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HomeMy WebLinkAbout2020-10-22 Historical Commission Minutes R�GEIVEU Town ofReading TOWN CLERK Meeting Minutes _ 0 291 N09 23 AM 9: 48 Board - committee - commission - council: Historical Commission Date: 2020-10-22 Time: 7:00 PM Building: Location: Address: Session: Open Session Purpose: Version: Final Attendees: Members- Present: Virginia Adams, Associate (VA) Jonathan Barnes, Chair (JEB) Samantha Couture, Member (SC) Pino D'Orazio, Associate (PD) Amelia Devin Freedman, Secretary (ADF) Sharlene Reynolds Santo, Member (SRS) Jack Williams, Treasurer (JW) Members- Not Present: Ron Weston, Associate Others Present: Everett Blodgett (EB) Alex DeNucci John Fernandes (JF) Chris Latham (CL) Robert Littleton (RL) Guy Manganiello (GM) Julie Mercier (JM) Rob Paccione (RP) Brad Schoonmaker (BS) Minutes Respectfully Submitted By: Amelia Devin Freedman Topics of Discussion: JEB called the meeting to order at 7:02 PM. JM helped SC establish herself as the host of the meeting. JM said she was available by text if there were any technical problems with the call, and then she left the meeting. SC described the rules for the Zoom meeting. She advised attendees that the meeting was being recorded and that it might be live streamed by RCN, either on television or YouTube. 186 Summer Avenue: JEB welcomed the project team and asked them to give an update on their current plans. He also asked them to explain why no work is currently underway. Given that the historic house and barn have now been empty for at least four years, he said that the RHC and the Historic District Commission (HDC) are concerned about the buildings' current physical condition. RL, the director of the project, said he was happy to give an update. He said that the pandemic has threatened the project's financial viability, like many other projects in the Page 1 1 r Town of Reading 0b �b Meeting Minutes human services sector and the numbers Criterion was relying on for its project have been rendered obsolete. Criterion has proceeded with multiple rounds of bidding in an effort to see if the project's costs can be accommodated. RL said that following a round of bidding last fall before the pandemic they came close, but arrangements ultimately fell through. Criterion is now collecting new bids from contractors, which are due within 60-90 days. After those bids come in, RL expects construction to begin in the reasonably near future. VA asked if the project team has been monitoring the buildings' condition. She said she was concerned the buildings would be subject to "demolition by neglect." RL said that the barn was in marginal condition when Criterion bought it, and the roof of the house is in tough shape; but he said his team has made"regular and routine"visits to the property to assess the condition of both it the barn and the house. He said that Criterion has made repairs in the thousands of dollars due to water and other damage to the buildings based on those visits, and will continue to do so. JEB said that the RHC would like to reschedule the site visit that had been planned for April and postponed because of the pandemic. He mentioned that the pergola on the front of the house has been propped up but not repaired. RL said that he wasn't aware the pergola needed repair, and that he routinely authorizes his team's repair requests. SC asked how the agreement between Criterion and the HDC factored into the current discussion. JEB said his understanding was as follows: the HDC certificates, issued in January 2016, state that all work must be finished within two years of the first applicable building permit; the first permit was issued in June 2019, so the work must be finished by June 2021; Criterion does not currently have a valid building permit, since the June 2019 permit has expired and has not been renewed; if the work is not completed by June 2021, Criterion will need to seek an extension from the HDC; the Preservation Restriction Agreement (PRA), which includes the RHC as signatories, has no expiration date and its obligations stand in perpetuity. IF, the attorney for the project, said that he was not prepared to discuss timelines tonight. He said that his silence on the timelines should not be understood to be an acquiescence to )EB's understanding of the PRA, the HDC's certificates and the Town's building permits. JEB said he understood that. JEB thanked the Criterion team for attending and providing information. He said he understands that the delays RL described are pandemic related and hopes that conditions will allow forward motion soon. RL said he wants to cooperate with the RHC and that he "intends for the project to be successful." JEB asked RL and his team to keep the RHC informed about the new bids that are in progress. He said that he would follow up to reschedule the site visit. RL, IF, and Alex DeNucci left the meeting. After the Criterion team left, JEB asked the RHC if they'd like to reschedule the site visit at this time. )W, SC, and SRS said no. SC suggested waiting until after Criterion has received its bids. JEB said that he was glad to hear the applicants say that they have made repairs to the house and barn. VA suggested that the RHC ask to Criterion to send written reports of their routine visits and the resulting repairs. ADF said she thought that the RHC should also formally request that Criterion repair the pergola. JEB will follow up on both suggestions. Page 1 2 Town of Reading 0 Meeting Minutes EB said he has not seen evidence of any repairs and does not anticipate any progress by June 2021, which will mean they have to seek new bids and new permits. JW said the RHC and HDC should be prepared for the project to fail because of the financial issues, and for the property to be sold again. ASF asked EB to confirm that he will stay with the project after he stops being chair of the HDC next month. EB confirmed that he would; JEB said that the RHC will stay with it, too. EB left the meeting. Utility Box Vinyl Wrap Art Project: JEB gave an update on the status of the project. Two of the four planned boxes are completed, and the other two will be finished tomorrow. Finances: JW said that the Commission needs to authorize the payments for the Utility Box Vinyl Wrap Art Project, namely, a $2000 initial payment and another $2000 at completion. The first payment can come from grant money that the RHC received. There is also $1300 left over from last year's budget that can be used. The balance, $690, could come from either this year's RHC operating budget or from the RHC's trust. SRS suggested it come from the 2020-2021 operating budget. Motion: That (1) the Commission approve an initial payment of $2000 to Franklin Marval for his work on the Utility Box Vinyl Wrap Art Project, (2) that the Commission approve an additional payment of $2000 balance due on completion of the project, and (3) that the funds for these payments come from the grant money received for the project, the encumbered $1300 from last year's budget and the Commission's operating budget. Motion JEB, second JW; Vote 5-0-0. 531 Main Street: RP, the architect, reported that he has had to remove the planned exterior display window to comply with the CPDC's latest request to reduce the height of the building. In his most recent plans, which will go before the CPDC on November 2, the only exterior historical element that remains from the earlier plans is that the building will be branded "The Chronicle." On the interior, the following are still planned: written information about the history of the building; photographic reproductions of selected Chronicle front pages that covered important historical events; physical objects related to the newspaper, like typewriters, with which people can interact. CL, the attorney for the project, asked the Commission to comment on the plans as described. JEB said that, while the plans cannot replace what will be demolished, he's gratified that the project team is retaining some historical elements. He said he could not comment on whether the Commission would impose a demolition delay once the demolition permit is requested, but that an early release of the demolition delay might be possible if the parties can agree on what design references to the historical structure will be present in the new structure. Furthermore, he would like the RHC to have input into what the displays in the lobby will look like. SC asked if the interior historical displays would be accessible to the public, instead of just to the building's residents. RP said he hadn't considered that option and would need to look into whether he could make that work; one of the concerns is securing the elevator to the residential units for residents only. SC said she would prefer the interior historical materials being accessible to the public. JW suggested putting some of them in the windows of the lobby. If such windows were lit, he said, then pedestrians could look in from the exterior and see the exhibits. JW concluded Page 1 3 Town of Reading 0 Meeting Minutes that this would draw pedestrians near the building and help reanimate this portion of Main Street. JEB reiterated that a written agreement about these issues between the project team and the RHC could result in an early release of any demolition delay. VA agreed. There was some discussion regarding a need for a written agreement. JEB reminded members that there have been two instances in which the RHC tried to negotiated concessions with a project team seeking a demolition permit in return for an early release of the demolition delay. In neither of these cases was there a written agreement, however, and the developers in these cases ultimately declined to uphold their sides of the bargain. In addition, JEB noted the Demolition Delay Bylaw at Section 7.2.6.3 requires that to be valid an early release agreement with an owner must be in writing. He said that is why he felt a written agreement was necessary here. VA agreed that having an enforceable, written agreement is the best way for the RHC to be able to influence the design of the new building. CL asked if it were possible to begin the negotiation of this agreement now. JEB said yes, in an informal way. He offered to share an example of a draft early release document, if the project team would find it helpful. CL said that he would appreciate seeing the draft, since it would help the team meet the RHC's expectations. JEB will follow up with CL. )EB asked RHC members to consider attending the CPDC's November 2 meeting, in which this project will be discussed. CL and RP left the meeting. 409 Grove Street: BS, the owner, said that he needs to repair the roof of his historic home, which has a deed restriction, in the near future. JEB said that the roof is covered by the deed restriction. BS said he was aware that he needs to use wood shake when he repairs the roof. He has already identified a few roofers who can do the job. He said that he and his wife want to uphold the historic integrity of their home, where they expect to live long term. VA said she was not sure if the RHC will need to insist on wood shakes and suggested that the deed restriction be reviewed. JEB said that the deed restriction requires the owner to seek advance approval from the RHC for major repairs, such as a large-scale roofing replacement, but not minor ones. VA noted asphalt shingles were on the house when it was moved to its present location in 1998, and that the wood shingles were added after that. JEB asked what material was used when the house was built, circa 1709. VA said that would be an issue to consider when BS seeks formal approval to repair the roof. VA asked BS where the Building Inspector stands on wood shakes. BS reported that he said wood would cost more but would last longer. BS said that he would be in touch when he was ready to repair the roof. BS left the meeting. Page 1 4 Town of Reading 0 Meeting Minutes 16 Eaton Street: JEB welcomed the developer, GM. He invited GM to present his current plans for the proposed house with which the owners will replace their historic home at the end of the demolition delay. He reminded GM that the RHC has the authority to lift the demolition delay early if the Commission is satisfied with the proposal for the new construction and a written agreement with the owner is obtained. GM presented the new proposal, which included 3D renderings. JEB said that he did not see many changes from the last proposal. ADF asked GM to point out where the new plans contain design echoes, specifically the distinctive gables of the historic building. GM said the echo is in the farmer's porch; the owners decided not to replicate the gables. JEB said he would like to see more detail on what the gables and eaves will look like. VA asked what the porch railings and spindles would look like. SC asked what the windows would look like; SC asked would they be casement windows. GM said yes, and VA said that was"disappointing." GM said that the design decisions thus far have been based on the owners' preferences, but that he would bring these issues back to them. JEB repeated that plan for the new house should contain as many details as possible, so that the RHC can consider removing the demolition delay early. He said the Commission welcomes a continuing dialogue with the project team, and that he would set aside time on next month's agenda for continued discussion. GM left the meeting. After GM left the meeting, JW asked if the Commission was trying to force the developer to replicate the building he wants to tear down. JEB said no, but that he thinks the RHC's task is to influence what will go up in its place. ADF asked what JW thought the Commission's role should be. JW said he thought the RHC should exercise design control over the new structure rather than historical control. JEB disagreed, saying that the mission of the RHC is to preserve the Town's historical assets. SC and SRS agreed. Although he agreed with JW that there should be a commission whose job is to elevate the design of new buildings in Town, he didn't think that the RHC is that. He said that the RHC should use the demolition delay period to persuade the owners not to demolish, but that effort would likely be unsuccessful; thus, the Commission tries to persuade applicants to retain aspects of the historical structure in the new structure, or at a minimum to reflect complementary historical characteristics. Scenic Road Bylaw and Verizon / RMLD Plan: JEB told members that Verizon wants to erect a utility pole on the corner of South Street and Pine Ridge Road. He explained that South Street is a designated "Scenic Road." As such, the proposed pole would be under CPDC's oversight per the Scenic Road Bylaw; the RHC, however, has the responsibility to advise the CPDC about (1) designating a "scenic road," and (2) projects proposed for roads that have been designated "scenic." The proposed pole will be discussed at the November 2 meeting of the CPDC. Prior to that hearing, JEB asked members to visit the location so that the RHC can make a recommendation. SC pulled up the location on Google Street view, so that the group could discuss preliminary impressions. JW said he thought the large tree currently growing there would have to come down if the pole is installed; VA agreed. JEB said he thought a pole in the location would impair the scenic area and the adverse impacts of its installation should be mitigated by CPDC per CPDC's Scenic Road Regulations. Page 1 5 Town of Reading ` Meeting Minutes Motion:That the RHC opposes Verizon's proposal to install a utility pole with any auxiliary components at the corner of Summer Avenue South Street and Pine Ridge Road, where its placement would adversely impact the scenic features and scenic value in that section of South Street; JW motion, JEB second; vote 4-1-0. SRS left the meeting at 10:00 PM. Ian O'Leary History Document: JEB circulated a report on 482 Franklin Street, written by owner Ian O'Leary, in advance. JEB and VA remarked upon the high quality of the historical work. JEB reported that Mr. O'Leary would be willing to speak about the process by which he researched and put together the report. JEB suggested the RHC invite him to a future meeting to do so. SC suggested that Mr. O'Leary also present his work at the Town library. JEB will follow up with Mr. O'Leary on both suggestions. Archive Policy review: Given the late hour, VA suggested that this topic be deferred to the November meeting. SC asked members to send her their written suggestions, which she will incorporate into the draft and circulate in advance. Depot Bike Shelter: JEB reported having spoken to Julie Mercier, who said a new location, on the westbound side of the tracks in the Depot parking lot, is under consideration. It's located in a small minimally landscaped area in front of the raised passenger platform. MHC Preservation Grant Program letter: JEB reported that the RHC received a letter about this year's Massachusetts Preservation Projects Fund; this is a 50/50 grant, in which funds from the State are matched by local historical commissions. The deadline is November 16. JEB said that he did not think the RHC should pursue the grant at this time, but that members should give it some thought. RHC Membership/Officers: JEB reminded the group that his position as chair has expired and asked if anyone is interested in assuming it. SC said that she is able to do so in January. Motion: That SC take over as RHC chair, effective in January 2021. JEB motion, ADF second; vote 4-0-0. New Business: VA said she'd heard from Anne Mark, who has a 1970-era slide show on the Town's first recycling center, which she would like to donate to the Archives. VA asked what members thought about the offer. JEB asked if the material would be maintained physically or digitally. SC suggested both, and that the RHC accept the material on a contingency basis. VA said she was unsure if the slide show has any text to accompany the slides. She suggested that the RHC take the material, which could be offered to other entities or discarded if it doesn't fit the needs of the Archives. Motion:That the RHC accept the slide show in question from Anne Mark for inspection and evaluate whether the material is appropriate for the Town Archives. ]EB motion, SC second; vote 4-0-0. Review 9/17/2020 Minutes: Motion: To accept the September minutes as amended. JW Motion, JEB second; vote 4-0- 0. Page 1 6 Town of Reading 0 Meeting Minutes Next Meeting Date: November 19 at 7 PM Adjournment: ]EB motion, SC second; vote 4-0-0. The meeting adjourned at 10:31 PM. Page 1 7