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HomeMy WebLinkAbout2003-05-22 Historical Commission MinutesReading Historical Commission Minutes May 22, 2003 Attending: Virginia Adams Mark Cardono - Secretary Pat Greichen Lt. Col. Wilbar Hoxie Clay Jones Sally Hilgendorff List Sharlene Reynolds Santo Roberta Sullivan Callao Order: 7:10 PM CL ASS. "I'u.a - 2- A 49 High School - Review of letter regarding historical or architectural significance of the High School Virginia made a motion to approve the sending of the letter, dated May 22, 2003, to Mr. Hoffses that states `The Reading Historical Commission is not aware of any historical or architectural significance of the high school at this time' (see attached). Mark seconded the motion. Vote: 5-0-0 Town Common - Discussion of a request for Eric's Greenhouse to plant a garden on the Town Common. Virginia made a motion to disapprove the request of Eric's Greenhouse to plant a garden on the Town Common, which is protected as a green space. Mark seconded the motion. Vote: 5-0-0 Clay. Jones stepped out of room. 456 Haverhill Street - Discussion of scheduled meeting at 9:30 AM on Friday May 23, 2003. There will only be three members in attendance. Adjourned 7:30 PM Proposed Demolition at 456 Haverhill Street Reading, MA 01867 Dean Whitehouse and Lucie Draper ("Owners"), owners of the house and property located at 456 Haverhill St., Reading, MA 01867 ("Property"), propose to demolish certain structures located on the Property. The Owners propose demolishing two structures located on the Property: the barn and an extension that consists of an Ell and shed. 1. Current Location and Condition of the Barn and Extension. The barn is a two-story post and beam wooden structure located behind the main house in the northwest corner of the Property. Materials include partial post and Beam frame with additional 2x4 `stick' framing, sheet rock, fiberglass insulation and lighting fixtures. The Barn is approximately 30 ft. x 20 ft. The extension is made up of two structures attached at an unknown time in the past. The first structure is a one and 1/z story post and beam Ell. The frame is partially post and beam, with the rest of the framing unknown (possibly `stick'). Materials include wood, sheetrock, and glass. The Ell is approximately 13 ft x 13 ft with ceiling heights ranging from 7 ft. to 14 ft. The second structure in the extension is a one and 1/2 story shed. The shed consists of 2x4 `stick' framing with windows and various wood composite materials. The shed is approximately 13 ft. x 10 ft. 2. Reasons for the proposed demolition, and the intended reuse. A. Barn The original barn was left open to the elements for well over 150 years. As a result, the barn is in extremely poor structural condition. There is no substructure and no foundation. On at least three sides of the original structure there is no sill remaining. On two sides (east and south) the bam wall rests on dirt, the third side (North) rest on poured concrete. The posts at every visible location have been removed from the ground up to a height of approximately six (6) feet. The missing posts have been replaced by lally columns or unmortered stacked concrete block. Many areas of the south wall at ground level are open to the elements allowing wildlife open access. The garage area is open to the weather. The roof overhang at the garage is in poor condition and may be at risk of collapsing off the building. Excerpt from the inspectors' report "This overhang appears to have been built by a amateur. It is poorly attached to the building and its weight is not supported by columns. The roof surface undulates and appears to be poorly framed on more than 16" centers. This over hang needs immediate examination and reinforcing by a reputable contractor". "Most of the building weight is carried on dry laid concrete blocks that appear to be stacked on rocks." Extensive and poorly performed renovations have been initiated over the last ten (10) years, to such an extent that very little of the original structure remains. The original shingle siding and roof have been replaced with new clapboard and sheathing. The original structure had few if any windows and there are now more than twenty (20) modern windows installed. Essentially, the only part of the original barn that remains is the post and beam structure on the second floor level, everything else is new material and of no historical significance. The barn represents an Attractive Nuisance to the neighborhood and, therefore, a safety liability risk to the Owners and a danger to the Owners' children. Loosely stacked concrete blocks could be pushed over or knocked out most likely resulting in collapse of the entire barn. In addition, large glass panels are attached with electrical tape to temporary plywood walls and these are not shatter resistant and would break in large pieces (rather than pebble-like pieces as compliant tempered glass would) The Owners question the historical significance of a structure that bears no resemblance to the original, has been extensively (and poorly) renovated using modern materials to replace over 80% of the structure, serves no functional purpose to the Owners and is a potential hazard to the community. The Owners have pursued several alternatives to demolition since purchasing the house in January 2003 with the intent of restoring the barn. The Owners have met on several occasions with four (4) contractors specialized in renovations and restorations, all of whom after extensive examination of the barn, stated that in their professional opinion, restoration of the structure would be cost prohibitive and unjustified because the structure had lost its authenticity and value (see attached letter from Colonial Restorations). Currently there is no planned reuse. B. Extension The extension on the original house can be broken down into two structures: an Ell structure and a shed of unknown age that was attached at a later date. The Ell rests on fieldstone with a crawl space of approximately six inches to one foot deep (6" - I'). The south side of the Ell has been replaced entirely with safety glass. The floor of the Ell slopes severely and, like the barn, many of the original posts have been removed from the ground to a height of approximately six feet (6') due to damage caused by exposure to the elements and/or prior insect infestations and decay. The remaining post and beam structure is of questionable structural stability given apparent settling and the fact that many of the beams are no longer straight and do not properly join to posts. The shed area rests on concrete block and has a crawl space of approximately six inches to one foot deep (6" - 1'). The shed is a stick frame structure with a half attic. The roofline of the Ell and shed are not of the same pitch and were never properly joined. As a result of the improper joining of the shed roof to the Ell squirrels have been nesting in the attic area of the shed for an unknown number of years. The previous owner baited the attic with rat poison that the Owners believe (based on an unpleasant strong smell) has resulted in any number of dead and/or decaying squirrels in the shed attic. The shed is of absolutely no architectural historical significance. The Owners would like to build a new extension more in keeping with the contextual layout of the main house. Since the main house has only a half basement, and the current kitchen has only a shallow 6" to I' crawl space it is difficult to perform any plumbing or electrical work. In addition, as a result of a dormer that was built over the Kitchen in order to build two bathrooms, the Kitchen ceiling is approximately 6'6" high. The Owners would like to build a proper foundation where the Ell and shed now exist so that a new kitchen and bath can be built with proper plumbing and electrical service. Conclusion The Owners purchased the house because of their appreciation of older homes and the desire to restore as much as possible. Many renovations have only recently been completed which detract from the original style and beauty of the house. One whole side of the Ell has been replaced with glass and much of the north side of the house has been dormered. The dormered area includes casement windows, modern track lighting and skylights. In building the new addition, the Owners would like to save as much wood as is possible from what remains of the post and beam structure in both the barn and the Ell and incorporate it into the design. The Owners do not plan to "recreate" the past, rather the intent is to build an addition that offers a natural flow with the historical significance of the main house and fits with the style and architecture of the late colonial period in which the house was built. Andrews Inspection Associates, Inc. 508 358 4944 Garage Area: The garage area is open to the weather. The roof over hang at the garage is in poor condition and may be at risk of collapsing off the building. This overhang appears to have been built by a amateur. It is poorly attached to the building and its weight is not supported by columns. The roof surface undulates and appears to be poorly framed on more than 16" centers. This over hang needs immediate examination and reinforcing by a reputable contractor. The garage ceiling and walls need to be closed in where they are open to the weather. Heat: The electric baseboard heater in the second floor front room does not work. Others were in working condition at the time of the inspection. Some were concealed behind furnishings and material that could not be access nor inspected. The front room does not appear to be heated. Electrical System: The electric service cable from the house to the barn needs to be examined by a licensed electrician as it does not appear to be compliant. The visible wiring in the barn appears be installed by a amateur and also needs to be examined by a licensed electrician and made compliant to prevent a fire hazard and shock hazard. Plumbing and Drain, Waste, and Vent System: There is a roughed in bathroom in the barn and an installed sink. However there is no visible water supplies or sewer connection in the barn. 31 Waltham Road, Wayland, Massachusetts 01778-1312 Page 16 Andrews Inspection Associates, Inc. 508 358 4944 Frame: The roof frame is in poor condition needing repair or reinforcing where roof framing members have been cut off. The columns, in the garage area are in poor condition, needing to be properly supported on permanent piers that extend below the frost line. Most of the building weight is carried on dry laid concrete blocks that appear to be stacked on rocks. It should be determine if those rocks actually extend down below the frost line. Otherwise the building is going to be moved (lifted or lowered) by the freezing and thawing of the soil under the piers. We did not determine if this building has been treated for wood boring insects and suggest you ask the owners if it has been treated. If it has, ask for receipts or evidence of that treatment and continue that treatment program. During renovations or repairs you may discover decay or wood boring insect infestations or damage that was not visible during this inspection without dismantling the building. Insulation: The entire building is not insulated and there will be substantial heat losses. The exposed and falling insulation needs to be replace in the garage area. The amount and type of insulation (if any) in the walls and ceilings was not viewable and therefore not determined. Windows: The skylight on the front lower roof is in poor condition where it was not installed properly. You may find this skylight leaks. The other skylights appear to be in satisfactory condition. No evidence of leaking around the skylights was noted. The large windows are poorly installed. You need to determine if they are made of compliant tempered glass. Otherwise they are a safety risk. 31 Waltham Road, Wayland, Massachusetts 01778-1312 Page 17 Andrews Inspection Associates, Inc. 508 358 4944 Floors: The opening to the stair way at the second floor front room is a personal injury liability risk that needs to be immediately closed off. The second floor stairway does not appear to be compliant and as such may become a personal injury liability risk. The floors in the barn undulate or are not level. The inspector uses his best efforts to give you his honest and unbiased good faith opinion based solely upon his visual inspection. He does no destructive testing, dismantling of anything including equipment, moving furniture, carpets, or personal property nor does he enter dangerous or inaccessible areas. There are limitations to the inspection due to limited or no visibility into such places as crawl spaces, attics and such things as furnace heat exchangers, insulated glass, and shower pans where their condition can change between the time of the inspection and the closing. If you were present at the inspection, you had the benefit of our verbal comments which aid in the interpretation of this report. If you were not present, you should find the report self explanatory. If you have any questions, please feel free to call the inspector so he can answer them for you. Respectfully Submitted, Roger E. Andrews 31 Waltham Road, Wayland, Massachusetts 01778-1312 Page 18 Reading Historical Commission Minutes May 22, 2003 Attending: Virginia Adams Mark Cardono - Secretary Pat Greichen Lt. Col. Wilbar Hoxie Clay Jones Call to Order: 7:10 PM Sally List Hilgendorff Sharlene Reynolds Santo Roberta Sullivan SS. 3 juN i High School - Review of letter regarding historical or architectural significance of the High School. Virginia made a motion to approve the sending of the letter, dated May 22, 2003, to Mr. Hoffses that states `The Reading Historical Commission is not aware of any historical or architectural significance of the high school at this time' (see attached). Mark seconded the motion. Vote: 5-0-0 Town Common - Discussion of a request for Eric's Greenhouse to plant a garden in the town common. Virginia made a motion to disapprove the request of Eric's Greenhouse to plant a garden on the town common, which is protected as a green space. Mark seconded the motion. Vote: 5-0-0 456 Clay Jones stepped out of room. Haverhill Street - Discussion of scheduled meeting at 9:30 AM on May 23, 2003. There will only be three members in attendance. Friday Adjourned 7:30 PM Town of Reading 16 Lowell Street Reading, MA 01867-2683 HISTORICAL COMMISSION (781) 942-9010 Fax (781) 942-9070 May 22, 2003 Mr. Keith Hoffses AIA DESIGN PARTNERSHIP OF CAMBRIDGE 500 Rutherford Avenue Charlestown, MA 02129 Re: Additions and Renovations to the Reading Memorial HS Dear Mr. Hoffses: We are not presently aware of any historically or culturally significant features of the Reading High School building or site that would preclude development of the additions and renovations for this project as approved by Town Meeting. Therefore, we approve the site for High School additions and renovations as presented to and approved by the Town. In the event that the current design fails to proceed, then the Commission would re- evaluate its position prior to any future proposals. Sincerely, Clayton Jones, Chairman Reading Historical Commission