LOWELL HISTORIC BOARD

PUBLIC HEARINGS

April 14, 2008 at 6:00 p.m.

MEMBERS PRESENT                                                                    OTHERS PRESENT

Peter Aucella, Vice Chairman                                                  Jeffrey J. Cook, Hellenic Housing LLC

Adam Baacke                                                                           Mark E. Goldman, 58 Oakland Street 

Taya Dixon                                                                               Louise Kondziolka, Hellenic Housing LLC   

Rachel Edlund                                                                           Frances Sagendorf, Hellenic Housing LLC

Richard Lockhart                                                                       Kim Zunino, Assistant Administrator   

Stephen Stowell, Administrator

1.   PUBLIC HEARINGS

A.     DLHD-08-47:  82-96 Lewis Street and 29-47 O’Brien Terrace

Two North Common Village housing structures (1939). Application for a Historic Permit for demolition and construction of landscaped area and associated parking.

The Vice Chairman read the published Public Hearing Notice and declared the Hearing open to those wishing to speak in favor of the application.

The Vice Chairman recognized architect Jeff Cook for Hellenic Housing Inc. Mr. Cook detailed the history of Holy Trinity Hellenic Church on Lewis Street, it being the first Byzantine religious structure for Greek Orthodox faith in North America.  The public housing structures surrounding the church, the North Common Village, was part of urban renewal that occurred in 1939.  Mr. Cook explained that the church currently has only six parking spaces and that they are in need of additional parking.  He noted that the three structures approved by the Board and erected at Fletcher and Adams Street in the Acre Neighborhood District are meant to replicate the 18 units of housing that would be lost in demolition.  It was noted that the two structures proposed for demolition are currently vacant and the tenants have been relocated.

Mr. Cook described the evolution of the design for the landscaped area and parking area.  The current plan is for 55 spaces with a landscaped area with a central structure.  He said that they would like to see the parking lot and landscaped area completed before the winter but that the structure would take longer due to the craftsmanship involved.

Mr. Cook presented granite samples for the Board to review.  He described the different finishes planned for the various parts of the structure.  The Administrator said that they have been discussing lighting elements of the structure which has no roof and is hollow on the top.

Having asked aloud 2 more times if anyone else wished to speak on behalf of the proponents and hearing no one, the Vice Chairman declared the Hearing closed to proponents and opened the Hearing to those who wished to speak in opposition.

Having asked aloud 3 times and hearing no one, the Vice Chairman declared the Hearing closed to opponents and opened the Hearing to comments or question from Board members and the staff.

      The Vice Chairman asked about the area around the structure.  Mr. Cook explained that there were steps around

the base of the monument with four entryways into the structure.  He then said that he is in discussion with the clients to have marble areas around the base and the paths would be flush cobblestones.

The Administrator explained that this structure was modeled after a similar Greek monument in Chicago and distributed a picture of that monument.

The Vice Chairman asked if the residents of these particular buildings to be demolished have been relocated to the new housing units in the Acre.  Frances Sagendorf, consultant for Hellenic Housing, Inc., explained that the residents were given the opportunity to choose which of the new units they would prefer.  Many of them chose the new units but others chose to move to other housing units.  Ms. Sagendorf explained that currently the two structures in question are vacant and have been for about a year.  The structures are boarded up but due to the use of steam heating the utilities have not been shut off.

The Vice Chairman informed the Board about the history of the project and the Board’s role in it.  He stated that the project first came in front of the Board for approval for the new housing units in the Acre.  The Vice Chairman said that the original proposal was to demolish two buildings along the canal but that National Park architect Chuck Parrott suggested demolishing the first structure and the one beside it to preserve the view from the canal.  The original plan was to have open space along the sidewalk from Broadway Street up to the church but this would have a detrimental effect along the edge of the canal.  The Vice Chairman explained that the Board pushed this plan in this direction.  Ms. Sagendorf explained that the original plan was greatly altered to conform to the concerns of the Board and NPS in design review.

The Vice Chairman asked if the Hellenic structure had handicapped access.  Mr. Cook explained that the entrances to the monument are flush with the ground and paths leading to the structure.

Mr. Lockhart commented that he would prefer to see more landscaping in the open asphalt areas.  Mr. Cook explained that they are still working on the details of the landscaping.  He explained that the monument is 18 feet, 6 inches tall, and the four trees planted next to the structure were going to be dogwood trees that would not compete with the height of the structure.

Mr. Baacke asked about the City-abandoned street segment and if it had happened.  Ms. Sagendorf said it was taken care of.  Mr. Baacke said that since the parking lot was over 14 spaces they would need Planning Board approval.  The Administrator stated that DPD Associate Planner Aaron Clausen had been involved in meetings with Hellenic Housing LLC regarding the proposed design.

Mr. Baacke expressed concern over the entrance to the lot behind the church which appeared to have paving right up to an existing building on the plan.  Mr. Cook explained that that paving currently exists.  Mr. Baacke asked if there was enough width to make the parking lot have two-way traffic.  Mr. Cook responded that there was not enough space.

Mr. Lockhart asked what the net increase in parking would be for the church.  Ms. Sagendorf explained that they currently have six spaces.  Mr. Lockhart asked if this would be enough parking for the church.  Mr. Cook said that they could use a 100 more spaces but this is better than what they have now.

Ms. Edlund voiced concern over the street edge which is less defined than before.  She asked the Vice Chairman about his thoughts on this issue, the feeling of Mr. Parrott in regards to the street edge, and if the Board should look at landscaping as an option.

The Vice Chairman asked about fencing that was discussed and the Administrator stated that the fence runs along the edge of the street.  Mr. Cook explained that the entire lot would be fenced and gated so it would be closed when the church is not open.  Ms. Sagendorf explained that this would prevent the lot from being used by others for their own purposes and to keep the spaces open for church services.

The Administrator stated that the concept for a landscaped square with a structural element came from Chuck Parrott from the National Park who strove to find a plan that would satisfy both the requirements of HUD and MHC.

The Vice Chairman stated that this plan is far advanced from the original plans for the site.  Ms. Sagendorf explained that the original plan for the landscaped structure was more of a gazebo, similar to the structure seen in Kittredge Park.  She explained that this current plan was the result of many meetings with the Administrator and Mr. Parrott, among others.

Ms. Edlund asked for a clarification of the various fencing heights on the site.  Mr. Cook verified that the four-foot fence would be facing the street edge and the eight-foot fence would be along the back of the site.  He stated that it would be a wrought-iron fence.

Mr. Baacke asked about the pathway to the housing development and if it was blocked.  The Administrator stated that only vehicular access was blocked, not pedestrian access.  Ms. Sagendorf explained that they have a service agreement with the Housing Authority for access when needed.

Motion by Mr. Lockhart, seconded by Mr. Baacke, to:

vote to issue the Historic Permit for the demolition of the two structures and construction of landscaped area and associated parking at 82-96 Lewis Street and 29-47 O’Brien Terrace in the Downtown Lowell Historic District conditional upon the following:

·         Submittal, review, and approval of final details related to all aspects of the site plan, landscaping, parking and other site features including, but not limited to, fencing/screening, site signage, lighting, planting schedule, and paving prior to commencement of individual work items;

·         Submittal, review, and approval of final details related to all aspects of the Hellenic memorial including, but not limited to, construction details, material and finish samples, lighting, and signage;

·         Compliance with all stipulations and conditions of existing HUD and MHC memorandums and agreements; and

·      Submittal, review, and approval of any scope of work alterations and final details prior to commencement

                 of individual work items.

Work is consistent with prior HUD and MHC documentation/MOAs and Sections 2.301 and 2.303 of the Downtown Lowell Historic District Design Review Standards.

      Unanimously approved, 5-0.

The Public Hearings were closed at 6:30 p.m.

ATTEST: ______________________________________________

                                                                                                      Kim M. Zunino, Assistant Administrator

ATTEST: ______________________________________________

                                                                                                         Stephen R. Stowell, Administrator

LOWELL HISTORIC BOARD

REGULAR MEETING

April 14, 2008 at 6:00 p.m.

MEMBERS PRESENT                                                                                OTHERS PRESENT

Peter Aucella, Vice Chairman                                                              Mark E. Goldman, 58 Oakland Street

Adam Baacke                                                                                       Kim Zunino, Assistant Administrator

Taya Dixon                                                                                           Stephen Stowell, Administrator

Rachel Edlund                                                                          

Richard Lockhart

2.   MINUTES

      Approval of the Minutes of August 13, September 10, October 9, November 13, and December 10, 2007.

      Motion by the Ms. Dixon, seconded by Ms. Edlund, to:

approve the Minutes of August 13, September 10, October 9, November 13, and December 10, 2007 as presented.

      Unanimously approved, 5-0.

3.   OTHER BUSINESS

      A.  Chapter 40R “Smart Growth” District – 31 Jackson Street/AHF

Mr. Baacke briefed the Board about Chapter 40R and the state government’s efforts to streamline a project’s permitting process for development.  He explained that a community could adopt the parameters set by the state and in exchange the state will make payment to the community for housing units permitted by zoning and a second payment for every house that is built.  Mr. Baacke stated that this would help good development occur where it should. 

Mr. Baacke said that this would be the case with the project proposed by Architectural Heritage Foundation on Jackson Street in the former Hamilton millyard.  Board staff has been providing design review for the project over the past several months.  The proposed Chapter 40R district would make the Historic Board the sole permitting authority for the project (with the exception of Conservation Commission) to make sure that it is consistent with the zoning standards as well as design review. 

The Administrator stated that AHF would be in front of the Board at a future date for the project at the Jackson Street buildings after the 40R district was established.

      B.      Enforcement/Violations Update

The Vice Chairman noted that there are violations of some importance on the list of violations.

The Administrator stated that there are many violations that were handled by the Assistant Administrator without having to send notices to the businesses.

The Vice Chairman asked about the powerhouse to the rear of Boott Mills.  The Administrator said that new pictures were being taken and that correspondence would be sent.

The Vice Chairman asked about the powerhouse at Massachusetts Mills along the Concord River and the status of the boarded windows.  The Administrator stated that he worked with Pat Nutter, formerly of Boott Hydro, several years ago to remove the deteriorated windows and he was in the process of determining ownership.

Mr. Baacke inquired as to how the violations were prioritized when determining how the letters were sent.  He stated that he felt the minimum maintenance issues in the city should be a higher priority than many signage issues. 

The minimum maintenance issues with several buildings on Middlesex Street were discussed and Mr. Baacke again emphasized the importance of dealing with minimum maintenance as a priority.

The Vice Chairman stated that at least one signage violation could be dealt with by the addition of approved signage.

The Vice Chairman asked about the progress on 305 Dutton Street. The Administrator has spoken with the developer about the windows, which have been delivered but not installed.  The Vice Chairman stated that this project needs to be completed and the Board should consider using what it can to make the project move along.

Mr. Baacke stated that he felt more personal communication by the staff with the violators would be helpful.

      The Board reviewed the violation report to determine which required votes to send Order for Compliance letters.

      Motion by Mr. Lockhart, seconded by Ms. Edlund, to:

            issue Order for Compliance letters to the owners of the damaged wall/fence screen at 148 Central Street.

      Unanimously approved, 5-0.

      Motion by Ms. Edlund, seconded by Ms. Dixon, to:

            issue an Order for Compliance to Café Aiello, 30 Gorham Street.

      Unanimously approved, 5-0.

      Motion by Mr. Lockhart, seconded by Ms. Edlund, to:

            issue an Order for Compliance to Harmon’s Paint & Wallpaper, 314 Market Street.

      Unanimously approved, 5-0.

The Board discussed the issue of sidewalk signs in the District.  Ms. Edlund stated that they should resume this discussion when Ms. Zacharer from the Chamber of Commerce is present.

Mr. Baacke noted that the Better Business consultant’s suggestions for better window design are identical to the Board’s standards.  Mr. Baacke suggested that we use that the Board’s advantage and work with Theresa Park to coordinate the efforts for downtown businesses.

The Vice Chairman said that he would like to see the Board’s newsletter published again and circulated to remind the businesses and residents about the Historic Board and its regulations and such.

      C.      Administrator’s Report

The Administrator stated the wood building at 493 Market Street had been demolished, and the owner is still interested in rehabbing the building located at 509 Market Street.  The owners discussed the possibility of erecting a new building at 493 Market Street.

The Administrator said that FY08 review and permitting continues to hold constant with FY07.  Work continues to be steady as many projects require post-permitting review and approval of design details, and materials while routine signage and maintenance applications continue to be submitted for review and approval.  The Administrator noted that there are also several projects in the Design Review stage that will need future public hearings.

The City Council authorized the disposition of 26-28 Lawrence Street at their October 30 meeting for the appraised value of $40,000.  The Request for Proposals for disposition of the property was issued and responses were due on 2/15/08.  Two responses were received and the Administrator will review them with Asset Manager Larry Bevere on April 15.

Doors Open Lowell will be held May 16-17 and planning is ongoing.  It is anticipated that 30 buildings will once again be on the roster along with an array of Doors Open “Xtra” events. 

The Letter of Intent for FY08 MHC Survey and Planning Grant funds was submitted on 12/14/07.  As previously noted, the submission was made to request funding of the Board’s Assistant Administrator position.  The Board was invited back to submit a full application but for a much lesser amount than originally expected.  The full application was submitted on March 5 for $25,000 which actually represents 1/3 of the money available in the entire grant program.  It is hoped that notification of grant award will be made soon.

MHC has responded favorably to the request and appears inclined to assist in funding the position with the grant match being the City’s funding of the remainder.  It is hoped that this effort will provide relief to the City for the short term until the City can fully fund the position as it has in the past and avoid the budget uncertainty that occurred last spring.

The Assistant Administrator presented the nomination for St. George’s Antiochian Church on Bowers Street at the Massachusetts Historical Commission’s monthly meeting in March where it was favorably received, voted upon, and submitted to the National Park Service in Washington for formal listing.

All needed Board member nominations and appointments have been completed.  Susan Zacherer (Greater Lowell Chamber of Commerce) and Rachel Edlund (Boston Society of Architects/AIA) were nominated by their respective agencies to new two-year terms (expiring 2/28/10), appointed by the City Manager, and confirmed by City Council on 3/4/07 and 3/11/07 respectively.  Jeffrey Harris (Department of Conservation & Recreation) was reappointed by the DCR Commissioner to a new two-year term expiring 2/28/10.  Adam Baacke’s new two-year term (expiring 2/28/10) took effect 3/1/08 as by statute the position is automatically on the Board.

The Administrator and Chris Briggs at the National Park completed and submitted a National Trust for Historic Preservation Honor Award application for partnerships, touting 30 years of preservation and the anniversary of Lowell National Historical Park.

      The Administrator attended the meeting of the Massachusetts Preservation Coalition on March 13.

The Assistant Administrator attended the Traditional Building Exhibition and Conference March 12-15 in Boston.

The Assistant Administrator attended a training session on Massachusetts Historical Commission historic resource survey forms and methodology on April 10 in Topsfield.

The Board’s next meeting is scheduled for Monday, May 12, 2008 at 6:00 p.m. in the Pollard Memorial Library Meeting Room. 

4.      ADJOURNMENT

      Motion by Mr. Baacke, seconded by Mr. Lockhart, to:

adjourn the meeting at 7:50 p.m.

      Unanimously approved, 5-0.

ATTEST: ______________________________________________

                                                                                                    Kim M. Zunino, Assistant Administrator

ATTEST: ______________________________________________

                                                                                                        Stephen R. Stowell, Administrator