Historic Board

LOWELL HISTORIC BOARD MINUTES Mayor’s Reception Room, Lowell City Hall December 11, 2023 at 6:00 p.m. Note: These minutes are not completed verbatim. For further detail, contact the Lowell Historic Board, Lowell City Hall, Room 51, 375 Merrimack Street or refer to video recordings available online at www.LTC.org. Members Present: Jeffrey Harris, Chair; Yovani Baez‐Rose, Troy Depeiza, Aurora Erickson, Gray Fitzsimons, Kerry Regan Jenness, George Villaras Members Absent: Deborah Belanger, Richard Lockhart Others Present: Stephen Stowell, Administrator The following represents the actions taken by the Historic Board at the 12/11/2023 meeting. Chair Harris called the meeting to order at 6:05 p.m. The Chair welcomed new Board member Gray Fitzsimons, representing the Lowell National Historical Park, who will serve the remainder of Lisa Cassidy’s term. 1. PUBLIC HEARINGS A. DLHD‐24‐01: 17 Rock Street Application for a Historic Permit by Dimitrios Zorbas for demolition of a ca. 1950s warehouse and construction of one nine‐unit three‐story residential structure pursuant to the Lowell Historic District Act (Chapter 566, Acts of 1983). On Behalf: John Geary, Geary & Geary LLP Dimitrios (Jim) Zorbas, 17 Rock Street J. Geary introduced the proposed project and presented the design concept and plans. Speaking in Favor: None Speaking in Opposition: None LOWELL HISTORIC BOARD Page 2 12/11/23 MINUTES Discussion: G. Villaras inquired about exterior lighting and mechanical systems for the building. J. Zorbas said that the condensers would be on roof while each unit would have an entry light and perhaps a recessed light above the garage doors. K. Jenness complimented the plans and noted the project will provide much needed housing in Lowell. She asked if there was the ability to add street trees or other landscaping along the sidewalk. J. Geary noted there would not be room for street trees but there are planters proposed in the plans that would provide some greenery. K. Jenness said that the District’s standards note that shade trees are preferred but given space constraints, even some shrubbery would provide some relief. J. Geary said that they would work with their landscape designer to explore options. T. Depeiza said that the scale, articulation, and materials of the design was well done and that the introduction of some additional greenery would be ideal as would be some delineation between the sidewalk and the driveway paving. He understood that space was at a premium but overall felt that the project will greatly enhance the area. G. Fitzsimons inquired about the rear of the property and the green space shown. J. Geary said that grass would be planted but again, there are space constraints to the rear but will consult with the landscape designer on any additional plantings. Y. Baez‐Rose asked about the frontage as there appears to be one, long curb cut across the entirety of the building. J. Zorbas said the frontage is approximately 120 to 130 feet. Y. Baez‐Rose said that the addition of any new housing in the city is an added benefit and the project will improve the appearance of Rock Street. She noted that the lack of sidewalks and pedestrians interacting with tenant vehicles could be an issue given the length of the curb cut. Y. Baez‐Rose inquired about the left edge of the building, if there was a buffer there between the new construction and the adjoining property. J. Geary said that there is a paper street in that location that has not been abandoned. J. Zorbas said that they will address that edge through landscaping and/or fencing. He also said that there will be public access across the entire frontage along Rock Street. The Chair shared Y. Baez‐Rose’s concerns regarding pedestrians and vehicles along the Rock Street frontage. He said he appreciated the applicant working with the Administrator on refining the design in terms of materials and other features, creating variation within the façade so that it isn’t monotone. J. Geary noted that it is always a pleasure to work with the Administrator due to his professionalism and responsiveness. The Administrator said that National Park historical architect David Lieb also provided comments on the design but that credit should be given to the development team as from the start, there was not much to address from a design perspective. LOWELL HISTORIC BOARD Page 3 12/11/23 MINUTES Motion: By K. Jenness, seconded by G. Villaras, to: Vote to issue the Historic Permit for the demolition of the existing structure and construction one nine‐unit residential building at 17 Rock Street in the Acre Neighborhood District conditional upon the following: 1. Submittal, review, and approval of final design and construction details including, but not limited to specifications for door and window systems, deck railings/post system, and paint color prior to commencement of work. Material and color samples will be required for siding, windows, doors and metal; 2. Cementitious siding and PVC trim to have smooth (not raised grain) surface. Sample of final selection (including colors) to be submitted for review and approval prior to purchase and installation; 3. Submittal, review, and approval of final details related to the site plan including, but not limited to, planting plan/schedule, fencing, paving, dumpsters/screens, building/site lighting, and other site features prior to commencement of work; and 4. Submittal, review, and approval of any scope of work alterations and final details including, but not limited to, mechanical equipment and signage prior to commencement of individual work items. Work is consistent with Sections 3.1 and 3.2 of the Design Review Standards for the Acre Neighborhood District. Unanimously approved, 7‐0. B. DLHD‐24‐29: 150 Middlesex Street The Greek Revival and Queen Anne style Hamilton and Appleton Corporation School (1829/1882) designed by Ithemar Beard and Frederick Stickney. Application for a Historic Permit by Julio Rodriguez for exterior rehabilitation pursuant to the Lowell Historic District Act (Chapter 566, Acts of 1983). On Behalf: Jim Jozokos, Jozokos Architecture Julio Rodriguez, 150 Middlesex Street J. Jozokos introduced the proposed project and provided background on the design plans. Speaking in Favor: None Speaking in Opposition: None LOWELL HISTORIC BOARD Page 4 12/11/23 MINUTES T. Depeiza asked about the configuration of the window patterns, that they are different between the first and second floors on the longer elevation to the rear. The Chair noted that the windows are proposed to be 6/6 on the second floor and 12/12 on the first floor. The Administrator said that the window pattern is based upon surviving historic sash. J. Rodriguez noted that the height of the windows in the rear was based upon keeping students from being able to look outside during class. Y. Baez‐Rose observed that a lot of projects have been taking place along Middlesex Street and that it was good to see this before the Board. She asked if the units were proposed to be rental and the applicant confirmed that they will be. K. Jenness asked where the mechanical units were going to be located. J. Rodriguez said they would be located in an area to the rear on the ground and would not be visible. K. Jenness thanked the applicant for their answers and said that the project was beautiful. G. Villaras inquired about metal grates on some of the front windows there presently. J. Jozokos said that they will be removed when the project is completed. The Chair asked about areas of slate roofs including a vertical red slate detail on the right side and what is proposed for roofing. J. Jozokos said that it will be repaired. G. Fitzsimons asked if any thought had been given to historic displays in the lobby of the building. J. Rodriguez said that he plans to install historic images in the lobby. The Administrator said that one of the Board’s historic district building markers is also planned for the exterior of the building. The Chair asked about the cupola and if it was used for venting. The Administrator confirmed this and J. Rodriguez said that it would be used for venting again, using Azek to trim out and create the louvers. The Chair concurred with the use of synthetic materials in this location due to the maintenance challenges, as well as the material being indistinguishable from natural material, at that height. The Chair noted he was pleased to see this project getting underway along with the others the Board has approved recently at 140 and 160 Middlesex streets. Motion: By G. Villaras, seconded by T. Depeiza, to: Vote to issue the Historic Permit for the exterior rehabilitation of 150 Middlesex Street in the Downtown Lowell Historic District conditional upon the following: 1. Submittal, review, and approval of final details related to all aspects of the replica window scope of work including, but not limited to, paint color, any proposed interior screen systems (no exterior screens permitted; dark frames on interior screens), glass, and blinds (dark color) prior to commencement of individual work items. No build out of existing window frames is allowed, nor is LOWELL HISTORIC BOARD Page 5 12/11/23 MINUTES wrapping of any elements (all existing window elements to be removed so that new units fit within dimensions of masonry openings); 2. Submittal, review, and approval of material and color samples for any masonry repair/ reconstruction, repointing, metal work, wood, and paint. On‐site cleaning, mortar, masonry, metal, and paint samples will be required for review and approval prior to commencement of work; and 3. Submittal, review, and approval of any scope of work alterations and final design/construction details including, but not limited to, all roofing, doors (including front entry replica doors), mechanical equipment, light fixtures, site work/landscaping, and signage prior to commencement of individual work items. Work is consistent with Sections 2.301, 2.31, and 2.32 and 3.2 of the Design Review Standards for the Downtown Lowell Historic District. Unanimously approved, 7‐0. 2. OTHER BUSINESS A. Enforcement/Violations Update Non‐conforming signage continues to be addressed with only a scattered number of lit signs being the primary issue. All continue to be addressed via personal visits that also include distribution of the Board’s custom open/closed signs and offers of sign grants. With regard to the Board’s enforcement action at the Saab Building on Central Street concerning minimum maintenance and unauthorized work, updated fine totals and information has been provided to the Law Department. Court documents are presently being developed while the fines may be attached to the property’s tax bill. B. Administrator’s Report The Administrator noted that the materials in the packet are for informational purposes and would be included in the record. Upcoming Projects and Project Review: Several projects are in the review stage and will require public hearings including the rehabilitation of 278 Central Street and 635 Middlesex Street. Post‐permitting review and approval of design details and materials continues at a variety of projects including 733‐735 Broadway Street, 279 Dutton Street, 62 Gorham Street, 80 Gorham Street, 199 Market Street, 35‐55 Merrimack Street, 555 Merrimack Street, 78 Middlesex Street, 160 Middlesex Street, and 657 Middlesex Street. This is in addition to routine signage and maintenance work. LOWELL HISTORIC BOARD Page 6 12/11/23 MINUTES Very visible projects including the $3.75 million window replacement project at 305 Dutton Street is wrapping up while the $7 million window and masonry project at Verizon’s building at 115 Appleton Street is winding down for the winter. The window replacement project at 40 Church Street has been completed. Note that since the start of the City’s FY24 on July 1, that 30 projects have been formerly applied for and that applications are presently running six months ahead of FY23. Approximately 168 consultations have taken place since the start of the fiscal year regarding a variety of projects, several of which we’ve met with multiple times, assisting and guiding potential applicants. New Board Members: As previously noted, Gray Fitzsimons has been appointed to by the Lowell National Historical Park Superintendent to serve the remainder of Lisa Cassidy’s term (2/2025) and Deborah Belanger has been appointed by the City Manager and confirmed by the City Council to serve the remainder of Jim Wilde’s seat (2/2025) that by statute represents historic preservation interests (the former LHPC seat). Historic Board Process Flowchart: The Board’s newest community engagement and outreach tool, a permitting guide and process flowchart for the Downtown Lowell Historic District, has been created and published. This document replaces the existing process factsheet and is supplemented by a new application checklist that will also assist potential applicants. Projects in this area are consistent with Section 7 (7) of the statute that directs the Board to create and publish a variety of materials, as it has over the years, related to not only documenting and highlighting the city’s historic resources but also review processes, standards, and procedures. Historic Board 40th Anniversary: As previously noted, the 40th anniversary of the Historic Board's legislation being passed is coming up on December 13, 2023, To that end, programming of various sorts is being planned to celebrate that milestone into, and throughout, 2024. Events, including the return of Doors Open Lowell, social media posts, and testimonials are all possibilities while a logo is also in development. Some of this will tie into other programming that the Lowell Heritage Partnership is planning including the possible return of the annual community awards with the National Park during Preservation Month in May. Bicentennial Committee: The City’s Bicentennial Committee continues to meet monthly, led by Peter Crewe from CASE, and includes many diverse representatives from the community including the Administrator. The bicentennial website is scheduled to launch soon to help build interest in the bicentennial year which will run from February to November, 2026. Subcommittees are also in the process of being established and the Administrator, along with Bridget Cooley from the Pollard Memorial Library and the Lowell Historical Society as well as Ellen Anstey from the Tsongas Industrial History Center, have begun for form a “history” subcommittee that will also include other ad hoc members from the community. LOWELL HISTORIC BOARD Page 7 12/11/23 MINUTES Social Media: Social media continues to be a very popular and effective community engagement and outreach tool for the Board and is in many aspects, the cornerstone of those efforts. The Board’s Facebook page has 8,485 followers, while individual posts continue to reach thousands and the page is seen as one of the most comprehensive, timely, and detailed municipal historic preservation pages in the state and nationally. Other platforms include Instagram (1,701), Twitter/X (685 followers), and Pinterest (35 followers). A. Erickson noted that the Historical Society had recently discussed the status of the Smith‐Baker Center. The Administrator said that in the spring he had toured the building with Building Commissioner Dave Fuller, Peter Aucella, and National Park architect David Leib and D. Lieb had produced a report on the condition of the building, noting that it was fairly dire. He said that he will provide the report to the Board. Y. Baez‐Rose said that the only realistic option that remains is to issue a RFP with no restriction on use. Previous RFPs restricted uses that impacted the manner in which the building could be rehabilitated, making the costs very difficult. She reiterated the Administrator’s observations about the condition and said that the condition will only make the costs even higher. It’s a gorgeous building and sad to see the condition is in but absent a wealthy investor, the future of the building is uncertain. A. Erickson said that no one present is to blame and many worked on it with good intentions but if there is any chance the building could still be saved then it should be explored. The Administrator said that D. Lieb’s report was very illuminating regarding the present condition of the building. G. Fitzsimons asked if D. Lieb was a structural engineer and the Administrator said that he wasn’t, that he looked at it from an architectural and conditions perspective based upon his public and private sector expertise. G. Fitzsimons asked if there were structural issues with the building. Y. Baez‐Rose said that there were as evidenced by the Fire Department’s unwillingness to go inside. She noted there are also concerns with the balcony area. The City’s Asset Manager also had abatement companies look at the building and they were confident that they could do abatement work without any temporary shoring. She noted that the services of a professional engineer would be secured to ensure that prior to any work that the structure was indeed safe. A. Erickson said that although frustrating the building has arrived in its present state, she understands that City resources need to be prioritized. Y. Baez‐Rose said the lesson she has learned from this is that you shouldn’t hang your hat on arts and community spaces as they’re difficult to finance. The Administrator said that he first met T. Depeiza while he was consulting with the Coalition for a Better Acre in 2016. T. Depeiza said that they had undertaken a full assessment of the building, including structural, back then and it was around $15 million to do work. But the financial numbers they ran did not work considering the types of tenants and rents being explored. He said that the building was in rough shape even back in 2016 and that any project should have started by 2017. LOWELL HISTORIC BOARD Page 8 12/11/23 MINUTES T. Depeiza said that if nothing has been done to the building since he was in it last, that the costs would be much higher now, maybe around $40 million. He noted that it’s a shame as the building is beautiful but it would take someone with deep pockets to undertake the project and in the current climate, many are hesitant. The proposed use would have to make sense. The Administrator said that if the building is demolished, there would be certain parts salvaged for possible reuse in any new construction or on the site. A. Erickson said that she would encourage the salvage of materials from the church. Next Meeting: The Board’s next meeting is scheduled for Monday, January 8, 2024 at 6:00 p.m. in the Mayor’s Reception Room. 3. ADJOURNMENT Motion: By T. Depeiza, seconded by G. Villaras, to: Adjourn the meeting at 6:58 p.m. Unanimously approved, 7‐0. ATTEST: _________________________________________ Stephen R. Stowell, Administrator