Historical Commission Minutes, Jan 3, 2011
Present
Member: Jim Collins, Sharon Connors, Wendy Goldberg, Janet Jones, Jane Loos,
Donna Lubell, Geraldine Millham,
Alternate: none
Absent
Member: none
Alternate: Anne (Pete) Baker, Norma Judson, Sean Leach, Christine Vezetinski
Geraldine Millham (GM) opened the meeting at 7:10 in the Town Hall basement meeting area and explained that several WHC members were attending a meeting at the Board of Selectmen about 1813-1815 Main Road, and they would join the WHC meeting later. GM suggested that those present proceed with the first agenda item, a workshop for potential bidders for the Oscar Palmer Farm about the historic preservation restrictions on that property and how the town and the TTOR would manage their responsibilities (as Grantee) under the historic preservation restriction. Others in attendance for the workshop included:
Liz Collins 27 Kelly Ave, Westport, & CPC
Jennifer Dubois TTOR
Chris Detwiller TTOR
Chip Gillespie 1634 Main Road, Westport
Victoria Le Valley 1892 Main Road, WPT
Laurie Marinone & Norm Andersen 1 Revere Ct., Westport
Pat & Michael 0’Connor 6 Old Coach Road, Sudbury
Michael Perry, Jr PO Box 3038, Westport
Ashley & Shirley Robbins 192 Cadmans Neck Road, Westport
Betty Slade 2037 Main Road, WPT, & CPC
Peggy Stevens WLCT
A. Oscar Palmer Farm Workshop
1. GM circulated a detailed agenda (see Attachment 1) and introduced the WHC members, TTOR representatives, and CPC representatives. GM opened the session by reviewing the importance of the property to the Town, the rationale for the historic preservation restriction agreement, and the US Secretary of the Interior’s Standards (USSIS), which summarize the approach to be taken for restoration and preservation. GM suggested that the meeting proceed to the question and answer session, because members of the audience seemed familiar with the basic documents. GM suggested starting with the first batch of questions about the historic preservation restriction that TTOR Representatives had assembled from their contacts with potential bidders. TTOR representatives explained that they had already prepared answers to those questions and posted them on their website, without asking for WHC input. GM then invited questions from the audience.
2. The discussions touched on the following topics:
(a) Archeology –permissions and reporting requirements when doing construction in the historic preservation area. Liz Collins advised that this matter is important because Mr. Palmer had assembled a fine collection of American Indian artifacts, many of which had come out of the fields as he plowed.
(b) Making alternations to the house, e.g., plumbing, closets, additions, construction techniques, materials -- may be done with written approval of Grantees, who will judge the proposals according to the USSIS.
(c) Timeframe and cost estimates – proposed bids should discuss the stabilization and restoration of the house and outbuildings and how they relate to the farm’s business plan. TTOR representatives explained that they would expect to see stabilization pursued expeditiously and the buildings restored.
(d) CPC funds. Janet Jones (JJ) and Betty Slade, CPC representatives, confirmed that the allocation of funds to the Oscar Palmer Farm has already been approved by Town Meeting; about $166,000 is potentially available from CPA funds to contribute to the costs of stabilization and restoration of the buildings. CPC will consider the matter after the proposals have been approved by the town and the TTOR, and may give tentative approval if the bids are not yet submitted. The normal method to gain access to approved CPA funds is to provide the selected bid and contract, and then request reimbursement of expenditures that have been incurred to pursue the approved project budget and plans.
(e) Cemetery. TTOR representatives confirmed that the land on which the cemetery is located is not part of the sale. However, the historic preservation area is subject to an easement to allow descendents of those buried there to pass through the farmstead to visit family members’ graves. TTOR representatives advised that the easement will be defined by agreement between TTOR and the new owner and be recorded in the new deed. In response to a question about whether additional burials would be allowed, Betty Slade (Chair of the Cemetery Identification Group) advised that this is a matter under the control of the Town Cemetery Department Director. She also noted that the Town has assumed responsibility for maintenance of this cemetery.
(f) Underground utilities. TTOR representatives confirmed that TTOR would complete installation of 4 underground conduits and install telephone, cable and electric lines prior to the sale.
(g) Agricultural and Historic Preservations Objectives. TTOR representatives explained that the two are closely interlinked, and that presenting a viable agricultural plan is a necessary (but not sufficient) pre-condition for being able to pursue the preservation plans. GM noted that one of the reasons that the Oscar Palmer Farm is being offered at such a discount from its recent purchase price is to help support the preservation objectives. TTOR representatives explained that, while they had experience in restoring historic buildings themselves on their own properties, this was the first case in which they are supporting the transfer of an historic property to a private owner with historic preservation restrictions.
(h) Building Codes. Jane Loos (JL) explained that even properties that are not in an established historic district, but which have been determined by the Massachusetts Historical Commission to be eligible for individual listing on the National Register, are allowed some leeway under Massachusetts building codes. The Oscar Palmer Farm has been so designated by the Massachusetts Historical Commission, and therefore is eligible for these exemptions. Essentially, the exemption allows the historic property owner to retain features in the building, even if they do not meet current codes –e.g., stairways, door openings, egress from upper floors, ceiling height, etc. If however the owner wishes to change that feature, then they must meet current code. JL explained that the Town Building Inspector is very familiar with these provisions, and has handled many such matters in the Westport Point Historic District.
3. TTOR representatives informed that the next open house would be January 4, 2011 at 11-2pm. They would be collecting and answering on their website the next batch of questions shortly thereafter.
4. GM thanked the participants and closed this portion of the meeting at 8:05 pm.
B. Regular WHC Meeting
1. Sharon Connors (SC) joined the meeting, and called the regular WHC meeting to order at 8:08pm. SC reported that the BOS had continued the nuisance hearing for 1813-1815 Main Road until January 24, 2011, and requested weekly reports from the Building Inspector on progress being made to protect the property and the neighborhood, as well as on restoration. SC noted that two members would recuse themselves for the public hearing on 1892 Main Road, leaving a total of five votes for that matter.
2. Handy House. SC informed that the sale of the Handy House to the Westport Historical Society closed today. SC requested Wendy Goldberg (WG) to proceed with compiling a full photographic record of the building as soon as possible.
C. Public Hearing for Certificate of Appropriateness for 1892 Main Road.
1. Owner Donna Lubell (DL) and JL (abutter) recused themselves from the table for this part of the meeting. Victoria Le Valley presented the proposal to install a retractable canvas awning on the east side of the house. The awning is to be installed above the gutter and when extended, will cover the east deck. GM moved and Janet Jones (JJ) seconded a motion to approve this proposal. The vote in favor was unanimous.
B. Regular WHC Meeting, resumed
3. Minutes of December 6, 2010 Meeting. JL explained that the draft had been circulated electronically. SC suggested a number of clarifications. WG moved and JJ seconded a motion to approve the minutes as revised. The vote in favor was unanimous.
4. Treasurer’s Report. GM informed that the end December report was not yet available.
5. Town Report. SC informed that she would prepare WHC’s 2010 report for inclusion in the Annual Town Report, due date January 28, 2011. SC requested JL to provide tallies of the types of activities WHC had engaged in over the year.
6. Application for Demolition of Barn at 434 Hix Bridge Road. SC reported that, although there was not yet a formal Demolition Request, the Building Inspector had referred this matter to WHC because the property is listed on the Town Historic Inventory. The barn was built about 1865 and has an unusual front dormer for a small barn. The meeting agreed to defer consideration of this matter until a special meeting on Tuesday January 11, at 1pm, to allow more members to be able to visit the site. SC will email the owner to inform that WHC members plan to visit the site in the coming week.
7. 1875 Main Road, Denial of Request for a Certificate of Appropriateness. SC advised that she filed on December 17, 2010 the formal documents needed to put on record WHC’s denial of this request (see Attachment 2). The applicants have until January 6, 2011 to file their response.
Adjournment
The meeting adjourned at 8:45 pm. The next meeting will be on January 11, 2011 at 1pm to consider the demolition request at 434 Hix Bridge Broad. The next regular WHC meeting will be February 7, 2011 at 7pm.
draft prepared by JL, approved February 7, 2011
Attachments:
1: Agenda for Oscar Palmer Farm Historic Preservation Workshop
2: December 17 filing on Denial of Application
Member: Jim Collins, Sharon Connors, Wendy Goldberg, Janet Jones, Jane Loos,
Donna Lubell, Geraldine Millham,
Alternate: none
Absent
Member: none
Alternate: Anne (Pete) Baker, Norma Judson, Sean Leach, Christine Vezetinski
Geraldine Millham (GM) opened the meeting at 7:10 in the Town Hall basement meeting area and explained that several WHC members were attending a meeting at the Board of Selectmen about 1813-1815 Main Road, and they would join the WHC meeting later. GM suggested that those present proceed with the first agenda item, a workshop for potential bidders for the Oscar Palmer Farm about the historic preservation restrictions on that property and how the town and the TTOR would manage their responsibilities (as Grantee) under the historic preservation restriction. Others in attendance for the workshop included:
Liz Collins 27 Kelly Ave, Westport, & CPC
Jennifer Dubois TTOR
Chris Detwiller TTOR
Chip Gillespie 1634 Main Road, Westport
Victoria Le Valley 1892 Main Road, WPT
Laurie Marinone & Norm Andersen 1 Revere Ct., Westport
Pat & Michael 0’Connor 6 Old Coach Road, Sudbury
Michael Perry, Jr PO Box 3038, Westport
Ashley & Shirley Robbins 192 Cadmans Neck Road, Westport
Betty Slade 2037 Main Road, WPT, & CPC
Peggy Stevens WLCT
A. Oscar Palmer Farm Workshop
1. GM circulated a detailed agenda (see Attachment 1) and introduced the WHC members, TTOR representatives, and CPC representatives. GM opened the session by reviewing the importance of the property to the Town, the rationale for the historic preservation restriction agreement, and the US Secretary of the Interior’s Standards (USSIS), which summarize the approach to be taken for restoration and preservation. GM suggested that the meeting proceed to the question and answer session, because members of the audience seemed familiar with the basic documents. GM suggested starting with the first batch of questions about the historic preservation restriction that TTOR Representatives had assembled from their contacts with potential bidders. TTOR representatives explained that they had already prepared answers to those questions and posted them on their website, without asking for WHC input. GM then invited questions from the audience.
2. The discussions touched on the following topics:
(a) Archeology –permissions and reporting requirements when doing construction in the historic preservation area. Liz Collins advised that this matter is important because Mr. Palmer had assembled a fine collection of American Indian artifacts, many of which had come out of the fields as he plowed.
(b) Making alternations to the house, e.g., plumbing, closets, additions, construction techniques, materials -- may be done with written approval of Grantees, who will judge the proposals according to the USSIS.
(c) Timeframe and cost estimates – proposed bids should discuss the stabilization and restoration of the house and outbuildings and how they relate to the farm’s business plan. TTOR representatives explained that they would expect to see stabilization pursued expeditiously and the buildings restored.
(d) CPC funds. Janet Jones (JJ) and Betty Slade, CPC representatives, confirmed that the allocation of funds to the Oscar Palmer Farm has already been approved by Town Meeting; about $166,000 is potentially available from CPA funds to contribute to the costs of stabilization and restoration of the buildings. CPC will consider the matter after the proposals have been approved by the town and the TTOR, and may give tentative approval if the bids are not yet submitted. The normal method to gain access to approved CPA funds is to provide the selected bid and contract, and then request reimbursement of expenditures that have been incurred to pursue the approved project budget and plans.
(e) Cemetery. TTOR representatives confirmed that the land on which the cemetery is located is not part of the sale. However, the historic preservation area is subject to an easement to allow descendents of those buried there to pass through the farmstead to visit family members’ graves. TTOR representatives advised that the easement will be defined by agreement between TTOR and the new owner and be recorded in the new deed. In response to a question about whether additional burials would be allowed, Betty Slade (Chair of the Cemetery Identification Group) advised that this is a matter under the control of the Town Cemetery Department Director. She also noted that the Town has assumed responsibility for maintenance of this cemetery.
(f) Underground utilities. TTOR representatives confirmed that TTOR would complete installation of 4 underground conduits and install telephone, cable and electric lines prior to the sale.
(g) Agricultural and Historic Preservations Objectives. TTOR representatives explained that the two are closely interlinked, and that presenting a viable agricultural plan is a necessary (but not sufficient) pre-condition for being able to pursue the preservation plans. GM noted that one of the reasons that the Oscar Palmer Farm is being offered at such a discount from its recent purchase price is to help support the preservation objectives. TTOR representatives explained that, while they had experience in restoring historic buildings themselves on their own properties, this was the first case in which they are supporting the transfer of an historic property to a private owner with historic preservation restrictions.
(h) Building Codes. Jane Loos (JL) explained that even properties that are not in an established historic district, but which have been determined by the Massachusetts Historical Commission to be eligible for individual listing on the National Register, are allowed some leeway under Massachusetts building codes. The Oscar Palmer Farm has been so designated by the Massachusetts Historical Commission, and therefore is eligible for these exemptions. Essentially, the exemption allows the historic property owner to retain features in the building, even if they do not meet current codes –e.g., stairways, door openings, egress from upper floors, ceiling height, etc. If however the owner wishes to change that feature, then they must meet current code. JL explained that the Town Building Inspector is very familiar with these provisions, and has handled many such matters in the Westport Point Historic District.
3. TTOR representatives informed that the next open house would be January 4, 2011 at 11-2pm. They would be collecting and answering on their website the next batch of questions shortly thereafter.
4. GM thanked the participants and closed this portion of the meeting at 8:05 pm.
B. Regular WHC Meeting
1. Sharon Connors (SC) joined the meeting, and called the regular WHC meeting to order at 8:08pm. SC reported that the BOS had continued the nuisance hearing for 1813-1815 Main Road until January 24, 2011, and requested weekly reports from the Building Inspector on progress being made to protect the property and the neighborhood, as well as on restoration. SC noted that two members would recuse themselves for the public hearing on 1892 Main Road, leaving a total of five votes for that matter.
2. Handy House. SC informed that the sale of the Handy House to the Westport Historical Society closed today. SC requested Wendy Goldberg (WG) to proceed with compiling a full photographic record of the building as soon as possible.
C. Public Hearing for Certificate of Appropriateness for 1892 Main Road.
1. Owner Donna Lubell (DL) and JL (abutter) recused themselves from the table for this part of the meeting. Victoria Le Valley presented the proposal to install a retractable canvas awning on the east side of the house. The awning is to be installed above the gutter and when extended, will cover the east deck. GM moved and Janet Jones (JJ) seconded a motion to approve this proposal. The vote in favor was unanimous.
B. Regular WHC Meeting, resumed
3. Minutes of December 6, 2010 Meeting. JL explained that the draft had been circulated electronically. SC suggested a number of clarifications. WG moved and JJ seconded a motion to approve the minutes as revised. The vote in favor was unanimous.
4. Treasurer’s Report. GM informed that the end December report was not yet available.
5. Town Report. SC informed that she would prepare WHC’s 2010 report for inclusion in the Annual Town Report, due date January 28, 2011. SC requested JL to provide tallies of the types of activities WHC had engaged in over the year.
6. Application for Demolition of Barn at 434 Hix Bridge Road. SC reported that, although there was not yet a formal Demolition Request, the Building Inspector had referred this matter to WHC because the property is listed on the Town Historic Inventory. The barn was built about 1865 and has an unusual front dormer for a small barn. The meeting agreed to defer consideration of this matter until a special meeting on Tuesday January 11, at 1pm, to allow more members to be able to visit the site. SC will email the owner to inform that WHC members plan to visit the site in the coming week.
7. 1875 Main Road, Denial of Request for a Certificate of Appropriateness. SC advised that she filed on December 17, 2010 the formal documents needed to put on record WHC’s denial of this request (see Attachment 2). The applicants have until January 6, 2011 to file their response.
Adjournment
The meeting adjourned at 8:45 pm. The next meeting will be on January 11, 2011 at 1pm to consider the demolition request at 434 Hix Bridge Broad. The next regular WHC meeting will be February 7, 2011 at 7pm.
draft prepared by JL, approved February 7, 2011
Attachments:
1: Agenda for Oscar Palmer Farm Historic Preservation Workshop
2: December 17 filing on Denial of Application
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