Historic
District Commission
Meeting
of
May
18, 2005, 4:00 PM
Members Present: John Dowd, Chair; Carol Neal, Vice
Chair; Meg Stewart; Polly Burnell; and Eric Dray
Town Hall Representatives: Maxine Notaro, Permit Coordinator; Doug
Taylor, Building Commissioner
Public Hearings
A quorum being present,
Chair John Dowd called the Public Hearing to order at 4:05 PM.
A site visit was made to
49A Commercial Street at 3:30 PM and
was attended by HDC members John Dowd, Meg Stewart, Polly Burnell, Carol Neal
and Eric Dray.
Case #2005-44 (Continued from May 4, 2005)
Application by Joe Smith for a Certificate of Compliance to be issued in accordance with the Provincetown Historic District Commission established under the General By-Laws, Chapter 15 of the Town of Provincetown. The applicant seeks approval to reduce the beach side attic roof to create a deck; raise the attic roof 4’; replace skylights with dormers; enclose the outside stairs in the entry and ell on the west side; replace windows and doors; reside and re-shingle; construct new deck rails and columns; remove the cinder block chimney and add a flue for a wood stove at the property located at 151A Commercial Street, Provincetown, MA.
John DeSouza submitted
new plans with changes as discussed and described at the last meeting. A motion
was made to accept the amended plans. The changes are covered under Guideline
#s 5c, 5e, 8a, 9a, 9d & 15.
Moved by: John Dowd Seconded
by: Polly Burnell Yea: 3 Nay: 1 Abstained: 1
Meg
Steward opposed and
Eric Dray abstained
A general discussion
ensued regarding the legal aspects of this case. Eric Dray supplied a copy of
an email sent to Town Manager, Keith Bergman from Jonathan Silverstein, Town
Counsel that he had an agreement with Mr. Martin’s attorney saying that it
would make sense for both parties to agree to stay the litigation pending a
review of the new plans. Eric Dray noted that the letter signed by both parties
was not legally a “stay” of the lawsuit, rather an agreement to put the case on
“hold.” It was also noted that the Commission requested the parties to agree to
remand the case back to the Commission. In light of Town Counsel’s email, the
Commission went forward with today’s hearing. Mr. Veara, the owner’s attorney,
said they would dismiss the case if an agreement could be reached on this new
application.
The owner’s
representatives described the project. The previous proposal requested a
two-story structure. This new proposal reduced the scale from a two-story to a
1˝-story structure. In 1998 the building was completely renovated inside and
outside. The applicants stated that the building would not be higher than any
surrounding structures.
Robert Valois described
the submitted plans and stated that the building was scaled down. He felt that
the new design brings the building somewhat back to the original building.
John Dowd asked for any
public comments and none were forthcoming.
Meg Stewart asked about
the raising of the height of the building by 2’3” (FEMA). Mr. Valois stated
that it was based on an increase in ceiling height to 8’ on the first floor.
Meg Stewart felt that the ceiling height should be as low as code would permit,
7’6”.
A discussion of the
placement of the deck followed. John Dowd asked if the windows on the East and
West elevations could be unified. Eric Dray felt that the proposal was at the
expense of the original historic structure.
Polly Brunell stated
that she had done some research and that the building was a residential
dwelling since the turn of the century.
The HDC members
discussed the scale of the building and the buildings on the waterfront.
Eric Dray felt that the
chimney design was inappropriate for the style and character of the structure.
A motion was made to
approve the application as presented with the following modifications:
1.
Centering the deck on
the South elevation.
2.
Elimination of the
brick chimney as an exterior element.
3.
Lowering the rear
portion of the roof to 19’6” to bring it in line.
4.
Elimination of banding
between the 1st and 2nd floors.
5.
Reduce the ceiling
height from 8’ to 7’6” on the 1st floor.
6.
The windows not to
have tinted glass and have ˝ screens.
7.
Simplify the muntin
pattern on the French doors.
The approval would be
based on the following considerations:
1.
Evidence of complete
re-building of structure in 1998 that impacts its integrity as an historic
structure.
2.
Massing of proposed
structure remains subordinate to the building on the East and the existing
structure to the North on the same property.
3.
The overall design
retains simplicity in form and detail of the existing structure.
Guideline #s 2c and 15
cover the above items.
New plans will be
submitted reflecting the changes, for final approval.
Moved by: Eric Dray Seconded by: Polly Burnell Yea: 3 Nay: 1 Abstained: 1
Meg
Steward opposed and
Carol Neal abstained
Case
#2005-22 (Continued from March 23rd)
Application
by Peter Page on behalf of Jean Marino for a Certificate of Compliance to be issued in
accordance with the Provincetown Historic District Commission established under
the General By-Laws, Chapter 15 of the Town of Provincetown. The applicant
seeks approval to remove a door and replace with a wood door and sidelight at
the property located at 14 Center Street, Provincetown, MA.
Peter Page spoke
about the 2’ doors and submitted pictures of the style of door. Carol Neal
stated that the doors on the building at 12 Center Street would have the style
of doors appropriate to this property. Mr. Page also asked about a design for a
new porch as requested by the Building Commissioner.
A motion was
made to approve the restoration of the double door similar to a similar house
on the street and will be investigated by an HDC subcommittee. The door is
covered by Guideline #6a. The applicant requested installing a 3’ door but the
HDC re-stated that it felt that it would be historically appropriate to have
two 2’ doors.
Moved by: Eric Dray Seconded by: Meg Stewart Yea: 5 Nay: 0
Case #2005-33 (Continued from April 20th, 2005)
Application by Lawrence Yahn for a Certificate of Compliance to
be issued in accordance with the Provincetown Historic District Commission
established under the General By-Laws, Chapter 15 of the Town of Provincetown.
The applicant seeks approval to construct a second floor deck addition at the
property located at 9 Standish Avenue, Provincetown, MA.
Sean Pendergast,
representing the applicant, stated that the deck would be 10’ x 13’.
A motion was
made to approve the application as submitted and is covered under Guideline #s
9a through 9c.
Moved by: Eric Dray Seconded by: Meg Stewart Yea: 5 Nay: 0
Case
#2005-36 (Continued from April 20th,
2005)
Application by Kevin Soyt for a
Certificate of Compliance to be issued in accordance with the Provincetown
Historic District Commission established under the General By-Laws, Chapter 15
of the Town of Provincetown. The applicant seeks approval to construct a shed
dormer with studio windows on the northwest elevation; addition of skylights to
the northwest and southeast elevations; addition of door and small balcony on
the northeast; replace deck rail with shingle wall to match building and remove
chimney built in approximately 1999 at the property located at 9 Pleasant
Street, Provincetown, MA.
Kevin Soyt
explained his application. After a brief discussion, a motion was made to
approve the amended plans as submitted with the following changes: The chimney
will be removed as it not an original chimney; the new windows will have
factory applied muntins, be true divided light and with ˝ screens. These items
are covered by Guideline #s 5c, 8a, and 8b.
Moved by: Meg Stewart Seconded by:
John Dowd Yea: 5 Nay: 0
Case #2005-38 (Continued from April 20th, 2005)
Application by
Roger W. Galligan on behalf of Dr. Artemis S. Pinkerson for a Certificate of Compliance to
be issued in accordance with the Provincetown Historic District Commission
established under the General By-Laws, Chapter 15 of the Town of Provincetown.
The applicant seeks approval to construct a 9’6” x 15’ addition with alterations
to include new foundation, reconstruction of a first floor walls, new siding,
roofing, windows and doors, replacement of decks and repairs to existing
bulkhead at the property located at 49A Commercial Street, Provincetown, MA.
The
members discussed this application during the site visit on this date. John
Dowd asked for comments from the public and none were forthcoming.
A
general discussion ensued regarding doors and windows. Eric Dray had concerns
that the building was going to be demolished and rebuilt. The applicant
explained that the building will be jacked up and the bottom floor will be cut
away and nothing will be demolished.
A motion was made to approve the application
with the following conditions:
South
Elevation:
1.
The French
door on the ground level proposed to become a full-view French door.
2.
The second
story original window will be retained with the addition of a vertical board
door with ˝ window.
3.
Stairs will
be relocated as close to building as possible to allow for retention of the window
next to it.
East
Elevation:
4.
Proposed
placement of windows is approved and the size will be altered to double hung as
is the to existing window on South
elevation second story.
5.
The
proposed center door hood to be removed.
6.
The section
of the building from existing vertical wall break to be retained through
setback of one foot. Original section of the house (middle) will be retained
visually by setting back the new portion by 1 foot.
7.
Windows to
have ˝ screens and low-e grade glass
8.
Overall
height increase is based on FEMA regulations and building code. The proposed
ceiling height to be 7’6”and no higher.
Guideline
#s 2b, 5a, b c & e, 6a & b, 7, 12 & 15 covers the above items. New
plans will be submitted for final approval.
Moved
by: John Dowd Seconded
by: Eric Dray Yea: 5 Nay: 0
Case
#2005-42 (Continued
from May 4, 2005)
Application
by Neal Kimball on behalf of Vernon Brown for a Certificate of Compliance to be issued in
accordance with the Provincetown Historic District Commission established under
the General By-Laws, Chapter 15 of the Town of Provincetown. The applicant
seeks approval for the renovation of four free-standing cottages including
reframing of roofs to increase pitch, remove covered patio from cottages 3
& 4 and bump out footprints and replace all windows and doors and change
placement at the property located at 10 Washington Avenue, Provincetown, MA.
Neal
Kimball stated that the concern at the last meeting was the vertical height of
the buildings. The new height is based on a ceiling height of 7’6”. The roof
pitch was reduced to 8 pitch. The structures were constructed in the 60s and
are less than 50 years old.
John
Dowd asked for any comments from the public and Mr. Paul Newman of 8 Washington
Street asked why the change from three cottages to four and asked if there is a
second floor. Gary Coll, another abutter, questioned the heights of the
cottages regarding the sill frames. Mr. Newman also questioned the placement of
windows and doors and the bumped-out footprint.
Carol
Neal read a letter from David Chambers and John Crane of 12 Washington Avenue,
which was against the applicants plan. The letter was placed in the file.
John
Dowd then closed the public portion of the hearing.
Meg
Stewart questioned the footprints and if cottages 1 and 2 as well as cottages 3
and 4 will be the same as they are currently. Neal Kimball replied that
cottages 3 and 4 would be bumped out by 5 feet.
Meg
Stewart felt that the cottages are historically significant in the streetscape
even if the buildings are not historical. Carol Neal agreed with Meg Stewart
and had a problem with the dormers. Polly Burnell feels that the bump out on
cottages 3 and 4 is wrong and Eric Dray feels that the bump out is not
acceptable or appropriate.
A
motion was made to continue this case and the applicants will return with
revised plans using suggested changes.
Moved
by: Eric Dray Seconded by: Meg Stewart Yea: 5 Nay: 0
John Nelson, 4
Garfield Street, will appear for a demolition application at the August 3rd
meeting. Doug Taylor felt the cottage was unstable. Mr. Nelson plans to rebuild
a cottage that would be almost exactly like the old one. Eric Dray stated that
this application would come under the Demolition Delay By-law. The members told
the applicant to return with a structural engineer’s report regarding the
stability of the building.
Sacha Richter, 457
Commercial Street, wanted to change the window format to increase the light
on the street side. The consensus of the members was that the plans should
remain the same as those approved at an earlier meeting. Mr. Richter withdrew
his request.
Due to a prior
commitment, Meg Stewart had to leave the meeting at 7:35 PM.
Administrative
Approvals
Case #2005-32 90
Commercial Street – The
applicant supplied a letter of withdrawal of this application.
The following
administrative approvals were made by the HDC:
10 Commercial Street – the plans submitted had to be stamped by the HDC
88 Bradford Street
– shingles to be replaced in kind
14 Bangs Street
– replace windows in kind and told that they should have ˝ screen, low-e and
2/2
17 Bangs Street
– add fence in the rear
281 Commercial Street – replace triple sliding glass door with a double sliding
glass door
286 Commercial Street – window replacement
148 Commercial Street – railing and trim
3 Kendall Lane
– replace roof shingles and rubber roof
211˝ Bradford
Street – this case will
be reviewed at a public hearing regarding the fence
A motion was
made to adjourn the meeting at 7:50 PM.
Moved by: Carol Neal Seconded
by: Polly Burnell Yea: 4 Nay: 0
Respectfully
submitted by
Joel
Glasser
Recording
Secretary
Approved
by: _________________________________________ on _________________________
John Dowd, Chairman Date