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Lincoln Historical Commission
Historic District Commission
Meeting Minutes
May 10, 2005, 7:30 p.m.
Board: Colin Smith, Chair, Eleanor Fitzgerald, Stefania Jha, Ken Hurd, David Ries and Mary Spindler
Town Counsel: Joel Bard, Kopelman & Page
Town: Elaine Carroll
NEXT MEETING: Tuesday, May 17, 2005, 7:30 p.m., Town Offices
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Certificates of Appropriateness:
23 Sandy Pond Road extension of garage:
Beth McNay came before the members with plans to extend the garage instead of adding a carport, which the members did not approve on January 4, 2005. She has received verbal approval for the extension from the Zoning Board of Appeals but the decision has not been written yet. After a brief discussion, which included the color and look of the garage doors, David Ries made a motion to approve the extension, which was seconded and passed unanimously. At this point, Susan Mygatt asked to be heard saying that Linda Hammett-Ory needed to speak in opposition. Mrs. Hammett-Ory read a letter opposing the closeness of the extension to her property line and the danger of damaging the root system of a row of Hemlock trees. She also showed the members pictures of historic houses in Town that either have no
garage or a one-car garage. Her full report is on file with the HDC. Warren Flint, Jr. and Sam Mygatt spoke in support of Mrs. Hammett-Ory and of preserving the view and look of the area. Mary Spindler made a motion, which was seconded that the decision be overturned and further discussion was needed. The motion passed 4-2. Beth McNay again spoke about the inability to use the inside bay because of concrete steps and the need to be able to turn around in the driveway without another car in the way so that people can exit face first onto Sandy Pond Road. She said that she cared deeply for the Hemlock trees and would be sure that the arborist does everything to preserve the trees while building the garage extension and while trimming limbs over her property. Mrs. Hammett-Ory said that putting in a foundation impacts the root system. Mrs. McNay said that they would be using grade beams or point supports and not a full foundation.
Andrew Ory took out a tape measure and showed the members how close to the lot line this extension would come, which is 12 feet. It was stated that the Hammett-Ory house is approximately 105 feet away and the barn is about 50 feet from the property line. He said that on 9 acres of land there are 3 buildings within 150 feet of each other. The members felt that a site visit would be in order and Mary Spindler made a motion to continue this discussion after a site visit. The motion was seconded and the members voted unanimously to continue the proposal until May 17 and visit the site before the meeting.
23 Bedford Road alteration (demolition and reconstruct dwelling):
This hearing is a continuation of the April 26 meeting. Colin Smith read into the record additional letters received after the April 26 meeting in support of the Lammerts. The letters were from Robin Thompson, 2 letters from Gary Hilderbrand, Landscape Architect for Mr. Lammert, Karen Crane, granddaughter of Mr. Heck, (accompanied by pictures of the original house, which was replaced by the Hoover house), Rural Land Foundation, and Gregory Bialecki, attorney for Mr. Lammert. Earl Midgley, Building Inspector for the Town, sent in a report after examining the condition of the house. At this time, Mary Spindler made the statement that although she has long been a friend of the Hoovers; she takes her job seriously and feels that she is able to give a fair and impartial decision.
Andy Burr and Ann McCallum brought in additional updated plans, saying that when the Lammerts came to them they did not want a pretentious house. They needed a large house for their family but didn t want it to appear large. It should be broken up into smaller pieces. It could be painted in earth tones to disappear into the landscape so that you are not struck by a large façade. They wanted the garage to look like a barn with a playroom over it and a bridge to the main house. There would be an attached guesthouse before you get to the main house. They briefly went over the type of materials that could be used in the house. The members had problems with several of the details of the proposed house. Their concerns had to do with the bridge between the house and the garage, the
guesthouse and the fact that the house should have a stately estate look to it as it sits on the hill as the Heck house has done and the house before that. Naomi Cottrell, Landscaper from Reed/Hilderbrand, spoke about maintaining the character and context of the grounds. They would preserve and enhance existing landscaping along Bedford Road. She spoke about what would be kept, removed and added to the landscaping.
At this point the meeting was opened to public comments. Paul Giese, 32 Tower Road, asked Town counsel if demolition would be setting a precedent and what is to keep the next owner from taking this house down in 20 years? Joel Bard said that the Commission makes a decision on each subject as it comes up and makes a determination on a case-by-case basis and no precedent is set by any single case. Each would rise and fall on its own merits. Marian Grabhorn, Past Chairman of the Concord Historic District, spoke about the importance of preserving Historic Districts. Polly Flansburgh said that the members are charged with guardianship of integrity of Historic District. John Robinson gave a report in favor of preserving the house, saying that a new buyer should be found for the house and to deny
demolition. Tim Bornstein is horrified at the idea of destroying the house and upset that people have trashed the condition of the house. “What will future generations think of the decision?” Peg Marsh said that everyone wanted to preserve the lot and the house is not the original, which weakens its historic value. Robin Thompson, who lives across the street from the house, likes what he sees of the proposed house as far as the historic aspect is concerned. He felt that the Lammerts did an important thing by preserving the property and the Town is the beneficiary. Greg Bialecki said that according to the by-laws, it is within the authority of the Commission to allow the demolition of an existing structure within a local Historic District and cited in a Mass. Historical Commission document that it is an option and within the Commission s discretion. His entire letter is in the HDC files. Ed Nardi asked what can be done by
right on that six-acre parcel. Could it be developed? Colin Smith said that if you have a buildable lot in the Historic District, you cannot tell someone that they cannot build on it. Mr. Bialecki said that if Certificate of Appropriateness were issued, Mr. Lammert would record legal documents limiting the parcel to one house and preserving the Bedford Road tree line. There would be no further development of the parcel. If Mr. Lammert walks away, there is the possibility of 2 house lots and the front lot could be built on. Roger Bergen said that there could have been 11 lots on the parcel and the demolition of the Heck house is a small price to pay to save the land. Paul Giese stated that there are a 1,000 different options beside the demolition and urged the members to put the demolition to bed and save the house. Colin Smith asked Harry Hoover if there were any other options he has looked into. Mr. Hoover said that, if asked,
he would meet with the Lammerts to discuss alternatives. He asked that the members not vote now for demolition saying that a moment in history combined to make the Historic District and should be saved. He asked to save it, alter it and preserve the view. Sarah Cannon Holden spoke on behalf of the Board of Selectmen and read a report to the members cautioning them that a vote to demolish the house would go against the statement to the Town in 1981 creating the Historic District. Full report is on file with the HDC. Following a query from Stefania Jha asking whether HDC members must follow the directive of the Selectmen to deny demolition, Town counsel advised that the members are not required to follow the directive of the Board of Selectmen but as members have the duty to choose based on their best judgment. Owen Beenhouwer said that he is an admirer of Henry Hoover and has lived in one of his houses for years but that this is a minor
house, not well designed and not significant as a Hoover house. Dana Robbat felt that a decision should be made on principles and not financial arrangements. Colin asked her if there had ever been an effort to put together a group to save the house. She said that some people felt that the house wasn t important enough or liked enough but it is part of the Historic District and said that if the members voted not to allow demolition she felt strongly that they could save the house. Joel Bard was asked what the options for the Commission are. He stated that there is one application containing 2 parts, which is the demolition of the existing dwelling and the reconstruction of a new dwelling. The new dwelling has to be approved by the HDC. If the Commission approves the new design, they can grant the Certificate of Appropriateness or they can deny the Certificate of Appropriateness. Since the Commission has 60 days from April 1 to come to a
decision, they can ask the applicant for an extension of a reasonable amount of time to deliberate beyond the
May 31 deadline.
At this point, the Commission asked the architects for additional plans for the proposed dwelling and since the architects were not sure what the Commission was looking for, a motion was made to continue the meeting until May 17 when the architects will sit down with the members to work out the details for the proposed dwelling. It was agreed that public comments would be held to a minimum at that meeting. If a decision cannot be reached by May 31, Mr. Lammert said that he would be willing to extend the deadline to the end of June.
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There being no further business, the meeting was adjourned at 11:10 p.m.
Respectfully submitted,
Elaine Carroll
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