Lincoln Historical Commission
Historic District Commission
Meeting Minutes
December 2, 2008, 7:30 p.m.
Board Members: Ruth Wales, HDC Chair, LHC/HDC; Lucretia Giese, LHC Chair, LHC/HDC; James Craig, HDC; Ken Hurd, HDC; Colin Smith, LHC/HDC
Alternate: Jack MacLean
Secretary: Elaine Carroll
NEXT ANTICIPATED MEETING: January 6, 2009, 7:30 p.m., Town Offices
The meeting was called to order at 7:30 p.m. A motion was made by Lucretia Giese and seconded by Ruth Wales to accept the minutes of the Nov. 18, 2008 meeting as written. The motion passed unanimously.
Demolition Delay Review:
37 Farrar Road – David Moran and Mary Beckwith came before the members to request the demolition of the house and garage at 37 Farrar Road. Mr. Moran said that they have lived in the house for 25 years and are preparing for the future of one floor living. He said that it is a beautiful lot with plenty of room to put the house further back. Ms. Beckwith said that the house is south facing with massive trees and they would like to move it back into the sunny field. They have been thinking about demolishing the house and building a smaller one for a while. They are thinking of a one story ranch, which should be less expensive to maintain. Neighbors on either side, the Abrahams at 41 Farrar Road and the Neuraths at
33 Farrar Road, were present at the meeting and except for a question about the process, had no problem with the project. After a brief discussion at which time Lucretia Giese explained the demolition delay process for the neighbors, Colin Smith made a motion that the house was not historically significant and the house and garage could be demolished. The motion was seconded by Lucretia Giese and passed unanimously. The owners were reminded that the decision expires in two years and is not transferable.
Certificate of Appropriateness Hearing:
5 Sandy Pond Road – John and Jamie Atkins came before the members to request the approval of the dwelling roof, the deletion of an access door on the east elevation of the garage, a triangular window and a window to a door on the east elevation of the addition. Ruth Wales gave a brief history of the events leading up to this application. She said that these items were not approved by the HDC before being executed and, therefore, are bylaw violations. Because of the violations, at the HDC meeting on November 18 the HDC voted to deny a Certificate of Appropriateness for this list plus a set of French doors facing the conservation land behind the house. The HDC is now being asked to consider a new application that omits the French doors. These doors will remain unapproved and must be
restored to the original approved window design. Mrs. Atkins said that the project is exactly as it was 2 weeks ago. Mrs. Atkins said that the changes were more of a design correction and that the entire house has already been roofed. She said that the roofing is a slate like material with copper trim in keeping with the nature of the house. Colin Smith and James Craig both talked about the frustration of trying to approve changes after they have been done. Mr. Craig said that owners shouldn’t feel that they can make historic decisions on their own. Ruth Wales said that the Town needs to do a better job of keeping track of any changes outside of the approved plan and said that the minor changes would probably have been approved at a meeting. At this point the members discussed the re-roofing issue. Mrs. Atkins said that the dwelling was black asphalt shingles before. Colin saw no serious objection to the new roof and he made a
motion to issue a Certificate of Appropriateness for the roof. The motion was seconded by Lucretia Giese and passed unanimously. Ruth Wales then made a motion to issue a Certificate of Appropriateness for the deleting of the access door on the east elevation of the detached garage shown in the plan. The motion was seconded by Lucretia Giese and passed unanimously. The HDC next discussed the addition of a triangular window and the change of a window to a door. Mrs. Atkins said that the triangular window will provide natural light in an otherwise dark stairway and the original plan should have shown the door on the second floor instead of the window. She said that the door has glass on top and the bottom has a panel of wood, which is similar to side door and front door on second floor. Ken Hurd said that it is important that the Commission has an accurate drawing of what exists and has been approved. The owners need to have the architect
make this final drawing. Ruth Wales said that the HDC can defer the approval of adding the triangular window and changing the window to a door until a corrected plan has been submitted. Jack MacLean asked Mrs. Atkins what the material was of the triangular window. She said that it would be historical glass and lead but didn’t want it colored because she wants it for the light and can have a design by the January 6 meeting when the Commission will have the remaining two items to review. Mrs. Lattimore again voiced her concern about the 10 foot setback for the driveway turnaround and the no disturb zone and that she was upset that tree lilacs were removed. Mrs. Atkins asked if Earl Midgley could come out and put markers in the ground to be sure that she knows where to place the turnaround. Ken Hurd also said that it looks like the stone wall along Sandy Pond Road has been extended. John Atkins said that he had stones to get rid of and
just placed them there and can remove them. There was also concern from the neighbors about the condition of the site. Warren Flint, the former owner, reminded them that this was presently a construction site and should be cleaned up before a Certificate of Occupancy for the addition will be issued. The Atkinses will come back in January with the accurate plans for the triangular window and window to door change on the east elevation of the addition for that approval.
Other Business:
HDC Approvals – There was a further discussion of certain things that have to be done in the building process to be sure that construction is being done according to the approved plan. The members felt that there should be wording added to the Certificate that if an owner wants to make any changes to the approved plan they have to come back to the Commission for approval before they are started. Any changes in general to building plans should be discussed with the Building Inspector before they are made. The Building Inspector should have a schedule of visitation to Historic District construction to make sure that the project is being done as approved and make a report to that fact. If there is a violation, a letter should be sent to cease and desist in order to have a paper trail. Ken Hurd felt that the Certificates should contain a list of conditions similar to the form the Planning Board uses for their decisions. He also felt that a final design plan should always be
obtained so that the Commission has an accurate record of what has been approved. They also felt that a meeting with Earl Midgley could be helpful. Ken Hurd felt that the members need to brainstorm a checklist on what is important to keep track of.
Preservation Restriction Agreements – Lucretia Giese said that the HDC should be making visits to the properties that have set up PRAs at a regular time every year. PRAs say that the Commission can inspect houses periodically, setting up a time with owners for a visit. Lucretia also said that the Lincoln Historical Society is considering videotaping Henry Flint as he discussed the furnishings in the Flint farm and thought it might be helpful to be present when this is done. Lucretia mentioned that Paul Marsh had agreed to a visit, and Colin Smith thought that Henry Flint would be agreeable also and will call him.
Paul Marsh House – Ruth Wales said that she has asked Jack MacLean to give a written opinion about the age of the Marsh house and was wondering how Historic New England determines the age of a house. Mr. MacLean said that he has a report on the former Wheeler house and can amend it in order to come up with a report.
18 Twin Pond Lane – Lucretia Giese said that the Selectmen need to go to Town Counsel to get legal advice on the wording for the Conservation Restriction. In the meantime, she had brought to Peter Von Mertens’ attention the LHC’s proposed modifications to the Conservation Agreement and Gary Wolf’s report on the house, neither of which he had seen. The Commission felt that it would be good to preserve the house but Jack MacLean said that the Selectmen are concerned about market value in order to support moderate-income housing in Town in accordance with one interpretation of the will. Ken Hurd said that, according to another interpretation of the will, Mrs. Hollingsworth could never have conceived the house as being torn down. She had specified that it be used for a
Town employee. The members felt that they should be involved in architectural matters as historic preservation is the Commission’s mandate. Ken felt that there was confusion on both sides as to what should be done and that the Commission should not go before the Selectmen until the members are clear on what the Commission wants to preserve. Lucretia said that she felt this had been done with the LHC vote on proposed changes to the Conservation Agreement presented to the Selectmen. The Selectmen had asked the LHC to identify features specific to the Hollingsworth house and certain aspects of modern architecture, which had been done. Lucretia will investigate where the matter now stands and bring it up for further discussion at the January 6, 2009 meeting.
--------------------------------------------------------------------------------------------------------------------
There being no further business, the meeting was adjourned at 9:30 p.m.
Respectfully submitted,
Elaine Carroll
|