HomeMy WebLinkAboutMinutes - CCHDC - 06/05/2018 Gordon Stevenson
To: Cohasset Common Historic District Commission
Subject: Minutes of CCHDC Meeting on 6/5/18 @ 7pm @ Paul Pratt Library
The CCHDC met on 6/5/18 at 7pm at the Paul Pratt Library.
Members present:Mark Toomey,Annette Sawchuk,Garry Gardner, Nicholas Noon, Peter Wood,Jacqueline Clark,
Gordon Stevenson
Members absent:John Coffey,Colin Koch
Guests:James and Kristin Rosebach,Alissa Jones,Barrett Ragnall,Constance Noon
Mr.Stevenson,Vice Chair,conducted the meeting.
He started the meeting by briefly reviewing the Historic District By-Law, and its purpose,which is to:"...preserve and
protect the distinctive character of the Cohasset Common as a permanent legacy."
He stated that the major Agenda item for the meeting was the Application from lames and Kristin Rosebach for
requested changes at 13-15 North Main St.
He then noted that although he no longer owns 13-15 N.Main St.,nor has any financial Interest In that property,he
wants to be certain that anyone who believes that he might have any conflict of interest regarding the Application,or
any other related ethical issue with respect to his participating in review of the Application,be sure to speak up.There
were no comments nor objections raised.
James Rosebach then reviewed the Application briefly,noting that three specific changes had been requested at the
outset,including removal of the bump-out(bay area)at 13 N.Main St.(which was not part of the original structure):
raising the roof slightly on the right portion of 15 N. Main St.; and squaring off the house at 90 degree angles on the
north side,all as Indicated generally in the Application.
The Application is dated May 21,and it was reviewed In a preliminary way at the previous CCHDC meeting on May 22.A
public hearing on the Application has been scheduled for June 19. Mr.Rosebach noted that the Application had not
been modified in any other way,aside from updated elevations(which he indicated were not yet final)having been
prepared by architect Alissa Jones,which were then passed out.
He then asked the Commission for their questions,reiterating that the goal is to have the completed project comply
with all requirements set forth in the By-Law.
Mr.Stevenson asked if he was correct that the plan is to replace the present structure with an entirely new one,rather
than"rehabilitating"the building,since that is not clear from the original Application.The answer is yes,for several
reasons, mostly relating to"economic feasibility"given what the Rosebachs believe to be the condition of the structure.
Several Commission members stated that that had been their understanding from the May 22 Meeting.Mr.Rosebach
noted that his definite preference would be for"rehabilitation," but that once the Interior structural condition was
determined to be what it is,that It had become apparent to him that that could not be done.
Mr. Noon then asked if there are any other precedents in Massachusetts for demolishing an historic 1793 building.He
stated that demolition of a Federal Period house located In an Historic District listed in the Federal Historic Register
z
would give pause to many folks in town. His concern was such that he had approached the State Historic Preservation
Office("SHPO")for their perspective.While they did not offer any precedents,the SHPO representative had suggested
that the Secretary of the Interior's Standards for the Treatment of Historic Properties would provide appropriate
standards for the Commission's review.
Mr. Noon's review of the four standards(for Preservation, Rehabilitation,Restoration and Reconstruction)indicated to
him that the standards for Rehabilitation were most appropriate In this instance. He mentioned that he had provided an
article on The Secretary of Interior's Standards for Rehabilitation to Mr.Stevenson,who had circulated it to members of
the Commission and to the Applicant in advance of the meeting.Mr.Noon wondered it is even legal to demolish such a
house without attempting to preserve the original core of the structure. He said that it will be very Important to hear
from a structural engineer regarding what would specifically involved in attempting to preserve the core structure. He
also requested input from Alissa Jones,who is serving as the Rosebach's architect.Ms.Jones reiterated that their goal is
to complete the project In such a manner that the new structure very carefully replicates the original in exterior detail.
Mark Toomey pointed out that raising the roof would be a difference which may matter to some people.
Garry Gardner noted that it is indeed possible to"do anything"these days In terms of structural support, but he pointed
out that the Federal Guideline also state that:"The Standards are to be applied to specific rehabilitation projects In a
reasonable manner,taking into consideration the economic and technical feasibility." From his perspective the critical
factor should be the overall impact of any change on the District itself,Le.,the legacy of the Common. If this is partially
to be an economic decision,then Input from one or more structural engineers is essential.
Mr.Noon then asked Barrett Ragnall,who would be the primary builder,for his input.Mr.Ragnall said that he would be
able to do whatever is requested, but sensed that attempting to create a new interior structure to support the existing
core post and beam framework would be an arduous and expensive task,and wondered if it would be worthwhile as it
would not actually be visible once completed.
There were a few more questions, but mostly a general agreement that opinion(s)from structural engineers will be
Important to secure prior to the hearing/meeting on 6/19.The Rosebachs invited anyone interested to meet with them
at a convenient time and do a walk through on site,which most said they will do.Ms.Jones also said that she will work
on more detailed specs for the renderings,which the Commission requested be made available before the next meeting.
As a last piece of business,the Commission,upon motion duly made and seconded,approved Minutes for the meetings
held on:3/7,4/3,5/8 and 5/22.
Wufftr
uncommon law
Gordon Stevenson
Nutter McClennen&Fish LLP
165 Seaport Blvd/Boston, MA 02210
Direct/617-439-2040
GStevenson@nuffer.com
nuttencom
2