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ENFIELD HISTORIC DISTRICT COMMISSION
MINUTES OF A REGULAR MEETING
OCTOBER 24, 2007
A Regular Meeting of the Enfield Historic District Commission was held on Wednesday, October 14, 2007 in the Council Chambers, Enfield Town Hall, 820 Enfield Street, Enfield, Connecticut. Chairman Tatoian called the meeting to order at 7:00 p.m.
PRESENT: Richard Tatoian, Chairman
Russell Meyer
Nancy Smyth
Roman Polaski
Sonja Dean, Alternate
Lillian Troiano, Alternate
Raymond Gwozdz, Voting Alternate
ALSO PRESENT: Roger Alsbaugh, Assistant Town Planner
PUBLIC HEARINGS – NEW
HDC #337 – Felician Sisters, 1315 Enfield Street (1297 – site), conversion of high school/residence hall to apartments with exterior modifications. EHDO Section 8
Glenn Gregg of Gregg Wies & Gardner Architects appeared before the Commission regarding this application. He distributed a series of photographs showing the exterior of the building taken over the last six months. A disk is also included so that the photographs can be reproduced further for the Commission’s records.
Mr. Gregg stated they made an informal presentation to this Commission about six months ago about the plans the Felician Sisters have to convert the former high school and residence hall to market rate apartments. The basic plan presented at that time has not changed. There are 22 units of apartments with the same mix of apartments. They have, however, revised the site plan slightly. They have a submission going to Planning and Zoning for site plan approval and for use approval which includes a whole series of engineering drawings of the site. They are not only creating the parking lot and the area around the project but they are also bringing new fire service into the site. The existing fire service is undersized and they are bringing a new line in and covering the whole property with new fire plugs as well as water service for this particular building.
Mr. Gregg stated along with that they have the site improvements that are shown on the drawings that were submitted to this Commission. The area circled shows the building in question and also the attached building which is usually known as the Mansion. The area behind it is the parking lot which has taken a slightly different shape than they showed last spring. The reason for that is there are two very large maple trees on the site and they have to stay clear of the drop line of those trees in order to assure their survival. They planned the parking and the area being developed around the site to make sure that they have maintained the magnificent trees that are on this property.
Mr. Gregg stated as far as the building is concerned, it has been fairly well maintained on the exterior. The interior is being almost totally gutted and redone. Their intention on the exterior of this building is to restore it. The windows will be replaced with new wood windows in the same configuration that they are. They will be painted wood and not metal clad. There will be storm windows with screens. There are a series of windows on the north side first floor that are stained glass and are shown with detailed pictures on the elevations. They are going to preserve those. They are trying to figure how to keep the stained glass to make the apartment attractive to someone inside. They plan to hinge the center panel of the stained glass windows so the occupant can open it in from the inside. There will be a glass form panel on the outside to allow views of the outside.
Mr. Gregg presented cut sheets for the storm panels. This is a very unobtrusive storm panel. It has a thin profile and is very simply applied. It seemed a good solution for the windows they are keeping.
Mr. Gregg stated the remaining exterior of the building will look as it looks right now with the exception of new windows. The Sisters expressed concern about people coming into the building and they wanted to make sure there were canopies over the entryways. Mr. Gregg submitted a drawing showing the canopies. The side entrance is a single entrance for a single person to an apartment and there are two units that have direct entry from the outside. There is a canopy again down the stairs. They plan to use the existing canopy frames and they will recover them with either new metal or canvass in an attractive color.
Mr. Gregg stated all the existing exterior doors will remain. They are in good condition and just need to be brought up to date. Mr. Gregg showed the main entry door coming off the parking lot side and they will probably paint it a color to highlight it as a main entrance. This is the rear that faces the parking lot. That door would have the intercom and the security point for anybody coming in from the outside.
Mr. Gregg stated at first they thought they might heat the space in the attic for storage but they decided it is not a good idea to have anything up there. The windows in the attic are in fairly good condition and they don’t require a storm window. The only windows that would require storm windows would be the windows on the first floor because they wanted to retain the stained glass.
Mr. Gregg stated the roofing material will be a high quality asphalt shingle. The roofing material that’s on the roof now is in poor condition. There’s a flat roof out in front but it has a very high parapet and they will have air conditioning condensers up there which will not be visible from almost any vantage point.
Mr. Gregg discussed the photographs presented and stated this portion of the building is really not visible to any great extent from Enfield Street. The Historic District comes along Enfield Street and it jumps back to include this whole building. They tried to show in the photographs the total context of the building. The brick is the same all the way through. Both buildings are in fairly reasonable shape from the outside. Anything that’s not in reasonable shape in this building they will upgrade as they do the project. If there are any code discrepancies, they will be addressed. Everything will be brought totally up to code.
Chairman Tatoian asked when the building was built. Mr. Gregg stated in the 1930’s. It was a high school until about 1988. The town took it over for a period of time as a day care center for children. That use ceased about three years ago.
Chairman Tatoian noted this building is also connected to the Orin Thompson house. Mr. Gregg confirmed that it is. Part of that building is used as an adult day care center and the upper levels are residences for the sisters. Right now there is an exit in that area into this building and they are closing that off. There will be a real fire rated separation between the two buildings and they will be adding a new fire stair to replace that exit.
Chairman Tatoian asked if there are any modifications planned to the Thompson house. Mr. Gregg stated no they are not doing anything at this time.
Chairman Tatoian stated the changes are really concerning the canopy and the door and he asked what else. Mr. Gregg stated they will be changing the windows but you won’t be able to tell the difference. They will be re-roofing. The doors that are there will remain and be repainted. The stairs are in decent shape but will be repaired. The hand rails will either be reset or replaced. Anything that looks like it may be deteriorating will be repaired. They would like the building to look like it did in 1930. It is a well built building and there is a lot of nice detail to the building. They would do a handsome and unobtrusive canopy for the building because it is a necessity.
Chairman Tatoian asked if the main convent was built after this. The Sisters stated it was built in 1954.
Ms. Dean asked what the building was originally built as. Mr. Gregg responded as a high school and a residence hall for the Sisters.
Chairman Tatoian noted the chapel that is there came later.
Tom Smith stated the original building was built in the 1930’s. That was the regular convent. It was a residence and then it became a high school and then the day care center. The front building wasn’t part of the original convent.
Sister Lorianne stated the Thompson mansion is as it was. The Sisters came in from New Jersey. The rear building was built in 1937 and it housed up to 400 Sisters at a time. Because it became so crowded in that particular part of the building, one of the provincials in the 1950’s built the new convent. After the new convent was built, this became the high school. The high school closed in 1988 and the Town of Enfield leased it for the children’s day care. They were there for fourteen and a half years.
Chairman Tatoian asked when the main chapel was built. Sister Lorianne stated in the building being discussed, a chapel was built with the building. The chapel in the circle was built in the 1950’s.
Chairman Tatoian asked when the modern building that was a library built. Sister Lorianne stated in the early seventies.
Mr. Gwozdz brought up elevators. Mr. Gregg stated they propose one elevator and he pointed it out on the pictures. It’s easily accessible but in a very unobtrusive location. At this point, on the first floor you come in from the parking lot and there is a small parking lot beside the building. You come around to the side and there is a ramp. He showed the location of the elevator in the pictures and stated it will be extended out two more floors. It would be facing an inside court yard.
Mr. Gregg pointed out a court yard which has a fire escape on it. The fire escape will be removed and there will be an access ramp up to a door that goes in right by the elevator. They are required to make the whole building accessible to the handicapped and this does it in a way that is dignified.
Chairman Tatoian asked if there is approval necessary from Planning and Zoning. Mr. Gregg stated it requires site plan approval because of the size and location of the project. It also requires an approval of the use which is apartments built by a nonprofit entity. It is not the intention of the Sisters to make a profit. They would like to protect their property and they feel this is a good investment. Mr. Gregg stated they will meet with Planning and Zoning on November 1.
Chairman Tatoian asked if there is a moratorium on apartments. Mr. Gregg stated he doesn’t think so but the zoning laws are different here as to what can be built in certain districts.
Chairman Tatoian asked when construction is planned if the approvals are granted. Mr. Gregg saw completion in six or seven months or in the spring of next year.
Mr. Gregg stated they have had the building checked for hazardous materials and the removal of all those materials is underway.
Mr. Meyer discussed the drawing the Commission received as part of the packet which shows yellow highlights. It shows a series of shrubs along Enfield Street. Mr. Meyer asked if he can assume that they have no intention of changing any of the shrubbery. Mr. Gregg stated that is correct.
Mr. Meyer noted the District appears to be beyond this building and would include the parking lot. He asked if that is correct or does the District only include the building. Mr. Alsbaugh stated that was going to be one of the things determined as a condition. Mr. Gregg stated he doesn’t know the answer to that. Mr. Alsbaugh asked that Mr. Gregg scale it out on the map. Mr. Alsbaugh stated the map was done by an intern in 1993. The map is not current to 1993 and is a very old topographical map. The map is intended to show the Commission the property.
It was determined that the only thing that might be in the Commission’s jurisdiction is one parking space on the north side.
Some discussion followed regarding the site plan presented.
Mr. Meyer asked whether the parking spaces are within the District and he would assume they are. Mr. Gregg stated he would say 98% of them are outside the District.
Mr. Meyer addressed the October 10 letter in which Mr. Gregg states he is going to replace the entry doors and all of the windows. Mr. Gregg stated they now are not going to replace the entry doors and they will stay.
Mr. Meyer asked if the windows will look like as shown in the photographs. Mr. Gregg stated they would look like a traditional six over six window and they are planned building wide.
Mr. Meyer stated Mr. Gregg indicated on October 10 that the area will be handsomely landscaped. He asked where the main entrance would be to the building. Mr. Gregg stated from the parking lot you’ll see there are two entries that exist on the east side that have canopies on them. He pointed out the main entrance. A tenant can go in either side but they are directing the traffic of visitors to one main entrance and to the intercom and security point.
Mr. Meyer stated Mr. Gregg has indicated that the entrance will be as it is now to the adult day care center. Mr. Gregg stated that is correct. Mr. Meyer stated that entrance is along this green line that comes off South Road and meanders through the property. Mr. Meyer has a big concern about that because that road is about one and a half car widths wide and it is very difficult to drive especially during the winter. Mr. Meyer asked if it is their intention to not touch that access road. Mr. Gregg stated that is outside the scope of this project. It has nothing to do with what they are doing and their entrance is on the east side toward South Road. Mr. Gregg pointed out the entrance on the map.
Mr. Meyer stated Mr. Gregg is telling him that the main entrance would be on the east side of the building and not on the adult day care center side. Mr. Gregg stated that is correct. The adult day care entrance is on one side and their entrance and all of their work is on the opposite side to the east.
Mr. Alsbaugh asked for an orientation of north, south, east and west. Mr. Alsbaugh stated they are able to enter the other two entrances on the east side if they wish. Mr. Gregg stated that is correct as the main entrance is on the east side. The two entrances on the north side are individual entrances. The entrance on the west side is for the handicapped.
Mr. Meyer asked if people can get into the building from the adult day care side. Mr. Gregg stated they cannot unless they walk all the way around the main building. Mr. Meyer stated there is a large turning circle and they can get out there but the structure between the adult day care center and this building will not have an access from the turning circle. Mr. Gregg stated there will be no access. He discussed ways for people to get into the building. Mr. Meyer thought they had intended to use the front road and that is not the case.
Mr. Gwozdz asked if Mr. Gregg could go over any signage that is planned. Mr. Gregg stated South Road will probably have to have some identification but once you come in there will be identifying signs to direct people. They haven’t come up with a fancy name for the complex. The signs on the site will all be very discreet.
Mr. Meyer noted the elevator shaft on the west side of the building. Mr. Gregg stated it will be concrete block and brick faced on the outside to match the existing bricks. They would like to make it as invisible as possible.
Mr. Meyer stated there is an indication that the roof mechanicals will not be visible from Enfield Street. Mr. Gregg confirmed they will not be visible from Enfield Street.
Mr. Meyer asked about parking. Mr. Gregg stated the final configuration would not have islands in the parking lot. They reconfigured the parking lot to keep it away from the mature trees and they are planting new trees to line the parking lot.
Mr. Meyer asked about the trash and garbage and how they intend to satisfy the requirements of 22 apartments. Mr. Gregg stated they have a place within the building for people to put trash. There is a handsome wood enclosure for the small dumpster outside. It would be one of the rolling types and the enclosure would hold one or two of these dumpsters. Mr. Gregg pointed out the dumpster location on the site plan and noted it is near the small parking lot. The dumpster will not be able to be seen as there are shrubs that exist to block it. They will be installing a new concrete pad. Mr. Gregg stated the dumpster is located on the north side of the building. The Sisters are concerned about controlling the trash because they don’t want to introduce vermin or insects.
Ms. Troiano noted the handicapped ramp access for the elevator entrance and she asked if that is all that is required. Mr. Gregg stated that is all that is required and it is right by the elevator which allows people to get to every floor. On the first floor there are three units that are adaptable to the handicapped.
Ms. Troiano asked about the lower level floor plan in the basement. Mr. Gregg stated it is a half level down. There are windows that are already there. Almost none of the building is underground. There are three units in the lower level. The other parts of the lower level are a utility room and a tenant laundry with a lounge.
Ms. Dean asked if there are storm windows on the windows on the lower level. Mr. Gregg stated there are storm windows which will be replaced. Ms. Dean asked if the windows would have the same configuration. Mr. Gregg stated they are not as big as the ones up above and they vary in size but they would look just like the others in terms of configuration and size.
Ms. Dean asked about the proposed material for the roof. Mr. Gregg stated it will be an asphalt shingle roof but of good quality. The flat portion of the roof you won’t see.
Ms. Dean asked if there will be spot re-pointing of the brick. Mr. Gregg stated there will be. There’s very little that is required but they will match the color and texture of the mortar.
Ms. Dean asked about the decorative windows on the top floor and whether there will be any type of storm added to those. Mr. Gregg stated those won’t be touched other than to make sure they are waterproofed. They don’t require any storm windows.
Ms. Dean stated the stained glass windows would have storms but she asked if there would be any modification to the glass itself or the separations to make it so that they open. Mr. Gregg stated they are still working out the details and it will be as unobtrusive as it can be. All three panels are half round window at the top and a hopper window at the bottom with a fixed panel in between. If you made the top one or the bottom one clear, it is taking away from the window. They thought they could save all the stained glass if they took the larger window and hinged that to open in. Ms. Dean stated it would be hinging the entire middle panel as opposed to cutting apart the middle panel and hinging a section. Mr. Gregg confirmed that is correct. He thinks they can keep all the stained glass and still allow it to function properly as an apartment.
Ms. Dean asked if there are pictures for proposed lighting for the end of the parking lot. Mr. Gregg stated he submitted a picture which Chairman Tatoian has. Ms. Dean asked if there were any lights proposed to be attached to the exterior of the building different from what is there now. Mr. Gregg stated they will be under the canopy and unobtrusive. It is a very traditional looking light post.
Ms. Troiano asked if Mr. Gregg had any pictures of the proposed canopies that they plan. Mr. Gregg stated the ones that are there are metal. The canopies will have new material on them and they are still working with what the color would be. On the side entrance there are red metal canopies. On the side they are showing an extension of the canopy to provide a level of safety for people coming in. He pointed out the canopies in the pictures. There is an aluminum frame there now for the canopy and the material will be replaced with new material. It would be a canvas material. Further discussion followed regarding the canopy.
Mr. Alsbaugh asked if the canopies are building code requirements. Mr. Gregg stated they are not but the Sisters want to provide safety. They would like to build a community around them that would be compatible with the women they have living there.
Mr. Meyer stated previous minutes state “Mr. Smith stated the roadway that would be used would be for the one presently used for the day care center.” He asked if that is correct. Mr. Gregg stated it is the former day care center, the children’s day care center.
Mr. Alsbaugh asked if the Commission has a cut sheet on the wood window replacements. Mr. Gregg would be happy to supply one for the Marvin window proposed.
Chairman Tatoian opened this hearing to the audience.
Sister Lorianne stated the Sisters want to serve the community and this is one way they feel they can do it. It was a dream of theirs. Since the children’s day care is no longer there, they want to provide for the community and all the Sisters agreed with this proposal. They are pleased to be before the Commission asking for this approval because they do care.
Mr. Alsbaugh clarified there is not a moratorium on apartments. The zoning ordinance presently does not allow new apartment structures to be built. This application falls under the conversion regulations rather than construction of a new apartment building or complex.
Chairman Tatoian closed the public hearing. Mr. Polaski made a motion, seconded by Ms. Smyth, to approve the request for a Certificate of Appropriateness for the conversion of the high school / residence hall to apartments with exterior modifications at 1315 Enfield Street (1297, site).
Said exterior modifications are as detailed by the applicant in the application, product sheets, photographs, and north, west, south & east elevations (the latter 4 from 8 pages of plans titled “Felician Sisters, Proposed Apartments, 1315 Enfield Street, Enfield, CT 06082, F.J. Dahill Co., Inc, Builder / Client Representative”, undated, and as discussed in the public hearing under HDC #337. Any revisions to the motion and/or conditions, if applied, will be listed below under 'revisions to text'. An amendment was made to the motion to require the applicant to provide cut sheets of the wood replacement Marvin windows (six over six panes) for the file.
Mr. Meyer complimented this applicant for the level of detail and research presented this evening.
Mr. Gwozdz stated his biggest concern was the elevator shaft and he does appreciate that it is needed and his concerns about the exterior changes have been addressed.
Ms. Dean thought the way Mr. Gregg addressed the issue of preserving the stained glass windows was a real plus. That was a big concern of hers. She also wished that all applications that came before the Commission were as respectful of the history of the building and preserving what is actually there as this one is.
The motion was approved by a 5 – 0 – 0 vote with Alternate Gwozdz voting.
The reasons for approval are the materials and designs of the exterior modifications are visually appropriate to the building and any new design and structural additions to the exterior have sensitively and respectfully considered the design and history of the building and the site.
MINUTES
Mr. Meyer made a motion, seconded by Mr. Gwozdz, to approve the Minutes of September 26, 2007. The motion was approved by a 4 – 0 – 1 vote. Ms. Smyth abstained.
STAFF REPORT
Mr. Alsbaugh stated the Commission got their updated member sheets. There is also the 2008 meeting dates to approve. Mr. Alsbaugh noted the need for election of officers tonight.
Mr. Meyer stated he talked to Roger this afternoon and asked if he could provide the Commission with a copy of what they had discussed several years ago on a revision to the application. He thought at that time it would be part of the revision to the ordinances that they discussed in a subcommittee meeting a couple of weeks ago. Mr. Alsbaugh indicated he thought the request was for a copy of the draft of the new application form. Mr. Meyer thinks the subcommittee is done with the major revisions and Commission members need a copy. Mr. Alsbaugh stated the application form draft is actually for the design guidelines which are separate from the ordinance. Because the guidelines so closely make recommendations to property owners that perhaps the application should be made part of that document so that it is a formal permanent document. Mr. Meyer stated the subcommittee has completed their work and it is time all Commission members got a copy of what they had decided. This application was to be part of that procedure. He asked if the Commission could have a copy of that for next month’s meeting.
· Historic marker program options
Mr. Alsbaugh stated the Commission did get a memo update about the markers. As far as he has been able to determine, there actually has been no formal marker program. No one at the Historical Society remembers anything about a formal program. At certain times (i.e. the National Bi-Centennial and the Town Tercentenary celebrations), a large amount of information was disseminated to the public; he would assume information about markers and eligible listed structures was made available to people at those times and some people went ahead and did it. Mr. Alsbaugh wasn’t able to confirm what Mr. Meyer had mentioned. Mister Alsbaugh tends to think these things just appeared. If the Commission decides they want to go forward with something, they would proceed under the assumption that it’s the first actual formal program to deal with markers.
· Decorative street lights, brick walks and iron benches
Mr. Meyer stated Hazardville seems to be more historically oriented as far as road appearance than Enfield Street. Mr. Alsbaugh noted Mr. Meyer’s suggestion about asking Councilman Scott Kaupin to make a presentation to tell the Commission what he did to make it happen in Hazardville. Mr. Alsbaugh stated he will invite him to the Commission’s January meeting.
OTHER BUSINESS
Mr. Polaski noted Enfield has a good cable operation in town. He suggested putting together a script that could be aired publicly so that the people in town would eventually see it and they would understand the purpose of this Commission. The script would include an introduction to the Historical Commission and what its purpose is, who does it govern, and what people can and cannot do. Mr. Polaski stated Cox Cable has people who assist in doing this and it is all free. Further discussion followed. Mr. Alsbaugh offered his time beyond regular work time for this project. Mr. Polaski will make a proposal and Ms. Dean offered to assist him.
APPROVAL OF 2008 MEETING DATES
Chairman Tatoian made a motion, seconded by Mr. Meyer, to approve the meeting dates for 2008. The motion was approved by a unanimous vote.
ELECTION OF OFFICERS
Mr. Meyer nominated Richard Tatoian for Chairman of the Enfield Historic District Commission. Mrs. Lillian Troiano seconded the nomination. Mr. Tatoian was elected Chairman by a unanimous vote.
Chairman Tatoian nominated Russell Meyer for Vice Chairman of the Enfield Historic District Commission. Ms. Smyth seconded the nomination. Mr. Meyer was elected Vice Chairman by a unanimous vote.
Chairman Tatoian nominated Nancy Smyth for Clerk of the Enfield Historic District Commission. Mr. Meyer seconded the nomination. Ms. Smyth was elected Clerk by a unanimous vote.
ADJOURNMENT
Ms. Smyth made a motion, seconded by Mr. Meyer, to adjourn. Following a unanimous vote, the Commission adjourned at 8:10 p.m.
Respectfully submitted,
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Nancy Smyth, Clerk
Enfield Historic District Commission
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