FINAL (As approved)

HP Ordinance Committee Meeting – 6/5/11

Present:

Tom Dagger

Jessica Mahony

Peter Bolo

Chris Richter

Marty Kane

Larry Korinda

Tom Menard

Gary Goldsmith

John Barr

Part I -- Meeting Summary:

1.     There was discussion of a general trend over the past several years in which prospective buyers of historic homes are moving away from a willingness to invest substantial amounts in renovation, either in favor of demolition and replacement or simply looking in other towns. 

2.     There was general agreement on the value of providing zoning incentives to owners of historic homes as a means of encouraging preservation and investment in renovating and rehabilitating historic homes over demolition and replacement.  It should have a positive impact on the market value of historic homes, and would address some of the primary causes of demolition, including difficulty, cost and uncertainty of obtaining approvals associated with investing in expansion and modernization of historic homes.  Proposed incentives would more readily permit addition of modern kitchens, family rooms and garages, and the ability to make side porches (first and second floor) into usable living spaces.

3.     Discussed possible types of incentives, with a starting point being reinstatement for historic homes of the bulk requirements that were modified in recent years.  That may take care of the majority of situations.  Also discussed additional sweeteners like ability to expand garages and add swimming pools, though these may also be encompassed by increases in improved lot coverage.  A full list of alternatives that were raised for consideration is in Part II.  The incentives need to be meaningful and substantial for the prospective homeowner, while not imposing undue burdens on neighboring property owners.  However, the emphasis should also be on simplicity – keeping the number of variables to a minimum necessary to achieve that result. 

4.     Conditions for eligibility for zoning incentives – Need to be reasonable, limited, and capable of being administered by the construction official.  Cannot be wide-ranging and subjective like wholesale incorporation of Secretary of Interior standards that would require something like an architectural review board to implement.  The primary emphasis should be on consistency with design and materials used in the exterior of the existing structure.

5.     In addition to “contributing buildings” in the ML Historic District (primarily Hapgood and Belhall homes), should consider including the historic farmhouses outside that district.

6.     The meeting did not address in detail other aspects of the Master Plan HP element recommendations, including:

· Zoning disincentives – Currently awaiting feedback on legality of possible alternatives before addressing.

· Demolition waiting period.

· Preservation of Key Landmarks

Part II -- Zoning Incentive Alternatives (selected items or some combination from the following)

1.      Increase limit on FAR:

Zone Current New

R-AA            13                    [15]

R-A              17                     [20]

2      Increase limit on improved lot coverage:

Zone Current New

R-AA             20                   [25]

R-A               25                   [30]

3      Decrease minimum side setback (each side):

Zone Current New

R-AA             25                   [20]

R-A               25                   [20]

[Require buffering?]

4      For third floors, either:

· Increase % third floor habitable coverage to count toward FAR calculation from 40% to [50/60]%.

· Exclude third floor, in its existing form only, from FAR calculation

5      Exclude basement from FAR calculation

6      Allow expansion of historic detached garages.

7      Allow swimming pools, cabanas.

Issues:

· Changes in front and rear setback requirements not included due to need to minimize impact to neighboring property owners.

· Application of side setbacks to corner lots?

· Special rules for covered porches (e.g. avoid double counting)?

Part III – For Next Meeting (on 6/15)

· Larry kindly agreed to review past ZBA applications for historic homes to see what types of enhancements to bulk requirements would have eliminated the need for the requested variances.

· We will try to reach consensus on a recommended set of incentives to be included in the proposed ordinance.

· Discuss possible conditions in order to be eligible for incentives, including standards for alterations and additions.  I’ve asked Joan Nix to help develop a proposal for discussion on the 15th.

· If available, discuss zoning disincentives.