2024.02.23 Staff Report.pdf
To: Historical Commission
From: Sarah LaValley
Re: February 26 2024 Historical Commission Staff Report
5:30 PM, Public Hearing. Request for a Local Historic District Certificate of Appropriateness pursuant to Section 195 of the Northampton Code for the
proposed demolition of existing dormitory building. Facilities Management of Smith College. 19 Round Hill Rd, MAP ID 31B-169
Overview:
The application proposes demolition of a 1970’s dormitory building. Adjacent similar-style
dormitories on Henshaw Avenue are also proposed to be removed; as these are not within the
local historic district, their demolition is not part of the application. Since this parcel is within
the LHD as expanded to include Round Hill in 2013, demolition is considered pursuant to local
historic district processes and standards, not the Demolition Review Ordinance. A replacement
structure is not proposed at this time. A historic inventory form for the dormitory was not
created when the district was expanded, but the structure is part of the same parcel as ‘the
gables, which is not proposed to be removed and will remain.
Recommendation:
The Design Standards specify that “Historic buildings are irreplaceable community assets.
Demolition of any building or structure within the district should be carefully considered. With
each demolition, the historic integrity of the district is further eroded. Demolition or removal of
a building or structure located in the historic district (whether or not the structure is visible to
the public) requires a demolition or removal permit from the Commission. The Commission will
approve a demolition permit only if the building or structure to be demolished has been
determined by the Commission to have no significant historic merit or historic relationship to
the Elm Street Historic District. Removal and relocation shall be considered only as an
alternative to demolition.”
If the Commission finds that the standard for demolition has been met, and that the demolition
will not detract from the character of the district, a certificate of appropriateness can be issued.
Any new construction, or any other site work not specifically exempted will also require a
separate application and review for a certificate of appropriateness.
Review Proposed Cupola Removal Pursuant to Historic Preservation
Restriction Agreement – 20 Hawley Street/Hawley Apartments, former St. John Cantius
The City will hold (nearly finalized, approved by MHC) a permanent preservation
restriction on the former St. John Cantius Church. Required as a condition of CPA
funding for exterior restoration work to the building, it requires that the City review
`2
proposed ‘major’ alterations to the Premises to determine that such work will not affect
the characteristics which contribute to the architectural, archaeological, or historical
integrity of the Premises. The property owner has removed the cupola to facilitate roof
repairs, which were not possible with the cupola in place, and is seeking approval under
the restriction not to return it to the roof, and leave it off permanently.
Once recorded, the restrictions become part of the property’s chain of title and “run with
the land” in perpetuity, thus binding not only the owner who grants the easement but all
future owners as well. In Massachusetts, Historic Preservation Restrictions are based
on a model document prepared by and signed off on by the Massachusetts Historical
Commission (MHC). This contains a set of Grantor’s Covenants; an agreement by the
Grantor to maintain buildings in good condition, prohibit complete demolition, list
minor activities for which no review is necessary, and outline the review process for
other proposed renovations. The cupola removal constitutes a ‘major alteration’ and
requires review and approval. The Restriction specifies that the Secretary’s
Standards for Rehabilitation must be used as a guide for review. Review the work
proposed, and allow the removal if consistent with the standards. At the January
meeting, The Commission requested additional information about the cupola, including
whether it was an original component of the building, but the applicant has indicated
that limited information was able to be found.
Request for Support of CPA Application, Northampton Central Services, Memorial Hall
A CPA request for $2.7 million was submitted for historic preservation work to
Memorial Hall; 240 Main Street. Memorial Hall is within the Downtown National
Register District and does not require a Historical Commission finding that it is
significant to Northampton’s History, but the applicant is requesting a support letter
from the Commission for the proposed foundation and envelope work. An evaluation
on the building report is available here