29 Chestnut project HC Open Issues
4.15.16
Dear Historical Commission Board Members:
I just wanted to share some thoughts and perspective on the proposed project at 29
Chestnut Street in advance of the hearing on Wednesday April 20th.
• Deletion of the existing cantilevered section was previously approved in August
2014.
• The plans that we have submitted recently, we believe, are more in keeping with
the character of the building than what was submitted and approved previously.
• Because the interior of the space is so narrow, long and low, the goal was to
eliminate the second floor.
• The shed isn't really tall enough for a 2-story structure based on current code-
the second floor is only 6'-4" in ceiling height and a habitable room requires a
head height of 7'-0"
• We wanted the interior of the shed to be an open 2-story room to improve the
entry to the main house, and to improve the function, safety and utility of this
structure. Keeping the cantilevered section would require substantial structural
repairs, would involve taking apart most of the existing structure to get a steel
frame or a significant amount of engineered lumber to support the cantilever
and the roof. The use of engineered beams would mean that there would be 4
beams about 8' overhead going across the open space (side to side)
approximately every 5'. This requirement would leave the space feeling like it
does now - which defeats the main reason to open it up. All of which seems like
a lot of complexity and cost for an attached shed.
• As for the proposed color, Benjamin Moore Mopboard Black, we received 1
objection from an abutter. This color is part of Benjamin Moore’s historic color
collection, which was a driver in its selection. It should be noted that the plans,
including the color have been sanctioned by Historic New England as evidenced
by their letter of support to the commission on this project. The use of solid
black on both the siding, windows and trim has precedent in a historical context
and can be seen at The House of the Seven Gables, The Jonathan Corwin
House, The Penn Townsend House and others (see below). It is also the color
that the Commission approved for the fence on the Warren Street side of the
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property. The current schoolhouse red makes this small shed conflict with the
main structure. Our belief is the shed should be recessive and complimentary,
not at odds and demanding attention, thereby detracting from the main
building. There is also no evidence of how long this building has been red,
scraping shows some white paint, but there is not a lot of paint material on the
building, so it is likely it has been stripped or siding and trim have been
replaced. Looking at the vintage photos that the homeowner shared at the
recent hearing, it appears that the building was a lighter color at some point in
it’s past. We do not believe that color selection should not be dictated by a
single objection, but by its appropriateness to adhere to and fit within the
historical construct of the architecture and the neighborhood.
As referenced in the guidelines per architect Andrew Jackson Downing in
his 1842 book Cottage Residences…”Downing felt that a building should
be "integrated with nature and not forced upon it". He advocated
avoiding colors not found in nature, preferring the colors of rocks, wood,
and soil (the materials from which houses were made).
• Like any project, there has to be utility, value and aesthetic beauty. In this case,
there is also the historic preservation piece, which we have carefully taken into
account. However, when any of these factors are out of balance, one has to
question if the project should proceed. In the last round the architect and
builder took my client down a long expensive path, and in the end the cost of
the project far exceeded the value of such an effort. There have to be limits to
what is reasonable and what is worth saving. We have now come before the
commission with a set of very thoughtfully scaled back plans that are much more
in the spirit of the building, and while the cantilevered element is architecturally
interesting, preserving it pushes the project out of balance. The suggestion at
the site visit to possibly leave the cantilevered section just at the southeast
corner will add to the complexity and cost of the project. And cost containment
is a critical consideration in order for this effort to move forward. It should be
noted that this work doesn’t add recoverable financial value to my client’s
property and that is an important consideration. To focus on one small aspect of
the project’s value, in view of the added complexity that element represents, is
to miss the overall benefit and value this effort has for the homeowner and the
community.
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We appreciate your time and consideration.
Sincerely,
Peter Cohen
PB+C Design
4.15.16