HDC and ZBA Approve Demolition of 10-12 Maple Street House

The house
At the corner of Maple and Elm in Bedford Center, the house known as 10-12 Maple Street is slated for demolition – Image (c) JMcCT

By Joan Bowen

The house located at 10-12 Maple Street will be demolished with a two- family home built in its place.  Through a process that has included the Historic District Commission (HDC) and the Zoning Board of Appeals (ZBA), the current building has been determined to be unsalvageable and plans for a new building consistent with houses in the Historic District are being developed for final approval by the  HDC in June.

This home is identified as one of 30 historical homes in Bedford.  Included within the structure is the original south schoolhouse built in 1792.  The school building was moved to the site when it was replaced by a larger building in 1819.  The school was then converted to living space to which there have been multiple additions over many years.

Prior to his recent purchase of the property, David Goldbaum, a house preservationist, met with the HDC on September 3, 2014 to initiate discussion of HDC approval for demolition.  He stated that despite its status as an historical home, he had found that there was little to preserve.  The house has been added to several times with some of the work done shoddily, with little of historic value identifiable in the house.  Further, the siding is vinyl, the windows are not historic and much of the wood is rotted.  HDC members agreed to visit the home.

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In January 2015, Goldbaum returned to the HDC as the owner of 10-12 Maple Street with Kevin Latady of Latady Design, architect for the project, for further discussion of a potential demolition.  Latady told the HDC that while his fundamental inclination is toward historical preservation, there is little left worthy of preservation in this house.  He provided photographs of the interior and exterior of the building to underscore his assessment.  Over its lifetime, there have been multiple additions and alterations to the building but with each change little attention has been given to historical elements and some have jeopardized the structural integrity of the building.  The plan is to demolish the current building and to replace it with a two-family home.

As a resident and member of the Historic Preservation Commission (HPC), Don Corey stated his opinion that the house was one of a limited number of historical Bedford homes and therefore, should not be demolished. HDC member Lorrie Dunham asked about the potential to preserve the old schoolhouse portion of the building.  Goldbaum responded that while the location of that portion of the current structure can be identified, there is little left of the schoolhouse.  At best, it may be possible to save a beam or a piece of wall.

A formal hearing on a petition to demolish 10-12 Maple Street took place at the March 2015 meeting of the HDC.  The petition requested approval for demolition of the existing structure and construction of a new two-family house.  HDC members had conducted site visits and were in general agreement with the assessment of the current structure.

However, members of the HDC were not prepared to approve the plan.  The exterior of the current home extends five feet beyond the property line on Elm Street.  While it was agreed that the proximity of the building to the street is an historical feature, it will no longer be grandfathered and will require a variance from the Zoning Board of Appeals.  The HDC agreed to write a letter to the ZBA in support of the historical significance of the plan but was not prepared to take action until the ZBA ruled on the variance.

An informal poll at the close of the hearing demonstrated unanimous support for demolition. In closing, Chair William Moonan requested that an historical consultant be engaged to document the interior and exterior features of the building before it is demolished.  Goldbaum agreed.

Following the meeting with the HDC, Goldbaum petitioned the ZBA for a Special Permit to demolish and rebuild a non-conforming structure within the front and side lot lines.  In most situations a non-conforming use must be replaced by a conforming structure unless there are mitigating circumstances that will not be injurious or detrimental to the neighborhood.   The ZBA agreed that in this situation, given the Historic District location and the historical significance of the current footprint, a special permit to demolish and rebuild within the front and side lot property lines be approved,  thereby preserving the historical streetscape.  During the hearing, Goldbaum agreed to move the Elm Street side of the building back two feet from the property line.

The next step was to return to the HDC on May 6.  The revised plan was presented along with specific details on the design as appropriate to the Historic District.  The new building, consisting of two units, will be painted a heather blue with black doors with white trim; there will be no shutters.  There was general approval of the design elements, but Goldbaum was asked to provide detailed specifications, including design details, item numbers and manufacturer names before the HDC will provide final approval for the demolition and design of the replacement building.  Goldbaum said that he will submit the information at the June HDC meeting.

The HDC made two additional requests.  Moonan provided contacts for historical consultants who will photograph historical details and another who will develop floor plans.  The other request was that the demolition be conducted so that it is possible to identify and remove salvageable historical components.  HDC members hope that these components will be considered for inclusion in the new structure.

It is anticipated that the HDC will provide final approval of the demolition and rebuild of 10-12 Maple Street at its June meeting.  At that point, Goldbaum will be able to apply for a building permit.  Asked when he anticipates the current building will be torn down, he responded that it is apt to be at least three months, given several additional steps that are required such as a hazardous waste inspection.

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