Committee Report CR-4
The Ordinance Committee held a public hearing on January 26, 2011 beginning at 5:08 P.M. in the Sullivan Chamber. The purpose of the hearing was to consider a report from the Historical Commission recommending that the City Council adopt an order to designate St. James Episcopal Church in Porter Square as a landmark. A copy of the report is attached
Present at the hearing were Councillor Sam Seidel, Chair of the Committee, Mayor David P. Maher, Councillor Leland Cheung, Vice Mayor Henrietta Davis, and City Clerk D. Margaret Drury. Also present were Charles Sullivan, Executive Director of the Cambridge Historical Commission, Sarah Burke, preservation planner, Historical Commission, William King, Chair of the Historical Commission, the Reverend Holly Antolini, Pastor of St. James Church, Gwen Noyes, 175 Richdale Avenue, officer, Oaktree Development, Young Kim, 17 Norris Street, and Elaine Callahan, Newton.
Councillor Seidel convened the hearing and explained the purpose. He invited Mr. Sullivan to present the recommendation of the Historical Commission. Mr. Sullivan said that St. James Episcopal Church consists of a sanctuary built in 1888, an 1884 parish hall with additions of 1912 and 1958, and the Knight's Garden, purchased in 1915. The sanctuary is Cambridge's version of the Trinity Church in Boston. It is a Romanesque Revival structure built in 1888, an excellent and rare example of the Richardsonian Romanesque style in Cambridge. It has been on the National Register of Historic Places since 1983. Title to the St. James property is held by the Episcopal Diocese of Massachusetts.
Mr. Sullivan said that the present recommendation stems from a proposal by the church and Oaktree Development, Inc. to raze the parish hall complex and construct a new building. Oaktree bought the adjacent carwash property in 2008 and proposed development of the site. In 2009 the church and the diocese agreed to explore a condominium arrangement with Oaktree. If the proposed condominium project receives regulatory approval, the church and Oaktree will pool their land, demolish the parish house and construct a new building. St. James will own the sanctuary building, the garden and a new parish house on the first floor of the new building and Oaktree will sell the residential condominiums. Some proceeds from the sale will go to St. James and be used to establish an endowment fund for the maintenance and restoration of the historic building.
Mr. Sullivan stated that in the course of the Historical Commission's review of the proposed project, the Commission requested and received the developer and the church's agreement on a number of issues, including guarantees that the Knight's Garden would remain publicly accessible and that part of the proceeds from the project would be used to establish an endowment fund to ensure the maintenance and preservation of the church building, which is a fragile structure. In light of the public interest in preserving an important historic building and establishing a stream of funding dedicated to its maintenance, the Historic Commission recommends that the City Council adopt an order designating the St James Church as a landmark.
The Reverend Holly Antolini, Pastor of St. James Episcopal Church, stated that they have been through a long and thorough process to arrive at these agreements. Both the Cambridge Historical Commission and the Massachusetts Historical Commission have been deeply involved. She urged the City Council to adopt an order to landmark the church.
) from herself and Jaqueline Kelly, Blake Street, and expressed their concern about the Knight's Garden. ---She spoke in opposition to removing that garden. The garden is a landmark in itself. It was designed by John Nolen, a world renowned city planner, as a green, contemplative space. Nolen's garden is an independently assessed plot and should be independently landmarked. She described John Nolen's many achievements and stated that we should not have to sacrifice a landmark for another landmark just for money because the church could not manage their budget. She urged the city to take the Knight's Garden by eminent domain. This garden allows a view of the church that should not be lost.
Gwen Noyes, 175 Richdale Ave., officer of Oaktree Development, stated that they have been working carefully with the church and the Historical Commission. She urged the Ordinance Committee to recommend adoption of the landmark order.
Young Kim, 17 Norris St., stated that he came to this hearing to observe the process. He walks in that area every night. This is the first that he has heard of the garden. The park is lovely and he urged that it be saved. Councillor Cheung asked if the condominiums have already been approved Mr. Sullivan stated that they have been approved by the Historical Commission, the Mass Historical Commission and the Planning Board. He stated that the plan for the condominium building includes a retail space along Massachusetts Avenue.
Councillor Cheung asked about the park property. Mr. Sullivan said that the Historical Commission certainly considered the Knight's Garden and John Nolan's stature. The church is a very fragile structure. The Historical Commission has given the church money for historical preservation in the past. The church has become much more expensive to maintain. In recommending the plan and the landmark designation, the Historical Commission sought to ensure that the church would be protected for the foreseeable future. The Historical Commission agreed with the church that the condominiums would provide an income stream for the preservation. The open space has been under used for many years. The Historical Commission made sure that the new project would incorporate a garden with public access. Yes, there is a loss, but it is balanced by the preservation of the church.
Councillor Cheung asked Mr. Sullivan how the Historical Commission knows that the church will be maintained. Mr. Sullivan said that an endowment fund will be established with the proceeds. The income may not be enough to accomplish all but it will provide a baseline. Properly managed, an endowment should run in perpetuity. The vestry has been working with their diocese and they are very focused. In response to a question from Councillor Cheung Mr. Sullivan stated that the planning board has approved the project however the project is still subject to an additional garden review.
Vice Mayor Davis said that there is no question that the church is a very significant landmark for North Cambridge this is an opportunity for the city Council to do something good for North Cambridge she asked Mr. Sullivan what would happen without the landmark designation Mr. Sullivan said that without funds to maintain them, churches fall into disrepair. This is the case with urban churches in general.
Councillor Seidel thanked Mr. Sullivan and the members of the Historical Commission for the work that they have done on this landmark report. He added that he too would prefer not to have to make a trade-off either, but the church building has a very strong value for Cambridge.
Reverend Antolini reaffirmed that from the churches perspective the garden and a garden with public access, is very important. They have worked very hard on the plan for the new garden to make the garden even more of a focus than the present garden has been in recent years.
Vice Mayor Davis moved that the Ordinance Committee forward the Historical Commission's report with the recommendation to landmark St. James church to the full City Council with a favorable recommendation.
ORDERED: That the Free Church of Saint James (Episcopal) aka St James?s Church at 1991 Massachusetts Avenue be designated as a protected landmark pursuant to Chapter 2.78, Article III, Section 2.78.180 of the Code of the City of Cambridge, as recommended by vote of the Cambridge Historical Commission on November 4, 2010. The premises so designated are the historic church sanctuary building and the surrounding areas shown as parcels 49, 50 and 62 on Assessor's Map 181 and are recorded in Book 9979, Page 569, at the Middlesex South Registry of Deeds. This designation is justified by the important associations of the church with the historical, social and architectural history of Cambridge, specifically in that its sanctuary building is the first of two Richardsonian Romanesque churches in Cambridge; the church was the home of an early and important ministry and the product of many prominent Cantabrigians as founders, benefactors and designers of the church; and that the church sanctuary building is the only Massachusetts example of the work of Henry Martyn Congdon, a noted New York ecclesiological architect. This designation confirms the approval of demolition and new construction described in a Certificate of Appropriateness dated November 4, 2010 (pursuant to a vote on October 29, 2010) issued by the Cambridge Historical Commission in Case 2445. The effect of this designation shall be to confirm the demolition and construction activities approved by said Certificate of Appropriateness (subject to compliance with other applicable laws and permits) and to require further review by the Cambridge Historical Commission and the issuance of a Certificate of Appropriateness, Hardship or Non-Applicability before any other demolition and/or construction activity can take place within the designated area or any action can be taken affecting the appearance of the buildings that would in either case be visible from a public way or place, including the garden to which the church has committed to provide public access. The Commission shall not consider and shall have no jurisdiction over interior features or improvements, nor over any portion of the buildings not visible from a public way or place. In making determinations with respect to further alterations to the work approved by said November 4, 2010 Certificate of Appropriateness or for alterations to the historic church sanctuary building itself, the Commission shall be guided by the terms of the landmark designation report, and by Section VI, Standards and Criteria, and by the applicable sections of Chapter 2.78, Article III, of the Cambridge Municipal Code.
ORDERED: That the Free Church of Saint James (Episcopal) also known as St. James's Church at 1991 Massachusetts Avenue be designated as a protected landmark pursuant to Chapter 2.78, Article III, Section 2.78.180 of the Code of the City of Cambridge, as recommended by vote of the Cambridge Historical Commission on November 4, 2010. The premises so designated are the historic church sanctuary building and the surrounding areas shown as parcels 49, 50 and 62 on Assessor's Map 181 and are recorded in Book 9979, Page 569, at the Middlesex South Registry of Deeds.
This designation is justified by the important associations of the church with the historical, social and architectural history of Cambridge, specifically in that its sanctuary building is the first of two Richardsonian Romanesque churches in Cambridge; the church was the home of an early and important ministry and the product of many prominent Cantabrigians as founders, benefactors and designers of the church; and that the church sanctuary building is the only Massachusetts example of the work of Henry Martyn Congdon, a noted New York ecclesiological architect.
The effect of this designation shall be to require review by the Cambridge Historical Commission and the issuance of a Certificate of Appropriateness, Hardship or Non-Applicability before any other demolition and/or construction activity can take place within the designated area or any action can be taken affecting the appearance of the buildings that would in either case be visible from a public way or place, including the garden to which the church has committed to provide public access. The Commission shall not consider and shall have no jurisdiction over interior features or improvements, nor over any portion of the buildings not visible from a public way or place.
In making determinations with respect to further alterations to the work approved by the November 4, 2010 Certificate of Appropriateness or for alterations to the historic church sanctuary building itself, the Commission shall be guided by the terms of the landmark designation report dated November 4, 2010, and by Section VI, Standards and Criteria, and by the applicable sections of Chapter 2.78, Article III, of the Cambridge Municipal Code.