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Submitted:
January 15, 2002
Approved: January 15, 2002
CITY OF
ROCKVILLE
HISTORIC DISTRICT COMMISSION
MINUTES
Tuesday,
December 18, 2001
Meeting No. 12-2001
The City of Rockville Historic District Commission convened in regular session
in the Mayor and Council Chambers,
Rockville City Hall, 111 Maryland Avenue, at 7:12 PM
PRESENT
Elizabeth Rodgers, Chair
Andrea Hartranft Craig Moloney
Anita Neal-Powell Jeff Broadhurst
Staff: Judy Christensen, Preservation Planner, Cindy Kebba, Planner II
I. APPROVAL OF MINUTES
November 20, 2001 (Meeting No. 11-2001)
MOTION:
Commissioner Broadhurst moved to approve the minutes of November 20, 2001 as
submitted. Commissioner Hartranft seconded the motion.
VOTE: 4-0 (Abstained: Chairman Rodgers)
II. CONTINUATION OF THE EVALUATION FOR HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE: 115 Park Avenue
Staff stated that the record on this evaluation was closed. If the Commission desired to hear or accept further testimony on this evaluation, the record could be reopened by vote.
MOTION:
Commissioner Hartranft moved to reopen the record on the evaluation of 115 Park
Avenue to receive further information. Commissioner Broadhurst seconded the
motion.
VOTE: 5-0
Planner Christensen
stated that prior to the close of the record on December 3, the owner’s
representatives submitted an MHT historic sites inventory form on the historical
and architectural significance of 115 Park Avenue prepared by consultant Daniel
Koski-Karrell. It was accompanied by a schedule of anticipated improvements
to the property to meet code requirements and the estimated cost of those improvements.
Ms. Christensen stated that Mr. Koski-Karrell raised some excellent points and
questions but on the whole, the questions did not merit a recommendation of
non-eligibility. They should be addressed prior to further public hearings.
As for the second portion of the submission, a schedule of improvements to meet
code with cost, the Historic District Commission is not permitted to consider
costs of renovation in determining significance eligibility. The Planning Commission,
the Mayor and Council, and the Historic District Commission will address these
issues at the public hearing if the Mayor and Council proceeds with a MAP application.
Staff concurs with Mr. Koski-Karrell’s conclusion that the house is not
closely associated with the Bouic family, as it post-dates their involvement
with the property. However, the house was built for J. Roger Spates, who was
in a position of responsibility and authority in the County Court systems and
served as Rockville’s Mayor from 1926 to 1932. Staff concluded that as
an elected Mayor for 6 years, Mr. Spates was an influential person and significant
to Rockville.
Mr. Koski-Karrell’s report concluded that 115 Park Avenue is not an excellent
example of the Craftsman style of architecture as alleged. Rather, Mr. Koski-Karrell
found that of his compiled list of 69 styling features characteristic of the
Arts and Crafts movements’ Craftsman architecture style, only 16 are present
in the dwelling at 115 Park Avenue. He concluded that this number does not support
a finding of “excellent example” of Craftsman style. He found the
house loosely resembles a Sears and Roebucks mail order house of the period,
the Kilbourne, and was more likely to have been built after 1929 according to
house footprints on 1924 and 1949 Sanborn Maps and a date of 1929 on the electrical
panel.
Ms. Christensen summarized the staff analysis to address the points raised by
Mr. Koski-Karrell. First, staff questioned the conclusion that the house was
not “an excellent example” of Arts and Crafts or Craftsman style.
She noted that the consultant based this conclusion upon his finding that the
house exhibited only 16 features of a list of 69 stylistic features characteristic
of the Arts and Crafts Movement that he compiled. Staff observed that a number
of these 69 features were repetitious which made the 16 features seem less significant,
but did concur that 115 Park represents a popularized vernacular middle class
interpretation of the style and is not a landmark example. Staff did observe
that it does exhibit the visual philosophy of the American style as professed
and practiced by Gustav Stickley in his Craftsman Workshop: wide eaves without
soffits, exposed decorative rafter tails, triangular knee braces, tapered porch
columns on square brick piers, and gabled dormers as well as the use of concrete
foundation block simulating rusticated stone, clusters of windows, stepped lintel
beams, and wood siding. The interior features and original paint scheme are
unknown, but the paint scheme can be reproduced and the HDC has no jurisdiction
on the interior. The front porch, with a stepped lintel beam framing the porch
opening, the short tapered square wooden columns on brick piers, and the flanged
trim with suggestions of horizontal supports separating the beam from the clapboard,
is a prime example of popular craftsman style.
Ms. Christensen also stated that the Sears “Kilbourne” model was offered
as a one-story living space house with an expandable attic and proposed that
the 1924 house was initially finished for occupation on the first story and
expanded to the second story as needed.
Staff found that the Spates Bungalow at 115 Park Avenue meets seven of the twelve
criteria for eligibility as a single site historic district or landmark site
and recommended it as eligible.
Attorney Barbara Sears of Linowes and Blocher spoke for the property owners.
She reiterated that Mr. Koski-Karrell’s research had determined that the
previous Maryland Historical Trust form used at this hearing had inaccuracies.
Roger Spates was Mayor but did nothing significant beyond holding office, and
the house is not an “excellent example” of Craftsman style. She concluded
that Historic District designation is not justified. She introduced Daniel Koski-Karrell
to explain his conclusions and answer questions.
Mr. Koski-Karrell stated that he researched Sears and Roebuck houses that resembled
this house and concluded that it was not a Sears house, which are now highly
collectible, but a “knock-off” of the Kilbourne model. He referred
to examples in his report. He noted that in 1924 the Sanborn Map indicated that
a one-story house was on the property and in a different location and later
it was 1-1/2 stories and located in the present situation. Those facts with
the 1929 dating on the electrical panel calls the 1923-24 construction date
into question. He noted that much of the original information in the MHT form
updated by Peerless Rockville for this hearing was derived from an unrecorded
interview with Roger Spates’ son and no backup documentation was found.
He proposed a date after 1929. He also stated that he had driven around Rockville
and noted over 100 bungalows of the period so this is not a rare or unusual
example.
As for Craftsman features, he noted that the house does not have a low-pitched
roof, which is a key feature in Craftsman style and that only 6% of Craftsman
house have the cross-gable roof exhibited here. He conceded that the house incorporates
some elements of craftsman style, but not many. He stated that there are many
questions about this property and an “excellent example” should possess
most of the key features.
Commissioner Moloney clarified the estimate of the construction date and asked
if the house had any exterior modifications such as siding replacement, roof,
window, or door replacement, additions, or other changes. Mr. Koski-Karrell
stated that the house appears to have its original roof and windows, although
the front door appears to be a replacement. He said it all appears to be original
including the rear porch “addition.”
Commissioner Hartranft inquired about the opinion of architectural historian
Kelley Steele for the State Highway Administration (SHA) that the house was
eligible for National Register of Historic Places listing and if the more modest
design in 1929 could be evidence of the poor economic conditions following the
stock market crash. Mr. Koski-Karrell said he attempted to contact Ms. Steele
to see why she checked the “not eligible” box then stated differently,
but she is not currently employed by the SHA so he found no answer. As for the
financial health after 1929, he noted that the house appears to have been built
prior to the crash.
Chairman Rodgers asked if Mr. Koski-Karrell had counted the bungalows in Rockville.
He said he did not, only estimated. Staff also had no estimate on the number
of bungalows in Rockville.
Eileen McGuckian, representing Peerless Rockville, said that Mr. Koski-Karrell's
process and conclusions were informative but questioned if six years difference
in the construction date would affect the eligibility or significance. She said
it would be nice to clear up the mysteries that date from the 1985 inventory
form, but the date question does not affect the architectural evidence that
is there. She stated that being elected Mayor of Rockville was a sign that J.
Roger Spates was highly honored and significant to Rockville. She noted that
the first Rockville zoning ordinance was adopted during his tenure. She noted
that the words written by Ms. Steele in her discussion should outweigh checking
of a box, which would be a simple mistake when completing many forms. In conclusion,
she stated that the house displays significant architectural merit, enough to
merit designation as a local historic site and is associated with J. Roger Spates,
a mayor of Rockville. She said she had not counted the number of bungalows in
Rockville either.
Commissioner Broadhurst asked if The Park Subdivision was predominantly a bungalow
subdivision. Ms. McGuckian said it was planned as a Victorian neighborhood but
did not develop until the teens and twenties in the 20th Century. At that point
most of the house built were bungalows.
Leslie Porter, 825 Brice Road, testified in favor of designation. She stated
that 115 Park has far more character than typical “cookie cutter”
houses of today and should be preserved. She noted that the other remaining
bungalow across the street provides balance.
MOTION:
Commissioner Moloney moved to close the record of the evaluation of 115 Park
Avenue for historical, architectural or cultural significance. Commissioner
Neal Powell seconded the motion.
VOTE: 5-0
The HDC
recessed at 8:20 pm and reconvened at 8:30 pm.
After discussion, the HDC determined that the level of site significance is
local; that the structure is in original or near original condition; and the
original site and setting is largely preserved. In addition, the following City
of Rockville Historic District Designation Criteria were found to apply to 115
Park Avenue:
Historical and Cultural Significance
Architectural and Design Significance
MOTION:
Commissioner Hartranft moved to recommend the Spates Bungalow at 115 Park Avenue
to the Mayor and Council as eligible for designation as a single-site historic
district based on the City of Rockville Historic District Designation Criteria.
Commissioner Neal Powell seconded the motion.
VOTE: 5-0
III. APPLICATION FOR CERTIFICATE OF APPROVAL:
A. HDC01-0206
Applicant: Steve Beck
Address: 90-98 West Montgomery Avenue
Request: Window replacement and exterior elevation improvements
Planner Kebba
presented the staff report and stated that the property at 90-98 West Montgomery
Avenue is a single-story retail/restaurant building currently occupied by Bombay
Bistro, Dry-Vin Cleaners, and Rockville Art and Frame. It is a non-contributing
resource to the West Montgomery Avenue Historic District although it is approximately
40 years old and is a prominent feature due to its location at the corner of
West Montgomery Avenue and South Adams Street. Planner Kebba said that the Applicant
requests a Certificate of Approval for window and door replacement and exterior
elevation improvements.
The subject property is a typical 1960s commercial structure. The mansard roof
was added in 1983. Although the building is not a contributing resource to the
West Montgomery Avenue Historic District, it is an established feature in the
neighborhood as it has had few major alterations throughout its history. The
building’s significance is found in its familiarity to Rockville citizens,
its prominent corner location at West Montgomery Avenue and South Adams Street,
and its proximity to some of Rockville’s oldest and most important historic
resources, including the Beall Dawson House.
Staff noted that the architectural elements that are being replaced (windows,
doors, mansard roof, concrete block exterior finish) are not historic. The planned
alterations are focused on the most prominent facades, those that front West
Montgomery Avenue and South Adams Street. These alterations will improve the
building’s appearance and thereby benefit surrounding historic properties.
New storefront wood windows (transoms with eight divided lights above large
single-pane windows) will add architectural interest. The existing brick will
be preserved on the West Montgomery Avenue and South Adams Street facades. Concrete
block will be covered with Dri-vit on these facades.
The proposed exterior design, scale, proportion, arrangement, texture and materials
are appropriate and will modernize the building while keeping it identifiable.
Staff said that plans for new signage will require HDC review but were not received
as part of this application. Staff recommended approval of HDC01-0206 for window
and door replacement and exterior elevation improvements.
Steve Beck, representative for owner John Bell, was present at the meeting and
spoke to the commission. He said that the plans were to change the windows,
remove the mansard and add a reverse cornice. He said that they were still working
on the signage and showed the current plans but said that designs were not yet
finalized and were not part of this application.
Commissioner Broadhurst stated that the proposed changes to the building represented
a significant improvement, were not overstated, and would have a positive impact
on the immediate neighborhood. Commissioner Moloney asked what type of windows
was going to be used for replacement and Mr. Beck replied that they would be
Anderson wood windows.
MOTION:
Commissioner Moloney moved to approve HDC01-0206 for exterior elevation improvements
and window and door replacements as submitted in the application. Commissioner
Hartranft seconded the motion.
VOTE: 5-0
IV. COURTESY
REVIEW
Planner Kebba explained that staff had been contacted by Tina McKendree who
works at Stepping Stones shelter, which is located in the 1912 farmhouse at
1070 Copperstone Court. The house is in a local historic district as well as
on the National Register. Ms. McKendree told staff that all of the windows and
the eaves on the building needed to be replaced in order to satisfy lead abatement
requirements necessary to receive government funding and continue to operate
as an emergency shelter for families. The Montgomery County Department of Housing
and Community Affairs contracted with LeadTec Services in August 2001 to conduct
a lead-based risk assessment on the property. Staff provided copies of this
report in the HDC briefbooks. The report stated that the windows are the original
wood windows and the majority of the interior wood trim is stained only with
no lead present. The report stated that the property was in good condition overall.
Planner Kebba visited the property and said that most of the windows appeared
to be in repairable condition, although Ms McKendree said that many were not
currently operable. The windows have aluminum storm windows over them.
The LeadTec report stated that all areas of the house with lead levels above
the State of Maryland’s threshold of .7 mg/cm2 were visually assessed for
condition and amount of surface area. Lead hazards were identified for all window
sills, casings and sashes, soffit, fascia and rear wall components. Recommended
control or abatement options were provided in the report for each hazard area.
Planner Kebba explained that interim control options are more compatible with
preservation principles because they do not require permanent removal of the
building component but instead may include special cleaning procedures, repairs,
maintenance, painting and on-going monitoring. Lead abatement would require
the removal of the building component or the paint or the complete enclosure
of the lead-based paint hazards. Abatement does not require monitoring and is
considered permanent (defined as a t least 20 years). Staff noted that the Secretary
of the Interior’s Standards for Rehabilitation advises that “deteriorated
architectural features shall be repaired rather than replaced, whenever possible.”
Michael Rose, a member of Stepping Stones Board of Directors, and Alan Hepler,
a senior planner with the Montgomery County Division of Housing and Community
Affairs and director of the county’s group rehab program, were present
at the meeting. Mr. Rose said that the house requires up to $150,000 in repairs
to be returned to liveable condition and that two of the biggest anticipated
costs are for the windows and eaves. He said that part of the funding available
for these repairs is based on certified lead-free status. He said that there
are ways to control lead hazards but that they would prefer to remedy the problem
once and for all and that they were at the meeting to seek suggestions from
the HDC. He said that replacing the existing windows with all wood windows would
be very expensive. He hoped the HDC could relax some of their guidelines for
materials since this is a non-profit organization. He said that the HDC should
consider the greater good in their decisions; that high costs for some solutions
could cause the shelter to have to close and remove a needed source of housing
and services in the community. Mr. Rose said that this house is historic but
that it is now tucked away in a townhouse development and not in a well-traveled
or prominent location. He said that prior to its historic designation in the
1980s, many historic elements had been altered on the house. He also said that
they had an obligation to make family safety a priority at the shelter.
Mr. Hepler said that Stepping Stones came to his office for help. He said that
the house’s 64 windows are in poor shape and are going to be the biggest
expense. He would like a non-profit friendly solution so that they can be affordably
maintained in the future. He listed several historic building components on
the house that have been replaced already including the roof, gutters, the addition
of storm windows, fire escape, and a handicap ramp. He said that egress is a
safety problem now since many of the windows do not open.
The HDC asked about non-profit organizations’ eligibility for tax credits
and Planner Christensen replied that non-profits are eligible if they are generating
the funds themselves. They are not eligible if they received the funding from
state or federal grants, as would be the case here.
Commissioner Broadhurst said that if the windows must be replaced, he would
like to see a good quality product selected that is visually similar to the
original windows. He said he believed the HDC has allowed a clad-wood product
in certain circumstances in the past and he would prefer all wood or at least
a clad wood. He said that the soffits have nice detailing and encapsulating
them may hide some of this detail. Mr. Hepler replied that the holes in the
soffits are inviting to animals, which causes further damage.
Commissioner Moloney stated that the windows at King Farm are being rebuilt.
He said that the windows had lead paint on them and they were subject to the
same liabilities. He suggested that the terms of that contract including costs
and time frame for doing the work be examined to see if the same process could
be used at Stepping Stones. He said he was in favor of restoring the windows
at Stepping Stones if at all possible. He asked about the grille arrangement
of the existing windows and Mr. Hepler said that most are double-hung and 3
over 1. Mr. Moloney said that it is important to maintain the same grille arrangement,
especially in the most prominent locations of the house. He was also interested
in how any proposed new windows would fit into the existing openings and trim.
Eileen McGuckian, Director of Peerless Rockville, asked if it would be possible
to break the project into parts so that the government funding could be applied
to certain parts.
Mr. Rose said that if they receive more than $25,000 in federal funds they are
required to go for complete lead abatement.
The HDC requested that staff and Mr. Hepler and Mr. Rose obtain cost and other
information on the refurbishment of the windows at King Farm to determine if
that would be a viable option in this case. Mr. Hepler and Mr. Rose were asked
to submit a Certificate of Approval application to perform this work or an explanation
of why it cannot be done along with a replacement option, taking into consideration
the comments extended by the HDC at this courtesy review.
V. DISCUSSION /UPDATES
Glenview Master Plan Draft
The Draft Plan was distributed to the HDC and will be discussed at the January 2002 meeting.
HDC co-sponsorship with Peerless Rockville at 200 Celebrity Series Program Schedule FY 2002-2003
The HDC voted informally to co-sponsor several programs with Peerless Rockville in 2002.
Update on King Farm Task Force
A structural evaluation of the farm structures should be completed by January 15, 2002. The next meeting of the task force is January 23, 2002.
2002 Maryland Preservation Awards
The HDC voted to nominate the Lincoln Park Historical Society’s Tracking the Footprints of African-Americans in Montgomery County project and the new Rockville history book Rockville: Portrait of a City for 2002 awards.
Discussion of Grant projects for 2002
Planner Christensen said that Rockville would submit a 2002-03 Maryland Historical Trust Certified Local Government (CLG) grant request for funds to update the inventory of Rockville historic resources and provide further public educational projects. The survey work will be subcontracted to Peerless Rockville, as was the first survey work. After the survey is completed, a new inventory catalog will be produced and the Historic Resources Management Plan revised and expanded. The entire project will take about three years.
VI. COMMITTEE/ ORGANIZATION REPORTS
A. Lincoln Park Historical
Society – The Lincoln Park Historical Society will hold a Kwanzaa celebration
on December 22 at the Lincoln Park Community Center.
B. Peerless Rockville – No report this month
VII. ADJOURN
The meeting
was adjourned at 9:55 p.m.
Respectfully
submitted,
HDC staff liaisons
Judy Christensen and Cindy Kebba