Historic District Commission Minutes
Submitted:
October 17, 2002
Approved: __________
CITY OF
ROCKVILLE
HISTORIC DISTRICT COMMISSION
MINUTES
Thursday, September 19, 2002
Meeting No. 09-2002
The City
of Rockville Historic District Commission convened in regular session
in the Planning Conference Room,
Rockville City Hall, 111 Maryland Avenue, at 7:10 PM
PRESENT
Anita Neal-Powell, Chair
Jeff Broadhurst Craig Moloney
Andrea Hartranft
Staff:
Judy Christensen, Preservation Planner; Cindy Kebba, Planner II
Absent: Beth Rodgers, Commissioner
I. APPROVAL
OF MINUTES
August 20, 2002 (Meeting
No. 08-2002)
Planner Christensen
stated that the word "chapel", in reference to St. Mary's Church on
page 9, should be written as "church". Commissioner Moloney corrected
the minutes to reflect that he was the commissioner who brought up the placement
of the fence at St. Mary's, not Commissioner Broadhurst (p. 9). Commissioner
Powell asked that the word "Acting" be removed from the last sentence
under item IV on page 9.
MOTION:
Commissioner Broadhurst moved to approve the minutes of August 20, 2002, as
corrected by staff and the HDC. Commissioner Hartranft seconded the motion.
VOTE: 4-0
II. EVALUATIONS
FOR HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE
305 Lincoln
Avenue
Planner Christensen summarized the staff report and said that the property was
nominated by its current owner, Norma H. Duffin and Peerless Rockville. She
said that the house was built in 1880 before the subdivision of Lincoln Park
was created. Additions and improvements were made to the original house about
1917. The current house represents a 1917 expansion of a smaller late 19th century
residence.
Planner Christensen stated that Suzanne Fisher, President of Peerless Rockville,
testified at the last meeting in support of designation. She said that the owner,
Ms. Duffin, was unable to be present at the meeting but was also in favor of
designation. She said that no one spoke against designation. Planner Christensen
stated that no additional testimony was received prior to closing the record
on September 1.
Ms. Christensen concluded that 305 Lincoln Avenue meets the criteria for designation
as a single site local historic district by the City of Rockville. Staff found
that it is significant to the City in that it is the only remaining original
African-American resource that pre-dates the establishment of Lincoln Park.
It is also significant in that this house and other now-lost African-American
homesteads created a small community of black families prior to 1879 near Rockville.
It is associated with four generations of the Hill family, known for community
leadership in Lincoln Park. The story of the Hill family illustrates the many
hardships and restrictions that African-Americans faced in their daily lives
during segregation. The vernacular farmhouse at 305 Lincoln Avenue is instantly
recognizable as being from another era and is a familiar community landmark.
Upon its review of the designation criteria, the HDC found that the level of
site significance for 305 Lincoln Avenue is local and the condition of the structure
and site is described as "original or near original condition (all changes
reversible)", "outbuildings present and recognizable", and "original
site and setting largely preserved."
The HDC found that it
has historical and cultural significance in that it:
MOTION:
Commissioner Hartranft moved to find 305 Lincoln Avenue eligible for single
site historic designation based on the adopted criteria for historical, architectural,
or cultural significance, and to recommend it as eligible for historic designation
to the Mayor and Council. Commissioner Broadhurst seconded the motion.
VOTE: 4-0
103 Forest
Avenue
The owners, Mr. and Mrs. John Hartley, of 1700 Jumper Court in Vienna, Virginia,
were present at the meeting. Planner Christensen said that the Hartleys have
brought the property up to code, and have no intention of demolishing or subdividing
the property at this time. The Hartleys have not decided what to do with the
property in the long term.
Planner Christensen summarized the staff report and stated that staff concurs
with the nominators and letter of support from Peerless Rockville that 103 Forest
Avenue meets the criteria for designation as a single site local historic district.
She said that the property is unique. She said staff regrets the errors that
were included in the initial inventory form but said they have been corrected.
She said Mr. and Mrs. Hartley supplied additional information for the form.
The corrected form is on the City's web site.
Planner Christensen said that the neighborhood is in favor of designation but
the Hartleys are opposed because of the additional oversight required and potential
restrictions, which they feel could affect the residential use of the property
and its prospects for future sale. Ms. Christensen said that the Hartleys had
incomplete information on the pros and cons of historic designation before the
initial HDC evaluation in July. Staff discussed these concerns with the Hartleys
and concluded that, although designation would add another layer of review,
it would not prevent the owners from improving and modernizing the property
for continued residential use. Properly designed additions have been constructed
on many houses in the historic district. County and State tax credits would
be available to improve the house and would be a desirable selling point to
potential buyers who were looking for a little altered period home to rehabilitate
to their taste.
Planner Christensen stated that the HDC does not encourage subdivision of historic
properties or destruction of historic resources. Any subdivision application
would also be subject to other Rockville regulations and laws. Subdivision of
the property would require review by the HDC and compliance with Section 25-749(6),
which requires the average lot area and lot frontage of lots within 500 feet
to be maintained. This provision is likely to restrict the subdivision of the
property. If designated, any request for demolition must be approved by the
HDC.
Mr. and Mrs. Hartley were present at the meeting with comments on the proposed
designation.
MOTION:
Commissioner Moloney moved to re-open the record on the evaluation of 103 Forest
Avenue for historical, architectural, or cultural significance to include the
comments made by the owners and others. Commissioner Broadhurst seconded the
motion.
VOTE: 3-0 (Commissioner Hartranft absent for vote)
Mrs. Hartley
said that they had started fixing up the house last spring and that the activity
apparently caused much anxiety in the neighborhood. She said a neighborhood
meeting was held but the Hartleys were not invited to attend, and the outcome
was the nomination of the property for historic designation. A consultant for
the City completed research on the history of the house, but the Hartleys were
never contacted for information or verification. She said that Mr. Hartley grew
up in the house and he would be the primary source of information. Mrs. Hartley
said that they were not notified that the house was nominated until the sign
appeared in front of the house. She said that Eileen McGuckian, Peerless Rockville,
had spoken at the last meeting. Mrs. Hartley interpreted Ms. McGuckian's answer
to a question as indicating that it did not matter what owners thought about
having their properties nominated.
Mr. Hartley added that he had no desire to be on the "state dole"
regarding taking advantage of tax credits. He also questioned if the HDC was
a commission or a committee and asked if other members of the public were excluded
from the discussion. Staff said the HDC is a commission, and any person could
attend, although the room was small. Additional chairs were brought into the
Planning Conference room for interested parties.
Mrs. Hartley continued with her comments, stating that the family had no plans
to subdivide the property or demolish the house. They have made no decisions
on the property at the moment. She asked that the City not continue the designation
process until the family requests such action, or it has a new owner that wishes
to continue. She noted that the property is not for sale at this time.
Don Hadley stated that his house at 215 Harrison Street is contiguous to103
Forest Avenue and that the two houses together form one entire block. He felt
that 103 Forest Avenue meets the criteria for designation.
Upon its review of the designation criteria, the HDC found that the level of
site significance for 103 Forest Avenue is local and the condition of the structure
and site is described as "original or near original condition (all changes
reversible)" and "original site and setting largely preserved".
The HDC found that it
has historical and cultural significance in that it:
- Has character, interest,
or value as part of the development, heritage or cultural characteristics
of the City in the history of the Hartley family in the City and at this address
and as a vestige of the original subdivision of Margaret J. Beall's land.
The HDC also found that
it has architectural and design significance in that it:
- Embodies the distinctive
characteristics of a type, period or method of construction and is unique
in its 20th century interpretation of a Tudor house; and
- Represents an established
or familiar visual feature of the neighborhood, community or county due to
its singular physical characteristic or landscape, and its unaltered condition.
MOTION:
Commissioner Moloney moved to find that 103 Forest Avenue is eligible for
single site historic designation based on the adopted criteria for historical,
architectural, or cultural significance. Commissioner Broadhurst seconded the
motion.
VOTE: 3-0 (Commissioner Hartranft absent for vote)
III. APPLICATIONS
FOR CERTIFICATE OF APPROVAL
A. HDC02-0226
Applicant: Daniel Maddox
Address: 217 West Montgomery Avenue
Request: Re-siding original accessory building with Hardiplank lap
siding.
Planner Kebba
summarized the staff report and stated that the property consists of a single-family
19th century residence with an accessory building to the rear that was built
at the same time as the house. The accessory building was built as a kitchen
and the main house was built to be a boarding house. The owner wants to replace
original wood siding on the rear accessory building with Hardiplank siding because
much of the wood is rotting and the paint is peeling.
Planner Kebba described the accessory building and the attributes of Hardiplank,
which is a concrete-based siding material. She explained that although the HDC
had approved this material for additions and for new construction within the
historic districts, it had not received any applications in the past requesting
to use it to replace original material on an historic structure. The HDC, therefore,
had never made a determination whether or not it was appropriate for re-siding
an original wood-sided structure in the historic districts.
Planner Kebba provided the results of an Arlington, Virginia survey of 105 historic
review boards with regard to the use of this material. The results of the survey
were split, with 30 approving it unconditionally, 15 approving it with reservations,
53 permitting it only on new construction and/or additions and 7 rejecting it
altogether.
Staff recommended that the deteriorated siding should be replaced with wood
to match the original material, following the Secretary of the Interior's Standards
for Rehabilitation, which have been adopted by the HDC as standards.
Commissioner Broadhurst asked about the extent of the damage to the siding.
The owner, Mr. Maddox, replied that the accessory building had not been maintained
for many years. He found extensive water and termite damage when he was repairing
plaster. His insurance company cancelled his policy due to the rot. He said
that one corner from the foundation to the roof is completely rotted, affecting
two walls. Two rafters on the opposite side of the building are also deteriorated.
Commissioner Broadhurst said that he agrees that Hardiplank is a superior product
compared to vinyl, but the fact that the accessory building is contemporary
with the original structure is important. He agreed with staff's recommendation
to have the material replaced in-kind.
Charles May, 301 West Montgomery Avenue, said that the accessory building was
not visible from the right-of-way until the bamboo recently was removed adjacent
to it. He also said that the accessory building is sheathed with shiplap siding
and the siding on the main house has a wider lap.
Mr. Maddox said that he has planted nine trees, similar to Leland Cypress, to
shield the building. The trees are expected to mature at 16 to 17 feet in height.
Margaret May, also of 101 West Montgomery Avenue, noted that the Hardiplank
siding the owners selected looks remarkably like the siding currently on the
main house. The owners brought a sample of it to the meeting and showed it to
the commissioners. Ms. May also asked if the HDC could consider the cost differential
between the two materials. Mr. May said that wood would probably have to be
specially milled and would be expensive.
Commissioner Powell asked if the owner had done a cost comparison. Mr. Maddox
said he had contacted Fisher Lumber and received an estimate of $5,300 for similar
wood material versus $900 to $1,000 for Hardiplank. Planner Kebba said that
part of that cost differential would be covered by county and state tax credits.
Commissioner Broadhurst said that the main house has been clad with asbestos-type
shingles and the original siding underneath probably matches that on the accessory
building. He said that at some point the current or a future owner may want
to remove the asbestos on the main house and reveal the original siding. He
said that it could be in good condition. He said he prefers the appearance of
the narrow exposure than the wider exposure now on the main house.
Commissioner Moloney said the building has much interest and character. He said
he likes Hardiplank and he would likely recommend it for new structures in an
historic district. He added that siding is an important component of any historic
structure and he does not recommend replacing it with a new material. He said
that he would try to locate a less expensive source for wood for the owners.
MOTION:
Commissioner Broadhurst moved, seconded by Commissioner Moloney, to approve
replacement of the rotten siding on the accessory building at 217 West Montgomery
Avenue with one condition.
1. The rotten siding on the accessory building is to be replaced with wood that
matches the original wood siding rather than Hardiplank siding.
VOTE: 3-0 (Commissioner Hartranft not present for the vote)
B. HDC02-0227
Applicant: Bill Magruder (Jefferson-WHM Land Ltd. Partnership)
Address: 22 West Jefferson Street
Request: Addition to existing office building
Planner Kebba
stated that HDC review of this application would run concurrently with the Planning
Commission's review. The applicant, Bill Magruder, signed a time extension agreement
so that the review could exceed the usual 45-day review period.
This application was the subject of a courtesy review at the July 16, 2002 HDC
meeting and the commissioners were, therefore, familiar with the concept plans.
Planner Kebba reviewed the proposal for the expansion of the building and said
that the plans to add 48,683 square feet of office space and a parking garage,
for a total FAR of 1.37, were well within the development standards of the O-1
zone.
Planner Kebba said that there are two levels of HDC review with regard to this
project. HDC regulatory authority is confined to development and alterations
within the boundaries of the historic districts. The HDC, therefore, has the
authority to approve, approve with conditions, or disapprove of the portion
of this development that is within the South Washington Street Historic District,
specifically the east addition.
She said that the HDC may also review the portions of the development that are
proposed in adjacent and abutting areas to prevent potentially adverse impacts
on nearby historic properties. This level of review would not give the HDC authority
equal to that which it exercises in the historic districts but it would provide
an opportunity for the HDC to send comments to the Planning Commission to be
considered during the development review process. Planner Kebba said that the
HDC should provide comments on the form and mass of the building and its exterior
treatment, and to offer suggestions that would help minimize any adverse impact
on the historic districts.
Bill Magruder, applicant, and Daniel Ball, architect, attended the meeting to
further describe the plans and answer questions. Deanne Mellander, Planner III,
also attended and explained the site plan and elevations since he is working
on the development review for the Planning Commission.
Commissioner Broadhurst said that he had had a chance to take a closer look
at the building since the last meeting and found it similar to the Fannie Mae
Building on Wisconsin Avenue in Washington, D.C. He also said that he better
understood now how the roof might be removed to add another story and then put
back on the existing structure. Commissioner Broadhurst said the portion of
the addition within the district was very similar to the original building but
scaled down a bit. He said he had no great objections to it although he thought
the façade lacked interest.
Mr. Magruder responded that they had tried to keep the addition as uniform as
possible and close to what is there while trying to keep it from looking like
an appendage. Mr. Ball stated that the connection between the original building
and the east addition was indented somewhat to create shadowing to help hide
any differences in the brick used in each section even though they would match
the brick as much as possible.
Commissioner Moloney said that the mass of the proposed structure would dwarf
everything around it. Although he understood that the O-1 zone allows this scale,
he said it would have an overwhelming impact on the historic structures. With
regard to the rear addition, he said that the more massive material (brick)
on top of two stories of lighter pre-cast concrete increased the visual impact
of the building. He suggested removing one floor from the rear addition and
possibly creating more useable office space in the dormer level. He felt that
two courses of pre-cast concrete visually would be too dominant.
The HDC discussed reversing the brick and the pre-cast concrete layers and the
window fenestration in an effort to reduce the visual impact of the south addition.
Mr. Ball and Mr. Magruder said they did not have any major objections to considering
these options, although Mr. Ball said that the concrete layers at the bottom
tie into the concrete parking garage.
Mr. Magruder stated that the developer is catering to "boutique" office
users who do not want to be in a typical modern office building, but who would
appreciate the elements of the 1953 original structure and the attention to
detail in the additions.
Mr. Magruder said that he would provide more detailed information of the exterior
materials to be used as soon as possible. Commissioner Moloney said that he
approved the use of synthetic slate for roofing on the new portions of the building.
Commissioner Hartranft asked about the type of lighting that would be used for
the upper parking deck and garage. Mr. Magruder said that they were taking neighborhood
concerns such as security and glare into consideration in lighting design. Commissioner
Hartranft emphasized her concerns about the potential for creating glare on
surrounding residences and historic resources. She said glare from the garage
interior would be at residential height. She reminded the applicant that South
Adams Street is part of an historic district expansion area. Bob Spalding, Chief
of Planning, added that shoebox lighting fixture could be tilted away from neighborhoods.
Chief of Planning Bob Spalding said that this application was scheduled to go
to the Planning Commission for initial review on October 9, 2002. However, he
said that staff had been asked to prepare a resolution to enact a six-month
moratorium on non-residential properties proposed adjacent to residential and
that the resolution was to be considered on September 23. Future review of this
project would depend on that outcome.
The HDC summarized their
comments to be forwarded to the Planning Commission in time for its October
9 review:
- The HDC would like to
consider lowering the height of the building, perhaps by removing one floor
in the south addition and creating additional room in the mansard space to
accommodate some of the square footage lost. The objective is to reduce the
massing and scale of the building on the South Washington Street Historic
District.
- Consider using a different
material (brick) on the second level of the south addition to replace the
pre-cast concrete.
- Consider increasing
the footprint of the building and decreasing its height, if possible.
- Consider the impact
of lighting the building and the parking structure on the surrounding neighborhood,
and the potential for creating glare on residences and historic resources.
- The HDC suggested that
the east addition should be either better differentiated from the original
structure with a break in the roofline, or more closely tied into it by continuing
the brick banding across the transition between the two sections.
MOTION:
Commissioner Moloney moved to extend the HDC review of 22 West Jefferson beyond
the 45-day regulatory review period. Commissioner Hartranft seconded the motion.
VOTE: 4-0
IV. DISCUSSION
/ UPDATES
A. Feasibility
of moving 651 Horner's Lane (Shelton House) to a new site
Staff said that the City's Rehabilitation Specialist, Tom Howley, had inspected
the property to see if it could be moved. He found that the house had no ridgepole,
sill plates nor rafter ties and determined that it would be extremely difficult
to move in one piece. Mr. Howley contacted two house-moving companies, both
of which declined the job and refused to bid on it after inspecting the house.
HDC staff also tried to get an estimate for Expert House Movers without success.
The HDC's agreement with Mr. Loudon, the owner, was to try to move the house
within a two-year period, ending in January 2003. Mr. Loudon agreed to contribute
the funds that would have had to use for demolition (approximately $1,500) toward
the move. If it were determined that the house could not be moved, or there
was not sufficient funding available to move and restore it, it could be demolished.
Since the house cannot be moved economically, the HDC agreed with staff that
the agreement with Mr. Loudon should be honored and demolition permitted.
B. Designation
of City-owned properties Deferred.
C. Update
on designations in progress
- The ordinance for the
map amendment for Chestnut Lodge was introduced on September 9, 2002 and was
scheduled for adoption on September 23.
- The map amendment for
Carver was on hold because the Attorney General rendered an opinion that the
Board of Education could be characterized as a state agency but is subject
to mandatory referral and subject to reviews for state agencies. Staff contacted
the Maryland Historical Trust (MHT), which recommended proceeding with designation.
- 115 Park Avenue continues
to be on hold for discussions with the owners.
- MAP amendments were
filed for 550 Reading Avenue, 701 Grandin Avenue, and 119 Forest Avenue. They
were scheduled to go to the Planning Commission on September 25 and to the
Mayor and Council for public hearing on October 21.
- The MAP amendment for
117 South Van Buren was adopted.
- Staff stated that three
demolition applications had been filed for properties that are more than 50
years old, including 113 Forest Avenue, 4 Mannakee Street, and 518 Beall Avenue.
All of the structures were barely 50 years old. Staff had conducted a preliminary
evaluation of the three properties and concluded that only one, 113 Forest
Avenue, would possibly be eligible for single site historic designation. It
is a custom built concrete house that may be unique in Rockville. The other
two appeared to have been built from popular house plans and had no distinction.
Photographs of the sites and structures and a list of the owners were provided
for HDC evaluation. The HDC asked for an evaluation for 113 Forest Avenue
at the next HDC meeting and staff was directed to sign off on the demolition
applications for the other two properties.
D. Commissioner
Hartranft requested that all letters and e-mails representing the HDC to outside
parties be routed to and reviewed by all commissioners before being sent out.
V. COMMITTEE
/ ORGANIZATION REPORTS
A. Lincoln Park Historical
Society - Anita Neal Powell
LPHS will participate in Emancipation Day with MNCPPC on November 2. LPHS
is planning to sponsor a Christmas/Kwanza party for 250 to 300 children free
of charge. A Gospel Train Ride to Freedom is planned for February 2003.
B. Peerless Rockville
- no report.
C. Glenview Mansion Subcommittee - Craig Moloney said that the subcommittee
met on September 9. He presented a design for handrails at the main entrance
to the mansion. He said that the bluestone risers on the steps overhang the
treads, making the steps somewhat dangerous. The HDC approved the plans for
the wrought iron railing, which will extend from inside the center column
at the top of the steps to outside the center column at the bottom. Staff
will send a memo to the subcommittee indicating approval of the handrail.
Mr. Moloney
said replacement hardware for the casement windows is being fabricated. The
theatre sidewalk is to be improved to make it handicap accessible. New fencing
is to be installed along Baltimore Road shortly. This was previously approved
by the HDC.
VI. ADJOURN
The HDC adjourned
at 10:40 p.m.
