Historic District Commission Minutes
Submitted:
November 21, 2002
Approved: __________
CITY OF
ROCKVILLE
HISTORIC DISTRICT COMMISSION
MINUTES
Thursday, October 17, 2002
Meeting No. 10-2002
The City of Rockville Historic District Commission convened in regular session
in the Mayor and Council Chambers,
Rockville City Hall, 111 Maryland Avenue, at 7:10 PM
PRESENT
Anita Neal-Powell, Chair
Jeff Broadhurst Craig Moloney
Beth Rodgers Andrea Hartranft
Staff:
Judy Christensen, Preservation Planner; Cindy Kebba, Planner II
I. APPROVAL
OF MINUTES
September 19, 2002 (Meeting
No. 09-2002)
MOTION:
Commissioner Broadhurst moved to approve the minutes of September 19, 2002.
Commissioner Hartranft seconded the motion.
VOTE: 3-0 (Commissioner Moloney absent for vote; Commissioner Rodgers
abstained as she was not present for the September meeting.)
II. EVALUATIONS
FOR HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE
22 Martin's
Lane
Planner Christensen stated that she had updated the 1984 MHT form and it
will continue to be updated as additional information is obtained. The property
was nominated by the owners, Warren G. and Brenda Crutchfield, who are descendents
of the original owners. The two and one-half story vernacular house has had
many changes but its core remains and the east corner is still identifiable.
As built, the house was a log and timber structure. The timbers are still visible
in the attic. The western portion of the house was added later. The house is
currently accessed from Martin’s Lane via an alley driveway that leads
to the former rear of the house and a garage. The north façade faces
Martin’s Lane and is the only view of the house from the public way. The
house reflects its original rural character.
A one-story gable-roofed kitchen is situated near the southwest corner of the
house. It was a free-standing building originally. It is now joined to the house
but it retains much of its original character. The property at 22 Martin’s
Lane reflects the history of five generations of free African-Americans in the
Rockville community known as Haiti. Jane Carroll Ross and her husband Alfred
were the first black owners of 22 Martin’s Lane. There is evidence that
indicates that at least Alfred had been a slave of the Beall family.
The house at 22 Martin’s Lane dates from the mid-19th century but it is
not known exactly when it was built. The first occupant was Alfred Ross who
lived there while a slave for the Beall family. Ownership of the house was transferred
to him for a small price after emancipation. The deed was made in June 1871
and recorded in August 1872. As recorded in Montgomery County Land Records,
the deed stated that Margaret J. Beall sold to Alfred Ross “the use and
occupation of the house and lot lying near the Town of Rockville, and now occupied
by him for the benefit of himself, his wife and children.”
Alfred Ross’ estate in 1893 consisted of the home on almost one-half acre
and three adjoining lots of over 7,000 square feet each. The house was enlarged
and modernized over time but stayed in the close-knit families of Haiti. In
1966, Gertrude and Chester McKnight devised it to their granddaughter and great-granddaughter
in trust. It was sold to Warren and Brenda Crutchfield in 1981. The families
of Martin’s Lane, like the Crutchfields, are descended from the Martin,
Carroll and Ross families. Many of their ancestors are buried in Haiti Cemetery
and many members are involved in church and community activities. In the 1960s,
these families successfully challenged City plans to change the name of Martin’s
Lane.
Wellington Crutchfield, Jr. is the great, great, great grandson of Jane Carroll
Ross and he was present to speak about the house, his family and its history.
He said that the property means a great deal to his family. He concurred with
the MHT form that the original portion of the house was a log cabin and he said
that his family has evidence of the log construction exposed in his dining room.
He said log timbers are still the foundation of the house.
Mr. Crutchfield stated that there are six Crutchfield-Prather families currently
living on the surrounding properties, some on generational lots subdivided from
the original lots. He said that he and his wife enjoy showing the house to visitors
and he is proud to have been raised and still live in the house where his family
started.
Suzanne Fisher, representing Peerless Rockville, gave enthusiastic support for
the nomination. She said that the frame house was constructed by a family bound
in slavery who stayed to live self-sufficiently and to build better lives for
future generations. For more than 150 years, 22 Martin’s Lane has evolved
from a simple one-story log and frame dwelling with a loft and separate kitchen
to a sprawling residence with charm derived from multiple eras. She said that
it is relatively unusual to be able to identify the original builder of vernacular
houses such as this, but in this case it is likely that 22 Martin’s Lane
was constructed by Alfred Ross who was a carpenter.
Ms. Fisher said that the home of Alfred Ross, his wife, Jane Carroll, and six
generations of their descendants is the crown jewel in a neighborhood with a
history that dates back to the first third of the 19th century. In the 1830s,
the first Samuel Martin, a free Black, began to farm his property along the
Frederick Road. This area, known as Haiti, was incorporated into the Town of
Rockville in 1949.
She said that the property can be traced on a map back to the Hopkins Atlas
of 1879 and to the plat devised in 1893 by the heirs of Alfred Ross and Margaret
Beall, their former owner. Walking the Crutchfields’ land today, one can
see traditional fencelines, vegetable gardens, fruit trees, evidence of former
outbuildings, additional homes for later family members and even a boundary
stone.
Ms. Fisher concluded that 22 Martin’s Lane meets Rockville’s criteria
for historic designation because it has character, interest, and value as part
of the development, heritage, and cultural characteristics of the City, County,
State and Nation; it embodies the distinctive characteristics of a type, period,
and method of construction; and represents an established and familiar visual
feature of the community due to its singular physical characteristic and landscape.
She said that Peerless Rockville commends Warren and Brenda Crutchfield and
their family for preserving 22 Martin’s Lane and using the property as
Alfred Ross and Jane Carroll would have wanted. She said that Peerless Rockville
hopes that the HDC will agree that the property merits historic designation.
Commissioner Rodgers suggested adding “Crutchfield” to the name of
the house and to call it the “Ross/Powell/Crutchfield” house. She
also asked staff to work with Mr. Crutchfield to incorporate more Crutchfield
history into the MHT form. She said that the house is one of few houses in Rockville
that have been continuously owned by one family.
Planner Christensen stated that this is an uncontested nomination for 22 Martin’s
Lane and does not include the adjacent modern houses. She said the evaluation
process could be streamlined by closing the record at this meeting and proceeding
to a recommendation. It would be put on the consent agenda for the Planning
Commission and Mayor and Council, except for the public hearing.
The HDC reviewed the Historic District Designation Criteria form and determined
that the site has local, state and national significance as it has been occupied
by the same family throughout its history. Commissioner Broadhurst said that
the house at 22 Martin’s Lane shows an evolving history and the generational
development of the house and the land. The condition of the structure was found
to be “substantially altered” in that the original structure is present
but hidden by later additions. However, the HDC also found that the original
site and setting are largely preserved. Commissioner Powell asked if all of
the outbuildings are still present. Mr. Crutchfield responded that the summer
kitchen and one shed (which is not as old as the house) are extant. The HDC,
therefore, determined that outbuildings are present and recognizable.
The HDC found that 22 Martin’s Lane 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;
- Has character, interest,
or value as part of the development, heritage or cultural characteristics
of the County;
- Has character, interest,
or value as part of the development, heritage or cultural characteristics
of the State;
- Has character, interest,
or value as part of the development, heritage or cultural characteristics
of the Nation;
- Is identified with a
person or a group of persons who influenced society as members of the family
were influential within their own community although they were not permitted
to participate in leadership roles in the general society for much of its
history; and it
- Exemplifies the cultural,
economic, social, political or historic heritage of the County and its communities.
The HDC found
that the it also has Architectural and Design Significance in that it:
- Embodies the distinctive
characteristics of a type, period or method of construction (as a log cabin);
and
- Represents an established
or familiar visual feature of the neighborhood, community or county due to
its singular physical characteristic or landscape.MOTION: Commissioner Rodgers
moved to find 22 Martin’s Lane 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 Hartranft seconded the motion.
VOTE:
4-0
113 Forest
Avenue
Planner Christensen said that the HDC conducted a preliminary review of this
property at the September meeting and found that it was possibly a custom-built
concrete home. The HDC decided that the house had enough potential for eligibility
to proceed with a full evaluation.
Staff distributed color photographs of the property to the HDC. Planner Christensen
said that the three-bedroom, two-bath house at 113 Forest Avenue is a post-World
War II, one-story L-shaped rambler. It is made partly of concrete block, beveled
to look like clapboard. The house has a low-pyramidal-hipped roof clad with
composition shingles, a high water table of smooth block topped by a protruding
course of brick that comes up to the sill of the windows, and beveled concrete
block above the water table. It has a deep cornice below wide overhanging eaves.
The windows are casement windows with no surrounds. The front, or west, windows
are inset and a planter box is incorporated into the façade. The house
is entered through a covered courtyard on the south façade.
Planner Christensen continued that the house has a more shallow setback than
the rest of the houses on this side of Forest Avenue and the lot is narrow and
deep. Number 113 is the only one-story rambler on the east side of the block,
which is an example of the eclectic mix of styles and periods in the West Montgomery
Avenue Historic District. The house faces the west side of the 100 block of
Forest Avenue which is in the West Montgomery Historic District.
Since the last meeting, Planner Christensen interviewed the family that had
the house built and were the original owners and occupants. Walter Nicewarner,
a Rockville builder, built the house for George O. and Maryann Kephart in 1949.
Planner Christensen said that the Kepharts outgrew their home on Manor Club
Road and planned to build a new house in the “country”. After they
sold their house they temporarily lived in an apartment in Rockville at 22 Great
Falls Road (now16 Williams Street). While there, they decided that they enjoyed
Rockville’s convenient location and instead of proceeding with their original
plans, they purchased a lot on Forest Avenue in Rockville. Mrs. Kephart picked
the design for the house from Better Homes and Gardens plans after seeing a
similar house in Virginia. The lot is narrow and the Kepharts had to get special
permission from the City to build the house on it because it did not allow for
adequate side yards. The Kepharts lived in the house until 1957 when they moved
to Poolesville and now live at the historic Chiswell’s Inheritance. The
Kepharts were instrumental in Montgomery County planning and were fundamental
to the adoption of historic preservation laws in the county. George Kephart
and his partner Cliff Veirs owned and operated the Rockville Supply Company
on Commerce Lane in Rockville. Later he owned the Potomac Supply Company in
Potomac.
A change in the utility account suggests that the Kepharts sold the house in
1957 to Charles and Elmera West. Raymond and Marilyn Ford owned the house by
1959, followed by James J. Cromwell in 1963. Ruth Prettyman purchased it from
James C. Cromwell in 1968. She sold it in 1970 to the longest owner/occupants
of the house, J.C. and Susan Flake. The Flakes owned the house from 1970 to
1997.
Debbie Meekin purchased the house in 1997 and her husband, Steve Richard, moved
in after they were married in 2001. The owners were present at the meeting.
They want to continue to live in the neighborhood but have found that the house
can not afford them the quality of life that they desire. Mr. Richard said that
the 1,600 square foot rambler is too small and not energy efficient. He said
that he and his wife would like to build a more contemporary house; one that
will maintain the integrity of the neighborhood and be a positive addition to
the eclectic neighborhood.
John Meekin, Debbie Meekin’s brother, stated that he was an architect and
that he gave his sister and brother-in-law a design for a new house as a wedding
gift. He said he recently renovated his house at 112 Upton Street around the
corner. He said the house at 113 Forest Avenue is small, cramped, poorly laid
out and poorly constructed. He said there is no insulation, the plumbing is
deteriorated and the fireplace does not work.
Commissioner Rodgers asked Ms. Meekin if she had believed that she could expand
the house or replace it when she purchased it and Ms. Meekin responded that
she had not known of any regulations against it. Commissioner Hartranft asked
if this nomination was generated by a demolition permit and if the owners had
considered adding on to the house rather than replacing it. Mr. Richard said
that he had determined that adding on to it would probably be more expensive
than demolishing it and building a new house, and an addition would not solve
all of their problems. Staff verified that a demolition permit had been requested,
but that if the front setback were to be moved back in line with other houses
on the street, as would likely be required, there may not be much room on the
lot for development.
Planner Christensen said that an historic streetscape exists on both sides of
Forest Avenue and the HDC would ask for a courtesy review of the plans for the
new house if the existing house is not designated and is demolished. Mr. Richard
asked about the length and regulatory authority of a courtesy review. The HDC
responded that it would be advisory only and would fit into the City’s
development review process.
Commissioner Broadhurst said that the house initially looked intriguing, with
its beveled block appearance of siding and other interesting qualities. He had
been hoping to hear an exciting story about the architecture of the house that
would support its eligibility for historic designation, but he said he was not
sure if it actually goes far enough to be worthy as a single site district.
Upon its review of the designation criteria, the HDC found that the level of
site significance for 113 Forest Avenue is local and the condition of the structure
and site is described as "original or near original condition (all changes
reversible).”
The HDC found that 113 Forest Avenue does not meet the criteria for historical
and cultural significance, although there was discussion that the Kepharts
could be described as a “person or group of persons who influenced society”
through their work toward adopting historic preservation laws in Montgomery
County. Commissioner Hartranft argued that the house “exemplifies the cultural,
economic, social, political or historic heritage of the County and its communities”
as it was built right after World War II when the cost of materials was an issue
(which may have influenced the choice of concrete for the exterior) and the
design was chosen out of a magazine. The HDC decided that these factors were
not strong enough to meet the criteria, however.
The HDC found that 113 Forest Avenue does not have architectural and design
significance as defined by the City’s Historic District Designation
Criteria.
MOTION:
Commissioner Broadhurst moved to find that 113 Forest Avenue is not eligible
for single site historic designation based on the adopted criteria for historical,
architectural, or cultural significance. Commissioner Rodgers seconded the motion.
VOTE: 4-0
III. APPLICATION
FOR CERTIFICATE OF APPROVAL
A. HDC02-0228
Applicant: Rex
F. Murdock
Address: 214 West Montgomery Avenue
Request: Retroactive approval for 8x10 foot storage shed in rear
yard and installation of additional 12x16 foot shed in rear yard
Planner Kebba
summarized the staff report and stated that the applicant, Mr. Murdock, had
installed one wood shed in his rear yard without a Certificate of Approval and
wished to obtain retroactive approval for it and approval to build a second,
larger shed in the rear yard. The second shed would be similar in design and
materials as the first shed. Mr. Murdock was present and said that he built
the first shed for storage because he does not have a garage. He realized that
he needed more space and, therefore, wants to build the second shed.
Planner Kebba distributed photographs of the house, the existing shed, and the
rear yard location of the second proposed shed. She said that the rear yard
is accessed by an alley that connects West Montgomery Avenue to Great Falls
Road. Almost half of the rear yard is taken up by an asphalt driveway and the
sheds will occupy much of the remaining green space. Neither shed will be visible
from West Montgomery Avenue, however.
No building permit had been requested for either shed and the distance of the
existing shed to the setback lines was not known. Planner Kebba stated that
both sheds must meet setback and other accessory building requirements for the
R-90 zone in addition to receiving HDC approval.
Staff recommended that the HDC approve HDC02-0228 as the sheds are removable
features that are separate from the historic structure and will not have any
permanent effect on the architectural or historic features of the house.
MOTION:
Commissioner Hartranft moved to approve HDC02-0228, a retroactive request
to build a shed in the rear yard and a request to build a second shed in the
rear yard at 214 West Montgomery Avenue. Commissioner Broadhurst seconded the
motion.
VOTE: 5-0
IV. DISCUSSION/UPDATES
A. Rockville
Cemetery Guidelines and tree/shrub issues
Planner Christensen said that it is unclear if the HDC may regulate mature shrub
removal. Although this authority is included in the 1986 adopted Historic Resources
Management Plan, the City Code only refers to construction, alteration, reconstruction,
moving or demolition of structures within the Historic Districts as requiring
a Historic District permit. The code does not include anything about trees or
shrubs. She said that the Rules of Procedure and the guidelines for historic
property owners, adopted by the HDC and contained in the Management Plan, is
not a vehicle to expand regulatory authority. A memo requesting clarification
was sent to the City Attorney.
Planner Christensen said that she suggested that the boxwood in question at
Rockville Cemetery be trimmed back until design guidelines for the cemetery
are written and adopted. She said that two new preservation planners had been
hired, Anne Brockett and Robin Ziek, who will be working on cemetery guidelines.
The guidelines will include issues such as how to deal with historically significant
shrubs and will be reviewed by the HDC before adoption by the Mayor and Council.
Planner Christensen said that she had attended a recent Rockville Cemetery Board
meeting and had explained what design guidelines are and how they are used.
B. Update
on designations in progress
The ordinance for the map amendment for Chestnut Lodge was adopted 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
that does not have to be in compliance with Rockville’s zoning, planning
or historic district regulations, but is subject to mandatory referral and reviews
for state agencies. Staff contacted the Maryland Historical Trust (MHT), which
recommended proceeding with designation.
Wayne Goldstein, representing Montgomery Preservation, Inc., spoke at the meeting
and had copies of the Attorney General’s opinion and a copy of an agreement
that was recently signed by the City of Takoma Park and Montgomery College,
another state agency. He said that the City of Takoma Park informed the college
that that it would sue if the college insisted on a similar ruling by the Attorney
General. The result was that the college agreed to follow the City’s historic
preservation regulations as outlined in the agreement. Mr. Goldstein suggested
that the City of Rockville also try alternative solutions in dealing with the
school board. One solution he suggested was to build a parking garage and science
building on the adjacent Montgomery College site and leave the Carver site open
for less dense development.
115 Park Avenue continues to be on hold for discussions with the owners.
MAP amendments for 550 Reading Avenue, 701 Grandin Avenue, and 119 Forest Avenue
were scheduled to go to the Mayor and Council for public hearing on October
21.
C. Agendas
for Historic Designation workshop, October 24 and Joint MAHDC Training Session
October 29 were distributed in the brief books. Staff asked commissioners
to let them know who was planning to attend each meeting.
V. COMMITTEE
/ ORGANIZATION REPORTS
A. Lincoln Park Historical
Society - Anita Neal Powell was invited to speak at the Maryland Multicultural
Summit on October 29 on multiculturalism in Montgomery County, with a focus
on African-American history. LPHS was invited to serve on the Advisory Board
for Montgomery Preservation, Inc.
Commissioners Powell and Rodgers attended the National Trust Conference in
Cleveland and reported that it was very educational. Some of the topics included
scenic byways, teardowns and Underground Railroad.
B. Peerless Rockville
– Suzanne Fisher said that many of the events scheduled for Peerless
Rockville Week, including the Classic Car Show, had to be cancelled due to
the unresolved sniper attacks in the area. A Mix and Mingle was held with
the Chamber of Commerce on October 23 and the F. Scott Fitzgerald Literary
Conference was scheduled for October 26. Eileen McGuckian will be named Citizen
of the Year by the Rockville Chamber of Commerce on November 2. November 17
is Family Day at the Trolley Museum. Peerless Rockville has improved its web
site by adding more information and giving it a new look.
VI. ADJOURN
The HDC adjourned
at 10:05 p.m.
