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Home > Government > Boards and Commissions > Historic District Commission > 2003 > Minutes > September 25 Boards and Commissions |
Submitted: October 16, 2003 CITY OF ROCKVILLE Thursday, September 25, 2003 Postponed from the regular meeting date of September 18, 2003 due to inclement weather. 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 HDC Staff present: Anne Brockett and Judy Christensen, Preservation Planners; Robert J. Spalding, Chief of Planning, Scott Parker, Planner. I. APPROVAL OF MINUTES
MOTION: Commissioner Broadhurst moved, seconded by Commissioner Hartranft, to approve the minutes of August 21, 2003 as submitted. VOTE: 3-0-2 (abstained: van Balgooy, Moloney) II. APPLICATIONS FOR CERTIFICATES OF APPROVAL
Planner Anne Brockett showed a visual tour of the property and tree and said that the Maddoxes had hired a professional arborist to look at the tree in question. The arborist found that the tree had a strength loss of 29%, just below the 33% identified by the arborist as potentially hazardous. The tree also has old damage from a lightning strike, is leaning toward the neighbor’s historic house, and has an off-balance canopy. The City Forester concurred that the tree does lean, has an off-balance canopy and lightning damage, but stated that the tree appeared healthy. Evelyn Maddox, 217 W. Montgomery Avenue, said that she wants to keep the tree but paid to have it examined upon a recommendation made by the City Forester during an unrelated visit. As it is a huge tree and is leaning, it will take down healthy trees and could destroy the neighboring house if it falls. It was a worry during recent storms. Mrs. Maddox questioned the Forester’s recommendation to replace the tree with three 2-1/2 inch oak trees. She said that the yard was not large enough to support three additional oaks along with the existing mature trees and receive any sun. In response to a question from the Commission, Planner Christensen said that the three new trees were a recommendation, not a requirement. Mrs. Maddox said she would like to put one new tree in the rear yard after other approved trees are removed and the new garage is built. MOTION: Commissioner Hartranft moved, seconded by Commissioner Moloney, to grant HDC2003-000257 for a mature oak tree removal at 217 W. Montgomery Avenue as submitted with one like species of tree to be replaced by the owner.
Planner Anne Brockett showed a site map and photographs of the tree and house at 117 S. Van Buren. She said that the City Forester recommended removal of the tree as is at the end of its useful life and a threat to nearby buildings and recommended replacement with three 2-1/2 inch caliper trees. In response to a question from Commissioner Moloney about the tree placement and another owner name on the plat, Mr. Pskowski said that the previous owner commissioned the plat prior to putting the property up for sale, and the tree overhangs a car port which is not shown as a structure on the plat. Commissioner Broadhurst noted that a pile of dirt appeared to be at the base of the tree that could account for the decline. Mr. Pskowski said that it was a 10-year mulch pile and should have provided additional nourishment to the tree. Commissioner van Balgooy asked about the City’s afforestation requirements. Planner Christensen said that in general, they do not apply to existing single-family residential lots, but only to redevelopment or projects that have an adopted landscape plan in force. Planner Brockett said that no further explanation was available, but that staff would have the recommendation portion of the Forester’s report clarified.
Planner Anne Brockett presented a visual overview of the structure and proposed work and said that, overall, staff supported the improvements as adding longevity to the roof structure. Staff recommended that the ridge vents be a low profile type, the shingles not be rounded over, and that the vents extend to the edges of the roof. The owner had not provided a type of product or manufacturer for the ridge vent. Owner Aaron Fein of 200 W. Jefferson Street said he had not selected a contractor or a product as yet. He noted that the attic currently has no ventilation and the heat in the summer was detrimental to the roof covering and underlayment and consumed more power to cool the house. The Commission was in agreement with the proposal. Commissioner Broadhurst advised Mr. Fein to inspect his rafter spacing before providing specifications to a contractor, as it may not be 2-foot spacing. He noted that there are many types of ridge vent systems and most are unobtrusive and work well. He urged Mr. Fein to get several proposals and follow the manufacturer’s instructions for use. Commissioner Moloney stated that he had consulted professionally with the Feins on drainage and additions but not on this issue. He said he was able to make a fair and impartial decision on this issue and would not recuse himself from deliberations and vote. He recommended that Mr. Fein ask contractors about a rigid polyvinyl ridge vent with baffles and screens to prevent insects and debris from entering that could be covered with matching shingles. This might be a better alternative to the porous material. He also suggested that the soffit ventilation and gutter drainage might be solved with one remedy that would supply a ventilated gutter board that would support the half round gutters. The house appears not to have had exterior hanging gutters as its drainage system when built and the crown molding on the cornice does not provide enough support for applied gutters. The crown molding would need to be moved down under the gutter board to be visible. Planner Brockett said that staff’s goal in the recommendation was to maintain the current roof appearance and the solution should be a low profile ridge vent and as unobtrusive as possible. MOTION: Commissioner Broadhurst moved, seconded by Commissioner Hartranft, to grant approval for HDC2003-000259 and 000260 for installation of soffit vents and a ridge vent at 200 West Jefferson Street with the following conditions: III. RECOMMENDATION ON PROPOSED PARTIAL DEMOLITION OF KING FARM HAY SHED
Park superintendent Rob Orndorff showed a visual presentation on the mechanical nature and placement of the hay dryer at King Farm. He said that Mr. Aschenbach, a member of the King family, told him a wagonload of uncured hay would be parked under the dryer for a time to dry it out so it could not compost, heat up and catch on fire. The hay was then stored or sold. He explained the workings of the equipment and said that both it and its structure were well preserved and interesting. Instead of demolishing the hay dryer and structure, the City would like to remove them from the hay shed, which is proposed for use as a picnic shelter, and relocate the equipment elsewhere on the property where it could be interpreted and viewed. He indicated that he climbed up to the equipment and the structure appeared to be sound. Commissioners Hartranft, van Balgooy, and Broadhurst commended the effort to retain the dryer, but said that it would lose its historical context if moved to a different location. Commissioner Hartranft commented that the ability to interpret its function as the hay drying equipment for a hay shed would be lost if it was removed and placed on the ground. Mr. Orndorff responded that accessibility is the main issue. The hay drying equipment is elevated above the rest of the shed and currently has no access inside. Commissioner Moloney suggested a ramp or catwalk with one side removed. Chairperson Powell suggested viewing Black Rock Mill in Montgomery County which uses a plexiglass wall as a typical interpretation and exhibit means. Mr. Orndorff said he was willing to explore such an idea but was unsure how it would be done and keep the site safe, easy to clean, and not an attractive nuisance. Commissioner van Balgooy volunteered to work on the project and also to suggest some surface treatments for the picnic shelter which would be as easy to maintain as concrete but more suitable in appearance. The Commission recommended that the City maintain the hay dryer in its current location attached to the hay shed and stabilize the building and secure the equipment until money can be appropriated for renovation and use as an interpretive site. An HDC member will assist in the educational project. After the recommendation, Mr. Orndorff showed photographs of fire damage to the calf barn at King Farm cause by lightning several weeks ago. Commissioner Moloney said he visited the site and there was nothing left worth saving. IV. EVALUATIONS FOR HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE A. 419 Reading Avenue Preservation Planner Anne Brockett briefly summarized the staff presentation that was made at the HDC meeting on August 21, 2003 by intern Casey Weeks and presented a visual overview of the property. The owners, Robert Jones and Kathleen Hayes, had requested the nomination but could not be present at the previous meeting to speak. Ms. Hayes was present at this meeting. Ms. Brockett pointed out the significant features of the property and stated it held architectural significance for its modest massing and details that are indicative of its middle class origins. It is an intact vernacular expression of high style Victorian designs with its cross-gabled form, simple frieze and cornice returns, and interior bull’s-eye moldings, turned balusters and decorative newel post. It has historical significance for demonstrating a trend towards more modest lot sizes in the middle class neighborhood of East Rockville and as evidence of the eastward expansion of Rockville after the arrival of the B&O Railroad. Ms. Hayes said they had owned and occupied the house for more than nine years and had set goals to improve the exterior appearance of the rear addition and find ways to make it more compatible with the original structure. She said they hope to use tax incentives to make alterations to the house to make it more unified and historic in appearance and achieve needed space with a more compatible design for the addition. They also plan to remove one of the outbuildings that is in derelict condition and stabilize and add to the other one to make a garage and storage space. Commissioner Broadhurst observed that it will be a significant design challenge to change the massing of the additions and also to consider plans carefully for the outbuilding to maintain its character. Ms. Hayes agreed and stated she will be looking for the HDC’s assistance as her plans progress. Suzanne Fisher, President of Peerless Rockville, stated that Peerless Rockville supported the designation and is pleased to see more owner-nominated homes in East Rockville aiming for historic status. She would like East Rockville to be designated as a district, not individual sites. The HDC reviewed the Historic District Designation Criteria form and determined that the site has local significance. The condition of the structure was found to have “minor alterations” to the main façade with original outbuildings present and recognizable and the original site and setting largely preserved. The HDC found that 419 Reading Avenue has Historical and Cultural Significance in that it:
The HDC found that it also has Architectural and Design Significance in that it:
MOTION: Commissioner Broadhurst moved, seconded by Commissioner Moloney, to recommend 419 Reading Avenue to the Mayor and Council as eligible for historic designation based on the criteria as previously stated by the Commission and recommended in the staff analysis. THE HDC RECESSED AT 8:36 PM AND RECONVENED AT 8:40 PM. Chairperson Powell recused herself from the HDC as she is a member of Mt. Calvary Baptist Church, which owns the property at 620 N. Horners Lane. Chairperson Broadhurst assumed responsibilities as the Chair pro tem. Preservation Planner Judy Christensen stated that this was a preliminary evaluation and the Commission had a number of options. If satisfied with the history and testimony submitted, it could close the record and render a recommendation tonight. If the Commission wanted staff to provide more research and information, it could hold the record open and defer a recommendation to a future date. If the historic district evaluation was contested, the review would automatically continue to the next meeting to allow staff to prepare an analysis of the testimony and provide a staff recommendation. Planner Christensen said the MHT form marked “Preliminary Revised 9/24/03” available at the meeting contained corrections to the compass directions of the facades. No other material was added. She summarized the building as a 1941 concrete block structure that was residential in form, but was said by a family member to have been built as a store. It was one of four stores in the Lincoln Park neighborhood, and such small stores were commonplace in the 1940s and 1950s. The store served a pedestrian population in an era when many families had only one automobile, if any, and did not have easy access to supermarkets. In 1941, Rockville was still segregated and Lincoln Park, which was not part of the City, functioned as a small town or village with local businesses and services provided in its boundaries. The store offered basic foods such as milk and bread and also sandwiches and other deli food. It had a pool table in the rear that was used in the evenings and was a neighborhood gathering place as well as a lunch provider for the industrial areas along Southlawn Drive and Gude. The business was run by the owners, two Shelton family sisters and their husbands who lived on the same block as t he store for over thirty years. The family home was across the street. The property was sold out of the Shelton family after 1960 but the precise date was not available. After this, the business was leased to another operator for a time. Planner Christensen noted that the store had been grandfathered in as a commercial operation in Lincoln Park, since it existed in that form when Lincoln Park was annexed in 1949. As a non-conforming use or special exception, it could not resume operation if the business was abandoned or closed for more than three months. Therefore, since it had not been open for over three months and the area was zoned R-60, single family detached housing, it could no longer be used as a store. Ms. Christensen stated that more work needed to be done to fully record the history of the store and hoped that the church would provide staff with interior access for documentation. She then read a letter from Fran Hawkins, President of the Lincoln Park Civic Association (LPCA) into the record (attached). The LPCA neither supported nor opposed the demolition of the building or Mt. Calvary’s expansion plan but stated a commitment to preservation of the neighborhood. The LPCA asked the HDC and Mayor and Council to consider filing for National Register listing for all of Lincoln Park and to identify specific sites that would be eligible for local designation. It invited more discussion at the LPCA meeting on October 11, 2003. A copy of the letter is attached. Soo LeeCho, an attorney with Miller, Miller and Canby, represented the owners of the property, Mt. Calvary Baptist Church. She stated that the church purchased the property in 2002 specifically to address parking and expansion issues. The church is not opposed to historic designation but believed that other ways rather than preserving the building could be found to commemorate its history and contributions. The church is willing to help in this effort. She also submitted an album of photographs of the store interior, facades, and settings for the Commissioners to examine and noted that the building could not be reused as a store and it was unsuited for a residence. Commissioner Hartranft questioned the three-month provision for reapplying for a special exception. She indicated concern that if the building’s significance was derived from its use as a store, that disallowing that use was contradictory to its preservation. Chief of Planning Bob Spalding explained that the City of Rockville Master Plan and the draft neighborhood plan for Lincoln Park did not allow commercial uses of this type in residential zones. He noted that the use predated the annexation of Lincoln Park into the City of Rockville and reiterated that a non-conforming use or special exception that is abandoned for three months cannot be resumed. He stated that in addition to single-family detached residential, institutional uses such as churches and schools, day care homes and centers, non-profit programs and eleemosynary uses could be permitted by special exception. However, it would be extremely difficult to obtain a use permit for a commercial building in this situation. Anita Neal Powell, President of the Lincoln Park Historical Foundation (LPHF), presented testimony on behalf of LPHF (attached). Commissioner van Balgooy stated that symbols of a community are generally churches, schools, parks, and buildings such as this store. He asked what role the Shelton sisters played in the community. Ms. Powell responded that they were members of the church who married two brothers and lived on either side of the store. They may have been involved in the NAACP, but she did not know for certain. She believes that more documentation is needed. She also stated that if this building were demolished, Jim’s Body Shop would remain as another example of a brick commercial building in Lincoln Park. Commissioner Moloney said he believed the building was an integral part of the community but that it never could be used as a store again because of zoning regulations. Commissioner Hartranft agreed and wanted more information on the zoning and site use change and what national precedence had been set. Commissioner van Balgooy stated that more research is needed and that he would like more time. MOTION: Commissioner Hartranft moved, seconded by Commissioner Moloney, to hold the record open on 620 N. Horners Lane until October 16, 2003 to receive more information on the persons associated with the store and the role and contributions of mom and pop stores to Rockville. V. COURTESY REVIEW: Residential designs for Thirty Oaks (Buckingham) development 522 W. Montgomery Avenue. Planner Scott Parker introduced representatives from NV Homes and stated that they were interested in feedback from the HDC on designs for the Thirty Oaks development. He gave background on the planning process and the development of the PRU and reiterated that the HDC had approval authority for the three houses on W. Montgomery and were to make recommendations on the designs of site-interior homes. Todd Hickman of NV Homes explained that the custom homes on West Montgomery Avenue were façade upgrades of the Dartmouth model and were designed to be compatible with the Victorian character of W. Montgomery Avenue. The materials will be Hardiplank or brick veneer for exterior siding, 40-year composition shingle roofs with standing seam metal roofing on the porches, and Cemboard for the window and door surrounds. The porch decks and railings will be Timbertech or Trex, composite materials. Vinyl clad windows are planned. The materials will be consistent on all four sides of the houses on W. Montgomery. Commissioner Broadhurst suggested Tendura as another option for decking as a more believable tongue-and-groove floor. The interior homes will have lapped 8” vinyl siding and the same roofing material. The fascia and soffits will be aluminum and the driveways throughout will be asphalt. A general discussion of the attached garages ensued, with the HDC wanting to minimize the impact of the attached garages. Mr. Hickman suggested moving them further back from the front façade to the rear and Commissioner Moloney suggested rear-loading garages. Commissioner Broadhurst suggested using a front gable and small “hyphen,” or connector to make the garage visually appear as a separate structure linked to the main building. The roof pitch was also discussed and the HDC felt the slope is not steep enough. Commissioner Moloney expressed concern over the depth of window muntins, although he felt fiberglass shutters would be satisfactory. Mr. Hickman indicated that wood shutters could be substituted for vinyl on the front facades. He said he would bring samples of the window materials to the next meeting. Commissioner Moloney suggested that foundations on all buildings be brick to grade, not just the houses on W. Montgomery. He stated that he was concerned with the jarring difference between the houses facing W. Montgomery and the interior homes in terms of design and materials. He believes that more continuity is necessary. Mr. Hickman stated that the interior designs could be limited to just the “Neo-Traditional” models – the Dartmouth, Bartholomew, and Emory - to help maintain consistency of design. Commissioner Broadhurst noted the symmetry of the main façade and stated that it should continue on the other sides of the house. Window openings should be regularly spaced. Commissioner van Balgooy said that often, historic houses are asymmetrical. He inquired if the designer had looked at other buildings on W. Montgomery and requested that the designer do so. In general, the recommendation of the HDC was to return next month with a site plan showing lot lines and structural footprints, a streetscape rendering showing the new houses and existing houses on W. Montgomery on both sides, a detailed materials list, and samples, if possible. The discussion of plans for expansion of Jerusalem United Methodist Church, 17 Wood Lane were deferred to the HDC meeting of October 16, 2003 at the request of property owner. Planner Christensen stated that the Maryland Historical Trust submitted language to allow the Commission to restrict testimony time if the situation required, but would not automatically place time limits on all testimony. The language will be sent to the Commission via email and any comments on the proposed revised rules of procedure may be submitted electronically. VIII. DISCUSSION / UPDATES For the benefit of new Commissioner van Balgooy, staff stated that the items in this section are provided for the HDC’s information on projects of interest. Most of them have current information appended to the item. Those marked for discussion and comments will be handled via electronic mail due to the late hour. A. Update on 522 West Montgomery Avenue (Buckingham) Staff reported that the ordinance to grant the map amendment adding the first three lots along West Montgomery Avenue of the Thirty Oaks subdivision to the West Montgomery Avenue Historic District would be introduced at the Mayor and Council meeting on October 6, 2003 and is currently scheduled for approval on October 13. After designation on October 13, the HDC may approve or deny the application of NV Homes for new construction on the three Thirty Oaks lots. B. Update on amendment to City Code to allow consecutive terms for HDC Chair Staff reported that the Mayor and Council have approved filing to allow consecutive terms for the HDC ChairThe item is expected to be introduced at the Mayor and Council meeting on October 13 and adopted on October 27.] IX. COMMITTEE / ORGANIZATION REPORTS Suzanne Fisher, President of Peerless Rockville, spoke on Peerless Rockville Week and distributed flyers to the Commissioners and staff. X. ADJOURN MOTION: Commissioner Broadhurst moved to adjourn, seconded by Commissioner Hartranft. The HDC meeting of September 25, 2003 was adjourned at 10:25 p.m. |
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