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Home > Government > Boards and Commissions > Historic District Commission > 2003 > Minutes > October 16 Boards and Commissions |
Submitted: November 20, 2003 CITY OF ROCKVILLE Thursday, October 16, 2003 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 Absent: Max van Balgooy I. APPROVAL OF MINUTES
MOTION: Commissioner Broadhurst moved, seconded by Commissioner Hartranft, to approve the minutes of September 25, 2003 with the following corrections to page 8: II. APPLICATION FOR CERTIFICATE OF APPROVAL
Planner Judy Christensen presented the application, stating that the Mr. and Mrs. Sellman want to renovate the original kitchen space, which has been modified over time into a hallway or passageway. At the present time, the working kitchen is in a 1950 era rear addition and is not efficient. The chief renovation problem is finding wall space for storage cabinets, a sink, dishwasher and other utilities. The east wall has the only substantial length of wall, and it is broken by two 6/1 windows that are about one foot from the floor level. The cabinets cannot be installed in front of the windows due to the installation of plumbing and other utilities in the wall behind the cabinets. The Sellmans plan to remove these windows and replace them with shorter versions of the existing windows that will be in kind: two Marvin wood windows with true divided lights. The old windows will be saved for future reuse on the house. Staff noted that the east façade is not a prominent façade and the windows will be partially visible from the street. The existing windows are a lower story window and an upper story window, which will be reused to replace existing apartment exterior doors that were inserted in window openings when the property was converted to apartments. Andrew Sellman, the property owner and applicant, stated that he purchased the house approximately five years ago from the original owner. He reiterated the problem that staff had described and noted that the only way to fit a useable kitchen into this space was to replace the windows with higher ones to create contiguous wall space. In response to questions from Commissioner Moloney, Mr. Sellman stated that he had found a contractor who has appropriate expertise in repairing the pebble dash exterior around the windows after they are replaced; he plans to remove the old window trim, re-size it, and put it back up; and the replacement windows will have true divided lights. Commissioner Broadhurst said he appreciated the thoroughness of the applicant’s research and thinks he has made a wonderful window selection. He also noted that it is reasonable for the owner to put a kitchen back into this space and make it useable as a modern kitchen. MOTION: Commissioner Moloney moved, seconded by Commissioner Broadhurst, to approve HDC03-0266 for two in-kind replacement windows with the conditions that the new windows be wood, single glazed with a storm panel, 6 over 1 configuration, and with casing and trim to match the existing windows, and that the removed windows be preserved for future use elsewhere in the house. III. EVALUATIONS FOR HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE
Chairperson Powell recused herself from deliberations and vote on this issue citing a conflict of interest as a member of Mt. Calvary Baptist Church, which owns the property at 620 N. Horners Lane. She is also President of the Lincoln Park Historical Society/Foundation (LPHS) and submitted testimony for the LPHS on 620 N. Horners at the meeting of September 25, 3003. Commissioner Broadhurst assumed responsibilities as the Chair pro tem. Preservation Planner Judy Christensen noted that the record was left open to receive additional information on the store and owner families. She noted that several comments had been submitted to the record since the preliminary review and more was expected at this meeting in the form of oral testimony. Ms. Kuranda submitted her resume and testimony to the Commission, stating that she was qualified to testify as an expert witness in this matter. She stated that she was retained by Mt. Calvary Church to look at the building’s significance in light of the City’s Historic District Designation criteria. She said that she had consulted with Peerless Rockville, the Montgomery County Historical Society, the Montgomery County Public Library, and other resources and had interviewed several long-term residents of the neighborhood. She said that the building was constructed in 1941. The original owners were two sisters and their husbands, the Claggett and the Waters families, who also lived on North Horners Lane. She described the property and said that a chain link fence delineated it and the building is surrounded by a paved parking lot. The original building was likely expanded to the rear around 1950 but the addition retained the same cinder block construction. The building was featured in the Washington African American in 1959 and was referred to there as the Midway Grocery. Johnny Chung purchased the property in 1976 and sandwiches were added to the convenience items already sold at the store. The store was re-named “Johnny’s Market” under Mr. Chung’s ownership. Robert Kim bought the property from Mr. Chung in 1990. Ms. Kuranda stated that, throughout its commercial history, the building was used more as a convenience store than a true full-service grocery and she noted that there were other similar small-scale stores in the area. She said that she analyzed this property as a potential single site historic district and found that it does not possess the integrity necessary to meet the designation criteria as a single site. Planner Christensen read two items that were submitted into the record by Wilma Shelton Bell and Maude Smith Kilgo (attached). Soo Lee-Cho reminded the HDC of the zoning status of the building. She said that the store had been a legally non-conforming use in a residential neighborhood but because it has not been so used for more than three months, it has lost that status and cannot return to a commercial use. It is unlikely that it would qualify for a Special Exception. She said that the church is open to keeping a historical record of the property, with pictures, interviews, and the other research that has been accumulated. Commissioner Moloney asked if that information would be made available to the City and the local community and Ms. Lee-Cho responded that it would. Commissioner Moloney stated that while the architectural design of the building is pedestrian, its function as a local community market is where its significance lies. Commissioner Hartranft stated that the building’s lack of architectural detail is what makes it architecturally unusual. She stated that it is significant as an example of a small family business in an African-American community and in contrast to a similar building one might find elsewhere. Commissioner Moloney agreed that the building has a lot of character and significance. He said that it has value to the people of Lincoln Park and it would be a shame to see it go. He said that whether or not it is ultimately preserved is up to the Mayor and Council. Commissioner Broadhurst concurred with these comments but stated that the building did not possess architectural merit as defined by the eligibility criteria. Commissioner Hartranft maintained that its simplicity and lack of ornament or storefront appearance was precisely the elements that set it apart from ordinary stores. The Commission found it eligible architecturally as a familiar neighborhood feature. The HDC found that 620 North Horners Lane has Historic and Cultural Significance in that it:
The HDC found that 620 North Horners Lane also possesses Architectural and Design Significance in that it:
MOTION: Commissioner Moloney moved, seconded by Commissioner Hartranft, to recommend 620 North Horners Lane to the Mayor and Council as eligible for single site historic designation based on the above criteria. Planner Christensen explained the designation process to the audience and said that while the HDC must render a decision based solely on the property’s historical, architectural, archeological or cultural significance and designation eligibility, it is up to the Mayor and Council and the Planning Commission to consider factors such as future development potential that would lead to the final determination as to whether it is designated as historic or is allowed to be demolished.
Planner Christensen said that this preliminary review for historic district eligibility was requested by the owner, Montgomery County, so that the County can begin to plan redevelopment and identify potential buyers and re-uses for the property. She said that the properties have been in the City’s Inventory of Historic Properties for some time but have not been designated. Planner Kebba said that Block 2, including 101,103,105 Fleet and 150 Maryland Avenue, has always been considered a district because the structures are unified in their front setbacks; have similar lot sizes and site layout and retain their residential appearance. All were all built between 1926 and 1936 and resemble many of the catalog and catalog-inspired homes of the 1920s and 1930s, and were all built for landowner and Rockville resident Robert C. Warfield. Much of their integrity remains despite some reversible alterations such as stucco cladding, porch enclosures, and small rear additions. All four properties are now owned by Montgomery County and are used as public buildings although they were built as privately owned residences. Planner Kebba said that Robert Warfield was a Rockville dentist and the only dentist in Rockville for many years. He was one of the first people to build a house in the Rockville Heights development. Rockville Heights was platted in 1889–90 and attracted real estate investment from local prosperous families as well as investors from D.C. The plan for Rockville Heights called for wide boulevards, circles, parks and lakes, similar to the features planned at the same time for the West End Park development. Robert Warfield’s large home at 200 Maryland Avenue was on a two-acre site on the north side of what is now Fleet Street and was built prior to the turn of the century. In 1915, Dr. Warfield invested in land across the street from his house (lots 6,8, and 10 in Block 2.) He built four houses on Maryland Avenue (now Fleet Street) between 1926 and 1936. Dr. Warfield financed the construction of 101 and 105 Fleet Street and 150 Maryland Avenue. 101 Fleet and 150 Maryland were purchased by Rowan and Madeleine Erb in 1926 and remained in that family until sold to Montgomery County in 1969. The 105 Fleet Street property was purchased by Mary Fisher in 1927 and was later owned by lumber merchant Leland Fisher until it too was sold to the county. A smaller cottage was built between the two earlier Fleet Street houses in 1936 (103 Fleet). This one remained in the Warfield family but was rented out until it was sold to the county in 1966. The expansion of the County government resulted in the demolition of all the homes in Block 1 of Rockville Heights on the north side of Fleet Street for a county parking garage. The county renovated the four Warfield houses on block 2, giving them masonry coatings and adapting them for office space. Planner Kebba summarized that in all, much of the architectural detailing has been removed from the buildings, ramps have been installed and porches have been enclosed. All have been stuccoed and most have frame garages with German siding. The house at 150 Maryland Avenue is the only one of the four that retains a partially open porch and has the most original historic fabric on the exterior. Staff presented a slide show of the houses and briefly described the architectural elements of each. Planner Kebba described 101 Fleet Street as a 2-½ story, 3 bay by 3 bay Colonial Revival side-gabled house. She said that it is rectangular in shape with one-story enclosed front and rear porches and composition shingled roof. It was built in a vernacular early 20th Century style with its regular, symmetrical front fenestration suggesting Colonial Revival influence. Although the original wood siding and porch features probably provided a fair amount of character, the stucco finish and altered porches present a plain appearance now. She said that the house appears to be in good condition and retains its original garage. The house at 103 Fleet Street was built in 1936 between the two existing houses (101 and 105 Fleet). Unlike the others, it presents its main façade to the east, rather than toward Fleet Street. Its Tudor inspired frame establishes its asymmetry which is evidenced in window, dormer and bay placement. It has a front gabled roof extended on the east forming a porte cochere side porch. It is a 2-½ story 2 bay by 2 bay rectangular house with stucco finish and composition shingle roof. It also appears to be in good condition. 105 Fleet Street is a 2-½ story rectangular 2 bay by 3 bay Colonial Revival house with a large central dormer and Doric-columned front porch. It is also finished with stucco and has composition shingles covering is side-gabled roof. It features symmetrical front and side facades, end chimney and a suggestion of Greek Revival in the central pedimented dormer, prominent friezeboard and full-width Doric-columned front porch. Single and paired 6 over 6 windows are more typical of 1920s Prairie/Craftsman architecture, however. It appears to be in good condition. 150 Maryland Avenue is a 2-½ story American Foursquare and retains the most exterior historic fabric of the Warfield homes. It is most representative of its period and style of construction. The front façade has a Doric columned one-story hipped roof porch. The composite asphalt pyramidal – ridge roof has a central north facing hipped dormer. Like 105 Fleet, this house has features of 20th century Greek Revival, including the prominent friezeboard. Window treatments and the extended eaves reference the Prairie/Craftsman style. Planner Kebba described the house at 107 Fleet Street and stated that this house was built much earlier than the other four and is grander in scale and decorative detail. It faces north on Fleet at the corner of Monroe. It is a frame 3-bay by 4-bay, 2 ½ story building with Colonial Revival detailing. It is basically square with a Rockville Bay, wrap porch and rear porch addition. It has a low-hipped composition shingled roof with gables over the bay and rear porch. It is clad in original German siding. The house was designed by local architect Thomas C. Groomes and built in 1904 for Clifford and Lilian Robertson. It was owned and occupied by the Robertson family for more than 65 years and was purchased by the county in 1969 for use as a medical clinic and offices. Clifford Robertson was an attorney and purchased Lots 1 and 2 of Block 2 in 1902 from Mr. and Mrs. Lee Offutt. The property had previously been owned briefly by Judge John T. Vinson in 1890 and was turned over a few times that year. It is also part of the “Rockville Heights” development. The City has copies of the original plans for this house. Commissioner Broadhurst noted that the Warfield houses form a small cohesive district. He said it was unfortunate that three out of the four had been modified to their detriment. He agreed that 107 Fleet Street is more intact, larger, and has a more prominent corner location than the others. Commissioner Hartranft said that this is a fascinating block and an important gateway to the City. The consensus of the Commission was that the buildings made a cohesive streetscape and that it may be an “all or nothing” situation. However, the house at 107 Fleet was thought to possess special significance to the City as the product of a local architect and the fact that it possesses a high degree of exterior integrity. The Commission asked that ways be explored to incorporate the buildings into new development. Lisa Rother, Planning Specialist to the County Executive’s office, stated that the property has been surplused and has been identified for possible disposition. Various future uses are being explored as part of this process, including residential development. The land is currently zoned for single-family housing but the Rockville Master Plan calls for additional density. Ms. Rother said that this review was requested to determine if the HDC will recommend that the City should designate the property as historic as the County is not eager to incorporate the existing homes into a new development if it is not required. IV. COURTESY REVIEW Roof replacement and rear skylights at 110 South Adams Street: Thomas W. Simpson, Owner Planner Christensen said Mr. Simpson had submitted an application with details on products and manufacturers, which was sent to the HDC, but it was not received in time to be advertised and considered at this meeting. Mr. Simpson asked for a straw vote on the matter, if possible, so he can hire a roofing contractor and order materials. Ms. Christensen said he has stated that he will not proceed without a Certificate of Approval. The roof cladding is presently a composition shingle, which can be replaced in kind without a permit as ordinary maintenance. Mr. Simpson is requesting a substitute synthetic slate material, Dura Slate as an improvement. The skylights, or means to provide daylight to the attic story, were discussed at the hearing for designation of the property. At that time, Mr. Simpson said he planned to install skylights on the side roof slopes for this purpose. The HDC strongly discouraged this as a modern feature which would be too visible from the street. Commissioners suggested either building dormers with windows on the side roof slopes to match the front dormer, or to put the skylights on the rear slope. Mr. Simpson’s current design calls for the addition of two flat skylights on the rear slope. After some discussion, the HDC found that American Foursquare houses similar to 110 S. Adams frequently were built with pebble dash stucco siding and a slate roof so the proposed roof replacement material would not be inappropriate to the character of the house. The Commission was pleased to entertain a suggestion to upgrade the material and decided that the material would be appropriate to the house. However, a longer discussion entailed about using the Dura Slate product on the porch roof and rear addition, both of which appeared to the Commission as having shallow slopes that originally could not have been roofed with slate. Standing seam metal was suggested for the porch roof and addition. Mr. Simpson said the cost of the metal roofing would exceed his project budget. Several types of metal roofing were mentioned as products for Mr. Simpson to price at the roofing dealer if he wished to pursue them, including a factory-coated tin roof manufactured by a company in West Virginia. The Commission asked Mr. Simpson to find out if the slope would have permitted use of slate originally and to look into metal roofing options for the porch and addition. V. DISCUSSION The Reverend Jane Wood spoke for Jerusalem- Mt. Pleasant United Methodist Church at 17-21 Wood Lane. She said she was pleased to be assigned to Jerusalem as her family had a long association with Rockville and the Haiti Neighborhood. As a new church leader, she asked for information on the previous application for demolition of the fire-damaged parsonage at 17 Wood Lane. She noted that the church had no records of withdrawal of the application for demolition and questioned if the application had been denied. Commissioner Hartranft explained that the term “parsonage” was used as that was the historical use of the building and the presence of the parsonage made the complex of church and parsonage more valuable historically than either separately, as this once-common pair of buildings is now very rare in the county. Staff noted that at the time of the original request for demolition in 1999, the parsonage was the only legally designated structure built by African-Americans in Rockville and the sole remaining structure of its type remaining in the Rockville Town Center. Commissioner Moloney said that the Commission could not provide answers to these questions readily as some members were not appointed at the time. He said he was on the Commission at the time but the issue had been discussed several years ago and the details were not clear. He suggested that staff research them and provide answers to the Jerusalem Church and to the Commission. He said that it was not the Commission’s intention to re-affirm the historical significance of the building, as that had already been determined. VI. RULES OF PROCEDURE – ADOPTION Planner Robin Ziek said the only change to the Draft Rules of Procedure since the last meeting was the addition of a section on time limitations that may be imposed by the Chair during public hearings. The HDC unanimously adopted the new Rules of Procedure with the section on time limitations. Commissioner Moloney congratulated Planner Ziek on a difficult job well done. MOTION: Commissioner Hartranft moved, seconded by Commissioner Broadhurst, to approve the October 2003 revised Rules of Procedure for the Historic District Commission of Rockville. VII. DISCUSSION / UPDATES
Staff stated that due to a procedural need for a Discussion and Instructions (D&I) to staff from the Mayor and Council, the D&I would be held at the Mayor and Council meeting of October 13 and the Ordinance to grant the Map Amendment would be introduced on October 27. The final adoption will be November 24, 2003.
Staff reported that the Mayor and Council have approved filing to allow consecutive terms for the HDC Chair. The item is expected to be introduced at the Mayor and Council meeting on October 13 and adopted on October 27. VIII. COMMITTEE / ORGANIZATION REPORTS From the Commission: Commissioner Moloney was appointed to the Town Center Advisory Group, Phase II. The group is to develop ideas for the portion of Town Center north of Beall Avenue. Lincoln Park Historical Foundation: Anita Neal Powell reported on projects planned for 2004, including celebration of the Brown vs. Board of Education verdict’s anniversary, a Gospel Fest in February, and the 2nd Annual Statewide African American conference scheduled for May, 2004. Peerless Rockville: submitted a written report highlighting Peerless Rockville Week activities from October 11 to October 19. Coming soon is the third installment of Peerless’ “Bringing it Home to Rockville” curriculum of Neighborhood history and development on November 18, 7:30 PM at the Pump House in East Rockville. IX. ADJOURN The meeting was adjourned at 9:47 p.m. |
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