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Home > Government > Boards and Commissions > Historic District Commission > 2004 > Minutes > March 18 Boards and Commissions |
Submitted: April 15, 2004 HISTORIC DISTRICT COMMISSION Thursday March 18, 2004 The City of Rockville Historic District Commission convened in regular session in the PRESENT Staff present: Judy Christensen and Shelby Spillers, Preservation Planners; Bob Spalding, Chief of Planning. Also present: Bill Chen, attorney representing the Historic District Commission Acting Chair Hartranft opened the March 18, 2004 HDC meeting. Commissioner Broadhurst moved, seconded by Commissioner Moloney, that the Historic District Commission and staff adjourn to a closed executive session to receive legal advice as permitted by Maryland State Government Article §10-508(a). The Commission recessed at 6:37 p.m. and reconvened at 7:35 p.m. Acting Chair Hartranft passed the gavel back to Chairperson Anita Neal Powell. Chairperson Powell stated that the closed executive session had been held to receive legal advice and no vote or decision was made during the course of the meeting. She then continued the regular agenda Staff member Cindy Kebba was present at the general business meeting. I. COMMISSION ITEMS
Commissioner Broadhurst said his comment on the NV Homes elevations was mistakenly attributed to Commissioner Moloney on the 2nd paragraph on page 12. Commissioner Moloney agreed, stating that he did not remember making the comment. Commissioner Moloney asked staff to check on the façade and shutters he was referring to in the first paragraph on page 10. MOTION: Commissioner Hartranft moved, seconded by Commissioner Moloney, to approve the minutes of February 19, 2004 as corrected. VOTE: 4-0-1 (Abstained: van Balgooy) II. APPLICATIONS FOR CERTIFICATES OF APPROVAL
Planner Kebba stated that copies of the staff report, the addendum to the February staff report, and the minutes from the last meeting were available on the back table. She announced that this hearing was a continuation of the February 19th public hearing on HDC2003-00284. The record closed on March 11th, however the applicant submitted new documents on March 18, 2004. Planner Kebba stated that the Commission would need to reopen the public record to admit the new information and review the documents. In response to Commissioner Moloney, Planner Kebba stated that the applicant had submitted a concept plan and two letters in support of the application. Reverend Wood brought a written estimate of demolition cost to the meeting. Commissioner Moloney then moved to reopen the public record in order to receive the additional information. Planner Kebba stated that in order to reopen the public record and leave it open for two weeks to allow time to review the documents and for public comment, the applicant needed to sign an additional 45-day time extension. Rev. Wood wanted to confirm that the commission would need to see the plans in order to make their decision. Chief Spalding clarified that the HDC could make its decision based on what is contained in the record. However, if the applicant wanted the commission to consider this new information, then the applicant should grant a time extension and have the record reopened. The record would need to remain open for a period of time to allow sufficient review and that would require a time extension. Rev. Wood asked the staff if they would need another two weeks after the closing of the public record to review the documents. Planner Kebba stated that if the Commission reopened the public record, it would stay open for two weeks for public comment and then time would be needed for staff to prepare a staff analysis. The April meeting would be the first opportunity for the HDC to render a decision. Rev. Wood asked if it was the Planning Commission’s responsibility to review architectural plans. Ms. Kebba stated that in the historic district, the HDC also reviews all construction plans. Chief Spalding clarified that if the public record were to be held open for another two weeks the staff report on the submitted plan would only be at the conceptual level. The plans would still have to go through detailed review by the HDC to grant a work permit and also by the Planning Commission to approve a use permit for the property. As part of that report, the staff from various city departments needed to review the plans for compliance with current codes and laws to ensure that the structure would be buildable. Rev. Wood reiterated that, in order to build something, the church would also need to demolish something. She stated that the plans call for a new building to be built on the site of Cordelia house. The plans attempt to replicate the front of the building but not keep any part of the original structure. Chief Spalding stated that the HDC could not consider Rev. Wood’s current statements because those plans were not yet in the public record. Unless the record was reopened the commission could not act on what the statements she was making. He stated that the HDC was bound by law to consider only what was in the public record. There was a discussion of the timing of a decision, when the current period for approving or denying this application will expire, and if the commission would need to see the plans before making a decision. Rev. Wood requested permission to use the chambers so that she could consult with her congregation without the presence of the commission and staff. The HDC Chair granted a 10 minute recess to accommodate the applicant’s request. Commission and staff returned to the chamber in 10 minutes and the session resumed. The HDC Chair asked staff if the application for demolition was complete when submitted. Planner Kebba responded by saying that the submittal for the application was not complete. On the application checklist, one of the submittals required is a detailed site plan. In addition, according to both the application and the City’s policy on demolition, staff may request additional information. Planner Kebba stated that staff had received some of that information but not all of it. Rev. Wood announced that the church had decided to grant the extension. Chair Neal-Powell asked staff to repeat the motion to reopen the record. Planner Kebba stated that the motion would be to reopen the public record to receive additional documents and further testimony and close the record at 5:00 p.m. on Monday April 5, 2004. Planner Kebba stated that this would give staff enough time to review the material and prepare an addendum to the staff analysis for the April 15, 2004 meeting. Chief Spalding stated for the record that Rev. Wood requested an extension until May 15, 2004. The public record will close on April 5, 2004 at 5:00 p.m., after which time staff will prepare a staff analysis that will be considered by the HDC on April 15, 2004. As part of the staff’s review there will be a preliminary report on the site plan. Chief Spalding emphasized that there would still be additional steps after the HDC renders its decision to complete the review of the new construction. As part of the review process, the HDC would be required to review any plans for new construction. MOTION: Commissioner Moloney moved, seconded by Commissioner Broadhurst, to reopen the public record on application HDC2003-00284 and close it at 5:00 p.m. on April 5, 2004. VOTE: 5-0. Rev. Wood submitted concept plans for the New Life Center, which is proposed to replace Cordelia House (the former parsonage) if the permit for demolition is granted. Additionally she provided a copy of the estimated cost of demolition of Cordelia House, which she stated had been provided to staff on February 19, 2004. Planner Kebba responded that it had not been received in the Planning Department. Rev. Wood stated that they had additional testimony to present. Elbridge James, 652 Ivy League Lane, Executive Vice President of the Montgomery County branch of the NAACP stated that he was asked to give testimony on behalf of Henry Hailstock, President of the NAACP Montgomery County branch. He offered his support to the church for their efforts in helping raise the children of the community. Dr. Charles Harrell, Senior Pastor of Faith United Methodist Church, 6810 Montrose Road in Rockville, supported the application for demolition of Cordelia House, which he referred to as a ghost and a ruin. He stated that Cordelia House had served the community for many years as a parsonage, a meeting place, and gathering point for the community and as a shelter. Mr. Harrell stated that Cordelia House had a proud history. He repeated Mr. James’ sentiment that “buildings are important but communities are really what we are all about.” Mr. Harrell stated that the building stands in the way of the people. He went on to say that the building was a financial hardship and that it is no longer adequate for the needs of the church. He stated that the insurance company had declared the building a total loss and finally that there was pain and sadness surrounding the loss of that building. He entreated the commission to allow the church to bury their pain by demolishing the building and asked the City to not compound that pain. LeeAnn Gerrick of 549 Anderson Avenue stated that a tremendous amount of time and energy had been expended for a little building. She reminded the commission that the congregation began with slaves and freedmen and we live in a different world today. She noted that the church remained intact because of poverty. She stated that African Americans have more opportunities today, but they have not been able to catch up on things like endowments. She asserted that the commission was saying to the church that they could not follow their mission that the church had to follow the mission of the HDC. She stated that she believed that in 1974 there were probably economic reasons that the church was declared historic. She stated that St. Mary’s was allowed to demolish their rectory, therefore there are precedents for letting go of little buildings even though the rectory was not a historic structure. Brigitta Mulligan stated that she came to observe and asked if the HDC ordinarily gets this many participants for public meeting. When the answer was negative, she asked to commission to take the level of public support into consideration when making their decision. Bridget Newton, President of the West End Citizens Association, 10 Dale Drive, stated that the West End Citizens Association had written a letter to the HDC that was not presented at the previous meeting through an error with her email. She stated that this had been an unfortunate process overall, but the HDC should be fair. Her father was a Presbyterian minister, and she understood how churches work. She stated that it is imperative that church and state remain separate. Rev. Wood addressed specifics in the staff report addendum dated March 12, 2004. She clarified that Billy Gordon was representing the Elks Lodge not just himself. She added that on page 2, reference was made to an offer of support by Peerless Rockville. Rev. Wood stated that she had met with Eileen McGuckian from Peerless Rockville but Ms. McGuckian had never offered support from Peerless Rockville. Rev. Wood continued, turning to page 4 and referring to the historic character of the building, she said that she thought her ancestors would want her to be progressive. On page 6, Rev. Wood clarified that Commissioner Moloney’s 1996 plans addressed only the church and not the parsonage. Furthermore, Rev. Wood said that she declined the offer staff made to come to the church to talk to the congregation because the church and the staff are on different sides. On page 10, Rev Wood commented that the state law provides for demolition if it is in the best interests of the community. She stated that the church has provided testimony and petitions in support of demolition and she believes that it has met the burden of proof for community support. She also mentioned that Alcoholics Anonymous uses church space for their meetings and she worried that the church would no longer be able to serve this group if they weren’t allowed to tear down the parsonage. Furthermore she claimed that it was not the church’s intension to have the parsonage declared historic in 1974. Planner Kebba reviewed the requested materials. She noted that the HDC application for a Certificate of Approval requires a site plan as submitted, but also floor plans, elevations, landscaping plans, photographs, and allows for additional requests from the HDC or staff. Also, staff has not received a cost analysis on why preservation is not feasible and a design analysis on why preservation is not feasible if the historic building is incorporated into the new construction. She stated that staff had received one letter from Roger Blunt of Essex Construction that recommended demolition, but had also received also a cost estimate for full restoration from Oak Grove Restoration indicating that restoration of the building is indeed feasible. In addition, the City hired a structural engineer in 2000 to assess the damage and received a preliminary estimate of $30,000 to $40,000 to repair the structural damage. Ms. Kebba stated that there were three different reports with no conclusive finding that preservation is not feasible. The HDC chair asked the HDC to review the church’s site plans. Commissioner Moloney asked if the site plan submitted meets the requirements and asked for a verbal description of the proposed improvements shown on the plan. Rev. Wood explained that the elevation drawing represented a decorative front to replicate the historic appearance of Cordelia house but that Cordelia House would be entirely demolished under this plan. She said that floor plans were not available. Chief Spalding said that this submission would work as a conceptual site plan, and a meeting with the church’s architect to determine other submissions would be beneficial. Rev. Wood stated that she would have the Church’s architect contact the staff. Commissioner van Balgooy asked if the total price for demolition was $9,000. Also he asked if anyone had offered to move the building and would the church give the building away if it could be moved. Rev. Wood stated that the building could be moved but the church would not give the building away at no cost. Commissioner van Balgooy asked if the staff could list what more the church was required to submit for the demolition application. After a long discussion of what was required and what was requested to help the HDC come to a decision, staff agreed to prepare a written list of required and requested items and whether or not the items had been received in a complete form. Rev Wood asked why the application for demolition required detailed plans and elevations and interior plans of the new building. Chief Spalding explained that detailed drawings were requested to support the claim that demolition of Cordelia House is necessary to proceed with a major improvement program that would be of substantial benefit to the county or municipal corporation. Rev. Wood stated that this request was above and beyond the requirements for the demolition application. Chief Spalding clarified that this request was according to state finding for demolition. Section 8.10(1) of the state law requires that if a structure is claimed to be a deterrent to a major improvement program that will be of substantial benefit to the county or municipal corporation then the Commission needs to look at what is being proposed as the major improvement program. Rev. Wood stated that she felt that it would be best to have a meeting with the architect and staff. She stated that she did not want to come back to the HDC and be told that she did not meet the burden of proof. Rev. Wood then asked the Commission if the reason why the church needed to get approval from the HDC was because the parsonage is within a historic district. Upon being informed that it was the reason, she asked if she could apply for rezoning of the property. Planner Kebba replied that would not be a subject for the HDC but rather for the Mayor and Council. Chief Spalding responded that the Mayor and Council considered rezoning requests. Wallace Blackwell took the podium and asked Commissioner Moloney to apologize to Pastor Wood for comments he made during last month’s meeting. Commissioner Maloney stated that he intended no offense and did not know to which comments he was referring. The HDC chair asked if there was any further business on this matter. Chief Spalding stated that he would like to set up a meeting with Rev. Wood and her architect for the following week. RECESS: The Commission was recessed at 9:15 p.m. and reconvened at 9:25 p.m. III. DISCUSSION / UPDATES A. Planning Activities and Projects:
IV. COMMITTEE / ORGANIZATION REPORTS A. Comments – Historic District Commissioners Commissioner Moloney reported on the last meeting of the Glenview Mansion subcommittee. He said that the committee had selected a new chair and had commissioned a portrait of Mrs. Lyons. He stated that restoration of the original Baltimore Road entrance was being scheduled. It includes restoration of the stone pillars, brick culverts on each side of the entrance, and a gravel drive proceeding from the gates up the hill following the original placement. The gravel drive will recede to nothing, giving the illusion of disappearing in the distance. The lanterns that were part of the original stone pillars will be replaced. Commissioner van Balgooy said the City serves as a model of stewardship and sets precedence for the City’s owners of historic sites so it should be careful in its treatment of historic properties. Commissioner Broadhurst expressed doubt on the effectiveness of the driveway illusion. Others expressed similar concerns. Commissioner Moloney said the project would be staked out on site so the commission could view it. Commissioner Moloney also said that several brochures have been prepared to inform the public on the history of the Mansion and the cottage. New floor material has been ordered for the rear entrance of the mansion. B. Lincoln Park Historical Society - Anita Neal Powell Chairman Powell said that the Lincoln Park Historical Foundation (LPHF) would be appearing on Maryland Public TV on March 27. On March 27, the LPHF will present the second mobile workshop on Brown vs. the Board of Education. It will begin at Carver High School and Jr. College and go to various sites around the County, then to Frederick County and Frederick City. There will be oral history and documentary videos on the bus as well as tour guides. On March 29, the LPHF will participate in a Montgomery College panel presentation on Brown vs. the Board of Education. The second annual African American Preservation Conference will be held May 27 to May 31 at the Hilton Hotel in Silver Spring. It will feature a tour of historic hot spots and offer continuing education classes. C. Peerless Rockville - Peerless Rockville Staff Suzanne Fisher, President, offered handouts on the March 30 “Bringing it Home to Rockville” program on multifamily housing to be held at the Americana Apartments. Peerless will accept nominations for preservation awards until March 31. The annual progressive dinner is May 15, and the reenactment of Jubal Early’s march on Washington D.C. is scheduled for June 12 and 13. V. ADJOURN The HDC adjourned at 10:12 p.m. Respectfully submitted: |
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