A. Peerless Rockville – Eileen McGuckian presented the report for Peerless Rockville. Ms. McGuckian noted that Peerless Rockville’s space in the Red Brick Courthouse is still undergoing renovation but the office should be back in business by the week of September 25. Peerless Rockville and the Rockville Bicycle Advisory Committee are co-sponsoring a guided bike ride which will include historic interpretive stops along the way. The ride will start in Fallsgrove at 9:00 a.m. Peerless will be sponsoring the annual F. Scott Fitzgerald Literary Conference on October 14. An Underground Railroad tour will be held on November 4. There is a fee and reservations are required. A symposium on Rockville’s Recent Past will be held on Saturday, October 7, 2006 at City Hall from 8:30 a.m. to 2:30 p.m. This will focus on defining the resources (1945-1985) and the challenges, setting standards and strategies at the local level, and developing solutions and advocacy. This event is free, but reservations are encouraged and refreshments will be served.
For more information on projects and activities see: www.peerlessrockville.org.
B. Lincoln Park Historic Foundation (LPHF) – Lincoln Park Historical Foundation (LPHF) – Commissioner Powell presented the report for the LPHF, noting the upcoming 2006 Maryland African-American Heritage Preservation Conference and Road Trip to be held October 5–7 at the Nyumburu Cultural Center at the University of Maryland at College Park. Call 301-528-5747 to register, or send an email to the LPHF. The African-American Heritage Preservation Award will be presented October 7 at the Awards Dinner for work in preserving the history and culture of African Americans through projects and programs that seek to promote its contributions and accomplishments throughout the United States.
Ms. Powell said that the 75th anniversary of Preservation Maryland will be celebrated October 11 from 6 to 9:00 p.m. Call Preservation Maryland for more information at 410-685-2886 or email to pm@preservationmd.org.
For LPHF information see: www.aapc-md.org or call 301-251-2747 or send email to Lincolnparkhist@aol.com.
C. Comments – Historic District Commissioners/ Staff:
Commissioner Moloney reported on the September 11 meeting of the Glenview Mansion subcommittee. He said that Apex Engineering has revised part of its parking and traffic circulation proposal. The revision area is located behind the mansion. The proposed change increases the number of handicapped parking spaces from 7 to 12, but requires a significantly larger area and a circular traffic pattern. Commissioner Moloney asked to discuss the proposal during the Discussion/Updates portion of the meeting and the Commission agreed.
Staff said that they would be presenting a session at the Traditional Building Conference in Washington, DC on October 5. Staff presented this session, “What Fits: Selecting a Method for Historic Preservation” at the Maryland State conference in May. The presentation identifies methods for neighborhood preservation using case studies of Lincoln Park, East Rockville and Twinbrook.
Staff also noted that Rockville would be hosting the annual MAHDC (Maryland Association of Historic District Commissions) Conference on October 10, from 6:30 to 9:00 p.m. at City Hall. Attendees from Gaithersburg and Montgomery County historic preservations commissions and staff will also be attending. Speakers will discuss the Heritage Plan for Montgomery County and new initiative for interpreting the Underground Railroad in Montgomery County among other topics. The public is welcome to attend.
Since there are two applications concerning demolition on this agenda, Chairman pro temp van Balgooy asked staff to explain how the HDC is involved in this applications. Staff noted that for demolitions proposed at designated properties, such as Chestnut Lodge, the HDC has review and approval authority over all exterior alterations. This would include demolition. There is a demolition process outlined on the web site, including information requirements to assist the HDC in their decision-making.
The second way that a demolition application will come before the HDC is through the City’s Environmental Guidelines adopted by the Mayor and Council in 1999 (p. 24-25). In this case, the city staff is asked to evaluate proposed demolitions of all buildings 50 years or older. If there appears to be some historic significance to the site, the HDC will be presented with staff research and a staff recommendation concerning historic designation. If the HDC finds that the site has historic significance to the City, this will be transmitted to the Mayor and Council for their subsequent action.
A. Applicant: Davor Kapelina, 1150 Connecticut Avenue, NW Suite 701 Washington, DC 20036
Address: 702 Maple Avenue
Request: Demolition
Robin Ziek presented the staff report and said that this evaluation was prompted by a demolition application for a property that is more than 50 years old. She noted that three letters/emails had been received and she asked that they be added to the public record. The written correspondence was from Janet Hunt-McCool, 709 Grandin Avenue; Patricia Dubroof; and Christine Manor. Ms. Ziek summarized the letters. All supported historic district designation for 702 Maple Avenue.
Ms. Ziek said that the property owner, Davor Kapelina, had allowed staff onto the property and inside the house for inspection. She said that 702 Maple Avenue had been identified as a historic resource dating to the late Victorian period as part of the larger East Rockville survey. Preservation intern Paloma Bolasny completed the MHT form this summer, which included deed research. Ms. Ziek did the staff report including an analysis of the property using the City’s designation criteria.
Staff finds 702 Maple Avenue to meet the City’s criteria for historical and cultural significance I-A, B, C, D; and II-A, E. It is associated with the development of Rockville Park, an early subdivision in East Rockville. It illustrates Rockville’s historic context #6, the maturation and expansion of the county seat.
The property is also identified with a person/group of persons who influenced society. Dr. George Edmonds was a dentist who served on the Rockville City Council from 1908 to 1910, the Board of Education, and the Board of School Commissioners for Montgomery County. He also served as a representative of Montgomery County to the Maryland House of Delegates. He was Postmaster General for the Rockville Post Office in 1938 when the new building with the WPA painting was constructed. His son, Robert Linsay Edmonds was one of three Rockville men to die as a result of their involvement in WWI during the 1918 influenza epidemic. His daughter, Letha Edmonds, was the first woman from Montgomery County to earn a four-year degree from the University of Maryland.
Ms. Ziek said that the property exemplifies the cultural, economic, social, political or historic heritage of the county and its communities as it illustrates the expansion of the City with new subdivisions and expansion from small town to small city within the suburban reach of Washington, D.C. It has character, interest, and value as part of the development, heritage or cultural characteristics of the City, County, State and Nation because it illustrates Rockville’s population growth in the first half of the 20th century.
The property at 702 Maple Avenue also meets architectural and design significance criteria A and E. It embodies the distinctive characteristics of a type, period or method of construction as it is a good example of a late Victorian residence that illustrates high style features such as asymmetrical massing, a mixture of cladding materials, a picturesque cobblestone well, original 2/2 windows, but on a smaller scale. The house also exemplifies a construction period from the first half of the 20th century, illustrating its Colonial Revival features. The house has a high level of integrity.
The property represents an established or familiar visual feature of the neighborhood, community or county due to its singular physical characteristics or landscape. The house is notable because of its siting on a prominent corner lot and its design. It is a landmark in Rockville Park.
Ms. Ziek showed numerous interior and exterior photographs, including the different foundation materials used, Victorian details such as bull’s eye cornerblocks, and the Colonial Revival style staircase. She also showed several streetscape views that demonstrate the orientation of the house to its corner. She showed 1924 and 1949 Sanborn maps that identified the footprint of the house from each year as well and the changes that occurred to it. She said that the house still appears much as it did in 1949 after Colonial Revival features were added.
She said that the Planning Commission recently approved a re-subdivision because the property included two lots, one of which was too small to be built on. The re-subdivision will not allow more than one house to be built at the address but it does increase the envelope within which construction can occur. The owner has renovated much of the interior, including installing a new kitchen. He became aware of structural problems, including a horizontal crack in the north basement wall and some leaning in that wall, only after he had already invested significantly in renovations.
The Chair asked if there were any questions for staff from the commissioners. As there were none, he opened the discussion up to the public, but asked that all comments be limited to the criteria for significance upon which the Commission must base its recommendation. He asked the applicant to speak first. Soo Lee-Cho, an attorney with Miller, Miller and Canby, represented the property owner. Ms. Cho asked the commission to consider if the property would ultimately be eligible for demolition even if designated. She explained that demolition was not her client’s original intention when he purchased the property in 2003. He has spent much time and money upgrading systems. She handed out a timeline that shows what improvements the property owner has made to the house since he purchased it. She also distributed a copy of an opinion by a structural engineer hired by the owner, an appraisal, and other financial information.
Barbara Carver, 312 Reading Avenue, said she is concerned about what will happen at 702 Maple. She feels the house has historical and architectural value. It is a unique Victorian home in an area that has a variety of architectural styles. She noted that there are probably tax incentives and grants available to help the owner defray rehabilitation costs.
Eileen McGuckian, Executive Director of Peerless Rockville, concurred with the staff report and supports a recommendation of significance. It is a very appealing house and fits comfortably on its corner lot. She said the accomplishments of the Edmonds family meet the criteria for historical and cultural significance.
Marilyn Al-Mansoor, 214 Baltimore Road, said that she has never been more concerned about tear-downs in her neighborhood than she is with this property. She was pleased when she saw the new owner had started making repairs but dismayed when she saw progress stop and the yard being neglected. She said any owner of an older house should expect structural deficiencies.
Richard Smith, owner of Homewood at 550 Reading Avenue, said that it is a privilege to live in a city that cares about preserving its history. He said owners of older homes have the responsibility to be stewards of their property. His home is of similar age to 702 Maple and he has had to deal with structural problems too. Because he applied for historic designation, he was able to recoup 30% of his costs for repairs through County and State tax credits. He supports designation of 702 Maple and will speak against its demolition if the HDC reviews a demolition application for it in the future.
Ted Nevils, 305 Reading Avenue, said he is a second generation owner of his Rockville Park home and said East Rockville is a great neighborhood. Many multi-generational families live there. He is happy the City has a policy to review houses that are more than 50 years old before they are demolished. He echoed Ms. McCool’s concern in her letter that he had only received notice of the meeting a few days prior and he noted that the HDC public hearing conflicts with a Stonestreet meeting, which many neighborhood residents also wanted to attend.
Brian Blundell, 912 Grandin Avenue, said that he does work on historic properties. He cautioned the HDC that structural engineers and contractors who are not familiar with old buildings often have severe comments regarding the condition of these buildings and their estimates to repair are often very high.
Pam Jones-Memenza, 310 Reading Avenue, has lived in the neighborhood for more than 17 years. She bought a house there because of the eclectic mix of the area. Her house also has problems but she understands that is part of owning an old house. She wants to see the neighborhood remain intact.
Catherine ___, 703 Maple Avenue, bought a house across from 702 Maple in 2000. She learned a lot about the history of the area tonight. She thinks the proposed demolition would not help the neighborhood.
Jeff Broadhurst, 306 First Street, lives about a block from 702 Maple Avenue and has been there for 18 years. He said 702 Maple is one of the most wonderful and charming houses in the neighborhood. He regrets the tear-downs that he sees going on in Rockville and said distinct older homes are being replaced with mediocre architecture. The result is we lose our history.
Close of Public Record. HDC discussion: Commissioner Hartranft disclosed that she has worked with Mr. Kapelina in the past. She also noted that recognizing the significance of a site is different than agreeing to its demolition. That would be taken up later.
MOTION: Commissioner Neal Powell made a motion to recommend 702 Maple Avenue as a single-site historic as it meets the criteria as described in the staff report. Commissioner Moloney seconded the motion.
Commissioners Moloney and van Balgooy both noted that financial considerations are not considered at this point in the review, but can be considered at a later date. Commissioner Moloney noted that financial considerations should take tax credits into account. He also commented that we are all stewards of our properties, and there’s an added responsibility for owners of historic properties. Commissioner van Balgooy said it did meet the National Register criteria for significance and had significance for its association with the Edmonds Family. As a corner site, it is prominent. He supports designation as a City Landmark (single-site historic district). Commissioner Hartranft noted that the single-site historic districts are held to a higher standard than sites within a multi-site historic district, and one looks for the “best” and the “first” for landmarks.
VOTE: 4-0
