Loading...
HomeMy WebLinkAboutOriginal DRAFT Design Guidelines in Washington County, Maryland Historic Preservation Guidelines for Washington County Historic District Commission Washington County Historic District Commission Design Guidelines Committee Contributors: Chris Horst, Chair Merry Stinson, Vice Chair Robert Bowman II, Thomas G. Clemens Kurt Cushwa Sandra D. Izer Charles R. Stewart Christine Toms Gary W. Rohrer Michael Gehr, former Chair Carla Viar David Wiles Steve Goodrich, Washington County Chief Senior Planner Debra Eckard, Secretary, Planning Commission Acknowledgments The Maryland Historical Trust Preservation Maryland The Washington County Historical Trust for their generous permission to use photographs from “The Architectural and Historic Treasures of Washington County, Maryland” The National Register of Historic Places Adopted by the Washington County Historic Districts Commission and the Board of Washington County Commissioners, 20-- East entry of Rose Hill, built in 1804, Spielman Road, Williamsport. Owned by Mrs. Jane Hershey 3 Table of Contents Section 1 - Introduction 8 Historic Preservation 101 10 Certified Local Government 13 Washington County Historic District Commission 14 Authority 14 Functions of Historic District Commission 18 Purpose of the Guidelines 18 Certificate of Appropriateness 19 Compliance with other Codes 19 Failure to Comply 20 Section 106 Review 22 Other Historic Agencies, Commissions & Groups 22 Historical Advisory Committee 22 Hagerstown Historic District Commission 23 Washington County Historical Trust 24 Washington County Historical Society Section 2 - Applications for Review 26 Flow Chart for Historic Properties Building Permits 27 Applications Requirements 29 Evaluation Process 30 Ordinary Maintenance 32 Flow Chart for Demolition Permits Review 33 The Last Resort - Demolition Section 3 - Tax Credit Program 44 Washington County Historic Preservation Tax Credit 45 Eligible Work 46 Not Eligible 46 Criteria for eligible work 46 Guidance and Tips for Complete Tax Credit packages 49 Historic Preservation Tax Credits Case Studies 50 Maryland Tax Credits 51 Federal Tax Credits Section 4 - Zoning Ordinances and Historic Districts 54 Preservation Zoning Ordinances 54 Federal Level 55 State Level 55 County Level 58 Washington County Historical Resources 58 Washington County Historical Site Survey 60 Maryland Inventory of Historic Properties 61 Rural Villages 64 Historical Preservation Zone Properties 66 Antietam Overlay 68 National Register of Historic Places Properties Incorporated Towns in Washington County 4 Section 5 - Traditions & Architectural Styles 70 Architectural Styles of Washington County 71 Traditional Vernacular Forms 18th-19th century 72 Federal c. 1780-1840 73 Greek Revival c. 1830-1860 74 Italianate/Italian Villa c. 1830-1880 75 Second Empire c. 1860-1890 76 Queen Anne c. 1880-1910 77 Colonial Revival c. 1876-1920 79 Classical Revival c. 1900-1920 80 Art Deco c. 1925-1940 Section 6 - The Standards 82 Secretary of the Interior Standards 83 Overview 86 Standards for Preservations 87 Standards for Rehabilitation 88 Standards for Restoration 90 Standards for Reconstruction Section 7 - Design Guidelines 94 Context and Site Features 104 Rehabilitation Of Existing Buildings 125 New Construction 126 New Buildings And Additions To Historic Buildings 136 New Site Features And Accessory Buildings 145 Rehabilitation Of Existing Commercial Buildings Section 8 - Lists Rural Villages 159 Antietam 160 Bagtown 161 Bakersville 162 Beaver Creek 163 Big Pool 163 Ernstville 164 Big Spring 165 Bostetter 166 Breathededville 167 Bridgeport 168 Brownsville 169 Cascade 170 Cavetown 171 Cearfoss 172 Cedar Lawn 173 Charlton 174 Chewsville 175 Conococheage - Wilson 176 Dargan 177 Downsville 178 Eakles Mill 179 Edgemont 180 Fairplay 180 Tilghmanton 181 Fairview 182 Huyett 183 Fairview 184 Fiddlersburg/Security 185 Gapland 186 Garrett’s Mill 187 Greensburg 188 Highfield 189 Huyett 190 Indian Springs 191 Jugtown 192 Kemp’s Mill 5 193 Lappans 194 Leitersburg 195 Mapleville 196 Maugansville 197 Mercersville 198 Middleburg 199 Mt. Aetna 200 Mount Briar 201 Mt. Lena 202 Pectonville 203 Pen Mar 204 Pinesburg 205 Pondsville 206 Reid 207 Ringgold 208 Rohrersville 209 Sandy Hook 210 St. James [Lydia] 211 Trego-Rohrersville Station 212 Williamsport Station 213 Yarrowsburg 217 National Register of Historic Places in Washington County 251 Bridges of Washington County 251 Historic Bridges with Historic Preservation Zoning 253 County Bridges on Washington County Site Survey 255 Public owned Properties protect by Historic Preservation Zone 255 Privately owned Properties protect by Historic Preservation Zone 257 Section 106 Review 471 Glossary Introduction Section 1 8 Introduction Historic Preservation 101 Washington County faces a challenge that becomes increas- ingly important each day: How will we preserve, protect, and use the historic buildings and sites that give our community its essential historic character? Currently, our county ranks fourth in the state of Maryland with 5,011 standing structures listed on the Maryland Inventory of Historic Properties.1 We rank fifth in the state with 2,765 standing structures listed on the National Register of Historic Places. 2 A fairly impressive standing. Historic preservation stabilizes and improves property value and strengthens the local economy. The United States Congress de- clares that “the historical and cultural foundations of the Nation should be preserved as a living part of our community life,” and “the preserva- tion of this irreplaceable heritage is in the public interest so that its vital legacy of cultural, educational, aesthetic, inspirational, economic and energy benefits will be maintained and enriched for future generations of Americans.”3 Additionally, the State of Maryland states in Section 8.01 of Article 66B, the legislation that delegates land use authority to the various political subdivisions of the state, “The preservation of sites, structures and districts of historical, archeological or architectural value together with their appurtenances and environmental settings is a public purpose in this State.” Washington County currently uses a va- riety of approaches to preserve its historic and archaeological resources, and collectively these efforts have resulted in the preservation and pro- tection of numerous important resources in the County. Nevertheless, development pressures continue to compete with historic preservation goals, and structures continue to be lost due to demolition by neglect,4 ambivalence, and disre- gard for local preservation ordinances. To better protect our historic and cultural resources from these pressures, the County had identified the following needs:5 1 As reported by the Maryland Historical Trust, need date 1 Montgomery, 2 Frederick, 3 Baltimore City 4 Washington 2 ibid. 1 Baltimore City, 2 Frederick 3 Prince George’s 4 Baltimore 5 Washington3 need citation4 The process of allowing a structure to fall into disrepair by neglecting basic maintenance to the point where demolition is necessary to protect public health and safety, either unintentional or willfully.5 Washington County Comprehensive Plan as adopted ----- The Kammerer House, built 1774. Although a concerted effort was made to save this rare and charming house, it was lost to development in April of 1999. 9 Guidelines for Historic Preservation Take a proactive role by identifying potential devel-• opment sites that will negatively impact listed or eli- gible resources. Raise awareness about existing regulations, estab-• lishing stronger communications within the County government to prevent the inadvertent destruction of sites. Evaluate and mitigate the potential effect of large • scale development initiatives. Establish more robust penalties to discourage the in-• tentional destruction of historic resources. Encourage incentives and the adoption of protective • measures for resources within the eight incorporated municipalities. The primary goal of the county historic preservation pro- gram is the conservation of significant, scarce, non-renewable his- toric resources. To achieve this goal, we must accept stewardship of historic properties as a shared responsibility between the public and the private sector. Historic preservation is an important and legiti- mate local government service, and the time, effort, and financial resources we spend on historic preservation is one of the commu- nity’s wisest investments, returning multiple benefits from modest expenditures on research, planning, protective measures, technical assistance, and education. Not everything that is old is worth preserving, nor is histor- ic preservation concerned primarily with the creation of museums or other public attractions. Rather the protection and preservation of the historic structures, sites and resources that give Washing- ton County much of its special character and community identity, through careful, enforceable, regulations. 10 Introduction Certified Local Government Washington County earned the Certified Local Government (CLG) designation on August 28, 1991, after a lengthy application review process. The Certified Local Government Program, a federal- state-local partnership, is administered through the Office of Heri- tage Planning and Outreach. To date there are eighteen local gov- ernments certified in Maryland, including: Annapolis, Baltimore City, Baltimore County, Bel Air, Calvert County, Chestertown, Cumberland, Frederick, Frederick County, Hagerstown, Montgom- ery County, Prince George’s County, Rockville, St. Mary’s County, Salisbury, Talbot County, Wash- ington County, and Wicomico County. To be recognized as certi- fied, local governments must agree to: Enforce State or local legislation for the designation and • protection of historic properties Establish and maintain a qualified historic preservation com-• mission Maintain a system for the survey and inventory of historic • properties in coordination with its State Historic Preserva- tion Office Provide for public participation in its activities• Perform other agreed upon functions delegated to it by its • State Historic Preservation Officer Benefits of becoming certified include eligibility to compete for funds to conduct projects that promote preserva- tion, CLG Subgrant funds, ability to participate in the CLG Educational Set Aside Program, formal participation in the National Register nomination process, annual performance evaluations, and priority technical assistance. In addition to earning an official position in the National Register review process, Washington County is also eligible to apply for funds to conduct projects which promote preservation. A Certified Local Government CLG must enforce State or local legislation for the designation and protection of historic properties and establish and maintain a qualified historic preservation commission. 11 Guidelines for Historic Preservation Washington County Historic District Commission The seven members serving on the Washington County Historic Dis- trict Commission (HDC) are appointed by Board of County Commissioners for Washington County. Each committee member is appointed to a three-year term. All Historic District Commissioners are residents of Washington County and have knowledge, special interest, experi- ence, knowledge or training in: architec- ture, history, architectural history, archeology, history, planning, American civilization, law, or cultural anthropology. At least two members of the Historic District Commission meet the Maryland Historical Trust’s “Qualifications for Certified Local Government Historic Preservation Commission Professional Members.” At present, no member of the Historic District Commission receives compen- sation for their services.6 For an application to serve as a historic district commissioner, or additional information on eligibility or terms of service, contact the Washington County Planning office. A planning department staff member is designated as the liaison to the Historic District Commission and is the contact point for all Historic District Com- mission business. 6 Pursuant to the authority granted to Washington County in Article 66B of the Annotated Code of Maryland, there is hereby created the “Historic District Commission of Washington County, Maryland.” a) The Commission shall consist of seven (7) members appointed by the Board of County Commissioners. Each member must be a resident of Washington County. b) The Commission shall have at least two (2) members appointed from among the disciplines of architecture, history, architectural history or archeology to meet the Maryland Historical Trust’s “Qualifications for Certified Local Government Historic Preservation Commission Professional Members” effective at the time of their appointment. A good-faith effort to locate and appoint such professionals, to the extent that they are available in the community, will be made, and documentation as to how this effort was accomplished shall be kept among the Commission’s records. In the event that appointment guidelines specified above cannot be met, all Commission members must meet the standards specified in 20.1c). c) The Commission’s total membership shall also include at least three (3) other members, who may or may not necessarily meet the qualifications included in (b) above, but who have demonstrated special interest, experience, knowledge or training in architecture, history, architectural history, planning, American civilization, law, or cultural anthropology. d) All Commission members shall be selected to represent the geographical, social, economic and cultural concerns of the residents of Washington County. e) Term. The terms of the members of the Commission shall be for a three-year period except that the initial appointments shall be staggered so that no more than three (3) of the appointments shall expire in any one year. f) Vacancy. Any vacancy in the membership of the Commission shall be filled within sixty days in the same manner as provided in (b) and (c) above. g) Removal for cause. A member may be removed for cause from the Commission by the Board of County Commissioners for inefficiency, neglect of duty or malfeasance in office. h) Compensation. All members of the Commission shall serve with such compensa-tion as the local legislative body deems appropriate and will be reimbursed for actual expenses incurred in performance of their duties, provided said expenses are permitted by the budget and approved by the County Commissioners. Revision 2, Sections 20.0, 20.0 a), b) and e) amended 9/22/87 (RZ-367) 100 Revision 2, Sections 20.1 e), f), g), h) amended 9/22/87 (RZ-367) Overlooking the Potomac River at Taylor’s Landing, this eighteenth century structure exemplifies excellence in restoration and preservation standards. duties of the historic district commission • To act upon all applications as required by county ordinance. • Make recommendations to the authorities on any legislation, zoning amendments, and master plans that may affect historic preservation in Washington County. • Recommend programs and legislation to the Board of County Commissioners to encourage historic preservation. • Promote and advance historical preservation in Washington County by education, distribution of information, and coordination of historical agencies. • Prepare, adopt and publish additional guidelines in order to adequately review applications. •Oversee, maintain and update the Washington County Historic Site Survey. the historic district commission has authority to approve or deny: • Design review on all new construction within a certified Rural Village or Antietam Overlay. • Design review on all construction within a Historic Preservation Zone. • Demolition permit applications on structures within a Historic Preservation Zone and contrib- uting structures with Antietam Overlay zoning. •Determination for the issuance of property tax credits for properties zoned as: National Regis- ter of Historic Places; Historic Preservation: the Antietam Overlay. the historic district commission makes recommendation on: • Demolition permit applications for structures identified on the Historic Site Survey. • Zoning Text, map amendments, special exceptions and variances, site plans, and sub-division applications that affect historical structures or zones. 13 Guidelines for Historic Preservation The Historic District Commission meets monthly, usually the first Wednesday of each month at 7:00 p.m. in the Adminis- trative Annex Conference Room 1A. Authority The Washington County Historic District Commission is granted authority under Article 66B of the Annotated Code of Maryland. Article 66B delegates basic planning and land use regu- latory powers and must be exercised in accordance with applicable provisions. The commission also operates under the rules, regula- tions and by-laws set forth under Article 20 of the Washington County Zoning Ordinance. Functions of Historic District Commission The function of the Historic District Commission is to over- see the historic preservation program as defined by Washington County ordinance, and pursue the goals as outlined by the Wash- ington County Comprehensive plan; essentially to identify and pre- serve distinctive and historic architectural features of the County. 7 The principal responsibilities of the HDC are to investigate, recommend and keep a register of properties designated as historic landmarks or districts; to provide assistance to property owners re- garding the preservation or renovation or their buildings; and to in- form and educate citizens of Washington County on their historic and architectural heritage. More routine duties of the HDC are to review applications for Certificates of Appropriateness (COA) so 7a) The Commission shall act upon all applications as required by Section 20.6 of this Ordinance. b) The Commission shall review any legislation, applications for zoning text or map amendment, special exception, variance, site plan or subdivision application and other proposals affecting historic preservation, including preparation and amendment of master plans, and may make recommendations thereon to the appropriate authorities; c) The Commission shall recommend programs and legislation to the Board of County Commissioners and the Planning Commission to encourage historic preservation;d) The Commission shall serve as a clearing house for information on historic preservation for County Government, individuals, citizens’ asso-ciations, historical societies, and local advisory committees; to provide information and educational materials for the public; and to undertake activities to advance the goals of historic preservation in Washington County, Maryland. e) The Commission shall advise and participate in the development of additional duties or standards to be added to this Ordinance in pursuit of the stated purpose of Section 20.0. Specifically, additional criteria may be developed by the Historic District Commission to be used in its review of building permits applications as specified in Section 20.6. f) The Commission shall prepare, adopt, publish and amend as necessary additional guidelines to specify the information it requires in the form of scale drawings, renderings or photographs, materials, specifications, etc. in order to adequately review and rule on applications for establishment of “HP” zones and building permits. These guidelines shall be made available at all times. g) The Commission shall oversee the maintenance and updating of the inventory of the Washington County Historic Sites Survey. 102 Revision 2, Section 20.3 g) amended 9/22/87 (RZ-367) The HDC is granted authority under Article 66B of the Annotated Code of Maryland and Article 20 of the Washington County Zoning Ordinance 14 Introduction that established guidelines are followed regard- ing exterior alterations of historic buildings. Current mechanisms designed to advance the preservation of historic resources include to adoption of Historic Preservation, Antietam Over- lay and Rural Village zoning designations, which require adherence to certain design guidelines dur- ing the rehabilitation of existing structures and new construction, located in the zones. The Historic Dis- trict Commission administers those guidelines, as well as the property tax credits for preservation and restoration that are created by a separate ordinance but linked to the same zoning designations. The HDC is responsible for the design review, approval or disapproval of new con- struction requiring a building permit on de- fined activities located within a Historic Preservation Zone, Anti- etam Overlay zones,8 and Rural Villages identified by the current Washington County Zoning ordinances and maps. HDC reviews and makes recommendations on demolition permit requests on all structures listed on the Washington County Historical Site Survey register, and within Rural Villages. HDC has the authority to allow or deny demolition permit requests on certain structures located with the Antietam Overlay, and individual His- toric Preservation zones. The HDC reviews and makes recommendations on planning and built environment concerns. This includes applications for zon- ing text or map amendments, special exceptions and variances, site plans and subdivision applications, and other proposals or legisla- tion that affect historic preservation. The HDC makes determination for the issuance of a Wash- ington County property tax credit to qualifying homeowners and businesses for preservation, rehabilitation, restoration, or appropri- ate improvements to the exterior of the their historic structure. To be eligible for the tax credit, qualifying structures must be identified as a contributing structure on properties zoned as: National Register of Historic Places (district or property); Historic Preservation (HP); or the Antietam Overlay. 8 A0-2 Antietam approach zones design review is restricted to commercial development. This eighteenth century stone mill now serves a a private residence in the National Register District of Beaver Creek. 15 Guidelines for Historic Preservation The HDC reviews only exterior features and does not consider any interior arrangements. Addi- tionally, only those structures which are visible, or intended to be visible from a public way are subject to review. HDC will not review in-kind repair and in-kind replacement of exterior features considered to be ordinary maintenance. The HDC endorses any measures or resourc- es that elevate preservation of historic resources as a component of the planning review process and in the consideration of site development propos- als. Regulations and design guidelines set minimum standards and procedures and to create opportuni- ties for evaluation and decisions throughout the land use process. Historical preservation receives consid- erable mention in the Washington County Com- prehensive Plan9. The Historical Advisory Commit- tee, the original and revised Historic Preservation overlay zoning, the Historic District Commission, CLG status, tax credits and the Comprehensive Plan are all positive steps that indi- cate Washington County supports historic preservation. The HDC actively strives to promote the four basic compo- nents as set forth in the Washington County Comprehensive Plan to protect and preserve historic and cultural resources: Regulation is a necessary component of a larger program to implement the community’s goals consistently and fairly. Incentives are an important part of a successful preservation strategy and are needed balance the cost/benefit/profit ratios. Survey and Identification is specifically focused at identifying resourc- es. A comprehensive and cohesive preservation plan cannot be effective without the base of site knowledge provided by a complete survey. Education recommendations provide accurate information about available resources and sites as well as the truth about the benefits of restoration and appropriate treatment. 9 need adoption date Outstanding Germanic stonework with segmented arches over both the entry and windows on this dated 1792 house known as David’s Friendship. 16 Introduction Purpose of the Guidelines These design guidelines are a set of guiding principles that es- tablish a basis for the Historic District Commissioners’ recommenda- tions, approval or denial of applications. Theses guidelines enable the commissioners to make fair, reasonable, and consistent decisions. These guidelines provide guidance for the protection and enhancement of significant historic structures, sites and districts. Additionally, the guidelines define the appropriateness of requested changes to existing historic structures and the approval of harmo- nious new construction within historic districts with attention to scale, massing, proportion, materials, and height. These guidelines will provide assurance to property owners that their application review will be based on clear and consistent standards rather than personal preference or taste. These guidelines are also designed to be flexible and interpreted to accommodate each request as it is measured against the unique circumstances of each application, existing historic structures and the proposed activities. These design guidelines are intended to further refine the ba- sic principles governing new construction and changes to existing historic structures found in the Secretary of the Interiors Standards as they apply to the particular styles and practices found in the his- torical architecture of Washington County Maryland. Rosemont, circa 1840, on the Sharpsburg Pike at Tilghmanton is an excellent example of cor-rect restoration with propor-tional, sensitive additions. 17 Guidelines for Historic Preservation Certificate of Appropriateness A Certificate of Appropriateness is required for any construction, alteration, demolition, repair or relocation that affects the exterior appearance of any structure in the His- toric Preservation or Antietam Overlay zone. Most build- ing changes require a Certificate, including windows, siding, doors, storm windows and doors, porches, decks, garages, roof features, etc. Changes to the property site are also includ- ed, such as sidewalks and driveways, fences, large trees and bushes, pools, gazebos and the like. Items mentioned in these guidelines usually require a Certificate of Appropriateness. Certain items are exempted from Certificates of Ap- propriateness. The Commission does not require a Certificate for replacement of minor items with items of the exact same construction, materials and dimensions. In addition, general repairs and maintenance do not require a Certificate. The Commission also does not regulate color of painted surfaces. Existing painted surfac- es may be cleaned, repaired, and painted again without a certificate. Minor landscape changes such as flower beds and small bushes also do not undergo review. Compliance with other Codes Building construction activities are regulated by state and local building codes administered by the Washington County Planning De- partment. The process of design review by the Historic District Com- mission will not be construed to compel alterations that will conflict with building codes, regulations, or ordinances, or prohibit any altera- tions required to bring buildings into code compliance. Failure to Comply Failure to comply with the approved plans will invalidate the Certificate of Appropriateness. Willful failure to comply with the decisions made employing these guidelines are subject to the same administration and enforcement procedures as described in Article 24 Administration and Article 26 Enforcement of the Washington County Zoning Ordinance. Use the design guidelines when considering construction in: • Historic Preservation Zones • The Antietam Overlay • Rural Villages • Structures recognized by the National Register • Applying for tax credits • Activities that impact Histori- cal Site Survey structures 18 Introduction Section 106 Review Each year, the Federal Government is involved in a variety of projects that impact historic properties. For example, the Federal Highway Administration works with states on road improvements, the Department of Housing and Urban Development grants funds to cities to rebuild communities, and Federal Aviation Administra- tion provides grant money to enlarge and improve airports. By law, citizens have a voice when Federal actions will affect proper- ties that qualify for the National Reg- ister of Historic Places, the Nation’s official list of historic properties. A Federal Communications Commission license for cellular tower construction might compromise the rural landscape at Antietam Battlefield, a major high- way improvement could impact several important historic homes, or airport expansion could impact fragile archeological sites. These and many other Federal actions can harm historic properties. Section 106 re- view requires the Federal Government to examine the impact their undertakings will have on historic properties. Authorized by Section 106 of the National Historic Preserva- tion Act and Article 83B Section 5-617 and 5-618 of the Maryland Code, respectively, the federal and state preservation laws help to ensure that cultural resources are given full consideration in the planning of projects licensed, permitted or funded by state and fed- eral agencies. The Maryland Historical Trust Review and Compliance Di- vision review over 4,000 projects a year. While the MHT partici- pates in the Section 106 consultation process, it is the federal agency that bears the responsibility for initiating various steps in the pro- cess. Although the federal agency may use the services of applicants, consultants, or designees to prepare information, analyses and rec- ommendations, the federal agency remains legally responsible for all required findings and determinations. Once the responsible federal agency has determined that an action is an “undertaking,” there are three basic steps in 106 con- In 1966, the Federal Government created a process to ensure that American citizens would always have the opportunity to learn about and influence Government activities that could affect their communities’ historic resources. John L . Nau, I I I Chairman Advisory Council on Historic Preservation, Washington, DC, 2002 19 Guidelines for Historic Preservation sultation. First, the agency must determine whether any historic resources are present in the project area. If historic resources are present, the agency must consult with the MHT and other inter- ested parties to determine whether the proposed undertaking will have an effect on the historic properties. If the effect is adverse, the agency must notify the ACHP, and must consult with the MHT and interested parties to discuss ways to avoid or mitigate damage to the historic properties. The Federal Aviation Administration provid-ed grant money to acquire 87 acres on U.S. Route 11 east of the Hagerstown Regional Airport. The Brumbaugh-Kendle-Grove farm-stead on that property is identified as eligible for the National Register of Historic Places, mandating the FAA complete a Section 106 review to mitigate adverse effects to the farmstead. 20 Introduction Other Historic Agencies, Commissions & Groups of Washington County Historical Advisory Committee At the request of Planning and Zon- ing, the Board of Commissioners voted unanimously to establish an Advisory Com- mittee on November 21, 1967. The group was initially tasked with preparing a report on the historic sites in Washington County. They were to list them by location, type, and significance. The compiled informa- tion would be used by the Planning Com- mission for future planning. The group completed the task and the committee con- tinues an important role today as an advisory group for the County Commissioners on matters relating to the historic preservation of Washington County. Additionally, the group annually nominates and selects persons/organizations for the “John Frye Preservation Award”. Hagerstown Preservation District Commission The Hagerstown Preservation District Commission is respon- sible for guiding the City’s preservation program and for reviewing building and zoning permit activity in the historic districts and on landmark properties. The commission members are appointed by the Mayor and City Council for three year terms. All members must demonstrated special interest, specific knowledge or professional or academic training in such fields as his- tory, architecture, architectural history, planning, archaeology, an- thropology, curation, conservation, landscape architecture, historic preservation, urban design or related disciplines. The seven voting members of HHDC must be a City resi- dent and at least five of the members must have the following quali- fications: Two Members must be a professional architect, historian, architectural historian, or archaeologist. Three Members must have specific knowledge or professional or academic training in such fields In 2010 the Washington County Commis- sioners awarded South Lynn the John Frye Historical Preservation Award. Lynn bought the Kennedy Farmhouse near Dargan in the early 1970s and spent more than $100,000 in personal, state and federal funds restor- ing it. 21 Guidelines for Historic Preservation as history, architecture, architectural history, plan- ning, archaeology, anthropology, curation, conser- vation, landscape architecture, historic preservation, urban design or related disciplines, such as American civilization or law. Two Non-Voting Members: Must be a Washington County resident. Consultant (op- tional) must be a Washington County resident . Washington County Historical Trust Washington County Historical Trust was founded in 1982 as an effort to save Wilson Bridge on Route 40. Wilson, the first of the county’s stone arch bridges, was built in 1819 as part of the Bank Road that would connect Baltimore with the National Road in Cumberland. Damaged by Hurri- cane Agnes in 1972, the bridge was placed in the National Register of Historic Places ten years later. It was finally slated for de- molition because of the high cost of restoration. Route 40 had been moved onto a new, two-lane bridge just south of Wilson Bridge some years before. WCHT lobbied the Board of County Commis- sioners for many months and finally got a commitment from master mason, LeRoy Myers, to restore the structure for $100,000. WCHT then sought grants to pay for some of the cost. The Trust has educated the towns of Williamsport, Keedys- ville and Boonsboro about the advantages of National Register Dis- tricts and about grants available to support these nominations. Both Williamsport and Keedysville now have districts and Boonsboro has begun the process. The Trust also received a HCIF grant from Preservation Maryland to list unincorporated Leitersburg in the Register and has shepherded this project to completion. Members have created a list of craftsmen who work on old houses and a list of conservators who work on paintings, paper prod- ucts and fabrics. Owners of old houses can share information and learn from one another as well as from speakers who address the Trust meetings. Members wishing to become more involved within Wilson’s Bridge over the Conococheague Creek was the catalyst in the creation of the Washington County Historical Trust in 1982. 22 Introduction the county may choose to participate on one of the many volunteer committees within the Trust. One of the Trust’s most successful projects is the publication of the book Architectural & Historic Treasures of Washington County, Maryland features 140 articles, including references to original land patents, early settlers and their families, and the establishment of towns throughout Washington County. In addition, this book in- cludes over 500 photographs, plus 64 pages of color photos, maps showing each location, many historic pictures, an extensive glos- sary and index. Publication of this book was made possible by the Washington County Historical Trust and the volunteer efforts of its members. All profits are placed in a revolving fund for the preserva- tion of endangered properties in Washington County, Maryland. The Trust continues to foster preservation throughout the county by targeting specific properties that are threatened, con- ducting evaluations for the Maryland Historical Trust on those county properties under MHT easements and lobbying govern- ment bodies to support preservation. For additional information see www.wcht.org. Washington County Historical Society The Washington County Historical Society (WCHS) is a not-for-profit, private organization located at West Washington Street, Hagerstown, Maryland. Headquarters, archives and genea- logical library of WCHS is housed in the Miller House lower floor. The house is open for tours, WCHS events and is available for rent on approval. An additional museum was added to the WCHS holdings in 1971. The Beaver Creek School, built in 1904 and used until 1961, exhibits interpret education in a two-room school and houses photos of many early schoolhouses throughout the county. Other exhibits include turn-of-the century tools, hats, clothing and musi- cal instruments. This building is open for tours by appointment. 23 Guidelines for Historic Preservation Clear Spring District Historical Association 106 Cumberland Street Clear Spring, Maryland 21722 Boonsboro Historical Society 323 North Main Street Boonsboro, Maryland 21713-1011 (301) 432-5889 Smithsburg Historical Society, Inc. P. O. Box 403 9 Main St., Smithsburg, Maryland 21783 (301) 824-7234 e-mail: leopards@erols.com web: www.wc-link.org/smithsburg/HIST.HTM Hancock Historical Society 126 West High St., Hancock, Maryland 21750 - 1138 (301) 678-7377 e-mail: hancockhistoricalsociety@gmail.com Sharpsburg Historical Society P. O. Box 513, Sharpsburg, Maryland 21782 email: info@historicsharpsburg.org web: www.sharpsburghistoricalsociety. org/ Morning Herald, June 19, 1976. Purchased in 1967 by the County Board of Educa- tion, the abandoned elegant Greek Revival mansion was declared a relict and haunted. Today, through the efforts of the Clear Spring Historical Association, Plumb Grove has been restored to it’s former glory. A testimony to the efforts of dedicated, unified preservation organization. 24 Introduction Applications for Review Section 2 Building Permit Flowchart for: Rural Villages – Antietam Overlay – Historic Preservation Zones Is the property within a Rural Village or zoned Antietam Overlay [AO-1,AO-2]? Is the property within a Historic Preservation zone? Yes No Application is forwarded to building review Yes No Yes No Is the building permit for New Construction? Historic District Commission Review Denied Approved - issues Certificate of Appropriateness Applicant amends plans and reapplies Is construction more than 200 square feet? 27 Guidelines for Historic Preservation Application Requirements Building permit applications at the planning department are examined to determine if the application requires review by the Historic District Commission. Currently, applications that require reviews include: 1. New construction within a certified Rural Village. 2. New construction within the Antietam Overlay. 3. Any construction or renovation on a property with His- toric Zoning Overlay. 4. All cellular telephone towers 5. Demolition permits on properties listed on the Maryland and Washington County Historical Site Survey. 6. Requests for tax credits. The commission hosts a public meeting on the first Wednes- day of each month. Applicants must submit their detailed applica- tion at least thirty (30) days before the meeting to be included on the agenda. The Historic District Commission makes prompt and proper decisions to issue a Certificates of Appropriateness when suffi- cient information is provided to determine all aspects of a design proposal. The following information is determined the minimum acceptable to accompany a building permit application. 1. Scale drawings and or pictures of the existing buildings showing their current condition. 2. A scale drawing of the proposed changes to the existing building or the new construction, showing all affected sides of the structure. The drawings should identify all new materials and show the actual design of a treatment rather than descrip- tions in words alone. Dimensions should be provided. 3. A scale drawing of the property showing the location of the existing buildings on the site and the location of the building insert a Washington County Example here. . . . 28 Applications for Review additions or new construction. The relationship to public road and other points of access shall also be shown. The relationship of other build- ings in the same or adjacent historic districts should be shown. 4. Sufficient information to determine the ap- pearance of new exterior materials either in the form of manufacturers publications or samples. Photographs are es- pecially helpful. Incomplete applications will be rejected. The HDC reviews only exterior features and does not consider any interior arrangements. 29 Guidelines for Historic Preservation Evaluation Process The decision by the Historic District Commission of whether to issue a Certificate of Appropriateness is complex. The process is as individual as each property is unique. The first consideration is the merit of the property: singularly, and then in relationship to the setting: Is the building of historic significance, a local landmark, • or located in a designated historic district? Is the structure a significant example of its type?• Is the structure a significant example of the work of a • noted architect, designer, or other craftsman? What is the current condition of this structure? • Does the structure retain integrity of its important ele-• ments? After considering the property, the commissioners must con- sider the impact and long-term effects the proposed construction or proposed alteration will have on the property and surrounding properties. What is the value and design value of this structure and • adjoining structures? What impact will the proposed construction have on this • structure? What impact will the proposed construction have on the • surrounding properties? BeforeWe need a Washington County Examplte During After Each application and structure will be evaluated on it’s own merit. 30 Applications for Review Ordinary Maintenance Maintenance of all structures, historic or otherwise, is strongly encouraged. Routine maintenance of buildings in the historic pres- ervation zone, rural villages, or properties list- ed on the Washington County Historical Site Survey do not require review or approval by the Historic District Commission, a certifi- cate of appropriateness, or a building permit. Ordinary or routine maintenance is work that does not al- ter the exterior features of a Historic Site or contributing structure within a historic district. Routine maintenance may include but is not necessarily limited to the following: 1. repair or replacement of roofs, gutters, siding, external doors and windows, trim lights, and other appurtenant fix- tures with like materials of like design 2. landscaping 3. paving repair using like materials of like design 4. painting or repainting a non-masonry surface or struc- ture 5. replacing window panes, roofing slates, tiles, or shingles with like material and like design. 6. adding storm doors, windows, awnings, and air condition- ers to existing windows on residential structures. 7. adding antennae, skylights, and solar collectors in loca- tions not visible from a public street. 8. minor additions or deletions to the structure which will not substantially change the architectural character of the structure or which are generally hidden from public view. 9. construction of accessory buildings less than 100 square feet in size Ordinary maintenance can include activities to prevent or correct deterioration, decay or damage to a structure or any part thereof as long as repairs or replacement are of like material and design. Nothing in these guidelines shall be construed to prevent Routine or ordinary maintenance is defined as work that does not alter the exterior features of a Historic Site or contributing structure. 31 Guidelines for Historic Preservation ordinary maintenance or repair which does not involve a change of design, material, or of the outward appearance of a building. As ordinary maintenance is not considered new construc- tion, the cost associated with maintenance work is not eligible for tax credits. need a good example of a historic home getting ordinary maintenance that does not require a building permit. Demolition Review Process Is the structure in a Rural Village or Antietam Overlay [AO-1,AO-2]? Is the structure within a Historic Preservation zone? Yes No Demolition permit is issued Yes No Yes No Yes No Is the structure over 50 years old? Historic District Commission Review Is the structure on the Historical Site Survey? Denied Structure is determined “Preferably Preserved” Approved Structure is determined beyond redemption or not significant Applicant demolishes the structure anyway because the piddly county fine is only $100 which is very sad 33 Guidelines for Historic Preservation The Last Resort - Demolition Demolition of significant buildings, structures, sites, objects, or other historic resources within Washington County is discour- aged. Given the irreversible nature of demolition, full deliberation of all alternatives before action is essential. State enabling legislation and county ordinances provide that an application for a certificate of appropriateness authorizing demolition of a building, structure, or site may not be denied unless the State Historic Preservation Officer has made a determination that the property has statewide significance. Alternatives to Demolition An applicant willing to preserve their property that is listed, or may be eligible for listing, on the county or Maryland State Sur- vey of Historic Sites, or the National Register of Historic Places, may be granted either one or two additional lots by the Planning Commission above that allowed by applicable zoning, or be grant- ed an exemption from the excise tax on one building permit. The HDC is responsible for determining the historic or architectural value of preserving such properties to ensure that the developer is not attempting to gain an advantage in additional lots for simply preserving a neglected property with little significance. Demolition Planning In considering a request for a certificate of appropriateness to demolish a structure, the commission will weigh the impact of the proposed demolition on the overall character of the district, neigh- borhood, and region, as well as adjacent historic buildings. In addi- tion, the commission will consider whether any specific use for the site has been proposed to mediate the loss of the historic structure. A site plan illustrating any proposed development or introduction of plantings following demolition should be developed and submitted to the commission at the time the request for a certificate of appro- priateness is made. Prior to application, the county requires an environmental study to determine any significant adverse effect on the environ- ment. A demolition may be determined to have a significant ad- 34 Applications for Review verse effect on the environment, requiring the preparation of an Environmental Impact Report (EIR). Before authorized demolition of a property, the owner is responsible for creating a detailed, accurate record of the structure through documents including photographs and measured drawings as specified below. Copies of the documents will be kept in the commission’s files with copies forwarded to the Maryland Historical Trust. • Before demolition, work with the HDC, and the planning de- partment to pursue all alternatives to demolition. • Before demolition, record significant structures through photo- graphs and/or measured drawings as specified by the HDC. • Before demolition, work with the HDC and other interested parties to salvage usable architectural materials and features. • Before demolition, submit a site plan to the commission illus- trating proposed site development or plantings to follow demoli- tion. .• During demolition, ensure the safety of any adjacent properties and historic resources. Also, during and after demolition, protect trees on the site from damage due to compaction of the soil by equipment or materials. • After demolition, clear the site promptly and thoroughly. • After demolition, plant or develop the site promptly as approved in the proposed site plan. Demolition Permit Request Early consultation with the Planning Department’s Staff can help you identify issues, alternatives, problems, and solutions to your proposal before it is submitted for review. If you have any questions, call the Planning Department (240) 313-2400 If the structure to be demolished is listed on the : • Washington County or Maryland Historical Site Survey Inven- tory • On a Historical Preservation Zone property The demolition of a historical resource is now determined to be of economic, cultural, and environmental interest to the surrounding community. 35 Guidelines for Historic Preservation • or is older than fifty (50) years old and lo- cated within a Rural Village or the Antietam Overlay Applicant must provide the following documents with the permit request (seven copies) - • Pictures showing all sides of the subject building • Interior and exterior architecture • Character defining features such as staircas- es, moldings, light fixtures, trim patterns, etc. • Windows and window details • Basement (if applicable) • All photographs must be in color and at least 4” x 6” in size and have excellent clarity • Scaled drawings of all levels of the structure • A detailed site plan indicating location of structure and the relationship to all surrounding structures. • A record of the buildings history, including previous own- ers, early photographs, and local lure • Applicants plan for the recycling of waste generated • A report analyzing the following alternatives (listed in de- scending order of preference) as to their feasibility. The report shall consist of thorough, deliberative analyses of each of the alternatives, explaining why each alternative is or is not feasible. 1. Redesigning the project to avoid any impact to the structure or its setting; 2. Incorporating the structure into the overall design of the project; 3. Converting the structure into another use (adaptive reuse); 4. Relocating the structure on the property; 5. Relocating the structure to another property; 6. Salvaging from the structure historically significant architectural features and building materials; 36 Applications for Review 7. Documenting the structure as a whole and its in- dividual architectural features in photographs, draw- ings, and/or text. Demolition Review Demolition review is a legal tool that provides the Historic District Commission with the means to ensure that potentially sig- nificant buildings and structures are not demolished without notice and some level of review. This process creates a safety net for historic resources to ensure that buildings and structures worthy of preser- vation are not inadvertently demolished. Demolition review does not always prevent the demolition of historically significant buildings or structures. Rather, as the name suggests, it allows for review of applications for demolition permits for a specific period of time to assess a building’s historical significance. Failure to Comply or Willful Disregard The county attorney is authorized by to take immediate ac- tion prosecute those responsible for the demolition of structures determined to have historic significance prior to the issuance of a demolition permit. Failure to comply with all requirements for se- curing a demolition permit will result in a minimum $100 fine, and all building permits for the affected and common surrounding parcels may be withheld for a period of one to three years. If the structure is destroyed by fire during the one-year de- molition delay process, said structure will be rebuilt in kind by the application at their expense. Therefore, it is highly recommended that applicant maintain sufficient fire replacement insurance dur- ing the one-year demolition delay. If the structure is damaged by neglect or vandalized during the one-year demolition delay process, and afterwards said structure is determined to be “preferably preserved.” All damage and neglect will be restored to it’s original state at the applicants expense. Demolition by Neglect The issue of demolition by neglect is an especially difficult matter to address. It appears to be among the largest deterrents to In New Castle County, Del- aware, the county attorney is authorized by ordinance “to take immediate action prosecute those responsible” for the demolition of struc- tures determined to have historic significance prior to the issuance of a demolition permit. In addition, build- ing permits for the parcel affected may be withheld for a period of one to three years. Violators of the demoli- tion ordinance in Monroe, Connecticut, may be sub- ject to a fine amounting to the greater of one thousand dollars or the assessed value of the property for each vio- lation. In Highland Park, Illinois, a person who violates the demolition review ordi- nance may be assessed a fine equal to “90 percent of the fair market value of the cost of the replacement of such regulated structure.” Newton, Massachusetts, au- thorizes the imposition of a $300 fine and two year ban on the issuance of a build- 37 Guidelines for Historic Preservation the retention of historic resources. A property owner’s failure to maintain a historic property properly can result in its eventual de- molition due to the loss of its structural integrity. Such irresponsible treatment of historic structures conflicts directly with the goals of the County in preserving and establish- ing the historic districts. Consequently, demolition by neglect may result in enforcement action by the Inspections Department under Part 10, Chapter 6, Article J of the City Code of Ordinances, enti- tled “Demolition by Neglect of Historic Landmarks and Structures Within Historic Overlay Districts.” This article specifies standards under which deterioration may be evaluated to determine if a struc- ture is undergoing demolition by neglect. If so, enforcement may be initiated to require the repair of the property. Emergency Demolitions The Washington County Building Inspector may issue a de- molition permit at any time in the event of imminent and substan- tial danger to the health or safety of the public due to deteriorating conditions. Additionally, any structure that has been substantially burned or damaged by an event not within the landowner’s control with more than 50 percent of the structure affected may also qualify for emergency demolition, regardless of the building’s significance. Prior to doing so, the Building Inspector shall inspect the building and document, in writing, the findings and reasons requir- ing an emergency demolition, a copy of which shall be forwarded immediately to the Historic District Commission. Before allowing emergency demolition, the Building Inspector shall make every ef- fort to inform the Chairperson of the Commission of his intention to allow demolition before he issues a permit for emergency demoli- tion. Delay of Demolition The “Demolition Delay Provision” is a relatively new pro- cedure that is rapidly becoming adopted in many municipalities throughout in the United States. It’s purpose is to prevent the de- molition of buildings or structures that have been determined by the local historic commission as valuable contributing structures. Presently, Washington County has not adopted this valuable pro- ing permit against anyone who demolishes a histori- cally significant building or structure without first obtaining and fully com- plying with the provisions of a demolition permit is- sued in accordance with its demolition review ordi- nance. 38 Applications for Review cedure, but it’s goals and the process are cer- tainly worthy of review and consideration for the future. If the local commission find that the structure should be “preferably preserved,” the demolition permit may be delayed for a period that ranges from three months to one year. The delay of a demolition permit allows HDC, preservation organizations, concerned citizens, and others may explore alternatives to demolition, such as finding a purchaser for the structure or raising money for its rehabilitation. This provision to delay demolition is an alternative to the authority to deny demoli- tion permits. 1. Demolition delay validates the right of the community to become involved in the disposition of its common heritage. The preservation community hold the common belief that historic buildings, as the embodiment of a community’s his- tory, are part of the broad public trust and that the loss of these structures has an adverse impact on the quality of life for the whole community. In upholding a community’s right to be beautiful as part of the notion of the public good, the courts have established that issues of beauty, and by interpre- tation preservation, are not solely the domain of the property owner. 2. Demolition Delay must establish specific and easily veri- fiable criteria by which buildings will be determined to be subject to the ordinance, and the procedures which will be followed by those requesting a demolition permit and those who might wish to file objections. Ordinances can define those buildings that are subject to the ordinance by age, sur- vey or National Register listing, location within the commu- nity, size or a combination of these. The procedure to be fol- lowed by both property owners and objectors should provide some form of public notification and allow sufficient time for objectors to comment with encouraging unreasonable delays The demolition of older residential structures and commercial stores is one of the greatest threats to Washington County’s historic legacy. While the demolition of unsafe, heavily deterio- rated, fire damage structures is necessary, many structurally sound houses of a unique and his- toric nature have been bulldozed for the con- venience of development without due consider- ation of the long term impact of the county. 39 Guidelines for Historic Preservation for the property owner. 3. Demolition Delay encourages a dialogue between the par- ties rather than cast them as adversaries. Dialogue makes the parties partners investing each in a negotiated outcome with the possibility of a better project. Objectors have the chance to offer viable alternatives; property owners can take advan- tage of new and creative ideas about historic properties if confrontation is avoided. By requiring dialogue, a good ordi- nance can offer the opportunity for a win-win solution. 4. Demolition Delay establishes the expectation of perfor- mance from the objector. The best ordinances require that objectors be supported with alternatives or that such alterna- tives be actively pursued. Preservationists need to recognize that even historic buildings must exist within the context of present-day uses and economics, and that merely prevent- ing demolition does not save buildings. It is people who save buildings by using and maintaining them. By invoking a de- lay of demolition ordinance preservationists must be willing to become part of a solution team and not simply stand on the sidelines wringing our hands and moaning about historic significance and integrity. 5. Finally, an effective ordinance should have teeth. Although penalties are allowed by the state enabling legislation, this is the one area where the county officials have the opportunity to demonstrate their willingness to promote preservation 6. The demolition delay period may be waived by the HDC if the applicant can demonstrate “economic hardship.” With the consideration of economic hardship claims, the burden of proof rests on the applicant to show that retention of the property is not economically viable and the applicant must set forth specific relevant information to make his or her case. The First Battle After four years of a very heated public battle over the fate of the Rochester House, the record high temperatures in August of 1956 made the situation even more intense for Hagerstown Mayor Win-slow F. Burhan. The stately two-story 18th century brick Georgian man-sion on the south-west corner of Prospect and West Washing-ton Streets was for sale. Con-cerned locals and members of the historical society wanted the house preserved. Devel- opers wanted the almost one acre lot in downtown for devel-opment. Built by Colonel Nathaniel Rochester in 1789, Rochester lived in the house for only a few years before moving north to Monroe County, New York where he founded the town of Rochester, New York. The grand old house had been oc-cupied continuously up about 1952. After the Cushwa fam-ily moved out, the aging home rapidly fell into disrepair. Oc- cupying almost an acre of land just two blocks west of Hager-stown’s town square, it was a miracle that the house had stood uncontested for over 167 years.Former Mayor Herman L. Mills briefly considered the corner for a gas stations, but met with such opposition that he immediately withdrew his offer. With few interested par-ties, the realtor packaged the Rochester House and the con-tiguous Findley House together and offered the two lots to the City of Hagerstown as a site for a much needed parking lot. Members of the local Histori-cal Society were outraged. In one of the county’s first collec-tive, organized stands for pres-ervation, prominent society members ask the Mayor to ap- point a commission of twelve “leading citizens” to inves- tigate the reported plans for the park-ing lot.While plenty of people ap-preciated the architecture and historic nature of the house, the idea of preserving a struc-ture for posterity was a con-cept new to almost everyone. In the 1950s, just as today, an acre of land situated on a main thoroughfare has a myriad of development possibilities – but not while occupied by an aging relict. The battle over the fate of the Rochester House raged in the newspaper and behind closed doors for four more years. With no local, state or federal resources to rely upon, concerned members of the His-torical Society hosted fund raising events. Some called their efforts to raise $50,000 a “waste of time and money. If these people want to do some-thing good for the community, let them use this money for the Goodwill Ambulance Service.” One resident of Greencastle informed the newspaper that she would do all her shopping in downtown Hagerstown if only a parking lot would be built on the Rochester lot. “The younger generation does not care about the Rochester House and neither do a lot of the older residents of Hagerstown. . .it is about time Hagerstown starts to move forward with the times instead of standing still as it has done for so long.”Worn down by four years of battle, the expected fireworks never developed at the Hager-stown town council meeting on August 3, 1956. The chair-woman of the Rochester House Committee sat alone. No one else appeared to opposed the demolition. One retailer at the meeting hoped the new park-ing lot would ready before the next Christmas season.Unable to legally sell any part of the house, in the days before the scheduled demolition the Mayor publicly told residents to “help themselves” to the house parts. Locals took advantage of the offer to collect a bit of local history and removed the win-dows, mantels, hinges, doors, and doorknobs. They even dug the shrubbery from the lawn.On Tuesday September 5, 1956 a wrecking ball smashed the Rochester House to kin- dling – the city of Hagerstown lost an irreplaceable treasure Don’t it always seem to go That you don’t know what you got ‘til it’s gone They paved paradise and put up a parking lot Big Yellow Taxi by Joni Mitchell Tax Credit Program Section 3 National Register - Incoming Producing Any income-producing structure individually listed or listed as a contributing structure within a National Register town or district. Including (but not limited to): Historic rental properties• Commercial buildings• Barns• 20% Federal Tax Credit Administered by the National Park Service (U. S. Dept. • of the Interior) and the Maryland Historical Trust Qualifying rehabilitation expenses must exceed the • greater of $5,000 or the adjusted basis of the building The tax credit is deducted from applicant’s Federal In-• come Tax 20% State Tax Credit Administered by the Maryland Historical Trust• Qualifying rehabilitation expenditures in a 24-month • period must exceed $5,000 The Tax Credit is deducted from the amount of Maryland • State Income Taxes that you owe for the calendar year in which the project was completed. If you owe less than the tax credit in income taxes that year, you will receive a re- fund check from the Comptroller of Maryland 10% County Tax Credit Administered by the County Planning Office• Qualified rehabilitation, restoration, or preservation • The tax credit is deducted from applicants local Real • Estate Tax for the tax year immediately following the work. Any unused portion of the tax credit, may be car- ried forward for up to 5 tax years Property Tax Credits may be combined. For example, a his-• toric commercial business in the National Register Town of Williamsport may be eligible for 55% tax credits All work MUST be pre-approved and meet the Sec-• retary of the Interior’s Standards for Rehabilitation With few exceptions, only exterior work is consid-• ered for tax credits Taxpayers are urged to seek the advice of a qualified • tax professional before proceeding with any tax credit rehabilitation project Policies change frequently and funding may be subject • to legislative constraints. Check with the Maryland Historical Trust for the latest information on State and Federal Tax Credit. 5% County Tax Credit Administered by the County Planning Office• Qualified new construction attached to an existing his-• toric structure The tax credit is deducted from applicants local Real • Estate Tax for the tax year immediately following the work. Any unused portion of the tax credit, may be car- ried forward for up to 5 tax years. Available Tax Credit Antietam Overlay Historic Sites Any privately owned structure listed on the Wash- ington County Historic Site Survey and within the Antietam Overlay District. National Register - Owner Occupied Any privately owned structure individually listed or listed as a contributing structure within a National Register town or district. Historic Preservation Zone (HPZ) Any privately owned structures within a local His- toric Preservation Zone in Washington County. and 43 Guidelines for Historic Preservation Historic Tax Credit Programs The Historic Preservation Tax Incentives program is a suc- cessful, cost-effective community revitalization program for com- mercial historic districts and an incentive for private homeowners to correctly rehabilitate and maintain important historic structures. The availability of the federal, state, and local tax credits has encour- aged investment in historic resources – in urban cores, residential neighborhoods, small towns, and private residences throughout the state. These programs preserve historic buildings, stimulates private investment, create jobs, and revitalizes communities. At the Federal level, tax credit programs have leveraged over $58 billion in private investment to preserve and reuse 37,000 his- toric properties since 1976. The Historic Preservation Tax Credit Program benefits the owner, the occupants, and the community by: Encouraging protection of landmarks through the promo-• tion, recognition, and designation of historic structures Increasing the value of the rehabilitated property and re-• turning underutilized structures to the tax rolls Upgrading downtowns and neighborhoods and often in-• creasing the amount of available housing within the com- munity. Federal programs are administered by National Park Ser- vice and the Internal Revenue Service in partnership with Mary- land Historical Trust since 1976. The State of Maryland has offered tax incentive programs since January 1, 1998, administered by the Maryland Historical Trust. Washington County saw the benefits of offering a local tax credit program to quali- fying homeowner beginning in 1991 and offers tax credits on both historic rehabilita- tion and new construction when attached to an existing historic structure. Important Tips! Contact your local government for eligibility requirements ALWAYS seek approval for your plans prior to starting work! Generally speaking, work that is substantially completed without prior approval is not eligible for Federal, State, or local tax credits. Be sure your contractor(s) are aware that you are applying for Tax Credits/Freezes and check all change-orders or plan revisions with you and the HDC first. it might be good to include some local statics on the WC tax pro-gram. How many dollars credits since inception, how many prop-erties affects? 44 Tax Credits Wooburn Manor, circa 1815 just south of Downsville, Maryland. Several years ago this stately Georgian home was unoccupied and in an advanced state of deterioration. After purchase, the owners applied for and re-ceived designation onto the National Register of Historic Places and voluntarily established a local “historic preservation” or HP zone. These designations allowed the homeowner to take advantage of all available local, state, and federal tax credit programs. Tax Credit Frequently Asked Questions What is a Tax Credit? A tax credit lowers the tax owed by an individual. A tax credit differs from a tax deduction in that an income tax deduction lowers the amount of income subject to taxa- tion, while a tax credit is a dollar-for- dollar reduction in income tax liability. In other words, a tax credit of one dol- lar reduces the amount of income tax owed by one dollar. Taxpayers are urged to seek the advice of a qualified tax pro- fessional before proceeding with any tax credit rehabilitation project. Is my property eligible for Tax Credits? Your historic struc- tures must have Washington County “Historic Preservation” HP zoning , or be listed on the National Register of Historic Places, or noted as a “contributing structure” within a National Register of Historic Places district or town, or . Is my rental property or commercial building eligible for Tax Credits? Income producing historic properties are eligible for the most tax credits - up to 55% of the qualifying rehabilitation investment. Again, to be eligible, the historic structures must have Washington County Historic Preservation Zoning (HP), or be listed on the National Register of Historic Places, or noted as a “contrib- uting structure” within a National Register of Historic Places dis- trict or town. The federal credits are limited to income-producing, depreciable property only. The property may be either commercial or residential rental property. A taxpayer’s personal residence would not qualify for the federal credit. 45 Guidelines for Historic Preservation My property is listed on the State and County Historic Site Survey, am I eligible for Tax Credits? No, almost all historic properties in Washington County are listed on the Maryland His- torical Site Survey and the Washington County Historical Sire Sur- vey. These site survey’s were created solely to identify local historic resources within each county. How do I get my property zoned HP so I qualify for tax credit programs? Any property owner may petition the Board of County Commissioners to establish an HP overlay zone on their property. The HP District is an overlay zone that indicates the pres- ence of an historic site, structure or district, that has been deter- mined to be of significance to the heritage of Washington County. The designation of HP District is voluntary, property owners must apply to the county for this zoning overlay with the under- standing that this designation imposes additional guidelines during any construction or modification of new or existing structures on the property, now and in the future. In simple terms – if you desire the financial benefit of tax credits, you agree to allow the county to monitor any rehabilita- tion, restoration, or construction activities on your historic property and certify that it is completed cor- rectly. You receive the immediate financial incentive of a tax credit and the county has preserved an impor- tant historic property for the future. The Planning Commission in conjunction with the County Commissioners determine if your property is eligible, and the Historic District Com- mission certify that all rehabilitation, restoration, and new construction meets the guidelines established by the county. For the procedures and regulations to ap- ply for a HP District on your property see the Wash- ington County Ordinance on Historic Preservation Zoning Sections 20.4 through 20.8 and Washington County Zoning Amendments Section 27.1. or contact the Washington County Planning Department at 80 W. Baltimore Street, Hagerstown, or call (240) 313- 2430. A completed amendment to Washington County zoning adding a HP zone to a local historic property. 46 Tax Credits Does my house or community qualify for the National Register of Historic Places? The National Register is the nation’s official list of buildings, structures, objects, sites, and dis- tricts deemed worthy of preservation for their significance to the cultural heritage of the na- tion. If your home or neighborhood is fifty years old or older and you think it has historical or ar- chitectural significance, you may wish to inves- tigate your options. For towns or communities, the Maryland Historical Trust often sponsors grant programs that offer financial assistance in this undertaking. As this designation is the highest level of historic recognition in the nation and requires significant documentation we recommend you first consult an architectural historian. Wash- ington County is fortunate to have several pro- fessional architectural historians who have all successfully nominated local landmarks to the National Register. The Washington County Historical Trust can provide you with a listing of architectural historians. My old house is in a National Register Town, what rules does the government impose on me? There are no Federal laws or regulations that limit what private property owners can do to their properties, including properties listed in the National Register of Historic Places. The only situations in which private property owners may be impacted by Federal laws and regulations are when the owners have applied for or received a Federal Rehabilitation Tax Credit (within the last five years) OR require a permit, license, or funding from a Federal agency. 47 Guidelines for Historic Preservation What Tax Credit does Washington County offer? Qualify- ing rehabilitation will be credited ten percent (10%) of the owner’s expense for up to the total amount of County real estate property taxes. A credit of five percent (5%) of the owner’s expense will be allowed for new construction attached to an existing historic struc- ture. The credit will be allowed for the tax year immediately follow- ing the work or any portion thereof is completed, and any unused portion of this tax credit, may be carried forward for as many as five tax years, after which the credit will lapse. Who do I contact for more Information? Tax credit appli- cations and zoning amendments information may be obtained at the Washington County Planning Department at 80 W. Baltimore Street, Hagerstown, or call (240) 313-2430. “Rehabilitation” means the process of returning a structure to a state of utility, through repair or alteration, which makes possible an effi- cient use while preserving those portions and features of the structure and its site and environment which make the structure and its site and environment historically, architecturally, or culturally significant. “Rehabilitation” does not include an alteration which is primarily remodeling.1 1 Amendments to the Heritage Structure Rehabilitation Tax Credit Program regulations adopted by the Maryland Historical Trust in January 2005. 48 Tax Credits Washington County Historic Tax Credits To encourage the restoration and preservation of historic properties, in 1991, the Washington County Commissioners ap- proved an ordinance creating a historic preservation tax credit pro- gram. Owner documented expenses for exterior restoration or pres- ervation work is eligible for ten-precent tax credit, plus five-percent (5%) tax credit for qualifying new construction The tax credit is deducted from the property owner’s Washington County real prop- erty taxes. The Washington County historic preservation tax credit may be used for many different types of projects. The project can be as simple as repairing a roof in-kind to engaging in a large scale restoration project. The credit can also be used for diverse types of structures, not just houses. Tax credit recipients may restore historic garages, outbuildings, barns, and greenhouses, in addition to main- tenance and restoration work on their residences. Historic District Commission Review One of the duties of the Historic District Commission is to review and approve, or disapprove, county tax credit applications. To ensure a trouble-free experience, it is highly recommended, but not manadatory, that the application be reviewed by HDC in advance of any work preformed. The HDC will verify that all work performed was completed in accordance with the Design Guidelines for Historic Preservation in Washington County as set forth in Chapter 7 of this publication. The HDC will not review any incomplete applications. Additionally, they will only approve tax credits for work if proved by supporting financial documentation. Save your receipts! The HDC has a fidu- ciary responsibility to the citizens of Washington County to ensure tax credits are correctly and judiciously applied. Lack of supporting receipts and documentation will disallow your application. The HDC may approve all, or part, of an applicants request. Approval by the Maryland Historical Trust for Federal or State tax credits does not guarantee an automatic approval by HDC. The HDC will approve or disapprove the work based on the current ap- proved county design guidelines which may differ slightly from the State or Federal guidelines. Washington County offers 10% tax credit for exteri- or restoration or preserva- tion to any contributing structure within a recog- nized historic district, or any historic structure list- ed on the Maryland His- torical Site Survey within the boundaries of the An- tietam Overlay Zone. A additional tax credit of 5% will be given for architecturally compat- ible exterior new con- struction when attached to a contributing struc- ture within a recognized historic district, or any historic structure listed on the Maryland Histori- cal Site Survey within the boundaries of the Anti- etam Overlay Zone. 49 Guidelines for Historic Preservation That portion of the tax credit application approved by the HDC is forwarded to the Washington County Treasurer’s Office. The approved tax credit is applied to a property owner’s tax bill. Any unused portion of this tax credit may be carried forward for as many as five years. If the property were subsequently removed from the HP district, any unused portion of the tax credit would immediately lapse. A property not listed within a HP district at the time the work is undertaken is not eligible for the preservation tax credit. Eligible Work and Expenses The Washington County Tax Credit is given for projects that “return a structure to a state of utility, through repair or altera- tion, which makes possible an efficient use while preserving those portions and features of the structure and its site and environment which make the structure and its site and environment histori- cally, architecturally, or culturally significant.” Projects that are primarily remodeling or are interior rehabili- tation are not eligible to receive county tax credits. Owners contem- plating major rehabilitation or significant changes to their historic property are strongly advised to consult with a preservation architect early in their project. A list of qualified preservation architects is avail- able from the Washington County Historical Trust or the Maryland Historical Trust. To be eligible for for the Tax Credit all work must: Be exterior in nature• Performed by a licensed contractor• Be certified by the HDC as contributing to the restora-• tion or preservation of the historic structure If you need clarification on whether your project is ordinary maintenance, preservation or restoration, please contact the Wash- ington County Planning Staff at 240-313-2430. Examples of eli- gible projects could include (but are not limited to): Repairing historic windows and doors or replacing • deteriorated features with compatible new materials Significant repair of or replacing roofs to original• Repairs to framing or structural systems• HVAC systems• closely examine this list for accuracy. . . . The HDC will verify that all work performed was completed in accordance with the Design Guidelines for Historic Preservation in Washington County as set forth in Chapter 7 of this publication. Tax Credit Tips Only exterior work is ap- plicable for tax credits. Prepare a plan and keep precise records. Advise architects and contractors of your intent to apply for tax credits. Ask them to price each element of the job separately so eligible and non-eligible work are easily identifiable. 50 Tax Credits Costs for architectural, engineering, consultants’ ser-• vices and exploratory demolition necessary to prepare the application Chimney repairs• Exterior painting• Exterior drains and potentially other drainage issues • if affecting structural integrity Gutter replacement• Repairing architectural trim or ornament• Repairing and maintaining historic outbuildings • such as barns and garages Repointing brick or stone foundations or chimneys • (does not apply to walls that have never been pointed, i.e. dry-laid brick and stone walls) Restoring a documented feature such as a dormer or • porch that was previously altered or removed Uncovering or repairing original siding• New historically compatible construction when at-• tached to existing historic structure • Not Eligible for Tax Credits Annual or routine termite control• Cleaning: windows, chimney, gutters, or siding • Driveway and sidewalk repairs unless they have historic • significance Electrical work• Equipment or tool purchases• Interior work of any kind• Installation of new non-historic features• Interior fireplace repairs or chimney cleaning• Landscaping, yard work• Permit fees• Professional services (architects, color consultants, engi-• neers) Replacement windows or doors except in rare circum-• stances with prior HDC approval Snow and ice removal• Tree removal or tree services unless the tree touches the • 51 Guidelines for Historic Preservation house or threatens structural integrity Value of owners’ project time • Tax Credits Guidelines Replacement of historic or non-historic features should be completed in-kind, i.e. wood to wood, slate to slate. Introduction of new materials requires HDC approval and may not be eligible for the credit—unless the new material or design is a restoration to the prop- erty’s primary period of significance or if the original material was faulty. In either case, the project should still receive a prior approval Projects that restore a historic portion of a property to its orig- inal appearance using acceptable documentation, i.e. historic photo- graphs, forensic evidence on the building itself, drawings/paintings, or diary entries, to name a few sources, will be considered eligible. Alternately, work that replaces a historic feature may not meet eligi- bility for a preservation tax credit. This is especially true when the new feature differs from the original in materials or design. When obtaining receipts for work done, make certain to have your contractor price out each element of the job. Some items may not be eligible and you may lose the entire credit if you fail to provide sufficient information. Be sure to itemize receipts. If you are not available for the HDC review of the application a tax credit may be disallowed due to lack of clarification. When purchasing equipment or supplies for a job, please note on the receipt or a separate page attached to the receipt exactly what the items are and what they were used for in your project. This is only necessary if you purchased items for the contractor and the supplies were used for multiple on-going projects. Make certain to enclose a paid-in-full receipt or a cancelled check with your application. Also, be sure to include a proposal or a scope of work from the contractor who completed the work clearly stating what eligible exterior work was done on your property. Contact the Washington County Planning Office as soon as you contemplate undertaking a county historic preservation tax credit project. They will help guide you through the process and recommend sources for good historic preservation practice. You may also want to read the Design Guidelines for Historic Preservation in Chapter 7 of this publication. These guidelines provide excellent 52 Tax Credits information about good historic preservation practice and are the reference guidelines by which the HDC will review each project and ultimately make a decision. Historic Preservation Tax Credits Application Insert local application Local Succesful projects: Woburn Manor, Dam #4 Road major restoration work• Old Forge Farm, Old Forge Road, slate roof replacement• NEED MORE EXAMPLES - Photos would be great!!!!• • 53 Guidelines for Historic Preservation Maryland Tax Credits The Maryland Sustainable Communities Tax Credit Pro- gram is administered by the Maryland Historical Trust and pro- vides Maryland income tax credits based on a percentage of the qualified capital costs expended in the rehabilitation of a structure for the following types of projects: 20% credit for “certified historic structures” that are own-• er-occupied, single-family residences 20% credit for “certified historic structures” that are com-• mercial buildings 25% credit for “certified historic structures” that are high-• performance commercial buildings 10% credit for non-historic, “qualified rehabilitated struc-• tures” Additionally, the Maryland Historical Trust offers low-interest rehabilitation loans to users of the Heritage Preservation Tax Credit Program. All questions on the Maryland Historic Tax Credit program should be directed to the Maryland Historical Trust 410 514-7000 As the requirements, terms, and funding for Maryland Tax Credits change, please refer the Maryland Historical Trust website for the most recent information on State tax credits: http://mht.maryland.gov/taxcredits.html 54 Tax Credits Federal Historic Preservation Tax Credits Jointly managed by the National Park Service and the Inter- nal Revenue Service, Federal Historic Preservation Tax Incentives are administered in partnership with the Maryland State Historic Preservation Office, and reward private investment in rehabilitating historic buildings. To qualify for a Federal Historic Preservation Tax Incentive, buildings must be income-producing properties listed on the National Register of Historic Places, and work must be done in accordance with the Secretary of the Interior’s Standards. Applica- tions for the Federal Tax Credit are due in advance of the work. Under the provisions of the Tax Reform Act of 1986, a 20% tax credit is available for the substantial rehabilitation of commer- cial, agricultural, industrial, or rental residential buildings that are certified as historic. The credit may be subtracted directly from fed- eral income taxes owed by the owner. The U.S. Internal Revenue Service is the final judge of economic matters relative to certified rehabilitations. Therefore, it is advisable that you consult with a tax accountant or lawyer before completing your tax return. To quality for the Investment Tax Credit, a property owner must: Have a certified historic structure. To be certified, the • building must be listed individually on the National Reg- ister of Historic Places or be a contributing part of a his- toric district that is either listed on the National Register or certified as eligible for the National Register Use the building for an income-producing purpose such • as rental-residential, commercial, agricultural, or indus- trial Rehabilitate the building in accordance with the Secre-• tary of the Interior’s “Standards for Rehabilitation” and “Guidelines for Rehabilitating Historic Buildings.” The National Park Service (NPS), with advice from the Mary- land Historical Trust determines whether a project meets the standards. Spend an amount greater than the building’s adjusted ba-• sis (roughly the current depreciated value of the building not including land value) on the approved rehabilitation project 55 Guidelines for Historic Preservation Complete the work in a timely manner. Projects must • meet the minimum expenditure test within a two-year measuring period, but applicants may take up to five years to complete a phased project if the plans and specs are approved in advance of construction. Pay a fee to the NPS; the fee shall be no less than $250 • and no greater than $2,500 and shall be based upon the qualifying rehabilitation expenditures. As the requirements, terms, and funding for Federal His- toric Tax Credit Program are frequently amended, please refer the National Park Service website for the most recent information on Federal tax credits: http://www.nps.gov/hps/TPS/tax/index.htm 56 Tax Credits 57 Guidelines for Historic Preservation 58 Tax Credits Zoning and County Historic Districts Section 4 60 Washington County Historic Districts Preservation Zoning Ordinances Preservation-minded citizens continue to search for improved and effective ways to protect their historic neighborhoods, down- towns and rural landscapes and the irreplaceable character of the buildings and structures that define the county and provide us with visible evidence of our past. Local government leaders struggle to maintain a balance between preservation, property rights, and de- velopment growth. For almost forty years, the historic preservation ordinance has been an effective tool for accomplishing this goal. When properly applied, zoning can be a powerful tool in protecting historic properties. The preservation ordinance is local legislation, or laws, en- acted to protect historic districts, individual buildings and archaeo- logical sites from destruction or insensitive remodeling. It is a legal means by which local communities can identify, evaluate and pro- tect historic properties. Such laws empower a board or commis- sion to regulate to a greater or lesser degree, the design of exterior changes to buildings within a defined area. The most effective local ordinances enable the establishment of a design review board or commission and the designation of local historic districts and individual landmarks. Ordinances of this type are called “enabling ordinances.” Most ordinances do not identify specific districts or landmarks in the ordinance itself. In this way additional historic properties may be identified and designated in the future. Federal Level The National Historic Preservation Act (NHPA) provides the legal framework for a wide variety of historic preservation programs at all levels. The NHPA was passed by Congress in 1966 and created the National Register of Historic Places, State Historic Preservation Offices, and Certified Local Governments. The NHPA also calls for all Federal agencies to consider the effects of their projects – in- cluding funding, permitting, and licensing programs – on historic properties. In addition to regulatory programs for Federal undertak- ings, there is a Federal Income Tax Credit for the rehabilitation of National Historic Preservation Act 1) the spirit and direction of the Nation are founded upon and reflected in its his- toric heritage; 2) the historical and cultural foundations of the Nation should be preserved as a liv- ing part of our community life and devel- opment in order to give a sense of orienta- tion to the American people; 3) historic properties significant to the Nation’s heritage are being lost or sub- stantially altered, often inadvertently, with increasing frequency; 4) the preservation of this irreplaceable heritage is in the public interest so that its vital legacy of cultural, educational, aesthetic, inspirational, economic, and energy benefits will be maintained and enriched for future generations of Ameri- cans; 5) in the face of ever-increasing extensions of urban centers, highways, and residen- tial, commercial, and industrial devel- opments, the present governmental and nongovernmental historic preservation programs and activities are inadequate to insure future generations a genuine op- portunity to appreciate and enjoy the rich heritage of our Nation; 6) the increased knowledge of our his- toric resources, the establishment of bet- ter means of identifying and administer- ing them, and the encouragement of their preservation will improve the planning and execution of Federal and federally assisted projects and will assist economic growth and development; and 7) although the major burdens of historic preservation have been borne and major efforts initiated by private agencies and individuals, and both should continue to play a vital role, it is nevertheless neces- sary and appropriate for the Federal Gov- ernment to accelerate its historic preser- vation programs and activities, to give maximum encouragement to agencies and individuals undertaking preservation by private means, and to assist State and lo- cal governments and the National Trust for Historic Preservation in the United States to expand and accelerate their his- toric preservation programs and activi- ties. (Pub. L. 89-665, Sec. 1, Oct. 15, 1966, 80 Stat. 915; Pub. L. 96-515, title I, Sec. 101(a), Dec. 12, 1980, 94 Stat. 2987.) 61 Guidelines for Historic Preservation properties listed in the National Register of Historic Places. The Rehabilitation Tax Cred- it Program provides project sponsors with a credit equal to 20% of qualified expenses for rehabilitation projects on income-producing historic properties. This program has helped to preserve and return hundreds of buildings in Maryland to productive use. See chapter 3 of this publication for more information on Tax Credit Programs. While all Federal agencies have a re- sponsibility to consider historic properties in their projects, there are two Federal agencies charged with specific preservation responsi- bilities: The National Park Service and the Advisory Council on Historic Preservation. The National Park Service (NPS) administers the National Register of Historic Places, the National Historic Landmarks Pro- gram, Save America’s Treasures, the Certified Local Government Program, Rehabilitation Tax Credit Program, and numerous tech- nical assistance programs. The Advisory Council on Historic Preserva- tion (ACHP) is the agency charged with ensuring that other Federal agencies meet their obligations under the NHPA and consider historic properties in their project planning and execution. The ACHP also administers the Preserve America program. There are no Federal laws or regulations that limit what private property owners can do to their properties, including properties listed in the Na- tional Register of Historic Places. The only situa- tions in which private property owners may be im- pacted by Federal laws and regulations are when the owners have applied for or received a Federal Rehabilitation Tax Credit (within the last five years) or require a permit, license, or funding from a Federal agency. The mid-19th century Brumbaugh-Kendle-Grove farmstead near the Hagerstown Air-port was acquired by Washington County in 1999 with a grant from the FAA. The use of Federal funds requires a Section 106 review to “mitigate adverse effects” assuring that the Federal Government is not contributory to the unwarranted demolition of a valuable historic property. The rare and beautiful Swisser Barn at the Brumbaugh-Kendle-Grove farmstead has been allowed to fall into a great state of dis-repair by the Hagerstown Airport personnel. Summer 2009 62 Washington County Historic Districts State Level Every state has a State Historic Preservation Office (SHPO), a government agency that administers a variety of programs de- signed to help citizens preserve and revitalize historic places in their state. The Maryland Historical Trust is the SHPO for Maryland and was created by the Maryland General Assembly in 1961. The Trust is governed by a fifteen-member Board of Trustees appointed by the Governor, the President of the Senate, and the Speaker of the House of Delegates, and is administered by the Maryland Depart- ment of Planning. The Maryland Historical Trust administers a variety of pro- grams, including: The Maryland Inventory of Historic Properties (MIHP)– • a list of all properties in the State that have been surveyed and recorded. However, just because a property has been surveyed and included in the MIHP, it does not mean that it is historically significant or is subject to any restric- tions or regulations. The Maryland and National Registers of Historic Places – • The Maryland and National Registers are lists of properties that have been surveyed AND evaluated AND found to be historically significant the local, State, or national level. A grant from the Maryland Historical Trust assisted the Town of Williamsport in main-taining the magnificent barn at Springfield Farm. The great barn houses the town museum on the lower level and makes the upper level available for private functions. 63 Guidelines for Historic Preservation Financial Incentives – MHT administers grants, loans, • and tax credits for historic properties, including planning and documentation, “bricks and mortar”, museum, and heritage tourism projects. Review and Compliance – All State and Federal agencies • are required to consider the impact of their projects on historic properties. MHT reviews all projects receiving government assistance and helps agencies avoid, mini- mize, or mitigate adverse effects on historic properties. Archeology – MHT undertakes archeological research, • coordinates public archeology programs, and monitors archeological activities on State-owned property. Local Government and Community Assistance – MHT • provides technical and limited financial assistance to mu- nicipal and county governments, community organiza- tions, and citizens on a variety of historic preservation policies and projects. Easements – MHT holds easements on more than 600 • historic properties across the State, including some of the most historically, architecturally, and archeologically sig- nificant properties in Maryland. Many of these programs are administered in partnership with National Park Service and the Advisory Council on Historic Preservation. Congress provides SHPO’s with a limited amount of funding each year through the Historic Preservation Fund to assist with these programs. The balance of MHT’s operating budget is provided by the State of Maryland. There are no State laws or regulations that limit what private property owners can do to their properties, including properties listed in the Maryland Inventory, and Maryland and National Registers of Historic Places. The only situations in which private property owners may be impacted by State laws and regulations are when the owners have applied for or received a State Rehabilitation Tax Credit (within the last five years) or require a permit, license, or funding from a State agency. The Washington County Almshouse on North Locust Street, Hagerstown is a rare, surviv-ing example of a poorhouse dating to the turn of the 19th century. In 2010 this historic struc-ture was placed on Preservation Maryland’s 64 Washington County Historic Districts County Level The National Historic Preservation Act of 1966 is the le- gal foundation for Washington County’s for local historic pres- ervation legislation so long as there are well-thought-out crite- ria and standards, good hearing procedures, well-documented records and sound administrative oversight and decisions are consistent and serve multiple public goals. Detailed minutes must be kept, historic sites and districts must be carefully re- searched and selected throughout the community, and design review decisions must be consistent and based upon sensible design guidelines which are readily understandable and avail- able to the public. Local preservation legislation enables the county and com- munities to designate groups of historic or archaeological proper- ties, called historic districts, or individual properties as zoning over- lays. This means that the legal use of the land does not change, but that an additional designation of historic “zone” is identified. These Historic Preservation districts and zones are administered by the Historic District Commissions. The Washington County governments support historic pres- ervation in a variety of ways, including being the owners and stew- ards of historic properties, offering tax incentives, and creating His- toric Area Overlay Zones. In Maryland only local governments have the authority to review and approve changes to historic properties owned by indi- viduals. State law allows counties and municipalities to designate historic districts and individual landmarks and review changes to those properties as a way of preserving the historic fabric that makes those properties significant and ensure that new construc- tion is compatible with the historic nature of those properties. Changes to these locally designated historic districts and proper- ties are reviewed by the Historic District Commissions of Wash- ington County or the Hagerstown Preservation District that are appointed by the County Commissioners and the Mayor and Council of Hagerstown respectively. Morning Herald, August 12, 1969. Washing-ton County was praised for being the only county in Maryland with a Historical Advisory Committee. Morning Herald, June 13, 1952 One of the earliest battles for preservation in Wash-ington County begins in the infamous, very public, and unsuccessful attempt to save the 18th mansion known as the Rochester House two block west of Hagerstown’s square. 65 Guidelines for Historic Preservation Se c t i o n 20.0 Pu r P o S e – th e P u r P o S e o f t h e hi S t o r i c Pr e S e r v a - t i o n DiS t r i c t iS t o P r o v i D e a m e c h a n i S m f o r t h e P r o t e c t i o n , e n h a n c e - m e n t a n D P e r P e t u a t i o n o f t h o S e Significant h iS t o r i c S t r u c t u r e S , S i t e S a n D D i S t r i c t S aS D e f i n e D in Se c t i o n 20.7 in Wa S h i n g t o n co u n t y, W h i c h h a v e h iS t o r i c a l , a r c h i t e c t u r a l, a r c h e o l o g i c a l a n D c u l t u r a l m e r i t . th e “hP” DiS t r i c t iS a n o v e r l a y z o n e m e a n t t o e n h a n c e, n o t S u b S t i - t u t e , f o r t h e e x i S t i n g z o n i n g D e Si g n a t i o n , t h a t r e g u l a t e S l a n D u S e . Se c t i o n 20.1 – hi S t o r i c Di S t r i c t co m m i S S i o n cr e a t e D . Pu r S u a n t t o t h e a u t h o r i t y g r a n t e D t o Wa S h i n g t o n co u n t y in ar t i c l e 66b, Se c t i o n 801 e t. S e q . o f t h e an n o t a t e D co D e o f ma r y l a n D , t h e r e iS h e r e b y c r e a t e D t h e “hi S t o r i c Di S t r i c t co m m i S S i o n o f Wa S h i n g t o n co u n t y, ma r y l a n D .” Se c t i o n 20.3 hi S t o r i c Di S t r i c t co m m i S S i o n Du t i e S & Po W e r S Se c t i o n 20.4 eS t a b l i Sh m e n t o f “hP” zo n e S . th e “hP” DiS t r i c t iS a n o v e r l a y z o n e t h a t i n D i c a t e S t h e P r e S e n c e o f a n h i S t o r i c Si t e, St r u c t u r e o r D i S t r i c t, W h i c h h a S b e e n o r W i l l b e j u D g e D t o b e o f Significance t o t h e h e r i t a g e o f Wa S h i n g t o n co u n t y . th e o v e r l a y z o n e iS a l S o a m e c h a n iS m t o m o n i - t o r a n D r e g u l a t e b u i l D i n g a c t i v i t i e S in t h e “hP” Di S t r i c t . aS a n o v e r l a y z o n e , t h e “hP” DiSt r i c t i m P o S e S a D D i t i o n a l g u i D e l i n e S D u r i n g t h e c o n S t r u c t i o n o r moDification o f n e W o r e x iS t i n g St r u c t u r eS o n t h e S u b j e c t P r o P e r t y. th e S e c r i t e r i a a r e in a D Di- t i o n t o t h e c o n v e n t i o n a l u n D e r ly i n g l a n D u S e z o n e . th e “hP” o v e r l a y z o n e S h a l l b e in n o W a y c o n S t r u e D t o l i m i t o r m o D i f y t h e P e r m i t t e D u S e S o f t h e u n D e r ly i n g z o n e . Se c t i o n 20.5 cr i t e r i a f o r eSt a b l i S h m e n t o f a n “hP” ov e r l a y zo n e Se c t i o n 20.6 ac t i v i t y Wi t h i n a n “hP” zo n e in t h e “hP” Di S t r i c t, a n y a c t i v i t y W h i c h r e q u i r e S t h e i S S u a n c e o f a b u i l D i n g P e r m i t a c c o r D i n g t o t h e c u r r e n t l y a D o P t e D Wa S h i n g t o n co u n t y bu i l D i n g co D e a n D S u bS e - q u e n t a m e n D m e n t S a S a D o P t e D f o r u S e in Wa S h i n g t o n co u n t y a n D t h e P r o c e Du r e S o f t h e De P a r t m e n t o f Pe r m i t S a n D in S Pe c t i o n S S h a l l b e S u b j e c t t o r e v i e W , a P P r o v a l o r D i S a P P r o v a l b y t h e hiS t o r i c Di S t r i c t co m m i S Si o n o f Wa S h i n g t o n co u n t y. Su c h a c t i v - i t y c a n i n c l u D e b u t iS n o t l i m i t e D t o c o n S t r u c t i o n , r e c o n S t r u c t i o n , r e l o c a t i o n , r e S - t o r a t i o n , r e h a b i l i t a t i o n , moDification, e n l a r g e m e n t, c o n v e r S i o n o r D e m o l i t i o n o f a l l o r a n y P o r t i o n o f t h e e x t e r i o r f e a t u r e S o f t h e S u b j e c t S i t e, St r u c t u r e o r D i S t r i c t. Se c t i o n 20.7 De f i n i t i o n S Se c t i o n 20.8 aP P e a lS Morning Herald, May 1966. The Hagerstown Planning Commission determined the 18th century stone home and barn known as Fox Deceived Farm on the Dual Highway should be a shopping plaza. 66 Washington County Historic Districts Washington County Historical Resources Washington County Historical Site Survey Washington County launched its first formal survey and identification of it’s historic resources in the mid 1970’s when an architectural historian consultant was hired with joint County and State funding. Within five years, over 1,300, individual, pre-1860 resources were identified, evaluated, and cataloged. It was the foun- dation for the Washington County Historical Site Survey. In 1983, additional funding enabled an additional eighty-two properties to be identified when the Getty Survey was completed. In 1989, Washington County began a comprehensive effort to identify and evaluate resources and potential for historic districts in all the incorporated municipalities throughout the county except Hagerstown. Each survey in- cluded a contextual history relating the specific factors that lead to the towns development, lists of contributing resources and a proposed historic district boundary. The survey limited identified historic resources to be fifty-years old or older, the profes- sionally and nationally accepted guideline. Hancock was the first town in the county to tender a complet- ed survey in 1989 identifying 348 contributing resources. William- sport was surveyed in 1990 with 381 identified resources. Smith- sburg and Sharpsburg were completed in 1991 and identified 161 and 218 resources respectively. In 1992, 142 sites were documented in Clear Spring and 249 were noted as contributing to a potential district in Boonsboro. Keedysville’s survey was completed in 1993 with a different source of contribut- ing funds from the Maryland Department of Planning and listed 124 contributing sites within a potential dis- trict boundary. After a brief hiatus due to the shortage of funding, Funkstown was the final town to be surveyed in One of the Washington County Historical Site Survey completed in 1976. The Reich-ard Farm on Jordan Road write up includes a brief history, a description, and historical significance. Black and white photos and a map complete the file. 67 Guidelines for Historic Preservation 1996 where 162 contributing resources were identified. The City of Hagerstown has 1,653 contributing resources located within six na- tional register districts, that overlap with its four locally designated preservation design districts. Site surveys continue on an individual basis and are added to existing survey work. Occasionally they are initiated by the prop- erty owner but more often it is triggered by use of Federal and State funding or permits that require analysis of their effects on historic resources. Affected sites not previously done are ana- lyzed and documented. Most recently survey work has been completed as a joint funding effort between Washington County and the State of Maryland through the Certified Local Government program, status which Washington County achieved on Au- gust 28, 1991. Two phases of this Rural Community Survey have been completed with several more to be completed. Each community contains multiple properties. Some may have significance to local history on their own. Most, however, will have more importance as a contributing resource to assist in understanding and interpreting the history of the whole commu- nity and Washington County. To date, the communities that have had their surveys completed and the number of resources identified include Maugansville (101 resources), Rohrersville (42), Pen Mar (53), Fairplay (23), and Tilghmanton (72). The Highfield/Cascade community has been preliminarily evaluated but a resource count was delayed to a future phase of the project. In all, the resources that contribute to the understanding of the past development of rural communities and therefore to the therefore to the County’s history, number 291. Almost 25 years of historic sites survey has identified 5,127 sites in Washington County and it’s municipali- ties, most of them being dwellings. The 1990 census counted 47,448 housing units in Wash- ington County. 13,570 of them were reported to be constructed before 1939. 8,592 of those pre- 1939 structures are located in the incorporated municipalities, 6,761 in Hagerstown alone. The remaining pre-1939 structures in towns, 1,831 68 Washington County Historic Districts corresponds favorably with the total number surveyed in the mu- nicipalities of 1,785. With 1,689 sites surveyed in the county since the 1970’s and the Census indication of 4,978 pre-1939 dwelling units in the County there is some merit in the thought that there are still many potentially historic sites, over 3200, unevaluated, waiting to be discovered and documented. Maryland Inventory of Historic Properties The Maryland Historical Trust was created in 1961 to as- sist the people of Maryland in identifying, evaluating, protecting and interpreting the state’s significant historic, architectural, and cultural resources. The Trust’s field survey program has operated continuously since that date, placing some 45,000 entries on the Maryland Inventory of Historic Properties. Over the years, docu- mentation standards have evolved considerably. Early reconnais- sance surveys produced brief architectural descriptions and minimal photographic coverage; subsequent efforts often expanded upon this basic information with historical research and measured drawings. Following the creation of the federal historic preservation program and the Trust’s designation as the State Historic Preservation Office for Maryland, a more exhaustive inventory form was developed, based on the National Register format; this brought the state’s field survey standards into close alignment with National Park Service requirements. Documentation produced in recent decades is rich in content, and has established the Maryland inventory’s national reputation for thoroughness and professionalism. The MHT assembled all Maryland county Historical Site Surveys in the Maryland Inventory of Historic Properties and have made these survye’s available to the public in electronic form on their website. Through grants the MHT continues to expand the database by adding historic properties. http://www.mdihp.net/ Rural Villages The Rural Village designation is provided to preserve the unique historic or rural character of existing villages by encour- aging compatible, harmonious development within a defined vil- lage boundary. It also identifies clusters of existing development in 69 Guidelines for Historic Preservation the rural areas that may be candidates for public facilities in the future. The zone intends for permitted development to be generally of a similar density, scale and use type and mixture as that which exists in the village. 1 The zone is also designed to pre- vent large amounts or inappropriately scaled development or uses that would detract from the existing rural or historic character of the village. It is expected that development will be residential and a lim- ited amount of mixed rural services. More than one use may be permitted on one parcel in accordance with specific guidelines. Public water and sewer may be available for the purpose of resolving or preventing health issues. Use of public utili- ties to permit greater density than the density specified in this sec- tion is not permitted. The formal designation of “Rural Villages” is an outgrowth of Maryland’s Smart Growth Act of 1997. By law, a designated Rural Village is considered a “Priority Funding Area” (PFA). Many such villages have existed in Washington County since colonial times while newer urban settlements at junctions in roads or along creeks and railroads have evolved in the recent past. Rural Villages are de- fined by something other than incorporation or governing structure. They are definable on the landscape and contribute to the unique character of Washington County. They usually include a small core of a residential neighborhood associated with a retail establishment or an institution such as a post office, elementary school, church or 1 Section 5D.5 Architectural Review It is the intention of the Rural Village designation to promote new development that is con-sistent in type, scale and appearance with existing development in the village. (a) In Rural Villages that are identified in Washington County’s Historic Sites Inventory, individual parcels identified in the same inventory when the village is not identified, properties listed in Maryland’s Inventory of Historic Places or properties listed in the National Register of Historic Places, the exterior appearance of new construction that re-quires a building permit, except buildings of 100 square feet or less, shall be subject to review and approval or disapproval by the Washington County Historic District Commission. The Historic District Commission shall use the adopted review guidelines as provided in Article 20 of the Zoning Ordinance. 1. In addition to the adopted guidelines the Historic District Commission shall give consideration to the following in its determination of appropriate exterior appearance of new construction in the Rural Village district. a. the exterior appearance of existing structures in the Rural Village including materials, style, arrangement of doors and windows, mass, height and number of stories, roof style and pitch, proportion. b. Building size and orientation c. landscaping d. signage e. lighting f. setbacks g. accessory structures (b) All applications for new construction, except buildings of 100 square feet or less, shall provide accurately scaled and detailed elevation drawings of all sides of the structure for review as part of the building permit or site plan review, whichever is first applicable. (c) As other Rural Villages or individual properties within the Rural Village district are evaluated to determine their historic significance according to Maryland Historical Trust guidelines and are added to the Maryland Inventory of Historic Properties, Washington County’s Inventory of Historic Properties or the National Register of Historic Places, the exterior appearance of those structures shall also become subject to the review and approval or disapproval of the Historic District Commission. The requirement for Historic District Commission review of exterior appearance in Rural Villages added after original adoption of this Ordinance shall apply only after a public hearing during which the affected property owners have had the opportunity to provide input. The Rural Village of Sandy Hook in southern Washington County was surveyed for his-toric content in 2001. Any new construction within the bounds of the Rural Village are subject to review by the Washington County Historic District Commission. 70 Washington County Historic Districts fire station. Most are located in the rural areas some distance from other towns or facilities. A few are close enough to an urban center to be associated with the Urban Growth Area or a Town Growth Area. Many have vacant lots that are suitable for infill development. No new Rural Villages are being recommended at this time, how- ever, it is recommended that the villages be reviewed for their his- torical potential so that “historical sub-areas” may be delineated within the boundary of the villages. The intent is to create historical sub-areas within the rural villages so that additional emphasis can be placed on design criteria so that the historical nature of the area may be preserved in terms of scale and compatibility. The following are the designated “Rural Villages” for Washington County: Rural Village Completed Other Antietam Bagtown Bakersville Beaver Creek Big Pool Big Spring Bostetter within UGA Breathesdville Bridgeport within UGA Brownsville Cascade Cavetown Cearfoss Cedar Lawn within UGA Charlton Chewsville Conococheague/Wilson Dargan Downsville March 2009 Eakle’s Mill Edgemont Ernestville Fairplay need date Fairview Fiddlesburg/Security 71 Guidelines for Historic Preservation Rural Village Completed Other Gapland Garrett’s Mill Greensburg Highfield July 1999 Huyett Indian Springs Jugtown Kemps Lappans Leitersburg Nov 2002 National Register Mapleville Maugansville Within UGA* Mercersville Middleburg Mt. Aetna Mt. Briar Mt. Lena March 2009 Pecktonville Pen Mar July 1999 Pinesburg Pondsville Reid Ringgold July 2001 Rohrersville need date Sandy Hook July 2001 St. James (Lydia) Tilghmanton July 1999 Trego-Rohrersville Station Williamsport Station Yarrowsburg *Rural Villages within the Urban Growth Areas are not subject to HDC review. Major public investment by the County in public facilities and services to encourage substantial new development should not be made in Rural Villages. Priority should be given to correcting existing public health and safety problems that result from failing septic systems or contaminated wells. It is anticipated that a Rural Village Zoning District classifi- cation coinciding with the designated Rural Villages located in the 72 Washington County Historic Districts Rural Area will be implemented through the Zoning Ordinance. Residential develop- ment density for a Rural Village classification is anticipated to be in the one dwelling unit per acre range unless specific environmen- tal problems have been identified or where existing public facilities can permit a higher density. Development should be limited to infill development in accordance with the defined boundaries for the Rural Village. Additional regulations addressing size, scale and architectural considerations are anticipated to insure new development compatibility with existing development. No new Rural Villages are being recommended at this time. Historical Preservation Zone Properties The purpose of the Historic Preservation District is to pro- vide a mechanism for the protection, enhancement and perpetu- ation of those significant historic structures, sites and districts as defined in Section 20.7 in Washington County, that have historical, architectural, archeological and cultural merit. The “HP” district is an overlay zone meant to enhance, not substitute, for the existing zoning designation which regulates land use. Districts established to reflect elements of the cultural, social, economic, political or ar- chitectural history are intended to: Safeguard the heritage of Washington County as embodied • and reflected in such structures, sites and districts Stabilize and improve property values of such structures, sites • and districts and in Washington County generally Foster civic pride in the beauty and noble ac-• complishments of the past Strengthen the economy of the County• Promote the preservation and appreciation of • historic structures, sites and districts for the edu- cation, and welfare of the residents of Washing- ton County. Rosehill, circa 1804, is on the National Reg-ister of Historic Places and is designated a local Historic Preservation District. The Keedy House, circa 1776, on Barnes Road near Boonsboro is on the National Register of Historic Places and is designat-ed a local Historic Preservation District. 73 Guidelines for Historic Preservation When the Zoning Ordinance was adopted in 1973 it con- tained a Historic Preservation zone. Although it was applied to over 500 acres of land area, that text was unable to provide any signifi- cant guidance or protection for privately owned historic sites. Wash- ington County at least considered a new Ordinance for preservation of historic structures in 1977. A draft of the Ordinance remains as well as a record of at least one hearing. It was not adopted. The 1981 Comprehensive Plan contained recommendations to develop a voluntary zoning designation that would protect, enhance and perpetuate those structures and areas in Washington Coun- ty which are of historic, architectural, ar- cheological or cultural merit. The County accomplished that goal in 1986 by adopt- ing a completely new text for the Historic Preservation District with corresponding map amendments. It replaced the original and ineffective 1973 version. The text fol- lowed the Comprehensive Plan guidelines by being voluntary and includes provisions for review of building permit applications with an eye toward keeping changes to the exterior of buildings in the zone consistent with the historic appearance. New construction in the zone is also subject to plan review and compliance with design standards. The text created a Historic District Commission with specific responsibilities for administra- tion of permit review within the zone. At the time of its adoption it was consistent with existing State legislation that delegated the authority for Historic Preserva- tion zoning to counties, Section 8 of Article 66B. Since then Article Morning Herald, October 26, 1977. Washing-ton County just wasn’t ready. Morning Herald, May 4, 1977 The HDC pre-sented the idea of Historic Tax Credits to the County Commissioners. The tax credit or-dinance was not approved by the County Commissioners until July 1990. 74 Washington County Historic Districts 66B has been revised and there is a need to revise the County’s Historic Preservation zoning to incorporate those changes. At the present time there are forty- three sites in Washington County with the Historic Preservation zoning overlay. Nineteen are privately owned and almost all of those are residential properties. A small handful of properties were added voluntarily at the owner’s request after the zone guidelines were amended and pro- vided with significant protective author- ity. Another 18 are bridges, the majority being stone arch bridges in government ownership. The remaining 6 sites are also publicly owned and of a park or open space nature such as the C & O Canal, Washington Monument and the like. Antietam Overlay The purpose of the Antietam Overlay District is to provide mechanisms for the protection of significant historic structures and land areas by requiring development and land subdivision to occur in a manner that Preserves the existing quality of the viewshed of the Anti-• etam Battlefield, and Ensures that development of certain lands adjacent to • the major roads which provide public access to the An- tietam Battlefield (i.e., Maryland Routes 34 and 65) is compatible with the agricultural and historic character of the area. The “AO” District is an overlay zone meant to enhance, not substitute for the existing underlying zoning designation which regulates land use. The Antietam Overlay District is comprised of three sub- districts: The Battlefield Buffer (AO-1), the Approach Zones (AO- 2), and the Red Hill Area (AO-3). Lands zoned AO-1 (Battlefield Buffer) and AO-3 (Red Hill Area) are situated within the Battle- field Foreground and Red Hill Middleground, respectively, of the Antietam Viewshed, as determined by the National Park Service The Jacob Highbarger House in downtown Sharpsburg. The Antietam Overlay AO districts exclude the city of Sharpsburg 76 Washington County Historic Districts and documented in its April 1988 techni- cal study entitled Analysis of the Visible Landscape: Antietam. The boundaries of the AO-1 and A0-3 zones conform to property boundaries except where man- made or natural features provide suitable boundaries. Lands zoned AO-2 (Approach Zones) are situated within 1000 feet of the centerline of certain road segments, and do not necessarily conform to property boundaries. The length of the AO-2 (Ap- proach Zones) are as shown on the zoning maps. Scenic view sheds and vistas of Red Hill from the Antietam Battlefield are protected in part by the Antietam Overlay Zones identified in the County Zoning Ordinance. Roadway approach zones along highways near the Battlefield are also mapped in the Ordinance. In these areas, a proposed activity that requires a build- ing permit is subject to review of the Historic District Commission of Washington County. In 1989 Washington County created a zoning designation known as the Antietam Overlay zone, similar in effect, intent and mechanics to the Historic Preservation zone. The zone was created in response to the perception that the southern portion of Washing- ton County and especially the area around Sharpsburg and the An- tietam Battlefield was in imminent danger of rampant development. The Antietam Overlay text and map amendments were adopted in 1989 but a proposed density reduction ef- fort was rejected. The Antietam Overlay has three subcategories tied to distinct geographical areas with different priorities for protection. The AO-1 zone is also known as the Battle- field Buffer zone, which includes all public and private lands within the Red Hill from the Antietam Battlefield.. A viewshed worth preserving. Rockland, circa 1800, is located on the Sharpsburg Pike. It is eligible for, but at present not on, the National Register of Historic Places, . 77 Guidelines for Historic Preservation legislative boundary of the Antietam National Battlefield, over 3500 acres. Permits for construction of new residen- tial, commercial or industrial uses must be reviewed by the Historic District Commission using the same design guidelines employed in the Historic Preservation zone to insure compatibility with the historic appearance of the area. The AO-2 zone, also known as the Approach Zone, requires the same construction permit review for non-residential construction. These “approach” zones are designed to present an appropriate appearance to visitors arriving in the historic battlefield area via several major highways. They radiate from the edge of the AO-1 zone along major highway routes that provide access to the area. They extend 1000’ on either side of the highway. The final portion of the trilogy is the AO-3 or Red Hill zone. It is intended to regulate and limit the removal of tree cover on Red Hill, which provides the background for views from a significant portion of the Battlefield park. It is designed to retain as much for- est coverage as possible when development occurs. It is meant to enhance the visitor’s experience at Antietam by providing a histori- cally correct viewshed. Together, the three Antietam Overlay zoning designations cover over 4,000 acres of 190 south central Washington County. Of the hundreds of existing dwelling units in the AO-1 and AO-2 zones, 35 are currently identified in existing inventory materials. Two are listed in the National Register of Historic Places [need a map of the three zones]. National Register of Historic Places Properties The National Register of Historic Places is the official list of the Nation’s cultural resources worthy of preservation. The deter- mination is a cooperative process that includes nomination by own- ers or other interested parties and a multi step evaluation against national standards including experts and National, State and local government officials and substantial opportunity for public input. In Maryland, listing results in multiple benefits that assist in pre- serving historic resources such as: • Recognition that a property is of significance to the Nation, The house known as Tipahato is significant as an impressive example of a type of rural summer residence that reflects the eclectic melding of several distinctive architectural styles popular in the early 20th century. In particular, the styles represented by this building include the Craftsman/Bungalow, American Foursquare, the Late Victorian Queen Anne, and Colonial Revival styles. Built c. 1906 as a summer “cottage” by a wealthy urbanite from Baltimore, the natural stone and cedar shingle construction blends well into the mountain landscape 78 Washington County Historic Districts the State or the Community. • Consideration in the Planning for Federal, federally or state funded, licensed and assisted projects. • Eligibility for federal and Maryland tax ben- efits . • Consideration in the decision to issue sur- face coal mining permits. • Eligibility to apply for federal and state grants and low interest loans National Register listing can govern the treatment of a structure, insuring com- patible rehabilitation and design of new addi- tions through the use of nationally and pro- fessionally accepted Secretary of the Interiors Standards for Rehabilitation when those changes are financed or require permits from federal or state agencies. Contrary to popular belief the National Register does not regulate land use or provide the ultimate protection against inappropriate changes or demolition of historic sites when private funds are used. In addition to the prestige of formal acknowledgment that a site bears significance in American history, architecture, archeol- ogy, engineering and culture, the Register is a tool to assist federal and state agencies in using taxpayer funds wisely. Listing creates a mechanism to insure that federal and state governments do not spend public resources in ways that negatively impact historic re- sources that have value to or benefits for the general public. Listing carries no County land use regulations. Washington County’s first listings in the National Register 79 Guidelines for Historic Preservation of Historic Places occurred in 1966 when the Antietam National Bat- tlefield and the C&O Canal were entered. The most recent listings of the private property known as Hills, Dales and the Vineyard and a histor- ic district within the town of Funk- stown in 2000 brings the County’s National Register listings to a total of eighty-four. Nineteen of the Nation- al Register sites are within the City of Hagerstown and six of those are multiple property districts. Also in- cluded in the total is one site each in the municipalities of Boonsboro and Sharpsburg. Washington County and its Historic District Com- mission is now an official participant in the nomination and review process by virtue of its Certified Local Government responsibili- ties and privileges. (see appendix for listing of current Washington County National Register of Historic Places Properties.) Contributing structures identified within a incorporated towns on the National Register of Historic Places are eligible for tax credits without having to apply individually. These structures were identified during the application process. Determination of whether a specific structure is identified as “contributing” or “non- contributing” may be found on the original application. A copy of the structure determination may be found at each town hall or from the National Register of Historic Places. Williamsport is an incorprated town listed on the National Register of Historic Places. The historic structures identified as contributing structures are eligible for Federal, State, and Local tax credits. 80 Washington County Historic Districts Incorporated Towns in Washington County In September of 1776, Washington County officially became the first county in the newly declared United States of America to be named for the Commander-in-Chief, General George Wash- ington. Although many town Listed on the National Register Subject to Review? Hagerstown City Park Historic Dis-trict July, 5, 1990 Yes - Hagerstown Preservation Commission Hagerstown City Historic District February 2, 1994 Yes - Hagerstown Preservation Commission Hagerstown Commercial Core His-toric District January, 17, 1983 Yes - Hagerstown Preservation CommissionOak Hill District September 18, 1987 Yes - Hagerstown Preservation Commission Potomac–Broadway Historic District December 12, 1990 Yes - Hagerstown Preservation Commission South Prospect Street District October 1, 1979 Yes - Hagerstown Preservation Commission Town of Boonsboro December 23, 2005 No Town of Clear Spring Eligible Town of Funkstown, circa 1769 September 8, 2000 No Town of Hancock Eligible Town of Keedysville October 26, 2001 No Town of Sharpsburg, 1739 December 24, 2008 No Town of Smithsburg Eligible Town of Williamsport , 1767 October 26, 2001 No Traditions & Architectural Styles Section 5 82 Architectural Styles A Short History of Washington County The first European settlers who arrived in Lord Baltimore’s colony of Maryland in 1634 were mostly English Catholics, it took another one-hundred years before the first land patent was issued in what is now Washington County. While some of those applying for the earliest patents in our county were of English descent, it was the German Protestants emigrating south out of Pennsylvania that would that would have the greatest impact on the landscape and ar- chitecture. Settlers such as Jonathan Hager, who Hagerstown would be named for, and other skilled Germans decidedly had the largest impact of transforming a wilderness landscape into neat, productive plantations and towns. The architecture in both their homes and agricultural buildings is reflective of their Dutch, German, Swiss, Italian, Ukrainian, and English descent. As the transportation routes of the rivers, canals and roads to the area improved, it brought an even larger mix of ethnic groups to the area. The legacy of these settlers and their descendents is a diverse accumulation of architectural styles and construction meth- ods that make Washington County a unique and special place. The German’s fondness for usage of the most readily available building material of native limestone is reflected in the stone houses, barn and bridges is still evident in our community, as is the English brick and log structures. Along the National Road and the Chesapeake and Ohio Canal many high-style, large, brick and frame building appeared, reflecting the financial prosperity there. Other more hum- ble structures were built elsewhere, representing the more common agricultural settlements. It is fortunate that many of the older build- ings of our early days remain, and the purpose of these Guidelines to assist those who wish to preserve and restore these important aspects of out unique culture. 1634-17 Prince George’s County1734-1776 Frederick County1776 - today Washington County The most common name for a county throughout the United States is Washington County named for George Washington with 31 counties so named. On September 16?, 1776 Wash-ington County, Maryland had the honor of becoming the first county to be named for Gen-eral George Washington. 83 Guidelines for Historic Preservation Architectural Styles of Washington County Whether magnificently restored or lovingly maintained, the historic properties that dot Wash- ington County’s rural roads and rolling hills are fine adornments in the rich tapestry comprising Maryland’s diverse history. Washington County contains examples of a wide variety of styles of eighteenth, nineteenth, and early twentieth century residential and commercial architecture, including Federal, Greek Re- vival, Italianate, Second Empire, Queen Anne, Colonial Revival, and Neoclassical Revival styles. Very rarely are buildings academic, textbook examples of their particular style, rather, most are vernacular interpretations of high-style, architect-designed structures with numerous modifica- tions. Through their decorative detailing, these vernacular buildings reflect the influences of popular styles. The character-defining elements that define a building’s style are particularly important to preserve and should receive special consideration in planning for maintenance or rehabilitation. The following paragraphs and illustrations provide an introduction to the historical background and dis- tinguishing features of the architectural styles most commonly represented throughout Washington County. The term vernacular (or folk) architecture generally refers to buildings not planned by an archi- tect but based upon regional traditions, the materials at hand, and sometimes expedience 84 Architectural Styles Vernacular Forms 18th-19th century The earliest houses in Washington County do not fit easily into any particular category, but they can be grouped by several identifying features that reflect the changes in 18th and 19th century rural domestic architecture. ChArACTer defining elemenTS: 1730s to 1760 Stone, log, or log-encased clapboard over a rough-stone fountdation. Constructed over a spring one to one, one-and-a--half, or two stories steeply pitched roofs, large central chimneys, very small window openings, batten doors. puncheon logs and rocks as insulation between the base- ment and first floor, 1760s to 1790 Stone, log, or log-encased clapboard over a stone foundation Usually two-stories Jack Arches over windows Gable-end chimneys More refined cut stones, quoined corners Mid century structures reflect a variety of styles. Dependant on the ethnic of builder. Styles vary greatly from classic Pennsylva- nia Farmhouses, to more clas- sic Continental plans. 1790 to 1820s Early, undated photo of Old Forge Farm, Washington County’s earliest dated stone home 1762. Smithsburg. George Adam Geeting House, crica 1760, Keedysville Jonathan Hager House, believed to have been built in the 1730s, Hagerstown 85 Guidelines for Historic Preservation Stone, brick, Clapboard One to two stories Often with two front doors Segmented arches above windows Gable-end chimney’s 1820s to 1860s Stone, brick, clapboard one to two stories Plan lentil above windows. 86 Architectural Styles Georgian – 1720 to 1840 Georgian architecture developed in England out of the Classical Revival which dominated Europe during the Renaissance and Enlightenment. The Georgian style’s name comes from the kings of Great Britain who ruled England while Georgian architecture was popular. From 1714 until 1820 England was ruled by George I, George II, George III, and George IV who reigned in continuous succession from August 1714 to June 1830. Georgian architecture became unpopular in the United States at the time of the Revolutionary War as American architects wished to separate their style from British influence. ChArACTer defining elemenTS: Simple 1–2 story box, 2 rooms deep, using strict symmetry arrangements• Panel front door centered, topped with rectangular windows (in door or as a transom) and capped with • an elaborate crown/entablature supported by decorative pilasters Cornice embellished with decorative moldings, usually dentilwork• Multi-pane windows are never paired, and fenestrations are arranged symmetrically (whether vertical • or horizontal), usually 5 across Roof: 40% are Side-gabled; 25% Gambrel; 25% Hipped• Chimneys on both sides of the home• A portico in the middle of the roof with a window in the middle is more common with post-Georgian • styles, e.g. “Adam” Small 6-paned sash windows and/or dormer windows in the upper floors, primarily used for servant’s • quarters. This was also a way of reducing window tax. Larger windows with 9 or 12 panes on the main floors• There are very few Georgian, or Georgian-style houses in Washington County as their were very few settlers in the county at that time with sufficient wealth to construct such expensive homes. Mount Pleasant, built about 1767 by Joseph Chapline, Jr. just outside Sharpsburg is a rare and exquisite example of a fine Georgian home with its perfect symmetry, and elaborate ornamentation. Photo from the Maryland Historical Trust. The Good-Reilly House in downtown Sharpsburg, built probably in the 1780s by owner William Good, is a significant example of a refined regional adaptation of the Georgian style. 87 Guidelines for Historic Preservation Federal – 1780 to 1840 Houses of the Federal period, constructed during the first years of the new republic, retained the general form of their Georgian predecessors, but were characterized by more delicate decorative detailing that often incorporated elements derived from early Greek and Roman design. ChArACTer defining elemenTS: Fanlight over door (almost always rounded, rarely squared), sidelights, • Classical/Greek detailing of entryway, Palladian windows, balustrades,oval/circular • rooms in some high-style examples. • Symmetrical as Georgian style. Windows: double-hung sash windows for first time (Georgian also).• • Woburn Manor south of Downsville is a Federal style manor house and farmstead complex. Built around 1820, the house is a 2 1/2 story stuccoed stone dwelling with a gable roof, facing north. The stucco, an original feature, is struck to resemble cut block. TIn about 1995 Woburn Manor was badly in need of restoration. The photo right shows a wonderfully restored manor house... Rose Hill,built in 1804 near Williamsport is one of the finest Federal period houses in the western part of the state. In addition, it is comparable with some of the best Federal buildings in Maryland. Generally Federal in stylistic character though with some Greek Revival influences in the decorative detailing, Mount Airy, circa 1820, is just south of Sharpsburg. The large scale of the structure which is somewhat unusual, and the elaborate elliptical arched doorway is more commonly found in the towns. 88 Architectural Styles Greek Revival – circa 1830-1860 The Greek Revival style spread rapidly across America between 1830 and 1850. Two factors helped increase the style’s popularity. Archaeological excavations during this period increased public awareness of ancient Greece, and citizens of the new American republic sympathized with modern Greece’s involvement in its war for independence (1821-30). ChArACTer defining elemenTS: Low-pitched gable, hipped, or shed roof; gable may face front• Portico or recessed entrance; pilasters, square posts or classical columns• Entrance with transom and sidelights• Broad frieze below cornice, sometimes with rectangular attic windows• Trim incorporates geometrical forms, “bull’s eye” and foliated motifs• Few houses in Washington County built from 1820-1860 display Greek Revival features to the extent of Plumb Grove (the Nesbitt-Warner House) on Broadfording Road at Clear Spring. The Daniel Donnelly House on Falling Water Road just south of William-sport is an excellent example of an early-19th century (c. 1830s) farm-house, exhibiting influence from the Federal and Greek Revival styles. Its superior level of architectural detailing reflects the relative prosperity of its owner during a period when the region’s grain-based agricultural economy was maturing. 89 Guidelines for Historic Preservation Italianate/Italian Villa c. 1830-1880 The Italianate style developed as part of the Picturesque movement, which was a reaction against classical formality. The style has two basic forms. Italianate buildings based on Renaissance models are rectangular in plan with symmetrical facades, while the “Italian Villa” type is based on the designs of rural farmhouses in Italy and are characterized by an asymmetrical L- or T-shaped floor plan with a tall tower. ChArACTer defining elemenTS: Low-pitched gable or hipped roof (attached buildings may have shed roofs)• Eave cornice with decorative brackets• Walls are given a smooth finish; finely coursed brickwork with narrow mortar joints is typical; cut stone • and stucco were also used Enriched detailing such as string courses and quoins• Tall, narrow windows, often with round-arched heads• Windows may have elaborate frames, hoods, bracketed lintels, or pediments• Porch or arcade may span the facade, or a small portico may define the entrance• The William Hagerman house on Dam #4 Road is significant as an example of an 1860s vernacular interpretation of the Italianate archi-tectural style. The above early undated photo show the many fine details still intact. Photo left about 2002 when the house restoration began.This house was listed on the National Register of Historic Places in 2002. 90 Architectural Styles Second Empire c. 1860-1890 The Second Empire style is most readily recognized by the characteristic mansard roof; a hipped roof of double pitch. The lower slopes of the roof, just above the building walls, are steeply pitched to create a usable upper story lighted by dormer windows. This roof form is named for the 17th-century French architect Francois Mansart. The style become popular in France during the Second Empire (1852-70), and spread to the United States in the 1860’s. ChArACTer defining elemenTS: Generally symmetrical, rectangular in plan and 2 1/2 stories high• May have a projecting entrance mansard roof, usually covered in slate; sometimes slates of various • shapes and colors are used to create intricate patterns Lower slopes of roof may be straight, convex, or concave windows may be topped with semicircular • or segmental arches, and often have bold molded heads The Washington County Court House dating from 1872, it is Second Empire in style, examples of which are unusual in western Maryland. The residence next door to Wilson’s Store at Conococheague Creek with it’s mansard roof and enlongated windows in classic Second Empire style. Along the main street in downtown Clear Spring 91 Guidelines for Historic Preservation Queen Anne and other Victorian Styles c. 1880-1910 The Queen Anne style is derived from medieval English architectural forms. ChArACTer defining elemenTS: Asymmetrical plan and massing• Variety of surface treatments, textures, and colors• Elaborate decorative trim, shingles and brickwork• Irregular roof line with multiple steep gables• Conical-roofed tower at corner• Facade may have various projecting bays• Row houses often have second-story oriel windows• Porch may span facade, sometimes wraps around comer of building• Double-hung windows often have multiple small lights in upper sash; sometimes forming a border • around a single large pane. These small lights may be either clear or include colored stained-glass windows and transoms. 92 Architectural Styles Colonial Revival c. 1876-1920 The American Centennial of 1876 prompted a revival of interest in the nation’s heritage. As a result, architects began to study the building forms and detailing of the Colonial period. The return to these historical precedents was partly a reaction against the unrestrained exuberance that char- acterized Victorian design. Colonial Revival buildings often combine turn-of-the-century building forms with decorative elements derived from eighteenth-century architecture. This detailing is often over-scaled, and sometimes incorporates features of the Queen Anne style, whose period of popularity overlapped that of the Colonial Revival. ChArACTer defining elemenTS: Generally symmetrical facade, 2- or 2-1/2 story height• Gabled, hipped, or gambrel roof form• Masonry or frame construction• Brick may be laid in Flemish bond pattern• Frame buildings covered with wood siding in bevel profile, or with wood shingles• Multi-pane sash windows• Porches may have heavy tapered columns and balustrades with square or turned • balusters Entrance located in the center of the facade, with transom and sidelights (often of • leaded glass) 93 Guidelines for Historic Preservation Classical Revival c. 1900-1920 Developed in America in the first quarter of the 20th century, this style was popular for public and commercial buildings; its monumentality was frequently used in the construction of bank build- ings. The Neoclassical Revival employed features from Greek antiquity such as Ionic and Corinthian columns and pedimented porticoes to embellish balanced, regular compositions. Wall surfaces were smooth and often were finished in fine materials such as marble. ChArACTer defining elemenTS: Classical Greek and Roman architectural elements: columns, round • arches, heavy entablatures, often with elaborate detail Symmetry in plans, use of wings or corner pavilions• Used for governmental and civic buildings; common for banks, much • less common for residences Erected between 1900 and 1901 for the Washington County Free Library and used until 1965, this Neo-Geor-gian stone masonry structure was designed by the noted late 19th century American architect Bruce Price (1845-1903).. Actually two stories high, the building appears to be one huge story from the façade or east elevation. The façade or east elevation is one of the most sophisticated structures in the central area of Hagerstown. Original in condition, the front is particularly sig-nificant for the symmetrical arrangement of and the interplay of shapes and lines formed by the Renaissance windows, with pediments, entablatures, and Roman Ionic columns in antis support-ing a large semicircular pediment above the entranceway. Summit Hall, circa 1910 on Summit Avenue in Hagerstown with it’s massive Corinthian columns is a unusual example of Classical Revival as a residence. 94 Architectural Styles Twentieth Century 1900-1950 The modern styles of architecture are a result of America’s efforts to design inexpensive housing that was eye-pleasing and functional but could be built quickly to keep up with the fast paced affects of the industrial revolution. Builders discontinued constructing elaborate Victorian styles in favor of homes that were compact, economical, and informal. Probably the best known and most predominant of Washington County’s 20th century ar- chitecture is the American Foursquare. Known by a variety of terms including box house, a cube, a double cube or a square type American house. It first appeared about 1890 and remained popular well into the 1930s. In essence a box, or two stacked boxes, the American Foursquare lent itself to endless variations and finish details by individual buyers. Ranch-style houses, also known as the American ranch, California ranch, rambler or rancher, is another of the domestic architectural styles that has now aged sufficiently to have become of inter- est. First built in the 1920s, the ranch style was extremely popular amongst the booming post-war middle class of the 1940s to 1970s. The ranch house is noted for its long, close-to-the-ground profile, and minimal use of exterior and interior decoration. ChArACTer defining elemenTS: Foursquare:• Simple floor plan Boxy, cubic shape Full width front porch with columnar supports and wide stairs Offset front entry in an otherwise symmetrical facade Two to two and a half stories Pyramidal, hipped roof, often with wide eaves Large central dormer Large single light windows in front, otherwise double hung Incorporated design elements from other contemporaneous styles, but usually in simple applications Ranch Style:• Single Story Horizontal, rambling layout: Long, narrow, and low to the ground Rectangular, L-shaped, or U-shaped design Simple floor-plans 95 Guidelines for Historic Preservation The National Register district of Williamport along Cono-cocheague Street is an excellent assembly of commercial architecture spanning almost a century. Originally opened by Rufus Wilson in 1850, the store remained in continuous operation for National Road travelers until it closed in 1975. In 1983, Frances and Lewis Horst rescued the Wilson store and school house, and have restored them to their heyday splendor. Commercial Buildings 1890s-1930 Commercial buildings dating from 1890-1930 are distinguished by large windows arranged in groups on their facades. Developed in Chicago in the 1890’s, this style drew upon the structural in- novation of steel-frame construction, which enabled much larger window openings than were possible with traditional bearing wall masonry. Beginning in the 1870s, molded, glazed terra cotta became a popular substitute for carved stone and it was used extensively to finish commercial building facades in the early 20th century. Terra cotta was popular at this time because it could be used to mimic much costlier stone such as marble and granite. ChArACTer defining elemenTS: Vertical emphasis 2-4 stories in height• Flat roofs• Masonry wall surfaces• Three part windows or projecting bay windows• Decorative cornices• Steel and beam construction• Ground floor storefronts• 96 Architectural Styles St. Mark’s Episcopal Church near Lappan’s crossroads exempli-fies the influence of the Ecclesiological movement in the design of Episcopal parish churches in rural Washington County. In the 1840s, the Cambridge Camden Society (later the Ecclesiological Society) began an active campaign to promote the Gothic style associated with medieval English parish churches as the model for Anglican/Episcopal houses of worship in America. In its form and detailing, and in its masonry construction (utilizing the native limestone characteristic of the vernacular architecture of Washing-ton County in the period), St. Mark’s Church reflects the influence of Ecclesiological principles. Tolson’s Chapel, built in 1866, is a small gable-front log building sited on the north side of East High Street in Sharpsburg, along the east side of an alley. It is a single pen, corner post log structure on a limestone foundation. A sandstone cornerstone is located in the southwest corner of the foundation inscribed “[TO]LSON’S CH[A]PEL.” There is an indication of a date below the name but it cannot be deciphered. The heavy hewn logs are mortised into corner posts. Diagonal corner braces extend upward from the sill to the corner posts, making the building a hybrid log/braced frame structure. Unquestionably one of the most recognizable ecclesiastical struc-tures in Washington County and quite possibly the United States is the old Dunker church on Antietam Battlefield constructed in 1852 by members of the local German Dunkers sect. Ecclesiastical Architecture Ecclesiological architecture was dramatically influenced by Eng-lish architect James Barr’s book entitled Anglican Church Archi-tecture. The book was first published in 1842 and is dedicated to the Oxford Society for Promoting the Study of Gothic Architec-ture. A second edition followed in 1843, and a third in 1846. 97 Guidelines for Historic Preservation 98 Architectural Styles The Standards Section 6 100 The Standards Secretary of the Interior Standards More than two thousand cities, towns, and counties in the United States have adopted historic preservation ordinances and design guidelines for protecting and rehabilitating historic structures. They have done so out of a concern for the public ap- pearance of their communities, and in order to preserve their heritage, protect property val- ues, and encourage civic pride. In these jurisdictions, historic preservation commissions or similar governmental entities are charged with reviewing construction applications. They strive to protect the unique qualities of individual historic structures and ensure that buildings do not fall into decay. For historic prop- erties in Washington County, this review entity is the Historic District Commission. These guidelines provide the Historic District Commis- sion (HDC) and property owners with guidance on appropriate methods for the upkeep and rehabilitation of the county’s his- toric buildings. They also assist in the design of new construc- tion in historic districts, whether these are additions to existing structures or entirely new buildings. The guidelines do not seek to prevent change. Change is inevitable in any living town, and these guidelines are aimed at ensur- ing that change is appropriate to the unique character of each property. The HDC uses the guidelines and applies the Secretary of the Interior’s Standards for Rehabilitation to evaluate the ap- propriateness of changes to a building and to the Historic District as a whole. Property owners can use these guide- Preservation, Rehabilitation, Restoration or Reconstruction? Choosing the most appropriate treatment for a building requires careful decision-making about a building’s historical significance. This dilapidated smoke house along Spielman Road is in very poor condition, yet stone smoke houses are very rare. The Standards are neither technical nor prescriptive, but are intended to promote responsible preservation practices 101 Guidelines for Historic Preservation lines to identify what kinds of treatments are effective and ap- propriate, and to better understand what will be approved by the HDC These Design Guidelines have been created to assist own- ers and tenants of historic buildings to maintain, preserve and enhance the character of their property. The guidelines are also intended to assist architects, engineers, contractors and others in- volved in maintaining and enhancing the buildings, open spaces and landscapes within the historic districts to plan and imple- ment projects that preserve and enhance the character of those districts. In addition, the guidelines provide assistance when un- dertaking new construction, both additions to existing buildings as well as entirely new buildings, within the historic districts Overview The Standards are neither technical nor prescriptive, but are intended to promote responsible preservation practices that help protect our Nation’s irreplaceable cultural resources. For ex- ample, they cannot, in and of themselves, be used to make es- sential decisions about which features of the historic building should be saved and which can be changed. But once a treatment is selected, the Standards provide philosophical consistency to the work. The four treatment approaches are Preservation, Reha- bilitation, Restoration, and Reconstruction, outlined below in hierarchical order and explained: The first treatment, Preservation, places a high premium on the retention of all historic fabric through conservation, main- tenance and repair. It reflects a building’s continuum over time, through successive occupancies, and the respectful changes and alterations that are made. Rehabilitation, the second treatment, emphasizes the re- tention and repair of historic materials, but more latitude is pro- Preservation Focuses on the mainte- nance and repair of exist- ing historic materials and retention of a property’s form as it has evolved over time. ( Rehabilitation Acknowledges the need to alter or add to a historic property to meet continu- ing or changing uses while retaining the property’s historic character. Restoration Is undertaken to depict a property at a particular period of time in its his- tory, while removing evi- dence of other periods. Reconstruction Re-creates vanished or non-surviving portions of a property for interpretive purposes. 102 The Standards vided for replacement because it is assumed the property is more deteriorated prior to work. (Both Preservation and Rehabilitation stan- dards focus attention on the preservation of those materials, features, finishes, spaces, and spatial relationships that, together, give a property its historic character.) Restoration, the third treatment, focuses on the retention of materials from the most significant time in a property’s history, while permitting the removal of materials from other periods. Reconstruction, the fourth treatment, establishes limited opportunities to recreate a non-surviving site, landscape, build- ing, structure, or object in all new materials. Choosing the most appropriate treatment for a building requires careful decision-making about a building’s histori- cal significance, as well taking into account a number of other considerations: Relative importance in history. Is the building a nation- ally significant resource – a rare survivor or the work of a master architect or craftsman? Did an important event take place in it? National Historic Landmarks, designated for their “exceptional significance in American history,” or many buildings individu- ally listed in the National Register often warrant Preservation or Restoration. Buildings that contribute to the significance of a historic district but are not individually listed in the National Register more frequently undergo Rehabilitation for a compatible new use. Physical condition. What is the existing condition – or degree of material integrity – of the building prior to work? Has the original form survived largely intact or has it been altered over time? Are the alterations an important part of the build- ing’s history? Preservation may be appropriate if distinctive ma- terials, features, and spaces are essentially intact and convey the building’s historical significance. If the building requires more “guidelines do not seek to prevent change. Change is inevitable in any living town” 103 Guidelines for Historic Preservation extensive repair and replacement, or if alterations or additions are necessary for a new use, then Rehabilitation is probably the most appropriate treatment. These key questions play major roles in determining what treatment is selected. Proposed use. An essential, practical question to ask is: Will the building be used as it was historically or will it be given a new use? Many historic buildings can be adapted for new uses without serious- ly damaging their historic character; special-use properties such as grain silos, forts, ice houses, or windmills may be extremely difficult to adapt to new uses without major intervention and a resulting loss of historic charac- ter and even integrity. Mandated code requirements. Regardless of the treatment, code re- quirements will need to be taken into consideration. But if hastily or poor- ly designed, a series of code-required actions may jeopardize a building’s materials as well as its historic character. Thus, if a building needs to be seismically upgraded, modifications to the historic appearance should be minimal. Abatement of lead paint and asbestos within historic buildings requires particular care if important historic finishes are not to be adversely affected. Final- ly, alterations and new construction needed to meet accessibility requirements under the Americans with Disabilities Act of 1990 should be designed to minimize material loss and visual change to a historic building. The Hager House circa 1739, is listed on the National Register of Historic Places. In the 1950s it was just another dilapidated stone structure destined for demolition.An excellent example of PRESERVATION, using a property as it was HISTORICALLY. 104 The Standards Standards for Preservations Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, elec- trical, and plumbing systems and other code-required work to make properties functional is appropriate within a preservation project. 1. A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial re- lationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken. 2. The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial rela- tionships that characterize a property will be avoided. 3. Each property will be recognized as a physi- cal record of its time, place, and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifi- able upon close inspection, and properly docu- mented for future research. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. Rehabilitation of a charming 19th century stone springhouse apartment. Still used as a springhouse, this structure has had no alterations or additions that have altered its true identity. All work on this structure were completed in such a manner that none of the original architectural features were altered. 105 Guidelines for Historic Preservation 5. Distinctive materials, features, finishes, and construction techniques or ex- amples of craftsmanship that characterize a property will be preserved. 6. The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest mean possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such re- sources must be disturbed, mitigation measures will be undertaken. Standards for Rehabilitation Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, altera- tions, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that charac- terize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as add- ing conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired his- toric significance in their own right shall be retained and preserved. 106 The Standards 5. Distinctive features, finishes, and construc- tion techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of de- terioration requires replacement of a distinctive feature, the new feature shall match the old in de- sign, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sand- blasting, that cause damage to historic materials shall not be used. The surface cleaning of struc- tures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the prop- erty and its environment. 10. New additions and adjacent or related new construction shall be under- taken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Standards for Restoration Restoration is defined as the act or process of accurately depicting the form, features, and character of a property as it ap- peared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing sys- An candidate for RESTORATION in Sharps-burg. This 18th century stone home in Sharpsburg originally had a standard gable roof and a small stoop for a front entry. Restoration would be restoring the house to it’s correct late 18th century appearance. 107 Guidelines for Historic Preservation tems and other code-required work to make properties functional is appro- priate within a restoration project. 1. A property will be used as it was histori- cally or be given a new use which reflects the property’s restoration period. 2. Materials and features from the restora- tion period will be retained and preserved. The removal of materials or alteration of fea- tures, spaces, and spatial relationships that characterize the period will not be under- taken. 3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physical- ly and visually compatible, identifiable upon close inspection, and properly documented for future research. 4. Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal. 5. Distinctive materials, features, finishes, and construction techniques or ex- amples of craftsmanship that characterize the restoration period will be pre- served. 6. Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, tex- ture, and, where possible, materials. 7. Replacement of missing features from the restoration period will be sub- stantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically. 8. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materi- als will not be used. Before RECONSTRUCTION efforts began, this late 18th century stone home on the Western Pike had been uninhabited for a quarter-of-a-century and was suffering from demolition by neglect. 108 The Standards 9. Archeological resources affected by a project will be protected and pre- served in place. If such resources must be disturbed, mitigation measures will be undertaken. 10. Designs that were never executed historically will not be constructed. Standards for Reconstruction Reconstruction is defined as the act or process of depict- ing, by means of new construction, the form, features, and de- tailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. 1. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property. 2. Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate re- construction. If such resources must be disturbed, mitigation measures will be undertaken. 3. Reconstruction will include measures to preserve any remaining historic ma- terials, features, and spatial relationships. 4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non- surviving historic property in materials, design, color, and texture. 5. A reconstruction will be clearly identified as a contemporary re-creation. 6. Designs that were never executed historically will not be constructed.