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HomeMy WebLinkAbout2-7-07MINUTES. HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY February 7, 2007 A. and B. CALL TO ORDER AND ROLL CALL Chairman Michael Gehr called the regular monthly meeting of the Historic District Commission to order on Wednesday, February 7, 2007 at 7:05 p.m. in Conference Room 1 of the Washington County Administrative Annex, 80 West Baltimore Street. Members present included: Michael Gehr, Charles Stewart, David Wiles, Carla Viar, Robert Bowman III, Sandy Izer and Merry Stinson. Also present were Staff members Stephen Goodrich and Debra Eckard. C. MINUTES Mr. Stewart made a motion to approve the January 10, 2007 minutes as presented. Seconded by Ms. Stinson. Unanimously approved. D. COMMUNICATIONS & BILLS Mr. Goodrich provided members with information regarding the 2007 Annual Preservation and Revitalization Conference scheduled for May 31 -June 1, 2007 in Chestertown, Maryland. Mr. Goodrich also provided members a copy of the Carroll County Farm Museum brochure for their information. E. UNFINISHED BUSINESS Permit #2006-09679 - 25609 Military Road Mr. Goodrich presented for review and approval Permit # 2006-09679 for property located at 25609 Military Road. The property is located within the Highfield Rural Village zone. The applicant is proposing to replace the roof of an existing building. Mr. Goodrich reviewed the history behind this permit application and informed the Commission members that the applicant was cited for constructing a third floor addition onto the building without the proper approvals and permits. The applicant went before the Board of Zoning Appeals to request approval of the two additional apartment units located in the third floor addition. The Board of Zoning Appeals denied the request and the applicant must remove the third -story addition. The applicant has applied for a demolition permit to remove the third story addition and a building permit to replace the roof. The demolition does not require the HDC's approval because it is not new construction; however, the roof must have the HDC's approval because it is new construction and the structure is located within the Highfield Rural Village zone. During the January 10, 2007 HDC meeting, the applicant provided plans for the proposed roof replacement and photographs of the original roof. The permit application was denied by the HDC with recommendations for a roof design that would be consistent with the design of the existing structure, comparable to the original roof design, and compatible with other structures in the area. The applicant has submitted a new roof design for the Commission's review and approval. Discussion: Ms. Izer stated her opinion that the roof design on the side elevation does not resemble the original roof design. Mr. Wiles and Ms. Stinson stated that the original roof had six gables and the proposed roof design has only four gables. Ms. Izer ask why the roof is not being proposed to be replaced like the original roof. Mr. Weller, representative for the owner Mr. Phan, stated that several problems have occurred and has resulted in a financial hardship for the owner. He stated that the owner is trying to make modifications to the existing roof to minimize costs. Ms. Izer made a motion to deny permit application #2006.09679 at 25609 Military Road because the proposed roof plans are not in conformance with the original structure based on photo documentation, the proposed roof plans are not compatible with other structures in the area, and the proposed plans are not in conformance with design guidelines established by the Secretary of the Interior's Standards. Seconded by Ms. Stinson. Comment before the vote: Ms. Stinson noted that there are expenses involved in lifting the roof and modifying it to look like the original roof; however, cost cannot be a determining factor in the HDC's decision because they must follow the design guidelines set forth by the Secretary of the Interior. Ms. Izer's motion passed with Ms. Izer, Ms. Stinson, Ms. Viar, Mr. Stewart and Mr. Wiles voting "Aye", Mr. Bowman voting "Nay" and Mr. Gehr abstained. Clarification following the vote: Commission members would like the roof to be reconstructed like the original roof with six gables. The applicant may either change the design to meet the HDC's recommendations or to appeal the decision to the Board of Appeals. Design Guidelines Mr. Goodrich provided copies of design guidelines from Raleigh, North Carolina and the City of Hagerstown for HDC members to review. He suggested that members look through the guidelines and choose information that would be pertinent and useful when preparing the design guidelines for their use. Mr. Goodrich will also provide guidelines from the City of Frederick and the "DRAFT" of our guidelines that have been started. Ms. Stinson recommended trying to find guidelines for rural areas to also be incorporated into the design guidelines. Mr. Gehr suggested using interns to help in preparing the guidelines. F. BUDGET None. G. NEW BUSINESS Permit #2007-00125 — 18200 Manor Church Road Mr. Goodrich presented for review and approval building Permit #2007-00125 for property located at 18200 Manor Church Road in the Fairplay Rural Village zone; however, it is not within the historic portion of the Village. The applicant is proposing to place a 14' x 28' pre -manufactured residential shed on a gravel foundation on this property. Ms. Izer made a motion to approve building Permit #2007-00125 at 18200 Manor Church Road in the Fairplay Rural Village zone based on an inspection of the project plans and if constructed in accordance with these plans, the project is consistent with applicable design guidelines and would not adversely affect any of the contributing structures within the Rural Village zone. Seconded by Ms. Stinson. Unanimously approved. Permit #2007-00292-21627 Leiter Street Mr. Goodrich presented for review and approval building Permit #2007-00292 for property located at 21627 Leiter Street in the Leitersburg Rural Village zone; however, it is not within the historic portion of the Village. The applicant is proposing to demolish a detached carport/garage and covered porches on the front and rear of the dwelling to construct an attached carport/garage addition with laundry/mud room on the side and a new -family room and bedroom/full bath addition on the rear of the existing dwelling, a new wrap -around covered front porch and a future half bath roughed -in in the mud room. Ms. Viar made a motion to approve building Permit #2007-00292 at 21627 Leiter Street in the Leitersburg Rural Village zone based on an inspection of the project plans and if constructed in accordance with these plans, the addition would be compatible with the character of the existing structure and does not negatively impact any of the contributing structures within the Rural Village zone. Seconded by Ms. Izer. Unanimously approved. Mr. Goodrich then presented for review and approval, as part of building Permit #2007-00292, plans for the construction of a 12' x 32' storage shed. Ms. Viar made a motion to approve the construction of the 12' x 32' storage shed as part of building Permit #2007-00292. Seconded by Mr. Stewart. Unanimously approved. Permit #2007-00415-21413 Leiter Street Mr. Goodrich presented for review and approval building Permit #2007-00415 for property located at 21413 Leiter Street in the Leitersburg Rural Village zone. The property is located within the historic portion of the Rural Village. The applicant is proposing to replace a 2 -story porch to the front of the dwelling. Discussion: Mr. Benedict, the owner's representative, was present at the meeting and provided photographs of materials that would be used for the railing and detailed information describing the proposed design and other materials to be used. The porch floors will be replaced with tongue and groove mahogany wood. The contractor is proposing to pull the tin roof back and repair any damage to the joist system that may be needed. There was a brief discussion regarding replacement of the gutter, if necessary. There was also a brief discussion regarding the owner's eligibility for State tax credits for repairs to the historic structure. Ms. Izer made a motion to approve building Permit #2007-00415 at 21413 Leiter Street based upon an inspection of the project plans and if constructed in accordance with these plans the project would be architecturally compatible with the historic structures of the Leitersburg Rural Village zone and design standards of the Secretary of the Interior. Seconded by Mr. Bowman. Unanimously approved. TC-07-001 — 826 The Terrace Mr. Goodrich presented for review and approval Tax Credit application TC-07-001 for property located at 826 The Terrace within the Oak Hill Historic District in the City of Hagerstown. The City of Hagerstown Preservation Commission approved the work and the permit was issued in March 2006. The application includes work for the replacement of a front stoop and construction of a retaining wall at the rear of the house. The owner, Mr. Karl Sanford, was not present at the meeting. Ms. Izer questioned why the front stoop was replaced with brick and not slate as shown on the pictures that were submitted with the application. Mr. Goodrich stated that he could not answer the question based on the information that the owner submitted. Mr. Goodrich explained to HDC members that the tax credits are based on restoration, preservation, and improvements of a structure and not for maintenance of a structure. Ms. Viar expressed her opinion that more information is necessary to determine if this is a maintenance issue or preservation or restoration issue and why they chose the materials that were used. Ms. Izer agreed with Ms. Viar's comments. She also expressed her opinion that the retaining wall under the deck did not look original to the house. Comment: Ms. Stinson would like eligibility guidelines and definitions to determine what types of buildings are eligible for each type of tax credit that is available. There was a brief discussion regarding the County and State eligibility requirements. Ms. Viar made a motion to continue Tax Credit application TC-07-001 with the owner providing additional documentation regarding the decision to use brick on the front stoop and if the retaining wall is original to the rear of the property under the deck. Seconded by Mr. Stewart. Unanimously approved. Demolition Permit #2007-00684 —16377 Mt. Tabor Road Mr. Goodrich presented for review and recommendation the demolition permit # 2007-00684 for property located at 16377 Mt. Tabor Road. The site is listed as WA -1-303 in the State Historic Sites Survey and is known as the Mt. Tabor United Brethren Church. Mr. Goodrich provided a brief synopsis of the history associated with this site. In 1991, a demolition permit application was reviewed by the HDC (copies of the minutes were provided in the Agenda packet). During the November 6, 1991 HDC meeting, Mr. David Resh reported that he had formed a non-profit organization that would purchase the property, restore the structure, and improve and maintain the cemetery. Currently, the building is in a severe state of disrepair. Proposed plans are to dismantle the building and reconstruct it as part of the Rural Heritage Museum at the Ag Center. Discussion: Mr. Jim Sterling, Washington County Buildings, Grounds and Parks, stated that the purpose of the Rural Heritage Museum is to re-establfgh a village depicting rural life in the 1850's. A farmstead has been started with two log homes that were donated to the Museum. Mr. Resh stated that a non-profit organization was established to preserve the Church on its original site; however, the major contributor to the organization passed away and funds were no longer available for restoration. Mr. Resh decided to donate the building to the Rural Heritage Museum contingent upon the cornerstones remaining in place. Mr. Resh plans to erect a plaque at the current site and has contacted the local Boy Scouts regarding maintenance of the grounds. Comments: Mr. Wiles expressed his support for the relocation of the structure. Ms. Stinson stated that it would be preferable to restore the building at its original location. Ms. Izer made a motion to recommend approval of the demolition permit to dismantle and relocate the structure known as the Mt. Tabor United Brethren Church. Seconded by Ms. Viar. The motion passed with Ms. Izer, Ms. Viar, Mr. Stewart, Mr. Wiles and Mr. Bowman voting "Aye" and Ms. Stinson voting "Nay". RZ-07-001 —Kent N. Oliver Mr. Goodrich presented for review and comment an, application for a Map Amendment for 60 acres +/- adjacent to 1-70 north of Beaver Creek Road. The applicant is requesting a change in zoning from A(R) — Agricultural Rural to HI -1 — Highway Interchange 1 and an adjustment to the Urban Growth Area boundary. An historic structure listed in the Washington County Historical Sites Inventory is located on the site known as the Needy Farm. The structure is a two-story, multi -bay stone dwelling that cannot be seen from any public roadways. The house is occupied by the applicant and is in very good condition. Mr. Goodrich stated that the Agriculture Rural zone allows residential and agricultural uses, while the Highway Interchange 1 zone is strictly for commercial development. There was a brief discussion regarding water and sewer issues and annexation into the City. Comments: Ms. Izer expressed her opinion that, following a site visit, there is no basis for the rezoning and she would recommend denial of the request. She disagrees with the applicant's opinion that there is increased commercial traffic along Auto Park Drive and does not believe that this should be a consideration since the property is located on Beaver Creek Drive. She also stated that there is a great deal of agricultural property located around the site. Ms. Izer also believes that the Planning Commission spent a lot of time and consideration in establishing the Urban Growth boundary lines and they should be enforced. She believes that the historic structure, even though it is not visible from any roadways, is a valuable asset to Washington County. Mr. Jack Greer, a County resident who lives approximately 3/4 of a mile east of the subject property, spoke on behalf of a group of citizens who •are opposed to the change in zoning. He noted several reasons for the group's opposition to the rezoning: (1) By allowing the change in zoning, they believe the property would be developed into a large commercial complex and such a complex would detract from the rural setting of the area and does not agree with Article 1 of the Zoning Ordinance in regard to beneficial relationships; (2) The commercial sprawl that would be created is opposite to the concept of smart growth; (3) Flow off in the areas flows into Landis Spring Stream and commercial development in this area would impact this stream, streams downstream and eventually the Chesapeake Bay; (4) A large commercial complex would adversely affect the traffic in this area. There was a brief discussion regarding densities and uses allowed for various types of zoning districts. Ms. Izer made a motion to recommend denial of the rezoning request to the Board of County Commissioners due to the negative impact on the historic structure listed in the Washington County Historical Sites Survey. The Commission believes the surrounding area traditionally and currently is an agricultural area and the rezoning change would cause a significant change in the character of the neighborhood. They also believe any change in zoning from agriculture would create a higher density that would negatively impact the area. The Secretary of the Interior's Standards recommends maintaining historic use in areas with historic structures. Seconded by Ms. Stinson. Unanimously approved. State Highway Administration — Proiect WA437B21 Mr. Goodrich presented for review and comment the State Highway Administration's Project No. WA437B21 —Replacement of Bridges No. 2113403 and 2113404 on 1-70 over Black Rock Road. The bridges were built in the 1960's and are not historic. The State Highway concludes that all of the work to be completed within the SHA's current right-of-way will not impact any historic features. No action required. H. OTHER BUSINESS Ms. Izer began a discussion regarding the demolition permit for property located at 12037 Greencastle Pike that was discussed at the January 10, 2007 meeting. At that meeting, the HDC members recommended against the demolition of this complex of buildings that is a good example of a mid 19th century farm which represents important architectural construction and cultural traditions of Washington County's history. The buildings could be used in a commercial context with the remainder of the parcel to be used for another commercial use. There was also no immediate need for demolition since no site plan has been presented for the site. Ms. Izer stated that it was her understanding that the Planning Commission, at their February 5, 2007 meeting, did not support the HDC's recommendation. Mr. Goodrich stated that the Planning Commission's vote was 5-1 not to oppose the demolition. He stated that the zoning in the area was Highway Interchange —1 and the Commission members believe that it is the County's intention for commercial development in that area. Discussion: There was a brief discussion and HDC members expressed their disappointment with the Planning Commission's lack of acknowledgement of historic resources in the County. They were also disappointed that the Planning Commission disregarded their recommendation that the building could be retained and reused with the proposed development. Mr. Goodrich stated that the realtor of the property presented a concept plan to show the proposed use for the site. Ms. Stinson expressed her opinion that proposed plans tend to disregard the existing buildings and are presented as though the buildings do not exist. Ms. Izer believes that the Planning Commission's acceptance of these types of plans sends a clear message to developers that there is no need to preserve historic structures. Ms. Stinson made a motion to express the HDC's disappointment with the Planning Commission because they did not support the recommendation of the HDC to retain and reuse the significant historic structures on the site. Seconded by Ms. Izer. Unanimously approved. EXECUTIVE SESSION None. J. ADJOURNMENT Ms. Viar made a motion to adjourn the meeting at 9:10 p.m. Seconded by Ms. Izer. So ordered. Res ctf Ily submitted, Stephen T. Goodrich Chief Planner STG/dse