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HomeMy WebLinkAbout12-3-08MINUTES HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY December 3, 2008 A. CALL TO ORDER AND ROLL CALL Chairman Michael Gehr called the regular monthly meeting of the Historic District Commission to order on Wednesday, December 3, 2008 at 7:00 p.m. in Conference Room 1 of the Washington County Administrative Annex, 80 West Baltimore Street. Members present included: Michael Gehr, Chris Horst, Rob Bowman, Merry Stinson and David Wiles. Also present were Staff members Stephen T. Goodrich and Debra Eckard. B. MINUTES Ms. Stinson made a motion to approve the minutes of the November 5, 2008 meeting as presented. Seconded by Mr. Bowman. Unanimously approved. Discussion: During the November 5`h meeting, Ms. Stinson believed that there was an error in the minutes regarding a letter to be prepared by Ms. Izer and Mr. Goodrich regarding the HDC's review of Rural Business zoning districts. After reviewing the tape from the September 3 meeting, it was determined that the original minutes of the September 3rd meeting were correct and did not require an amendment. Therefore, the minutes are being presented for approval as originally presented. Ms. Stinson made a motion to approve the September 3, 2008 minutes as originally presented. Seconded by Mr. Bowman. Unanimously approved. C. COMMUNICATIONS AND BILLS None D. UNFINISHED BUSINESS Hagerstown Gateway (PC -08-002) Mr. Gehr began a discussion regarding a site visit on November 19, 2008 to two historic structures located on the property currently proposed for a large shopping complex known as the Hagerstown Gateway at the intersection of US Route 40 and 1-70 interchange. Mr. Wiles and Ms. Stinson attended the site visit. Mr. Gehr visited the properties during a separate site visit. Mr. Goodrich stated that a memo was received from Mr. David Trostle of Frederick, Seibert & Associates, the consultant, requesting the HDC's input on plans to remove two historic structures located on the property owned by Faison, the developer Mr. Jason Divelbiss, attorney for the developer, Mr. Peter Melmed, the developer's representative, and Mr. Wilmer Shank, property owner of one of the historic structures, were present at this evening's meeting. Mr. Goodrich showed video footage of the historic structures. He noted that the Shank property is listed in the Washington County Historic Sites Survey as site #WA -1-451 and the Yaakov property is not listed in the Washington County Historic Sites Survey. Discussion: Mr. Wiles stated he has no objection to the demolition of the Shank house. However, he recommended that the Yaakov house be preserved and incorporated into the developer's plans. Ms. Stinson expressed her opinion that the Yaakov house is worthy of restoration because of several unique features and original woodwork that has been preserved. Mr. Wiles noted that the original kitchen is still in the cellar. Mr. Gehr stated that the Shank house has been modified and altered several times, which has caused the structure to lose a lot of its historic features. However, he agreed with Mr. Wiles and Ms. Stinson that the Yaakov house is worthy of preservation. Mr. Divelbiss stated that there are significant practical difficulties trying to incorporate and use either of the historic structures. He presented a grading plan and gave a detailed explanation of the problems associated with grading of the site. Mr. Divelbiss stated that the developer is offering to have the properties inventoried and salvage as much of the original interior architectural features as possible. There was a brief discussion regarding the process for approval of the development. Currently, the developer has not applied for a demolition permit for either structure. A demolition permit would trigger a formal review and recommendation from the HDC. Mr. Goodrich recommended that since the developer has not applied for a demolition permit, the HDC should not make a formal recommendation at this time. This would give the Commission another opportunity for a formal review and recommendation on the property. Mr. Bowman noted however that the Yaakov dwelling is not listed on the Historic Sites Survey; therefore, when the developer applies for a demolition permit for this structure, the HDC would not be reviewing this property. Mr. Goodrich stated that technically the Yaakov property would not have to be reviewed by the HDC; however, since the Commission is already involved in reviewing this development, he would be inclined to let the Commission review the permit and make their recommendations. He also noted that any State or Federal permits necessary for development of the property would probably trigger a determination of the Yaakov dwelling and its eligibility for the Washington County Historic Sites Survey. Comment: Ms. Stinson expressed her opinion that the Yaakov dwelling is a significant historic structure and encourages the developer to incorporate the structure into their plans or "to work around it" by placing the structure on its own parcel of land. Mr. Horst expressed his opinion that the development is not "a critical infrastructure need". He believes it would be in the best interest of everyone to "share the best of what this County has to offer, part of which is its historic resources". Mr. Horst believes that preserving historic structures might entice more people to come to the County and thus help the economy of the County. Mr. Divelbiss stated that he understands the perspective of saving historical resources. However, a balancing analysis of preserving historic resources versus the future resources needs to be done at some point. Discussion: Mr. Horst suggested that the developer devise another plan incorporating the historic structures, especially the Yaakov property, and the costs associated with rehabilitation and re -use of the structure. E. BUDGET None. F. UNFINISHED BUSINESS Demolition Permit #2008-06286-21524 Leitersburg-Smithsburg Road Mr. Goodrich presented for review and recommendation a demolition permit #2008-06286 for property located at 21524 Leitersburg-Smithsburg Road within the historic portion of the Leitersburg Rural Village. The structure is listed individually as a contributing structure in the Leitersburg National Historic Register District. The owners, Mr. and Mrs. Harry Gouff, were present at the meeting. Discussion: Mr. Goodrich noted that the structure has been posted as unsafe for vacancy by the Washington County Health Department, due to being open to the elements. Mr. Gouff stated that the house currently has no plumbing inside and the existing ceilings do not meet current building code regulations. He does not believe that the house is worth their investment to fix it up. Ms. Stinson stated that the house is one of the original log houses and a contributing structure in Leitersburg, which is a National Historic Register District. The Gouff's presented plans for a proposed replacement house. Mr. Gouff noted that there are several additions to the original structure. Ms. Stinson expressed her opinion that at least two of the additions are historic themselves, which adds to the history of the structure. She noted that many of the window heads are original as well as a lot of the windows. Mr. Horst made an inquiry regarding the chimney to the rear of the house that could not be seen on the video footage taken by Mr. Goodrich recently. Mr. Gouff stated that the chimney was not attached to the structure and was pushed over by hand due to safety concerns. Mr. Wiles asked about the location of the proposed house on the lot. Mr. Gouff stated that the house would be in the same location as the existing structure. He noted that the septic system, being required by the Health Department, will encompass most of the back yard. Mr. Goodrich stated that if the existing house is demolished, the Historic District Commission would review and approve plans for the new house because it is in the Leitersburg Rural Village. He noted that the building setbacks can be modified due to pre-existing conditions. Mr. Horst asked if the owners have considered removing some of the additions and trying to integrate the existing historic structure into the new plans. Mr. Gouff stated it would be a lot more work and would cost a lot more money. He stated he was not aware the structure was within a historic district. Ms. Stinson suggested that the owners contact a historical architect to recommend ways to incorporate the historical structure. Mr. Gouff stated that the driveway is not large enough for a vehicle; therefore, they intend to make the new house narrower. Ms. Stinson believes that the house is structurally sound. Mr. Gouff stated that most of the windows have been broken out and people have been inside the house. Ms. Stinson stated that she made a site visit to the property prior to the meeting this evening and noted that most of the original windows were intact. Mr. Wiles expressed his opinion that the Gouff's current plans for the new house are not appropriate for the surrounding area. He believes it could be easier to "work with what you have" already existing. Mr. Gouff asked for a list of historic architects to contact. Mrs. Gouff expressed her opinion that the house with all of its septic problems is a current health hazard. She stated that a foundation is needed under the house in order to provide a working water system. Holding tanks will be required for a water system. Comments: Mr. Bowman stated he can understand the problems that the owners are facing to restore the house; however, he believes that the structure of the house looks "sound" for restoration. Mr. Bowman expressed his opinion that he would like to see the front of the original house incorporated into the plans for a new house. Ms. Stinson expressed her opinion that the owners have not thoroughly explored the option of restoring the house, which should be the HDC's first consideration in accordance with the Secretary of the Interior's Standards. Motion and Vote: Mr. Wiles made a motion to recommend denial of the demolition permit #2008-06286 for property located at 21524 Leitersburg Smithsburg Road in the Leitersburg Rural Village zone. The house is a contributing structure in the Leitersburg National Historic Register District. The HDC recommends that the owners thoroughly research the possibility of restoration and rehabilitation of the house in accordance with the Secretary of the Interior's Standards. Seconded by Mr. Horst. Unanimously approved. Mr. Goodrich informed Mr. and Mrs. Gouff that the recommendation of the HDC will be referred to the Planning Commission and will be heard at their January 5, 2009 meeting. G. OTHER BUSINESS Mr. Goodrich reported that a letter has been prepared and submitted to Mr. Thompson, Director of the Planning Department, regarding a text amendment to the Zoning Ordinance to require a review by the HDC of properties zoned RB-E (Rural Business Existing) within rural villages. This letter was prepared at the request of the HDC during their September and November meetings. A discussion was started by Mr. Wiles with regard to responsibility of informing home buyers when a house is located within a Rural Village, historic district and/or its historic status. Members believe that it is the responsibility of the realtor to inform purchasers of these details. There was a brief discussion concerning the house previously reviewed at 21524 Leitersburg-Smithsburg Road. Mr. Gehr suggested sending a letter to the Pen Mar Realtors Association to stress the importance of researching and disclosing historic district status in the City, County and municipalities to potential buyers. Design Guidelines Update Mr. Gehr noted that Ms. Izer has updated the first chapter of the Design Guidelines. The next meeting for members to continue their work on the guidelines will be sometime in January 2009. H. EXECUTIVE SESSION None ADJOURNMENT Mr. Bowman made a motion to adjourn the meeting at 8:50 p.m. Seconded by Mr. Wiles. So ordered. Respectfully submitted, Stephen Goodrich Chief Planner