SUPPORT FOR MOVING 3211 WISCONSIN AVENUE, N.W. WASHINGTON, D.C. TO A NEW SITE
3211 Wisconsin Avenue, N.W. (center), Looking East
Prepared for:
Hastings Development Corporation
Prepared by:
October 2008 Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 2 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
SUMMARY
This document presents support for the proposal to move the dwelling presently located at 3211 Wisconsin Avenue, N.W. to a vacant site at 3118 Quebec Place, N.W. This support is based on three reasons:
1) Moving an historic building can be an acceptable alternative to preservation in situ when the historic building’s setting is lost or in imminent danger of encroachment, and this loss effects the building’s historic integrity;
2) Moving an historic building has been successful in Washington, DC numerous times, not only resulting in preservation and rehabilitation, but also leading to the renewal of active and appropriate uses for the buildings. Further, these results have stood up over the long term; and
3) The case of 3211 Wisconsin Avenue, N.W. is an excellent example of a situation that meets the test for use of this preservation alternative. It involves a small dwelling that has lost its setting and is currently sited on an urban thoroughfare pressed between multifamily apartment buildings. Its original use is no longer viable and the current activity and zoning of its surroundings places it in danger of additional encroachment over time. Significantly, the proposed new location, within the historic district, can provide a suitable setting in keeping with the building’s original residential character and scale, and is highly likely to result in residential occupancy appropriate for a house of its size. As a result, this new location can extend the life of this historic house for many generations to come.
Current Location of 3211Wisconsin Avenue, N.W., Looking East
Proposed Site at 3118 Quebec Place, N.W. with Photoshop Image of 3211 Wisconsin Avenue, N.W. in Place Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 3 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
3211 WISCONSIN AVENUE, N.W.
Façade (left) and Rear (right) of 3211 Wisconsin Avenue, N.W. Cunningham & Quill Architects, PLLC
CLEVELAND PARK HISTORIC DISTRICT
3118 Quebec Place, N.W.
3211 Wisconsin Avenue, N.W.
N Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 4 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
I. THE MOVING OF HISTORIC BUILDINGS AS A PRESERVATION ALTERNATIVE
While never the first choice of preservation, moving or relocating historic buildings can be a useful tool to save a building from demolition or to preserve those architectural and historic qualities that are integral to defining the building's overall historic and architectural significance.
The Secretary of the Interior Standards for the Treatment of Historic Properties recommends against “removing or relocating buildings or landscape features, thus destroying the historic relationship between the buildings and the landscape.”1 In addition, according the Technical Report “Moving Historic Buildings,” developed by the U.S. Department of the Interior’s Technical Preservation Services, “moving a historic structure, whether intact or in a totally or partially dismantled state, unavoidably destroys some of the historic fabric and lessens the historic integrity of the building.”2 However, when the relationship between the historic building and its surrounding landscape has been or will be damaged irrevocably, whether by the construction of inappropriate new streets or parking, the widening of existing streets, or the encroachment of new development projects, the relocation of historic buildings may be an appropriate preservation solution. This solution is discussed in the National Trust for Historic Preservation’s public information sheet #6, “Moving Historic Buildings.” The publication states: “the historical value of a historic house is more simply the sum of its structural parts…of almost equal importance is the building’s relation to the surrounding landscape, its ‘sense of place’ within the larger community.”3 In those instances when the historic context and the historic building’s “sense of place” has been unalterably compromised, the relocation of historic buildings may help reinstate the relationship between the building and its setting so that the building is once more successfully integrated with its site. Such a relocation may result in the appropriate occupation of the building and, hence, a revival where it will be used once again for its original purpose.
II. PRECEDENCE AND EXAMPLES OF MOVING/RELOCATING HISTORIC BUILDINGS IN WASHINGTON, D.C.
There is historic precedence for moving historic buildings in Washington, D.C. as a preservation alternative. In some cases, the historic building was relocated in order to make way for the construction of city roads or to accommodate new public transportation infrastructure, such as the case with Dumbarton House in Georgetown or the case of the Adas Israel Synagogue located downtown. Other examples of moving are the result of efforts to improve the building’s siting, to retain ownership when parts of landholdings are sold, or to preserve a building that may
1 Kay D. Weeks and Anne E. Grimmer, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties: With Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing,” United States National Park Service, Government Printing Office, Washington, D.C., 1995, pg. 51. 2 John Obed Curtis, “Moving Historic Buildings,” United States Department of the Interior, Heritage Conservation and Recreation Service, Technical Preservation Services Division, United States National Park Service, Washington, D.C., 1979, pg. 2. 3 National Trust for Historic Preservation, Resource Center, Information Sheet #6: “Moving Historic Buildings,” Washington, D.C., 2008, pg. 1. Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 5 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
otherwise be lost. There are examples of historic buildings being moved or proposed to be moved when in situ preservation was not feasible, either due to loss of setting (“sense of place”) or encroachments of nearby development. In a number of cases, the relocation and preservation of historic buildings was offered as a public amenity as part of a Planned Unit Development (PUD) project. Three examples of PUD-related relocation are the Western Presbyterian Church located in Foggy Bottom, the Waffle Shop located within the Downtown Historic District, or the two single-family bungalows within the Takoma Park Historic District.
The following examples show instances in the city where the relocation of historic buildings was used as an appropriate preservation solution:
Dumbarton House - 2715 Q Street, N.W.:
Date of Move: 1915
Reason: Moved 100' north to allow for extension of Q Street from city across Rock Creek Park (and over Dumbarton/Buffalo Bridge) to Georgetown.
Benefit: Building was restored in its new location and now functions as both the headquarters of the National Society of Colonial Dames and an active house museum property open to the public.
History/Significance: Brick Federal period dwelling, built circa 1800, restored 1931, also known as Bellevue, and as Headquarters of National Society of Colonial Dames of America.
(DC Listing 1964; HABS DC-60; within Georgetown Historic District)
Adas Israel Synagogue - 701 3rd Street, N.W.:
Date of Move: 1969
Reason: Moved from 6th and G Streets, N.W. to save building threatened by proposed route of WMATA subway line.
Benefit: Building was restored in its new location; it now functions as the Lillian and Albert Small Jewish Museum and is open to the public.
History/Significance: City’s first synagogue, erected by orthodox Adas Israel congregation (est. 1869); constructed 1873-76 as a two-story, brick building with gabled roof designed in restrained Romanesque Revival style, notable example of city’s early vernacular religious architecture; dedication attended by President Grant.
(DC Listing 1968, NR Listing 1969, HABS DC- 173)
John Lenthall Houses - 606-610 21st Street, N.W (originally 612-614 19th Street, N.W.): Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 6 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
Date of Move: 1978
Reason: Relocated as part of George Washington University’s development plan for Square 121. After considering alternatives to save the two buildings, recognizing their historic and architectural merits and National Register listing, the University decided to move the buildings two blocks west to a vacant lot on a nearby street.
Benefit: Now located near existing row houses to the south and a George Washington University dormitory to the north, the new site provides a similar setting to that of the original site and continues its relationship to its neighborhood. The buildings were restored following the move and are now owned by George Washington University and used as residences for visiting faculty.
History/Significance: brick Federal houses built circa 1800, the buildings came under ownership of George Washington University in 1966 and 1970s, respectfully
(DC Listing 1964; NR Listing, 1972; HABS DC-43)
Almas Temple Building - 1315 K Street, NW:
Date of Move: 1989
Reason: The building’s location blocked the construction of a new office building.
Benefit: The building was relocated to the west on the same block as part of construction of new office development to east of temple. This was realized through the dismantling and reassembly of the historic façade and adjoining structural elements. Decision was part of effort to preserve the building’s unique façade and structural elements and incorporate them as part of, but architecturally and visually distinguishable from, the new building on the site, and thereby allow the Almas Temple organization to continue operations at the site.
History/Significance: Built in 1929 to the design of architect Allen Hussell Potts. Its Moorish style includes elaborate and ornamental polychrome terra cotta façade. Its historic use as clubhouse and for the Almas Temple of the Ancient Order of the Nobles of the Mystic Shrine continues today at the new location.
(DC Listing 1981; 1985 and 1987 Mayor’s Agent Hearing regarding demolition, alteration, and new construction of Almas Temple Building, HPA #85-90, HPA #86-732)
Brickyard Hill House - 3134-36 South Street, N.W. (and 3133 & 3135 Copperthwaite Lane, N.W.):
Date of Move: 1999-2000
Reason: Moved to allow for construction of Georgetown Incinerator project that incorporated and restored the landmark house, two alley dwellings, as well as 1931 Georgetown incinerator at 31st and K Streets, N.W. Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 7 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
Benefit: These houses were no longer habitable. Through the move, these historic buildings were fully documented to the standards of the Historic American Building Survey, rehabilitated following the Secretary of the Interior Standards, and brought into use again.
History/Significance: Double house of pegged-wood construction with brick sides. Built c. 1800 on property owned by Robert Peter (Scottish immigrant, one of Georgetown’s first commissioners, and first Mayor in 1789), probably oldest wood-frame house in Georgetown.
(DC listing 1973; within Georgetown Historic District, HABS DC-158; Mayor’s Agent Hearing regarding subdivision of Brickyard Hill House, HPA #98-186/S.O. #981)
St. Martin's School and Convent - 62 & 116 T Street, N.E. and 65 Todd Place, N.E.:
Date of Move: TBD
Reason/Benefit: Proposed to be moved as part of redevelopment plans for St. Martin's housing project in Eckington. Proposal calls for moving Convent building to corner of T and Summit Streets (80’ eastward); will be connected to proposed building built on site as part of PUD application.
History/Significance: St. Martin’s School (1924-1925) and Convent (1922-1923) are two of a group of buildings associated with the parish of St. Martin’s Roman Catholic Church in Washington, D.C. Three-story brick convent building and parochial school constructed to the designs of Maurice F. Moore in restrained Anglo-sized interpretation of the Renaissance Revival style popular for institutional buildings at this time. The convent and school are positioned atop a hill on a large lot unusual in the urban environment.
[EHT Traceries, Inc. conducted preliminary evaluation of property and concluded that buildings appear to be eligible for listing in the D.C. Inventory of Historic Sites and in the National Register of Historic Places.]
(DCPL filed for landmark designation in 3/2006; 8/2006 agreement with the Archbishop of Washington and the DC Preservation League; Landmark application withdrawn 11/9/2007.)
Western Presbyterian Church – 2401 Virginia Avenue, N.W.: (originally 1906-08 H Street, N.W.)
Date of Move: 1994
Reason: Moved as part of development project of the International Monetary Fund (IMF) to expand its headquarters; IMF purchased the building as part of expansion plans of its headquarters which occupied three-quarters of the block (IMF was constructed in 1972, with 1982 addition) and agreed to relocate the building as part of PUD application.
Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 8 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
Benefit: The dismantled church building was reassembled on a new site and continues to be used by its congregation, and the proceeds from the sale of the original land allowed the church to adequately fund its mission to help the city’s homeless.
History/Significance: Constructed 1930, designed by Philadelphia church architect Norman Hulme; fine example of American Modern Gothic Style, 20th century variation of Gothic Revival style designed to fit into early 20th century urban setting
The Waffle Shop (including interior) – 522 10th Street, N.W.:
Date of Move: TBD
Reason: Proposed plans to move building as part of the 1000 F Street planned unit development (PUD) to construct a new office building at the corner of 10th and F Street, N.W.
Benefit: Plans include restoration of historic façade and salvage significant features of old Waffle Shop; will retain, enhance, and preserve landmark Waffle Shop by providing initiative and means for restoration. Plans to not only restore façade, but provide for the preservation of the building in its entirety in a new location. Reconstruction and restoration of the historic fabric of the building will ensure durability and permanence.
History/Significance: Built 1950 to the design of Bernard Lyon Frishman, Washington architect who had designed several earlier Waffle Shops for Blue Bell chain. Significant for architectural, historic and cultural value; building is important surviving example of an Art Moderne commercial design in the city; important example of postwar chain restaurant that represents significant stage in development of Washington’s restaurants and downtown commercial district; last surviving restaurant/building of a local restaurant chain that operated six restaurants in D.C.
(DC listing March 27, 2008, within Pennsylvania Avenue Historic Site; Zoning Commission Case No. 07-18, 1000 F Street, N.W., 1/24/2008)
6924 Willow Street, N.W., 6926 Willow Street, N.W., and 6949 Maple Street, N.W.:
Date of Move: TBD
Reason: Douglas Development proposed relocation of historic buildings to south side of the development site to reinforce the transition between the existing community and the proposed development.4 Work proposed as part of plans to build a pair of 55,000-square-
4 In September of 2006, the DC Historic Preservation Review Board approved the conceptual plan to relocate and repair the three properties located at 6949 Maple Street, N.W., 6924, 6926 Willow Street, N.W. As part of this decision, the HPRB recommended that the boundaries and precise location of the houses on the new lots have to be clarified. (District of Columbia Historic Preservation Review Board Actions, “6949 Maple Street, N.W., HPA #06- 448; 6924 Willow Street, N.W., HPA #06-450; 6926 Willow Street, N.W. HPA #06-449”, September 28, 2006.) DC Historic Preservation Review Board approved the “conceptual site plan, height, massing and general architectural treatment” of the proposal in February of 2007. The DC Office of Planning gave approval on November 5th, 2007. Project received Board of Zoning Adjustment approval in February of 2008. Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 9 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
feet apartment buildings in Takoma Park; development, designed by GTM Architects, will include two 40-foot apartment buildings, each with approximately 41,000 gross square feet and having 38 units.
Benefit: The proposed relocation will result in the rehabilitation of two single-family houses at 6924 Willow Street, N.W. and 6949 Maple Street, N.W. and the structural reconstruction of the deteriorated house at 6926 Willow Street, N.W. on the new site reusing salvageable architectural elements and character-defining features.
History/Significance: 6924 Willow Street, N.W. constructed in 1915; 6926 Willow Street, N.W. constructed in 1925; 6949 Maple Street, N.W. constructed in 1919. All three houses are typical contributing structures to historic district. DC Historic Preservation Review Board staff report found “three houses currently isolated and visually unconnected to the historic district…and do not gain particular significance from their location on these lots.”5
(within Takoma Park Historic District)
III. MOVING/RELOCATION OF 3211 WISCONSIN AVENUE, N.W. AS PRESERVATION SOLUTION
The two-story frame dwelling located at 3211 Wisconsin Avenue, N.W. stands as one of the last free-standing, single-family dwellings on the east side of the 3200 block of Wisconsin Avenue, N.W. A contributing building to the Cleveland Park Historic District, the house presently is sited near the southwestern corner of the district boundary. 6
Adjacent to the property to the north is the two-story brick apartment building at 3213 Wisconsin Avenue, N.W., constructed between 1916 and 1928 as the “University Apartments,” and the towering seven-story apartment building at 3217 Wisconsin Avenue, N.W., constructed in the 1980s with a garage entrance at street level. Located to the south of 3211 Wisconsin Avenue, N.W., at the corner of Woodley Road, N.W. and Wisconsin Avenue, N.W. is the large eight- story apartment building at 3201 Wisconsin Avenue, N.W., constructed in 1958. Known as the “Regent House Apartments,” this apartment building has an underground garage and has 65 “family units” and is located outside the Cleveland Park Historic District. Across Wisconsin Avenue to the west, also outside the district boundaries, are located a mix of commercial and residential apartment and buildings.
Unlike the neighboring apartment buildings to the north and south, 3211 Wisconsin Avenue, N.W. is set back from the street and features a deep, although narrow lawn. A paved sidewalk
5 Staff Report, District of Columbia Historic Preservation Review Board, “6949 Maple Street, N.W., HPA #06-448; 6924 Willow Street, N.W., HPA #06-450; 6926 Willow Street, N.W. HPA #06-449”, September 28, 2006. 6 The Cleveland Park Historic District was listed in the DC Inventory of Historic Places on November 8, 1964 (preliminary identification), with full designation on November 19, 1986 (effective April 27, 1987). The historic district was listed in the National Register of Historic Places on April 27, 1978. Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 10 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
and steps cut through the lawn and lead from the public sidewalk to the stepped entry of the house.
In its present location, the house no longer retains its visual and historic relationship to the historic district. Beyond its immediate lot, the house’s historic setting is no longer extant. The large multi-family apartment buildings that flank the house differ in terms of architectural style, mass, use, and siting to the rest of the contributing structures in the district, relating instead to the more urban, commercial characteristics of Wisconsin Avenue. As a result, 3211 Wisconsin Avenue, N.W. is cut off visually from the historic district. Since the building does not stand out on its own for its architectural merit, the loss of its “sense of place,” and its severance from the historic district is an important factor in determining its historic integrity.
Relocating the building to 3118 Quebec Place, N.W., also within the Cleveland Park Historic District, would reinstate the house’s visual relationship to the historic district and would integrate the house into a neighborhood of similar single-family houses. With its current location along the western boundary of the historic district, on an increasingly urban Wisconsin Avenue, N.W., 3211 Wisconsin Avenue, N.W. faces future risk from encroaching development in the area. Moving 3211 Wisconsin Avenue, N.W. to 3118 Quebec Place, N.W. would preserve the building’s relationship to the district in an appropriate setting.
Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 11 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
EXISTING SITE & CONTEXT – 3211 WISCONSIN AVENUE, N.W.7
View to Site from Intersection of Macomb Street View to Site from Macomb Street, N.W., Looking Southeast and Wisconsin Avenue, N.W. Looking Southeast
View of East Side of 3200 Block of Wisconsin Avenue, N.W., Looking East
West Side of 3200 Block of Wisconsin Avenue, N.W. West Side of 3200 Block of Wisconsin Avenue, N.W. Looking South Looking Northwest
7 Unless otherwise noted, the images were provided by Cunningham & Quill Architects, PLLC. Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 12 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
PROPOSED RELOCATION SITE & CONTEXT – 3118 QUEBEC PLACE, N.W.
View to Existing Lot at 3118 Quebec Place, N.W., Looking East from Quebec Place, N.W.
View of Existing Lot at 3118 Quebec Place, Looking West towards Quebec Place, N.W.
Rear of Existing House at 3118 Quebec Place, N.W. Existing House and Garage at 3118 Quebec Place, N.W. Looking East Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 13 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
Proposed Relocated Site, East side of Quebec Place, N.W.
Photoshop Image of 3211 Wisconsin Avenue, N.W. Relocated to 3118 Quebec Place, N.W.
Support for Moving 3211 Wisconsin Avenue, N.W. to a New Site Page 14 of 14 Washington, D.C. October 2008 EHT Traceries, Inc
BIBLIOGRAPHY
Curtis, John Obed. Moving Historic Buildings. United States Department of the Interior, Heritage Conservation and Recreation Service, Technical Preservation Services Division, United States National Park Service, Washington, D.C., 1979.
District of Columbia Historic Preservation Office, Project Files
District of Columbia Historic Preservation Review Board Action. “6949 Maple Street, N.W., HPA #06-448; 6924 Willow Street, N.W., HPA #06-450; 6926 Willow Street, N.W. HPA #06-449,” September 28, 2006.
District of Columbia Historic Preservation Review Board Action. “6916-1926 Willow Street and 6929-2963 Maple Street, N.W., HPA #07-015,” February 22, 2007.
EHT Traceries, Inc., Project and Architect Files
National Trust for Historic Preservation, Resource Center, Information Sheet #6: “MovingHistoric Buildings,” Washington, D.C., 2008.
Sanborn Map Company. Insurance Maps, Washington, D.C. New York: Sanborn Map Company, 1916, 1928, 1960, 1999.
Weeks, Kay D. and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties: With Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing. United States National Park Service, Government Printing Office, Washington, D.C., 1995.