Agenda for Meeting 03-2017
CITY OF ROCKVILLE PLANNING COMMISSION
Anne Goodman, Chair Don Hadley Gail Sherman Charles Littlefield John Tyner, II DaHil l Wednesday, February 8, 2017 7:00 p.m. Mayor and Council Chamber City Hall, 111 Maryland Avenue
Andrew Gunning, Staff Liaison Cynthia Walters, Deputy City Attorney Eliot Schaefer, Assistant City Attorney
Planning Commission Agenda and Staff Reports online: http://www.rockvillemd.gov/AgendaCenter/Planning-Commission-4
I. RECOMMENDATION – MAP AMENDMENT
Americana Centre Historic Designation Nomination, MAP2017-00115 – To consider the proposed Historic District overlay zone for the site at 118 Monroe Street, the Commission will make a determination of consistency with the Master Plan and provide a recommendation to the Mayor and Council. Planner: Cindy Kebba, Principal Planner, 240-314-8233. II. COMMISSION ITEMS
A. Staff Liaison Report B. Old Business C. New Business – Planning Commission Retreat D. Minutes – January 11 and January 25, 2017 Meetings E. FYI Correspondence
III. ADJOURN
City of Rockville Planning Commission Agenda for Meeting No. 0 3 -2017 February 8, 2017 Page | 2
HELPFUL INFORMATION FOR STAKEHOLDERS AND APPLICANTS
I. GENERAL ORDER OF SESSION FOR DEVELOPMENT APPLICATIONS 1. Staff presentation 2. City Board or Commission comment 3. Applicant presentation (10 min.) 4. Public comment (3 min, or 5 min for the representative of a group) 5. Planning Commission Discussion and Deliberation 6. Decision or recommendation by vote
Note: The Planning Commission may ask questions of any party at any time during the proceedings.
II. PLANNING COMMISSION BROADCAST SCHEDULE
Watch LIVE on Comcast Cable Rockville Channel 11 and online at: www.rockvillemd.gov Replay on Comcast Cable Rockville Channel 11: Wednesdays at 7:00 pm (if no live meeting) Sundays at 7:00 pm Mondays, Thursdays and Saturdays at 1:00 pm Saturdays and Sundays at 12:00 am (midnight)
III. Video on Demand (within 48 hours of meeting) at: www.rockvillemd.gov/VideoOnDemand.
IV. FUTURE MEETING DATES February 22, 2017 March 8, 2017
V. NEW DEVELOPMENT APPLICATIONS For a complete list of all applications on file, visit: www.rockvillemd.gov/DevelopmentWatch. Applications filed since January 25, 2017:
- STP2017-00308, Preserve Pkwy, for the residential development up to 375 units (Tower Oaks)
VI. ADDITIONAL INFORMATION RESOURCES The following resources are available to anyone who would like more information about the development review process. City staff can be reached at 240-314-8200 and additional information can be found on the City’s web site at: www.rockvillemd.gov/cpds
Citizen’s Guides to Development Review and Zoning Development Review Manual Planning Academy Information
Maryland law and the Planning Commission's Rules of Procedure regarding ex parte (extra-record) communications require all discussion, review, and consideration of the Commission's business take place only during the Commission's consideration of the item at a scheduled meeting. Telephone calls and meetings with Commission members in advance of the meeting are not permitted. Written communications will be directed to appropriate staff members for response and included in briefing materials for all members of the Commission.
Planning Commission Staff Report:
Map Amendment MAP2017-00115, Americana Centre
MEETING DATE: 2-8-17
REPORT DATE: 2-1-17
FROM: Cindy Kebba, Principal Planner Community Planning and Development Services 240.314.8233 [email protected]
APPLICATION Sectional Map Amendment to change DESCRIPTION: the zone from MXTD to MXTD HD (Historic District) at the Americana Centre Condominium
PROPERTY 4, 6, 8, 10, 12, 14, 16, 18, 20, 22, 100, LOCATION: 102, 104, 106, 108, 110, 112, 114, 118, 120, 122, 124, 126, 128, 130, 132, 134, 136, 138, 140, 142, 144, 146, 148, and 150 Monroe Street
APPLICANT: Historic District Commission Owner Representative: Janet Wilson President, Americana Centre Condominium Board of Directors.
FILING DATE: 1-23-17
RECOMMENDATION: Staff recommends approval of the Sectional Map Amendment MAP2017-00115 to change the zone from MXTD to MXTD HD (Historic District), based on the following:
1) Finding that the HDC, at its November 17, 2016 meeting, established that the property meets adopted Criteria A, B, C and D related to its Historic Significance, as well as adopted Criteria A, B, C, D and E related to its Architectural, Design and Landscape Significance (Exhibit 1 – historic designation criteria);
MAP2017-00115 February 1, 2017
2) Finding that the proposed zoning change is in conformance with the associated master plans (the 2001 Rockville Town Center Master Plan and the 2002 Comprehensive Master Plan); and,
3) Finding that the proposed zoning change is in conformance with the purpose of the Historic District Zone, per Section 25.14.01a of the Zoning Ordinance.
EXECUTIVE The property was nominated by the Americana Centre Condominium Board of Directors SUMMARY: for local historic district zoning, after consulting with Americana residents and unit owners. Janet Wilson, President of the Americana Centre Board of Directors, filed a Historic District Commission Review for an Evaluation of Significance application on September 1, 2016. (Exhibit 2).
Staff recommended the property for historic designation based on the adopted historic designation criteria. Per Sec. 25.14.01.d.1(b) of the Zoning Ordinance, the HDC evaluated the property for historic significance (Exhibit 3 – HDC staff report). The HDC concurred with the staff recommendation at its November 17, 2016 meeting, recommending application of the HD overlay zone. (Exhibit 4 – HDC minutes) The Planning Commission is asked to make a recommendation on the proposed rezoning to the Mayor and Council, per Sec. 25.06.01.g, based on conformance with the Master Plan.
View of the two residential towers at the Americana Centre
Photo source: Peerless Rockville
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MAP2017-00115 February 1, 2017
Table of Contents
HISTORIC DESIGNATION PROCESS ...... 4
SITE DESCRIPTION ...... 6
ANALYSIS ...... 7
REQUIRED FINDINGS: ...... 12
HISTORIC DISTRICT COMMISSION RECOMMENDATION ...... 12
NEXT STEPS: ...... 13
Exhibits: 1. HDC Adopted Criteria for Historic Designation HDC 1.Review HDC Application Adopted Criteria for Evaluation for Historic ofDesignation Significance Staff 2.Report HDC for Review HDC Application Evaluation for of EvaluationSignificance of Significance 3. Staff Report for HDC Evaluation of Significance] HDC Minutes, November 17, 2016 4. HDC Minutes, November 17, 2016 Written5. TestimonyWritten Testimony to the HDCto the HDC 6. Map Amendment Application
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MAP2017-00115 February 1, 2017
Aerial – Location of the Americana Centre
HISTORIC DESIGNATION PROCESS
In Rockville, historic designation is accomplished through a zoning change, when the Historic District (HD) overlay zone is applied to a particular property by the Mayor and Council. Per Sec. 25.14.01.d, any person may nominate a property for historic designation, thereby initiating the designation process. In this case, the property owners, represented by Janet Wilson, President of the Americana Centre Condominium Board of Directors, filed the Evaluation of Significance application requesting designation of the Americana Centre property.
Upon receiving an application, an Evaluation of Significance of the property for compliance with the HDC’s adopted criteria for historic designation is then conducted by staff, whose recommendation is forwarded to the HDC for consideration at a public meeting. The HDC evaluates only the historic significance of the
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MAP2017-00115 February 1, 2017 property based on criteria adopted by the HDC and in use since 1974 (Exhibit 1). The criteria are based on those used for listing on the National Register of Historic Places.
When the HDC finds that a site meets the criteria for designation, it may authorize the filing of a Sectional Map Amendment to add the overlay HD zone to the property, thereby initiating the public hearing and review process. The State of Maryland’s Land Use Article directs jurisdictions to follow their zoning process to accomplish historic designation. Therefore, the Planning Commission is asked to make a recommendation on the proposed map amendment to the Mayor and Council, per Sec. 25.06.01.g. For the HD Overlay Zone, the Planning Commission considers the proposal in light of all applicable master plans and conformance with each, and the purpose of the HD Zone.
If the Mayor and Council designate a property and approve the addition of the HD overlay zone, the HDC is authorized to review and approve, or disapprove, exterior changes proposed by the property owner.
North high-rise (Hamilton House) with garden Three-story garden building with rooftop skylight buildings and plaza in front and arcade
Two-story townhouses arranged in a semi-circular pattern at the southeast portion of the site.
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MAP2017-00115 February 1, 2017
SITE DESCRIPTION
118 Monroe Street (and other addresses – see page 1 for complete list of building Location: addresses)
Applicant: Historic District Commission
Owner: Multiple owners, represented by Janet Wilson, President of the Board of Directors Land Use Multifamily Residential Designation:
Zoning District: MXTD
Existing Use: Multifamily Residential (Condominium)
Parcel Area: 7.5 acres
Subdivision: Rockville Town Center, Block 3, Lot 1 Building Floor Numerous buildings Area: Dwelling Units: 425
VICINITY
Surrounding Land Use and Zoning
Location Zoning Planned Land Use Existing Use
North MXTD Office Office Office, Multifamily East MXTD, MXCD Office, Multifamily Residential Residential South MXNC Office, Parking Office, Parking Civic, Multifamily Residential, Civic, Multifamily West MXTD, PARK Retail, Park Residential, Retail, Park
SITE ANALYSIS
The Americana Centre Condominium property is prominently situated at the northwest corner of Rockville Pike (MD 355) and East Jefferson Street (MD 28), one of Rockville’s busiest intersections, in the heart of downtown. The 7.5-acre, irregularly-shaped site is bordered by Monroe Place on the north, Monroe Street on the west, East Jefferson Street on the south, and Rockville Pike on the east. It is located on Lot 1, Block 3 of the Rockville Town Center subdivision.
The block contains three smaller parcels in addition to the Americana Centre. Town Center Apartments (senior apartments) at 90 Monroe Street is located at the southeast corner of Monroe Street and Monroe Place. The former IBM building site at 50 Monroe Place is situated between the Town Center Apartments and the Americana Centre. The IBM building was demolished in 2006 and the site is currently vacant. The
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MAP2017-00115 February 1, 2017
City-owned 0.75-acre James Monroe Park is located to the west of the property on the east side of Monroe Street.
The Montgomery County Executive Office Building is located to the west of the site. A 21-story office building at 51 Monroe Street is to the north. County-owned and private office uses are to the south. The east side of Rockville Pike contains office uses, Sunrise senior living apartments, and St. Mary’s Catholic Church and cemetery, portions of which are part of the B&O Railroad Historic District.
The property is zoned MXTD. The MXTD zone is intended for use near Metro stations and allows for high- density development of retail, office, and residential uses. The Americana Centre is located within short walking distance (approximately 1/10 mile) of the Rockville Metro Station via Monroe Place (which turns into Church Street on the east side of Rockville Pike), or the pedestrian overpass at the east end of East Montgomery Avenue that is one block away. It is also within walking distance of Rockville Town Square, the Rockville Memorial Library, City Hall, courthouses, other civic and private office buildings, and numerous restaurants and shops.
Ingress and egress is via Monroe Street and Monroe Place. Within the site, a perimeter driveway follows a circular route around the buildings. A carport structure, surface parking spaces, building and underground garage entrances are accessed from the driveway.
Most of the common area amenities are on the interior of the site, surrounded by the buildings. A large central plaza with landscaping is the focal point, with other landscaped pedestrian ways connecting the buildings. Amenities include an outdoor swimming pool, saunas, fitness center, reception desk in the south tower, and lobbies in both towers.
ANALYSIS
At its November 17, 2016 meeting, the HDC found that the property meets the adopted criteria for historic designation, as described below. The HDC received one written comment against designation of the property from a citizen who is not an owner or resident of the complex (Exhibit 5). No other testimony has been received to date.
After review of the planning and zoning implications of the proposed map amendment, the Planning Commission should state its findings related to whether the proposed zoning change is compatible with the applicable master plans and conforms to the purpose of the HD Zone.
COMPLIANCE WITH HDC ADOPTED CRITERIA FOR HISTORIC DESIGNATION
Historic and Cultural Significance
a) Represents the development, heritage, or cultural characteristics of the City. The Americana Centre represents the era of urban renewal in Rockville that spanned the 1960s and 1970s. It introduced an unprecedented and distinctively modern residential community with a mix of multifamily types to downtown Rockville.
b) Site of an important event in Rockville's history.
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MAP2017-00115 February 1, 2017
The Americana Centre was the large and successful residential component of the Mid-City Urban Renewal Project in Rockville. It is one of the first components of urban renewal in the city and remains one of the last vestiges of that grand renewal plan.
c) Identified with a person or group of persons who influenced the City's history. The Americana Centre was developed by Carl M. Freeman who was a national leader in building and popularizing modern multifamily housing. He is credited with introducing the modern garden apartment complex to the Washington, DC metropolitan area. His work has been cited in numerous publications. Freeman founded the Suburban Maryland Builders Association and was instrumental in modernizing zoning laws and building codes to encourage mixed uses and high density housing in traditionally single-family residential suburbs.
d) Exemplifies the cultural, economic, industrial, social, political, archeological, or historical heritage of the City. The condominium complex exemplifies the cultural, economic, social, political, and historical heritage and development of the city during the 1970s. The Americana Centre was a significant part of Rockville’s Mid-City Urban Renewal project that included the seven-block, 47-acre downtown area, and which had the objective of modernizing the commercial core. While the significant commercial component of the project, the Rockville Mall, never thrived, the Americana Centre introduced high-rise living to downtown Rockville (in addition to providing modern garden apartments and townhouses) while successfully fulfilling the city’s design and planning goals.
Architectural, Design, and Landscape Significance
a) Embodies distinctive characteristics of a type, period, or method of construction. The Americana Centre is characteristic of 1970s multifamily residential housing and of Carl M. Freeman’s “Americana” concept.
b) Represents the work of a master architect, craftsman, or builder. As an innovator in housing development, Carl Freeman was a leader in the home-building industry in the Washington DC metropolitan area. He played a leadership role in popularizing multifamily and mixed residential housing.
c) Possesses a style or elements distinctive to the region or City. Carl M. Freeman was known for exploring new frontiers in building design. He brought innovative elements to his residential designs, including the Americana Centre, such as park- like settings, scenic views, and mixing different residential types in a single project.
d) Represents a significant architectural, design, or landscape entity in the City The Americana Centre is a good example of a modernist multifamily complex that incorporates three different housing types (high-rise, garden apartments and townhouses) within one development while providing a distinct sense of community.
e) Represents an established visual feature of the neighborhood or City because of its physical characteristics or landscape components.
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MAP2017-00115 February 1, 2017
The large scale of the Americana Centre, on 7.5 acres, and its location at the core of Rockville’s downtown, represents an established visual feature of the City.
CONFORMANCE WITH MASTER PLAN
2002 Comprehensive Master Plan
The proposed historic designation of the subject property is in conformance with the historic preservation goal and policies in the Comprehensive Master Plan, adopted in 2002 by the Mayor and Council (page 8- 1):
Goal: Protect the City’s physical and cultural heritage and encourage heritage tourism through historic preservation.
Policies:
1. Identify the historic resources in the City as visual and physical reminders of the themes and periods in the City’s development.
2. Preserve, protect and maintain the physical and environmental integrity of an increased number of historic resources in Rockville.
The 2002 Comprehensive Master Plan recommends that the city “evaluate neighborhoods, structures and sites that may have historical, cultural, architectural and/or design significance for possible designation as local historic districts within the next several years, with particular emphasis on structures built prior to 1945.” The plan does not include a specific recommendation to evaluate or designate the Americana Centre as a historic district, primarily because the “Recent Past” (pertaining to structures built over the last half century) was only beginning to surface as a topic of interest to the historic preservation community at the time the plan was adopted.
The HDC, like the national preservation community as a whole, has expressed increased interest in learning more about Recent Past resources. The Recent Past Preservation Network, a national non-profit organization, was established in 2000 in response to momentum generated by the National Park Service’s “Preserving the Recent Past” conferences and other events that began to focus on cultural resources that were less than 50 years old. Policies related to Recent Past sites are anticipated to be addressed in the Historic Preservation Element of the update to the CMP that is now underway, based on the 2008-9 review of the 2002 plan and comments received at the CMP 2040 community meetings.
The proposed historic designation of the subject property is also in conformance with the housing goal and polices of the 2002 Comprehensive Master Plan, which are as follows (page 10-1):
Goal: Provide broader economic selection and home ownership opportunities for owners and renters of every age group.
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MAP2017-00115 February 1, 2017
Policies:
1. Encourage the maintenance and upgrade of the existing housing stock; 2. Encourage the construction of housing close to the Metro Stations and in Town Center; 3. Encourage the construction of housing alternatives for an aging population; 4. Encourage multifamily housing in mixed use areas of development; 5. Create a balance between different housing types; 6. Promote policies and practices that are non-discriminatory in the rental housing stock and that preserve neighborhoods, recognize historical significance, encourage affordable and accessible housing, and consider the impact of land use. 7. Increase opportunities for home ownership for persons of all income levels; 8. Maintain an appropriate mix of ownership and rental opportunities in the City; 9. Encourage construction of innovative and unconventional housing types, including but not limited to live-work units and loft housing.
The Americana Centre provides a large supply of housing in Town Center within short walking distance of the Rockville Metro Station and numerous amenities that are attractive to all age groups. The complex is relatively dense, taking advantage of its transit-accessible location. It offers a variety of unit types and styles that are sold (and in some cases rented out by individual owners) at market rates, but which tend to be more affordable than newer market-rate product in the vicinity. As such, the property meets the above-stated CMP housing policies.
2001 Rockville Town Center Master Plan
The Rockville Town Center Master Plan (2001) is the guiding neighborhood plan for the subject property. The plan identifies the Americana Centre as a significant residential use in Town Center, along with the Victoria Condominiums and Town Center Apartments. The Proposed Land Use map in the Town Center Master Plan identifies the site as “preferred Residential Multi-Family”, which is its current and anticipated long-term use. The illustrative of the Town Center planning area indicates no anticipated changes to the Americana Centre use or physical layout.
The plan calls for more residential development within the planning area. It states, “To create a truly 18- hour-a-day center of activity, and to support the desired mix of retail and entertainment uses with the Town Center, there must be a significant resident population within the area.”
The Town Center Master Plan maintains that “preserving historic districts and resources protects the City’s physical and cultural heritage and encourages heritage tourism”. Providing housing in Town Center is an objective of the plan. “The retention of existing housing and the development of new housing will help to attract additional services, nighttime activities, and restaurants and will help give Town Center the distinction of a neighborhood, as well as the seat of Montgomery County government.”
The plan’s appendix “Historic Districts and Sites in Rockville Town Center” includes a list of designated historic districts (and the individual properties that are included in them) as well as a list of historic resources, defined as “buildings or other property that have been recognized as possessing historic, cultural, architectural, artistic or archaeological significance, but are not included in any of the Rockville Historic Districts nor are they listed on the National Register of Historic Places.” The Americana Centre is
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MAP2017-00115 February 1, 2017 not included on this list, but it is not presented as a comprehensive list. The topic of the “Recent Past”, as noted above, had not fully surfaced at the time this plan was written and adopted in 2001.
Conclusion Local designation of the Americana Centre is in conformance with the intent and policies of both the 2001 Town Center Master Plan and the 2002 Comprehensive Master Plan.
ZONING COMPLIANCE
Historic District (HD) zoning is an overlay zone that does not change the underlying zoning, and requirements for “Use” and “Development Standards” are not affected. The purpose for the HD Zone is discussed below.
25.14.01 – Historic District Zones a. Purpose –The Historic District Zone is an overlay zone. The purpose of the zone is to:
1. Safeguard the heritage of the City by preserving sites, structures, or areas which reflect elements of cultural, social, economic, political, archaeological, or architectural history;
Historic district zoning would assure long-term preservation of the historic character of this property through HDC review of exterior alterations, subject to the public review process delineated in the Zoning Ordinance.
2. Stabilize and improve the property values of those sites and structures, and the adjacent neighborhood;
Historic district zoning would contribute to stability in this immediate vicinity, as the HDC works to assure that proposed alterations at the site will be compatible with the historic significance of the property.
3. Foster civic beauty;
Historic designation and associated review ensures that the aesthetic character of this property will be retained. Designation also provides an opportunity for public sector assistance in property maintenance through tax credit programs at the county and state levels.
4. Strengthen the local economy; and
Heritage resources are an attraction to visitors who support the local economy (shops, restaurants). Designation would help to preserve residential uses in Town Center, a central theme of the adopted Town Center Master Plan. The residents of the subject property help support local businesses.
5. Promote the preservation and the appreciation of those sites and structures for the education and welfare of the residents of the City.
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MAP2017-00115 February 1, 2017
Historic designation provides an opportunity for residents to enjoy the city’s heritage with respect to the Americana Centre’s role in urban renewal, and its design featuring multiple unit types around a central plaza.
ENVIRONMENTAL SETTING
An “Environmental Setting” is defined in the Land Use Article and in the Zoning Ordinance: “The area associated with a site within a designated Historic District Zone, including buildings and grounds.” (Sec. 25.03.02). It identifies the boundaries of HDC regulatory review and is unique for each historic property, delineated to encompass those elements that convey the historic significance and provide the legal description for the overlay zone.
Staff recommends that the historic district overlay zone be applied to the entire parcel (Rockville Town Center, Block 3, Lot 1) as the appropriate environmental setting, as identified on the aerial map on page 4. This includes two residential high-rise buildings with a total of 291 units; 22 three-story garden-style residential buildings, that contain a total of 124 units; 10 townhouses that are arranged in a semi-circle pattern at the southeastern edge of the site; a carport structure, all internal driveways, walkways and parking areas; central plaza; swimming pool and other exterior amenities.
REQUIRED FINDINGS:
As discussed in this report, staff recommends approval of the Sectional Map Amendment MAP2017- 00115 to change the zone from MXTD to MXTD HD (Historic District), based upon the following findings, as discussed in this report:
1) Finding the proposed zoning change in conformance with the HDC’s adopted criteria for historic designation (pages 7-8);
2) Finding the proposed zoning change in conformance with the associated master plans (the Town Center Master Plan and the Comprehensive Master Plan) (pages 8-10); and
3) Finding the proposed zoning change in conformance with the purposes of the Historic District Zone per Section 25.14.01a of the Zoning Ordinance (page 11).
HISTORIC DISTRICT COMMISSION RECOMMENDATION
On November 17, 2016, staff presented research and recommended findings that the Americana Centre property has historic significance for the City of Rockville under the HDC’s adopted criteria.
Janet Wilson, President of the Americana Centre Board of Directors explained the reasons that the Board nominated the property of historic designation. Nancy Pickard, Executive Director of Peerless Rockville, spoke in favor of designation.
HDC Commissioner Tincher moved, seconded by Commissioner Correll, to recommend that the property meets the criteria for historic designation as recommended in the staff report, and to authorize the filing
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MAP2017-00115 February 1, 2017 of a Map Amendment application to place the property in the Historic District zone. The motion passed by a vote of 3-0, with Commissioner Goguen recused and Commissioner Achtmeyer absent.
NEXT STEPS:
The Mayor and Council is tentatively scheduled to hold a public hearing on March 13, 2017, at which time they will receive testimony from the public and recommendations from the Historic District Commission and the Planning Commission. The Mayor and Council make the final decision on the proposed rezoning based on the public record and any other relevant information.
PUBLIC OUTREACH:
The HDC held their Evaluation of Historic Significance on November 17, 2016. Noticing requirements of Section 25.05.03 of the Zoning Ordinance were met. The HDC provided the Authorization to File the Sectional Map Amendment at the November 17, 2016 HDC meeting. MAP2017-00115 was filed on January 23, 2017. Noticing requirements of Section 25.05.03 of the Zoning Ordinance were met as required for the February 8, 2017 Planning Commission meeting.
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Exhibit 1
Historic Resources Management Plan (1986)
APPENDIX A
DEFINITION AND CRITERIA FOR HISTORIC RESOURCES IN THE CITY OF ROCKVILLE
DEFINITION
Historic Resource: Includes architectural, historic, cultural, archaeological, and landscape resources significant to Rockville's development. Intangible resources such as folklore and oral histories are important, but for this purpose are to be considered supportive resources. Physical resources must retain their integrity, as defined by the Federal Register, September 29, 1983, Department of Interior Archeology and Historic Preservation; Secretary of the Interior's Standards- and Guidelines.''
Integrity - The authenticity of a property's historic identity, evidenced by the survival of physical characteristics that existed during the property's historic or prehistoric period.
CRITERIA
Historic Significance
a) Represents the development, heritage, or cultural characteristics of the City; or b) Is the site of an important event in Rockville's history; or c) Is identified with a person or group of persons who influenced the City's history; or d) Exemplified the cultural, economic, industrial, social, political, archeological, or historical heritage of the City.
Architectural, Design, and Landscape Significance
a) Embodies distinctive characteristics of a type, period, or method of construction; or b) Represents the work of a master architect, craftsman, or builder; or c) Possesses a style or elements distinctive to the region or City; or d) Represents a significant architectural, design, or landscape entity in the City; or e) Represents an established visual feature of the neighborhood or City because of its physical characteristics or landscape components.
1-1 Exhibit 2
5/16 City of Rockville Department of Community Planning and Development Services 111 Maryland Avenue, Rockville, Maryland 20850 Phone: 240-314-8230 • Fax: 240-314-8210 • E-mail: [email protected] • Website: www.rockvillemd.gov/historic
Type of Application: (check all that apply) 0 Certificate of Approval 0 Courtesy Review ~valuation of Significance 0 Demolition Proposed 0 Tax Credit
Property Address Information: (please print clearly or type) Address: 118 Monroe Street , Suite 106, Rockville, Maryland, 20850 Subdivision ______Lot(s) ______Block ______Zoning ______Tax Account(s) ______
Applicant Information: Applicant Americana Centre Condominium Address 118 Monroe Street, Suite 106 Rockville, MD, 20850 phone 301-340-7770 e-mail [email protected] Property Owner Americana Centre Condominium, Inc. Address same as above phone same as above email same as above Agent Brandi Ruff, Zalco Management Co. Address 3'}0\ (;E'Ot:laiA AV G'NUtE 3D}· ~'15 · /;!JbO e-maii Ln~Oz.ulc.o, taM SCOPE OF WORK
0 FENCE LJ MATURE TREE REMOVAL LJ CHIMNEY
0 SIDINGffRIM .J WINDOWS/DOORS ~ MISCELLANEOUS
.J SIGNAGE ...l ADDITION 0 ORDINARY MAINTENANCE
LJ PARKING LOT U ROOFING LJ NEW CONSTRUCTION
0 LANDSCAPING 0 ACCESSORY BUILDING LJ OTHER
STAFF USE ONLY Application Acceptance: Application Intake: Application # H0 L rto !']=-o o ?? {r OR Date Received lJ'f /o I J / 0 Pre-Application ______Reviewed by I I Date Accepted ______Date of Checklist Review ______Staff Contact ______Deemed Complete: Yes 0 No O 2-1 '1 -- ···~ If""~· t • ;. t.': - - ~ ... r !::, 1'.. " If: ~~ '1{ ~- ~ Exhibit, . • 2 -~ -- -~-- ·- ~ w·· - r . ~ ·· SEP 0 1 2016 Lit;. i~ l.\Ji1lMur·JlTY a .; 'J '·J~r% M - ~ AND DEVELOPMti! I SERVICES ~ : SUBMITTAL PROCEDURES FOR HISTORIC DISTRICT COMMISSION (HDC) CERTIFICATE OF APPROVAL
Each applicant needs to be aware of the fo llowing facts about the processing of this application. After reading the following information, please sign below to acknowledge your understanding.
1. PRE-APPLICATION MEETING A pre-application meeting with the historic preservation staff is recommended prior to filing all applications. Please call the preservation office at 240-314-8230 to schedule a meeting with staff.
2. COMPLIANCE WITH ADOPTED DOCUMENTS Projects must be reviewed for compliance with the following documents: ·The Secretary of the Interior's Standards for Rehabilitation: www.cr.nps.gov/hps/tps/standards/rehabilitation.htm • City's Technical Guides for Exterior Alterations, available at www.rockvillemd.gov/historic/tech-guides.html or in printed form at the Department of Community Planning and Development Services • The HOC's Adopted Architectural Design Guidelines: www.rockvillemd.gov/historic/guidelines1977 .htm
3. FILING LOCATION Applications must be filed with the City of Rockville Community Planning and Development Services Department at 11 1 Maryland Avenue, Rockville, MD 20850. Applications will not be accepted until they are determined to be complete by City staff.
4. INSPECTION OF THE PROPERTY Members of the Historic District Commission and City staff must be given the opportunity to physically inspect the subject property to help them reach a decision on the application. This opportunity must be granted provided that reasonable notice is given for said inspection.
5. HEARING/MEETING APPEARANCE Once the application is complete, staff will set a tentative date for a public hearing by the Historic District Commission. Meetings of the Commission are held on the third Thursday of the month, in the Mayor and Council Chambers at City Hall at 7:30 p.m. The applicant, or a representative designated by the applicant, should be prepared to present his/her case before the Historic District Commission. The applicant will have the opportunity to ask questions and respond to comments at the public hearing. HOC decisions may be appealed to the Circuit Court of Montgomery County.
6. FILING DEADLINES Applications are due five weeks preceding the regularly scheduled HOC meeting. A schedule of filing deadlines is main tained by the Planning Division, and posted on the city's website at www.rockvillemd.gov/governmenUcommissionslhdc.
7. SIGN A sign will be provided to you by City staff, which must be posted on the property announcing the public hearing by the His toric District Commission when the application is filed. After the HOC meeting, the sign must be removed and disposed of.
A letter of authorization from the owner must be submitted if this application is filed by anyone other than the owner. I hereby certify that I have the authority to make this application, that the application is complete and correct and that I have read and understand all procedures for filing this application.
PleQnandDate ~ f~ ~OJ(; Jr+rJtrWWiL-SON A &wnt.G/!t;rt!JtJm tNILLM, J-nL 1 Pt<.t:.~, /J EN r, AH bJ Historic District Commission Department of Community Planning and Development Services City of Rockville Following the application submitted on Sept. 1, 2016, here is some more information regarding the application. Th e Am ericana Centre Condominium, Inc. (ACCI) Board of Directors voted on August 25, 2016 to apply for the Historic Designation. The Association members and the Board of Directors have based their decision on the following: That ACCI is the last remaining, successful, and viable site of the Urban Renewal project that Rockville had in the 70s. ACC is the last remaining and active development of Carl Freeman of the Urban Renewa l of the 70s, and it has not changed in nature or use since its building. Recently, the Americana Glenmont community, in Silver Spring, also a Carl Freedman Development, has been approved a historic designation, and it would only be appropriate for Rockville to do the same within the city. With 425 residential units that have been continuously occupied by ACC I owners, the commitment to Rockville is a key component. ACCI is proud of the low rate of renters, the various committees supporting the Board of Directors testify of the active involved in the activities and upkeep of the condominium. Re sidents are singles and families at all ages with a low ratio of owners to renters, and thus most residents stay for a long time. ACCI is located at the gateway of Rockville, visible by anyone coming in by Metro, whether using the over-path or not. It is a major visible residential development, well representing the city's charm, continuity, commitment to the nature and character of Rockvi lle, an excellent example of the continuity of Rockville since its inception. Having the Historic designation will possibly provide some tax credits, which will also help with the preservation, upkeep and maintenance of this unique site. With your permission, a representative of ACCI would like to address the Historic District Commission during Open Forum at the next meeting on Thu, Sept 15. Respectfully, Cfjo~M-V /))A_~ Janet W Wilson, President ACCI Board of Directors MANAGEMENT OFFICE 118 MONROE STREET, SUITE 106 PHONE 301-340-7770 FAX 301 -294-0291 2-3 Montgomery 84 Thursday. April 29. 1971 County. Md. SENTINEL Exhibit 2 Business News Americana Centre Set To Open i:rl Late May The $8.5 million Americana Centre in cen tral Rockville is progress ing toward a formal opening scheduled for late May, according to the developer. The two luxury high-rise apartment buildings with 289 units from efficiencies to two bedrooms, 123 garden apart ment units and 10 townhouses are being b~ilt by Carl M. Freeman, Inc. The units will rent from $185 for an efficiency to $425 for a three-bedroom, two-bath townhouse with covered park ing. Phone number for the rental office is 762-6555. Carl M. Free1rnan, president and chairman l)f the board of Carl M. Free11nan Associates, Inc., is chairmlln of the newly formed Greater Rockville Foun dation of the A1rts. The founda tion was formE:d to encourage and support fiine arts in the community. 2-4 Exhibit 2 Sentinel Phow by Jo.veph A . Matuu Jr. Rocktille Mayor Ac~illes M. Tuchtan, right, from left: Freeman, County Executive .James speaks at last week's formal opening of Carl P. Gleason, Rockville City Councilman David M. Freeman's American Centre high rise R. Alexander and County Councilman Sidnev apartments built as part of Rockville's ambi- Kramer. • tious urban renewal plan. Others in photo, Under Renewal P1an High Rise Apartment Opens in Rockville ROCK\{ILLE--First 50-store mall that is nearing and the parking facility. Sec of two big high rise apart- completion under the city's on? ~tage will be tw'o office ments built here as part urba~ rene~al program. The bwldJ~gs and a motel. Stage Of the c'ty'S b maJI1tseJf Will have 1560 park- three IS tO be the COUirthouse I U r an r.e- ing spaces. square with new county offices, newal plan has opened 1ts . 't • tt d an ice skating rink and more 0 1gna anes a en k' doors . par mg. Mayor Achilles M. Tuchtan Numerous loca/,county and Under the plan, pe 2-7 Exhibit 2 The 1st building to be demolished - Bogley Real Estate - 332 E. Montgomery Ave. May 1965. Rockville Town Center Stage I Parking Garage. Gener al view tile and lighting escalator lobby top deck west end. October .6, 1971. 2-8 Exhibit 2 2-9 Exhibit 2 2-10 7/25/2016 Americana Centre: Home-Owning from a Different View | Peerless Rockville Exhibit 2 Peerless Rockville Americana Centre: Home-Owning from a Different View Spring 2013 Situated prominently at one of Rockville’s busiest intersections, the Americana Centre, which opened in 1972, brought new housing options to downtown Rockville. A modern community designed by Carl M. Freeman, the Americana Centre offered hi-rise living a midst town homes and garden-terrace apartments. The innovative development ushered in a new era of residential housing that fulfilled design and planning goals and created a distinctively modern multi-family community. Less well known, perhaps, is the fact that the American Centre was a key element of Rockville’s Mid-City Urban Renewal This early model of the Americana Centre shows protected pathways and public spaces nestled within program. While few vestiges of Rockville’s grand renewal plan survive the community of hi-rise apartments, town homes and today, the American Centre stands in marked contrast as a vibrant garden apartments. successful community. Although Rockville grew exponentially during the 1950s, its central business district suffered from economic decline, traffic congestion, inadequate parking, and conditions of blight. Early attempts to counter this decline failed, and in the early 1960s, city leaders sought radical change through urban renewal to transform the central city into a modern county seat. Urban renewal brought sweeping changes to Rockville’s downtown as the city acquired retail and commercial properties, demolished buildings and homes, and changed street patterns. Project objectives centered on revitalization of the downtown area, improving the flow of pedestrian and automobile traffic and creating a complex of stores, offices, public spaces and high density residential units “so that the Mid- City Urban Renewal Area may serve as a focal point for the entire community.” In 1968, Rockville selected Carl M. Freeman and Associates, an established developer of modern homes and garden apartments in the Washington area, to design and construct a high-density housing complex on a strategically sited six-acre parcel. For this project, he was tasked with developing a community that conformed to Mid-City design guidelines and included hi-rise and garden-terrace apartments with surface and underground parking. Freeman succeeded with a design for the Americana Centre that offered suburban style living in a modern urban setting. His modernist design encompassed parking, walkways and seating areas, as well as recreational amenities, including a stylish community pool, saunas, and rooftop sun deck. When complete the community was promoted as “just minutes away from everywhere important” to capitalize on its urban setting. In 1972, the Americana Centre converted from rental property to condominium ownership and since then has offered residents both “suburban living and urban convenience.” Over the last forty years, the landscape around the Americana Centre has seen many changes and longtime residents have had views of Rockville’s evolving identity from the two hi-rise apartment buildings. Today the community originally designed to link residents to the Rockville Mall, the 1971 Library and future mass-transit, is now within walking distance of Town Center, City Hall, and Rockville Metro station. Americana residents continue to enjoy townhouses and community 2-11 http://www.peerlessrockville.org/historic-rockville/peerless-places-2/841-2/ 1/2 7/25/2016 Americana Centre: Home-Owning from a Different View | Peerless Rockville Exhibit 2 spaces sheltered from traffic noise by a sweeping arc of carport garages and garden apartment buildings that surround a secluded and picturesque landscaped plaza. Peerless Rockville Proudly powered by WordPress. 2-12 http://www.peerlessrockville.org/historic-rockville/peerless-places-2/841-2/ 2/2 Exhibit 2 Maryland Historical Trust Inventory No. 31-43 Maryland Inventory of Historic Properties Form 1. Name of Property (indicate preferred name) historic Americana Glenmont other Glenmont Forest 2. Location street and number 2300 Glenmont Circle not for publication city, town Silver Spring vicinity county Montgomery 3. Owner of Property (give names and mailing addresses of all owners) name Glenmont Forest Investors Ltd Partnership street and number 8630 Fenton Street telephone city, town Silver Spring state MD zip code 20910 4. Location of Legal Description courthouse, registry of deeds, etc. Montgomery County liber 6584 folio 619 city, town Rockville tax map JQ23 tax parcel N766; N610 tax ID number 13-00975436 and 13-00975447 5. Primary Location of Additional Data Contributing Resource in National Register District Contributing Resource in Local Historic District Determined Eligible for the National Register/Maryland Register Determined Ineligible for the National Register/Maryland Register Recorded by HABS/HAER Historic Structure Report or Research Report at MHT Other: 6. Classification Category Ownership Current Function Resource Count district public agriculture landscape Contributing Noncontributing X building(s) X private commerce/trade X recreation/culture 21 buildings structure both defense religion sites site X domestic social structures object education transportation objects funerary work in progress 21 Total government unknown health care vacant/not in use Number of Contributing Resources industry other: previously listed in the Inventory 2-13 Exhibit 2 7. Description Inventory No. 31-43 Condition excellent deteriorated x good ruins fair altered Prepare both a one paragraph summary and a comprehensive description of the resource and its various elements as it exists today. Summary Americana Glenmont, now known as Glenmont Forest, is a modernist garden apartment complex in a park-like setting in the suburban community of Glenmont, Maryland. The 33.8-acre property is immediately adjacent to the Wheaton Regional Park, and is located southeast of the Randolph Road-Georgia Avenue intersection. Built by Carl M. Freeman, an early and persistent promoter of modernist housing, the complex is rooted in mid-century modern principles. The site plan is designed to preserve natural features and fit buildings into the landscape. Low slung buildings with broad eaves are modern in design, with glass window walls, balconies and terraces which promote indoor-outdoor living by extending living space outdoors with balconies and terraces, and bringing outdoors to the interior, with expansive glass walls and picture windows. In addition, utilitarian rooms like bathrooms are placed on the interior so that windows are available for living spaces. The complex was built in two phases. The majority of buildings, located on the large western parcel, were built in the first phase of 1961. The complex was expanded in 1965 with construction of buildings on the east parcel. Location The Americana Glenmont complex is located along Georgia Avenue, a major boulevard that runs north from Washington DC, crossing the Capital Beltway (3 miles south of Glenmont) and Wheaton (1 mile south). (Figures 1 and 2) It is roughly bounded by Randolph Road on the north, single-family houses in the Glenallen subdivision on the northeast, Wheaton Regional Park on the east, Georgian Woods Place on the south, Georgia Avenue on the west, and the Glenmont Fire Station and Police Department on the northwest. Directly north of Randolph Road is the Glenmont Shopping Center. The 33.8 acre property is comprised of one large main parcel, Parcel A (N766, 26.3 acres), platted in 1961, and a smaller, secondary parcel, Parcel B (N610, 7.5 acres), platted in 1965. Buildings The complex has 19 apartment buildings containing a total of 480 units. The apartments were built in two phases, with the first buildings constructed on Parcel A, in 1961, followed by apartments on Parcel B, which were built about 1965. Most buildings are composed in plan of two offset rectangular forms, having receding façades where one block is set back from the other, connected rectangle. (Figure 1) Five buildings are long rectangles. The long, low buildings are set into the landscape. (Figures 3 and 4) Cantilevered balconies and terraces bring living space out into the natural setting, while window walls bring nature into living spaces. The two story apartment buildings have brick siding and low-pitched gable roofs with wide overhangs. Where banked into sloping land, buildings have exposed basement level doors and windows. A two-story wall of glass marks stairwell entrances. Terraces and balconies are accessed by exterior doors set within a window wall. A pool and pool house are located on Parcel A, and a small outbuilding is located on Parcel B. (Figures 5-7) The complex offered a variety of apartment types from efficiency units to three-bedroom deluxe units, in a range of sizes from 368 square feet to 1085 square feet. Additional flexibility was offered by providing optional dens or deluxe units with additional floor space. Following is data on apartments in the complex today: 2-14 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 7 Page 1 Number of Apartment Type1 Square Feet2 Units3 Efficiency 368 14 Junior 1 Bedroom 542 1 Bedroom 612 146 1 Bedroom Deluxe 650 1Bedroom 1 Bedroom with Den 708 2 Bedroom 728 2 Bedroom with Den 880 271 2Bedroom 2 Bedroom Deluxe 915 3 Bedroom 960 49 3 Bedroom Deluxe 1085 3Bedrm Site Plan The apartment buildings are built into sloped terrain and complement the natural topography. (Figure 29) The structures are grouped to provide a feeling of community within the complex, yet allow privacy for each dwelling. A circular driveway, Glenmont Circle, circumscribes 15 of the complex’s 19 apartment buildings laid in a roughly radial arrangement with the short ends of apartment blocks facing the driveway. Apartment buildings are double loaded oriented so most units face green space and mature trees. At the center of the radial plan is a large wooded green with pool and pool house. (Figure 7) The main entrance to the complex is from Georgia Avenue, with two secondary entrances off Randolph Road providing access to Parcels A and B. To the east, a stem driveway and parking lot access four apartment buildings located on Parcel B. Parking spaces line Glenmont Circle. Walkways lead from the drive and extend along both long façades of each building, and connect to circumnavigate the central pool green. 1Grady Management Company, www.gradymgt.com. 2Apartments.com 3Department of Housing and Community Affairs, April 2012 data. 2-15 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 7 Page 2 Community facilities include a swimming pool with poolhouse, playground, picnic areas, and walkways. Buildings include communal laundry rooms. Floor plans The floor plans feature a convenient and logical arrangement of rooms with a balance of openness and privacy. Doors open into an entrance foyer that serves as a transition space to a living area that flows into the dining area. Optional dens offered tenants a more private living space. Kitchens are centrally located and open off the dining area. A hall leads to the bathroom and bedroom(s). (Figure 8) Dining and living rooms are enlivened by window walls that overlook a balcony or terrace, accessible by a glazed door. Bedrooms are lit by picture windows. An innovation of developer Carl Freeman was to locate bathrooms and kitchens in interior space so windows could be used to light living space. Large storage space was a marketing point for Freeman. Storage included an entry coat closet, linen closet, walk-in closets and “wall-to-wall closets,” which were innovative at that time. The apartments were fully air-conditioned. In contrast, the Freeman apartments of the mid to late 1950s had offered air conditioning only as an option, at extra cost. 2-16 Exhibit 2 8. Significance Inventory No. 31-43 Period Areas of Significance Check and justify below 1600-1699 agriculture economics health/medicine performing arts 1700-1799 archeology education industry philosophy 1800-1899 X architecture engineering invention politics/government X 1900-1999 art entertainment/ X landscape architecture religion 2000- commerce recreation law science communications ethnic heritage literature social history X community planning exploration/ maritime history transportation conservation settlement military other: Specific dates 1961 plat; 1965 plat Architect/Builder Carl M. Freeman Construction dates 1961; 1965 Evaluation for: National Register Maryland Register not evaluated Prepare a one-paragraph summary statement of significance addressing applicable criteria, followed by a narrative discussion of the history of the resource and its context. (For compliance projects, complete evaluation on a DOE Form – see manual.) Summary Americana Glenmont is significant as an outstanding example of a modernist garden apartment complex with a natural, park-like setting. Americana Glenmont received an award in 1962 from the Montgomery County Council and M-NCPPC for a judicious site plan that conserved natural topography and mature trees. Following on the heels of passage of the county’s Anti-Bulldozer Bill, the award program was part of a public education effort to change clear cutting and land leveling practices of developers in the postwar era. The project represents state of the art planning of its day in preserving natural resources and promoting indoor-outdoor living through site planning and modern architecture. The site features large expanses of green and mature trees, while apartments feature balconies and terraces that bring nature to private residential units. Americana Glenmont was the work of developer Carl M. Freeman, an early promoter of modernist housing in metropolitan Washington. The Americana Glenmont (1961) is Freeman’s first project in Montgomery County to feature a natural, rustic park setting. Americana Glenmont follows the example set by Falkland Apartments (1936-37), the prototypical garden apartment complex in Montgomery County, noteworthy for moderate- income housing of Colonial Revival styling with a site plan that retained the natural landscape. A quarter century later, Americana Glenmont picked up on that tradition, using a modernist vocabulary of architectural design. Carl M. Freeman has been credited with introducing the modern garden apartment to metropolitan Washington. City planners, government officials, architects, and the building industry hailed his rustic park type of apartment project. Freeman’s work was cited in Architectural Record, House & Home, Better Homes & Gardens, Changing Times and Urban Land. A founder of the Maryland Suburban Home Builders Association and recognized as one of the top 12 builders in the nation in 1964, Freeman helped transform local and national housing regulations from building codes to zoning. Freeman was a recognized trendsetter who was in the forefront of new frontiers in housing, from garden apartments to condominiums and resort housing. 2-17 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 1 AMERICANA GLENMONT AND THE ANTI-BULLDOZER ECOLOGY MOVEMENT In the postwar era, the County experienced rapid construction of housing to shelter a huge increase of population. From 1946 to 1950, the county population doubled, and it more than doubled again between 1950 and 1960.4 During this building frenzy, developers were criticized for leveling land and clear cutting trees to facilitate development. (Figure 9) In 1957, Irston R. Barnes of the Audubon Society described the effects of the clear-cutting, land-leveling building practices that had been in place for over a decade: “I have been utterly depressed by the desolation spread by ‘developers’ since the beginning of the postwar boom. Nevertheless, it is still a shock to drive out Georgia Avenue, Lee highway, or any other Maryland or Virginia suburban thoroughfare and see miles of standardized houses with no tree bigger than a sapling. How can there be any joy in living in such denuded landscapes?”5 The wholesale stripping of trees and re-grading of land, however, had become such an issue that the County Council passed conservation legislation dubbed the Anti-Bulldozer bill, in May 1957, which denounced such practices. 6 An ordinance with teeth to enforce the conservation law, however, proved to be difficult to craft, in part due to federal and state regulations governing residential construction. The County Council established an Advisory Committee on Soil Erosion, Natural Topography and Open Space Planning which, in the absence of regulatory review, embarked upon a public education campaign to encourage developers to preserve trees and open space in their projects. In 1961, the Committee sponsored a contest to recognize nature- minded developers, with the following criteria: use of natural topography and trees, skill employed in grading, use of open space, and fitting buildings into the land. In the first year of the award program, an award went to Charles Goodman for his Rock Creek Woods subdivision, now a National Register Historic District.7 In 1962, the contest, in its second year, was co-sponsored by M-NCCPC in conjunction with the County Council. The prize went to Americana Glenmont, for its wise use of natural topography and conservation of existing trees. (Figures 11 and 12) The contest was juried by housing expert Warren J. Vinton, Public Housing Administration official known for his work in establishing greenbelt towns and creating housing legislation. Also on the jury was Blair Lee III, state senator and former M-NCPPC commissioner; Lathrop Smith, Chair of Montgomery Soil Conservation District; and Julius Hoke, President of Montgomery County Civic Federation. 8 4Hiebert and MacMaster, p329. 5Irston R. Barnes, “The Naturalist: The Beauty’s All Bulldozed Away,” Washington Post, Oct 13, 1957. 6Joseph L. Geeraert, “Land Scalping: The Builder’s View” Washington Post, May 22, 1957; “County Seeks Plan to Save Trees, Soil”, Washington Post, Sept 13, 1959. This issue of clear-cutting and regrading land is discussed in Isabelle Gournay, “’Welcome Havens’ from Sprawling Mass Suburbia,” in Housing Washington (Richard Longstreth, Ed), pp284-5. 7Alan Dessoff, “Council Honors Area Builders,” Washington Post, Nov 4, 1961; and July 22, 1961. 8The jury was further composed of William R. McCallum and Mrs. O’Neal Johnson. Washington Post, June 22, 1963. 2-18 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 2 Americana Glenmont thus represents this early public education effort to change clear cutting and land leveling practices of developers in the postwar era. The project was the work of innovative developer Carl M. Freeman and his team of experts. CARL M. FREEMAN, TRENDSETTER AND EARLY PROMOTER OF THE MODERNIST MOVEMENT By the time Americana Glenmont apartments opened for lease in December 1961, Carl Freeman had built a solid reputation as a trendsetter and innovator. A description of Freeman’s career provides context for understanding the breadth and scope of his career. An early promoter of modernist style housing, Freeman was a trendsetter in the postwar era. Born in Worcester Massachusetts about 1910, Carl Freeman attended Northeastern University and first worked for General Securities Corporation. What attracted Freeman to the real estate field is unknown, but it is said that he established a real estate company in 1934 in the Washington DC area where he had family ties.9 In the Depression era, the Washington area was one of the few places nationwide where the jobs were on the increase, as federal jobs expanded with New Deal programs. The construction business was thriving as builders, developers and architects hustled to provide housing for incoming workers. Perhaps Freeman found the need for more experience after working in the competitive Washington real estate market in this climate. In 1937, he moved to Los Angeles area and was working for Fritz Burns, an ambitious and innovative salesman and community builder. (Figure 13) A pioneer in large-scale subdivisions and locating jobs near housing, Burns built low-cost, mass-produced housing that preceded other developments by a decade. Freeman became divisional sales manager for Burns who built over a thousand houses between 1938 and 1942. Burns was famous for his early morning motivational talks to his salesman. “Don’t hide our light under a bushel,” he told his salesmen in 1941, “smug in the fact that you are a very good salesman. Modern merchandizing calls for more than this. You must analyze your market and then to out to meet it and encompass it. These are big days calling for the expansion of your biggest abilities.” Freeman took this advice to heart, always listening to the market, and advancing innovations to meet demand.10 Freeman’s sojourn in LA came to an end with the outbreak of World War II. During the war, from 1942 to 1947, Freeman served in the U. S. Army Corps of Engineers.11 In 1947, Freeman came back to the Washington area and established Carl M. Freeman, Inc. In this era, Montgomery County was the nation’s fourth fastest growing county. Freeman’s first projects were single family houses located along 9Obituary, Washington Post, July 7, 1998. Washington Post, January 21, 1961. Freeman’s wife was from Washington, according to Washingtonian, November 1987. Carl Freeman was a cousin of the Luria brothers, builders; Joey Lampl, Charles Goodman report; and Isabelle Gournay, research notes. 10Changing Times, May 1953, p.32. John T. Keane, Fritz Burns and the Development of Los Angeles (2001). Washington Post, January 21, 1961. 11Obituary, Washington Post, July 7, 1998. 2-19 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 3 the New Hampshire Avenue corridor.12 Freeman successfully secured FHA backing which provided attractive financing for homeowners. He advertised locations near the newly opened Naval Ordnance Laboratory. Freeman’s ads also highlighted accessibility to the University of Maryland. His mentor Fritz Burns had featured universities to draw prospective homeowners. 13 In this area, along the Montgomery-Prince George’s County line, Freeman built tract houses at first and then, in the early 1950s, began building apartment complexes. Carl Freeman has been cited as the primary force in the proliferation of the rambler- or ranch-type house in postwar Montgomery County. Like other east coast locales, the county was deeply rooted in traditional architecture where suburban housing was largely characterized by Cape Cods and two-story Colonial Revivals. Freeman introduced the low slung rambler building type in 1947. According to an August 17, 1947 article by real estate writer Conrad Harness, Freeman was introducing a California flavor to the Washington DC area in his “unique and modern dwellings” that formed a stark contrast to neighboring conventional brick houses. This is one of the earliest instances, if not the earliest, of a residence billed as a modern California style house in the Washington DC area.14 The modern houses attracted attention. So many prospective buyers turned out to see the model homes that police were called in for crowd control.15 Freeman’s first houses were designed by architects Berla and Abel, one of two firms credited with introducing avant garde modernism to the Washington area. The other firm was sole practitioner Charles Goodman.16 Berla and Abel designed Freeman’s California cottages, in Carole Highlands (1947) and Hillwood Manor (1948) with such innovations as 100-square foot window walls, an open floor plan, a wall of closets in the bedroom, and radiant floor heating. (Figure 15) Practical Builder magazine brought Freeman national publicity when an article, “Western Bungalows Make Eastern Debut,” featured Freeman’s California houses in 1948. Freeman received inquiries from builders around the country seeking construction details on his modernist houses. From 1947 to 1953, Freeman built houses near the Northwest Branch, in Prince George’s and Montgomery Counties.17 Freeman established the practice of using the Americana name to market his housing products. (Figure 17) First used for his single-family housing developments, Freeman continued over subsequent decades to use the Americana brand for apartment complexes and mixed-use communities. Freeman’s slogan “You’ll Live Better” aptly suited the indoor- 12Washington Post, July 17, 1949. 13Washington Star, June 18, 1949. Keane, op cit. 14Evening Star, January 9, 1954, advertisement. See discussion of California contemporary in Lampl, E-58. 15Washington Post, Aug 17, 1947; Feb 29, 1948; Jan 21, 1961; July 7, 1998. Practical Builder, 1948. 16Elizabeth Jo Lampl, Charles Goodman, National Register Historic Context, E-58. Chris Martin, cited in Lampl, E-92 fn1. 17These included Prince George’s County houses in Carole Highlands, Hillwood Manor and Hampshire Estates, and Montgomery County houses in Springbrook Forest, West Springbrook, and Parkwood. In addition to tract houses, Freeman built some individual houses as well in Bethesda and Quaint Acres (White Oak) area of Silver Spring. 2-20 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 4 outdoor concept of modern architecture as a way of life.18 Freeman’s designs were based on the modernist concept of indoor-outdoor living. Balconies and terraces extend living space into nature, and glass plate walls bring nature into the home. Freeman used Americana as a brand to describe this modern ideal as a way of life. Freeman experimented with innovations to attract homebuyers. He offered a convertible home in 1952 which featured a sliding wall to convert living space into a third bedroom.19 In Virginia, Freeman engaged modernist architect Joseph Miller to design split level houses in his Ridgeview Estates, a 1956 development of 250 houses, which was featured by Family Circle, American Builder, and National Lumber Manufacturers Association. Modern features included open-floor plans houses, and over nine acres of open recreation space.20 By 1954, Freeman was using a “double decker” plan, banking houses into hillsides to provide one-level front façades and two-level back façades, in his Parkwood and Rollingwood Terrace subdivisions.21 The Parkwood houses were approved by the Southwest Research Institute as “Revere Quality Exhibition Homes.” Criteria for the designation included wise of use space, privacy and liveability, orientation, outdoor living, quality of construction and materials. The floor plan bears great resemblance to Americana apartments floor plans.22 (Figure 16) Rollingwood Terrace houses were designed by his lead designer, Arnold Kronstadt, in association with architect Richard Collins, who would re-use their popular features in their design of Freeman apartments, including balconies, window walls, and hillside banking. (Figures 18 and 19) Freeman gained early recognition for his excellent marketing ability, a quality which undoubtedly benefitted from his experience working for Fritz Burns. In 1952, Freeman’s company, located at 7800 Old Georgetown Road, was again recognized by Practical Builder publication, this time as the best home merchandising program in the country.23 Parents magazine voted Freeman houses the “Best for Family Living.” By 1953, when he had built 450 houses in the Washington area, Freeman’s single family house designs had been recognized by Architectural Record, Kiplinger’s Changing Times, and Good Housekeeping. (Figure 14) His Americana Homes kitchen won an award from the Women’s Home Companion competition for its efficient planning, and separate breakfast area.24 Carl Freeman quickly took a leadership role in the metropolitan construction industry. In 1950, he was nominated director of the Washington Home Builders Association. Four years later, he founded the Suburban Maryland Builders Association (SMBA), now known as the Maryland-National Capital Building Industry Association. In this act, he followed in the footsteps of his former employer Fritz Burns who had founded the National Association of Home Builders in 1943. 18Washington Post, November 16, 1952. Freeman used Americana as a brand for his housing as early as 1952 in his Parkwood development, accompanies by the slogan “Best for Family Living.” 19Washington Post advertisement November 16, 1952. 20Washington Post, September 15, 1956. Gournay and Sies credit Miller with the design of Ridgeview houses in their Edmund Bennett-Keyes Lethbridge Condon study. 21Evening Star advertisement, Jan 9, 1954. Washington Post, June 12, 1955. 22Architectural Record, May 1950. Washington Post, March 20, 1955. 23Cited in The Record, April 11, 1952. 24 Washington Post, June 7, 1953. The Record, April 11, 1952. 2-21 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 5 The Maryland organization, of which Freeman was president for two terms, aimed to legitimize the home building industry in the Washington, DC area, providing standards to local professionals.25 Carefully selecting ambitious and skilled individuals for his team of experts, Freeman nurtured his employees, many of whom went on to be leaders in the construction field themselves. It was said that Freeman was responsible for training and mentoring more presidents of building companies and organizations in the Washington, DC region than anyone else.26 Many of Freeman’s employees went on to establish their own construction and real estate businesses. An example from the mid-century era which illustrates this phenomenon is Thomas Harkins, who was a designer for Freeman, became president of the SMBA and headed his own construction company, still active today. Innovation in design and construction were a particular strength of Carl Freeman, who effected change in building codes and regulations on a local and national level. He and his staff were recognized as national experts in the technical field of construction, serving on advisory panels to the National Research Council, National Academy of Sciences, and National Bureau of Standards. Other advisors were mainly from academic institutions and large research firms.27 On a personal level, Freeman purchased a historic farmstead, Tusculum, in Olney (designated on the Master Plan for Historic Preservation). Charles Goodman designed an addition to the Tusculum house to accommodate the family’s needs. Goodman himself lived in an older farmhouse to which he had constructed an addition. Perhaps it was this experience, combined with Goodman’s contemporary esthetic, which drew Freeman to choose him to design his own residential addition.28 In the early 1950s, Freeman embarked on a new initiative to build modernist apartments which would once again bring him to the forefront in innovation. It was said that an aversion to poorly designed, government-funded apartments led him to the arena of modernist garden apartments.29 His park-like garden apartments as well as his mixed-use apartment communities would bring Freeman local and national acclaim. Apartments were a key piece in community building that was promoted by Freeman in the early 1960s, starting with his Americana Park development, at New Hampshire Avenue and Metzerott Road. He saw apartments as integral elements in community centers, which included shopping centers, 25Evening Star, January 7, 1950. Washington Post, January 31, 1954. Jane C. Sween and William Offutt, Montgomery County: Centuries of Change, p214. Keane, op cit. A fellow charter member of SMBA was Paul Burman, who served as the organization’s first treasurer. Burman, along with his cousin Paul Hammond, was also a business partner with Freeman. Burman and Hammond were builders whose projects included Charles Goodman-designed Hammond Hill (1949) and Hammond Wood (1950). Lampl, Goodman report. Burman, Hammond, and Freeman joined forces to purchase the land which became the Americana Flower project. 26Washington Post, July 8, 1998. 27When Joseph B. Nelson was designer on the Freeman team in 1960, he was cited in Structural Foam publication for National Research Council. William Berry on Freeman’s staff was a speaker at the National Association of Home Builders in 1966. (Washington Post, June 11, 1966). Kronstadt and Thomas Harkins also served as advisors in this role. 28Roger Farquhar, Old Buildings and Homes in Montgomery County (1962), p296. Tusculum file, Historic Preservation office, M- NCPPC. Charles Goodman designed garden apartments for Carl M. Freeman, but they apparently were not built. Goodman papers, LOC, finding aid, HP office, M-NCPPC. 29John B. Willmann, “This Builder Keeps Poking Into New Frontiers,” Washington Post, January 21, 1961. 2-22 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 6 churches, and schools. The relationship between Freeman’s garden apartments, the modern movement, and the conservation movement are discussed further below. By 1959, Freeman was speaking out for changes in zoning rules in order to build the kind of community he built in Fairfax. He was concerned that apartments were seen mainly as a buffer between single-family housing and shopping centers. Arnold Kronstadt, head of Freeman’s architectural and engineering department, predicted that the county population would shift from primarily families to an increasing number of young adults and single people. This group would be eager to move into the suburbs but not be ready to buy a house.30 In Montgomery County, Freeman attempted to create mixed-use communities in Cabin John and Olney, yet his plans were foiled by opposition of neighbors and government officials.31 Freeman began building neighborhood shopping centers in the late 1960s. His Cabin John Mall and Shopping Center dating from 1968 included the company’s corporate offices.32 In 1964, House & Home named Freeman one of the top 12 builders in the US. He had 10,000 units built nationwide with plans for 18,000 more. The same year, Freeman moved his firm to office space at the O.R.I. building (1963), 1400 Spring Street, a modern office building designed by architect Ted Englehardt. Freeman’s firm occupied the first and partial second floors of the building. The office was conveniently located near Collins & Kronstadt’s offices, at 1106 Spring Street (1963, Collins & Kronstadt architects), as well as the M-NCPPC Planning Department offices, at 8787 Georgia Avenue (1958, E. Burton Corning architect), at the corner of Spring Street. Built within a few years of each other, these three International Style buildings represent an affinity for modern architecture that professionals in this era had who were concerned with the design of the built environment. Throughout his career, Freeman was known for exploring new frontiers in building and design. In 1964, at the American Society of Planning Officials conference, he challenged planners to provide for mixed-use communities in a natural setting.33 He had 10,000 units built nationwide with plans for 18,000 more. Freeman was cited as a trendsetter in building luxury apartments in this era, such as Americana Finnmark (1968), and converting garden and high-rise apartments into condominium sale units, a venture he began in 1971.34 Starting in the 1970s, Freeman turned to resort housing. His Sea Colony beach and tennis community in Bethany Beach, Delaware, became a model for community- developer partnerships. Sea Colony received a Governor’s Conservation Award for environmental preservation from the governor of Delaware. In later years, Freeman was a pioneer in building Washington area resort communities and a pacesetter in turning apartments into condominiums, starting with Plymouth Woods in 1973. 35 30Washington Post, August 16, 1959. 31Carl Freeman articles in Washington Post, June 10, 17, and 24, 1967. 32Carl M. Freeman Companies, corporate history, www.freemancompanies.com, accessed 4-26-2012. The Courier, May 27, 1981. 33 American Society of Planning Officials, Boston conference. Washington Post, April 11, 1964. 34Washington Post, Sept 18, 1971. 35Jane C. Sween and William Offutt, Montgomery County: Centuries of Change, p214 2-23 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 7 Freeman was recognized for his philanthropic activities. He was honorary chairman for the Montgomery County General Hospital. Carl Freeman died in 1998, at age 87. In recognition of his role as a leading patron of the performing and visual arts, the Kennedy Center paid posthumous tribute to Carl Freeman in 1999.36 CARL FREEMAN AND THE MODERNIST GARDEN APARTMENT In 1962, the Washington Post reported that Carl Freeman was “regarded by nearly everyone [in the National Capital area] as a true pioneer in the creation of garden-styled apartments.”37 Freeman’s Americana apartments were the model for modernist garden apartments which were built in the Washington DC area, and around the country. Freeman once remarked that if he had a dollar royalty for every apartment other builders constructed based on his prototype, he’d be rich as Croesus.38 Garden apartments have their origins in the late 19th/early 20th century Garden City movement promoted by Ebenezer Howard in England, who called for new communities of low density with ample open space. Architect Clarence Stein and planner Henry Wright made garden city ideals manifest in the US in their communities of Sunnyside Gardens, Queens, NY (1924-28) and Radburn, NJ (1928-33). Site plans oriented houses away from streets and toward communal open space. Stein and Wright developed the concept of a superblock that separates vehicular and pedestrian traffic.39 In the New Deal era, the National Housing Act of 1934 established the Federal Housing Administration, an agency which financed hundreds of low-rise garden apartment complexes nationwide. In Montgomery County, the first FHA garden apartment complex was the Falkland Apartments (1936-37), in Silver Spring (designated on the Montgomery County Master Plan for Historic Preservation). The Falkland Apartments (Figure 20) are the prototypical garden apartment complex in Montgomery County, noteworthy for moderate-income housing with a site plan that retained the natural landscape. The complex is characterized by low Colonial Revival style units arranged around courtyards in a natural setting. Most units face public streets or parking lots with backs opening to green space. The styling of apartments, however, was conventional, and individual units did not enable the kind of indoor-outdoor living which would become popular with mid-century modernism. The character of garden apartments changed in the immediate postwar era when Colonial Revival architecture fell out of favor at a time when modern architecture was characterized by minimal design and mass-produced materials. In 1946, Congress modified its Section 608 program, with the Veterans Emergency Housing Act, which encouraged affordable garden apartment complexes by providing desirable financing. Yet critics charged that the program led to poorly planned projects with unimaginative designs that met minimum FHA requirements. (Figure 21) The FHA terminated the Section 608 program in 1950.40 36Washington Post, Aug 10, 2000. 37John B. Willmann, “Total Planned Community Finding More Acceptance,” Washington Post, July 28, 1928. 38Washingtonian magazine, November 1987, p.211. 39In Maryland, Greenbelt is a government-sponsored garden city community. 40EHT Traceries, “Garden Apartments in Arlington County, VA,” National Register Documentation Form, 2011, E-16, 22. 2-24 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 8 Seeing an opportunity for innovation, Freeman moved into the apartment market in 1954, just as developers who had been constructing apartments through the New Deal and postwar era had left the scene. Carl M. Freeman set about to change the mold of apartment design that had been set in place by the FHA’s Section 608 rental housing program.41 As a business associate told it, Freeman “broke the 608 pattern and stuck his neck out to make rental apartments more attractive and liveable.” Unable to find funding locally, he had to turn to Canadian institutions to finance his early apartments.42 By the time Fortune magazine predicted in 1959 that the apartment builder would have an increasingly large share of the housing market, Freeman had already been building apartments for several years. Freeman’s first apartment projects, built 1954 to 1955, were modernist apartments located close together in the Langley Park-Takoma Park area, and accessed by express bus lines. Initially named Fairview, and soon dubbed Americana, Freeman’s apartments used modernist design with expanses of windows to bring light into living space, while ground-floor terraces and balconies extend living space into the outdoors. Finding that modern tenants sought apartments that afforded the privacy of single-family houses, Freeman provided separate entrances for each tenant, omitting public halls on the ground level. He used popular features of his contemporary single family houses, including the low-slung building form and open floor plans. (Figures 19, 22 and 23) Americana Riggs was first, followed by University, and Flower. These earliest Freeman apartments had an urban park setting, with manicured greenspace and planted trees. Freeman challenged local building codes and instigated reform. A notable example was the use of a bathroom ventilation fan. Local plumbing code required bathrooms be ventilated by a window, which forced builders to locate bathrooms along outside walls. Freeman wanted to be able to free up window walls for living space. He was inspired to effect change upon visiting a New York hotel. He recalled, “When I went into the bathroom and flipped on the switch, a fan came on. I thought, ‘If that’s good enough for a fancy hotel, it ought to be good enough for apartments.’” Freeman received permission to try vented bathrooms, and local plumbing codes were changed.43 Bathroom exhaust fans were installed in Americana Riggs units opening in June 1954.44 By the time Freeman moved into the garden apartment arena, he had hired Arnold Kronstadt to lead his Architecture and Engineering Department. Kronstadt, an engineer, was affiliated with architect Richard Collins by 1955 and the pair designed houses and apartments for Freeman. According to company history, the firm Kronstadt and Collins was formally started in 1958.45 His apartments used a plank and beam system of construction which gave the apartments a higher ceiling than conventional apartments. By 1960, Kronstadt was a recognized expert in modern garden apartments. Kronstadt authored “What Builders Should Know about Garden-type Apartments” for the National Association of Home Builders (1960), served on the Building Advisory Board of the National Research Council, and 41John F. Bauman, Roger Biles, Kristin Szylvian, From Tenements to the Taylor Homes: In Search of an Urban Housing Policy in Twentieth-Century America, Penn State Press, 2000. EHT Traceries, Arlington Garden Apartments, National Register context. 42John B. Willmann, “Freeman Isn’t Slowing Down,” Sept 8, 1981, Washington Post. January 21, 1961, Washington Post. 43Washingtonian magazine, November 1987, p.211. 44Washington Post, May 23, 1954. 45Interview, William Collins, partner in Kronstadt & Collins, and nephew of Richard Collins. 2-25 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 9 lectured on the topic of garden apartments at American University.46 More detailed information about Kronstadt and Collins follows in a later section.47 By 1961, Freeman had some 500 employees on his staff. Freeman assembled a team of experts to design his park-like garden apartments, including land planner S. E. Sanders, engineer Arnold Kronstadt, and architect Richard Collins. Formerly with Public Buildings Administration, Sanders was an expert on new urban communities who promoted natural settings and sizeable open space with low density housing. Freeman himself was the guest speaker at Urban Land Institute on the topic “The Outlying Apartment Community: Its Design and Characteristics.”48 A special issue of House & Home, in April 1958, identified characteristics of a new breed of garden apartments, which are summarized below: Land planning and natural landscape: preserve trees and natural character of the site; low density; and intimate scale for open spaces. Buildings may need to be banked into hillsides to preserve rolling quality of land. Use apartments as buffers between single family houses and commercial property. Indoor-outdoor living: large expanses of glass, balconies, patios. Windows oriented to view open space. Privacy: separate entries rather than entries off interior corridors, orient entries away from streets and from facing apartments, have trees between buildings. Floor to ceiling thermopane windows. Individual outdoor entrances to terraces or balconies. Interiors: air conditioning, dishwashers, disposers, ample closets, washers and dryers in laundries, interior bathrooms. Marketing features to draw tenants in, such as recreation or fireplaces. Functional floor plan These elements were key components in Freeman’s Americana apartments, which were hailed by the Washington real estate and development community. Starting in 1960, Freeman was promoting this new breed of modernist apartment complex--branded Americana apartments--which had a comprehensive, ecological plan to fit buildings into the land, preserve mature trees, and promote outdoor recreation.49 His first garden apartment featuring a natural, rustic setting was Americana Park, in Prince George’s County. His plans called for 1200 units on 50 acres, of which 85% was preserved in natural wooded areas and protected parkland. The 46Arnold Kronstadt, “What Builders Should Know about Garden-type Apartments,” National Association of Home Builders, 1960. Collins & Kronstadt still practices today. 47The Evening Star 1-15-1955. Washington Post, August 9, 1958. Freeman’s first apartments, in the mid 1950s, were called Fairview, a name he had used for some of his early houses. By 1960, he was using the Americana brand for his apartments. Freeman also used “Best for Living” slogan for his apartments. 48Carl M. Freeman, May 1962, lecture published in Urban Land, July-Aug 1962. 49Freeman began branding all his apartments Americana from about 1958. His Fairview University Apartments were advertised February 9, 1957. Americana Hampshire was open by August 1958. See Figure 23 for brochure. 2-26 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 10 project was featured in the July 1961 issue of House & Home (Figure 24), which cited it as an outstanding example of preservation of natural setting by banking apartments into the land to protect wooded parkland. The project, at 1818 Metzerott Road, off New Hampshire Avenue, is now known as Heritage Park Apartments.50 Freeman’s second complex with a natural siteplan was Americana Fairfax, which was planned as a 240-acre community including 2,000 apartment units, shopping center, community center, school, and church facilities. The Fairfax garden apartment complex received an award from Northern Virginia Builders Association for its excellence in architecture, workmanship and detailing, site planning, and landscaping. (Figures 24 and 25) Americana Fairfax was hailed by the Washington Post as a new generation of apartments featuring a park-like setting. The community included garden apartments, intermediate and high-rise apartments.51 The look was modern, with low slung buildings, deep eaves, large windows, balconies and terraces. And the buildings were banked into the landscape. Americana Glenmont was Freeman’s first garden apartment complex in Montgomery County that featured a natural setting, with minimal disturbance of the land, and preservation of mature trees. As discussed in a previous section, the project received accolades from the County Council and M-NCPPC who were anxious to see more projects which did not denude the landscape and level the land. The design of the buildings matched those of the award-winning Fairfax, right down to balcony railing detailing. Freeman was not the only builder constructing garden and low-rise apartment projects in this era. Keyes and Lethbridge, architects, designed the Luria Brothers’ Pine Spring Gardens (1958), in Virginia, with balconies and terraces. Joseph Miller’s Congress House (1958), 3970 Pennsylvania Avenue SE, was a modernist three-story building with balconies. Jack C. Cohen designed Laurel Park Apartments (1958), in Maryland, whose only heralded features by one source were air conditioning and a pool. Carl Freeman’s apartments, however, set the stage for garden apartments starting in 1954, and were unequaled in innovation and regional influence.52 Later Freeman complexes in Montgomery County were Americana Halpine, a garden apartment complex; Americana Finnmark, with high-rise and garden apartments; and, in Rockville, Americana Centre, with high-rise apartments and townhouses. (See table of Americana complexes in following section.) By 1962, Freeman also had apartment communities started or built in Annapolis and Harrisburg. AMERICANA GLENMONT, OPEN SPACE, AND COMMUNITY PLANNING Americana Glenmont represents a major shift away from exclusively single-family housing that dominated the Glenmont area for decades. Between 1937 and 1938, small subdivisions of Lutes, Glenmont Heights, and Glenallen were platted. After World War II, the development of Glenmont accelerated precipitously, starting with construction of a water tower 50House & Home, July 1961. Washington Post, October 8, 1960. heritage-park-apts.com 51Washington Post, November 12, 1960; April 15, 1961; June 16, 1962. 52Pine Spring and Congress House received Washington Board of Trade awards in 1958. “Housing Boom Hasn’t Hurt Apartment Design,”Washington Post, August 9, 1958. 2-27 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 11 in 1947, by the Washington Suburban Sanitary Commission. Subsequently developers, including Earl J. Preston and Elias Gelman, platted large subdivisions in Glenmont, and built hundreds of single-family houses over the next decade. By 1953, the Americana Glenmont parcel, like the surrounding area, had been zoned for single family housing. The only non-single family zone in Glenmont at the time was the commercial area north of Randolph Road (or Glenmont- Colesville Road, as it was then known), zoned C-1 in 1946. In 1959, the County Council rezoned the 27.3-acre tract from single-family (R-90) to multiple-family (R-30), upon application from the owner, Contee Sand and Gravel Company of Laurel. The company, later Percontee Inc, was founded by Isador Gudelsky, who was experienced in apartment construction, having built the Art Deco style Montgomery Arms garden apartments (designated on the Master Plan for Historic Preservation), at Colesville Road and Fenton Street, in 1941. Contee Sand and Gravel had acquired the land from Glenmont Building Corporation in 1956. A complete chain of title is found in a subsequent section.53 The Americana Glenmont parcel historically featured mature trees, seen in aerial photo of the 1950s (Figure 27). The land was located immediately adjacent to Wheaton Regional Park, established in 1960. Recognizing the need to make apartments compatible with the character of single-family neighborhoods, Freeman engaged land planner S. E. Sanders to design a sensitive site plan. (Figure 28) Freeman saw the value of providing mixed-use development, with town houses and a range of apartments, to provide housing for population growth into new areas. He asserted, however, that a major factor in sensitively providing apartment developments in single-family areas was to preserve open land for the use of the people. Such natural setting would protect the integrity of single-family developments.54 Americana Glenmont was built in two phases. The first phase included 15 apartment buildings and a pool, on the 27 acre tract. Four years later, the complex was expanded with an additional four buildings, on a 6.67 acre tract to the east. For this project, Freeman did not plan and build a comprehensive community as he did in Fairfax. And yet, taken in conjunction with the surrounding area, the apartments form a key component in a local community. By the time that Americana Glenmont was built, the Glenmont community, centered at the intersection of Randolph Road and Georgia Avenue, included a shopping center, school, police station, fire station, and a church, all immediately adjacent or across the street. (Figure 28) The apartments were built after Glenmont Village and other single-family subdivisions in the area, and after Glenmont Arcade and after the police station. Glenmont Americana was seen as a buffer between single family residential and commercial. Americana Glenmont was built a decade after Wheaton Regional Park was established. With its bucolic setting, natural topography, and mature trees, the apartment complex 53Carol Kennedy, “Montgomery Arms Historic Sites Inventory Form,” Resource 36/7-2, September 1990. According to company history, Contee Sand and Gravel has been owned by the Gudelsky family since 1913. The company is now headquartered at 11900 Tech Road, in Silver Spring. Source: percontee.com 54Willmann, “This Builder Keeps Poking Into New Frontiers,” Washington Post, January 21, 1961. 2-28 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 12 forms an extension of the park. The property today is owned by Glenmont Forest Investors Limited Partnership, and managed by Grady Management Company, 8630 Fenton Street, Suite 635, in Silver Spring.55 FREEMAN’S TEAM OF EXPERTS Collins & Kronstadt Arnold Kronstadt became an expert in garden apartments and was the head of Freeman’s Architectural Engineering Department. He designed many projects for Carl M. Freeman, usually in conjunction with Richard E. Collins, AIA. Early projects credited to the pair include Brookville Road houses (1954) and Rollingwood Terrace houses (1955) and Americana Alexandria (Hamlet West) apartments. Arnold Kronstadt was credited with the design for Americana Riggs, in 1953.56 In 1958, Kronstadt formed the partnership Collins & Kronstadt with his associate Richard Collins. Collins had been a member of the American Institute of Architects since 1946.57 Like Carl Freeman, Arnold Kronstadt was a recognized national expert on suburban garden apartments in the 1960s. Kronstadt published the booklet “What Builders Should Know about Garden-type Apartments” for the National Association of Home Builders, in 1960. He taught classes on the subject at American University and Catholic University. As associate professor of architecture classes at American University, Kronstadt took students on tours of Freeman apartments to show the latest in design and engineering. He also lectured at Catholic University.58 Kronstadt joined Freeman in pushing for new zoning to allow more apartments in suburban areas.59 Arnold Kronstadt had been affiliated with Carl M. Freeman as early as 1950. By 1956, he was identified as the head of Freeman’s Architectural Engineering Department, when he served on a panel to study water heater efficiency for the FHA. As associate professor of architecture classes at American University, Kronstadt took students on tours of Freeman apartments to show the latest in design and engineering. In addition to undergraduates, his classes included continuing education students who were realtors and other professionals. They toured, for example, Americana Park (1961).60 Kronstadt served on the Maryland Governor’s consulting committee on housing, and on the Maryland State Planning Commission. He was an engaging speaker who taught at American University and regularly presented talks at the National Home Builders Association. He led annual field trips for his students to experience firsthand the latest design in apartment complexes. He maintained his interest in multi-family housing through the 1980s. His innovative design for a zero lot-line multifamily townhouse appeared in the Washington Post magazine, May 2, 1982. 55www.gradymgt.com Glenmont Forest Investors Ltd Partnership, which has the same address as Grady Mgmt Co, acquired the property from Percontee in 1984. Land Records, 6584:619; 13320:468. 56Washington Post, September 27, 1953; March 20, 1955; July 18, 1959. 57AIA Archives. William Collins interview, Collins & Kronstadt, 7-2012; and Collins & Kronstadt corporate history. 58Gournay, E-15. William Collins, interview. Kronstadt served as construction advisor to the National Research Council. 1960 National Research Council, Structural Foam report. Freeman used public art in lobbies of several of his garden apartment complexes. By 1960, Joseph B. Nelson was an architect on the Freeman team—little is known about his role. 59The Washington Post and Times Herald, August 16, 1959. 60Washington Post, April 30, 1950; May 13, 1961. 2-29 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 13 S. E. Sanders Associates A regular on Freeman’s team of experts, S. E. Sanders was a nationally recognized land planner who promoted comprehensively planned communities. In addition to designing Americana Glenmont’s site plan, characterized by natural setting and open space, Sanders designed single-family subdivisions, mixed-use communities and other apartment complexes for Freeman. Spencer Edward Sanders was co-author with A. J. Rabuck, of New City Patterns: The Analysis of and a Technique for Urban Reintegration, (1946) an illustrated study of concepts for new urban communities. As landscape architect for the Public Buildings Administration, his projects included the National Airport (1938), with Harry Boucher, and Linda Vista (1941), in California, a residential project designed with large blocks with abundant open space, and a separation of pedestrian and vehicular traffic.61 The first known project that Sanders did for Carl M. Freeman was Rollingwood Terrace (1955), a development of 45 split- level houses, designed to fit into a sloping landscape.62 Opportunity for a larger, more comprehensive plan came in 1957, with Freeman’s proposed cluster development in Cabin John. The plan for 13,000 acres called for three separate communities with their own shopping, apartments, parks, and other community services. The plan ultimately was not approved, though, in 1968, Cabin John Shopping Center was built on part of the property.63 S. E. Sanders was engaged by a syndicate to design another new city in 1959, for Upper Rock Creek, in the Muncaster Road vicinity, on over 9,000 acres. This plan, too, was ultimately not approved, and much of the area became parkland. On a smaller portion of this land, covering 1,000 acres, Sanders designed Mill Creek Towne, a residential subdivision for Morris & Shreffler that opened in 1963.64 Sanders was the landscape architect for Americana Plaza apartments (1958), which featured new plantings and trees. For Americana Fairfax, in 1961, the approach was to preserve the natural landscape: “S. E. Sanders and Associates did the land planning to retain natural features and provide sizeable open area with an overall density of less than 15 family units per acre.”65 Other land planning projects by Sanders include a $15.5 million project called Shirley-Duke community (1950); the Kirk subdivision of modernist houses, in Alexandria (1957) and Grosvenor Park apartments, 10301 Grosvenor Place (Donald H. Drayer, architect, 1964).66 61George Hartman and Jan Cigliano, Pencil Points Reader, 1920-1943, p.569. Richard Longstreth, City Center to Regional Mall. p.291 62 Washington Post, March 20, 1955. 63 Washington Post, January 4, 1957. Carl M. Freeman, “Building Competition Seen Forcing Better Land Plans,” June 10, 1957. 64 Washington Post, January 10, 1959; September 14, 1963. 65 Washington Post, April 15, 1961. 66 Washington Post, March 5, 1950; January 12, 1957; May 16, 1964. 2-30 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 14 CHAIN OF TITLE Date Desc Source 1950 Anna Pararas to Nancy Strohecker. Deed 1468:83, 12-7-1950 Parcel 1- being Lot 2 of division of real estate of William G. Peerce, of 242 acres, except 5.75 acres conveyed by Peerce to Reuben Middleton Parcel 2-pt of Good Luck tract 5.75 acres conveyed by Peerce to Middleton, except land conveyed to James & Marie L Bowe 1948 1956 Glenmont Building Corporation to Contee Sand & 128.5784 acres Gravel. Being Parcel 1 and pt 2 of land conveyed 2185:559, 3-21-1956 by Pararas to Strohecker 1950. Land located at NW corner of Sec 1, Glenallen subdiv Plat 7:594, and adj to Lutheran church and fire dept properties. Included police station property 1959 County Council grants rezoning to allow Zoning Amendment Request C- apartments on this property 296; Council Resolution 4-985, Nov 3, 1959. 1961 April: Plat for Parcel A, Americana Glenmont Apts Plat 6337, 4-10-1961 PERCON, INC. Isadore Gudelsky, President; David 27.5591 acres Moore Trustee. 1961 May: Contee Sand & Gravel to PERCON Inc. 27.5591 acres Deed 2845:478, 5-11-1961. 1984 Percontee Inc to Glenmont Forest Investors Ltd $12 million. 6584:619 Partnership c/o Grady Mgmt. Parcel A 13-01-975436: Americana Glenmont, Plat 6337 Parcel B 13-01-975447, Americana Glenmont, Plat 8065 Homer Gudelsky, President, Percontee Inc., 11900 Tech Rd, Silver Spring Grady Mgmt, 8630 Fenton Street Acct 13-00975447, parcel N610, 6.67 acres Date Desc Source Contee Sand and Gravel Co, Inc. 2185:559 as shown in Plat 6337 1965 June: Contee Sand & Gravel to PERCON Inc. 7.5285 acres, 3374:518 1965 Sept: Plat for Parcel B, Americana Glenmont Apts Plat 8065, October 1965 Percon Inc, Homer Gudelsky president 2-31 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 15 CARL M. FREEMAN, SELECT PROJECTS: Garden Apartments Fairview Riggs (Americana Riggs), Prince George’s County, 1954 Fairview University (Americana University), Prince George’s County, 1955 Fairview Flower (Americana Flower), 1956 Americana Hampshire, Prince George’s County, 1958 Americana Plaza, Prince George’s County, 1958 Hamlet West (Americana Alexandria), Virginia, 1959 Americana Plaza, Prince George’s County, 1960 Americana Park, Prince George’s County, 1961 Americana Fairfax, 1961 Americana Glenmont, 1961 Americana Halpine, 1964 High-Rise Apartments Americana Finnmark, 1968, Charles G. Mumma architect Americana Centre, 1972 Shopping Centers Cabin John Mall and Shopping Center, 1968 Van Dorn Plaza, Alexandria, Virginia, 1972 Subdivisions (Montgomery County) Springbrook Forest, 1948 West Springbrook, 1948 Hampshire Estates, 1949 Hampshire Hills, 1950 Alta Vista Terrace, 1950 Parkwood, 1953 Ayrlawn, 1954 Rollingwood Terrace, 1955 Regency Estates, 1967 Inverness Forest, 1968 2-32 Exhibit 2 9. Major Bibliographical References Inventory No. 31-43 See continuation sheet. 10. Geographical Data Acreage of surveyed property 33.8 acres Acreage of historical setting Quadrangle name Quadrangle scale: Verbal boundary description and justification 11. Form Prepared by name/title Clare Lise Kelly organization Montgomery County Planning Dept, M-NCPPC date October 2012 street & number 8787 Georgia Avenue telephone 301-563-3402 city or town Silver Spring state MD The Maryland Inventory of Historic Properties was officially created by an Act of the Maryland Legislature to be found in the Annotated Code of Maryland, Article 41, Section 181 KA, 1974 supplement. The survey and inventory are being prepared for information and record purposes only and do not constitute any infringement of individual property rights. return to: Maryland Historical Trust Maryland Department of Planning 100 Community Place Crownsville, MD 21032-2023 410-514-7600 2-33 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 1 BIBLIOGRAPHY: Babcock, Richard F. and Fred P. Bosselman, “Suburban Zoning and the Apartment Boom,” University of Pennsylvania Law Review, 111:8 (June 1963), 1040-1091. Barnes, Irston R. “The Naturalist: The Beauty’s All Bulldozed Away,” Washington Post, October 13, 1957. Bauman, John F., Roger Biles, Kristin Szylvian, From Tenements to the Taylor Homes: In Search of an Urban Housing Policy in Twentieth-Century America, Penn State Press, 2000. Bobeczko, Laura, and Richard Longstreth, “Housing Reform Meets the Marketplace,” in Housing Washington, Richard Longstreth (Ed), pp159-180. Callcott, George H. Maryland and America, 1940 to 1980. Baltimore: Johns Hopkins University Press, 1985. Farquhar, Roger. Old Buildings and Homes in Montgomery County (1962), p296. Ford, Larry R. “Multi-Unit Housing in the American City”, American Geographical Society, 76:4 (Oct 1986), 390-407. Freeman, Carl M., Companies. Corporate History, www.freemancompanies.com, accessed 4-26-2012. Goode, James. Best Addresses: A Century of Washington’s Distinguished Apartment Houses. Washington, DC: Smithsonian Books, 1988. Gournay, Isabelle. “’Welcome Havens’ from Sprawling Mass Suburbia,” in Housing Washington (Richard Longstreth, Ed) Gournay, Isabelle, and Mary Corbin Sies. “Subdivisions Built by Edmund Bennett and designed by Keyes, Lethbridge & Condon in Montgomery County, Maryland, 1956-1973,” National Register of Historic Places, Multiple Property Documentation Form, University of Maryland, 2004. Hartman, George & Jan Cigliano, Pencil Points Reader: Selected Reading from a Journal for the Drafting Room, 1920- 1943. Princeton Architectural Press, 2004. Keane, James Thomas, Fritz B. Burns and the Development of Los Angeles, Loyola Marymount University and the Historical Society of Southern California, 2001. Kiplinger, W. M. (Ed). “Watch this House Go Up”, Changing Times, May 1953, pp29-34. Kennedy, Carol. “Montgomery Arms Historic Sites Inventory Form,” Resource 36/7-2, September 1990. 2-34 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 2 Lampl, Elizabeth Jo. “Subdivisions and Architecture Planned and Designed by Charles M. Goodman Associates in Montgomery County, Maryland.” National Register of Historic Places, Multiple Property Documentation Form, M- NCPPC, 2004. Longstreth, Richard. City Center to Regional Mall: Architecture, the Automobile, and Retailing in Los Angeles, 1920-1950. Cambridge, MA: The MIT Press, 1997. Longstreth, Richard (Editor). Housing Washington: Two Centuries of Residential Development and Planning in the National Capitol Area. Chicago, IL: Center for American Places, 2010. McHarg, Ian L. Design with Nature. Garden City, NY: The Natural History Press, 1969. Montgomery County Land Records, deeds. v3.mdlandrec.net/ Montgomery County plats. plats.net Reardon, Judy, Silver Spring Historical Society; and Laura Trieschmann and Kristie Baynard, EHT Traceries, “Falkland Apartments,” National Register of Historic Places Registration Form, 2003. Saunders, S[pencer]. E[dward]. and A. J. Rabuck, New City Patterns. The Analysis of and a Technique for Urban Reintegration. New York: Reinhold Publishing Corporation, 1946, 197 pages. Sween, Jane C. and William Offutt, Montgomery County: Centuries of Change, American Historical Press, 1999. Trieschmann, Laura, and Andrea Schoenfeld, EHT Traceries, “Garden Apartments, Apartment Houses and Apartment Complexes in Arlington County, Virginia: 1934-1954” National Register Documentation Form, 2011. Willmann, John B. “Carl Freeman—He’s His Own Man: This Builder Keeps Poking Into New Frontiers,” Washington Post, January 21, 1961, pD1. ------. “Total Planned Community Finding More Acceptance,” Washington Post, July 28, 1968. ------“Freeman Isn’t Slowing Down,” Washington Post, Sept 8, 1981. Select journal articles featuring Freeman projects (chronological) “The American Home Study Plan”, American Home, Vol 41, May 1949, pp38-39. “Distinguished Plan gives privacy and convenience,” Architectural Forum, April 1950, 154-155. “Revere Quality Exhibition Houses”, Carl M. Freeman, Bethesda House, Architectural Record, May 1950. 2-35 Exhibit 2 Maryland Historical Trust Maryland Inventory of Inventory No. 31-43 Historic Properties Form Name Americana Glenmont Continuation Sheet Number 8 Page 3 “$15,000 ‘Trade Secrets’ House”, Life, January 5, 1953. “Watch This House Go Up,” Changing Times: The Kiplinger Magazine, May 1953.“Americana” house, Rock Creek Park, Bethesda. “Trade Secrets House Brought to Life by Local Builder,” Home Builders Monthly, July 1953. “Medium Rise Apartments” House & Home, July 1961. “Key to Success: quality, comfort, noise control”, American Builder, October 1962, p94. Van Dyne, Larry. “The Making of Washington: Dream Makers of the Suburbs,” November 1987, pp206-242. Freeman and associates Collins, William. Interview by Clare Lise Kelly, 7-2012. Nephew of Richard E. Collins and senior partner in Collins & Kronstadt, Leahy Hogans Collins Draper LLP. Collins & Kronstadt corporate history, Collins & Kronstadt, 1111 Spring Street, Silver Spring. Freeman, Carl M. “The Outlying Apartment Community: Its Design and Characteristics,” Urban Land, Vol 21: n. 7 (July 1962). Freeman, Carl M. “Building Competition Seen Forcing Better Land Plans,” Washington Post, June 10, 1967. Freeman, Carl M. “’Single-Family Mentality’ Seen Lowering Land Values,” Washington Post, June 17, 1967. Freeman, Carl M. “Incentives in Density Urged for Developers,” Washington Post, June 24, 1967. Harkins, Thomas H. advisor. Building Research Division. “National Bureau of Standards Proceedings, 1965.” Kronstadt, Arnold, consultant. A study of slab-on-ground construction for residences, National Research Council (U.S.). Building Research Advisory Board, United States. Federal Housing Administration, 1955. Kronstadt, Arnold. “What Builders Should Know about Garden-type Apartments.” National Association of Home Builders, 1960. Sanders, S. E. and A. J. Rabuck, of New City Patterns: The Analysis of and a Technique for Urban Reintegration, Reinhold Publishing Co, 1946. 2-36 Exhibit 2 INVENTORY OF CARL M. FREEMAN’s AMERICANA APARTMENT PROJECTS Clare Lise Kelly, 11-13-2012 Urban Park Setting Projects RIGGS (1954) Urban park setting. 6 garden apt buildings. Riggs Rd & Drexel St Total 225 units. 1-2 BR Arnold Kronstadt designer Now Riggs Hill Condos UNIVERSITY (1955) Urban park setting. 80 units. 1-2 BR. 1801 Jasmine Terr, southernmanagement.com Adelphi Similar design as Riggs Now University Gardens 645-807 sq ft FLOWER (1956) Urban park setting. Garden apts. 11 bldgs, Montgomery County 10 acres. 1-3 BR. AC optional 8628 Piney Branch kayapartments.com Now Flower Branch 745 sq ft 2-371 Exhibit 2 HAMPSHIRE (1958) Urban park setting. Garden apts. 20 bldgs, 2200 Phelps Rd, 22 acres, 445 units. Langley Park southernmanagement.com Now Campus Gardens PLAZA (1958) Urban park setting. Garden apts. 34 3400 Toledo Terr, PG bldgs, 600 units, 1-3 BR Co gradymgmt.com Belcrest Plaza 849 sq ft w/den Natural Setting Projects HAMLET WEST (1959) Natural setting, garden apts. 18 bldgs, 500 Beauregard & Sanger, units, 25 acres Alexandria VA Collins & Kronstadt, architects Now Brookdale at Mark Ctr Continued 2-382 Exhibit 2 Hamlet West (continued) 970 sq ft jbgcompanies SWANN (1960) Vic of Suitland Federal Ctr PARK (1961) Natural setting. Medium rise apts. 1200 1818 Metzerott Rd units, 50 acres. Published in House & heritage-park-apts.com Home, July 1961 Now Heritage Park House & Home (1961) 856-893 sqft FAIRFAX Natural setting. Garden apts, townhouses, Americana Dr, VA hi-rise. 60 acres N.Va. Home Bldrs award Now Heritage Woods condos (former garden apts) Continued 2-393 Exhibit 2 Fairfax (continued) 2 BR condo - 760 sq ft (sales data) GLENMONT (1961) Natural setting. Garden apts. 19 bldgs, 480 Montgomery County units, 33.8 acres. Adjacent to Wheaton 2300 Glenmont Circle Regional Park. Now Glenmont Forest gradymgmt.com 880 sq ft w/den LANDMARK (1963) Apartments and townhouses. 2000 units. Duke St & Shirley, VA 73 acres HALPINE (1964) Natural setting. Garden apts, mid-rise. 37 13013 Crookston Ln acres. Adjacent to Rock Creek Park. Montgomery County gradymgmt.com Now Halpine View Continued 728-828sf 2-404 Exhibit 2 Halpine (continued) Mid-rise apts Hi-Rise Projects FINNMARK (1968) Luxury garden apts, hi-rise apts. 408 Montgomery County units. Townhouses built later. 9900 Georgia Ave George G. Mumma, architect Now Americana Finnmark Condos CENTRE (1972) Townhouses, hi-rise. Montgomery County City of Rockville 2-415 Exhibit 3 Historic District Commission Staff Report: Evaluation of Significance (Nomination) HDC2017-00817 MEETING DATE: 11/17/16 REPORT DATE: 11/10/16 FROM: Cindy Kebba Principal Planner 240.314.8233 [email protected] APPLICATION Evaluation of Historic Significance DESCRIPTION: of the Americana Centre Condominium for historic designation APPLICANT: Janet W. Wilson President, Board of Directors Americana Centre Condominium, Inc. 118 Monroe Street Rockville, MD 20850 FILING DATE: 9/1/16 RECOMMENDATION: Finding that the Americana Centre meets the adopted HDC criteria for historic designation, staff recommends historic designation. EXECUTIVE Janet Wilson, for the Americana Centre Condominium, Inc. (ACCI), filed a Historic SUMMARY: District Commission Review application on 9/1/16. Per Sec. 25.14.01.d.1(b) of the Zoning Ordinance, the HDC will evaluate a property for eligibility for designation if requested by the owner. In this case, the owner is represented by the President of the ACCI Board of Directors. 3-1 Exhibit 3 HDC2017-00817 11/10/16 Table of Contents RECOMMENDATION ...... 2 SITE DESCRIPTION ...... 2 SITE ANALYSIS ...... 3 BUILDING DESCRIPTION...... 5 SITE HISTORY ...... 13 STAFF ANALYSIS ...... 18 FINDING ...... 19 COMMUNITY OUTREACH ...... 19 EXHIBITS: A Aerial Map B Zoning Map C Application Materials RECOMMENDATION Finding that the Americana Centre Condominium meets the adopted HDC criteria for historic designation, staff recommends historic designation. SITE DESCRIPTION Location: 118 Monroe Street (main office) Applicant: Janet W. Wilson, President, ACCI Board of Directors Land Use Residential Designation: Zoning District: MXTD Existing Use: Residential Condominium Parcel Area: 7.5 Acres Subdivision: Rockville Town Center Dwelling Units: 425 2 3-2 Exhibit 3 HDC2017-00817 11/10/16 Americana Centre Photo Source: Peerless Rockville SITE ANALYSIS The Americana Centre Condominium property is prominently situated at the northwest corner of Rockville Pike and East Jefferson Street, one of Rockville’s busiest intersections, in the heart of downtown. The 7.5- acre, irregularly-shaped site is bordered by Monroe Place on the north, Monroe Street on the west, East Jefferson Street on the south, and Rockville Pike on the east. It is located on Lot 1, Block 3 of Rockville Town Center. 3 3-3 Exhibit 3 HDC2017-00817 11/10/16 As shown below, the block contains three smaller parcels in addition to the Americana Centre. Town Center Apartments (senior apartments) at 90 Monroe Street are located at the southeast corner of Monroe Street and Monroe Place. The former IBM building site at 50 Monroe Place is situated between the Town Center Apartments and the Americana Centre. The IBM building was demolished in 2006 and the site is currently vacant. The city-owned James Monroe Park is located to the west side of the property on the east side of Monroe Street. Town Center Apts. Americana Centre The Montgomery County Executive Office Building is located to the west of the site. A 21-story office building at 51 Monroe Street is to the north. County-owned and private office uses are to the south. The east side of Rockville Pike contains office uses, Sunrise senior living apartments, and St. Mary’s Catholic Church and cemetery. The property is zoned MXTD. The MXTD zone is intended for use near Metro stations and allows for high- density development of retail, office, and residential uses. The Americana is located within short walking distance (approximately 1/10 mile) of the Rockville Metro Station via Monroe Place (which turns into Church Street on the east side of Rockville Pike), or the pedestrian overpass at the east end of East 4 3-4 Exhibit 3 HDC2017-00817 11/10/16 Montgomery Avenue that is one block away. It is also within walking distance of Rockville Town Square, the Rockville Memorial Library, City Hall, courthouses, other civic and private office buildings, and numerous restaurants and shops. Ingress and egress is via Monroe Street and Monroe Place. Within the site, a perimeter driveway follows a circular route around the buildings. A carport structure, surface parking spaces, building and underground garage entrances are accessed from the driveway. Most of the common area amenities are on the interior of the site, surrounded by the buildings. A large central plaza with landscaping is the focal point, with other landscaped pedestrian ways connecting the buildings. Amenities include an outdoor swimming pool, saunas, fitness center, reception desk in the south tower, and lobbies in both towers. BUILDING DESCRIPTION The Americana Centre was designed by Carl M. Freeman and Associates1, an established architectural firm and developer of modern homes and garden apartments in the Washington, DC metropolitan area. The firm included the architectural/engineering team of Collins, Kronstadt, Leahy, Hogan & Collins. Arnold Kronstadt headed Freeman’s architectural and engineering department and, like Freeman, was a recognized national expert on suburban garden apartments. He had been affiliated with Carl Freeman for more than 20 years before embarking on the Americana Centre. The City of Rockville chose the Freeman firm to build it, based on specific design standards. The Americana Centre opened in Summer 1972 as a high density luxury housing complex and the central residential feature of downtown Rockville’s Mid-City Urban Renewal Program. It converted from a rental property to a condominium regime within months of opening. The innovative development introduced high-rise living to downtown Rockville, in addition to providing modern garden apartments and townhouses. The project fulfilled the city’s design and planning goals and it remains one of the few remaining examples of development resulting from urban renewal in the city. Developer Carl M. Freeman (1910-1998) was a leader in building and popularizing modern multifamily housing in the U.S. and has been credited with introducing the modern garden apartment complex to the Washington, DC metropolitan area. His work has been cited in Architectural Record, House and Home, Better Homes and Gardens, Changing Times and Urban Land. In 1950, he was named Director of the Washington Home Builders Association and in 1954 he founded the Suburban Maryland Builders Association (SMBA), now known as the Maryland-National Capital Building Industry Association. The SMBA’s purpose was to 1 Much of the information on Carl M. Freeman is from a portion of a Maryland Historical Trust (MHT) Inventory of Historic Properties Form completed in October 2012 by Clare Lise Kelly, Historic Preservation Planner at M-NCPPC. The MHT form was completed for Glenmont Forest Apartments (Americana Glenmont) that was designed by Carl M. Freeman Associates in the 1960s. The property is on the National Register for Historic Places. The above information on Carl Freeman is culled primarily from that form, supplemented with materials from Peerless Rockville’s files. The Americana Glenmont MHT form is included as part of Exhibit C, attached. 5 3-5 Exhibit 3 HDC2017-00817 11/10/16 Courtesy: Peerless Rockville standardize professional practices in the building industry. Freeman was the SMBA’s first president and served two terms. He was recognized as one of the top twelve builders in the nation in 1964. Freeman advocated reforming zoning laws to allow more dense housing to more efficiently use land and resources and reduce “suburban sprawl.” In an article he wrote for the Washington Post in 1967, he said that “the basic road block to better use of our irreplaceable land in the ‘single-family mentality’ which is firmly opposed to any increase in density, and which fears that the intrusion of cluster development will somehow destroy the homeowner’s property values.”2 He was an advocate of “total community building” and helped transform building codes and zoning laws, locally and nationally. Freeman also helped to promote better cooperation between developers and government agencies to help expedite and streamline the development process. Freeman first established a real estate company in the Washington, DC area in 1934. The Washington area was one of few places in the U.S. that experienced job and population growth during the Depression years because of the New Deal programs. He moved to Los Angeles for a few years in the late 1930s and worked as a divisional sales manager for Fritz Burns, a pioneer in large-scale subdivisions, low-cost mass- produced housing, and the founder of the National Association of Home Builders. After serving in the Army Corps of Engineers during World War II, Freeman moved back to the Washington area and established Carl M. Freeman, Inc. At the time, Montgomery County was the fourth fastest- growing county in the country. Rockville, too, was experiencing an unprecedented residential building boom in the late 1940s and the 1950s. 2 ‘Single Family Mentality’ Seen Lowering Land Values, by Carl M. Freeman, The Washington Post-Times Herald, June 17, 1967. From Peerless Rockville files 6 3-6 Exhibit 3 HDC2017-00817 11/10/16 Freeman’s first projects were single-family tract houses in the New Hampshire Avenue corridor, financed with FHA loans. Carl Freeman has been recognized as a primary force in the proliferation of rambler and ranch-style homes in post-war Montgomery County, likely influenced by his years in California under the influence of Fritz Burns. This was a drastic change from the traditional Colonial Revival and Cape Cod suburban architecture, though Freeman established the practice of using the term “Americana” in labeling and marketing many of his housing products. Beginning in the early 1950s, Freeman began building apartment complexes and continued to use the “Americana” brand. His first apartment complex was Americana Park near College Park. His numerous garden apartment communities in the Maryland and Virginia suburbs (Americana Hampshire, 1958; Americana Park, 1961; Americana Fairfax, 1962; Americana Glenmont, 1963; and others) typically featured two- and three-story garden buildings in landscaped or wooded settings with recreational amenities, walkways, and other amenities. The towers at the Americana Centre are named the “Hamilton House” and “Adams House,” continuing the Americana theme. The slogan for his residential complexes was “You’ll Live Better.” As condominiums started to become popular in the 1970s, Freeman’s newspaper ads emphasized the benefits of home ownership combined with low maintenance and touted condominiums as an affordable alternative to single-family home ownership and a way to gain entry to the real estate market. Freeman’s Heritage Court in Annandale, VA were the first condominiums in the Washington, DC area. Prior to building the Americana Centre, Freeman developed the Cabin John Mall and Shopping Center in Potomac, MD in 1967. Around the same time as the Americana Centre was being built, Freeman was also building the beachfront Sea Colony community in Bethany Beach, Delaware. Americana Centre site prior to construction 7 3-7 Exhibit 3 HDC2017-00817 11/10/16 Building Description The Americana is a contemporary multifamily development in an urban setting. The design is compact and inward-focused, but also oriented to allow for scenic views. The architecture is heavy and bold but it is given dimension by the balconies, alcoves, and the raised skylights on the garden buildings. The development won a Merit Award in Urban Design from HUD, and an award from the American Institute of Planners for Excellence in Overall Planning in 1971. The site includes two high-rise buildings, one 14 stories and the other 15 stories, with a total of 291 units; 22 three-story garden apartment buildings, that contain a total of 124 units; and 10 townhouses that are arranged in a semi-circle pattern at the southeastern edge of the site. The unit distribution by building type and the square footage of each is shown in the table below: Building type Unit Type Number Square of Units Feet High-Rise (North & Efficiency 50 478 South Towers) 1 Bedroom 108 847 1 Bedroom 25 879 2 Bedroom 108 1,244 Total High-Rise ----- 291 ------ Garden Efficiency 2 622 1 Bedroom 2 523 1 Bedroom 10 687 1 Bedroom 20 837 1 Bedroom 12 867 2 Bedroom 68 1,092 2 Bedroom 10 1,389 Total Garden ------124 ------ Townhouses 3 Bedroom 10 1,525 Total # Units ------425 ------ Cantilevered balconies on high-rise 8 3-8 Exhibit 3 HDC2017-00817 11/10/16 North high-rise (Hamilton House) with garden Three-story garden building with rooftop skylight buildings and plaza in front and arcade Two-story townhouses arranged in a semi-circular pattern. Townhouses have front and rear entrances. The complex has 313 underground parking spaces, 83 carports and 129 open parking spaces. The original rents ranged from $185 per month for the high-rise units to $425 for the three-bedroom/two bath townhouses. Garden apartments started at $220 per month. Once it had converted to a condominium regime, the original sales prices ranged between $28,000 and $100,000. An innovation of developer Carl Freeman, evident at the Americana Centre, was to locate kitchens and bathrooms on the interior of the unit so that windows could be used to light living areas and bedrooms. Americana kitchens were marketed as having 17-cubic foot refrigerators and continuous-cleaning double ovens, large storage spaces, individually controlled heat and central air conditioning, wall-to-wall carpeting, and washers and dryers in all garden apartments and townhouses. There is a laundry room on each floor of the towers. Ground floor units have terraces and upper floor units have balconies. 9 3-9 Exhibit 3 HDC2017-00817 11/10/16 The carport structure follows the curve of the southeastern portion of the site Rooftop skylight on garden building Arched entryway on garden building Arcade beneath garden building The buildings are constructed primarily with buff-colored brick, steel, and cream-colored stone aggregate panels. The cream colored panels accentuate the height of the high-rise buildings by leading the eye from the ground up to the top of the building. The condominiums have distinctive features such as modernist skylight dormers, scenic views into garden areas, arched entryways, promenades, and multiple seating 10 3-10 Exhibit 3 HDC2017-00817 11/10/16 areas. A dramatic canopy with three massive lintels defines the entry into the pool area. The garden buildings and townhouses have low-pitched composite roofs and the high-rises have flat roofs. The two towers anchor the design to the site, while the garden buildings occupy the interior of the site and surround a secluded landscaped plaza. The ten attached townhouses hold the southeast perimeter of the site, partially sheltered from street noise by the carport structure. Three-part entryway canopy leads to the pool area One of several meandering pathways between buildings Kidney-shaped pool 11 3-11 Exhibit 3 HDC2017-00817 11/10/16 Central plaza with perennial garden The central focal point is an open plaza area of aggregate concrete that serves as the roof of the underground parking garage and the foundation of several of the garden buildings. The plaza provides open, yet secluded community space. The high-rise units are connected to the garage at the basement level. The parking garage is constructed of concrete and steel reinforced columns. A concrete slab of stone aggregate that is the garage roof and the plaza was created using a construction technique that was adopted in the 1970s called “post tension cable” and allowed a reduction in the required thickness of the slab that provided the necessary structural support at a reduced cost. The concrete ceiling of the parking garage was deteriorating by 2008, so it was repaired and the plaza was re-designed to be less austere than the original design, while respecting the architectural character of the buildings and the site plan. More landscaping and trees were provided to help offset the urban heat produced by the expanse of the concrete deck and buildings, new seating areas and exterior lighting were added, and stormwater runoff was reduced. 12 3-12 Exhibit 3 HDC2017-00817 11/10/16 Example of decorative brick wall Covered entrance to underground parking garage SITE HISTORY The Americana Centre is a significant part of Rockville’s Mid-City Urban Renewal Project that included a seven block, 47-acre area in downtown. Initiated in the early 1960s, after a period of study and evaluation, the Mid-City Urban Renewal Project took almost two decades to complete. It reconfigured the downtown area from its small-town grid to a large-scale urban environment, with a new shopping mall and altered street and circulation patterns. Rockville was a booming post-war suburb in the 1950s, but the central business district was declining. Completion of Hungerford Drive in 1951 eased traffic congestion but it drained business from aging downtown establishments and did little to alleviate increasing parking problems. New shopping centers such as Congressional Plaza, Wheaton Plaza, and Montgomery Mall competed with downtown businesses and offered easy access, plenty of free parking, and retailers that were clustered together. Rockville’s downtown businesses were adjacent to deteriorating housing and the small independently owned stores seemed obsolete, inconvenient, and shabby by comparison. The deteriorating downtown business district led ambitious and progressive city leaders to embark on a bold initiative, after other attempts to revive the area failed. Some of the leaders worked for the federal government and were aware of programs that were available for revitalization and modernization. The 13 3-13 Exhibit 3 HDC2017-00817 11/10/16 Mayor and Council adopted a resolution in August 1961 that a blighted condition existed in Rockville and that rehabilitation or redevelopment had become necessary. They applied for federal, state and county funding and by the end of 1961, the city was awarded funds for survey work and planning. Rockville was the first local government in Maryland to receive funding for urban renewal. The city adopted its first master plan in 1960 that incorporated the results of a 1959 survey highlighting the weaknesses of downtown, including the need for more parking, modern retail and department stores, restaurants that served dinner, and other amenities. The 1960 plan set the stage for redevelopment of downtown. A preliminary Urban Renewal Plan, initially revealed in November 1962, featured the realignment and abandonment of certain streets and a mix of uses including large scale office and institutional facilities, open green spaces and pedestrian walkways, retail complexes and high-rise apartment buildings, as well as a few existing buildings that would be conserved. Under the terms of federal and state programs, the city assembled parcels of land which were sold to private developers to construct projects that met city-approved design guidelines and use standards. In all, 96 parcels were purchased at a cost of almost $9 million. The public investment would be returned 14 3-14 Exhibit 3 HDC2017-00817 11/10/16 through the sale of land and through future increase of the tax base. Demolition of 111 existing structures began in May 1965. Plat No. 9611 shows lots and streets before assemblage for the Americana Centre Objectives of Urban Renewal in Rockville included modernization of the downtown commercial district to: restore the economic health of downtown Rockville so that it may help to provide for the needs of the community; make adequate provision for the City to fulfill its role as the County Seat, allowing for the expansion of County activities that will come with the extensive growth that is expected; encourage the business community to continue its service to the people of the Rockville region and to encourage new activities to come into the central business area; 15 3-15 Exhibit 3 HDC2017-00817 11/10/16 provide for a variety of uses, harmoniously grouped, so that the Mid-City Urban Renewal Area may serve as the focal point of the entire community; and create anesthetically pleasing atmosphere, which will constitute a source of pride and satisfaction to the citizenry. The commercial centerpiece of the plan was the enclosed Rockville Mall on 13 acres that included a three- level parking garage and a plaza entryway. The 500,000-square foot mall with and 1,560 underground parking spaces opened in 1972 but never thrived. It was not visible or easily accessible from major roadways; it could not attract a major anchor retailer; and it faced strong competition from new and bigger shopping centers in the area. In addition, the parking garage was dark and unwelcoming. The Montgomery County Executive Office Building opened in 1981 but even that did not provide sufficient patronage. Original scale model of the Americana Centre. The final design was somewhat different. Architect: Collins, Kronstdat, Leahy, Hogan & Collins The mall was demolished in 1995 and its failure has frequently been equated with the urban renewal legacy in Rockville. But urban renewal, despite its failures, modernized the city’s commercial district, improved traffic circulation, brought greater density and a modern identity to Rockville, and created an urban setting for modern institutional and civic buildings, while preserving some of Rockville’s most iconic buildings, such as the Red Brick Courthouse. 16 3-16 Exhibit 3 HDC2017-00817 11/10/16 The city awarded the contract to build the residential component of the Mid-City Urban Renewal to Freeman in 1969, fairly late in his career. According to city records, Rockville officials were impressed by his credentials and experience as a long-time successful developer and property manager. To develop the residential component of the urban renewal project, the Mayor and Council purchased the parcels located within Lot 1, Block 3, from numerous individual property owners. The streets located within the parcels, were closed by ordinance. This included portions of East Montgomery Avenue, Monroe Street, Commerce Lane, Bridge Street, and Park Avenue. On June 11, 1970, the Mayor and Council dedicated the Plan of Subdivision for Lot 1, Block 3, Rockville Town Center, Parcels 3-A and 3-B, and on September 10, 1972, the Plat of Condominium Subdivision for the Americana Centre Condominium, was dedicated by the new owners, Rockville Renewal Associates, LLC, with Carl M. Freeman, President. Americana Centre Condominium As-built Building Location 17 3-17 Exhibit 3 HDC2017-00817 11/10/16 Deed Research 118 Monroe Street Americana Centre Condominium Liber/Folio Date Grantor Grantee 4288/443 10/18/1972 Rockville Renewal Associates Individual Condominium Purchasers Plat Book 5, Plat 427, 9/10/72, Lot 1-Block 3, Rockville Town Center, Condominium Subdivision, Americana Centre Condominium, Rockville Renewal Associates, LLC, Carl M. Freeman, President. STAFF ANALYSIS The evaluation of historic significance is based on the adopted HDC Criteria per Appendix A, of the Historic Resources Management Plan, Definition, and Criteria for Historic Resources in the City of Rockville. Historic Designation Criteria The following criteria is used to assist in evaluating the significance of nominated properties. Standing structures and sites, including archaeological sites, must be determined to be significant in one or more of the following criteria to be found eligible for historic designation: Historic Significance a) Represents the development, heritage, or cultural characteristics of the City. The Americana Centre represents the era of urban renewal in Rockville that spanned the 1960s and 1970s. It introduced an unprecedented and distinctively modern residential community with a mix of multifamily types to downtown Rockville. b) Site of an important event in Rockville's history. The Americana Centre was the large and successful residential component of the Mid-City Urban Renewal Project in Rockville. It is one of the first components of Urban renewal in the city and remains one of the last vestiges of that grand renewal plan. c) Identified with a person or group of persons who influenced the City's history. The Americana Centre was developed by Carl M. Freeman who was a national leader in building and popularizing modern multifamily housing. He is credited with introducing the modern garden apartment complex to the Washington, DC metropolitan area. His work has been cited in numerous publications. Freeman founded the Suburban Maryland Builders Association and was instrumental in modernizing zoning laws and building codes to encourage mixed uses and high density housing in traditionally single-family residential suburbs. d) Exemplifies the cultural, economic, industrial, social, political, archeological, or historical heritage of the City. 18 3-18 Exhibit 3 HDC2017-00817 11/10/16 The condominium complex exemplifies the cultural, economic, social, political, and historical heritage and development of the City during the 1970s. Architectural, Design, and Landscape Significance a) Embodies distinctive characteristics of a type, period, or method of construction. The Americana Centre is characteristic of 1970s multifamily residential housing and of Carl M. Freeman’s “Americana” concept. b) Represents the work of a master architect, craftsman, or builder. As an innovator in housing development, Carl Freeman was a leader in the home-building industry in the Washington DC metropolitan area. He played a leadership role in popularizing multifamily and mixed residential housing. c) Possesses a style or elements distinctive to the region or City. Carl M. Freeman was known for exploring new frontiers in building design. He brought innovative elements to his residential designs, including the Americana Centre, such as park- like settings, scenic views, and mixing different residential types in a single project. d) Represents a significant architectural, design, or landscape entity in the City The Americana Centre is a good example of a modernist multifamily complex that incorporates three different housing types (high-rise, garden apartments and townhouses) within one development while providing a distinct sense of community. e) Represents an established visual feature of the neighborhood or City because of its physical characteristics or landscape components. The large scale of the Americana Centre, on 7.5 acres, and its location at the core of Rockville’s downtown, represents an established visual feature of the City. FINDING Finding that the Americana Centre meets many of the criteria as required by HDC Criteria per Appendix A, of the Historic Resources Management Plan, Definition and Criteria for Historic Resources in the City of Rockville, staff recommends historic designation. COMMUNITY OUTREACH The posting of the required sign on property occurred on November 3, 2016, and postcard notices were sent on November 2, 2016. No public comment has been received to date. 19 3-19 Exhibit 3 HDC2017-00817 11/10/16 Historic Resources Management Plan (1986) APPENDIX A DEFINITION AND CRITERIA FOR HISTORIC RESOURCES IN THE CITY OF ROCKVILLE DEFINITION Historic Resource: Includes architectural, historic, cultural, archaeological, and landscape resources significant to Rockville's development. Intangible resources such as folklore and oral histories are important, but for this purpose are to be considered supportive resources. Physical resources must retain their integrity, as defined by the Federal Register, September 29, 1983, Department of Interior Archeology and Historic Preservation; Secretary of the Interior's Standards- and Guidelines.'' Integrity - The authenticity of a property's historic identity, evidenced by the survival of physical characteristics that existed during the property's historic or prehistoric period. CRITERIA Historic Significance a) Represents the development, heritage, or cultural characteristics of the City; or b) Is the site of an important event in Rockville's history; or c) Is identified with a person or group of persons who influenced the City's history; or d) Exemplifies the cultural, economic, industrial, social, political, archeological, or historical heritage of the City. Architectural, Design, and Landscape Significance a) Embodies distinctive characteristics of a type, period, or method of construction; or b) Represents the work of a master architect, craftsman, or builder; or c) Possesses a style or elements distinctive to the region or City; or d) Represents a significant architectural, design, or landscape entity in the City; or e) Represents an established visual feature of the neighborhood or City because of its physical characteristics or landscape components. 20 3-20 Exhibit 3 Exhibit A AERIAL MAP 3-21 Exhibit 3 Exhibit B ZONING MAP 3-22 Exhibit 4 Submitted: December 15, 2016 Approved: December 15,2016 MINUTES OF THE ROCKVILLE HISTORIC DISTRICT COMMISSION MEETING NO. 11-2016 Thursday, November 17,2016 The City of Rockville Historic District Commission convened in the Mayor and Council Chambers on November 17,2016 at 7:00p.m. PRESENT Emily Correll Matthew Goguen Anita Neal Powell Stefanie Tincher Present: Sheila Bashiri, Preservation Planner Jim Wasilak, Chief of Zoning Cynthia Walters, Deputy City Attorney Cindy Kebba, Principal Planner Absent: Rob Achtmeyer, Chair I. AGENDA REVIEW WORKSESSION (Black Eyed Susan Conference Room) In the absence of Chair Achtmeyer, Commissioner Correll moved, seconded by Commissioner Tincher, to nominate Commissioner Neal Powell as Chair Pro Temfor the meeting. The motion passed 4-0. II. COMMITTEE I ORGANIZATION REPORTS A. Peerless Rockville- Nancy Pickard, Executive Director, noted the upcoming Peerless Rockville Awards and announced the winners. B. Lincoln Park Historical Foundation- There was no report. C. Public Comments/Open Forum-No members of the public spoke. D. HDC and Staff Comments III. CONSENT AGENDA A. APPROVAL OF MINUTES: October 20, 2016 B. CERTIFICATE OF APPROVAL HDC2017-00825, Morgan Sullivan- for replacement of the front door at 16 Thomas Street. 4-1 Exhibit 4 Rockville Historic District Commission MeetingNo.11-2016 November 17,2016 Page2 Commissioner Correll moved, seconded by Commissioner Tincher, to approve the consent agenda. The motion passed 4-0, with Commissioner Achtmeyer absent. IV. CERTIFICATE OF APPROVAL A. HDC2017-00820, Robert and Lucy Elliott- for retroactive approval of construction of a treehouse at 215 Autumn Wind Way. Sheila Bashiri presented the staff report, which recommended approval based on the Secretary of the Interior's Standards #1, #2, #9 and #10. Robert Elliott described the project and answered questions from the Commission. Jim Wasilak read an email of support into the record. The email was received from Don and Carolyn Cox of Great Falls Road just prior to the meeting. Commissioner Correll moved, seconded by Commissioner Tincher, to approve the application with the condition recommended by staff, that the treehouse must either be reduced in height or a height variance granted. The motion passed by a vote of4-0, with Commissioner Achtmeyer absent. B. HDC2017-00826, Jill Timmons- for construction of a railing for a previously existing porch at 109 North Adams Street. Ms. Bashiri presented the staff report, which recommended approval based on the Secretary of the Interior's Standards for Rehabilitation #6. Jill Timmons expressed support for the application. Commissioner Tincher moved, seconded by Commissioner Correll, to approved the application. The motion was approved by a vote of 4-0, with Commissioner Achtmeyer absent. V. EVALUATIONS OF SIGNIFICANCE A. HDC2017-00817, Janet W. Wilson of Americana Center Condominium, Inc.- for an evaluation of significance of the Americana Centre Condominium at 118 Monroe Street. Commissioner Goguen recused himself from consideration of this item as he is a resident of the Americana Centre, and left the chamber. Mr. Wasilak introduced Cindy Kebba, who wrote the staff report in lieu of Ms. Bashiri who is an owner in the Americana Centre. Ms. Kebba presented the staff report, which recommended that the HDC find that the property meets adopted Criteria A, B, C and D of Historic Significance as well as Criteria A, B, C, D and E of Architectural, Design and Landscape Significance. Janet Wilson of 118 Monroe Street explained the reasons that the condominium Board of Directors nominated the property for historic designation. 4-2 Exhibit 4 Rockville Historic District Commission Meeting No. 11-2016 November 17,2016 Page 3 Nancy Pickard of Peerless Rockville addressed the HDC in support of the designation. Commissioner Tincher moved, seconded by Commissioner Correll, to recommend that the property meets the criteria for historic designation as recommended in the staff report, and to authorize the filing of a Map Amendment application to place the property in the Historic District zone. The motion passed by a vote of 3-0, with Commissioner Goguen recused and Commissioner Achtmeyer absent. B. HDC2017-00824, Robert Shapiro- for an evaluation of significance to allow demolition of the dwelling at 725 Carr Avenue. Commissioner Goguen returned to the chamber. Ms. Bashiri presented the staff report, which found that the property did not meet any of the criteria for historic designation. Robert Shapiro, applicant, of 9000 Goshen Valley Drive, Gaithersburg, spoke in favor of the staff recommendation. Commissioner Correll moved, seconded by Commissioner Tincher, that ihe Commission find that the property does not meet any criteria for designation, and therefore is not historically significant. The motion passed by a vote of 4-0, with Commissioner Achtmeyer absent. VI. DISCUSSION A. Old Business I. HDC2017-00816- 500 W. Montgomery Avenue (Chestnut Lodge)- for approval of a memo to the Mayor and Council for a recommendation on construction of six new townhouses on the Chestnut Lodge property in the West Montgomery Avenue Historic District. Commissioner Correll moved, seconded by Commission Goguen, to approve the memo as drafted. The memo is to be signed by Chair Achtmeyer and sent to the Mayor and Council for the December 5 public hearing. The motion passed by a vote of4-0, with Commissioner Achtmeyer absent. 2. Ms. Bashiri noted that staff will present the proposed historic preservation text amendment at the next meeting. I B. New Business- Ms. Bashiri noted that she will email the proposed 2017 meeting calendar in advance of the next meeting so that it may be approved. The HDC must also vote on a Chair for 2017 at the next meeting. VII. ADJOURN 4-3 Exhibit 4 Rockville Historic District Commission MeetingNo.11-2016 November 17,2016 Page4 There being no further business to come before the Commission, the meeting was adjourned at 9:14p.m. 4-4 Exhibit 5 From: [email protected] [mailto:[email protected]] Sent: Monday, November 14, 2016 8:46 PM To: History Dear Sir/Mdm, As a resident of City of Rockville, I’ve read that the Americana Centre is seeking for approval of historic designation for the property and will hold a commission meeting coming Nov 17. I’d like to take this opportunity to express my point of view as I truly disagree with the idea. To make it short, below I listed my reasons why I think it’s not viable. - Proximity to the Metro station, future expansion of Town Center may be disrupted and limited - It’s in the heart of Town Center and the land is limited - It’s the first visible block of old unattractive cheap buildings to represent city of Rockville - It’s not over 100 years old that worth to preserve - We need to see more new development of the Town Center as we are lacking behind a lot of neighboring town like Rio, North Bethesda, Silver Spring downtown and up and coming Wheaton Please please relay the message to the staff meeting for consideration. Thank You, Ken Thank you for your attention. My name is kent Kah residing at 501 crabb Ave 5-1 Exhibit 6 January 26, 2017 MEMORANDUM TO: Cynthia Kebba, Principal Planner ,,Y t.f FROM: Sara Taylor-Ferrell, Deputy City Clerk :y~ SUBJECT: MAP2017-00115 The Americana Centre Condominium: 4, 6, 8, 10, 12, 14, 16, 18, 20, 22, 100, 102, 104, 106, 108, 110, 112, 114,118, 120, 122,124, 126, 128, 130, 132, 134, 136, 138, 140, 142, 144, 146, 148, and 150 Monroe Street Project Description: Change MXTD Zoning to MXTD (HD) to create a local historic district Attached please find the application for the above-referenced Map Amendment Application filed on January 18, 2017, by the Historic District Commission, 111 Maryland Avenue, Rockville, MD. You indicated you would like to schedule the Mayor and Council public hearing on Monday, March 13, if possible. The legal notice would need to be submitted to the Washington Post by noon on Tuesday, February 21 for insertion in the February 23 and March 2 edition. In addition to the newspaper ad, a certified letter will need to be mailed to adjacent property owners notifying them of the Mayor and Council public hearing. Please provide me with these addresses so that I can prepare the notice and labels for mailing. Thanks very much and please let me know if you need anything else. cc: Debra Daniel, City Attorney Susan Swift, Director, CPOS Punam Thukral, Permit Technician Cynthia Kebba, Principal Planner Attachments 6-1 Exhibit 6 MAP 4/09 City of Rockville Department of Community Planning and Development Services 111 Maryland Avenue, Rockville, Maryland 20850 Phone: 240-314-8200 • Fax: 240-314-8210 • E-mail: [email protected] • Web site: www.rockvillemd.gov Application Information: Type of Amendment : 0 Local Amendment !ill Sectional Map Amendment 0 Comprehensive Map Amendment Please Print Clearly or Type Property Address information The Americana Centre Condominium: 4, 6, 8 10, 12, 14, 16, 18, 20, 22, 100, 102, 104, 106, 108,110,112,114,118,120,122,124,126,128,130,132,134,136,138,140,142,144, 146, 148, and 150 Monroe Street · Project Description Change MXTD zoning to MXTD (HD) to create a local historic district Applicant Information: Please supply Name, Address, Phone Number and E-mail Address Applicant Historic District Commission Property owner(s) Multiple owners represented by Janet W. Wilson, President, Board of Directors. See attached list. Engineer ______ Attorney ______ 6-2 Exhibit 6 Size 7.5 acres (approximate) (SQUARE FEET IF LESS THAN ONE ACRE, OR ACRES IF ONE ACRE OR MORE) From the--"'M!!:X'-'T-"'0---:::==-:::-:===:---- Zone to the MXTD HD Zone (PRESENT CLASSIFICATION) (REQUESTED CLASSIFICATION) or the --::===-:=::c====-~====--- Zone. (ALTERNATE REQUESTED CLASSIFICATION) Application is hereby made with the Rockville Mayor and Council of Rockville for approval of the reclassification of property located in Rockville, Maryland and known as: LOT(s) 1 BLOCK 3 SUBDIVISION Rockville Town Center if boundaries conform to lot boundaries with a subdivision for which a plat is recorded among the Land Records of Montgomery County. If not, attach a description by metes and bounds, courses and distances and plat reference. Also furnish the following information from the tax bill for the land (s) to be zoned: *The account number as recorded on the tax docket (Mont. Co.) Assessment Office Previous Approvals: (If Any) Application Number Date Action Taken ~&A letter of authorization from the owner must be submitted if this application is going to be filed by anyone other than the owner. I hereby certijy that J have the authority to make this application, that the application is complete and correct and I have read and understand all procedures for filing this application. By ______(Signature of Applicant) Subscribed and sworn before this _____ day of ______, 20 __ My Commission Expires ______Notary Public MAP Page 2 4/09 6-3 Exhibit 6 The Following Documents Are Furnished As Part Of The Application: ~ A Complete Application 0 Filing Fee (to include sign fee) l2i A concise statement of the facts and circumstances upon which the Applicant relies to justify the reason(s) for this reclas sification (example: change in character of the neighborhood, mistake in the original zoning, other reasons). 0 An identification plat prepared by a civil engineer or surveyor certified by him to be correct, showing metes and bounds, courses and distances the land proposed to be reclassified, or if the boundaries conform to lot boundaries within a subdivi sion for which a plat is recorded in the Land Records of Montgomery County, then a copy of such a plat, the land proposed to be reclassified appearing in a color distinctive from that of other land shown on the plat. 0 A vicinity map shall be furnished by the petitioner covering the area within 1,000 feet of the boundaries of the land covered by this application showing the existing zoning classification of such land as it appears on the official zoning map in the office of the Mayor and Council at the scale of 1 inch equals 200 feet. 0 The scale of the identification plat shall be noted thereon and shall be not less than 100 feet to the inch if the land proposed to be reclassified is of an area ten acres or less and not less than 200 feet to the inch of an area more than ten (1 0) acres. A north direction arrow shall appear on such a plat and map. Comments on Submittal: (For Staff Use Only) MAP Page 3 4/09 6-4 Exhibit 6 ... •" "; . '\: (~ ·; ~~ . .l[ - Application for : . { MAP ~-F Map Amendment 4/09 01r. ~+. City of Rockville Department of Community Planning and Development Services 111 Maryland Avenue, Rockville, Maryland 20850 Phone: 240-314-8200 • Fax: 240-314-821 0 • E-mail: [email protected] • Web site: www.rockvillemd.gov Application Information: Type of Amendment : 0 Local Amendment Iii Sectional Map Amendment 0 Comprehensive Map Amendment Please Print Clearly or Type Property Address information The Americana Centre Condomini~m. 118 Monroe Street (eee. ~""") Project Description Change MXTD zoning to MXTD (HD) to create a local historic district Applicant Information: Please supply Name, Address, Phone Number and E-mail Address Applicant Historic District Commission Property Owner(s) Multiple owners represented by Janet W. Wilson, President, Board of Directors. See attached list. Engineer ______ Attorney ______ 6-5 Exhibit 6 Size 7.5 acres (SQUARE FEET IF LESS THAN ONE ACRE, OR ACRES IF ONE ACRE OR MORE) From the__,M-"'X'-'T-'=0'-::======:::----- Zone to the MXTD HD Zone (PRESENT CLASSIFICATION) (REQUESTED CLASSIFICATION) or the--======:::--- Zone. (ALTERNATE REQUESTED CLASSIFICATION) Application is hereby made with the Rockville Mayor and Council of Rockville for approval of the reclassification of property located in Rockville, Maryland and known as: LOT{s) 1 BLOCK 3 SUBDIVISION Rockville Town Center if boundaries conform to lot boundaries with a subdivision for which a plat is recorded among the Land Records of Montgomery County. If not, attach a description by metes and bounds, courses and distances and plat reference. Also furnish the following information from the tax bill for the land (s) to be zoned: *The account number as recorded on the tax docket (Mont. Co.) Assessment Office Previous Approvals: (If Any) Application Number Date Action Taken ~&A letter of authorization from the owner must be submitted if this application is going to be filed by anyone other than the owner. I hereby certify that I have the authority to make this application, that the application is complete and correct and I have read and understand all procedures for filing this application. Subscribed and sworn before this /(3'1 day of JA' All) A & it , 20 f 7 My Commission Expires I/;'!/z.o 11 I I /1:/12 ;t,J___ Notary Public frJA.l?..:ON £. l:JA S'llll.. Page 2 4/09 6-6 Exhibit 6 The Following Documents Are Furnished As Part Of The Application: Ill A Complete Application o Filing Fee (to include sign fee) IZi A concise statement of the facts and circumstances upon which the Applicant relies to justify the reason(s) for this reclas sification (example: change in character of the neighborhood, mistake in the original zoning, other reasons). J:l( An identification plat prepared by a civil engineer or surveyor certified by him to be correct, showing metes and bounds, courses and distances the land proposed to be reclassified, or if the boundaries conform to Jot boundaries within a subdivi sion for which a plat is recorded in the Land Records of Montgomery County, then a copy of such a plat, the land proposed to be reclassified appearing in a color distinctive from that of other land shown on the plat. )ij A vicinity map shall be furnished by the petitioner covering the area within 1,000 feet of the boundaries of the land covered by this application showing the existing zoning classification of such land as it appears on the official zoning map in the office of the Mayor and Council at the scale of 1 inch equals 200 feet. 0 The scale of the identification plat shall be noted thereon and shall be not Jess than 100 feet to the inch if the land proposed to be reclassified is of an area ten acres or Jess and not Jess than 200 feet to the inch of an area more than ten (1 0) acres. A north direction arrow shall appear on such a plat and map. Comments on Submittal: (For Staff Use Only) MAP Page 3 4/09 6-7 Exhibit 6 THE AMERICANA CENTRE CONDOMINIUM, 118 MONROE STREET MAP AMENDMENT STATEMENT OF SIGNIFICANCE The Americana Centre opened for occupancy in Summer 1972 as a high density luxury housing complex and the central residential feature of downtown Rockville's Mid-City Urban Renewal Program. It converted from a rental property to a condominium regime within months of opening. The innovative development introduced high-rise living to downtown Rockville, in addition to providing modern garden apartments and townhouses. The project fulfilled the city's urban renewal design and planning goals and it remains one of the few remaining examples of development resulting from urban renewal in Rockville. The development won a Merit Award in Urban Design from HUD, and an award from the American Institute of Planners for Excellence in Overall Planning in 1971. The site includes two high-rise buildings, one 14 stories and the other 15 stories, with a total of 291 units; 22 three-story garden apartment buildings, that contain a total of 124 units; and 10 townhouses that are arranged in a semi-circle pattern at the southeastern edge of the site. The two towers anchor the design to the site, while the garden buildings occupy the interior and surround a landscaped plaza. The ten attached townhouses hold the southeast perimeter of the site, partially sheltered from street noise by a carport structure. The property has distinctive features such as modernist skylight dormers, scenic views into garden areas, arched entryways, promenades, and multiple seating areas. The plaza is the central focal point and is made of aggregate concrete that also serves as the roof of the underground parking garage and the foundation of several of the garden buildings. A dramatic canopy with three massive lintels defines the entry into the pool area. The Americana Centre was designed by Carl M. Freeman and Associates, an established architectural firm and developer of modern homes and apartments in the Washington, DC metropolitan area. The City of Rockville chose the Freeman firm to build it, based on specific design standards. Freeman used the "Americana" name and branding in many of his single-family and multifamily developments. Carl M. Freeman {1910-1998) was a leader in building and popularizing modern multifamily housing in the U.S. and has been credited with introducing the modern garden apartment complex to the Washington, DC metropolitan area. His work has been cited in Architectural Record, House ond Home, Better Homes and Gardens, Changing Times and Urban Land. In 1950, he was named Director of the Washington Home Builders Association and in 1954 he founded the Suburban Maryland Builders Association (SMBA), now known as the Maryland-National Capital Building Industry Association. Freeman was the SMBA's first president and served two terms. He was recognized as one of the top twelve builders in the nation in 1964. Freeman advocated reforming zoning laws to allow more dense housing to more efficiently use land and resources and reduce "suburban sprawl." He was also an advocate of "total community building", ' mixing land uses and providing community amenities. He helped transform building codes and zoning laws to encourage these trends, locally and nationally. In addition, Freeman helped to promote better cooperation between developers and government agencies to help expedite and streamline the development process. The Americana Centre meets Rockville's criteria for local historic designation, as described below: 6-8 Exhibit 6 Historic Significance a) Represents the development, heritage, or cultural characteristics of the City. The Americana Centre represents the era of urban renewal in Rockville that spanned the 1960s and 1970s. It introduced an unprecedented and distinctively modern residential community with a mix of multifamily types to downtown Rockville. b) Site of an important event in Rockville's history. The Americana Centre was the large and successful residential component of the Mid-City Urban Renewal Project in Rockville. It is one of the first components of urban renewal in the city and remains one of the last vestiges of that grand renewal plan. c) Identified with a person or group of persons who influenced the City's history. The Americana Centre was developed by Carl M. Freeman who was a national leader in building and popularizing modern multifamily housing. He is credited with introducing the modern garden apartment complex to the Washington, DC metropolitan area. His work has been cited in numerous publications. Freeman founded the Suburban Maryland Builders Association and was instrumental in modernizing zoning laws and building codes to encourage mixed uses and high density housing in traditionally single-family residential suburbs. d) Exemplifies the cultural, economic, industrial, social, political, archeological, or historical heritage of the City. The condominium complex exemplifies the cultural, economic, social, political, and historical heritage and development of the City during the 1970s. Architectural, Design, and Landscape Significance a) Embodies distinctive characteristics of a type, period, or method of construction. The Americana Centre is characteristic of 1970s multifamily residential housing and af Carl M. Freeman's "Americana" concept. b) Represents the work of a master architect, craftsman, or builder. As an innovator in housing development, Carl Freeman was a leader in the home-building industry in the Washington DC metropolitan area. He played a leadership role in popularizing multifamily and mixed residential housing. c) Possesses a style or elements distinctive to the region or City. Carl M. Freeman was known for exploring new frontiers in building design. He brought innovative elements to his residential designs, including the Americana Centre, such as park like settings, scenic views, and mixing different residential types in a single project. d) Represents a significant architectural, design, or landscape entity in the City The Americana Centre is a good example of a modernist multifamily complex that incorporates three different housing types (high-rise, garden apartments and townhouses) within one development while providing a distinct sense of community. e) Represents an established visual feature of the neighborhood or City because of its physical characteristics or landscape components. The large scale of the Americana Centre, on 7.5 acres, and its location at the core of Rockville's downtown, represents an established visual feature of the City. 6-9 Exhibit 6 ,~g ..,(fun ...... c~-~ ,.., lf./YI pL~-,.4,.0 '" .:~lruls /./OTt: Hns ~( <;V.C f'l...t.T JC.'(''t-~'1/o 111.0 Rrr-h erwm.,Mr -.N.Im~-""'"•' r.,m.N-,: w.J ;~_1Z_TIF1CATE M5A ) CCJVTY yO~ t.A..<1'A"''v .... ,~ t CV. :;!731, (t()IJ/QCMIERV e..."'14'<'D 1hf / .-..+.. ;mPt"'W. S ~" >m ~ .. prull;c ...,.,._,~ .!/ ""',...""' .,,..s,.,.....,- :· 4 -- ...... t.:.M w,o~o,.. '1'~ & & ""~::,..."(' o. - 6-10 case Number: ...:tc::b.:cd______Address: 118 Monroe Street Ill RockviJl~ Exhibit 6 LEGEND -Zoning Districts [I] R-400- Residential Estate i\J MXB -Mixed-Use Business L- 1 Rockville city limits [[] R-200- Suburban Residential ~ MXC -Mixed-Use Commercial Zoning Overlays [JJ R-150- Low Density Residential ~ MXCD -Mixed-Use Corridor District ~ClLJsters [II R-90- Single Unit Detached Dwelling, Restricted Residential ~ MXE -Mixed-Use Employment Historic Preservation Parcels • R-75- Single Unit Detached Dwelling, Residential ~ MXNC- Mixed-Use Neighborhood Commercial C ~-IlL ij • ' Lincoln Park Conservation Over1ay • R-60 - Single Unit Detached Dwelling, Residential ~ MXT- Mixed-Use Transition 1 1 • R-40- Single Unit Semi-detached Dwelling, Residential • MXTD- Mixed-Use Transit District 'I•.• Planned Developments • RM0-10- Residential Medium Density • PO -Planned Development ~ Town Center Performance District UIJ RMD-15- Residenlial Medium Density • PARK- Park Zone .. _s:SJ Twinbrook Metro Performance District • RM D-25 - Residential Medium Density ~ lL- Light lndLJstrial • Special Exceptions 6-11