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Westminster Historic District Commission
Agenda for Next Meeting | Minutes of Previous Meetings
Historic District Zoning
Tax Credits for Historic Rehabilitation
Other Financial and Educational Resources for Historic Preservation Projects
Holiday House Tour
MINUTES
September 19, 2002
The Westminster Historic District Commission (HDC or Commission) held a meeting on September 19th, 2002 at 7:00 pm. Chairman Camlin and members Walters, Smith, Thomas, and Stevens were present, as well as Director of Planning and Public Works Beyard, Town Planner Siders, Technical Planner Fisher, City Attorney Walsh, and members of the public.
Chairman Camlin opened the meeting with a "Statement of Authority" for the HDC.
The minutes of the August 27th, 2002 meeting were approved as amended on motion of Ms. Walters, seconded by Ms. Stevens.
No public hearings were scheduled.
Under new business, Chairman Camlin opened concurrent discussions regarding the recent demolition of the Billingslea House, the upcoming demolition permit process revisions, and the development of a financial incentives marketing plan. Mr. Siders presented a summary of the proposed demolition permit review process revisions. Mr. Siders stated that the revisions would be introduced to the Mayor and Common Council as Ordinance No. 687 at the September 23, 2002 Council meeting. Mr. Siders stated that the proposed ordinance would require applicants for a demolition permit in the Westminster Historic District to attend three briefings from staff regarding the value of and programs available for preserving historic structures. In addition, the Zoning Administrator would forward all demolition permit applications within the Historic District to the Mayor and Common Council and the HDC. In cases where the demolition would have an adverse effect on the historical integrity of the City, the Director would refer the permit to the HDC for its recommendation.
Ms. Stevens expressed concern that the HDC would not be giving a personal appeal to applicants in the permit review process. Mr. Beyard stated that the HDC would help develop the staff presentations. Ms. Walters expressed concern that the Director would have the choice of whether to refer an application to the Commission. Mr. Beyard stated that the HDC would be notified of all demolition permit requests at the time the City receives the application. A call of concern from the HDC would send the permit to the Commission for a recommendation. Mr. Beyard stated that with the proposed changes, a minimum of thirty days would pass between the receipt of an application and action by the Director. Ms. Thomas asked if a site inspection would be required. Mr. Beyard stated that all relevant information should be gathered before a decision is made, and that each case is unique. Chairman Camlin stated that he likes the approach of the ordinance, but desires a direct communication opportunity with the applicant. Mr. Siders stated that the HDC would have the opportunity for direct communication when the HDC reviews a permit application.
Ms. Stevens stated that Westminster has historical resources outside of the Historic District, and that state-listed historic properties, and possibly others, should fall under the proposed procedures. Mr. Beyard agreed with Ms. Stevens suggestion, and stated that the existing tax credit legislation should also be modified to include state-listed historic properties. Ms. Stevens stated that a list of resources that contribute to historically significant buildings, such as stables, should fall under the proposed protections as well. Ms. Stevens stated that assigning historic significance is difficult, and that everyone should be trained in the process. Mr. Beyard stated that staff is open to training in preservation issues.
Ms. Smith asked if the City has a demolition-by-neglect ordinance to protect against subversion of the proposed ordinance. Mr. Beyard stated that the property maintenance code for the City has recently been extended to all properties.
Ms. Smith proposed that applicants for demolition permits be required to have a development plan in place before a permit is issued. Ms. Walters stated that this would be one way for developers to see the true costs of new construction before the opportunity to rehabilitate the historic structure has passed. In response to a question from Chairman Camlin, Mr. Walsh stated that, as there is no burden upon a property owner to keep his property improved, such a requirement would likely not withstand a legal challenge.
In response to a question from Ms. Walters, Mr. Beyard stated that at this point, demolition permits would be held until the Mayor and Common Council acts on the proposed ordinance. Mr. Beyard stated that the HDC has two important roles in the process: first, to develop a persuasive information package, and second, to be personally persuasive in the review process.
Chairman Camlin asked what package of information could be put together before the permit process even begins. Mr. Siders responded that a majority of the permit process will be proactive, focusing on realtors and lenders. Mr. Beyard added that the City’s upgraded webpage should include HDC content. Ms. Stevens suggested that web links to preservation resources should also be included on the webpage.
The closed meeting held at 8:15 p.m. following the regular session in City Hall was attended by Chairman Camlin, members Walters, Smith, Thomas, and Stevens, Director of Planning and Public Works Beyard, Town Planner Siders, Technical Planner Fisher, and City Attorney Walsh. A unanimous vote authorized the meeting to consult with counsel to obtain legal advice as authorized in Section 10-508 (a)(7) of the State Government Article of the Annotated Code of Maryland.
Under old business, the Commission discussed various aspects of the 2002 Holiday House Tour. Ms. Smith updated the Commission on the music schedule and the artwork for the tour booklet. Mr. Fisher presented the HDC with final copies of the house tour rack card. Mr. Beyard stated that there will be an opportunity to send notice of the house tour with upcoming City mailings.
The Commission decided to prepare luminaries at 9:00 am on November 23rd at Ms. Smith’s residence.
There was no report of the Director of Planning and Public Works designee.
There was no report of the Chairperson.
Under Citizen Comment, Mr. and Mrs. Dan and Emily Gartrell of 79 West Main Street addressed the Commission. Mrs. Gartrell stated that she would have liked to have been notified of the impending demolition of 109 E Main St earlier, and that the building was a beautiful representation of 19th Century architecture. Mrs. Gartrell also stated that the Historic District should have more stringent rules, and that these rules would promote a greater quality of life for residents and increase property values. Mr. Camlin then reviewed the history of historic district zoning in the City. Mrs. Gartrell stated that she would like to see historic district zoning adopted for the historic parts of the City. Mr. Beyard suggested that a role of the HDC could be to identify suitable areas and identify a critical mass of supportive property owners.
In response to a question from Mr. Gartrell, Mr. Beyard stated that there was no legislation in place outside of the current Historic District Zone to prevent an individual from demolishing a structure, based on historical value. Mrs. Gartrell stated that the Commission should consider restrictions in place in nearby jurisdictions. Mr. Gartrell stated that he would like to see Westminster’s Civil War heritage preserved.
The HDC scheduled the next meeting for Thursday, October 17th at 7:00pm.
Being no further business, the meeting was adjourned at 8:15 p.m.
Respectfully submitted,
Erik Fisher
Secretary to the HDC
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