1 Oct. 21, 2015

MOUNT RAINIER’S ARCHITECTURAL CONSERVATION DISTRICT—

A RECOMMENDATION (PART 2)

Previously, in Part 1 of this presentation, the history of the architectural district project was provided,

including why such a district was proposed. Part 2 provides information on what the city’s Design Review

Board recommends to the City Council for consideration and next steps.

HOW WILL AN ARCHITECTURAL CONSERVATION DISTRICT WORK?

The ACP (architectural conservation plan) will NOT prevent enlarging a house or razing it completely in order

to build a new house. The purpose of the architectural conservation district is to ensure compatible infill and

renovations. The ACP will include a list (aka the “standards list”) of renovation and construction projects

which will be evaluated against compatibility standards established in the ACP. The Plan also includes a list of

what is exempted from review.

In making these recommendations to the City Council, the Design Review Board attempted to balance the

desires of supporters and critics. The DRB recognizes that some will feel the proposal is inadequate to protect

the neighborhood’s special character while others think it goes too far. With the proposal on the table, it is up

to the City Council and residents to revise the proposed exemptions and standards list. Consider that the

concept of a conservation district began almost a decade ago in a real estate bubble. Like then, bungalows are

again selling for $300,000 and up. Mount Rainier will soon no longer be considered affordable for the people

who already live here.

Exemptions (projects that will not be required to meet the ACP standards)

The DRB recommends exempting from the ACP standards the following:

• Ordinary maintenance (conditions that exist when the ACD is implemented are “grandfathered” meaning

that any repairs or maintenance to existing conditions will be exempt from review)

• Interior alterations

• Changes to the back of the house (e.g., adding a deck, changing windows)

• Additions to the rear of the house (exemption zone) that are no wider or taller than existing house

• Paint colors

• Landscaping, fencing, and walls

• Door replacements where no change in door size is proposed

• Screen, storm, and security doors

• Storm windows and screens

• Adding insect screens to a front or side porch

• Accessory buildings (garages, sheds, gazebos) less than 150 s.f.

• Garages/sheds over 150 s.f. within the “exemption zone” (see next page)

• Roofing materials and sheathing

• Gutters and downspouts

• Lights and lighting

• Flowerboxes, mailboxes, rain barrels, etc.

• Patios and driveways

• Freestanding antennas and satellite dishes

• Artwork

• Houses designated as county historic sites (reviewed by the county historic preservation commission)

• Work approved by the Maryland Historical Trust for preservation tax credits

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THE “EXEMPTION ZONE”

If a project (e.g., deck, shed, addition) is to the rear of the house and is no higher or wider

than the existing house, the DRB is recommending that it be exempt from the new stand-

ards and would have no additional review under the plan. This encourages homeowners to

add to the back of the house rather than increasing the height of the home. Illustrated be-

low is the proposed “exemption zone.” In the current proposal, houses on corner lots

would have no exemption zone.

In the DRB proposal, additions that are wider or taller than the existing house (examples

below) will require review for compliance with compatibility standards.

deck

shed

Street

House

deck

addition

shed

Additions that are not wider or taller than the existing

house are exempt from ACD standards and review.

Several bungalows in the city have new additions simi-

lar to this one that are compatible with its neighbors.

3 Oct. 21, 2015

Screened porches in the DRB proposal would be exempted from the ACD standards and review process.

Paint colors would be exempted from the ACD standards and review process in the proposed plan.

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The DRB recommends that choice of a front door style should not be affected by the

architectural conservation district. Maybe you recognize one of these from the

neighborhood?

5 Oct. 21, 2015

Fences, walls, and landscaping would be exempt from the district standards in the

DRB’s recommendations.

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What Will Be Affected?

Below is the DRB’s recommended list of projects that require a county building permit and for which

standards would be written and review required. The standards will focus on the “look” of the project, not

what materials are used.

• Construction of a new house

• Additions wider or taller than the existing house, or made to the front of the house

• Structural changes to front or side porches/decks/stoops (including railings, columns, flooring, piers)

• Steps/stoops over 8 inches high

• New ramps, chimneys, fire escapes

• Moving or enlarging size of a window or door on front or side of house

• Adding a vent to roof or wall if it is larger than 10x10 inches

• Enclosing a carport

• Adding or enlarging accessory structure larger than150 s.f. (unless within the exemption zone)

• Demolition of structure larger than 150 s.f. (not prohibited but requires review)

Below is the DRB’s recommended list of projects that currently do not require a county building permit, but

would require local review under the ACD plan in order to meet the goals of conserving the neighborhood’s

character. The standards focus on the final “look” of the project, not the materials used.

• Enclosure of a front or side porch with solid walls or glass

• Replacing or changing type of siding

• Replacing, changing type, or removing windows on front or side of house

• Painting masonry or brick (not prohibited but requires review)

• Adding or changing type of awnings on front or side of house

• Adding or changing style of shutters (not prohibited but requires review)

• Adding or changing type of solar panels on front or side of house (no review if panels are flush with roof)

While narrowing the list for which standards will be written and review required, the DRB and county

planners considered the visibility of a project (impact on streetscape), the permanency of the change (how

difficult it would be for a new owner to change the architectural element), size of the change (impact on

neighbors), and impact on architectural style itself. Comments from residents, elected officials, and the project

planning staff also shaped the decisions. Some proposed projects will have standards and will require review

but will not be prohibited. For instance, painting bricks is not prohibited but because it can permanently

damage the bricks, the DRB recommends that the applicant discuss options with the local Architectural Design

Review Committee that will be established under the Plan.

An example of enlarging a bungalow in

a compatible manner. A second story

was added to this house in a way that

reflects the look of its neighboring

homes. For instance, the new windows

are similar in size and placement to the

neighboring homes.

7 Oct. 21, 2015

How is a project reviewed? If the project r equires review under the ACD Plan, the

following processes will be utilized.

Local Architectural Design Review Committee. All projects will fir st be reviewed by

the Architectural Conservation District Review Committee (a committee of Mount Rainier

residents and architects who are appointed by the county). The committee will meet with

the applicant and determine if the project meets the compatibility standards of the ACP.

During this meeting, the committee will likely advise the applicant of various state and city

tax credits and provide advice and guidance on the project. The local review committee

will function to facilitate the project process. If the proposal meets the standards, meaning

they are compatible with the neighborhood, an authorization is issued. For most projects

(for instance, replacing windows), that is the extent of the review. The goal is for as quick

a turnaround as possible.

Projects That Require a Building Permit. If the project r equires a county building

permit because it will affect the building’s structure (for instance, taking off the roof and

adding an additional floor to the house), after meeting with the local architectural design

review committee, the process will follow one of two tracks under the process outlined in

the current county zoning code.

1. If the project is small, it will likely only need review by the county permitting staff—the

same process currently in place. The only difference is county staff will require

authorization from the local architectural design review committee.

2. If the project increases the living space (gross floor area) of the home by more than 20

percent, a limited detailed site plan process will be required. For these projects, the project

will go to the Prince George’s County Planning Board for a public hearing before final

approval. A major goal of the draft DRB recommendations is to keep these reviews to a

minimum because of the increased costs and time this type of review process. The more in

depth review would affect all new houses and any larger additions that are not completely

in the backyard of the house (within the “exemption zone”).

In a review of building permits at City Hall, it was found that in the last three years, out of

19 projects that required a building permit for exterior construction, 9 would have required

a limited detailed site plan (4 of those were new houses and 5 were additions on the top or

front of the house). On average 3 per year. If those numbers are representative, then less

than half of the exterior building permits would require this level of review.

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Downsizing or removing windows would be subject to standards under the DRB’s

recommendations. Here are some examples of what the recommendations would have

addressed for compatibility with the neighborhood’s character.

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SOLAR PANELS

The ACP is expected to encourage “green” sustainability, including rain barrels and solar panels.

If design standards are required for solar panels, they will be included in the ACP. Under current

zoning, there are no standards for solar panels (how much of a roof can be covered, how large,

etc.). The current recommendation by the DRB is to exempt solar panels on the backs of houses

or those flush with the front roof. Perhaps the standards could allow a certain degree of elevation

from the roof? Below are examples of installations in Mount Rainier and Brentwood.

Solar panels on this flat roof are not

noticeable.

Solar panels flush with the roof would

be exempt from ACD standards.

The standards might require some panels be in-

stalled on the rear roof if possible.

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PORCH ENCLOSURES

The Design Review Board recommends that future alterations to front porches be subject

to standards and review. Existing enclosed porches like these are “grandfathered.”

If these recommendations are accepted by the City Council to be forwarded to the County,

the County will review these as well as community input in creating standards that will

address porch enclosure concerns.

11 Oct. 21, 2015

NEXT STEPS

WHO WRITES THE STANDARDS; WHEN WILL WE KNOW WHAT THEY ARE?

Next Step 1. Determination of the final list of applicable projects that will require

compatibility standards and which projects are exempt.

The Design Review Board has placed these recommendations on the table for the City Council to

consider.

The City Council is holding a public hearing on Nov. 7, 2 pm at the Mount Rainier Elementary

School to gather input on these lists and the proposed distr ict. The par ticipation of the

homeowners on the city level is important. In addition to public comments at this public meeting,

written comments would be accepted before the City Council adopts a final draft list for the

county’s consideration and affirms its desire to move forward with the project.

Next Step 2. Compatibility Standards.

Once City Council recommends which projects will require review, the county project team will

write a draft architectural conservation plan (ACP) that includes the standards for those projects.

Next Step 3. Community meeting to review the draft ACP.

Next Step 4. The preliminary plan will be submitted to the County Council for consideration

and released to the public for review. A public hearing will take place in the Upper Marlboro

County Administration Building before the county’s Planning Board and District Council for final

approval.

ENFORCEMENT

Once the final ACP is adopted, if a homeowner begins a project that is subject to ACP standards

without required review or permits, city code enforcement officers will issue a stop work

order. Additional enforcement measures may be prescribed in the ACP. The owner of the

property will need to bring the project into compliance by meeting with the local review

committee and securing proper paperwork for the project. If the project also requires a county

building permit, the owner will need to secure the proper county and city building permits. Fines

may be levied for noncompliance.