Subject
title
Facilitated Discussion and Direction from Mayor and Council regarding King Farm Farmstead Park Complex Adaptive Re-Use Master Plan Process
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Department
Recreation & Parks
Recommendation
Staff recommends that the Mayor and Council receive the presentation, discuss, and provide direction to the City Manager and within the framework of the applicable Deed and Covenants on their priorities for King Farm Farmstead Park adaptive reuse. The presentation and discussion will be facilitated by the City’s consultant, Design Collective, a consulting firm with experience in historic preservation, placemaking adaptive reuse, and using public feedback to develop forward thinking and creative, but realistic, practical, and cost-effective adaptive reuse concepts. Examples of Design Collective’s work with historic properties include Downtown Mount Airy Master Plan <https://www.designcollective.com/portfolio/project/downtown-mount-airy-master-plan/> and Hilton Recreation Center. <https://www.designcollective.com/portfolio/project/hilton-recreation-center/>
The following direction is requested from the Mayor and Council to guide next steps:
• Discuss ideas and overall vision for the site.
• Provide a framework on use types, particularly, preferred or not preferred.
• Preferences for site to host:
o City programs provided by staff, contractors, as well as business and community partners
o Outside agency public-private partnerships and/or
o A combination of any of the above
• Other direction for King Farm Farmstead adaptive reuse.
Discussion
Purpose
The purpose of this work session is to provide the Mayor and Council with an overview of the King Farm Farmstead Park property, recommendations from past task forces, studies, and reports, then followed by a discussion with the Mayor and Council to determine preferred adaptive reuses for the site. The City has retained Design Collective (DC) as a consultant for the adaptive reuse and master planning process. DC has vast experience working with communities on similar projects to create master plans, formulate concepts, and provide analysis, and feasibility studies for all levels of government agencies and many local jurisdictions similar to Rockville.
Site History
The King Farm Farmstead is in the northeast corner of the King Farm neighborhood near Route 355 and is part of the City’s Park system. Formerly the largest farm in the area, much of the original farm has long since been sold and developed. The site currently consists of six distinct buildings of various sizes, a picnic pavilion, a community garden, and grounds surrounding the property.
The City received the 6.96-acre site in 1999 at the time of the sale and development of the former King (Irvington) Farm. The land was donated to the City by the developer of the King Farm neighborhood, with a deed and declaration of covenants containing several requirements, chiefly that the site is to be 1) “used as a site for a neighborhood park and recreational facility that shall serve the current and future residents of the Subject Property and the general public” and 2) that the grantor (King Farm Associates, LLC) is to be provided with opportunities for input on any process regarding the site’s future use(s). These covenants highlight the original intent of the property to remain in the form of a recreation and park amenity for the community. Depending on the adaptive reuse option(s) selected, additional research may be needed to ensure that the principal use conforms with the property’s restrictions. The property was designated a historic district in 2006 and includes all existing buildings currently standing at the site. There is also a forest conservation easement on the northwest corner of the site.
The Farmstead is part of the overall 92-acre public King Farm Park system that includes two additional active parks and 43 acres of stream valley/forest parkland. Maryland Rt. 355 (Frederick Road) is adjacent to the site on the east side. Residential lots are located to the west and south of the site, and the property to the north (Farmstead District) is currently under development for additional residential units. As part of the annexation agreement for the Farmstead District, the developer is building a 47-spot parking lot for the City’s King Farm Farmstead property. The property is within walking distance of Shady Grove Metro Station and RideOn bus stops.
Since the City assumed ownership of the site, several projects have been completed to stabilize the buildings and add utility infrastructure, however, none of the buildings have been improved to the point of occupancy as an adaptive reuse has yet to be determined.
• 2014 - Property Condition Assessment
• 2018 - Structural renovations and façade restoration to Dairy Barns
• 2024 - Water and sewer Infrastructure installed for Main House and Dairy Barns and construction underway for electrical infrastructure throughout the site
Past Planning and Evaluation
Extensive study of the King Farm Farmstead has been conducted by various Task Forces and consultants over the years.
• King Farm Farmstead History and 2001 Task Force Report <https://www.rockvillemd.gov/DocumentCenter/View/38478/King-Farm-Farmstead-Property-History>
• 2014 King Farm Farmstead Property Condition Assessment <https://www.rockvillemd.gov/DocumentCenter/View/8847/2014KingFarmarmsteadPropertyCondAssess>
A summary of each area’s current condition is provided below.
• Farmhouse (Building #1): Two-level house with +/- 3,425 gross square feet of usable space split between the levels, previously used as a residence. The house is served with water, sewer, and electricity and a fire suppression system is forthcoming in a current project. While the house is in generally good condition, HVAC improvements would be needed, as well as interior modifications depending on final use.
• Garage (Building #2): +/-1,855 gross square feet split between two levels enclosed levels. Building requires envelope improvement, mechanical, electrical, plumbing, and accessibility improvements.
• Outbuildings - Tenant House (Buildings #6 & 7): Building 6 is comprised of +/-1,050 square feet and Building 7 is comprised of +/-540 square feet. These buildings previously functioned as small living spaces with divided rooms; however, they are currently not safe nor structurally sound.
• Dairy Barns (Buildings #3 & 4): The west barn is a two-story structure with +/- 5,800 square feet lower-level and +/- 5,200 square feet upper-level. The east barn is +/- 5,800 sq ft lower-level, 5,500 sq ft upper-level plus a +/- 600 sq ft milk house. The milk house will house the electric infrastructure for the site. A project to structurally shore these barns and make them water-tight was completed in 2018. Care was taken to preserve the historic façade. After renovations, dehumidification controls were added to the spaces, however, fit-out, life safety, and ADA compliance for occupancy have not been completed. Water / Sewer infrastructure to the buildings is 95 percent complete and the construction of the electric infrastructure is to begin by the end of 2024. Improvements to the floor slab, internal lighting, plumbing, HVAC, and other amenities for building fit-out are required after a use is identified.
• Horse Barn (Building #5): This +/- 5,950 gross square feet building is located closest to the new Farmstead District housing development and is not currently inhabitable. Structural deficiencies make any rehabilitation effort extremely challenging. All framing is undersized and not properly connected per current code requirements. Some existing materials (siding, wood, etc.) may be salvaged and used in reconstruction.
• Also located at the King Farm Farmstead is an active community garden and picnic pavilion used for rental groups. The community garden is managed by volunteers. The picnic pavilion is the site of the prior hay-drying shed and includes interpretive signage that highlights its historic elements.
A summary of the two most recent reports on the property is provided below.
2017 King Farm Farmstead Task Force Recommendations and Report <https://www.rockvillemd.gov/DocumentCenter/View/19897/King-Farm-Farmstead-Task-Force-Final-Report_Brief-053117> provides the Task Force’s vision for the property and detailed descriptions of the following Task Force recommendations:
• Retain the existing Farmstead House and utilize it as the welcome and operations center for the Farmstead.
• Renovate the existing Dairy Barns and establish them as the center of proposed activity for the farmstead with an indoor marketplace, culinary kitchen, and venue for larger events.
• Convert the Horse Barn into a 150-200 seat facility for theater production and musical events (with ancillary usage as community assembly space).
• Restore the exteriors of the smaller outbuildings to their 1920s/1930s appearance as farm buildings, at a minimum.
• Convert the silo nearest to Ridgemont Avenue into an astronomical observatory for use by the public and explore the possibility of entering into a partnership with Montgomery College for use of the facility. Integrate the silo nearest to the Main Residence into the usage of the adjacent Dairy Barn.
• Prior to any further disturbance of grounds, contract with an archaeological firm to conduct an inventory investigation of the Farmstead.
• Provide appropriate explanatory signage outside each existing Farmstead structure and identified archaeological resources.
2022 King Farm Farmstead Real Estate and Market Analysis by Partners for Economic Success (PES) https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_07182022-6647#page=518 <https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_07182022-6647> studied the potentials for commercial and other building reuse that could help to maintain the historic structures while preserving the neighborhood park activities and providing benefits for area residents. Key findings include:
• To preserve historic resources, the best path forward is one of continual occupancy, which often prevents deterioration and damage attributable to unnoticed building decline such as roof leaks, other weather impacts, intrusions, and vandalism.
• Reuse alternatives can be distinguished between revenue-generating and non-revenue generating activities and concepts are described within the report as well as strengths and drawbacks for alternatives.
• PES worked to identify potential uses that best meet the Task Force’s vision subject to the constraints imposed by transportation conditions and parking requirements. The list was then narrowed based on an evaluation of local market support and included use types such as office, food production, kitchen, brewery, maker space, event/rental space, and a bed and breakfast.
• The consultants conducted a financial analysis that considers the return on investment for potential reuse options on the property and the potential to recapture a portion of the public investment by use type. Despite multiple use scenarios and a mixture of options, all options will require a significant level of City financial investment.
• The previous Mayor and Council received the PES Report, and no action was taken by the body.
The ’Recreation and Parks Departments Strategic Plan <https://www.rockvillemd.gov/DocumentCenter/View/41331/Recreation-and-Parks-Strategic-Plan?bidId=>, adopted by the Mayor and Council on December 7, 2020 provides assessments and recommendations for the needs of the City’s Recreation and Parks inventory and programs as a whole. In the Strategic Plan, a deficiency of 57,612 square feet of indoor recreation and aquatics spaces was identified in the Level of Service analysis when benchmarking against national standards and other data points. The report’s top facility priorities listed “multi-generational indoor recreation spaces, to replace older aging facilities” among others.
Proposed Community Engagement and Approach
The consultant and staff aim to hear voices from the diverse Rockville community while planning for the adaptive reuse of the site. Both traditional and non-traditional public engagement opportunities are planned, with emphasis on a process inclusive of all. Examples of engagement opportunities include the following:
• Input, feedback and instructions from the Mayor and Council
• Community Listening Sessions (variety of time and venue options)
• Engage Rockville Platform (online surveys, idea boards, interactive feedback, project updates, newsletter, etc.)
• Tabling at Community Events
• Focus Groups and Stakeholder / Community Group Interviews
• JEDI office involvement and outreach to traditionally underrepresented groups
• City Boards and Commissions
• Interaction with Property Management and Civic Associations
• Impromptu conversations with individuals in the King Farm Community (Shuttle bus, events, activities, etc.)
Community engagement is split into four phases to determine an adaptive reuse for the King Farm Farmstead:
1) Initial input from the Mayor and Council to set “guardrails” for adaptive reuse concepts. To help keep the project on track, staff request direction regarding the initial input on general use types, as well as any certain use types that would not be satisfactory or could be eliminated for consideration. Initial input from the Mayor and Council is needed before moving forward with gathering wider community input.
2) Phase 1 Community Meetings - Visioning. In this phase, the community will be made aware of ongoing initiatives and given opportunities to provide initial, high-level input on proposed adaptive reuse ideas. Presentations will include a wide range of imagery designs to identify the community’s preferences for general types of site amenities, programming, and services provided. In conjunction with receiving input at formal meetings, survey tools, conversation starters, and evaluation methods will be developed to capture the community’s preferences for elements of the adaptive reuse.
3) Phase 2 Community Meetings - Filtering. Based on feedback from the Mayor and Council and Phase 1 Community Meetings, combined with the expertise of the consultant on feasibilities for the site, one to three specific adaptive reuse concepts will be presented for feedback. Imagery, narrative, and opportunities/challenges for each concept will be developed for the community to assess and provide feedback for each approach.
4) Phase 3 - Mayor and Council Selection. The adaptive reuse concepts developed for Phase 2 Community meetings are presented to the Mayor and Council, along with opportunities and challenges for each concept and a summary of the community’s feedback. With Design Collective and staff available to answer questions and provide supplemental information, the Mayor and Council will be asked to select a proposed adaptive reuse concept so that a Master Plan can be adopted for implementation.
Mayor and Council History
The King Farm Farmstead has been discussed by the Mayor and Council on multiple occasions and construction projects at the King Farm Farmstead are discussed annually as part of the budget process.
The Mayor and Council received a report by the King Farm Farmstead Task Force on June 12, 2017, and received a presentation regarding the King Farm Farmstead Real Estate Market Analysis Report on April 4, 2022, and July 18, 2022. The Site’s construction projects have been taken to the body for approval.
Public Notification and Engagement
Significant community involvement is included as part of the adaptive reuse planning process as described above. The King Farm Assembly, as required by the Deed and Declaration of Covenants, has been contacted as an introduction to the Master Plan process. They will be provided an opportunity to participate in the process should they so choose.
Boards and Commissions Review
This item was discussed at the Recreation and Park Advisory Board meeting on September 26, 2024.
Fiscal Impact
Depending on the path(s) chosen, order of magnitude cost estimates will be developed for initial capital design and construction costs, and ongoing operating expenses and revenues will be prepared and analyzed. Grant opportunities could be pursued based on the programmatic elements selected.
Next Steps
Based on direction from the Mayor and Council, staff and the consultant will finalize the community engagement process, develop a framework for reuse strategies, and provide concepts for adaptive reuse. Once these steps are completed, they will be presented to the Mayor and Council for consideration and approval.