Subject
title
Public Hearing on Sectional Map Amendment MAP2026-127, to Rezone Property at 24 Martins Lane from R-60 to R-60 (HD) to place the Property in the Historic District Zone
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Department
CPDS - Comprehensive Planning
Recommendation
Staff recommend that the Mayor and Council hold a public hearing on Sectional Map Amendment Application MAP2026-127, which would rezone the property at 24 Martins Lane into the Historic District Overlay zone.
Change in Law or Policy
If the ordinance to designate 24 Martins Lane is adopted by the Mayor and Council, it would rezone the property from the R-60 zone to the R-60 zone with the Historic District Overlay zone. This would apply the regulations of historic districts to the property.
Discussion
Background and Summary
Section 25.11.1.2 of the Zoning Ordinance states that a property shall be evaluated for possible historic designation once an application for demolition permit for the property has been filed and the property is listed in the Historic Buildings Catalog or if it may meet one or more historic designation criteria. In advance of the anticipated filing of a demolition permit, the property owner and their designee filed Evaluation of Significance application 2026-331-EOS on April 15, 2026.
On June 18, 2026, the Rockville Historic District Commission (HDC) found that the property met five of Rockville’s nine adopted designation criteria. As such, the body voted 4-1 to recommend local historic designation of the site. This action by the HDC triggered the filing of a Sectional Map Amendment application to rezone the property from R-60 to R-60 HD (Historic District), applying the historic district overlay zone. This designation would require that any alterations to the buildings or site be reviewed and approved by the HDC.
After the HDC filed the Sectional Map Amendment application, the application was referred to the Planning Commission for their review. Zoning Ordinance Sec. 25.1.4.1(d)(1) states that “the Planning Commission may submit a written recommendation to the Mayor and Council.” At their July 22, 2026 meeting, the Planning Commission unanimously found that the designation of 24 Martins Lane is consistent with the Comprehensive Plan and conforms to the purposes of the Historic District Overlay zone.
The Mayor and Council are the approval authority for Sectional Map Amendments. The Mayor and Council should review the facts of the application and take the Historic District Commission and Planning Commission recommendations into consideration before making a final decision on whether to designate 24 Martins Lane as a local historic district.
Property Description
Lot Description
The interior lot is a narrow yet deep half-acre lot that faces east to North Washington Street but is accessed by a lane west of the house that connects to Martins Lane. The lot is unique in that its direct frontage on Martins Lane is not where the vehicular access to the parcel is located. The lot is on the south side of Martins Lane, down a private drive that stretches south from the road and crosses another parcel. However, the parcel does have a small stretch of road frontage on Martins Lane, in the northeast corner of the parcel, located between 14 and 16 Martins Lane. The driveway access to the property does not use this frontage, however. The house is configured on a 35,369 square-foot lot and is surrounded by residential land uses.
Birdseye view of 24 Martins Lane.
Building Description
The two-story side-gable vernacular style house is estimated to have been built sometime between 1882, when the parcels were originally purchased, and 1897 although SDAT lists the year built as 1902 and oral testimony given by the family claims the home was built in 1909. The home was later enlarged in the 1920s with an L-shaped kitchen wing to the rear. The house is an example of a late-nineteenth century homestead, originally in a semi-rural setting, and has been commonly referred to as the Powell/Crutchfield House. The house is featured in the Rockville Historic Buildings Catalog, although it is not formally designated.
The Maryland Inventory of Historic Properties (MIHP) form completed for the property in 1988 describes the house as a 2 ½ story frame four-bay by one-bay vernacular house with a rear L-shaped ‘kitchen wing.’ The main north bay is an early 20th century addition. The tri-gabled roof was clad in composition shingles and the exterior finish is a large-pebbled stucco painted white. Two plain brick chimneys are located in the interior at the junction of the blocks and on the exterior on the northwest façade of the main block, respectively. The foundation was rusticated concrete block which is exposed on the east side. Typical vernacular character is formed by the simple block mass and original symmetrical fenestration rather than ornamentation. The windows vary, but 2/2 double sash windows originally flanked by wooden louvered shutters are original to the home, and first story windows are longer than second story windows. Door and window surrounds were originally plan unmitred stock, now nearly flush with the stucco. The only outbuildings original to the property that appear to still exist is a one-bay frame garage southwest of the house opening to the east, accessed by the asphalt lane and parking apron.
The house is in severe disrepair due to decades of vacancy and neglect. A structural report performed on the house in 2022 determined “the property cannot be repaired or restored at this time,” as “most of the structural members are either collapsed or rotten” and recommends that the structure be “entirely demolished and rebuilt.” Throughout the structure, elements such as siding, doors, and windows are severely deteriorated. The roof has extensive damage and is collapsed in some areas. The house is currently overgrown with ivy and other invasives. The Historic District Commission staff report from its June 18 meeting (Attachment B) provides a detailed description of the current condition of the home, along with additional photos.
Current front (east) elevation of the structure.
Front (east) elevation in 1988.
Current rear (west) elevation of structure.
Rear (west) elevation in 1988.
Family History
The original piece of land that contained the house we know refer to as 24 Martins Lane was a large parcel addressed as 22 Martins Lane. The original home built on this homestead was 22 Martins Lane. When the home at what is now known as 24 Martins Lane was built, it was referred to informally as 22A Martins Lane, with a P.O box rather than a formal USPS address. The home at 22A Martins Lane was later formally re-addressed as 24 Martins Lane which remains the legal address today.
The home at 24 Martins Lane (previously addressed as 22A Martins Lane) was originally constructed by and for Flora Ross, whose parents had been enslaved in the Beall household on Commerce Lane, and later purchased their home from Margaret Beall. In 1882 and 1885 respectively, Flora Ross and her husband Adam J. Powell (who is buried in nearby Haiti Cemetery) purchased two additional parcels of land from Margaret Beall just south of the Ross family property. The original south section of the home at 24 Martins Lane is estimated to have been built sometime between 1882 and 1897 on the property which had been in the Ross-Powell family for a generation, although as noted earlier, the exact date of construction has not been identified. In the 1920s, Flora (Ross) Powell built a large addition to the north of the house, nearly doubling its size.
Flora Ross Powell later purchased her parents’ home at 22 Martins Lane from her sister and then sold it to her daughter Gertrude and husband George N. Prather. Gertrude Prather lived in the house at 22 Martins Lane and then a new home constructed nearby until she died in 1974. Gertrude and George Prather’s daughter, Frances, and her husband Henry Crutchfield lived with their family at 22 Martins Lane until Flora Powell died in 1945, when they then moved from 22 to 22A Martins Lane (now 24 Martins Lane) and lived with Mrs. Crutchfield’s mother, Gertrude Prather McKnight, until she moved next door. Mr. and Mrs. Henry Crutchfield continued to live in the house built by Mrs. Crutchfield’s grandparents at 24 Martins Lane for several years. The Crutchfield family lived on this land for many generations, and ownership remained in the Crutchfield family until 2023.
Project Vicinity - Historic Haiti Community
24 Martins Lane is a historic residential property located in a historically significant community in Rockville known as “Haiti,” (pronounced hay-tie) on a street historically inhabited by freed Black families and descendants of formerly enslaved people. Haiti was established in the 1830s by Samuel Martin, a freed Black man, and is considered the oldest Black community in the city. Martins Lane itself once served as the dividing line between land owned by Margaret Beall and Samuel Martin, who owned property in the area as early as 1831. The Beall family sold numerous small parcels of their land to freed people and other Black families along Martins Lane and Middle Lane, both of which became two of Rockville’s Black neighborhoods. The Martins Lane area in Haiti remained in the hands of the descendants of the original Martin, Wood, Ross, and Smith families for generations. Haiti Cemetery is located on the north side of the road, opposite of the deeded lands on the south side, which serves as a burial ground for local Black families and is a designated local historic district.
While the central portion of the community was settled by formerly enslaved people later in the 19th century, the southwestern portion was developed in the early 20th century as Black families and investors started purchasing building lots in “Beall’s Subdivision.” After 1940, modern development reached Bickford Avenue with regular rows of similar buildings and McLane Court was subdivided for duplexes. The area contains three distinct geographic areas: Martin’s Lane, Margaret Beall parcels, and Beall’s Subdivision, in addition to the modern developments on McLane Court and Bickford Avenue.
Geographic Areas in the Haiti Community
Haiti was annexed into the City of Rockville in 1949 and remains a culturally significant community today. In addition to the physical development of traditional, vernacular 19th century house types, the Haiti/Martins Lane Community is united by family ties and institutional bonds, a legacy of self-sufficiency in a semi-rural setting, and a tradition of responses to the legal and economic restrictions of segregation.
There are three existing historic districts in the Haiti neighborhood: the Haiti Cemetery Historic District, the Hebron House Historic District (17-21 Martins Lane), and the Ross/Powell/Crutchfield House Historic District (22 Martins Lane).
Martins Lane Area Historic Districts
Historic District Commission Evaluation of Significance
On June 18, 2026, in accordance with Section 25.11.1.2 of the City of Rockville Zoning Ordinance, Rockville’s Historic District Commission conducted an Evaluation of Significance to determine whether the property at 24 Martins Lane met any of the city’s adopted designation criteria, and therefore, should be recommended to the Mayor and Council for historic designation. During the June 18 meeting, the HDC heard from 6 members of the public who spoke in favor of historic designation for the property. Additionally, 8 pieces of written testimony were submitted to the record. The staff report from the HDC meeting can be found as Attachment B.
After deliberation, the HDC voted 4-1 in favor of recommending historic designation for this property. The HDC based their nomination on its belief that the property meets five designation criteria, as outlined below:
Historic Significance
a. Represents the development, heritage, or cultural characteristics of the city.
The property represents the Black heritage of the city.
b. Site of an important event in Rockville's history.
The site is one of the earliest Black settlements in the city.
c. Identified with a person or group of persons who influenced the City's history.
The property is identified with Samuel Martin, an influential figure in the City’s history who formed the earliest Black community in the city.
d. Exemplified the cultural, economic, industrial, social, political, archeological, or historical heritage of the city.
The property is part of the earliest Black community in the city and exemplifies the cultural, social, and historical heritage of the city.
Architectural, Design, and Landscape Significance
a. Embodies distinctive characteristics of a type, period, or method of construction.
The property embodies distinctive characteristics of early vernacular home construction in the city, dating back to 1906.
Planning Commission Recommendation and Discussion
On July 22, 2026, in accordance with Sec. 25.3.1.2(b) of the City of Rockville Zoning Ordinance, Rockville’s Planning Commission reviewed the Sectional Map Amendment application. During the July 22 meeting, the Planning Commission heard comments from 8 members of the public, all of whom spoke in favor of historic designation. The role of the Planning Commission in Sectional Map Amendments is to determine whether the rezoning of 24 Martins Lane to the Historic District Overlay zone would be consistent with the Comprehensive Plan and conform to the purposes of the Historic District Overlay zone.
Like all Elements in the Comprehensive Plan, the Historic Preservation Element is organized by Vision, Goals, Policies, and Actions. The Vision (p. 213) of the Historic Preservation Element is: “Enhance the character of Rockville and contribute to its quality of life and local economy by proactively identifying and safeguarding its physical and cultural heritage to preserve the themes and periods of the city’s history and development, no matter the era.” This vision clearly sets the stage for the historic designation of properties. Beyond the vision that enables and encourages historic designation, the following segments of the Comprehensive Plan are relevant to this Section Map Amendment application:
• Historic Preservation Action 1.1 (p. 219): “Maintain the City’s Certified Local Government (CLG) status. Rockville’s historic preservation efforts and its HDC are recognized by the Maryland Historic Trust (MHT) as a Certified Local Government program. To remain in good standing as a CLG, the City must continue to meet certain agreed-upon requirements. The CLG agreement between the City of Rockville and the MHT states that the City will "continue to enforce state and local legislation for the designation and protection of historic properties.”
• Historic Preservation Action 4.9 (p. 225): “Ensure that all locally designated properties are compliant with building codes, to avoid demolition by neglect.”
• Historic Preservation Policy 10 (p.228): “Recognize native, under-represented, and diverse historical contexts, communities, and periods of development in Rockville.”
• Planning Area 4 - Guiding Principles (p. 286): “Maintain the historic character and identity of historic districts” and “celebrate and display the rich history of the planning area.”
• Planning Area 4 - Haiti / Martins Lane Community Policy 1 (p. 311): “Generate public awareness and greater recognition of the Haiti/Martins Lane community.”
• Planning Area 4 - Haiti / Martins Lane Community Policy 2 (p. 311): “Evaluate historic preservation of Haiti historic buildings and properties.”
The Zoning Ordinance says the following about the purpose of the Historic District Overlay zone:
Sec. 25.11.1.1 Historic District Overlay zone.
a. Purpose. The purpose of the Historic District Overlay zone is to:
1. Safeguard the heritage of the City by preserving sites and structures that reflect elements of cultural, social, economic, political, archaeological, or architectural history;
2. Stabilize and improve the property values of historic sites and structures and the adjacent neighborhood;
3. Foster civic beauty;
4. Strengthen the local economy; and
5. Promote the preservation and appreciation of historic sites and structures for the education and welfare of the residents of the City.
The Planning Commission voted 5-0 that the historic designation of 24 Martins Lane would be consistent with the Comprehensive Plan and conform with the purpose of the Historic District Overlay zone. The Planning Commission staff report is provided as Attachment C.
Planning Commission Discussion
During the July 22 Planning Commission meeting, there was much discussion amongst commissioners and members of the public about this application and the facts of the case. A summary of that discussion, along with answers to several of the questions posed at that meeting, are provided below.
• Designation of 22 Martins Lane: During the meeting, there were questions about when the property immediately to the north of this parcel, 22 Martins Lane, was designated as a historic site and why 24 Martins Lane was not also designated at that time. 22 Martins Lane was designated in January 2003. This designation was spurred by the then owners of the property, Elaine Hebron and Warren Crutchfield, who requested the Mayor and Council consider the property for historic designation. 24 Martins Lane was not asked to be evaluated for designation during the process for 22 Martins Lane. During the designation process for 22 Martins Lane, 24 Martins Lane was owned by Frances Crutchfield, the mother of Elaine Hebron and Warren Crutchfield.
• Confirmation of Property Address and Lot Lines: During the meeting, there was discussion stemming from public testimony about the address of the property in question. Historically, the property was a part of a larger piece of land addressed as 22 Martins Lane. Later, the house in question was informally referred to as 22A Martins Lane. Without a formal address or mailbox, there was no postal service directly to the property and residents utilized a P.O. box to receive mail. During this time the property did not have its own separate tax account or tax bill. At some point prior to the 2003 designation, the property was subdivided and readdressed as 24 Martins Lane; which is the current legal address for the property being considered for historic designation.
• Montgomery County’s Locational Atlas and Index of Historic Sites: Commissioner Zyontz mentioned that 24 Martins Lane was identified in Montgomery County’s 1976 Locational Atlas and Index of Historic Sites, noting the historic significance of the property as far back as 50 years ago. There were questions as to why this property was not designated by the City of Rockville, despite being in the County’s Atlas. Staff noted that designation can be proposed by the property owner, the city or a third-party individual/organization, but there are no records of any evaluation of significance or historic district nomination application being filed for 24 Martins Lane.
Mayor and Council Role
The role of the Mayor and Council is to reach a final decision as to whether to approve Sectional Map Amendment application MAP2026-127 to change the zone for 24 Martins Lane from R-60 to R-60 HD, which would place the property in the Historic District Overlay zone.
Key considerations for the Mayor and Council to factor into their decision making include:
1. The property has been found to meet the City’s criteria for designation;
2. The Map Amendment is in conformance with the Comprehensive Master Plan; and
3. The Map Amendment meets the intent of the Historic District overlay zone.
Mayor and Council History
This is the first time this Section Map Amendment application is being brought to the Mayor and Council. In addition to the public hearing, the Mayor and Council is also scheduled to consider action on the application during the September 14 meeting.
Public Notification and Engagement
Notice of this public hearing has been mailed to the property owner and all civic associations and HOAs within 750 feet of the property two weeks in advance of the public hearing date, as required by the Zoning Ordinance. Mailed notice has also been sent to all parties of record for MAP127-2026, and, as a courtesy, to all parties of record for the related Historic District Commission case 2026-331-EOS. Additionally, the public hearing had the required advertisements published in The Washington Post on August 27, 2026, and September 3, 2026, in accordance with the state code.
Boards and Commissions Review
The Historic District Commission conducted an Evaluation of Significance for the property at its June 18, 2026 meeting and found that the application met five of the approved designation criteria.
The Planning Commission reviewed the Sectional Map Amendment application at its July 22, 2026 meeting and found that the application was in compliance with the city’s Comprehensive Plan and with the purposes of the Historic District Overlay zone.
Next Steps
The Mayor and Council are scheduled to consider possible action on Sectional Map Amendment application MAP2026-127 during their September 14 meeting.