City of Rockville - File #: 26-2300

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Planning Commission Staff Report

Overview

Case: MAP2026-00127

Location: 24 Martins Lane

Staff: Megan Flick

Comprehensive Planning Division

240-314-8225

mflick@rockvillemd.gov

Applicant: City of Rockville Historic District Commission

Filing Date: July 6, 2026

Background

Section 25.14.01 of the Zoning Ordinance states that a property shall be evaluated for possible historic designation once an application for a demolition permit for the property has been filed. In advance of the anticipated filing of a demolition permit, the property owner and their designee filed Evaluation of Significance application 2026-331-EOS for the subject property 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.

As with all proposed sectional map amendments, the application is referred to the Planning Commission per Zoning Ordinance Sec. 25.06.01.g, which states that “The Commission may submit a written recommendation [to the Mayor and Council] which will be placed in the application file by the Clerk and become a part of the record on the application.”

The Mayor and Council will take the Historic District Commission and Planning Commission recommendations into consideration before making a final decision on whether to designate the property as a local historic district.

Project Description

title

Sectional Map Amendment MAP2026-00127 proposes to rezone the property at 24 Martins Lane from R-60 to R-60 (HD) to Place the Property in the Historic District Overlay Zone.

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Site Description

Comprehensive Plan Land Use: Residential Detached (RD)

Zoning District: R-60

Existing Use: Residential

Parcel Area: 35,369 SF

Subdivision: 0503 (West End)

Building Floor Area: 1,524 SF

Dwelling Units: 1

Surrounding Land Use and Zoning

	Zoning	Planned Land Use	Existing Use
North	R-60	Residential Detached	Residential
East	R-60	Residential Detached	Residential
South	R-60	Residential Detached	Residential
West	R-60 and R-40	Residential Detached	Residential

Site Analysis

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 extends south from the street and crosses another parcel. However, the parcel does have a small amount 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 and 1897 and was later enlarged in the 1920s. 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 20^th 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 is rusticated concrete block that 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 plain 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 structure 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 HDC staff report from the June 18 meeting (see Attachment A) 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 home at 24 Martins Lane (previously 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. 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 until the property left family ownership in 2023. The Crutchfield family lived on this land for four generations, as detailed in the deed history below. Additional information on the family history can be found in Attachment B.

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 the deeded lands on the south side, which serves as a burial ground for local Black families and is a designated local historic district (see Attachment C).

While the central portion of the community was settled by formerly enslaved people later in the 19^th century, the southwestern portion was developed in the early 20^th 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 homes, as well as McLane Court, which 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 19^th 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

Project Analysis

Historic District Commission Evaluation of Significance

On June 18, 2026, in accordance with Section 25.14.04.d 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 A.

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.

Consistence with the Comprehensive Plan

Two areas of the Rockville 2040 Comprehensive Plan (the Plan) are relevant to the analysis of consistency: the Historic Preservation Element and, because of the location of the property, the Planning Area 4 chapter.

Historic Preservation Element

Like all Elements in the Plan, the Historic Preservation Element is organized by Vision, Goals, Policies, and Actions. This analysis will discuss consistency using those organizational categories.

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.

Action 1.1 (p. 219) calls for Rockville to “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.” The local designation of 24 Martins Lane would be consistent with Action 1.1 by contributing to maintaining the City’s CLG status.

Goal 5 and Action 10.1 (p. 228) speak to the need to pursue an equity and inclusion framework in historic preservation by developing a strategy for “under-represented and diverse contexts, populations, and periods of development in Rockville to increase appreciation, understanding and equity in historic preservation.” As noted earlier in the staff report, the Haiti neighborhood is considered one of the earliest Black communities in Rockville, with its roots tracing to the 1830s and homesteads formed by formerly enslaved people on the nearby Beall property. Many of the homes in this neighborhood are still owned by descendants of the original owners. Though several of the homes in this area, including 24 Martins Lane, are of modest, 19^th century vernacular architecture, the area is culturally significant for its development pattern fueled by family ties and self-sufficiency in the eras of slavery and segregation.

Conversely, designation of the property may not be consistent with Action 4.9 of the Plan. Action 4.9 (p. 225) states to, “ensure that all locally designated properties are compliant with building codes, to avoid demolition by neglect.” The building at 24 Martins Lane is in significant disrepair. The structure is not currently safe for habitation due to its deteriorating condition. If the property were to be designated, it would likely be a candidate for enforcement of the city’s demolition by neglect provisions in the new Zoning Ordinance due to its condition.

Planning Area 4

Guiding planning principles (p. 286) for Planning Area 4 include directives to “maintain the historic character and identity of historic districts” and “celebrate and display the rich history of the planning area.” Diving deeper, the Planning Area 4 chapter of the Plan has a section dedicated to historic preservation policies, and a subtopic dedicated to the Haiti/Martins Lane community. Policies within this section of the Plan include: “generate public awareness and greater recognition of the Haiti/Martins Lane community” and “evaluate historic preservation of Haiti historic buildings and properties” (p. 311). The evaluation of significance conducted by the HDC for 24 Martins Lane satisfies the latter two policies. If the site were to be designated as a historic district, the designation would serve as a celebration and display of the property’s rich history, generate awareness of this community, and could play a role in maintaining the character and identity of the historic districts in this neighborhood.

Conformance with the Purpose of Historic District Zones

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 or changed. The purpose for the HD Zone is outlined below, with staff’s assessment of how the proposed Sectional Map Amendment conforms with the provisions of the purpose.

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 this property and the larger Haiti community as the oldest Black community in Rockville.

2. Stabilize and improve the property values of those sites and structures, and the adjacent

Neighborhood;

Typically, Historic District zoning would be expected to provide a measure of stability for property values, as the HDC works to ensure that proposed alterations at a site are compatible with the historic significance of the property. As a result, property values in historic districts are often higher than property values of similar homes that are not in a historic district. In the case of 24 Martins Lane, designation may have the opposite impact. The structure is in a state of disrepair and anecdotally has become both an eyesore and safety concern with some members of the community. Its current state is not conducive to improving property values on or near the property.

If designated, any alterations to the site would be required to come before the Historic District Commission for review and approval. Full restoration or rehabilitation of the structure is not probable, meaning most likely the property will either sit in its current condition or the property owner may seek a Certificate of Approval from the HDC to demolish the structure. If permission to demolish the existing structure is granted by the HDC, any future building on the property would also be subject to the HDC’s review authority. Property values are unlikely to improve until/if redevelopment occurs on the property.

3. Foster civic beauty;

Historic designation inserts the HDC as a review board to ensure that the historic character of properties is retained. In the case of 24 Martins Lane, there are no known plans for improvements to the dilapidated structure. In its current state, staff do not believe that designation of this property meets the intended purpose of the HD zone to foster civic beauty.

4. Strengthen the local economy; and

Heritage resources can attract visitors who support the local economy (retail, restaurants, etc.). Given that this is a residential property with residential zoning, heritage tourism is unlikely to be generated from the designation of this site. Residential properties are tied to the local economy in that they generate property taxes and house residents who go on to spend dollars within the local community. The home is currently vacant, and its physical state has resulted in relatively low property values. Future alterations to the site to make it livable may strengthen the local economy, though the impact is likely to be small.

5. Promote the preservation and the appreciation of those sites and structures for the education and welfare of the residents of the City.

Historic designation provides an opportunity for residents to enjoy the City’s heritage and further enables storytelling of the City’s past. The history of the Haiti/Martins Lane community and the stories of those individuals, freed from enslavement who went on to prosper and build the neighborhood is certainly worthy of preservation and appreciation. The history of these Rockville residents is under-represented in the city’s current preservation portfolio.

Community Outreach

Evaluation of Significance 2026-331-EOS was originally scheduled to be heard by the Historic District Commission at its May 21, 2026 meeting. At that meeting, the HDC moved to postpone the case to a later meeting due to the need to investigate additional information about the property’s history. The application was then rescheduled and was heard at the June 18, 2026 meeting. Prior to both meetings, a sign was posted on the property and postcard notices sent to all property owners and residents within 500 feet of the property. These notifications occurred two weeks prior to the respective HDC meeting dates. As a result of this public outreach, 8 written comments were received on the case, and 6 individuals testified at the HDC meeting. The written testimony received on the case before the HDC is provided as Attachment D.

Noticing requirements of Section 25.05.03 of the Zoning Ordinance were met as required ahead of the July 22, 2026 Planning Commission meeting.

Recommendation

Staff recommends that the Planning Commission consider any recommendation that it may wish to make based on two areas of analysis: whether the proposed Sectional Map Amendment would 1) be consistent with the City’s Comprehensive Plan; and 2) conform to the Purposes of Historic District Zone.

With regards to consistency with the Comprehensive Plan, staff finds that historic designation of 24 Martins Lane is consistent with most of the relevant visions, goals, policies and actions within the Historic Preservation Element and Planning Area 4 chapter. The one exception to this is Action 4.9 of the Historic Preservation Element, which appears to be in direct conflict with designation of the site.

With regards to conformity to the purposes of the Historic District zone, staff find the designation of 24 Martins Lane to be aligned with two of the five purposes of the zone, as outlined in Sec. 25.14.01 of the City Code.

Legislation Details