CHESTERTOWN — After frequent meetings, commentaries and controversy, the Chestertown Historic District arrived at the unanimous decision to permit Washington College to partially demolish the John H. Newnam Armory.
In that footprint, a boutique hotel will be built, with the facade and the wing walls of the armory preserved.
The decision was not wrought lightly. The nearly four hour meeting took on the tenor of a courtroom as witnesses and expert testimony was called for.
Washington College Vice President for Advancement, Alumni Affairs and Relations, Susie Chase presented to the Commission.
At their last appearance before the commission in October, the college told the commission the Maryland Department of the Military and the Department of Public Works endorsed their position on plans for the armory. Still, the HDC had questions — questions the college sought to address at this hearing, Chase said.
The experts said because of the current water levels, and depth of the foundation, it’s an issue of “chronic wet feet,” that make the recurrence of mold in the building extremely probable, Chase reported. “The opportunity to create a structure built for this site that has a smaller footprint and is environmentally efficient not only is prudent and responsible, but is the only viable financial solution available,” she said.
Their solution to preserving history, Washington College and it’s partners intend to continue the legacy of the 93-year-old structure by incorporating the facade into the design, Chase assured them, along with external memorials and an interactive Google platform.
Hotel developer, Jay Shah, and former executive chairman of Hersha Hotels & Resorts, (now retired) told the commissioners in his 28 years experience, he has worked on sites like the armory, and said that remediating the mold, although possible, is not financially viable.
He plans to build higher, going three stories, but with a smaller footprint for an estimated total cost of $25,015,756 — a 78,000 sq. ft hotel with 75-100 rooms (subject to change) and 25-30 full time staff.
Guests would have the experience of entering the armory, and, Shah, doing loose math, predicted they’d have 90-100 new guests in town on a daily basis.
“I think of this as a community hotel,” he said.
The opposition was represented by civil litigator Barbara Jorgenson, who for 39 years handled pro bono clients. She was not assured by Shah’s assessments, but not averse to economic progress she stated.
“We do not believe that Washington College has demonstrated the facts required of the HDC guidelines to justify tearing down any part of the structure.”
Jorgenson called Steve Mitchell, a former facility manager with the federal government, to speak about the mold issue.
He pointed to a 2018 study conducted by Atkin Olshin Schade (AOS) Architects that showed the building was not ventilated properly, and in addition to broken doors and windows, the sump pump was turned off, the roof wasn’t fixed, and there was no electricity. Mold was present then.
But there was no mold presence indicated in a 2008 report or in a 2012 application, Mitchell said, just asbestos and lead-based paint.
Mitchell ascertained that between 2012, (when the college purchased the armory property) and 2022, the college created conditions of neglect allowing mold to form.
“I talked to AOS, about their experience with mold. Once you keep the humidity levels at 60% you will not get mold returning,” Mitchell said.
Giving expert opinion at Jorgenson’s behest, architect Tom Kocubinski, told the commissioners, in his 40 years experience, he never heard of the term, “wet feet.”
He said FEMA has flood mitigation grants, and the armory could be a perfect fit for these resources. There is also a possibility of other grants, yet, he said, Washington College never explored any of those options.
Jorgenson also questioned Mike Sosulski, college president.
Since “evidence of the ownership’s economic hardship,” is one of the HDC guideline requirements for demolishing a structure in the historic district, Jorgenson asked about the financial situation of the college.
Legal counsel for the college, Sam Cowin objected to the question. However, Sosulski said anyone can see what financial state the college is in via public records. The positive numbers reported last year, were the first in five years, he said.
During a brief recess in the meeting, Shah, who spoke earlier, defended his position in light of Mitchell’s claims, questioning the bias of some of the architects and engineers Mitchell used.
“I do not appreciate coming into a tribunal like this and having people throw darts with no substantiation. Spend some risk capital,” he told Mitchell.
The public was also invited to offer comment. Of the approximately 80 individuals in attendance, the majority favored partial demolition as good for the economy, with a potential to bring in tourism and create a space for businesses to meet.
Chestertown Mayor David Foster supported partial demolition, seeing it as a positive way to rejuvenate the area.
Those opposed, made the argument the armory could be remediated fully, in part through grants, and ultimately preserving history. They, like Jorgenson, were wary of the plans.
Commissioner Rebecca Murphy defended the college, saying investors need certainty before moving ahead, and that a meaningful alternative was never presented.
Michael McDowell, commissioner, said prior to the hearing he was inclined to vote differently, but the facts presented that night changed his mind.
After some deliberation, Commissioner Samantha Hollomon made the motion to approve the Washington College’s request and McDowell seconded the motion.
At the suggestion of legal counsel Lyndsey Ryan, the motion was amended to include that “partial demolition will not damage the community and the applicant has met the burden of economic hardship for the project.”
The amended motion was presented once again by Hollomon and seconded this time by Murphy.
It was unanimous; full support for partial demolition by the HDC.
In a statement provided later by the college, Sosulski replied:
“We are grateful for the thoughtful work and care given by the Historic District Commission to the Armory project as well as the overwhelming support we received. This has, at times, been a trying process for our community and we are hopeful that we can turn the page together and work toward a better future for Chestertown, Kent County, and Washington College.”
Jorgenson’s response was cooperation.
“One of the very fine things about Chestertown is that folk can disagree—even strongly—and still find common ground. I believed that the Armory could be transformed into a boutique hotel but other views prevailed. I am now committed to assisting in making sure the long and important history of the Armory and its military and community legacy are preserved.”
Kocubinski said the HDC's decision came from opinion and emotional rhetoric.
"Since my 2022 site visit, I have spent countless hours attempting to spread the facts and potential for the armory’s reuse. I know it could be done because I have done it. Nothing presented convinced me otherwise. Unfortunately, the building’s fate was based on economic development opinions and emotional rhetoric. The town missed a chance to unite in truth and save an historic icon. Truth was not a prevailing factor in the final equation. The HDC now bears the burden of assuring compliance with the standards for demolition and, also, properly recording the building for posterity."
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