(Enlarge) The attorney for Jack Cronin, owner of the house at 302 North Ave., Lutherville, says Cronin wants the house removed from the Baltimore County Final Historical Landmarks List because he can’t sell it "as is," and can't afford to restore it. (Staff photo by Sarah Nix-Pastrana)

The Baltimore County Landmarks Preservation Commission on Nov. 12 voted to charge the owner of a vacant Victorian house in Lutherville with "demolition by neglect," an allegation that could lead to the owner being fined -- and ordered to bring the historic house up to code.

The commission's claim will be reviewed by an administrative hearing officer for Baltimore County Code Enforcement.

Located at 302 North Avenue on a 1-acre property on the northeast corner of North and Franke avenues, the Weisbrod-Carroll House was built in 1892, according to county records.

It was placed on the Baltimore County Final Historical Landmarks List by the commission in 2008 -- against owner Jack Cronin's wishes.

Cronin, who is retired after 40 years with the county's Bureau of Engineering, opposed the move to put it on the preliminary list in 2007, then fought its placement on the final list in 2008.

Placement on the list protects a structure from demolition. It offers tax credits for restoration, but it means the owner can't tear the building down without approval of the commission, and ultimately the County Council.

Cronin said in 2007 and 2008 -- and continues to contend now through his attorney, Arnold Jablon -- that he wants the house removed from the list so he can find a buyer for the property. Cronin has referred inquiries to Jablon, who he authorized to speak on his behalf.

But Pen Jones, chairman of the Lutherville Advisory Council to the Landmarks Preservation Commission, said if Cronin is successful, it will set a "disastrous precedent" for preservation in Baltimore County.

When the Lutherville Historic District was established in 1972, the nomination cited 302 North among five structures in the district for its capacity to "typify the character of Lutherville."

If Code Enforcement finds Cronin guilty of "demolition by neglect," it would have to demonstrate that the property has negatively changed since it's been a landmark.

If that's proven, Cronin could be levied with whatever fine the hearing officer finds appropriate -- and could be ordered to bring the house up to code.

Cronin bought the house in 1977 and vacated the property in April 2007 after living there 30 years, raising three children with his late wife. He now lives on the West Coast and has been in ill health, said Jablon.

In 2007, Cronin told the commission that seepage in the basement was a result of a low-lying portion of the lot, and that he had painted the house eight times and could do nothing to stave off its demise.

"They can blame Jack for not doing more," said Jablon, who noted a tree fell on the house and a fire caused damage during Cronin's 30-year ownership, "but what happens when the cost is so great to repair? He was raising kids."

Jablon said an expert has told him it would cost $250,000 to make the house safe.

"Go in the cellar and you see this house is going to collapse," he said. "It would scare you."

"(Cronin) doesn't have the resources to fix the house up, and quite frankly, no one else does either," Jablon said.

According to commission minutes from 2007, Cronin told the commission he had been advised by real estate professionals to tear down the house and he was interested in the possibility of subdividing the property into three lots.

Jablon said Cronin now just wants to sell the property and is willing to entertain any reasonable offer.

The problem, Jablon said, is that any potential buyer would have restore the house because it's on the landmarks list.

About six months ago, Cronin received an offer on the property much less than the current $350,000 asking price, Jablon said, "but after the guy found out what it would cost to restore the house, he said, 'Forget it."

Council intervention?

The situation is complicated by the fact that 3rd District Councilman Bryan McIntire agreed to take the house off the landmarks list next spring, if Cronin has made a good faith effort to sell it for two years -- at a "reasonable price" -- and hasn't found a buyer, according to Jablon.

McIntire said he believes Cronin was in desperate financial straights. On Monday, he met with Jones and other community representatives and suggested they hire an independent appraiser, then compare appraisals to decide if what Cronin is asking for the house is reasonable.

Jones said he would take up the matter with the community association, but said, "But why does the community have to bail out this guy who has been neglecting his property for 30 years?"

"I have no idea why McIntire is pushing this," said Jones. "What's different about this house and any other houses that aren't selling in this market?

The prospect of removing of the house from the list does not sit well with members of the commission.

It is "a delightful small residence of Gothic Revival character" that "reflects the best of the cottage designs made popular by Jackson Downing and Calvert Vaux, according to the Maryland Historical Trust.

It anchors the north end of Old Lutherville, according to Jones, who says a number of residents of the historic district have expressed support for its preservation.

But even beyond its past historical significance, some worry the house might make history again -- if it's removed from the county preservation list.

"There has never been a history of de-listing in the county," said Commission member Carol Allen. "It would endanger the entire list.

user comments (0)