Annapolis Roads on Chesapeake Bay 1925-1934 - Part 1: The Development

This is not a complete piece by any means, but something I felt I needed to post now seeing the demise of the last of the historic community. For those who cling to what they see as an Olmstead Brothers designed community, you will find that it is not what you imagine and once had the imagination for much more. With the closure of the Annapolis Roads Golf Course on September 29, 2013, the last remnant of this grand vision vanishes from history leaving just its road layout as the last remaining historic feature.

So we begin with part one of the requiem...

Annapolis Roads on Chesapeake Bay

1925 – 1934

The Development

Paul Armstrong purchased the 341-acre Belmont Farm on November 13, 1907, possibly using it as a country retreat.ⁱ Armstrong was a playwright and screenwriter and spent some of his time in New York City. He died in 1915 and his widow Rella Abell Armstrong became trustee of his estate for their three daughters.ⁱⁱ

About 10 years after his death, Mrs. Armstrong decided to develop the property. In 1925, she approached the Olmsted Brothers, of Brookline, Massachusetts to plan for the development of her property as a hotel resort.ⁱⁱⁱ This firm was responsible for the planning of Roland Park in Baltimore and Wardour in Annapolis, as well as many other public and private landscape plans throughout the country. Work on the project was assigned to Harvard educated Percival Gallagher.

On December 22, 1925 Armstrong sold the property to The Armstrong Company, which she set up to handle the development and of which she was president.^iv By January 1926, J. Revell Carr had started survey work.^v Gallagher felt that “to fix upon the location of the hotel [was] of the first importance as it [would] determine the location of the road as it leaves the building.”^vi This road was to be the main road into the development, now known as Carrolton Road. The bank from which Armstrong wanted to borrow the money for the project was positive about the project, but they regarded “the golf course as of essential importance in the consideration of the income returns.”^vii

            Gallagher felt that was “unwise to give over so much of the rough wooded land, adjacent to Lake Ogleton, for residence lot purposes, because of the extreme roughness of the topography making it not only a costly operation to carry roads through it, but doubtful whether much of the land could be utilized for house sites without destruction of a great deal of the natural conditions.”^viii He proposed “instead of extending the residence lot development continuously along the southerly edge of the property following the edge of Lake Ogleton around to the hotel, that the lot development follow around to the northeast along the main road to the hotel, with a belt of lots along the “Railroad” way.^ix This “Railroad” way was the former right-of-way of the Bay Ridge Railroad. Gallagher also planned for “a well defined entrance to the property on the “Railroad” way as one approaches it from Annapolis.”^x He felt the “need to mark the principal entrance by some spaciousness other than what the ordinary street demands and the suggestion of a small village square [seemed] appropriate.^xi It was his belief that he could “secure, in the design of your property, a distinctive character which [would] enhance rather the natural charm of the property.^xii Gallagher “was very much impressed with the wooded ravines and slopes, especially at the Point where the hotel [was] to be located and it [seemed] to [him] that, in conjunction with the dignified and refined character of the architecture proposed, the old trees composing the woods that extend down the several ravines, would make most interesting pleasure grounds and of such extent as to give a satisfying environment to the hotel itself. These wooded slopes very much [enhanced] glimpses of the Chesapeake and of Lake Ogleton and to [him] appealed much more strongly than an unbroken sweeping view of the Chesapeake alone.^xiii

                Armstrong had suggested to Gallagher that a bridle path be built down the center of the main road to the hotel “ with two one-way” roads on either side, [each being] 15 feet wide.^xiv Gallagher rejected this concept and instead suggested a “50-foot street between the property lines, with [a] 18-foot graveled way in the center and space for sidewalks on either side. As the place [grew] it [would] be found necessary [he was] sure to widen the 18-foot graveled space to at least 28 feet in order to permit parking in front of each lot with space for two lines of moving vehicles.”^xv He further suggested that the bridle path be placed “along the edge of the golf course just back from the tier of lots south of the main road.”^xvi A “large turning space” space was planned for “just outside the gates to the hotel grounds proper” which would “serve as a turn for cars not wishing to go to the hotel.^xvii “The turn court” was also planned to be “enlarged” and “graveled over a large part of its area to serve as parking spaces.”^xviii

              It is at this point that the first signs of an undercapitalized project began to surface. During a meeting on June 12^th with Gallagher and Charles Banks, architect of the planned golf course, Armstrong explained “that the hotel [was] her prime feature, yet she [wanted] to lift the burden of the cost by the sale of land of the cottage lots.”^xix

              Armstrong also sought out the landscaping advice of Gallagher. She “planned [to] put cedars behind the [entrance gate] wall and a row of cedars up the main road to the row of big trees.”^xx She also planned to plant dwarf evergreens in front of this wall and a “privet hedge from the end of the gates to the woods one side and the fence line on the other.”^xxi Gallagher preferred “grouping the cedars with reference to the proposed lotting divisions and not making a continuous line on either side of the road.”^xxii He suggested that the cedars be “grouped more thickly on the higher ground and… planted just at the proposed property line.”^xxiii Deciduous trees were to be “planted between the curb line and the sidewalk line, not in uniform distance nor in a straight line but roughly alternating with the groups of cedars.”^xxiv The purpose of this was to “keep the natural atmosphere of the place which would be lost with a solid row of planting one kind of tree.”^xxv Large emphasis was placed upon the use of the native Eastern Red Cedar (Juniperus Virginiana) to line sections of the Carrolton Road as well as to be placed directly behind the entrance gates.^xxvi California Privet was to be used as envisioned by Armstrong and native Red Oak (Quercus Rubra) would be used near the entrance gates along Carrolton Road to line parts of that section of road as well as to fill a “grove” to the immediate right just inside of the entrance gates.^xxvii Additional used of native Sugar Maple (Acer Saccarhum), native American Sycamore (Platanus Occidentalis), native Pin Oak (Quercus Palustris) and native American Elm (Ulmus Americana) would be used along the Carrolton Road, though in lesser numbers then the above species.

                  The first general plan of the property was completed September 12^th and was enthusiastically received by Armstrong.^xxviii She thought it was “ a beautiful layout” and that it gave “such a wonderful free sweep.”^xxix With this plan the property, 163.9 acres were allotted to golf, 87.8 acres were allotted to housing lots, 18.1 acres were allotted to roads and 36.4 acres were allotted for the hotel grounds. It established a clearly defined area for a golf course in the center of the property and left the most desirable sites for homes along the outer edges of the property.

                   By May 1927, the Munsey Trust Company was contracted to act as trustee for the property and Morgan Wickersham & Company was contracted to be the sales agency.^xxx The first advertisement appeared in The Washington Post on May 29^th and touted the planned 18-hole golf course, country and yacht club, year round hotel, tennis courts and bathing.^xxxi Almost 4 weeks later sales of lots had already been reported with plans for the occupancy of several homes by the following season.^xxxii

Armstrong was quite concerned about selling the cottage lots and concluded that the lots “must not average above 1/3 acre in size otherwise the price [would] be too high to meet the competition of other developments,”^xxxiii each lot averaging one–third of an acre. Bay waterfront would be sold for 20 to 22 cents per square foot (approximately $3,500 per lot), the Otter Lake section from 14 to 18 cents per square foot (approximately $2,500 per lot), and lots on the roads would sell for 10 to 12 cents per square foot (approximately $1,600 per lot).^xxxiv Her financial situation must have been rather tight because at this time she requested a delay of payment to Olmsted Brothers “for a short period of time” so she could continue her improvements to the property as the sales of cottage lots began.^xxxv Clearly undercapitalized, she was relying on cottage lot sales not just to finance the construction of the hotel, but also the costs of planning of the property.

              By early June, Gallagher had prepared plans for the re-lotting of Section B of the property, now bounded by Claibourne and Carrolton Roads, increasing the number of lots from 29 to 32.^xxxvi This re-lotting did not affect the small court enclosing a small park named “Washington Square.” He also suggested using lots 18 through 22 along Carrolton Road on the Golf Course side, which was the site of the former farmhouse on the property, as the best location for the golf house. Contrary to Gallagher’s opinion about retaining the large lot size along Lake Ogleton, Armstrong, with Wickersham’s advice, preferred to have an average 1/3 acre lot size to keep the price down, but still allowing the prospect to buy several lots and combine them if a larger lot was desired.^xxxvii Also at this time, Armstrong provided Gallagher with the names for the roads on the property. They were named after individuals important in Maryland’s colonial history in keeping with the colonial revival style of the development.^xxxviii

Study for Relotting
(Courtesy of the United States Department of the Interior, National Park Service, Frederick Law Olmsted National Historic Site)

                The re-lotting of the entire site was completed by early August, producing 333 lots with an average size on .38 acres.^xxxix Carr began to prepare the large-scale selling plats for Section C (that on Otter Lake) and Section D (the Lands End area on Lake Ogleton) in November.^xl During the re-lotting for these sections and Section B, some of the lots were further changed in size, but the biggest change was the elimination of “Washington Square” for cottage lots, though this did not change the number of lots in that section. The “Village Green,” along with Lafayette and Cevera Lanes running roughly parallel with Bay Ridge Road and connecting Carrolton and Ogleton Roads, still remained as part of the General plan of the development.

                    On November 22, 1927, with sales and development not progressing as hoped, Armstrong contracted with the Munsey Trust Company to take over sales and development of Annapolis Roads for five years.^xli The Armstrong Company then signed a contract with the Annapolis Roads Company and on December 2, 1927 transferred the property to the Annapolis Roads Company to facilitate the development and financing of the project.^xlii The Annapolis Roads Company mortgaged the property for $250,000 financed by The Equitable Company.^xliii

The Munsey Trust Company began development of the property in earnest, erecting the “tavern” or golf clubhouse, constructing the golf course, and erecting the clubhouse for “The Beach and Tennis Club.”^xliv

With the change of control of the development of the property, Olmsted Brothers wished to settle their accounts with Armstrong and the Armstrong Company.^xlv It would be some time before the Olmsted Brothers would begin to see payment for Gallagher’s work at Annapolis Roads. The first check from Armstrong to Olmsted Brothers would not arrive until September 16, 1929.^xlvi

               Though it is not clear under what circumstances it occurred, it appears that Banks and the Munsey Trust Company won out in the battle over cottage lots or the golf course. A number of lots were eliminated from the general plan published by the Munsey Trust Company, which was now acting as Developer and Sales Agent, at the main entrance to the development along with the “Village Green” and Lafayette and Cevera Lanes.^xlvii This reduced the property to 250 lots, of which only 15 would be sold by the end of September 1929.^xlviii

Plans for sales were in full swing in the spring of 1928 with several advertisements appearing in The Washington Post. The golf course, landing pier, roadways, electricity, telephones, automatic water system, tavern and bathhouses were all under construction.^xlix Though sales had been reported in July 1927, it appears these sales were only deposits on lots, since the first lots in Section D were not platted until July 1927 and filed in September 1928 and lots in Section C were not platted until August 1927 and filed in May 1928. The first deed of sale was completed September 1928.^l

Like most planned developments of the 1920s, The Annapolis Roads Company was concerned about maintaining property values through restrictive covenants. Even the advertising spoke of sales to “a restricted class and limited number of people.^li The houses were to be of a strictly residential nature. There were to be no apartments, flats or dwelling for more than one family and every dwelling was to be completely detached. All houses erected or altered in any way were to have their plans submitted to the Annapolis Roads Company and approved in writing. The Annapolis Roads Company had the right at any time to trim trees, shrubbery, lawns or underbrush on any property in order to improve or preserve the views of land and water and to maintain the general landscaping plan for the best interests of the entire property. Half of the actual cost of upkeep of the sidewalks and roadways along and abutting each property were to be paid by the property owner, though assessments for new roadways and sidewalks were not to be made without the consent of the majority of the owners of the land affected by the improvements. These covenants were to remain in effect for twenty-five years. Once purchased any property transfers in the first fifteen years of ownership had to be approved by the Annapolis Roads Company. A final covenant prohibited Blacks and Jews from owning property or living in the development except where they were employed as domestic servants by the owner. This final covenant was to remain in effect for ninety-nine years.^lii

Additional funds were needed to continue the development of the project and the lots on which the “tavern” was built as well as the “tavern itself were mortgaged for $25,000.^liii Further funds were raised September 29, 1929 with the mortgage of the recently completed Beach Club for $100,000 financed again by The Equitable Company.^liv Financial trouble continued, requiring The Annapolis Roads Company to mortgage the entire contents of the golf club and the beach and tennis club for just over $91,000 on May 1, 1932, financed by the Equitable Company.^lv

As the five-year contract with the Munsey Trust Company came to an end, a decision was made not to renew the contract and The Armstrong Company took over management of the property.^lvi In August 1932, the L.S. Scott Corporation took over sales of the development from the Munsey Trust Company.^lvii By the end of 1932, Armstrong had several suits pending against her and the Annapolis Roads Company for merchandise accounts and the property was heavily mortgaged offering no chance to procure additional funds.^lviii Armstrong desperately attempted to generate fund and began to sell any waterfront property she could. With most of the platted waterfront lots already sold, The Armstrong Company sold “the point lot” at the end of Carrollton Road, which had been previously reserved as a public space and a boat landing on Lake Ogleton.^lix

              Finally The Annapolis Roads Company defaulted on the original mortgage and on January 22, 1934 the property was sold at auction at the courthouse door in Annapolis. The Equitable Company was the high bidder and purchased the property on May 28, 1934 for $110,000.^lx The Equitable Company would retain ownership of the development until 1950 when it was sold to Club Estates, which continued development of the property platting the remainder of the property and selling off the unsold cottage lots.^lxi

i Anne Arundel County Circuit Court (Land Records) [MSA CE 59-125] GW 57, pg 338.

ii James G. Gibb, “Belmont Farm, Precursor to Annapolis Roads,” The Bay Breeze (Fall 2001), pp. 4, 7.

iii James G. Gibb, “Designing Annapolis Roads, 1926-1934,” The Bay Breeze (Winter 2002), pg. 2.

iv Anne Arundel County Circuit Court (Land Records) WMB 23, pg 32. Sale price of the property was $100,000.

v Percival Gallagher to Rella Armstrong February 1926. Carr was County Surveyor for Anne Arundel County and had an office at 14 Church Circle in Annapolis.

vi Ibid.

vii Rella Armstrong to Percival Gallagher February 19, 1926

viii Percival Gallagher to Rella Armstrong March 1, 1926.

ix Ibid.

x Ibid.

xi Ibid.

xii Ibid.

xiii Ibid.

xiv Percival Gallagher to Rella Armstrong April 22, 1926

xv Ibid.

xvi Ibid.

xvii LLB to Rella Armstrong May 22, 1926

xviii Ibid.

xix Ibid.

xx Rella Armstrong to Percival Gallagher September 9, 1926

xxi Ibid

xxii LLB to Rella Armstrong September 21, 1926

xxiii Ibid.

xxiv Ibid.

xxv Ibid.

xxvi Plan 7591-26, A Planting Study for Entrance Road; Scale 1"= 50'

xxvii Plan 7591-26, A Planting Study for Entrance Road; Scale 1"= 50'

xxviii Rella Armstrong to Percival Gallagher September 26, 1926

xxix Ibid.

xxx Rella Armstrong to Percival Gallagher May 24, 1927

xxxi The Washington Post, May 29, 1927 pg 27.

xxxii The Washington Post, July 31, 1927

xxxiii Ibid.

xxxiv Ibid.

xxxv Ibid.

xxxvi LLB to Rella Armstrong June 6, 1927

xxxvii Rella Armstrong to Percival Gallagher June 1927

xxxviii Ibid.

xxxix LLB to Rella Armstrong August 3, 1927

xl Rella Armstrong to Percival Gallagher November 9, 1927

xli CRP to Rella Armstrong January 23, 1928. Rella Armstrong to Percival Gallagher February 10, 1928; Agreement between Armstrong Company, the Munsey Trust Company and the Annapolis Roads Company April 1929.

xlii Anne Arundel County Circuit Court (Land Records) FSR 24, pg 264.

xliii Anne Arundel County Circuit Court (Land Records) FSR 22, pg 387.

xliv Agreement between Armstrong Company, the Munsey Trust Company and the Annapolis Roads Company April 1929.

xlv CRP to Rella Armstrong January 23, 1928. The total bill from the Olmsted Brother was $3285.36 for work done on the Annapolis Roads Project.

xlvi Arthur Bishop to Olmsted Brothers Jasnuary 17, 1930

xlvii CRP to Rella Armstrong January 23, 1927. Rella Armstrong to Percival Gallagher February 10, 1928. The Munsey Trust general plan is a undated plan found in the Olmsted Associates Job File 7591, Folder 1; Agreement between Armstrong Company, the Munsey Trust Company and the Annapolis Roads Company April 1929.

xlviii Rella Armstrong to Arthur Bishop September 23, 1929

xlix The Washington Post, May 11, 1928 pg 4

l Anne Arundel County Circuit Court (Land Records) FSR 41, pg 12.

li The Washington Post, May 11, 1928 pg 4

lii Anne Arundel County Circuit Court (Land Records) FSR 41, pg 12.

liii Agreement between Armstrong Company, the Munsey Trust Company and the Annapolis Roads Company April 1929.

liv Anne Arundel County Circuit Court (Land Records) FSR 45, pg 40.

lv Anne Arundel County Circuit Court (Land Records) FSR 101, pg 465.

lvi Arthur A. Bishop & Company to Olmsted Brothers, June 20, 1932.

lvii The Washington Post, August 14, 1932, pg R2

lviii Arthur A. Bishop & Company to Olmsted Brothers, December 16, 1932.

lix Anne Arundel County Circuit Court (Land Records) FSR 104, pg 148.

lx Anne Arundel County Circuit Court (Land Records) WMB 128, pg 523.

lxi Anne Arundel County Circuit Court (Land Records) [MSA CE 59-920] JHH 576, pg 559.

All Rights Reserved.