HLRB approves amendments to Reeves Farmhouse rehab after construction-driven changes

Arlington's Historical Affairs and Review Board approved amendments to the Reeves Farmhouse rehabilitation project (presented as COA 2316A) after staff and the Virginia Department of Historic Resources reviewed onsite changes made during construction.

Staff said the rear addition's roofline was altered from a continuous ridge to a hyphen roof, raising the ridge about 12 inches to resolve structural and drainage problems uncovered during construction. A west‑elevation second‑story window was resized to allow an interior stair and to meet code-required clearances. The DRC reviewed the modifications and the state historic preservation office concluded the changes did not increase previously identified adverse effects; staff recommended approval under the Secretary of the Interior standards for rehabilitation.

Project partners from Habitat for Humanity and contractor representatives explained the changes were driven by unforeseen field conditions encountered while opening the structure and working to ensure interior headroom and drainage. "These changes were in response to unforeseen conditions in the initial plans," a Habitat representative said; the project team said they appreciated the board's review and would widen review earlier on future projects.

Board members pressed on visual impacts, window configuration alternatives, and the feasibility of stair reconfiguration; staff and the project team explained that structural blocking and code requirements limited feasible options and that alternative approaches would have required substantial reconfiguration late in construction. Members also raised concerns about the property's milkshed and asked staff to coordinate repairs.

A motion to approve COA 2316A for 400 North Manchester Street passed on a roll-call vote. Staff noted that the addition remains subordinate to the historic farmhouse and that the changes preserved the site's historic integrity while addressing health, safety, and usability concerns.

Staff and the project team said they expect construction completion and a certificate of occupancy around Dec. 31, with licensing and occupant move-in likely early to mid‑2027 (licensing could take 3–9 months). The board asked staff to monitor outstanding site issues and return if further exterior changes are needed.