On the agenda: Faribault meeting — Data Center (Oct 18)

1. Call To Order / Approve Agenda
A. 1. HPC Agenda For 10-18-2021
Documents:
1. 2021-10-18 HPC AGENDA.PDF
2. Minutes
A. 2A. HPC Meeting Minutes From 9-20-2021
Documents:
2A HPC 09-20-2021 MEETING.PDF
3. General Heritage Preservation Items
A. 3A. Website Update
Documents:
3A. HPC WEBSITE UPDATE..PDF
i. 3A. Plaid Gorilla Proposal
Documents:
3A ATTACHMENT -- PLAID GORILLA.PDF
B. 3B. Discussion Of Future HPC Initiatives
Documents:
3B. DISCUSSION OF FUTURE HPC INITIATIVES.PDF
i. 3B Attachment 9-22-2021 Temple Email With Suggestions
Documents:
3B ATTACHMENT EMAIL. 22021.09.22 RE_ HPC IDEAS.PDF
4. Design Reviews
5. Items Of Discussion
A. 5A. Commissioner Training -- Chapter 8
Documents:
5A. COMMISSIONER TRAINING MANUEL - CHAPTER 8.PDF
6. Adjourn

Heritage Preservation Commission
Regular Meeting Agenda
DATE:
TIME:
PLACE:

Monday, October 18, 2021
6:00 PM
Public Meeting Room
Faribault City Hall
208 1st Ave NW
Faribault, MN 55021

1.

Call to Order / Approve Agenda

2.

Minutes
A.

3.

General Heritage Preservation Items
A.

4.

None

Items of Discussion
A.

6.

Citizen Comment Period

Design Reviews
A.

5.

Regular Meeting – September 20, 2021

Commissioner Training Manual – Chapter 8

Adjourn

Please contact the Community Development Department at 507-334-0100 if you need
special accommodations related to a disability to attend this meeting or if you are unable to
attend the meeting.

Agenda Item: 2A
Heritage Preservation Commission
Meeting Minutes
Regular Meeting, September 20, 2021
1.

Call to Order
Vice Chair Lynn Rein called the meeting to order at 6:00 p.m.

.
Members Present:
Members Absent:

Ron Dwyer, Lee Nordmeyer, David Sauer, Sam Temple,
Cori Weems and Vice Chair Lyn Rein
Karl Vohs

Reins made a motion to approve the agenda and seconded by Weems
Staff Present:
2.

Peter Waldock and Deanna Kuennen.

Minutes
A.

Regular Meeting – August 16, 2021

A motion was made by Temple and seconded by Reins to approve the meeting minutes of
August 16, 2021 with changes.
B.

Special Meeting – September 8, 2021

A motion was made by Temple and seconded by Reins to approve the Special Meeting
Minutes of September 8, 2021 with the note that the HPC understood that there were other
avenues for demolition, and it was not the HPC’s role to approve demolition due to life/safety
issues.
3.

General Heritage Preservation Items
Citizen Comment Period - None.

4.

Design Reviews
A.

5.

None.
Items of Discussion

A. Johnston Hall Update
Kuennen provided an update on the Johnston Hall demolition permit application. The City
Council at its meeting of September 14, 2021 approved Resolution 2021-195 granting the

Allina Health Systems appeal of the HPC denial of the Certificate of Appropriateness for
demolition of Johnston Hall. The resolution was approved by the City Council on vote of 5-2.
Kuennen also informed the HPC that Allina was forming a Johnston Hall Memorial
Committee, and is working with the Rice County Historical Society on documenting the
building. Michael Johnston, President of the Faribault Hospital, has requested names to
appoint to the core planning team. Lyn Rein shared that she will be on the committee serving
in her capacity of an Allina employee, and would be willing to also serve as the HPC voice.
After much discussion, the HPC requested that Staff reach out to Karl Vohs to inquire about
his participation, but also decided that no other members were interested in being on the
core planning team.
The Commission then discussed the Johnston Hall situation and mentioned that renewed
efforts to inform the public of the importance of heritage preservation generally is needed.
The commissioners mentioned that as part of effort they could re-introduce Heritage
Preservation Awards for building restoration and improvements in the Heritage Preservation
District or even City wide at historic properties. They discussed the idea of promoting the
mission of their commission in way that would “make history cool”. The members supported
these concepts and suggested a follow up on this at future meetings.
No action was required on this matter.
B. Commissioner Training Manual – Chapter 7
Chair Sauer introduced this item and the commissioners had no questions. The members
were asked to continue their review of the training manual. Chapter 8 will be scheduled for
discussion at the next meeting.

6.

Adjourn

The meeting adjourned at 7:20 p.m.

Respectfully submitted,
By: Peter Waldock, Planning Coordinator

Agenda Item: 3A

TO:

Heritage Preservation Commission

FROM:

Peter Waldock, Planning Coordinator

MEETING DATE: October 18, 2021
SUBJECT:

Discussion of Website Update Proposal

PURPOSE:
To discuss a proposal to restart and update the HPC website in order to once again
place it in service. Select a preferred option within the remaining budget for 2021.
DISCUSSION:
George Rhodes of Plaid Gorilla Design Company contacted staff to discuss the HPC
website. They have acquired Clearsite New Media the web design firm that created and
supported the HPC website originally back in 2009. Mr. Rhodes submitted a proposal
for website services to re-start the HPC website to function properly again with updated
security certificates, video player functions and run on current software that is
supported now.
Staff notes that Option 2 of the proposal will work within the HPC annual budget. There
is sufficient remaining budget for the $1250 cost of this option. It will restart the
functionality of the website and update security systems, install a new video player and
change file types. It will create a mobile friendly style sheet to extend the life of existing
site for another year or so until further work can be budgeted and approved.
REQUESTED ACTION:
Review the proposal by Plaid Gorilla Design Company and provide feedback.
acceptable Staff recommends approval of Option 2 of the proposal.

If

2021 Website Proposal
Peter Waldock
Faribault Heritage Preservation Commission
208 1st Ave NW Faribault
Faribault, MN 55021
Phone (507) 333-0374
Date:

October 4, 2021

The Faribault Heritage Preservation Commission website dates to May of 2009.
Needless-to-say, the website is woefully out of date.
Immediate Needs
• This website needs a security certificate as visitors to the website are
greeted with a Not Secure Warning in the browser address bar.
• The wonderful videos can’t be played as the video player is no longer
supported.
• It is not mobile friendly.
• The software running the website can not be updated without
destroying the website. Version 4.6.21
Two Options
Option 1: Rebuild the website from the ground up with the latest
technology, features, and fresh new design. This option would be an
investment of $7500-15000, depending on options and design
esthetic. This would take a few months to execute.

plaidgorilla.design

Option 2: We can work with the site as it is. $1250.
• Install an SSL certificate and update all the insecure links on the
website. (Currently 556).
• Install a new video player and change file-types.
• Create a new mobile friendly style sheet. This fix could extend
the life of the existing site a year or so.
• We can work some magic with the current theme that would
allow us to keep the site updated to the current software
version, 5.8.XX.
Web Hosting
Plaid Gorilla will provide web hosting on our dedicated servers located in
Lansing, MI at the Liquid Web Data Center. 99.99% uptime.
Support / Care Plans
We provide free support for 30-days on all website projects.
For extended support, we offer Website Care Plans that include web
hosting, daily backups, and premium plugin licensing. This plan is $60 per
month or $600 annually.
Submitted by:
George Rhodes
Plaid Gorilla Design Company
507-677-5243 Office
507-413-2676 Mobile
https://PlaidGorilla.Design

plaidgorilla.design

Agenda Item: 3B

TO:

Heritage Preservation Commission

FROM:

Peter Waldock, Planning Coordinator

MEETING DATE: October 18, 2021
SUBJECT:

Discussion of Future Projects and Commission Initiatives

PURPOSE:
To discuss future HPC projects, initiatives and priorities.
DISCUSSION:
At its last meeting the HPC noted the need to renew efforts to inform the public of its
mission and highlight the value of historic preservation to the community. Some ideas
for future HPC initiatives follow.
Website. Plan for a bigger upgrade to the website after the HPC priorities are regrouped to share the importance of history.
Awards. Restart HPC awards.
Provide information on resources. Staff will purchase a subscription for a publication
that has resources/grants for preservation to provide further resources.
Photo Inventory. Finish their photo inventory and identify the top 10 threatened
buildings. I need to go through Kim’s emails and find the photos that they all took this
summer.
Commissioner Temple provided some ideas in a memo dated 9/22/2021 attached with
this memo.
REQUESTED ACTION:
Discuss possible future HPC initiatives and provide staff will feedback and direction on
them to move forward.

From:
To:
Subject:
Date:

Samuel Temple
Peter Waldock
Re: HPC Ideas
Wednesday, September 22, 2021 9:59:45 AM

One more thought:
Commission artists to collaborate with HPC to depict events from Faribault's history that lack
photographs or other imagery, with the goal of making the stories more accessible and vivid.
On Tue, Sep 21, 2021, 6:04 PM Samuel Temple <[email protected]> wrote:
As requested, here are some positive development/community outreach ideas for the HPC:
Transition from Adobe Flash, then promote the already-fantastic faribaulthpc.org
Link HPC website to city site for easy access and clear presentation
Create digital mailing list for HPC writings/blog posts/events-- through website
Monthly/bimonthly updates on FCTV-- could be very simple and not very long. Some
could highlight finances available to building owners, or basic historic building
maintenance.
Historic Registry How-To explainers (videos, handouts, webpage)
Easy-to-use online application for local historic registry (e. Google form)
Interactive digital map/database of historic district/sites
Monthly column in Faribault Daily News that could also be used in a blog on our
website or social media
Create social media pages specific to the HPC, if allowed. Appoint commissioner to
be an admin. This commission has a unique niche with particular public issues, which
may attract a different audience than general city social media.
Downtown walking tour / Downtown walking tour video
Create introduction video for HPC and its current members (FCTV could collaborate
on production if we write scripts)
Regular talks/programs at Buckham Library, Buckham West, Rice County Historical
Society, etc. Topics could be general building preservation, specific building
narratives, local historical figures, general local history. Commissioners would be
encouraged to present, though we could also moderate visiting
historians/preservationists. The key would be having regular events/educational
programs presented and marketed by the HPC.
Jeff Jarvis's Dakota history project. Can we get an update on the status of this?

Local history documentaries produced by/sponsored by the HPC. Focus on human
narratives, which can then be ascribed to particular historic buildings. (This
documentary on the Buckhams would be an example of this narrative
execution: https://youtu.be/KXXwezYso0s)

CHAPTER 8: FREQUENT DESIGN ISSUES
A Starting Question
The owner of a historic house in the local district
has applied to remove all of the original windows
and replace them with new ones in order to save energy. They also wish to cover the wood siding with a
cementitious composite board material, in order to
save on repainting over time. How will you respond?
These are questions that commissions frequently
face. They bundle several issues: When is replacement or covering of original material merited? How
GRHVDQ\HQHUJ\VDYLQJDFWLRQ¿WLQWRDQRYHUDOO
conservation strategy for a property? To what extent
must commissions remain up-to-date on changing
trends in materials and technology?
Responding to these questions requires delving
into the current information about these issues.
Extensive information exists about them, and more
continues to be published, so it is important that
commissioners be open to new information as it
becomes available. While the community’s design
guidelines will provide clear policy on most topics,
there may be some that are more recent or may be
ones in which new information has come forward.
Others are topics that raise theoretical issues that
call for a more in-depth discussion. This chapter
provides an overview to some of the “hot topics”
that may arise in design review.

In This Chapter:
A. Substitute Materials
B. Sustainability and “Green” Issues
C. Windows on Historic Buildings
D. New Additions to Historic Buildings
E. New Construction in Historic Districts

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

121

INFO ON SUBSTITUTE
MATERIALS:
An excellent start for understanding the specifics
of alternative materials is
published by the National
Park Service:
Preservation Brief 16,
The Use of Substitute
Materials on Historic
Building Exteriors
S e e : h t t p s : / / w w w. n p s .
gov/tps/how-to-preserve/
briefs/16-substitute-materials.htm
Note that, for projects
seeking state or federal
tax credits or other approvals, the SHPO or the
National Park Service may
apply a stricter standard
for replacement materials.
Local commissions should
be aware of this when also
reviewing those projects.

A. Substitute Materials
What are Substitute Materials?
In historic preservation, a substitute material is one that
is used to appear similar to one used originally. Today,
this may mean using a cast concrete product to imitate a
stone window sill.
Historians will point out, however, that the tradition of
using substitutes goes back for centuries and that many
of the materials we now consider historic were in fact
alternatives to other materials that may have been more
expensive or difficult to acquire.
A stamped metal cornice, at the top of an Italianate commercial building, for example, evolved from stone versions
employed during the Renaissance in Europe. But, while
there is precedent for their use, what is their appropriate
application in rehabilitation projects?
Are substitutes appropriate at all?
In its publication, Preservation Brief 16, The Use of
Substitute Materials on Historic Building Exteriors,
the National Park Service acknowledges that substitute
materials may be appropriate in some situations:
“Some preservationists advocate that substitute
materials should be avoided in all but the most
limited cases. The fact is, however, that substitute
materials are being used more frequently than ever
in preservation projects, and in many cases with
positive results. They can be cost-effective, can
permit the accurate visual duplication of historic
materials, and last a reasonable time. Growing evidence indicates that with proper planning, careful
specifications and supervision, substitute materials
can be used successfully in the process of restoring the visual appearance of historic resources.”

122

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Are substitutes always best?
Not necessarily. While claims for durability and accuracy
of appearance may be made, the results don’t always
measure up. It is reasonable for commissions to ask to
see examples of how the material has fared in similar
conditions of environment and location on a property.

Covering vs. Replacing
Remember to confine the discussion about alternative
materials to situations in which a replacement is indeed
needed. That is to say, COVERING original material is not
appropriate, regardless of what the new material would
be. Removing original material that is in good condition
and continues to serve its function is also inappropriate.

Reasons for Considering Alternatives

MORE ON SUBSTITUTE
MATERIALS:
The National Alliance of
Preservation Commissions
has published a helpful
paper on alternative materials.
Developing a Materials
Evaluation Methodology
See: http://napcommissions.org/wp-content/uploads/2013/08/Sustainability_Developing-A-Materials-Evaluation-Methodology-Part-1-2.pdf

If replacement is merited because of the severe deterioration of the original fabric, then doing so with the same
material as the original is certainly preferred, but when
might it be reasonable to consider an alternative? These
are some conditions:
Inherent flaws in the original
In some cases, while the original material has historic
value, it has not performed well and replacing in kind may
perpetuate a problem. This is becoming more of an issue
with some “Recent Past” resources from the mid-Twentieth
Century, in which experiments with new materials and assembly methods sometimes led to disappointing results.
Availability of the original as replacement
If it is difficult to obtain the original material, then an alternative may be more acceptable.
Availability of craftsmen
Even if the original material may be available, are craftsmen on hand who can appropriately finish and install it?
This may be an opportunity to sponsor a training program
to build the local capability for such skills.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

123

Code requirements
Contemporary building codes and related regulations may
prohibit use of the original material. While this issue may
apply more frequently to interiors, it may also be an issue for exterior features as well. Asbestos shingles and
lead-based finishes are examples.

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dƌĂĚŝƟŽŶĂůůLJ͕ ƚŚĞ ƉƌŝŵĂƌLJ ĞŶƚƌĂŶĐĞ ŽĨ Ă ďƵŝůĚŝŶŐ ĨĂĐĞĚ ƚŚĞ ƐƚƌĞĞƚ͘ /Ŷ Ă ĐŽŵŵĞƌĐŝĂů
ƐĞƫŶŐ͕ƚŚĞĞŶƚƌLJǁĂƐŽŌĞŶƌĞĐĞƐƐĞĚ͘EĞǁďƵŝůĚŝŶŐƐƐŚŽƵůĚďĞŽƌŝĞŶƚĞĚƚŽĐŽŶƟŶƵĞƚŚŝƐ
ƚƌĂĚŝƟŽŶĂůƉĂƩĞƌŶ͘
ϱ͘ϰ

DĂŝŶƚĂŝŶƚŚĞƚƌĂĚŝƟŽŶĂůŽƌŝĞŶƚĂƟŽŶŽĨĂďƵŝůĚŝŶŐƚŽƚŚĞƐƚƌĞĞƚ͘

ͻ The primary entrance should face the street.
ͻ /n some cases͕ the front door itself may ďe posiƟoned perpendicular to the street.
/n this case͕ the entry should sƟll ďe clearly deĮned ǁith a recessed entry or
canopy for commercial building types.

DĂŝŶƚĂŝŶ ƚŚĞ ƚƌĂĚŝƟŽŶĂů ŽƌŝĞŶƚĂƟŽŶ ŽĨ Ă
ďƵŝůĚŝŶŐƚŽƚŚĞƐƚƌĞĞƚ͘

ͻ Eeǁ buildings should abut the sideǁalŬ. The setbacŬs for all neǁ construcƟon
should match the setback of other buildings on the block.

DĂƚĞƌŝĂůƐ
uilding materials used in neǁ construcƟon should contribute to the ǀisual conƟnuity of
Downtown Plano.
ϱ͘ϱ

hƐĞďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐĂƉƉƌŽƉƌŝĂƚĞƚŽƚŚĞĐŽŶƚĞdžƚ͘

ͻ Brick is the preferred primary material.
ͻ Building materials should have a modular dimension similar to that used
tradiƟonally.
ϱ͘ϲ

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ƚŚŽƐĞƵƐĞĚƚƌĂĚŝƟŽŶĂůůLJŝŶŽǁŶƚŽǁŶWůĂŶŽ͘

The primary entrance of a building should face
the street͘

ͻ ll wood details should have a weatherͲprotecƟve Įnish.
ͻ ^tucco may be considered as an accent material on upper Ňoors of larger
buildings.
ͻ /mitaƟon or syntheƟc materials͕ such as aluminum or vinyl siding͕ imitaƟon brick
or imitaƟon stone and plasƟc͕ are inappropriate.
ͻ The use of highly reŇecƟve materials is discouraged.
ϱ͘ϳ

ŶƐƵƌĞƚŚĂƚĂŶLJŶĞǁŵĂƚĞƌŝĂůƐĂƌĞƐŝŵŝůĂƌŝŶĐŚĂƌĂĐƚĞƌƚŽƚƌĂĚŝƟŽŶĂů
ŵĂƚĞƌŝĂůƐ͘

hsing neǁ or alternaƟǀe materials as an
accent is appropriate to help express individual
building modules or units͘

ͻ Eew or alternaƟve materials should appear similar in scale͕ proporƟon͕ tedžture͕
and Įnish to those used tradiƟonally. &or edžample͕ a modular stone may be
appropriate if detailed similar to historic brick material found in the district.
ͻ hsing new or alternaƟve materials as an accent is appropriate to help edžpress
individual building modules or units.

Many design guidelines, such
as this example from Plano, TX,
include policies related to alternative materials.

124

Brick and stone are the preferred primary
materials for neǁ construcƟon͘

ŚĂƉƚĞƌϱ͗^ƚĂŶĚĂƌĚƐĨŽƌEĞǁŽŶƐƚƌƵĐƟŽŶ

79

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Criteria for Applying Alternative Materials
If it is determined that using the original material may
not be the best solution, what would be the criteria for
considering an alternative replacement material? These
are some conditions to consider:
Accuracy
Will the alternative material successfully convey an appearance that matches the original? They should be similar in:
‡ Detail
‡ Profile
‡ Texture
‡ Finish
Durability
Does the material have a satisfactory record of performance
in a similar condition, including climate and location on
the building? Experimenting on historic buildings is not
the place to test new materials in the community.
Location on the property
Does the location on the property affect one’s perception of
the material? For example, a synthetic, resin-cast material
may work well for a cornice molding that is located high on
New Building Materials in Storefront Design

Traditional
Storefront Cornice

Sheet metal over a wood
frame, sloped to shed water

Transom Window

Along with display
window recessed in the
brick framing

Display Window

Like the transom above,
framed in wood

Bulkhead

Constructed in wood with
applied trim

While the commercial property owner is encouraged to use traditional materials in the reconstruction of
missing or altered building elements, often it is economically infeasible. Therefore, the owner may consider
using newer building materials that emulate the appearance of the traditional elements.
When designing a new storefront for your commercial property, you should meet with city staff to
determine what contemporary building materials are acceptable and available

The traditional storefront is generally constructed of a combination of materials, such as wood
framing, wood moldings, metal flashing, and plate glass. The typical elements of the storefront were
the metal-clad window crown or cornice, the wood framed transom window, the wood framed display
window, and the wood or metal bulkhead. The window and bulkhead are generally set back in the
storefront opening at least six inches.
The reconstructed storefront can create the same “look” using newer building materials such
as insulating glass and aluminum framing. However, the proportions and placement of the different
elements need to closely match the elements of the original storefront.*

Reconstructed
Storefront Cornice

Sheet metal over a wood
frame, sloped to shed water

Display Windows

Framed in painted
aluminum and set back in
the storefront opening

Bulkhead

Constructed in treated
aluminum framing and an
aluminum panel infill

*Excerpts from Keeping Up Appearances from the
National Trust for Historic Preservation

The Litchfield Design Guidelines provide guidance on the introduction of new materials to historic properties. This information can
pertain to the installation of sustainable systems.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

125

a building where it cannot be touched. By contrast, using
this material for a replacement column on an entry porch
where people will frequently touch it may not be suitable.
Using alternatives on secondary walls, especially those
not visible from the public way, may also be an option.

Environmental
Sustainability

Historic
Preservation
Cultural/Social
Sustainability

Economic
Sustainability

Preserving historic places promotes the three basic categories
of sustainability.

The porch on this home helps to
buffer temperature swings.

SOLAR PANEL DESIGN
OPTIONS:
For a quick summary of
solar panel design options,
see the NAPC publication:

Impact on existing materials
Some new materials may interact negatively with other
historic materials and accelerate deterioration. Combining
some different metals, for example, can create a corrosive
condition.
Extent of the replacement
A somewhat separate consideration is how extensive the
need is to replace original materials, in terms of maintaining the integrity of the historic property. Replacing a single
cornice with a substitute may have little effect. Wholesale
replacement of all stone sills, window arches, moldings
and foundations with cast concrete could threaten the
historical significance of the property.

Addressing Alternative Materials in the
Design Guidelines
Design guidelines should be as clear as possible about
the use of alternative materials. If alternative materials
are permitted, a discussion about appropriate locations
should be integrated into the document; otherwise, creating a supplemental chapter or policy paper is an option.

Sample Guidelines for
Solar Systems in Historic
Districts
h t t p : / / w w w. p r e s e r v a tionnation.org/information-center/sustainablecommunities/buildings/
s o l a r- p a n e l s / a d d i t i o n a l r e s o u r c e s / N A P C - S o l a rPanel-Guidelines.pdf

126

Chapter 8: Frequent Design Issues
Final: August 30, 2016

B. Sustainability and “Green” Issues
Achieving energy efficiency and promoting sustainability
and green building are major issues that commissions are
now addressing. These issues are not new, but perhaps
the level of activity and interest is.
Does energy conservation “trump” preservation, or are
the two mutually achievable? Design guidelines lack clear
direction about how to balance green building objectives
with the charge of protecting cultural resources. The basic
principles of most guidelines call for preserving original
materials and other character-defining features as well
as respecting the inherent energy-saving properties of
historic resources, but they usually address sustainability
indirectly, particularly with respect to the way in which
“building green” is seen today.

What is Sustainability?
Sustainability is widely recognized as having three components:
(1) cultural/social,
(2) economic, and
(3) environmental.
Historic preservation contributes to all of these, and to
some extent all three may be addressed in design guidelines. This is because sustainability is a more global value
underlying historic preservation, although it may not be
so clearly articulated in some preservation ordinances
and design guidelines.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

This glass enclosure is a noninvasive strategy for a weatherization improvement. It captures
winter heat on a front porch,
ZKLOHUHWDLQLQJWKHEXLOGLQJ¶V
historic character and materials.

127

Double-Hung
Window Ventilation

Key Sustainability Concepts
As with the issue of substitute materials, the theory of
sustainability and its related technologies continues to
evolve. Consider these factors:
Keep the big picture
First, it is important to keep the big picture in mind. Don’t
become absorbed with evaluating the merits of a specific
energy-saving device and its impacts on a historic property without first understanding how it fits into an overall
strategy for the property.

The double-hung windows
found in many historic structures allow for transferring
cool air in and warm air out
during summer months.

Locating solar panels and
energy generating devices to
the rear of a historic residence
minimizes visual impacts.

Resource conservation
Preserving historic buildings and their materials avoids
negative impacts from new construction. New building
construction requires a tremendous amount of fossil fuels
and other natural resources, which release greenhouse
gases into the atmosphere and cause other negative effects.
Landfill reduction
Preserving a building reduces the amount of discarded
building material that ends up in landfills.
Life cycle analysis
When considering the life cycle of building materials, one
must not only consider the energy consumed to create the
materials, but also environmental costs, such as resource
depletion and pollution. These ideas may be difficult to
convey, but it is important to set out these concepts as a
foundation for the guidelines. Comparing these “costs” to
the longevity of the material is key to life cycle analysis.
Often more traditional materials will score the highest,
because they will last longer and have less pollution associated with their manufacture, in contrast to some newer
materials that may appear cost-effective early on, but are
not as durable over time. Some synthetic materials used
in windows are often cited as examples.
Typically a commission will not directly evaluate the life
cycle performance of materials that are proposed for

128

Chapter 8: Frequent Design Issues
Final: August 30, 2016

alterations, but the technical information related to this
topic can assist property owners in developing a strategy
for sustainability. It also will underpin reasoning to retain
older, significant materials that do have longer life cycles
than some replacements would.
Energy conservation
Reducing energy consumption for a property is a key objective for many property owners, and should be addressed
in the design guidelines. Often, sealing leaks and adding
insulation to ceilings and floors will be the most effective.
Energy generation
The companion piece to energy conservation is energy
generation, in the interest of reducing demand on public
utilities and minimizing operating costs. Examples of energy generation methods include solar panels and wind
turbines. Since property owners may be immediately attracted to these two approaches, they should be placed
in context with other elements of sustainability in the
introductory materials.

GUIDELINES FOR
COMMISSIONS:
T h e N a t i o n a l Tr u s t f o r
Historic Preservation has
published a booklet of advice for commissions considering writing guidelines
for sustainability called
Developing Sustainability Guidelines for Historic
Districts.
See: http://www.amazon.
com/Developing-Sustainability-Guidelines-HistoricDistricts/dp/0891333991

Developing a Strategy for a Property
A property owner should outline an overall strategy for
energy conservation and generation as it relates to their
property. This strategy should include an energy audit, an
evaluation of existing systems, and a list of established
goals for achieving savings. Several good publications
exist that describe how to prepare a strategy for older
buildings.
Here are some basic steps to suggest to property owners
in preparing a strategy:
Conduct an energy audit
An energy audit often reveals a number of opportunities
to reduce energy consumption. For more information on
how to conduct an energy audit on your historic property,
contact your local city government.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

129

NATIONAL TRUST'S
SUSTAINABILITY
PROGRAM:
The National Trust for Historic Preservation's sustainability work is focused
on finding federal, state
and local policy solutions
that level the playing field
for older buildings and enable people to save and
improve the energy performance of the places they
care about. The National
Trust is working through
the Seattle-based Preservation Green Lab with
national partners to pioneer
new policy solutions that
will ensure historic buildings can remain vital parts
of sustainable communities
across the country.
The National Trust’s sustainability program website
offers information that is
useful to commissions on
everything from the retrofitting your wood windows to
the latest information from
the Preservation Green Lab
and Capitol Hill.

Set project goals for sustainability
Setting goals will help place individual actions into context, and may, for example, demonstrate that priorities
for energy conservation should be to increase insulation
in walls, ceilings, and foundations rather than replacing
windows.
Identify management opportunities
Management strategies for energy conservation (such as
raising and lowering awnings to adjust temperatures, or
using a ceiling fan to de-stratify air) should also be used.
Develop an overall strategy for the property
When a property owner can present a strategy as a part
of their application for a Certificate of Appropriateness,
it also can help the commission consider the potential
benefits of the actions proposed. If the strategy contains
audit findings, this information may help place a specific
request, such as window replacement, into context in
terms of payback of investment.

Basic Principles for Sustainability and
Preservation
The following principles should apply to all projects:
Think big, act small
When planning any project, first determine the overall goal,
and then consider which method of achieving that goal
will use the fewest resources and have the least impact
to the historic structure.
For example, a comprehensive approach will usually
demonstrate that replacing windows is not an effective
conservation strategy.
Make best use of inherent conservation features
Make best use of a building’s inherent sustainability features as a first step.
For example, use awnings to moderate temperatures.

130

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Minimize negative impacts on the historic resource
when installing a new component
It is important that new components should leave no permanent negative impacts to the structure. Locate a new
component where it will not damage, obscure, or remove
significant features or materials. Maintain the ability to
interpret the historic character of a building when retrofitting for energy conservation or generation. For example,
locate a solar collector to be visually unobtrusive.
Use materials that minimize environmental impacts in
their manufacture and maintenance
Such materials include those that are produced locally,
are manufactured without use of harsh chemicals, have
long life cycles, are durable in the local climate and are
designed to be repairable and recyclable.
For example, some vinyl windows may use harsh chemicals and have short life cycles.

Use Construction Methods That Minimize
,PSDFWVRQ/DQG¿OODQG5HGXFH:DVWH

THE SECRETARY
OF THE INTERIOR'S
STANDARDS AND
GUIDELINES FOR
SUSTAINABILITY:
Published in 2011, these
supplement the SOI's
Rehabilitation Standards,
addressing energy conservation techniques in detail.
See:
Illustrated Guidelines
on Sustainability for
Rehabilitating Historic
Building
https://www.nps.gov/tps/
standards/rehabilitation/
sustainability-guidelines.
pdf

Preserving as many existing building features as possible
reduces demolition waste, and reduces construction waste
generated by replacement building materials. Remove only
what is necessary and reuse as much material as feasible
on-site. Repurpose as much of the remaining building
materials and components as possible to minimize waste
and demand for landfill space.
For example, avoid sending original windows to the landfill.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

131

Residential Building Efficiency Diagram
This diagram summarizes the principal guidelines for a rehabilitation project for energy
efficiency on a residential building. These measures can enhance energy efficiency while
retaining the integrity of the historic structure.

CHIMNEY

ROOF MATERIAL

‡ Install draft stopper

‡ Retain and repair

ATTIC

SOLAR PANELS

‡ Insulate internally

‡ Set back from primary
facade

EXTERIOR COLOR
‡ Consider using a light
colored paint when
appropriate to the style

DOOR
‡ Retain and repair
original and early doors
‡ Weather strip

PORCH AND AWNINGS
‡ Retain and restore
original porch

WINDOWS
‡ Repair and retain original or early
windows
‡ Retain original glass
‡ Enhance thermal and acoustic
efficiency with storm windows
(preferably interior)
‡ Weather strip

132

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Preservation guidelines for Montgomery County, MD recommend that solar panels be located on secondary structures or subordinate portions of the primary buildings, when feasible. Some other communities are more flexible, providing guidance about design details of the panels on a primary elevation. Still
other commissions take a stricter position, prohibiting them when visible from the public way.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

133

INFO ON WINDOWS:
The National Alliance of
Preservation Commissions
has published several helpful papers on windows and
energy savings.
Publications include:
What Replacement Windows Can’t Replace: The
Real Cost of Removing a
Historic Window.
http://napcommissions.
org/wp-content/uploads/2013/08/what-replacement-windows-cantreplace.pdf
Replacement window
manufacturers will often
compare their product to
a historic wood window
that has not been restored
or maintained – a window
that fits this description will
undoubtedly be drafty and
inefficient. In most cases,
however, a fully-restored,
tight-fitting, properly functioning, weather-stripped
wood window combined
with a quality storm window will have the same
insulating properties as
a double-glazed replacement window. Other steps
can be taken to reduce
heating bills, such as insulating attics and floors;
the U.S. Department of
Energy notes that 31% of
air infiltration is at floors,
walls and ceilings, and only
10% at windows.

134

C. Windows on Historic Buildings
Replacing Windows
One challenge that commissions face is how to respond
to a request to remove an existing historic window and
replace it with a new one. This raises questions about the
significance of the window, its condition and the character
of the proposed replacement. This can be a highly charged
conversation, with the debate all-to-frequently jumping to
the merits of the proposed replacement rather than first
determining if replacement is necessary at all.
Windows are some of the most important character-defining
features of most historic structures. They give scale to
buildings and provide visual interest to the composition
of individual facades. Distinct window designs in fact help
define many historic building styles. Because windows so
significantly affect the character of a historic structure, the
treatment of a historic window and the design of a new
one are therefore very important considerations.

Window Features
The size, shape and proportions of a historic window are
among its essential features. Another important feature
is the number of “lights,” or panes, into which a window
is divided. The design of surrounding window casings,
the depth and profile of window sash elements and the
materials of which they were constructed are also important features. Early windows in Minnesota were made of
wood but metal casement windows also were popular,
particularly on industrial buildings and in later Modernist
styles. In either case, they had distinct dimensions, profiles and finishes. These are important considerations for
commissioners when evaluating an existing window and
any potential replacement.

Deterioration of Historic Windows
Properly maintained, original windows will provide excellent service for centuries. Most problems that occur result
from a lack of maintenance. Water damage and the ultra
violet degradation caused by sunlight also are major
concerns. If surfaces fail to drain properly, water may be
introduced. Condensation during winter months also can
cause problems.
Chapter 8: Frequent Design Issues
Final: August 30, 2016

General Rehabilitation Design Guidelines

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of materials other than wood, and in those cases the use of other window materials may be appropriate. Contact County staff for interpretation of
rating a Resource Category.
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62

Montgomery County, Maryland

Design guidelines for Montgomery County, MD provide more detailed guidance about
replacement windows in general, which can also apply to energy efficiency retrofit
questions. The guidelines remain more strict about replacements on primary walls and
on contributing structures.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

135

Repair of Historic Windows
As with other historic features, preservation in place is
the preferred approach. Whenever possible, a historic
window should be repaired, rather than replaced. In most
cases it is in fact easier, and more economical, to repair
an existing window rather than to replace it. Even when
replaced with an exact duplicate, a portion of the historic
building fabric is lost and therefore such treatment should
be avoided.

When is Replacement Appropriate?
When considering whether to repair or replace a historic
window, commissioners should consider the following:
First, determine the window’s architectural significance.
Is it a key character-defining element of the building? Typically, windows on the front of the building and on sides
designed to be visible from the street, are key characterdefining elements. A window in an obscure location, or on
the rear of a structure, may not be. Greater flexibility in
the treatment or replacement of such secondary windows
may be considered. Also, in some cases, the window in
question may be a more recent alteration and therefore
will lack significance.
Second, inspect the window to determine its condition.
Distinguish superficial signs of deterioration from actual
failure of window components. Peeling paint and dried
wood, for example, are serious problems, but often do not
indicate that a window is beyond repair. A rotted sill may
dictate its replacement, but it does not indicate the need
for an entirely new window. Determining window condition
must occur on a case-by-case basis; however as a general
rule, a window merits preservation, with perhaps selective replacement of components, when more than 50% of
the window components can be repaired. Commissioners
may ask for a window-by-window survey of a property,
rather than considering an all-or-nothing approach to a
replacement request.

136

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Third, determine the appropriate treatment for the
window.
Surfaces may require cleaning and patching. Some components may be deteriorated beyond repair. Patching
and splicing in new material for only those portions that
are decayed should be considered in such a case, rather
than replacing the entire window. If the entire window
must be replaced, the new one should match the original
in appearance.

Energy Conservation
In some cases, owners may be concerned that an older
window is less efficient in terms of energy conservation.
In winter, for example, heat loss associated with an older
window may make a room uncomfortable and increase
heating costs. In fact, most heat loss is associated with
air leakage through gaps in an older window that are the
result of a lack of maintenance, rather than loss of energy
through the single pane of glass found in historic windows.
Glazing compound may be cracked or missing, allowing
air to move around the glass. Sash members also may
have shifted, leaving a gap for heat loss.
The most cost-effective energy conservation measures for
most historic windows are to replace glazing compound,
repair wood members and install weather stripping. These
steps will dramatically reduce heat loss while preserving
historic features.
If additional energy savings are a concern, consider installing a storm window. This may be applied to the interior
or the exterior of the window. It should be designed to
match the historic window divisions such that the exterior
appearance of the original window is not obscured.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

137

Replacement Windows
While replacing an entire window assembly is discouraged,
it will be necessary in some cases. When a window is to
be replaced, the new one should match the appearance
of the original to the greatest extent possible. To do so,
the size and proportion of window elements, including
glass and sash components, should match the original.
In most cases, the original profile, or outline of the sash
components, should be the same as the original. At a
minimum, the replacement components should match the
original in dimension and profile and the original depth of
the window opening should be maintained.
A frequent concern is what the material of the replacement window should be. While wood was most often used
historically, metal and vinyl clad windows are common
on the market today and sometimes are suggested as
replacement options by window suppliers. In general,
using the same material as the original is preferred by
most preservationists. If the historic window was wood,
then using a wood replacement is the best approach,
especially in highly visible locations. However, some commissions will consider permitting alternative materials if
the resulting appearance will match that of the original,
in terms of the finish and the profile of sash members.
The substitute material also should have a demonstrated
durability in similar applications in this climate.
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138

Chapter 8: Frequent Design Issues
Final: August 30, 2016

D. New Additions to Historic Buildings
Commissions often struggle with proposals to construct
additions to historic buildings. Adding on is certainly a part
of our heritage, and it can signify good things relevant to
preservation: A desire to continue the life of an existing
building, a healthy economy and a vital neighborhood.
As such it can be a part of accommodating change while
preserving the integrity of historic resources. In reviewing
a proposal for an addition, it is important to evaluate it
in an orderly informed manner. Be careful not to jump to
a single issue, such as size or style, without considering
more fundamental aspects of the design first.
Different types of additions may be proposed:
First is a ground level addition, which involves expanding the footprint of the structure. This is often located to
the rear of the primary building, but sometimes is to the
side. Secondly, a rooftop addition may be proposed. On
a house, this may involve constructing a new dormer to
provide more headroom in an attic space. For commercial
buildings, a rooftop addition may be added, often set back
from the front wall.

Rooftop addition where the setback distance was required to equal
the height of the new addition.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

139

Key principles for additions are:
Minimize negative effects on historic building fabric
When planning an addition to a historic building or structure, one should minimize negative effects that may occur
to the historic building fabric as well as to its character.
While some destruction of historic materials is almost always a part of constructing an addition, such loss should
be minimized.
Maintain the ability to perceive the historic character
of the main building
The addition also should not affect the perceived character
of the building. In most cases, loss of character can be
avoided by locating back away from the front of the building.
The overall design of the addition also must be in keeping
with the design character of the historic structure. Most
preservationists advocate a design that is distinguishable,
albeit in subtle ways, from the historic portion, such that
the evolution of the building can be understood. It is also
important that an addition not obscure significant features
of the historic building. Keeping the design subordinate
in character also helps minimize its visual impacts. That
is, the design should avoid calling attention to itself with
highly ornate details or exotic forms.
Maintain the ability to interpret the character of the
district
In a historic district, the commission also should consider
the effect that the addition may have on the character of
the area. For example, a side addition may change the
sense of rhythm established by side yards in residential
block if it is too large or is located too close to the front
wall of a house in a row of single family structures.

140

Chapter 8: Frequent Design Issues
Final: August 30, 2016

Classic Cottage and One-anda-Half Story Addition with
Accessory Building



This rear addition is taller than the
original building but is still clearly differentiated with a connecting element
to achieve an acceptable level of compatibility with the historic building and
context.
L-Shaped Building and One-anda-Half Story Addition



This rear addition is similar in height
to that of the original building, but is
still clearly differentiated with a connecting element to achieve an acceptable level of compatibility with the
historic building and context.
L-Shaped Building with Modest
Addition



This modest rear addition steps down
in height to that of the original building, and achieves an exceptional level
of compatibility with the historic
building and context.

Four Square and Two-Story
Addition plus Carriage House



This Carriage House addition is located along the alley and achieves an
exceptional level of compatibility with
the historic building and context.

Additions example from Fort Collins Design Guidelines.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

141

Impact Considerations for an Addition
Impact considerations address the visual and physical impacts of the addition on the integrity
of the property, and one’s ability to perceive its historic character, as well as that of its context.
Some impact-related factors to consider include:
‡ The impact on the historic structure
‡ Is the addition visible?
‡ Does the addition remain visually subordinate to the historic structure?
‡ Is one’s ability to interpret the historic character retained? (Especially in terms of
perceiving the original mass, scale and prominence of the property)
‡ Are alterations to key character-defining features avoided or at least minimized?
‡ Is the structural integrity of the property retained, or even improved?
‡ The impact on the abutting contributing properties
‡ Is one’s ability to interpret the historic character of the abutting properties
retained? (Especially in terms of perceiving their original mass, scale and relative
prominence on the street or from other public vantage points?)
‡ The impact on the block as a whole
‡ Are the rhythm and alignment of structures and their key features typical of the
block retained?
‡ Is the perception of the scale of structures along the block retained, as
experienced at the street level?
‡ If the character of an alley wall is also a key feature, is its scale also retained?

Design Variables for an Addition
Design variables include basic scale and proportion considerations that relate to the compatibility of the addition with the primary structure and surrounding historic context.
Design variables to consider include:
‡ The height of the addition
Keeping floor heights in the range of those on the historic structure, or even lower,
may help keep an addition visually subordinate to the historic structure.
‡ The degree of setback
Does the original primary façade (front) remain visually prominent? An addition should
be set back from the façade and other key walls that contribute to the character of the
property. The setback should be a sufficient distance such that the historic structure
remains prominent.
‡ Simplicity of design
Is the design of the addition subordinate in character? The design should be relatively
simple in architectural character and detailing, such that it does not call undue
attention to itself. The historic structure should remain the prominent feature.

142

Chapter 8: Frequent Design Issues
Final: August 30, 2016

E. New Construction in Historic
Districts
Commissions often struggle with the question of what
“style” should be permitted in a historic district. Should it
be one that copies the historic buildings in the area? Or
should it be distinguished as new?

Compatible but Contemporary
The broadly held philosophy for new construction in a
historic district is that it should be compatible with the
historic setting without confusing the history and evolution
of the area. This means that new buildings should reflect
their own time and be distinguishable from their historic
neighbors. At the same time, they should not contrast so
jarringly as to inhibit ones ability to interpret the historic
character of the district. In this approach, overall character
of the area is retained, while accommodating change. It
has these features:
‡ The evolving character of the area is reflected.
‡ Historic resources, from all periods of significance,
are preserved.
‡ Historic resources and other traditional buildings
provide the context for new construction, in terms of
form, materials, etc.
‡ New buildings express their true age, but are compatible with the historic context by drawing upon basic
design relationships that are essential to the area.
This approach is preferred by historians. It reflects the
evolving story of the district, while providing a compatible
setting for the genuine historic resources that exist. It also
permits flexibility in responding to changing markets and
functional requirements. It is the one most widely used
across the country and is consistent with the Secretary
of the Interior’s Standards. In addition, it adapts well to
areas that have several layers of history, different themes
of development or many periods of significance.

Minnesota Heritage Commission Statewide Training Manual
Final: August 30, 2016

143

In this approach, the design for a new building is based
on basic features that are similar to those of historic structures, but the results do not literally mimic historic styles.
The design is compatible in mass, scale and character, but
subtle differences in stylistic treatment make the building
distinguishable as new construction. In this way, one can
read the evolution and change of the district, while also
retaining a visually compatible sense of time and place.
Defining the key, underlying features of the area is important, and basic neighborhood characteristics of mass,
scale and materials must be respected in new construction, even though “contemporary” designs are allowed.
Not that the term “contemporary” in this sense refers to
the current period, not to a particular architectural style.

Historic References in New Designs
While the “contemporary” approach is preferred by most
communities, some also permit designs that are more
imitative of historic styles. Because the new buildings
copy the historic styles, one is generally assured that they
will be visually compatible with their historic neighbors.
However, this can be a “slippery slope,” in which poorly
executed imitations may creep into the district. An oversized box, decorated with a few Victorian era brackets,
does not guarantee compatibility!
A liability of this approach is that it can, to some extent,
change the apparent history of the area and the physical record of the evolution of the street can be blurred. If
development occurs that is similar in location, scale and
character to that seen historically, at least a reasonably
accurate story can be discerned. If, however, the new
development is different in scale and siting from that seen
historically, even though the styles appear to be from the
period of significance, the message may be garbled. Most
historians discourage this approach because it is deceiving.
That said, commissions may often approve such designs.
What is important is that the theoretical implications of
the decision to do so is understood.

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Chapter 8: Frequent Design Issues
Final: August 30, 2016