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HomeMy WebLinkAboutHPCwp October 19, 2000 FARMINGTON HERITAGE PRESERVATION COMMISSION HERITAGE LANDMARK REGISTRATION WORKSHOP THURSDAY, OCTOBER 19, 2000 7 :00 P.M., CITY HALL AGENDA 1. INTRODUCTIONS 2. A TEN-MINUTE LOOK AT THE CITY HISTORIC PRESERVATION PROGRAM 3. REGISTERING FARMINGTON HERITAGE LANDMARKS - POLICY AND PROCEDURE 4. PROPERTIES NOMINATED FOR LANDMARK DESIGNATION 5. QUESTION & ANSWER PERIOD , FREQUENTL Y ASKED QUESTIONS ABOUT THE LOCAL REGISTRATION PROJECT What is the Local Registration Project? In 1999, the City of Farmington received a Federal grant to assemble the information necessary to register five local buildings as Farmington Heritage Landmarks. The grant funds were used to hire a historic preservation planning consultant to prepare a series of nomination documents, called Heritage Landmark Reports, that demonstrate how each building meets the Heritage Landmark eligibility criteria contained in the City's historic preservation ordinance. The Farmington Heritage Preservation Commission, with the approval of the City Council, selected the five buildings from its inventory of locally significant historic properties. The grant-funded portion of the Local Registration Project was completed in July, 2000. Why designate these buildings as heritage landmarks? Farmington has a rich and diverse inventory of historic architectural resources, ranging from two-story brick storefronts to picturesque Victorian cottages. Since 1995, the Heritage Preservation Commission has been conducting a systematic study to identify and gather information on different neighborhoods and building types. While this data collection effort is only about 25% completed, it has been possible to select individual properties that meet the Heritage Landmark eligibility criteria. Because of time and grant funding limits, the Commission selected five buildings for the study. The Farmington State Bank, Masonic Temple, Fletcher Building, and Lyric Theater were chosen because of their considerable potential for rehabilitation and because of the importance of preserving historic commercial buildings in the downtown business district. The Ham Clay House was added to the list because the Commission believed it was prudent. to demonstrate the usefulness of designating private homes as landmarks in Farmington's older residential neighborhoods. What is a Farmington Heritage Landmark? Heritage Landmark designation is a form of overlay zoning that helps the City to safeguard its unique and irreplaceable historic buildings. It is essentially the local government equivalent of the National Register of Historic Places. Properties that are designated Heritage Landmarks must possess historic significance and retain historic integrity of those features necessary to convey their significance - in other words, to qualify for landmark status, a building has to be demonstrably important and in good enough condition to be considered worthy of preservation. The City Code and the Comprehensive Plan describe the criteria used to determine landmark eligibility and the policies designed to implement the City's preservation goals. Why does the City need to designate Heritage Landmarks? Historic buildings and archeological sites represent a set of scarce, non-renewable community resources that contribute significantly to the quality of life in Farmington. To make effective use of these resources, to respect their value and extend their useful lives, the City has integrated historic preservation into its overall planning for community development. By ordinance, whenever a designated Farmington Heritage Landmark is threatened by demolition or new construction, no city permit can be issued without first giving the Heritage Preservation Commission an opportunity to comment on the project. The Heritage Landmark registration program is an important component of the City's Comprehensive Plan because it establishes priorities for dealing with historic resources within the framework of zoning, code enforcement, economic development, and neighborhood planning. What is the purpose of the Heritage Landmark Report? The report is used to document buildings that are eligible for nomination as Farmington Heritage Landmarks. One report is prepared for each property being considered for nomination. Using written information, photographs, and maps the report identifies and locates the historic building, explains how it meets one or more of the Farmington Heritage Landmark eligibility criteria, and makes the case for its historic significance and integrity. The report is an important tool for preserving historic properties because it describes the architectural features that need to be preserved and puts forward the rationale behind the City's decision to create a Heritage Landmark. Once a building is designated a Heritage Landmark, the report becomes a part of the official record and is used to guide future decisions made by City officials. Is the Heritage Landmark Report a complete history of a particular building? It is fair to say that the report for each building contains only that information which is necessary to make a determination of Heritage Landmark eligibility. The reports are not intended to be complete, fully documented, comprehensive histories of historic places: rather, they present a concise synthesis of data that has been thoroughly vetted for its reliability, that address specific information requirements contained in the City Code, and that provide decision makers with an understanding of what needs to be protected and why. Obviously, some buildings have accumulated an impressive amount of historical lore that is worth preserving in their own right - however, the chief purpose of Heritage Landmark designation is to provide a basis for land use decisions, not educating the public about historic events, therefore some readers may find the reports wanting in that respect. How is a building designated a Heritage Landmark? Historic buildings are designated Farmington Heritage Landmarks through nomination by the Heritage Preservation Commission, a seven-member citizen advisory panel. Potential Heritage Landmarks are reviewed against the ordinance criteria with the help of the .." City's Historic Preservation Planning Consultant, who is a professional historian with expertise in architectural history and preservation planning. After meeting with the property owner and holding a public hearing, the Preservation Commission forwards its recommendation to the City Council, which makes the fmal determination of eligibility. Buildings are formally designated as Heritage Landmarks by City Council resolution. Who benefits from Heritage Landmark designation? Everyone. Historic buildings give Farmington much of its special character and represent an important investment in the quality of life in urban and suburban neighborhoods. Wise use of historic resources helps the community to enhance its cultural, aesthetic, and economic development resources. In purely economic terms, maintaining and rehabilitating older buildings saves energy, time, money, and raw materials. Preserved and protected historic properties also acquire prestige and distinction that is often reflected in higher resale value. What happens next? With the Heritage Landmark Reports in hand, the Heritage Preservation Commission will determine the order in which individual buildings will be nominated. This prioritization process will involve input from property owners, other City boards and commissions, historical organizations, and the general public. For more information about the Local Registration Project and the Farmington Heritage Landmark program, contact: Farmington Heritage Preservation Commission KarenM. Finstuen, Administrative Services Manager Farmington City Hall 325 Oak Street Farmington, MN 55024 Tel. (651) 463-1802 Internet kfinstuen@ci.farmington.mn.us Robert C. Vogel & Associates Historians, Archeologists and Preservation Planners 216 Cleveland Avenue S.W. New Brighton, MN 55112 Tel. (651) 604-0175 Internet vogelO14@tc.umn.edu DOCUMENTATION SUPPORTING HERITAGE LANDMARK DESIGNATION OF THE FARMINGTON STATE BANK BUILDING 320 THIRD STREET By Robert C. Vogel Preservation Planning Consultant July 31, 2000 INTRODUCTION This report documents the historical and architectural significance of the Farmington State Bank Building, 320 Third Street. The report makes the case for the property's eligibility for designation as a Farmington Heritage Landmark pursuant to ~2- 11-4 of the Farmington City Code. Farmington Heritage Landmarks are the buildings, sites, and districts so designated by the City Council in recognition of their historical, architectural, archeological, and cultural significance. Properties are nominated by Heritage Landmark designation by the Heritage Preservation Commission (HPC) following a public hearing. Under state law, the Minnesota Historical Society must also review each nomination. Once a property has been designated a Farmington Heritage Landmark, this report becomes part of the official designation and is used to guide planning for the preservation, protection, and use ofthe historic property. The Heritage Landmark Planning Report is based on the National Register of Historic Places Registration Form. For more information about registration standards and guidelines for preparing the report, please refer to the National Park Service publication, How to Complete the National Register Registration Form; and the Historic Preservation chapter of the City of Farmington Comprehensive Plan. ADMINISTRATIVE DATA Name of Property: The historic name of the property nominated for Heritage Landmark designation is the Farmington State Bank Building. It has been assigned number DK-FMC-Ol1 in the state historic property inventory. Location: 320 Third Street. HPC Determination of Eligibility: The Farmington HPC evaluated the Farmington State Bank and found that it meets the Heritage Landmark eligibility criteria. A finding of significance was issued by the Commission on April 20, 2000, and this finding was approved by the City Council on May 15,2000. State Historic Preservation Office Review: In accordance with Minn. Stat. 9471.193, the Minnesota Historical Society will be sent a copy of this report for review and comment before the nomination is heard by the Farmington City Council. Classification: For preservation planning purposes, the Farmington State Bank is considered a historic building. Historic and Current Function/Use: Historically, the building was used as a bank. It currently functions as an office building. DESCRIPTION Architectural Classification: In its form and details, the Farmington State Bank building reflects the Early Twentieth Century Classical Revival movement and is an example of the Neoclassical Revival style applied to commercial architecture. Boundaries: The boundaries of the proposed heritage landmark are those of the parcel historically associated with the Farmington State Bank Building. Narrative Description: The Farmington State Bank Building is a one-story brick commercial building located on the main commercial thoroughfare in downtown Farmington. The property is owned by Heikkila Publications, Inc., and part of the historic building is occupied by the offices of the Farmington Independent newspaper. The Third Street fayade exhibits red brick veneer walls, large plate glass windows, a cast concrete cornice, and a pedimented entry with rectangular transom and side lights. The entry area is the focus of architectural elaboration and features a pair ofIonic columns and a classical pediment with a sign band on the entablature, executed in cast concrete, which gives the building something of the appearance of a miniature Greek Temple. The north side and rear walls are finished with stucco and have tall arched windows covered by cast-iron grills, while the south side wall is finished with common red brick. The building is about 38 feet wide and 48 feet deep and has a flat roof with a shallow stepped parapet. It is in excellent condition and has been very little altered from its historic appearance. The historic bank property includes the pedestrian alley on the north side of the building that connects Third Street with Second Street. Historically, this narrow walkway functioned as a "short cut" between the downtown commercial district and the Milwaukee Road railroad depot, formerly located at 400 Second Street. (Built in 1894 and listed in the National Register of Historic Places, the depot was razed in 1983.) There are two accessory buildings on the back of the bank lot: a one-story hip-roofed brick garage and a prefabricated metal utility building or storage shed. The garage may be the hotel outbuilding shown on the 1891 fire insurance map at the same location, but it is more likely the early-twentieth century structure noted on the 1917 and 1928 Sanborn maps. It is not historically significant, in and of itself, but it does contribute somewhat to the overall historic character of the property. The metal building lacks historical value. 2 , EVALUATION Applicable Heritage Landmark Criteria: The Farmington State Bank Building is eligible for Heritage Landmark designation because it embodies the distinctive characteristics of the Neoclassical Revival style and is a notable local example of the early twentieth-century Classical Revival mode in commercial architecture. It is also historically significant for its association with the broad pattern of commercial development and banking in downtown Farmington. Local Historic Context: The property was evaluated within the local historic context "Downtown Farmington," as delineated in the city's 1995 historic context study. Area of Significance: The significance of the property is primarily architectural but it also possesses historical value. Period of Significance: The Farmington State Bank Building attained the significance qualifying it for Heritage Landmark designation when it was used as a bank, from 1910 until1966. Narrative Statement of Significance: The Farmington State Bank Building, built in 1910, is a product of the Classical Revival movement in commercial architecture and reflects the influence of the Neoclassical style. In comparison with other commercial properties in downtown Farmington, it is an outstanding example of early twentieth-century period architecture. Contextually, it also relates to the history of downtown Farmington as a center of commerce and finance. The building meets the Heritage Landmark eligibility criteria for its distinctive design and materials and for its association with the development of downtown Farmington. It is one of the best preserved masonry facades in downtown Farmington and is pivotal to the historic character of the area. Third Street emerged as Farmington's principal commercial thoroughfare during the 1870's and by about 1920 a distinctive downtown business district had evolved, centered on the intersection of Third and Oak Street. The downtown streetscape was characterized by a concentration of brick commercial and civic buildings that were designed to conform to the narrow, deep configuration of the platted lots. Commercial buildings constructed between 1877 and 1929 were uniformly rectangular in plan, one to two stories in height, and architectural ornamentation was limited to the narrow facades that were built flush with the sidewalk. Around 1900, multi-story brick front and traditional false-front building designs began to give way to one-story brick, tile, and concrete facades, reflecting a national shift toward architectural eclecticism. This early twentieth-century fashion trend was also characterized by a growing emphasis on horizontal lines, smoother wall surfaces, and the use of concrete and stucco finishes. Better than any other downtown commercial property, the Farmington State Bank Building reflects this new pattern language. 3 t The historic building housed the Farmington State Bank from 1910 until 1926. Construction of the new bank building coincided with a returning wave of national prosperity following the brief but severe "banker's panic" of 1907. A succession of good harvests during the early 1900's stimulated Farmington's business community, and the rising confidence in the economy helped to promote increased consumption of consumer goods and the growth ofthe town's commercial banks. Nationally and locally, the period from 1910 to 1920 witnessed an extraordinary building boom (probably the greatest in U.S. history) and the 1920's saw the spectacular development of the automobile. At the same time, there was a steady shift of population from rural areas to urban communities: Farmington's population jumped from 733 in 1900 to 1,449 by 1920. The number of home mortgages and personal savings accounts increased nearly four-fold between the beginning of World War I and the Great Depression. This was also the start of the modem era in government regulation of banks, with the Federal Reserve Act of 1913 and the Intermediate Credits Act of 1923 establishing the Federal Reserve system. In January, 1926, at the height of the "Roaring 'Twenties" boom, the Farmington State Bank closed its doors. The bank property was subsequently acquired by the First National Bank of Farmington (founded in 1894), which had been formerly located in the Exchange Bank Building on the comer of Third and Oak. The First National Bank successfully weathered the economic collapse of the Great Depression (1929 to 1935) - it was one of the first banks in the state to reopen without restriction following the Bank Holiday of March, 1933 - and the venerable institution rode the wave of postwar prosperity. The bank's expansion, coupled with the business community's changing perceptions of downtown Farmington's commercial prospects, however, caused the bank to move out ofthe building in 1966. BIBLIOGRAPHY Curtiss-Wedge, Franklin, editor. History of Dakota and Goodhue Counties, Minnesota, Illustrated. 2 vo1s. Chicago: H. C. Cooper, Jr. & Co., 1910. Dakota County Tribune. Golden Anniversary Edition 1884-1934. March 9, 1934. Polk & Co. Minnesota State Gazetteer and Business Directory. 1920, 1926. Sanborn Map Company. Farmington, Dakota Co., Minnesota. November, 1910, June, 1917, March, 1928, and March, 1936. Vogel, Robert C. Farmington Historic Context Document: Final Report of the Historic Context Study 1994-1995. City of Farmington, Heritage Preservation Commission, July, 1995. . Historic Resources Survey of the Downtown Historic Preservation Planning Area, Farmington, Minnesota. City of Farmington, Heritage Preservation Commission, June, 1997. 4 ADDITIONAL DOCUMENTATION 1. Map showing the location of the Farmington State Bank Building. 2. Excerpt from 1928 Sanborn fire insurance map showing the bank building in relation to other downtown properties. 3. Fayade of the Farmington State Bank Building (camera facing west). 5 ~ = . .... "C .... . .... = ~ ~..... = aI = f ~oo ~'"O .....- J. = .- .....-,J:: oo.~ =~ o~ .....- ~ = . .... e :- = ~ ~s mIE 1"1 z.~J ~ l! ~ ] .. " c.. J ...... ~ ~ 0...... l; 0.- '" ~ 00 :~ ~CiS = .. .( .- ~ :s c.. ~J >. .- 0 "5 = .. . I == ~ >'[ IOU ~ ~ - < = ~ .- ... - ll'.l ~ 1 ~ .LSflN ItI ~-- -;-: . Ii '~'J . '~I 7- -.;,. .. , l....~ .\~~., . ~ ' .. I ...... ...:-0 . . . .1:*:/,:-/...8..-,':-:( . I .' I : OAK ~" !/6 !/9 , I 2. Excerpt from 1928 Sanborn fire insurance map showing the bank building in relation to other downtown properties. 3. Facade of the Farmington State Bank Building (camera facing west). DOCUMENTATION SUPPORTING HERITAGE LANDMARK DESIGNATION OF THE HAMILTON CLAY HOUSE 621 OAK STREET By Robert C. Vogel Preservation Planning Consultant July 31, 2000 INTRODUCTION This report documents the historical and architectural significance of the Hamilton Clay House, 621 Oak Street. The report makes the case for the property's eligibility for designation as a Farmington Heritage Landmark pursuant to city code ~2- 11-4 of the Farmington City Code. Farmington Heritage Landmarks are the buildings, sites, and districts so designated by the City Council in recognition of their historical, architectural, archeological, and cultural significance. Properties are nominated by Heritage Landmark designation by the Heritage Preservation Commission (HPC) following a public hearing. Under state law, the Minnesota Historical Society must also review each nomination. Once a property has been designated a Farmington Heritage Landmark, this report becomes part of the official designation and is used to guide planning for the preservation, protection, and use of the historic property. The Heritage Landmark Planning Report is based on the National Register of Historic Places Registration Form. For more information about registration standards and guidelines for preparing the report, please refer to the National Park Service publication, How to Complete the National Register Registration Form; and the Historic Preservation chapter of the City of Farmington Comprehensive Plan. ADMINISTRATIVE DATA Name of Property: The historic name of the property nominated for Heritage Landmark designation is the Hamilton Clay House; it is popularly known as the Ham Clay House. Location: 621 Oak Street. HPC Determination of Eligibility: The Farmington HPC evaluated the Hamilton Clay House and found that it meets the eligibility criteria. A finding of significance was issued by the Commission on April 20, 2000, and this finding was approved by the City Council on May 15,2000. State Historic Preservation Office Review: In accordance with Minn. Stat. ~4 71.193, the Minnesota Historical Society will be sent a copy of this report for review and comment before the nomination is heard by the Farmington City Council. Classification: For preservation planning purposes, the Hamilton Clay House is considered a historic building. Historic and Current Function/Use: Historically, the building was used as a single family dwelling. It currently functions as a single family dwelling. DESCRIPTION Architectural Classification: The Hamilton Clay House reflects the cottage mode in Late Victorian domestic architecture and shows the influence of the Queen Anne style. Boundaries: The boundaries of the heritage landmark are those of the parcel historically associated with the building. Narrative Description: The Hamilton Clay House is a wide-bodied, two-story frame house occupying a large comer lot in Farmington's in the heart of the Oak Street historic preservation planning area. The overall impression is of a Late Victorian period vernacular cottage with Queen Anne style-influenced detailing. The fayade shows the influence of the Late Victorian styles in its asymmetrical massing, projecting bays, gables, and porch. The roof gives the house its distinctive silhouette and consists of a steeply-pitched central hip with pedimented gabled dormers atop the projecting two-story bays. The exterior wall cladding is clapboard siding, with decorative wooden shingles in the gables, and the original wood shingle roof has been replaced with composition shingles. The pattern of fenestration eschews the picturesque mode and adopts traditional cottage arrangements, with double-hung sash, a large "cottage" type front parlor window, paired second-floor windows, and a panel and glass front door. The two-story bays are the most conspicuous part of the house. They project outward from the core of the house on the front and side elevations and have canted walls. Above each of the bay windows is an attic dormers with a closed gable roof, simple moldings, and a small square window. The broad, open front porch or veranda extends across the fayade and has evenly spaced turned wooden columns and slender stick railings. The back of the house has minimal ornamentation and there is a small 1-story addition, but it does not detract from the property's historic character. Overall, it is a straightforward, well composed cottage dwelling with clean lines and a central plan that emphasizes the connections between interior and exterior spaces. The floor plan is typical of Victorian period houses and features four rooms downstairs, with four bedrooms and a bath on the second floor. The historic interior design emphasizes small-scale embellishments. The accompanying two-car garage mimics Late Victorian cottage forms but is not an historic building and does not contribute to the property's architectural preservation value. The historic Hamilton Clay 2 House is owned by Robert Hill and is in excellent condition, very little altered from its historic appearance. EVALUATION Applicable Heritage Landmark Criteria: The Hamilton Clay House is eligible for Heritage Landmark designation because it is a notable local example of Late Victorian period cottage architecture. It is also historically significant for its association with the broad pattern of residential development in one of Farmington's oldest residential neighborhoods. Local Historic Context: The property was evaluated within the local historic context, "Residential Neighborhoods," as delineated in the 1995 historic context study. Area of Significance: The significance of the property is primarily architectural but it also possesses historical value. I Period of Significance: The Hamilton Clay House attained the . significance qualifying it for Heritage Landmark designation when it was built in 1905. Narrative Statement of Significance: The Hamilton Clay House, built in 1905 (in circa 1880 according to local tradition), is an outstanding example of Late Victorian period cottage architecture and shows the influence of the Queen Anne Style. Contextually, it also relates to the growth of the Oak Street neighborhood in Farmington. The building meets the heritage landmark eligibility criteria for its distinctive design and materials and for its association with residential development. It was the residence of newspaperman Ham Clay, Sr., from circa 1906 until his death in 1951. Clay was a native ofIowa who moved to Minnesota in 1903 and founded newspapers in Lakeville and Farmington. The older residential neighborhoods in Farmington, in particular the Oak Street historic preservation planning area, have very distinctive streetscapes. Oak Street itself has a large and intact collection of houses built between the 1870's and the 1930's. The original 1866 town plat ackno~dged that Oak Street would be residential in character. The streets were wide and the blocks were subdivided into fairly small'rectangular lots. This meant that fairly substantial houses would have to be built on multiple lots. Over time, a diverse mix of housing types were built, with big houses placed next to smaller dwellings. Front yards were spacious and each house was set back from the street about the same distance as its neighbors, with its main entry opening onto the street. Outbuildings, such as privies, stables, and sheds, were located in the back yards, along with automobile garages, which began to appear in significant numbers after World War I. At about the same time the sidewalk lines and tree-lined boulevards also became well defined. , 3 The pattern language of the Oak Street neighborhood was well established by the time the time the Hamilton Clay House was built. Like most other pre-1950 houses in Farmington, it was built almost entirely of wood. By the time Farmington was founded, milled pine lumber was readily available from mills in Minneapolis, Stillwater, and Winona, delivered to local lumber yards by railroad. (Brick was used primarily for commercial and institutional buildings.) Houses were sheathed in horizontal wood siding, with narrow moldings to accent each building's outline. Raised foundations and front porches were the norm for all houses built between 1890 and 1940. The Oak Street environment was residential east of Fourth Street and the greatest concentration of sing1e- family residences in the city before 1900 was located along Elm, Oak, Spruce, and Walnut between Fourth and Sixth. By 1920, however, there was already a scattering of small cottages and bungalows throughout the original platted area, and many of the older nineteenth-century dwellings around the downtown core were being razed to make room for modem housing. Like the majority of the old homes in Farmington, the Hamilton Clay House cannot be described as a specimen of a specific academic style or architectural period. Instead, it is best described as a Late Victorian interpretation of the vernacular cottage mode. It is probably a planbook or patternbook house - that is, a dwelling built by a local contractor based on designs published by a professional architect or lumber distributor. Patternbook cottage architecture had its heyday in the United States between the 1850's and the 1910's. These houses reflected a wide array of stylistic influences, ranging from the Gothic Revival to Prairie, but they shared some common characteristics: balloon- frame construction, one-and-one-ha1f or two stories, rectangular or compound rectangular (L- or T -shaped) plans, central hall floor plans, and symmetrical fenestration. Over time, front porches evolved from modest porticoes to spacious verandas and fayade treatments became more elaborate. Although it is essentially a vernacular construction, the Hamilton Clay House does exhibit several traits commonly associated with the Queen Anne Style. The Queen Anne architectural fashion statement has become nearly synonymous with "Victorian" and was in vogue between circa 1885 and 1910: The Queen Anne Revival Style originated in England in the late 1860s in the work of Richard Norman Shaw. The first American architect to take up the mode was Henry Hobson Richardson in the mid-1870s. The American Queen Anne was the picturesque style in the late nineteenth century American city, small town, and rural area. The form of these buildings was highly irregular, and special emphasis was given to the picturesque silhouette produced by gables and dormers, high chimneys, towers, turrets, and pinnacles. Round or hexagonal comer towers (often bay-towers) with conical pointed roofs and extensive porches which often wrapped themselves around the house were characteristics of the style. In plan, the best of these houses were of the living-hall type with wide openings from the hall into the other family living spaces. All of the detailing tended to be directly or indirectly classical. By the early 1880s certain architects began to simplify the picturesque form, surfaces, and detailing of the Queen Anne, and out of this 4 QJ ~ = Q =~ aJ ~- = ...... ....00. ~~ =0 Q~ .....M =\C e = = lS HlL :0;_.,,.:.:-_., J.'....~ .~ ~~2{.I;~S_.g. ":V';"}2;.~ ~:r)!:;,;>:.~. ~'.\::r~'<_'~_ _ _ .. , r:l Z.~j d~ J .- .. a .f .... GJ = Q .... ~ Q.- B r. 00. .;; 'S: ~ is t)J).... If = ... 's .- GJ ii: "0 =- t. = Q f = ... . II IlIA ~ ...~ I.... .0 U ::l:~ ~ r:rJ. ~ o developed the Colonial Revival or [sic] Shingle Style (David Gebhard and Tom Martinson, A Guide to the Architecture of Minnesota, p. 409). Tax, deed, and census records, along with fire insurance maps and air photos, provide a reliable record of the physical appearance and use of the historic property. The house was renovated in the 1980s and stands today as one of Farmington's architectural showplaces. BIBLIOGRAPHY Curtiss-Wedge, Franklyn, editor. History of Dakota and Goodhue Counties, Minnesota, Illustrated. 2 vo1s. Chicago: H. C. Cooper, Jr. & Co., 1910. Gebhard, David, and Tom Martinson. A Guide to the Architecture of Minnesota. Minneapolis: University of Minnesota Press, 1977. Dakota County Tribune. Golden Anniversary Edition 1884-1934. March 9, 1934. Hastings Gazette. Ham Clay obituary. November 16, 1951. McAlester and McAlester. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984. Pinkney, B. F. Plat Book of Dakota County, Minnesota. Philadelphia: Union Publishing . Co., 1896. Vogel, Robert C. Farmington Historic Context Document: Final Report of the Historic Context Study, 1994-1995. Unpublished report prepared for the Farmington Heritage Preservation Commission, July, 1995. ADDITIONAL DOCUMENTATION 1. Map showing the location of the Hamilton Clay House. 2. Fayade of the Hamilton Clay House (camera facing west). 3. North elevation and fayade of the Hamilton Clay House (camera facing southwest). 5 2. Fayada of the Hamilton Clay House (camera facing west). 3. North elevation and fas;ade of the Hamilton Clay House (camera facing southwest). DOCUMENTATION SUPPORTING HERITAGE LANDMARK DESIGNATION OF THE MASONIC TEMPLE BUILDING 324-328 THIRD STREET By Robert C. Vogel Preservation Planning Consultant July 31,2000 INTRODUCTION This report presents the data and analysis that documents the historical and architectural significance of the Masonic Temple, 324-328 Third Street. The report makes the case for the property's eligibility for designation as a Farmington Heritage Landmark pursuant to ~2-11-4 of the Farmington City Code. Farmington Heritage Landmarks are the buildings, sites, and districts so designated by the City Council in recognition of their historical, architectural, archeological, and cultural significance. Properties are nominated by Heritage Landmark designation by the Heritage Preservation Commission (HPC) following a public hearing. Under state law, the Minnesota Historical Society must also review each nomination. Once a property has been designated a Farmington Heritage Landmark, this report becomes part of the official designation and is used to guide planning for the preservation, protection, and use of the historic property. The Heritage Landmark Planning Report is based on the National Register of Historic Places Registration Form. For more information about registration standards and guidelines for preparing the report, please refer to the National Park Service publication, How to Complete the National Register Registration Form; and the Historic Preservation chapter of the City of Farmington Comprehensive Plan. ADMINISTRATIVE DATA Name of Property: The historic name of the property nominated for Heritage Landmark designation is the Masonic Temple Building, also known as the Corinthian Lodge No. 57, A.F. & A.M. It has been assigned number DK-FMC-008 in the state historic property inventory. Location: 324-328 Third Street. HPC Determination of Eligibility: The Farmington HPC evaluated the Masonic Temple and found that it meets the eligibility criteria. A finding of significance was issued by the Commission on April 20, 2000, and this finding was approved by the City Council on May 15, 2000. State Historic Preservation Office Review: In accordance with Minn. Stat. ~471.193, the Minnesota Historical Society will be sent a copy of this report for review and comment before the nomination is heard by the Farmington City Council. Classification: For preservation planning purposes, the Masonic Temple Building is considered a historic building. Historic and Current Function/Use: Historically, the building was used as a meeting hall and retail space. It currently functions as a meeting hall and retail space. DESCRIPTION Architectural Classification: The Masonic Temple Building reflects the vernacular tradition in commercial architecture and shows the influence of the Neoclassical Revival style. Boundaries: The boundaries of the heritage landmark are those of the parcel historically associated with the building. Narrative Description: The Masonic Temple Building is a two-story brick commercial building located on the main commercial thoroughfare in downtown Farmington. The Third Street fac;ade exhibits dark red brick veneer walls, decorative brickwork, brick pilasters, and Kasota stone lintels and window surrounds. The building's design makes a distinction between ground-level and upper decorative schemes, reflecting the separation of commercial and social facilities. The brick pilasters also emphasize the four-bay organization of the fac;ade. The main entrance is the focus of Neoclassical Style architectural elaboration and features a collonaded and pedimented Kasota stone surround; directly above the main entrance, the second-floor landing windows are tall and narrow and filled with art glass. The two storefronts have recessed entries and canted plate glass display windows. The upper floor windows have continuous Kasota stone lintels and sills, which contrast nicely with the dark brick veneer wall cladding. The building is about 40 feet wide and 51 feet deep, has tile block and concrete load bearing walls, and a flat stepped roof with a shallow parapet. The side and rear walls are finished in buff-colored Chaska brick. Indoors, the rooms reflects the symmetry of the exterior form and the traditional functional division between first-floor retail space and second-floor common rooms. The building's interior spaces were heavily damaged by fire in 1947 and was extensively renovated; as a consequence, little remains of its original fixtures and furnishings. The storefront windows have also been modernized. Overall, the historic property is in excellent condition and very little changed from its historic appearance. 2 EVALUATION Applicable Heritage Landmark Criteria: The Masonic Temple Building is eligible for Heritage Landmark designation because its fac;ade contributes significantly the historic character of the downtown commercial district. It is a notable local example of the Neoclassical Revival mode in commercial architecture and the property's historic use by fraternal organizations and small business enterprises also reflects an important broad pattern in downtown history. Local Historic Context: The property was evaluated within the local historic context, "Downtown Farmington," as delineated in the 1995 historic context study. Area of Significance: The significance of the property is primarily architectural. Period of Significance: The Masonic Temple Building attained the significance qualifying it for Heritage Landmark designation when it was constructed in 1917. Narrative Statement of Significance: The Masonic Temple Building, built in 1917, is a product ofthe Classical Revival movement in American architecture and reflects the influence of the Neoclassical Revival style. It is a good example of a vernacular building form embellished with high-style detailing. The two-story dark brown brick and Kasota stone fac;ade is integral to the aesthetics of the downtown streetscape and contributes significantly to its historic character. Contextually, the building relates to the growth of downtown Farmington as a center of commerce, finance, and social enrichment. The building meets the heritage landmark eligibility criteria for its distinctive design and materials and for its association with the development of downtown Farmington. Like the Italianate-influenced commercial blocks that preceded it, the Neoclassical Revival style came to downtown business districts both in the vocabulary of trained architects and in the design books used by local contractors. American architects began to adopt the classical revival mode during the last two decades of the nineteenth century, the so-called "American Renaissance" or "Beaux Arts" period; and the World's Columbian Exposition in Chicago in 1893 gave great impetus to the Classical Revival movement that flourished until ca. 1920. Visually, Neoclassical buildings tend to exhibit rectangular volumes, symmetrical facades, and detailing such as columns, porticos, pilasters, and cornices borrowed from classical Greek and Roman precedents. Though by no means a "correct" reproduction of the Classical mode, the Masonic Temple in downtown Farmington reflects the high-water mark of the Neoclassical Revival movement. The designer of the Masonic Temple ably translated the Neoclassical cornice, pilasters, and entablature into what would otherwise have been a generic two-story brick commercial building. One of five downtown buildings that have been evaluated as 3 possessing pivotal significance for preserving the area's distinctive historical character (the others are the Exchange Bank, Farmington State Bank, Fletcher Building, and the Lyric Theater), the Masonic Temple shows how the availability of brick shaped the built environment of Farmington's central business district. In general, nineteenth and early twentieth century builders relied upon brick facings to symbolize prosperity and security. As evidenced by the Masonic Temple, high quality brick veneer was usually omitted from the back and the sides of buildings, away from public view from the sidewalk, in favor of dull construction brick or tile block walls. The Masonic Temple also uses the distinctive buff-colored Kasota stone to accent its Neoclassical design elements, which together form a potent symbol of the lodge's standing in the community. Historically, the common rooms in downtown commercial buildings frequently functioned as the meeting rooms for certain fraternal organizations, which flourished in Farmington during the late nineteenth and early twentieth centuries. Freemasonry took hold shortly after the founding of the town, with the Corinthian Lodge No. 67, A.F. & A.M., organized on June 15,1867. (Imported to America from northwestern Europe in colonial times, Masonry spread widely throughout the United States and their "temples" were an almost ubiquitous feature of small towns in the Midwest. Except for their philanthropic contributions, however, Farmington's lodge does not appear to have played an important role in shaping the important broad patterns in local social history.) For many years the Masons met in rented rooms, using the Griebe Block from 1881 until the construction of the present temple in 1917. BIBLIOGRAPHY Curtiss- W edge, Franklyn, editor. History of Dakota and Goodhue Counties, Minnesota, Illustrated. 2 vols. Chicago: H. C. Cooper, Jr. & Co., 1910. Dakota County Tribune. Golden Anniversary Edition 1884-1934. March 9, 1934. Pinkney, B. F. Plat Book of Dakota County, Minnesota. Philadelphia: Union Publishing Co., 1896. Sanborn Map Company. Farmington, Dakota Co., Minnesota. September, 1885, July, 1891, July, 1899, April, 1905, November, 1910, June, 1917, March, 1928, March, 1936. Vogel, Robert C. Farmington Historic Context Document: Final Report of the Historic Context Study 1994-1995. City of Farmington, Heritage Preservation Commission, July, 1995. . Historic Resources Survey of the Downtown Historic Preservation Planning Area, Farmington, Minnesota. City of Farmington, Heritage Preservation Commission, June, 1997. 4 -.fit LS mIE t)J} = .- "e .... ~ .- ~ = ~ =:: 00 QJ~ ........ a.. ~.- ..~ =~ QJQ(> ~M ~~ .- ~ . = M O~ ~ = ~ ~ .g "fA z ~] ~ Ii 'j .... ~ = l'l .- It '- 0 Co. .f .... ~ :c = .... Jl =.- !l r..... 00. .;; ~ 'S: ~ is CIl.... 5' = '- 05 .- ~ It "0 - ". - - s'" .- = 1'5 = '- o~l'l == ~ ...~ I: . D fi ,. ;.; . .:i'~ .Is <<Nz ADDITIONAL DOCUMENTATION 1. Map showing the location of the Masonic Temple Building. 2. Fa<;ade of the Masonic Temple Building (camera facing west). 3. North elevation and fac;ade of the Masonic Temple building (camera facing southwest). 5 2. Facade of the Masonic Temple Building (camera facing west). 3. North elevation and fa9ade of the Masonic Temple Building (camera facing southwest). Iii! OFFICES: Premier Bank Metro South 316 OAK STREET. 651/463-4440. FAX 651/463-2250 FARMINGTON, MINNESOTA 55024 MEMBER FDIC 500 W. 98TH STREET BLOOMINGTON, MN 55420 952/888-5678 FAX: 952/888-5679 112 EAST FIFTH STREET P.O. BOX 30 NORTHFIELD, MN 55057 507/645-4418 FAX: 507/645-6910 October 18,2000 417 N.W. FOURTH STREET FARIBAULT, MN 55021 507/334-3908 FAX: 507/334-3822 Mr. John Erar City Administrator City of Farmington 325 Oak Street Farmington, MN 55024 209 EAST MAIN STREET OWATONNA, MN 55060 507/451-0231 FAX: 507/451-2068 Dear John: Thank you for this opportunity to review with you our thoughts behind the purchase of the Lyric Theater Building at 314 Oak Street and our present concern over the efforts to designate the building as a Heritage Landmark Site. First of all, though, it might be helpful to review the history of Premier Bank Metro South and the entire Premier Bank organization. In 1974 the Map1ewood State Bank was started as a new state-chartered commercial bank in Maplewood, MN.. In 1988, the name was changed to Premier Bank and a second office was added in Osseo. Then, in 1990 a total of eight new locations were acquired from the failed Midwest Federal Savings and Loan and one of those locations, in Roseville, was added as a branch of Premier Bank in Maplewood. Three of the new locations in Rochester were incorporated into a new state chartered bank, Premier Bank Rochester, while the locations in Farmington, Northfield, Faribault, and Owatonna were incorporated into a third newly chartered state bank, Premier Bank Metro South. Since that time, Premier Bank in Maplewood has added a fourth office in White Bear Lake, Premier Bank Rochester has added a new office in a Wal-Mart Superstore, and Premier Bank Metro South has added a fifth office in Bloomington. Currently, plans are on the drawing board for at least three more branch locations. The point is that the Premier Bank organization has seen dramatic growth over the last ten years, not only in total assets but also in the number of locations. It is that growth that prompted us to begin negotiating with Marvin Wier over two years ago to purchase his building adjacent to our location, long before we knew anything about an effort to name the building a Heritage Preservation Site. Our existing facility at 316 Oak Street, while adequate under current circumstances, is far below our building standards and cannot accommodate any more growth in number of employees. In short, it is not a 10ng- term solution for our Farmington building needs. Renovating or remodeling the Lyric Theater building and our existing building is not, in our opinion, a viable option. Different inside ceiling heights, old mechanical and electrical systems, uncertain structural issues, the inability to add a second level, and completely different facades would make any renovation project inefficient, costly, and ultimately inadequate for us and the City of Farmington. Rather, the only downtown Farmington solution for us is to demolish our existing facility and the Lyric Theater building and build a new facility on the site. While such a plan is not in the imminent future, it is inevitable and when it does happen, you have our promise that we will build a building consistent with the architectural theme of downtown Farmington that the City and Premier Bank Metro South will be proud of. Although the designation of the Lyric Theater building as a Heritage Landmark Site may seem on the surface to be a logical progression in the preservation of downtown Farmington, it is very problematic for us. Faced with the decision to attempt an expansion project that would involve renovation of our two existing buildings within the restrictions of the Heritage Landmark designation or alternatively, the construction of a new building outside of downtown Farmington, I can with certainty state that the latter solution would be our choice. However, we do not wish to leave downtown and would enjoy the opportunity and challenge of building a new building on our sites that would reflect the heritage and history of downtown Farmington. We hope that after careful consideration of our needs and the long term needs of downtown Farmington the Heritage Preservation Commission will agree with us that the Lyric Theater building should not be designated as a Heritage Landmark Site. Sincerely, ~oAl Patrick O. Regan ~ Vice Chairman {I' DOCUMENTATION SUPPORTING HERITAGE LANDMARK DESIGNATION OF THE LYRIC THEATER BUILDING 314 OAK STREET By Robert C. Vogel Preservation Planning Consultant July 31, 2000 INTRODUCTION This report documents the historical and architectural significance of the Lyric Theater Building, 314 Oak Street. The report makes the case for the property's eligibility for designation as a Farmington Heritage Landmark pursuant to S2-11-4 of the Farmington City Code. Farmington Heritage Landmarks are the buildings, sites, and districts so designated by the City Council in recognition of their historical, architectural, archeological, and cultural significance. Properties are nominated by Heritage Landmark designation by the Heritage Preservation Commission (HPC) following a public hearing. Under state law, the Minnesota Historical Society reviews each nomination. Once a property has been designated a Farmington Heritage Landmark, this report becomes part of the official designation and is used to guide planning for the preservation, protection, and use of the historic property. The Heritage Landmark Planning Report is based on the National Register of Historic Places Registration Form. For more information about registration standards and guidelines for preparing the report, please refer to the National Park Service publication, How to Complete the National Register Registration Form; and the Historic Preservation chapter of the City of Farmington Comprehensive Plan. ADMINISTRATIVE DATA Name of Property: The historic name of the property nominated for Heritage Landmark designation is the Lyric Theater Building. Location: 314 Oak Street. HPC Determination of Eligibility: The Farmington HPC evaluated the Lyric Theater Building and found that it meets the Heritage Landmark eligibility criteria. A finding of significance was issued by the Commission on April 20, 2000, and this finding was approved by the City Council on May 15,2000. State Historic Preservation Office Review: In accordance with Minn. Stat. S4 71.193, the Minnesota Historical Society will be sent a copy of this report for review and comment before the nomination is heard by the Farmington City Council. Classification: For preservation planning purposes, the Lyric Theater IS considered a historic building. Historic and Current Function/Use: Historically, the building was used as a motion picture theater. It most recently functioned as retail space but is now vacant. DESCRIPTION Architectural Classification: The Lyric Theater building reflects the early twentieth century vernacular mode in commercial architecture and shows the influence of the Art Deco style. Boundaries: The boundaries of the heritage landmark are those of the parcel historically associated with the building. Narrative Description: The Lyric Theater Building is a two-story brick and tile block commercial building located on the eastern edge of Farmington's historic downtown. The building was constructed as a movie house and exhibited films until the 1970's. Afterwards it was used as retail space, most recently by Dandy Sports. The building is currently vacant. and was recently purchased by Premier Bank. The Oak Street fayade of the Lyric Theater exhibits wire-brushed chocolate- brown brick veneer walls with red brick quoins and belt courses, a shaped parapet, and a large metal marquee that projects over the sidewalk. "G. Warweg 1931" is inscribed on the capstone above the marquee. The building rests upon a poured concrete foundation and the load-bearing walls are tile block. The second-floor windows are double-hung sash fitted with non-historic aluminum storm windows. The building is rectangular in shape, measuring about 36 feet wide and 92 feet deep. The two-story plan encloses a second-floor balcony, office, and storage space. The building is structurally sound but the fayade has been altered somewhat from its historic appearance. EVALUATION Applicable Heritage Landmark Criteria: The Lyric Theater Building is eligible for Heritage Landmark designation because of its historical association with local social history, popular culture, and recreation. In addition, it is a notable example of the American movie house building form and reflects the influence of the Art Deco Style. 2 Local Historic Context: The property was evaluated within the local historic context, "Downtown Farmington," as delineated in the 1995 historic context study. Area of Significance: The significance of the property is the product of both its historical and architectural associations. Period of Significance: The Lyric Theater attained the significance qualifying it for Heritage Landmark designation from the time it opened in 1931 to the date of the last picture show. Narrative Statement of Significance: The Lyric Theater, built by local entrepreneur G. Warweg in 1931, is a product of the vernacular mode in twentieth century American architecture and reflects the influence of the Art Deco style. Contextually, it also relates to the growth of downtown Farmington as a center of recreation and leisure activities and to the cultural impact of motion pictures on Farmington social history. The building meets the heritage landmark eligibility criteria on the basis of its associative values as well its distinctive design and materials. The Lyric Theater is the second movie house to occupy this site, succeeding the Gem Theater, which was destroyed by fire early in 1931. Previously, the site was occupied by the Nixon department store, which was itself destroyed by fire in ca. 1911. The 300-seat Lyric opened at the height of the Great Depression, a time of high unemployment and currency deflation. However, a striking aspect of the depression years was the extraordinary boom in the motion picture industry. Motion pictures were invented in 1889 and nickelodeons proliferated across the country, appearing in Farmington before 1900. Following the 1903 release of The Great Train Robbery, the first feature-length film produced in North America, movies quickly became the most popular form of mass entertainment in the country. By 1926, movies were drawing weekly audiences of one hundred million, roughly the equivalent of the population of the United States; by the mid-1930s, industry figures show that more than six out of ten Americans were going to the "pictures" at least once a week. The first motion pictures were exhibited in Farmington around the tUrn of the century, using gas-light illumination in various public halls. As noted above, the first commercial movie house, the Gem Theater, opened in ca. 1911 - there is no theater shown on the November, 1910, Sanborn fire insurance map, but the June, 1917, Sanborn map shows "Motion Pictures" and "Billiards" housed side-by-side in the same commercial building (a common practice until the 1920s). The Lyric Theater was tied into a sprawling Hollywood motion picture industry that churned out a record number of feature films, film shorts, and newsreels. Though it opened after the introduction of "talkies" in 1927, the Lyric continued to exhibit silent films accompanied by piano music for a few years, but it also showed such classics as Frankenstein, Dracula, The Public Enemy, Little Caesar, and Monkey Business (all released in 1931). The first color movies were shown in the mid-1930s and shortly after the war the Lyric was air-conditioned. 3 As with most mid-twentieth century movie theaters in Midwestern small towns, the Lyric's design focuses only on the street fayade. The brick wall decoration accents the fayade's vertical lines, but the most dramatic design element is the marquee, which counters the vertical elements and helps develop a strong architectural impression on the streetscape. Although it was by no means a motion picture "palace," the Lyric was based on a popular architectural form and represents an established and familiar visual landmark of downtown Farmington. BIBLIOGRAPHY Centennial Booklet, Farmington, Minnesota 1872-1972. Farmington Centennial Executive Committee, 1972. Dakota County Tribune. Golden Anniversary Edition 1884-1934. March 9, 1934. Dakota County Tribune. Farmington Centennial section. June 22, 1972. Sanborn Map Company. Farmington, Dakota Co., Minnesota. March, 1936. V ogel, Robert C. Farmington Historic Context Document: Final Report of the Historic Context Study, 1994-1995. City of Farmington, Heritage Preservation Commission, July, 1995. . Historic Resources Survey of the Downtown Historic Preservation Planning Area, Farmington, Minnesota. City of Farmington, Heritage Preservation Commission, June, 1997. ADDITIONAL DOCUMENTATION 1. Map showing the location of the Lyric Theater Building. 2. Fayade of the Lyric Theater Building (camera facing south). 4 bJJ = ... 'C ~ ... =.- ~ t I- -.'- ~7JJ. ,. ~ .: = ~O ,.c~ ~~ ~~ ... -. s ~ rI1 ~ -< o ~ z.~1 ~ u g .... 'i .2 J =- II .... ~ .f Q .... :%: Q._ .s ~rl:J.l5 .;; ~~~ =.... !!!' .- .. '6 :E ~ E .- Q ~ >. ~.~ n ~Dll III ~~ :::;:... 2. Fayade of the Lyric Theater Building (camera facing south). DOCUMENTATION SUPPORTING HERITAGE LANDMARK DESIGNATION OF THE FLETCHER BUILDING 345 THIRD STREET By Robert C. Vogel Preservation Planning Consultant July 31, 2000 INTRODUCTION This report documents the historical and architectural significance of the Fletcher Building, 345 Third Street. The report makes the case for the property's eligibility for designation as a Farmington Heritage Landmark pursuant to S2-11-4 of the Farmington City Code. Farmington Heritage Landmarks are the buildings, sites, and districts so designated by the City Council in recognition of their historical, architectural, archeological, and cultural significance. Properties are nominated by Heritage Landmark designation by the Heritage Preservation Commission (HPC) following a public hearing. Under state law, the Minnesota Historical Society must also review each nomination. Once a property has been designated a Farmington Heritage Landmark, this report becomes part of the official designation and is used to guide planning for the preservation, protection, and use of the historic property. The Heritage Landmark Planning Report is based on the National Register of Historic Places Registration Form. For more information about registration standards and guidelines for preparing the report, please refer to the National Park Service publication, How to Complete the National Register Registration Form; and the Historic Preservation chapter of the City of Farmington Comprehensive Plan. ADMINISTRATIVE DATA Name of Property: The historic name of the property nominated for Heritage Landmark designation is the Fletcher Building; it was also commonly known as the Fletcher Block and Fletcher's Hall. It has been assigned number DK-FMC-010 in the state historic property inventory. Location: 345 Third Street. HPC Determination of Eligibility: The Farmington HPC evaluated the Fletcher Building and found that it meets the Heritage Landmark eligibility criteria. A finding of significance was issued by the Commission on April 20, 2000, and this finding was approved by the City Council on May 15,2000. State Historic Preservation Office Review: In accordance with Minn. Stat. S471.193, the Minnesota Historical Society will be sent a copy of this report for review and comment before the nomination is heard by the Farmington City Council. Classification: For preservation planning purposes, the Fletcher Building IS considered a historic building. Historic and Current Function/Use: Historically, the building was used for retail space, with apartment dwellings, business, and social space on the second floor. It currently functions as retail space. DESCRIPTION Architectural Classification: In its form and details, the Fletcher Building reflects the mid-nineteenth-century Italianate-influenced vernacular mode in commercial architecture. Boundaries: The boundaries of the heritage landmark are those of the parcel historically associated with the building. Narrative Description: The Fletcher Building is a two-story brick commercial building located on the northeast corner of Third and Oak, in the heart of downtown Farmington's central business district. The building is a vernacular construction with Italianate Style- influenced ornamentation. It measures 43 deep wide by 83 feet deep and has a flat roof. The exterior walls are veneered with cream-colored Chaska brick (now painted buff- yellow) and the Third Street fayade features a narrow cornice, hooded second-floor windows, and a metal storefront. It has a flat roofwith a low parapet and a simple cornice with a sign panel bearing "Fletcher Building 1877." The ground-floor storefront facing Third Street features large plate glass display windows, metal wall cladding, and a recessed entrance. The influence of the Italianate Style is seen in the window treatment and classical entablature with brackets. The second-story windows are tall and narrow and have segmental arches, and the basement windows along Oak Street are also round- headed. Presently owned by Tom Quam, the building is in good condition and is comparatively little altered from its historic appearance. EV ALUATION Applicable Heritage Landmark Criteria: The Fletcher Building is eligible for Heritage Landmark designation because it embodies the distinctive characteristics of the 2 Italianate-influenced vernacular commercial block property type. It is Farmington's oldest extant commercial building and is notable for its well preserved Chaska brick fayade. The property is also historically significant for its association with the broad pattern of commercial development in downtown Farmington. Local Historic Context: The property was evaluated within the local historic context, "Downtown Farmington," as delineated in the 1995 historic context study. Area of Significance: The significance of the property is primarily architectural but it also possesses historical value. Period of Significance: The Fletcher Block attained the significance qualifying it for Heritage Landmark designation when it was constructed in 1877. Narrative Statement of Significance: The Fletcher Building, built in 1877, is a notable example of a late-nineteenth century vernacular commercial block. Although it is fundamentally a vernacular construction, rather than an architect-designed specimen of period architecture, the ornamental aspects of its facade reflect the influence of the Italianate style. Dominating one corner of the downtown's most important business intersection, it is an imposing edifice with a strong overall shape and firm lines. It is the oldest standing brick commercial building in downtown Farmington and was also the first "fire-proof' building built in the town. Contextually, the Fletcher Building also relates to the growth of downtown Farmington as a center of commerce between 1870 and 1945. The building meets the heritage landmark eligibility criteria for its distinctive design and materials and for its association with the development of downtown Farmington. With the Exchange Bank Building, the Fletcher Building anchors the historic Third and Oak commercial intersection and is of pivotal importance to preserving the historic character of the area. Third and Oak emerged as the core of Farmington's commercial district during the 1870's. The downtown streetscape was characterized by a concentration of brick commercial and civic buildings that were designed to conform to the narrow, deep configuration of the platted lots. Commercial buildings constructed between 1877 and 1929 were uniformly rectangular in plan, one or two stories in height, with architectural ornamentation limited to the facades that faced the street, which were built flush with the sidewalk. Fired brick was the most common facing material, usually applied as a veneer, with timber frame or masonry walls providing structural support for the roof and upper floors. The cream-colored Chaska finished brick seen on the Fletcher Building was quite commonly used on Farmington buildings constructed before 1900. This brick was manufactured in brickyards located in the Chaska-Shakopee area, where brick-making was an important industry from the 1860's through the 1890's. The Fletcher Building was built for and owned by Asa Fletcher, a grocer and one of Farmington's pioneer businessmen. Its construction helped signal the end of the economic slump caused by the Panic of 1873. One of the first multi-story buildings in 3 town, it was one of the visual and financial anchor for downtown development and soon became a community landmark. (As shown on the 1910 Sanborn fire insurance map, one of the town's public wells was located in front of the Fletcher Building.) Functionally, the Fletcher Building featured a combination of retail shops, common rooms, offices, and apartments. Throughout most of its history, the ground-floor business space in the building was used for retailing, first as a general store and later for specialty shops. Use of the second floor space was more eclectic. When the Ringling Bros. circus came to town, the property was the venue for the first trapeze performance. The second floor commons room was rented out for many years by the Canby Post No. 47 of the Grand Army of the Republic, the national organization of Civil War veterans who served in the Union army or navy. A characteristically American institution, the G.A.R. was a vital community civic organization. Organized on October 4, 1883, and named in honor of Major General Edward Richard Spring Canby (1817-1873), the Canby Post continued to occupy the second floor of the Fletcher block down through the early twentieth-century, as indicated by the 1917 Sanborn fire insurance map. Later this second-floor space was converted to small offices and apartments. BIBLIOGRAPHY Curtiss-Wedge, Franklyn, editor. History of Dakota and Goodhue Counties, Minnesota, Illustrated. 2 vols. Chicago: H. C. Cooper, Jr. & Co., 1910. Dakota County Tribune. Golden Anniversary Edition 1884-1934. March 9, 1934. Pinkney, B. F. Plat Book of Dakota County, Minnesota. Philadelphia: Union Publishing Co., 1896. Sanborn Map Company. Farmington, Dakota Co., Minnesota. September, 1885, July, 1891, July, 1899, April, 1905, November, 1910, June, 1917, March, 1928, March, 1936. V ogel, Robert C. Farmington Historic Context Document: Final Report of the Historic Context Study 1994-1995. City of Farmington, Heritage Preservation Commission, July, 1995. . Historic Resources Survey of the Downtown Historic Preservation Planning Area, Farmington, Minnesota. June, 1997. ADDITIONAL DOCUMENTATION 1. Map showing the location of the Fletcher Building. 2. Excerpts from Sanborn fire insurance maps (1899, 1905, 1910) showing the Fletcher Building in relation to other downtown properties. 4 3. Fayade of the Fletcher Building (camera facing southeast). 4. South elevation of the Fletcher Building (camera facing northwest). 5 bJ) = ... .... 'C t == I- =00 =~ -. .". ~,.c: ,.c~ ~l(') ...... ~ ~~ ~ ~ ~ z.~ J .... ~ ~ .: j ... II ..e- .. , t" .f - - :%: g ;:: .s r;... rI:J. i:i C!l C .~ is = ... a .~ .- ~ ~ i :E c. ~ s>. .- Q g J] = .. ~. II == ~ :a "'~ I', "~".":"",..',..,;,',.,'," ~ f i , ."",::..:: 0 g.e ~ " ',' '" ZO ~ E '>,' :::;: .... ~ rJ1 ~ -< o ~s mIE \. Q: :r:: I- '" 0.......,...... .&alf.__ bJ ot: -1 ~ '.,.or 0_ 1899 Ell ... ..:'.... i!:.:::t~ I ~ O}::::: 1905 l; ,<<. l~ I i,: '" l~ IJ() "' Iii .......--.. ~-_... ~I CO) 0'-,... 1 So .." 0""" 0::::- 1910 2. Excerpts from Sanborn fire insurance maps (1899,1905.1910) showing the Fletcher Building in relation to other downtown properties. J 3. Facade of the Fletcher Building (camera facing south). 4. South elevation of the Fletcher Building (camera facing northwest). 2-11-1 2-11-1 CHAPTER 11 HERITAGE PRESERVATION COMMISSION SECTION: 2-11-1: 2-11-2: 2-11-3: 2-11-4: 2-11-5: 2-11-6: 2-11-7: Declaration Of Public Policy And Purpose Definitions Heritage Preservation Commission Powers And Duties Designation Of Farmington Heritage Landmarks Design Review Violations And Penalty Repository For Documents 2-11-1 : DECLARATION OF PUBLIC POLICY AND PURPOSE: The Farmington City Council hereby declares as a matter of public policy that the preservation, protection, perpetuation and use of buildings, sites, structures, objects, and districts having special historical interest or value is a matter of public necessity, and is required in the interest of the health, safety, welfare and prosperity of the people. The purpose of this Chapter is to: (A) Safeguard the heritage of the City by preserving buildings, sites, structures, objects and districts which reflect elements of the City's historical, architectural, archeological, or cultural heritage; (B) Protect and enhance the City's appeal to residents, visitors and tourists, and serve as a support and stimulus to business and industry; (C) Foster civic pride in the beauty and notable accomplishments of the past; and (D) Promote the preservation, protection and use of historic buildings, sites, structures, objects and districts for the education and general welfare of the people of the City. (Ord. 099-422, 2-16-1999) 599 City of Farmington 2-11-2 2-11-2 2-11-2: DEFINITIONS: For the purpose of this Chapter, the following words and terms shall have the meanings respectively ascribed to them by this Section: BUILDING: A construction created principally to shelter a form of human activity, such as a house, commercial building, school, or church. CERTIFICATE OF APPROPRIATENESS: The documentation provided by the Heritage Preservation Commission which evidences approval of activities proposed for a Farmington Heritage Landmark. DESIGN REVIEW: The process of finding out whether proposed changes to an historic property meet standards of appropriateness. DISTRICT: A discrete, geographically definable area possessing a concentration, linkage or continuity of buildings, sites, structures or objects united historically by plan or physical development. FARMINGTON HERITAGE LANDMARK: An historic property so designated by resolution of the City Council. HISTORIC PROPERTY: Any building, site, structure or object that is significant in history, architecture, archeology or culture. OBJECT: A construction that is primarily artistic in natl!re or relatively small in scale and that is associated with a specific historic setting or environment. SIGNIFICANCE: The historic preservation value and importance of an historic property to the history, architecture, archeology, or culture of the City of Farmington, the State of Minnesota, or the United States. 599 City of Farmington 2-11-2 2-11-3 SITE: The location of a prehistoric or historic occupation or activity that possesses historic, cultural, or archeological value. STRUCTURE: Constructions made for purposes other than creating human shelter, such as bridges, roadways, silos, and grain elevators. SURVEY: The process of identifying and gathering information on historic properties. (Ord. 099-422, 2-16-1999) 2-11-3: HERITAGE PRESERVATION COMMISSION POWERS AND DUTIES: (A) Members: The City of Farmington Heritage Preservation Commission (hereinafter the "HPC") shall consist of up to seven (7) voting members, adult residents of the City, to be appointed by the City Council. HPC members shall include professionals in the disciplines of history, architecture, architectural history, archeology, planning, or related disciplines and such other persons as have demonstrated interest or knowledge of historic preservation. Ex officio, nonvoting members of the HPC shall include a representative of the Dakota County Historical Society, the Farmington Historical Society, and a member of the Farmington Planning Commission. (8) Terms Of Office: All appointments for voting members shall be made for a term of three (3) years. Members may be reappointed. Term expiration shall be staggered so that no more than three (3) positions shall be filled each year. Members shall serve without compensation and continue to hold office until their successors have been appointed. (C) Organization: The HPC shall elect from its members such officers as it may deem necessary. The HPC shall have the power to designate and appoint from its members various committees. The HPC shall make such bylaws as it may deem advisable and necessary for the conduct of its affairs, for the purpose of carrying out the intent of this Chapter, which are not inconsistent with the laws of the City and the State. (D) Program Assistance: To accomplish the intent and purpose of this Chapter, the City shall provide the HPC with staff support and technical assistance. 599 City of Farmington 2-11-3 2-11-4 (E) Powers And Duties: Unless otherwise specified herein, the powers and duties of the HPC shall be as follows: 1. Conduct a continuing survey of historic properties in the City which the HPC has reason to believe are or will be eligible for designation as Farmington heritage landmarks. 2. Nominate properties for designation as heritage landmarks. 3. Review and comment upon permit applications and plans relating to heritage landmarks. 4. Increase public awareness of historic preservation and historic properties. 5. Make recommendations to the City Council concerning grants and gifts from Federal and State agencies, private groups and individuals and the utilization of budgetary appropriations for historic preservation programs. 6. Prepare a comprehensive historic preservation plan for the City. 7. Make an annual report containing a statement of its activities and plans to the City Council. 8. Any other functions which may be designated by ordinance or motion of the City Council. (Ord. 099-422, 2-16-1999) 2-11-4: DESIGNATION OF FARMINGTON HERITAGE LAND- MARKS: (A) Eligibility Criteria: The following criteria shall guide the HPC and the City Council in evaluating properties for designation as Farmington heritage landmarks: 1. The quality of significance in history, architecture, archeology, and culture is present in buildings, sites, structures, objects and districts that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: (a) That are associated with specific events or a pattern of events that have made a significant contribution to the broad patterns of our history; or 599 City of Farmington 2-11-4 2-11-5 (b) That are associated with the lives of persons or groups significant in our past; or (c) That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master builder, or that possess high artistic values, or that represent a significant and distinguishable entity those components may lack individual distinction; or (d) That have yielded, or may be likely to yield, information important in prehistory or history. 2. The singular physical appearance, historic character or aesthetic value of an established or familiar feature of a neighborhood or community within the City. (B) Findings Of Significance: The HPC shall determine if an historic property is eligible for designation as a Farmington heritage landmark and issue a written finding of significance. (C) Council Designation, Hearings: The City Council, upon recommendation of the HPC, may by resolution designate a Farmington heritage landmark. Prior to such designation, the City Council shall hold a public hearing, notice of which shall have been published in the official newspaper at least ten (10) days prior to the date of the hearing and mailed notice sent to the owner(s) of the property which is proposed to be designated a heritage landmark and to all owners of property lying adjacent to the historic property. (D) Communication With The Minnesota Historical Society: Prior to designating a Farmington heritage landmark, the City shall forward information concerning the proposed designation to the Minnesota Historical Society for review and comment in accordance with MSA, section 471.193. (E) Designation Of Heritage Landmarks On The Zoning Map: The City shall place designated Farmington heritage landmark properties on the Official City Zoning Map. (Ord. 099-422, 2-16-1999) 2-11-5: DESIGN REVIEW: (A) Review Of Permits: The HPC shall review and make recommendations to the City Council concerning the issuance of City 599 City of Farmington 2-11-5 2-11-5 permits to do any of the following in relation to a property designated as a Farmington heritage landmark: 1. Demolition of an historic building or structure. 2. Moving an historic building, structure, or object. 3. New construction of a principal building or accessory structure. (B) Alterations: The HPC shall determine whether the proposed activity will alter, disturb, deface or materially change the appearance or use of a heritage landmark. The HPC may recommend to the City Council conditions for permit approval that it deems reasonable and appropriate. (C) Certificate Of Appropriateness: No permit will be issued by the City unless a certificate of appropriateness has been granted by the HPC. A copy of the certificate of appropriateness shall be attached to the permit when issued, and a copy filed with the City Building Official. A certificate of appropriateness shall become void twenty four (24) months after issuance unless a City permit has been issued. (D) Development Projects: Every application for a preliminary or final plat, variance or conditional use permit in relation to a significant historic property in the City shall be reviewed by the HPC and their recommendation shall be forwarded to the Planning Commission for consideration in making their recommendation to the City Council. In determining whether or not a project will have an adverse effect upon a significant historic property, the HPC shall consider the following factors: 1. Whether the development will substantially alter the appearance of an historic building, site, structure, object or district so as to remove the features which distinguish the historic property as a heritage landmark; and 2. Whether the use of the property will destroy, disturb or endanger a known or suspected archeological feature. (E) Design Review Standards And Guidelines: The Secretary of the Interior's standards for the treatment of historic properties shall be the required basis for permit review decisions. The City may adopt design review guidelines; in the absence of such guidelines, design review decisions will be based upon the current Secretary of the 599 City of Farmington 2-11-5 2-11-7 Interior guidelines for preservation, rehabilitation, restoration and reconstruction. (F) Outside Technical Advice: The HPC may seek technical advice from outside its members on any design review. (G) Appeals: Any party aggrieved by a decision of the HPC shall, within ten (10) days of the HPC's action approving or denying a certificate of appropriateness, have a right to appeal such decision to the City Council. When denying a certificate of appropriateness, the HPC shall advise the permit applicant of their right to file a written notice with the City Administrator requesting City Council review of the action taken by the HPC. Upon receipt of the notice of appeal, the City Administrator shall transmit one copy to the HPC. (Ord. 099-422, 2-16-1999) 2-11-6: VIOLATIONS AND PENALTY: It shall be a misdemeanor to alter, disturb, deface or materially change the appearance or use of a designated Farmington heritage landmark without a certificate of appropriateness. (Ord. 099-422, 2-16-1999) 2-11-7: REPOSITORY FOR DOCUMENTS: The office of the City Administrator is designated as the repository for all reports, studies, minutes, and other documents produced by the HPC. (Ord. 099-422, 2-16-1999) 599 City of Farmington