HomeMy WebLinkAbout07-30-02
City of Farmington
325 Oak Street
Farmington, MN 55024
Mission Statement
Through teamwork and cooperation,
the City of Farmington provides quality
services that preserve our proud past and
foster a promisingfuture.
AGENDA
HISTORIC PRESERVATION COMMISSION
PLANNING COMMISSION MEETING
July 30,2002
7:00 P.M.
CITY COUNCIL CHAMBERS
1. Call to Order
2. Discuss St. Michael's Place Townhome Project
3. HPC Conference
4. Adjourn
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
Heritage Preservation Commission
Planning Commission
Farmington Development Corporation
Mr. Colin Garvey
Mr. Pete Elvestad
FROM:
Karen Finstuen, Administrative Services Manager
Kevin Carroll, Community Development Director
SUBJECT:
Joint Heritage Preservation Commission / Planning Commission Meeting
DATE:
July 25, 2002
The Chairpersons of the Heritage Preservation Commission and the Planning Commission have
scheduled a meeting for Tuesday, July 30, at 7:00 p.m, in the Council Chambers. The purpose ofthe
meeting is to discuss the proposed St. Michael's Place plat.
If you have questions or comments, please contact one of us at City Hall.
Karen Finstuen
Administrative Services Manager
vin Carroll
Community Development Director
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Respectfully submitted,
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cc: Farmington Independent
Dakota County Tribune
Lakeville Life & Times
Joel Jamnik
Management Team
POST
Receptionist
HISTORIC PROPERTIES LIST
Properties Listed in the National Register of Historic Places
Exchange Bank Building, 344 - 3rd Street
Daniel F, Akin House, 19185 Akin Road
Church of the Advent (Episcopal), 412 Oak Street
Properties Designated Farmington Heritage Landmarks
Fletcher Building, 345 - 3rd Street
Farmington State Bank Building, 320 - 3rd Street
Masonic Temple Building, 324-328 - 3rd Street
Hamilton Clay House, 621 Oak Street
Properties Determined Eligible for Nomination as Heritage Landmarks
Lyric Theater, 314 Oak Street
St. Michael's Church (Catholic), 5th and Spruce
Old St. Michael's Church (Catholic), 104 Elm Street
House, 408 Oak Street
House, 421 Oak Street
House, 509 Oak Street
House, 520 Oak Street
Dr.Rogers House, 521 Oak Street
House, 612 Oak Street
House, 409 Spruce Street
House, 500 Spruce Street
Middle Creek Estates Historic Cemetery (Presbyterian Cemetery)
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;
(8) 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)
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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:
CERTIFICATE OF
APPROPRIATENESS:
DESIGN REVIEW:
DISTRICT:
FARMINGTON
HERITAGE
LANDMARK:
HISTORIC PROPERTY:
OBJECT:
SIGNIFICANCE:
599
A construction created principally to shelter a
form of human activity, such as a house,
commercial building, school, or church,
The documentation provided by the Heritage
Preservation Commission which evidences
approval of activities proposed for a Farmington
Heritage Landmark,
The process of finding out whether proposed
changes to an historic pr0perty mept standards
of appropriateness,
A discrete, geographically definable area
possessing a concentration, linkage or
continuity of buildings, sites, structures or
objects united historically by plan or physical
development.
An historic property so designated by resolution
of the City Council.
Any building, site, structure or object that is
significant in history, architecture, archeology or
culture,
A construction that is primarily artistic in nature
or relatively small in scale and that is
associated with a specific historic setting or
environment.
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,
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,
(B) 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,
(0) Program Assistance: To accomplish the intent and purpose of this
Chapter, the City shall provide the HPC with staff support and
technical assistance,
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City of Farmington
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.
,
(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
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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
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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
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City of Farmington
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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)
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Farmington 2020 Comprehensive Plan Update
FARMINGTON COMPREHENSIVE PLAN
HISTORIC PRESERVATION ELEMENT
INTRODUCTION
The City of Farmington faces a challenge that will become increasingly important in the
coming years: How will we preserve, protect, and use the historic buildings and sites that
give our community its essential historic character?
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The primary goal of the city historic preservation program is conservation of significant,
scarce, non-renewable historic resources. To achieve this goal, we must accept stewardship
of historic properties as a shared responsibility between the public and the private sector.
Historic preservation is an important local government service, and the time, effort, and
financial resources we spend on historic preservation is one of the community's wisest
investments, returning multiple benefits from modest expendItures on research, planning,
protective measures, technical assistance, and education.
To preserve and protect Farmington's historic resources, the City Council has enacted Title
2, Chapter 11 of the City Code, which establishes the city historic preservation program. As
the City's principal historic preservation organization, the Heritage Preservation Commission
(HPC) has responsibility for oversight of historic preservation activities. The primary
objectives of the city historic preservation program are:
* Preservation of significant historical, architectural, and archeological sites;
* Fostering the wise use of Farmington's historical and cultural resources through
comprehensive planning and education;
* Facilitating public participation in preservation planning; and
* Dissemination of information about Farmington's heritage.
The City Historic Preservation Program also promotes the goals of the National Historic
Preservation Act of 1966, as amended, and is an active participant in the federal-state-Iocal
government preservation partnership known as the Certified Local Government (CLG)
program.
The preservation philosophy behind the city historic preservation program rests upon four
basic assumptions:
Historic properties are scarce, non-renewable community resources, the preservation,
protection, and use of which are critical to the public welfare. When historical and
archeological resources are destroyed, they are gone forever.
Historic preservation is an important public service and a legitimate responsibility of city
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government. Historic buildings and sites give Farmington much of its special character and
community identity, yet some of the leading causes of historic property loss are institutional
actions, such as residential and commercial development, that are governed by city laws,
regulations, and procedures.
Not everything that is old is worth preserving, nor is historic preservation concerned
primarily with the creation of museums or other public attractions. To be considered for
preservation, a property must be demonstrably significant in history, architecture or
archeology, and it must also be adaptable to modern needs and uses.
Historic preservation is entirely compatible with economic development and growth.
Preservation pays and everybody profits by recycling historically significant buildings and
adapting them to new, economically viable uses.
An important function of the city historic preservation program is education. Farmington has
a heritage that is as rich as that of any other city of comparable size and a strong community
preservation program offers an effective tool for fostering good citizenship and civic pride.
Historic buildings and sites offer a valuable supplement to the written record and provide a
unique three-dimensional learning experience. The preservation and interpretation of
Farmington's historic resources will unquestionably contribute to the overall education and
cultural development of our fellow citizens.
GOALS AND POLICIES
City historic preservation goals and policies are organized around six basic program areas:
preservation planning, identification, evaluation, registration, design review, and public
education. Preservation goals are derived from the city's historic preservation ordinance and
reflect a conservative approach to historic resources management. The policies which follow
the program goals provide the pragmatic framework for implementing the goals.
Preservation Planning
Historic preservation planning is a dynamic process that organizes preservation activities in
a logical sequence and assures that decisions about historic properties are based on the best
possible information. Planning determines when an area needs to be surveyed for historic
resources, whether a particular property is historically significant, and how an individual
historic property should be treated.
Preservation Planning Goals:
. The city historic preservation program is managed in a manner consistent with the
goals, policies, and procedures established by the comprehensive plan.
. Comprehensive preservation planning uses the needs assessment process to develop
goals and objectives and to establish priorities for program activities.
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. The city continues to participate in the Certified Local Government (CLG) program
pursuant to the National Historic Preservation Act of 1966, as amended.
Preservation Planning Policies:
The historic preservation element of the comprehensive plan shall be the authoritative
guide for city historic preservation policy decisions.
The HPC shall periodically review and update the historic preservation plan.
Preservation planning shall be integrated with other city planning, such as zoning,
economic development, and public works.
· The city has adopted the Secretary of the Interior's standards for historic preservation
planning, identification, evaluation, registration, and treatment.
Historic preservation planning data shall be made available to usable form to all City
departments, other public agencies, developers, property owners, and the citizens of
Farmington.
. The comprehensive historic preservation plan will be coordinated with the statewide
historic preservation plan developed by the Minnesota SHPO, and with the
preservation plans of other government agencies, such as the Metropolitan Council
and Dakota County.
Identification
In historic preservation planning, historic resources are identified through the process known
as survey. Survey activities include planning and background research, field survey (i.e., the
physical search for and recording of historic properties on the ground), organization and
presentation of survey data, and the development of an historic resources inventory (i.e., a
compilation of information on individual historic properties).
Identification Goals:
. A comprehensive, city-wide survey identifies all historical, architectural,
archeological, and cultural resources in the City of Farmington.
. Survey data are integrated into the preservation planning process to insure that
decisions are based upon the best available information.
. The results of surveys are made available to city officials and the general public.
Identification Policies:
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Historic resource surveys will be planned so that the level of effort and the kinds of
information obtained are consistent with the historic preservation needs of the city.
Whenever possible, identification of historic properties will be based upon data
obtained from primary, rather than secondary sources, or intensive field survey, or
both.
· The HPC will maintain an inventory of all significant properties using geographic
information system (GIS) technology.
Evaluation
Evaluation applies defined criteria of historical, architectural, archeological and cultural
significance to determine whether a property is eligible for designation as a Farmington
Heritage Landmark. Generally, to be considered significant (and therefore worthy of
preservation) a property must meet at least one of the following criteria: (a) association with
an important historical event or pattern of events; (b) association with important people; (c)
be representative of a style or period of architecture, or the work of an important architect
or builder; (d) contain information of value in answering questions important to prehistory
or history.
Evaluation Goals:
. All historic properties identified by survey are evaluated by the HPC and its staff to
determine their eligibility for registration as Farmington Heritage Landmarks.
Evaluation Policies:
In evaluating the significance of any historic property, the HPC shall apply the criteria
for eligibility for designation as a Farmington Heritage Landmark or the National
Register of Historic Places.
In determining whether or not a property is eligible for heritage landmark designation,
its age or date of construction shall not be the primary factor in assessing its historic
preservation value.
The HPC shall issue a written finding of significance for each property that is
determined eligible for designation as a heritage landmark.
Registration
For preservation purposes, the city council formally recognizes properties of historical and
architectural importance through the process called registration. Historic districts, buildings,
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sites, and objects are all property types that can be designated Farmington Heritage
Landmarks.
Registration Goals:
. All historic properties which have been evaluated as significant are registered as
Farmington Heritage Landmarks, with the appropriate studies conducted and public
hearings held.
Registration Policies:
· Information on all historic properties nominated for registration as Farmington
Heritage Landmarks shall be made available to the public in advance of any public
meeting at which the nomination is to be discussed.
Prior to City Council action designating a Farmington Heritage Landmark, a
preservation planning report will be prepared which summarizes the registration
documentation and recommends a preservation concept plan.
· Information about Farmington Heritage Landmarks shall be made available to the
general public.
The locations of Farmington Heritage Landmarks shall be noted on the official zoning
map of the City.
Design Review
The HPC is charged with carrying out the design review prOVISIOns contained in
Farmington's preservation ordinance, which requires mandatory review of applications for
certain types of city permits affecting significant historic properties. Property owners are
required to obtain a Certificate of Appropriateness to demolish or move a historic building,
and for new construction that affects historic properties. The HPC is empowered only to
advise property owners on exterior changes, alterations, and other improvements to
designated heritage landmarks. Working in conjunction with the Planning Commission, the
HPC also reviews development projects involving historic properties.
Design Review Goals:
. No significant historic property is destroyed, damaged, or defaced as a result of any
action permitted, licensed, funded, or assisted by the City of Farmington.
. Every reasonable effort is made to preserve and protect properties of historical,
architectural, archeological, and cultural significance, including those properties
which have been found eligible for registration but which may not have been
designated as heritage landmarks.
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Design Review Policies:
· Every application for a City permit to demolish a significant historic property shall
be reviewed by the HPC, and no demolition permit in relation to a Farmington
Heritage Landmark will be issued without a signed Certificate of Appropriateness
from the HPC.
· Every application for a City permit to move a significant historic property shall be
reviewed by the HPC, and no permit for moving a Farmington Heritage Landmark
will be issued without a signed Certificate of Appropriateness from the HPC.
Every application for a City permit for new construction at a significant historic
property shall be reviewed by the HPC, and no permit for new construction at a
Farmington Heritage Landmark will be issued without a signed Certificate of
Appropriateness from the HPC.
· Every application for a preliminary plat, rezoning, tax increment financing district,
conditional use permit, or variance from the zoning ordinance will be reviewed by
the HPC, which shall advise the Planning Commission whether or not the project will
have an adverse affect on significant historic properties. The Planning Commission
may deny issuance of permits or approve applications with conditions based upon the
recommendations of the HPC.
All plans for acquiring, repairing, expanding, constructing, or reconstructing city
public works shall be reviewed by the HPC. No public works project in relation to
a significant historic property may proceed without a signed Certificate of
Appropriateness.
In reviewing permits and development projects, the HPC will apply the Secretary of
the Interior's Standards for the Treatment of Historic Properties.
The HPC will review permits for demolition, moving, and new construction within
30 days. If a project is simple or will have no adverse effect on a designated heritage
landmark, the Certificate of Appropriateness may be approved by city staff in
consultation with the HPC chairperson.
· All Certificate of Appropriateness decisions can be appealed to the city council.
The City reserves its right to review and comment on projects licensed or assisted by
the Federal government under Section 106 of the National Historic Preservation Act
or other relevant environmental protection legislation.
Public Education
Preservation planning, identification, evaluation, registration and design review includes
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public participation to develop informed public involvement in the decision making process.
The city actively promotes historic preservation through education programs, preservation
plans, heritage tourism, and publications.
Education Goals:
. City historic preservation program actIVItIes heighten awareness of heritage
landmarks and educate property owners on how to preserve, rehabilitate, restore, and
reconstruct their significant buildings and sites.
. Education leads to voluntary compliance with historic property treatment standards.
Education Policies:
· The HPC shall provide education, insight, and knowledge of preservation techniques
to city officials and historic property owners.
· Preservation programs will link heritage education and tourism to encourage
investment in historic properties downtown.
Every effort will be made to encourage the general maintenance, repan and
enhancement of designated heritage landmarks.
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HISTORIC RESOURCES INVENTORY
The Farmington historic resources inventory is organized around the concept of historic
context, which provides a framework for identifying and evaluating historic properties on the
basis of historical theme, geographical area, and chronological period. Each historic context
describes one or more aspects of Farmington heritage. Some are not as well defined as others
because of information gaps in the historical record, while others overlap geographically and
chronologically. Taken together, they form a comprehensive summary of the most important
trends and patterns in local history and the relevant historic property types.
In 1994-1995, the HPC conducted a study which identified twelve local historic contexts for
organizing information about Farmington's historic resources. One of the products of the
historic context study was establishment of historic resource identification goals and
priorities. While background knowledge of Farmington's historical development indicated
that important historic properties were most likely to be concentrated in particular areas (such
as the downtown and older residential neighborhoods), very little survey work had been
carried out in the city prior to 1995. In response to the need to acquire baseline data on the
city's historic resources, preservation planning assumed that a broad-scale reconnaissance of
the entire city would need to be undertaken. To facilitate the survey effort, the city was
subdivided into eighteen historic preservation planning areas (HPP As), half of which were
urban, half rural, in order to allow for a systematic, cost-effective effort to characterize the
preservation potential of different parts of the community (see Map). Beginning in 1996, the
HPC began a reconnaissance survey of the city, starting with the Downtown HPP A. A survey
of the Oak Street HPP A was completed in 1997 and work had started on an analysis of the
Main Street HPP A in 1998. Although considerable progress has been made, in 1998 more
than 80% of the city remains unsurveyed for historic resources.
As a consequence, the following inventory is not comprehensive and reflects the simple fact
that not much is known about several potentially important types of historic properties, such
as archeological sites, farm buildings, and transportation structures. It specifically references
only those individual historic properties that have been evaluated as significant and no
attempt has been made to rank individual properties within historic contexts according to
their relative historic preservation value.
Properties Associated with Prehistoric Native Americans
Prior to white settlement, Native Americans had lived in the Farmington area for thousands
of years. The plainest evidence that prehistoric people lived in and utilized the natural
resources from the Twin Cities area comes from archeological sites, which indicate that the
ancestral Native Americans first appeared in the region about 11,500 years ago. Undeveloped
lands in Farmington, particularly in the northern and western parts of the city, may contain
significant archeological sites associated with the Paleoindian, Archaic, Woodland, and
Oneota cultural traditions. However, to date very little archeological work has been done in
the Farmington area and no prehistoric Native American properties have been identified
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within the city limits.
Properties Associates with Historic Native Americans
The first European explorers and fur traders appeared in Minnesota about 1650 but more than
150 years passed before they came here to live in significant numbers. Until Native American
sovereignty was extinguished by the Treaty of Traverse des Sioux in 1851, Dakota County
was part of the tribal estate of the Mdewakanton Dakota or Santee Sioux. Historical accounts
suggest prolonged Mdewakanton occupation and utilization of the natural resources of the
Vermilion River Valley and there is no reason to believe they were not present within the
present-day city limits up until the Dakota War of 1862.
Properties Associated with Agriculture and Rural Lifeways
For more than a century, farming was the most important enterprise in Dakota County. As
a consequence, the greatest single influence on the development of Farmington between the
1850s and the 1950s was agriculture. The first settlements were made along the Vermilion
River in 1854, but the Panic of 1857, the Dakota War of 1862, and the Civil War slowed
local development. It wasn't until the late 1860s that the area around Farmington began to
fill up with farms. Wheat was the chief crop but its importance diminished after about 1880
and by the turn of the century local agriculture had become diversified. Farmington was a
transportation nexus and trade center for a prosperous agricultural hinterland, and the
accessibility of Twin Cities markets favored the development of agricultural product
processing, shipping, and storage. The town also had important merchandising,
manufacturing, educational and recreational industries that were heavily dependent upon
agriculture. Potentially significant historic properties include farms and farmsteads; the D.
F. Akin House, 19188 Aiken Rd.; the Farmington Wool Growers Building, 5th and Pine St.;
the P. H. Feely & Son Elevator on 2nd St.; and the Twin City Milk Producers Plant, 4th and
Pine St.
Properties Associated with Town Planning and Development
No human activity has been more important in shaping the built environment of Farmington
than urbanization. The general plan of the village was based on a model that had evolved
over two centuries in the northeastern United States. Street patterns, lot lines, and the
differentiation between commercial and residential areas have their roots in the pre-1950 past
and essentially define the emerging suburban landscape of the late 20th century. This historic
context uses the concept of historic landscape as a means of identifying and interpreting
historic land use patterns and trends. Potentially significant resources associated with town
planning and development include the original Town Plat; the old CMStP&P Railroad right-
of-way; the abandoned Hastings & Dakota Railroad corridor; and Rambling River Park.
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Properties Associated with Downtown Farmington
Farmington was founded in 1865 as a trade center and its central place functions developed
rapidly. This historic context focuses on the buildings, sites, and streetscapes that give
downtown Farmington its defining historic character and sense of place. The architecture of
the downtown area reflects regional and local patterns of economic development, changing
building styles and construction technologies, and social and cultural change. Individual
buildings document the histories of locally significant business, civic and social
organizations. Surveys of the downtown area began in 1996. Significant downtown
properties include the Exchange Bank Building, 344 3rd St.; the Farmington State Bank
Building, 320 3rd St.; the LO.O.F. Building/Masonic Temple, 324-328 3rd St.; the Fletcher
Building, 344 3rd St.; and the Lyric Theater Building, 314 Oak St.
Properties Associated with Residential Neighborhoods
This historic context is focused on social and architectural history themes represented by
historic properties found in Farmington's residential districts. Individual houses,
outbuildings, and streetscapes document the histories of families, neighborhoods and the
community as a whole and give each part of the city its unique sense of time and place. The
most important architecture history themes are those represented by well preserved examples
of Late Victorian, Eclectic and late 19th and 20th century vernacular houses. Significant
historic properties include the houses at 408 Oak St., 421 Oak St., 509 Oak St., 520 Oak St.,
521 Oak St., 612 Oak St., 621 Oak St., 409 Spruce St., and 500 Spruce St.
Properties Associated with Commerce and Industry
Functionally, Farmington was the first link between the agricultural hinterland of Dakota
County and the world market. Agricultural product processing, storage and shipping were
the oldest industries in town, and for a number of years Farmington flourished as a grain
market and shipping point. Between 1866 and 1950, the village became a trading and
banking center, with commercial activity dominated by small-scale family-owned businesses
providing goods and services to rural customers and the villagers themselves. Farmington's
manufacturing sector was modest before 1900; 20th century industries were more diversified.
Intensive thematic surveys are planned to identify and evaluate individual stores, shops,
mills, and factories.
Properties Associated with Transportation
Farmington developed as a transportation nexus and prospered as a shipping point. When
settlers came to Dakota County, the most important overland routes were Native American
trails. The earliest government roadways were laid out in the 1850s and stimulated inland
settlement. Railroads came to Dakota County at a comparatively early date and Farmington
itself was originally platted as a railway village. The village was for many years the junction
of important north-south and east-west rail lines, served by the Chicago, Milwaukee, St. Paul
& Pacific system. Modern highways signaled the decline of the railroads and produced
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significant changes in the built environment, especially after World War II. Other than the
site of the old CMStP&P Railroad Depot (formerly listed in the National Register of Historic
Places but razed in 1983), no other significant transportation properties had been identified
by 1998. Intensive thematic surveys are planned to identify and evaluate individual
transportation routes and structures.
Properties Associated with Churches and Cemeteries
Churches of several denominations played an important part in the social history of
Farmington. Individual church buildings, parsonages and related structures also represent an
important set of architectural landmarks worthy of preservation for their historical, aesthetic,
cultural and artistic values. Cemeteries were also an important aspect of historic landscape
architecture. This historic context deals with historic resources not normally eligible for the
National Register of Historic Places, but which may warrant designation as Farmington
Heritage Landmarks. Representative historic properties include: the Church of the Advent,
412 Oak St.; the Church of God, 104 Elm St.; and St. Michael's Catholic Church, 5th and
Spruce St.
Properties Associated with Education
Schools were closely linked to the growth of Farmington and were both a product and a part
of the town's historical development. A rural schoolhouse was built near Farmington in 1862
and the village's public school system was established in 1868. Public and private schools
played an important part in the development of Farmington and dominated the civic
architecture of the town. Intensive thematic surveys are planned to identify and evaluate
individual school buildings~
Properties Associated with Tourism, Recreation and Leisure
While Minnesota had earned a reputation as a summer haven for tourists during the
Territorial period, it was not until the gaslight era of the late 19th century that tourism, sports
and recreation became significant in the lives of small inland towns like Farmington. As the
amount of leisure time available to the average person increased, community investment in
sports and recreational activities also increased. The automobile further expanded families'
recreational opportunities and between about 1900 and 1940 Farmington became something
of a minor tourist mecca for both rural and urban folk. Potentially significant historic
property types associated with tourism, recreation and leisure include tourist campgrounds,
cabins, public halls, theaters, athletic fields and skating rinks, as well as the homes of local
sports heros.
Properties Associated with Geographical Features of Historical Interest
Geology, topography, climate and vegetation form the physical context within which
Farmington's historical development has taken place. Landforms, water resources, weather,
soil, plants and animals represent the resource base that forms the background against which
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all aspects of Farmington history are viewed. This historic context embraces the physical
geography of Farmington, and as such is an integral part of all other historic contexts.
Potential historic resources include springs, red ocher (vermilion) deposits, and preserved
specimens of natural vegetation.
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Farmington 2020 Comprehensive Plan Update
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IMPLEMENTATION STRATEGY
One of the main purposes of the comprehensive preservation plan, if not its sole purpose, is
to chart a course for the future of the city historic preservation program. As part of the
visioning process, the HPC has worked with the city council and staff, federal and state
preservatiqn agency officials, consultants, and members of the public to clarify preservation
issues and to identify long-term policy needs. This section reflects our vision of historic
preservation as a focal point of community development planning that preserves, protects and
enhances significant historic properties for the benefit of present and future generations.
The following paragraphs provide an outline of an action plan, summarizing and prioritizing
short-term and long-term objectives that will need to be in place by the years 2005 and 2020,
respectively, to achieve preservation program goals.
Short-term (1-5 years) Implementation Objectives
I. Adopt and implement a city historic preservation plan that identifies Farmington's
historic resources and establishes goals, policies and procedures for preserving,
protecting and enhancing them.
2. Amend the city's historic preservation ordinance to reflect the goals and policies
contained in the historic preservation plan.
3. Adopt the Secretary of the Interior's Standards and Guidelines for Archeology and
Historic Preservation as the conceptual framework for the City's historic preservation
program.
4. Adopt the Secretary of the Interior's Standards for the Treatment of Historic
Properties as the authoritative guide for design review decisions.
5. Complete the historic resources reconnaissance survey of urban and rural historic
preservation planning areas.
6. Issue findings of significant (i.e., determinations of eligibility) for all properties
surveyed which have been evaluated as meeting the criteria for designation as
Farmington Heritage Landmarks.
7. Designate between ten and fifteen historically significant properties as Farmington
Heritage Landmarks.
8. Develop stronger working relationships between the HPC and the Planning
Commission by reviewing all development plans, capital improvement plans, and
public works projects for their possible impacts on significant historic properties.
9. Participate fully in the Certified Local Government preservation partnership.
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Farmington 2020 Comprehensive Plan Update
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10. Provide city officials and the general public with information, education and training
in historic preservation using the full range of available communications technology.
11. Advise property owners, developers, and others about appropriate preservation
treatments and provide technical assistance in historic preservation to city officials
involved in preservation projects.
12. Establish a local historical marker/plaques program.
13. Explore ways to provide better physical connections between Farmington residents
and local historic properties.
14. In establishing community development pnontIes, focus on preserved and
rehabilitated historic properties as opportunities for economic development.
15. Provide the HPC with paid professional staff equal to approximately one-quarter
(25%) of a full time position.
Long-Term (5-20 years) Implementation Objectives
16. Preserve Farmington's downtown, older residential neighborhoods and rural areas
as distinctive and recognizable parts of the modern city.
17. Complete the historic resources reconnaissance survey and compile a comprehensive
inventory of all historic properties more than 50 years old.
18. Undertake an archeological reconnaissance survey of all undeveloped lands within
the city limits
19. Develop and implement voluntary guidelines for preserving, rehabilitating, restoring,
and reconstructing historic properties.
20. To stimulate education and edification, and to foster civic pride, place an historical
marker or other interpretive device in every city park and public building, along every
major public road and trail way, and in local schools.
21. Develop social studies curricula that can be used to teach students of all ages about
local history and historic preservation.
22. Seek a permanent, reliable source of funding (outside of the city's general fund) for
the city historic preservation program.
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2002 HPC Conference
7-23-02
Preserve Minnesota
The 23rd Annual Statewide Historic Preservation Conference
Thursday and Friday, Sept. 12-13,2002
West Hills, Owatonna, Minnesota
Sponsored by
The State Historic Preservation Office of the Minnesota Historical Society
The Preservation Alliance of Minnesota
AlA Minnesota
The City of Owatonna
The Owatonna Arts Center
Conference activities will take place at West Hills (the former State Public School
campus) in Owatonna. Located at 540 West Hills Circle, the institution's Romanesque-
style administration building, designed by Minneapolis architect Warren Dunnell in 1887,
now houses offices for the City of Owatonna and galleries for the Owatonna Art Center.
Directions to Owatonna/W est Hills
Owatonna is located in south-central Minnesota, approximately 65 miles south of the
Twin Cities. From Minneapolis/St. Paul, take 1-35 south to Owatonna. Exit on Highway
14 West (exit 42) and proceed to State Avenue. Turn right on State Avenue, cross the
railroad tracks and proceed to the entrance to West Hills.
Lodging
For information about lodging options in Owatonna, please call the Owatonna Area
Chamber of Commerce (507-451-7970 or toll free at 1-800-423-6466) or visit their web
site at www.owatonna.org/visit/lodging.
This conference has been financed in part with federal funds from the National Park
Service, U.S. Department of the Interior, through the Minnesota Historical Society under
provisions ofthe National Historic Preservation Act as amended. However, the contents
and opinions do not necessarily reflect the views of policies of the Department of the
Interior, nor does the mention of trade names or commercial products constitute
endorsement or recommendations by the Department of the Interior or the Minnesota
Historical Society.
Regulations of the U.S. Department of the Interior strictly prohibit unlawful
discrimination in departmentally federally assisted programs on the basis of race, color,
national origin, age or disability. Any person who believes he or she has been
discriminated against in any program, activity or facility operated by a recipient of
federal assistance should write to: Office of Equal Opportunity, National Park Service,
1849 C Street N.W., Washington, D.C. 20240.
The Minnesota Historical Society is a private, non-profit educational and cultural
institution established in 1849 to preserve and share Minnesota history. The Society
collects, preserves and tells the story of Minnesota's past through museum exhibits,
extensive libraries and collections, historic sites, educational programs and book
publishing. The Society has statutory responsibility for the state's historic preservation
program. The State Historic Preservation Office advocates for the preservation of the
state's irreplaceable historic and archaeological resources, and provides leadership in
carrying out its mission to identify, evaluate, register and protect historic properties in
Minnesota.
Special thanks to Wells Fargo Bank of Owatonna, Nancy Janke, Tim McManimon, James
Sandberg, Nancy Vaillancourt, Mark Walbran and senior citizens.
Sponsors
Sponsored by the State Historic Preservation Office of the Minnesota Historical Society,
the Preservation Alliance of Minnesota, AlA Minnesota, the City of Owatonna and the
Owatonna Arts Center.
Registration Deadline--Wednesday, Sept. 4
REGISTRATION FORM
Registration Deadline: Wednesday, Sept. 4, 2002
Name
Organization
Address
City
Day phone
State
e-mail
Zip
Please indicate the day(s) and event(s) you will attend.
_ Full Conference (Thursday and Friday)
_ Thursday only
_ Friday only
_ Reception Thursday
Friday afternoon tour/field workshop (choose one)
_ Twentieth-Century Modernism in Owatonna
_ Field Workshop at the State School for Dependent and Neglected Children
Registration Fee: Please check all that apply
_ $60 early registration (before Aug. 28)
_ $70 late registration (after Aug. 28)
_ $40 one day only _ Thursday _ Friday
$5 discount for MHS members
Member number
Student registration (with current ID)
_ $40 full conference _ $35 one day only _ Thursday _ Friday
Name of institution
TOTAL REGISTRATION FEE $
Payment method
_ Check (Please make checks payable to Minnesota Historical Society)
Credit card
_ Bill my organization
Credit card information
_ Visa _ Mastercard _ Discover _ American Express
Card number Expiration date _
Signature
Cancellation policy
Cancellations received on or before Sept. 4, 2002 will be refunded in full. There will be
no refunds available for cancellations received after that date.
Please mail completed form with payment to:
Minnesota Historical Society
Attention: Michele Decker
645 Kellogg Boulevard West
St. Paul, MN 55102-1906
Phone: 651-296-5434
FAX: 651-282-2374
e-mail: michele.decker@mnhs.org
Continuing Education for AIA members.
This year's conference is co-sponsored by AlA Minnesota, a registered AIA/CES
provider of continuing education. AlA members can obtain continuing education credit
by attending sessions marked with an asterisk (*).
Auxiliary aids and services, including sign-language interpreters, are available for
conference participants. To make arrangements, please call 651-296-5434 at least one
week prior to the conference.
On Sept. 12-13, 2002, historians, architects, public officials, facilities managers, property
owners, preservation commissioners and citizen advocates from every corner of
Minnesota will meet on the campus of the former State Public School in Owatonna for
the 23 rd Annual Statewide Historic Preservation Conference.
This year's conference will feature lectures, working sessions and field trips focusing on
two important themes-the history and management of cultural resources at Minnesota's
state-owned custodial care institutions, and the nuts and bolts of administering local
preservation programs.
Hear a first-person account of life at the State Public School from Harvey Ronglien, one
of the many Minnesotans who grew up there. Learn about the challenges of finding new
uses for places that once provided asy lum for troubled Minnesotans and served as
important economic engines for the communities that hosted them. Explore the realities
of practicing local preservation with the help of Pratt Cassity, former executive director
of the National Alliance of Preservation Commissions. Enjoy a home-cooked meal
prepared by the Owatonna seniors. Visit local examples of 20th century modernist
architecture including the world-famous National Farmers' Bank of Owatonna,
designed by Prairie School architect Louis Sullivan.
Join us in Owatonna for two days ofthought-provoking presentations, practical working
sessions, great food and the opportunity to compare notes with other preservationists
from across the state.
(Sessions for the State Institutions Track are listed in color.)
Thursday, Sept. 12
8-8:45 a.m.
Registration and Continental Breakfast
8:45-9 a.m.
Welcome and Introductory Remarks
9-10 a.m.
Keynote Address
A Personal History of the Minnesota State School for Dependent
and Neglected Children.
Harvey Ronglien
10-10:30 a.m.
Coffee Break
10:30 a.m.-Noon
Concurrent Sessions
Preservation 101: The Basics
Representatives from the State Historic Preservation Office, the Preservation Alliance of
Minnesota, and a local cultural resource management consulting firm will provide a
general introduction to the world of historic preservation; unraveling the language,
describing the network of national, state and local organizations and their activities;
discussing legal principles; and outlining local, state and national incentive programs.
Institutions in Transition: The State's Perspective
Presenters from Minnesota's Department of Administration, the Department of Human
Services, and the State Historic Preservation office will discuss the complex practical,
programmatic and political factors that are involved in the stewardship of Minnesota's
historic state institutions.
Noon-l:30 p.m.
Lunch and Keynote Address
It's Not Just Vinyl Anymore: What's Covering Your Historic
Property?
Pratt Cassity, National Alliance of Preservation Commissions
1 :30-3 p.m.
Concurrent Sessions
How Heritage Preservation Commissions Make Good Defensible Decisions
Appropriate conduct and ethics are critical to running an effective commission meeting.
In this session, Pratt Cassity, an attorney from the Minneapolis HPC, and a staff person
with the League of Minnesota Cities will describe the concept of due process, discuss the
rules and regulations commissioners must follow to ensure sound decisions, and talk
about how the system can help citizens protect historic resources.
Institutions in Transition: The Community's Perspective
In this session, panelists from several of Minnesota's "institutional towns" will describe
how cutbacks or closure of programs at these historic places can affect the communities
that host them, and relate some of the ways their communities have sought to deal
creatively with change.
3-3:30 p.m.
Coffee Break
3:30-5 p.m.
Concurrent Sessions
Design Review from A to Z
After conferring local designation on historic resources in their communities, heritage
preservation commissions are responsible for reviewing proposed exterior alterations.
Why should communities have design review, and how does it work? What are design
guidelines, and how are they applied? This session will answer these questions and
provide insight from the points of view of property owners, preservation commissions
and designers.
Institutions in Transition: The Developer's Perspective
Built to provide custodial care for huge populations of people in an era before effective
medical or rehab treatments were available, early state institutions often functioned as
little more than enormous warehouses for society's outcasts. With historic buildings
encompassing hundreds of thousands of square feet of raw space sprawled over hundreds
of acres of land, these institutions present enormous challenges to those seeking
appropriate and practical ways to reuse the old facilities. In this session, developers Ray
Minervini and James Reardon will describe their experiences in redeveloping a
Kirkbride-plan former state mental hospital in Traverse City, Mich.
5-6:30 p.m. Reception and CLG Spotlight
At this informal event, conferees will have an opportunity to visit the State Public School
Museum, tour the galleries of the Owatonna Art Center, examine displays showcasing
successful projects from Minnesota's Certified Local Government communities, and chat
with preservationists from every corner of the state. Light refreshments will be served.
Friday, Sept. 13
8: 15-9 a.m.
Registration and Continental Breakfast
9-10:30 a.m.
Keynote Presentation
Blue Vinyl
Described by its creators as a "toxic comedy, " this award winning
video by documentarians Judith Helfand and Dan Gold sheds a
thought provoking but entertaining new light on an old problem
for preservationists-vinyl siding.
10:30-11 a.m.
Coffee Break
11-12:30 p.m.
Concurrent Sessions
Planning Ahead in Historic Districts: A New Approach to Survey
The city of Anoka recently retained Miller Dunwiddie architects of Minneapolis to
conduct an in-depth evaluation of 50 historic buildings in the downtown area to address
fire protection, life safety and accessibility issues; to identify important architectural
characteristics; to assess renovation potential; and to describe strategies for inter-building
collaboration on fire protection and accessibility improvements. Miller Dunwiddie
principal John Mecum, AlA, will join Bob Kirchner from the city of Anoka to present a
"work in progress" report on this innovative project.
Mock Commission Meeting
Experienced preservationists will use role-play to present a range of issues encountered
regularly by heritage preservation commission members. Through a unique combination
of humor and instruction, this session will provide an overview of commission
responsibilities, procedural practices, typical problems and techniques for dealing with
difficult circumstances. Laugh as you learn how to be a more effective commission
member!
12:30-1:30 p.m.
Lunch
1:30-4:30 p.m.
Tour or Field Workshop (choose one)
Twentieth-Century Modernism in Owatonna: A Guided Tour
Get an insider's view of some of Owatonna's modernist masterpieces, including two
Prairie School houses designed by Purcell and Elmslie a postwar residence designed by
Winston and Elizabeth Close and the internationally acclaimed National Farmers' Bank
by Louis Sullivan.
Field Workshop at the State Schoolfor Dependent and Neglected Children
Historical architect Charles Nelson, historian Harvey Ronglien, and Owatonna's assistant
city administrator Leo Rudolph lead an in-depth exploration of the State School campus,
. discussing its history and evolution, and demonstrating how thoughtful planning enabled
the City to adaptively reuse the complex without changing its essential character.
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,," .~ 3~ ?~02 3:41PM MN HISTORICAL SOC
""JUL . t:J . <-t:J
NO.492 P.1/2
Minnesota Historical Society
State Historic Preservation Office
345 Kellogg Boulevard West + St. Paul, MN 55102.1906
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, . .JL:L;0.2002
3:41PM
MN HISTORICAL SOC
NO. 492
P.2/2
30 July 2002
Mr. Dirk Rotty, Chair
Farmington Pl~nning Commission
City of Farmington
325 Oak Street
Farm~on.~S5024-1374
Dear Chairman Rotty and members of the Plmming CommissioD,
It has come to our attention that Saint Michael's Catholic Church in Fa:rmington is being
considered for demolition as part of a development propolia1 being submitted by the Famlington
Development Corporation. It is our understanding that this development project would require a
Conditional Use Permit in order to build twelve townhouses on the site that includes Saint
Michael's Church. I would strongly urge the Planning Commission to deny the Conditional Use
Pennit, It i~ our understanding that the building is currently vacant and that the owner's
application for a demolition permit is based, in part, on an economic bardshjp argument. While
economic considerations are important facto:rs in determining whether a building, or any property,
should be retained, these must be weighed with a number of other considerations that are just as
important.
Saint Michael's Catholic Church is a significant resource in Fa.IJIlingto~ historically and
architecturally. The significance of Saint Michael's was recognized earlier this year when the
Fannington Heritage Preservation Commission issued a Finding of Significance and declared the
church eligible for designation as a local landmark.
The State Historic Preservation Office urges the Plmming Commission and the owner to
reconsider the future of Saint Michael '5 Church. Potential uses that are economically viable
should be studied and evaluated. Delaying demolition until all avenues have been considered
could actually rellult in saving a significant historic resource and an important part of
Farmington's past. Our office has developed a format for conducting reuse studies and has
participated in over twenty-five studies in recent years. Should the commission, the ownert or the
city desire, we would be happy to discuss how such a study may be usefi.U in exploring reuse
options for Saint Michael's Church.
Saint Michael's Church has been a distinctive local landmark: for over 100 years. Before an action
is ta1cen that cannot be r~rsed. I urge you to take the time to explore all the alternatives.
~rJJ .
k~had Ko~ ~
Historic pr;~on Program Specialist
State Historic Preservation Office
~
COMMENTS OF THE HERITAGE PRESERVATION COMMISSION
TO THE CITY PLANNING COMMISSION REGARDING
FARMINGTON DEVELOPMENT CORPORATION'S APPLICATION
FOR A CONDITIONAL USE PERMIT TO REDEVELOP THE
HISTORIC SAINT MICHAEL'S CHURCH PROPERTY
JULY 23, 2002
Mr. Chairman and members of the Planning Commission:
The Farmington Heritage Preservation Commission is pleased to comment on the
Conditional Use Permit application submitted by Farmington Development Corporation,
which is seeking City approval to demolish the historic Saint Michael's Catholic Church
Building and construct twelve townhome units. By ordinance, the Heritage Preservation
Commission has been given the authority to review all development projects for their
effects on historic properties, and the Planning Commission is required to allow us a
reasonable opportunity to comment on such projects before making any decisions. In
historic preservation, we call this process "design review" and it is one of the
Preservation Commission's most important functions.
. Assisted by City staff and our historic preservation planning consultant, the
Heritage Preservation Commission has studied the townhome development proposal for
several months. At our meeting on July lSt\ we discussed in detail the Conditional Use
Permit application and the other documents submitted with Planning Coordinator Lee
Smick's memo dated July 23, 2002. In our unanimous opinion, the proposed
townhome development is not in the best interests of the citizens of Farmington and
we recommend you deny the Conditional Use Permit.
The City's Comprehensive Plan states that the primary goal of design review is to
insure that no significant historic property is destroyed or damaged as a result of any
action that requires a City permit or approval. In the matter of development projects, the
Comprehensive Plan commits the City to making "a reasonable effort" to preserve
historic properties "which have been found eligible for registration but which may not
have been designated as heritage landmarks." I would call your attention to the fact that
on February 21, 2002, the Heritage Preservation Commission issued a Finding of
,
Significance for the Saint Michael's Catholic Church property, announcmg that it
considered the building eligible for designation as a Farmington Heritage Landmark
because of its historical and architectural values. (This is the action specified by the City
Code whenever the Preservation Commission determines that a building or site meets the
ordinance criteria for landmark eligibility.) Over the past few years, the Heritage
Preservation Commission has also issued findings of significance for a number of
downtown buildings as well as private homes in what planners call the "Oak Street
Historic Preservation Planning Area" (which encompasses the Saint Michael's church
property). Eight buildings in the city have already been placed on the National Register
of Historic Places or officially designated as Heritage Landmarks by the City Council.
In reviewing the Conditional Use Permit application, we applied the Zoning
Ordinance criteria for evaluating such permit proposals. Our review was also guided by
the Comprehensive Plan and by the historic preservation design review standards adopted
in the City Code. The proposed townhome development appears not to meet at least four
of the six criteria for Conditional Use Permits.
First, the City Code states that Conditional Use Permits can be issued only when
the proposed development "shall not involve any element or cause any conditions that
may be dangerous, injurious, or noxious to any other property or persons." The proposed
townhome development will be located in an historic neighborhood characterized by its
older homes and preserved architectural landmarks. We believe that the townhomes,
because of their "suburban" design, will disturb the historic character of the
neighborhood. It has been well documented that the neighborhood setting enhances the
prestige and distinction of preserved historic homes. The visual impact of three identical,
one-story buildings with attached garages and vinyl siding will, in our opinion, detract
from the historical value of preserved older homes, causing them to decrease in market
value, making them less attractive for investment and preservation.
Second, the Zoning Ordinance calls for new development that is permitted under
Conditional Use Permits to be "constructed, designed, sited, oriented and landscaped to
produce harmonious relationship of buildings and grounds to adjacent buildings and
properties." The design of the proposed townhomes is clearly incompatible with the size,
scale, color, and building materials which predominate in the surrounding residential
2
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neighborhood, where the typical home is a two-story, wood framed structure with wood
or stucco siding, a detached garage, and a front porch. We call your attention to the land
use section of the City Comprehensive Plan, which states that new construction in older
neighborhoods should be "of high quality design that is compatible with the surrounding
character and also preserves and contributes to the existing neighborhood character."
Third, the Conditional Use Permit criteria state that the proposed use "shall
produce a total visual impression and environment which is consistent with the
environment of the neighborhood." Again, we feel that the design of the townhomes
represents an intrusion into the historic neighborhood. While City policy most
emphatically does not prohibit modern designs for new construction in historic areas, the
standard is clear: new constiuction should be compatible with its surroundings in historic
neighborhoods.
Fourth, the ordinance states that Conditional Use Permits can be approved only
when the proposed new development "shall preserve the objectives of this Title and shall
be consistent with the Comprehensive Plan." As noted, the proposed development is
inconsistent with the stated goal of the Comprehensive Plan (repeated in both the housing
and the historic preservation chapters) that preservation of Farmington's "small town
character" and the historic ambiance of its older neighborhoods is a high community
development priority. The design of the townhomes makes them incompatible with the
older housing in the neighborhood; therefore, the Conditional Use Permit would be
inconsistent with the Comprehensive Plan.
Finally, we would like to call the Planning Commission's attention to the City
Code section relating to demolition permits, which states that in all cases involving
demolition permits for "properties determined by the Farmington Heritage Preservation
Commission to be eligible for designation as heritage landmarks," the City Council must
grant final approval of what the ordinance calls "a redevelopment plan that is conditioned
upon the wrecking or tearing down of such property." The vacant Saint Michael's
Church building, which has been determined eligible for Heritage Landmark designation,
is covered by this section of the Code, which we interpret to mean that no demolition
permit can be issued until the Council has approved all redevelopment plans for the
property.
3
I"
The Heritage Preservation Commission is happy to have had the opportunity to
comment on this important matter before the Planning Commission. We are confident
that you will consider our comments and recommendations when you make your final
decision on the Conditional Use Permit. Should the Planning Commission decide to
approve the permit, we request that the conditions and rationale for approval address the
four points of objection raised in our comments.
Respectfully submitted,
FARMINGTON HERITAGE PRESERVATION COMMISSION
Susan Strachan, Chairperson
Harbee Tharaldson
George Flynn
Beverly Preece
Timothy Rice
Earl T eporten
Jackie Dooley
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Special Planning Commission Meeting - July 23, 2002
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Special Planning Commission Meeting - July 23, 2002
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