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Michigan Historic Preservation Network Presentation to Farmington Hills, Michigan, Historic District Commission and guests at regular meeting January 9, 2008, by volunteer Kristine M. Kidorf, Kidorf Preservation Consulting


  • 1.No one ever said it would be easyThe Role of Historic DistrictCommissionersFarmington HillsHistoric District CommissionJanuary 9, 2008Kristine M. Kidorf Kidorf Preservation Consulting Detroit, Michiganwww.mhpn.org

2. Michigan HistoricPreservation Network Your statewide historic preservation non- profit Education: conference, workshops, newsletter, essay contest, Randolph School, Partners for Sacred Places 3. Michigan Historic Preservation Network Advocacy: state & national legislation,how-to 4. Michigan HistoricPreservation Network Easement donations 5. Requirements of HDC members Resident of the City Majority must have a demonstratedinterest or knowledge in historicpreservation Members serve a 3 year term 2 people from a list submitted by 1or more preservation organizations Registered architect if available 6. Your Job as a Historic DistrictCommissioner Review all exterior changes in local historicdistricts. Issue Certificates of Appropriateness, Notices toProceed, or Denials Develop design guidelines Promote preservation in your community 7. Why is Review so important? Knowing what the consequences of work willbe in the planning phase provides thebasis for more informed judgments aboutthe irreplaceable material record. What wechoose to repair, replace, or demolishultimately determines how the property isunderstood by today's and tomorrow'sviewers. Signs fall down and interpretersaren't always there. So essentially, thework itself is the explanation. 8. Making the Decision What to Consider PA 169US Secretary of the Interiors Standards for Rehabilitation andGuidelines for Rehabilitating Historic Buildings (36 CFR part67). Design review standards and guidelines if they exist. The historic or architectural value and significance of theresource and its relationship to the historic value of thesurrounding area. The relationship of any architectural features of the resourceto the rest of the resource and to the surrounding area. The general compatibility of the design, arrangement, texture,and materials proposed to be used. Other factors, such as aesthetic value, that the Commission finds relevant. 9. Making the Decision Questions to ask Why is the property significant? What information is contained in the study committee report? Is the resource important by itself or as a piece of a larger district? Is it important for its architecture, its history, or both? Does it contribute to the district? 10. Making the Decision Questions to Ask - Significance 11. Making the DecisionContributing vs. Non-Contributing Does this building contribute to a commercial district with buildings constructed from the 1890s through the 1930s? 12. Making the Decision Contributing vs. Non-Contributing Does this still contribute to thedistrict? 13. Making the Decision Questions to Ask What are the key features of the resource? Architectural porches, windows, doors, siding, trim, massing, roof Landscape trees, walkways, gardens Garages and outbuildings Placement in the district 14. Making the Decision Questions to Ask What are the key features of this resource? 15. Making the DecisionQuestions to AskWhat is the character of the proposal? Is it for repairing? Is it for replacing? With a matching or modern material? Is it for an addition? Is it for new construction within a district? Is it for demolition? 16. Making the Decision Questions to Ask Case Study The proposal is for vinyl replacement windows, what are the questions we need to ask about this building? 17. Making the Decision Four options: Certificate of Appropriateness Denial Notice to Proceed Postpone to a date certain 18. Making the Decision Certificate of Appropriateness Does the work meet The Secretary of theInteriors Standards for Rehabilitation andGuidelines for Rehabilitating HistoricBuildings? 19. The Secretary of the Interiors Standards(1) A property shall be used for its historicpurpose or be placed in a new use thatrequires minimal change to the definingcharacteristics of the building and its siteand environment.(1) Every reasonable effort shall be made to provide a compatible use of a property which requires minimal alteration of the structure or site. 20. The Secretary of the Interiors Standards (2) The historic character of a property shall be retainedand preserved. The removal of historic materials oralteration of features and spaces that characterize aproperty shall be avoided. (2) The distinguishing original qualities or character of astructure or site shall not be destroyed. The removal oralteration of any historic material or distinctive features shallbe avoided. 21. The Secretary of the Interiors Standards(3) Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. (3) All buildings shall be recognized as products of theirown time. Alterations that have no historical basis andwhich seek to create an earlier appearance shall bediscouraged. 22. The Secretary of the Interiors Standards(4) Most properties change over time; thosechanges that have acquired historicsignificance in their own right shall beretained and preserved.(4) Changes which may have taken place in the course of time are evidence of the history and development of a building and its environment. These changes may have acquired significance in their own right, and this significance should be recognized and respected. 23. The Secretary of the Interiors Standards (5) Distinctive features, finishes, and construction techniques orexamples of craftsmanship that characterize a historicproperty shall be preserved. (5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building shall be treated with sensitivity. 24. The Secretary of the Interiors Standards (6) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. (6) Deteriorated architectural features shall be repaired ratherthan replaced whenever possible. If replacement is needed, thenew material should match the material being replaced in color,composition, texture, design and other visual qualities. Repair orreplacement of missing features should be based on accurateduplications of features or pictorial evidence rather than onconjectural designs or the availability of different architecturalelements from other sources. 25. The Secretary of the Interiors Standards(7) Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.(7) The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that damage the building materials shall not be undertaken. 26. The Secretary of the Interiors Standards(8) Significant archeological resourcesaffected by a project shall beprotected and preserved. If suchresources must be disturbed,mitigation measures shall beundertaken. (8) Contemporary design for alterations and additions to existing properties will not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material and such design is compatible with the size, scale, color, material and character of the property or neighborhood. 27. The Secretary of the Interiors Standards(9) New additions, exterior alterations, orrelated new construction shall not destroyhistoric materials that characterize theproperty. The new work shall bedifferentiated from the old and shall becompatible with the massing, size, scale,and architectural features to protect thehistoric integrity of the property and itsenvironment.(9) Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. 28. The Secretary of the Interiors Standards (9) New additions, exterior alterations, or related newconstruction shall not destroy historic materials thatcharacterize the property. The new work shall bedifferentiated from the old and shall be compatiblewith the massing, size, scale, and architecturalfeatures to protect the historic integrity of theproperty and its environment. 29. The Secretary of the Interiors Standards (10) New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. 30. Evaluating the application Review application take note of whats important about the resource Assess current condition, is the material original? Is it repairable? What are the qualities of the proposed materials? What do the Secty Interior Stds say? Are there extenuating circumstances? Dont be afraid to say no! 31. Porches Add a metal railing to the steps 32. Siding Want to install vinyl siding 33. Windows Want to install vinyl replacement windows 34. Windows Want to replace these windows 35. Making the Decision Denial The work does not meet The Secretary of the Interiors Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings Issue a denial Applicant can re-apply with new information/changed application; or Appeal to the State Historic Preservation Review Board 36. Making the Decision Notice to Proceed Application does not meet The Secre