A few weeks ago an article was posted to the Preservation Professionals group on Facebook. You can read the article here: https://www.rewire.org/how-discussions-of-neighborhood-character-reinforce-structural-racism/. The article is an interesting discussion of how redevelopment can impact the the neighborhood qualities and characteristics especially in relation to affordable housing. The example used in the article is from St. Paul, Minnesota and the proposed development of a Ford Motor Company Assembly Plant (closed for over a decade). A developer purchased the site and proposed an adaptive reuse with 3,800 housing units of those 20% would be affordable housing. Based on these facts (as I know them) I do not think this is inconsistent with the neighborhood, it is preserving the buildings, and affordable housing is a problem in America that needs a solution. There are studies that mixed income neighborhoods are mutually beneficial (https://www.useful-community-development.org/mixed-income-housing.html). The neighbors lived near an operating auto manufacturer for many years and it do not have a negative impact on the property values and I would assume housing would be less disruptive than manufacturing to the surrounding area.
Locally there is a proposed redevelopment of a former hospital site in North West Lancaster (near Franklin and Marshall College). Reading the numbers of units the developer is proposing (a total of 245 units projected on the low end. With 120 as low-and-moderate income units) will significantly alter this neighborhood. I understand that the developer needs have a certain number of units to make the financials work for the project. Here’s a link to the article from LancasterOnline:
I agree that redeveloping the existing building is positive for the community. The proposed number of units is concerning to me from a streetscape standpoint. They are proposing, “Building 25 to 30 row homes for sale along West End Avenue between West Walnut Street and Marietta Avenue, restoring how the block looked before it became hospital parking.” I am sure there were never 25 to 30 row houses in one city block. There are traditional row houses in this neighborhood (along with larger single family homes – it was part of the first push to the suburbs from Lancaster City). The Sanborn Map below shows the neighborhood with the original hospital building (replaced in the 1960’s):
Squeezing 25 to 30 row house on to a single block will change the look of the neighborhood. The Secretary of Interior Standard #9 states, “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.” Any proposed new construction should be required to meet these standards.
There is not a one size fits all answer to development and preservation. I remind people that zoning and development decisions are made at the local level. If you want to help shape the development, demolition permission process, or the historic preservation protections you must get involved locally.
A façade. What is it? Most of us know that its most basic definition is “face.” In the case of architecture, this refers to the exterior side of the building, usually the front. Façades on buildings are often the first defining features we see. As times change, so do architectural design styles, and this is reflected in façades on old and new buildings. Façades can provide varying amounts of information about the building’s past and current functioning, or they can simply be really nice to look at. Regardless, they are often the one aspect of architecture that almost anyone has access to simply by being in front of us. Read on to learn why historical façades are more than aesthetics.
Exterior shot of the Kosciuszko House, from our archives.
IMPORTANCE OF FACADES
You may be thinking to yourself: Why is a façade important? Isn’t it just for aesthetic-purposes? The answer is: Yes, it is partially focused on aesthetics. And one person’s visually-pleasing cup-of-tea is not someone else’s, so not every façade is attractive to every eye. However, a façade serves many more purposes and provides many other benefits than simply fulfilling an aesthetic goal.
- Historical Streetscape and Cultural Landscape. The front façade of your home is an important focal point not only for curb appeal, but for the entire community. The rhythm of the entire streetscape is set by the street-facing façade. A well-preserved façade helps to maintain the historic fabric and cultural landscape of the building and the area around it, further contributing to the identity of its environment and community. The National Trust for Historic Preservation and Mainstreet America provide further information on the impetus to save and preserve façades in keeping with these community and cultural concepts.
- Visual Historical Records. Even things that were considered merely decorative at the time of their construction may currently serve a function as a visual replacement for a historic plaque, by virtue of their historically-defining characteristics. Essentially, period-appropriate façades that are preserved are visual clues to the time period of the building, enabling us to visually “read” some aspects of a building’s history. We can discern the time period of the building based on the style, as well as time periods of later additions. Style also indicates the socioeconomic status of the builder/original owner.
- Form and Function. A preserved or period-appropriate façade also may include functional aspects. Although the nature of design has clearly evolved, we know that form and function often go hand-in-hand in older buildings and this often rings true even on a façade. The ingenious marriage of form and function in their designs often lend to the “charm” that modern people associate with them, and that is typically missing from newer buildings. For instance, historical shutters most-definitely served a function as much as they added to the decoration of a home. Their functions included protecting occupants from prying eyes or intrusion, weather protection, as well as UV protection of items inside the home, including wooden furniture. They might also provide a breeze to come through without having the window gaping open, and in some cases were substitutes for glass windows. Porches also served dual functions, providing a grand decorative entrance to the home, while also allowing for outdoor socialization (as well as alternative sleeping accommodations in the case of sleeping porches). Other façade design elements can also be functional in many ways.
ISSUES AND CONTROVERSIES
Contractors, building owners, city planning committees, and the public do not always agree on how façades or their buildings should be built, preserved, or maintained, leading to a variety of outcomes and controversies.
- Façade lost or destroyed. In some cases, an old home or building’s façade is modified, rendering it unrecognizable from its original configuration, and important historical elements are forgotten or lost. Some of the aspects most-threatened by these facelifts include original windows and doors, due to homeowners’ concerns about energy efficiency, cost, and maintenance, and the highly-advertised “maintenance-free” trap.
- Façade preserved but interior lost or destroyed. In other cases and as is more common, the façade is preserved while the interior is not. The Secretary of the Interiors’ guidelines for Historic Preservation focuses on the preservation of exterior features (the façade) by allowing historic commissions/HARB districts to regulate changes to buildings within the designated districts to what is visible from the public street (“streetscape” is the term that is used). The interior is not regulated even in historic districts – leading to gutting of interiors while the exteriors are preserved. I think this is because the historic preservation policy is based off of community preservation (“rhythms and patterns” is the term that is used) balanced with property owners’ rights – which is still a tension in regulated neighborhoods. Easements are the only preservation tool that can preserve the interior (if stipulated in the agreement). We will discuss more of this in an upcoming blog post on interiors.
- Façadism. This term refers to an even more extreme example than the one above. Simply put, façadism is when the façade is preserved but the building behind is completely lost or destroyed, and replaced by a completely new building. This is often seen in the case of adaptive reuse. This obviously is a controversial topic in the field of preservation, and some believe it should not be associated with true historic preservation. Locally here in Lancaster, the preservation victory of preserving the Watt and Shand Department Store façade in downtown Lancaster for the Marriott Hotel and Convention Center has been controversial, but I’d rather see the façade preserved than lost.
- Façade and interior restored or preserved. In some cases, façades and interiors are beautifully restored and saved. See this post on an example of one of our complete exterior and interior restorations from several years ago. Another unique local example is also part of the Marriott complex. The Montgomery house’s exterior was preserved as the convention center was built around and incorporated the home into it, and the interior of the house was renovated to meet modern needs, making this a more thorough example of restoration incorporated into adaptive reuse.
FAÇADE PRESERVATION TIPS
There are several things you can do to preserve or restore your historical façade, and we’ve included a breakdown of each of the most common elements of your home’s façade, as well as comprehensive information on overall maintenance and aesthetic/architectural style elements.
- Entrances (porches and doors). The entrance to a home is one of the most attention-grabbing aspects of a façade. Visit our previous post on porches and doors for more information on restoring or updating your entrance. You can also visit our porch archives.
- Windows and Shutters. Windows are another key component of a façade, and we’ve discussed many times the importance of maintenance or restoration of old windows vs. falling for the “maintenance-free” new window trap that is heavily touted by modern manufacturing companies and many contractors. Visit the National Park Service’s (NPS) site on windows, and NPS’s National Center for Preservation Technology and Training’s website on windows, and our window archives for more information on approaching your historical windows.
- Siding and Paint. Siding can be just as vulnerable as windows are to replacement with inappropriate modern materials. Paint poses its own challenges in terms of safety (lead in old paint) but also benefits of historically-accurate (minus the lead) paints and paint colors. Visit NPS’s briefs on exterior paint issues and substitute materials, as well as our articles on siding and painting your historical home
- Roofs and Chimneys. Roofs and chimneys can be essential elements of a home’s design and are distinctively different across architectural styles. Visit the NPS’s preservation briefs on roofing and mortar, as well as The Trust for Architectural Easement’s piece on historic masonry chimneys. The Wisconsin Historical Society also has a piece on Preserving Original Roof Features of your Historic Building.
- Gutters. Although these utilitarian features are often overlooked when one thinks of more common aesthetic and functional features of a building’s façade, they are no less essential. The Trust for Architectural Easements discusses preservation of gutters and downspouts, and we’ve discussed gutters in our archives.
- Additions. Additions to homes, especially ones visible from the front of the home, are another important thing to consider when attempting to preserve most historical aspects of a façade. Visit NPS’s brief on exterior additions and Sheldon Richard Kostelecky’s article regarding sympathetic additions.
- Architectural character. Character is a major aspect of streetscapes and the cultural landscape, as well as period-appropriate architectural design style. Visit NPS’s brief on architectural character and our archives on architectural design.
- Overall maintenance. Visit our maintenance archives, including many recent and up-to-date articles on maintaining your home’s exterior.
There’s more to a façade than meets the eye. If you would like help preserving or restoring your home’s façade beyond the resources presented throughout this article, feel free to contact us to discuss your options.