The Borough of State College is embarking on a community-focused education and planning process to consider how two of its most heritage-rich neighborhoods, the Holmes-Foster/Highlands, and College Heights Historic Districts, could be preserved for future generations. This presentation was part of the second community workshop that took place on Tuesday, October 3.

1. Community Workshop 2
Community Input/Preliminary Recommendations
October 3, 2017

2. Winter & Company

3. Agenda
• Project overview
• What is historic preservation?
• Components of a local preservation
program
• Input To-Date
• Preliminary Recommendations
• Next Steps
• Discussion/Q&A
• Open House/Individual Activity

4. What’s Being Considered?
A Local Preservation Ordinance WOULD:
• Establish local regulations to
maintain historic character
• Address the district as a whole and
individual historic properties
• Require design review/Certificate of
Appropriateness for certain actions
• Provide resources for homeowners

5. What’s Being Considered?
A Local Preservation Ordinance WOULD
NOT:
• Require any change to an existing property
• Focus on the interior of any property
• Apply to a site/building component not
visible from the street
• Apply to any property outside of a specified
boundary

6. Holmes-Foster/Highlands
Historic District

7. College Heights Historic District

8. Project Background
• Community interest in
preservation
• Community concern
about demolition
• Historic Resources
Commission creates draft
preservation ordinance
(2016)
• Effort now opened to
community for feedback

9. Tentative Project Schedule

10. Community Involvement Opportunities
• Public Meetings (DHRB, Borough Council)
• Workshops/activities
• Community Survey (on-line or hardcopy)
• www.statecollegepa.us/HARB

11. What is Historic Preservation?
• Preservation means using historic
properties
• Preservation means accommodating
change
• Preservation means maintaining key
character-defining features

12. What is a Historic District?
• Collection of properties
determined to
collectively exhibit
historic significance
• Established through a
public process (1994)
• Professionally
surveyed
• State of Pennsylvania
signed off

13. What is a Historic Property?
• One determined to
have historic
significance, using
adopted criteria
– From a specified time
period
– Represents
craftsmanship
– Noted designer
– Etc.

14. What is a Historic Property?
– Contributing
properties
– Non-
contributing
properties

15. Basic Preservation Principles
The following principles apply to historic properties:
Principle 1: Preserve key features
• Those elements that convey significance should be
preserved
Principle 2: Retain integrity
• Retain historic fabric wherever possible
Principle 3: Respect the historic character of a
resource
• Don’t try to change the style or make it look older than
it is

16. Basic Preservation
Principles
Preferred Sequence of
Treatments

17. Basic Preservation Principles
The following principles apply to new construction and
non-contributing properties:
Key Principle: Maintain compatibility with the
fundamental characteristics of the district

18. Why Do We Preserve Historic
Resources?
• Honor heritage
• Economic benefits
• Enhance property values
• Quality of life
• Maintain community
character
• Support sustainability
• Heritage tourism
• Jobs in rehabilitation
industry

19. How do I benefit as a property owner?
• Resources for
stewardship of property
• Security of investment
• Predictability in review
process

20. Effective System Features
• Fair
– Each applicant is treated equally
• Predictable
– The outcome is reasonably anticipated if the
rules are followed
– The decision-making steps are clear
• Efficient
– Resources are used effectively to reach a
decision

21. Historic and
Architectural
Review Board
(HARB)
Borough
Staff
Preservation
Ordinance
District
Surveys
Design
Guidelines
LOCAL
PRESERVATION
SYSTEM
Overarching Preservation Policies

22. STEP 1: Property Owner Desires to Complete
Project within a Historic District
STEP 2: Property Owner Consults with Staff,
Preservation Ordinance and Design Guidelines
STEP 3: Determination of
Whether Project is Reviewable
STEP 5: Review
(Administrative or HARB/Council)
Using Design Guidelines
STEP 4:
Application
Submittal
STEP 6:
Approval/D
enial
Revise/Appeal
(if needed)
Building Permit can be
issued (if needed)
Typical
Process

23. Basic Topics Addressed
– New construction
– Demolition of historic
buildings
– Alterations to historic
properties
– Alterations/additions to
non-contributing
properties

24. In Pennsylvania:
– Borough has freedom to customize a system
– Tailor to neighborhoods and community input
– Find the right fit for State College

25. Community Input To-Date
Survey Results
Highlights:
– Neighborhood
character
– Opposition to
demolition
– Character of new
additions/constructio
n
– Property
maintenance
– Affordability and time
– Family-friendly and

26. Community Input To-Date
Community Workshop #1
Highlights:
– Varied opinions about
preservation
regulations
– Consensus regarding
important
characteristics of the
neighborhoods:
• Location
• Walkability
• Variety of architectural
styles

27. Community Input To-Date
Borough Council/DHRB Study Session
Potential Design Review
Topics:
– Very Strong Support
• New Construction
• Demolition
• Removal of Architectural Details
– Strong Support
• Additions
• Reconstruction of Architectural
Details
• Cornice Changes
• Window Changes/Replacement
• Door Changes/Replacement
• Siding
• Material Replacement
• Fences
• Cleaning with Abrasive Methods
– Low/Moderate Support
• Roof Materials
• Storm Windows
• Shutters Masonry Work
• Lighting
– Very Little Support
• Storm Doors

28. Community Input To-Date
Summary of Input
• Neighborhoods are highly
valued
– Location
– Walkability
– Variety in architectural style
• General consensus about
addressing:
– Demolition
– New Construction
– Additions in Historic Districts
• Diversity of opinions related to
the alterations
• Common questions:
– Hindering ability to do projects
– Affordability
– New steps in the process

29. Preliminary Recommendations
Basic Strategy
1. Focus on high-
level features, not
details
2. For historic
properties, focus
on key features
that can be seen
from the street
3. Provide options
and flexibility for
property owners
in the treatment of
historic properties
4. Focus on compatibility
for new construction
5. Establish an efficient
design review process
6. Discourage demolition
of historic properties

30. Preliminary Recommendations
Topics Under Consideration
• Compatibility
– Additions
– New Construction
– Demolition
• Non-Contributing
Properties
– Treat similarly to
new construction
• Alterations to
Contributing Properties
– Doors
– Windows
– Architectural Details
– Porches/Stoops
– Materials
– Roofs
– Walls
– Abrasive Cleaning
– Fences/Site Walls

31. Preliminary Recommendations
Format of Preliminary Recommendations

32. Preliminary Recommendations
Potential Review Tracks

33. Preliminary Recommendations
Example Recommendation: Doors

34. Preliminary Recommendations
Individual Activity

35. Preliminary Recommendations
Open House
– Review the boards
and
recommendations
– Ask questions
– Talk with your
neighbors

36. Next Steps
With your input:
– Publish overview of
community input
– Tweak preliminary
recommendations
– Revise draft
preservation ordinance
– Present draft to
Borough Council in a
public meeting (Nov. 8)

37. Community Input To-Date
Borough Council/DHRB Study Session
Borough Council/DHRB Meeting (Sep. 13)
Activity 3 Results
Yes ~Yes ~No No Abstain
MISC Cleaning w/ Abrasive 9 1 2
Lighting 6 2 3 1
Fences 8 4
WALLS Masonry Work 6 5 1
Material Replacement 8 3 1
Siding 9 2 1
DOORS Door Changes/Replacement 8 1 3
Storm Doors 4 1 7
WINDOWS Window Changes/Replacement 9 1 2
Storm Windows 6 2 4
Shutters 4 2 5 1
DETAILS Removal of Architectural Details 10 2
Reconstruction of Arch Details 8 4
ROOFS Cornice Changes 8 3 1
Roof Materials 6 2 4
ADDITIONS Additions 9 2 1
DEMO Partial Demolition 11 1
Full Demolition 12
NEW CONST New Construction 11 1

38. Addressing Compatibility
Compatibility recommendations focus on
maintaining the fundamental character of an
overall historic district
3 Primary topics:
• Additions to Existing Buildings
• New Construction
• Demolition

39. Design Guidelines Topics Considered:
Additions to Existing Buildings
Preliminary Strategy
(Contributing
Properties):
• Compatibility with the
historic building
• Compatibility with the
district
• Address:
– Placement and visibility of
addition
– Mass and scale of addition
– Materials and style of
addition

40. Design Guidelines Topics Considered:
Additions to Existing Buildings
Preliminary Strategy (Non-Contributing
Properties):
• Compatibility with the district
• Address:
– Relationship to district as a whole
– Location of addition in relation to street
– Mass and scale
– Rhythm of doors, windows, etc on front wall
– Addition to non-contributing property treated as new
construction
Preliminary Strategy (Accessibility Additions):

41. Design Guidelines Topics Considered:
Additions to Existing Buildings

42. Design Guidelines Topics Considered:
New Construction in Historic District
Preliminary Strategy:
• Reinforce visual characteristics
of historic district
• Convey stylistic trends of today,
while relating to the
characteristics of historic houses
• Address:
– Orientation and placement
– Mass and scale
– Rhythm of doors and windows on front
wall
– Materials similar to those on existing
buildings
– Roof form
• Do Not Address:
– Windows, doors and other architectural
features
– Architectural details

43. Design Guidelines Topics Considered:
New Construction in Historic District

44. Design Guidelines Topics Considered:
Demolition in Historic District
Preliminary Strategy:
• Discourage demolition of
historic structures
• Address:
– Significance
– Integrity
– Key to the context (rhythm)
– Last positive example of a
type of structure
– Part of an ensemble of historic
buildings

45. Design Guidelines Topics Considered:
Demolition in Historic District

46. Alterations to Contributing Properties
Recommendations for alterations to a historic
property focus on preserving, repairing, replacing
and changing individual architectural features that
are highly visible from the street such that the
integrity of a historic property and that of the
district as a whole are maintained.

47. Design Guidelines Topics Considered:
Doors
Preliminary Strategy:
• Maintaining character-
defining features of
original door and original
opening
• Address:
– Preservation of original front
door
– Preservation of original
location and size of door
opening
– Accommodating compatible
new door
• Do Not Address:
– Door attachments such as

48. Design Guidelines Topics Considered:
Doors

49. Design Guidelines Topics Considered:
Windows
Preliminary Strategy:
• Maintaining character-
defining features of
original window and
original opening
• Address:
– Preservation of original
windows
– Preservation of original
location and size of window
opening
• Do Not Address:
– Window attachments such
as storm windows and

50. Design Guidelines Topics Considered:
Windows

51. Design Guidelines Topics Considered:
Architectural Details
Preliminary Strategy:
• Maintaining original
architectural details
• Address:
– Preservation of original
architectural details
– Regular maintenance and
upkeep of architectural
details
• Do Not Address:
– Reconstruction of damaged
architectural details to
match the original detail

52. Design Guidelines Topics Considered:
Architectural Details

53. Design Guidelines Topics Considered:
Porches/Stoops
Preliminary Strategy:
• Preserving original front
porches/stoops
• Preserving side and rear
porches/stoops on
corner lots
• Address:
– Preservation of original porch
or stoop
– Repair of damaged portions of
original porch or stoop
– Replacement of elements that
are not repairable
• Do Not Address:
– Alterations to side or rear
porches
– Regular porch/stoop

54. Design Guidelines Topics Considered:
Porches/Stoops

55. Design Guidelines Topics Considered:
Materials
Preliminary Strategy:
• Maintenance of primary
historic building
materials that are highly
visible
• New materials to match
original materials
• Address:
– Preservation of original
materials
– Repair of
deteriorated/damaged
building materials
– New materials that match
original in composition, scale

56. Design Guidelines Topics Considered:
Materials

57. Design Guidelines Topics Considered:
Roofs
Preliminary Strategy:
• Preserving the original
roof shape, pitch and
eave depth
• Using replacement
materials and patterns
that are historically
appropriate
• Address:
– Preservation of an original
roof form
– Preservation of an original
roof eave and design
– New materials that convey
similar scale and texture to
original materials

58. Design Guidelines Topics Considered:
Roofs

59. Design Guidelines Topics Considered:
Walls
Preliminary Strategy:
• Preserving highly visible
walls with original
materials
• Proper cleaning of
masonry walls and
features
• Replacing original
materials in kind or with
alternative materials with a
similar scale and pattern
• Address:
– Preservation of original wall
materials
– Protection of original materials
– Repair of original wall materials
– Replacement of original

60. Design Guidelines Topics Considered:
Walls

61. Design Guidelines Topics Considered:
Cleaning
Preliminary Strategy:
• Proper cleaning that
extends the lifetime of
original materials and
keeps them in good
condition
• Address:
– Cleaning exterior surfaces
with abrasive cleaning
methods, such as
sandblasting (in ordinance
only)

62. Design Guidelines Topics Considered:
Cleaning

63. Design Guidelines Topics Considered:
Fences/Site Walls
Preliminary Strategy:
• Preservation of historic
fences, site walls and
retaining walls in front
yards
• New fences/site walls
that are compatible with
the primary building and
the district
• Address:
– Preservation of original fences
and site walls
– Design of new fences and site
walls to be compatible with
the style of the historic
structure

64. Design Guidelines Topics Considered:
Fences/Site Walls

65. Alterations to Non-Contributing
Properties
Preliminary Strategy:
• Treat similarly to new
construction
• Focus on compatibility
with the historic
district, including the
following:
– Scale
– Form
– Placement
– Orientation
– Materials

66. Alterations to Non-Contributing
Properties
Preliminary Strategy:
• Treat similarly to new
construction
• Focus on compatibility
with the historic
district, including the
following:
– Scale
– Form
– Placement
– Orientation
– Materials

67. Design Review
• Multiple track
possibilities
– Administrative review
– HARB review
– Council action
Plano, TX

68. Design Guidelines

69. Design
Guidelines
Have a Clear
Format
Fort Mill, SC

70. Design
Guidelines
include
Preservation
Theory and
Best
Practices
Fort Mill, SC

71. Design Guidelines: Example

72. Potential Reviewable Topics
(per draft ordinance by HRC)
• Alterations to existing buildings (exterior)
• Cleaning with abrasive methods
(sandblasting)
• New construction
• Demolition

73. Reviewable
Topics: Cleaning
with Abrasive
Methods
Mobile, AL

74. Reviewable
Topics:
Fences
Mobile, AL

75. Reviewable
Topics:
Walls
Arvada, COFort Mill, SC

76. Reviewable Topics: Materials
Pittsburgh, PA
X
X

77. Reviewable
Topics:
Doors
Mobile, AL
Pittsburgh, PA

78. Reviewable Topics: Windows
Arvada, CO

79. Reviewable
Topics:
Architectural
Details
Mobile, AL

80. Reviewable
Topics:
Roofs
Mobile, AL
Arvada, CO

81. Reviewable Topics: Additions
Arvada, CO

82. Reviewable
Topics:
Demolition
Mobile, AL

83. Reviewable Topics:
New Construction
Mobile, AL
Fort Mill, SC

84. Small Group Activity

85. Thank you!

86. Project Overview and Objectives
• Phase 1: Draft a
preservation ordinance
for Borough Council
consideration
– Engage the community
– Adopt HARB
ordinance?
• Phase 2: Draft design
guidelines
• Phase 3: Document
review/finalization

87. Holmes-Foster/Highlands
Historic District

88. College Heights Historic District

89. Preservation in Context
Comprehensive
Plan
Housing
Transportation
Economy
Land Use
Environmental
Quality
Willamette River
Greenway
Urban
Amenities
Preservation
Plan
Historic
Survey
Preservation
Ordinance
Preservation
Incentives
Design
Guidelines
Design
Review
Special Areas
of Concern
Energy
Public Utilities,
Facilities and
Services
Urbanization/
Annexation
Citizen
Involvement
Natural
Features

90. A Preservation System’s Components
• Preservation Policies: in adopted plans
(Neighborhood Plan, West End Plan,
Centre Region Plan)
• Ordinance: provides protections and
incentives
• Surveys: identify historic resources
• Design Guidelines: help direct
appropriate work/aid in design review
• Operating Procedures: details of
applications, etc.

91. Draft Ordinance Components
1. Purposes
2. Definitions
3. Delineation of Historic Districts
4. Creation and Membership of the HARB
5. Design Guidelines
6. Review Procedures
7. Economic Hardship
8. Demolition by Neglect
9. Violation

92. Pennsylvania Study on Economic
Benefits

93. Design
Guidelines
include
Architectural
Styles
Mobile, AL

94. Design Guidelines: Topics
Georgetown, TX

95. Reviewable Topics
• List of topics
included in
ordinance
• List is organized
into categories
• Typically indicates
that the board will
use the
Secretary’s
Standards and its
own adopted
design guidelines
to interpret the
criteria

96. Reviewable
Topics:
Lighting
Mobile, ALArvada, CO

97. Historic Preservation in State College
National
Register
Historic District
• Listed by the
National Parks
Service
• Imposes
requirements if
a federal
project would
impact a
district
Local Historic
District
• Listed by the local
jurisdiction
• Local regulation
to maintain
character
• Design review
process for
certain actions

98. Preservation in Context
Neighborhood Plan (Holmes-Foster)

99. Preservation in Context
Neighborhood Plan (Highlands)

100. Preservation in Context
West End Plan

101. Preservation in Context
Neighborhood Plan (College Heights)

102. Location of Key Features
Mobile, AL