Introduction

Preserving historic houses, which are generally considered to be more than fifty years old, benefits both the homeowner and the town by increasing property values while providing residents with a tangible link to the past. Some of the homes still standing in Mont Vernon once housed veterans of the French and Indian Wars, soldiers who fought in the Revolutionary War, sea captains and men who reviewed an early draft of the United States Constitution. Other historic houses were the homes to women who left town to become missionaries in exotic lands or who stayed home, raised children, taught school and founded libraries.

Houses and town buildings are important ties to the past, but other structures, such as the three Victorian-era water towers and numerous large barns, remind us of what life was like back before the days of indoor plumbing and automobiles.

Many of these homes, barns and structures are located within the village historic district, and therefore must have the approval of the historic district commission before being altered externally or demolished. Those structures that are outside of the district are susceptible to being destroyed in a single action. As integral parts of the community's historical and cultural resources, the older structures are non-renewable.

The historic structures contribute to the visual charm of the village while also adding potential monetary value to the town. Historic districts have been shown to increase the value of properties within and surrounding the district. New buildings and renovations to existing buildings should reflect the heritage of the town in order to preserve the historic character and charm of Mont Vernon's Main Street.

Historical Summary

The streetscape along Main Street offers evidence of the changing styles in architecture from colonial residences of the late 18th century to the Victorian modes of the late 19th century to the Arts and Crafts style of the early 20th century. It also offers evidence of Mont Vernon's history of moving buildings throughout the village center. Buildings that have been moved include the Town Hall, parsonage and several residences.

Periods of modifications to simple structures took place in the 1840's and throughout 1870-1890. Cornerblock doorway moldings inspired by the Greek Revival style were added to many of the village homes during the 1840's. Beginning about 1870, homes were enlarged to accommodate the large number of summer visitors inundating the town. Within the next twenty years, almost every house in the village acquired a front porch that encircled the house and was supported by turned or chamfered square posts and decorated with a profusion of brackets and spindles. The grand hotels were built between 1870 and 1890; however, many of them were eventually destroyed by fire.

The mix of architectural elements that characterizes the village buildings today is important evidence of the evolving history of the village and contributes significantly to the village character. The significance of these changes over time should continue to be recognized and respected.

Outside the village center, historic structures are scattered throughout town. Some of the most noteworthy include the c.1760 Old Red House on Harwood Road, the pre-Revolutionary War era Trow Farm on Old Milford Road, several houses on Tater Street, Mason and Old Amherst Roads, as well as the town-owned Lamson Farm on Lamson Road. Cellarholes indicating previous habitation are located in many areas of town, including several on Beech Hill Road and Purgatory Road. Old stonework is located along the mill sluices near Herlihy Swamp and throughout town

Tools for the Preservation and Enhancement of Historic Sites

As the population of Southern New Hampshire continues to grow, many of our farms and open areas are being lost to development. Historic properties are also at risk of being subdivided or destroyed. Zoning regulations may not be enough to protect Mont Vernon's historic resources. The town must seek a broad-based partnership with private citizens to protect our historically and culturally significant sites. The following tools are available to help preserve and enhance historic sites:

The most important step taken toward preserving buildings in the village center was the decision of the townspeople in 1979 to designate a local historic district and appoint commissioners to oversee it. The overlay district includes 87 properties, both buildings and land, in the village. The five-member historic district commission (HDC) has the authority to consider the appropriateness of any proposed construction, exterior changes, or demolition of any structure within the district.

The ordinance enforced by the commission precisely specifies permitted and prohibited actions. In Mont Vernon, the commission usually reviews only actions that require building permits, but it is also authorized by the zoning ordinance to regulate streetscape features, fences, above-ground utility structures, lighting and signs.

Having a local historic district is the most comprehensive preservation tool available to local governments under state law. As stated in New Hampshire RSA 674:45, the purpose of a local historic district is to:

• preserve an area that reflects cultural, social, economic, political, and architectural history
• conserve property values
• foster civic beauty, strengthening the local economy
• promote the use of the district for the education, pleasure, and welfare of community citizens.

The Mont Vernon HDC should aggressively promote the preservation of the historical integrity of the buildings and structures within the district.

To provide consistent recommendations to property owners, the HDC should follow the standards for rehabilitation, renovation and restoration published by the Department of the Interior when making decisions regarding changes to structures, streetscape features and fences in the historic district.

Some changes, such as the building of a new library, may be sensitive issues to community members, and the HDC should be involved in discussions with the property owners/organizing groups prior to the parties' application for building permits.

Preservation through documentation is perhaps the most basic, essential, and non-controversial of preservation strategies. Undertaking a historical resources survey, which is a detailed descriptive and photographic inventory of all buildings and other sites worthy of preservation and rehabilitation has several advantages:

• provides a permanent and complete written and photographic record of the town's architecture
• is a foundation for other preservation tools, such as nominations to the National Register of Historic Places
• encourages a greater appreciation of the existing environment by town citizens
• is necessary as part of the environmental reviews required by projects receiving federal funding
• helps future decision making by establishing a baseline for measuring results of preservation efforts over time
• can be used to determine design requirements if new structures are allowed to be built in the historic district.

The HDC should work with the state preservation officer (who may be able to provide interns/staff members to assist with this project) at the NH Division of Historic Resources to document the buildings within the historic district. A heritage commission, if formed, could be responsible for continuing the inventory on properties outside of the historic district.

To date, Lamson Farm is the only property in town that is listed on the National Register of Historical Places, although many other structures are eligible. The Daland Memorial Library, Town Hall, McCollom building, the contributing structures located in the historic district and numerous private residences not located within the historic district may also meet requirements for listing on the register.

The National Register of Historic Places is the official list of the nation's resources worthy of preservation. It was established by the National Historic Preservation Act of 1966 and is administered by the National Park Service within the Department of the Interior. The Register lists properties of local, state and/or national significance in the areas of American history, architecture, archeology, engineering and culture. Individual structures may be nominated or an area that contains multiple historically-significant structures may be nominated as a National Historic District.

Anyone may prepare a nomination application, although help from a preservation consultant may be needed. Applications, maps and photographs are sent to the NH State Historic Preservation Office for review by the State Review Board. If approved, the nomination forms are sent to Washington, DC for final review, approval and listing.

Being listed on the National Register has the following advantages:

• Recognition of local, state or national significance often stimulates appreciation of local resources and pride of ownership.
• Any federally-funded project that affects the listed property must be reviewed to ensure that the project does not compromise the property.
• The listed property (if privately owned) is eligible for certain federal tax benefits, including a 20% tax credit for the rehabilitation of income-producing buildings and a charitable deduction for the donation of easements.
• The listed property can qualify for federal preservation grants when such funding is available.

To be eligible for listing on the National Register, a property or district mush generally be older than fifty years and possess the "quality of significance" as specified below:

The quality of significance in American history, architecture, archeology, engineering, and culture in districts, sites, buildings, structures and objects that possess integrity of location, design, setting, materials, workmanship, feeling and association, and

In an historic district, each building in the district may not be an outstanding landmark on its own, but the group of structures taken as a whole must convey a strong sense of history and integrity. Structures that have been greatly altered or that do not contribute to the character of the district are noted as "non-contributing." Once nominated, a National Register district must have the approval of a majority of the property owners in the district. Each owner has a single vote, regardless of the number of eligible properties he or she may own and regardless of whether an owned property contributes to the district's historic significance. In the case of a single, privately owned property with one owner, the property cannot be listed as an individual site on the National Register if the owner objects.

Listing on the National Register does not interfere with a property owner's right to alter, manage, dispose of or even demolish the property unless for some reason federal funds are involved. Nor does listing on the register require an owner to open the property to the public. A listing on the register can act as a catalyst to change public perception and improve an area's image. So, it is a psychological first step toward historic awareness, respect and protection.

The town of Mont Vernon should consider pursuing the listing of a National Register district to correspond with the town's local historic district. Many of the buildings contained in the local historic district would also be eligible for National Register listing on an individual basis, but it is generally more cost and time effective to pursue a district nomination.

Listing on the Register does not interfere with the rights of the property owner to alter or even to demolish the property, but it does provide recognition that the structure is worthy of preservation. It also prevents the property from being harmed by any projects involving federal funding.

The HDC should attempt to have the local historic district listed on the National Register and should be available to help other townspeople fill out the necessary (architecturally detailed) applications for having their properties listed.

Most building renovation is done by private individuals or groups, but the integrity of the building may be compromised if techniques or materials are used that are inconsistent or insensitive to the nature of older buildings. As a result, the work may actually damage the building it was intended to preserve.

Information covering topics sensitive to the needs of older buildings is available from the New Hampshire Division of Historical Resources. It is important for the town to make this information readily available to individuals restoring older properties.

"Standards for Rehabilitation," a free booklet published by the Secretary of the Interior, established guidelines for rehabilitating historic structures. The standards include recommendations for building exteriors and interiors, the building site and the district or neighborhood as well as suggestions for meeting health and safety code requirements, improving energy efficiency and constructing new additions to historic buildings.

The HDC should create programs to educate homeowners about the value of preserving the historical integrity of the interior of the houses. Homeowners would be under no obligation to follow or even receive the advice of the HDC, but they should know that help is available if they want it.

The HDC should begin the process of educating owners of historic properties within the historic district (and a Heritage Commission, if established at Town Meeting, could participate in distributing similar information to owners of historic properties outside of the district) by giving them information packets. The packet should include items such as advice on how to find qualified architects, contractors, plumbers, etc. that specialize in historic structures, membership information from the National Trust for Historic Preservation, notes on how to have a property nominated for listing on the National Register, catalog of available books on renovation, names of historic district commissioners and dates of upcoming meetings/hearings.

Eventually, having a newsletter or website forum regarding notes on preservation topics as well as what's going on in the local historic district/town should be considered, along with slide shows, walking tours and seminars for homeowners. ACTION: HDC

The Mont Vernon Historical Society maintains a collection of artifacts, documents, photos and textiles that are located in the society's museum on the second floor of Town Hall. Recently, the society successfully raised funds to restore several valuable textiles and to renovate the museum, which is now a true showplace reflecting the pride that the community takes in preserving the history of the town.

The historical society has published books on the history of the town (1907 and 1957), the burial records for the cemetery and graveyards, a survey of Mont Vernon households, and several books focusing on various other topics relating to the town. Several of these publications are due to be updated:

• Survey of houses

• Town History.

Heritage Commissions

Starting in 1992, heritage commissions became another preservation tool that New Hampshire towns can use. Unlike local historic district commissions, whose responsibilities are limited to a specified area of town, heritage commissions are intended to have a broader, town-wide scope. A heritage commission has the responsibility of advising and assisting other local commissions and boards, including the planning board. While some communities opt to have heritage commissions that are only advisory, others decide to merge one or more local historic district commissions with the heritage commission. For example, a heritage commission in Mont Vernon could incorporate the historic district commission as well as the Lamson Farm Commission, if the commissions so desired.

New Hampshire RSA 674:44-a, RSA 674:45, and RSA 674:46 allow New Hampshire communities to choose their own level of official involvement in historic preservation.

An innovation of the heritage commission legislation is that it allows towns to establish a non-lapsing heritage fund that the heritage commission can spend to acquire property and/or easements in much the same way that a municipal conservation commission might. That is, the heritage commission can spend this money after a public hearing, without going back to the selectmen or town meeting for approval.

A heritage commission fund could be used, for example, to provide matching grants to owners of historic barns or water towers for purposes of renovation. In many towns, donations from activities such as historic home tours, carriage rides, and pledges by other town organizations to donate a percentage of proceeds from admissions prices to their activities are used to raise funds for the heritage commission.

Historic Building Rehabilitation Tax Incentives

The rehabilitation of older buildings, frequently less expensive than new construction, is a cost-effective solution that benefits the tax base while giving new life to older structures. The Economic Recovery Act of 1981 provides attractive incentives in the form of federal investment tax credits for the substantial rehabilitation of income-producing older buildings. The act was passed to support preservation by eliminating tax incentives that encouraged the demolition of historic structures. Tax credits are deducted from taxes owed, not income earned, with an 18 year cost-recovery period. Currently, the tax incentives take the following two forms:

To be eligible for the 20% tax credit, the building must be listed individually on the National Register, specified as a contributing structure in a National Historic District or adheres to the Secretary of the Interior Standards for Rehabilitation, a list of 10 standards to ensure that significant features of the building will not be compromised. Only the 20% tax credit has guidelines for how rehabilitation work must be done. However, owners of properties within historic districts must use the 20% tax credit or obtain certification that their building is not a contributing historic structure. Although it involves increased paperwork and procedures, the 20% tax credit is a larger monetary savings with more advantageous depreciation rules.

Municipally owned structures are not eligible for these tax credits.

Other tax incentives are included in the Appendix.

Barn Preservation

Preserving the historic barns in Mont Vernon helps preserve the rural landscape, which was a high priority among the residents who participated in the 1999 Community Profile.

The National Trust for Historic Preservation established the Barn Again! program to help owners of historic barns find ways to defray the costs of preserving barns at the federal, state and local level.

Barn owners may apply for Federal Investment Tax Credits, of which a 20% rehabilitation tax credit is available for certified rehabilitation of historic buildings (ie, those that follow the Standards for Rehabilitation published by the Dept. of the Interior). To qualify, a building must be used for income-producing purposes, and the rehabilitation costs must be greater than $5,000 or the adjusted cost basis for the building. Contact the NH Historic Preservation Office for more information.

A 10% tax credit is available for buildings built before 1936 that are not on the National Register. For more information, contact the Internal Revenue Service and request Form 3468, "Investment Credit."

More information on how to benefit from tax incentives is available in "A Guide to Tax-Advantaged Rehabilitation," which is available from the Barn Again! address below:

National Trust for Historic Preservation

Barn Again!

910 16th Street, Suite 1100

Denver, CO 80202

(303)623-1504

email: John_Olson@nthp.org

The New Hampshire Preservation Alliance was founded in 1985 to preserve the historic buildings, landscapes and communities within the state. The Historic Barn Grant program was launched in the summer of 2000 by the Preservation Alliance in conjunction with NH's Division of Historical Resources (DHR) to provide matching funds for professional consultations on stabilization or renovation-planning budgeting and re-use strategies. Funds will be awarded based on the significance of the barn, threats to its existence, the owner's plans for the structure, current or prospective uses of the barn, its historic and architectural significance, visibility and community support for its preservation. Applicants may be barn owners or community leaders involved in saving barns that are owned by non-profit municipalities.

Barn grant applications are available from:

The Preservation Alliance

POB 268

Concord, NH 03302-0268

Phone: 603-224-2281

FAX: 603-226-9368

admin@nhpreservation.org

Many states have a "local option" for property tax incentives, which means that a local government must approve the use of the incentive within its jurisdiction. In Mont Vernon, owners of historic barns are penalized for preserving them by having to pay higher property taxes. If legislation at the state level is passed that would lower or eliminate taxes on historic barns at the jurisdiction of the local governing body, then do it. Remove tax incentives that encourage the destruction of barns.

Until local tax incentives for saving barns has been approved, the Town of Mont Vernon should encourage the rehabilitation of barns that are no longer being used for agricultural purposes and are threatened by disrepair. While preserving the exterior features of the barn, owners should not be penalized for altering the interior space, including creating office space for commercial endeavors. Currently, owners are penalized for rehabilitating the structure when taxes are raised to reflect the higher property value. The Board of Selectmen should investigate the feasibility of providing tax incentives, such as freezing tax increases for a specified period of time or until the property is sold to a new owner.

Background

A major concern expressed in the 1999 Mont Vernon Profile is the ability for the town to maintain the rural character of the community and recognize, accentuate, and develop its historical and cultural heritage. Lamson Farm contributes significantly toward the fulfilllment of this agenda.

In the 1985 Lamson Farm Master Plan, there is a capsule summary about the purchase of this resource. In 1976 the Lamson Farm was acquired by the Town of Mont Vernon to be held in trust in perpetuity. The property had been appraised, and the Bureau of Outdoor Recreation provided bulk of the funds in an enabling grant to purchase 318 acres of the woodlands and agricultural lands. The remaining 7.61 acres, farmhouse, barn and other outbuildings were deeded to the Town by Lamson heirs in a separate deed, emphasizing the historic significance of Lamson Farm as a whole, having been owned and operated by one family for over 200 years.

The enabling grant from the federal government was awarded with the intent of preserving open space, providing outdoor recreation opportunities for the community of Mont Vernon, and of developing Lamson Farm as a living museum type of working farm from the early 1900's. The Lamsons, in their gift, stipulated that the preservation, restoration, and use of the land and buildings remain consistent with the property’s historic role in Mont Vernon. The Lamson Farm Commission oversees compliance with the mission. The Commission consists of community members and representatives of town organizations, all appointed by the Selectmen.

Lamson Farm Historical Resources

Lamson Farm is a 318 acre farmstead with an original farmhouse, barn, several outlying farm structures, woodlands, and agricultural land. It was one of the first farms in Mont Vernon, predating the establishment of Mont Vernon itself, and was owned by the Lamson family until 1976. At present, part of the farmhouse has been converted into a historical museum, apple orchards and blueberry fields have been rejuvenated and brought into cultivation, timber lands have been selectively harvested with the advice of the state forester, deferred maintenance has been addressed in the house structure and to some extent the barn. Plans are underway to reconstruct the garage and ice house on their original locations and to build a demonstration blacksmith shop to house and exhibit the recently donated historic collection of blacksmith tools.

Lamson Farm Land Resources

The farm has no gravel or mineral resources. It is generally steeply sloped with gradients in excess of 15 degrees which requires careful engineering of trail development in order to limit erosion. The property includes one of the highest points in Mont Vernon, McCollom Hill, which has great potential for scenic views if several trees were selectively removed. Arable land is currently rented out for agricultural use. Maple sugaring is not being actively pursued at this time although the Lamson Farm Commission is of the opinion that it might be possible to establish such a program in the future.

Lamson Farm Fauna Resources

The farm has been identified as a songbird migration route by the state of New Hampshire. Other large animals present and breeding in the area are bears, fishers, coyotes, fox, moose, and deer. A small animal, amphibian, or insect census has not been conducted. Lamson Farm is intensively used by hunters in the fall hunting season. At present, hunting is limited to the area north of Cross Road.

Lamson Farm Recreation Resources

Lamson Farm Day is eagerly anticipated by the entire Mont Vernon community. On the last Saturday in September, the Lamson Farm Commission, in conjunction with the Mont Vernon Historical Society and the Mont Vernon Recreation Commission, hosts an old-fashioned town picnic on the grounds of Lamson Farm. There are displays pertaining to farming in the past, such as antique machines, black powder shoots, blacksmithing, and the like. There are animals to pet, demonstrations of farm animals in use, and games for children. The museum in the house is open, and there is a chicken barbecue.

Lamson Farm Day is entirely staffed with volunteers. Volunteer burnout can be an issue. The proposed Community Night would be a good vehicle for recruiting new volunteers publicly and recognizing the contribution of current volunteers.

In addition to the hunting previously mentioned, Lamson Farm is extensively used by community residents for hiking, horseback riding, mountain biking, x-county skiing, and group camping (fire permits are required). Family picnics could be more actively encouraged. It would also fit within the scope of the Lamson Farm charter to hold more regional events, such as dog sled racing or orienteering competitions. The issue would be that these activities stay non-commercial in focus and in line with the nature of activities that might have logically taken place within the history of the farm. It is important that the intangible appearance of the farm does not change by virtue of its usage. For example, town ball fields, tennis courts, or a community swimming pool would be inappropriate. Converting the barn into an activity center to be used by groups such as a kids’ camp or an adult art club, would be within the purview of the farm's charter; however, the cow stanchions should be retained for historical reasons and that does not leave much square footage for activity-room development. In the short term, the Lamson Farm Commission does not intend to convert the barn into an activity center as it does not fit within the current scope of the Commission’s agenda, and liability is too great an issue.

Lamson Farm Administrative Issues

The Lamson Farm Master Plan was developed in 1985 and has not been updated since then. As a result, there is no current inventory of acquisitions or structures nor is there a Capital Improvement Plan. The farm does not have any insurance policies separate from the town. Therefore, event insurance must be purchased separately. Furthermore, all staffing is volunteer at this time.

Lamson Farm finances must remain separate from tax generated revenues of the town, according to the charter. Other than the income derived from the rental of the living unit in the farmhouse, revenue comes mostly from bequests and is sporadic in nature. The Commission is a non-profit organizations and does have a 501(c)(3) status, so bequests and donations are tax deductible. The Commission wants to maintain the policy of charging enough money for an event to recoup the costs incurred. Funding is a problem that must be addressed in long-term goals.

Lamson Farm Commission has no formal maintenance plan. Items are repaired as needed. A maintenance plan would be helpful in allocating resources and in keeping costs down, as preventive maintenance is more cost-effective than emergency repairs. For example, the old outhouses need to be replaced.

Long Term Goals

The goal of the Lamson Farm Commission is to provide public recreation at the farm while preserving natural and cultural resources. In this vein, the Commission would like to establish educational and historical interpretation programs. Specifically, they would like to have tours of historic farm buildings, build a demonstration blacksmith shop, expand a farm historical museum, and maintain and mark existing trails. The Commission feels that current trail development is sufficient to meet the recreational needs of Mont Vernon. A paid curator/program development position would facilitate achievement of these objectives.

Lamson Farm Commission needs more funding and more consistent funding of the operation. At present, the Commission has no access to capital improvement funds, and they are not allowed to use tax monies. It should be a goal to establish a capital improvement fund and to fund it with donations, bequests, and possibly revenue producing events (although it is acknowledged that the Commission feels it would be more in keeping with the original intent of Lamson Farm not to charge for activities). Other fund-raising opportunities need to be developed. In this regard, Lamson Farm Commission could benefit from a community-wide endowment program. The proposed Town Heritage Commission could be one vehicle to generate more funds.

The Lamson Farm Commission would like to annex or buy adjacent lands that become available in the future. This land would primarily to serve as a buffer but would also allow expansion of program goals.

To maintain the rural character of the farm, roads should remain unpaved. Snow clearing in the winter should be addressed conservatively and should not utilize road salts. In connection with the road issue, Lamson Road should be designated as a scenic road.

Lamson Farm Summary

In summary, Lamson Farm is an invaluable resource for the community of Mont Vernon. It provides rural character, historical connection, recreational opportunities, active agricultural lands, scenic views, and habitats for wildlife. It is possible to expand the scope of activities centered at the farm while still maintaining and fulfilling the original intent of its charter. Major administrative issues concern revenue, liability, and staffing. With care and nurturing, Lamson Farm will continue to meet the needs of the residents of this town now and in the future.

The Lamson Farm Commission needs to take a proactive stance on any proposed development of adjacent lands.

Summary of Historic Preservation Action Items

1. Reconstruct garage and ice house on their original locations
2. Develop scenic view site on McCollom Hill
3. Develop maple sugaring program
4. Conduct a wildlife habitat survey that includes a mammal, bird, amphibian, and insect census
5. Either develop a larger volunteer pool or hire a paid curator/program developer
6. Investigate developing the barn for organized activities
7. Resolve staffing and insurance issues
8. Investigate the need for a family picnic area, and if one is established, publicize its availability
9. Develop a more consistent funding base for operational and capital improvement programs
10. Develop a maintenance plan
11. Develop an inventory of Lamson Farm assets
12. Replace the outhouses with new ones
13. Identify and acquire adjacent properties as they become available in order to provide a buffer zone
14. Designate Lamson Road as a scenic road
15. An additional buffer zone should be included in any proposed subdivision of adjacent properties.
16. Community non-motorized access to Lamson Farm through any adjacent subdivisions must be incorporated in site plans