The Shilling Building

511 E. 4th Street , Tonganoxie, Kansas

Historic Structure Report & Treatment Recommendations

Matt Buchanan & Toby Moody UBPL 760: Historic Preservation Planning

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Table of Contents
Introduction..3 Historical Context..4 Property History..7 Historical Significance Evaluation..9 Architectural Significance and Existing Condition Evaluation..10 Treatment Recommendations..15 Conclusion..19 Bibliography..20

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Introduction The Shilling Electric Company in Tonganoxie, Kansas, occupies the historic commercial building at 511 E. 4th Street in Tonganoxies historic downtown. Because Shilling Electric is the longest and most identifiable tenant in the buildings history, we have named the structure the Shilling Building for convenience in this historic structure report. The purpose of this document is to outline the buildings history in context and evaluate its architectural features. This assessment will lead to a series of recommendations aimed at preserving the building and its architectural integrity by preserving or restoring its most character-defining features and enhancing the buildings use into the future by considering rehabilitation possibilities for more deteriorated or underutilized portions of the building. The most important recommendations include replacing the roof and repairing water damage, preserving and restoring the storefront, and then exploring options to increase accessibility and create a profitable use for the second story.

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Figure 1: Downtown Tonganoxie in 1907.

Source: Northeast Kansas Memory Basket Tonganoxie.

Historic Context The early development of Tonganoxie during the late 19th and early 20th centuries was not unlike that of other emerging settlements of the time. According to a Kansas State Historical Society context statement, town development in Kansas during this time exhibited several common similarities. For instance, most were first developed due to their proximity to river or rail transportation networks. These towns were initially comprised of quickly constructed structures made from native materials. Once a settlement attracted some regional prominence, more substantial buildings were erected using prefabricated materials shipped from manufacturing centers in Ohio and elsewhere (Historic Preservation Department, 1987). This pattern is consistent with Tonganoxies early development. The Union Pacific Railroad led to the founding of Tonge-Noxie in 1866 by Magdalena Bury. The first structures were constructed of clapboard or rough native lumber (City of Tonganoxie, 2013). By the 1880s and 1890s, the City had established itself as a prominent location between the regional hubs of Leavenworth and Lawrence. As such, Tonganoxie experienced a major building boom, which included the construction of what is now known as the Shilling Building (Lenahan, 1981).

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Figure 2: Tonganoxie in 1867buildings primarily made from clapboard and nativelumber.

Source: John Cass Lenahan, Sr.s Yesteryears (1987).

Figure 3: Tonganoxie in 1919more substantial structures built during the building boom between 1890-1910.
Source: John Cass Lenahan, (2008).

Most emerging small Kansas towns during this period had at least one grocery store, bank, saloon, bakery, confectionary, drug store, agricultural implement dealer, and a combined furniture store and mortuary (Historic Preservation Department, 1987). A 1913 Sanborn Fire Insurance Map of downtown Tonganoxie reveals the community had all of these types of establishments, as well as a cigar factory, boarding house, jeweler, photography studio, and even an auto shop (Kansas Sanborn Fire Insurance Maps, 1913). The Shilling Building itself is believed to have served a variety of functions during its existence, which was common among small Kansas towns taking shape around the turn of the 20th century.

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Figure 4: Sanborn Map of Tonganoxie in 1913

Source: Kenneth Spencer Research Library, University of Kansas.

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Figure 5: North side of the 500 block of East 4th Street in 1919. The property known today as Shilling Electric is furthest to the right.

Property History

Source: Northeast Kansas Memory Basket: Tonganoxie.

The Shilling Building was constructed by W.C. Phenicie of Reno, Kansas in 1890. Phenicie was a highly respected farmer and stock-raiser in the Reno and Tonganoxie areas (Shilling, 2013). Phenicie had previously served in the 29th Indiana Volunteer Infantry during the Civil War before moving to Kansas (Cutler, 1883). Phenicie was a major landowner who constructed and leased several properties in and around Tonganoxie (Shilling, 2013). He also served as the Vice President of the Tonganoxie State Bank in 1918 (Kansas Department of Banking, 1918). It is unknown what the Shilling Building was initially built and used for in 1890, but some locals claim that it was used as a mortuary and furniture store from 1900 until 1921 (Quisenberry Funeral Home, 2011). The Shillings support this belief; however, Sanborn Fire Insurance Maps indicate that the property had been used for hardware and agricultural implement sales during part of this time (1913).

Buchanan & Moody, 8 The words Ecker Hardware are scribbled in pencil on an interior second story wall, which helps corroborate the claim. It is certain, however, that the structure had always been used for commercial purposes, and the second story had always been used for storage (Shilling, 2013). Sometime after being used as a mortuary, the Shilling Building was owned by the Jahns brothers, who operated a grocery store (Shilling, 2013). In 1946, Roger Shillings father leased the property from the Jahns and opened his electrical parts store. Shilling purchased the building in 1948, and the business has continued to operate to this day. Shilling Electric is currently owned and operated by Roger Shilling and his wife Phyllis.

Figure 6: Shilling Electric sometime between 1946 and 1960.

Source: Northeast Kansas Memory Basket: Tonganoxie.

Figure 7: Shilling Electric in November, 2013

Source: Matt Buchanan (November 2013).

Buchanan & Moody, 9 Historical Significance Evaluation The argument for the Shilling Buildings historical significance is based on Criterion A of the National Registers Criteria for Evaluation. According to the National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, Criterion A includes properties intimately associated with historic events or trends. This applies to structures that were integral in the early settlement and emergence of historic communities (National Register Bulletin #15, 1990). The Shilling building embodies the function of commerce; its history is tied to the downtown commercial activity and development of Tonganoxie and the Reno Township in the late 19th to early 20th centuries. The commercial development of the area is significant to the broad patterns of local and regional history. The scale, form, and use of the early commercial buildings in a blossoming town influenced the settlement patterns of the area and represents the towns growth as the commercial focus of the surrounding agricultural area (National Register Bulletin #15, 1990). The Shilling Building was constructed by Mr. Phenicie, a prominent figure in local real estate and commercial development, and its historic commercial uses firmly situate the building in the local commercial development. The small central business district that grew in Tonganoxie in the late 19th century is indicative of the overall pattern of small-town development in the Midwest. Rail transport enabled rural communities to move and purchase goods and begin to develop permanent downtowns in a characteristic pattern of development. Communities that continued to thrive as small economic centers within an agricultural area relied on the towns ability to provide essential services and construct an inviting and vibrant business district (Historic Preservation Department, 1987). The Shilling Building, dating to 1890, is illustrative of distinct small-town business districts essential to the resilience and viability of a local business district.

Buchanan & Moody, 10 Architectural Significance and Existing Condition Evaluation According to National Register Bulletin 15, A property that is significant for its historic association (Criterion A) is eligible [for listing on the National Register] if it retains the essential physical features that made up its character or appearance during the period of its association with the important event, historical pattern, or person (National Register Bulletin #15, 1990). The Schilling Building retains fair to good architectural integrity. The building has received minimal alterations in its history, which has resulted both in a high degree of original materials being retained and some deterioration. This section will examine the buildings characteristics, discuss the modifications that have been made to the building, and evaluate exterior and interior deterioration in order to make better informed recommendations for treatment in the subsequent section. The Shilling Building is a typical late 19th century downtown commercial block structure. It is rectangular in shape and exhibits 30x100 dimensions, two stories, and a flat roof. Because it sits on a zero-lot line, it directly abuts the sidewalk and two other commercial buildings. The interior has been arranged for traditional retail use. The first floor interior consists of a very large, open retail space that occupies the front 3/4ths of the building. The remainder of the first floor is sectioned off and has historically been used for retail storage, as well as access to the second story. The upstairs is entirely open, and has always been used for additional storage (Shilling, 2013).

Figure 8: Open retail space on the first floor of the Shilling Building
Source: Matt Buchanan (November 2013).

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Figures 9, 10: Open storage space on the second floor.

Source: Matt Buchanan (November 2013).

As a traditional commercial block-styled structure, the Shilling Building exhibits a classic storefront faade. This includes display windows, cast-iron posts, and a recessed entrance that help create clear vertical divisions from the second story. The street-facing faade is covered in original red brick. The upper floor includes smaller windows and plainer decoration and is capped by a modestly decorated red brick cornice. Although unnoticeable from the outside, all exterior walls are made of local stone. All the structural materials are reported to be original and appear to be fair to good condition (Shilling, 2013). The significant decorative features remain intact. The brick cornice is original and in reparable condition. The cast-iron posts (figures 13, 14) that frame the shop entrance are original and intact as well. They are in fair condition, but with the proper treatment could be better preserved. The first-story storefront windows are also original. The wood show signs of wear, but may be repaired.

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Figure 11: Second story faade windows and cornice

Source: Matt Buchanan (November 2013).

Figure 12: Original second story windows

Source: Matt Buchanan (November 2013).

Figures 13, 14: Original cast-iron posts were manufactured by Riverside Iron Works of Kansas City.
Source: Matt Buchanan (November 2013).

Buchanan & Moody, 13 Other, less significant features have less integrity. The second-story windows were replaced in the last 30 years, but the owner has kept the original windows (Figure 12), and there is a possibility that they could be repaired and reused. Doors throughout the building appear to be intact and original and show varying degrees of deterioration. The front door in the storefront is the most significant and characterdefining, and thus should receive the most attention. The building once featured a chimney, but the owner recently had it demolished due to considerable structural damage. Two character-defining interior features are original to the buildings construction but show considerable dilapidation. The original wood staircase (Figure 14) shows considerable rotting and is most likely beyond repair. The original 1890 elevator (Figure 15) is preserved but has been inoperable for many years. The owners believe it had been frequently used when the building served as a furniture store and mortuary, and more recently when the property served as a grocery store. The elevator has never been upgraded, and because the second story has been underutilized since becoming an electric store, the owner has opted not to repair the elevator to date (Shilling, 2013). Keeping the elevator intact will provide future generations with insight into how the building had been historically used.
Figure 14: Damaged original staircase Figure 15: Inoperable original elevator gears
Source: Matt Buchanan (November 2013).

Buchanan & Moody, 14 The building has received very few alterations in its lifespan. The first story store looks much as it did in 1890; the main alteration was the addition of pegboard to the walls in the 1990s (Shilling, 2013). This is a superficial and reversible change and thus does not compromise the buildings integrity in any meaningful way. The owner constructed a garage that abuts the backside of the building sometime in the 1960s-70s. The metal structure is painted to resemble the tan color of the buildings stone walls. The garage is not structurally integrated with the building and could be removed without threatening the historic structure.

Figure 16: Garage extension on rear (north side) of the property

Source: Matt Buchanan (November 2013).

Buchanan & Moody, 15 Treatment Recommendations Given the current state of the building, this historic structures report recommends that certain features be restored, some preserved, and some rehabilitated. Restoration means to replace historic materials that are deteriorated beyond repair with the same type of materials that are differentiated so as to be identifiable as new, but that resemble the historical material sufficiently to integrate cohesively with the existing historic material. This is useful treatment, for example, on wooden windows that have major water damage to some, but not all, of the wooden elements. Restoration will be part of the recommendation for treating the storefront. Preservation means to leave the historic materials. It is suitable for materials that are in good condition and can provide continued use with minimal work, which typically includes cleaning. Preservation is the preferred option for the most significant character-defining features. Because the Shilling Building has seen little alteration, preservation is the appropriate treatment for elements that have not experienced significant deterioration or water damage. Rehabilitation is the treatment that allows the greatest freedom in altering an historic building. The character-defining features must be preserved or restored, but there is considerable latitude to alter the use, appearance, or configuration of the space as a whole. The goal of rehabilitation is to provide attractive, modern uses that enhance the economic viability of the building. Rehabilitating the second story of the Shilling Building in order to create additional revenue is an important option to explore. The biggest threat to the buildings continued use is the roof; leaks and deterioration indicate that the roof should be entirely replaced. Continued water permeation could cause further damage in the second story of the building. Therefore, the first and most critical recommendation of this report is to repair the roof. Without a sound roof, the rest of the building faces a substantial threat to its integrity.

Buchanan & Moody, 16 Because the roof leaks have not been addressed, the wood floors throughout the building display varying degrees of water damage. The wood floor of the upper story shows considerable deterioration, primarily due to the roof leaks, and is unsafe in places. The first-story floor appears in better condition. The second-story floor, because it is less significant to the overall integrity of the building and in worse condition, should be replaced entirely. The first-story floor is more significant to the buildings character and is in better overall condition. Therefore restoration should be a priority where damage is severe. The historic storefront, the most significant exterior element of the building, appears fully intact and in fair to good condition. It is a strong candidate for preservation and restoration. The masonry elements of the storefront appear to be in good condition. Cleaning masonry is often caustic and introduces further damage, and because the Shilling Buildings masonry appears in good condition, no cleaning beyond water and mild detergent is recommended (Preservation Brief #11, 2000). The windows are relatively simple and, again, appear in good condition. No water damage is evident, and so routine maintenance is all that is likely needed. Removal of the paint and inspection of the stool, sill, and casing for any wood rot is the first step. If the wood appears in good condition after inspection, weatherstripping and repainting are the final steps (Preservation Brief #9, 2000). The cast iron posts appear to be in need of cleaning and repainting. It is not evident how many layers of paint are present on the posts, but hand-scraping and wire-brushing are economic and effective ways to remove paint. Any rust that is present must be removed before repainting. This may be accomplished by wire-brushing or, if necessary, low-pressure grit-blasting (Preservation Brief #11, 2000). After cleaning, screws and bolts should be caulked to protect against water damage, and the cast iron may then be repainted. Accessibility is one major challenge that the building faces. Safe and easy access to the second story must be provided before any second story use can be considered. The historic wooden staircase is heavily damaged and must be replaced. Furthermore, modern legislation and accessibility requirements

Buchanan & Moody, 17 make equal access for disabled persons a civil right, a notion that was not even a consideration at the time of the buildings construction (Preservation Brief #32, 2000). Access to the first story would only require a minor modification to the small step in front of the main entrance, but providing access to the second story to provide additional uses is a challenge and expense. Because the stairs must be replaced, however, there is opportunity to address accessibility. One option would be to create parking and a rear entrance by removing the garage structure. Because the current stairs are located in the rear of the building, a back entrance would provide equal and logical access to upstairs access if the upper story ever takes on a commercial use. Installing a new elevator along with the new staircase would maximize access for all users and increase the attractiveness of second-story uses. If the second story were to become rental space, the rear entrance would provide a private entrance for those tenants without requiring modification to the historic commercial space in the front portion of the first story. Making the historic elevator serviceable seems an unlikely option. The expense of repair would likely exceed the cost of adding a second elevator in the rear, and its location in the main commercial space would require awkward reconfiguration to provide private or separate access for second-floor tenants. Improving the appearance of the existing elevator and keeping it as-is, as a showpiece of the historic buildings function, is a more realistic option. Rehabilitating the second story, although not an immediate priority for the owners, should be considered in advance of any repairs. Creating usable, rentable spaces on the upper floor would strengthen the buildings economic future. Second-story apartments are a typical solution and deserve consideration, but do not appear viable at this point in Tonganoxie. The communitys residential development is expanding on the periphery of town, and there is not likely to be a market for downtown apartments in the foreseeable future.

Buchanan & Moody, 18 Partitioning the space to create private offices and studios seems a more practical option. A rear entrance to the building could lead to a corridor with spaces for legal or professional offices or services like a massage or physical therapy studio. Service and technology-based professions are increasing, and space for health-care oriented professionals could provide substantial rental income for the property owner without the need for permanent alterations to the second story. Considering the buildings future in the landscape of the communitys changing needs is vital to its preservation and continued use (Brand, Chapter 11, 1994). The first story displays the greater degree of historical significance and thus should received less modification, but scenario planning for potential demands in the community and how the second story can change to meet those demands must be a first step in preparing for improvements and repairs (Brand, Chapter 11, 1994). Although a second-story tenant does not seem a real possibility today, its certainly could be in a decade. If Tonganoxies downtown becomes a historic district, for example, grant money and other investments would be an avenue for revitalizing the downtown landscape. Replacing the roof is an immediately necessity. The owners can, however, plan and budget further repairs with an eye toward incrementally creating a rehabilitated second floor that maintains the buildings character and maximizes it economic viability.

Buchanan & Moody, 19 Conclusion The Shilling Building is a significant contributor to Tonganoxies historic downtown and has a rich history in its own right. The owners have kept the most important features intact, but a minimum set of repairs is badly needed to ensure the buildings use and integrity into the future. The first and foremost priority is to replace the roof and address all water-damage created by leakage. Other, less costly repairs will preserve and protect the most character-defining features. There is potential to create an attractive and vibrant downtown in Tonganoxie, but the economic conditions and development patterns at present are not conducive to making significant investments in the building. Nonetheless maximizing the usable space in the building is vital for its preservation, and the suggestions in the previous section provide ideas for future rehabilitation. Tonganoxies downtown is a potential historic district. Creating public awareness of both economic and social benefits of designating the area is paramount to a successful preservation effort. Relatively simple measures like restoring downtown storefronts could generate additional traffic and activity in the downtown that would make rehabilitation of second stories for commercial or even residential use a more viable possibility in Tonganoxies future. The Shilling Building is one of many in Tonganoxies downtown that is prime for additional use if and when the community makes protecting its historic resources a priority.

Buchanan & Moody, 20 Bibliography 1. Brand, Stewart. (1994). How Buildings Learn: What happens after theyre built. Penguin Books. New York. 2. City of Tonganoxie. (2013). History of Tonganoxie. < http://www.tonganoxie.org/visitors/history-oftonganoxie>. 3. Cutler, William G. (1883). History of the State of Kansas. A.T. Andreas. Chicago. 4. Historic Preservation Department. (1 May 1987). Kansas Preservation Plan: Study Unit on the Period of Exploration and Settlement. Kansas State Historical Society. <http://www.kshs.org/preserve/pdfs/studyunit1_1820_1880s.pdf>. 5. Quisenberry Funeral Home. (2011). <www.quisenberryfh.com>. 6. Kansas Department of Banking. (1 September 1918). Biennial Report of the Bank Commissioner of the State of Kansas, Volume 14. 7. Lenahan, John Cass, Sr. (1981). Yesteryears : a pictorial history of the Tonganoxie community. Self Published. 8. National Parks Service. (1990). National Register Bulletin # 15, How to Apply the National Register Criteria for Evaluation. 9. National Parks Service. (2000). Preservation Brief, No. 1, Cleaning and Water-Repellent Treatments for Historic Masonry Buildings. 10. Ibidem. (2000). Preservation Brief, No. 2, Repointing Mortar Joints in Historic Masonry Buildings. 11. Ibidem. (1990). National Register Bulletin, Vol. 4, Roofing for Historic Buildings. 12. Ibidem. (2000). Preservation Brief, No. 9, The Repair of Historic Wooden Windows. 13. Ibidem. (2000). Preservation Brief, No. 11, Rehabilitating Historic Storefronts. 14. Ibidem. (2000). Preservation Brief, No. 18, Rehabilitating Interiors in Historic Buildings. 15. Ibidem. (2000). Preservation Brief, No. 32, Making Historic Properties Accessible. 16. Ibidem. (2000). Preservation Brief, No. 44, The Use of Awnings on Historic Buildings. 17. Northeast Kansas Memory Basket: Tonganoxie. Tonganoxie Street Views. 18. Shilling, Roger and Phyllis. (18 November 2013). Personal Interview. 19. Tonganoxie, Kansas [map]. (1913). Scale not given. "Kansas Sanborn Fire Insurance Maps". Kenneth Spencer Research Library.