Final Flashcards
The methods and materials used to protect and
conserve historic buildings.
Preservation Technology
Four key steps of preservation technology
- Identification
- Condition Assessment
- Evaluating Treatment Options
- Recommendation
Preservation Technology is a
multi-disciplinary approach
- Architects
- Engineers
- Archeologists
- Conservators
- Preservationists
- Contractors
- Tradesmen
- Historians
Four Approaches (4 R’s)
- Preservation
- Rehabilitation
(Adaptive
Reuse) - Restoration
- Reconstruction
The maintenance of a property without
significant alteration to its current condition
Preservation
The most flexible intervention strategy.
Generally, the changes are most radical
on the interior.
Rehabilitation (aka adaptive reuse)
Taking a place back to a particular
moment in time.
A careful decision is needed because this
approach does not allow for the natural
evolution of the building.
Should not be based on guesses (think:
Viollet-le-Duc), only evidence.
Restoration
Replicating the appearance of a specific
time in a contextual setting.
Most appropriate when a historic structure
needs to be physically in place at a larger
historic site to provide context for
interpretation.
Reconstruction
Applies careful scientific analysis to the
process of understanding the details of
specific problems and justifying
appropriate solutions.
Example: Evaluation of historic colors.
Conservation
- Interview current and former owners.
- Ask for old photographs, news clippings,
plans. - Library and historical society archives
- Old newspapers (Newspapers.com)
- Old city Directories
- Census Data (Ancestry.com)
- Deeds/Titles (Hamilton County Register of
Deeds) - Building permits
- Research publications (in or out of print)
Literature/Resource
Search
- Architectural changes/discontinuities
- Blocked-in doors and windows
- Breaks in moldings
- Ghost outlines of former additions
(exterior) - Ghost outlines of removed walls/rails
(interior) - Odd window sizes/infill
- Old door hinge/jamb locations
how to read a building
- Mental and written notes on key
elements. - Assess the structural condition.
- Modifications or additions?
- Sketch facades and floor plans.
- Measure overall footprint.
- Take photographs.
- Survey interior room conditions.
- Inventory structural and mechanical systems
the investigation process
identifying the physical remains of past human
activities (prehistory and history)
the role of archeology
The National Preservation Act of 1966 mandated
that no new construction project on public land
or involving public funds could proceed if it
damaged an unstudied/suspected archeological
site
cultural resource management
Focused on the “building envelope” – roofs,
windows and walls.
Priority #1 – keep the water OUT.
Priority #2 – balancing heat loss/gain to
prevent unwanted moisture and air infiltration.
Technology of Building
Materials
The roof is the first line of defense against
water and critical to maintaining structural
integrity.
Roofing materials change – the roofing
material is considered “sacrificial” because
they must be replaced periodically.
Inspect roofs from above and below.
Take note of any evidence that tells you what
the original roofing was and how it has
changed over time.
start at the roofs
Some slates are more durable than others, but a
properly laid top quality slate should last 80-100
years+.
Check for:
Broken slates
Missing slates
Slate flaking apart (delamination)
Nails letting go (fastener failure)
Slate particles collecting in valley flashing
inspecting slate
For maximum roof life, shingles and shakes
require proper air circulation underneath so they
can dry after rain. Therefore, they should be laid
on open sheathing. If you find that they are
improperly laid, you can help them dry by
providing adequate ventilation in the attic.
Check for:
Biological attack (moss or mold, insects, birds)
Cupping and warping
Deep cracks and splits
Wood has become unevenly thin from erosion
Inspecting: Wood
Shingles
Pay particular attention to shingles on the ridge,
hips, and at roof edges; they get the hardest
wear. Also watch for lumpiness that indicates a
new roof has been applied over old shingles; all
sorts of damage could be covered up.
Check for:
Mineral granules almost totally worn off
shingles
Mineral granules collecting in gutters and base
of downspouts
Edges of shingles look worn
Check for:
Nails popping up
Roof looks new but lumpy
Mold or moss forming on shingles
Holes in the roof from guy cables, TV antennas
etc.
Leading edge of roof damaged by ladders
Inspecting: Asphalt
Shingles
Check for:
Wet spots
Stains
Rotten materials
Efflorescence (salt residue)
Mold (fungus)
checking under roofs
Windows greatly contribute to a building’s
historical style and integrity.
Repair is preferred over replacement.
Replacements should match the old in design,
coloor, texture, and material.
Consider newer materials carefully.
Add storm windows for energy efficiency and
weather protection
The View on
WINDOWS
Maintenance addresses both the masonry
units as well as the mortar between them.
May be weight-bearing.
Repair before cleaning to prevent moisture
penetration.
Repoint eroded mortar joints.
Replace broken or damaged masonry.
Patch epoxies/cementitious compound
Check for:
Cracking
Spalling (peeling/crumbling)
Bowing (bulges horizontally)
Leaning
Mortar deterioration
exterior masonry windows
Most likely did not exist when the historic
building was first built.
Certain features can be “grandfathered in”, or
accepted as-is under certain conditions.
There may be “trade-off” options available.
The International Building Code has provisions
for old buildings – but often leaves
interpretation to the local inspectors.
construction codes
Typically, a building needs to provide two ways
of getting out from each level (egress).
This can be impacted by the use – and
“assembly” classification may require event
more.
Open stairs are typically not counted as an
official fire exit. These must be fire-rated with
doors and finishes that limit how quickly fire
can penetrate the space.
Sprinkler systems can help with options.
two ways out
Are preservationists anti-development?
no
(Master Plans) guide a
community’s land use decisions over a long-time
span.
Common elements include:
* Housing
* Transportation
* Environmental Features
* Public Facilities
* Economic Development
* But rarely historic preservation
comprehensive plans
Most effective ___________ Plans exist within
the context of a comprehensive plan. Common
elements include:
* Goals of preservation in the community
* Definitions of historic character
* Past and current preservation efforts
* Survey of historic resources/assets
* Legal basis for protection
* Incentives
* Educational programming
* Goals and policies
Preservation Plans
address the relationship
between building facades and the public realm,
the form and mass of buildings in relation to one
another, and the scale and types of streets and
blocks.
form-based codes
The traditional core of a community is valuable
for many reasons:
* The existing infrastructure (streets, utilities).
* Provides community focus and a sense of
identity.
* Offers functional diversity (a mix of uses).
* Make excellent employment/business
incubators.
* Is usually home to the most dense historic
character.
* Promotes heritage tourism.
* Is centrally located.
downtowns matter!
The four point approach
design, organization, promotion, economic restructing
Appearance/MaintenanAppearance/Maintenan
cece
StorefrontsStorefronts
Window DisplaysWindow Displays
SignageSignage
LandscapingLandscaping
Way-findingWay-finding
CleanlinessCleanliness
Building InventoryBuilding Inventory
Parking ManagementParking Management
Historic DistrictsHistoric Districts
design
Image/BrandingImage/Branding
MarketingMarketing
Special EventsSpecial Events
Retail PromotionsRetail Promotions
PublicationsPublications
Media RelationsMedia Relations
AwardsAwards
Ribbon-cuttingsRibbon-cuttings
Website/Mobile App.Website/Mobile App.
Quality EmphasisQuality Emphasis
promotion
Market AnalysisMarket Analysis
IncentivesIncentives
FinancingFinancing
Business InventoryBusiness Inventory
Small Business AssistanceSmall Business Assistance
RetentionRetention
RecruitmentRecruitment
ExpansionExpansion
New MarketsNew Markets
IncubatorsIncubators
economic
Management
Work Plans
Monitoring/Statistics
Volunteers
Partnerships
Memberships
Funding
Grants
Strategic Plans
Training
organization
No Single Focus
comprehensive
Small Projects and Simple Activities
incremental
Local leadership/Grassroots
self-help
Public/Private/Community
Partnership
Not Quantity
quality
In Attitudes and Practice
change
Visible Results
implementation
sets standards for national
accreditation and accreditation and serves as a resource for serves as a resource for
programs.programs
national main street america
is a coordinating partner
andand monitors localmonitors local programs, provide technicalprograms, provide technical
assistanceassistance and training, and encouragesand training, and encourages
downtown revitalizationdowntown revitalization strategies.strategies
state tennessee main street
has an organization devoted to
downtown management with staff and meetsdowntown management with staff and meets
nationalnational accreditation standards annually.accreditation standards annually.
Levels of Main Street
local; the community
Standards for Rehabilitation TOP 10:
1. A property will be used as it was
historically or adaptively reused with
minimal change.
2. Historic character is retained and
preserved. Removal of features is
discouraged.
3. Recognized as a physical record of its
time, place, and use.
4. Changes that have acquired their own
historic significance is retained.
5. Distinctive craftsmanship is preserved.
Design Guidelines
Standards for Rehabilitation TOP 10:
6. Deteriorated features will be repaired.
7. Chemical or physical treatments
undertaken with sensitivity (most gentle
method).
8. Archeaological resources will be protected
and preserved in place.
9. Any new construction will not destroy the
historic fabric.
10.New additions designed to potentially be
removed.
Design Guidelines
New design/construction that is sensitive to its
surroundings. It works as part of the “ensemble”
and respects the scale, height, setback,
materials, and detailing of surrounding older
buildings.
Three options:
1. Matching the old (replication).
2. Creating a contrasting design (distinctly
different).
3. Using compatible design (matches scale,
proportions, massing, materials).
Contextualism
Does Preservation
Make $ense?
yes
Historic buildings are located in areas with existing
infrastructure (streets, utilities, etc.).
Almost 2/3 of landfills are filled with construction
debris. Think about all the energy (embodied
energy) + $ that created that building.
Stabilizes/revitalizes neighborhoods. Improves
safety and increases property values.
Activates heritage tourism and creates a ripple
effect on jobs, diversity, entrepreneurs, etc.
Greater $ impact than new construction (creates 2-
5 times as many jobs as new construction and
keeps $ local).
property owners and
municipalities
Historic buildings have inherent advantages:
Good locations
High ceilings/flexible spaces
Higher-quality materials
History provides marketing opportunity/unique identity
Quality details and craftsmanship
Obtaining permits and approvals can be easier
than new construction.
There can be unique financial incentives.
Broadens tax base.
Less environmental impact.
property owners and
municipalities.
is a new term to describe an old
process - the selective dismantling or removal of
materials from buildings prior to or instead of
conventional demolition
deconstruction
Different communities use a variety of options,
including:
Tax abatement (deferring tax increases) for a period
of time.
Tax exemption on the increased assessed
improvements.
Reduced property taxes.
Limiting assessment increases
property tax incentives
Federal dollars
encouraged wholesale demolition and a massive
scale. Many sites were torn down to make way for
new developments that never happened
urban renewal
Eliminated tax deduction for older building
demolition.
Introduced a tax advantage of accelerated
depreciation for substantial rehabilitation of historic
structures.
1976 – Tax Reform Act
10% tax credit for the costs of rehabilitating
income-producing older buildings.
A tax credit is a dollar-for-dollar direct reduction in
income taxes owed (not a deduction).
Has to be a certified historic structure (National
Register).
1978 – The Rehabilitation Investment Tax
Credit was established
A 1979 study showed that $1.3 million in tax
credits had generated $27 million in
rehabilitation work.
Between 1976 and 1986, nearly 70,000
projects valued at $11 billion took advantage of
this program.
1980 – The program was expanded to include
“contributing structures”. The credit became a
20% credit with 10% available for non-certified
buildings built before 1936.
It became clear that the primary purpose of the
RITC was adaptive reuse, opening the door for
ritc success
a legal document that can
protect a building’s façade and prevent
demolition
easement
Transfers of
development rights
programs are
voluntary programs
that allow the owner of
one property (the
“sending site”) to
transfer its
development rights to
the owner of a second
property (the
“receiving site”).
Transfer of
Development Rights
(TDR)
PDR programs seek to
permanently protect
productive, sensitive,
or aesthetic
landscapes.
The landowner is
allowed to continue
their farming activities
as usual, and the
landowner or heirs
may sell the property.
Purchase of
Development Rights
(PDR)
refers to information
communicated at educational, natural, or
recreational sites such as museums, parks, or
science centers
heritage interpreation
is a mission-based communication
process that forges emotional and intellectual
connections between the interests of the
audience and the meanings inherent in the
resource.”
interpretation
If it does not relate, it is sterile.
Information is not interpretation. (Rather, it is
revelation based upon information.)
Interpretation is an art. (Art is teachable.)
The chief aim is provocation (not information).
It should present a whole (not just a part).
It should be age appropriate (not simply a
dilution of adult material for children under 12).
six principles
A.K.A. – “dark tourism”, “morbid tourism”, or
“grief tourism”. These are places typically
associated with death and tragedy or events
considered quite painful to remember
Thanatourism
Evokes feelings that cannot be experienced in
any other place. You might say that it has a
“spiritual quality” that is greater than its physical
(tangible) character. Intangible heritage can be
expressed in music, dance, language, food, arts
and crafts, storytelling, and festivals. They
create a
sense of place
Top 3 reasons people travel domestically.
80% of U.S. travelers participate in heritage
tourism.
Typically spend over $1,000 per trip.
Contributes $200+ billion to U.S. economy.
Seeking authenticity.
Influences choices (stores, restaurants,
lodging).
heritage tourism
5 Steps to expand our cultural heritage:
Save more diverse places.
Tell the full story at existing sites.
Move beyond buildings to recognize the
significance of our intangible heritage.
Ensure that all voices are heard.
Confront difficult history.
increasing diversity
“The greenest building is one that is already
built.”
Carl Elefant
defines a building
designed and built to significantly reduce the
damages inflicted on the health of its inhabitants
and the environment. A sustainably designed
building is important because it uses
substantially less energy and water long-term
and it’s built using fewer chemically toxic
Sustainable architecture
The residual value of of energy built into old
cities is enormous, packed into streets, utilities,
and buildings.
embodied energy
is an alternative to demolition. In
thinking about how to build a more sustainable
future, the preservation of our historic buildings
needs to be prioritized. But when buildings can’t
be saved, there is still room for preservation to
play a role.
deconstruction
The world’s most widely used green building
rating system. LEED certification provides a
framework for healthy, highly efficient, and cost-
saving green buildings, which offer
environmental, social and governance benefits.
Leadership in Energy and Environmental
Design
By bringing old buildings into the future through
reuse and retrofitting, we can prevent and
reduce harmful carbon emissions. And by
adapting our historic places to withstand
increasing climate-related impacts—from sea
level rise, storms, and floods, to drought and
wildfire—we can help historic communities
become more resilient.
preservation is climate action
