Final Flashcards by Kylie Adams

The methods and materials used to protect and
conserve historic buildings.

Preservation Technology

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Four key steps of preservation technology

Identification
Condition Assessment
Evaluating Treatment Options
Recommendation

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Preservation Technology is a
multi-disciplinary approach

Architects
Engineers
Archeologists
Conservators
Preservationists
Contractors
Tradesmen
Historians

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Four Approaches (4 R’s)

Preservation
Rehabilitation
(Adaptive
Reuse)
Restoration
Reconstruction

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The maintenance of a property without
significant alteration to its current condition

Preservation

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The most flexible intervention strategy.
Generally, the changes are most radical
on the interior.

Rehabilitation (aka adaptive reuse)

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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

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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

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Applies careful scientific analysis to the
process of understanding the details of
specific problems and justifying
appropriate solutions.
Example: Evaluation of historic colors.

Conservation

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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

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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

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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

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identifying the physical remains of past human
activities (prehistory and history)

the role of archeology

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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

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 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

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 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

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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

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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

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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

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Check for:
 Wet spots
 Stains
 Rotten materials
 Efflorescence (salt residue)
 Mold (fungus)

checking under roofs

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 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

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 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

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 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

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 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

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Are preservationists anti-development?

(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