HomeMy WebLinkAboutSubmittalDACRA PRESENTATION:
APPEAL OF HISTORIC DESIGNATION ON
INTERIOR OF MOORE FURNITURE BUILDING
CITY OF MIAMI COMMISSION
NOVEMBER 18, 2004
ITEM PZ.13
TABLE OF CONTENTS
A. Before and After Photos of Exterior of Moore Fumiture Building
Northeast 40th Street elevation
Northeast 2' Avenue elevation
B. September/October 2003 Correspondence between Dacra and Janus Research
C. June 4, 2004 Letter from City of Miami Historic Preservation Officer to Dacra
D. Questions and Answers About Proposed Historic Designations
E. August 17, 2004 Letter from Dacra to City of Miami Historic Preservation Officer
F. September 22, 2004 Appeal Letter
G. Department of Interior Standards
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September 24, 2003
Kisa Hooks, Architectural Historian
Janus Research
2935 1st Avenue North
St. Petersburg, FL 33713
RE: Moore Furniture Building in Miami's Design District
Dear Kisa,
Enclosed please find various documents outlining the historical
background on the Moore Family of West Point, a descendant of which is
responsible for the construction and operation of the Moore Furniture
Building. I am sure you will find the information as interesting as we did.
1 have also included a disk with images of the building both before and
after our renovation. I have tried to provide images that show the same
angle of view in both cases.
Please note that while Dacra is very excited about the potential
designation of the building as an official historic site, we were equally
enticed by the offer of some additional benefits for doing so. Namely a
potential 10-year tax credit, and the possibility of receiving a transfer of
development rights elsewhere in the district.
am not sure if these potential benefits are part of your participation in this
designation. However, since this is the first official package of information
we have sent out regarding this matter, we thought it appropriate to clarify
our interest in those benefits, in addition to the acknowledgement of our
efforts in this wonderful building's renovation.
Should you have any other questions, please feel free to reach me at
(305) 531-8700.
Sincerely,
DACRA DEVELOPMENT CORPORATION, AS AGENT,
David tzman
Deve • %merit Director
Sarah Eaton, City of Miami w/o enclosures.
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Submitted Into the public -
record in connection with
item PZ -/3 on r l-/ t - '
Priscilla A. Thompson
City Clerk
2935 1st Avenue North
Petersburg, FL 33713
'el. (727) 821-7600
ax (727) 822-2368
janus@janus-research.com
IJANUSI
RESEARCH
October 1, 2003
David Holtzman, Development Director
DACRA Development Corporation
1632 Pennsylvania Avenue
Miami Beach, FL 33139-7713
ESTABLISHED 1979
146 Madeira f; nue
Coral Gables, FL 33134
Tel. (305) 446-7470
Fax (305) 446-5212
janus_south@janus-research.com
RE: Moore Furniture Building — Additional Historical Information
Dear David,
Enclosed please find various materials concerning the historical development of the Moore
Furniture Building that Janus Research compiled during our research efforts. Please accept
these materials to supplement your research files.
To address the questions you raised pertaining to a potential 10-year tax credit and/or the
possibility of receiving a transfer of development rights elsewhere in the district, I would advise
that you address these questions to the City of Miami Preservation Department in order to
receive the most accurate information possible. Also, the Historic Preservation Ordinance is
now online (http://www.historicpreservationmiami.com) and will be a helpful resource.
I would also like to reiterate my thanks to DACRA for sharing the information you compiled in
the process of renovating the Moore Furniture Building. The information proved beneficial to
our research and drafting of the local nomination for the building.
Should you have any further questions, please feel free to contact me at 727.821.7600 x114.
Sincerely,
Hooks
Architectural Historian
Cc Amy Streelman, Preservation Planner — Janus Research
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Priscilla A. Thompson
City Clerk
rchaeology cultural resource management architectural history preservation planning and compliance
www.janus-research.com
Member American Cultural Resource Association
r:E. C. Corridor Historic Resources Documentation Form
City of Miami, Miami Date County, Florida
iite Name Moore Furniture Company
FMSF # (If applicable): 8DA2333
tddress 4020 NE 2nd Avenue
Brief Architectural Description
Folio Number 0131240270021
Construction Date 1922
—his building is an excellent example of a Masonry Vemacular style commercal building.
Jtatment of Significance
The Old Buena Vista Post Office and the Moore Fumiture Building are significant to the historical, architectural and cultural development of the City of
Miami. These two buildings were built during the Land Boom era of the 1920s to provide business amenities that served as an impetus for future
ommercial and residential development in the Buena Vista area. Renowned developer, D.P. Davis and prominent local pineapple plantation owner,
l'heodore Vivian (T.V.) Moore were the two like-minded individuals who took the initiative to build these building that soon marked the commercial core of
the Buena Vista area known as Commercial Biltmore subdivision. The Old Buena Vista Post Office and the Moore Furniture Building reflect the prosperity
-nd frenetic pace of successful real estate development during the Florida real estate boom. These buildings are also noteworthy for their scale and
iaterials of construction, which distinguished them from their surroundings and made them architectural innovations of the time.
Research Methods:
1iami-Dade Public Library, Historical Museum of Southern Florida, Occupant and Informant Interviews, Florida Online Photographic Archives
Date Prepared: 9/30/03
2935 1st Avenue North
St. Petersburg, FL 33713
727-821-7600 voice
727-822-2368 fax
RESEARCH
Submitted Into the public
record in connection with
item P2-/3 on it- IP-G4
Priscilla A. Thompson
City Clerk
146 Maderia Avenue
Coral Gables, FL 33134
305-446-7470 voice
305-446-5212 fax
Photograph
Sketch M a p
FOLIO # 131240270021
MOORE FURNITURE COMPANY
4020 NE 2ND AVENUE
Into the public
connection with
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Priscilla A. Thompson
City Clerk
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record in connection with
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Priscilla A. Thompson
City Clerk
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ANA GEIABERT-SANCHEZ
Director
June 4, 2003
DACRA Design Moore LLC
1632 Pennsylvania Avenue
Miami Beach, FL 33139-7713
Re: Moore Furniture Building
4040 NE 2"d Avenue
JOE ARRIOLA
City Manager
Dear Property Owner,
The City of Miami Planning and Zoning Department is pleased to inform you we are
currently considering the Old Buena Vista Post Office/Moore Furniture Building, located at
4000-4040 NE 2"d Avenue, for designation as a local historic district. Due to the outstanding
architectural and historic significance of the buildings, we believe they should be granted the
distinction and protection of historic designation.
We have scheduled a preliminary review of the properties before the Historic and
Environmental Preservation Board during its June 15, 2004 meeting. The public hearing will
be held at 3:00 pm at City Hall (3500 Pan American Drive); we invite you to attend. At this
meeting, the Board will evaluate the significance of the properties and determine whether the
buildings appear to meet the criteria for historic designation. Should the Board decide to
proceed with designation of the district, a separate hearing will be scheduled for this purpose.
Once a building is designated by the Board, all exterior changes to the property will be
subject to review. Smaller changes may be reviewed administratively by City Staff, while
more complex changes will need to seek the approval of the Board. There will be no review
of interior alterations, as long as they do not impact the exterior appearance of the building. I
have enclosed a list of common questions regarding designation, as well as our brochures,
explaining the City's Historic Preservation Program and profiling each of the City's historic
properties.
As of the date of this letter, no permits may be issued for work on this property until the
Historic and Environmental Preservation Board acts, either to designate the property or to
deny designation, or until 120 days have elapsed, whichever occurs first. If you have
upcoming projects that may be disrupted by this restriction, please contact our office to
discuss how best to proceed.
Submitted Into the public'
record in connection with
item P2-/3 on 11- /P'o4
Priscilla A. Thompson
City Clerk
PLANNING & ZONING DEPARTMENT
444 S.W. 2nd Avenue. 3rd Floor/Miami. Florida33130/(305) 416-1400/Telecopier. (305) 416-2156
Maifinci Addreee• P.O. Roy 3307n/1/Miami. Florida 33233-07(1R
If you have any questions regarding the designation process or the effects of designation,
please do not hesitate to contact Sarah Eaton, Preservation Officer at (305) 416-1409, or
Jenny Warren, Preservation Planner at (305) 416-1433.
Sincerely,
likfrem
Jennyarren
Preservation Planner
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IMO
QUESTIONS AND ANSWERS ABOUT PROPOSECBubmitted Into the public
HISTORIC DESIGNATIONS record in connection with
item P2-i 3 on /i-ipjay
Priscilla A. Thompson
What is the City of Miami's Historic Preservation Ordinance? City Clerk
The ordinance is a mechanism to recognize Miami's historic properties that meet the criteria
for local historic significance. Its purpose is to encourage the preservation of historic
properties by providing assistance and incentives to owners and to prevent unreasonable
destruction or defacement of historic structures whenever an economically acceptable
altemative can be found.
That does the designation of a historic property mean to the property owner?
Designation means that any future physical change to the exterior of a property must be
approved in advance by the City. The review process is designed to assist owners in
developing appropriate plans and designs, inform them of available benefits, and protect
against unnecessary destruction of important historic features.
How does a property become a historic site or historic district?
First, a designation report, which fully describes the structure(s) and the associated historic
and architectural significance, is prepared. Then, a public hearing is conducted where
property owners and any interested citizens are encouraged to express their opinions. The
Historic and Environmental Preservation Board then approves or denies the historic
designation.
Why would a property owner want his/her property designated as historic?
The Historic and Environmental Preservation Board and its staff provide technical advice and
assistance concerning appropriate design, construction methods, etc. Historic designation
often carries a certain prestige that may improve marketability, increase property values, and
secure financing that would not otherwise be available for an older building.
What kinds of changes to a building would require approval and how long would it
take?
Ordinary maintenance and repair of existing features would not require approval, nor would
alterations to the interiors of most properties. However, a building permit is required for all
work in excess of $500.
A special permit, called a Certificate of Appropriateness, would be required for most types of
exterior remodeling, additions, new construction, and demolition. Minor changes such as
repainting, or replacement of a roof or windows could be approved immediately upon
submission of an application to the Department of Planning and Zoning, if those changes
comply with the standards and guidelines for historic appropriateness. The ordinance
permits a maximum of ten days for such approvals.
Other changes such as additions, new construction, or demolition, would require review and
approval by the Historic and Environmental Preservation Board, which meets once per
INNEN
Min
Min
Min
month. The ordinance allows no more than 60 days for action on an application to the
Board.
What are the standards and guidelines on which Certificate of Appropriateness are
based?
The guidelines are a set of ten standards developed by the U.S. Secretary of the Interior to
guide the preservation of buildings. Called the "Standards for Rehabilitation," they read as
follows:
1. A property shall be used for its historic purpose or be placed in a new use that requires
minimal change to the defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property shall
be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding
conjectural features or architectural elements from other buildings, shall not be
undertaken.
4. Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship
that characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature
shall match the old in design, color, texture, and other visual qualities and, where
possible, materials. Replacement of missing features shall be substantiated by
documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface leaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and
preserved. If such resources must be disturbed, mitigation measures shall be
undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale, and architectural features to
protect the historic integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
Submitted Into the public
record in connection with
item Pt-/3 on r14,-o4
Priscilla A. Thompson
City Clerk
What If the Historic and Environmental Preservation Board wanted an owner to do
something he could not afford?
The Board does not have authority to require anything that would create an unreasonable or
undue economic hardship for an owner. If the owner can show such hardship, the Board
would approve the most equitable solution, balancing economics with concern for the historic
integrity of the property.
Are the design standards and guidelines concerning a property retroactive?
No. A property is designated as is, including features that are not in compliance with the new
standards. It is much the same as a grandfather clause: everything can remain as long as it
was permitted and can be maintained.
Would an owner be forced to restore his property if it is designated?
No. The Historic and Environmental Preservation Board only reviews changes proposed by
_ the owner of the property. The Board could require an owner to modify plans he or she has
proposed to meet standards and guidelines. But an owner who is not proposing any
changes could not be required to make any.
What effect would district designation have on my property taxes?
None, as nearly as we can tell. Historic designation and assessed value are independent of
_ each other. However, it is possible that the value of your property would increase because a
historic building is often considered a desirable place in which to live or work.
Are there any restrictions on buying or selling a designated historic property?
No. An owner can sell to whom he or she pleases, as far as the Historic Preservation
Ordinance is concerned.
Isn't the Historic Preservation Ordinance a taking of private property rights?
No. Property rights are always limited by regulations that protect the public health, safety,
and welfare (i.e. zoning, building codes, fire codes, etc.). This ordinance is a set of
regulations intended to protect the public welfare. Its legal precedent has been well
_ established and tested in Miami and in over 800 U.S. cities that have similar historic
ordinances in effect. The ordinance contains innumerable safeguards for private property
owners, most notably the prohibition against creating an unreasonable or undue economic
hardship. An illegal infringement on private property rights could occur only if the Historic
and Environmental Preservation Board were to try and impose an unreasonable requirement
contrary to the rules of the ordinance. Owners are protected against that possibility through
appeals to the City Commission and the Circuit Court.
Where can I get more information about the proposed historic designation?
Additional information can be obtained from the City of Miami Department of Planning and
Zoning, 444 S.W. 2"d Avenue, Third Floor, Phone 305-416-1433. The mailing address is
P.O. Box 330708, Miami, Florida 33233-0708.
Submitted Into the public
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item n -1-3 on /1- zP-04
Priscilla A. Thompson
City Clerk
TO REORDER CALL 954-846-9399
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Priscilla A. Thompson
City Clerk
August 17, 2004
Sarah Eaton,
Historic and Preservation Officer
City of Miami
444 SW 2"11 Ave., 3`d Floor
Miami, FL 33130
VIA FACIMILE
(305) 416-2156
RE: Moore Furniture Building Historical Designation
Dear Sarah,
As a follow up to our recent conversations, I would like to indicate Dacra's
position on the upcoming resubmittal for the designation of the Moore
Furniture Building before the HEP Board in September.
As I have mentioned in the past, Dacra was extremely honored that the
City of Miami came to us with the request to designate this building.
Coupled with the accolades from the architecture and design
communities, it was a further commendation of the restoration to the
building that was completed under our ownership.
However, due to the confusion in some of the correspondence, we did not
understand that the designation would also include a portion of the interior
leaseable space within the building.
For that reason, I formally request that in the resubmission of the Buena
Vista Post Office/Moore Furniture Building historical designation, all
language referring to the designation of the interior atrium be removed
from the report.
As always, we are happy to discuss any questions or concerns you may
have, and would like to reiterate our full support for the designation of the
exterior of the Moore Building.
Sincerely,
DACRA DEVELOPMENT CORPORATION, AS AGENT
David
Deve
tzman
ment Director
Submitted Into the public
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item 2 ;�3 o
Priscilla A. ThompSO"City Clerk
TO REORDER CALL 954-846-9399
Submitted Into the public
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111
MIN
September 22, 2004
Ms. Teresita Fernandez
Executive Secretary Department of Hearing Boards
City of Miami
444 SW 2nd Ave. 7th Floor
Miami, FL 33130
RE: Appeal of the Historic Designation of the Moore Furniture Building
Dear Ms. Fernandez,
SEP 24'04 aH10:55
Dacra Design Moore LLC is the owner of the Moore Furniture Building,
located at 4040 NE 2nd Ave. This building was approved .for Historic
Designation on today's date.
Dacra worked closely with the Historic and Environmental Preservation
office at the City during this process, and we were honored to have this
designation bestowed upon this great Miami building.
However due to some communication errors, we were not aware that the
historic designation included a portion of the interior of the building.
Throughout this process, we were under the impression that only the
exterior of the building was being designated and for that reason we
supported the efforts.
Therefore, we formally request to appeal the designation language that
was approved by the HEP Board, thereby eliminating the designation of
the interior atrium. Our appeal is only to that language that refers to the
interior atrium, not to the designation of the exterior.
Enclosed with this letter is check number #23923 in the amount of
$500.00 for the appeal fee.
Should you have any questions, please contact me at (305) 531-8700.
Sincerely,
DACRA DEVELOMENT CORPORATION, AS AGENT
David
Vice
man
dent
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Submitted Into the public
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item P'243 an M-1 P-ad
Priscilla A. Thompson
City Clerk
TO REORDER CALL 954-846-9399
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Priscilla A. Thompson
City Clerk
'I he Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 1 of 3
SEARCH I 'LINKS I E•MAlL.
11
fr
Credits
"Rehabilitation" is
defined as "the
process of
returning a property
to a state of utility,
through repair or
alteration, which
makes possible an
efficient
contemporary use
while preserving
those portions and
features of the
property which are
significant to its
historic,
architectural, and
The Secretary of the Interior's Standards for
Rehabilitation
Introduction to the Standards
The Secretary of the Interior is
responsible for establishing standards
for all programs under Departmental
authority and for advising Federal
agencies on the preservation of
historic properties listed in or eligible
for listing in the National Register of
Historic Places.
The Standards for Rehabilitation
(codified in 36 CFR 67 for use in the
Federal Historic Preservation Tax
Incentives program) address the most
prevalent treatment. "Rehabilitation" is
defined as "the process of returning a
property to a state of utility, through
repair or alteration, which makes
possible an efficient contemporary use
while preserving those portions and
features of the property which are
significant to its historic, architectural,
and cultural values."
Initially developed by the Secretary of the Interior to determine the
appropriateness of proposed project work on registered properties within the
Historic Preservation Fund grant-in-aid program, the Standards for
Rehabilitation have been widely used over the years --particularly to
determine if a rehabilitation qualifies as a Certified Rehabilitation for Federal
tax purposes. In addition, the Standards have guided Federal agencies in
carrying out their historic preservation responsibilities for properties in Federal
ownership or control; and State and local officials in reviewing both Federal
and nonfederal rehabilitation proposals. They have also been adopted by
historic district and planning commissions across the country.
The intent of the Standards is to assist the long-term preservation of a
property's significance through the preservation of historic materials and
features. The Standards pertain to historic buildings of all materials,
construction types, sizes, and occupancy and encompass the exterior and
interior of the buildings. They also encompass related landscape features and
the building's site and environment, as well as attached, adjacent, or related
new construction. To be certified for Federal tax purposes, a rehabilitation
project must be determined by the Secretary to be consistent with the historic
character of the structure(s), and where applicable, the district in which it is
located.
As stated in the definition, the treatment "rehabilitation" assumes that at least
some repair or alteration of the historic building will be needed in order to
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http://www2.cr.nps.gov/tps/tax/rhb/stand.htm 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 2 of 3
cultural values."
-
-
-
r-
-
•- The Standards are
to be applied to
specific
rehabilitation
projects in a
reasonable
manner, taking
into consideration
economic and
technical
provide for an efficient contemporary use; however, these repairs and
alterations must not damage or destroy materials, features or finishes that are
important in defining the building's historic character. For example, certain
treatments --if improperly applied --may cause or accelerate physical
deterioration of the historic building. This can include using improper repointing
or exterior masonry cleaning techniques, or introducing insulation that
damages historic fabric. In almost all of these situations, use of these materials
and treatments will result in a project that does not meet the Standards.
Similarly, exterior additions that duplicate the form, material, and detailing of
the structure to the extent that they compromise the historic character of the
structure will fail to meet the Standards.
The Secretary of the Interior's
Standards for Rehabilitation
The Standards (Department of Interior
regulations, 36 CFR 67) pertain to historic
buildings of all materials, construction types,
sizes, and occupancy and encompass the
exterior and the interior, related landscape
features and the building's site and environment
as well as attached, adjacent, or related new
construction. The Standards are to be applied to
specific rehabilitation projects in a reasonable
manner, taking into consideration economic and
technical feasibility.
1. A property shall be used for its historic
purpose or be placed in a new use that requires minimal change to the
defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces
that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical
development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a property shall be
preserved.
6. Deteriorated historic features shall be repaired rather than replaced.
Where the severity of deterioration requires replacement of a distinctive
feature, the new feature shall match the old in design, color, texture, and
other visual qualities and, where possible, materials. Replacement of
missing features shall be substantiated by documentary, physical, or
pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause
damage to historic materials shall not be used. The surface cleaning of
structures, if appropriate, shall be undertaken using the gentlest means
possible.
http://www2.cr.nps.gov/tps/tax/rhb/stand.htm 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 3 of 3
pot
feasibility.
8. Significant archeological resources affected by a project shall be
protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic
integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be
undertaken in such a manner that if removed in the future, the essential
form and integrity of the historic property and its environment would be
unimpaired.
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Submitted Into the pubes
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item _i3 on /J-1.1
Priscilla A. Thompson
City Clerk
http://www2.cr.nps.gov/tps/tax/rhb/stand.htm 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 1 of 5
Those approaches,
treatments, and
techniques that are
consistent with the
Secretary of the
Interior's
Standards for
Rehabilitation are
listed under the
"Recommended"
section in each
topic area
Guidelines for Rehabilitating Historic Buildings
Introduction to the Guidelines
The Guidelines for Rehabilitating Historic
Buildings were initially developed in 1977 to help
property owners, developers, and Federal
managers apply the Secretary of the Interior's
Standards for Rehabilitation during the project
planning stage by providing general design and
technical recommendations. Unlike the
Standards, the Guidelines are not codified as
program requirements.
Together with the Standards for Rehabilitation
they provide a model process for owners,
developers, and Federal agency managers to follow.
The Guidelines are intended to assist in applying the Standards to projects
generally; consequently, they are not meant to give case -specific advice or
address exceptions or rare instances. For example, they cannot tell owners or
developers which features of their own historic building are important in
defining the historic character and must be preserved --although examples are
provided in each section --or which features could be altered, if necessary, for
the new use. This kind of careful case -by -case decision -making is best
accomplished by seeking assistance from qualified historic preservation
professionals in the planning stage of the project. Such professionals include
architects, architectural historians, historians, archeologists, and others who
are skilled in the preservation, rehabilitation, and restoration of the historic
properties.
The Guidelines pertain to historic buildings of all sizes, materials, occupancy,
and construction types; and apply to interior and exterior work as well as new
exterior additions. Those approaches, treatments, and techniques that are
consistent with the Secretary of the Interior's "Standards for Rehabilitation" are
listed in bold -face type under the "Recommended" section in each topic
area; those approaches, treatments, and techniques which could adversely
affect a building's historic character are listed in the "Not Recommended"
section in each topic area.
To provide clear and consistent guidance for owners, developers, and Federal
agency managers to follow, the "Recommended" courses of action in each
section are listed in order of historic preservation concerns so that a
rehabilitation project may be successfully planned and completed --one that,
first, assures the preservation of a building's important or "character -defining"
architectural materials and features and, second, makes possible an efficient
contemporary use. Rehabilitation guidance in each section begins with
protection and maintenance, that work which should be maximized in every
project to enhance overall preservation goals. Next, where some deterioration
is present, repair of the building's historic materials and features is
recommended. Finally, when deterioration is so extensive that repair is not
off,
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possible, the most problematic area of work is considered: replacement of
historic materials and features with new materials.
To further guide the owner and developer in planning a successful
rehabilitation project, those complex design issues dealing with new use
requirements such as alterations and additions are highlighted at the end of
each section to underscore the need for particular sensitivity in these areas.
How to Use The Guidelines
Identify, Retain, and Preserve
The guidance that is basic to the treatment of
all historic buildings --identifying, retaining,
and preserving the form and detailing of thos
architectural materials and features that are
important in defining the historic character --is
always listed first in the "Recommended"
area. The parallel "Not Recommended" area
lists the types of actions that are most apt to
cause the diminution or even loss of the buildings's historic character. It should
be remembered, however, that such loss of character is just as often caused
by the cumulative effect of a series of actions that would seem to be minor
interventions. Thus, the guidance in all of the "Not Recommended" areas must
be viewed in that larger context, e.g., for the total impact on a historic building.
Protect and Maintain
After identifying those materials and features that are important and must be
retained in the process of rehabilitation work, then protecting and
maintaining them are addressed. Protection generally involves the least
degree of intervention and is preparatory to other work. For example,
protection includes the maintenance of historic material through treatments
such as rust removal, caulking, limited paint removal, and re -application of
protective coating; the cyclical cleaning of roof gutter systems; or installation of
fencing, protective plywood, alarm systems and other temporary protective
The parallel "Not measures. Although a historic building will usually require more extensive
Recommended" work, an overall evaluation of its physical condition should always begin at this
area lists the level.
types of actions
that are most apt
to cause the
diminution or
even loss of the Repair
buildings's Next, when the physical condition of character -defining materials and features
historic warrants additional work repairing is recommended. Guidance for the repair of
character. historic materials such as masonry, wood, and architectural metals again
begins with the least degree of intervention possible such as patching, piecing -
in, splicing, consolidating, or otherwise reinforcing or upgrading them
according to recognized preservation methods. Repairing also includes the
limited replacement in kind --or with compatible substitute material --of
extensively deteriorated or missing parts of features when there are surviving
prototypes (for example, brackets, dentils, steps, plaster, or portions of slate or
tile roofing). Although using the same kind of material is always the preferred
option, substitute material is acceptable if the form and design as well as the
substitute material itself convey the visual appearance of the remaining parts
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of the feature and finish.
Replace
Following repair in the hierarchy,
guidance is provided for replacing an
entire character -defining feature with
new material because the level of
deterioration or damage of materials
precludes repair (for example, an
exterior cornice; an interior staircase; or
a complete porch or storefront). if the
essential form and detailing are still
evident so that the physical evidence
can be used to re-establish the feature
as an integral part of the rehabilitation
project, then its replacement is
appropriate. Like the guidance for repair,
the preferred option is always replacement of the entire feature in kind, that is,
with the same material. Because this approach may not always be technically
or economically feasible, provisions are made to consider the use of a
compatible substitute material.
GATE MIMES AND FASTS.
Se, switE Bath Ways, awl Btlfi4l rtliag
It should be noted that, while the National Park Service guidelines recommend
the replacement of an entire character -defining feature under certain well-
defined circumstances, they never recommend removal and replacement with
new material of a feature that --although damaged or deteriorated --could
reasonably be repaired and thus preserved.
Design for Missing Historic Features
When an entire interior or exterior feature is missing (for example, an entrance,
or cast iron facade; or a principal staircase), it no longer plays a role in
physically defining the historic character of the building unless it can be
accurately recovered in form and detailing through the process of carefully
documenting the historical appearance. Where an important architectural
feature is missing, its recovery is always recommended in the guidelines as the
first or preferred, course of action. Thus, if
adequate historical, pictorial, and physical
documentation exists so that the feature may be
GATE FASTENINGS
accurately reproduced, and if it is desirable to re-
establish the feature as part of the building's
historical appearance, then designing and
constructing a new feature based on such
information is appropriate. However, a second
acceptable option for the replacement feature is a
new design that is compatible with the remaining
character -defining features of the historic building.
The new design should always take into account
the size, scale, and material of the historic building itself and, most importantly,
should be clearly differentiated so that a false historical appearance is not
created.
Submitted Into the public
record in connection with
itemZ-13 on I -I -o
Priscilla A. Thompson
City Clerk
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Alterations/Additions to Historic Buildings
Some exterior and interior alterations to historic building are generally needed
to assure its continued use, but it is most important that such alterations do not
radically change, obscure, or destroy character -defining spaces, materials,
features, or finishes.
Alterations may include providing additional
parking space on an existing historic building site;
cutting new entrances or windows on secondary
elevations; inserting an additional floor; installing
an entirely new mechanical system; or creating
an atrium or light well. Alteration may also include
the selective removal of buildings or other
features of the environment or building site that
are intrusive and therefore detract from the
overall historic character.
The construction of an exterior addition to a
historic building may seem to be essential for the
new use, but it is emphasized in the guidelines
that such new additions should be avoided, if possible, and considered only
after it is determined that those needs cannot be met by altering secondary,
i.e., non character -defining interior spaces. lf, after a thorough evaluation of
interior solutions, an exterior addition is still judged to be the only viable
alterative, it should be designed and constructed to be clearly differentiated
from the historic building and so that the character -defining features are not
radically changed, obscured, damaged, or destroyed.
Additions to historic buildings are referenced within specific sections of the
guidelines such as Site, Roof, Structural Systems, etc., but are also considered
in more detail in a separate section, New Additions to Historic Buildings.
Energy Efficiency/Accessibility Considerations/Health and
Safety Considerations
These sections of the rehabilitation guidance address work done to meet
accessibility requirements and health and safety code requirements; or
retrofitting measures to conserve energy. Although this work is quite often an
important aspect of rehabilitation projects, it is usually not a part of the overall
process of protecting or repairing character -defining features; rather, such
work is assessed for its potential negative impact on the building's historic
character. For this reason, particular care must be taken not to radically
change, obscure, damage, or destroy character -defining materials or features
in the process of rehabilitation work to meet code and energy requirements.
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Nation rvice
Submitted Into the public
record in connection item with
o'� //�'
Priscilla
Thompson
City Clerk
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If features of the structural system
are exposed such as loadbearing
brick walls, cast iron columns, roof
trusses, posts and beams, vigas,
or stone foundation walls, they
may be important in defining the
building's overall historic
character. Unexposed structural
features that are not character -
defining or an entire structural system
may nonetheless be significant in the
history of building technology.
Reinforced concrete
structural system in early
20th century industrial
building.
Ina
Post -and -beam structural system in 19th
century freight station.
Therefore, the structural system should always be
examined and evaluated early in the project
planning stage to determine both its physical
condition and its importance to the building's historic
character or historical significance.
The types of structural systems found in America
include, but certainly are not limited to the following:
wooden frame construction (17th c.), balloon frame
construction (19th c.), load -bearing masonry
construction (18th c.), brick cavity wall construction
(19th c.), heavy timber post and beam industrial
construction (19th c.), fireproof iron construction
(19th c.), heavy masonry and steel construction
(19th c.), skeletal steel construction (19th c.), and
concrete slab and post construction (20th c.).
Structural Systems ....Identify, retain, and preserve
recommended
Structural stabilization of masonry walls
before rehabilitation.
Identifying, retaining, and preserving
structural systems --and individual
features of systems --that are
important in defining the overall
historic character of building, such
post and beam systems, trusses,
summer beams, vigas, cast iron
columns, above -grade stone
foundation walls, or loadbearing brick
or stone walls.
as
Submitted Into the public
record in connection with
item 2t, --o
Priscilla A. Thompson
City Clerk
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not recommended
Removing, covering, or radically changing features of structural systems which
are important in defining the overall historic character of the building so that, as
a result, the character is diminished.
Putting a new use into the building which could overload the existing structural
system; or installing equipment or mechanical systems which could damage the
structure.
Demolishing a loadbearing masonry wall that could be augmented and retained,
and replacing it with a new wall (i.e., brick or stone), using the historic masonry
only as an exterior veneer.
Leaving known structural problems untreated such as deflection of beams,
cracking and bowing of walls, or racking of structural members.
Utilizing treatments or products that accelerate the deterioration of structural
material such as introducing urea -formaldehyde foam insulation into frame
walls.
Structural Systems ....Protect and Maintain
recommended
not recommended
Protecting and maintaining the structural
system by cleaning the roof gutters and
downspouts; replacing roof flashing;
keeping masonry, wood, and architectural
metals in a sound condition; and ensuring
that structural members are free from
insect infestation.
Examining and evaluating the physical
condition of the structural system and its
individual features using non-destructive
techniques such as X-ray photography.
Using ultrasonic pulse velocity to
determine thickness and soundness
of solid granite column. Photo:
Andrea Lazarski.
Failing to provide proper building maintenance so that deterioration of the
structural system results. Causes of deterioration include subsurface ground
movement, vegetation growing too close to foundation walls, improper grading,
fungal rot, and poor interior ventilation that results in condensation.
Utilizing destructive probing techniques that will damage or destroy structural
material.
Structural Systems ....Repair
recommended
Submitted Into the public
record in connection with 11111L
item Pz-13 on rl-rP-oij
Priscilla A. Thompson
City Clerk
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Repairing the structural system by
augmenting or upgrading individual
parts or features. For example,
weakened structural members such
as floor framing can be paired with a
new member, braced, or otherwise
supplemented and reinforced.
Structural brace installed between piers as
seismic reinforcement to be concealed within
re -built wall.
not recommended.....
Upgrading the building structurally in a manner that diminishes the historic
character of the exterior, such as installing strapping channels or removing a
decorative cornice; or damages interior features or spaces.
Replacing a structural member or other feature of the structural system when it
could be augmented and retained.
Structural Systems ....Replace
recommended
not recommended
Replacing in kind --or with substitute material --those portions or features
of the structural system that are either extensively deteriorated or are
missing when there are surviving prototypes such as cast iron columns,
roof rafters or trusses, or sections of Ioadbearing walls.
Substitute material should convey the
same form, design, and overall visual
appearance as the historic feature; and,
at a minimum, be equal to its
Ioadbearing capabilities.
Evaluating floor joists prior to structural
strengthening.
Installing a visible replacement feature that does not convey the same visual
appearance, e.g., replacing an exposed wood summer beam with a steel beam.
Using substitute material that does not equal the Ioadbearing capabilities of the
historic material and design or is otherwise physically or chemically
incompatible. Submitted Into the public
record in connection with
item
Priscilla A. Thompson
City Clerk
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recommended
not recommended
Alterations/Additions for the New Use
The following work is highlighted to indicate that it represents the particularly
complex technical or design aspects of rehabilitation projects and should only
be considered after the preservation concerns listed above have been
addressed.
Limiting any new excavations adjacent to historic foundations to avoid
undermining the structural stability of the building or adjacent historic
building. Studies should be done to ascertain potential damage to
archeological resources.
Correcting structural deficiencies in preparation for the new use in a
manner that preserves the structural system and individual character -
defining features.
Designing
and
installing
new
mechanical
or electrical
systems,
when
required for
the new use,
which
minimize the
number of cutouts or holes in structural members.
Left: Interior of 19th-century factory before rehabilitation. Right: Exposed
structural system retains the historic industrial character after conversion to
shops.
Adding a new floor when required for the new use if such an alteration
does not damage or destroy the structural system or obscure, damage, or
destroy character -defining spaces, features, or finishes.
Creating an atrium or a light well to provide natural light when required for
the new use in a manner that assures the preservation of the structural
system as well as character -defining interior spaces, features, and
finishes.
Submitted Into the public
record in connection with
item p2.L3 on jr
Priscilla A. Thompson
City Clerk
Carrying out excavations or
regrading adjacent to or within a
historic building which could cause
the historic foundation to settle,
shift, or fail; could have a similar
effect on adjacent historic
buildings; or could destroy
significant archeological
resources.
Radically changing interior spaces
or damaging or destroying
features or finishes that are
character -defining while trying to
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Inappropriate excavation causing damage to
historic building foundation.
changed.
correct structural deficiencies in
preparation for the new use.
Installing new mechanical and
electrical systems or equipment in
a manner which results in
numerous cuts, splices, or
alterations to the structural
members.
Inserting a new floor when such a
radical change damages a
structural system or obscures or
destroys interior spaces, features,
or finishes.
Inserting new floors or furred -
down ceilings which cut across the
glazed areas of windows so that
the exterior form and appearance
of the windows are radically
Damaging the structural system or individual features; or radically changing,
damaging, or destroying character -defining interior spaces, features, or finishes
in order to create an atrium or a Tight well.
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CO
Submitted into the public
record in connection with
item pi-)3 on t 1-ie oy
Priscilla A. Thompson
City Clerk
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The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 1 of 8
An interior floor plan, the arrangement
and sequence of spaces, and built-in
features and applied finishes are
individually and collectively important in
defining the historic character of the
building.
Their identification, retention, protection,
and repair should be given prime
consideration in every rehabilitation project.
In evaluating historic interiors prior to
rehabilitation, it should be kept in mind that
interiors are comprised of a series of
primary and secondary spaces. This is
applicable to all buildings, from courthouses
to cathedrals, to cottages and office
buildings. Primary spaces, including
Historic shopping arcade following
entrance halls, parlors, or living rooms, successful rehabilitation.
assembly rooms and lobbies, are defined
not only by their features and finishes, but by the size and proportion of the
rooms themselves --purposely created to be the visual attraction or functioning
"core" of the building. Care should be taken to retain the essential proportions of
primary interior spaces and not to damage, obscure, or destroy distinctive
features and finishes.
Secondary spaces include areas and rooms that "service" the primary spaces
and may include kitchens, bathrooms, mail rooms, utility spaces, secondary
hallways, firestairs and office cubicles in a commercial or office space.
Extensive changes can often be made in these less important areas without
having a detrimental effect on the overall historic character.
Interior Spaces ....Identify, retain, and preserve
recommended
Identifying, retaining, and preserving a floor plan or interior spaces that
are important in defining the overall historic character of the building.
This includes the size,
configuration, proportion, and
relationship of rooms and
corridors; the relationship of
features to spaces; and the
spaces themselves such as
lobbies, reception halls,
entrance halls, double parlors,
theaters, auditoriums, and
important industrial or
commercial spaces.
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not recommended
Significant public space with symmetrical plan.
Radically changing a floor plan or interior spaces --including individual rooms —
which are important in defining the overall historic character of the building so
that, as a result, the character is diminished.
Altering the floor plan by demolishing principal walls and partitions to create a
new appearance.
Spatial character of hotel lobby destroyed
by inserting another floor level.
Altering or destroying interior spaces by
inserting floors, cutting through floors,
lowering ceilings, or adding or removing
walls.
Relocating an interior feature such as a
staircase so that the historic relationship
between features and spaces is altered.
Interior Features & Finishes ....Identify, retain, and preserve
recommended
not recommended
Identifying, retaining, and preserving interior
features and finishes that are important in
defining the overall historic character of the
building.
This includes columns, cornices, baseboards,
fireplaces and mantels, paneling, Tight fixtures,
hardware, and flooring; and wallpaper, plaster,
paint, and finishes such as stenciling, marbling,
and graining; and other decorative materials that
accent interior features and provide color,
texture, and patterning to walls, floors, and
ceilings.
Art Deco -style metal doors
with raised geometric motif.
Removing or radically changing features and finishes which are important in
defining the overall historic character of the building so that, as a result, the
character is diminished.
Installing new decorative material that obscures or damages character -defining
interior features or finishes.
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Exposed brick wall after inappropriate
removal of historic plaster.
varnished wood feature.
Spaces Features & Finishes ....Protect and Maintain
recommended
Removing paint, plaster, or other finishes
from historically finished surfaces to create
a new appearance (e.g., removing plaster
to expose masonry surfaces such as brick
walls or a chimney piece).
Applying paint, plaster, or other finishes to
surfaces that have been historically
unfinished to create a new appearance.
Stripping paint to bare wood rather than
repairing or reapplying grained or marbled
finishes to features such as doors and
paneling.
Radically changing the type of finish or its
color, such as painting a previously
Protecting and maintaining masonry, wood, and architectural metals
which comprise interior features through appropriate surface treatments
such as cleaning, rust removal, limited paint removal, and reapplication of
protective coatings systems.
Protecting interior features and finishes against arson and vandalism
before project work begins, erecting protective fencing, boarding -up
windows, and installing fire alarm systems that are keyed to local
protection agencies.
Protecting interior features such as a
staircase, mantel, or decorative
finishes and wall coverings against
damage during project work by
covering them with heavy canvas or
plastic sheets.
Installing protective coverings in areas
of heavy pedestrian traffic to protect
historic features such as wall
coverings, parquet flooring and
panelling.
Removing damaged or deteriorated
paints and finishes to the next sound
layer using the gentlest method
possible, then repainting or refinishing
using compatible paint or other coating systems.
Applying a protective finish to historic
flooring.
Repainting with colors that are appropriate to the historic building.
Limiting abrasive cleaning methods to certain industrial warehouse
C
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E
0'
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not recommended
buildings where the interior masonry or plaster features do not have
distinguishing design, detailing, tooling, or finishes; and where wood
features are not finished, molded, beaded, or worked by hand. Abrasive
cleaning should only be considered after other, gentler methods have
been proven ineffective.
Evaluating the overall condition of materials to determine whether more
than protection and maintenance are required, that is, if repairs to interior
features and finishes will be necessary.
Failing to provide adequate protection to materials on a cyclical basis so that
deterioration of interior features results.
Permitting entry into historic buildings through unsecured or broken windows
and doors so that the interior features and finishes are damaged by exposure to
weather or through vandalism.
Interior features and finishes
showing lack of maintenance.
comprise interior features.
Stripping interiors of features such as
woodwork, doors, windows, light fixtures,
copper piping, radiators; or of decorative
materials.
Failing to provide proper protection of interior
features and finishes during work so that they
are gouged, scratched, dented, or otherwise
damaged.
Failing to take new use patterns into
consideration so that interior features and
finishes are damaged.
Using destructive methods such as propane or
butane torches or sandblasting to remove
paint or other coatings. These methods can
irreversibly damage the historic materials that
Using new paint colors that are inappropriate to the historic building.
Changing the texture and patina of character -defining features through
sandblasting or use of abrasive methods to remove paint, discoloration or
plaster. This includes both exposed wood (including structural members) and
masonry.
Failing to undertake adequate measures to assure the protection of interior
features and finishes.
Spaces Features & Finishes ....Repair
recommended -. ,.._., ....v..._
Repairing interior features and finishes
by reinforcing the historic materials.
Repair will also generally include the
limited replacement in kind --or with
Submitted Into the public.
record in connection with
item 2. j or -. 11-1
Pr,
r•.; w!erk
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11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 5 of 8
not recommended
compatible substitute material --of those
extensively deteriorated or missing parts
of repeated features when there are
surviving prototypes such as stairs,
balustrades, wood panelling, columns; or
decorative wall coverings or ornamental
tin or plaster ceilings.
Painted interior finishes repaired
during rehabilitation.
Replacing an entire interior feature such as a staircase, panelled wall, parquet
floor, or cornice; or finish such as a decorative wall covering or ceiling when
repair of materials and limited replacement of such parts are appropriate.
Using a substitute material for the replacement part that does not convey the
visual appearance of the surviving parts or portions of the interior feature or
finish or that is physically or chemically incompatible.
Spaces Features & Finishes ....Replace
recommended
not recommended
Replicating damaged interior decorative
features.
Ink
Replacing in kind an entire interior
feature or finish that is too
deteriorated to repair --if the overall
form and detailing are still evident --
using the physical evidence as a
model for reproduction. Examples
could include wainscoting, a tin
ceiling, or interior stairs. If using
the same kind of material is not
technically or economically
feasible, then a compatible
substitute material may be
considered.
Removing a character -defining feature or finish that is unrepairable and not
replacing it; or replacing it with a new feature or finish that does not convey the
same visual appearance.
Design for Missing Historic Features
The following work is highlighted to indicate that it represents the particularly
complex technical or design aspects of rehabilitation projects and should only
be considered after the preservation concerns listed above have been
addressed. Submitted Into the public
record in _connectionl
Item
o_�
PriS(.. 3 A. Thompson
http://www2.cr.nps.gov/tps/tax/rhb/spaces0l.htm city Clerk 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 6 of 8
recommended
not recommended
recommended
Designing and installing a new interior feature or finish if the historic
feature or finish is completely missing.
This could include missing partitions,
stairs, elevators, lighting fixtures, and
wall coverings; or even entire rooms if
all historic spaces, features, and
finishes are missing or have been
destroyed by inappropriate
"renovations." The design may be a
restoration based on historical,
pictorial, and physical documentation;
or be a new design that is compatible
with the historic character of the
building, district, or neighborhood.
Restoration of lost features and finishes
based on documentation.
Creating a false historical appearance because the replaced feature is based on
insufficient physical, historical, and pictorial documentation or on information
derived from another building.
Introducing a new interior feature or finish that is incompatible with the scale,
design, materials, color, and texture of the surviving interior features and
finishes.
Alterations/Additions for the New Use
The following work is highlighted to indicate that it represents the particularly
complex technical or design aspects of rehabilitation projects and should only
be considered after the preservation concerns listed above have been
addressed.
Accommodating service functions such as bathrooms, mechanical
equipment, and office machines required by the building's new use in
secondary spaces such as first floor service areas or on upper floors.
Reusing decorative material or features that have had to be removed
during the rehabilitation work including wall and baseboard trim, door
molding, panelled doors, and simple wainscoting; and relocating such
material or features in areas appropriate to their historic placement.
Installing permanent partitions in secondary spaces; removable partitions
that do not destroy the sense of space should be installed when the new
use requires the subdivision of character -defining interior space.
Enclosing an interior stairway where required
by code so that its character is retained. In
many cases, glazed fire -rated walls may be
used.
Placing new code -required stairways or
elevators in secondary and service areas of
Submitted Into the public'
record in connection with
item P2 -13 on ►-►8 o
Priscilla A. Thompson
City Clerk
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11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 7 of 8
not recommended
the historic building.
Creating an atrium or a light well to provide
natural light when required for the new use in
a manner that preserves character -defining
interior spaces, features, and finishes as well
as the structural system.
Adding a new floor, if required for the new use,
in a manner that preserves character -defining
structural features, and interior spaces,
features, and finishes.
Preserved corridor with new
fire -rated doors in historic
school rehabilitated for senior
housing.
Dividing rooms, lowering ceilings, and damaging or obscuring character -
defining features such as fireplaces, niches, stairways or alcoves, so that a new
use can be accommodated in the building.
Discarding historic material when it can be reused within the rehabilitation
project or relocating it in historically inappropriate areas.
Installing permanent partitions
that damage or obscure
character -defining spaces,
features, or finishes.
Enclosing an interior stairway
with fire -rated construction so that
the stairwell space or any
character -defining features are
destroyed.
Dropped ceiling that destroys historic interior
character.
Radically changing, damaging, or
destroying character -defining spaces, features, or finishes when adding new
code -required stairways and elevators.
Destroying character -defining interior spaces, features, or finishes; or damaging
the structural system in order to create an atrium or light well.
Inserting a floor within a building that altersor destroys the fenestration; radically
changes a character -defining interior space; or obscures, damages, or destroys
decorative detailing.
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http://www2.cr.nps.gov/tps/tax/rhb/spaces01.htm 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 1 of 5
SEARCH I t K
Mechanical Systems ....Identify, retain, and preserve
recommended
Identifying, retaining, and preserving visible
features of early mechanical systems that are
Mechanical, lighting and
plumbing systems improved
significantly with the
coming of the Industrial
Revolution.
The 19th century interest in
hygiene, personal comfort,
and the reduction of the
spread of disease were met
with the development of
central heating, piped water,
piped gas, and network of Historic radiator preserved in rehabilitation.
underground cast iron
sewers.Vitreous tiles in kitchens, baths and hospitals could be cleaned easily
and regularly. The mass production of cast iron radiators made central heating
affordable to many; some radiators were elaborate and included special
warming chambers for plates or linens. Ornamental grilles and registers
provided decorative covers for functional heaters in public spaces. By the turn
of the 20th century, it was common to have all these modern amenities as an
integral part of the building.
The greatest impact of the 20th century on
mechanical systems was the use of electricity
for interior lighting, forced air ventilation,
elevators for tall buildings, and electric heat.
The new age of technology brought an
increasingly high level of design and
decorative art to the functional elements of
mechanical, electrical and plumbing systems.
Electric lighting and decorative The visible decorative features of historic
ceiling in an early 20th century office mechanical systems such as grilles, lighting
building. fixtures, and ornamental switchplates may
contribute to the overall historic character of the building and should thus be
retained and repaired, whenever possible. Their identification needs to take
place together with an evaluation of their physical condition early in project
planning. On the other hand, the functioning parts of many older systems, such c -6,
as compressors and their ductwork, and wiring and pipes may often need to be .: o 4)
a i
upgraded or entirely replaced in order to accommodate the new use and to% s^...0
meet code requirements. p, c E y^f+
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http://www2.cr.nps.gov/tps/tax/rhb/mechanical01.htm
11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 2 of 5
not recommended
important in defining the overall historic
character of the building.
This may include radiators, vents, fans, grilles,
plumbing fixtures, switchplates, and lights.
Ornate gas lighting fixture
that has been electrified.
Removing or radically changing features of mechanical systems that are
important in defining the overall historic character of the building so that, as a
result, the character is diminished.
Mechanical Systems ....Protect and Maintain
recommended .ro...
Protecting and maintaining mechanical,
plumbing, and electrical systems and their
features through cyclical cleaning and other
appropriate measures.
not recommended
Preventing accelerated deterioration of
mechanical systems by providing adequate
ventilation of attics, crawlspaces, and cellars
so that moisture problems are avoided.
Improving the energy efficiency of existing
mechanical systems to help reduce the need
for elaborate new equipment. Consideration
should be given to installing storm windows,
insulating attic crawl space, or adding
awnings, if appropriate.
Ilk
Boiler kept in good operational
condition through ongoing
maintenance.
Failing to provide adequate protection of materials on a cyclical basis so that
deterioration of mechanical systems and their visible features results.
Enclosing mechanical systems in areas that are not adequately ventilated so
that deterioration of the systems results.
http://www2.cr.nps.gov/tps/tax/rhb/mechanical01.htm
11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 3 of 5
Installing unnecessary air conditioning or climate control systems which can
add excessive moisture to the building. This additional moisture can either
condense inside, damaging interior surfaces, or pass through interior walls to
the exterior, potentially damaging adjacent materials as it migrates.
Mechanical Systems ....Repair
recommended
not recommended
Repairing mechanical systems by
augmenting or upgrading system parts,
such as installing new pipes and ducts;
rewiring; or adding new compressors or
boilers.
Rehabilitation of elevators in a late 1920s
commercial building.
Replacing a mechanical system or its functional parts when it could be
upgraded and retained.
Mechanical Systems ....Replace
recommended
not recommended
Replacing in kind --or with compatible substitute material --those visible
features of mechanical systems that are either extensively deteriorated or
are prototypes such as ceiling fans, switchplates, radiators, grilles, or
plumbing fixtures.
Installing a replacement feature that does not convey the same visual
appearance.
Alterations/Additions for the New Use
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The following work is highlighted to indicate that it represents the particularly - 8 `•
complex technical or design aspects of rehabilitation projects and should only 13G
�be considered after the preservation concerns listed above have been P •N '— i.
addressed. E 'O 11
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recommended to •—
Installing a completely new mechanical system if required for the new use
so that it causes the least alteration possible to the building's floor plan,
http://www2.cr.nps.gov/tps/tax/rhb/mechanical01.htm 11/5/2004
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 4 of 5
not recommended
the exterior elevations, and the least damage to the historic building
material.
Providing adequate structural support for new mechanical equipment.
Installing the vertical runs of ducts, pipes, and cables in closets, service
rooms, and wall cavities.
Installing air conditioning units if required by the new use in such a
manner that historic features are not damaged or obscured and excessive
moisture is not generated that will accelerate deterioration of historic
materials.
Installing heating/air conditioning units in the window frames in such a
manner that the sash and frames are protected. Window installations
should be considered only when all other viable heating/cooling systems
would result in significant damage to historic materials.
Historic building material
destroyed by through -the -wall
air -conditioners.
Installing a new mechanical system so that
character -defining structural or interior features are
radically changed, damaged, or destroyed.
Failing to consider the weight and design of new
mechanical equipment so that, as a result, historic
structural members or finished surfaces are
weakened or cracked.
Installing vertical runs of ducts, pipes, and cables in
places where they will obscure character -defining
features.
Concealing mechanical equipment in walls or
ceilings in a manner that requires the removal of
historic building material.
Installing a "dropped"
acoustical ceiling to hide mechanical equipment
when this destroys the proportions of character -
defining interior spaces.
Cutting through features such as masonry walls in
order to install air conditioning units.
Radically changing the appearance of the historic
building or damaging or destroying windows by
installing heating/air conditioning units in historic
window frames.
Inappropriate installation of
new meters on primary
elevation.
•
http://www2.cr.nps.gov/tps/tax/rhb/mechanical0 1 . htm
11/5/2004