AGENDA #15a(1)
MEMORANDUM
TO: Mayor and Town Council
FROM: Council Member Sally Greene
Mayor Kevin Foy
SUBJECT: Request to Consider Historic Preservation Easement for Old Chapel Hill Library Building
DATE: June 15, 2005
The old Chapel Hill Public Library building (1966) is a local landmark of mid-century modern design. Its architect, Don Stewart, was one of the young modernist architects that Jim Webb brought to Chapel Hill who, in turn, developed his own reputation for good design. His other buildings include the State Employees Credit Union on Pittsboro St., Carmichael Gymnasium, and several distinctive residential structures in town. The attached excerpts from M. Ruth Little’s manuscript The Town and Gown Architecture of Chapel Hill, 1979-1995, funded by the Preservation Society and the N.C. Office of Archives and History, gives more detail about Mr. Stewart and his work. About the Library building Ms. Little writes,
The building’s natural insinuation into its sloping site and use of native materials continue the organic modernist tradition of Frank Lloyd Wright, exhibited in such buildings as the Fallingwater residence in Pennsylvania. The rectangular building features a fieldstone lower level supporting a wood shingled main level with angled walls capped by a metal Mansard roof with a wide roof overhang. The entrance and windows are deeply recessed into the walls. Stone walkways, planters, and retaining walls integrate the building into the site.
From our later vantage point, she writes, “The Chapel Hill Library’s battered native stone walls and stained wood blend the modernist building into the streetscape of traditional faculty houses along East Franklin Street.”
We would like the Council to consider granting a historic preservation easement on the old Library building to Preservation North Carolina. Such an easement would ensure that the building will not be destroyed, though it would not prohibit modifications in keeping with its period character. Myrick Howard, president of Preservation NC, has expressed a strong interest in obtaining such an easement.
Along with Ms. Little’s manuscript, a sample copy of the proposed preservation easement is attached. We suggest that the topic be referred to staff (including the Town Attorney) and the Historic District Commission for review, to come back to the Council in the fall.
ATTACHMENTS
From the unpublished manuscript The Town and Gown Architecture of Chapel Hill, 1795-1975, by M. Ruth Little, funded by the Preservation Society and the N.C. Office of Archives and History
former Chapel Hill Public Library.
523 E. Franklin Street
1966
Architect Don Stewart designed the library on a prominent location at the northwest corner of East Franklin Street and Boundary Street. The old frame Hendon House was demolished to make way for the library. Naturally, some citizens opposed the introduction of modern architecture into the heart of the Chapel Hill Historic District, but the building has become a beloved landmark. The building’s natural insinuation into its sloping site and use of native materials continue the organic modernist tradition of Frank Lloyd Wright, exhibited in such buildings as the Fallingwater residence in Pennsylvania. The rectangular building features a fieldstone lower level supporting a wood shingled main level with angled walls capped by a metal Mansard roof with a wide roof overhang. The entrance and windows are deeply recessed into the walls. Stone walkways, planters, and retaining walls integrate the building into the site. The library moved to new, larger quarters on Estes Drive in 1994. In 1998 the main floor of the 1966 building became the Chapel Hill Museum. The lower level is the headquarters of the Chapel Hill Historical Society.
(Source: Doug Eyre, telephone conversation with author, Feb. 24, 2004)
I found in my research that the building in which the museum is house was built with the help of a $400,000 bequest from Cornelia Spencer Love (granddaughter of Cornelia Philips Spencer).
In addition to the former Chapel Hill Museum, Stewart also designed the following modernist buildings in Chapel Hill. These entries are also from M. Ruth Little’s unpublished manuscript.
State Employees Credit Union.
310 Pittsboro Street
Ca. 1970
Don Stewart, architect
The Modernist-style State Employees Credit Union building is startling not only because it intrudes into the residential fabric along Pittsboro Street, but because its complex modern style is rare in architecturally-conservative west Chapel Hill. The two-story tan brick building has extensive large windows on the second story and a copper Mansard eave. (A Mansard roof has a double slope, with the lower slope longer and steeper than the upper.) At the north front corner, a dramatically large triangular one-story wing, containing the entrance lobby, has wide cantilevered eaves with wooden supports that resemble Frank Lloyd Wright’s Imperial Hotel in Tokoyo (destroyed).
From Little’s introductory essay to the manuscript:
In 1965 Carmichael Gymnasium, a feat of structural engineering designed by Chapel Hill architect Don Stewart and Raleigh engineer Ezra Meier, was attached to Woolen Gym. In 1967 an International Style classroom building replaced the main section of Davie Hall. Designed by Raleigh architects Holloway-Reeves and Brian Shawcroft, this was the first modern building built on the main campus.
One of Jim Webb’s most lasting contributions to modernist architecture in Chapel Hill are the young architects who worked in his office and became important in their own right. Foremost among these is Don Stewart, who was born in 1926, raised in Ohio, and received his architecture degree at Miami University in Ohio in 1952 (Fig. 61). While earning a Masters in Regional Planning at Chapel Hill, he worked in the Webb brothers office. Stewart brought the midwestern organic architectural ideal of Frank Lloyd Wright to Chapel Hill. When Stewart received his architecture license in 1956, Jim Webb made him a partner, and the firm became known as City Planning and Architecture Associates. In 1958 engineer Bob Anderson joined the firm. When they purchased land on Estes Drive and built a new office in the mid-1960s, Jim Webb returned to the old office in the former Methodist Church on Rosemary Street, and practiced there for the rest of his career.
Don Stewart’s early work, such as the 1953 Kai Jurgenson House, 410 Whitehead Circle, fused the organic modernism of the Bay area style with the regional modernism of Gropius and his students at Harvard University. Around 1960 Stewart’s design took a strong Asian turn. The house he designed for Robert Mace, a physicist, and his wife Ruth at 222 Hillcrest Circle, a small subdivision off East Franklin Street, has an open floor plan on one level, with small changes in level according to zone. A tall porch extends across the south, rear elevation to shield the living areas from the sun. The wide roof overhang and privacy screen beside the front entrance have a Japanese character. Stewart says of his trademark wide overhanging roof, “I always tried to put a hat on a house.”[1] His most dramatic Japanese house is the Bowers-Nelson House at 903 Coker Drive in Morgan Creek Hills. Built ca. 1960, the small modernist house on a sloping lot has a number of features drawn directly from Japanese houses (Fig. 62). The post-and-beam framework is exposed on the exterior, which originally was painted red, yellow, and black. Shoji screens of translucent paper slide on tracks to separate the spaces. Off the living room is an engawa, a sunken pebbled garden area.
One of Stewart’s most dramatic later houses was designed in 1968 for his partner, Bob Anderson, on a rocky ridge beside Booker Creek. The house stands at 601 Brookview Drive in Lake Shore Hills. A steep gabled pavilion containing the living room and dining room is set on stilts over the rock-strewn Booker Creek, with balconies extending out at each end like a Swiss chalet. A stilted bridge containing the kitchen and staircase connects the house to the bedroom wing, set into the rocky hillside above. Glazed eaves, large windows, earthy board and batten siding, and a variety of roof levels recall both oriental and Swiss architecture in this house that celebrates the beauty of its natural setting.
Although the Webb brothers, Don Stewart, and other modern architects from out of town were constructing modernist residences in Chapel Hill in the 1950s and 1960s, the university continued its Southern Colonial theme for most of these decades.
Like the university, the town remained committed to traditional architecture until the 1960s. Don Stewart relates a conversation about 1965 regarding the design of the Chapel Hill Public Library on East Franklin Street with Mrs. Richmond P. Bond, the head of the library committee:
[She] asked me about doing a traditional building. I said, well, I’m really not a traditional architect. I recommend, if that’s really what they wanted—Sprinkle—over in Durham. Mrs. Bond didn’t go for that so I ended up doing the building.[2]
William Van Sprinkle was a Durham architect who had designed a number of Georgian Revival houses in Gimghoul, Laurel Hill, and other Chapel Hill subdivisions in the 1940s and 1950s. Stewart’s modernist aesthetic required him to create a building whose form evolved out of its function. Obviously the library’s selection committee decided that they wanted a contemporary building, and Stewart created one of his finest buildings for the library (Fig. 64).
With his commercial and institutional buildings of the 1960s and 1970s, including Carmichael Auditorium (1965), the Chapel Hill Library (1966), the Chapel Hill Professional Village (1968), the State Employees Credit Union on Pittsboro Street (1971), and the Totten Center at the North Carolina Botanical Gardens (1972), Don came into his own as a masterful modernist in the tradition of his favorite architect, Frank Lloyd Wright. Stewart’s buildings honor their sites through their multi-level designs, their sensitive use of native stone and wood, and their environmental ethic. Carmichael Auditorium, with its system of steel beams supported by steel tie rods buried in the ground, was the largest single-span building in North Carolina when built in 1965. The Chapel Hill Library’s battered native stone walls and stained wood blend the modernist building into the streetscape of traditional faculty houses along East Franklin Street The Professional Village is a one-and two-story office complex with bold stone supports, sheltered parking, extensive landscaping integrated into the architecture, and a bridge through the center that recalls Wrightian massing. The Credit Union uses stone walls and floating roof planes to express its gentle modernism. The Totten Center, built of concrete and plywood under a tight budget to house the staff and laboratories of the Botanical Garden, is a passive solar building sunk into the earth, with large skylights illuminating the work areas.
STATE OF NORTH CAROLINA
COUNTY OF
HISTORIC PRESERVATION AGREEMENT
THIS AGREEMENT, made this the _____ day of ________, 200_, by and between ___________________________ of ______________ County, North Carolina (hereinafter referred to as the "Grantor"), and THE HISTORIC PRESERVATION FOUNDATION OF NORTH CAROLINA, INC., a non-profit corporation organized and existing under the laws of the State of North Carolina with its principal office being in Raleigh, North Carolina (hereinafter referred to as the "Foundation");
W I T N E S S E T H:
WHEREAS, the Grantor owns certain real property (hereinafter referred to as the "Subject Property"), a description of which is attached hereto as Exhibit "A" and incorporated herein by reference; and
WHEREAS, the Subject Property currently has certain permanent improvements consisting of __________________ hereinafter referred to as ________________________; and
WHEREAS, __________________________________________, located at _____________________________, ___________________ County, North Carolina, is a property of recognized historical and architectural significance; and
WHEREAS, the Foundation and Grantor both desire that the Subject Property shall retain its historically and architecturally significant features, while being sympathetically adapted and altered, where necessary, to provide for contemporary uses; and
WHEREAS, the Foundation and Grantor both desire that the Subject Property shall not be subdivided in order to preserve its integrity of site; and
WHEREAS, the Foundation is a charitable organization which accepts preservation easements on buildings having historical or architectural importance, said easement subjecting such buildings to restrictions that will insure that they are preserved and maintained for the benefit of future generations; and
WHEREAS, the North Carolina General Assembly has enacted the Historic Preservation and Conservation Agreements Act validating restrictions, easements, covenants, conditions, or otherwise, appropriate to the preservation of a structure or site significant for its architecture, archaeology or historical associations.
NOW, THEREFORE, for and in consideration of the Grantor’s interest in historic preservation and _____ support for the Foundation and its purposes, and for and in consideration of the sum of ONE DOLLAR ($1.00), the Grantor, for ______self, ______successors and assigns, hereby covenants and agrees to abide by the following restrictions (hereinafter referred to as "covenants"), said covenants to be restrictions of record to attach to the land described in Exhibit A:
1. These covenants shall be administered solely by the Historic Preservation Foundation of North Carolina, Inc., its successors in interest or assigns; and in all subsequent conveyances of Subject Property, the Foundation, its successors in interest or assigns shall be the sole party entitled to administer these covenants. In the event that the Foundation, or its successors in interest by corporate merger cease to exist, then in such event the Foundation shall assign all of its rights and interests in these easements, covenants, and conditions subject to such duties and obligations which it assumes hereby to a non-profit corporation of responsibility which exists for substantially the same reasons as the Foundation itself (as described hereinabove); if no such corporation be available for such assignment, then under such circumstances such assignment shall be made to the State of North Carolina which shall be the sole party entitled to administer these covenants.
2. The Grantor covenants and agrees to continuously maintain, repair, and administer the Subject Property herein described in accordance with the Secretary of the Interior's Standards for the Treatment of Historic Properties (in effect as of 1992) so as to preserve the historical integrity of features, materials, appearances, workmanship and environment of the Subject Property. Maintenance shall be continuously provided using the same materials and workmanship. Said standards are attached as Exhibit B hereto and incorporated in these covenants by reference.
3. No alteration and no physical or structural change and no changes in the color, material or surfacing shall be made to the exterior of _______________________ without the prior written approval of the President or Chairman of the Board of Directors of the Foundation.
4. No addition to an existing building nor any additional structure shall be built upon the Subject Property unless the plans and exterior designs for such structure or addition have been approved in advance in writing by the President or Chairman of the Board of Directors of the Foundation. The Foundation in reviewing the plans and designs for any addition or additional structure shall consider the following criteria: Exterior building materials; height; fenestration; roof shapes, forms, and materials; surface textures; expression of architectural detailing; scale; relationship or any additions to the main structure; general form and proportion of structure; orientation to street; setback; spacing of buildings, defined as the distance between adjacent buildings; lot coverage; use of local or regional architectural traditions; and effect on landscape and archeological resources. Contemporary designs for additions or additional structures shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, color, material and character of the property and its environment.
5. Neither ___________________ nor any part thereof may be removed or demolished without the prior written approval of the President or Chairman of the Board of Directors of the Foundation.
6. The Grantor and the Foundation hereby agree that the interior architectural features listed below are elements which contribute to the architectural significance of ___________________________:
[To Be Completed Later]
No removal or alteration of the abovementioned architectural features shall be made without the prior written approval of the President or Chairman of the Board of Directors of the Foundation.
7. No portion of the acreage under covenant with the Subject Property may be subdivided.
8. The Grantor shall abide by all federal, state and local laws and ordinances regulating the rehabilitation, maintenance and use of the Subject Property.
9. No living trees greater than 12 inches in diameter at a point 4 feet above the ground shall be removed from the Subject Property without the express written approval of the Foundation unless immediate removal is necessary for the protection of any persons coming on to the Subject Property or of the general public; or for the prevention or treatment of disease; or for the protection and safety of the or any other permanent improvements on the Subject Property. Any tree of the aforementioned size which must be removed shall be replaced within a reasonable time by a new tree or a substantially similar species. If so requested, the Foundation may approve the use of an alternate species.
10. In case of any contemplated sale of the Subject Property or any portion thereof by the Grantor or any successor in title thereto, first refusal as to any bona fide offer of purchase must be given to the Foundation, its successors or assigns. If the Foundation so decides to purchase, it shall notify the then owner of its willingness to buy upon the same terms within thirty (30) days of receipt of written notice of such bona fide offer. Failure of the Foundation to notify the then owner of its intention to exercise this right of first refusal within such thirty (30) day period shall free the owner to sell pursuant to the bona fide offer. Provided, however, that if there are any outstanding deeds of trust or other encumbrances against the property, any right to repurchase shall be subject to said deeds of trust or encumbrances, and they shall either be satisfied or assumed as part of the purchase price.
11. In the event of a violation of covenants contained in Paragraphs 2, 3, 4, 5, and 6 hereof, the Foundation shall have an option to purchase the Subject Property, provided that it shall give the Grantor written notice of the nature of the violation and the Grantor shall not have corrected same within the ninety (90) days next following the giving of said notice. The purchase of the Subject Property, pursuant to the exercise of the option retained hereby, shall be at a price equal to the then market value of the Subject Property, subject to restrictive covenants, as determined by agreement of the Grantor and the Foundation, or in the absence of such agreement, by a committee of three appraisers, one to be selected by the Foundation, one to be selected by the Grantor, and the other to be designated by the two appraisers selected by the Foundation and the Grantor respectively. Provided, however, that if there are any outstanding deeds of trust or other encumbrances against the property, any right to repurchase shall be subject to said deeds of trust or encumbrances, and they shall either be satisfied or assumed as part of the purchase price.
12. Representatives of the Foundation shall have the right to enter the Subject Property at reasonable times, after giving reasonable notice, for the purpose of inspecting the building and grounds to determine if there is compliance by the Grantor with the terms of these covenants.
13. Researchers, scholars and groups especially interested in historic preservation shall have access to view the interior of the property by special appointment at various times and intervals during each year. The general public shall have access to the Subject Property to view the exterior and interior features herein protected at the Grantor’s discretion at various times and intervals during each year at times both desirable to the public and convenient with the Grantor.
14. Grantor shall insure the Subject Property against damage by fire or other catastrophe. If the original structure is damaged by fire or other catastrophe to an extent not exceeding fifty percent (50%) of the insurable value of those portions of the building, then insurance proceeds shall be used to rebuild those portions of the Subject Property in accordance with the standards in Exhibit B. The Grantor shall keep the Subject Property insured under a comprehensive general liability policy that names the Foundation as an additional insured and that protects the Grantor and the Foundation against claims for personal injury, death and property damage.
15. All mortgages and rights in the property of all mortgagees are subject and subordinate at all times to the rights of the Foundation to enforce the purposes of this Historic Preservation Agreement. Grantor will provide a copy of this Agreement to all mortgagees of the Subject Property and have caused all mortgagees as of the date of this Agreement to subordinate the priority of their liens to this Agreement. The subordination provisions as described above relates only to the purposes of the Agreement, namely the preservation of the historic architecture and landscape of the Subject Property.
16. The Grantor does hereby covenant to carry out the duties specified herein, and these restrictions shall be covenants and restrictions running with the land, which the Grantor, ____ heirs, successors, and assigns, covenant and agree, in the event the Subject Property is sold or otherwise disposed of, will be inserted in the deed or other instrument conveying or disposing of the Subject Property.
17. The Grantor and the Foundation recognize that an unexpected change in the conditions surrounding the Subject Property may make impossible or impractical the continued use of the Subject Property for conservation purposes and necessitate the extinguishment of this Historic Preservation Agreement. Such an extinguishment must comply with the following requirements:
(a) The extinguishment must be the result of a final judicial proceeding.
(b) The Foundation shall be entitled to share in the net proceeds resulting from the extinguishment in an amount in accordance with the then applicable regulations of the Internal Revenue Service of the U.S. Department of the Treasury.
(c) The Foundation agrees to apply all of the portion of the net proceeds it receives to the preservation and conservation of other property or buildings having historical or architectural significance to the people of the State of North Carolina.
(d) Net proceeds shall include, without limitation, insurance proceeds, condemnation proceeds or awards, proceeds from a sale in lieu of condemnation, and proceeds from the sale or exchange by Grantor of any portion of the Subject Property after the extinguishment.
18. In the event of a violation of these covenants and restrictions, all legal and equitable remedies, including injunctive relief, specific performance, and damages, shall be available to the Foundation. No failure on the part of the Foundation to enforce any covenant or restriction herein nor the waiver of any right hereunder by the Foundation shall discharge or invalidate such covenant or restriction or any other covenant, condition or restriction hereof, or affect the right of the Foundation to enforce the same in event of a subsequent breach or default.
19. Except as otherwise provided herein, there shall be assessed by the Foundation and collected from the purchasers of the Subject Property, or any portion thereof subject to these covenants and restrictions, a transfer fee equal to twenty-five one-hundredths of one percent (0.25%) of the sales price of such property, or any portion thereof, which transfer fee shall be paid to the Foundation and used by the Foundation for the purpose of preserving the historical, architectural, archeological or cultural aspects of real property. Such fee shall not apply to inter-spousal transfers, transfers by gift, transfers between parents and children, transfers between grandparents and grandchildren, transfers between siblings, transfers between a corporation and any shareholders in the same corporation who owns 10 percent (10%) or more of the stock in such corporation and transfers between a limited liability corporation and any member who owns more than ten percent (10%) of such limited liability corporation, transfers by Will, bequest, intestate succession or transfers to the Foundation (each of the foregoing hereinafter referred to as an “Exempt Transfer”); provided, however, that such fee shall not apply to the first non-exempt transfer of the Subject Property, but shall apply to each non-exempt transfer thereafter. In the event of non-payment of such a transfer fee, the amount due shall bear interest at the rate of 12% (twelve percent) per annum from the date of such transfer, shall, together with accrued interest, constitute a lien on the real property, or any portion thereof, subject to these covenants and restrictions and shall be subject to foreclosure by the Foundation. In the event that the Foundation is required to foreclose on its lien for the collection of the transfer fee, and/or interest thereon, provided for herein, the Foundation shall be entitled to recover all litigation costs and attorney’s fees incurred at such foreclosure, which litigation costs and attorney’s fees shall be included as part of the lien and recoverable out of proceeds of the foreclosure sale. The Foundation may require the purchaser and/or seller to provide reasonable written proof of the applicable sales price, such as executed closing statements, contracts of sale, copies of deeds, affidavits or such other evidence, and purchaser shall be obligated to provide such information within forty-eight (48) hours after receipt of written request for such information from the Foundation.
20. Unless otherwise provided, the covenants and restrictions set forth above shall run in perpetuity.
IN WITNESS WHEREOF, the Grantor has hereunto set ____ hand and seal, and the Historic Preservation Foundation of North Carolina, Inc., has caused this instrument to be signed in its corporate name by its duly authorized officer and its seal to be hereunto affixed by the authority of its Board of Directors, the day and year first above written.
NAME
(Seal)
THE HISTORIC PRESERVATION FOUNDATION
OF NORTH CAROLINA, INC.
BY _________________________________
J. Myrick Howard, President
Corporate Seal
STATE OF NORTH CAROLINA
COUNTY OF
I, ____________________________, a Notary Public of the County and State aforesaid, certify that ______________ personally came before me this day and acknowledged the due execution of the foregoing instrument.
Witness my hand and official stamp or seal, this ________ day of ____________, 200_.
My Commission Expires: _____________ _________________________
Notary Public
STATE OF NORTH CAROLINA
COUNTY OF
I, ___________________________, a Notary Public of the County and State aforesaid, certify that J. Myrick Howard personally came before me this day and acknowledged that he is President of THE HISTORIC PRESERVATION FOUNDATION OF NORTH CAROLINA, INC., a North Carolina corporation, and that by authority duly given and as the act of the corporation, the foregoing instrument was executed in its name by him as President and sealed with its corporate seal.
Witness my hand and official stamp or seal, this ________ day of ____________, 200_.
My Commission Expires: _____________ __________________________
Notary Public
EXHIBIT A
Legal Property Description
EXHIBIT B
SECRETARY OF THE INTERIOR'S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES
(1992)
TREATMENTS
There are Standards for four distinct, but interrelated, approaches to the treatment of historic properties -- Preservation, Rehabilitation, Restoration, and Reconstruction. Preservation focuses on the maintenance and repair of existing historic materials and retention of a property’s form as it has evolved over time. (Protection and Stabilization have now been consolidated under this treatment.) Rehabilitation acknowledges the need to alter or add to a historic property to meet continuing or changing uses while retaining the property’s historic character. Restoration is undertaken to depict a property at a particular period of time in its history, while removing evidence of other periods. Reconstruction re-creates vanished or non-surviving portions of a property for interpretive purposes.
In summary, the simplification and sharpened focus of these revised sets of treatment standards is intended to assist users in making sound historic preservation decisions. Choosing appropriate treatment for a historic property, whether preservation, rehabilitation, restoration, or reconstruction, is critical. This choice always depends on a variety of factors, including the property’s historical significance, physical condition, proposed use, and intended interpretation.
Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of a historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a preservation project.
STANDARDS FOR PRESERVATION
1. A property shall be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property shall be protected and, if necessary, stabilized until additional work may be undertaken.
2. The historic character of the property shall be retained and preserved. The replacement of intact or repairable historical materials or alteration of features, spaces, and spatial relationships that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features shall be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.
4. Changes to a property that have acquired historic significance in their own right shall be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
6. The existing condition of historic features shall be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material shall match the old in composition, design, color, and texture.
7. Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used.
8. Archeological resources shall be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken.
PRESERVATION AS A TREATMENT
When the property’s distinctive materials, features, and spaces are essentially intact and thus convey the historic significance without extensive repair or replacement; when depiction at a particular period of time is not appropriate; and when a continuing or new use does not require additions or extensive alterations, Preservation may be considered as a treatment. Prior to undertaking work, a documentation plan should be developed.
REHABILITATION is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.
STANDARDS FOR REHABILITATION
1. A property shall be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property shall be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships 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 elements from other historic properties, shall not be undertaken.
4. Changes to a property that have acquired historic significance in their own right shall be retained and preserved.
5. Distinctive materials, 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, where possible, materials. Replacement of missing features shall be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used.
8. Archeological resources shall be protected and preserved in place. 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, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and shall be compatible with the historical materials, features, size, scale, and proportion, and massing to protect the 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.
REHABILITATION AS A TREATMENT
When repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate, Rehabilitation may be considered as a treatment. Prior to undertaking work, a documentation plan for Rehabilitation should be developed.
RESTORATION is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project.
STANDARDS FOR RESTORATION
1. A property shall be used as it was historically or be given a new use which reflects the property’s restoration period.
2. Materials and features from the restoration period shall be retained and preserved. The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period shall not be undertaken.
3. Each property shall be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate, and conserve materials and features from the restoration period shall be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.
4. Materials, features, spaces, and finishes that characterize other historical periods shall be documented prior to their alteration or removal.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period shall be preserved.
6. Deteriorated features from the restoration period 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 where possible, materials.
7. Replacement of missing features from the restoration period shall be substantiated by documentary and physical evidence. A false sense of history shall not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically.
8. Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used.
9. Archeological resources affected by a project shall be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken.
10. Designs that were never executed historically shall not be constructed.
RESTORATION AS A TREATMENT
When the property’s design, architectural, or historical significance during a particular period of time outweighs the potential loss of extant materials, features, spaces, and finishes that characterize other historical periods; when there is substantial physical and documentary evidence for the work; and when contemporary alterations and additions are not planned, Restoration may be considered as a treatment. Prior to undertaking work, a particular period of time, i.e., the restoration period, should be selected and justified, and a documentation plan for Restoration developed.
RECONSTRUCTION is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.
STANDARDS FOR RECONSTRUCTION
1. Reconstruction shall be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property.
2. Reconstruction of a landscape, building, structure, or object in its historic location shall be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures shall be undertaken.
3. Reconstruction shall include measures to preserve any remaining historic materials, features, and spatial relationships.
4. Reconstruction shall be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property shall re-create the appearance of a non-surviving historic property in materials, design, color, and texture.
5. A reconstruction shall be clearly identified as a contemporary re-creation.
6. Designs that were never executed historically shall not be constructed.
RECONSTRUCTION AS A TREATMENT
When a contemporary depiction is required to understand and interpret a property’s historic value (including the re-creation of missing components in a historic district or site); when no other property with the same associative value has survived; and when sufficient historical documentation exists to ensure an accurate reproduction, Reconstruction may be considered as a treatment. Prior to undertaking work, a documentation plan for Reconstruction should be developed.