6 - Historic Preservation/Energy Efficiency policy analysis updateCity of Boulder Policies and Regulations Regarding
Historic Preservation, Recycling, and Energy Conservation
Historic preservation planning staff is undertaking an analysis of city policies and
regulations as they relate to historic preservation, recycling, and energy conservation.
This analysis is the result of the public's perception that, in some instances, city policies
regulating these areas are in conflict. The purpose of the analyses is threefold; to examine
and assess the consistency of historic preservation and energy conservation policies and
regulations, to engage stakeholders and the general public in the discussion, and to make
recommendations to the Landmarks Board, Environmental Advisory Board, and City
Council based upon the findings.
The following is a preliminary summary of the city's goals and policies toward
historic preservation, recycling, and energy conservation.
1. Boulder Valley Comprehensive Plan Policies (Goals):
a. Community Conservation, Preservation ofHistoric and Cultura[
Resources.
• Policy 2.30 states that, Bui[dings, districts, and sites of historic,
architectural, archaeologica[, or cultura[ significance shall be
identified and protected and that, Protection will be required by the
city when a proposed action invo[ves a potential important resource.
A stated objective of Community Conservation in Boulder is that the
city and county, develop a Boulder valley-wide preservation plan in
order to integrate historic preservation into the Comprehensive Plan:
to ... ensure consistency among governmental policies that affect
the community' historic, archaeo[ogical and cultural resources
(Policy 2.32, Historic and Cu[tural Preservation Plan).
b. Energy Conservation, Protect Natural Resources.
• One of the stated objectives of this section of the Plan is to, maximize
the e~ciency af resource use in the Boulder Valley and encourage
the use of renewable resources (Policy 4.34 Resource P[annin~. To
this end the city supports, conservation in building and processes by
developing improved standards and providing standards and
providing information about techniques for energy e~ciency (Po[icy
4.37 Encouragement of Energy Alternatives).
~ Policy 4.40, Energy Efficient Building Design & Construction, seeks
to, continue to improve programs ensuring energy e~ciency in new
co»struction . . .
^ The Resource Conservation section of the Plan encourages, the
renovation of existing bui[dings over demolition and shal! develop
policies and programs which promote the reuse of materials in development
and construction practices (Policy 4.42 Waste Minimization and Recycling
of Construction Materia[s).
2. City of Boulder Ordinances & Programs (Implementation).
a. Historic Preservation.
i. Historic Preservation Ordinance, Section 10.13-1, of the Boulder
Revised Code.
^ Requires review of alterations and issuance of Landmazks Alteration
Certificate (LAC) prior to obtaining a permit for exterior remodeling
and new construction on landmark properties or buildings in historic
districts. Such review follows relevant city policies including energy
efficient design.
• Section 10.13-18 (b,l-4) of the Ordinance, requires that Landmark
Alteration Certificates not be approved unless the proposed work, 1)
preserves the exterior architectural features of the property within a
landmark or district, 2) does not adversely affect the historic or
architectural value of the landmark or district, 3)materials used on the
proposed or existing building are compatible with the historic property
and/or district. Subsection c of this section specifies that in
determining whether to issue a LAC, the landmarks boazd shall
consider the incorporation of energy efficient design.
^ Pursuant to the Ordinance, the city has adopted Genera[ Design
Guidelines for Landmarks and Historic Districts and a number of
district specific guidelines to assist in the interpretation of the historic
preservation code.
• Section 3J, Ceneral Design Guidelines, identifies windows as
primary character defining features of a building and specifies that
wherever possible, historic windows should be repaired; replacement
only considered as a last resort. It identifies windows on elevations
visible from public ways as particularly important.
• This section identifies appropriate rehabilitation of historic windows
and the addition of storm windows as being acceptable treatments
which can also result in increased energy efficiency.
• Section 3.8, General Design Guidelines, outlines similar guidelines
for the treatment of historic doors.
^ All of the district specific guidelines require the retention of historic
windows and doors.
• The guidelines do not explicitly acknowledge the importance of
recycling or energy conservation .Other than rehabilitating windows
and providing for passive solar options, the guidelines do not address
appropriate treatments to make historic buildings more energy
efficient.
b. Euergy Conservation.
i. Resource Conservation Ordinance, Section 9.3-3-24, of the Boulder
Revised Code, 1981. Green Points Program.
^ Requires residential builders to earn points from a menu of energy and
resource efficiency alternatives in order to obtain a building permit.
^ Encourages recycling of building materials, reducing solid waste,
donation of windows and doors to organizations such as Resource
2000 for points.
^ Section 6 of the Green Points Program Guidelines requires
replacement of single pane windows with thermal pane sash .
^ Lower u-values of windows yields more points.
~ Higher r-values for insulation of buildings give more points.
^ Program does not specifically address rehabilitations of existing
buildings, only new construction and additions.
ii. Energy Conservation and Insulation Code, Section 10.7-1, BRC.
^ Encourages the conservation of energy resources through
regulation of building standards to minimize energy consumption
in new construction and remodels/additions over 500 sq. ft.
• Monitors recycling and waste reuse.
^ Requires replacement windows to have a maximum u-factor of
0.45 and replacement doors to meet minimum standard.
• Amount of glazing limited to 25% on non-south facing walls.
Neither the Energy Conservation and Insulation Code, Section 10.7-1,
BRC. or the Green Points Program reference historic buildings.
Survey of other city's policies regarding wiadow rpelacement in historic districts.
Ann Arbor, MI:
Berkley, CA:
Eugene, OR: They have been pretty successful in getting homeowners to restore their
windows rather than replace them. The University of Oregon and city buildings have
been implementing interior storms, and they have been getting some homeowners to do
those.
Ft Collins, CO: They do not allow window removal without demonstrating the need to.
If an applicant proposes window removal, a detailed window survey must be performed
with photographs and documentation by a specialisVarchitect. Window repair is favored
over replacement, and the city frequently recommends people to two different window
repair/restoration companies neaz town. They have in the past allowed a few large
projects replace the windows in the rear, while they preserved them on the fa~ade.
Norman, OK: They allow for in-kind replacement, including true divided light. Staff
wishes it was different, but they have no way to change at this time. They did do a
workshop with their commission where they went to a window manufacturer to learn
how windows are made, and how just parts of a window can be replaced to help
encourage homeowners to repair rather than replace.
Provo, UT: Allow replacement, in kind.
Santa Cruz, CA: They allow replacement as long as they are exact replicas, including
true divided light with wood. They encourage people to restore, but only one person has.
Everyone likes the tilt back Marvin Windows. He stated on the phone that restoring
windows is "50% to 100% more expensive"...?!?!
Santa Fe, NM: Require rehabilitation of windows on primary elevations if deterioration
is not too advanced (advanced deterioration is determined by an established threshold of
more than 30% of non glass area of sash material requiring replacement). Replacement is
determined on non-primary elevations on a case by case basis.
Tempe, AZ: They have mostly steel frame windows, so most replace, some they get to
preserve on street fa~ade.
Madison, WI: each district has its own criteria, most they will allow replacement with
modern materials, including metal frames, as long as they are painted to look like wood.
They will allow thermal glass with applied exterior muntins, or simulated divided light
windows. In one district the criteria states they must restore the windows, and
replacement is not allowed there.
Savannah, GA:
Portland, OR: Allow replacement, case by case basis.... Waiting for clarification