6 - Update MemoSeptember 6~', 2006
TO: Landmarks Preservation Advisory Board
FROM: James Hewat, Chris Meschuk
SUBJECT: Update Memo
Aistoric Preservation Ordinance Changes
The City Council voted 6-1 to adopt recommended changes to the historic preservation
ordinance at a public hearing (second reading) on July 11`". The ordinance was approved
7-1 at 3'd reading on August 15`h. The 4~' reading will take place on September 5`h. Staff
will provide an update on implementation at the meeting
Historic Preservation/Environmental Sustainability Integration Project
On July 18"' the City Council reviewed this issue in a public hearing. As there were some
question regarding the implications as [o the city's CLG status if Option B(selected
window replacement allowed depending on elevation), they deferred giving policy
direction until this was clarified. In general, there seemed to be agreement on the City
Council that a hybrid beyween Options A& B should be fuRher explored. Staff has been
working with the Colorado Historical Society to craft such an option.
Landmarks Board Retreat
Enclosed is a copy of notes from the retreat for your information.
Joint Landmarks/Environmental Advisory Board Meeting
Scheduled for September 13~' at 6PM in Council Chambers to discuss coordination in
making changes to the Greenpoints program.
Joint Landmarks/Planning Board Meeting
Scheduled for October 26`h at 6PM in City Council Chambers.
2006-2007 Workprogram
Enclosed is an updated copy of the 2006-2007 workprogram, as well as a description of
current and potential special projects. We will review and discuss these items under
matters from the Planning Department.
ARTICLES AND INFORMATION:
Pending Stay's of Demolition and current status.
Preservation Brief 16: The use of Substitute Materials on Historic Building Exteriors
Substitute Materials Find a Place In Preservation
Historic Boulder letter to City Council, including clippings of recent preservation issues.
Something Old Something New, Planning Magazine AugusUSeptember 2006.
~
Landmarks Preservation Advisory Board
Stay of Demolition Status Summary, September 6`", 2006
~~ ~r Date : - - _ .
_ -Date of ; ~ .,Stay ~„ Date of~ ~ ~- ~ .- ~_ -~ ~: '~ ~
Address = Cons#raoUon ' Im' sed Ex iration ; = Current Status ?
Staff has met with the
owners and realtor
regarding the options for
3805 North potential buyers to restore
Broadway c.1920 5(3l2006 10(10/2006 or save the house. They
are currently working
towards a solution to not
demolish the house and
construct an addition.
The applicant has met with
staff, and has redesigned
the project to not remove
563 Arapahoe 1904 5/3J2006 10/10I2006 the existing front gable. As
the project no longer
involves a demolition, they
intend to withdraw their
a lication.
Staff has been working with
the applicant to explore
alternatives to the
2958 6th demolition, and has met
Street 1938 5/3/2006 9/25/2006 with them on two occasions.
They have been working to
re-design the addition to not
meet the definition of
demolition.
~
LANDMARKS BOARD RETREAT FOLLOW UP ITEMS
AUGUST 16TM, 2006
2:00 PM - 6:00 PM
Assessing the Past Year - Accomplishments
• Short Discussion, times spent by staff on various program activities.
• No follow-up.
Discussion of Demolition Review
David presented background and original intent of Demolition Review prograrn.
James discussed not bringing alternatives to demolition to the design review committee unless
applicant is considering landmarking.
Follow-up:
- Re-survey of identified National Register of Historic Places Properties, letters to
property owners to encourage landmarking.
- Preservation Plan - examine development of such a document.
Discussion Topics
• Boulder Valley School District Update
• Update on the Washittgton School Community Review Process
Follow-up:
- staff to invite applicant to September Landmarks Board meeting.
• Design Review Committee - What's working? What's not?
• James asked the Board to assess DRC process over past year and make suggestions for
improvement.
Follow-up:
- Keeq people to allotted time.
- Add more detailed descriptions of agenda items.
- Maintain three qerson rotation.
• Simulated materials
~ Follow-up:
- Review draft LAC application to make sure that applicants must specify the
materials schedule.
- Staff will do additional research on replacement materials.
• Solar Arrays
Follow-up
- Staff will obtain and share with Board cut sheets on solar collector options and
compatible new technologies on the horizon.
- Joint meeting an Sept. 16, 2006 with EAB - discuss Greenpoints.
City CounciULandmarks Board Joint Meeting agenda topics
Follow-up:
- Staff will provide LPAB with information on conservation districts.
3
- Board members decided they would like to further develoy items for discussion prior to
scheduling a joint meeting.
Topics:
- What should be preserved? YVhat does LPAB see as priorities?
- "Community Character" discussion.
Planning Board/Landmarks Joint Meeting agenda topics
Follow-up:
- Meeting on October 26, 2006 with Planning Board.
- Provide LPAB with monthty calendar that inctudes Council and Planning Board agenda
items related to historic qreservation.
Topics:
- Ex offi'cio member of LPAB present when historic preservation topics are at issue.
"Of its Time" - compatible additions and alterations
• No follow up items?
Discussion of 2006-07 Work Plan
• Will be discussed at September LPAB meeting.
2006 - 07
HISTORIC PRESERVATION WORK PROGRAM
AND
ONGOING
DOTIES
CONTIN[11NG
PROJECTS
FOR 2006-7
ESSENTIAL FUNCTIONS
I. Landmark & DisUic[
designa[ions: research,
memos, ordmances, plaques
2. landmark AI[eration
Certificate Review
3. DemolitionPemtitReview,
4. Sta[e Tax Credit Review
5. LPAB Activities: meetings,
pw[ings, agendas, minutes
6. Certified Local Govemment
responsibdi[ies (applicauons,
quarterly reports, annual
reporls)
7. Administrative du6es
(Essential Funcdons/Ougoing
Dulies Coasbtute Roughly 70%
of Nistoric PreservaUon Statt
24 Code revision implementation
(documenGS, websi[e, etc)
25. His[oric preserva~ion and
energy efficiency
implementa[ion
COORDINATION PROJF,CTS
8 Coordination wi[h o~her
depar[meots and boaMS re:
preserva[ion issues
9. Joint mee6ng with
DDAU/DMGEA6/Plannmg
Board (Board/staff, annual)
10 Attend Historic Boulder
Monthly Reservation
Commiva Meetings
I L Coordina[ion with Historic
Preservation Round~able
(monthly mee~ings)
26. Coordination wi[h
Environmentai Affairs -
Energy
EfficiencyfGreenpoinss
27. Coordinate with 7'VAP for
relocation of Depo[ to the
Transit Village
28. Cootdinate with BVSD on
school
rehabi litalion/replacement
29 Continued parl~apalion in Ihe
Valmont But[e pro~ect
30. Conlinued coordina[ion and
follow-up with inspec[ions
staff regardmg enforcement
issues
31 Training with inspectors re~
preservation ~ssues
32. Disasler planning with Public
Works
33 His[o~ic Building Inventory
Record electronic web search
with lnformauon Resources
34. GIS Dala development with
Information Resources
SURVF.Y, IDENTIFICATION,
GRANTS
12. National Reg~ster elig~ble re-
survey and propcrty owner
le[ters
13. Complere Maple[on Hill
Accessary bmlding survey
process.
35. Apply for Cobrado Historical
Society granl [o tund survey
of nomarehi[ect designed
modernism in Bouldei (due
Oc[ober, 200G)
36. "Wmdshield" re-survey of
Newland neighborhood
37. Compkte 20W Certified
l.ocal Govemment grant
application (disas[er
preparedness?, due November
IS'", 2006)
F.DUCATION/ OOTREACII
Board
19. Participate in
Preservation Week/Month
20. Struc[ureso(Meri[
program reactivated
21. Board presentations lo
public and umversity
classes
22. Board mvolvemcnt in
con(erence sessions,
Cobrado Preserva[ion,
Trust, etc
23 Closer coordmation wilh
Historic Bouicler on
ouUeach efforls
14. Participate m
I'reservation
Wrek/Month & Heritage
Roundlable
I5. Continued outreach as
part o( distr~ct
designa[ion prucess
IG. Prepare Preservation
Weck Flyers
17. Focused education
ef(orts (classes, press,
real[odconlractur
lraimng,inspecl~ons
staff Iraming
18 Letters ro new property
owners in Hisbric
D~s~nc~s
38. Slaff & Board training (Colorado Preservalion Inc. 2007
annualcon(erence)
1
2006 - 07
HISTORIC PRESERVATION WORK PROGRAM
OVERVIEW OF ONGOING AND POTENTIAL PROJECTS
ESSENTIAL FUNCTIONS COORDINATION PROJECTS SURVEY, IDENTIFICATION, EDUCATION/ OUTRF.ACII
GRANTS
RECOMMENDED
PROJECTS a. Improvemen~s [o [he design e. Apply (or Colorado Histoncal h Publicalion of I3ra:hure of Historic Prcservatiun and Energy
FOR 2006•7 review commi[tee and Society/Nreserva~ion Sernce Efficiency
demoli[ion review prceesses Grant ~o Fund Condiuon i Update walking lour information / post on website / reinslitule
(rota6ons, limits on visits to Assessmenl o( Vnlmonl But[e annual tour as parl of Prescrvalion Week (Roard & sta(Q
design review committee, ete.) Mill Hmldings j. Idenlify and priorihze subjects for (uWre pubiic workshops and
b. Update historic preservation L Pursue new Hiatnri~~ Cnnlrx( training
nolebook, including prwess reports k. Pubhcation of pexket guide lo preservation (or real eslate
summaries for progam (191 S ilu epidemic, pos[-war professionals
functians Boulder, en~ertainment,
c. Revise Individual landmark and Sanilarium )
Historic District applica[ions g. Complete Reserve America
d Revise administrative rule for Commumties Application
district significance cri[eria lo
discuss boundaries.
POSSIBLE I. Develop dis[rict specific p. Coordma~e with Parks & Open r. Update B~s(orir Context repor[s w H~storic Preservalion Fair
FUTURE appendices lo Genrra( De.eign regardmg landmarking and (umformily of format, e~c ) x LecW re senes
PROJECTS Guidelines (other disWcLC as maintenance of c~ty owned s Resurvey of Whnher district
resources allow: Floral Park, properties. (len-year cycle)
Hillside, West Pearl, q Student projects with CU and t Resurvey of Mapleton H~II
Chambedain) CU Denver, surveys, contexts, u Thematic survey of scientlfic
m. revise enforcement penalties and e[c. related archLLecNre
procedures v. Es~ablishmentotarchaeological
n. Developmen[ of cenification survey program
program for
archi[ec[s/con[ractors working
in ~he histaric distric[s
o. Preserva[ion Plan fm the c~ty of
Boulder
2
2006-2007 Historic Preservation Work Program
Current and upcoming Historic Preservation Special Projects and Ideas
Current Special Proiects
Historic Preservation Case Management
Historic Preservation cases have not been filed/scanned/imaged since 2001. Currendy cases are being
prepped for outside scanning and a management plan for day forward management is being developed.
This project has already begun, and is anticipated to be completed by the end of 2006.
Historic Preservation Document Updates
Due to the transition of the historic preservation ordinance to Title 9, and the recent updates to the
historic preservation ordinance, all documents will need to be updated. This project will also include the
complete re-vamping of the LAC application, as well as the individual landmark and historic district
applications. This project has already begun and is anticipated to be completed by October 4, 2006.
Historic Preservation GIS Data Updates
This project is an intemal project between the Historic Preservation and Information Resources
divisions. The project will develop a new way the historic districts and individual landmazks are
mapped, including showing individual landmark boundaries which do not match pazcel lines. Also, this
project will correct the parcel tags to indicate whether a property is within a historic district or
individually landmarked. All of the contributing/non-contributing information will also be re-mapped.
Finally, all of the survey information will become electronic and will be spatially displayed by parcel or
by building. This project has already begun, and is anticipated to be completed by ls` quarter 2007.
Electronic Aistoric Building Inventory Update
This project will be taking all of the historic building inventory record (survey) information and will be
making i[ all available online. Currently, all buildings within historic districts and individual landmarks
are seazchable online, but the survey data is missing or incorrect. This project will be correcting existing
data and photographs, and will then add the electronic data for all surveyed buildings which will then be
accessible online. Lasdy, all historic building inventory records will be imaged into city records. This
project has already begun, and is anticipated to be completed by the 151 quarter of 2007.
UacominQ Proiects/Ideas
Boulder Real Estate Guide to Historic Preservation
This project is envisioned to be a pocket guide for real estate professionals and home owners wanting to
understand what they need to go through if they are dealing with properties over 50 years old, or if they
are dealing with properties within historic districts. This would possibly be a partnership project with
the city, Historic Boulder, and BARA. It is anticipated that this would be a project for the 4~' quarter of
2006 through the 2°d quarter of 2007.
Context report and Survey of Post•War Architecture
This project would be to develop a historic context theme related to the growth of non-azchitect designed
modem architecture associated with the post-WW II building boom in the City of Boulder and possibly
to prepare Architectura] Inventory Forms. The result of this project would greatly assist in
understanding the azchitecture of this era and to assist in developing a framework for identifying the
significant post-war buildings within the city. This project is envisioned to be a grant funded project
from the State Historical Fund which would pay for hiring a consultant to develop the context and
surveys. The next application round is in October, which, if funded would be a 2007 project.
7
Historic Preservation Disaster Preparedness Planning and Program Development
This project is envisioned to prepare the historic preservation program for a disaster which would
involve historic resources. Ideally this would be a grant funded project in which the city would make
any ordinance revisions ro allow for a simplified process in a disaster situation, create simplified, over
the counter LAC applications for certain work (roofing, siding, painting, landscaping, etc). It would also
include developing "grab bags" which would include electronic data of historic preservation
information, paper copies of historic district maps, individual landmark maps, Emergency LAC
applications, etc, which would then be located in the planning department and City/County EOC or
other secure location. This project is envisioned to be a 2007 project.
Revise Historic District Significance Criteria Rules
This idea came up recently, as there is currenUy no discussion in our rules regarding district boundaries.
The proposal would be to inciude in the significance criteria a section related to defining district
boundaries. This could be achieved by the end of 2006/early 2007.
Update Historic Preservation Notebook
The historic preservation notebook was created in 2001, and needs significant updating. The binder will
be revised, updated, and documentation of current processes/practices will be added for each of the 4
program azeas and other duties. This project could be achieved by the 2°d quarter of 2007.
lm[ Plmnirg Boord Meetmg Rugust 3. E006
qmended Rugusc 10, P006
Se~tember 200~
Planning Board
~.~~,~~~.~~~,.~
&w - Item / mesUrg moved
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Sun Mon Tus Wad Thu Frl Sat
1 2
Aug 2006 Oct 2006
S M T W T F S S M T W T F S
1 2 3 4 5 1 2 3 4 5 6 7
6 7 8 9 10 I I 12 8 9 10 11 12 13 14
13 14 IS 16 17 18 19 15 16 17 IS 19 20 2I
20 21 22 23 24 25 26 22 23 24 25 26 27 28
27 28 29 30 31 29 30 31
3 4 5 6 7 8 9
HOLIDAY CC meeti~p, 6pm in CC LPAB, 6pm in CC PB meaNng, 6pm in CC
'NAP options 'Tnmry Lutheran CP (KG)
assessment 8 •Linden Annez Agreemenl
implementahon tecMiques (CF)
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10 11 12 13 14 15 16
TAB, 6 pm in CC CC SS, 6pm in CC ~DAB, bpm in BOZABA, 5pm in CC
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17 18 19 20 21 22 23
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Block 3 (BB)
8 9 10 11 12 13 14
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15 16 17 18 19 20 21
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22 23 24 25 26 27 28
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17 18 19 20 21 22 23 19 20 21 22 23 24 25
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Sun Mon Tue Wed Thu Fri Sat
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Oct 2006 Dec 2D06
S M T W T F S S M T W T F S LPAB, 6pm in CC PB meeting, 6pm fn CC
1 2 3 4 5 6 7 l 2
R 9 10 l I 12 13 14 3 4 5 6 7 8 9
IS 16 17 18 19 20 21 10 11 12 13 14 15 16
22 23 24 25 26 27 28 17 18 19 20 21 22 23
29 30 31 24 25 26 27 28 29 30
31
5 6 7 8 9 10 11
ELECTlON DAY DDAB. 4pm in BOZABA, Spm in CC HOLIDAY
Muni~obby
12 13 14 15 16 17 18
TAB, 6 pm in CC CC meeting, 6pm in CC PB meeting, 6pm in CC
19 20 21 22 23 24 25
CC meeting, 6pm in CC Thanksgiving
26 27 28 29 30
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1/
P RE S E RVAT I 4 N
~ B RIEFS
The Use of Substitute Materials
on Historic Building Exteriors
Sharon C. Park, AIA
~' '
i~.~. Derarcment ~r the Interior, National Park Sen•ice
Presen-atiun .-~ssistance Di~~ision, Technical Presen•ation Sen-icc,
The aecrrtar~ cii the lntenor's titnru~ar~i~ tor Rrhal~ilitati~m reauue that ' detennrated architectura] features be repa~red rather than
r~placed, l~. here~~er possible. In the e~ ent tnat replacement is necessart~, the ne~c material should match the material being
replaced ~n ~umposi[iun. desi~n, ioior, texture, and other ~•isual properties." Substitute materials should be used onh on a
iimited basis and onl~ l~ hen the~ ~~ ill match the appearance and general properties of tl~e historic material and «~ill not damage
the n:~t~~n.c re>i~ur,e.
Introduction
i~'hen de*eriorated, damaoed, or lost features of a
historic building need repair or replacement, it is
almost al«~a~~s best to use historic material5. In
I;mited circumstances substitute materials that imitate
historic rnaterials rnat• re used if the appearance and
properties of the historic materials can be matched
clocel~- and no damage to the remaining historic
fabric~ ~~~ill result.
Great care must be taken if substitute materials are
used on the exteriors of historic buildings. Ultra-violet
lirht, moisture penetration behind joints, and stresses
caused bv changing temperatures can gzeatl~• impair
the performance oi substitute materials over time.
C~nl~- aiter considerarion of all options, in consultation
~ ~ith iualirie~ rrofessinnals, e~nerienced Eabricators
~^a ~~^tY_c+~r~ ;:rd de~~?lopment oi careruii~~ «•ritre~~
s~eci~ications sr. ~uld this ~+~ork be undertaken.
The practice or using substitute materials in
architecture is not ne~v, yet it continues to pose prac-
tical problems and to raise philosophical questions.
On the practical level the inappropriate choice or im-
proper installation of substitute materials can cause a
radical change in a building's appearance and can
~.ause extensi~•e ph~-sical damage over time. On the
more philosophical le~~el, the wholesale use of
substitute materials can raise questions concerning
the integrit~• of historic buildings largely comprised of
ne~1~ materials. In both cases the integrity of the
historic resource can be destroved.
Some presen~ationists advocate that substitute
materials should be a~•oided in all but the most
limited cases. ~I'he fact is, however, that substitute
materials are reing used more frequently than ever in
preservation projects, and in man~~ cases w~th
positive results. Thev can be cost-effective, can permit
1,~-
the accurate ~~isual duplication of historic materials,
and last ~ reasonable time. Groti~~ing evidence in-
dicates that ~ti~ith proper planning, careful specifica-
tions and supervision, substitute materials can be
used successfull~~ in the process of restoring the
~~isual appearance of historic resources.
This Brief pro~~ides general guidance on the use of
substitute materials on the exteriors of historic
buildings. titi'hile substitute materials are frequently
used on interiors, these applications are not subject to
n~eathering and moisture penetration, and will not be
discussed in this Brief. Given the general nature of
this publication, specifications for substitute materials
are not pro~~iaed. The ~uidance pro~•ided should not
be used in place of consultations ~,-ith qualified pro-
fessionals. This Brief includes a discussion of when to
use surstitute inateriais. cauti~ns rega:uing their ex-
pected performance, and descriptions of several
substitute materials, their advantages and disad-
~•antages. This review of materials is bv no means
comprehensive, and attitudes and findings will
change as technology de~~elops.
Historical Use of Substitute Materials
The tradition of using cheaper and more common
materials in imitation of more expensive and less
available materials is a long one. George Washington,
for example, used wood painted tirith sand-
impregnated paint at Mount Vernon to imitate cut
ashlar stone. This technique along with scoring stucco
into block patterns was fairly common in colonial
America to imitate stone {see illus. 1, 2).
I~lolded or cast masonry substitutes, such as dry-
tamp cast stone and poured concrete, became popular
in place of quarried stone during the 19th century.
These masonrv units were fabricated locally, avoiding
~
Ilh{s. I. Arr errrli~ IBth-iertttiry technique for imitatirtg can~ed or
quarrierl strni~• ~oas the iise of snnd-imyregnate~i pai~:t applied tn
~uood. The fna~clc ~tnnes and quoirrs are ot tooud. The Lindens
(1~~41, Washiri,~tori, D.C Pkoto: Sharon C. Park, AIA.
expensi~~e quarr~•ing and shipping costs, and «~ere
versatile in representing either ornatelv carved blocks,
plain ~ti~all stones or rough cut textured surfaces. The
end result depended on the t~~pe of patterned or tex-
tured mold used and «~as particularl~~ popular in con-
junction ~vith mail order houses (see illus. 3). Later,
panels of cementitious perma-stone or formstone and
less expensive asphalt and sheet metal panels ~,~ere
used to imitate brick or stone.
~1eta1 (cast, stamped, or brake-formed) was used
for storefronts, canopies, railings, and other features,
such as galti~anized metal cornices substituting for
~~•ood or stone, stamped metal panels for Spanish
cla~~ roofing tiles, and cast-iron column capitals and
even entire building fronts in imitation of building
stone (see illus. no. 4).
Terra cotta, a molded fired clav product, was itself.
a substitute material and was ven~ popular in the late
19th and earl~~ 20th centuries. It simulated the ap-
IIIus. '. Stucio lias for mant/ centuries represented a numbe~ nf
huilding materials. Seen {tere is the groiutd ~lvor of Q Beaux Arts
mansiori, circa 1900, which represents a hnefu laid stone founda-
tio~r toall executed in scored stucco. Phntn: Sharmi C. Pnrk, .~IA.
pearance of intricately carved stonework, which was
expensi~~e and time-consuming to produce. Terra
cotta could be glazed to imitate a varietv of natural
stones, from bro~vnstones to limestones, or could be
colored for a polychrome effect.
Nineteenth century technolog~- made a varietv of
materials readil~~ available that not onlv were able to
imitate more expensive materials but were also
cheaper to fabricate and easier to use. Throughout
the century, imitative materials continued to evolve.
For example, ornamental window hoods were
originally made of wood or carved stone, In an effort
to find a cheaper substitute for carved stone and to
speed fabrication time, cast stone, an early form of
concrete, or cast-irun hoods often replaced stone.
Tow•ard the end of the century, even less expensive
sheet metal hoods, imitating stone, also came into
widespread use. All of these materials, stone, cast
stone, cast-iron, and various pressed metals were in
^
~,
~~
Ii~IlS. ,3. CRtif1/I~ L'PIILYt't!' tl' I'C~7T'CSt'llt ~~uarried jti~llP i('A5 A
popufar late 19th-ceuturu techni~jue ~ee~i irr thi~ iirin I910 mail-
nreier huuse. Wltile mvst conrponents t~~ere de(iz>ered hU ratl, the
toundatinn~ ar~d exterior mnsonru u~ere co»rF~leted bu Ioca! cra(ts-
mert. Photn: Shnron C. Pnrk, AIA.
111i~s. 4. The I9t1~-cerifi~ru also produced a z~arietu o~ metal prod-
~icts used r~i imrtntivr~ oj vtl:er materials. Ir: this case, the entire
t~terror of the Lon~~~ Isla~:d Safetu Deposit Company is cast-iron
re~re~eittirt~ sto~zc. Plwta: Becket Lngarz, Friends a( Cast lroii
Arch i fect u re.
r
~-_
, ~
Illus. 5. T):e ~aur liistorrc exarnpfes u{ t~ariot~~ ~vnido~c~ hoods
shoum nre: lai stor:~; lt~~ cast stv»e; (cl casf-iron; a~~d l'd) sheet
rnetal. The critericz tor ~electirtE s:ibstitt~:e n:aterial~ todnu
faz~ailahiliti~, ~~iia?itir. delrt~en~ ~int~s, iosti i~re not rriu~lt di{tererrt
frnrli t)te past. Phntu: 5liaro~r ~. P~r~~~, Al.~i.
production at the same time and were selected on the
basis of the availabilitv of materials and local crafts-
manship, as ~vell as durabilitv and cost (see illus. ~).
The criteria for selection todati• are not much
different. ~
Many of the materials used historicallv to imitate
other materials are still a~~ailable. These are often
referred to as the traditional materials: ~ti~ood, cast
stone, concrete, tena cotta and cast metals. In the last
fe~ti~ decades, however, and parth~ as a result of the
historic preservation movement, ne~~ families of sy~n-
thetic materials, such as fiberglass, acrvlic polvmers,
and epoxy resins, have been developed and are being
used as substitute materials in construction. In some
respects these newer products (often referred to as
high tech materials) show great promise; in others,
thev are less satisfactorv, since the~~ are often ditficult
to integrate physicall~~ ~vith the porous historic
materials and ma~• be too ne«- to ha~~e established
solid performance records.
When to Consider Using Substitute
Materials in Preservation Projects
Because the overzealous use of substitute materials
can greatl~• impair the historic character of a historic
structure, all presen~ation options should be explored
thoroughl~~ before substitute materials are used. It is
important to remember that the purpose of repairing
damaged features and of replacing lost and ir-
reparabl~- damaged ones is both to match ~nsuall~~
~~hat was there and to cause no further deterioration.
For these reasons it is not appropriate to cover up
historic materials with s~•nthetic materials that will
alter the appearance, proportions and details of a
historic building and that ~~ill conceal future
deterioration (see illus. 61.
Same materials ha~~e been used successfull~~ ior the
repair of damaged features such as epoxies for wood
infuling, cementitious patching for sandstone repairs,
or plastic stone cor masonr~- repairs. Repairs are
preferable to replacement ~~~hether or not the repairs
are in kind or ~vith a svnthetic substitute material (see
illus. 7).
In general, four circumstances ~ti-arrant the con-
sideration of substitute materials: 1) the unavailability
of historic materials; 2) the unavailabilitv of skilled
craEtsmen; 3) inherent fla~vs in the original materials;
and 4) code-required changes (~vhich in manv cases
can be extremely destructive of historic resources).
Cost mav or may not be a determining factor in
considering the use of substitute materials. Depend-
ing on the area of the country~, the amount of
material needed, and the projected life of less durable
substitute materials, it mav be cheaper in the long
run to use the original material, e~-en though it may
be harder to find. Due to mam~ earl~~ failures of
substitute materials, some preservationist are looking
abroad to tind materials (especially stone) that match
the historic materials in an efEort to restore historic
Illtis. b. Substitute niatenals should never be considered as a
cosmetit coaer-up for tJiey ca~i cause grent physical damage and
cnn alter the a~pearance of histonc buildings. For example, a
fz~berglass coating was used at Ranclios de Taos, NM, in place of
tl:e histaric adobe coating u~hich har~ deteriorated. The wateryroof
coating sealed moisture in the walls nnd caused the sprtlling
shv~rn. It u~as subsequentJy ~emoved Qnd the wa!!s were proper[y
repaired u~ith adobe. Photo: Lee H. Ne(son, FAIA.
Ilh«. -. l'literie~~cr~ y~,;sihle~, Itistor•ic nuiteri~zf~ ~huul~ be re~aired
t"AfjlFl" fll[7fl 1"f~J~tlCtti. E~70Tl1, lt ~UliflitYli Yt'ti1)i, ~1~75 ~t'P)I 1f.StLi f0
rcp~zir tli~~ ,ro~~~~ ,rir~~ioti' h•~rme ~~~t,1 ~il! at tlic .-~ric~itor, BiuIdiri~
r1~~~~ ti~ti'n~hin~ton, DC Tlie~ cin~e~~ re~irt i; ~chite irr this ~~hoto
and u~i!! P~e ~~rtriie~~ au~i p~urit~~i. Pli~;~t~~: Lc°c H. .'Jeisurt. F.-1[A.
Ilfu~. 9. Sirripie soluhort~ ~{iould rtut he v~~erlooke~t ~rhe~l material~
ar~~ !u~ lon,~~er nt~aitahle. In tirc cn~e ~~i tlie .'t1~~r>~~-Ltbhu :1~lansiott
1IS~g~ Pnrtlarid. .4~1F, fh~' deterinrate~, br•otrrt~tone p~~nl; heam
tt-as r~~~~lace~i ,rith u carne~i u•oodcn benrri par>>tc~d toith >and i»r-
~~re4~rtated pniitt_ Photo Stephen tie~c~~1(.
ruildings accuratel~• and to a~~oid man~~ of the uncer-
c~inties that come 1~•ith the use vf substitute
materials.
1. The unavailabilitv of the historic material. The
most common reason for considering substitute
materials is the di~ficultv in finding a good match for
the historic material (particularl~~ a problem for
masonn~ materials ~,•here the color and texture are
deri~•ed irom the material itself). T'his ma~~ re due to
the actual una~~ailabilitv of the material ur to pro-
tracted deliverv dates. For example, the loca] quarr~~
that supplied the sandstone for a building ma~~ na
lunger be in operaiion. All efforts should be made to
locate another ~~uarr~~ that could suppl~• a satisfactort'
match (see illus. 8). If this approach fails, substitute
materials such as drv-tamp cast stone or textured
precast concrete ma~~ be a suitable substitute if care is
taken to ensure thaf the detail, colur and tezture uf
the original stone are matched. In some cases, it ma~-
be possible to use a sand-impregnated paint on ~,-ood
I~fli~. ~1. Fi'l'll it'1(t'll !!!.7!L'~'fii.. .'~~ 7:.. ._.~::i~.. ..i.......... .. 1!i~1:; ~i~:
~l~ljjll'~t ~711ti ~O~f t,7t'~tli'C IL' ~'iiti ~.'li~~,!~' ~;>i,:'!is r': . . , i~if!l~~iC.
t)tl' ~OCtl~ .lIii~~~t011t iC~1~ RO ~tUl~c'Y tZ~iz:l~2t~ii t~"~ :~.-- --._ `,;tl:~;; i;r
tlie V'e[i' ]"ork Shake>~~c'are' FeSt,t~~7I 1''.thii~ T.h<'~trrr ~iti
C~flCl'701'Cirt[~ ~AIi~~~rOHt iC7J1[i~~iL' IIJc~i1:. :.:'t' . :~;.:~.% :.":frl >ICl1:i
trOfll ~iPI'ItI~I11U fjll7f CjJ~PI:i 11717TCI1~~I fllt ~i~iJ7~J?i~: it;~~.-C:~r'~~ l'T ~~it'
)11~li~Yti ~RNi~~tUt.L'. P~tOfU: ]OIItI t~. tl~i'.::.
~ ~ ~
~'~ ~.+ 'i~~ ~~~.'~ j :r~v ~'~.'4 ~~
' '~' ~*'~ (
...W~~A. e. ,~
4.
.
r-I ~~.
~ .
. ~f'lde~. r~ ,
~
. _ ~ ~at~ ~-c ~ ~ ~~ ~~~ ' ~w.s~~"~"
i '~do~!~ir
w`
-...- ' ~ ~ ~ ' _ ~y~.
~
Y ~ ~t•,
~ ~ ~
~
V
' "
l
~
_ 1I3yi- ., S . w~ ~~~j~
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N.~' ~
~ N ' rt..t ~
- \ L
~
~ ~ ~ •
; ~
~
~a w
~'
. . '~
3. ~~
_ r v~
~:;i".J~La .'se..J1''~.?~i,~`.'
~ .;
'
~' 4'
cq .
',:~,yrt3ry,^+~
7llu,. 1U. Thc u.~~ .~f ;~~t~>rrtutt ~~i~ut•r~~r~> .: .
l11' t1751fP fElllll IlSfliti l)I[' i~~'Iti11[iif 'lf:fr~''h-+` -
h.i~ri~~:tir~~ tlrc F,~~Iur~tr 'rn~~r.:r r:t r.~,ic;.:.
~i'i8hi 71lO~t~Ili~~ /i~r ~{1C ili~Ch~~i,c' i2; Jiiil~.~f~; ~ .-
Ii]jt'iltc'i~ itl'[I~~;~1~ iillli ~:(E'>i.11iild~ `r., ..r.. . .,..
ri;i~; ._ ,i<< r:,r~~i r!,~-:,,~.;
ca;trn~ nml~i; tht= E~~~si~i~~~~ a+i~~ ric~~~~:-.~~• ~:;:••~.
/ilOltt~; 12i1t. f11C f.CF~fYfll: ~a71~'t'ii :Ci'Oi7i11 )lt~i~.*.'
Iride~~end~~rtc~• '~'atii~n~z! Ni>'rr~~~ca; 1'~~rk.
.,,;~,,•;; i, c~tc~i;,~c'r
.;;,~~c~.t _~c~ir<•;,r
. ~~' .:ltli~l
~. ~'::~t:'....
.r•~~~r:- ,i~r: :.
~~~re~tc rut~t~c'
, r~~: ~~~ut:~~u ol
as a replacemerit sectiun. ~~hie~ _~ .:_. - .~u•:i~,-
arailable traditiunai macer~ais. c~?T~~~^__~~~i:t~ ;.~~?:~ and
~~~ork skills. Isee illu~. ~!. ~irr:~_e ~.:_.,t;-_,.;~.;; ~_:a:..'~i n~~t
be o~~erlooked.
2. The unavailabilit~~ a: ..i~:t.;_~_ __. - .__c.:.~ :ses
and lack of skiiled artisar~s. ~~, __ - . • -_ _ ~~~,~ ~~~rn-
plicate am pre~er~ativn ::~ :_.:w~~i~:.~; _. _ ~:%;e•_' ii~is
is particularl~~ true for intric z~:_ c.•r~:~._ _:~c:~_ ~.: or!-:,
such as can~ed iti~ood, can~ed s:c=:~ .. __ ~ r.t :n~.~,
cast iron, or m~~lded terra c~~~c: . H~::ti, ~_. ~. _ n~;mc~~:
c~f stc~ne and ~,uud cutter, r«r1, en,~~;;,~, ;.~;.~:usr,ca~ed
can-ing machin~~s, some e~~er, c~~ _~.,r~. :.:. ;~Nr:. ~~ i~ aiso
possible to cast ~ur+stitute rer,lncL^e~,-:: ___•~~•~ ~:~;ng
~
/
/
~
~``
/
~
~
Illl(i. :i_ . .c~ !li;:?;':?:.~lf~if;,`.~ ~i.+ r7(~t~V'h: ..'Yi1`? tFilI111i~1lPS 15 (711(~f~iCY
.. . . . . _ ., , r~<; r1,,,,, <<r~t
- , ,:~~~~~t itih~crn.kto~t, PE. t~~a<
172i~:tii:' ;~ia~ ~';"I~:;;:"f,.._ r'~'I~''t'.211~It~NI iC cdtif i21i1711i1111)1l il'iI5 ~1Uj~!-
t,l~~ I~,~:.~r<<_ ... .~r :~~. .... , ir, tiri~ n<<•ditnrr tc~~rc at~ail~~hle.
T~I:`~ ~ . li' -.. _ . . ..
~ •::'-.:-._: - _ - : 5~. ~ ui~-mer cuncretes,
~`lr== . " __ ' - _ . - -. ;'r.?':~ d':"1c1 T?Cr~ CO.td. ~TO~t~
r;? . -. - - - - - - .. =r:i'.~ 3I,:i ~:2,ttsmer. 1~'f'10 CdIl
~,`~,~-.~ ~_ -- -.- ~.::; a~ic. csee illus. l0, 111.
- _._ ~ _ .- - - _ - - . .. __= ~rit~r to replacement.
r .. `_ _ -_ _ . . _ .,._h: ~ e ~L!e to repair ~~r-
n~.-. --_ _.
,,
r . -. _._ ;a,,~~ the hist~,ric
~:
.. ~- .: -
' -- _ ~ - ~_ -
. .. , : ~ :nateriais. '~~~me histo; ic
~`.~.;~~.'~ -:_:_ _ _. .r:il~rentl~ poor qualitt~ or
t^_ • , • - -, ~' _.- ,_ ._.: ~r:s arr i,,Teri~~r. In addition,
~~,:"= . _._ =.- _ .- . .. rai?~- incomnatible «ith
r•t~=- ~ -.-- - : -. ~ = -;~;i;;in~ causin~ ~tainin~ or
~a:-.-:-.~~ _: ..-- -.. =~;~:-:~::, or roor ~ualit~~ materials
~~ °°~ - ~ --__- = - - . . ~sc,:nes ;~~hich eroded quickl~~.
.'.r: ~ ~~--"~~ ~. • - - - „~_,a:;t.,. r.i~,dern repiacement
:r~`=:~:: ~ ~ ~-= - _ . ~_~ s;eel roofin, ~~~hich is much
ie~. ~,7-; '~~_ _~._ - ~;~: .-;: tin or terne iron ~~~hich
i~ -~;- !^r~_~e-- =-.- : _ :;: ;,~r.ie cases, mc~re durable
-- ~ : - _ - _ __ . - ,,,,-,-~,.F, .-,i~ht he a~~ailabl~~
~.= - _ - - ;r, i,es zna me~dern ierne-
_ -. - --- - - ~~a:i-coated a,pper might
-- ;.. - _- -_s::ail: ~~mpatible
. . ?~__'_ _ . ~ " _~ .. -. ,.___ _._~.
- - =-- :. ~.-:_s. 5c}n~etimes reYerred to as
ii*= . _ _ - __ _ _.~:: ;n~~ codes often require
_ ..' --= . - --_ :.., -. :~;a~~ cities in earth-
.-. ~ - .- - - : . :. ~~a~.~e la«~~ reyuiring that
`;;.._,.w,_:._-- .. _ - -~ - _..r~~.~:t~ an:: cornices, or
:_,~,~','--- - - .~ 're ~ecure:~~ reanchored to
.:- : ~- --_ _ - _ ~ remc~~~e~ completel~~. In
-.- _: -; : - -- .._.-~~rab!~ ;o :ealace these
.._. - - . -- .-, i:~;i,: ;ep~i~a~ ~~ee illus.
_ _ __._. - _ -- -- . ._... ~;f ~~i~c~~ric fabric re-
r~.: ~,~~^ - - - - - .-- ~s cr. ciminisi~ the integrit~- c~f
t;,= ~_~-:--_ _. -- .: ~;`e.: ;'r.e si:.nificance ui the
_-. ..-- = -- - - __ 'tia::on2.i i egiste: status. In
~,`' ~ -:~-~ _ - - - : - . -,°r.hie `,i.st~;ric materials
c:`..:~:: •---_ - - =- . _.:~.-~, ;~ ~::~, credit~ for rehabil-
,-_ . --- - _ . - - - -- : ...reric- re~ulaiions m~ke
Illus. 1'. Suf~~tih~tc nrat2rial~ rnau Ft~ c~~rr:ider~~~i ;rhen Ni~
,~::inn! matc'rral~ iiat~c i;~~! r~erfo~71t~~.t ~r~•!:. F~~r e~.rarnt~ta• e~ari:;
~~t~'PI )11t'ftll~ lIS~'t~ ~01' I'OOIIII~, ~1l('~1 q~ Yf1lpjQft'- i('t'YC I"PCI~O11iYbltr
~~in•ahic huf flie rtt~~d~~n; eq:ir,~cti~~rit. terrre•-~oate~i ~te~~l. t~ ci~t~i~ct
Yt~ ii~rrl'~i01I i~RiC f~ti f{IIII t11: t~~~iff11~ 1± ~~tU72R,Qe'tt. TPI71c-i~~~lfc.~
~f171711~;: jftCl Ol' 1C(It~-CORft~~ CO~~Utt" f:~l0ii'tl {tt'YQ) (11'f 110:i' 1lyC~~ i7<
;t~hstttt~te~. Phot~~: 1,~{rrr G. lt~ztte.
(~itc~. ~=. L~~tlt-I'tlll(tli ~{ii771'tit^ dl'; i~f ip7lia"71 II! 1SI~t01'Ii ~'r~~Pr'a-
tt:~r: pr~>>cct~ hcu~u5~ thc i~tt~krrtu ~~r tlte /~i~tnrri r~~:nurcc rnn~; he
irrc~trt~,~ahlu ~ihcite~i. !rr ;he in~e of thr~ Ol,i Snn Francisco ,'~4int,
f~7C FI~~C~.t1i15> i(~t'tilii Y'l7~ l45ui f0 hr11iQ 1{(C htflliillt~ It1f0 tiCt5111ti
i~>>rtorn;art~e. T)te e~riyirtn! contiie u~a~ deterirrate~d, ~tmi tltr
reptacenre~it l1983~ tras liritited tn the proiectin~, pe~~in:ent. Tl:r
lti;rnrtc ~tonc fn~cia t;•a> rctained a~ ,i~crc the stone ~nh~rmts. The
l:rrt;t~~d repi~ucrrrrn; ~~r d~'tcrinrnte~i mnterial r~id r:ot icnpardi~e thc
irttc~ritt~ c~r t{r~~ huil~irnti. P{roto: t~4~alter A1. Snrttlre~iirter.
clear that the ~eaetar~~ of the Interior's Standards iur
Rehabilitation take precedence o~~er other regulations
and codes in determining ~~-hether a project is con-
sistent ~+~ith the historic character of the building
under~~ing rehabilitation.
T~~~o secondar~~ reasons for considering the u~e of
substitute materials are their lighter wei~ht and for
sume materials, a reduced need of maintenance.
Thece reasuns can become important if there is a
~~
Lllu~. 1h. Zhc ~oo~~ ~iunlih~ ~ub~tit~ste nuzt~rial~ aho.i~ri her~ do
ritat;h the historrc ~«n~~~fnri~~ in colvr, terhir~,, toalix~ anrf si~rface
t~ft(IIj~. ~)-IrfRlllj- Ct1;; ~fJ)!~' iPi7> Il~Fii tl' i11l7~Lll f~tc' Yu7 ~i711i~+f~~Ht'
i!1R.' :f'i7; N~ .~'~'. ~.~,.'.'it~'+.i T{7C ~'C:t'!!~I'"C(i~~;.~ '-_ ~fi~.. i7:ii` -
~,ornt~~,i t~oili It(~f~~ri; ii~~~i ~iih~tit«t~~ ~rr~7te1-ials. tittH~~iet~; mnl~~~
[rc:rt n~adc• Fo r~z~~~id ffie probletti nf ~iete[hn,k fite ~t~~~~fitt~tc~~ F~u
their intirc~r~rtitu. Photo; ~lia~ari ~. Par{:. .-IIA.
i s
~.
~ N
~
IIn«. 1-. ~nre nttt~~
' ` Ne takett fc~ enst~rc that flzc re~~l~tCCment
111i1fQY7ii1$ i('711 i1'(~1•{- i('If{I1)1 t7 j~It'~~t'~ltillf~~ ~1;>iPii:. .'~± f{IG ~(~!'`':~
,'~Itt>cum. 1'~ll~~<<~ctniic ~'~ztinru7? Pnrk. t{re L-i~trh dinntet~~~~ loti
rnlters. ~rart of a~i ir.tr~icafe trti~~ ~u~tem, )iad rotted ~rt tlte lrtrier
core from th~~ ez~~osed end~ back to n deF~ih of ~8 inclees. ThE° es-
terior ~t'vi~dert sliells rerrtatned intnc:f. Fiht•r~~la~~ rc~i~~ lleft photol
L711ij >UPC![1~1U f0Y1112ljClrt'(~ ~iY1(Lt(lY~7i ~j7U1~1~ iC'~'Pc' 1l~Et~ f~~ fl~l f~IP
ilall~lt~7 Oif! LUYF~ ~Iii:~ ti C~i>i f~~J.l'll ~L'i71~t~ tJt~j :(':!': :i~; Il(c' c~Pf~iii (~+
t{ie oriri~rnf „oiid t~rni~zii>> tca~ famiiinted n~rtn tlie In~ e~id iri11~Y
~~~7;~f0~. T~I:~ ti'~qf!]lFlit ~~TE>f1:'ti~ f~IC OYI~'1J1t7~ f~[IfllFe' i!'?t~l ~7 ii~111-
hiruitioft ~~+ rcF~air a~td r~~~~la~:c~ntcnt u;r~iti ~ubsfiti~tr' n.tarc~rials a>
parr n} ~~ ~~~ell !h~~t~iltr o~~t -u~trnt. Phati~~: Lotrrtesv ~,~ H~~rrr~~~r;
(~~~ad~~11. .
substitute materials should be similarl~~ ~•aried so thai
the~- are not conspicuous bv their uni~ormit~~.
Substitute materials, notabl~- the masonr~~ ones,
ma~~ be more ~~-ater-absorbent than the historic
material. If this i~ ~~isuall~~ distracting, it ma~• be ap-
pr~r~ ~ate to appi~~ a pro#ecti~~e ~-apor-permeable
coating on the substitute material. Ho~ve~~er, these
clear coating~ tend tu alter the retlecti~•it~~ of the
material, must be reapplied periodicall~~, and ma~~
trap salts and moisture, «~hich can in turn prc~duce
spallin~. For these reasons, the~- are ?inf recomm~nd-
ed ior use on hi~toric materials.
(~li~~. l~. ~iii~~ti;;;te ~fi~rterrnl~ rriusf I~e pr~rperlu ir:<taiied to ttlloti•
't~l' t'.Yt7n11+t01I. CiUItYtICli~'11, f271L1 >tra~ctural SCi14!'Jti(. r~IP 12c°i1'
l~afi~~tr-n,.tt ~~i j~nlt~n~~°r Con~rete ntadific~i ~ciflz k~ia;~ hher~i af
~~;r,r: _ N:~fi \~~~r, ~:>>~~ ~it• ,,:~_ rn~rall~~a ,;•i!h ;tee:' :h•ucriira!
~!lI~I~~~Y~~ t~~ tIIJ!~~l' i1'IIIL~iIi('-iC'~7~~I7i14 t'ii~lljnt7fl'.f ~l' HP Jilti~7CR1iEt~
~t~c~rr~h~. Iri a~~~iittori. Nt~° rormt~lati~~n ~~f this pre°dvritiruzrrth~ e~~oxti
i121ItP?'2t11 ~1~10:CC'i~ fDY t~It 73t2f(li"t~l C.YI~i771ti11~~7 1I71ti COISf171Lt7JN ~l'lf~I111
fhe F~1r~te~i,trred fi~i~it;. Plz~~fo: ~c~~v~tesu o~ :111:11 titudii~~.
Matching the Ph~~sical Properties
~ti'hile substitute materials can closel~~ match the ap-
pearance of historic ones. their ph~•sical ~roperties
ma~~ ditfer ;reatl~~. The chemical composition of the
material li.e., presence of acids, alkalines, salts, ~r
metals'I should be e~-aluated to ensure that the
replacement materials «-ill be compatible ~.~ith the
histi~ric re~ource. Special care must therefore be taken
tn interrate and to anchor the ne~, material~ properl~~
lsee illus. 1-1. The thermal e~pansion and contraction
coefficient~ of each adjacent materia] must be ~~~ithin
tolerable iinuts. The function of joints must be
under~tood and detailed either to eliminate moisture
penetration c~r to allo~~~ ~~ap~~r permeabilit~-. Materials
that ~~~ill cause ~al~•anic corrosion or other chemical
reacti~~n~ must re i~o]ated from une another.
To ensure proper attachment, s:irface preparation is
critical. i7eteriorated underl~~in~~ material must be
L1?c1llt''~ t~Ut. ~llil-l.()l71~S1~'N dlllfl(~i'lll~ de\1lt'S Cl2"
fasteners that are desi~ned to carr~~ the ne~~~ material
and to ~,~ith;tand ~~~ind, sno~~~ and other destructive
elements shc~uld be used lsee illus. 181. Properl~•
chosen Easteners allo~,- attached materials to expand
and rnntract at their rn~-n rates. Caulking, flexible
sealants or e~pansion joints bet~ceen the historic
material and the substitute material can arsorb slight
differences ui mo~-ement. Since ph~~sical failures often
result irom poor anchorage or improper installation
techniyues, a structural en~ineer shoulu be a member
of ant~ team undertaking major repairs.
~ome oi ,he ne~~~ hi~h tech mzterials -.:h as
epo~ies and pol~~mers are mucl-, ~tronge~ ~,:n historic
materials and generall~~ impermeable to moisture.
These differences can cat~se serious problems unless
the ne~,~ materials are modified to match the expan-
sion and contraction properties of adjacent historic
materials more closel~~, or unless the new materials
!~
are isolated rrom the histonc ~~nes altogether. ~ti'hen
st.-on~er ~~r ~~ap~~r impermeahle ne~~- materials are
used alongside hist~,rc u~e~. stresse~ irom trapped
moisture c~r differin~ eipansi~~n and contraction rate~
~enerall~- h~.sten deteri~~rati:?n of tne ti~. eake- historic
inateriai. F~r tl:is reasim, a cc~n~ert-ati~~e appruach tu
repair or replacement is rec~mmended, one that use~
mc,re pliant material~ rather tl~an hi~.h-stren~tll c~ne~
I~ee illus. 1~~. Since it i~ almost imt~us~ible for
substitute material~ t~~ mat:h the prc~periies ~f hi~taric
materials perfectl~~, the ne~~~ s~~stem incorpc~ratin~
ne~~- and hi~toric materials shc~uld be designed su that
if material failurec occur, the~~ c~~cur ~~~ithin the net~~
material ;ather than tne }~i~toric :natrriai.
Performance Expectati~~ns
1\'hile a tiursci:ute material ma~~ arpear :~~ i~e accept
able at }}l~~ tit'l~ l)i li~~i~~~ldtl~li~ h()iil :T~ d[~~t'lfdille
dll~ it~ ~erforman,: ?ll_?t• :7PCZr:i>idte I"~1i1~1~\. tilllTlt'
materir,i~ ~re s~~ ,Ze~~ that :n~ia<t:~- ,ta, dardG are n~~t
: t'3:~.'1~~-, . _ --- ..._ . .. __..._ . .. , , ,...,.._.. ,. ..1: ..
~~!ll:l'Oi ,:i. _u~~: _ ~.,~ -~ . ' ~. . : ,~: r';tiIllttldTlC~ ;'E'-
aUli~R`,~T'i~~ d'l,~ Il`r:.~ :. ;'•,1 :~t~!'~C`I'P.1~ r~.~~. lthe~t ~0551-
t~ft'. ~ rp~a~~~j ir1~.~~llt,-~T~^ ~'_.. _ ...~I:t ::':dt'_'Tidl~ !Il ~i[':llldi
l1Yl::!T?1ia':..~'' _t'__.,_ - _ :Zn~t~-:?•J. . 12}~'1":dl ~L~:~L~:ti~.cl-
t:lllli ._:U:ilrii.-e~ jiei:~i: . _~)':. ~ e':~1L. it :~tt?:~°, L!_lj??'
~rC~=.:~'C _„ :E'il~:l° ~~i'.ii~~il~ '.~ dt ~::'PT'i~lt°' .he
d~~t'ridC'le idi~;.`t .:! :l~t":1?~.l =v~"Ii~1L7'i;~. dIlCj trlE
durariiit;- or .,~~at:r.~= an~'. i;n~~l;~~ ~;i:,uid be inclsded
111 t~1P Q7i1iC~?~i ul)la:(:tll:'>. +~~1TP.OLii Cllt'~l' lt'1'Ittc'Il
dc~curlenc,. t;1e ~.~~,~>>e~ ^Za~~ ~e }err ~~: it~, little recc~ui•se
if failure c~ccur> l~e~ i':luti. ~?;;. ?1;.
TI~e ti~~ t c~~r,:r.~i~ r~ecessar,• !t ensure 1i~:1g-term
perf~~:r.~an_e e>;ten,~ re~.~~~nci ha~-in; ti:ritten perf~rm-
ance stan~ards and ~efe~tin~ :nate:i.=.l~ that ha~~e a
successfu! ~r~ci: r~c~;rd. i; i~ .mrur~2nt to select
~~uaiified ra`rricaiors an~i ;ns;ailer~ ;.~hc~ kno1•- ~~-hat
the~~ a:: ::c,,,, ,;:d .:no :a.~ .';,~i;~,•, u~ ~ repairs are
n:~e;;a;•,. in~taller~ and c:~r,i?'dC?c~CS llritd;Tlllldl' S~'ltll
ti~@~1;1~ Sll~~tlt:it"` Iildi°:ldl~ li1Q Ii^:1' :11E".' ili~ltll~+l If1
~~our lo~~a; ent'II'i~Tli'Il°fltnl ~:und:tions should ~e
a~-oideu.
The surface~ ~f >unstitute materials ma~~ need
~pecial care ~1r~ce i.zstalie;~. ~or e~.a;~,~1~, chemical
residu~~ _ n~,,l~ _~ie ;_<: a~_er._ -.,~ a._ be r~m~~•, e~::
; ^1r12iN!~ ~ "]l:: i' ~ ;::~Id!ic?iiO.,. _ ~?'~ _ :il~' nCild~:
p~~iiutant. anci ~~:u~e the -e~;ac~me:~c materials to ap-
F1l'dT dITL1L': t11dI1 ih!' c3ti'd~~i?i ~iiSt:,rl. Il'idit'Tld~~. FU:-
the~mczre, :urstit::,e mate:iai~ r.ia~- reauire more tre-
i~U~llt i~°2:11I:~ S~r~l~~: ~~t3IliI1~ r;C'Qi!~i5 anG proteC-
:ion tmm i.-npa~t 'r.~~ h,a~=:.~~; '•~'illi7l`~`.~'-~Iediling sca:-
io;din~*. F;naii~-, it ;:: ~rit~cai tha± the subs~itute
material~ ~e identi:i.c a~ part c~f th~ nistorical record
of the builuin~~ „~ tliat ~~;: rr carF ar.d maintenance
uf all the buil~in~* n;a+er;il. ~~n:::-1ue t~~ ensure the
li.+r~ u: the htsto;ic re;~,ur~:~
~..:..---- l ,
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~
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~,
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~ .~ --~
_ ._
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4'-- -~~ - ~ ~
11ji1~. ~~. ~1)if''1 r1f:' Pltti•i<«i z,ri,~~~>,•tf~'< iI''a' !I~'i R67fi11Ct'~. [~~7''-
f:C111.7Yji~ t~7i ~'1N~i! i.~'.h71?~IOtI d~; ~ i~~lifi'(Ii tt~~11 L~f1~~~c'Yfl;>. ~ ~'i'~1;
.i.:r+l~~tit' i~;i': ~r.:,.. . f!'~ ;~1:~ ,-~i<i ~il! ,.., '~'iNCi:. YIti'!ci aY'i~.l'U Yc'2~i~iii-
rtj~~1(f lllllf ii'!i> lI1~f1711Pif 7!1 i7 ttl~ti'T;i IIGI~i>11~'ll il'~i(i. ~'ittifl~~' t!!l'
yilti+.'.,..~...~i.. ~ ~..~. '~; .~:.. .~i. ..~ %ic. 7': ,'i; :i1li: ~IlYY0l71l~{!11\ `li.
1'ri:Ji11't '~til:} :i!' I.:+ii~:•~~~ ii: ~, ._Y'il~li il~iii~r. ~7~ I~7l~ iPlltt'7~ i~! tf2f
i~'..~ i?~I.i =2'~i~~t'.. . ~ .:r'! it~,r~~rti ~1~711C (~hi; :~'~I: .I~71QifY,:
ii' ~.. Yt.'hi ~~C'. .'~I.,". t~..:itP' 1~. ~i11.''!t!'J:t'~.
.~ :
. ~ ~ ;~~~H
`~~r~,s~::.~w~ti,
.;~ ~~„~ .. . ~ ~ `~{ . .
~ S , A•~~l ~ ~ ~' . ~.
I!!L<. ?t1 Lir.tq_rrrqf rr~rt:,nrt.~~;_c ca~: Ac ,~'teitcd hu .i•herc° thc
~
Sttl~s;itt.r. nta::•~•~c~i is ,~':r+c;a. iit :h.~ ia~:. hb~t~t~li~;c ~t•a~ ~~;Pd n5
~1~?Y.' :' .. :t~,«.~1-+7•Irf :if .:i)-P°f l~Pi'P~ ~[fP f0 ~I7C HYlff~l' tE411lYC Df f{]f
i~?~1f: Yii:; :i~::~ .`ir: ~~'CP.ii<"7i_ir ~~' 1T)12~G1~ l!.~":1l! ~(~ OliliY (1t f~ll~ j(li(]-
ft0;'. [I77 :(ti~'i~:ifii =!1Zj' ~2iI5 r'L~illtFii. Pi~nto: 51,ar~~~, ~. Pn~•k, .9I.^~.
l~'
li~i._, _~ l.litltfe i: -~i(;~. ~ii,~r rFl'., ie i~r;~ ,. .. YL's~-__, Crt',~~
1~.'P,_ , `I77!fl~c'ti~ ji1:'_f:IS~I~' 'ri:?!Cr(dl~ il>Pc'. i~ili[70l"'.-. ~ilCil7-~70LPt
~?~llf ~i11. ~d115c 17:iltt'Yi1Z1~ Ci' i!1~I17LC ~i'I~^~ i~F?"' ffNlt: ~i'if::' it'!i:'
Ii,,ftt~°rt ~zn~1 ~~t~~~'r< :r•i;~ ,i~trf;~~r~. i~, ;itt- t~itc~fa~ratrh. tlti ~;r~rtii~r;:
~7QlClflliQ )721Yf27'(~7! I:~ f7lP ~~71ltltit~~i(t' f'd1f~7[liti t~~ fi.i ,'t'ff c~} flti :L'!!;-
t~i~it' ~Id~ :i,t'.~ „ a? .it7lnCr ~~'/J.''. P11i'l0~: 51lil~l~~1 '_. j':IY4:. .'~1'~.
C?~ous~~ ~ ar Kppropriat¢ ~~:cst:t~:r~
Ma:erial
Once al': I"edtiOflci~~lt' G~il~~:l~ tuT I°t~~'.'.i C~: ;'~F~td~~I7tcP,±
in %ind ~-:a~~e re~~~ e~ha~,~steu, ±n_ ~i~~i._e ~:mur::; U
~~;d~ ~-~::iet~~ or sab~titutC I1ldCe1'1d1~ cu:rer~tl~~ _~n the
maricet mu~t be made (~ee i:lus. =~;. T't~e .hart~ a: the
e.~«: oi tni~ Brief describe a numoer -~t ti~ci; macenal~
r.zail~~ o` the-n :r~ the famil~- i~i moduie~z cc~ncrete~
~~nicl~ are ~a~ning ~rea!~r use. Tr.e ~t~Z:t~ •~~_- ^.~:
include «;~~>d, scarnpeu m~tat, m~ne:a; tirer ceR~ent
shin~,le~ an:i =.oirle o;ner rraditicna: in~;tat;t~r
material~, sir,ce th2ir prc~pertie~ an~. pert~~rmance are
berter knu~~~n. '_~or do tre chart5 inciude :~in~~i~ u:
mc~lded urethanes ~~-hi.h are sometimes usec a~
~o~rrteii~ claddin,~~ or a; subst;-u!.~ r~~r ~•, uvc:~!~
:;:..i,~ ~~,.. ~~~:..:u_: ...__... _ --~ -_ - - - _ ~ -- - .~..__ ._ :.
snould be replaced i; i:tnc:.
:~lr ~IidZT` C:t'S~CI~F' tliC n?~l'~E'iill'~ ~I~Q S.1St'S l~i
se~~erai mare:ial5 findin~ creater us~ i:: h:titun_
~re~e~,•ation rr~~jects, ara c~utiint ac~~•an~a~'~_ ar:d
~iisad~-antage~ of ea~n. I± si,~ul~~ ,z:;t nc :~au as an
;I't~l~l;'~E':IleI?t Ut d??\' Or L}"t?S~ II1: LCTid:~. r~?::~ Se~~. C: ct~
~~ ~~Ill:I1C1eI' ~Ildi IZ:.IITl~rUU; ;:~aienal~ iiiUSC C~t ~:udied
~d?t'tL'll~' ~1~I0?"Z St'Ic'tt1Il~~T, tllc' d~ ~ rl?r~I?dIP tTedtI71C1'ii.
1'«111QE'Cj drE' thTCt ~I'eQC)IIZ1:1dI1tli IIldSO1i. ~ i;idil'Ildl~
(~~st scrne, precast con~rete, and €i,~s~ tiirer
:einf~~rced concretej; t~~o predominan*.1~~ resi~~uu~
Il:aceria~s (2~t%\~" 3IlC~ ~1dSS i1C?2'" T?2rll~rC~~.t poi~~mer~
clso l:no«-n as Iii~er~iass;, and ~as: alu*:~iru: ;~~hich
has beer, u~eu as a~uCscitute f~~r ~~a-i,~~.s ~~eta:s an~a
~: u~~d;.
Summarv
~ut~~tiiute material~-those pri~ducts u~ed to imitate
hi~toric materiai~-~hou:d be u~ed onl~- after all other
ot~uon~ tur repair and repiacement in kind ha~~e been
ruiec; ouc. Becau~e there are ~o man~~ u~lknc~~~ ns
re:;ardin~ the lon~-term perfi~rmante uf sub.titute
maierials~ their ~,ise ~houid not be considered ~cithout
a tnorou~il im~esci~ation into the pr~~p~~sed materials,
tne fabricator. the instalier, the a~~ailahilit~~ of
~pecificatioi~~s, anci tt,e ti~e ~~f tl,~at material ii1 a
simiiGr ~iiuaciun ir! a 5imilar en~~ironment.
Sub~titute materials are normall~ used ~~~hen the
historic materials or craft~manshi~~ arr na longer
:~~ailar!e, u the original materi~.i~ ~ re of a p~~~~r
~luali~~~ ur are cautiin~; dama`,e ti~ adjacent maierials,
~~r ;f there are specifi~ ~:~~ie re~a~aireznent~ that
preclt~ca.e tht use oi hist~r:c *.~Zateri ~ls. Use of the~e
materiai~ ~7~~uld be iimited, ~ince replacement of
hic,uric mat~rial~ un ~ iar,~e ~cale ma~- jei~pardize the
inte~rit~~ c~t a hi~t:~:i~ .e~t}_~.~_. =~~r~- mtail~ ~~;
- - - ,~ ~Nr : ~ ~ . . ~~~'tactn~;
.._. .~ ._.. - _ . ._ ._ .... _ .. _ _ _~
tnem ~~ it't~ ider,ci~ai n~ateria;s ~hould re examined
h~~fore turning tc~ substitute nlaterials.
The irnport~nce of matchin~ the appearance and
ph~~sical prupertie~ oi hist<~ric maierials and, thus, of
tindin~ a successtul iorg-term sulution cannot be
c~~ erstatecl. The ~ucce~~rul solut~ons illustrated in this
~T1E't 11'el'l from historic r TeStP~'dtlOIl projects
in~~ul~•ing pr~~tessiona] teams ut architects, engineers,
fabncatur~, and other specialists. Cost ~ti~a~ not
necessaril~~ a factor, an~ all agreed that ~~-henever
~i~s~ible, tne hi~t~~ric m~terials shi~uld be used. ~1'hen
subs:itute material~ «~ere selected, the sc~lutions ~~~ere
erten e~ner~si~~e and ~~ ere reached onl~~ after careful
con~ideratiot~ of all options, and ~~~ith the assistance
of expert professionais.
~'CiLi.~'vVINi~ AI~~ ~~~C~PTiC?NS OF i~'ARI~US SUBSTITL'~'E MATERIALS
~~iif^. ~~. .`~ ff~Cr r~Cllift~l'i-t'G l~OI;lP[e'" 'F1;'C!"Q1tI~~! iJ1'i7f:C tIt(:~
j1YtLi15I ~Ol1LYE'~t' L'!E'I?IG'7!l> rC~~lltlt'.i ~lt[t'I~lU7iICf'iI ft'ltil~le'~ iRl flic'
14~11-it'I;(IIIti c'.TCPYJUI~ I~I1J~i': ti~lill'(V! L. ~t71T. .'~~.-~.
PltOs and CONs ot VARIOUS SUBSTITUTE MATERIALS
Cast Aluminum - .,i
I~laterial: Casc aluminum ts a molten aluminum allo~~ cast
in permanent imetal) mulds or one-time sand molds ~,•hich
must be adju4ted fur shrinkage dunn~, the curing prucess.
Color u from pamt applied tu primed aluminum ur Yrum a
factvr~~ finished coatm~. Small section~ can be lwlted
tu~,ether tu achie~~e ultricate ur ~cuiptural details. L~nit
casting: are al<i~ a~~ailablr fc~r items such as culumn plinth
ri~,~t~s.
Application: Cast aluminum can be a substitute for cast-
iron i~r ~ther decorati~•e elements. This ~~ ould include
~rill~~ ork, roof crestin;,~. curnice~, ornamental spandrels,
sturefront element~ c~~lLmin:, capitals ind column bases
and plinth bluci::. [f nut self-supportin~;, elements are
~eneralh~ scre~~ed ur bolted to a structural frame. ~s a
result ot ~al~~ani~ c~rr~~sion problems ~~~ith dissimilar metals.
juint details are ~~eT~~ impi~rtant.
Ad~•antages:
• light ~~eirht I1 '' uf ca~t-irun)
• corrosion-resi~tant, nc~n-cumbustible
• intr.icate casnn~•~ pu~~ible
• easil~~ as~embled, ~iwd deli~~er~• timr
• can be prepared fe~r a~~ariet~~ oti
colurs
• lon~ life, durable. less brittle than
cast iron
Disadvantages:
• I~_~~~ er titructural strength than
cast-ir~~n
• dit;irult t~~ pre~~e~lt gai~~anic corrusii~n
~, ith uther me~als
• ~reater e~pansion and contractiun
than cast-irvn: requires gaskets or
caulked iointc
• duficult to keep paint on aluminum
~
Checklist:
• Lan e~istin~ be repaired ur replaced
in-l.ind?
• H~n~ i~ ~atit aluminum n~ be
~ttached.'
• Ha~~e rull-size details been de~el~~ped
f.~r each piece to be cact'
• Hu~~ are etpancion jumts detailed?
• 1ti ill there be a~ah anic corrusiun
pr~~blem'
• Ha~~e ract~~n finishes been prutected
during ~nstallation'
• :~re iabricat~rs insta]ler~ experienced'
~;
R~"~- 3 . f ~
•'; rr : .
•- w ~ ~--:~.~~~~~' •~' ::
- ~ ~--~ ,~_:~.--,
~-~---- . -
:; -
~ __ .`..~---~_.~.°..----
_-- _ _~
~l
Gose-up derai! s)mtri~r~ tht• crrstT uz;trnk h~ aiurTri~:un: ~~+ this
IQt)t-Ctllf1//'ir 1'C~.lliii7 col~nrnt mtd iAF~IfI11 t0' i7 Sri'rc'~1~1]f. Pj7~~fi'.
Sl~amrr C. Parl~. .~1.~.
T~lt' Ilc'~t' iR~t L11L11i11111UY, ti1i~i~t'I!"t'IIi ~r~~li7ct'~l f{!t' ~Jjl I~~jI-it'Nli!?ll i+lsl-IYt~lt OY1~7!1~7i. j'Nt~li~: l~Ii77-<~II C.. ~~~7YA. .'~~,~.
1 ~~
PROs and CONs of VARIOUS SUBSTITUTE NIATERIALS
Cast Stone (dry-tamped):
Material: Cast stone is an almost-drvi cement, lime and
~ aggregate mixture which is dry-tamped into a mold to pro-
duce a dense stone-like unit. Confusion arises in the
building industry as many refer to high quality precast
concrete as cast stone. In fact, while it is a form of precast
concrete, the dry-tamp fabrication method produces an
outer surface ressembling a stone surface. The inner core
can be either dry-tamped or poured full of concrete.
Reinforcing bars and anchorage de~2ces can be installed
during fabrication.
Application: Cast stone is often the most visually similar
material as a replacement for unveined deteriorated ston~,
such as brownstone or sandstone, or terra cotta in imitation
oi stone. It is used both for surface ~vall stones and for
ornamental features such as window and door surrounds,
voussoirs, brackets and hoods. Rubber-like molds can be
taken of good stones on site or made up at the factorv from
shop drawings.
Advantages:
• replicates stone texture with good
molds (which can come from extant
stone) and fabrication
• expansionicontraction similar to stone
• minimal shrinkage of material
• anchors and reintorcing bars can be
built in
• material is fu-e-rated
• range of color available
• vapor permeable
~
Disadvantages:
• heav~' units mati• require additional
anchorage
• color can fade in sunlight
• ma~~ be more absorbent than natural
stone
• replacement stones are obvious iY too
few models and moldc are made
Checklist:
• Are the original or similar materials
acailable?
• Ho~~~ are units to be installed and
anchored?
• Ha~~e performance standards been
deceloped to ensure color stabilit~~?
• Have large samples been delivered to
site for color, finish and absorption
testing?
• Has mortar been matched to adjacent
historic mortaz to achieve a good
color'tooling match?
• Are fabricators~installers experienced?
Glass Fiber Reinforced Concretes (GFRC)
Material: Glass fiber reinforced concretes are lightweight
concrete compounds modified with additives and reinforced
with glass fibers. Thev are generallv fabricated as thin
shelled panels and applied to a separate structural Erame or
anchorage system. The GFRC is most commonly sprayed
into forms although it can be poured. The glass must be
alkaline resistant to avoid deteriorating eEfects caused bv
the cement mix. The color is derived from the natural ag-
gregates and if necessary' a small percentage of added
pigments.
Application: Glass fiber reinforced concretes are used in
place of features originally made of stone, terra cotta, metal
or wood, such as cornices, projecting window and door
trims, brackets, finials, or wall murals. As a molded pro-
duct it can be produced in long sections of repetitive
designs or as sculptural elements. Because of its loK~
shrinkage, it can be produced from molds taken directly
from the building. It is installed with a separate non-
corrosive anchorage system. As a predominantly cemen-
titious material, it is vapor permeable.
Advantages:
• lightweight, easily installed
• good molding ability, crisp detail
possible
• weather resistant
• can be left uncoated or else painted
• little shrinkage during fabrication
• molds made directlv from historic
features
• cements generally breathable
• material is fire-rated
Disadvantages:
• non-loadbearing use only
• generally requires separate anchorage
svstem
• large panels must be reinforced
• color additives may fade with
sunlight
• joints must be properiv detailed
• may have different absorption rate
than adjacent historic material
Checklist:
• Are the original materials and crafts-
manship still available?
• Have samples been inspected on the
site to ensure detail/texture match?
• Has anchorage system been properly
designed?
• Have performance standards been
developed?
• Are fabricatorslinstallers experienced?
11
Dni-tm~iped utst sto~ie can reprodtice tiie sa~tdU texh~re of somc°
natural ,tolTes. Photo: Shnron C. Park, AIA. ~ ~
This glass fiber reinforced cuncrete sculptural zoall qa~ief zoil(
reylace the seriouslu danu~ged resin arid pfaster original. A finely
textured surface was achiened bi~ s~raying the GFRC mi.r into
mole~~ that ioere created ~r~nr the historir panel and resculpted
based un historic yhotographs. Ahnto: Courtesy of MJM Studios.
F ~\..Lf 1 Q1'11..L "~ -J '~. 4 ..._ '. .'llt.x. i i' :L`_J' ... ._ F.._.- _ .. ~ ._ ._ ~ ~ ~ ._ = a ~ ~ll:'L F
~
Precast Cgncr~re ~:~~'~-- .. _ _ _ ~r~:~~~~~.~-~
M1taterial: I'rrc~~~r ~~_iil,~r~rp ._ ~. ~. _~ ;. ~ _ ._:'i!_!~i ..;~~. -l!;'
~~I:..'l*.~ ~~~`LI*E' 1 :.Tl['_~ i11i~1Q~ D= ~. _3I: ,:.: ~l`!''." _~1;._ ~~ l. ....
can b~ r.~ad: rn,:~~, e~i~*.ul~ :o:~~i ;~~-r_:_~, r:r. r;~~, n~.il~'.in:_,
Lu.-.,r is ~;ene:aii in[e;,ra! *.. .,,_ .,,. . _~ _, n::.•.i;.__ ~~i:,:_3,i~.~~.
i~Y Yllt' y3R~c Jr ~kt~: r~~.'.~::'= U` : ~ a . ~ ..'. ^C':'C~_. '._ ~ ~- J:~'
ment T~~ a~uid unsi~,htlt a~r hahbi<~ tna_ re~~~l: *r*- :he
natura; cur:n~: proces_ ~:rea: ~ar~. m:,~~ ~,r [,?~~,, ;i~• ..~._ ir~-
tial and lun~,-ie-r.~ ~•ibratinr ., th,~ i:-;;~, ~~::;,__.- ...._
„ei~ht ;t ;: ~~nera" u.. ~ .~nr.~. ~-_ !-.... :~.:~° _. .~. •1;
[i1d~Urii'~' 3i'C1 ill•I : ..~ ~~('.~_':~ '_~dE~:?::.
-`'~PPlicateor,: P,-_~.._.. ,. ..._:. .. __._- ---_ .. :,~__ ._
ma;ur.r•. matrr::!- ~u~~.~ c_ <<,~;•._ :_ . . ..: . _- ~_~_~.;
b~,cn r.,- ti~:t t; ~ i! =u~rac~- ~ - - . . __ .; _,.... _.. _ -;,..,cn,a:
eleme:i~;. ?.,,; :n~.1_._ ,•..,.. -._- __ _..;?.~, . .:. __ ....-. ~~ -
1':~UTllj~, SC 11T CT'=.'.Q~ - -. , . - !'.'... _ _ . ~ .:' .. ....._ .
bdlL'~[<'T'~ d;"i.. Jtf1Ci Q~rii~i':1,. ~ ~.~r.1~r,.- -- •,-~-- ^~•-;r: ~c._
~tune in tilat rhr ~uriac~ ., ~~r,r~ c~;~en: z_-:: _-!nr :z•.tnreci
mui~1 thar: th~ r>r.~ ... -r;r,, . . - . ~!' -.-_ ~r.
Advantage~ ~
e ;1. '
• iUt'h:. ,.~, i~_:~ ~di~~ ~~`.~~d~.c ,__. .
Dli;!ia;?;:' ,i,.'.~-.~.
• minimal ,~~r~nl..~,~ ~~; n~a~~n,::
• ~dli t~r !i~d^ L'_~i"^.< <'c" 2::_`l..'Ir.i~ :- :.
b: ~3i; t-~ . .
• c'\~~~ 7'~tii~%;: ~~ ii't' :..1- " ----'L,~` :. ._ . _
• I~ldt~i:31 .~ tll"e': ::c•_:
• idR~2 l~~ ~t~IJI~ l;lu " _I't'.'di*_ 1~'„~ :!';.
• ~~.'.p~;,` ~i:'."TTI~~.'_i:_
I~y ' ~
~}..~~ L
~y~~ .
~=K.~
~~:
_..~.~re:? ~~,~:!~i: .::~~ t~-_,.._. . ... . -rli~ ~;~ua:`n, ~~ar,~~~t
,,~-,~:.- .....; r_~~~:c.. ~~~:~r_<::_ :_•~:.~::_.
~ ... - -.: .,. _ :',r ,. .~.-
_ ..,3:1:~'!^.:c~~c:
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C1.
PROs and CONs of VARIOUS SUBSTITUTE MATERIALS
Epoxies (Epoxy Concretes, Polymer Concretes):
Material: Epo~~~ is a resinous t~co-part thermo-settin~
~ material used as a consolidant, an adhesi~~e, a patching
compound, and as a molding resin. lt can repair damaged
material or recreate lost features. The resins ~~hich are
poured into molds are usuallv miked with fillers such as
sand. or glass spheres, to li~hten the mi~ and modif~~ their
expansion contraction properties. `Vhen mixed ~rith ag-
~regates. such as sand or stone chips, thev are often called
epox~• concrete or polt~ner concrete, ~.•. nich is a misnomer
as there are nn cementitious material, ~~?ntained «~ithin the
miti. Epo~ie~ are ~~apor impermeable, ~~~hich makes detailing
of the ne~~ elements extremel~~ important so as to avoid
trappin~ moisture behind the replacement material. It can
be uced ~rith ~~~ood. stone terra cutta, and ~~ariouc metals.
Appiication; Epc~~~~ is one of the most versatile of the ne~.~
materials. L* can be used to bind to~ether broken fra~ments
of terra cotta; to build up or infill missing sections ot or-
namental meial; or to cast missing elements of ~~~ooden or-
naments. Smal: cact elemenis can he attached to existing
material~ n~- ~r:ire net~ fea:ures can be cast. The resins are
poured intu molds and due to the rapid setting of the
material and the need to at~oid crackin~, the molded units
are ~enerall~• small or hollo«~ inside. i~iultiple mold~ can be
cembined Eor larger elements. 11~ith special rods, the epoa-
ies can be structurall~~ reinforced. E>.amples of epoxt~
replacement r iece~ include: finials, sculptura] details, small
column capitals, and medallions.
Advantages:
• can be used for repair replacement
• lightweight, easil~- installed
• good casting abilit~•; malds can be
~ taken from buildink
• material can be sanded and carved.
• color and ultra-~~iolet screening can
be added; takes paint ~~•ell
• durable, rot and fungus resistant
~~
T)iis rt~~fica coltmiri cayital a~as r~iade usirit epi~ri~ resills poured
ilitn n ntvld tnken front tlie builcii~~g, Tltt~ {tist~~rii ~~~noderi i~>h~nrti
sl~aft u~as reynired dt~rirrg tlie rt:titoratio~t. PhoM: Courtesu DeIJ
Corporatiori.
Disadvantages:
• materials are t7ammable and generate
heat as thev cure and ma~~ be toxic
~,•hen burned
• to~ic materials reyuire special protec-
tion r-~~perator and adequate venti-
latior . nile curing
• mate:. ma~~ be subject to ultra-violet
deteno:ation unless coated or filters
added
• rigiditv of materia] often must be
modified ~vith fillers to match expan-
sion coefficients
• vapor impermeable
Checklist:
• Are historic materials a~~ailable for
molds, or for splicing-in ac a repa'u
option?
• Has the epoxv resin been formulated
~vithin the expansion contraction coef-
ficients of adjacent materials?
• Have samples been matched for
color!finish?
• .Are fabricators~ installers experienced?
• Is there a sound sub-strate of material
to avoid deterioration behind ne~n~
material?
• Are there performance standards?
13 ~~
Colurrrn~ ~nere ret~uired artd a capital ~{~as re~~laced in eporu un lhis 19th-century 2-story porch. Photo: Dell Corporation
~~~°``;`5:=-' ,~=t~~.:1i~~~' ~4~bSi1fU~F' IViateriais
=~--~~_r,..~,-~. ?~.:a~~r; r.; Susan ~1. Tin~al, Terrn Lntta; Preser-
~.:- . r.r; ~+~tnrc ,'~ir.+er~a1. Chica~;o: Landmarks
- _.-_ ~,_;~,- _o;,rcil of illinc,is, 1ySi.
-, ~:_,~_<. _ .. . - r';i:~rs~ -~' B,rii~~n~ ~.. i\e~~ >'ork: Lon~mar
= x~ => . - . . .-~. ' -i~: ~;nc~ r~~~ Fc,rn~ of Flatten , " Pro-
,.`,v~ci:~r „rilrii.`~ir:' ii.Ot'. 7.p~^I. -
_- ~ie : :a-,~=. L;=..~ ~ti~ ~oo::, .~I.~: lohn G. ~ti'aite, .~1eta(s
~~.1~` .r'~~N'~!Cu ` ~`715i+7;'1~ ~1[11~71715~'~: USL'~ 1117[j Pl'L'$P]"'d(If101i
- _. :~:~~:r_ --`• as'n:n~-tc-:, v.C.: Preserration Assistance
_ ~ -_•_.r~, :~r:-~: ~,a~ ~'a:k ~er~~ice, ~~.5. Department of the
_ _~1:~_ ~c:_._
-:~'*.-;.:,- =S'"lu~'ri,~; _'-rC«~fP~. t•-etc ~ork: tie~~ 1i)Ck Ldndmarks
_~ ,>;- :. ~_~~ ;_ar.:.
- _ _ _ .__ _~.ie`, :.o,rstnr_tiof~ A2aterial~: TU~es. Use, arzd
;~G,-~r.;,;. _- ~rk: johr. ~~ue~~ and Sons, Inc..
- _~
- _ . _- ~_ --~~e-~air- a:=i:nu~.~lenges the im-aluable
==--s:~-^- ^ ' -- ^'<e* ~:::.ic~:ae .^~a~r ir editing this
~,-:-._.sr;.r.-. -' -, i;"c~i:~r indi~~iduais are to re thanked for
:^,a:,' ~_. .-..__..~ dn~'.SiRrd'p._tidI'~ ??~lT~t'lil .'~.T.t~..,
~ ~?c -.;-.~«':'. _'. ~.: ;~:~~ ~~. ~'~ aite, .~.Ibanc, i~'1: Ht~man
~ :-~-_, ~''.-:~~a~e!r~~ia. ".~; ;honas Fisher, Starcuord,
; -. --_ -.. ... ~. ^c .:i. ~i:~.PPlon. ~~. In addition, the staff
- - ,~_~ ?-~~~ '7i~•ision. the culturaI resources
.,_:. .--:,~ `~~a;io~~~.~ ; ar% Ser: ice Reeional Offices, and
=~-~-~ _--a~ -,. a- be:':a1= ~f the ?~ationai ConEerence of State
- -. .. °ic ?-~=~~--~~i.^.-. ~~t.+ic?rs, nro~lded useful comments
, -.- „--•.*e er.:-c-c•~:~r~.~e,'.~ l,:iiC tilo iT1a"IIllSCLl~t.
:~;,-,.,_ ,,ir.~i;,^;•;,,~',~ ~~<<~er~nde,tc~ yr?!1, Plii(a~~elt~l~ia, P.-~; t~ie 19~?
r;'ti~iq~lr7tin;; ~,? ~',:)t~?`%±)ll7i!(~71 i1'OOQ ~12~;~ fIhP1'Q~llj~ ~~UC~LliSf
';,vi~r:~f~ttx• ';i,^ (n-~' ?Bth cer~tun~ ori~inal. Phot~~~ Coin•tesi~ ai
1 }tij':~1-'`1,yr'tt,'.' ''~p; l~~i'ql 1-~icf0YlClli PR;'k.
L~'nch, :~lichael F; ~1'illiam I. Hik~in~, ;!~c' .~.i~7trrtr-~i~7~r,c a~i~i
Repair c~f Architectural Sc~nd>tc~~tc. Aeti~~ ~~o-i. ~n:~n,arti;
Consen•anc~•, 195'_.
tiational Park Ser~~ice, Rock~~ '~:lountai~ Re~ional ~~fYi~e.
Presen~atiert Bricf~ 1': Zhe Pres~ ~~'ation c~r ~'icrn~•~_
Pi~;»iertted Stri~it<<n~! vln.~>. ~1'a_hingtcr, L?.~ ~ ?~~~Y;--.::_
tion Assistance Di~~ision. ?\ationai ~arb. ~~n-i•~~. ~_._.
Department of the lnterior. 19~=r.
Phillips. Mor~an and iudith tiel~~«Z. Fpo,-,ir; r~„ i1~,,,,_`
Rej~air~ i~~ Hist[Tri~ Ruildirrt~. 11 a~hington. L.C.: rre:=~~r~~: -
tion Assistanc? Di~~ision, \ational Pa:l. SPr~•ace. L'.`•.
Department of the Interior, iG-~.
Phillips, hiorgan lV'.. The 11~4ors~-LiZ~hu ti~Inr~c~n,,~ ~, F~~•,,,,-.; ,.
Restvratrnn j1'ork. ~ti'ashin~ton, D.C.: nrPse, : a~S: --
.~ssistance Di~•ision, tiati~~nai Park Sz~-ic~. ~ _ . ; %~r~rr-
ment of the Interior, 1°?i .
Tiller, deTeel Patterson, Presr~r~ntiori brzcf~ -: Ti2c Tre;e~~~:,`~~~~:
~,i Historii GIn_e~i .~rcliitectrrrii! T:~r•ni-Cott~r. i': a~~:;r~~+~~r:.
D.C.: Presen~ation Assistance Di~:i=inr. ,`at<<~n_' --
Sen~ice, U.S. Department nf the lnterin;. 7~'-=~
This publicatior. ha~ c+een nrez+ar2c: ru--: an~ t~ Se:`io-!
101(h) of the hational Histori~ Presz~ati.o- ?.ct, a~ ~r,~en~-
ed, ~:-hich directs the Secretar~~ o± th_ ir:r~r~r.~; cn d~~•_;o~
and make a~~ailable informatinn cance:r~~n~ rist;.~~r --':%~°r-
ties. The ~uidance pro~~ided ir :}?ic Brie+ s+-iil aise a~~i~~
propert~• o~~~ners in compl~-in€ ~+•ith the r?Gniret?P t; c~s t'-=
Internal Re~~enue Ccde of 19Eh.
Preservation Briefs: 16 has been d.e~~elo~eu Jnder th~
technical eciitorship of Lee H. tiTeison. r.Alr~, ~hie±: ~-e=?r-
vation Assistanie Di~•is?on, Nationai "~rl ';~~~ir.°, ~ ,
Department oE the Interior. P.~~. Bo~. ~; i?~. ~1~asl;ir;^`nn.
D.C. 20013-i127. Comments on the useful7e.s o+ this ;ntnr-
mation are ~velcome and can re sen; t,-; i~;;. ~eis,^~~ .a! '.?~~
clrCl\'2 add_*ess.
For sale h~~ the tiuperintendent n( D~~rumentt. L.~ ~~~~~'ernmen~ Urinrin¢ (b(jirr
~t~actiingtrm. D.('. '_'~~a(.r~
a~
ARTICLE FILE
Folder :
~~,
•
u i t
s u~
~:
_,
in
~ _ ~
•
ateri
_ as
ace
_
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n reservatlon '
GRG, cast polvmer, foam, and sheet metal
BS Theodore H.M.Prudon
raditional architecture often
incorporated elaborate orna-
mental detailing that contrib-
uted to the richness of the design.
However. extensive deterioration
or earlier removals-often for
safety reasons-have frequentl~~
obliterated much of this detailing.
Restoring the visual integrity
and reestablishing the quality of
the building is often a major goal
of anv rehabilitation project. Un-
fortunatelv, the inabilitv to find
proper replacement materials, the
high cost of original materials,
and the lack of suitable craftsman-
ship may hinder the project.
The following discussion of the
selection of suitable replacement
materials is primarily aimed at
the repair and replacement of ma-
sonrv materials such as stone and
cast stone, terra cotta, sheet
metal, and plaster. The replace-
ment of wood is not discussed be-
cause wood is best replaced in
kind. Also, onlv the replacement
of mostly missing and highly or-
namental portions of a building
are discussed. Standard r•epair
techniques are not included since
the~ are so readily available else-
where.
Establishing criteria
The selection of an appropriate
replacement material is guided by
distinct criteria. While most em-
phasis is commonly placed on ob-
taining a visual match, other cri-
teria are just as important. In-
cluded below are the most impor-
tant selection factors.
•Visual characteristics and
long-term durability. Obtaining
the right color, texture, and reflec-
tive characteristics upon selection
and installation is imperative.
However, equally important is as-
suring that this matching appear-
ance endures after long term ex-
posure to ultra-violet light and -
many freeze-thaw cycles.
•Unit size. The size of the sec-
:1-//'i
tions to be replaced must be con-
sidered. Some materials, as are de-
scribed later, are more easily used
in small units, while others are
more easily executed in large pan-
els.
~Existing conditions. A careful
and detailed assessment of the ex-
isting conditions determines how
much is missing and ~~hether the
remaining sections are sound.
This assessment provides the ba-
sis for what and how much is to
be repl~ced.
•Load bearing or non-lo.idbear-
ing. If the replacement material is
A section of'the original Tucknhoe marble on this renoz~ation prnject u~as replaced
uith Genrgia marble, u~hich has radiea(!~• di%f'erent u~eathert~zg characteristics.
iPhoto: Barharn liaars~
an integral part of a masonry
wall, it may have to have some
load bearing capacity. On the
other hand, an ornamental sec-
tion such as a cornice mav be at-
tached to a sepaxate structural sub-
strate.
•Detail. The tvpe and complex-
itv of the necessarv ornamental de-
tail must be determined since in
some materials undercut or intri-
cate detail is not easilv obtained
or is verv cost.lv.
•Molding and manufacturing.
In order to duplicate the existing
detail faithfullv. most materials
will require the fabrication of a pat-
tern and mold. The abilitv to use
a direct mold and to make a sub-
stantial number of units without
significant changes to the mold is
an important cost consideration.
For instance, in-kind replacement
of terra cotta or cast iron requires
oversized patterns to accommo-
date the shrinkage experienced
during fabrication.
•Compatibilit~~. Physical and
chemical compatibility between
old and new materials must exist.
For example, adequate provision
for thermal expansion and contrac-
tion is critical unless new and old
move as one.
•Installation. The method of in-
stallation has a direct relation-
ship to cost. Factors such as unit
size, method of anchoring, and
equipment are important consid-
erations.
•Code requirements. The use of
certain materials may be re-
stricted or prohibited by code re-
quirements.
In-kind replacement
When materials are to be re-
placed, the use of the original ma-
terial is nearlv alwavs the best so-
lution. However, while replace-
ment units for brick, terra cotta,
and cast stone can be manufac-
tured, the cost may be prohibitive
and alternative materials mav
have to be investigated. For natu-
ral materials, the same type may
be available only as salvage.
The problems ecountered with
in-kind replacement are easily il-
lustrated with stone. If new stone
is inserted into an existing wall,
it is important to define to what
plane the material is to be
worked. Often, the remaining
sound stone has weathered and
lost its sharpness of detail and tool-
ing. The new stone has to be cut
to match the weathered surfaces
to ohtain a good visual match.
Where new stone of the origi-
nal type cannot be obtained, sal-
The ca.sf stone replacement balusters
on this preservation proleci r a6ovel
were visuallv indistinguishable from
the original tiermont marble
balusters. ~Photo: Barbara kaarsi
Using a flezible mold, plaster casts
c¢n be m¢nuf¢ctured from decoratii~e
det¢ils remaining on a facade. These
casts are used to prepare rigid molds
that are used for fabricating the cast
stone.
vage stone has to be found. This
salvage material has to be free of
occlusion and has to be properly
cut (i.e., in accordance with its bed-
ding plane). If new stone is se-
lected, it is not enough to match
a white stone with a white stone.
The new stone also has to weather
the same. For example, a white
marble from Westchester quarries
was used frequently in the 19th
Century, particularly in New
York City. Because the original
quarries are closed, a different
white marble (such as Georgia
marble 1 is sometimes used as a re-
- e;r . .._-. .,: ~;~ _ .. ,... .
Manufacturing technique can alter appearances
placemeiit. The weathering chai•-
acteristics ai•e so different, how-
ever. that after ,just a few years
the i•eplacement stones can be eas-
il~• spotted.
Similat~ problems are encoun-
tered «-ith other masonrv materi-
als. Replacement of brick or terra
cotta in kind i~ possible. but in ad-
dition to size. color. and shape. it
is important to considet• manufac-
turin~ techniques. Eai•1~~ hand-
made materials cannot be re-
placed ~~•ith machine manufac-
tured units. since the true.
square. and straight surfaces of ma-
chine-made products make them
visuall~~ distinct fi•om the irreru-
laritv of hand-made materials.
~~'here ne~~ units are to be in-
serted into the masonr~~ «-all. ap-
propriate fastening must be used.
For older load-bearing buildings
«~here the «•alls are 12- to 18-in.
deep, stone replacement can gen-
era11~- be accomplished b}~ cutting
out onl~- 3- to 4-in. and not disturb-
inh the ori~inal stone's load-bear-
ing capabilities.
Substitute materials
Generall~-, the use of substitute
matei•ials is necessitated b~• a de-
sire to reduce costs while maintain-
ing a structure's architectural char-
acter. The sa~~ings are generall~- ac-
complished in t~ti•o areas: manufac-
turing and installation. In most in-
~tances. installation co~ts are re-
duced thi~ough the production of
larger units that ai•e installed
more as panels than as in-fill
pieces. Commonl~~ used replace-
ment materiala are cast stone.
GFRC i glass fiber reinforced con-
cretei, GFRP iglass fiber rein-
forced plastic~ GRG iglass rein-
forced g~~psum i, and foams.
To i•educe the cost of manufac-
turing, substitutions u~e a substan-
tial number of' identica] units
made in molds. Before a mold can
be made, a pattern has to be de-
veloped. This can be done in sev-
eral ways, depending on whether
the piece can be removed from the
building. When a section of the
original piece to be duplicated can
be taken do~ti•n, it is fii•st repaired
~~-ith plaster where fragments are
missinb. and then used to make a
mold. Where a section cannot be
removed from the building, an in-
termediate step is necessary. A
flexible rubber mold is made in
situ. and it is used to make a pat-
tern. In the e~•ent that no suitable
e~ample is available for duplica-
tion, a new pattern must be
sculpted. ~vhich requires consider-
able skill.
The mold itself can be made
from ~•arious materials and the
choice ~~•ill depend upon the num-
ber of castings to be made. the com-
plexit~• of the casting. and the ma-
tei•ial to be cast. In an~• e~-ent. the
mold will wear as a result of the
casting and most molds have a lim-
ited lifespan.
Cast stone
As the term cast stone indi-
cates, these precast concrete units
were originally intended to dupli-
cate the appearance of stone. The
technique is quite old, and in re-
cent times has found a ne~r life du-
plicating terra cotta and natural
Glass jibcr reinforced concrete can he
~ used to replicate elaborate decoratirc
and sct~lpt~tral panels. Afte~r th~~
n~issing sections of'the origt~ral
sculture hnce beeii rebuilt. the~ mold for
ma~rufa~turrng the GFRC u~as made.
~ Pltotv cot~rtes~• of ;'~I.J11 Studtos ~
The original sheet naetal ronrrcc>
t<~as rentoced %rom a buildin~~ aud
reht~ilt ttsiri~ plaster o% Pari,~. Fr•r~m
this patter~:. a n:~~ld is n:adt~ fvr
~abrrcatiriX a GFRC replicn. This
technrque ulso is used u•rth ~~thev
sub~titute ntaterials.
stone.
Cast stone is used primaril~• foi•
in-fill replacements in mas~nr~~
~•alls. The weight of~ cast stone
makes it difficult and costl~~ tu fab-
ricate a panel oi- la--gei-:cale unit.
Appropi•iate anchoi•ing and sup-
poi-ts are ci•itical to a successful ap-
plication.
Cast stone is particularl~~ use-
ful where the original stone is
e~~en-colored and even-grained
where the ornamental details ar•e
to be duplicated. If a large num-
ber of units are required. the cost
of manufacturing «•ill be signifi-
cantl~~ less than for natural stone.
but the cost of installation is not
substantiall~~ different.
When duplicating terra cotta.
the requii•ed finish, color, and tex-
ture is more difficult to simulate.
Terra cotta of~ten has a matte
glazed finish, which ma~~ include
different colors. Molds have to be
ver~~ smooth and the casting proc-
ess requires considerable care.
The various colors are achieved
by different colored casting mixes.
resulting in color that is integral
to the unit. To obtain the neces-
sar~~ sheen. a c~ating ma~~ be re-
quired.
Glass fiber reinforced concrete
Like GFRP and GRG. GFRC is
based on the use of chopped glass
fibers embedded in a matrix, in
this case, of cement. The ran-
doml}~ placed fihers serve a func-
tion similar to that of horsehair in
old plastet•: it provides tensile
strength and impact resistance, al-
lowing the casting to be made thin-
ner. This thinness makes the ma-
terial highly suitable for panel-
t~-pe applications. In comparison
with a precast panel of the same
design, a GFRC panel weighs 40r~
less.
Production begins wich a rigid
mold where the cement mix and
glass fibers are sprayed in alter-
nating layers. The cement is in
the form of a specially formulated
wet slurry w-ith onlv a very fine ag-
gregate, and the glass strands are
chopped at the nozzle into 2-in. fi-
bers. Extreme care must be taken
to ensure that the fibers are well-
embedded. but are not too close to
the outer surface. P1ot only do pro-
truding fibers cause surface blem-
ishes, but thev also seriouslv un-
dermine the freeze-thaw• resis-
tance of the panel. Such faults eas-
il~• occur with intricate ornamen-
tal detailing. After manufacture,
the panels are cured carefully to
prevent shrinkage cracking. and
a protective coating is often ap-
plied. In addition to the reinforce-
ment provided by the glass fibers,
stiffening channels are provided
f'or• lifting and installation.
Color and texture characteris-
tics of GFRC are not unlike those
of cast stone. Because the mate-
rial is mostly applied in pane]
foi•m. care must be taken with di-
mensional coordination. As is the
case with GFRP, just because a
panel accurately duplicates one sec-
tion of the building, it does not
mean it will be suitable for an-
other sect.ion of the building. This
dimensional coordination is one of
the most difficult and underesti-
mated problems in dealing with
Glass ftber reinforced plastic, colloquiall~• cafled ~'iber glass. can bE~ used tn
duplicate such items as complex ornar~rental details ipictured~. large c~rnrces,
and elaborate balustrades. The use of a lr,ght zcei~ht material such as CFRP
is particularlti~ importanf in seisntic tu~eas.
Gelcoat quality and composition determines appearance
' `~ . ~,,,,~ ~-s_. ' .
~ -
--~_ _ ~
_ : ~* -~-' ~~
~~----
Pictured aboue is the irest¢llation of a
gfass reinforced gypsum ceiling. The
neu~ GRG panels are suspended from
the ceiling and the joints are pointed.
cPhoto courtesv of Felber Studiosi
Expanded polvstvrene ~'oams ~ right~
can be used to create new elaborate
architectural details. as inj'ill. or to
duplicate existing ornament. rPhoto:
Theodore Prudon ~
panelized replacement materials
for multiple use in an existing
buildino.
Glass fiber reinforced plastic
GFRP products are colloquially
referred to as fiber glass. The
manufacturing process is similar
to GFRC, except the matrix is res-
inous i most often polyester i. After
the application of a gelcoat to the
mold, the chopped glass fibers are
placed. As is the case with GFRC.
the fibers must be rolled out well
to provide good embedment and
random distribution.
The quality and composition of
the gelcoat determines appear-
ance and long-term durability. By
adding pigments to the gelcoat, dif-
ferent finishes-ranging from
stone-like to antique bronze---can
be achieved. The gelcoat and its ad-
ditive also determine the panel's
UV resistance and flamespread.
The natural tendenc~• of resins to
yellow with age can be improved
by using different gelcoats, how-
ever, improving the aging charac-
teristic often adversely affects the
flamespread characteristics, and
vice versa.
As was the case with GFRC,
the quality of the fabricated units
is very much determined by the
skills of the operator. Potential
problems, in addition to UV dete-
rioration, inc~lude disintegration
under high temperatures, and the
possibility of toxic gas release dur-
ing a~re. On the positive side,
GRFP is lightweight. relatively
easily handled, and-if manufac-
tured and detailed properly-eas-
ilv installed.
In additi~n, when entire archi-
tectural elements are to be re-
placed and no infill pieces are re-
quired ~--xact duplicat: n is not
an issue, sLandard, off-~he-shelf
items are available.
GFRP is a non-structural mate-
rial, and cannot transfer a super-
imposed load, though it does carry
its own weight. A bracket system
attached to a structural frame or
wall is required for GFRP.
Glass reinforced gypsum
The third member of the family
of glass fiber reinforced products
is GRG. As the name suggests.
the matrix of this laminate is gyp-
sum or plaster, and is usually fab-
ricated in panel or large unit
form. Because of the solubilit~~ of
gypsum. GRP can only be used in-
doors or in very protected environ-
ments. Most applications involve
ceilings, soffits, and other interior
decorative elements.
Like GFRC for the exterior.
GRG has several distinct advan-
tages for interior use. The matrix
is non-combustible and does not
produce an~~ toxic gas. Intricate de-
tail can be obtained and is more
likely limited bv mold character-
istics than the material itself.
Polymer castings
Architectural details can be du-
plicated in polymer castings that
contain an appropriate aggregate.
This material is similar to cast
stone and is not used as a shell or
panel. The cost of polymers and
the considerable weight of larger
units limit the use of this mate-
rial to small pieces. One of the
most suitable applications is dupli-
cating cast iron fragments since
hardness and resilience make the
units easy to bolt or screw.
Insula~i~n foams
VVit: - rise of post-modern ar-
chitect ~. . ame the need to dupli-
cate classical architectural formT
if not so much in detail as in
spirit. Dense expanded polysty-
rene foam materials often are
shaped into the appropriate archi-
tectural form and covered with a
synthetic-type plaster to provide
color and texture. A glass fiber re-
inforcement mesh also mav be em-
bedded in the plaster. While stan-
dard shapes are available, new
shapes can be made by cutting
pieces of the foam and then reas-
sembling the pieces into the de-
~ired forms. The newl_y created pat-
~trn is then covered with a unifv-
ing plaster coating.
Where larger units are assem-
bled, backer channels are in-
stalled to create and support a
panel. This application evolved
out of the use of exterior insula-
tion panels, and the most success-
ful applications are for recladding,
where a completely new look is de-
sired. Expanded foams of this type
i • .
~ i 4~.
need carefullv controlled fire char-
acteristics.
Sheet metal
Use of decorative elements in
sheet metal was historically wide-
spread. Copper, galvanized iron,
or tinplate were used for such ele-
ments as cornices. Mounted on
wood brackets, blocking, or nail-
ers, the cornices were attached to
masonry walls. When repair of
the remaining sheet metal is no
longer possible and in kind, other
options must be explored. If com-
plete replacement is necessary, a
simplified sheet metal shape may
be considered. While early sheet
metal work was often repousse,
the simplified contemporary ver-
sion can be executed in extruded
or bent metal shapes. The ex-
ti•uded sections are usually alumi-
num and quite small. The bent
metal shapes can be larger and
made of lead-coated copper. In
both instances, some undercut
forms can be achieved, but no de-
sign is possible in the horizontal
direction because of manufactur-
ing limitations. If a precise dupli-
cate is necessarv, use of another
material, such as GFRC or GFRP,
is more suitable.
Aside from replacing original
sheet metal sections, sheet metal
also may be used to replace cer-
tain masonry elements with lim-
ited detail. Good examples are
bent aluminum shapes to replace
non-structural terra cotta lintels
or copings.
The selection of an appropriate
replacement material is not a sim-
ple process. Careful evaluation of
the existing conditions, the char-
acteristics and performance of the
materials, and the cost of manu-
facture and installation must be
considered in addition to the vis-
ual appearance. ^
Theodore H.M. Prt~don, Ph.D., is an ¢s-
sociate principal and preservation de-
sign direetor at Swar~ke Hayden Con-
nell Architects in Necu Y'ork Citv. He
is also ¢n ¢djunct professor of architec-
ture at the Graduate School of Arehi-
tecture, Columbia Unii~ersitv. and a uis-
iting professor at the Pratt Institute.
3/
Commercial Renovation/lune 1989141
Aluminum is sometimes used to simulate el~borate architectural det¢i1s. A
combinatiai o/~bent sections and applied moldings increase the det¢i! possible
cnith thts technique. Also. the origtnal color ca~r be duplicatecl b~~ pai~iting the
aluminum or using a thermosetting finish.
.~ '.; ~J ~ ~.,~ C f i
~~ V r~l I I~ ~
1 ~~ L~ ~ ~
.Tuly 30, 2006
Mayor Mark Ruzzin
Members of the Boulder City Council
P. O. Box 791
Boulder, Colorado 80306
RE: Proposed revisions to historic preservation ordinance
Dear Mayor Ruzzin and Members of Council:
On behalf of Historic Boulder, Inc. [HB], we are attaching for your perusal copies of recent news
articles regarding historic preservation issues in the region and state. Our intent in providing these
articles is to help you place the issues involved with the preservation ordinance revisions in a
broader perspective. As you can see, land values are pressuring historic properties around the
state. We understand this is a national trend.
We urge you not to weaken Boulder's historic preservation ordinance during a time when it is
most needed. Regarding the contentious issue of majority owner consent for historic district
designation, this is rarely used. However, the council should be able to designate when necessary
in the best interests of the community as a whole.
In brief, HB supports:
~ Simplification of demolition review for properties 50 years old
• Increased outreach and education to property owners in nominated historic districts
• A non-binding survey of property owners in nominated historic districts
HB does not support majority owner consent or supermajority approval because these provisions
weaken the preservation ordinance.
Please feel free to contact us with any questions.
Sincerely,
( ~~ '
.. _,~/7~ c~.~, ~ <r'1-~c~ ~/',~//
9oyce Davies and Phyllis Olson
Co-Presidents
3~-
4735 Walnut St. Ste. 120 Boulder, CO. 80301 *(303) 444-5192' (303) 444-0468 fax * www.historicboulder.orq
1. "Historic Home Renovations Usually Get OK," Boulder County Business Report,
April 28-Mayl l, 2006. A11215 alteration certificate requests in 2005 were
gran ted.
2. "Lafayette Bolsters Protection, " Dailv Camera, May 7, 2006. 7'he Ciry of
Lafayette is considering enacting a demolition delay ordinance for properties 50
years old or older.
3. "More History, Less Hustle," The Denver Post, May 3, 2006. Heritage tourists
spend 45% of tourist dollars, and heritage tourism spending increased over
tenfold between 1999 and 2003.
4. "Property Rights, Preservation Clash in Park Hill," Rocky Mountain News, May
2, 2006. A 5,117 square foot 88 year-old home was demolished to build two
large homes on the lot.
5. "Saving Aspen's History, " Joanne Ditmer, Denver Post Staff Columnist, The
Denver Post, April 21, 2006. Large buildings as a result of recent land use
changes are changing Aspen 's character.
6. "Speak Up, Neighbors," Joanne Ditmer, June 23, 2006. Deniolition in Denver 's
historic neighborhoods is increasing.
7. "In Line for a Raze," Colorado Business Ma azine, May 31, 2006. Increased
land values leads to demolition of historic residences.
8. "Residents Decry Home Scrape-Offs," Rocky Mountain News, May 30, 2006.
Home demolitions have jumped 63% in three years.
/~
Historlc home renovations usuall et OK
y~
A11215 applfcations
approved lastyear
in landmarks process
eY s~~ ~,,,~,~
Buvness Report Carespondent
BOl1I.DER - If you own one of the
1,250 properties in Boulder tagged as a
landmark or part of a historic disvict,
any aesthetic changes w your land or
buildings require the municipal govern-
ment's OK. According to city officials and
residen[s, getting the city's green light on
proposed changes to hisWric buildings is
a fairly paWess process.
For inswnce, last year thece wece 2]5
apQtica[ions fot Landmark Alteration
CatiScates - the document requited for
amr changes tn the octerior of a histnric
building - and the dty gtanted all 215,
aaording to Chris Meschuk, city historic
preservation plannec
`We vy to give awners as much Hex
ibllicy as we ran within the guIdellnes w
makE changes, as long as that smicture is
sttll going to tell its story and maintain its
integriry: said'!5m Plass, chairman af the
citys [andmarks Preservatlon Advisory
Board, "ThaCs kind of [he publlc-private
balance that we ~y tn achicve.•
Dave Naber, a Boulder residentwho re- chitectural hecitage," Plass said, adding
cendy [ore down half of his 800-square- that [he city's primary concern is "the
foot historic home and built a 2,600- &ont fa~ade, the streetscape, (and) what
square-foo[ house, descr[bed the ciry fs the impression that people.~~;e ~oin~
as "actually pretty reasonable' when it to have as they drive by7."~=-'°r.--- ~-
came to his proposed Charrges. While even small changes to the exte-
'It was a pretry_ smooth pmces5' he . rior oFhistortc buildings require a Land-
said. "They really ccanked it out pretty mark Alteration Certificate, property
fast' - .' owners are free to comptete~y gut their
One reason NabeYs proposed changes- struccure's interior without consulting
were approved is fhat he barely touched with the city, Meschuk said. The city
che fcont face of 6is~ome, which ofHcials ~- isn't concerned with interiors because
said is the major concern oFrhe city, ~nd they're not visible fram public sueets
built the addition behln~and-be7ow~thc`, and sidewalks and don't affect the aes-
ocisting scructure. •: theti~ characteristics, that the commu-
'The point of tt at [he b`roadest leve! is ni~' ~s a}!ing to p'resecve., `~
w try to.ma1nt31n'1~e h~storic infegriry d~,~OFten property owners will get theu
of the house or the structure so it can his~oric designation and do so much
tell its story, so it's not changed to such renovation to their building's interior
an extent that it can't tell abou[ !ts at- that "literally a shell was left when they
were done' he said.
But proposed changes to the outside
of historic properties require ciry scru-
tlny, even For relatlvely minor alterations
~SUCh as paindng, landscaping and win-
dow replacements.
when considering such changes, of-
ficials said they rely on an extensive
list of design guidelines as well as their
subjective impression of how the altera-
tions would 6t in with the surrounding
community, asking questions such as:
Would the changes make the building
taller ur ~uc-of-scep with those atound
it7 Would adding ~w garage out_front
block public view of a home's historic
architecture7 Would a change In paint
color be garish and dispara[e compared
to neighboring s[ructures7
"Neighbors in a historic district might
be concerned if they saw a cow pattern,
black and white splotches, going up over
_ _ . _ _ . .
a house; Plass joked. -~
The appllcation f~r a Landmark Altera-
tion Certl6cate is a simple two-sided form
that asks for contact information, a brief
desuipdon of the proposed project and
alrerations, and arq+ aQplicable photo-
graphs, drdwings or site plans. There is a
fee for the applications. The homeownei
pays a 5268 fee for any primary swcture
change request and 5134 foc any acces-
sary swcture.
Meschuk said about one-thlyd to one-
`half-of all applicadons for a certificate
are revicwed and signed oft on by [he
city's s[aff. Proposed changes routinely
approved by the city's staff include land-
scaDin~. Fences, paint color, roofint; ma-
a See Hlstoric, page 3D
riaLs, awnings, signage and autdoor
ztio seating, he satd.
Bigge[ ~anges ~st ~et the OK of the
.y's Design Review Commictee, which
made up of twv membecs of the fuD
indmarks Pmsavation Advisory Boaid
~fore urtl6cazes are issued.
Typlcal~y, a resldent seeking~ get
~proval meets with the three-person
anel one to ttvee times, all the while
~working and tweaking their proposal,
,eschuk said: ,
"We always cry to work with a prop-
-ry ownet and try to come to an agree-
~ent as to what can be done to histotic
~operry; Plass sald. "We want people
~ be able to do the addlNon thry want,
~ake [he changes [hey want•
If a project is con~oversia] or maJor
- such as a demolition or an addition
f more than 340 square feet - appllca-
ons for a ceraficate must be heard by
ie erniie Landmarks board -
Caunty Business
At- ;~ malies excerioF change~, to ,his~taiNl
without city approval, he's subjcct'to
riew by a membec of the Once a hlstoric property owner has beeq 6nes &om Boulder's code enforcement
_
~ council wrnild tl~en wte . ganud a aid6cate. he gces thiwgh the division, Meschuk satd.
~Il up the board's decision - same ptocess as a~ other resident who 'Ct-ere are nine historic dLsoricts in
new public hearing on the wants to make rhanges to his building; Boulder, encompassing a total of more
~on. Typical~y, that means submitting an ap- than 1,000 parcels. The btggest hLstor-
~plicadons for Landmark plicadon for a bu~7ding permit. ic distriet is Maplewn Hlll, with about
5cates to reach either the If the owner aF a historic property 400 properties, and the smallest is Flo-
28 - May 11, 2006
cal Park, which has jus[ six buildings.
The~e are also t37 individual buildings
peppered throughout the ciry that have
been tagged as landmarks.
'I'here aze now three ways tn initiate
the process of getring properties identf-
fied as landmazks or establishing his-
wric disa~[cts, though Meschuk said the
Boulder council will wnsider revisions tn
those procedures !n May. Now, designa-
tion can be iniuated by the ciry govern-
ment, property owner(s) or third partles
such as hLstoric preservation groups.
Meschuk said there are bath ben-
efiu and responsibilities for properry
ownecs who get thelr land ldentified as
historic. Once they've bagged thaz des-
ignatian, propetry owners are eligible
for a state tax credit of 20 percen[ oa
up to 5250,000 of work done on their
homes. Landing a historic designa-
tioa unds to help increase or maintain
properry values. ,
While there's no age requirement for
historic buildings, there's a hefry set of
criteria, such as hlstorical, architectural
and environmental significance, thaYs
reviewed before the city makes iu deci-
sion, Meschuk said.
For detmZs on pm,posed ehm~qes m
t1u city's rules for dts7Brtatv{g hisraric
p~opemes, cheek aut www.d.boulder.
ca. us/b~serviasAtrstvricpns/des-
(gnation_ chm~aes. htm.
115TOR1C from pog~ 2D
J
1
In November 2004, Trott's ~ ~,., ~.: ,,,;;'_ a - - - srw+MV oauu ~ c~me~a n~e vmm~
Trading Post on South Bouldei' , , ~ :, .
Road was taken down by ;~ The.120-year old Ewmg Famthouse~ in Iafayette, ~s one of about a dozen places'on the city's
backhoe,, ~despite an effor~ ; to r kisto~ic register: A ney~,;law requues any demoliuon,permit application, fo~ a biul~ng 50 '
save the 70~year-0ld -structure,.~ y~s and older to be rcviewed fcir pofential historic s~gnificance. '~ , :
v~thich sat . just ` outside city, ,>,.. '~,; '. ; . ~ :, ~
lY~W ~.~; / W _:.'~~'~i~..,- . ...,~ ~ _~~ ~~ ~ ' i~„a :~~ ~ ..,~~-y Ir~~~ ~,~_ _zj . . . . ~•, . .: l~~~ :
'= And last ye~', ~' the l~Iuoc~ `biiildmgs, the c~ty salvaged a 'Ib~~,'~hree~mdnth''~. period is ~~ The 5¢yeat' ~mazk - has be-
t" a r m house _= w h ic h was e lign- ~~ ~er at the last min~tte ' designe~i to Sive the board time come an issue wf` ~ Boulder,
,~. ~. r'" ' ~. 4- to pwsue .options such, as.land- where post Wor i d War, II hou~
ble for the National Register nf ; Under. the new tules, aI~'r~ •~~k ~P~;~ation , or ~, finding ing development~ ~ are ~ now r~
Historic Places '- was taken quests for demolition petm~~s7., ~ - ~
. . , . . . . ~ , .,,.- -- ~^ .---- --, „ `: people interested in moving the' ~` quired to undergo the ~it}~s ex
tial development wesY o~ Tllth' ~: will be reviewea py a ream oi;;+:;~er the ~90 ~daqs; `thc ~derrioli- ~~renovations.'" Unl~e ~ Boulder, ~
ff nnembers and tvqo
-'
-' t
o city
t
b
'
'
.
w
a
s
Stree~
. , , ,~.. , `. .. ,. :
~
tiOa ~II continue as planned if
un
t have an a
Lafayette doesn
inembers of tFie Historic Pres-
'Bot~i of those triggered talk no action has been taken that dance of housing built in the'
about finding a way to talk to ervation Board. If any member would prevent it 1g50s• :' '
the owne~'s ~°fore demolidon of the review team feela, the .~e ~e ~allows for ~property '
Much of Old Town was built
happens," 4- -~aren Westov- building ~ has historic.., signifi- o~~ to appeal ta the City ~ the late 1800s and early
er, a senior ; ~nner for ttie city. ~-ce;,;tfie p~rmit must be, re-
. Historic
viewed .by the full
o
'
-
" Council if they disagree with
,
d
o 1900s and the majority of other
.
ns
People felt other
soluti
d
~i
~ ecisi
the board s
n. ! ~~ neighborhoods started up in
oar
on
~
could have been .worked out if ffeserva
` Foote said the rule won t re- ,
~e 1980s.
onty the}~d had a window of ` I{ ~e`;poard determines
the
time to talk to the property structure has` historic slgiufr sult in an abundance of new
historic Iandmarks but will pr~ Contact Camera Staff Wiiter '
owner."' . ~`' ~~- cance, 'iY ~ caa'"issue a 9(l-day, vent potentially valuable sites Kate Larse~ at (3Q3). 473-1361
In the case of the Nuoci farm hold on the demolition permit from disappearing completely. . orlarsenk~dailycamera.com..
~l ~
Page 1 of 2
l Ciose Window Send To Printer
Article Launched: 5/03/2006 01:00 AM
business
More history, less hustle
Ads focusing on state's heritage, cultural sites not adventure aim to draw bigger spenders
By )ulie Dunn
Denver Post Staff Wri[er
DenverPost.com
From The Atlantic Monthly to Real Simple, magazine readers across the country are seeing a different side of Co{orado this spring, thanks to two
new print ads launched recently by the Colorado Tourism Office.
The ads, which feature Colorado's Grand Valley wine country and Dinosaur National Monument, are designed to publlcize the state's cultural and
heritage tourism offerings.
"They represen[ some of the other activities you can do in our state, to let people know that we're not all about hard-core adventure," said tourism
office spokeswoman Stefarne Dalgar. "We haven't done that much in the past on heri[age and cultural tourism, whlch is a fast-growing segment of
the market."
The ads are running in high-end publications such as Food & Wine, Sunset and Smithsonian as part of the agency's ongoing mission to increase
tourism spending in Colorado. Tourism is the state's second-largest industry, generating $7.3 billion in spending in 20D4.
While more tourists visited the state that year than in 2003, they spent slightly less on average, according to strategic-research firm Longwoods
International.
Yet wine-related tourism brought $20.6 million in direct economic impact last year, with 150,000-plus people visiting one of the state's 66
vineyards or tasting rooms, according to a study being released today by the Colorado Wine Industry Development Board.
"It's already a huge draw, and we're just beginning to scratch the surface," said Doug Caskey, the group's executive director. "The CTO ads are
really expanding what people think of when they think of Colorado."
Heritage tourists - people who seek out sites of cultural or historic importance - are desirable travelers, thanks mainly to their high spending levels.
They spent $3.4 billlon in Colorado in 2003, up from $300 million in 1999, according to a study released last fall by the Colorado Histoncal
Foundation.
Colorado tourism officials will klck off the upcoming summer travel season today with a rally at [he state Capitol. The mood should be celebratory,
with the state legislature poised to approve a$20 million annual boost to the state's tourism-marketing fund within the week.
House Bill 1201 will divert funds from the state's gaming taxes to tourism marketing.
The tourism office currently has a budget of $5.3 mitlion. It tentatively plans to use the extra money to boost marketinq efforts in core markets -
such as Dallas, Los Angeles and Chicago - and possibly to launch a television advertising campalgn.
"This is a monumen[al step for Colorado," said Pete Meersman, chairman of the tourism office's board. "We'll have almost four times the budget
we've had for [he past several years. That's going to make a huge difference in increasing our market share."
8ecause the Colorado Tourism Office is required to put its account up for public bid [his summer, a new agen~y may be in charge of the expanded
campaign. Praco, the Denver and Colorado Springs firm that has created the state's tourism ad campaigns sfnce 2000, plans to bid to keep the
accoun[, said presiden[ Nechie Hall.
And despite soaring gasoline prices, the industry remains optimistic that summer tourism will be strong, thanks in part to the rebounding national
economy.
3~
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Page 2 of 2
"There hasn't been any evidence that high gas prices are affecting our reservations," said Vail Valley Chamber & Tourism 8ureau spokesman ]an
Anderson. "Summer looks really good. We're pacing rlght along with tast year, if not slightly ahead."
Staff wrrterJulre Dunn can be rea~hed a[ 303-820-1592 or d] unnCa)denverpost.com.
$7.3 BILLION
Tourism-retated spending in Colorado during 2004, making it the state's second-largest industry
55.3 MILLION
Current marketing budget for Colorado's state tourism office
$20 MILLION
Increase lawmakers are expected to approve in the state's tourism-marke[ing fund
$20.6 MILLION
Economic impact in Colorado of wine-related tourism last year, as more than 150,000 people visited one of the state's 66 vineyards or tasting
rooms
$3.4 BILLION
Spending by heritage tourists at cultural or historic venues in 2003, up from $30D miilion in 1999
~~
Rocky Mountain News: Real '.
Property right~
Park Hill
Neighborhood upset abc
By John Rebchook, Rocky Mountain News
May 2, 2006
Neighbors plan a"wake" at 6 p.m. today for an
SB-year-old, $1 million home in Park Hill that
will be torn down to make way for two new
houses, priced at more than $1 million each.
The neighbors, and at least some City Council
members, are not only mourning the loss of
the 5,117- square-foot house built in 1918 on
an 18,700-square-foot lot at 5335 Montview
Blvd. but are viewing its pending demise as a
wake-up call on dealing with future "scrape-
offs" in Park Hill.
The neighborhood grapevine already is
rumbling about a similar scrape-off of a
nearby home on a large lot.
This house at 5335 Montview Blvd. is going to
be torn down to make way for two homes.
Residents plan to hold a wake for the home
today at 6 p m., in front of the house. The
developer says residents sa~d they would do
anythmg to keep it from being demolished. "short
of opernng up their checkbooks "
On Sunday, a hastily called neighborhood -- --
meeting about the home at Montview and I STORY TOOLS
Grape Street drew about 100 people. '
~ Email th~s story ~ Print
"There was a lot of emotion and commotion at the meeting. Some people were in tears," said
Ellen Selig, who lives near the house, which will be demolished by its current owner, Steve
Barrett. Barrett has built about 10 expensive homes, mostly in Park Hill.
Barrett, a former geologist and lawyer who has lived in Park Hill for the past 14 years, bought
the house about a year ago from Lana and Larry Dardano for $850,000 and said he already
has put about $150,000 into it.
But it would take at least another $500,000 to fully upgrade it, and he would not be able to
recoup his investment, he said.
Home prices in Park Hill range from about $200,000 to $1.5 million
Selig said that scrape-offs are "not yet an epidemic" in Park Hill, but she and others worry that
it is going to accelerate, like it has in Hilltop and Washington Park.
"I'm worried if we do nothing, we're going to look back 20 years from now and wonder where
our neighborhood went," Selig said. "Developers only ses dollar signs" whei~ u~ey look at big
Iots such as those along Montview, she said.
Barrett said comments such as Selig's are unfair
He said that neighbors at the Sunday meeting said they would do anything to keep the home
from being demolished, "short of opening up their checkbooks."
Barrett said he can't afford to take a huge financial hit by upgrading the house, which he said
is extremely drafty, cold and energy-inefFicient. And he said he opposes the notion that he
should take a loss on the home to appease some neighbors.
"I think the law is on the side of Mr. Barrett," said City Councilwoman Carol Boigon, who lives
a couple of blocks from the Montview home ~/~
`i"
"The house is coming down," Boigon said. "There is not much we can do about it. But I don't
Page 1 of 2
Linda McConnell ~ News
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joanne ditmer
Sa~ing Aspen's history
By ]oanne Ditmer
Denver Post Staff Columnist
DenverPost.com
Why do communities heedlessly give away or destroy the integral pieces that give their towns a unique and desirable identity? In doing so, they
erase the coveted sense of place.
Most often it's to accommodate a developer, someone who wants to put up a bigger building that looks just like buildings in hundreds of
communities across the country. City councils and planning and zoning departments [end to give them whatever they wish, no matter how much it
degrades a community's character and overall fabric.
Aspen is a pnme example. For almost half a century, it's been heralded as one of the most attractive and interesting towns in America, luring
[housands of visitors year round. Streets dotted with charming little Victorian houses from its mining heyday, spiced with casual log cabins and a
dash of post-World War II modernism, were a delight to explore. The town was made more enticing by colorful gardens, stately trees, and always
views of the magnificent mountains surrounding the town. The downtown was a handsome collection of comfortable, modest yet impressive
buildings.
Add unparalleled skiing, the Aspen Music Festivai, the stimulating and provocative Aspen Institute, wine festival, ballet, opera, great hiking and
abundance oF other opportunities, all in this beautiful setting, and there is no other town like Aspen.
Which brings the entrepreneurs who are eager to use this rare communlty ambience for their own money-making schemes, usually based on that
grand old American slogan, "Bigger is Better." That greed, abetted with eager city government compliance, is destroying the very charactenstics
that made Aspen such a special place, and is well on the way to making it lamentably ordinary.
In the early '70s, Aspen adopted slow growth pollcies to protect and maintain what made Aspen special, but that's ignored today. Instead, the city
council decided development in the commercial core needed encouragement: Let buildings become bigger, add another story on top, etc. Voters
weren't enthusiastic, but the planners, eager to cooperate with the money men, made a little change here, another there, and the slide be9an.
The historic small lodges, filled with memories and special character, are being replaced by cookie-cutter "luxury" hotels. Historic buiidings, both
downtown and in residential areas, are being "de-listed" from the landmark inventory so developers can move them, add obscenely large additions,
even raze them. Lot splitting - putting Cwo houses where there was one - erodes the scale and rhythm of a street. An alley is opened to allow
access to a singie house. Height limits are forgotten.
The man who bought the Paepcke House, home of the couple who ignited the town's post-World War II renaissance, wants a varlance to build a
swimming pool on the bluff overlooking the prized in-town na[ure preserve of Hallam Lake, home of the Aspen Center for Environmentai S[udies.
People who lived in and love Aspen have fumed about runaway development and tacky, nouveau riche development. Les Holst - who served on the
[own's Hfstoric Preservation Commisslon for 10 years in the '90s and five years on the asset management commrttee - and former mayor Bill
Stirling decided it was time for citizens to be heard and organized a council meetino ~n April 11. About 50 people came, many wearing "I Love
Aspen"T-shirts.
Holst ad~oca[ed a six-month moratorium on building permfts in all historic districts and the elimination of ordinances allowing mfill in the
commerdal core hfstoric area and lot spli[s on historic properties. He also wants to reintroduce speaal zoning and tax breaks for small lodges;
prevent any more historic properties from being removed from [he inventory; a moratorium of hiring new city employees for one year; and that
any HPC member who brings a project before the HPC shali be off the board for five months or for the life of the pro~ect applicatlon, whichever is
longer.
If city officials truiy love Aspen, and want to nurture and pro[ect what makes it a unique and extraordinary place, this proposal could be an
intelligent beginning. It's an Important decision.
loanne Drtmer's column on environmental and urban issues for The Post began in 1462 and now appears on [he thrrd Frrday of the month
~
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joanne ditmer
Speak up, neighbors
By Joanne Ditmer
Denver Post Coiumnist
DenverPost.com
How do we save our neighborhoods? Our ~ommunities? Not just landmark buiidings, but the establlshed, interesting neighborhoods with houses of
varying ages, styles, shapes and sizes, knit together by scale, by yards and spaces between the houses. The neighborhoods define urban character
and make a city distinctive.
Must we let the forces of speculation shape our cities? Let market potential determine what our neighborhoods look like? Stand by while developers
come in and raze buildings, replace them with oversized structures that go from lot line to lot line, then take the money and run?
That's the No. 1 question rallymg citizens in parts of Denver (Hilltop, Washington Park, Highland, Park Hili, Platte Valley and others), Aspen and
Vail. Scrape- offs are a frustrating probiem everywhere, making cities bland and less interesting, Richard Moe, head of the National Trust for
Historic Preservation, recently told the City Club of Denver.
In Denver over the past three years, single-family and duplex home demolitions have risen by 63 percent, with 683 homes razed from January
2003 through November 2005. Outraged residents argue that such rampant demolition erodes the appeal of some of the city's most desirable
neighborhoods, as well as property values.
Developers proclaim that those who object to the replacement of original houses with McMansions, or the rebuilding of Aspen's Victorian downtown
with blgger, taller buildings and Vail Village's Crossroads center with a building six times its size, are old-fashioned and out of touch. In reality, iYs
because the neighborhood or downtown is already attractive that the developer sees it as a place he can make money. He trumpets his proposal as
"progress," and that it will bring fn lots more tax dollars. Officials love that.
In Denver, residents are beginning to demand the City Councii do something to protect their neighborhoods. Since John Hickenlooper became
mayor and appointed Peter Park head of the planning department, there are no additional neighborhood planners or urban designers, and the
Landmark Preservation Commission's staff has been frozen. Hardly the formula for wise decision-making.
Historic Denver Inc. had so many cails from frus[ra[ed citizens and neighborhood groups asking what could be done that it is proposing to council
members that a conservation overlay pilot program be tried. The overlay would study a specific neighborhood, then model guidelines for future
building. Kathleen Brooker, Historic Denver executlve director, said the city was interested, the idea was discussed with the zoning task force, but
no action was taken.
Perhaps because the mayor fives downtown, one wonders if he's forgotten the value and joy of living in a traditional neighborhood. Or maybe as a
businessman he forge[s that the success of a city depends on the health and desirability of its residentiai areas. Or maybe he's out of touch with
what citizens - not developers - value.
"What's changed is the speed and scale at which the neighborhoods are undergoing change, all over the city," Brooker said. "IYs been most
dramatic in areas where the underlying zoning was more permissive for bigger buildi.,ys than had been built, and new development is being built to
the limit. That's a shock [o those who live there.
"People want to protect where we live. They know that variety makes neighborhoods interesting, more liveable. The neighborhood groups are
coming up with lots of good ideas to keep the neighborhoods' individual character."
Being designated a historic district offers some protection, but the city has been reluctant to add to the 44 already designated. A request to the
City Council for a demolition-review ordinance has been held in committee. Other proposals being studied include crafting protective covenants or
overtays for specific neighborhoods, down-zoning and going to court.
Denver has a task force looking at the decades-old zoning system, but it will be several years before changes are made and approved.
Neighborhoods could suffer irreparable damage from heedless new constructlon in that time.
People lament that they're not heard on important subjects, but often iYs because [hey don't know where to send comments. So here you are
Page 2 of 2
Denver City Council, 720-865-9534; fax 720-665-9540; denccC~ci.denver.co.us
Mayor Hfckenlooper, 720-865-9000; fax 720-665-8787; milehiqhmayor(o~cf.denver.co.us
Joanne Ditmer's column on environment- al and urban issues for The Post began in 1962 and now appears once a month.
~~
~C;oloradoBiz Magazine
MAGAZINE ARTICLES
Page 1 of 3
In line for a raze
When neighborhood lots are worth more than the houses that sit on them, Denver investors find it
By Pete Lew~s
Photo By Paul Nartmann
It's not difficult to forecast the future from the second floor of the house )eff Johnston is building in University Hills. Just peer out any
window, in any direction. The landscape, north of Hampden Avenue and east of Colorado Boulevard, is flat so~you can see for several blocks.
The neighborhood was developed in the 1950s with single-story ranch homes. The houses and yards run the gamut from immaculate to
neglected to abandoned. On every sixth lot or so, a brand-new, two-story house towers above the rooftops.
The new houses are less than a year old and three times the size of the older homes in their shadows. The wide streets bustle with pickup
trucks and construction equipment. Rotl-away dumpsters, porta-potties and chain-link safery fences dominate most blocks. For-sale signs
seem to adorn half the lawns in the neighborhood. It's easy to envision that in a few years all the neighborhood`s original homes and yards
will vanish, replaced by newer, bigger models.
Universiry Hills, like many urban neighborhoods throughout the nation, is in transition. And in today's housing market, transition often means
scraping off older homes and replacing them with newer, larger homes more suited to today's consumers.
Scrape-offs are nothing new in the metro area. The trend started more than 15 years ago in Cherry Creek, then migrated to the Washington
Park and Bonnie Brae neighborhoods. Today you11 find scrape-offs all over the metro area, from the most exclusive neighborhoods in Denver
to established suburban communities in Lakewood, Littleton and Englewood.
Urban developers and most real estate professionals view scrape-offs as part of the natural evolution of a neighborhood and a logical
response to economic and market conditions. Denver's upsurge of scrape-offs reflects two related trends: the desirability of living close to
downtown, and the demands of today's homebuyers. In 1950, the average size of a new house built in the United States was 983 square feet.
By 2009, the size of an average new home increased 140 percent to 2,349 square feet. Homebuyers want three- or four-car garages,
industrial-sized kitchens, walk-in closets and master bedroom suites.
Suburban developers have had plenty of open space to build new homes that reflect this trend toward bigger homes. Urban developers must
create open space for new, larger, more-desirable homes by demolishing obsolete properties. But the metro area has grown to a point where
purchasing a big, brand-new house in the suburbs also may mean an hour commute to the o~ce.
"A lot of this is driven by traffic," said Brooke Granville, an associate broker with Perry & Co. "People realize they can live closer to the city, in
an established neighborhood with mature trees - and cut their commutes. At the ~~me time, they want certain things in their home. Things
you often can't get in an older home."
Scrape-offs provide a suburban-sized house in an urban neighborhood.
The increased appeal of urban living has driven up properly values in many Denver neighborhoods. Older houses often fall victim to real
estate's 4-to-1 rule of thumb that says a home's total value should be four times the value of the lot on which it sits. According to the 4-to-1
rule, a house that sits on a lot that is worth $250,000 should sell for $1 million, But few homebuyers will spend $1 million for a 1,000-square-
foot house with two bedrooms and one bath. Ironically, escalated property values often act as a disincentive for renovating or remodeling
homes in desirable neighborhoods. Homeowners are reluctant to invest in remodels that don't add significant square footage because the
investment won't translate to increased value or marketability. The architecture of many older homes also restricts the types of renovations
that today's buyers look for in homes - master suites, large bedrooms, high ceilings and open floor plans. Houses become obsolete, not
because they outlive their usefulness, but because they outlive their desirability. The lot becomes more marketable and therefore more
~~
ColoradoBiz Ma~azine
valuable than the house.
Page ~ of 3
"The prfce of the lot demands a house of a certain value and, therefore, a house of a certain size," Granville said. "The cheapest way to add
square feet is to scrape and start by excavating the largest possible basement and footprint."
Granville specializes in several of Denver's "hot" neighborhaods, and so she naturaliy deals with builders and investors who are searching for
"scrapeable" properties as well as homeowners who are looking to sell their homes as potential "scrapes." At the same time, Granville and her
family live in the same house where she grew up in Hi-Itop, a neighborhood south of 6th Avenue and east of Colorado Boulevard that has long
seen a surge of scrape-offs. The house next to Grarnille`s recently was scraped and the lot subdivided for two houses now under construction,
each of which is probably four times the size of Granville's house. "It's sad to see the original cottages where people lived for years and raised
families get torn down, but the neighborhood is changing, and what's the alternative?" she asks.
A recent Denver court case showed there is at least one alternative, Belcaro Park, south of the Cherry Creek Shopping Center, is one of the
few Denver neighborhoods where new development must be approved by a homeowners association. In 2004, the Belcaro Park Homeowners
Association blocked a developer from demolishing a 1,60~-square-foot, 16-foot-high house, which he planned to replace with a 5,100-square-
foot, 30-foot-high house. The developer filed a lawsuit seeking to reverse the denial and recover damages. But after a six-day trial, a Denver
judge upheld the association's right to reject a home design based on its incompatability with the neighborhood.
But while neighborhood associations and activists struggle to protect the character of some neighborhoods, many homeowners welcome
scrape-offs as rejuvenating tired neighborhoods or as a financial windfall. "It can be an easy out for many homeowners because they can sell
their homes for a nice profit without an inspection and without spending anything to improve its appearance," Granville said.
Often, as soon as neighbors see builders redeveloping lots, for-sale signs spring up and asking prices increase dramatically. Jeff Johnston, the
builder of the two-story in University Hilis, said asking prices for potential scrape offs in the area have increased $100,00D in the last year. He
paid $310,000 for a 1,200-square-foot house on two lots in 2004. Today, homes on single lots in the neighborhood are selling for more than
$300,000, regardless of their condition. "The functional life of these homes is about 50 years," Johnston said. "Most of this neighborhood was
built in the 1950s, and most of the homes are around 1,200 square feet with two or three bedrooms and one bath. You would have to spend
$60,000 just to get most of these homes ready for sale and thaYs without adding any square footage."
]ohnston and his brother have been building custom homes on scraped lots around Denver for about 1D years. They started in Washington
Park and Bonnie Brae, moved to Park Hill and now are building in University Hills. "I look for neighborhoods with access to major business
centers that are within walking distance to recreation facilities and other amenities," he said. University Hills is accessible to the Tech Center
from Hampden Avenue and to downtown Denver from Colorado Boulevard. Johnston's lots are one block from Eisenhower Park where there is
a newly renovated recreation center, and within walking distance to University Hills mall, which itself was renovated within the past 10 years.
Timing of the purchase is critical for infill developers like J~hnston. They must purchase lots at the right price, which means they have to
f~recast neighborhoods on the upswing, but not buiid or market their homes too soon. Johnston, who likes to build homes in the $1 million
price range, said buyers are reludant to purchase the first few expensive homes in neighborhoods where original houses still predominate.
Troy Andrewjeski caters to a market with slightly more pioneering spirit. He owns an inventory of houses in the Mayfair neighborhood
between 6th and Colfax avenues and redevelops 10 to 12 properties a year. "I look for price and location, and I like fringe areas with central
locations," Andrewjeski said. "My typical house is 3,100 square feet with a finished basement and sells for just under $1 million. This
neighborhood is close to hospitals, close to downtown and Cherry Creek. The lots are still priced so you can get into a house for under $1
million, but you're a few blocks from neighborhoods where $1 million plus is the norm."
A house Andrewjeski is building on Kearney Street sits on property that previously had been in foreclosure for several years. A tree had fallen
on the r~of of the old house that was left vacant. Andrewjeski said the neighbors welcomed him with open arms when he purchased the
property, scraped the house and sta~ted construction.
Not all neighbors are so accepting, however, especially long-term residents who believe that the new homes are changing the character of
their neighborhoods. "We're not opposed to new homes, but they should be consistent in charader and scale with the existing neighborhood,"
said Shelly Watters, a member of the Platt Park Neighborhood Association. "It's a question of balance."
Platt Park, east of Broadway between Evans and Interstate 25, contains a diverse assortment of homes, built from the turn-of-the-century
through the 1950s. Watters said the neighborhood is known for its diverse architecture, its front porches and as a pleasant pface to walk. The
neighborhood however, also is zoned R-2 which means older homes can be scraped and replaced with duplexes that almost FII the entire lot.
Watters and the Platt Park neighborhood association are trying to block development, but they are not trying to preserve elements of the
nefghborhood's style. They have created a book that will act as a pattern guide for new builders and, she hopes, preserve some of the
~~
Co]oradoBiz Magazine
neighborhood's architecture and design.
Page 3 of 3
"All we're saying is let`s not tear down the entire community and replace them with these overwhelming duplexes," Watters said. "Let's
preserve some of the wonderFul neighborhood and community."
Residential real estate, architedure and design ultimately will respond to and reflect the socio-economic climate oF a community, said Jeff
Bernard, president of the Denver Board of Realtors. The trend to mini-mansions and mega-duplexes now is a reflection of today's housing
market, he said. "Certain neighborhoods and certain homes are historically significant or have a distinct character that need to be preserved,
but many homes and neighborhoods have a life cycle and life expectancy," Bernard said. "It's healthy to replace many of these homes that
have outlived their usefulness."
High-end buyers still abound
What's the future of Colorado's high-end housing market?
The average sale price for a metro-area home was $309,000 in the first quarter of 2006, up 6.8 percent from $289,700 for the first quarter of
2005. In the $1 million to $4 million price range, 674 homes sold and another 169 were under contract from April 30, 2005 to April 30, 2006,
according to the Metrolist database that tracks sales from Boulder to Douglas County. That compares with 512 homes with that price tag sold,
and another 169 that were under contract, for the year-earlier period. So high-end homes are still selling well.
Experts say historically low interest rates have driven up the cost of all real estate. As new buyers enter the market, existing homeowners can
sell and purchase more expensive homes. The logical extension of that is more potential buyers creating a market for the most expensive
homes. And while interest rates now are rising, the initial effects of rate increases should be on first-time buyers, not on those shopping for
$1 million-plus homes.
"To tell you the truth, no one knows what the market is until the houses sell," said Jeff Bernard, president of Denver Board of Realtors.
Bernard, who also builds homes, said he views the real-estate industry in Colorado and metro Denver as made up of many neighborhood-
specific markets. In Denver's Hilltop and Crestmoor neighborhoods, where Bernard is currently building, the demand for high-end homes
clearly is on the upswing. Eighteen homes sold for $1 million to $4 million there in 2003, compared with 26 in 2004, 38 in 2005, and 15 just in
the first quarter of 2006.
Jeff Johnston, a custom builder who specializes in the $1 million market said, "My typical buyer is a married couple in their early 40s who
already live in the area. ... A lot of times they got married later so they had established careers and both owned homes. They're combining
(the equity from) two homes." And they often don't have to sell to qualify for a loan or to purchase a new home.
L/ -~
R~cky Mountain News: Local . Page l of ~#
Rocky Mountain News
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Residents decry home scrape-offs
Council struggles with sensible way to save landmarks
By Alan Gathright, Rocky Mauntain News
May 30, 2006 Joe Mahoney 0
News
A scrape-off showdown is taking shape in Denver, where home demolitions have jumped 63 percent in three
years as developers remake the face of some of the city's most prized neighborhoods. Protester5 hold Signs
and chant slogans in
In response, the Denver City Council is wrestling with a policy to save true landmarks, without giving residents early May outside a
too much control over what their neighbors can do with their property. hOme at $33$
But residents in Washington Park, Hilltop, Park Hill and other neighborhoods complain that the city isn't doing
h t
t
t t
"
" Montvlew Blvd. in
oppOSition t0 a
enoug
op rampan
o s
ear-downs for
monster homes.
They are going to court and filing Iandmark
applications to defend their neighborhood charm - and property values. ' develOpel'~s plan to
raze the 19 ] 8
"On our preservation hotline we get calls all the time about houses going down and 'What can I do about il?' " Ciaftsman-5tyle
said Nicole Hernandez, Historic Denver Inc.'s preservation coordinator. "But legally, unless the house is in an home
The house has
historic district or you can get a landmark designation, there's just no protection." .
since been leveled so
All the proposed demolition review will do is buy time to save those few older buildings that meet Denver's its big lot can be split
strict historic and architectural criteria, Hernandez added. "IYs not going to save those little homes in Wash for the conStruCtlon
Park."
of two custom
homes.
Developers, however, fear that the proposed demolition ordinance could be used to block destruction of homes
with dubious historic value, stifling Denver's urban residential revival.
In Park Hill, longtime residents fear their enclave of stately homes and expansive lawns is giving way to "McMansions" shoehorned into
subdivided lots.
Early this month, about 100 residents picketed outside a 1918 Crafisman-style home at 5335 Montview Blvd. in an unsuccessful crusade to
save it from the wrecking claw. It was leveled to split the big lot for two custom million-dollar homes.
"My concern Is that what we see as one of Denver's last intact historic neighborhoods will just disintegrate," said Elaine Gallagher Adams, a
Park Hill architect specializing in historic preservation.
She said the destruction of what many would have considered their dream home has galvanized residents to find a mechanism to protect Park
Hill's unique character.
"Anger and tears kind of went their way ... and now people are itching to do something proactive," Gallagher Adams said.
Park Hill home-builder Steve Barrett, who demolished the house he owned, warned residents and the city: "Be careful what you wish for."
The demolished Craftsman, Barrett said, was "an old h~use with all the warts," rife with asbestos, lacking insulation, plagued with aging
plumbing and cracking walls from a settling foundation.
He said many Park Hill and Hilltop residents are lining up lo buy his luxury houses with up-to-date conveniences.
"My buyers are tired of living in these old homes with the drafty windows and always having to put money into keeping them updated," he said.
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f2acky Mountain News: Local
Page Z of 4
Barrett noted that one of his typical demo-to-deluxe-home projects raised the property's value fivefold to $1.2 million. "Does the city really want
to see that tax revenue go away?" he asked.
Washington Park horror
Battle lines are being drawn in some of the city's most prestigious neighborhoods.
In Washington Park, Robyn McDonald praised the careful demolition last year of two circa-1910 bungalows next to her South Lafayette Street
home.
McDonald said ifs the new "monstrous home" rising in their place - tight on her property line - that's giving her headaches
Afler the contractor dug a 14- foot-deep hole for the new house's basement, the earth in her side yard collapsed, toppling her fence, McDonald
said. Her sprinkler lines and outdoor lights wiring also were cut.
Her 1910 house is settling. Cracks are showing in the walls, floors and upstairs shower tiles, triggering leaks that stained her kitchen ceiling.
After the builders dug up the alley with a giant excavator to access the sewer main, public works officials told her and four neighbors that they
now have cracked sewer outfall lines that may cost thousands to repair.
"It's become a nightmare, a house of horrors," said McDonald, a single mom who said she's spent more than $13,000 on engineers and
surveyors.
Her new neighb~rs, Max and Ramey Caulkins, were apologetic when the problems began, McDonald said, adding that the couple and their
contractor vowed to fix the damage.
But McDonald said when repairs weren't done and her complaints mounted, relations grew less neighborly.
In January, McDonald sued the Caulkins, their contractor and engineer, accusing the builders of installing a faulty "shoring system" to prevent
her property from siiding. Federal safety inspectors fined the contractor $2,625 for four violations related to the excavation.
McDonald's lawsuit contends her neighbors' "overly large house" violates zoning setback rules and in some places comes within inches of her
property line for the purpose of maximizing the Caulkins' southern exposure. The lawsuit also alleges that the two-story home violates city
height restrictions.
The Caulkins' are "good people and they're good neighbors," their attorney, Karen Wheeler, said. "My clients obviously disagree with most of
what is being claimed by Ms. McDonald.
"Mr. and Mrs. Caulkins have made every effort to be good neighbors and satisfy Ms. McDonald's concerns before she filed this lawsuit."
Deal down the drain
In the West Highland neighborhood, John Locke and Keith Swanson were stunned when the $719,000 deal for their 1886 Victorian was
torpedoed last month after a preservation activist got wind that it might be demolished for condominiums. The activist got the neighborhood
association to seek local landmark status for the house.
The 22-page application states that the house at 3825 W. 32nd Ave. meets the required two of three criteria - architectural and historic
significance - for city landmark designation.
IYs called a model of the Queen Anne-style and the former home of Denver's 30th mayor, William F.R. Mills, and the late film and TV actress,
Spring Byington, star of the 1950s television series December Bnde.
Locke, who said he didn't know at the time that the buyer planned to tear down the house, is fuming that the West Highland Neighborhood
Association approved the landmark application in April without notifying him.
The landmark filing caused the buyer to back out. The owners were forced to knock at least $45,000 off the asking price. Because a historic
designation could permanently halt destruction and restrict alterations of the home, another prospective buyer said he wouldn't consider
~~
i~:oci:v i~t:,untain News: Local
closing until the city rules on the landmark designation in late summer.
"Look at the can of worms that gets opened," said Locke, 56.
Page 3 of 4
While he supports preservation of buildings that "truly have historic ~alue," Locke said current law "allows anybody with 250 bucks to file a
landmark application. Whether it goes through or not, it basically puts you on hold with what you can and can't do with your property for
months."
Open to abuse
Brent Zboyovski, president of the West Highland Neighborhood Association, regrets how it happened.
'That this can be done without the consenl of the owner is pretty troubling to me as a property-rights person," said Zboyovski, who abstained
on the vote.
"I could see this being abused so easily," added Zboyovski, who thinks the city needs higher restrictions on someone seeking landmark status
over the pr~perty owner's objection.
Denver's demolition debate has been simmering for years. But it boiled over during the Christmas holiday week when a developer knocked
down a 1938 building at Washington Street and Speer Boulevard after neighbors urged saving it as a landmark.
The building was once the home and o~ce of Lowell Batchelder, a respected Denver architect who did the interior design for the Brown
Palace Hotel's Palace Arms and Ship Tavern restaurants, the Brown Palace West and Denver Country Club. Historic Denver Inc. said the
demolished building epitomized the Streamline Modernllnternational architectural style, rare in this country but prevalent in Europe during the
1930s.
"People in the neighborhood were in shock," said Lisa Purdy, a historic preservation consultant and resident who said the developer agreed to
continue talks in January.
Denver needs demolition review, she said, to stop "irresponsible developers who get a whiff that something is historic ... and tear it down to
get rid of the problem. So, the community loses a really valuable asset."
Purdy's view is disputed by John Pfannenstein, president of Rockmont Capital, the Denver investment company redeveloping the site for a
mid-nse buildmg to house its headquarters, condominiums and possibly a bank.
"What we had there was an old, outdated building that was full of asbestos that had no historical or architectural significance according to
more than a dozen prominent Denver architects and developers" consulted by the firm, Pfannenstein said.
He said the firm has followed through on getting residents' feedback on creating an "architecturally significanY' building that complements the
neighborhood.
City steps in
The Batchelder building dispute spurred Denver to grapple with adopting a dem~l~r~nn review process used by most major U.S. cities
Currently, only buildings within Denver's more than 40 historic districts are protected from demolition.
Outside those districts, federally registered historic buildings can be knocked down unless someone files a city landmark application.
Now, the City Council is considering demolition permit review for all buildings, regardless of age, to allow the landmark staff to sift for those
few buildings that might meet strict landmark criteria. The city would only issue the demolition permit 10 working days afte~ the applicant met
re~uirements, ~;~cluding confirmation that they notified adjacent property owners.
If the review concludes that the building could be eligible for landmark designation, officials would notify councit members and neighborhood
groups representing the area, along with preservation advocacy groups. The filing of a landmark application would halt demolition at least four
months.
~~
t~ccky Mountain News: Local
Page 4 ~f 4
City Planning Director Peter Park has estimated that fewer than 1 percent of the roughly 800 buildings targeted for demolition annually would
warrant landmark consideration.
But Park has worried aloud that neighbors may abuse landmark applications just to thwart scrape-offs of unremarkable houses.
"We have a strong concern about maintaining the integrity of preservation (safeguards)," Park said at a recent meeting of the council's
Blueprint Denver Committee. "If it is misused to just stop change and stop demolition that folks may not want to see happen ... it really does
erode the integrity of preservation."
The development community is proposing a more "proactive" approach - updating the city's historic building inventory, said Jerilynn J.
Martinez, chief spokesperson for the Home Builders Association of Metro Denver. That way, neighbors, prospective buyers and developers
will know early on that a buitding is a p~tential landmark.
Neighborhood groups are exploring other "tools" to tame the scrape-off frenzy.
The Belcaro Park Homeowners Association won a key April victory when a judge upheld the group's authority to use its covenants to block a
developer from knocking down a smaller home to build one three times bigger and twice as tatl.
Since then a half-dozen Denver neighborhood groups have called asking for advice.
"It's people concerned about new development in established neighborhoods that threatens to alter the existing character of the
neighborhood," said David Neslin, former president of the Belcaro Park Homeowners Association. "Those concerns seem to get short shrift
from the city's planning department, and so people are wondering what, if anything, neighborhoods can do to address this themselves."
The lowdown on Denver home knockdowns
63 Percentage jump in annual single-family and duplex demolitions, 2003 (183 permits) compared to the first 11 months of 2005 (298
permits)"
683 homes demolished, January 2003 through November 2005.
~ 6 homes demolished in historic district•s during the same time period.
44 Denver hiStoriC distriCtSSources: Historic Denver Inc. and City of Denver. *Demolition Frgures 8ased on Inrtial City Estimates
gathnghta@RockyMountainNews.com or 303-892-5~86
Copyright 2006, Rocky Mountain News. All Rights Reserved.
~
;y Plannmg .4ugusd5cprembcr _'OUb
f11~ ~11
«'~S llC~
The~~ i t
tll'~) ~ il 1'~ Il E'
NO~'
te~.rcl o«-ils.
or seven decades, cities seeking
to bolscer the character of older
neighborhoods have used pres-
er~~a~ion dis~ric~s ~o hght against
inappropria~e developmen~.
Their strategies may differ
in che drtails, buc che aim is ~he
same. Older r;::~hborhoods are hot targets
tor new invesm-_n~, and preserva~ion review
boards are scruggiing ~o shape new construction
inro torms compacihle with the older urban
chara~~er.
Curren~ hoc spoa indude Charles~on, Souch
Carolina, where presen~ationists are shaking
their heads over the proposed Clemson Ar-
chi~ectural Center, now fighting its ~vat~ into
a his~oric discrict, and Nashville, Tennessee,
where residen~s of cw~o neighourhoods recendv
defeated consen•a~ion overlavs meant co rein
in teardowns.
1 rnin ni~~•, I~~ .u~•~•~~••
In 197R, w•hen the neiohhorhood of Edgefield
successFullv pe~i~ioned ~hr 1lerropoli~an
Nashvillr Council for z presrrva~ion zoning
overlay-~he firs~ in ~he cin~-~his was cerriton~
~ha~ onlt• an urban pioneer could love.
The area con~ains some 6ne architecture-
~'iccorians ro bungalok•s-and within the
district, ~he fine-grained grid ofstreets is largely
intact. But urban rene«~al had levelyd houses and
deli~~ered publi~ housin~ su~rrblocks.
.-,.
The cons~ruction of Incerstate G7 beta-ec
Edgefield and downtown had added a third w~all
ro thoseofthe housingprojeccs.Old houses werr
can•ed up inro small rental uni~s, and new mul-
tifamily housing favored suburban models.
Slumlord neglect was also a serious problrm.
Crime ra~es were high and housing prices 1~~~~
Poten~ial bu~~ers couldn'r ge~ mort~agrs ~
rehab loans; lenders had essentially redlin,
the area.
The Fdgrfield neighborhood associaci~~~.
pushed thr zoning overlay as a planning ~unl
ro halt the dreline ofcommuniry character and
srabilize propern•values. With design guideline~
adminisrered b~~ ~he Metropoli~an Histnn.
7onin~ Commission, the ov~rla~• can con~~
,~mencen I'lannin4 A~~u.iaa~,r. ;:
dcmolitions and regulate the preservauon, res~ora-
tion, and rehabilicarion oFexisting strucrures as
~ti~ell as the design ot new infill construccion.
Nearlv three decades later, much of Edge-
tield's original housing srock is single-family
again, and mosc of the slumlords have been
~riced ou~ ot the market. Small cottages rou-
t i nely sell For over ~?~0,000; a recend~~ restored
mansion is on the marke~ for over ~ 1 million.
Hip ne«~ restaurancs, cafes, and music ~lubs
arr a draw for the encire cin~.
The turnaround in Edaeflield and surround-
in^ Easc Nash~~ille cannot he credi~ed solel~•
~o ~he presen~a~ion o~~erla~~. Also pla~~in~ a par~
~~~ere a general do~+~nzonin~, rhe use of tederal
Communi~~ De.~elopment Bluck Gran~s for
11~irr~~in~ hi~torir di~trirt~ and infill.
B~~ Chri~tiue Kr~~~lin~
T:ra hnr:;e~ rlcpirr the u~rrlc
r~~~t~r~o; d~°;i,r,i.~G~mr~•r/
~rrthi~~ Iud,~r~r,rnnli~=
~rr~r~•r~~rtinu ~fr.~rr•r:•r.;.
Tf,c' I~vtr~<' a,; 1l,(• 1P!t [uo~c
1 t~ tnr!,: u jr,rt rtt1.• ~uri~:
rrlrl+ r»or~e; r: ;u,~rr •r,r~:
~171/~ ~CTd71.~. 7~'i NUIt_P
n%t ri~,'ri~l~t. brulr irt tl,~
e~n~/l I J9(1;, i: a rmul~-~:t
t»tr•;t~%rt,rtimr nf tv~e°
1;,~~'i~m,rre ,ai lr.
ervation o~~erla~~s now encompass much oFEasc
Nash~~illr and ~+oinis wesc. The cir~~ currend}~
has l i presen•acion discricts-~~-ich more in
~he ~vorks-covered b}• the nvo basic types of
Eiresen~a~ion zoning o~•erlavs used in the U.S.
Bv state and local la~v, ~he design guidelines for
bo~h n~pesarederived from the Federal Secrecan~
of ~he In~erior's S~andards for the Rehabilica-
cion of Historic Buildin~s, developed b}• ~he
National Park Service. ~
The boundarirs of ~hree of Nashville's dis-
~ric~s, indudin~ Ed~efield's, are defined by a
historic zanin~ overla~~, ~~~hich uses the stricrer
ot ~he t«~o n~pes oEdesign ~uidelines.To receive
a preser~~acion permit for changes or addicions
to the exterior oFexisting structures, properry
owners must complJ~ wich a se~ of criteria that
deal wi~h roof form and materials; fronr and
side porches (no screening); the shape, style,
and placement ofwindo~vs and doors; allowable
materials (no hardboard or m:~sonite, aluminum,
or viml cladding); lighring fix~ures; fences; pav-
ing, and paint color (for masonry).
~fhe rest of che ciry~s presen~ation dis~riccs are
covered bv che less s~ringent conservation zon-
inr~ overla~-, ~ti•hich was pioneered in Nashville
in 1985. These overlati~ design guidelines are
principles that stress retaining the basic form of
the struccure and are therefore much less decailed.
~'im~l siding is permitted for rehabs, and doors
and windows ma~~ be chan~ed.
Nashville's design guidelines For new infill
canstruction arr thr samr for both n~pes ~fover-
small loans ~o restore exteriors and hridge the
lending gap left b~~ the banks, and ~he replace-
men~ of one public housing project wi~h a
mixed income duplex development courtesy
ofa tederal Hope V[ granc.
Bu~ ~~~hen a tornado ripped ~hrough East
Nash~•illein 1~)98.theoverlay'sdesignguidelines
channeled insurance tnonrv in the proper direo-
~ion, accurding ~o Ann Robrres, direaor of che
Metro His~orical Commission. "The overlays set
s~andards for chr repairs, and ir wasn'~ jusc [for~
~he bi~ Viccorians," she sa~~s. "A lot oFsmaller
houses chac had been derelicc a~ere fixed.'~
('I-ui~•c•
r1s ~es~ament co che success of Edgefi~ld, pres-
/'~
iG Plamm~g .luguscrjrprembrr'_11no
la~~s and stress rn~o principlrs: "~e~~ huildin~s
should reflec~ rhe era of cheir u~+~n cons~ruaion"
~~et br "compatible b~~ not con~rastin, ~rearl~~ ~
~ti~ith the exiscing ~oncezc.
I ~~rl~•r.-I :uiili•lin~•~. I~~~ :il ~~iinu•nl
~~'~en i~ comes to presrn a~ion ~istricts, Charles-
~on ~ti~as «~a~• ahead of the Qame. It enacced a
historic zoning ordinance in 1931 and es~ab-
lished a board ofarchire~tural re~•ie~~~ ~c~ regulace
c~emolition and exterior chan~es to buildin~s
~vithin its L~Id and His~oric Uistrict.
Before Charlestons ef~<~rr to protrct colleo-
tionsothuildin~s-Ne« Orleans~s~'iruxCarre
follo~ti•ed suit in 1936-presena~iunisr> had
focused on huildin~s of uniyur and indi~~idual
status, such as Independencr Hall, 11c~unc~er-
non, andAndre~;~ I~ckson~s H~rmiea~~e.
Ic ~~~as urban rene~+•al 3I1~ ~hr incerstace
hi~h~+~a~• s~~s~em rha~ rnergizrd che presen•ation
mo~•emenc in ~he 19>Osand'GOs. Ed~rhel~i:s~ti~as
one of rtlan~~ ~reser~a~ic>n distric~s estiblished
in the 19'Os, follo~ti•in~* ~he adop~iun of the
i~a~ional Hicroric Prrser~~a~ion Acc in 1')6G.
,~1mon~ o~her rhin~s, ~he la«~ cncourarrd scates
~o se~ up his~oric prcsrn a~ion ofhcrs [o sun r~•
properties and co enact enabl i n~ la~ti~s so that local
go~~ernments could establish revie~ti• agencies te~
administer local prrsen a~ion ordinances.
The philosoph~~ behind placing regulacon~
po~+~er under local control, according to :~ornian
Tvler in Historic !'reseruatiorr: rl n hrtrodurtiar to
it, Hntor~~, Principles, ared P~~rcrice, iti "that each
communin• should derermine tor itsrlt ~~~hat iti
his~oricall~• significanr, tivhat is of ~~alue to ~he
communiR-, and what steps should he eaken co
pro~~ide protection."
Toda~~, accordin~ to escimares b~• Drane
~l'ilkinson. ~he program coordinacor for the
'.~acional Alliance of Preser~•ation Commis-
sions, an educarion and ad~~ocac~~ group a~ the
Uni~~ersitt~ of Georgia, ~hem are about ?,i00
preser~•ation commissions overseeing the ~h}'si-
cal «•elfare of o~•er one million properties.
A lo~ of old architec~ure has been sa~~ed and
restored. The economic impacts of this sal~~a-
tion are considerable, according ro Donovan
R~~pkema, a principal of Place Economia, a
~t ashingcon, D.C.-based real rs~ate and eco-
nomicde~~elopment firm. R~~pkema has anal~zed
~he specific impacts of historic presen~ation in
numerous communities and is ~he :~u~hor of
Tlie Econamics ofHistorii Preservatinu: il Conr-
mu~Jity Leader r Guide. Among his nndings:
• Properry ~•alue rypicalh• apprecia~es more in
presen•ation discricts than in similar neighhor-
hoods ~ha~ lack a preser~~a~ion o~~erlay.
• Rehabili~a~ion requires more labor than
new ~ons~ruccion. Tha~ labor force spends irs
dollars, bo~h as consumers and ~axpavers, in a
local econom~•.
• rlbouc Si percenc of all ne~ neu• jobs are
crca~rd l,. tirms einplo~•in~ fe«•cr chan 20
prople, and hisroric structures arr appropriate
sices tor small bu~iness incubation.
• In Z00?, nearl~~ halt of ~he ~enan~-occupied
housing buil~ in ~he ~:.5. hetorr 19~(l ren~ed
}or under Si00 prr month; 84 percent of ~he
hc~using buil~ after 199G renced for over S~UO
per month.
• Hiswric presen~acion has helped make heri-
~a~e-based ~ourism one of ~he tastes~ growing
segments of the ~•isitor industry.
• Thr preservation of hiscoric buildings has
bern a ke~• component ot do~+~nto~~~n revical-
ization-and char of surrounding tirst-ring
neighborhoods.
• Ultimarely~, historic preserva~ion saves
caxpa}~er dollars. I~ is fiscallv irresponsible ro
build public roads...~ater and sewer, and schools
in rhe countrvside ~ti~hile abandoning historic
buildings and ~heir infrastn~cture.
Une growing cri~icism of historic preserva-
~ion distric~s, hoti~ever, is ~ha~ the rising properR~
values deli~~er highrr propern• ~a.res, undercut-
cin~ che sus~ainahili«~ ofattordable housing in
r.-~,
some dis~ricts. Tha~ happened in the French
Quarcer of Ne~c Orleans and i~ is happenin~;
in hisroric distrias in Charleston.
tiliil'liii_r fi~~•ii. I~~ intill
Preser~~ation cc~mmissionc and dzsign re~~ie~~~
boards, ~~~hich ha~e tradicionalh• dealc with
existin~ s~rucrures, find ~hemscl~~es increasingl~~
preoccupied ~vith ne~t• infill conscruc~ion.
Nei~hborhn<~ds close ro comrnercial centers,
~~•ith mature trres and at least somc houses
wi~h archicec~ural characrer, are increasingl~~
popular-and price~•. Buvers who can i find
an old house that meets their needs, or a rehab
~he~• can afford, form a willing market for a
ne«• house-or duple~ uni~ or condo-in an
old neighborhood.
De~•elopers also e~•e areas ~vhose hisrori~
architrcrure and urban character have made
chem couris~ attractions. Charlesron and Miami
Beach are prime targets for commercial and
residential redevelopment, hotels and condos
in particular.
Thesr development pressures arc no~, of
course, rescricted ro presen~ation dis~ric~s. Bue
hy guaranceeing a minimum Irvel of9ualin~ in
archi~ec~ural drsi~~n, Prrscnation districts ha~ r
contribured ~o inves~or confidence in formerl~-
mar~inal neighborhoods.
The Secre~an~ of ~he Inrerior s Standards don'~
pro~~ide much guidance for ne~+• consrruccion.
Thr rele~•ant s~andard tha~ applies ro ne«• ad-
ditions and earerior alrerations mereh~ stares
chat °ehr new ~ti~ork ~~~ill be differentiaced tiom
~he old and «•ill be compatible ~t•ith the hisroric
matcrials, teatures, size, scale and proportion,
and massing'~ of che older building.
"The standards aren'~ more specific because
new~ construction is nu[ really a federal or stare
matter,'~ explains Richard Tune, the assist~nc
direc~or ot the Tennessee Historical Commis-
sion. "The frderal scandards arenc normally
used to judgr nrti~ infill. Thac issue is usuall~~
addressrd in local design guidelines for a speci6c
district.~~
Lefc ro their own de~~ices, local commissions
and re~~ie~~~ boards are thrashing out jus< <vhar
forms infill should ~ake. The~~ musc juggle ~hr
compe~inQ in~erests of residents «•ho faror a
~onsen•ati~•r, historicist approach; architects who
~vant ~he freedom to push the design emelope;
and planners ~~•ho emphasize urban desi~n and
~he desirahilin~ ot orearer urban densin~ as an
al~ernaciti•r tc~ s~ra~~~l.
(:hurl~~•~~~n ,'~-~~, il~ u~~ n ~~:n
,-~s hefirs ~he cic~• ~~•ith che nacion's oldest his-
~oric dis~rice, Charlescon does preser~a~ion a
lircle di(ferencl~•. Its se~•en-member Board of
Archi~ecrural Re~~iew operates ..•ichnur che
safen~ nct ot design guidelines.
Accordin~ to Eddie Bello. Charles~on's
preservarion oF6cerand cin• archirecc, che lack
ofguidelines allows reviewers to considrr each
proposal on irs own meri~s. He sugges~s cha~
guidelines can °reduce design ~o ~he lowest
cammon denominaror" by making che revie~v
process °checking off boxes."
Bello sa}'s that for new construccion che re~~iew
board "doesn't push a particutar sn•le," despite
some residents' preference for Charleston's
original neoclassical architec~ure. "Some people
«•an~ only columns, but ~veie a lot of sc}•les,"
he sa~•s.
BAR has seen a lo~ more proposals tor new~
infill since the late 1990s. The sca(e, massing,
and locacion of some of these proposals ha~•e
raised concerns w~i~h C~•nchia Jenkins, thr
executi~~e direcror of Charleston's Preserca-
tion tiociet~~.
"1~he beauc}- of Charleston is chat previo~s
infill-and we had infill in 1870-respectrd
rh
~~~hat ~~•as on either side,~~ Jenkins savs. "The
cradition ~~~as ~ha~ no building k•ould be taller
than our church s~eeples. Tha~ doesn'~ happen
coda~~. The land ~~alues have risen so much thac
e~•en~one ~~•ants to build higher and occup~~ e~~-
en~ square inch of spare, esprciall~~ down~o~~n.
~rhe prohlem is ths< <•ou don c build an 80- or
90- or 100-foot-tall building and maintain
am• sense of hiscoric character, especially on
our narrow s~rerts.~~
She sees ~hr lack of design guidelines as
problema~ic. "Design guidelines can be
ambiguous, and they can stifle good new
archirecture, buc ~hey put all develoPers on a
le~~el pla~•ing 6eld and ~ive BAR some rext to
refer to," she sa~~s.
Jrnkinsworriesabouca 190,000-square-foot
Hilton hocel proposed for hlarion Square,
«•here the existing buildings are four stories tall.
Thac "is like ~urning a VJaI-Mar~ Supercenrer
on its siclr." shr sa~~~.
RAR's critics ha~•e most recend}~ focused on
the concep~ual approval it granted last Novem-
ber-with the pro~~iso chat the design needed a
loc of k ork-for a ne.v structure for che Clem-
son Architecture Cen~er in Charleston. The site
is a parking lor across George Street from the
ii± I'lannin~ .~u~us~l~epccmhzr_'I~U(.
18~h cencun~ \-liddle~on-Pincl:net~ house, one
of che cin's landmarks and ~he headquarters of
the Spoleco Fesci~~al.
Amone ~he complaincs abou~ the new
archi~ec~ur.~ .enrer: the in~rusion of an insti-
~utional scn.. ,:~re into the historic Ansonbor-
ough neigh~o:hood, the size of the proposed
building, and concemporary design. In i~s
newslet~ers the local Commi~ree co Save Our
Ci~v describes rhe proposed design for che
CACC as an "archirectural hurricane."
Koberc ititiller, the center s direccor, counters
thar-afcer inpuc from man~• public meet-
ings-the orioinal ?4,000-se~uare-toot enve-
lope ~tia~ reduced co 19,000 square feet. and
the buildin~ will be onl~~ three s[ories tall. He
points out chac Ansonborough is a mixed use
nei~hborhuod. "The «~hole poinc of brin~in~
our s~udents here is so cha~ chev can li~~e in an
urban ci«, where the~~ ~valk daih~ ~hrough rhe
hisroric grain. You can'~ cover that experience
in a lecture," he sa~~s.
~'i~h regard ro rhe modern design by Ken-
ned~ &\'iolich of E3oston, i~liller adds, "I
chink ti~~e~~~e been sensicive to ~he his~oric scale.
te~ture, and materialin of the con~exc. But i~~s
archi~ecture oFour ~ime.~~
Be1lo is s~~mpa[he~ic to l~iiller~s posicion.
"The cin~ believes in mixed use; it's aht~a~~s
had i~." He no~es ~hat ~he C.~CC si~e "is near
larger buildings-chere~s a hu~e audi~orium ~00
fee~ a~~-a~--and ~he archicects ha~•e done a(ot
rr,ardingorien~acion ~o mi~iQa~e che impac~s
oE che educacional land use."
'I.~~l'. ui~~~~~ f~~r~~ aril'
i~li.uni Beach escablished design guidelines for its
I? hisroricdis~ricts-includingchemile-square
`liami BeachArc Deco Discrict-in1986. VG'hat~s
distincti~~e abouc these guidelines is ~ha~ che~-
activelvdiscourage ~he imication "otpastarchitec-
cural sn~les and vernaculars" in new construc~ion.
This is a deparcure from mosc other ci~ies, which
usuallvencouragearchi~ec~ure "ofour ~ime" bu~
permit some degree of replication.
"Our collection of buildings spans decades,°
savs the ciry's design and preservation manager,
Thomas'.~loone~~. ,vct~. "We want ro protea [he
in ~egri~r~ of ~he exiscing archicecture by adding ro
che con~inuum' ra~her than repeacing elements
oF it. "VZ'e already have greac Art r' n; we don'c
r:;ed coPies."
Mooney notes that se~~eral new conscruc~ion
projects approved by the seven-member His-
toric Preserva~ion Board "incorporate previous
archi~eaural sryles, or portions thereof, in a very
absrract manner.'~ Buc, he adds, "the kev is that
~he unrrained eti~e can rell the difference ben~~een
old and ne«~."
C'r~likc• ui~:ttv oth~; citles «~rx1~ hl±tnrt~• r/isn-lct~, ~1fiarni Brcr~ {~ disrv>rrr,t~e~
rrcri- buildiug~ thut »ii~uir nlrl ±trlrs-vrnlc~±s thrl-re ~lo~le iu "a :~crv.rbstract
ni,ri~r~~r; "sap~ T'1>nm~r.: ,llonu~~ls tl,~~ ~~«~c ~(e_ r~ir ,~ucl nre~erz~atiorr rnmirrgr;.
Theoneexception ~u rheanti-imicacion rule is
for a hisroric struccure that is so far gone it can't
be saved. °~k~e~~e had rn~o cases in che past 1~
years where ~ve've allo~~•ed a faichFul replica~ion,"
I~loone~~ sa~•s.
The ~'~fiami Beach guidelines insis~, however,
chac new infill be compatiblewi~n ~he prevailing
urban design ofthe conrexr. scale, rhvchm, height,
and setbacks. And the rules encourage the use oF
ma~erials hiscoricallv used in South Florida-
stucco, cile, clear glass, oolitic limestone.
~.irii~t~ ~•~~wit~
"Indianas~olis is a good cin~ ro study for ho~v to
handle infilL ~o show how the nontraditional can
work," savs Drane VL%ilkinson of the National
Alliance of Preservation Group~ Chat's in part
because the cin• has his~oricalh~ hos~ed "locs of
s~~lis~ic variacion,'~ savs David Bal:er, rhe admin-
iscracorof rhe Hisroric Presen~ation Commission.
"It~s easier for us ~o be more flesible abouc infill
~l
than, sati~ Charlescon," he adds. "because our
srreetscapes aren't necessaril~• unitorm."
The cin•'s 17 preserva~ion distric~s are seein~~
lotsofne~vcons~ruccion.lnche 1970sand'80~
infill ~ti•as largelv restric~ed ro specula~ive ~ow~
houses, but in che last 10 years there's beci.
increasin~ demand For single-family~ housing.
much of~ir buil~ on vacan~ lots creaced bv 1
vigorous urban rene~~~al campaign.
"A wide range of design expression is per-
mitted within the design guidelines," Baker
sa}~s, "al~hough we discourage pattern book
architeaure. The crowd pleasers are histori~
looking, bu~ the presen~ation staff encouragr
innovation. V~'e're ~rying ~o creare romorrow-
historv todav."
Hisroric zonin~ is applied in some dis~riccs
and the more relaxed conservation zoning in
orhers. "Conservarion districts rvpically have
fi ne neighborhood characrer, but che archirecture
isn't necessaril~~ thac greac," Baker explains.
.-~mcncan PlannmR rlc.x~a~uon 3`~
The design guidelines reflect these distinc-
tions. "In New Augusta, a lictle ~own that's
been subsumed b~• ehe cir~~, the archireccure is
plai n stut~. We allow vim•l siding because smal I
to~~•ns in Indiana have lots of this siding. The
poinc is [o presen-e ihe way rhe communiry is
pu~ coge~her."
Both residential and commercial teardowns
are common in Indianapolis. The result has
6een a push for overlays whose "mocivarion is
noc reall}~ preser~-a~ion so much as more zon-
ing con~rol," Baker savs. "$uc properc}~ rights
advocates in some areas have apposed more
go~~ernmen~ regulation.There'sdefinireh~some
[ension.~~
\;i,h~ ill~~ r~~u•~r
Infill in Nashville's preservacion dis~ric~s ~ends
~o cradi~ional, as is evident from the buildings
recendy recognized b~~ the Metro Historical
Commission's awards program. This is due in
part to the faa ~hat much of the ne~ti~ construc-
tion is speculati~•e, and che majorir~• of b~vers
find recro reassuring.
Online. See che Secrrtarv of the [nteriors standards and rrlated intormation at w~~~v.cr.~i~s.go~•.
Liformation ahout prrservacion in Nashvill~ is ac~ti~~+-,nash~~ille.go~•. Charleston: ~~w~M.ci.charlcseon.
sc.us: «~~~~.drmsun.rdu: and ~iti~~v.Presen~ation~ocirtv.or~. For morcon Lidianapolis Go ro: ~~~~~~.
indt-go~•.org. I~liami Beach: ~~~titi~~.miamiheachA.go~•.
Back~;round. I)ona~•an R~•kema's ideas about sustainable rc~n<~mic de~~elopment arr oudined
in "\lonc~• ~]actrrs' U'I,rrrni~ro. Fchruan• ?00~!. ,~,/ • - -
~~1
"We have few examples of con~emporar~
design. Concraccors are at~aid ~o ~ake ~he risk,
afraid it ma~~ take longer to sell." sa~•s L~~nn Ta~•-
lor, whose 6rm, Ta~•lor ~tade Plans, is doing a
brisk business in Easc Nashville. Imi~acion is also
cheaper. "There are lots ot places to get stock
plans. V(-'ith con~emporan~ design y~ou need an
architec~, so it's more expensi~~e.'~
The cin~ s design guidelines discouraee sla~~-
ish imita~ion ofpast archi~ec~ural sn~les, calling
for infill ~o reAec< <he era of i~s construc~ion.
His~oric zoning adminisrra~or Tim Vi,'alker
explains ~hac the re~~iew board ma~• appro~-e a
design that imita~es if it~s done H~ich modern
materials. "A foundation ti~ill be splic-Face block
ra~her chan stone and sidin~cement fiberboard
instead of wood.~~ he sa~-s.
V/alker adds that ~he commission generalh•
insists chac the new• be less decorative chan the
old. "~tie ~~e had people come in with plans from
190~ and chev «•ant to be completely imitacive,
~vi th all the details, and ~ve ~~e told them the~~ must
simplifi~. It~s a neocradicional approach."
Guidelines and overla~~ districts ha~~e ~heir op-
ponencs, ho~~-ever. Architects complain abour
dumbed do~ti•n design, and properrv righ~s ad-
vocates ha~•e ano~her set ofcomplain~s. Recent
inicia~ives ~o place conser~•ation o~-erla~~s on nvo
neighborhoods «•ent down to defear. The mea-
sures ~vere meant to counteract teardowns and
inappropriare replacements.
For Richard Bernhardt, f.~~c.r, ~he execu~i~~e
director of the ~4ecro Planning Commission,
urhan design is the crucial planning issue. "You
ha~~e co ge~ back ro~he purpose oF che guide-
lines." he sa~•s. "It's to consen•e the characrer of a
neitihhorhood as opposed ro rrplicating the ar-
chieec~ural sn~les of that neighborhood."
I~rane \X~ilkinson, who workswith preserva-
cion review boards and discricc residents all o~~er
~he counm~, says ehe infill pressures "can fry rhe
circuits of some commissionrrs, whoare used to
dealing «•ith existing structures." Gettinggood
ne~• archi~eccure of concemporary design in a
presen~ation dis~ria ulcimatelv comes down co
educarion, he adds.
°The public and the commissioners have to
be rrained co recognize ~he visual characceris-
~ics of the neighborhood-solid-to-void racios,
rooflines, as well as scale and massing-and
chen apply those ro new construction so thac
}~ou don't ger new buildings thac poke you in
the eve," Wilkinson says. "A ver}~ good exam-
ple of con~emporan~ design is ~he besr war• co
quiet the fears, make people realize char mod-
em design can reallv be oka~~."
Christine Kretiding writes abouc planning and preser-
~~acion for rhe ,\"arl~ri!le S~rrn shr is chr auchur of Thr
1'l~nr nf .\:ul,r:i<<.
Histnric r/m.~~~uou~n l.Yrnr(~:~ru+~, Jnrrth C;rrulr~r,r, ~rdil~•d ~t ntoilrr~t Innk u~hcu tl~r• (~0/1<<~r•
l~f ~,/1[I7'~e:~llN1SI['ll'h~r lf!!!~I('i ~ C)!(t'1-U~~'71e'!~l/rt1'r'T!! ~~1~~~.