HomeMy WebLinkAbout6 - Update MemoMay 7, ZOOS
'1'O: Landmarks Preservation Advisory Board
FROM: James Hewat, Chris Meschuk
S11BJF,C'T: Update Memo
Conflict of Interest Guidelines
Presentation by Sue Ellen Harrison at the meeting. Sec attached memorandum.
Depot Movc
Verbal update at meeting
2008 Preservation Month Events
See enclosed brochure of events
Post WW II Residential Survey
Presentation at meeting
Demolition Penalties Project
See attached information.
New and Pending Land tJse Review Applications
See attached.
Planning Board Calendar
See attached.
Stay of Demolition Status Summary, May 7, 2008
Staff has met with the representative
(realtor) of the house, and an
819 6"' Street 1954 1 /9/2008 5/11 /2008 architect who is looking at an addition
and retaining the house. Historic
Boulder submitted a landmark
designation application.
Landmark Applications llpdatc:
• 800 Arapahoe Avenue: City Council review pending a subdivision application
• 1215 Cedar -Washington School: Scheduled for I$' Reading on July $, 2"`' Reading July 22
• 4051 Broadway: The board will review the application in June
ARTICLF,S AND INFORMATION:
NAPC Forum program
Winter and Company Publications, Preservation and Sustainability, Nei hbunc~~od Character, Recent Past. 2008
CITY OF 130ULDER, CULORAUO
Office of tlx City Attorney
[vluniCipal Building
1777 Broadway
}'ust Office Box 791
1Soultler, Colorado 80306
Telepho~x (303) 442 JO'LO
Facsimile (303)441-3859
MEMORANDUM
I+ROVI: Jcny P. Gordon, Acting City Attorney
TO: Members of City Boards and Commissions
DATE: April 2, 2008
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SUBJECT: Public Meetings; Open Records; Boulder's Code of Conduct
Introduction
The city of Boulder relies heavily upon the members of the community who volunteer to
work on it's boards and commissions. Those who devote their time to service on these bodies
are much appreciated. However, even though board and commission members are volunteers,
they are also appointed city officials. As a result, a number of state and total laws apply to them
and violation of those laws can have serious consequences. This memorandum attempts to
summarize important provisians of those laws.
Open Meetings Law
The Open Meetings Law requires that all meetings of public bodies be open to the public.
"Meetings" are defined to include "any kind of gathering convened to discuss puh]ic business, in
person, by telephone, electronically, or by other means of communication." § 24-6-402(1)(b),
C.R.S.
Whenever three or more members (ar a quorum of the members, if fewer than three) of
the "local public body" get together and public business is discussed or formal action may be
taken, the gathering is a "meeting" and open to the public.
Notice for Public Meetings
Members of the public cannot exercise their right to attend apen meetings unless they
know that meetings will occur. Therefore, the Open Meetings Law requires that the public
must receive "full and timely notice" of any upcoming meeting. The statute prescribes the
notice requirement as follows:
Any meetings at which the adoption of any proposed policy,
position, resolution, rule, regulation, or formal action occurs or at
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Members of City Boards and Commissions
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Rc: Public Meetings; Open Records; Boulder's Code of Conduct
which a majority or quorum of the body is in attendance, or is
expected to be in attendance, shall he held only after full and
timely notice to the public....
The statute does not explicitly limit the kind of notice shat is legally sufficient.
However, it approves the practice of posting notice in a designated public place at least twenty-
fourhours before the meeting. In practice, the city usually publishes meeting dates in the local
newspaper.
Public Meetings acrd Electronic Mail
Sometimes an exchange of email messages can violate the Open Meetings Law. That is
because if board or commission members engage in an electronic email discussion, a court may
rule that they have engaged in anon-noticed public meeting.
Usually, no open meetings problem exists if only two board or commission members
communicate by email. Under state law, a meeting occurs when more than two members of a
public body discuss the public's business. However, email presents dangers even when a board
or• commission member intends an email message to be received by only one other board or
commission member. Because it is so easy to forward electronic mail, or copy and paste it into a
new message, an email author can never be certain that the circulation of his or her message will
stop with the original addressee.
The easiest way to deal with this issue is to do business at regularly scheduled and
noticed traditional public meetings. Electronic communications are convenient, bu- without
advance planning and a great deal of care, they may run up against the legislative prohibition on
the formulating of public policy in private.
When a member of a board or commission desires to communicate by email with another
board or commission member, a practical step might be to prominently post within the
communication a request that it not be forwarded to any other person. That may help insulate the
sender from any alleged violation of the Open Meetings Law. However, it is doubtful that such a
technique would have any impact upon the issue of whether the message would be subject to
disclosure pursuant to the Open Records Act, which is briefly described in the next section.
Colorado Open Records Act
The Colorado Open Records Act requires that most documents generated during the
course of the governmental process be made available for public inspection upon request. The
state statute defines "public records" very broadly. They include "all writings made, maintained,
or kept" by agencies of government -including city government.
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Re: Public Meetings; Open Records; Boulder's Code of Conduct
Electronic files (including email) arc specifically included as "documents" under the law.
As a result, almost all messages and documents created by officials dining the course of
government process arc considered public documents. In fact, there is a specific provision in
state law which mandates that if officials use electronic mail to discuss pending legislation or
other public business among themselves, the electronic mail is subject to the law. § 24-6-
4U2(2)(d)(III), C.R.S
On the other hand, not every email produced by a board or commission member is a
public document. Private messages that arc not related to municipal business are not covered by
the disclosure law. Also, some documents may be confidential by virtue of legal privileges. For
example, some communications with the City Attorney's Office might he covered by the
attorney/client pl-ivilege.
Upen Records and Home Computers
Under some circumstances, email exchanged between board or commission members
over private email networks may also be subject to disclosure pursuant to the Open Records Act.
If municipal officials exchange email messages from their home computers that discuss
official city business or that aze intended to influence the work of the board or commission, there
is a good chance that those messages will be covered by the law. That means that if a member of
the public requests them, the messages may have to be disclosed. If this kind of situation was
presented to a court for resolution, the ultimate decision would probably turn on the nature and
pul-pose of the messages rather than upon which computer system was used to produce or receive
the messages.
Code of Conduct
City staff and members of the city's many boards and commissions are governed by the
provisions of the city's Code of Conduct. Those provisions arc found in Chapter ?, sections 2-7-
1 through 2-7-1 S of the Boulder Revised Code (B.R.C.).
The purpose of this part of the code is to protect the integrity of city government. The
idea is to prohibit public officials from acting on matters in which they have conflicts of interest
and to establish guidelines that encourage them to avoid any appearance of impropriety.
This memorandum summarizes important provisions of the Code of Conduct. I-Iowever,
it is strongly suggested that board and commission members read the entire Code of Conduct
chapter. Obviously, if there is any inconsistency between this memorandum and the actual Code
of Conduct language, the Code of Conduct language controls.
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Re: Public Meetings; Open Records; Boulder's Code of Conduct
~ Conflicts of Interest
The general rule for conflicts of interest is set forth in section 2-7-2. That provision
explains that no public official is allowed to make, or participate in, any official action in which
he or she knows (or should know) that he or she has a conflict of interest. T'he section mandates
that public officials must disclose any conflict of interest and disqualify themselves from
participating in actions in which they have conflicts.
Section 2-7-1 S defines "conflict of interest" to include situations in which a member of a
city board, commission, task force or similar body (or a city employee):
(a) Has a substantial interest in any transaction with the city;
(b) Has a relative with a substantial interest in any transaction with the
city;
(c) Has a substantial interest as an affiliate of a firm with a substantial
interest in any transaction with the city;
(d) Has a substantial interest as an affiliate of a firm appearing on behalf
of or employed by a person with a substantial intcrest in any transaction
with the city;
(e) Is an officer of an organization that has taken an official position on
any transaction with the city;
(n Is on the board of directors of an organization that is substantially
affected by a transaction with the city;
(g) Is affiliated with a law, accounting, planning, or other professional
firm that has substantial interest in any transaction with the city; or
(h) is required to receive official notice of aquasi-judicial action from the
city.
If one of these listed conditions exists, a board or commission member is required to
remove him or herself from the decision making process.
• Appearance of I»tpropriety
Even when there is no technical conflict of interest, the code asks board and commission
members to consider removing themselves from decisions or matters when the circumstances
suggest that there might be an appearance of impropriety. However, sclf removal in these cases
is discretionary.
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Re: Public Meetings; Open Records; Boulder's Code of Conduct
Section 2-7-9 provides examples of situations in which a member, employee, or
appointee to a city board, commission, task force or similar body may decide to remove
themselves from consideration of a matter - but in which they are not required to do so. Those
examples are:
(I) If the person is an employee of a state or federal government entity
with a substantial interest in any transaction with the city;
(2) If the person has a close friend with a substantial interest in any
transaction with the city, and the counci I member, appointee, or employee
believes that the friendship would prevent such person from acting
impartially with regard to the particular transaction;
(3) If the person has an interest in any transaction with the city that is
personal or private in nature that would cause a reasonable person in the
community to question the objectivity of the city council member,
employee, or appointee to a city board, or commission;
(4) If the person is called upon to act il~ a quasi-judicial capacity in a
decision regarding any of the situations described above; or
(5) If the person owns or leases real property within six hundred feet from
a parcel of property that is the subject of a transaction with the city upon
which he or she must make a decision, and is not required to receive
official notice of aquasi-judicial action of the city.
I,intitations on Accepting CTifts
The code provision about gifts appears in section 2-7-5.
"The basic rule for board and commssion members is that no appointee (or any relative of
such an official) may accept anything of value if:
(1) The official is in a position to take official action with regard to the
donor; or
(2) The city has or is known to be likely to have a transactional, business,
or regulatory relationship with the donor.
Questions that arise in this area generally involve a list of items that are not considered
gifts for purposes of the code. Section 2-7-5 (b) contains the list as follows:
(1) Campaign contributions permitted by law;
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(2) An unsolicited, occasional non-pecuniary gift of a m~lximum amount
of $50.00 or less in value;
(3) A gift from a relative;
(4) An award, publicly presented, in recognition of public service;
(5) Reasonable expenses paid by other governments or governmentally
related organizations for attendance at a convention, fact-finding mission
or trip, or other meeting if the person is scheduled to deliver a speech,
make a presentation, participate in a panel, or represent the city;
(6) Items which are similarly available to all employees of the city or to
the general public on the same terms and conditions; and
The obvious intent of these provisions is to avoid actual graft or the appearance that special
treatment from our local government can be purchased. Accepting gifts by government officials
can be very problematic and it is strongly suggested that boal•d and commission members who
have any questions in this area contact the City Attorney's Office for specific feedback and
suggestions.
Prohibition on Usrng Confidential Infnnnation for Financial Gain
Sections 2-7-3 and 2-7-4 make it clear that board and commission members are not to use
their positions to gain financial benefit for themselves or others. Also, it is a violation of the code
to disclose confidential information obtained as a result of holding public office.
While most board and commission members don't come into possession of confidential
information very frequently, it does sometimes occur. When it does, board and commission
members are under a very strict legal obligation to maintain confidentiality of that information.
Conflicts and Outside .i:'mployment
Section 2-7-6 sets out some rules about outside employment. Under those rules, board
and commission members are not to take official action with respect to a former employer for at
least six months after they leave the job in which they worked for that employer.
Also, board and commission members are supposed to report existing or proposed
outside employment or business interests that may affect their responsibilities. This notice must
be in writing to the City Council.
Within thirty days after accepting a new job or business opportunity, board and
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Re: Public Meetings; Upen Records; Boulder's Code of Conduct
commission members are to report any changes of employment or changes to outside business
interests that may affect their responsibilities to the city.
Limitations orr the Participation of Former Officials
For twelve months following termination of office or employment, no former official
may appear before, or participate in, the proceedings of a city board or commission on which he
or she was a member. However, this limitation may be waived by the City Council by
appointment or vote.
Limitations on Litigation by FurrnerAppointed O)~ciuls
No former official may bring a lawsuit against the city, or participate in a lawsuit in
which the city is involved on behalf of any other person or entity, if the litigation involves a
matter upon which the person took official action during, his or her service. This rule applies for
twelve months following termination of service with the city. § 2-7-6 (f}, B.R.C.
Employment of'Relatives
Generally, a board or commission member may not advocate for the appointment or
hiring by the city of someone who is his or her relative. However, board and commission
members may request the City Council to make such an appointment or hiring decision.
Also, it is permitted for the city to enter into transactions with companies, corporations or
other business organizations that employ a relative of a city official if:
(a) The board or commission member does not participate in the hiring decision;
(b) Any business organization involved is apublicly-traded corporation that provides its
services to the city on nondiscriminatory ternls justified by the market facts and
circumstances of each transaction; or
(c) The business organization has been doing business with the city for at least one year
prior to the date the city official's relative became employed by it and the board or
commission member's relative is not directly employed to work on matters involving the
city and his or her compensation is not tied to the success of the outside business
organization in obtaining business from the city.
Prolrihition vn /Zcpresenting Other.\• Before the City
The general rule is that members of boards and comnussions•are not allowed to represent
others in front of the hoard or commission on which they serve or before the City Council. It
may, under some circumstances, also be improper for members of boards and commissions to
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represent others in front of other city groups or bodies. This is an important rule and if it is
violated, violators may be removed from their board or commission or could even be criminally
prosecuted.
Because this rule can be somewhat complicated in application, members of boards and
commissions are urged to seek guidance from the City Attorney's Office before they represent
another party before a city entity.
The Manner in Which a Boadd yr Commission Member is Supposed to Remove Him or
herself from Consideration of a Matter
There is a formal procedure that a board or commission member should use when that
member feels that he or she has a conflict of interest or that there would be an appearance of
impropriety if he or she participated in a particular decision. § 2-7-1O, B.R.C.
Under these circumstances, the board or commission member should either provide
written notice of the conflict or disclose the conflict of interest on the record of a public meeting
of the board or commission on which the person is a member. Then, the board or commission
member must:
(a) Refrain from voting upon or otherwise acting in an official capacity with regard to the
transaction giving rise to the conflict or appearance of impropriety;
(b) Physically absent himself or herself from the room in which the matter is being
considered; and
(c) Not discuss any matter related to such transaction with any other member of the
council, board, commission, task force, or similar body of which the person is a member.
A Safe Harbor for Code of C.'ondtcct Issues
Board and commission members will want to know about a "defense" that is provided to
them against alleged violation of the Code of Conduct.
Section 2-7-13 allows any city board or commission member to request an advisory
opinion from the City Attorney about the application of the Code of Conduct to a particular
situation. If a board or commission member acts in accordance with the advice from the City
Attorney, that: individual will have a defense to a criminal charge of violating the Code of
Conduct.
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Conclusion
As noted earlier, some of the issues discussed in this summary can get a bit complex in
specific situations. Therefore, new board and commission members are invited to set up an
appointment with representatives of the City Attorney's Office to discuss these and related
matters in mare depth.
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Schedule-at-a-Glance -03
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Agenda for Friday -06
Agenda for Saturday--09
Agenda for Sunday-11
How to Get There -15
Where to Stay-15
Forum Scholarships-16
The National Alliance of Preservation Commissions is pleased to
present its Sixth biennial National Commission Forum-the olt/}~
national conference specifically for preservation commission members and
sta17: Forum's uniduc; combination of educational breakout sessions and
working roundtables brings you the best information fi~om commissioners,
staff; and other experts workmt~ on preservation's front lines across the
country. You will return from ~onun energized and fidl of ideas and
information to build your local preservation program!
Learn from some of the most experienced preservationists in the country
about the essential ingredients for a successful local preservation program.
Participate with representatives from communities with similar resources
to learn how they address key preservation issues.
Work with national experts to craft policies that you can use in your
community.
The 2008 National Commission Forum is supported by a gran( from the Louisiana Uepartrrtent of Culture, Recreation and
7btrrism'S' Offire of CuKura! Development, Louisiana Division of Ifistonr, Preservation.
this project has also been funded in part by a grant from the U. S- Deparimenf ofthe Interior, National Park Service Historic
Preservation Fund, administered by the Louisiana Division ofHistaic Preseroaliar. However, the cartents do not necessarily
reNect tho views anJ pnlicios oI the Department of the lntenor or the Loteisivta Division of Histoac Preservation,
Rris program rr,~;ewerl federal financial assistance for the itlentiTcation and protection of historic properties Under Title VI o1
the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of X973, and tho Age Disrriminahnn Act of 1975, the U.S.
Department of the Interior prohibits Jiscrrnnraafwn on the basis of race, color, national origin, disability,. or ag<; in ds federaNy
assistod programs. If you believe that you have been drscrnainated ayainst in any program, activity. or farility as described
atwve, or rf you U@sire Iurtlrrr inlomaafion, please write to: Olfice of Equal Opporturrdy, National Park Service, t&J9 G Street,
N.W, washinytcn. D.C. 20240
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An Invitation from the Chair
The National Alliance of Preservation Commissions is pleased
to present the Sixfh biennial National Commission Forum
dedicated to the issues -and concerns of local preservation
commissions.
Forum 2008 will be h
Louisiana. Rich in hiss
of the people of New
and alive with tradition
after Hurricane Katrin.
the harder-hit areas
destination. The Astor
restored headquarters
Bourbon streets at the
as the Vieux Carre, or ti
naticn'ssernnd-oldest Ic
St. Charles Avenue and
13 in fabulous New Orleans,
I culture, the diverse heritage
challenges of rebuilding in
Orleans remains a great
our historic and beautifully-
ad downtown at Canal and
French Quarter-also known
locals. The Vieux Carre is the
-and is steps from the historic
reetcar lines.
role in the revitalization and
is proud to be a partner in-
ew Orleans. There is much
Preservationists have played a critic
rebuilding of Ne~v Orleans, and NAF
that effort by bringing the Forum to
for all of us to see and learn, and by
will also be helping in the city's comp
come to the Crescent City.
you
n to
The first five National Commission Forums brought together 2,000
local commissioners, staff, and state Certified Local Government ';~,}_i
Coordinators from around the country. Forum 2008 will build on
the success of these conferences with new workshops alongside
the traditional training courses dedicated to new commissioners
and commission chairs, more working roundtables and breakout
sessions than ever before, as well as additional tours and mobile
workshops.
The NAPC has been helping build strong preservation programs
through education, advocacy, and training since 1983 and Forum
is where it all comes together. So join us in Ne~v Orleans as we
continue the Forum tradition of strong content, camaraderie, and
celebration at the only national conference dedicated to local
preservation commissions and their work.
I' It see you in New Orleans!!
Ann Benson McGlone
NAPC Chair
page 2
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page 3
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New Orleans Overview 'four (1-5)
tieate CLG Coordinators h-lectint. (1-S)
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Sessions (1-2) Sessions (?.o~3.3u) ~•°;<-;~i.
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• Preserve • National ~i'?;;..~,;
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• !'reservation • Recent Past tZ'-~12=~.
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Opening Forum `_ Opening
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(I :45 - 3:15) (3:30 - 4:45) Gathrrin:
• Where Everyone • Adopting & Using t+ a; .t:zo
Knows Your Name llemolition by
• Going Green Neglect Ordinances
• Cultural & Ethnic • Staff't'raining Ses-
Resourccs lion
• Big Cities, Big lssucs • Staff? What Staff?
• New Additions • Understanding the
ADA
• Recent Past Rccon
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Credit Success ~~`~ ' ~~ `'°'
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page 4
Wednesday ,Uiy g
3 pm - 5 pm Early Registration/Check-ln Open
Thursday ,u~y ,o
7:30 am - 5 pm Registration -
- 5:30 pm Pre-Forum Tour: River Road
"°"~_ ~ I•hc Great River Road, which Iollows the N}ississippi
~y'a a'
~~ [liver, has transported people and ~.*oods throughout
~- y history. 'This day-long trip examines the rich history
of Rover Road: plantation homes, old river towns,
and other icons of the region. Cultural resource
__ management for river communities will be discussed
along with plans for preserving and promoting these
resources. You'll also enjoy a surnphfous Creole
luncheon. X'~j ~
1 pm - 5 pm New Orleans Overview Tour
Experience the Crescent City's development from
the original settlement - today's French Quarter to
becoming rnajorport city on the Mississippi River. Visit
its historic neighborhoods and see the grand avenues,
which weathered the winds and waters of Hurricanes
Katrina and Rita. Lnjoy the t,~rand rriansions of St.
Charles Avenue, the shotgun houses and Creole cottages
of Liywater and Marigny, and the complex history and
architecture of this unigi.~e American city. ,~30 ~
gam-12 pm
veterans. National Park Service persoru~el will bring
you up to speed nn procedures and responsibilities,
pass througlt subgrants, NPS resources, and much
more. ~'rec~, lirniterl to state CLG coordinators.
1 pm - 5 prn State CLG Coordinators Meeting
State CLG coordinators will meet with National Park
Service personnel to discuss the CT.,G program and
related issues. Meet yo~.ir colleagues from across the
country and bring your questions, ideas, anc~ issues.
Free, limited to state CLG coordinators.
Pa9~'-
Friday July 11
7:30 am - 5 pm Registration and Forum Bookstore Open
WORKSHOPS AND TOURS
9 am - 12 pm Giving Voice to the Preservation Message:
Advocacy 101
All of us know that preservation is good, but how
do we get the message across to others? This halt=
day workshop will give you the tools and techniques
you need to build understanding and even inspire
enthusiasm for preservation with elected officials,
property owners, developers, contractors, realtors,
and others. Presented by NAPC, Preservation Action,
and the NThIP center for Public Policy. C.'ourse fee
irtclude.~ ull materiul.c. 4X25
9 am - 3:30 pm Commission Short Course
and staff, the Commission Short Course includes
discussion of Ix-eservation law, meeting procedures,
local designation, the design review process, public
outreach, and tnuch, much more! Some of the field's
leading preservationists will get you up to speed on the
~vho, what, when, and where of commission operation.
Great for first-time commissioners and staff, or veterans
who want a refresher course. Registration includes
lunch ctrzd all rrurterials. $70
9 am - 3:30 pm Commission Chair Training
Designed specifically for current and future
commission chairs and stafF, the Commission Chair
"fraininp is a full day intensive workshop including:
lcadershzp techniques, working with staff', thorny
Ic~al and ethical issues, resolving conflict, partnering
wrth other commisions and organisations, program
review, updating guidelines, and other to Tics.
Ex erienced trainers from preservation's front ~ines
will make sure you have tb,e trallnng yyou need to lead
your commission. Registration i-rclr~ules ltrni~h urrd
all »uttericzls..~~70
It
State
$fi(/
page 6
9 am - 3:30 pm Baton Rouge Mobile Workshop
Friday July 11 continued
9:15 am - 3:30 pm New Orleans History and Recovery Mobile Workshop
~~ •~''`'"`~'`1`' Hurricanes Katrina and Rita dealt a horrific blow
~ .` to New Orleans when wind and water destro ed
~~''-`, r ~ infrastnicture designed to protect the city; but the
~ `~~~ '~"•.;~ Crescent City is making a comeback! Learn how
_ _ _ i, patterns of growth and developnicnt, along with
'~ `i ` _ advances in technology and 20th century faith : in .
} , _ ._
- ~,~~gineering, created an "improbable city." Hear
' ~ - and see how the efforts of non-profit organizations,
foundations, and volunteers arc driving much of
~~..~..aa,. .
_ ' • ~",~,, i~~ the city's recovery. $'S0
9:15 am-12 pm
Cross Mobile Workshop
designated historic districts, and survives tc
kably intact thanks to preservation laws da
1930s. Explore the history of this nearly tl
ed year old settlement, learn how it has fared,
nation challenges it presents, and how they
met. x'20
1 pm - 3:30 pm Garden District Mobile Workshop
. Visit one of the most dazzling historic re
~leighborhoods in the world. Experic
~,1' II ~-~.j architectural splendor of this riee-lined "!1r
f~~~, sector of town, and examine the antcbcl
.~ ~ "Creole. v. American" conflict. }}ighlights
notable sites and i,afavettc Ccmeterv No, 1.
page 7
1 pm - 3 pm French Quarter Walking Tour
Friday July 11 continued
1 pm - 3:30 pm Show Me the Money!-Intro to Grant Writing
This hal flay workshop covers the fllIldanlelltalS Ot ggralli
writing including identifying potential liulders, making
initial anrtact, proposal development, budgeting, anc~
S11b1111SS10I1 protocol. Program specific ulstructlon
will be provided about Certified Local Government,
Preserve America, and Preservation Services Fund
grants. Re~istrc~tion inc,lzrdes ull rnulet~ iuls~. $25
EARLY AFTERNO
1 pm - 2 pm ON INFORMATION SESSIONS
All about Preserve America
I.,earn about this federal initiative to recognise
communities using culhrral and natural resources
to promote heritage tourism lrnd what Preserve
Ai110rICa fulldulg Ct1I1 d0 fOr y011.
1 pm - 2 pm Your Friend on The Hill: Preservation Action
Since 1974 Preservation action has served as
preservation's national grassroots lobby. Learn
al)Ollt 1tS It115S1Ot1, VIS10I1, aSld work alld how yOLI call
get involved.
1 pm - 2 pm What the National Trust Can Do for You
Everyone knows the Nattonal 'frost for Historic
Preservation provides leadership, education,
advocacy and resources for preservation; hilt 11ow
can it help you? Come f incl out!
MID-AFTERNOON INFORMATION SESSIONS
2:30 pm - 3:30 pm Meet Your National Park Service
Most people know that the national Park Service cares
for national parks; but it also helps preserve historic
resources. Join NPS personnel and learn more.
2:30 pm - 3:30 pm Introducingg the Recent Past Preservation
Network (RPPN}
Learn how RPPN promotes preservation of buildings
from the recent past and helps others do the same,
and how ~-vI1 can get involved.
2:30 pm - 3:30 pm What your SHPO can do for You
State Historic Preservation Offices ofTcr many
resources to help local preservation efforts, but are
frequently underutilied. Join staff from the National
Conference of State I lista--ic Preservation Ofticers to
learn what your state ottice can do for you!
4 pm - 5:30 pm Openin Forum Gathering and Awards Ceremony
Come together with friends and colleagues
~~~ ~ `~' ~~~~ born tl;roughout t}~;: Gnitcd States to kick
~~~ ~ ~ ~ '~_- off the only national conference dedicated
to local preservation conunissions, and
enjoy opening remarks from Para Breaux,
'rr• - Louisiana State Historic Preservation C)fficer
~'~.~ ~~nd .Tolln Nau, Chairman of the Advisory
(:ouncil on .historic Preservation.
"" ' (Sep page 76 fcr awards information)
6 pm - 8 pm Opening Reception
page 8
Window Restoration Demonstration
Old windows CAN be saved! Be sure to vis-
it this all day exhibit hall demonstration to
watch expert windaw repair by master crafi'ts-
men, talk with them, and learn about the pros
and cons of window weatllerization, window
frame restoration, sash restoration, paint re-
rnova.l, epaxy repair, glass removal and rein-
stallation methods, and much mare.
7:30 am - 5:30 pm Registration & Information Desk, Forum
Bookstore Open
Working Roundtables:
Highly interactive facilitated sessions where participants work avith speak-
ersand each other to find real soi«tions to real challenges. Findings are
reported in the Forum Gathering.
9 am - 10:30 am Keeping it Reat: Authenticity and Heritage
Maintaining authenticity while pursuing heritage
tourism development ~~resents specral challenges, but
it can be done. Jain fellow commissioners and staff
to identify the challenges and best ways they can. be ~
met.
am - 10:30 am Best Friends Forever
Every local preservation commission needs an
advocate, a shoulder to lean on, and sometimes has
to take the lead in building grassroots support far its
work. What are the innovatrve ways commissions i
can reach out and build support`? j
9 am - 10:30 am Rural Preservation
Preservation afnrral resources and districts challenges I
local preservation commissions to find creative
solutions to complex problems. This session will
examine the issues, identify ways to address them,
and the resources required.
9 am - 10:30 am Safety and Building Codes
The building code says one thing, the fire code says
something else, and your guidelines don't ac;ree.
What challenges do com.rnissiorrs face in reconciling
preservation standards with modern safety anti building
codes'? How can the challenges be met?
9 am - 10:30 am Preservation Commissions as Economic
Engines
Ofiten seen as a hindrance, preservation commissions
can play a significant role m economic development.
This roundtable explores how commissions can serve
as economic engines and the tools they need.
page 9
~aiuraay ~uiy 12
Saturday !u(y 12 continued
Break-out Sessions:
feature several ~;peakers on a variety of ulrren~ topics v~'ith plenty of
time for (~ ,,Intl r~ ~nd':~:~ely ~ii;~ussion.
BREAK OUT SESSIONS
10:45 am - 12 pm Before the Storm:
Developing Disaster Plans
A comprehensive disaster plan can make the
difference between post-disaster demolition
and rehabilitation. Learn the fundamentals of
developing and maintaining a disaster plan and
common pitfalls to avoid.
10:45 am - 12 pm Introduction to LEED
Leal-11 the basics of LEED (Leadership in f~nergy
and L•I1V1rUI1111CI1ta1 Design) so that when faced '
with a project seeking' LEED certification, your ~~
commission will be ab~e to work with the applicant
and make defensible decisions. ~
10:45 am - 12 pm A Commission's Legal Toolbox !
All commissioners and staff need to have a j
thorough understanding of the legal tools at their
disposal, but often find the subject intimidating.
This session disarms the subject with clear, easy to
understand information.
10:45 am - 12 pm After the Consultant Leaves: Implementing
and Maintaining your Local Preservation Plan
Maley C01111111SSIO1IS have preservation )fans, hilt
have no idea how to imple-nent them or ~ecp them
up to date;. "Phis session gets you started and points
out the pitfalls and opportunltles. ;
10:45 am - 12 pm The What, Why, and How of Design
Guidelines
Design guidelines are essential to effective
C0111mISSlOIl Operatloll, but can be difficult to
develop or keep up to date. Come learn the
funadamentals of design guidelines and their use
and maintenance. t
12 pm - 1:30 pm Green Luncheon
)rincipal architect and
director oi~ Susrlinahle ~)csign at Guinn Evans
llrclutccts, a tirm ~~~ith offices in Ann Arbor,
Michigan and Washington, U.('., and is a fi•eyuent
speaker on historic preservation and sustainability.
S~onsc~recl hl' the .5avanncrll College of .~li•l and
De,cis,~n. ~4S
_ . _... _.• _ .pay`. ~ .
July 12 continued
WORKING ROUNDTABLES
1:45 pm - 3:15 pm Where Everyone Knows Your Name:
Tiny Towns
Commissions serving towns under 5,000 >;
azid finds ways to meet and take best
than.
1:45 pm - 3:15 pm Going Green
Preservation is inherently green, but what about
solar collectors, geothermal 1-IVAC, fluorescent
replacement bulbs in old fxtua'es, etc,`? What are the
issues and challenges, and how can they be addressed?
How corn the two interests work together?
1:45 pm - 3:15 pm Cultural and Ethnic Resources
The common (mis)perception that historic districts
i
h
bit
d
ll
l
b
i
d
i
are
n
a
e
on
y
y we
to
o Caucas
ans
s now
less true than ever. What are tl)e challenges in
reaching out to diverse communities anal what can
commissions do to meet them?
1:45 pm - 3:15 pm Big Cities, Big Issues
What are the unique pI'CSeI'Vat1Ur1 opportzlnities
and challenges faced by cities with a population of
500,000 or more'? This session explores the issues
of big city preservation aiul finds ways to address
them.
1:45 pm - 3:15 pm New Additions
Rcviewirzg and detcrminini; the suitability of new
addi ions to historic residential and eornmercial
buildings can be a challenge: sire, design, materials,
and construction all have to be considered. An
exert panel of designers, commissioners, staff', and
ldi
f
i
b
l
ill
h
h
ui
ng pro
ess
s w
teac
ona
you
ow.
BREAK OUT SESSIONS
3:30 pm - 4:45 pm Adopting and Using Demolition by Neglect
Ordinances
Adopting a demolition by neglect ordinance is serious
business and enforcing it is even more serious, but it
can be done. Join battle-scarred veterans to learn
how.
3:30 pm - 4:45 pm Staff Training Session
Learn from the experience of seasoned professionals!
Limited to commission staff, this session provides
basic training, tricks of the trade, 211rd hOW t0 }landle
the harsh .realities of staffing a commission..~imited
tv staff only.
3:30 pm - 4:45 pm Staff? Whaf Staff?
Sozne of the most effective preservation commissions
are those that do not have any staff suppvrt. Learn hvw
they do more with less and wake preservation work.
3:30 pm - 4:45 pm Understanding the Americans with
Disabilities Act (ADA)
C:ommis$lons arc increasingly called upon to
review changes to historic 1)roperties tv make them
ibl
h
l
access
e. Learn t
e lega
aspects of the AD.A and
hvw it can be accommodated in your guidelines.
~,d<a~ iz
$dtlll'ddy July 12 continued
3:30 pm - 4:45 pm Recent Past Recon
Using the recent past typology and survey l~n~nt
developed from the Forutn 2006 recent past
sessions, participants will conduct a virtual survey
of residential and commercial districts containing
real .life resources.
4:43 pm - 5:30 pm Forum Gathering
Reconvene to share expertise, experience, and
findings from the day's working roundtablcs.
6 pm - 7:30 pm Reception
Join the Preservation Resource Center of New Orleans
for refreshments, camaraderie, and celebration at its
headquarters in the Historic Warehouse District. $l~
Pre-r~c~gistratic~n reyrrirec! Buses depart from the
hotel sturtl»g at 5: ~a5 p.nr. cr»d will proride sc~n~ice
rnrtil 7:45 p. »t.
The Saturday
PRESERVATIQN
RESOURCE GENTER
a( NEW ORLEANS --
BOYD'S Ii>F;ST ADVICE: L>H.SSONS FItO!VI A NATIVC SON
When away from home, New Urlcanians are often "axed" (asked) if they are
from Brooklyn or New Jersey. New Orleans' curious port-city accent is called
"Yat," derived from the local greeting "Where ya' at?" This term can also
affectionately refer to someone who speaks Yat, as in "You silly of Yat!"
A New Orleans wedding, funeral, baptism, family reunion
occasion) often call, 1~r a "Second Line" parade, in which
led by a jazz band, dance through the strccls, waving
sipping cold beverages. `
Rcli~ion plays a large part of New Orleans' history
and architecture. Though predominately Catholic;
Protestantism, Judaism, Islam, and voodoo
have all left their mark on New Orleans' rich
culture. L>on't be swTrised to find people ..b
willinf; to candidly discuss their laith. '_ M
M~~. ~
Like art? '1'hc Ncw Orleans Museum ol~Art _~'-~~
is worth a side ±rip. And private gallerirs ~'~~.
are everywhere. ~„ ~ ;- ~`~
ll~ you see ahorse-drawn cart selling
Roman Candy, don't miss it! This
traditional taffy treat is sure to satisfy.
And pull out fillings!
- Bvvd Maher
page 12
(or any other
participants,
parasols and
Sunday i~,ly,3
8 am - 12 pm Information Desk
WORKING ROUNDTABLES
9 am - 10:30 am Developing a Materials Evaluation
Methodology
C:otnrnissions arc reiularly besic~ed by requests
for substitute materials and find themselves
groping in the dark to detcnnine suitability. "Phis
roundtable will develop an evaluation methodology
commissions can use to make consistent and
defensib}e decisions.
9 am - 10:30 am Lessons Learned in Disaster Recovery
Hurricanes, tornadoes, f res, floods, and earthquakes
can have devastatin~7 effects on historic resources,
and commissions pay a crucial role in recovery.
Join veterans of nattu•al disasters to identify best
practices commissions can follow after the storm.
9 am - 10:30 am Calling the Cops-Enforcement
Every }Deal preservation commission has been
through the heaz-tache of losing buildings because oC
poor or no enforcement. Whai are the challenges`?
What works? What doesn't? What is needed?
9 am - 10:30 am Dealing with Oddball Resources
As awareness of the contribution of non-traditional
resources brows, commissions are increasingly
faced with finding ways to protect them. 'I'bis
session continues the dialogue begun Ill the recent
past roundtables at Forum 2006.
10:45 am - 11:30 am Closing Forum Gathering
Reconvene for our final gathering to share our
work, ideas, and cozlclusions; and to plan for local
preservation's fitttrrc.
POST-CONFERENCE TOURS
page 13
MORN OI+' IiOYD'S BL+'ST ADVICE
.own fonts Cajun cuisine. Ilowevcr, few tare Cajuns live in New
chat you'll cat in New Orleans is actually Creole cuisine, with a
creamy and tomato-based sauces than its roux-based bayou cousin.
Think tr~~iee before ordering cra~i~fish in .July. The season for these succulent little
crustaceans ends in late May or early June. Anything served after that was frozen,
itnportecJ, or bosh.
Ncw Orleans' favorite sandwich is the "po' bay": 6 inches of I•-tench bread (baguette)
overflowing unth deli-style meats or fried seafood. (13oyc1 likes shrimps b::st.!) 'IO order
:i` one with everything (lc;ttrrce, tornatocs, pickles, and mayo} asked to
'r, ~-•a have it "dressed." 1'v' bo s are hest cn'o ed with Ga s otato
;ls~ .`~. ~ chips and a cold Barq's root beer. Boyd recommends Mother's
,~ ~' at Poydras and Tchoupitoulas.
Ncw (h•leans also loves its coffee. Skip the chain stare arrd
head for Cafe du Monde. Order acafe-au-lait and some
bcignets (french donuts). 13c sure to check your blood
sugar.
Cof~'ce isn't the only hretiv worth sampling. Abita and
Dixie are popular local brands.
d tv a burst of local flavor when ordering a hot clog Iiom a
'econunend this in New Orleans- The digestive disruption
ar "I.uckv Doi" carts is legendary.
Ever.
ecture lolks ... As you walk around the French Quarter you'll probably
u•chitecture more closely resembles that of Spain or Latin America than of
re original settlement burned more than once under French conirvl. "1'he
rlso controlled Louisiana for a time, are largely responsible for the historic
current appearance.
car from our conference hotel all the way to the end of St. Charles Avenue.
yarded with sornc extraordinary architecture and local landmarks.
kin' hot. And sticky. Can't help ya there
Live jazz, blues, rock, hip-hop, zydeco, and even gospel are
all around. 'This city breathes music. Yvu should have no
trouble finding a venue that will cater to your auditory
.preferences.
Katrina ... every local has a story. Some are gaol
and some arc bad. But mostly bad. Ask them to
• share. If they've stayed, it's because it's worth it
just to be a part. of this amazing city. ,..,
r. :f
20th Cenhrry history? See the D-Day Museum. ~
i~.r" ~~
Ncw Oricans' second favorite sandwich is the ~. ` : __..i
muffaletta: a huge foccacia roll slathered will:
an olive salad and stu(~fed with sliced cheeses and
deli rncats. A good nnrffaletta will provide lunch for two. "fhe original muffaletta recipe
is still served at Central Grocery in the French :~-tarkct.
The National Park Service has recently reopened portions of its facility at nearby
Chalmette Battlefield where Andrew Jackson (with the help of Tennessee riflemen
and local pirates) effectively ended the 11~ar of 1 ti 12 by routing a superior British force.
Lovers of American history should make time to visit this site.
Seriously ... don't pay more than a yuaner for Mardi Gras beads.
Consider cheering for the Saints. Just this once. It builds character. - f3nrr! rLlutrer
page 14
f~on't pay more than 25 cents for Mardi Gras beads.
How to Get There
By A.ir
The C.ouis Armstrong New Orleans international Airport is served by many
catTiers including Southwest, 1)clta. Continental, US Air, American, Northwest,
united, and others.
Rail
Union Station on Loyola Avenue in downtown New
~ day. Visit wnnv.amlrak.con~r for more information.
;~'laza is available from Union Station.
Our f'onrm 2008 host hotel and meeting venue will
be the remarkable Astor Crowne Plaza hotel u1 the
historic hri;nch Quarter, with rooms st<rrting at $95.
The Astut• Crowne Plaza is the gateway hotel to New
Orleans' most exciting destination- the world famous
French Quartet: Located where L3ourhon Street meets
Canal Street, The Astor Crowne Plaza allows for
quick access to both the excitement ofBourbon Street
and nearby downtown attractions of E Iarrah's Casino,
Aduarium of The Americas, Rivettivalk Shopping
Center, Mortal Convention Center, N.O. Sports Arena
and the Sttperdome. Only ]6 miles from the I.,ouis
Armstrong New Orleans International Airport, our
Fonun home is easily reached by shuttle or i<rxi.
Rooms have been reserved at ;pccial Forum 2008
rates starting at $95.00 per nitiht until June 12,
so reserve yore- room today! Simply call the Astor
Crowne Pl~va directly at 8Eib-750-202 arrd ask for
the "NAPC Forum" rate to receive the discount.
You can also reserve yor.rr room online at www.
astornerau~rleatrxcom or at the NAPC.' VVeb site
w~r~wu~ra.edtt/irapc. Simply click the Forum link
to reach the reservation page.
1'leuse Nnte: The special FOTZ[llt 2U(h4 room rate re/)rCSeJt(s U slgltlfic~rnt filrrlncial
coltunitnren~ bV f'~'.~-~'C: Please help keep .Fortun cost !ow Gy st~rt~in~,r at the ~4stor
(.'r'OYt~it 1'((17.!1.
page 15
For um Costs
~;arly Registration
Register by May 30th to receive the discounted registration rate of $135 for NAPC
members and $19U for non-NAPC members. You may join NAPC when you register
and receive the member's discount. Purchase atwo-year membership for an additional
discount. Registration after May 30th is $240. Confirmation letters will not Ge mailed
.for registrutl'ons received after June 23rd.
To Register
Complete the attached registration form and return it with filll payment to NAPC, P.O.
I3ox 1605, Athens, GA 30603. Payment may be made by check, money order, or credit
card. Registrations will not be accepted over the telephone.
Cancellations and Refunds
Refunds will be posted approximately 30 days after Forum. Cancellations must be in
writing. 100`% refund if postmarked by May 9th; 50% refund if postmarked between
May 9th and June 23rd. No refunds for cancellations made after June 23rd A X35
processing fee will apply to all refunds. .
Questions`I
Call NAPC at 706-542-4731 or write to napc@Ilga.edu with questions.
NAPC h'orum Student Scholarships provide financial assistance for
graduate students in historic preservation or related fields to participate in the
National Commission FOI'lnll. SChUlal'ShipS {nClude Wa1Ved registration and a
stipend to defray travel and lodging expenses. Applications must be received
before May S to be considered. Clectronic submission is prefel-red, but not
required. Award notification will be made no later than May 30. Application
information is available from the NAPC' Web site 1a~wx!u~a.eduhurpc or by
calling 706-542-4731.
Limited Mississippi Scholarships Available -The Mississippi
Heritage Trust is pleased to offer a limited number of scholarships to cover
registration costs to Fonun for preservation commission ltxelnbers in areas of
the state that were affected by Hurricane Katrina. For more information and
scholarship application forms please call the Mississippi Heritage "Trust office at
601-354-0200.
NAP(: will present its first-ever
Commission I?~cellertce Awards
during the Ope~Iin; ~iutlle~-r~Ig to recognise and Honor
outstanding efforts and achievements by local
preservation commissions to protect landmarks and landluark di
through legislation, education and advocacy.
Spnnsnl e(1 by I he Ric/card II. Driehaus loundatiou.
Kll'IIAKU !I. URIlIIAUS
rein ~n~rrrn~
page 16
LVVO 1\1111
U.S. Departrrter
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Photos in this pi•ngran! cnln-Iesy of
Rnll;~e Areu C'onvcruion mld l~isitn
Bureau, A-klille Pecs
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censlon Par•!.t•h To:a'ist C'nnnnission, Baton
euu, New Or•leuns C'nllveution ulr<1 I~isiulr,.
»!, Silver Eagle l~i,etrihutink
,.._
~~~~~ Registration
Form
FORUM 2008
.. r: _ ~ _ _ :.~.y:.:n:..~~r .
t'~an>te on ~t~Idg~ _
_ . ° .-FLirst Last - ..,~
hirst name .................................Last name...............................................................
Organization
Address
C,ity ......................................................State ............................ZIP .......................
Phone ...........................l=ax..............................E-mail ...........................................
Size of City:
^ Les; than SO,C00 ^ 50,000 - 210,QOU ^ '50,000 - ;UOAQO ^ .100.000
Iama:
^ Cotnlnissrun rnelnher ~7 Commission Cliair O Com(ltission Staff LJ Otiter
F.ekislratirl! /ornt continued nrt nc>rt puke
page 1 7
l'Iru~r i«dhure~ tour chnier:e i,e rl,,• /rrr ri~lu iv,lunrrr,
Early registration (Lefot•e liay 30) incluc/es «Il mceluiun s and nun-r k•keted ev ents.
~ ~~ nil ,-,
Late Registration (after M11ay i0)
.Irrin N:~PC and take adv:utta;;e rrf member discount! T;?~1t1.00
l tie:u
2 )ear
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PRESERVATION AND
SUSTAINABILITY
Current Planning Issues
Planners will face many situations where sustainability and historic pres-
ervation principles need to be addressed together. This means that they
will need to broaden the discussion about how historic buildings, ener-
gy conservation technologies and sustainable development combine to
achieve community goals.
sustainability strategies should:
1. Acknowledge the embodied energy in historic buildings.
2. Promote the inherent energy efficiency of operating historic buildings.
3. Include sustainability principles in preservation design review guide-
lines while maintaining the integrity of historic resources.
sustainability through "green"
building has recently returned to
the preservation agenda. Much de-
bate now centers upon how build-
ing design, products and technolo-
gy can enhance energy efficiency,
reduce COZ emissions and pollu-
tion and slow the growth of glob-
al warming. With recent interest
in planning for new development
that is resource conserving, and
in retrofitting existing buildings to
be more efficient, the preservation
community is experiencing new
pressures to "go green". This pres-
ents questions for planners about
how historic buildings fit into the
sustainability movement, and how
to address specific design ques-
tions related to historic buildings
and energy conservation.
holistic sustainability policy. sus-
tainability isessentially about stew-
ardship. This is more than just en-
vironmental protection, it includes
cultural, social and economic sus-
tainability.
How are historic
structures sustainable?
Traditional buildings playa signifi-
cant role in sustainability, which in-
cludes:
• Preserving cultural heritage as
social sustainability
• Embodied energy in existing
construction
• Durable materials and building
design
• Energy efficiency and green
design advantages
Local sustainable development
policies should encourage preser-
vation of older buildings, and rec-
ognize that they are very efficient.
While historic structures repre-
sent our investment in our culture
and economy, they also hold ener-
gy used in their construction and
management. This 'embodied en-
ergy' is a central principle in any
Cultural sustainability
The cultural values associated with
stewardship of our historic resourc-
es and social history are central to
the concept of sustainability. Main-
taining traditional neighborhoods
and historic downtowns contrib-
utes to the social sustainability of
economies and cultures.
This Working Paper was prepared
for the APA Workshop, "Emerging
Trends in Historic Preservation" at
the National Planning Conference,
Las Vegas, April, 2008
By: Nore Winter, Carl Leith and Mary
Phillips
For More Information:
Winter & Company
1265 Yellow Pine Avenue
Boulder, CO 80304
303.440.8445
www.winterandcompany.net
Documenting Energy Con-
servation in Historic Preser-
vation
1979, the President's Advisory
Council orr Historic Preservation
published an extensive analysis
of the energy conservation ben-
efits inherent in historic buildings.
Titled, "Assessing the Energy Con-
servation Benefits of Historic Pres-
ervation: Methods and Examples;'
the paper documented the energy
required to construct a building
and translated it into an equivalent
of barrels of oil. While some of the
data may be out of date, this study
remains an important foundation
for understanding the relationship
of established buildings to sustain-
ability. For more information see:
ACHP.gov
Winter & Company • 2008
Preservation is an act of recycling, re-
ducing and reusing, which are funda-
mentalprinciples of sustainability.
~~~a
rpplicacbn
Excorior
appiiceuon
same sasn
Storm window retrofit illustration from
Preservation Guidelines for Aspen, Colo-
rado
Energy Efficiency and
Green Design
Traditional buildings were often
constructed using green building
principles. This is especially true
for structures built prior to modern
climate control systems. Historic
buildings show an array of energy
efficient design techniques. These
include:
Materials
• Historic materials are often
more durable and have long
life cycles.
• Materials used were non-tox-
ic (excepting more recent ad-
ditions).
• Materials were often locally
harvested (low transportation
and maintenance costs}.
Management
• Older buildings are often more
adaptable to new uses, ex-
tending their lifetime of ser-
vice.
• Buildings were designed with
local climate in mind, with
systems that can respond to
changing temperatures.
• User-controled day-lighting
and climate control system ef-
ficiency. (Buildings were de-
signed for natural ventilation
and day-lighting}.
Energy efficiency. (A Depart-
ment of Energy (DOE) study
of commercial building ener-
gy usage shows that buildings
built prior to 1920 are, on av-
erage, as efficient as buildings
built after 2000).
Embodied Energy
The embodied energy of a histor-
ic structure is the irrecoverable en-
ergy which has already been ex-
pended in bringing the structure
to the condition it currently exists
in. This includes the energy used
in its construction and the energy
that went into the extraction, pro-
cessing, manufacture and trans-
portation of all the building com-
ponents and materials. The other
part of an existing structure's em-
bodiedenergy is its "recurring" em-
bodied energy: that used in its re-
pair and maintenance.
Embodied energy is part of the en-
tirelife cycle costs of a building, the
environmental footprint of its con-
struction and the actions to main-
tain and extend it during its life.
If a building is demolished this em-
bodied energy is lost, aside from
some limited recycling of materi-
als that may be possible. It cannot
be converted to fuel a car, for ex-
ample.
The demolition of a historic struc-
ture will discard this energy invest-
ment. It will also cause construc-
tion waste to build up in landfills
and expend energy to do so.
Because preservation minimizes
the use of resources and saves
both new energy and embodied
energy, it can yield a smaller en-
vironmental footprint and has a
smaller impact on global warming.
sustainability and Historic Preservation
Examples of sensitive retrofit solutions
should be included in design review
guidelines for historic districts. These
compatible storm windows are illustrat-
ed in design guidelines forTelluride,Col-
ora do.
PRESERVATION AND
SUSTAINABLE TECHNOLOGIES
Compatible and Complementary
Energy efficiency technologies, both passive and active, now command
much attention and have considerable potential to reduce our environ-
mental footprint. Many of these are easily adapted to historic structures,
while also preserving their integrity.
Three Technology Principles:
There are three key principles to incorporate in public policy related to
historic resources and sustainability:
1. Think holistically.
Single issue definitions do not represent sustainable solutions. Don't sim-
ply rely on "high tech" products. Ask what goes into their manufacture -
energy consumption, mining waste, original and waste toxicity and their
disposal. Where are the materials manufactured and what are the asso-
ciated transport costs? How cost effective are they?
2. Use technology creatively.
Retrofit historic buildings with sustainability technologies that will maxi-
mize the efficiency of existing systems while also extending the life of the
structures.
3. Seek common design solutions.
Sustainability solutions can be designed to respect the integrity of histor-
ic resources and community guidelines should reflect these shared ob-
jectives. Development codes and design guidelines should promote this
approach.
Value Historic Materials
Some preservationists dealing with
recent past resources even wor-
ry that we are now coping with the
failure of so many building "mira-
cle" products and materials from
the recent past. Industrial synthet-
ic products may not be what they
seem, may not have been tested
beyond what is necessary for ini-
tial marketability, and may be in-
herently flawed. This is aside from
the energy required and the waste
generated in their production and
transportation. These same con-
cerns extend to new building prod-
ucts as well.
Traditional materials are dura-
ble and generally are more en-
ergy efficient than the replace-
ment alternatives for roof, waif
and window materials. Lighter
industrial products frequently
require significant secondary
insulation systems.
The inherent properties of ex-
isting building materials may
be more energy efficient than
additional insulation, e.g. ther-
mal mass and insulation char-
acteristics of traditional dura-
ble materials such as brick,
stone and wood.
The National Trust's Sustain-
ability Initiative
The National Trust for Historic
Preservation has long recognized
the connection between historic
resources and energy conserva-
tion. It first began drawing atten-
tion to this link in the 1970s, and
more recently has expanded its ef-
forts into a broader Sustainabi-ity
Initiative. As they say:"The green-
est building is the one that is al-
ready built" Its web site is a good
source for up-to-date research. For
more information: preservationna-
tion,org
Winter & Company • 2008
Very Ilrtle energy Is
lost through a pane
i of glass.
I
This part of the
window, where
most kakagc
oaurs, thould tie
scaled to conserve
er•ergy.
Ihnu Ines, n/eur{Qy Ih.ouF7, rlrf NgFl[ ItlrH ~A`1013 ~ouru! Hr fLr
Design guidelines for preservation in Du-
rango, Colorado, were adopted in 1995
that included information about the dy-
namics of energy loss related to window
assemblies. Planners should promote
such educational materials in guidance
documents.
Manage the Building
Efficiently
Energy management involves effi-
cient conservation, collection, cir-
culation, and generation. These
can often be achieved with min-
imal impact upon a historic build-
ing or district. Methods employed
may be passive, low technology
approaches as well as high tech-
nology solutions.
Traditional buildings have a range
of characteristics that can be used
to an energy efficient advantage.
• Traditional buildings make
maximum use of light, air and
natural ventilation, without reli-
ance upon mechanical means.
Thermal conditioning features
such as blinds, awnings and
shutters provide efficient man-
agement systems.
• Opening windows, for exam-
ple, to circulate air promotes
heating and cooling through-
out the day.
Retrofit Respectfully
• Add insulation to enhance the
energy efficiency of floors,
walls, roofs and attic spaces.
• Be aware of the health and air
circulation implications of 'air-
tight' buildings.
• Many other simple conserva-
tion measures, such as replac-
ing existing light bulbs with
more energy efficient ones,
can be used in historic build-
ings as well.
Install ground source heat
pumps.
Install internal fans and porch
fans for climate conditioning.
Install skylights on less signifi-
cant surfaces to provide natu-
ral light.
Evaporative cooling systems,
including "swamp coolers", are
often easy to retrofit.
Fine Tune Windows
• Heat loss is almost entirely
through air circulation around
the framing rather than through
the glass. It can be virtual-
ly eliminated through improv-
ing the draft seals around the
glazing framework.
• Add storm windows, which
can be installed internally with-
out damage to original fabric,
while maintaining external ap-
pearance. Storm window addi-
tions are much more efficient
in thermal and also sound in-
sulation than double- or tri-
ple-glazed replacements, at a
small proportion of the cost.
Storm windows maintain ar-
chitectural integrity.
Early wood frames are a much
more durable material than
manufactured or synthetic al-
ternatives and avoid the asso-
ciated pollution issues.
There is little information on
the performance of new win-
dows. There is less experi-
ence of their lack of durabil-
ity and built in obsolescence.
Many may also have a tox-
ic nature to their manufacture
and disposal.
It is less labor intensive for a
contractor to replace windows
than to repair a distinctly supe-
riororiginal, which can encour-
age them to promote replace-
ment rather than repair.
Sustainability and Historic Preservation
Landscape for
Sustainability
• Planting trees and shrubs to
provide wind and rain protec-
tion as well as solar shade re-
duces the energy demands for
heating and cooling. This is
also a carbon off-setting mea-
sure.
• Historic landscapes often have
these energy management
principles.
Energy Distribution and
Generation
Measures in use with success in-
clude the following:
• Under-floor radiant systems.
• Heat recovery systems that
collect ambient heat.
• Biomass-based energy.
• Wind turbines sited where they
do not adversely affect the ap-
pearance and character of the
historic resource.
• Solar panels can be posi-
tioned to minimize the impact
upon the building and its set-
ting, ideally separate from the
historic building, or positioned
unobtrusively on a secondary
building or roof.
• Micro hydro-electric turbines
may also provide an option in
certain cases.
"Clients, architects and planners
should try to ensure that pre-war
and pre-1900 buildings should be
conserved and retained in use... not
only for their historic, aesthetic and
cultural importance and embed-
dedenergy, but also for continuing
energy conservation"
- Energy Study for the Ministry of
Justice in the United Kingdom.
Jon Wallsgrove. Context 103. IHBC.
March 200$.
Winter & Company • 2008
"Sustainability (building green) and
historic preservation are a natural
marriage, so long as one remains
mindful that Sustainability is notjust
about energy conservation. Pres-
ervation and Sustainability involve
myriad elements that can work in
symbiotic and synchronized ways
toward a favorable outcome. For ex-
ample,preservation work is more Ta-
bor- than material-intensive, which
benefits local economies; natural
ventilation afforded via operable
windows can reduce the size of me-
chanical equipment, especially of
air-conditioning; and salvaging his-
toric materials, such as wood sash,
obviates the need to harvest live
trees and other natural resources
for the manufacture of replacement
units:'
- Walter Sedovic and Jill H. Gotthelf
"Historic preservation can -and
should - be an important compo-
nent of any effort to promote sus-
tainable development. The con-
servation and improvement of our
existing built resources, including
re-use of historic and older build-
ings,greening the existing building
stock, and reinvestment in older
and historic communities, is crucial
to combating climate change."
-National Trust for Historic Preser-
vation
PRESERVATION REGULATIONS
AND SUSTAINABILITY
Incorpora#ing Sustainability in
Preservation Standards and Guidelines
Incorporating "green" building requirements into zoning and building
codes is now prevalent nationwide and abroad. These are usually de-
fined individually for commercial and larger scale development and for
smaller scale residential. An alternative track is usually provided for his-
toric buildings. Whereas prescriptive requirements may provide an effec-
tive avenue for improvement in new construction and major renovation of
existing buildings, they may be less suited to the individual circumstanc-
es of the rehabilitation and repair of individual traditional buildings.
These are key regulatory elements:
• Building energy codes
• Codifying green buildings
• Sustainability and design guidelines
Building Energy Codes
Energy consumption in buildings
accounts for approximately one-
third of all the energy used in the
United States and two thirds of the
total electricity demand. Energy
codes should acknowledge ways
in which historic buildings can be
efficient.
Conservation benefits can be mea-
sured in environmental and eco-
nomic terms. The focus on new
construction and major renova-
tion means that the requirements
are technology and product driven.
This has at least two major influ-
ences:
• Energy efficiency is defined
as a "replacement" or "pull
down and start again" exer-
cise. Where insufficient histor-
ic standards, guidance or ex-
pertise is available this can
also be the case in local gov-
ernment.
• The "replacement" concept
then automatically translates
as the first thing to consider, ir-
respective of the age or histor-
ical importance of the building.
In this context a prescriptive
standard, based upon values
established for new products
and construction methods,
may have very limited applica-
bility and much destructive po-
tential.
Enhancing standards for energy
efficiency is a major step, and this
should address existing building
stock in practical ways.
Codifying Green Buildings
The United States Green Build-
ing Council LEED system has be-
come the primary yardstick used
to measure "green" construction.
As such it is changing the thought
patterns of much of the develop-
ment and building industry and
achieving considerable success in
improving energy efficient building
standards. It is important that plan-
ners take care that historic build-
ings are properly credited in such
systems.
• The LEED approach is a point-
based certification and award
system, primarily dealing with
new construction and major
renovation. As such it is new
technology and product sales
driven.
Sustainability and Historic Preservation
In its current form the LEER
system does not include the
need to retain an existing
building as "the" or "a" prima-
ry concern.
Existing buildings receive
more points if their materials
are recycled than they would if
the building remained intact.
A maximum of three points is
awarded for maintaining the
existing building elements
in the current system, two of
which come from retaining the
building shell.
The system does not recog-
nize the concept of embodied
energy in existing buildings.
The system does not account
for projection life cycle analy-
sis and costs.
There is consequently no com-
parison drawn between the
qualities of existing materials
and construction and the alter-
native of replacement and re-
building.
In its current definition, the
LEED system would support
gutting the interior of an histor-
ic building in pursuit of points.
The system is still evolving
and improving from its rela-
tively narrow bass.
Much can be learned from al-
ternative systems in Canada,
Australia, the UK and Europe.
(See Bibliography)
Since the efficient use and re-
use of resources is the ba-
sis of sustainability, the LEED
system should take the reten-
tion of the existing building as
its baseline.
sustainability and Design
Guidelines
Design guidelines for historic pres-
ervation should include ways in
which sustainability can be ad-
dressed while also preserving in-
tegrity as historic resources. Re-
laxing standards is not necessary
if common solutions are sought.
Preservation guidelines should
embrace these principles:
1. Retrofits with new technologies
can occur, with sensitive design
and placement. This includes insu-
lation, window improvements, and
solar collectors.
2. Making best use of the existing
building's inherent efficiency fea-
tures should occur first. This in-
cludes management with integral
heating and cooling devices.
3. Maintaining building compo-
nents in good condition helps pre-
serve embodied energy, as well as
retaining the integrity of a proper-
ty.
4. Historic landscape concepts of-
ten complement energy conserva-
tion and should be maintained as
well.
"In the city of Boulder, green build-
ing practices provide a response to
challenging issues like managing
population growth and housing
trends, addressing energy and cli-
mate change, protecting natural re-
sources, promoting good indoor air
quality,preserving historic buildings
and neighborhoods, and educating
members of the community about
sustainable construction.'
- Green Building and Green Points
Guideline Booklet, City of Boulder,
7.008
Note that revised LEED ratings are an-
ticipated in the future that will provide
more consideration for historic buildings.
Planners should be aware that these new
standards may be forthcoming.
^.,:a ~~ s~x~.co~si~vnn~
~° ~,..,~aA„m,.~,~,;<„<<.~.n~rxm.win~<,;m.e<. n,<r~,m,ot
e<aa rc,4 ~~ dac cwt of fm t6,g c,r. be lesaated th<wgh good dea`+yn Mot hYae
~ /~ Into ar:<runt energy ~.euervatia, n,auwea and alternative em,rtae of
~I e w gy. Additlonal in/onullw, e.~+d ruggstiuv ran be f~xuW in the
_ Appetyii. m Uue document
' rt
~~ , t_ _ w.-- ~. -~ - - _ aged.
~ I 9. 'ihe use of energy tonsetvatlon methods b enrou>ti
- Y..- ~~ = e TecMlqum iucd mua be campst~ie with siehatoriccac aEtl.e
J .. - lawn
b. Solar <ollecrbn devion ahm,N not alnr abnp4 loaf lin„
_-
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v+a~'+a ~, e„~,~ ,~,,,e w;~* 7 r _ "'-,,,qa t0. Miniadse tht visual impute of solu cnlledon and
sicylighfs.
s Sulu mllurtveand skytighd d,nuld be paral{d wiM Meatq]aof
dr: roof.
b I.Imit thr size of alyllghb and Me es+amt of roar gtna
c 4ocele theot awey Ixem the strezt [cads w}ra fewLl~
d t)~bte elylighb ax mnyy,opriaer.
11. Miaimtu tht visual impaAe of eapacteFve ateae of
ghee that may be aasocialed rrith sun spies
a. h+Crwbal BUttr, Me anwamtd g3asst~,ied fvreotu gm+iaiae
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guldelir,e !or eo141 m vdA aatio. Sae also gvidd}ae lYt.
b [?alga ferawatim patbnr to bt ermi3ar to these d eradulona!
windows
Uee sa,alle gtu pane, in !na», ndher dtut a tarps place of
Design guidelines for preservation ~ ~
d Lrge eaparm of Bla+a are iratpprap,;ate. «rspt on fast ttoa
in Crested Butte, Colorado, address .tar~a,d
me ®,an.,ruaa a. am.pa~ rlwald cwt atra a<cLa<a<aR d
placement of skylight and solar col- ,nhwrnlea,ddtng.
lectors. ' Glee siw,dd as `oacn"t !a e,e edge ar ` waLL Comm d
tn,ildingn should be aotid tnatar;ata, roc gfas.
Winter & Company • 2008
Neighborhood Character:
A Preservation Issue
ABOUT THIS PAPER
Addressing Mass & Scale is a fun-
damental issue related to demoli-
tion, additions and new construc-
tion in historic neighborhoods.
Today, planners must understand
how underlying zoning regula-
bons support or hinder preserva-
tion objectives. This paper summa-
rizes abasic approach for manag-
ing neighborhood character,which
can be applied to historic districts
as well as other older, traditional
neighborhoods.
For More Information:
Older established neighborhoods
throughout America have been
sleeping giants that have now
awakened. To some it is a night-
mare. To others it is an exciting op-
portunity.
Perhaps as much as a decade
ago, residents began to notice that
something was happening to the
character of these places that they
called home. After many years of
apparent stability, change was oc-
curring. Original cottages and bun-
galows were torn down, and were
replaced with larger structures that
were out of scale.
Alarms went off. At first, neighbor-
hood associations responded by
trying to get historic districts estab-
lished. This designation provided
a detailed set of design guidelines
and a process of review that could
consider mass and scale as well
as architectural character. In some
cases, the city also offered an al-
ternative "conservation district,"
which focused more on block char-
acter and less on preservation of
the details of individual buildings.
While these are useful tools, they
may not be practical for all situa-
tions, more may be needed to sup-
port apreservation approach.
Design review systems, such as
historic districts, require substan-
tial manpower to administer both
in terms of staff and volunteer
commissions. In addition, applying
the historic district approach may
go beyond the neighborhood's
goals. And, even when these sys-
tems are in place, there is a linger-
ing conflict with underlying zon-
ing provisions. For example, while
the traditional height of buildings in
a neighborhood may be one sto-
ry and design guidelines call for
compatibility, the base zoning of-
ten permits a structure of thirty-five
feet, well in excess of a single sto-
ry. This sets up an expectation that
may be contrary to the guidelines.
Winter & Company
1265 Yellow Pine Avenue
Boulder, CO 80304
303.440.8445
www.winterandcompany.net
Combined Height Limits, Durango, Colorado:
Ridge Height
Durango Height Elevation Standards
New standards for neighborhoods in Durango limit wall height at the side yard set-
back.
Winter 8. Company
_,`
T _ w~V.'.
I ~ -,
~" `_
Plate Height limits Diagram
In Carmel, California, revised height stan-
dards established a lower mass on the
front of the lot to maintain traditional
scale,
REAR ~.
~..
I
UY~1.:
07' '. '
SiL~[ j
A
FRONT
Durango Ridge Offset
A new context-based zoning designa-
lion in Durango establishes a maximum
length for wall and roof planes. This di-
vides the overall mass into "modules"
that reflect traditional building sizes.
How did this conflict
arise?
Basic dimensional standards were
set forth in most zoning ordinanc-
es, which originally dated from the
1930s and often were revised in
the 1950s. In most cases, this lim-
ited the size of a building by es-
tablishing minimum setbacks from
the property tines and an overall
maximum height limit. These pre-
scriptive standards were intend-
ed to provide adequate separation
of buildings for hea-th and safety
reasons, but at the same time they
established an overall "theoreti-
cal building envelope" within which
one could develop. For most peo-
ple, this envelope went unrecog-
nized.
Early on, residents seldom con-
structed houses to that maximum
envelope. A smaller home was
sufficient, either by taste, budget
or tradition. As a result, residents
considered their neighborhoods
to be "complete." While renova-
tions and small additions might oc-
cur, the area was, by and large,
thought to be "finished" in terms
of the overall number of buildings
and their mass.
Today, these older neighborhoods
are hot spots of investment for ex-
isting owners who seek to expand
their homes and for developers
and new buyers. in some cases,
additional pressure comes from
zoning that permits higher densi-
ties as well. Even though density
itself does not necessarily mean
that a new building will be larger
than those seen traditionally, the
two factors (mass and density) can
be linked in a dynamic that results
in larger structures.
While many people seek to tame
this trend, there are two sides to
the question. Even though "neigh-
borhood protection" is a strong
motivator, some planners argue
that cities should go through cy-
cles of investment, which keeps
them vibrant and healthy. The in-
flux of new owners helps support
community schools and servic-
es, improves property values and
can enhance the efficiency of pub-
lic transit.
One resident has described ii as
viewing building from the "two
sides of a fence" that runs along
a property line. If you are the own-
er of the property, the ability to ex-
pand or to sell and realize a profit
is important. If you are the adjoin-
ing neighbor experiencing a mas-
sive new building, and a toss of
sun and privacy, your perspective
is different. Both viewpoints must
be acknowledged.
Neighborhood Conservation Takes a Turn
Terrell tiills,Texas, Bulk Plane Modeling:
A computer model compares a proposed maximum building envelope (transparent
form) with a potential new building using draft revisions to the code.
What can be done?
These are some steps that com-
munities are taking:
Adjust the underlying zoning
A key step is to fine-tune the basic
prescriptive standards in the zon-
ing ordinance to be more context-
sensitive. Some basic calibrations
are:
Adjust the maximum building
height.
In some cases, reducing the over-
all height limit may be needed; in
other cases, reducing the height
along sensitive edges may be
more important. (See below).
Define different height limits based
on the position on a lot.
Setting a lower wall height limit at
the minimum side yard setback
line, for example, can help reduce
impacts on neighbors, without
necessarily limiting overa-I build-
ing height. Different systems may
limit the front wall height, or that
along side lot lines. Some address
the rear lot.
Set a limit on rva/l length.
For example, establish a maximum
front wall plane length that reflects
the traditional width of buildings
along the street. While the over-
all width of a new building may be
permitted to be greater, the front
portion will appear to be in scale
with the context.
Establish a floor area ratio.
This sets a relationship of the max-
imum building area to the size of
the lot, with the idea that these
should be in proportion.
Revise bui/ding sel-back
provision.
In some cases, existing codes
may prevent one from constructing
a new house in line with neighbor-
ing structures, because the front
yard setback minimum is greater
than the traditional development
pattern.
Describe the existing context
in objective terms
In order to develop standards that
are more context-sensitive, the
existing character must be doc-
umented. This may include de-
scriptions of basic framework fea-
tures, such as the configuration of
blocks, streets and alleys, as well
as specific patterns of building ar-
rangement, setbacks, mass and
scale. Looking for patterns of con-
sistency is a key part of this analy-
sis, but defining the range of diver-
sity is important as well. This may
help to identify the range of "toler-
ance" that may exist for accommo-
dating change. It is also important
to match this analysis of context
with other community planning
goals related to livability, growth
and economic health.
Illustrate the potential effects of
revised standards.
The numbers placed into a code
can yield unexpected results. The
best way to predict the potential
outcome and test to see that the
changes will yield a compatible so-
lution is to generate three-dimen-
sional representations, or "mod-
els," of alternative standards. This
helps the community shape policy
in an informed manner. Computer
imagery is particularly easy to ap-
ply to this task today.
Existing Context
Computer models for Atlan-
tic Beach, Florida, show the
established neighborhood
context. This served as a
base for testing alternative
regulations.
Existing Regulations
The computer models show
the potential cumulative
impact of new building that
could reach the maximum
potential building enve-
lope. One earlier traditional
house remains in the image
for comparison.
Proposed Regulations
A computer mode! illus-
trates the potential char-
acter of a new infill build-
ing designed to meet pro-
posed standards.
Winter & Cornpany
Modeling Potential Development Scenarios:
Provide options for discretion-
ary review.
Changes to existing zoning stan-
dards should address many is-
sues, and keep the system sim-
ple to administer, but in some
situations a more discretionary ap-
proach may be needed. When an
owner seeks to execute a design
that doesn't quite fit the mold but
could still be compatible, they may
wish to have an option for using al-
ternative standards, or even enter
into a design review process us-
ing guidelines. In other cases, the
city may wish to modify a regula-
tion to respond to an unusual site
condition. These "alternative com-
pliance" methods can provide flex-
ibility in a system that otherwise is
prescriptive. They should be de-
signed, however, to be used only
as needed, such that the overall
system is efficient, fair and predict-
able. This may be built into the ba-
sic zoning as an alternative track,
or it may be enabled through an
overlay, the way historic district
designation typically is.
Where is this going?
With current trends, we will see
planning tools becoming more
context sensitive, responding to
traditional development patterns.
At the same time, residents will
also recognize that neighborhoods
are not frozen, and that change
can be sculpted to respect context
and even can be beneficial. These
refinements will come with exten-
sive debate, and it is important to
provide a forum for reasoned dis-
cussion in which all viewpoints
can be heard. The stakes are
high. The character of our neigh-
borhoods and the success of our
cities will be greatly influenced by
this movement. It is important that
we all work to craft creative solu-
tions that will enhance livability in
all of its aspects and maintain the
character that we value.
Testing "Sculpting"Standards, Denver, Colorado:
Testing Compatibility of New Construction: Denver, Colorado:
A series of bird's eye and street level study models tests how different sculpting requirements, such as stepping down a building
form, oradding aone-story porch, can help to address compatibility considerations in an established neighborhood.
Neighborhood Conservation Takes a Turn
Defining Neighborhood Development Patterns, Denver CO
Lo- FEATURES
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A montage of maps and context photographs helps to illustrate typical development patterns in one type of neighborhood in Den-
ver.Thisinformation ishelping the city craft new zoning standards that are tailored to differing contexts.
Alternative Infill - Model D In a survey of residents of Chevy Chase Village, Maryland,
more than 40% of the property owners responded.Of those,
AiOA£LQ s,w~v.e.~rr.:-.,<.err. rt ~.re~n.a 75%stated that relating to the existi ng context was"very im-
rru.e.wrr eaddiwe ~erYa-le.Jyekrl:.y lie eea e~. lealviul~e eo.,.rlYi7dUe xrr.aA1 portant"to maintaining community character.
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Illustrating Existing Development Regulations:
..,i`,
The Potential Building Envelope, as de-
termined by height limit and setbacks
Floor Area that is exempt from FAR regu- Floor Area that is considered"Occupied"
lations
Three simple computer models illustrate the nuances of the existing development code in Winnetka, Illinois
Modeling Potential Impacts of New Development Standards, Galveston,Texas:
r ~_ - 1
(J r ~iis'tonc neighk~o~io~ti'gd9R'~, '~
f
KEY STANDARDS
• larger buildings are oriented to minimize shading of neighborhood.
• A transitional edge has a lower height limit.
• View corridors are maintained.
• Building massing is articulated to reflect traditional building modules.
• Parking is internal and screened.
• Street edges are active.
Proposed new standards for Seawall Boulevard in Galveston,lexas include principles for respecting sensitive neighborhood edges.
This sketch illustrates the potential cumulative impact of development as it abuts historic neighborhoods.
Neighborhood Conservation Takes a Turn
The Recent Past in Local
Preservation Programs
A NEW APPROACH OR BUSINESS AS
usuA~?
This Working Paper was prepared
for the APA Workshop, "Emerging
Trends in Historic Preservation" at
the National Planning Conference,
Las Vegas, April, 2008 by Nore Win-
ter.
For More Information:
Many communities are now considering how to treat properties of the winter&Company
"Recent Past," those buildings that represent post-World War ll develop- t 2b5 Yellow Pine Avenue
ment in America that now may have historic significance. A substantial Boulder,COSO3oa
number of buildings, sites and neighborhoods are in this group. These 3o3.aao.saas
include residential suburbs, as well as mid-century commercial strips, www.winterandcompany.net
thematic "Googie" buildings and early Modernist designs. There is sub-
stantial debate about the significance of these properties and how they
should be treated.
If traditional preservation theory is applied and these properties are des-
ignated as historic landmarks and districts, will the public understand?
And what does designation mean in terms of how alterations may be per-
mitted? Can planning departments even handle the administrative re-
quirements of this expanded historic resource inventory? Finally, should
the same standards for treatment used for earlier resources be applied
to these newer types?
These are some of the questions that planners face today as they re-
spond to public interest in the thousands of properties that are now reach-
ing 50 years of age, and even other buildings that are not so old but that
may be considered historically significant?
1. The term "Recent Past" includes a wide range of property types
and contexts. Aone-size-fits all approach may not be viable because of
this diversity.
2. There are many advocates for the Recent Past. This expands the
range of viewpoints about how to deal with these resources. Planners
must include these groups in the preservation planning process.
3. The focus has been on gaining recognition for these resources.
Now the discussion needs to expand to the way in which these properties
are managed, This includes how they are designated and how design re-
view is handfed. There is much less debate about how to treat them once
their are designated. Planners will face this issue in updating their pres-
ervation policies as listing of resources increases.
Winter & Company
Note that this paper focuses on
buildings of the Recent Past.There
are landscapes and other types of
structures that also may have sig-
nificance, and some of the ideas
discussed here may apply to them
as well, but these property types
merit a different discussion.
Recent Past Resources in As-
pen, Colorado:
To many people, Aspen is known for its
Victorian era buildings, especially down-
town. But the city has also been an avid
advocate for modern designs. The con-
tinuum of design thinking is a part of the
city's heritage.
Other lodges of the 1960s expressed a
different approach to western resort ar-
chitecture.
Many other buildings in Aspen reflect
contemporary design approaches of a
range of noted architects.
INTRODUCTION TO THE RECENT PAST
What is "The Recent
Past?"
The term "Recent Past" is used by
some in the preservation profes-
sion as a general category to de-
scribe properties that date from af-
ter World War II and even more
recently. In part, it helps to convey
a concept that these properties
are considered to be different from
earlier properties that we normally
consider historically significant.
The Recent Past includes:
Properties that recently have be-
come 50 years old and are there-
fore eligible for consideration for
historic significance using conven-
tional criteria.
Properties that are even younger
than 50 years that may also be eli-
gible, using more specialized crite-
ria for determining significance.
What we consider to be the Re-
cent Past is ever-changing as time
moves on. A few decades ago,
some preservationists were argu-
ing that early roadside architecture
should be recognized. But we now
are in agreement that, as Ches-
ter H. Llebs, Professor Emeritus
of History, University of Vermont
notes: "Today the preservation of
1930s and 40s shop fronts, historic
signs, and especially highly iconic
examples of roadside architecture
has become a mainstream activi-
ty." Now, the Recent Past usually
means newer, post-war buildings.
What types of proper-
ties are included in the
Recent Past?
There are several ways that pres-
ervationists classify Recent Past
resources. Some organize them
by use. Others organize by a com-
bination of styles and materials;
still others by themes. These are
some of the major categories:
• Post War II Subdivisions
• Googie Highway Strip
Commercial
• Modernist Commercial
buildings
• Public facilities
• Custom-designed homes
Bavarian inspirations were reflected in
early ski resort architecture.
Bavarian commercial building being al-
tered inOctober, 2006.
Preserving the Recent Past
IDENTIFYING RECENT PAST
RESOURCES
How do preservation-
ists identify Recent
Past Resources?
As with older resources, Recent
Past properties must have histor-
icsignificance.
What is significant
about Recent Past re-
sources?
Properties may be significant be-
cause:
• They represent the
emergence of an automobile-
oriented society.
• They represent the way of life
in America during a period
of significant growth and
change.
• They represent key
movements in architectural
design, such as Modernism
and the international Style.
• They represent experiments
in new materials, building
technologies and
manufacturing processes.
• They represent Important
events in history.
Is determining signifi-
cance for Recent Past
resources different
from traditional ones?
Yes and no. Some preservation-
ists argue that these resources are
part of a continuum and should be
evaluated using the same crite-
ria as earlier property types. They
also maintain that they should be
listed in a similar manner.
There is, however, acounter-ar-
gument afoot. Others contend that
there are too many of these re-
sources, and that the public will not
understand, or support, the desig-
nation of vast numbers of these re-
source types. This raises a ques-
tion about the connection between
designation and protection.
Should Recent Past
Resources be held to
a higher standard for
listing?
Some argue that because there
are so many properties that are
reaching an age to be considered
historic, we will be overrun with
them. This is a legitimate question.
If we use the same methods for
listing and for "protecting" these re-
sources, the system at a local level
could become overburdened.
Are we simply coming
to understand the sig-
nificance of these re-
sources?
Is the current "awakening" to sig-
nificance of the Recent Pasta typ-
ical phase for recognizing a period
of history? There was a time when
Victorian buildings were consid-
ered garish and of poor taste. At
that time, an earlier generation of
buildings from Federal to Greek
Revival, was valued, but later
building types were not. In time,
of course, Victorian and Edward-
ian era properties, and even entire
neighborhoods and downtowns,
came to be valued for their historic
significance.
Log Kit Buildings
I'rhis is actually a subset of the Rustic Style.)
( F,arly I950s to 2970 in Aspen)
pan Atx~de is a brand name for log kit houses
available beginni^g in iy52. T'hcse buildings were
also manufachured by other companies as early
as 194ti.'['helogswBre milled, tongue v~d groove
and came pm-cut and notched for easy assembly.
The sys!cm was popular in Aspen for ski lodges
and modest homes. These often employed fixed
pane ~•indows.
Chataneristics:
• machine shaped logs
• projecting second story gable ends
• exposed rafter tails
• large roof overhangs
• Ooorplanstarelyconfortntothetopography
of the site
The Apsen, CO design guidelines in-
cludes descriptions of Recent Past build-
ing types.
Winter & Company
lohnie's Broiler, in Downey, California has
been the focus of a recent preservation
controversy. Substantially demolished in
2007, a rescue plan is now under way.
Should communities
use a higher standard
of significance to des-
ignate Recent Past re-
sources?
Some communities designate Re-
cent Past resources, but limit the
numbers that can be listed by ap-
plying more rigorous criteria. The
properties must represent the
"best" of the type, in terms of de-
sign and quality of construction.
They do because:
• There is concern that the
public will not support a broad
designation because they
do not value most of these
properties.
• The community cannot
administer a conventional
protection system (that is,
design review and permitting
process) for a larger number
of properties.
What is the point of
the "Fifty-Year Guide-
line?"
The fifty-year threshold has been a
long-standing guideline for classi-
fying which properties maybe con-
sidered for historic significance.
The concept has been that a "cool-
ing off" period of time is needed in
order to provide a perspective on
what may be historically signi#i-
cant. Reaching the fifty-year mark,
however, does not in itself mean
that a property IS historically sig-
nificant. It simply serves as a first-
step test on the path to determin-
ing significance.
Is the Fifty-Year Guide-
line still relevant?
Yes, the age guideline remains rel-
evant for many property types and
for many communities. Howev-
er, there are communities that use
shorter time spans as thresholds.
Some have adopted aforty-year
limit, and some others use thirty
years. These shorter time spans
come with a heightened under-
standing, however, of what may
constitute historic significance.
Preserving the Recent Past
DESIGNATING RECENT PAST
RESOURCES
A survey may identify Recent Past
resources that have historic signifi-
cance, but then what? Should they
be entered into the local register
of historic resources, or are there
other options? That is, it's impor-
tant to separate "Identification"
from "Designation" at least at the
local level.
(Note that some state laws convey
some level of protection automat-
ically to inventories that identify
historic resources, even if they are
not officially listed in a local regis-
ter.)
What are the options
for designating Recent
Past resources?
Recent past resources may be
designated in these ways:
National Register of Historic
Places
To be listed in the National Regis-
ter, a special criterion, Criterion G,
is used for properties less than 50
years old. The regular provisions
for consideration of effects of fed-
eral undertakings apply, as do the
tax credit incentives.
State Historic Register
A state register often mirrors the
National Register listing, although
several states include properties
that sometimes would not meet
Park Service criteria. This listing
brings a certain degree of recog-
nition and may also be linked to
other state regulations and incen-
tives.
guidelines applied by a preserva-
tion commission. This approach
is particularly useful for individual
"landmarks" from the Recent Past,
and also in cases where a Recent
Past resource stands within a his-
toric district, even of older proper-
ty types.
Conservation District
In some cases, an alternative list-
ing is used. In some more recent
neighborhoods, for example, cit-
ies may use a conservation dis-
trict approach. A conservation dis-
trict may take many forms. Some
are very similar to historic districts,
and use a discretionary design re-
view system. Others use prescrip-
tive standards. The emphasis is
usually on protecting the overall
character of a neighborhood, dis-
couraging demolition and assuring
compatible infill. There is less fo-
cus on alterations to historic prop-
erties themselves. This approach
may be useful fora 1960s residen-
tial subdivision, where the overall
character as perceived from the
street is the primary concern.
Zoning Overlay
Other communities adopt finely
tuned zoning standards that are
form-based, to promote compati-
bility. These are administered by
zoning staff in a prescriptive man-
ner. These regulations also can
discourage demolition, and pro-
mote retaining overall neighbor-
hood character. In terms of dealing
with the Recent Past, this approach
may be of value for an older com-
mercial strip, for example.
Local historic register
Under local ordinances, communi-
ties may create their own criteria
for designation. While many mod-
el their process after the Nation-
al Register, some take a different
approach. These typically involve
discretionary design review, with
There will be community conversa-
tions about significance and the al-
ternatives for listing and protection
that planners must be prepared to
address, as well to help frame an
informed discussion.
Flagstaff, Arizona: A Route 66 storefront
is framed by older facades of the early
twentieth century.
Winter & Company
The National Trust for Historic
Preservation hosted a °Recent Past
Forum" in Phoenix in March 2005.
Some of the discussions from that
meeting were published in the
Trust's Forum Journal, Fall 2005
issue. This remains a good sum-
mary of key issues and is a good
starting point for planners who
are seeking to gain an overvietiv of
the issues.
TREATMENT AND PROTECTION
What are the "threats"
to Recent Past re-
sources?
Recent Past properties may be
susceptible to demolition or at
least substantial alteration. Just as
late Nineteenth Century buildings
were often "modernized," there is
similar pressure on Recent Past
buildings. Some of the reasons:
Alterations to "modernize" the
property
Replacement where land
values now support more
square footage
Alterations to improve
efficiency and operations
Adaptation to new uses
Today, there is much interest in
"infilling" existing residential and
commercial neighborhoods. This
could place pressure upon older
buildings, including Recent Past
resources. Since many subdivi-
sions and commercial strips are
one story in height, they are ap-
pealing,places to increase densi-
ty. Do the same standards apply?
If so, how?
Materials Conserva-
tion Issues
In some cases, the buildings mate-
rials, and the component systems
made of them, have proven to be
less durable than older building
materials. Many building systems
related certain types of Recent
Past buildings are not necessari-
ly "green," They may not be as en-
ergy efficient are earlier buildings.
Their repair is often difficult and re-
placement in kind may be impossi-
ble. On the other hand, demolition
of these buildings poses another
set of environmental and land fill
issues.
Many new building systems were
tested, and some have proven to
have relatively short life spans. In
some cases, this may have been
unexpected but in others was in-
tentional, where new buildings
were seen as short term respons-
es to market demands.
Design Issues
Related to technical questions is
the spirit of design for Recent Past
properties and what role this plays
in their preservation.
A key is in how the ''Character de-
fining features" are described.
Can we administer all
of these resources in
the same way?
Identifying Recent Past resourc-
es, and even listing them to a local
register may be politically possible,
but how will local governments ad-
minister the increased number of
resources?
When designation occurs at the lo-
cal level, there is a potential dis-
connect that can occur. If the ap-
proach for treatment is not clearly
defined for Recent Past proper-
ties, then "knee-jerk" responses
may complicate future design re-
view of rehabilitation proposals.
The restoration of the Lever House
in New York is an example. De-
signed by Skidmore, Owings &
Merrill's Gordon Sunshaft and
completed in 1952, Lever House
was one of the first Modernist
buildings to be saved through the
landmark process in New York. It
was listed in 1983, when the prop-
erty was 31 years old, in response
to a demolition proposal. Desig-
nation was hard-won. Restoration
twenty years after listing proved
challenging as well.
A full-scale rehabilitation was pro-
posed in 2002. !n developing a
treatment approach, the archi-
tects determined that the glass
wall system was undermined by
Preserving the Recent Past
its own 1950s technology. Mois-
ture had penetrated and corrod-
ed the mullion system, and al-
most none of the original glazing
remained. The entire system, in-
cluding glass and mullions, was
replaced. In the replacement sys-
tem, the plates of glass are actu-
ally twice the width of the originals,
because new technologies per-
mitted larger sizes, and their use
was a cost savings. False mullions
were added to maintain the look of
the original glass proportions. The
New York City Landmarks Com-
mission determined that this was
an appropriate balancing of two
objectives. That is, preserving the
design character while continuing
to innovate with new building sys-
tems and technologies.
Design Guidelines
Planners working in local pres-
ervation programs face a spe-
cial challenge when writing design
guidelines for Recent Past proper-
ties. One of the signature features
of many early Modernist designs
was the search for technological
innovation, and the experimenta-
tion with new materials and sys-
tems. When it comes to respect-
ing these characteristics, there are
two different concepts:
(1) Preserve the original materi-
als and systems as they are, even
if they are less efficient that new
ones, because they are a part of
the historical record.
(2) Preserve the intent, including
the design concept. This may ac-
commodate replacing systems
with new ones that have better
performance features, while re-
taining overall character.
Many successful rehabilitation
projects of Recent Past resourc-
es will incorporate some of both
approaches. The concern is that,
without informed discussion and
appropriate guidelines, a review
board may take an approach that
is too narrow. Planners will need
to assure that preservation guide-
lines for Recent Past properties
are clearly articulated to address
these different views.
Must there be a sepa-
rate set of guidelines
for Recent Past Prop-
erties?
Some preservationists argue that,
indeed, different guidelines should
be used, ones that are perhaps
more "flexible" than those applied
to older properties. This has some
appeal, but raises a question about
consistency in a preservation pro-
gram.
On the other hand, it may be pos-
sible to apply the same guidelines,
if thought is given to defining what
the key features of the property
are. In the conventional dogma of
preservation treatment, determin-
ing where an alteration to the his-
toric building is appropriate relies
upon a consideration of how "key
character-defining features" would
be affected. These features are el-
ements that are essential to the in-
tegrity of a resource and proposals
that would diminish the integrity
are generally discouraged.
In a traditional historic resource,
key features include the overall
building form and proportions, its
materials, and signature design
features. These later elements are
often on the front of a structure, or
those portions that are prominently
viewed from the public way. Fea-
tures on subordinate building ele-
vations are considered to be less
critical, and therefore more flexibil-
ity for alteration is given to them.
The original design intent of a Re-
cent Past property may also be a
key feature. Thai is, if the com-
position was clearly arranged to
be symmetrical, then an altera-
tion that would violate that symme-
try may alter the perception of the
original design intent.
The Colorado Building, Boulder,
CO:
The Colorado Building was an early en-
trant into International Style commer-
cial high rise in Boulder. Erected before
the city established a height limit of 55
feet, it remains the tallest structure in the
downtown. It therefore reflects a signifi-
cant change in city planning policies, as
well as experimentation in rnodern de-
sign ofthe time.
In the early 1990s, the ground level of
the Colorado Building was altered. The
original grid system was removed and
a sloped panel system was installed. Ce-
ramic tilewas also introduced.
Spandrel panels were also painted in a
chromatic range of colors in the 1990s.
Winter & Company
Resources
There are many web sites that ad-
dress preservation of Recent Past
resources. This is a short list, as a
starting point.
National Park Service:
wvvw.crnps.g ov/hps/recentpast/
National Trust for Historic Preser-
vation:
www.preservationnation.org
Recent Past Preservation Network:
www.recentpast.org
Society for Commercial Archeol-
ogy;
www.sca-roadside.org/
There are also many active organi-
zations in cities across the nation,
including.
The current project to rehabilitate
the United National Headquarters
in New York is a case in point. Da-
vid Fixler, an architect with Einhorn
Yaffee Prescot Architects involved
in the project, noted in a presenta-
tion before DOCOMOMO Interna-
tional Conference in 2004:
"How the idea of newness and its
parallel of progress remain signifi-
cant to the symbolism of the UN,
and when to celebrate or conceal
the aging process of the last 50
years will therefore become critical
issues to address as the renova-
tion design evolves."
In formulating renovation strate-
gies for buildings of the Recent
Past it is often the case that the
factor of original design intent is
used as a tool with which to en-
gage the building, in order to best
determine how the history of the
work might inform its renewal.
With the emphasis of the archi-
tecture of the Modern movement
upon the building as the manifes-
tation of an idea, including the no-
tion that modern architecture re-
flects the transitory nature of the
modern world itself, material per-
manence was not a dominant con-
cern in expressing an architectur-
al concept."
Preserving the Recent Past
Suburban ranch neighborhood in Denver, CO.