6A - Update Memo
August 51h,2009
TO: Landm arks Board
FROM: James Hewat, Chris Meschuk
SUBJECT: Update Memo
Post WW-II Residential Subdivision, Survey and Context
A draft of the context, survey, and management recommendations have been submitted by the
consultant and are currently being reviewed by staff and the Colorado Historical Society. The
information will be presented to the Board at the September or October meeting and
presentations to the public will follow.
Valmont Mill and Depot
Staff has nearly completed Colorado Historical Society historic structure assessment (HSA)
grant applications for both the Valmont Mill and Union pacific Depot. A Depot task force will
be convened in the near future to review the Depot HSA grant application and commence
planning for the rehabilitation and re-use of the building.
Mapleton School Coalition
A request to the Boulder Valley School District to lease the school for use as an early childhood
learning center will be taken up by the school Board on October 13, 2009. Plans are for
conceptual designs for the property to be reviewed by the Ldre in the near future.
2009 CLG Grant Application
The grant to digitize the survey forms and photographs is underway.
New and Pending Land Use Review Applications
None
Planning Board Calendar
See attached.
Stay-of-Demolition Status Summary, August 51h,2009
None
Landmark Applications:
Washington School designated a local Landmark July 71h, 2009.
Second reading of 800 Pearl Street Landmark Designation, August 1811,, 2009
Article:
The Secretary of the Interior's Standards and LEED: Where they Work Together and Where they
Diverge. Audrey T. Tepper in Vol. 23. No.03, of the "National Trust for Historic Preservation
Forum Journal".
l
THE SECRETARY'S STANDARDS AND
LEED: WHERE THEY WORD TOGETHER
7
94
+
AND WHERE THEY DIVERGE
By Audrey T. Tepper
Ile
"Cultural resource preservation is intrinsi- ensure that historic resources are protected.
cally a form of sustainable conservation. They are used by nearly everyone in the r t a#=
%
The built environment represents the preservation field on local, state, and federal
embodied energy of past civilizations... levels. { } r ` }a historic preservation is conservation to
every sense of the word. Two terms commonly used ul the Standards-
and in historic preservation in general-are
Preserving a building is often called the important for this discussion: the "historic
ultimate recycling project, yet preservation- character" and the "integrity" of a property. _ =.1~• zm , ~t f' 1 ' '
ists commonly fight the stigma that historic "Historic character" is, in essence, the,
q:i buildzn-s are inefficient and require daunting things that make a building special-its
corrective mcasures to retrofit with energy- "visually distinctive materials, features and
saving devices and systems. Green and sus- spaces," for example, or the architectural - -
~i71_i -i -t-1 n~
JLI1
tainable design has become an increasingly styling of a structure or its unique methods ; h os structure _i is final Character dc'N,c rcaiure, o«;h y covy
t. nbcr tr
popular issue in both the preservation and of construction or craftsmanship.z Historic Photo courtesy of th National Park Service,
new construction industries. This article will character may include the features that
identify the basic principles behind sound distinguish one building from another-a Preservation, Rehabilitation, Restoration, (and associated millwork) and wall
and Reconstruction. The Rehabilitation as well as the historic layout of the
preservation practice and green design- dome, smokestack, steeple, grand staircase, Standards are the most flexible and the (floor plan, patterns of circulation)
when they work well together and when stained-glass windows, or mosaic tile floor. -most commonly used. The Rehabilitation requirement to retain or recycle ma
they do not. Preservation and "green" goals The character of a historic building may
overlap, and reconciling their differences is also be defined by its simplicity, as in a Standards take into account changes build- also supports sustainability.
possible, provided both sides strive to be as more industrial or modern structure, where ings encounter over time and provide the
opportunity for reuse, provided character- The historic character of a building
creative and flexible as possible, a inherent stripped-down
character. "Integrity" appearance is p refarters of f its defining features are not destroyed. also be preserved, even if its use ch;
If, in the attempt to make a properi
Two different sets of guiding principles are whether or not a building retains these
the focus of this discussion: The Secretary important "character-defining" features and When historic buildings are rehabilitated energy efficient or sustainable, the
(or its surroundings) i
according to these standards including any of a building the Interior's Standards for the Treatment has not been inappropriately changed over
of Historic Properties, and Leadership in time. These two concepts are central to the changes undertaken to znalce them more icaliy changed by removing or win}
Energy and Environmental Design, more preservation of historic buildings. Therefore, environmentally friendly, it is important to ically modifying character-defining
preserve historic materials. If original mate- the Secretary's Standards are violat
familiarly known as LEED. modifications undertaken to make historic rials are intact-whether inside or outside Standards are not prescriptive- trea
Structures more sustainable must be sensi- the building-they should be retained and in general, are not specifically allo,,
"r S'I~:..R11 YA',R o"S ST,'-' HF)ARDS tively done to retain the buildings' character
repaired whenever possible rather than disallowed. There are always ways
The Secretary's Standards lay the ground- and integrity. replaced. This includes, but is not limited improve energy efficiency, but they
p work for sensitive preservation practice in to, masonry, siding, roofing, porches, doors, undertaken with care to protect the
i`~ the United States and were implemented to There are four standards for treatment: windows, stairs, fireplaces, flooring, trim of the historic resource.
LE;A' DLRSH1P li`' -i,s =RGY ikN D LEED credits, the current system does not
E i\! V l RO,\I iVI E i,1 _FA L D ES I G P take into account the full value of preserving ,
Established by the U.S. Green Building Coun- our cultural heritage through saving historic
cil in 1998, Leadership in Energy and Envi_ buildings. LEED was initially conceived as
ronrnental Design (LEED) is the "nationally a program to rate sustainable new construe-
= `=r`
accepted benchmark for the design, construe- Lion. As a result, it grants few points for
• ~ -
tion and operation of high performance green saving materials already in place. Far more ! k
buildings."' LEED rating systems promote the points are available for the use of new . _ = ' ►
production of buildings that are sustainable materials. This makes little sense if you } 7j
and economically feasible and that will not consider the energy it takes to produce new s ail
harm the health of their occupants. The LEED materials meant to replace architectural fab- W-7
rating system awards points when sustainable ric that already exists. This discrepancy fails
practices are incorporated into construction to meet the goals of either preservation or y
projects. The higher the point total, the higher sustainabihity.
the certification level achieved (Platinum,
1
Gold, Silver, etc.). Similar rating systems exist, Credits are not given when historic buildings
f
arc inherendv efficient. Because a buildup -1 i
but LEED is the most widely known and the
is "old" does not automatically mean it is
most popular nationally. -
inefficient. Yet LEED does not generally rec "'R l d '.I I 4:
ognize this fact and requires changes that cdvei e o i c ine i _,i . , d d e > o.ir rng his!ori d. ~t :'hoto co n l_,;,
I'o be considered sustainable design, a H tio^ai r o
p i o;ect should try to meet the following six may irreparably damage a historic building's
;cncral principles. If flexibility is afforded character. Older buildungs were comrnonly with insulation, provided the insulation is before it is harvested and milled for
and work is undertaken sensitively, the designed to take advantage of their sites and
placed in easily accessible locations that will construction market. The young tin•
:1:ajority of these may successfully be to maximize energy efficiency. Built before not compromise the building's architectural today is significantly less durable th
eluded in reservation that also modern technology took hold, they were often
p projects integrity. In fact, most air escapes vertically, historic counterpart and deteriorate
weet the Secretary's Standards. sited to exploit solar gain so interiors could be so it should be a top priority to insulate more rapid rate. So even if "certifie<
illuminated and warmed. Operable windows, -attics, followed closely by basements and (wood that is grown with environm
1. Site potential must be optimized. monitors (raised roof inserts with ventilation), crawl spaces. Conveniently, these areas are concerns in mind)' is used to satisfy
2. Energy consumption must be minimized. and clerestories were incorporated not only to generally secondary spaces where insulation credit requirements, the building
is
3. Water must be protected and preserved. prevent moisture entrapment but also to cool can be installed with minimal impact. receiving a product inferior to the o,
4. Environmentally preferable products structures in warm weather. Simple features growth lumber that may already be
should be used. were also added to shade interiors, such as
Few points are green for the durability and :Moreover, historic wood will last to
Indoor environmental qualities should be overhangs, eaves, and cloth awnings. These long life cycle of traditional building materials. properly maintained. This is
just on(
enhanced. add character to the exterior and make indoor
habitable. Traditional building materials, if properly pie of the numerous benefits of reus
6. Operational and maintenance practices spaces more maintained, may last for generations. LEED is already there and what was built
must be optimized.° Durable building materials such as thick does not adequately recognize the long life-
THE ne ~ _l= SC RtTr\R( S STAN- masonry have insulating properties as well spans of these materials, nor the fact that New energy-efficient components nY
r; ll.r retaining them keeps debris out of landfills. promise a historic building's integrii
RDS tai\'D _ _;_ID ~D1W RGE for which LEED offers no credits. Dernolish-
r in historic interior to et the maximum Energy is also saved if it is not necessary to encourages the use of features that c
1 H ;;,!ORK I OG:' HER g a g manufacture and transport new materials. and capture energy passively.6 Exan
Few points are given by LEED for saving amount of insulation in place may produce these include solar panels, photovol
VU historic building materials. Although retain- a more energy-efficient building, but will The success of today's lumber indust-z and roof gardens. Although t!icre is
g cultural resources is the intent of some destroy a piece of history in the process. A depends on how quickly a tree can grow gain through their installation, if
th
historic buildine may certainly he ungraded
too prominently placed on a historic build- materials within a project than actually practice of replacing windows is not likely
mg, if they require the removal of significant saving the materials in place, which is prob- to change much in the immediate future. To
amounts of architectural fabric for their lematic. Recycling significant architectural combat this LEED should consider award-
installation, or if they alter important spaces fabric should never be undertaken merely to ing points for the repair and continued use
or the surrounding landscape, these treat- achieve a higher point rating.' of old windows where significant improve-
meats will fail to meet preservation goals. ments in energy efficiency are demonstrated,
Care should be taken to locate equipment LEED fails to acknowledge that historic as well as where significant amounts of his ,j y
in the least physically and visually intrusive windows are important features and that toric fabric are beuZg retained and reused.
locations to diminish its presence. their energy efficiency can be upgraded. F
~t
LEED encourages the use of highly energy- Restricting water usage can harm historic 1 ' r
As the research into and marketing of green efficient windows, which often requires the landscapes. "Cultural landscapes"s often p.
building products increases, new, innovative removal of historic windows that are poten- play central roles in the overall makeup or s
materials are likely to become available. tially reusable. Moreover, original windows character of historic properties. They also
For example, roofing shingles that absorb are character-defining features of historic need water to survive. Therefore, like historic
and store solar energy might be appropriate buildings and their removal can significantly structures, they must be cared for and
in certain applications. Another alternative alter a structure's integrity, thus conflicting respected, even historic plantings that may j -_i.tlj ;I !lJ e
is placing a series of smaller solar panels with preservation goals and the Secretary's not be native species.' Efficient irrigation sys- 11 qq I
hidden behind a parapet, as opposed to a Standards. tems may be used to save water, and recycled 1 p~
'w s'...
single, large solar panel insensitively placed "grey" or rainwater may be captured for use
is the midd!c of a roof. With proper maintenance, windows built in gardens and surrounding landscapes. But ! _ y i3
from old-growth wood can function restricting water for irrigation to achieve the - -
- - indefinitely and their performance can be percentage savings required by LEED may ~-om tho time it wo,, bu it it the 2. 0s,
substantially bolstered by using storm win- irreparably change the important relation- Duluth in Minnesota had storm window,
the public benefits of hoth the original sashes. The stn-m wuic?ows
dows, caulk, and weather-stripping. Studies ship between a building and its surrounding excellent job of protecting r:)e historic
- . ation and sustainabilit
y have shown that these simple improvements landscape. Unfortunately, there are no previ- below and cniy '.hey .vere replaced as
e very clear and there is can result in efficiency similar to that of new sions within LEED for exempting cultural the bAbi -g's rehab.iitation his saved
urchitec.:ural fabric and prevcntccl hunci
riu reason why these goals insulated glass windows. Modern windows heritage areas from these calculations.10 serviceable windows from endinc up in
cannot ,,^,;ork t-)gelher, also have a relatively short lifespan and Photo co-i-tesy of the National Park Set
can be difficult, if not impossible, to repair. Few credits are given for reusing existing
Once modern windows fail, there are few infrastructure in non-urban areas. Historic producing and transporting new m,
ways they can be recycled, and they will buildings seeking LEED certification located and installation.
LEED points are granted for recycling likely end up in landfills. This begins an in urban settings may benefit from several
demolished materials, as well as salvaging environmentally insensitive cycle of removal "Urban Redevelopment"" credits, but struc- Some points are easily awarded by
I
materials. The Secretary's Standards dis- and replacement. tures in more rural settings cannot. Rural without adversely affecting the intel
courage the demolition of historic materials, locations may also have infrastructure in a historic building. Purchasing greet
so removal of original fabric should be Therefore, the most responsible approach place such as roads, public transportation from renewable energy teclvlologie:
-voided. There are instances when removing is to retain historic windows that last and systems, and utilities. This infrastructure of the easiest points to obtain in the
ncompatible, modern changes made to a retrofit them for increased effectiveness can easily be reused or updated, even if it rating system and one that will hav,
historic building is merited, and when rather than install new wirtdows that, is used less frequently and remotely sited. impact on the character of a histori
historic rehabs can benefit from the LEED without exception, will fail and cannot be Existing features may require repair; how- ing.12 Other noninvasive ways to
be
npoints available for recycling a percentage repaired. Regrettably, the replacement win- ever, reusing what is already in place will LEED points are to sensitively insta
of construction debris. LEED, however, dow industry is strong, and old windows are greatly reduce energy expenditures and save effi lent lighting, heating and coolu
gives more points for repurposing salvaged touted as poor performers, so the common on the high costs of excavation, re-grading, sysrr'ins, and logy flovv pluml lnf;
#il~
applications but the objectives of the two the Interior, National Park Service, wwv
J. history/hps t ps/ waIkthrou h/start.htm
entities are compatible. / g
kY.
~ta,r ~j-~ ~ 3 What is LEER?, www.usgbc.org/
r`~ , , DisplayPa9e.aspx?CMSPagelD=222.
Preservation keeps our nation's history and
ate. •titi culture alive and we learn much from the 4 Referenced from the "Whole Buildinc
Guide (WBDG)," a comprehensive web:
It methods and practices of those who came
L
construction industry with a strong em
before us. With our threatened environment
+ sustainability and green building practi
• a , y;~; it is imperative that we make sustainable www.wbdg.org/design/sustainable.php
living a part of our lives. The public benefits s "Materials & Resources; certified woe
of both preservation and sustainability are LEER for New construction & Major Re
r _ p. 56. vrww.usgbc.arg/ShowPile.aspx?
very clear and there is no reason why these
DocumentlD=1095. ,
goals cannot work together. Revising the
6
"Energy & Atmos here; Renewable O
current version of LEED to better account gy p
Energy;" LEED for New Construction &
for the social values and environmental
Cdr s^' Renovation=-, p. 36.
r. t S 5s. benefits of preserving historic structures is
r ,.f r 7 "Materials and Resources, Materials R,
a good start. The discussion, however, must Recycled Content," LEED for New Cons
continue to engage the preservation, sustain- Major Renovations, pp. 49-52.
ability, and construction communities to
i 8 "Guidelines for the Treatment of CuItL
assure the best possible outcome. scapes-Defining Landscape Terminolo!
States Department of the Interior, Natic
riding water usage -.oo greet!y could irreparably darnage'he surrounding landscaping of t',iis Audrey'f Tepper ;s a senior nistorica architect Service, www,nps.gov/history/hps/Iili/li
ini;.) country estate (ID01"Jons of which date iron the late 18th century). This culturar landscape is - with the Technical Preserva',ion Services Branch scape_guidelines/tenninol
ogy.htm.
ttegral tart Of t' e Itiscric setting, which must be respec.ed. Photo courtesy of the National Park of the National Park Service in Washington. D.C.
-Ice. Her responsibaities Include the review 0. tax 9 "Sustainable Sites; Site Development:
crccl:t orojects for the Historic Preservation Tax MaRestore avantnsLEED for New Consul
Incentives Program. technical assistance ano jor Renovations, P. 1G.
C.:.rpeting and cabinetry made from recycled tors." This will benefit historic buildings writing on preservation-relatec! issues, and coin- 10 "Water Efficiency;" LEED
for New Cot
Aaterials can be purchased from green build- constructed with durable materials that muntty outreach incluaing egular speaking & Major Renovations,
pp. 24-28,
e
v product suppliers. Counters and floors do not require replacement. ngagements cn t 7e subject of historic preserva-
-lion and sustainable buildi,^,g pract ces. She has 11 "Sustainable Sites;" LEED for New Cot
can be wiped down with environmentally been wick the Nationa, Park Service for 17 years & Major Renovations, pp. 8-22.
2. The LEED rating system will increase ano holds an under tactuate degree in fine arts
fi iendly cleaning products. These changes g
from a total of 69 to 300 points. from Cornell university and a masters in arcl•iitec- 12 "Energy & Atmosphere; Green Power;
Lend to be reversible treatments, although ture from the University of Virginia for New Construction & Major Renovatic
care must always be taken to respect the 3. Points relating to historic buildings may i)ttp://www.usglDc.org/Shown, -,aspx?D
historic nature of properties during their eventually be higher and allocated more This article is adapted from, a paper that was orig- 1:10=1095
na'ly presented at the Sixth National Forum on
installation. efficiently. 13 information from Barbara Campayna,
Historic Preservarion Dra.tice helc at Goudler LEED AP, National Trust for Historic Pre-
College. March 19-21, 200S, entitled. "A Crit,ca
4. To address man of the concerns raised The version of ± QED currently under rev
-t1/IjlQS!S TO ?^~L~ y Lcok at Susta:naoility a^C Historic Preservation."
ED Version 3.0-2009. A more develc
in this article the organizations adminis- LE_
' version wi!I be LEED Version 3.0 -2010.
revisions to the current version of LEED tering LEED are working closely with
e. underway. The following changes should and seeking comment from historic NOTES
;,crease the number of historic preservation reservation advocates and the general
preservation 1 "Guiding Principles of Sustainable Design;"
p_ojects meeting the Secretary's Standards public." United States Department of the interior, National
,_tnd LEED: Park Service, Denver Service Center, September
1993, p. 30.
GQi\ECL USi®i+t
1. Points will eventually be awarded 2 "Walk through ! listorlc Buildings-What is
The Secretary's Standards for Rehabilitation Hi>lon. Charar_ter'~," united States DenaCriieni of
according to "Life Cycle Analysis Tndica and LEED sometimes diverge in specific