| Historic rehabilitation has become vital in preserving
our communities. Ross/Deckard Architects (R/DA) takes particular
pride in assisting municipalities, developers and residents
with revitalizing cherished schools and office buildings and
giving new life to once-thriving neighborhoods.
What if … a neighborhood existed where long-time
residents interacted with young new-comers to share stories
of the history of the community.
What if … schools that were no longer viable
as schools were converted into much needed housing for the
elderly.
What if … citizens in a rural community were
provided opportunity for social interaction with neighbors,
and facilities for fitness centers and team sports.
What if … local and county agencies and community
organizations co-existed in spaces that accommodated multiple
functions, for employees and citizens of the community.
“Rehabilitation”, as defined by the Secretary
of the Interior, is “the process of returning a property
to a state of utility, through repair or alteration, which
makes possible an efficient contemporary use while preserving
those portions and features of the property which are significant
to its historic, architectural, and cultural values.”
Since 1976, the federal government has encouraged voluntary,
private sector investment in preserving historic buildings,
thru development of various programs. One such program, the
Federal Historic Preservation Tax Incentives, is available
for buildings that are National Historic Landmarks, listed
in the National Register, or that contribute to National Register
Historic Districts and certain local historic districts. These
tax credits are available as an incentive to taxpayers who
contribute to the preservation of historic buildings by rehabilitating
them. They provide a dollar-for-dollar reduction of federal
income tax owed, equal to 20% of the cost of rehabilitation
of “certified historic structures”.
The Standards for Rehabilitation were developed by the Secretary
of the Interior, in part, to help determine if a rehabilitation
project qualifies as a Certified Rehabilitation for Federal
tax purposes. To qualify, the project must be “consistent
with the historic character of the structure(s), and where
applicable, the district in which it is located”. The
following 10 Standards are to be applied to specific rehabilitation
projects in a reasonable manner, taking into consideration
economic and technical feasibility.
- A property shall be used for its historic purpose or be
placed in a new use that requires minimal change to the
defining characteristics of the building and its site and
environment.
- The historic character of a property shall be retained
and preserved. The removal of historic materials or alteration
of features and spaces that characterize a property shall
be avoided.
- Each property shall be recognized as a physical record
of its time, place, and use. Changes that create a false
sense of historical development, such as adding conjectural
features or architectural elements from other buildings,
shall not be undertaken.
- Most properties change over time; those changes that
have acquired historic significance in their own right shall
be retained and preserved.
- Distinctive features, finishes, and construction techniques
or examples of craftsmanship that characterize a property
shall be preserved.
- Deteriorated historic features shall be repaired rather
than replaced. Where the severity of deterioration requires
replacement of a distinctive feature, the new feature shall
match the old in design, color, texture, and other visual
qualifies, and where possible, materials. Replacement of
missing features shall be substantiated by documentary,
physical, or pictorial evidence.
- Chemical or physical treatments, such as sandblasting,
that cause damage to historic materials shall not be used.
The surface cleaning of structures, if appropriate, shall
be undertaken using the gentlest means possible.
- Significant archeological resources affected by a project
shall be protected and preserved. If such resources must
be disturbed, mitigation measures shall be undertaken.
- New additions, exterior alterations, or related new construction
shall not destroy historic materials that characterize the
property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale,
and architectural features to protect the historic integrity
of the property and its environment.
- New additions and adjacent or related new construction
shall be undertaken in such a manner that if removed in
the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
The National Park Service, a division of the Secretary of
the Interior, in conjunction with the IRS and State historic
preservation offices, manages the Historic Preservation Tax
Incentives program. These standards that have been implemented
are widely used, and have been adopted by historic district
and planning commissions across the country. Adhering to the
standards qualifies a project as a Certified Rehabilitation
for Federal tax purposes.
Other agencies focused on preservation include the National
Trust for Historic Preservation, founded in 1949. Their goal
is to reduce deterioration and demolition of historic buildings
and neighborhoods, so that key parts of our past do not disappear
forever. We can not afford to “lose history that helps
us know who we are”, or “lose opportunities to
live and work in the kinds of interesting and attractive surroundings
that older buildings can provide.”
“Preservation can help anyone in any place. It benefits
young and old, urban and rural areas, residential neighborhoods
and commercial districts”, National Trust for Historic
Preservation. The North Carolina Historic Preservation Office
states, “historic preservation is smart growth, and
smart investment.”
As more and more attention is being paid to the historic
preservation movement, other federal government programs are
being developed. Earlier this year, First Lady Laura Bush
announced the Preserve America
initiative. One part of this program is the Preserve
America Community Designation, which recognizes communities
that “protect and celebrate their heritage, use their
historic assets for economic development and community revitalization,
and encourage people to experience and appreciate local historic
resources through education and heritage tourism programs.”
R/DA understands the requirements for historic preservation
projects, as well as the sources of funding for bonds and
tax credits. Coordination with the National Park Service,
the State historic preservation offices, local and county
agencies, and historic preservation consultants is key to
the successful renovation of an historic property.
In Bristol, Virginia, R/DA’s plan for rehabilitation
of a 3-story historic school proved to be a tough design challenge.
All entrance and exit stairs were originally placed at half-floor
level rendering the handicap accessibility issue impossible,
at first. After careful study, a creative design solution
was developed that not only connects the completely separate
wings at first floor, but also brings the entire building
into full compliance with accessibility requirements.
The deteriorated stucco exterior was authentically restored
and the building now glows with its renewed pride. The revitalization
of the Thomas Jefferson School provides 30 apartment units,
and will generate much needed jobs and income for the City
of Bristol.
In Newport News, VA, rehabilitation of an abandoned 1928
historic building in downtown has renewed interest in the
historic preservation movement in this area. This four-story
professional office building presented a higher level of challenge
in achieving life safety goals while accommodating treatments
that preserve buildings and enliven communities. The concrete
floor system and its limited floor-to-floor height demanded
precise, careful layout, and thorough coordination between
architectural features and new building systems (plumbing,
mechanical, electrical). Resurrection of these medical offices
as bright, comfortable apartment units has educated developers
and code officials considering change of use in other nearby
structures.
Rehabilitation of a 1925 two-story historic building (formerly
owned by the City of Portsmouth, VA) was strongly supported
by the City’s Economic Development team. The abandoned
elementary school building has a light-filled multi-purpose
room with interesting architectural features, including a
performance stage on the upper floor. Originally designed
for 21 senior apartments, two additional apartment units were
critically needed for the project to be economically feasible.
Working closely with the historic preservation consultant,
R/DA carefully inserted the two units and obtained the Federal
and State tax credit approvals, while preserving its historic
elements.
Rehabilitation of the Anna P. Bolling Junior High School
provided an anchor point around which to begin revitalizing
the surrounding neighborhoods in the historic district of
Petersburg, VA. This 1926 historic structure now accommodates
47 apartments for the elderly. Even though unexpected construction
challenges were encountered, the project was completed within
budget, and was completely occupied ahead of schedule. This
wonderful structure has been respectfully transformed from
classrooms to comfortable and light-filled living units.
This project, now known as Bolling Park Senior Apartments,
was published by the National Park Service, Technical Preservation
Services in their 25th Anniversary Report, Federal Tax Incentives
for Rehabilitating Historic Building.
For some projects, coordination between multiple owners and
developers is necessary in order to facilitate renovation
of an entire property, not just one building. For example,
in West Point, GA, a beautiful two-story school building has
gone through numerous unsuccessful revitalization efforts
in the past decades. However, the town continues to keep up
efforts to save it. R/DA’s proposed rehabilitation was
a top candidate to be awarded funding from the Georgia Department
of Community Affairs. Grassroots movements and local civic
groups are currently working to raise funds to rehabilitate
the grand auditorium wing separately.
In Fuquay-Varina, NC, rehabilitation of a one-story 1934
era school into senior housing, now known as Courtyard Commons,
was recently completed. This is a perfect example of how complex
a project of this type can be despite its smaller scale (only
17 apartment units.) R/DA focused on the housing requirements
and worked with agencies like the Restoration Office of the
North Carolina Department of Cultural Resources, but also
had to keep in mind that other buildings on the property were
owned by individual organizations with varying interests.
The gymnasium will be restored for use by the community at
large. Next to Courtyard Commons is an early learning center
for up to 140 children.
“It is encouraging to see this happening,” said
Congressman David Price of the rehabilitation efforts at Courtyard
Commons. “We appreciate the interest [that is being
taken] in our neighborhoods. Nothing like this could happen
without local initiative.”
These types of projects provide a place for interaction between
the senior residents and the surrounding neighborhoods. History
is passed down to future generations from the older generations,
who perhaps went to school in the same building many years
ago, where they are now residents in a building that embodies
a new era for the community.
Preservation and rehabilitation is not without controversy,
however. Many local officials and citizens believe that renovations
are too costly and difficult. Why not just tear down the old
and rebuild with new? Many of the historic properties are
on the fringes of areas already being revitalized; in the
heart of the community. Communicating with local officials
and educating the citizens can be key in getting a rehabilitation
project started. R/DA has, on many occasions, assisted the
owner in making presentations at public hearings to provide
information and vision of the proposed renovations.
This understanding of the community’s needs is integral
to programming for a successful project.
When preservation of existing structures is not feasible,
R/DA also assists municipalities with design of new facilities
to provide recreational and community activity spaces, as
well as office and governmental complexes.
R/DA was commissioned by the County of Chowan, NC, to prepare
a program and eventually construction documents for a new
recreation center for the County. During the design process,
R/DA worked with three different recreation directors, each
of whom had individual ideas of what was needed in the facility.
The building is located adjacent to the Chowan Middle School
site and the gym is utilized by the school, for basketball
and volleyball events, as well as school assemblies.
The interior of the facility houses a full size basketball
court with two practice courts; three volleyball courts; seating
for 650 people; a racquetball court; aerobics room; weight
room; two multi-purpose rooms; concessions area; team changing
rooms; offices; and the required support toilets and showers.
The complex also includes three tennis courts; a practice
tennis half-court; a basketball court; and a new football
field.
This Community Center gets utilized by young and old residents
alike. It provides a gathering place for people in this rural
community, who would otherwise not have access to such facilities
so far from “town”. It is ironic to see farmers
come directly from the field to work out in a fitness center
that is practically in their backyard.
R/DA is currently in the design phase of a new Social Services
Center for Pamlico County, NC, to provide expanded services
to residents of this growing community. The building will
share a site with the existing Senior Center to allow for
the use of common facilities by both agencies. A large conference
room can be used after hours by the community. R/DA designed
both public and private areas of the building to accommodate
separate uses.
A larger and technologically-advanced Law Enforcement Facility
is also being planned.
R/DA is a resource to developers and municipalities considering
historic preservation projects, as well as true mixed-use
developments. We can assist in evaluation of the property
and make recommendation for its repair and renovation, or
plan for new construction.
What if … we all engaged in the preservation
and growth of our communities.
For more information, please email Angela
Murphy-Phillips.
Click here for
more information, and to view and download our story.
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