|
Printer
Friendly
Revised 10/06
MRSC Inquiries
Historic Preservation
- Request for information on the preservation of historic buildings
The most effective way to preserve individual historic buildings is through the adoption of a local historic preservation ordinance. The State Department of Archaeology and Historic Preservation (DAHP) provides assistance to local governments wishing to develop a local preservation program. The State's Certified Local Government (CLG) program recognizes local governments that have established a historic preservation program meeting federal and state standards.
As you may know, properties can be recognized as historic at the federal, state or local level. The National Register of Historic Places is the official federal listing of significant historic, architectural, and archaeological resources. The Washington Heritage Register identifies and documents significant historic and prehistoric resources throughout Washington at the state level. Local designation of individual landmarks and historic districts provides a level of protection for historic resources not afforded by the National Register or the Washington Heritage Register. Private owners of National and State Register properties using private funds may alter or demolish these properties within existing local building regulations. Projects involving federal or state agency actions are reviewed by DAHP with the goal of preserving historic resources whenever possible. Since National and State Register properties are not generally protected from demolition or alteration, local designation is the best means to preserve and protect important historic resources.
DAHP has a model historic preservation ordinance available on its Web site. MRSC's historic preservation page includes quite a few sample local historic preservation ordinances and code provisions.
You also asked how historic structures can be exempted from building codes that have requirements that would be difficult for a historic structure to meet. Washington State has a historic building code that allows some exemptions for historic structures from adopted building codes. The Department of Archaeology and Historic Preservation has a Web page on the historic building code. The Washington State Historic Building Code, Chapter 51-19 WAC, provides an exception for historic buildings from the State Building Code and the Uniform Building Code when authorized by the appropriate building official and under rules adopted by the State Building Code Council. Based on consultation with the state Department of Archaeology and Historic Preservation, MRSC recommends the following procedure for historic buildings that are not officially designated: the city or county should adopt a resolution or ordinance recognizing that the building is of historic value to the community and should be subject to the provisions of the state historic building code. The Historic Building Code does not relate well to the International Building Code, and a new code is likely to be adopted in the near future.
Additional resource materials that might be of interest include:
- What is the National Register of Historic Places?
The National Register is the nation's listing of properties that have historic, architectural, archaeological, engineering, or cultural significance. The following are the National Register Criteria for Evaluation:
The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and:
A. That are associated with events that have made a significant contribution to the broad patterns of our history; or
B. That are associated with the lives of significant persons in or past; or
C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
D. That have yielded or may be likely to yield, information important in history or prehistory.
Listing in the National Register is an honorary designation, but properties are provided some protection from federally funded, licensed or permitted projects through the Section 106 review process and for projects subject to state environmental review. For more information, the National Park Service has a page on the National Register of Historic Places including how to list a property in the National Register. Ordinarily properties that are less than 50 years old are not considered eligible for listing in the National Register. This issue is discussed in more detail on the National Register Listing Information.
- What is the Certified Local Government (CLG) Program?
The CLG program is a preservation partnership among local governments, the State Departtment of Archaeology and Historic Preservation, and the federal government. To qualify to become a CLG, a city or county must enact a preservation ordinance or resolution, which establishes a local board or commission and staff responsible for basic preservation tasks. These basic responsibilities include maintaining a local register of historic places, conducting surveys of historic properties, nominating properties for local or National Register listing, and preservation planning. Some matching grants are available to CLGs to perform preservation projects such as surveys, preservation plans, nomination preparation, and public education.
- What are the essential components of a local historic preservation ordinance?
The local ordinance provides the foundation of a local program. Most ordinances establish a local preservation board or commission. The responsibilities of a local preservation commission may include:
- Designate properties to a local register of historic places
- Survey local historic properties and manage databases
- Conduct public education or awareness efforts
- Review, comment on, and approve changes to designated properties
- Administer preservation incentives
- Provide technical assistance on recommended rehabilitation techniques
- Assist local officials and public agencies on preservation matters
- Carry out policies of the local preservation plan.
The State Department of Archaeology and Historic Preservation has a model ordinance that has been used by many cities and towns in Washington. Many city and county comprehensive plans include an historic preservation or cultural resources element, and some communities have prepared independent cultural resources plans. Also see the ordinances and plans on MRSC's Historic Preservation page.
- What is the Washington Heritage Register?
The Washington Heritage Register provides formal recognition of properties within Washington state. Contact the Washington State Department of Archaeology and Historic Preservation for information on the application and designation process. Listing in the Washington Heritage Register does not invoke a regulatory process similar to the federal preservation act. However, properties listed in the Washington Register are required to be taken into consideration when state or local actions affect historic and cultural values. This is accomplished through compliance with the State Environmental Policy Act (SEPA).
- What is the Special Valuation Program?
The special valuation is a locally adopted property tax incentive program authorized by state law (ch. 84.26 RCW and ch. 254-20 WAC). For a 10 year-period, it allows applicants to deduct the rehabilitation costs of a qualified property (usually National Register or locally designated) from the new assessed valuation after rehabilitation. During this time property taxes are based on that "special valuation" instead of the full assessed value. This program has been implemented in about 30 Washington cities and counties.
- What are the Secretary of the Interior's Standards for Rehabilitation?
For property owners who undertake rehabilitation of historic buildings to qualify for the 20 percent federal investment tax credit and the Washington Special valuation, rehabilitation work must conform to the Secretary of the Interior's Standards for Rehabilitation.
Rehabilitation is the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those features that convey its historical, cultural orarchitectural values.
The Standards apply to historic buildings of all materials, types, and sizes. They apply to both the exterior and the interior of historic buildings. The Standards also encompass related landscape features and the building's site and environment as well as attached, adjacent or related new construction.
- 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 qualities 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.
|
