H I S T O R I C BUILDING SURVEY AND P R E S E R V A T I O N MANAGEMENT PROGRAM

Transcription

1 H I S T O R I C BUILDING SURVEY AND P R E S E R V A T I O N MANAGEMENT PROGRAM T H E OHIO STATE UNIVERSITY COLUMBUS, OHIO F E B R U A R Y OSU PROJECT # PREPARED BY JOHN MILNER ASSOCIATES, INC. Source: The Ohio State University Archives, The Photo Archives Collection

2 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO TABLE OF CONTENTS EXECUTIVE SUMMARY... i Figure 1-1: Proposed Ohio State University District 1.0 HISTORIC PRESERVATION TREATMENTS Introduction Philosophy and Principles Preservation Treatments The Secretary of the Interior s Standards for the Treatment of Historic Properties PRESERVATION MANAGEMENT GUIDELINES: EXTERIOR Introduction Additions Barrier-Free Access Building Systems and Energy Conservation Demolition Entrances and Doors Interiors Masonry Metals Roofing Siding and Trim Site Windows GUIDELINE SPECIFICATIONS Introduction to The Ohio State Preservation Master Specifications Quality Control Selective Demolition Concrete Restoration Mortar Masonry Cleaning HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005

3 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Masonry Restoration Metal Restoration Wood Restoration Roofing (outline only) Joint Sealants Window Restoration (outline only) Hardware (outline only) Glass and Glazing (outline only) Gypsum Plaster Terrazzo Restoration Historic Flooring (outline only) Painting Paint Removal Historic Lighting (outline only) APPENDIX A: HISTORICAL OVERVIEW...A-1 A.1 Introduction... A-1 A.2 Historical Overview: Architectural and Planning Development of The Ohio State University... A-1 A.3 Statement of Significance... A-16 A.4 Contributing Historic Resources... A-17 A.5 Non-Contributing Buildings... A-18 A.6 Overview: Periods of Historical Significance... A-19 APPENDIX B: HISTORIC RESOURCE ASSESSMENT... B-1 B.1 Introduction...B-1 B.2 Preservation Terms...B-1 B.3 Resource Assessment...B-3 APPENDIX C: PRESERVATION MANAGEMENT PROGRAM PRESENTATION APPENDIX D: PROBLEM TYPE DEFINITIONS APPENDIX E: SURVEY TERMINOLOGY ALPHABETICAL BUILDING INDEX BUILDING INDEX BY CATEGORY HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005

4 E X E C U T I V E SUMMARY

5 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO THE OHIO STATE UNIVERSITY HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM EXECUTIVE SUMMARY INTRODUCTION The Ohio State University campus is recognized as an urban collegiate environment with a rich variety of historic architecture, campus planning elements, and landscape features that form a coherent whole. The features, materials, design, campus plan, and human scale that are found within the historic campus are distinctive assets. This important physical legacy reinforces and promotes social interaction and provides a tangible link to the past. Understanding and reinforcing these unique characteristics is central to preservation. When students, faculty, residents and visitors walk through this thriving and diverse academic environment, they should recognize the special characteristics that make it different from any other place. Familiar buildings and landscapes, not just the most significant ones, all contribute to this distinctive identity. Since historic resources are strongly identified with campus character, their preservation is crucial in creating what planners call a sense of place. The University s Central Campus is a success story among American campuses because it is a vital, memorable, diverse, attractive environment for learning. Its vitality draws from its classic urban qualities that consist of concentrated building areas interspersed with a variety of large and small campus open spaces and urban streets. It is of the utmost importance to the University that the integrity and vitality of this diverse academic core be maintained in the 21 st century. 1 Now, at the dawn of the twenty-first century, the University is poised to incorporate historic preservation in its master plan as an institutional value which recognizes the importance of sustaining the unique sense of place that is synonymous with The Ohio State University in the mind of the public and that fosters a high quality of academic life for students, faculty, and staff. The University is the steward of a rich collection of diverse historic buildings and landscapes that 1 Sasaki Associates and Michael Dennis and Associates,1995 Campus Master Plan, Volume 3, Chapter 1, District Plan for the Academic Core North. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 i

6 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO chart its proud history during the nineteenth and twentieth centuries. Because of the significance of the key historic buildings and landscapes on campus, historic preservation considerations are germane to both routine maintenance and plans for future work. The University also faces significant challenges in maintaining and preserving its legacy while adapting to changing needs and new technologies. A 2003 Getty Campus Heritage Grant funded the preparation of The Ohio State University Historic Building Survey and Preservation Management Program which consists of a database of archival information, historical research and context narrative, inventory data, and a visual information management system which ties together electronic maps, drawings, archival documents and photographic images, and data. The preservation management program is designed to be accessible for campus planning and maintenance of historic building materials, design features, buildings, landscapes, and cultural resources, and provides a platform for adding and managing information, work order logs, and/or cyclical maintenance schedules, keeping track of these issues over time to better manage the agents of change that impact them. This information management tool will guide stewardship and appropriate decision-making that will, in turn, help ensure the future preservation of the University s important legacy. Guidelines and specifications for appropriate treatment of the historic resources have been prepared to accompany the database. A Planning Team made up of University stakeholders met periodically throughout the Getty grant process with John Milner Associates, Inc., the University s historic preservation consultant for the project. The Planning Team has endorsed the following key recommendations: CONSERVATION OVERLAY DISTRICT The historic character of the campus is conveyed primarily through the materials, design features, spaces, and elements manifested on the exteriors of the buildings and significant features of the historic landscape. There are also some exceptional remaining historic interiors that should be preserved and maintained. The Central Campus has an inherent vitality, richness, and order that must be preserved and enhanced in the long-range development of the University. [T]his area is a lively, urban environment made up of organized multi-story buildings, open spaces, urban streets, and pedestrian paths. The part of the Academic Core north of the Oval between High Street and Millikin Road contains the University s most urban concentration of academic and support facilities in a compact, wellordered setting. Coupled with the more open and picturesque spaces such as the Oval and Mirror Lake Hollow, the urban character of the core area presents a remarkably diverse academic setting. 2 A key finding of the Getty grant project identifies this remarkably diverse academic setting of the core historic campus as eligible for the National Register of Historic Places and proposes that an Ohio State University Conservation Overlay District be established as a planning sub-district within the Academic Core in accordance with policies of the 1995 Campus Master Plan. The goal of The Ohio State University Historic Building Survey and Preservation Management Program is to support preservation awareness by providing convenient tools for identifying, assessing, and prioritizing the relative areas of significance before historic features are altered. University 2 Sasaki HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 ii

7 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO decision-makers, planners, staff, and facility managers can help preserve the historical integrity of the campus by making informed judgments that will avoid irreversible damage to buildings or landscapes while accommodating change and repair. The buildings and landscapes included in the scope of the historic buildings survey were mostly located within the Academic Core North boundary as identified in the University s 1995 Campus Master Plan and all were evaluated for historic significance according to the National Register Criteria of Evaluation within the context of post-secondary education in Ohio and the Midwest, These criteria are the recognized professional standards for evaluating historic significance, whether or not there is an intention to nominate a given resource to the Register. Within the scope of the grant project, a total of forty-eight (48) resources were evaluated; seven (7) were found to be non-contributing. The proposed conservation overlay district boundary, shown in Figure 1-1, encompasses portions of the core academic and southern dormitory areas and includes forty-one (41) historic buildings and landscape features. Conditions in eleven (11) historic buildings were assessed in detail and the results of these audits have been entered into the management database. Recommendation 1: Establish The Ohio State University Conservation Overlay District (Figure 1-1) as a Sub-district of the Academic Core District designated in the 1995 Campus Master Plan with an internal review process for preservation issues and the interpretation of best-practice guidelines for historic buildings and landscapes within the Sub-district. Recommendation 2: Amend project review policies in the 1995 Campus Master Plan to include the assessment of historic resources as part of the University s space and facility management framework to inform the conceptual feasibility planning process and project feasibility. PRINCIPLES AND GUIDELINES FOR DESIGN AND TREATMENTS Buildings within the proposed conservation overlay district are distinguished by an important collection of architectural styles ranging from Richardsonian Romanesque to Beaux-Arts to Art Moderne. The rich exterior architectural vocabulary of limestone, brownstone, patterned brick, copper, slate, and terra cotta materials is remarkably intact. The Ohio State University Historic Building Survey and Preservation Management Program provides guidelines for historic preservation treatments and maintenance specifications to provide a foundation for the development of University policies that will assist decision-makers, planners, staff, and facility managers in preserving historical integrity when approaching campus maintenance, re-use, renovations, new construction, and other future work. The recommendations of the program are grounded in the well-recognized Secretary of the Interior s Standards and emphasize reinforcing existing campus character while also accommodating change in a sensitive manner. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 iii

8 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Historic preservation considerations are germane to both routine maintenance and plans for future work, and the program will guide design and planning efforts. Building uses come and go but, once lost, original historic fabric can never be reclaimed. Therefore, the goal of preserving and maintaining historic fabric, features, materials, and design elements is the basis of the recommended treatment principles and guidelines. The program emphasizes the importance of routine cyclical maintenance using methods and materials appropriate to the historic resources and of training facility managers and maintenance crews in the application of recommended treatment guidelines for historic buildings and landscapes. Recommendation 3: Adopt the Standards, guidelines, and treatment recommendations of The Ohio State University Historic Building Survey and Preservation Management Program as internal University policy to be the area-specific design and development guidelines for project reviews concerning the maintenance and preservation of contributing buildings and landscapes in accordance with Design Principles of the 1995 Campus Master Plan. MANAGEMENT OF THE PROGRAM The Ohio State University Historic Building Survey and Preservation Management Program contains a treasure trove of information about the University s historic buildings and landscapes that will now be available to users in an easily retrievable format. Having developed this resource, several action steps are recommended if the information is to be used in the effort to emphasize the value of preservation at the University. Recommendation 4: Provide oversight of The Ohio State University Historic Building Survey and Preservation Management Program by Facilities Planning and Development and Physical Facilities staff experienced in working with historic preservation. Universities with large collections of historic buildings and landscapes typically have preservation-trained staff directly involved in the work affecting historic resources. These individuals guide important decisions regarding the nature, methods, materials, and techniques of the proposed work and have the knowledge and skills required to provide oversight for specialized types of work. Recommendation 5: Establish or designate a position for a historic preservation planner or architect to direct and implement the guidelines in this program. This individual would serve as a liaison between Physical Facilities staff and other decision-makers, provide expedited review of proposed work for compliance with the Standards, make recommendations, serve as an institutional resource to building managers and maintenance staff, and oversee regular updating and maintenance of the preservation management information database. Recommendation 6: Share preservation management information resources, including coordination of building maintenance plans and schedules for each type of maintenance; recommended products, methods, and materials; repair; and best-practice guides HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 iv

9 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO for historic materials, among staff of Facilities Planning and Development, Physical Facilities, Student Affairs, the Medical Center, Athletics, and other departments or entities associated with the renovation and maintenance of historic buildings and landscapes. Recommendation 7: Initiate preservation training programs at all staff levels on a regularly recurring schedule to instill the historic preservation ethic as a key component of all planning, construction, and maintenance activities. Recommendation 8: Enhance the knowledge of campus heritage and historic preservation values among faculty, students, staff, administrators, and alumni, by dissemination of information through the University s website and other media using the data amassed in The Ohio State University Historic Building Survey and Preservation Management Program. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 v

10 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO CONTRIBUTING AND NON-CONTRIBUTING RESOURCES The following list categorizes the University s historic buildings and landscapes addressed in the scope of the Getty grant project using the criteria established by the National Register of Historic Places. The resources are listed in alphabetical order. Four (4) buildings are listed on the National Register of Historic Places for their architectural and campus planning significance. Enarson Hall Hayes Hall Ohio Stadium (located outside of the proposed conservation overlay district) Orton Hall Three (3) buildings are individually eligible for the National Register of Historic Places. Lord Hall Pomerene Hall Ramseyer Hall Twenty-nine (29) buildings contribute to a historic district potentially eligible for the National Register of Historic Places and are included in the proposed conservation overlay district for their architectural and campus planning significance. Arps Hall Baker Hall Boyd Laboratory Bricker Hall Brown Hall Campbell Hall Canfield Hall Cockins Hall Derby Hall Faculty Club Fechko Alumnae Scholarship House Hagerty Hall Hamilton Hall Hughes Hall Jennings Hall Kennedy Commons Kuhn Honor and Scholars House Lazenby Hall Mack Hall McCracken Power Plant Mendelhall Laboratory Oxley Hall Page Hall Smith Laboratory Starling-Loving Hall Stillman Hall Sullivant Hall William Oxley Thompson Memorial Library Townshend Hall HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 vi

11 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Three (3) historic designed landscapes and two (2) campus planning landscape features are eligible for the National Register of Historic Places as part of the conservation overlay district. The Oval Mirror Lake Mirror Lake Hollow South Campus Gateway at 11 th and Neil Avenues East Campus Gateway at West 15 th and North High Street There are seven (7) buildings that cannot be considered contributing historic buildings because they are either located outside of the proposed boundaries of the conservation overlay district, have been moved, or have lost significance through alterations and demolition. 45 West Eleventh Avenue 53 West Eleventh Avenue Hanley Alumnae Scholarship House McPherson Chemical Laboratory Neilwood Gables Pomerene Alumnae Scholarship House Women s Field House Eleven (11) buildings were selected for detailed preservation audits. Two of the eleven were audited only on the exterior. Results of these audits have been entered into the management database. Brown Hall Enarson Hall Hayes Hall (exterior only) Mack Hall McCracken Power Plant (exterior only) Orton Hall Oxley Hall Pomerene Hall Rasmeyer Hall Starling-Loving Hall Stillman Hall To assist the reader in locating assessments of historic resources, Alphabetical and Categorical Building Indexes may be found at the end of the document. For additional information regarding Historical Overview and Historic Resource Assessment, refer to the Appendices and the preservation management information program. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY 2005 vii

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13 C H A P T E R ONE H I S T O R I C PRESERVATION TR E A T M E N T S

14 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO CHAPTER ONE HISTORIC PRESERVATION TREATMENTS 1.1 INTRODUCTION The goal of The Ohio State University Historic Building Survey and Preservation Management Program is to assist University decision-makers, planners, staff, and facility managers in preserving the historical integrity of the campus while accommodating change and repair. The University is the steward of a rich collection of diverse historic buildings and landscapes that chart its proud history during the nineteenth and twentieth centuries. Because of the significance of the proposed Ohio State University Conservation Overlay District, and the forty-two key historic buildings and landscape features on campus, historic preservation considerations are germane to both routine maintenance and plans for future work. The features, materials, design, campus plan, and human scale that are found within the historic campus district are distinctive assets. This important physical legacy reinforces and promotes social interaction and provides a tangible link to the past. Understanding and reinforcing these unique characteristics is central to preservation. When students, faculty, residents and visitors walk through this thriving and diverse academic environment, they should recognize the special characteristics that make it different from any other place. Familiar buildings and landscapes, not just the most significant ones, all contribute to this distinctive identity. Since historic resources are strongly identified with campus character, their preservation is crucial in creating what planners call a sense of place. It is also a goal of this Preservation Management Program to provide practical guidelines that can be used as a tool for accommodating growth and change while continuing to preserve the characteristics that make the campus special. Building uses come and go, but once lost, original historic fabric can never be reclaimed. Therefore, the goal of preserving and maintaining historic fabric, features, materials, and design elements is the basis of this approach. The importance of routine cyclical maintenance using methods and materials appropriate to the historic resources cannot be overstated; facility managers and maintenance crews should be conversant with recommended treatment guidelines for historic buildings and landscapes. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

15 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO 1.2 PHILOSOPHY AND PRINCIPLES The philosophy behind The Ohio State University Historic Building Survey and Preservation Management Program is that historic preservation contributes to a viable, healthy campus by reinforcing existing character and accommodating change in a sensitive manner. The primary goal is to support preservation of the maximum amount of historic fabric and enhance the campus as a distinctive asset. Flexibility is the key to developing solutions that last for the long-term. Traditional university buildings also offer opportunities for creative use of existing space. Often found with multiple layers of history, these resources can also inspire compatible designs for new construction. The intent of this philosophy, to assure the long-term preservation of historic properties (buildings and landscapes), can be summarized in the following general preservation principles that should be considered in planning maintenance, re-use, renovations, new construction, and other future work on the OSU campus. General Guiding Principles Continue to use a property as it was historically used. When this approach is not possible, choose a new use that minimizes changes to character-defining features. Identify and retain distinguishing historic qualities and characteristics. Protect and repair existing historic features, materials, and finishes. If deteriorated, replace in kind. Be authentic: if a feature is missing, use historic documentation to guide replacement. Respect the evolution of historic changes, fashion, taste, and use. Do not use methods or materials that damage historic fabric. New construction should not destroy historic features or materials, nor alter historic character. Additions and new work should be compatible with the historic context. 1.3 PRESERVATION TREATMENTS Historic preservation treatment standards developed by the Federal government are applied in the maintenance and treatment guideline sections of this report. The Secretary of the Interior, through the National Park Service, is responsible for establishing professional standards and providing advice on the preservation of historic resources. In partial fulfillment of the mandate of the National Historic Preservation Act of 1966, the Secretary has established the Standards for the Treatment of Historic Properties (the Standards) to promote responsible preservation practices that will help protect the nation s irreplaceable resources. The Standards can be applied to virtually all types of properties, whether buildings, landscapes, bridges, roadways, statuary, or archeological components. Being neither technical nor proscriptive, the Standards cannot be used by themselves to make essential decisions about which features of a historic building or landscape should be saved and which can be changed. Instead, they provide an approach to problem-solving rather than a set of solutions to specific design issues. Following a balanced, reasonable, and disciplined process helps ensure that all critical issues are considered. The guidance in the Standards helps in choosing the HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

16 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO most appropriate treatment or treatments based on the relative importance of a property in history, its physical condition, the proposed use, and mandated code and accessibility requirements. The Standards address the alteration of historic buildings for reuse, safety, accessibility, or maintenance reasons, and are also applied to new construction within a historic context. The Standards are best practices for historic preservation and are applied on a case-by-case basis. Once a treatment is selected, they provide philosophical consistency for the work. The durability of the Standards over nearly forty years has attested not only to their soundness, but also to the flexibility of their language. Against this background, the Standards address four specific types of treatments: preservation, rehabilitation, restoration, and reconstruction. Of the four, preservation standards require retention of the greatest amount of historic fabric, features, and materials. Rehabilitation standards acknowledge the need to alter or add to a property to meet continuing or new uses and retaining historic character. Restoration standards allow for an accurate depiction of the property s appearance at a particular time in its history. Reconstruction standards establish a framework for re-creating vanished historic elements with new materials. Reconstruction is generally used for interpretation; it is not anticipated that it will be applicable to the university campus context. Because The Ohio State University is a complex property with a wide range of historic resource types, existing conditions, and issues, the three main treatments of preservation, rehabilitation, and restoration may all be brought to bear in different sections of the campus. Nevertheless, the protection, repair, and maintenance of historic features should precede intervention and change. As plans are refined in the future, specific treatment objectives for individual features, areas, and management zones can be developed. Preservation Preservation is defined as the process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize features, generally focuses on the ongoing maintenance and repair of historic materials and features. Removals, extensive replacement, alterations, and new additions are not appropriate. Preservation stresses protection, repair, and maintenance. Rehabilitation Rehabilitation is defined as the process of creating a compatible use in a historic property through carefully planned minimal alterations and compatible additions. Often referred to as adaptive re-use, rehabilitation protects and preserves the historic features, materials, elements, and spatial relationships that convey historical, cultural, and architectural values. In this context, new, expanded, or upgraded facilities should be designed to avoid adverse impacts to historic elements. They should also be constructed of compatible materials. Retention of original historic fabric should be the primary consideration in undertaking a program of rehabilitation and adaptive reuse. Restoration Restoration is defined as the process of accurately depicting the form, features, and character of a property during its historic period. In this context, historic plans, documents, and photographs would be used to guide the work. Limited and sensitive upgrading of mechanical, electrical, and plumbing systems, as well as code-related work to make a property functional, are all appropriate within a restoration project. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

17 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Reconstruction Reconstruction is defined as the process of accurately depicting the form, features, and character of a non-surviving historic property for the purpose of replicating its appearance at a specific period of time and in its original location. 1.4 THE SECRETARY OF THE INTERIOR S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES The language of the Standards is contained in United States Department of the Interior, National Park Service, 36 CFR (Code of Federal Regulations), Part 67. The ten standards are quoted in full below, followed by a brief discussion of the implications of each. Standard 1 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. Standard 1 recommends compatible use in the context of adaptive re-use and changes to historic buildings and landscapes. This standard encourages owners and managers to find uses that retain and enhance historic character, not detract from it. For example, adaptive re-use projects should be carefully planned to minimize impacts on historic features, materials, and spaces. The destruction of character-defining features should be avoided. Standard 2 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. Standard 2 recommends the retention and preservation of character-defi ning features. It emphasizes the importance of preserving integrity and as much existing historic fabric as possible. Alterations that repair or modify existing historic fabric are preferable to those that require total removal. Standard 3 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. Standard 3 focuses on authenticity and discourages the conjectural restoration of an entire property, feature, or design. It also discourages combining and/or grafting historic features and elements from different properties, and constructing new buildings that appear to be historic. Literal restoration to a historic appearance should only be undertaken when detailed documentation is available and when the significance of the resource warrants restoration. Reconstruction of lost features should not be attempted without adequate documentation. Standard 4 Most properties change over time; those changes that have acquired historic signifi cance in their own right shall be retained and preserved. Standard 4 recognizes that the physical record of evolution of each property should be respected since later changes may have acquired their own significance. Understanding historic significance is just as important as understanding the original design, appearance, and function. This standard should be kept in mind when considering treatments for resources that have undergone numerous changes. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

18 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Standard 5 Distinctive features, fi nishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. Standard 5 recommends preserving the distinctive historic components of a building or landscape that represent its historic character. Workmanship, materials, methods of construction, floor plans, and both ornate and typical details should be identified prior to undertaking work. Standard 6 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. Standard 6 encourages property owners to repair historic character-defi ning features instead of replacing them when historic features are deteriorated or missing. In cases where deterioration makes replacement necessary, new features should closely match historic conditions in all respects. Before any features are altered or removed, property owners are urged to document existing conditions with photography and notes. These records assist future choices that are appropriate to the historic character of the property. Standard 7 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. Standard 7 warns against using chemical and physical treatments that can permanently damage historic features. Many commercially available treatments cause irreversible damage. Sandblasting and harsh chemical cleaning, in particular, are extremely harmful to wood and masonry surfaces because they destroy the basic physical properties of materials and speed deterioration. Standard 8 Signifi cant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. Standard 8 addresses the importance of below-ground prehistoric and historic features. This issue is of paramount importance when a construction project involves excavation. An assessment of the archeological potential of a site prior to work is recommended. If archeological resources are found, some type of mitigation may be required. Solutions should be developed that minimize the need for excavation of previously unexcavated sites. Standard 9 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. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

19 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO Standard 10 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. Standards 9 and 10 are linked by the issues of compatibility and reversibility of additions, alterations, and new construction. Both standards are intended to minimize the damage to historic fabric caused by building additions, and ensure that new work will be different from, but compatible with, existing historic conditions. Following these two standards will help to protect a building s historic integrity. In conclusion, the basis for the Standards is the premise that historic resources are more than objects of aesthetic merit; they are repositories of historical information. It is important to reiterate that the Standards provide a framework for evaluating preservation activities and emphasize preservation of historic fabric, honesty of historical expression, and reversibility. All decisions should be made on a case-by-case basis. The level of craftsmanship, detailing, and quality of materials should be appropriate to the significance of the resource. When the Standards are carefully and consistently applied, they meet the test of common sense. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

20 C H A P T E R TW O P R E S E R V A T I O N MANAGEMENT GUIDELINES

21 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO CHAPTER TWO PRESERVATION MANAGEMENT GUIDELINES INTRODUCTION The analysis of the physical qualities of the historic buildings in Appendix B dealt with materials, spaces, fenestration, floor plan, and design features, and their type, concentration, and condition. Classification of landscape resources within the public realm focused on natural systems and features, spatial organization, land use, circulation, vegetation, buildings and structures, view and vistas, and small-scale features. Resources are identified as contributing elements of the proposed Ohio State University Conservation Overlay District to provide a convenient tool for assessing and prioritizing the relative significance of each building or landscape element before using this section to select appropriate treatments that will reduce the loss of the historic character which defines The Ohio State University (OSU) campus as a unique place. As the steward of more than forty historic buildings, OSU faces significant challenges in maintaining and preserving its legacy while adapting to changing needs and new technologies. Fortunately, the historic campus was constructed of durable and aesthetically-pleasing materials that have withstood the test of time. The rich exterior architectural vocabulary of limestone, brownstone, patterned brick, copper, slate, and terra cotta materials is remarkably intact and in generally good condition. Effl orescence, the white salt deposits seen on the piers, indicates moisture moving through the wall. Buildings within the proposed Ohio State University Conservation Overlay District are distinguished by an important collection of architectural styles ranging from Richardsonian Romanesque to Beaux Arts to Art Moderne. The most intact and significant materials, design features, spaces, and elements are manifested on the exteriors of the buildings. With a few exceptions, the historic integrity of many interior rooms and spaces has been compromised, damaged, or removed by extensive modifications. While remaining interior historic fabric should be preserved and maintained, the campus primarily conveys its historic character through the building exteriors and significant features of the historic landscape. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

22 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO The age, style, and significance of campus buildings can be understood by analyzing their exterior design and features. Carved materials, entry pavilions, cornices, columns, rusticated coursing, stone-trimmed windows and doors, towers, gables, and complex roof lines are all surviving features that make the campus unique. Therefore, it is critical that the historic building exteriors be treated carefully in both routine maintenance and renovation projects. Similarly, the relationship of the buildings to the natural and man-made features of the campus must be analyzed in order to understand the historic landscape. Views and vistas, spatial organization, circulation and smallscale features must be respected as the university grows and changes. Since its inception in the late 1960s, the profession of historic preservation has successfully tested and used the Secretary of the Interior s Standards for the Treatment of Historic Properties (Standards) to help guide the change that affects historic resources. A discussion of the Standards and treatments can be found in Chapter One. The baseline standard for treatment of all OSU historic resources should be Preservation, while work needed to adapt, renovate, and modify historic buildings should be based on Rehabilitation. Chapter Two is intended to provide preservation treatment guidance and best-practice approaches. The recommendations are based on the Standards and emphasize the following approaches that should be considered in campus project planning: Repair: Conduct regular inspections and replace deteriorated sections, features, and materials promptly. Materials and workmanship should be executed in kind; that is, matching the historic. Replacement: If historic features and materials are too deteriorated to repair, they should be replaced in kind to match the form, materials, detailing, and other physical and visual qualities of the historic. Reconstruction: Rebuilding missing features should only be undertaken based on historic drawings and/or photographic documentation. Decorative copper cresting and antefi xes are found on many of the Neoclassical structures on campus. All new work should be similar in size, scale, material, design, and color to the existing historic fabric and should not obscure or damage character-defining features. Designs that copy the historic appearance or are borrowed from another building are discouraged as they confuse the historic record and diminish the integrity of the resource. Treatment Guidelines Consideration of repair, renovation, restoration, or new construction involving historic properties should start with an identification of the character-defining features and materials that make a building or landscape unique. The resource assessment found in Appendix B of this report provides convenient baseline information for this critical assessment. Primary consideration should be given to maintaining and protecting character-defining features. Using this approach will result in projects that are compatible with the historic features of the buildings and landscape resources. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

23 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO For treatment of these character-defining features, approaches and guidelines have been developed to assist the university as it moves forward to implement the program. The following sections are arranged alphabetically and include a brief introductory section, inspection guidelines, where appropriate, and treatment guidelines to be used in determining a course of action: Additions Barrier-Free Access Building Systems and Energy Conservation Demolition Entries and Doors Interiors Masonry Metals Roofing Siding and Trim Site Windows The original monumental stair at this secondary entrance tower was removed and the surrounding grade was adjusted to provide level universal access at the basement level. While the original entrance sequence on the interior was lost, the character of that original design was skillfully incorporated into the new design making this entrance modifi cation appear seamless from the exterior. The main building entrance (far right, background) remains unaltered. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

24 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO ADDITIONS New exterior construction is a serious preservation issue. Just as historic buildings vary, new construction should be individually tailored to the historic building and its site. The primary objective in planning an addition is to determine whether the building can be modified without detrimental impact to the historic design, materials, and site. Some buildings cannot accept new exterior additions due to these considerations. Treatment Guidelines A1 Ensure that the design of any new addition is in proportion to the size and scale of the historic building. Additions should be subordinate to the original building. A2 A3 A4 A5 A6 A new addition should not impact or change the general perception of the building s historic design. An addition should not turn a secondary façade into a primary façade. Side or rear secondary elevations are usually the best location for an addition, provided that the addition is set back from the primary, characterdefining historic elevations. Locate mechanical equipment on secondary facades and screen from public view. Design additions in a manner that is compatible with the architectural character of the historic building, using materials that match or complement the historic. Ensure that the new addition is compatible without being a copy of the historic building. While it should be clear to the casual observer that the addition is new and not historic, the design and materials must respect and reflect the original building. This may include simplifying details, changing materials, or slightly altering proportions. This sensitive building addition incorporates roof form and parapet, window grouping and stone trim, and masonry similar to (but not duplicating) the original structure. The addition is smaller in scale and set back from primary façade. Breaking this building addition into three masses, using similar materials like the rusticated stone base, and locating the addition on the rear, complement the original structure. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

25 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO A7 A8 A9 A10 Respect original roof forms when designing an addition. Additions should complement existing forms, not overwhelm them. Design additions to have the same relationship of solids (wall surfaces) to voids (window and door openings) as the historic portion. Do not undertake any full-floor additions (adding an additional full floor on the top of a building). The construction of additional stories should be as inconspicuous as possible and not damage or destroy characterdefining features. Set back additional stories from the historic wall plane when such an approach is required for a new use. A11 Do not radically change or damage the character-defining features of a building when adding a new code-required stairway, ramp, or elevator. Any such addition should be compatible with the materials and scale of the historic structure. The building addition to the right side of the historic structure, while constructed of compatible materials, is larger than the original structure. Because the addition is not set back from the primary façade, it overwhelms the original. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

26 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO BARRIER-FREE ACCESS With the passage of the Americans with Disabilities Act of 1990 (ADA), basic levels of accessibility became an affirmative responsibility for all institutions having properties open to and used by the public. ADA is comprehensive civil rights legislation that applies to governments and to private property owners for employment, telecommunication, public transportation, and access. New construction and alterations to existing buildings are required to comply with the law. The requirements for existing facilities are based upon their use. Historic property owners are not exempt from compliance, although the Americans with Disabilities Act Accessibility Guidelines (ADAAG) contain certain exemptions relative to the protection of significant features. The final treatment chosen for any specific building feature or space will, of necessity, be based on a number of factors including integrity, significance, physical condition, proposed use, building code mandates and accessibility requirements, management objectives, and operational issues. Treatment Guidelines B1 Comply with ADAAG and Chapter 11 of the Ohio Building Code when making modifications to existing buildings or constructing new facilities. A side entry once was adapted to provide universal access. The retaining wall for the landing was also designed to serve as a seat wall. B2 B3 Conduct a comprehensive evaluation of any historic buildings proposed for access-related work to evaluate all possibilities for providing universal access. Engage in consultation with local officials, advocates for the disabled, architects, preservation professionals, and others as appropriate. This collaborative approach will inform the evaluation process, assure selection of alternatives that do not damage historic fabric, and provide sensitive design solutions for both modifications and new construction. Alterations and new construction should provide barrier-free access, promote independence for the disabled to the highest degree practicable, and preserve significant features, materials, and finishes. ADA-related work should meet the Standards. The ramp added to the front of this building overwhelms the entrance and illustrates the scale of features, such as guards and handrails, that are required to meet governing codes. Minimizing the vertical distance between approach and the interior fl oor through grading will greatly reduce the length of required ramps. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY

27 THE OHIO STATE UNIVERSITY COLUMBUS, OHIO BUILDING SYSTEMS AND ENERGY CONSERVATION As campus buildings are renovated, new mechanical, electrical, and plumbing systems will be installed or updated to meet modern expectations of comfort and efficiency. These systems require significant delivery components such as ducts, raceways, and channels. Careful study of current and potential future needs will help integrate these systems into historic structures in the least intrusive manner. Repeated upgrades and temporary fixes can unnecessarily damage historic fabric Treatment Guidelines BE1 New heating, ventilating, and air conditioning (HVAC) systems, plumbing and electrical work should be carefully introduced into historic buildings in a manner that will have the least possible impact. Consideration should be given not only to visual concealment but also to acoustical separation. BE2 BE3 BE4 Where possible, conceal new work in existing chases and channels. Consolidate new systems to keep the impact local and minimal. If new ducting is necessary, design it as an exposed element within the space or install it within a minimal soffit along the wall. Moisture from exhaust vent pipes aids the growth of vines attached to masonry. BE5 BE6 BE7 BE8 New soffits or channels can be appropriate if located in secondary areas with little impact on significant material and spaces. New elements such as baseboard heating systems should be carefully installed without altering historic woodwork or other materials. Through-wall HVAC units are usually not appropriate because they involve demolition and are highly visible on the exterior. In any historic renovation project, include an examination of energy conservation and weatherization to increase the thermal efficiency of the overall building envelope with minimal impact on historic fabric. Careful planning can mean retention of character-defining features and added savings. New HVAC ducts obscure historic bracket and beams. HISTORIC BUILDING SURVEY AND PRESERVATION MANAGEMENT PROGRAM FEBRUARY