Rehabilitation Issues for Historic Buildings. C. Dolder, Preservation Consultant 2012 C. Moore, Tax & Grants Coordinator
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1 Rehabilitation Issues for Historic Buildings C. Dolder, Preservation Consultant 2012 C. Moore, Tax & Grants Coordinator
2 Preservation Architect Tax Incentives Program Grants Program Environmental Review Program Sustainability Program Technical Assistance
3 The Tax Incentives Program
4 Preservation Tax Incentives HPD administers Federal and State Tax Incentives Programs designed to help with the costs associated with rehabilitating a historic structure.
5 Preservation Tax Incentives Created in 1976 Application process Certified historic structure Certified historic rehabilitation
6 Preservation Tax Incentives Federal Rehabilitation Investment Tax Credit Georgia Income Tax Credit Georgia Preferential Property Tax Assessment
7 Preservation Tax Incentives Must meet financial requirements to participate, including a substantial rehabilitation test Must execute the work in accordance with Secretary of the Interior s Standards for Rehabilitation
8 Preservation Tax Incentives A range of historic properties are eligible for the three programs.
9 Building Types-Residential
10 Building Types-Commercial
11 Building Types-Schools/Theaters
12 Building Types
13 Building Types
14 Standards for the Treatment of Historic Properties The Secretary of the Interior's Standards for the Treatment of Historic Properties are common sense historic preservation principles in non-technical language. They promote historic preservation best practices that will help to protect our nation s irreplaceable cultural resources. The Standards offer four distinct approaches to the treatment of historic properties: Preservation Rehabilitation Restoration Reconstruction
15 Standards for Rehabilitation 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. 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. 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. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
16 Standards for Rehabilitation 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. 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. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 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. 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.
17 Technical Preservation Services National Park Service, U.S. Department of the Interior Technical Preservation Services develops historic preservation policy and guidance on preserving and rehabilitating historic buildings, administers the Federal Historic Preservation Tax Incentives Program for rehabilitating historic buildings, and sets the Secretary of the Interior's Standards for the Treatment of Historic Properties.
18 Rehabilitation Issues
19 The Rehabilitation Top Ten The first three tie for #1 1. Window replacement 2. Plaster treatment 3. Demolition 4. Replacement of missing features 5. Masonry Treatments (esp. proposals for sandblasting) 6. New additions and new construction 7. Major floor plan changes 8. Atriums (for buildings w/large areas lacking natural light) 9. Adding period ornamentation 10.Siding treatment (esp. proposals for replacement siding)
20 Plaster
21 Plaster
22 Windows
23 Windows
24 Interiors
25 Interiors
26 Examples of Historic Preservation Tax Incentives Projects
27 Replication of Missing Features Selective Replacement In-Kind
28 972 and 980 Maple Street Macon, Bibb County
29 E. A. Eason House 214 E. 32 nd Street, Savannah, Chatham County
30 Edward H. Dorsey House, Athens
31 Removing Later Alterations Use of Physical Evidence and Historical Documentation
32 1515 Abercorn Street Savannah, Chatham County
33 1515 Abercorn Street Savannah, Chatham County
34 1515 Abercorn Street Savannah, Chatham County
35 Stovall-Barns House, 1211 Greene Street, Augusta, Richmond County
36 923 Washington Avenue Macon, Bibb County
37 923 Washington Avenue Macon, Bibb County
38 New Interior Partitions
39 217 and 219 Main Street Tifton, Tift County
40 217 and 219 Main Street Tifton, Tift County
41 Dunbar-Howard House 314 Greene Street, Augusta, Richmond County
42 Dunbar-Howard House 314 Greene Street, Augusta, Richmond County
43 New Uses in Historic Spaces
44 535 College Street Macon, Bibb County
45 535 College Street Macon, Bibb County
46 207 E. 31 st Street Savannah, Chatham County
47 207 E. 31 st Street Savannah, Chatham County
48 Period of Significance Interior Alterations
49 Wallis Cottage Tybee Island, Chatham County
50 626 Arlington Place Macon, Bibb County
51 626 Arlington Place Macon, Bibb County
52 New Construction & Compatibility
53 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
54 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
55 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
56 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
57 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
58 Waynesboro High School 830 Academy Avenue, Waynesboro, Burke County
59 New Additions
60 214 East Park Avenue Savannah, Chatham County
61 214 East Park Avenue Savannah, Chatham County
62 214 East Park Avenue Savannah, Chatham County
63
64 695 Rosalia Street Atlanta, Fulton County
65 695 Rosalia Street Atlanta, Fulton County
66 695 Rosalia Street Atlanta, Fulton County
67 Building Systems: Plumbing, Electrical, and HVAC
68 101 N. Ashley Street Valdosta, Lowndes County
69 101 N. Ashley Street Valdosta, Lowndes County
70 101 N. Ashley Street Valdosta, Lowndes County
71 Amoss Pharmacy 5 S.W. Broad Street, Fairburn, Fulton County
72 Amoss Pharmacy 5 S.W. Broad Street, Fairburn, Fulton County
73 Amoss Pharmacy 5 S.W. Broad Street, Fairburn, Fulton County
74 Use of Color
75 Henry B. Tompkins House 125 W. Wesley Road, N.W, Atlanta, Fulton County
76 Henry B. Tompkins House 125 W. Wesley Road, N.W, Atlanta, Fulton County
77 Interior Design
78 Hinman House/Stonehurst 923 Piedmont Avenue, Atlanta, Fulton County
79 Hinman House/Stonehurst 923 Piedmont Avenue, Atlanta, Fulton County
80 Hinman House/Stonehurst 923 Piedmont Avenue, Atlanta, Fulton County
81 Hinman House/Stonehurst 923 Piedmont Avenue, Atlanta, Fulton County
82 Contact Information William Hover Tax Incentives & Rehabilitation Guidance Program Manager & Architectural Reviewer (404) Historic Preservation Division 254 Washington Street Ground Level Atlanta, Georgia
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