Brian D. Rich, AIA, NCARB, LEED AP, CDT, CCCA, PMP*
Richaven PLLC
HISTORIC PRESERVATION
IN KING COUNTY
THE REGULATORY AND ...
PART I – A BRIEF HISTORY OF HISTORIC PRESERVATION
PART II - WHAT ARETHE ELEMENTS OFTHE KING COUNTY HISTORIC PRESERVATION
P...
WHAT ARE THE STANDARDS, RULES, AND REGULATIONSTHAT APPLYTO KING
COUNTY LANDMARKS?
HOW DOESTHE KING COUNTY LANDMARKS COMMIS...
1966 NATIONAL HISTORIC PRESERVATION ACT AND
FLOWED FROMTHERE…
NHPA enabled states to create legislation and
established th...
King County Code Section 20.62
Administrative Rules and Regulations
King County Landmarks Commission
King County Historic ...
King County Historic Preservation Program
Criteria for nomination and designation of landmarks
Procedures for Certificates...
CRITERION A: Is associated with events that have made a significant contribution
to the broad patterns of national, state ...
In many ways they repeat a lot of the provisions of KCC 20.62
Most importantly, KC Landmarks Commissions Rules and Regulat...
Formally known as….
PART III –THE STANDARDS
OR…
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAV...
… IS NOT THE HYPOCRITIC OATH!
THE ESSENCE OFTHE STANDARDS…
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT...
THE ESSENCE OFTHE STANDARDS…
… IS THE HIPPOCRATIC OATH!
• “…I will follow that system of regimen
which, according to my ab...
PRESERVATION is defined as the act
or process of applying measures
necessary to sustain the existing
form, integrity, and ...
a) A property will be used as it was historically, or be given a new use
that maximizes the retention of distinctive mater...
c) Each property will be recognized as a physical record of its
time, place, and use. Work needed to stabilize, consolidat...
f) The existing condition of historic features will be evaluated to
determine the appropriate level of intervention needed...
REHABILITATION is defined as the act
or process of making possible a
compatible use for a property through
repair, alterat...
a) A property will be used as it was historically or be given a new use
that requires minimal change to its distinctive
ma...
d) Changes to a property that have acquired historic significance in
their own right will be retained and preserved.
e) Di...
g) Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible.Treatments that c...
i) New additions, exterior alterations, or related new construction
will not destroy historic materials, features, and spa...
RESTORATION is defined as the act or process of
accurately depicting the form, features, and
character of a property as it...
a) A property will be used as it was historically or be given a new use
which reflects the property's restoration period.
...
d) Materials, features, spaces, and finishes that characterize other
historical periods will be documented prior to their ...
g) Replacement of missing features from the restoration period will be
substantiated by documentary and physical evidence....
RECONSTRUCTION is defined as the
act or process of depicting, by means
of new construction, the
form, features, and detail...
a) Reconstruction will be used to depict vanished or non-surviving
portions of a property when documentary and physical ev...
d) Reconstruction will be based on the accurate duplication of historic
features and elements substantiated by documentary...
A CULTURAL LANDSCAPE is defined as "a geographic area, including both cultural
and natural resources and the wildlife or d...
A landscape that was consciously designed or laid out by a landscape
architect, master gardener, architect, or horticultur...
A landscape that evolved through use by the people whose activities or
occupancy shaped that landscape.
Through social or ...
A landscape significant for its association with a historic event, activity, or
person.
Examples include battlefields and ...
A landscape containing a variety of
natural and cultural resources that
associated people define as heritage
resources.
Ex...
• COA = Certificate Of Appropriateness
• Application to the Landmarks Commission for approval of alterations to be done to...
Projects that involve restoration of historic
features and major repairs using the same type
of materials originally found...
Projects that involve alterations in the appearance
of the property requireType II COAs.
Examples of projects requiringTyp...
Projects that propose the
demolition or relocation of
landmark properties or the
excavation of archaeological
sites requir...
TYPICALTYPE II COA PROCESS
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
CASE STUDIES
PARTVI – APPLICATION OF
SECRETARY OFTHE INTERIOR’S
STANDARDS
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUC...
MARY OLSON FARM
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
Built in 1897 through 1902
In Auburn, Washington
Designated a King County Landmark in 1995
Farmstead includes an 1897 hay ...
It is listed on the National Register of Historic Places under Category A as a
Locally Significant place associated with e...
Siding, which runs the full height of the 30’ walls, is rotting
Doors deteriorating, and a code and ADA compliant floor we...
CONDITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
CONDITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
CONDITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
Barn restoration – siding & roof
Barn restoration – flooring, doors, and siding
These projects at Mary Olson Farm are the ...
TYPE II COA’S SUBMITTED
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
Standards for Rehabilitation were applied
APPLICATION OFTHE SECRETARY OF
THE INTERIOR’S STANDARDS
SUSTAINABLE PRESERVATION...
All applications for Type II COAs have been approved and work is in progress
Auburn School District uses the farm as an ed...
QUAALE LOG CABIN
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
Built circa 1903 to 1905
West edge of the SnoqualmieValley, near Carnation
Designated a King County Landmark in 1990
HISTO...
One of the earliest and best extant examples of log cabin construction in the
Snoqualmie River Valley and King County.
Des...
Roof needed reworking
Windows and doors did not seal completely
Deteriorating due to water infiltration
BUILDING CONDITION...
COA included in-kind replacement of all original windows with new wood
framed windows
TYPE II COA APPLICATION
SUBMITTED
SU...
Standards for Rehabilitation were
applied
APPLICATION OFTHE SECRETARY OF
THE INTERIOR’S STANDARDS
SUSTAINABLE PRESERVATION...
KCLC approved the application for a Type 2 COA
Window installation was completed in Mid-2005.
CONCLUSION
SUSTAINABLE PRESE...
TOLT BRIDGE DEMOLITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
Built in 1922
Second bridge at this location on
Tolt Hill Road, crossing the
Snoqualmie River
PrattTruss (Parker Sub-type)...
Designated less than 10 years ago, in
1997
Designated under Criterion A3 due to
its design as one of only two
remaining fu...
Severely rusted members
Corrosion was in areas where it could not be arrested
Bridge was in danger of collapse
CONDITION
S...
CONDITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
CONDITION
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
New bridge to be built adjacent to old
bridge
New bridge was downstream of old
bridge
Could not keep old bridge for severa...
Secretary of the Interior’s Standards
were NOT applied
APPLICATION OFTHE SECRETARY OF
THE INTERIOR’S STANDARDS
SUSTAINABLE...
KCLC Rules and Regulations allow for demolition of a Designated Landmark
on the basis of a threat to public health and saf...
APPLICATION OFWASHINGTON
STATE LAW AND KCLC RULES AND
REGULATIONS
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MAN...
KCLC approved the application for a Type III COA
King County Roads and Bridges Department presented a carefully outlined
c...
Landmarks Commissions are here to
ensure we do not destroy our cultural
heritage with a balance of using and
preserving th...
WHAT CANYOU DO TO BE MORE AWARE OF HISTORIC PRESERVATION
ISSUES ONYOUR PROJECTS?
PARTVIII -WHAT CANYOU DO?
SUSTAINABLE PRE...
Why is keeping any building or site valuable?
What does Preservation mean to the Owner?
What does Preservation meant to th...
Use caution when calling for any
procedure which may damage the
historic fabric of a site or building or
material
Remember...
Understand what the preservation philosophy and approach is for each
project, client, design team.
Make sure all Team Memb...
Exercise and require caution when designing
new construction to go within an existing
historic structure
Material compatib...
Call for large scale tests and mockups of procedures prior to implementation
on all different substrates.
Monitor your con...
The design team and Owner should understand that a restoration project
will only be the first of many.
Hopefully, one alte...
There is no magic silver bullet for all sets of
conditions
Multiple choices for each situation
All projects are constraine...
THANKYOU!
QUESTIONS?
SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
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Preservation in King County

Brian Rich gave this presentation as an introduction to the King County Historic Preservation Program in King County, Washington in 2006.
Published on: Mar 4, 2016
Source: www.slideshare.net


Transcripts - Preservation in King County

  • 1. Brian D. Rich, AIA, NCARB, LEED AP, CDT, CCCA, PMP* Richaven PLLC HISTORIC PRESERVATION IN KING COUNTY THE REGULATORY AND REVIEW PROCESS OFTHE KING COUNTY LANDMARKS COMMISSION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 2. PART I – A BRIEF HISTORY OF HISTORIC PRESERVATION PART II - WHAT ARETHE ELEMENTS OFTHE KING COUNTY HISTORIC PRESERVATION PROGRAM? PART III – SECRETARY OFTHE INTERIOR’S STANDARDS FORTHETREATMENT OF HISTORIC PROPERTIES BYTHE NATIONAL PARK SERVICE PART IV - CULTURAL LANDSCAPES PART I – A BRIEF HISTORY OF HISTORIC PRESERVATION PART V - WHAT IS A COA AND HOW DOES IT WORK? PART VI – APPLICATION OF SECRETARY OFTHE INTERIOR’S STANDARDS – CASE STUDIES PART VII – WHAT HAVE WE LEARNED? PART VIII - WHAT CAN CSI MEMBERS DOTO BE MORE AWARE OF HISTORIC PRESERVATION ISSUES FORTHEIR PROJECTS? OUTLINE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 3. WHAT ARE THE STANDARDS, RULES, AND REGULATIONSTHAT APPLYTO KING COUNTY LANDMARKS? HOW DOESTHE KING COUNTY LANDMARKS COMMISSION MAKE IT’S DECISIONS ON PROJECTS? HOW ARE THESE DECISIONS COMMUNICATEDTO OWNERS, PRACTITIONERS, AND CONTRACTORS? HISTORIC PRESERVATION IN KING COUNTY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 4. 1966 NATIONAL HISTORIC PRESERVATION ACT AND FLOWED FROMTHERE… NHPA enabled states to create legislation and established the SHPO Local jurisdictions passed their own ordinances Historic Preservation in King County originates in the King County Planning Policies King County created the Historic Preservation Program in 1978 with KCC 20.62. FORMAL HISTORIC PRESERVATION IN THE US STARTED IN… SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 5. King County Code Section 20.62 Administrative Rules and Regulations King County Landmarks Commission King County Historic Preservation Program 4 CULTURE PART II - WHAT ARETHE ELEMENTS OFTHE KING COUNTY HISTORIC PRESERVATION PROGRAM? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 6. King County Historic Preservation Program Criteria for nomination and designation of landmarks Procedures for Certificates of Appropriateness (COAs) Procedures for evaluation of economic impact Procedures for appeals, penalties, and funding Enabled creation of administrative rules WHAT DOES KCC 20.62 INCLUDE? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 7. CRITERION A: Is associated with events that have made a significant contribution to the broad patterns of national, state or local history CRITERION B: Is associated with the lives of persons significant in national, state or local history CRITERION C: Embodies the distinctive characteristics of a type, period, style or method of design or construction, or that represents a significant and distinguishable entity whose components may lack individual distinction CRITERION D: Has yielded, or may be likely to yield, information important to prehistory or history CRITERION E: Is an outstanding work of a designer or builder who has made a substantial contribution to the art LANDMARK DESIGNATION CRITERIA SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 8. In many ways they repeat a lot of the provisions of KCC 20.62 Most importantly, KC Landmarks Commissions Rules and Regulations refer us to the Secretary of the Interior’s Standards for evaluation of alterations to designated landmarks. What are the Standards and how do they work? KCLC RULES AND REGULATIONS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 9. Formally known as…. PART III –THE STANDARDS OR… SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 10. … IS NOT THE HYPOCRITIC OATH! THE ESSENCE OFTHE STANDARDS… SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 11. THE ESSENCE OFTHE STANDARDS… … IS THE HIPPOCRATIC OATH! • “…I will follow that system of regimen which, according to my ability and judgment, I consider for the benefit of my patients, and abstain from whatever is deleterious and mischievous…” • Or, in other words… FIRST , DO NO HARM. • Second, preserve the nature of the original entity SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 12. PRESERVATION is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. PRESERVATION – DEFINITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 13. a) A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken. b) The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. PRESERVATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 14. c) Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. d) Changes to a property that have acquired historic significance in their own right will be retained and preserved. e) Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. PRESERVATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 15. f) The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture. g) Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.Treatments that cause damage to historic materials will not be used. h) Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. PRESERVATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 16. REHABILITATION is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. REHABILITATION – DEFINITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 17. a) A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. b) The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. c) Each property will 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 elements from other historic properties, will not be undertaken. REHABILITATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 18. d) Changes to a property that have acquired historic significance in their own right will be retained and preserved. e) Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. f) Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. REHABILITATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 19. g) Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.Treatments that cause damage to historic materials will not be used. h) Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. REHABILITATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 20. i) New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property.The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. j) New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. REHABILITATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 21. RESTORATION is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project. RESTORATION – DEFINITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 22. a) A property will be used as it was historically or be given a new use which reflects the property's restoration period. b) Materials and features from the restoration period will be retained and preserved.The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period will not be undertaken. c) Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. RESTORATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 23. d) Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal. e) Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved. f) Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. RESTORATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 24. g) Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically. h) Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.Treatments that cause damage to historic materials will not be used. i) Archeological resources affected by a project will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. j) Designs that were never executed historically will not be constructed. RESTORATION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 25. RECONSTRUCTION is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location RECONSTRUCTION – DEFINITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 26. a) Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property. b) Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken. c) Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships. RECONSTRUCTION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 27. d) Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture. e) A reconstruction will be clearly identified as a contemporary re- creation. f) Designs that were never executed historically will not be constructed. RECONSTRUCTION – STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 28. A CULTURAL LANDSCAPE is defined as "a geographic area, including both cultural and natural resources and the wildlife or domestic animals therein, associated with a historic event, activity, or person or exhibiting other cultural or aesthetic values." There are four general types of cultural landscapes, not mutually exclusive: historic sites, historic designed landscapes, historic vernacular landscapes, and ethnographic landscapes. PART IV - CULTURAL LANDSCAPES SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 29. A landscape that was consciously designed or laid out by a landscape architect, master gardener, architect, or horticulturist according to design principles, or an amateur gardener working in a recognized style or tradition. HISTORIC DESIGNED LANDSCAPE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 30. A landscape that evolved through use by the people whose activities or occupancy shaped that landscape. Through social or cultural attitudes of an individual, family or a community, the landscape reflects the physical, biological, and cultural character of those everyday lives. HISTORICVERNACULAR LANDSCAPE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 31. A landscape significant for its association with a historic event, activity, or person. Examples include battlefields and president's house properties. HISTORIC SITE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 32. A landscape containing a variety of natural and cultural resources that associated people define as heritage resources. Examples are contemporary settlements, religious sacred sites and massive geological structures. Small plant communities, animals, subsistence and ceremonial grounds are often components. ETHNOGRAPHIC LANDSCAPE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 33. • COA = Certificate Of Appropriateness • Application to the Landmarks Commission for approval of alterations to be done to a landmark. • A COA can contain the application form, drawings, narrative descriptions, material samples, specifications, or any combination of the above items. • There are 3 types of COAs • Type I • Type II • Type III PARTV - WHAT IS A C.O.A.? HOW DOES ITWORK? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 34. Projects that involve restoration of historic features and major repairs using the same type of materials originally found on the building require a Type I COA. An example of a project that requires a Type I COA is replacing a deteriorated shingle roof with a new shingle roof. Or replacing old cartilage with newly grown cartilage. TYPE I COAs SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 35. Projects that involve alterations in the appearance of the property requireType II COAs. Examples of projects requiringType II COA are building an addition on a landmark building, adding a new building within the boundary of a landmark property or district, or replacing a joint with a metal ball and socket. TYPE II COAs SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 36. Projects that propose the demolition or relocation of landmark properties or the excavation of archaeological sites requireType III COA’s. These types of projects have an irreversible effect on a landmark property, and therefore require the most stringent review. TYPE III COAs SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 37. TYPICALTYPE II COA PROCESS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 38. CASE STUDIES PARTVI – APPLICATION OF SECRETARY OFTHE INTERIOR’S STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 39. MARY OLSON FARM SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 40. Built in 1897 through 1902 In Auburn, Washington Designated a King County Landmark in 1995 Farmstead includes an 1897 hay barn, a 1902 farm house, and several outbuildings constructed in the late 19th and early 20th centuries including a weaving house, smokehouse, garage / ice house, and chicken coop. Mission Statement/Preservation Philosophy HISTORY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 41. It is listed on the National Register of Historic Places under Category A as a Locally Significant place associated with events that have made a significant contribution to the broad patterns of our history. It is listed as a King County Landmark, designated under Criterion A1 and A3, for its strong association with the evolving agricultural history of King County and as an intact cultural landscape complete with a late 19th century working farm including a farmhouse, several outbuildings, road, creek, fence, orchard, forest, and field features. Features of Significance include all exterior portions of the contributing buildings, interior of the barn, all fences, orchard trees… The Period of Significance is from 1897 to 1940, encompassing the major physical development of the farm. SIGNIFICANCE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 42. Siding, which runs the full height of the 30’ walls, is rotting Doors deteriorating, and a code and ADA compliant floor were non-existent Roof needed to be replaced on barn Several other structures on property that had collapsed CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 43. CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 44. CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 45. CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 46. Barn restoration – siding & roof Barn restoration – flooring, doors, and siding These projects at Mary Olson Farm are the best of preservation where original building fabric is carefully duplicated in material and even method of fabrication and installation TYPE II COAs SUBMITTED SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 47. TYPE II COA’S SUBMITTED SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 48. Standards for Rehabilitation were applied APPLICATION OFTHE SECRETARY OF THE INTERIOR’S STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 49. All applications for Type II COAs have been approved and work is in progress Auburn School District uses the farm as an educational tool for their children demonstrating our heritage and old farming techniques CONCLUSION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 50. QUAALE LOG CABIN SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 51. Built circa 1903 to 1905 West edge of the SnoqualmieValley, near Carnation Designated a King County Landmark in 1990 HISTORY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 52. One of the earliest and best extant examples of log cabin construction in the Snoqualmie River Valley and King County. Designated under Criterion A3 as an excellent example of alternating hewn log construction with full dovetail cornering with no overlap. Features of Significance include all exterior portions of the house. One of two remaining log houses in King County retaining its physical integrity. SIGNIFICANCE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 53. Roof needed reworking Windows and doors did not seal completely Deteriorating due to water infiltration BUILDING CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 54. COA included in-kind replacement of all original windows with new wood framed windows TYPE II COA APPLICATION SUBMITTED SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 55. Standards for Rehabilitation were applied APPLICATION OFTHE SECRETARY OF THE INTERIOR’S STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 56. KCLC approved the application for a Type 2 COA Window installation was completed in Mid-2005. CONCLUSION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 57. TOLT BRIDGE DEMOLITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 58. Built in 1922 Second bridge at this location on Tolt Hill Road, crossing the Snoqualmie River PrattTruss (Parker Sub-type) Designed and built at a time when fully riveted trusses were gaining favor with the introduction of the pneumatic riveter. HISTORY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 59. Designated less than 10 years ago, in 1997 Designated under Criterion A3 due to its design as one of only two remaining fully riveted Pratt (Parker sub-type) trusses in King County Features of Significance include: All components of the bridge and their associated approaches. SIGNIFICANCE SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 60. Severely rusted members Corrosion was in areas where it could not be arrested Bridge was in danger of collapse CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 61. CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 62. CONDITION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 63. New bridge to be built adjacent to old bridge New bridge was downstream of old bridge Could not keep old bridge for several reasons Old bridge had to be removed, therefore the Type III COA application was required. TYPE III COA SUBMITTED SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 64. Secretary of the Interior’s Standards were NOT applied APPLICATION OFTHE SECRETARY OF THE INTERIOR’S STANDARDS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 65. KCLC Rules and Regulations allow for demolition of a Designated Landmark on the basis of a threat to public health and safety KCLC Rules and Regulations allow for leniency in alterations to landmarks on the basis of Economic Hardship Washington State and Federal Laws do not allow for increasing the water level during a flood APPLICATION OFWASHINGTON STATE LAW AND KCLC RULES AND REGULATIONS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 66. APPLICATION OFWASHINGTON STATE LAW AND KCLC RULES AND REGULATIONS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 67. KCLC approved the application for a Type III COA King County Roads and Bridges Department presented a carefully outlined case for why the bridge had to be removed, including all of the County, State and Federal laws and economic implications supporting their decisions. KC Roads & Bridges worked with the Commission to provide the information which provided the key to allowing the demolition of the bridge. They worked the KC Code. King County lost one of the finest examples of the early 20th Century bridges Mitigation Efforts CONCLUSION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 68. Landmarks Commissions are here to ensure we do not destroy our cultural heritage with a balance of using and preserving the resource The Secretary of the Interior’s Standards intentionally allow for flexibility Make your case! PARTVII –WHAT HAVEWE LEARNED? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 69. WHAT CANYOU DO TO BE MORE AWARE OF HISTORIC PRESERVATION ISSUES ONYOUR PROJECTS? PARTVIII -WHAT CANYOU DO? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 70. Why is keeping any building or site valuable? What does Preservation mean to the Owner? What does Preservation meant to the user? UNDERSTANDTHE CONCEPT OF PRESERVATION SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 71. Use caution when calling for any procedure which may damage the historic fabric of a site or building or material Remember the Hippocratic Oath (not the Hypocritic Oath!) UNDERSTANDTHE CONCEPT OF REVERSIBILITY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 72. Understand what the preservation philosophy and approach is for each project, client, design team. Make sure all Team Members understand what the Preservation Philosophy is. Landmark Designation forms are the key to documenting this philosophy. Use Historic Resources Survey/Inventory information if it’s not designated! DEVELOP A PRESERVATION PHILOSOPHY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 73. Exercise and require caution when designing new construction to go within an existing historic structure Material compatibility Design/aesthetic compatibility Does it meet the preservation philosophy? Be sensitive to not only the appearance, but the substance of the materials being altered. DESIGN APPROPRIATELY SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 74. Call for large scale tests and mockups of procedures prior to implementation on all different substrates. Monitor your construction Contractor be aware of what you are doing – we only get one chance. TESTYOUR HYPOTHESES SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 75. The design team and Owner should understand that a restoration project will only be the first of many. Hopefully, one alteration project will keep the structure around long enough for someone to want to do another one in the future. ANTICIPATE FUTURE REHABILITATIONS SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 76. There is no magic silver bullet for all sets of conditions Multiple choices for each situation All projects are constrained by budget, time, and quality criteria What we do is make decisions and choices. MAKE A DECISION AND DOCUMENT IT SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866
  • 77. THANKYOU! QUESTIONS? SUSTAINABLE PRESERVATION ARCHITECTURE & CONSTRUCTION MANAGEMENT WWW.RICHAVEN.COM 206.909.9866

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