Commercial Architecture November 2017 - 9

FEATURE

W

historic buildings

hen it comes to historic buildings, the U.S. De-

the ambiance of the engine room, its paneled and tin ceiling, and

partment of the Interior, National Park Service,

the fire pole linking to the floor above-while introducing new fea-

suggests there is more than one approach. In fact,

tures to this 1928 monument in downtown Los Angeles," he said.

Standards for the Treatment of Historic Properties enumerates four:

preservation, rehabilitation, restoration, and reconstruction.

Philip B. Chen, AIA, LEED AP, president, Ann Beha Architects,
Boston, agreed that the categories may overlap. "We refer to the

"Fundamental to the question is integrity, significance, and eco-

Secretary of Interior's Standards For The Treatment Of Historic

nomic viability," said David Bell, FAIA, LEED AP, BD+C, Bell

Properties a lot in our work. We use those guidelines even in private

Architects PC, Washington, relating how the guidelines apply to his

projects where the state historic preservation officer may not be in-

firm's work.

volved. That's simply because these guidelines, which were really

"Preservation is most viable when there is a great deal of integri-

issued first in the 70s, have become really tried, tested, and have

ty, continuous use that is consistent with the historical use, and

become standard for a lot of historic commissions and people who

limited increase or change in economic demands," he said.

are interested in preservation of projects," he said.

"Rehabilitation is the approach most applicable to our practice,"

The clues to determining which approach is most appropriate are

Bell continued. "Much of our work is related to modernizing sys-

in the guidelines themselves, Chen observed. "How historic is the

tems and enclosures in historic buildings to meet current demands

building; what is its level of significance? These are questions archi-

for energy efficiency, comfort, life safety, and accessibility. While

tects must ask. If something historic happened there, or the building

rehabilitation can have some areas or elements that are restored, this

is such a quintessential example of a certain style or a certain work

approach allows for some flexibility to incorporate new systems and

by an architect, then it falls into the preservation/restoration catego-

change spatial configurations; it is suited to adaptive reuse. There

ries," Chen commented.

are federal rehabilitation tax credits applicable to this approach-
which are also available for restoration projects as well."
"Restoration is more of an academic approach, requiring rigor in
research and application," Bell explained. "It is often related to a use

"Much of our current work," Chen observed, "mostly falls into
the category of rehabilitation. "That is determined by the proposed
use of the building. Clients are often looking for a new use-adaptive
reuse.

similar to the period of significance. It's not uncommon for histor-

"We've found for a lot of historic buildings, their original use

ic-house museums to fall into this category. Sometimes these will be

may not be viable any longer, or their owners may not be able to

eligible for grants with associated conservation easements."

continue maintaining and sustaining their buildings," he said. "We

Finally, most reconstruction work generally is done when the

do a lot of higher-education work; we do a lot of public work or

historic resource is largely gone, Bell commented. "It is probably the

cultural work. A lot of our clients often are able to step in and take

least common of the approaches. This can be a tricky approach,

on the maintenance of these buildings, and sometimes they're the

while it is hard to avoid conjecture without having a great deal of

only ones that are able to; they have the resources to do it and do it

documentation. One of the most well-known examples is Colonial

properly. For a college or university or a public institution, or a cul-

Williamsburg."

tural institution to come in and actually use a building, that's going

"At STIR Architecture, we consider many factors when deter-

to, I think, ensure its preservation and maintenance over time."

mining the right approach, as the order of importance of the con-

Above. The Northeast Neighborhood
Library, Washington, DC (c. 1932)
was rehabilitated for continued use
by Bell Architects. Interior and exterior improvements were completed.
The project obtained LEED Silver
status, an EUI (Energy Use Intensity)
of 76, and ADA access was provided.
Photo: Bell Architects

cepts can shift these depending on the intended use and the source

INCREASED INTEREST

of funding," said James C. Auld, AIA, CDP, partner, STIR Architec-

There is increased interest in preserving and restoring historic prop-

ture, Los Angeles.

erties throughout the United States.

"Budget and funding sources, project location, the building and

David Bell of Bell Architects commented, "The Washington,

site condition, the context and the future intended use, if different

DC, area has a strong interest in historic properties. Many historic

than the historic use, as well as the intended outcome of a project,

districts and individual landmarks can be found in places such as

influence our choice of approach. We may borrow from all four

Washington; Alexandria and Middleburg, VA; Frederick, Annapo-

approaches-especially when the historic use is being replaced with

lis, and Prince Georges County, MD. In my opinion, there is a desire

a newer one. When the project will remain in its original use, we

to retain and enhance the sense of place, so that cities retain their

may only employ a preservation approach to stabilize the structure,

cultural heritage and identity. As globalization becomes more pro-

make it safe, and more resilient to damage from earthquake, fire, or

nounced, authenticity becomes more valued and also more difficult

wind," Auld said.

to retain/achieve."

"Our work to date with historic buildings has focused on a com-

"There is a growing interest in reusing historic places, buildings,

bination of approaches, which results in the greatest benefit relative

and interiors and not just in older cities with large stocks of build-

to the cost. For example, at Los Angeles Engine Co. 28, we added an

ings 200 years old and older," agreed James Auld.

additional office level on top of the main roof, behind an existing

"In areas of the U.S. that developed largely after WWII, like Los

parapet. The parapet fronts the only significant façade and allowed

Angeles, buildings of some age and specific character are enjoying a

a change of use from firehouse to creative office on levels above

renaissance. In fact, there is recent interest in buildings that are not

ground and a ground-level restaurant. Our work retained all of the

necessarily listed in local or historic registers, but have unique, rele-

significant features-the brick, stone, tile façade, great massive doors,

vant, and adaptable features that can be a key part of the redesign in
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NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

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Table of Contents for the Digital Edition of Commercial Architecture November 2017
