Historic Preservation 101 - Denver

HistoricPreservation101Loretto Heights Area Plan1

Loretto Heights Administration Building ConstructionOutlineI.Definition and Brief HistoryII.Common Historic Preservation ToolsIII. Model Examples2

Historic Preservation:“Retaining the culturally valuable structures as useful objects: a home in which human beingslive, a building in the service of some commercial or community purpose. Such preservationinsures structural integrity, relates the preserved object to the life of the people around it, and,not least, it makes preservation a source of positive financial gain rather than another expense.”- Lady Bird Johnson, “With Heritage So Rich,” 19663

Cultural IdentityRe-useHistoric FabricHistoric ContextEconomicCivic PrideReinvestmentCommunity RevitalizationUnique QualitySustainableAdaptive Re-use DesignHeritage PreservationAuthenticitySense ofPlaceCharacter Defining Features4

Benefits of Historic PreservationEconomicEnvironmental“Reuse of buildings with an average level of energyperformance consistently offers immediate climate-changeimpact reductions compared to more energy-efficient newconstruction.”Community5

Modern Preservation Practice – How it StartedDowntown Denver between 1922 and 1930Downtown Denver in 19766

National HistoricPreservation Act(1966)Established a formal andprofessional framework for historicpreservation in the United States Created the National Register ofHistoric Places Mandated selection of StateHistoric Preservation Officers Established role of Certified LocalGovernments within StatesBook published by Special Committee on Historic Preservation sponsoredby United States Conference of Mayors that led to passage of the NationalHistoric Preservation Act in 19667

DenverLandmarkPreservationOrdinance (1967)Established local historicpreservation policy and practicein the City and County of Denver Created the Denver LandmarkPreservation Commission Established process for designatingstructures and districts forpreservation Established design review processfor designated properties Created demolition review processfor all buildings 30-years or olderEmannuel Shearith Israel Chapel (Emmanuel Art Gallery), Auraria Campus – Denver's 1st designatedStructure and oldest surviving church building (b. 1876)8

Denver Landmark Structures & Historic DistrictsApproximately 4%of structures withinthe City andCounty of Denverare designatedDenver LandmarksYou Are Here9

Denver Landmark Structures & Historic Districts343 Individual Structures 54 Historic Districts approx. 6,800 designated buildings10

Our Regulatory StructureNational Park ServiceHistory ColoradoDenver LandmarkPreservationFederal agency thatimplements national historicpreservation policyand programs like theNational Register of HistoricPlaces, Federal RehabilitationTax Credit, and Certified LocalGovernments.State agency that housesthe State Historic PreservationOfficer, implements statehistoric preservation policyand programs like theColorado Register of HistoricProperties, andsupports federal historicpreservation programs.A Certified Local Governmentand Denver CommunityPlanning & DevelopmentDepartment program thatimplements local historicpreservation policy andsupports state and federalhistoric preservation programs.11

Our Advocacy StructureNational Trust for HistoricPreservationThe National Trust for HistoricPreservation protectssignificant places representingour diverse culturalexperience by taking directaction and inspiring broadpublic support.Colorado Preservation, IncPromotes historic preservationstatewide by providingadvocacy, education,outreach, and preservationservices to communities andindividuals. Our vision is toengage citizens to honor andprotect their heritage, to leadthem to build a sustainablefuture with historic places andto inspire them to prioritize thepast as legacy.Historic Denver, IncHistoric Denver has been theleading voice for localpreservation. We work withproperty owners,neighborhoods andcommunities to safeguard theplaces that make our cityunique.12

Infill, Curtis Park Denver Landmark Historic DistrictCommon Historic Preservation ToolsHistoric DesignationsPreservation EasementsHistoric Covenants13

Common Historic Preservation Tools MatrixThis table indicates what each tool can achieve when applied on its own. Tools can also be combined toachieve multiple goals.National Register Denverof Historic Places LandmarkPreservationEasementHistoric CovenantPrevents demolitionNoYesYesYesRequires designreviewNo*Yes (exterior only) Yes (primarilyexterior)Yes (specific toagreement)Eligible for FederalRehabilitation TaxCreditYesNoNo (thougheligible for onetime deduction)NoEligible for StateRehabilitation TaxCreditYesYesNoNoEntity in chargeNational ParkServiceCity and Countyof DenverEasement holder Covenant holder* If a National Register-listed property receives federal and/or state rehabilitation tax credits, the project must follow the Secretary of the Interior’s Standards forRehabilitation—a set of design standards and guidelines that provide the foundation for the Design Guidelines for Denver Landmark Structures & Districts.14

Historic DesignationsThe formal recognition of buildings, structures, sites or objects—individually or in a group—significant for theirhistory, culture and/or architecture and ability to convey such significance through physical features. Anhonorary distinction lasting in perpetuity and providing opportunity for financial incentives and protectivemeasures, in certain instances.San Rafael Historic DistrictDesignation: National Register of Historic PlacesIndividually designated Denver LandmarksNational Western Stock Show Stadium ArenaDesignation: Individual Denver LandmarkJohn Henderson HouseDesignation: Individual Denver Landmark15

Historic Districts: Contributing vs. Non-ContributingHistoric District A significant concentration of sites, buildings, structures or objects unitedhistorically or aesthetically by plan or physical development.Contributing to Historic District Adds to the significance of a district because it was presentduring the period of significance, relates to the documented significance of the district,possesses historic integrity, or independently meets designation criteria.Non-contributing to Historic District Does not add to the significance of a district because itwas not present during the period of significance, does not relate to the documentedsignificance of the district, has been altered to such an extent that it no longerpossesses historic integrity, or it does not independently meet designation criteria.16

Covenants & EasementsHistoric preservation covenants and easements are voluntary legal agreements made between a property ownerand a qualified organization to protect a significant historic property, landscape, or archeological site byrestricting future development aspects of the property. Such an agreement may restrict changes or developmentto the entire property or to a more limited portion, such as a façade or the exterior of a building. The agreementspecifies what portions of the property are protected, how long the protections remains in effect, and whatcontrols or reviews are required for proposed changes.Mary Ford House – West HighlandsPatterson Inn – Capitol Hill17

Covenant or Deed RestrictionCovenants or Deed Restrictions are excellent ways to protect a property for a limited period of time (typically 5 –50 years) during vulnerable times in their history, primarily when there is transfer of ownership or when majorrehabilitation or alteration is planned. Longer term solutions (like easements or local designation) are oftenexplored prior to the expiration of the covenant or deed restriction when the property is deemed valuable by boththe owner and the community.Steele Gymnasium, Berkeley – Historic photoPresent Day18

EasementWhile easements can also be restricted to specific time periods, typically they are held in perpetuity as analternative or an additive measure to local designation for long term protection of important properties.Easements can allow for flexibility and/or customization because it is a direct agreement between a propertyowner and qualified easement holder. Easements, like deed restrictions and covenants, run with the land.Midwest Steel and Iron Works – Denver’s Lincoln Park NeighborhoodVacant condition19

Easement – Midwest Steel & Iron WorksUnder construction20

Easement – Midwest Steel & Iron WorksAfter rehabilitation21

Model ExamplesBuilding Addition, Cuba Cuba Denver LandmarkLowry Air Force Base, DenverState Asylum for the Insane, Buffalo, New YorkFeeders Supply Building, Fort CollinsLowenstein Theatre, Denver22

Model ExamplesLowry Air Force Base, Denver23

Lowry Air Force BaseCampus layout24

Lowry Air Force Base RedevelopmentLowry redevelopment includes two Denver Landmark historic districts, individual designations (National Register and DenverLandmark) and preservation easements25

Model ExamplesBuffalo State Asylum for the Insane, New YorkNow the Hotel Henry Urban Resort Conference CenterListed in the National Register of Historic Places and locally landmarked26

Buffalo State Asylum for the InsaneInterior hotel roomsEntry lobby and stairway after rehabilitation27

Buffalo State Asylum for the InsaneInterior hallways28

Model ExamplesFeeders Supply Building, Fort CollinsBefore Rehabilitation and Re-useAfter Rehabilitation and Re-UseGinger and Baker/The CacheListed in the National Register of Historic Places and contributing to localhistoric district2018 Colorado Preservation, Inc. State Honor Award29

Ginger and Baker/The CacheInterior transformations30

Model ExamplesLowenstein Theater, DenverListed in the National Register of Historic Places and designated Denver Landmark31

Lowenstein Theater, Denver32

Questions?33

Covenants & Easements Historic preservation covenants and easements are voluntary legal agreements made between a property owner and a qualified organization to protect a significant historic property, landscape, or archeological site by restricting future development aspects of the property. Such