# Historic Preservation

## Designation Types

### Federal Designations
| Designation | Description |
|-------------|-------------|
| National Historic Landmark | Nationally significant |
| National Register | National, state, or local significance |
| Historic District | Geographic area with character |
| Contributing | Adds to district character |
| Non-contributing | Does not add to character |

### State and Local
| Level | Description |
|-------|-------------|
| State Register | State historic resources |
| Local Landmark | Municipally designated |
| Local Historic District | Local protection overlay |
| Conservation District | Lesser protection level |

### Protection Level
| Designation | Protection |
|-------------|------------|
| National Register only | No protection, incentives only |
| State Register | Varies by state |
| Local Landmark | Full local review |
| Federal undertaking | Section 106 review |

---

## Secretary of Interior Standards

### Standards for Rehabilitation
| Standard | Summary |
|----------|---------|
| 1 | Use compatible with historic character |
| 2 | Retain historic character; don't destroy |
| 3 | Recognize property as record of time |
| 4 | Preserve significant changes |
| 5 | Preserve distinctive features |
| 6 | Repair rather than replace |
| 7 | Use gentle cleaning methods |
| 8 | Protect archaeological resources |
| 9 | New additions should be compatible but differentiated |
| 10 | New work should be reversible |

### Treatment Types
| Treatment | Purpose |
|-----------|---------|
| Preservation | Maintain existing form |
| Rehabilitation | Adapt for contemporary use |
| Restoration | Restore to specific period |
| Reconstruction | Recreate vanished element |

### When to Use Each
| Situation | Treatment |
|-----------|-----------|
| Original use continues | Preservation |
| New use needed | Rehabilitation |
| Interpretive/museum | Restoration |
| Lost features, evidence exists | Reconstruction |

---

## Tax Credits

### Federal Historic Tax Credit
| Credit | Requirement |
|--------|-------------|
| 20% credit | Certified rehabilitation |
| Building type | Income-producing |
| National Register | Listed or eligible |
| Substantial rehabilitation | Exceeds adjusted basis |
| QRE | Qualified rehabilitation expenditures |

### Substantial Rehabilitation Test
| Formula | Requirement |
|---------|-------------|
| Adjusted basis | Original cost - land - depreciation |
| QRE minimum | Greater of $5,000 or adjusted basis |
| Time period | 24-month measuring period |
| 60-month phase | For phased projects |

### Qualified Rehabilitation Expenditures (QRE)
| Included | Excluded |
|----------|----------|
| Building materials | Land acquisition |
| Labor costs | New additions (expansion) |
| Professional fees | Furniture, fixtures |
| Interest during construction | Landscaping |
| Developer fees | Personal property |

### State Tax Credits
| State | Credit |
|-------|--------|
| Florida | No state credit |
| Many states | 10-25% additional |
| Stacking | State + federal allowed |
| Transferability | Varies by state |

---

## Review Process

### National Park Service Review
| Part | Purpose |
|------|---------|
| Part 1 | Certify significance |
| Part 2 | Describe proposed work |
| Part 3 | Certify completed work |

### Part 1 Application
| Content | Description |
|---------|-------------|
| Building description | Age, style, features |
| Historical significance | Why it matters |
| Character-defining features | Key elements |
| Photos | Exterior and interior |
| SHPO review | State Historic Preservation Office |

### Part 2 Application
| Content | Description |
|---------|-------------|
| Proposed work | Detailed description |
| Drawings | Before and after |
| Specifications | Materials, methods |
| Justification | How meets Standards |
| SHPO review | State concurrence |
| NPS review | Final determination |

### Part 3 Application
| Content | Description |
|---------|-------------|
| Completed work | As-built documentation |
| Photos | Before, during, after |
| Certification | Work matches Part 2 |
| Amendments | If changes occurred |

---

## Character-Defining Features

### Exterior Features
| Element | Typical Features |
|---------|------------------|
| Walls | Material, pattern, texture |
| Windows | Type, pattern, trim |
| Doors | Original doors, hardware |
| Roof | Shape, material, dormers |
| Cornices | Profile, material, detail |
| Porches | Configuration, details |
| Storefronts | Original configuration |

### Interior Features
| Element | Typical Features |
|---------|------------------|
| Floor plan | Significant spaces, sequence |
| Stairways | Balustrades, newels |
| Trim work | Profiles, proportion |
| Ceilings | Ornament, height, coffers |
| Flooring | Material, pattern |
| Hardware | Doors, windows |
| Lighting | Historic fixtures |

### Site Features
| Element | Description |
|---------|-------------|
| Setting | Relationship to surroundings |
| Landscape | Historic plantings, features |
| Outbuildings | Related structures |
| Walkways | Historic paths, materials |
| Walls/Fences | Historic enclosures |

---

## Common Work Items

### Masonry
| Approach | When |
|----------|------|
| Gentle cleaning | Remove dirt, biological |
| Repointing | Match original mortar |
| Repair in kind | Replace damaged units |
| Consolidation | Stabilize deterioration |

| Avoid | Why |
|-------|-----|
| High-pressure washing | Damages surface |
| Harsh chemicals | Etches, stains |
| Portland cement mortar | Too hard, damages brick |
| Sandblasting | Destroys surface |
| Painting unpainted masonry | Changes character |

### Windows
| Approach | When |
|----------|------|
| Repair | First option always |
| Consolidants | Stabilize deteriorated wood |
| Dutchman repair | Replace rotted sections |
| Storm windows | Add insulation |
| Replace in kind | Only when beyond repair |

| Considerations | Notes |
|----------------|-------|
| Weatherstripping | Improves efficiency |
| Reglazing | Restore function |
| Hardware | Repair/restore original |
| Muntin profiles | Match exactly |

### Roofing
| Material | Approach |
|----------|----------|
| Slate | Repair, replace individual |
| Metal | Repair seams, coat |
| Clay tile | Replace broken in kind |
| Wood shingle | Replace in kind |
| Built-up/modified | May replace, match appearance |

### Additions
| Principle | Application |
|-----------|-------------|
| Compatible | Similar materials, scale |
| Differentiated | Clearly readable as new |
| Subordinate | Less prominent than original |
| Reversible | Can be removed |
| Minimal impact | Preserve character |

---

## Documentation Requirements

### Before Work
| Document | Purpose |
|----------|---------|
| Historic photos | Original appearance |
| Existing conditions | Current state |
| Materials analysis | Original materials |
| Paint analysis | Historic colors |
| Written history | Significance |

### During Work
| Document | Purpose |
|----------|---------|
| Progress photos | Monthly documentation |
| Change orders | Record modifications |
| Materials | Sources, specifications |
| Testing | Mortar, paint matching |

### After Work
| Document | Purpose |
|----------|---------|
| Completion photos | Final appearance |
| As-built drawings | Actual construction |
| Product information | Materials used |
| Maintenance plan | Ongoing care |

---

## Accessibility in Historic Buildings

### Approach
| Strategy | Description |
|----------|-------------|
| Minimize intervention | Choose least intrusive option |
| Reversible solutions | Can be removed later |
| Compatible design | Match building character |
| Prioritize | Focus on most-used areas |

### Common Solutions
| Challenge | Solutions |
|-----------|-----------|
| Entry stairs | Ramp (sensitive design), lift |
| Narrow doors | Swing clear hinges, alternate route |
| Inaccessible upper floors | Elevator in non-significant space |
| Historic restrooms | Provide accessible in new location |
| Level changes | Ramps, lifts in appropriate locations |

### When Full Compliance Isn't Possible
| Approach | Description |
|----------|-------------|
| Equivalent facilitation | Different method, same access |
| Alternative solutions | Approved modifications |
| Documentation | Justify exceptions |
| Phased approach | Improve over time |

---

## Energy Efficiency

### Compatible Approaches
| Improvement | Method |
|-------------|--------|
| Windows | Storm windows, weatherstripping |
| Insulation | Attic (always), walls (carefully) |
| Air sealing | Caulk, weatherstrip |
| HVAC | Efficient systems, minimal impact |
| Lighting | LED retrofits |

### Cautions
| Issue | Risk |
|-------|------|
| Insulating walls | Moisture problems |
| Replacing windows | Loss of character |
| Solar panels | Visual impact |
| Ductwork | Damage to finishes |
| Penetrations | Damage to fabric |

### Moisture Management
| Principle | Description |
|-----------|-------------|
| Allow drying | Historic buildings "breathe" |
| Vapor barriers | Avoid or place carefully |
| Ventilation | Maintain adequate |
| Monitoring | Watch for condensation |

---

## Local Historic Districts

### Design Review
| Element | Typical Review |
|---------|----------------|
| Alterations | Material, design changes |
| Additions | Size, placement, design |
| New construction | Compatibility |
| Demolition | Usually prohibited |
| Signage | Size, type, illumination |

### Certificate of Appropriateness (COA)
| Process | Description |
|---------|-------------|
| Application | Plans, photos, description |
| Staff review | Minor work may be approved |
| Board review | Major work to preservation board |
| Public hearing | May be required |
| Appeal | To governing body |

### Review Criteria
| Factor | Consideration |
|--------|---------------|
| Compatibility | Materials, scale, proportion |
| Visibility | Public vs private view |
| Reversibility | Can it be undone |
| Impact | Effect on significant features |
| Context | Relationship to neighbors |

---

## Florida Considerations

### Florida Master Site File
| Content | Description |
|---------|-------------|
| Site numbers | 8-XX-XXXXX format |
| Survey data | Historic resource documentation |
| NRHP status | Listed, eligible, etc. |
| Significance | Criterion A, B, C, or D |

### Florida-Specific Resources
| Resource | Type |
|----------|------|
| Spanish Colonial | St. Augustine |
| Cracker architecture | Vernacular wood |
| Mediterranean Revival | 1920s Florida |
| Art Deco | Miami Beach |
| Mid-Century Modern | Sarasota School |

### Hurricane Considerations
| Issue | Approach |
|-------|----------|
| Storm protection | Compatible shutters |
| Impact glazing | Interior storms preferred |
| Roof upgrades | Strengthen from inside |
| Insurance | Document thoroughly |
