Appendix

M.3 REHABILITATION OF HISTORIC PROPERTIES

Design and renovation guidelines for historic districts, such as those within Fort Carson are of necessity much broader than design guidelines for single structures. Such guidelines must not only address the appropriate architectural image (style, material, etc.) for proposed new buildings, they must also address how a proposed action within the historic district will impact the integrity of the original design intent of the given historic area.

Alternate procedures (AAP) provide a new method for managing historic properties. The AAP, a streamlined approach to Section 106 of the National Historic Preservation Act, now allows installations to manage historic properties programmatically rather than through a project-by-project consultation process. These procedures also enable installations to leverage existing Army and DoD program requirements while internally managing historic properties in a more efficient and cost effective manner.

M.3.1 NEW WORK

New work shall not conflict with the existing architectural character. For example, it should not:

Be larger in mass or taller than the existing historic structures.

Be of a color or material that conflicts visually with the predominant historic material used in the area.

Destroy the historic fabric of any existing structures or landscape features, which are essential character defining elements within the district.

Destroy the spatial relationship between or among historic buildings designed as a grouping. This includes the regular spacing of buildings within a group, as well as views from one to the other or into the grouping as a whole.

New work shall seek to enhance and protect the historic quality and existing resources. For example:

Conduct a survey to examine the level of use of existing facilities prior to determining the need for new construction.

Follow the Standards and Guidelines for Historic Preservation as recommended by the Secretary of the Interior.

New work shall provide necessary modern conveniences as unobtrusively as possible. For example, it should:

Locate new construction so that it does not destroy the configuration and relationship between existing buildings.

Scale new buildings down so as to minimize their visual impact.

Place parking to the rear of historic buildings.

Landscape parking areas and modern mechanical equipment to screen them from view.

New work shall gradually eliminate existing intrusions. For example, it should:

Demolish structures designated as intrusions on the National Register Inventory when they are no longer needed.

Restore buildings that have been altered by inappropriate color schemes, replacement windows, porch enclosures, etc.

M.3.2 TREATMENT OF HISTORIC FABRIC

The most effective way to preserve historic properties is to keep them in use and to consistently maintain them. When buildings and grounds are consistently used for their intended purposes and regular maintenance is conducted, there is rarely a need for extensive preservation work. Only when they are misused, underused, or left vacant for long periods of time does large-scale rehabilitation become necessary. It follows that if a regular maintenance program is put into effect once a property has been appropriately renovated, another major rehabilitation will rarely be required.

M.3.3 STANDARDS FOR HISTORIC PRESERVATION PROJECTS

M.3.3.1 Compatible Use of Historic Sites and Structures

Every reasonable effort should be made to use a historic structure or site for its originally intended purpose or to provide a compatible use. The use should be compatible in the sense that it involves minimal alteration to the property and/or has no adverse effect upon its historic integrity. Use of the site and structure should be regulated to prevent alterations that are potentially damaging to historic fabric and/or cultural context.

M.3.3.2 Retention of Character Defining Features

Distinguishing stylistic or character defining features and examples of skilled craftsmanship should not be destroyed, altered, or removed from a historic site or structure. All such fabric should be treated with sensitivity and preserved in its original context and form.

M.3.3.3 Treatment of Deteriorated Historic Fabric

Deteriorated historic fabric should be repaired rather than replaced whenever possible. When replacement is unavoidable, new material, whether man-made or natural, should match the existing fabric in composition, design, color, texture, and other visual/structural qualities.

M.3.3.4 Documentation of Missing Historic Elements

Replacement of missing historic elements should be based on the accurate duplication of features known to have existed and substantiated by historic pictorial and/or physical evidence and not on conjecture, nor simply on the example of similar treatment found on other structures or sites of the same period or region.

M.3.3.5 Retention of Historic Alterations

Changes to a historic structure or site, which have occurred over the course of time, may provide evidence of important social or cultural processes. As such, they should be respected and their potential significance carefully evaluated.

M.3.3.6 Unacceptable Alterations

Historic sites and structures should be recognized as products of their own time and as part of an important cultural process. Alterations that have no historical basis, or that destroy the authenticity of the place, are discouraged.

M.3.3.7 Acceptable Alterations and Additions

When possible, alterations and new additions to historic structures or sites should be done in such a manner as to leave the essential form and integrity unimpaired.

M.3.3.8 Contemporary Design in a Historic Context

Contemporary design for additions to existing historic sites or districts should not be discouraged if such design is compatible with the massing, proportions, scale, materials, color, views, and general contextual relationships of the place.

M.3.3.9 Surface Cleaning Methods

Surface cleaning of structures or buildings should be undertaken with the gentlest possible means, and only when cleaning is essential to the preservation of the buildings. Cleaning methods, such as sand blasting, which could damage historic material or speed their deterioration, are discouraged.

M.3.3.10 Archaeological Resources

All treatment work, which potentially affects surface or sub-surface pre-historic or historic archaeological resources, should be coordinated with an archaeologist.

M.3.3.11 Historic Preservation and Maintenance

The guidelines contained within this IDG are general in nature. The IDG must be utilized in conjunction with the Installation ICRMP.

M.3.4 GUIDELINES FOR HISTORIC PRESERVATION PROJECTS

M.3.4.1 Roof Guidelines

Preserve existing historic roofing. Repair and patch with matching materials.

All roofs should receive an annual inspection. Repair and patch all materials as needed and clean out all gutters and drains.

When full replacement of the roof becomes necessary, replace or restore with historic materials.

Roof details. Retain and/or maintain all existing chimneys, ventilators, vents, louvers, and decorative elements such as brackets, dentils, and cornices. When possible, restore missing decorative elements.

M.3.4.2 Wall Guidelines

Limestone and brick masonry.

Clean only when necessary, using the gentlest possible means.

Repair or replace deteriorated or missing units as needed.

Stucco.

Repair damaged or deteriorated stucco.

Repaint only when necessary with appropriate color based on analysis of historic paint.

Wood.

Retain or repair wood siding. Where replacement is necessary, match existing clapboards in width and species.

Repaint only as need to maintain moisture protection.

Use color scheme based on analysis of existing paint layers.

M.3.4.3 Porch Guidelines

Retain or maintain existing original porches.

Remove historically inappropriate porches.

Where possible, restore original porches that have been removed or enclosed.

M.3.4.4 Window Guidelines

In most historic districts or buildings, windows constitute a highly visible design element, as they make up a large percentage of façades.

If building an addition or altering the building, maintain height configuration of windows.

Retain window size and fenestration pattern when replacing windows or altering the building.

If replacing windows, preserve frame material or use historically accurate reproductions. Avoid replacing original frames with aluminum frames.

Restore historic windows where non-historic replacement windows have been used.

The window manufacturing industry can replicate and/or reproduce most types and sizes of windows to match existing historic windows. In many cases, matching replacement windows are available as stock items.

M.3.4.5 Door Guidelines

Although not usually as visually overpowering as windows, main entrance doorways are also important façade details. As a design element, decorative doors have stylistic features that belong to the particular era for which they were designed.

Retain or maintain existing historic doors.

If replacing doors, preserve frame material or use historically accurate reproductions.

If building an addition or altering the building, maintain the size of the door opening.

Restore all main entranceways by reinstalling appropriate frames.

M.3.4.6 Color Guidelines

If historic buildings must be repainted before an accurate color scheme is developed, a very conservative approach should be followed. Repaint to match the existing colors or use colors that can be documented to have been used on that building.

Utilize a qualified historic paint color specialist for an inventory and analysis of the paint layer sequences for all building groupings.

Establish a rotating schedule for the painting and cleaning of each building.

M.3.4.7 Painting Guidelines

Do not undertake a paint job until any problems with leaking water have been solved. All gutters and downspouts should be repaired and be in good operating condition.

Only repaint when existing coat is no longer performing, as excessive coats of paint create a thick film that obscures detail.

M.3.4.8 Handicap and Safety Access Guidelines

As a general rule, buildings listed in or determined eligible for listing in the National Register may receive special consideration for meeting safety and accessibility requirements. Any modifications required to bring a historic structure in compliance with safety and accessibility codes should be carefully planned and undertaken so that they do not adversely affect the design of main entrances or principal façades.

Where possible, avoid alterations to the main façade and principal doorways.

Place or install new ramps, lifts, and any added fire escapes on secondary building façades preferably to the side or rear of the building.

Locate new doorways at the rear or side of the building.

Required protective railings on ramps, stairs, steps, and lifts should match existing porch railings.

M.3.4.9 Mechanical Equipment Guidelines

In many cases within historic districts, mechanical equipment is located outside the building. When historic structures are renovated and mechanical systems are upgraded, equipment placement should be planned in order to make the least visual impact.

Where possible, locate mechanical equipment within the building.

Screen necessary surface equipment with vegetation.

When large groups of buildings are upgraded as one project, consider the use of a remote system in which to house mechanical equipment.

M.3.4.10 Guidelines for Additions

In general, additions should follow all of the guidelines for new construction within historic districts; but, because their proximity makes the potential for damage to historic fabric even greater, there are additional principles that should be followed.

Avoid changes that impact primary façades.

Note that some highly visible freestanding buildings may not have a secondary façade, and thus additions are not advisable.

Scale down additions to make the least visual impact.

Design should establish a clear and obvious difference between the existing historic structure and the new addition.

M.3.4.11 Force Protection

These guidelines should be used in conjunction with the UFC 4-010-01, DoD Minimum Antiterrorism Standards for Buildings and the Force Protection Design Standards of this Installation Design Guide.