Historic preservation aids downtown redevelopment
By: David Shultz, Prairie Business Magazine
What makes a downtown area a vital community center that draws people to live, work and play there and drives successful downtown redevelopment? The answer is multi-faceted, but it begins with the heritage that historic buildings bring to each urban center’s unique character.
Historic downtowns provide an important connection to the past. They are rich in detail, eclectic in style and form the backdrop for the activity that happens in and around them.
The 1960s and 1970s were difficult on downtown neighborhoods. First, the Urban Renewal movement promoted the idea that new was better, obliterating entire downtown neighborhoods. The new modernist replacements didn’t revitalize downtowns, but instead created environments that were often intolerable. At the same time the movement to the suburbs started with new housing and retail moving farther out, emptying many urban centers.
Today downtowns are once again attracting young adults and empty-nesters alike. Residents are giving new life and vitality to these urban environments. The rehabilitation of historic properties, many that had been under utilized for the previous three decades, form the foundation of this new development. The most successful downtowns offer variety like shopping, restaurants, offices, education, entertainment, affordable apartments and luxury housing. Just as the mix of architectural styles creates interest and a unique backdrop in the historic downtown, the variety of functions provides a dynamic environment of rich interaction.
Many historic buildings have been in use for more than a century, but they are capable of supporting new functions and continuing to serve well into the future.
The rehabilitation of historic structures takes special care to maintain historic integrity, while adding longevity. The design and execution of construction details make all the difference between a structure that needs only occasional maintenance and one that requires constant attention. Rehabilitation is also a sustainable green building practice that uses less energy and creates less waste than building new.
The following guiding principles of historic preservation offer a glimpse of how historic preservation is maintaining important links to the past in downtown areas and throughout cities and small towns:
PRESERVATION OF HISTORY AND COMMUNITY
Historic structures are a tangible connection to our history, worthy of rehabilitation in most instances.
Not only do they have their own connection to the past, but they also contribute to the broader urban fabric of the street and community they reside in and the history of the place. Historic structures are assets worthy of ongoing investments.
ADAPTIVE REUSE
Some purists would argue that preservation is only accomplished when a structure is restored to its original condition and continues to serve the purpose for which it was constructed. That is a wonderful goal, but it is most often not achievable.
Instead, we must view historic structures as dynamic and capable of evolving with the changing times by serving new uses. The adaptation of structures provides unique design opportunities that can draw on the past while being applied in new and creative ways.
ARCHITECTURAL INTEGRITY
As modifications are made to historic structures, it is vital that the integrity of the original construction be maintained. Most historic buildings use and express materials in an honest, straightforward and robust manner.
Whenever possible, these architectural elements should be restored to their original condition. When modifications are required to serve new uses, the modifications should draw from the existing architecture and be executed with the same honesty and integrity as though they were part of the original design.
TECHNICAL LONGEVITY
Periodic rehabilitation further serves to maintain and update the technical aspects of structures that could otherwise lead to their demise. Through the study of the performance of details executed over time the architect can develop details that enhance the longevity of building systems and components, while accurately replicating original components.
Explore the city you live in and discover the history and charm of that old building you drive by every day.
Our downtowns hold a crucial key to understanding the history of our communities. Historic rehabilitation is a powerful tool for keeping downtowns vital and preserving buildings for future productive use.
David Shultz is the president of Fargo-based Shultz & Associates, Ltd. Shultz is a commissioner on the Fargo Historic Preservation Commission. He can be reached at david@TheArchitectFirm.com.
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