Renovation Boosts Economy, Community, Environment

As May, which is National Preservation Month, draws to a close, evidence of renewal can be seen in the places -- cities, small towns, and neighborhoods -- where preservation has taken root. The dynamic sense of renewal we experience in May is very much at the heart of preservation. From dormant old buildings, preservation brings forth qualities that revive our communities socially, economically, and environmentally. We can see such renewal here in Richmond and in cities and towns across Virginia.

Preservation and the revitalization of historic buildings and districts remind residents, especially young people, of a community's shared values and legacy. They ground us in a community's authentic and unique sense of place. They tell the stories of who we are, how we got here -- and guide us toward where we are going. And when incorporated into a community's long-range planning, preservation does so in a way that allows for graceful change as old buildings are given new life or purpose and historic neighborhoods grow.

Preservation makes sound economic sense -- a proven stimulus package that boosts both the economy and quality of life. It draws millions of travelers -- who traditionally spend more time and money than other visitors -- to towns and communities that offer authentic environs and evoke a sense of history. Preservation creates jobs directly in the restoration of older buildings (typically requiring skilled craftsmen and trades people) and indirectly in the entrepreneurial opportunities restored buildings and downtown districts encourage.

In just over a decade, the Virginia Department of Historic Resources has tracked nearly $2 billion in private investment in the rehabilitation of more than 2,100 landmark buildings statewide. That translates into more than 13,300 jobs and $555 million in associated wages and salaries. Preservation recycles old buildings, making sense for the environment as well. After all, the greenest building is the one already standing. Reusing existing buildings conserves their embodied energy -- the energy originally required to extract, process, manufacture, transport, and install a building's materials -- and reduces the landfill waste that results from demolition.

Studies show that rehabbing older buildings costs the same or less than new construction, uses 23 percent less energy, and -- because the work is more labor-intensive than material-intensive -- it depletes fewer natural resources. With proper maintenance and insulation, older buildings are competitive with new construction in long-term energy conservation and utility costs.

Finally, since most historic rehabs occur in urban centers, revitalizing these older communities also uses existing infrastructure and preserves open green spaces.

If our communities are to continue to realize the social, economic, and environmental benefits that result from preservation, they must also continue to use the excellent preservation tools we now have at hand to find, recognize, protect, and use historic assets with shared vision, leadership, and planning.

Fundamental to a host of programs -- including tax credits, grants, and publicly funded -- projects are the Secretary of Interior's Standards for Rehabilitation. Some may misunderstand and even misapply the standards for various reasons, including the subtle concept that new additions to historic structures should be differentiated from a building's original historic architecture -- trying either to replicate historic fabric, or, in the opposite direction, advocating for starkly modern architectural solutions.

Contrary to misunderstandings, the standards do not prescribe a "cookie cutter" approach but rather provide a framework to guide decisions for rehabilitation work. The standards allow for a flexible continuum of solutions, which can range from those that adhere more closely to a building's original historic features and setting -- in, for example, a residential district -- to more modern architectural solutions that can infuse vibrancy into a downtown commercial historic district.

When the standards are applied with sensitivity, a delicate hand, and a sense of context, they can ensure that the integrity, craftsmanship, and character of a historic building are retained, while still allowing for compatible changes and a variety of new uses.

Like spring, preservation embodies transformation and renewal. It draws on the hardy roots of our shared history and infuses our communities with new life. With the right tools, and careful planning, we can nurture our historic assets throughout the changing seasons, and they will in turn continue to help our communities thrive.

Kathleen S. Kilpatrick is director of the Virginia Department of Historic Resources. Elizabeth S. Kostelny is executive director, APVA-Preservation Virginia. Robert Nieweg is director and regional attorney, Southern Field Office, National Trust for Historic Preservation. Contact them at .