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URBAN HISTORIC DISTRICTS AT MIDDLE AGE THE SECOND 50 YEARS

16th Annual US-ICOMOS SYMPOSIUM Baird M. Smith, FAIA, FAPT 4 May 2013

Colonial to Brutalist

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Preservation Success Story

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An 18th Century Port Town


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Boundaries: Manmade & Natural


Old & Historic District, Established 1946
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Parker Gray Historic District, 1984

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Early Historic Precincts


Charleston, SC Savannah, GE Annapolis, MD Newport, RI New Orleans, LA

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The Core of the City


Ellicott City, MD
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13,000 Historic Districts Nationwide Urban 50% Listed Prior 1981


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Vertical Growth in the Core

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Horizontal Growth in the Core

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Historic District Skyline

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This Presentation
Brief History of the Historic District
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Growth and Development Trends over 65 Years


The Next 50 years
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Alexandria - 1929

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Old & Historic District 1946 save from demolition

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Washington Street King Street

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NHL & NR Boundaries 1966 18th c. seaport

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Washington Street

King Street

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Extended Boundaries 1984 with 19th and several 20th c. buildings

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Change is Constant
1. 2. 3. 4. 5. 6. Population Growth Building Size Restrictions Dilution of the Core Transportation and automobiles Life Style Changes Horizontal Growth - Unsustainable

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1. Population Growth in an Urban Core

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Historic District Skyline

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Alexandria Growth to 1946


Seaport Town Annexation

1749
1852 1913 1920
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1850

1922
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Alexandria Land Use - 1963

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Alexandria - Today
Old Town Population Projected to be 12,000 Actual at 46,000
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Remainder of City Projected to be 134,000 Actual at 84,000 Total Actual at 130,000


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Development Trends Edges and Infill

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METRO

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Fringe Development
2008 1972
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2000

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2. Building Size Restrictions


Land Use Frozen in Time

1992 Zoning

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1963 Land Use

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Zoning Uniformity
Purification of Building Uses

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Overstock of Small Floor Plates


2,000 SF = Small Businesses Loss of Diversification

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3. Dilution of the Core


Police Fire Department Hospital Library Offices Shopping Malls
Does it Matter?
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Success = Growth

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4. Transportation as a Determinant
18 th & 19th Century Early 20th

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Late 20th

Autos = Traffic & Parking Issues

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5. Life Style Changes

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Mile Walking Distance

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Cities as Destinations
3.3 million annual visitors Spending $583 million annually 3% to 5% annual growth.

6. Horizontal Growth - Unsustainable


Not Cost Effective Permanent Place Holder Not Responsive to Market

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Townhomes over Two-story Parking

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Change is Constant
1. 2. 3. 4. 5. 6. Population Growth Building Size Restrictions Dilution of the Core Transportation as Determinant Life Style Changes Horizontal Growth - Unsustainable

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Another 50 Years of Horizontal Growth?

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Historic District Skyline

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Where is Preservation?

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1990s 1970s

1960s
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Challenges to Historic Districts


1. Have Historic Resources Been Fully Documented? 2. Is the Historic Integrity of the District now in Question? 3. With the Passage of Time, is there a New Significance Statement? 4. Should the NR Require nomination updates? Every 25 years?
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Contributing or Intrusions?

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Built Late 1940s - Now 70 Years Old

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Place Holders the Next 50 Years

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How Will We Influence Change?

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Built in the 1960s - - Now 50 Years Old


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Advocate Some Vertical Growth

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In Summary,
Future Viability of Historic Districts Redefine Impact to Historic Resources Advocate Some Vertical Growth How do we Unwind the Regulations

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US ICOMOS Actions
Continue Thoughtful Inquiry Bring Attention to the NHPA 50-year Anniversary - 2016 Consider Focus on Historic Districts

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Examine, again, European Models Require NR Updates 25 years? Rethink Boards of Architectural Review American Institute of Architects
Headquarters

URBAN HISTORIC DISTRICTS AT MIDDLE AGE THE SECOND 50 YEARS

Baird M. Smith, FAIA, FAPT

bsmith@quinnevans.com

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