report of the ad-hoc historic preservation task force · 2016. 6. 2. · ad-hoc historic...

ReportoftheAd-HocHistoricPreservationTaskForceToTheBoardofDirectorsofGreenbeltHomesInc.

2

ReportoftheAd-HocHistoricPreservationTaskForceto

TheBoardofDirectorsofGreenbeltHomesInc.

PreparedbytheAd-HocHistoricPreservationTaskForce

AaronMarcavitch,ChairBenjaminFischlerSusanHarrisStephenOetkenGregoorPasschierJenniferStabler

ElizabethWerlwas

SpecialThanksto“friendsofthecommittee”–JenniferRuffner,JenniferSparenberg,andSabrinaBaron.ThankyoutoHowardBergerandSusanReadywhoprovidedtheirtimetohelpwiththisworkandanalysis.Finally,thankstotheGHIboardandstaffincludingSteveSkolnik,SueReady,TomSporney,andEldonRalphfortheir

timeandassistance.

3

TableofContents

Background.........................................................................................................................................................5

Significance..........................................................................................................................................................8Goals....................................................................................................................................................................12

Goal1:Workwithmemberstoeducatethemabouttheneedforhistoricpreservation......13Goal2:Provideprotectionforcharacter-definingfeatures.............................................................15

Goal3:Findstrategiesforthepreservationofexteriorelementsofblockunits.....................21

Goal5:ToutilizestateofMarylandTaxCreditsand/orgrantsforhistoricpreservationprojects..............................................................................................................................................................25

Goal6:Createanon-profitmechanismtosupportpreservationeducationandobtainfundingfortheongoingpreservationofthehistoricstructures....................................................27

OtherIssues......................................................................................................................................................31Sustainability...............................................................................................................................................................31GreenbeltDevelopmentCorporation..................................................................................................................32PreservationofDocuments,Maps,Drawings,andOralHistory.................................................................33

AppendixA–HistoricPreservationTerms...........................................................................................34

AppendixB-SummaryofGHIResidentialHousingTypes...............................................................38AppendixC–SecretaryoftheInteriorStandardsforRehabilitation...........................................40

HistoricPreservationTaskForceGoalsandActionItems...............................................................41

4

Thenewcommunitieswillbe“greenbelt”towns,so-calledbecauseeachofthemwillbesurroundedbyabroadgirdleofparkandfarmland.Agreenbelttownissimplyacommunitybuiltonrawland,inwhicheveryacreisputtoitsbestuse,andinwhichthetraditionaldividinglinesbetweentownandcountryarebrokendown…TheResettlementAdministrationhopesthatitsfewgreenbeltcommunitieswillbetrail-breakers,whichwillopenanewroadforAmerica’sbuildersandmoney-lendinginstitutions.Theseprojectsconstituteathorough-goingdemonstrationinmoderncommunitybuilding,basedoncarefullycalculatedcostsofoperatingatownwithallitspublicservices….Forbothprivatebuildersandpublichousingauthorities,theseprojectsmayserveasinvaluableexamples.ThenewlydesignedtownplanisadaptedtothefamiliarpatternofAmericancommunitylife.Thereisthetowncommon,traditionalinathousandNewEnglandandMidwesternvillages.Atthecenteraregroupedstores,postoffice,busterminal,filmtheater,andotherbusinessestablishments.Here,too,therewillbeacommunitybuilding,servingasanelementaryschoolinthedaytimeandasatownmeetinghallatnight.Indrawingtheoriginalcharters,carewillbetakenthatthetownswillbepermanentlyadministeredasplannedcommunities….Carefultownplanning,soundconstruction,andexcellentmaterialswillkeepoperatingandmaintenanceexpensesdowntotheminimum.

ResettlementAdministration,GreenbeltTowns,Washington,D.C.,September1936.

5

Background AppointedbytheGreenbeltHomesIncorporated(GHI)BoardofDirectorsinJanuary2015toserveforaneighteen-monthreviewandrecommendationperiod,theAd-HocHistoricPreservationTaskForce(referredtohereinasthe“TaskForce”)wasestablishedtoinvestigate“howtofosterthepreservationofhistoricelementsfortheGHIcommunity”(Goal13withinthe2-yearactionplanforGHI).

TheBoardofDirectors,inestablishingtheTaskForce,referencedtheGHImissionstatement,whichstatesGHI“willaccomplish[themission]bycelebratingandrespectingthehistoricallegacyandidealsoftheoriginalGreenbeltplan….Wewillmaintain,protect,andenhancetheassetsofourcooperativeincludingthebuildings,architecturaldesign,openspace…”

TheBoardofDirectorsstipulatedthecharteroftheTaskForcewouldbeto:1) Establish,publicize,andconductaregularscheduleofmeetings,tobeheldnotlessthan

monthly,andwhichareopentoallmembers.2) Recommendshort-andlong-termgoals,objectivesandprojectsforahistoricpreservation

programwithinGHI.3) ReviewthedesignguidelinesthatareoutlinedintheGreenbeltHistoricDistrictGuidelines

report.RecommendwhichguidelinesshouldbeadoptedforincorporationintotheGHIMemberHandbook[Greenbook];providerationaleandjustificationforeachproposedchange.

4) IdentifyandinventorylandscapefeaturesandobjectswithinGHIhavinghistoricinterestorvaluethatshouldbepreserved.

5) SolicitinputfrommembersregardingtheirideasforhistoricpreservationwithinGHI.Consideracommunity-widesurveyforthispurpose.

6) Recommendordevelopcommunityeducationprogramstoenhancemembers’awarenessoftheneedtopreservehistoriccharacteristicsofGHI’shomesandcommonspaces.

7) Identifysourcesoffinancing,includinggrants,whichwillaidinachievinghistoricpreservationgoalsandobjectives.

8) ReporttheprogressofthetaskforcetowardcompletionofitsgoalstotheBoardofDirectors,inwriting,onaregularbasis,butnotlessthanquarterly.

9) PrepareandsubmitafinalreporttotheBoardofDirectors,detailingthetaskforce’sproposalforadoptionofapolicyandplantofosterthepreservationofhistoricelementsfortheGHIcommunity.ThisfinalreportistheculminationofmonthlymeetingswheretheTaskForceidentified

potentialgoalsandprojects,inventoriedelements,identifiedfinancing,solicitedinput,anddevelopedfinalrecommendations.TheTaskForcewasmadeupofsevenmembersofthe

6

cooperative,eachbringingtheirownskillsandbackgroundtobearupontheworkofthegroup.Fromadvocatestoprofessionalstolaypeopleinthehistoricpreservationfield,thegroupmetanddiscussedprojectsthatwouldmeettheTaskForce’sdutieslaidoutbytheBoardofDirectors.Thisworkachievedtherequirementsofcharteritemoneandthereportachievescharteritemtwoandnine.

Duringtheinitialphaseofmeetings,theTaskForcediscussedprevioushistoricpreservationissues,whichincludedmeetingwiththePrinceGeorge’sCountyPlanningDepartmentHistoricPreservationSectionsupervisorHowardBerger.Mr.Berger,alongwithBoardofDirectorsmemberSueReady,broughttheTaskForceuptospeedonthehistoryofplanningprojectsrelatedtohistoricpreservationinGreenbelt,particularlyseekingthecountyhistoricdistrictdesignation.TheTaskForcediscussedwhythislocalhistoricdistricthadfailedin2004.Thatdistrictwasrecommendedforapprovalwithover400GHImembersvotinginfavor,butwasrejectedbytheCityofGreenbelt.TheTaskForceagreedbroadlythatalocalhistoricdistrict,withreviewauthoritybytheCountyHistoricPreservationCommission,wouldbethebestmethodtoachievebroadhistoricpreservationgoalswithinGHIownedunits.However,theTaskForcealsorecognizedthatadvocatingforsuchameasurewouldbedifficult,giventhescopeoftheTaskForcecharterandbecausethischangewouldrequirebuy-infromtheCityofGreenbelt,thusbeyondthescopeoftheTaskForcecharter.Therefore,theTaskForcedecidedtofocusinsteadonachievableinternalgoalsforthecooperative.

Duringthisresearchphase,theTaskForcealsoreviewedwastheNationalHistoricLandmarkstatusdocumentationforGreenbelt.WhileacommunityontheNationalRegisterofHistoricPlaces(alistmaintainedbytheNationalParkService)andacommunityontheNationalHistoricLandmarklistaresimilar,theLandmarkdesignationisintendedtoidentifythoseplacesthatare“exceptional”and“outstanding”examples.ThesesitesmustbenationalinscaleandasnotedinNationalLandmarkscriterionfour,theymustbe“aspecimenexceptionallyvaluableforthestudyofaperiod,style,ormethodofconstruction.”InEngland,thisdistinctionwouldbewith“gradelistings”(i.e.GradeI,GradeII,GradeIA,etc.).IntheUnitedStates,theonlydistinctionsarea“locallevel”site,a“stateregister”site,aNationalRegistersite,oraNationalHistoricLandmark.Greenbeltmaintainsthishighestlevelofrecognitionbecauseoftheintactnatureofthearchitectureandplanninginastill-vitalcommunitythatspeakstobroadchangesintwentieth-centuryAmericanlife.Therefore,theTaskForcespecificallylookedatissuesofhowtomaintainthis“intactnature”bypreservingthecharacterofthecommunity.

TheTaskForcemembersnotethataninterestincontinuingtopreserveahistoriccommunitysuchasoursdoesnotrequire“freezing”theappearanceorconstructionofthecommunityataparticularpointinhistory.Aspreviouslystated,oneoftheattributesthatmakesGreenbeltsospecialisthattheoriginalarchitectureandplanhaveremainedlargelyintactwhilealsoevolvingasafunctionalandlivablecommunitywithsocialgoals.GreenbeltHomesInc.hasdoneagreatjobofsurvivingwhileevolving,whichistheultimategoalofhistoricpreservation.Whilepost-modernneedsandprioritieshavechangedsince1937,thatdoesnotmeancurrentprioritiesareirreconcilablewithhistoricfabric,structures,andlayout.TheTaskForcefeelsthat

7

growth,sustainability,andfuturechangestoourcommunityarenotatoddswithhistoricpreservation.Wecanpreserveourcommunitywhilelookingtowardsolarpanels,upgradedliving,andanother75years.

Next,theTaskForcereviewedthe1999(revised2004)“PotentialGreenbeltHistoricDistrictDesignGuidelines”producedbytheMaryland-NationalCapitalParkandPlanningCommissionaspartofboardcharteritemthree.Theseguidelinesweredevelopedinanticipationofthecreationofacounty-levellocalhistoricdistrict.TheTaskForcespenttimereviewingtheguidelinesandtheGreenbook,therulesmanualforGHImembers.Alsoreviewedwashowthese“DesignGuidelines”couldfitintotheexistingARCleddesignreviewprocess.Thesuggestionscontainedwithinthisplanachievechartergoalthree.

TheTaskForcemetwithEldonRalph,GeneralManager,andTomSporney,DirectoroftheHomesImprovementProgramandformerDirectorofTechnicalServices,fromtheGHIstaff.Thegoalforthismeetingwastodeterminewhatstepswerefollowedwithinthestaffstructuretoadvancehistoricpreservationandtoclarifyquestionsabouttheexistingapprovalprocessforchangestothearchitecture.Fromthismeeting,theTaskForcewasabletoidentifypotentialsolutionsandpotentialconflictswithoperationsandadministration.

Additionally,theTaskForceheldmeetingstodiscusseducationandfinancing.TheTaskForcedevelopedconceptsthatseektoachievethesechartergoals.MembersalsovisitedtheTugwellRoomattheGreenbeltLibrarytopullhistoricinformation,maps,anddocumentation.

Furthermore,theTaskForceworkedwith“friend”ofthecommittee,JenniferSparenberg,andaskedmembersoftheTaskForcetoimplementchartergoalfourthroughdocumentationofimportantaspectsofthecharacterofthecommunity.Eachofthegoalsdevelopedhereachievechartergoalfourindifferentwaysandtheneedtopreservespecificobjectsandelementsisinfusedthroughoutthedocument.

Finally,theTaskForcemetonMarch2withtheBoardofDirectorsofGreenbeltHomesInc.todiscussthedraftdocument.TheBoardofDirectors,infulfillmentofchartergoalfive,willforwardthisdocumentouttothepublicandsolicitfeedback.TheAd-HocHistoricPreservationTaskForcewillparticipateinthatfinalreview.

Throughouttheprocess,theTaskForcehasworkedtokeepinmindthemissionthattheBoardofDirectorshaslaidout,balancedagainsttherealitiesofdailylife,organizationaloperations,andlocalwants/needs.Thisfinalreportisintendedtostrikethatbalance.TheTaskForcetooktoheartthegoalsoftheoriginalResettlementAdministrationandthedetailsoftheNationalHistoricLandmarkstatusinthedevelopmentofthisplanandsoughtmethodstoensurethecooperativepreservesthehistoricfabricandcharacterofthecommunitywhilehonoringthelegacyofthepastandthepromiseofthefuture.

8

Significance GreenbeltissignificantasoneofthreeplannedcommunitiesbuiltthroughtheFederalgovernment’s“GreenTownsProgram”duringtheDepression.Thisprogramwasoneofthemostambitiousandfar-reachingNewDealprojectsinitiatedbytheRooseveltadministrationintermsofscale,expense,andcomprehensiveness.Ofthethreetownswhichwerebuiltthroughtheprogram,Greenbeltisthemostfullydevelopedandisalsothemostintact. Greenbelt’ssignificancealsostemsfromitsstatusasamodelforcommunityplanninganddesign.InspiredbytheGardenCityMovementandtheRadburnPlan,Greenbelt’sdesignwasintendedtoinspireanewlifestyleandsenseofcommunity.Emphasizingopenspace,communityinteractionandapedestrian-friendlyenvironment,thedesignprinciplesusedinGreenbelthavebeenwidelyimitatedinmorerecentplannedcommunities.

Finally,thearchitectureofGreenbeltissignificantforitsconsistencywithoveralldesignprinciplesofthecommunity.ThemodernarchitecturalformsusedinGreenbeltwerelinkedtothenewplanningprinciplestobothinspireandreflectthenewwayoflifeenvisionedbyGreenbelt’sdesigners.TheArtDecostyleisstronglyrepresentedinGreenbelt,asistheinfluenceoftheInternationalStyleandStreamlineModerne.

Maryland-NationalCapitalParkandPlanningCommission,GreenbeltHistoricDistrictStudy,UpperMarlboro,MD,February1994.

ThesignificanceofGreenbelt,asstatedinthe1994HistoricDistrictStudy,isdefinedbythreeelements–asauniquecommunity(onlyoneofthreesuchcommunitiesbuiltintheUnitedStates)withnationalimportance,asareflectionofplanningtrendsoftheearlytwentiethcenturyandamodelforfuturedesigns,andasanintactexampleofthearchitectureoftheperiod.Indeed,theuniquenessofourcommunityrisesabovetheothersbecauseGreenbelt“isthemostfullydevelopedandisalsothemostintact.”Theintactnatureofthecommunity’scharacterdefiningfeaturesisGreenbelt’smostimportantcharacteristicandthemostimportanttopreserve.

9

Thedefinitionofthecharacterdefiningfeaturesisanimportantpartofthisplan.IndependentelementsanddetailsofthecommunitycometogethertocreatethewholeofGreenbeltHomesInc.Commonspaces,communityspaces,thesitingofbuildingsandcourts,andthearchitectureoftheresidentialunitsaretogetherknownascharacterdefiningfeatures.

TheTaskForcereliedontheworkofthe1999/2004HistoricDistrictGuidelinesdocumenttodefinetheelementsthattheTaskForcesoughttoidentifyandpreserve.UnderPartII–HistoryandSignificanceofGreenbelt,Chapter2–CommunityDesignandArchitecture,theGuidelineauthorshavehighlightedseveralimportantcharacterdefiningfeatures.

ThefirstsetofcharacterdefiningfeaturesisrelatedtotheoverallplanningcharacterofGreenbelt.ThesefeatureshavebecomeenshrinedintheinfrastructureandcommonspacesthatarepartofGHI.Mostofthesefeaturesarewhatresidentspointtowhentheysay,“welovethewalkability”or“thecommunityconnections.”Planningfeaturesnotedasimportanttothecharacterare:

• Superblocks–housingsectionsbetweenfourteenandeighteenacresinsizewith

about120dwellingsarrangedinclusterscreatingservicesidesandgardensides.• RoadNetwork–minimalroadswithagoaltominimizetheimpactofthe

automobileonaresidential,pedestrian-orientedcommunity.• PedestrianCirculation–designedtominimizeconflictsbetweenautomobilesand

pedestriansandcreatethegardensidesofhomes.Thiselementalsoincludestheunderpasses.

• RecreationAreas–thisincludesplayingfields,swimmingpool,multipleplaygrounds,andthelake.

• The“GreenBelt”–asurroundingareaofopenspaceandforestdesignedtolimittheexpanseofGreenbeltandeliminatethethreatofincompatibleadjacentdevelopment.

NexttheTaskForceidentifiedthecharacterdefiningfeaturesofthebuildingarchitecture,

utilizingthesesame1999/2004Guidelines.CommercialandinstitutionalstructureswereinitiallyincludedanddiscussedbytheTaskForce.However,mostofthesebuildingsareownedbyprivateentitiesortheCityofGreenbelt.(TheunitsownedbyGreenbeltDevelopmentCorporationareanexceptionandshouldbeevaluatedforcharacterinadifferentstudyorreport.SeetheitemsontheGDCunder“otherissues.”)TheTaskForcethereforefocusedontherowhousestylehomes.

TheprimarycharacterdefiningfeatureofGreenbelt’sresidentialarchitectureistheuniformityoftherowhouseunitsandthethree(primarily)manifestationsofthisdesign-framewithbrickveneerandslatecoveredgableroofs(“brick”);concreteblockwithaflatroof(“block”);andframewithvinyl(formerlyasbestos)siding(“frame”).Scale,massing,roofline,andsimplicityofdesignareallelementsofthisoverallarchitecturaldesign,whichsitsatthecoreofcharacterforthecommunity.Unitsaretwostoriesinheight,exceptfortheso-called“honeymoon

10

cottages”whichareone-story.Thesetwofeatureswerepartofastandardizedexteriordesigninthebrickandblocksets–withthebrickunitshavingmoreofa“cottagestyle,”reminiscentofthehousesinRadburn,N.J.thattheinitialcommunityplannershadusedasamodel,andtheblockunitshavingamore“internationalstyle”commoninEuropeatthattime.TheTaskForcerecognizesthatthereareafewunitsthatfalloutsideofthesethreetypes,butwasusingthecommoncommunitynomenclatureofthreetypes.

Thesecondarycharacter-definingfeatureforthebrickandblockhomesisthedetails–suchastheornamentaltrimandbrickworkaroundwindowsanddoors.Thisornamentaltrimisvariouslycalledbrickcoursingor“speedlines”aroundthewindowswhilethedoortrimincludesaquarter-roundwood“dentil”moldingabovethedoorswithwoodedgingalongthesidesandamoredetailedbrickelementabovethelintelonsomeunits.Thecharacter-definingfeaturesofthebrickandblockunitsarelargelyfoundinthestandardizednatureofthedesignwithdecorativetrimworkandbalancedwindow/doorplacementastheprimaryfocustothestructure.

Thesecondarydefiningfeatureoftheframehomesisthatthegovernment’sdesignmaintainedsomeofthedetailsofthebrickhomes–agabledroof,two-storydesign,gardensideandservicesideentrances.However,muchofthedetailthathadbeenstandardizedinthebrickandblockdesignswasremoved.Thebrickcoursing,thewindowanddoortrim,andtheexteriormasonrywereremovedwiththeeffectofsimplifyingtheexterior.Windowswerelessbalancedinplacement,comparedtothebrickandblockunits.Asbestos-shinglesidinganddouble-hungwindows(comparedtothecasementstylecommonintheblockandbrickdesigns)wereused.Generallythesizesoftheunitsweresmallerthanthebrickandblockunits.Garages,innerwalkwayconnections,andhardscapingwerealleliminatedorreducedinanefforttospeedupproductionandreducecostsduetothewarefforts.Theframeunits’characterislargelyderivedfromthesimplicityofdesign–horizontalsiding,simpledoublehungwindows,andalimitedamountoftrimwork.

Theintentofthisreportisnottomakerecommendationsfortheinteriorsofunits.However,characterdefiningfeaturesoftheinterioroftheunitsisgenerallyhardertocatalogbecauseofthesheervolumeofchangesovertheyears.Interiorsduringtheoriginalconstructionphaseutilizedoverseventydifferentdesigns.Commonconstructionproducts–suchaswoodinteriordoorswithasmallinlay,asbestosfloortile,lightingfixtures,andmetalcabinets–weresharedforcostsaving.Manyunitsdonotretainthesefeatures,butthosethatdoshouldbecommendedandpotentiallypreservedifpossible.

Additionally,thereweresomeexterior“hardscaping”characterdefiningfeatures,suchassidewalksandstepsthatjoinedeachtwinnedsetofunitsandconnectedtothepedestrianpathwaysystem.While“soft”landscapingdetailssuchasfences,sheds,andplantingsarenotincludedinthisplan,thesidewalksarediscussedaspartofcommonareasbecauseoftheirimportancetooverallcharacter.Again,theTaskForcedidnotintendonmakingrecommendationsfor“soft”landscapingelements.

TheTaskForcerecognizesthereareafewothertypes–mostnotablytheattemptsatpre-fabricationandthemodern“townhouses.”Thesetypeswillrequiremorestudyandattentionas

11

preservationeffortsmoveforward,butgenerallythesamecommentsintheTaskForcegoalsshouldapply. GreenbeltHomesInc.shouldtakeprideinbeingthestewardofthemajorityofthesehistoricbuildingsbecausethisintactnaturewithidentifiablecharacteristicsreflectspositivelyonthemembers,Board,andstaffforshepherdingthesebuildingsthroughmorethanseventy-fiveyearsofchangeanddevelopment.WhentheResettlementAdministrationinitiallydevelopedthecommunity,theyspecificallyaimedtouse“carefultownplanning,soundconstruction,andexcellentmaterials”toensurethelongevityofthecommunity.GHIhasbeenentrustedwiththeresponsibilityofpreserving,maintaining,andensuringthesignificanceofthiscommunitybynotallowingthestatusof“mostintact”tobedestroyedunderdevelopmentpressures.

12

Goals

ThemissionofGreenbeltHomesInc.isstatedto“providequalityhomesforourmembersandfosteropportunitiesforcommunity.WewillaccomplishthisbycelebratingandrespectingthehistoricallegacyandideasoftheoriginalGreenbeltplan.”TheresponsibilityoftheBoardandstaffforthiscommunity’slegacymeansthatpreservationandawarenessofthiscommunity’splacewithinthescopeofnationalhistoryshouldbeconsideredindecisionsmadenowandinthefutureregardingourhistoricbuildings.Themissioncontinues,“Wewillmaintain,protect,andenhancetheassetsofourcooperativeincludingthebuildings,architecturaldesign,openspaceplan,whilepreservingthefinancialstabilityandsustainabilityofourcooperativecommunity.”Thisconceptwasheldclosetotheheartofthetaskforcethatsoughtmethodstoachievethismission.Finally,themissionstatementendswith“wearethekeepersofourproperty,andwehavetherighttoexpectthatallofuswillactresponsibilitytoprotectandcareforthatwhicheachownandtreasuretogether.”Thissimpleconceptofsharedresponsibilityisatthecoreofhistoricpreservation.Toachievetheseoverarchingobjectivesandmission,theTaskForcehasdevelopedsixgoalswithspecificactionitemsthatensurehistoricpreservationisintheforefrontofdiscussionsaboutcommunitychanges.Thesegoalsare:

1.Toworkwithmemberstoeducatethemabouttheneedforhistoricpreservationtofacilitatememberunderstandingoftheimportanceofsharedresponsibility,maintainingassets,andcelebratingthehistoricallegacy;2.Toprovideprotectionforcharacterdefiningfeatures,throughprotectionofarchitecturalelementsandcarefulreviewofadditionsasmethodstomitigatepotentialchangestothecharacterofthecommunity;3.Tofindstrategiesforthepreservationofexteriorelementsofblockunits;4.Todevelopa“preservationrow”program,mirroringthe“non-smokingrow”concept,whichwouldcreateeasement-restrictedrowsmaintainedtotheSecretaryoftheInterior’sStandardsforRehabilitationandwhichwouldbeabletoaccessfundingfromdifferentsourcesforworkontheexterior;5.ToutilizeStateofMarylandTaxCreditsand/orgrantsforhistoricpreservationprojectstooffsetcoststhatpreservationcanpotentiallycarry;6.Tocreateanon-profitmechanismtosupporteducationandobtainfundingfortheongoingpreservationofthehistoricstructurestobetterpreserveandsharethestoryofGHI;7.Andtoappointa“historicpreservationofficer”withinthestaffofGreenbeltHomesInc..

13

Goal1:Workwithmemberstoeducatethemabouttheneedforhistoricpreservation. TheBoardofDirectorsaskedtheTaskForcetofosterhistoricpreservationwithinGHI.Thebestwaytofosterthecultureofhistoricpreservationisthrougheducation.ChartergoalsixaskedtheTaskForcetofindwaystoeducatethemembershipaboutthebenefitsofhistoricpreservation. TheTaskForceidentifiedtheneedfortheGHIBoardofDirectors,staff,andapotentialnon-profitpartner(seeGoalsix)toworktogethertoeducatethemembershipmuchmorebroadlyabouthistoricpreservation.TheBoardshouldnotmissanyopportunitytoconnectresidentstothecommunity’shistoryandhighlightthesignificanceofGHItobothnewandoldmembers.GHIshouldbemuchmoreactiveintellingthestorythroughthepartnerssuchastheFriendsofGreenbeltMuseumwhichhasnumerouseducationalprogramsinplace.Usingdiverseformsofmediaandoutreach,thisstoryshouldbemadevitaltoallmembers.Thisoutreachincludeseducationofthepublic,specializedresearchers,potentialbuyers,realtors,andmembers.

Educationallecturesmightincludethebasictermsofpreservation,importantcharacteristicsofmid-centuryarchitecture,the“vocabulary”ofdesign,howGHIunitsfitintothishistoriccontext,andthehistoryofGHIoperationssinceit’sfounding.Potentialhandsonworkshopsincludeprogramsondesign,interiorpreservation(includinghistoricwooddoors),andlandscapingwithhistoryinmind.Educationshouldalsoincludecreatingoutreachdocumentsandmaterials.

AnewhistoricpreservationofficerforGHIstaff(Goalseven)oravolunteercommitteecoulddeveloptheseadditionaldocuments.Nomatterwhoimplementsthisgoal,thereisaneedwithinGHItoaddbasichistoricalinformationtotheGHIwebsiteandtocollaboratewiththeFriendsofGreenbeltMuseumonexhibits,publications,andprograms.WithoutanexternalmethodtotellGHI’sstory(i.e.exhibitspace,signage),theFriendsofGreenbeltMuseumrepresentsthebestopportunitytoexpandeducationaboutGHI’swork.

14

Therefore,theTaskForcehasidentifiedthefollowingactionitems:

1) TheBoardofDirectorsshouldholdaworkshoptoensureco-opmembersandtheGHIstaff

isuptospeedonthehistoryofthecommunityandhasinformationinaneasilyaccessiblesource.Thisworkshopmightbeahalf-dayprogramtolearnaboutthegeneralhistory,majordevelopers,andhistoryafterthefederaltransfer,theNationalLandmarkstatus,aswellastopicslikeconstructionmethodsfortheoriginalGreenbeltcommunityandmodernsustainability.

2) Thestaffshouldensurethatthehistoryandsignificance(includingtheNationalLandmarkstatus)ofthecommunityisincludedinanypre-purchaseorientationdiscussionsandpossiblyrecommendpotentialpurchasersvisittheGreenbeltMuseum.

3) GHIshouldmoveforwardwithbettereducatingsomespecificconstituenciesonthehistoryofGHIandGreenbeltbydevelopingspecializeddocumentsforthepublic,realtors,members,andothergroupsbothinprintandwebbased.TheBoardofDirectorsshoulddirecttheCommunicationsandMarketingCommitteestoensurethehistoryandsignificanceisincludedinoutreachmaterials,includingTheCommunicator,ontheGHIwebsite,andinothermaterials.

4) TheBoardofDirectors,workingwithprofessionals,shouldconsideraseriesofhands-onpreservationworkshops,includingrestorationofparticularinteriorelements,paintingandexteriorsiding,preservationeconomics,sustainability,andthebenefitsofhistoricpreservation.

5) TrainingshouldbedevelopedfortheArchitecturalReviewCommittee(ARC)andtheBoardofDirectorsrelatedtocharacter-definingfeaturesandtheirpreservation,possiblyfromin-persontrainingoronlinetutorialsfromotherproviders.

15

Goal2:Provideprotectionforcharacter-definingfeatures OneoftheneedsidentifiedearliestbytheTaskForcewastofindawaytoprotectthesignificantarchitecturalcharacterofthecommunity.Aswasnotedinthe“significance”section,thecharacterdefiningfeaturesofbuildingarchitectureareprimarilythedesignoftherowhomeunitswithaconsistencyoffeaturesandsimplicityofdesignandsecondarilytheindividualdetailsofthebrick,block,andframestylehomes

Inconversationswithstakeholdersandprofessionals,therewasgeneralagreementthatadesignreviewprocess,beyondthecurrentARCreviewandstaff“technicalreview,”mustbeimplementedfortheco-op.AgreementamongprofessionalsandtheTaskForcewasthatonlybecauseofthediligenceandstrongdesiretomaintainthecommunityhadmajordesignissuesthusfarbeenaverted.

However,signsofthelossofcharacterdefiningfeatureshasbeguntoshowinplaceslikethe1980srehabprojectthatalteredtheoriginalwindowdesignorwhenGHIbeganallowingsidingonblockunits.Thelossofdetailssuchastheoriginalwindows,brickcoursing,andtrimworkabovetheoriginaldoorsillustratedthewayinwhichGreenbeltcouldlosesecondarycharacterdefiningfeatures.

Additionsconstructedbasedon1970’sdesignguidelinesincludedsunroomsandoversizedwindows,obliteratingprimarycharacterdefiningfeatures.Otheradditionstounitssincethenhavemettechnicalrequirementsbuthaveoftenoverwhelmedthemassingoftheoriginalunitsoralteredtheimportantarchitecturalfeaturesoftherows.Finally,thecurrentHIP/Replacementprojectwillremovepotentiallymajoramountsofdoortrimdetailandhascontinuedtoallowtheuseofvinylsidingonblockunits.TheTaskForcenotesthatarchitecturalchangestoourhomesbymemberscanbeavitalpartofensuringthecommunityremainsvital,butthesemustbebalancedagainstlossofandpreservationofcharacterdefiningfeatures. AftermuchdiscussiontheTaskForceidentifiedtheneedtopreservecharacterdefiningfeaturesasthemostcriticalconcernforGHIaftereducatingthemembership.Additions,designreview,detailloss,sandblastedbrickunits,andchangestothecommunityinfrastructurewereallraisedaspartofthissection.

TheTaskForcehaslaidoutactionitemsthatwillachievethegoalofprotectingcommunitydesignelements.Theseactionitemsare:

16

1) Implementdesignreviewfor“MajorImprovements”(Additions)

AdditionsrepresentasignificantconflictpointforthepreservationofGreenbelt’sprimarycharacterdefiningfeatures.Theycanobscurehistoricpatterns,extendmassingbeyondtheoriginalscale,orcauseunitstobecome“unbalanced”withintheoveralldesignofthecommunity.TheyhavethehighestabilitytoimpactGreenbelt’s“intactnature.”TheTaskForcefeelschangestocurrentrequirementsforadditionsandcertainmajorimprovementsarevital.MostoftheTaskForcemembersrecognizedthe“DraftDesignGuidelines”from1999/2004asamethodforachievingthegoalsofSectionX(“MajorImprovements”asoutlinedintheGreenbookrules,mostspecificallyunderX.C.,X.F.,X.G.,X.H.)whileprovidingmoreflexibilityinthedesignofnew“MajorImprovements,”especiallyadditions. (Asasidenote,Elements,suchasVII.Fences,VIII.PrivacyScreens,andIX.StorageShelterswillalsoimpactcommunitydesign.However,discussionoftheseyardelementsshouldbecoveredbyaseparateworkinggroup(i.e.,aYardsSolutionTaskForce)forcommunityreviewandcomment.Solutionsshouldbeexploredthatmeettwogoalsforhistoricpreservation:builtstructuresthatrespect,complementandenhancethehistoricarchitectureofGHIhomes;andoptimalpreservationofthecommunity'shistoricopennessandtheenhancedsenseofcommunitythatresultsfromthatopenness.)

Therefore,theTaskForcerecommendsthedevelopmentofadesignreviewprocessforMajorImprovements,especiallyadditions:

a. WorkingwiththeArchitecturalReviewCommittee,theBoardofDirectorsand

Staffshouldidentifyareaswhereadditionsareincludedintheexistingrulesanddevelopalistofpotentialchangesordeletionstobereplacedbydesignreview.

b. TheBoardofDirectorsshouldputouttothemembershipruleschangesthatdeleteorchangeportionsofSectionXtobereplacedwithadesignreviewprocessthroughtheArchitecturalReviewCommittee(ARC)withapproval/appealthroughtheBoardofDirectors;

c. TheBoardshouldincorporatebyreferencethe“Guidelines”developedin1999and2004asguidelines,notrules,fordesignreview.Theseguidelinescanprovidedirectionfordesigndecisionsbutshouldnotbe“castinstone;”

d. TheBoardandStaffshouldretainacollectionof“bestpractices”forapplicants,includingsuggesteddesignsand/ormaterialsfromexistingornewprojects;

e. ARCshoulddevelopaprocessfordesignreview.TheTaskForceoffersthefollowingsuggestionsbasedonprofessionalexperiencewithdesignreviewinothercommunities:

i. Staffand/orARCwouldholdapre-designmeeting/sitevisituponmemberrequestbutpriortosubmissionofthemember’sapplication.

17

Memberswouldbeabletodiscusstheconcept,reviewtheguidelines,andfindsolutionsthatarecompatiblewiththehistoricfabricofthebuildings;

ii. StafforaBoard-appointedworkinggroupshouldexaminemethodstorevisethecurrentsubmissiondocumentsfor“MajorImprovements”anddevelopacomprehensivesubmissionapplication(architecturaldesigns,currentphotos,materiallists,constructionmethods,etc.).Thisnewsubmissionprocesswillencourageapplicantstoconsideroptions,meetwiththeARC,andevaluatetheneedsfortheirprojectinatimelyfashion;

iii. Whileadditionsshouldnotbe“fasttracked,”thereareseveralpotentialplacesinthe“MajorImprovements”whichmayremaininplaceorbeputforwardas“staffreview”projectsforconsentapproval.ARCshouldstudythisissueinmoredepth.

iv. StaffandtheBoardcoulddevelopreviewruleswithaviewtowardmakingdesignreviewmoreefficientandmorecollaborative,toreducethenumberofexceptionrequests,reducedelay,andproduceadditionsthataremoreinkeepingwiththehistoricnatureofGHI.Thesechangescouldincludeareviewtimeline(potentiallysixty-day),rulesforreview(suchasheightpoles),acertificateofappropriatenessfortheBoardofDirectorstoacton,andneighborconsent.

v. Designreviewsdonotneedtobeconductedbyprofessionalarchitectsorbuilders.Manyothercommunitieswithhistoricdistrictsprovidedesignreview,oftenwiththeservicesofcommunityvolunteers.County-levelhistoricpreservationcommissionsalsoemploytheservicesofvolunteerswhoarenotarchitects,builders,orengineers.Somevolunteersmaywellbeprofessionalsinareasthatprovidevitalknowledgefordesignreview,butnotalways.Thiswoulddistinguishtheprofessionalconstructionreviewbystaffversusavolunteerleddesignreview.

f. WithinGHIstaff,amemberoftheTechnicalServicesdepartmentorthe“historicpreservationofficer”(Goalseven)shouldbeeducatedindesignreviewandthehistoricdesignsofthecommunitytobestprovideguidancewhendesignchangeapplicationsaresubmitted.UntilGHIhasthebudgetandpersonnelforsuchaposition,theresponsibilityofensuringmembersareeducatedindesignreviewcanbecarriedoutbytheArchitecturalReviewCommitteepotentiallywithpreservationexpertsupport;

g. If“preservationrows,”(Goalfour)areestablished,anyproposalforchangestothoseunitsshouldbesubmittedfordesignreview.ARCmaywanttoconsiderimplementingahistoricpreservationsub-committeeforreviewoftheseissuesifsuchrowsareimplemented.

18

2) Whenpossible,retainandpreservehistoriccharacterdefiningfeatures,suchasdoors,windows,anddecorativetrim.

Afterreviewinghistoricwindowanddoorpatterns,theTaskForceagreedthatthe

preservationofanyoriginal(1937)windowsanddoorsisimportantforthepreservationofsecondarycharacterdefiningfeatures.ExamplesbeyondtheGreenbeltMuseumshouldberetained,ifpossible.Thispreservationshouldalsoextendtothetrimworkfoundaroundthedoorsandwindows.Educationofthemembershipaboutinteriorpreservationmayensurethatsomeinteriorfeatures(suchastheinlaidclosetdoors)arepreserved,buttheinteriorisoutsidethescopeofthisreport. TheTaskForce,recognizingthesedetailelementsasanimportantpartoftheHomesImprovementProgram,draftedalettertotheBoardofDirectorsadvocatingfortheretentionofhistoricdoorsandwindows.ThisletterwassentinJulyof2015.TheTaskForcealsosupportstheideaofadding“betweentheglass”dividersforwindowstoimitatetheoriginalwindowsintheframeunits.Furthermore,theTaskForcehasrequestedthroughemailthattrimworkarounddoorsberetainedtothefullestextentpossible.Inthefuture,thegoalforGHIshouldbetoidentifypotentialwindowmanufacturersthatcanreproducethelookandfeeloftheoriginalsteelandwoodwindowpatternsandthehistoricwoodexteriordoors.Iftrimworkisremovedordamaged,GHIshouldidentifypotentialpreservationcarpenterstoaccuratelyreplacethattrim. Whilelookingatthesedoorsandwindows,ansidediscussioncameupregardingtheuseofthehistoricdoorletteringforhousenumbers.MembersoftheTaskForcewereenthusiasticaboutthepreservationorreplicationofthislettering.Moreworkshouldbedonetofindwaystoreproducethisfontandstyleonunitdoors. Fromthisdiscussion,theTaskForcerecommendsthatGHI:

a. RetainANYhistoricmaterials(especially1930serawindowsanddoors,interiorandexterior,andtrim)asmuchaspossiblethroughoutthecommunityduringanyGHI-ledprojects;

b. Encouragememberstoretainhistoricelements(includingbutnotlimitedtoexteriordetails,woodinteriordoorswithinlaydesigns,ororiginalcabinets)anddevelopcommunityworkshopsormeetingstodiscusstheirpreservation;

c. Stockrepairitemsforhistoricelementsormaintainrelationshipswithcontractorswhounderstandandwillpreservetheseelements;

d. IdentifymanufacturerswhocanproducehistoricwindowanddoorpatternsforuseinfutureGHIandmemberrenovations;

e. Use“betweentheglass”dividersinwindowstoapproximatethehistoricpatterningifrestoration-stylewindowsareunavailable;

f. Reproduceandusethehistoricdoorlettering(fontandstyle)onunits,ifallowablebycountyrules.

19

3) Protectthebrickveneerthathasbeensandblasted.

DuringapresentationsponsoredbytheFriendsoftheGreenbeltMuseum,museumintern,GHImember,andfriendoftheTaskForce,JenniferSparenberg,discussedaprojecttophotographicallydocumentalloftheservicesideentriesinGHI.Sparenbergraisedtheissueofbrickdamage,notingthatmanyofourbrickveneerhomeshavebeensandblastedovertheirlifetimes.Sandblastingremovestheouter“crust”ofthebrickandallowsmoisturetopushintothebrick,splittingtheclay,andpotentiallydamagingtheouterveneerbacktotheoriginalwoodframe.Thisdamagethreatensthestructuralintegrityofthesebrickveneerhomesandmustbeaddressedtoensuretheintactnatureofthecommunity.Someofthisdamagehasbecomesevereandneedstobeaddressedimmediatelywithsealingofthesandblastedbricksurfaces.Therefore:

a. GHIshouldinstituteareviewofallbrickveneerhomes,perhapsthroughvolunteers,todeterminewhichoneshavebeensandblasted,whichoneshavebeenrepainted,andwhichonesneedsealing–preferablyunderthesupervisionofahistoricpreservationprofessionalorledbyacontractorwhohasexperiencewiththisworkinhistoricbuildings.

b. Oncethedetailsofthissurveyhavebeenreturned,nextstepstoensurethemaintenanceofthebrickveneers.Stepsshouldbetakentoprotectthebrickincludingusingaclearsealantorpaint.

4) TheBoardandstaffshouldbeawareofandresponsivetopotentialimpactstothe

community’scommonspaces,infrastructure,andsharedelements.

TheTaskForcetookanin-depthlookattheinfrastructureofGHI.Infrastructure,forthepurposesofthisdiscussion,includedpathways,lighting,andcommonspaces.Infrastructuresuchaswatermains,powerlines,androadwayswerealsodiscussed,buttheTaskForceattemptedtolimitdiscussiontoissuesthatwouldoutwardlyimpactthearchitectureandvisualaestheticofthecommunity.

AlsoincludedinthisreviewwereCityofGreenbelt-owned(orGHI-ownedandCity-maintained)propertiessuchasunderpasses,benches,andplaygrounds.ThegroupexaminedthehistoricdocumentsonmicrofilmattheGreenbeltPublicLibraryfororiginallighting,pathwaydesign,commonspaces,andplantingplans.GregoorPasschiertookaseriesofphotographsofexistingconditionsforreviewbythegroup.Afterreviewingtheseelements,thegroupgenerallyagreedthattheywerevitaltothefeelandsignificanceofthecommunitybutrequiredsubstantialsupportfromtheCityofGreenbelt.WithagreementsinplaceforthemaintenanceofsomecommonareasandnocontroloverCity-owned

20

properties,theTaskForcewasconcernedthismightstarttoexceedthegoalssetbytheBoardofDirectors.

However,theTaskForcealsorecognizedthatchangestothisinfrastructuremightpotentiallyaffectthecommunityadversely.Examplesofsignificantremovaloftrees,destructionorremovalofcommonspaces,ordamagetotheoriginallayoutanddesignofthesidewalkscouldallnegativelyimpactthecommunitydesign.Additionally,activitiessuchasaddinglightingtotheinteriorwalkwaysmightbeabenefit,butshouldbesensitivetothehistoricdesignofthelightingsystem.

TheTaskForceidentifiedthreewaystoachievethisgoal.

a. AGHI“historicpreservationofficer”(seeGoalseven),whenavailable,shouldreviewtheoriginalcommunityplansonmicrofilm,especiallyforinfrastructurerelatedelements,makenotesandcomments,andapplythatknowledgetoanyprojectthatmightimpactinfrastructuresuchasoriginalplantingplans,swales,sidewalks,lighting,orcommonspaces(seealsothe“otherissues”itemregardingthemicrofilm);

b. GHI,infutureagreementsorwithinexistingagreementswiththeCityof

Greenbelt,shouldidentifyhistoricelementswhichmaybeimpactedandstrivetomaintainormitigatedamagetotheseportionsofthecommunity;

c. ForelementsownedbytheCityofGreenbelt,anon-profitorganization,which

supportsGHI’spreservationefforts,shouldadvocateforpreservation.

21

Goal3:Findstrategiesforthepreservationofexteriorelementsofblockunits

Duringthecourseofdiscussions,severalofour“friends”andatleastoneBoardmemberindicatedaneedforremoval,oratleaststoppingtheinstallationof,sidingonblockhomes.TheTaskForcetookupthisconversationafteragreeingthatthisonetopicmaybethemostdifficulttoaddressandresolveduetoavarietyofopinionswithinthecommunityontheaestheticsandeconomicsinvolved.

TheTaskForceagreedbroadlythatsidingseverelyimpactsthecharacterdefiningfeaturesofthe“InternationalStyle”blockhomesbyobscuringthearchitecturaldetailsoftheunitssuchasthebrickcoursing(“speedlines”)andmoldingaroundthewindowsordoors.Holesdrilledintotheblockstomountthesidingmeansthatthesurfaceisleftwithsmallholes,whichmakesreturningthebuildingtooriginalappearancedifficult.Blockunitswereintentionallydesignedtohaveaflatsurfacethatisdestroyedwithsidingthathas4-8”reveals.Overall,sidingmakesthepreservationoftheseunitsmoredifficult.

Additionally,theTaskForcewasconcernedaboutthebeliefthatsidingalonewouldincreaseinsulationvalues.Thetrade-offsbetweeninsulationvalueandthelossofcharacterdefiningfeaturesmustbeweighedcarefullyasthecommunityconsidershowbesttopreserverowsandunits.A2013studybyQuinnEvansArchitects,commissionedbytheBoardofDirectors,onthetopicofinsulationforblockunitswasconcernedbythelossofthesefeatures.Inthe“GreenbeltEnergyRetrofitBlockDwellingUnitsFinalReport”onpages34-38,theauthorsdescribetheirresults.Theystate,“Alloftheexteriormodificationalternativeswereshowntobecost-effectiveenergyperformanceenhancements.”However,theygoontostatethatblockdwellings“areinsomewaysthemostuniquestructuresinthehistoricdistrict”andthat“asoneofthemostuniqueandcharacterdefiningelementsoftheGreenbelthistoricdistrict,protectingtheintegrityoftheblockunitsisapriority.”Muchinthesamewaysidingobscuresthedetails,QuinnEvansstatesthatanyexteriorcladdingwillobscurethesefeatures,requirefastenersoradhesives,changestheflowofmoistureandair,andpresentchallengingtransitionsatdoorsandwindows.

Furthermore,QuinnEvanswrites,“Underaformalhistoricpreservationregulatoryreviewproceeding,suchanextensiveandsubstantialinterventionwouldtypicallybefoundunacceptable.”

22

Withoutdetailedinformationabouttheenergyvalueofsidinginparticularoutweighingcharacterdefiningfeatures,theTaskForcewasunpreparedtooffersolutionsontheideathatsidingwasworthusingonblockhomes.However,theBoardshouldrecognizethatexteriorcladdingwouldbefoundunacceptabletoanypreservationreviewprocessandconsideroptionsinternallytofindotheroptions.Afterdiscussingpotentialimpactsfromexteriorcladding,theQuinnEvansreportstatesonpage35,“anytreatmentapproachshouldaddresstheseconcerns…Whereimpactsareunavoidable,theyshouldbeminimizedandwaystomitigatethemmustbeidentified.

Therefore,theTaskForcerecommendsthefollowingactionitems:

1) TheBoardofDirectorsshouldbuilduponthe“QuinnEvans”reportonexteriorcladdingforblockunitswithadditionalstudyoftheissuesofenergylossandtheimpactoncharacterdefiningfeaturesbytheuseofsiding(bothinsulatedandnon-insulated),aswellasmitigationthroughmethodsincludingbutnotlimitedtotheuseofheatpumps,interiorinsulation,andotherinnovativeresources.

2) TheBoardofDirectorsshouldclarifyforthemembership,aftersuchastudy,theimpactofsidingforenergyefficiency,comfort,orenergycostsavingsinblockunits.Thiseducationalpieceshouldalsodetailtheimpacttothehistoricappearanceofthecommunityandthecharacteristicelementsofthe“InternationalStyle”oftheblockunitsinparticular.

3) TheBoardofDirectorsshouldconsiderincentivestoencouragemembersinblockunitstoutilizealternativestotheinstallationofsidingbasedontheanalysisoftrade-offsbetweenlossofcharacterdefiningfeaturesandtheconservationofenergy.

4) TheBoardofDirectorsshouldconsideraresearchprojecttoidentifypotentialmethodsforremovingsidingandrestoringtheexteriorofunitstotheiroriginalappearance.IndividualmembersorthecooperativemayfundthisresearchprojectbasedonBoarddiscussion.Eitherorbothpartiesmaypursueexternalgrantfunding.

5) TheBoardofDirectorsshouldconsideroptionsandsolutionsthatmightleadtononewsidingaddedtoblockunits.

23

Goal4:Developa“preservationrow”program AstheTaskForceworkeddeeperintothereviewofhistoricpreservationwithinGreenbelt,theTaskForcebegantoexaminetheconceptofrowsofunitsthatwouldbenefitfrompreservationprotectionsandwouldbeeligibletoreceivecertainbenefitssuchasgrantsortaxcreditsinexchangeforrestrictionsonalterations.Inconsideringtheconcept,theTaskForceexaminedthe“non-smokingrow”concept,wherealocalagreementamongallresidentswouldrestricthowthemembersusetheirunits,asamodel. ThisconceptcameupastheTaskForcelookedatoptionsforhowtodesignatealocalhistoricdistrictorotherwisereceivegrantfundingfromPrinceGeorge’sCounty.TaskForcememberJenniferStabler,whoisaprofessionalwiththeM-NCPPCHistoricPreservationSection,helpedfacilitatesomeofthisdiscussion.PrinceGeorge’sCountyoffersaHistoricPropertyGrantProgramtoassistintheprotection,preservation,andenhancementofhistoricpropertiesthroughtheawardofhistoricpropertygrantsofupto$100,000.M-NCPPCHistoricPreservationSectionstaff,onbehalfofthePrinceGeorge’sCountyPlanningBoard,administerstheprogram.Allgrantsrequirea10%match.Theapplicantcanincludein-kindmatchesoflaborandmaterials.Withthisgrant,theapplicantsmustpayfortheworkup-frontandsubmitreceiptsforreimbursementbyM-NCPPCaftertheworkisfinished.M-NCPPCwouldtakeaneasementonanyunitawardedagrant.GrantrecipientsmustcommitinwritingtosubmitthesubjectpropertiesforinclusioninthePrinceGeorge’sCountyInventoryofHistoricResourcesasaHistoricSitethatisregulatedbythePrinceGeorge’sCountyHistoricPreservationOrdinance(Subtitle29ofthePrinceGeorge’sCountyCode).However,moreworkwillbenecessarytodeterminehowtheeasementwouldbehandledwithGHI’suniqueownershipmodel.

(InadditiontothePrinceGeorge'sCountygrantprogram,therearesmallgrants(upto$4000)availablethroughPrinceGeorge'sHeritage.SinceGreenbeltisaNationalHistoricLandmark,anyoftheunitsshouldbeeligible.AllworkmustmeettheSecretaryoftheInterior'sguidelines.ThePrinceGeorge'sCountyHistoricPropertygrantsandPrinceGeorge'sHeritagegrantscanbothbeusedtorestoreunitstotheiroriginalappearance.) This“rows”conceptwouldrequireaneasementthatmayprotecttheentireproperty,orspecificbuildings,fromunauthorizedandinappropriatealterations,demolition,ornewconstruction,andmayincludetheinteriorofanystructure(perhapsthosethatstillretainoriginalcabinets,sinks,etc.).Theexteriorofunitswouldbemaintainedatahigherlevel(forexampleto

24

theSecretaryoftheInterior’sStandardsforRehabilitation.SeeAppendixCfortheStandards.)TheARCcouldbetaskedbytheBoardofDirectorstoreviewanyprojectthatproposeschangestotheexterioroftheseunits.Projectswouldrequireahigherlevelofscrutinyandpotentiallyberequiredtodemonstratetheirchangewouldbenefitorotherwisesupporthistoricpreservation.TheseeasementscouldbeheldbyGHIdirectly,thoughmoreinvestigationisrequired. Preservationrowmemberswouldnotberequiredtoremoveexistingelementswhichmaynotbehistoricallycompatible,butwouldbeencouragedtofindwaystoreturntheunitstotheiroriginalexteriorappearancewherepossible.GHIshouldexaminewaystoprovidesupportforhistoricallycompatiblewindowsanddoors,aswellaspaintcolors,asthesearesomeofthedefiningelementsoftheunits. Thisrestrictionwouldthenallowmemberstoaccessfundingfromgrantproviders,perhapsthroughanon-profitpreservationadvocacygroupalignedwithGHIgoals.Taxcreditsmayalsobeavailablefortheserows,potentiallyrequiringstaffassistancetocompleteapplicationsforthesecredits.Also,theserowswouldpossiblybeabletoaccessfundingfromwithinGHItoimplementprojectstoremoveinappropriateelements(fences,sheds,etc.)andreturntheunitstotheirhistoricexteriorappearance.IftheBoardwerewilling,aspecialco-op“rebate”mightalsobeofferedforthoseseekingtobe“preservationrows”asawaytoencourageparticipationandtooffsettherulesrestrictions. Therefore,thisrecommendationspecificallysuggeststhefollowingactionitems:

1) Implementapreservationroweasementdocument,workingwiththePrinceGeorge’sCountyHistoricPreservationSection,toensureappropriatecomplianceforgrantortaxcredituseandlegalcounselforappropriatelegalstructure;

2) Developmethodsforreviewingproposalstoalterorrenovatethesestructures,includingapotentialsub-committeeforhistoricpreservationand/orpreservationrows(seeGoaltwofordiscussionofdesignreview);

3) Establishalistofbenefits,suchasrebatesandprojectsupport,whichwouldbeprovidedtopreservationrowparticipants,incollaborationwiththePrinceGeorge’sCountyHistoricPreservationSection;

4) Ifincentivesbeyondthoseofferedatthefederal,state,orlocallevelsarenotavailableorlimited,considerdevelopingaGHIspecificbenefitforpreservationactivities;

5) Advertiseandeducatethecommunityaboutthegoalsandfindpotentialrowgroupstoleadthedevelopmentandtestingoftheprogram.Potentiallydevelopspecialsignagefortheserowstohighlighttheirstatus.

25

Goal5:ToutilizestateofMarylandTaxCreditsand/orgrantsforhistoricpreservationprojects OnemajorgoaltheBoardofDirectorslaidoutfortheTaskForcewastofindwaystopayforpreservationinGHI.Whatthetaskforcefound,afterreviewingthefinancingoptions,wasthatfinancingintheframeworkoftheco-opisverycomplicatedandnotoftenconsideredbytheexistingfinancingprograms.Nomattertheresultoffinancingoptions,theywouldrequireamembereducationprocess. TheTaskForce’srecommendationisbasedontheneedfortheGHIBoardofDirectors,staff,andapotentialnon-profitpartnertoworktogethertoeducatethemembershipbroadlyabouthistoricpreservation,includingfinanceoptions.Seegoaloneformoreoneducation.IfGHIseekstoimplementthesegoals,thefinancialeducationwillbenecessarytoimplementation. Thefirstdiscussionwasbasedongrants.SeeGoalfourfordetailsaboutgrantsthatmightbeavailable.Sincemostofthemrequiredeasements,theTaskForceplacedthesegrantsunderthe“preservationrow”ideasincegrantsseemedtobestfitwithpotentialeasementprograms. NexttheTaskForceexaminedFederalandstatetaxcreditsforpreservation.Thisisacomplicatedandintricatesystem.FederaltaxcreditsareonlyavailableforcommercialprojectssuchasGreenbeltDevelopmentCorporationprograms.Statecreditsareavailableforindividualsoracooperativeforeitherthehomeownerorcommercialtaxcredits.However,theMarylandHistoricTrustnotedthatconfirminghowthisprocessmightworkwouldtakesomeresearchtodetermineexactlyhowbesttotakeadvantageoftheprogram,particularlyforindividuals.Specifically,CollinIngrahamfromtheMHTofficestatedthat“thedivisionstronglyrecommends,giventhecomplexnatureoftherelationshipbetweenanindividualco-opmemberandGHIwithrespecttotaxcredits,GHImeetswithMHTstafftodiscussthepossibilities,andwhatmightbeeligiblefortaxcredits.”

TheTaskForcewasversedonthistopicthroughresearchbyGregoorPaschierandJenniferStableraswellasthroughresearchfromour“friend”JenRuffner,buthadmanymorequestionsabouttheimplementationofsuchfinancialincentiveswithinthecontextofacooperative.Therefore,theFinanceDepartmentandFinanceCommitteewillneedtoevaluatethefinancingoptionsatmuchgreaterlengththanthetaskforcewasabletoaccomplish.

26

Therefore,theTaskForcehasidentifiedthefollowingactionitems:

1) TheBoardofDirectorsandstaffshouldholdameetingwiththeStateofMaryland(MarylandHistoricalTrust)taxcreditdivisiontoensureallpartiesunderstandstheuniquenatureofGHIandhowthetaxcreditscouldbeusedinthecommunity.

2) Iftaxcreditsorgrantsareavailable,theBoardofDirectorsshoulddirecttheFinanceCommitteeand/orstafftodevelopaninformationpieceontaxcreditsandhowmemberscantakeadvantageofthem.

3) TheFinanceCommitteeorstaffmaywanttoofferspecializedmeetingswithpreservationrowmembersorotherstodiscussfinancingoptionsifcreditsorgrantsareavailable.

27

Goal6:Createanon-profitmechanismtosupportpreservationeducationandobtainfundingfortheongoingpreservationofthehistoricstructures.

Anoft-discusseditemduringmeetingsconcernedhowGHIcouldobtainfundingforpreservationneedsandutilizesomeofthetechnicalresourcesavailabletohistoricpreservationprofessionals.However,thisdiscussionoftenendedwithrecognitionthatGHI’sestablishedtaxstatuswouldnotallowGHItoapplyforfundingdirectlythroughmanytraditionalmeans.Additionally,GHIisnotequippedinternallytohandlehistoricpreservationprojectsorpreservationeducation.Education,whenoccurringwithinGHI,isgenerallyfocusedonbringinginnewmembers,educatingthemaboutfinancing,oreducatingmembersaboutthemaintenanceofunits. Therefore,theTaskForcesoughtmethodstofindanon-profiteducationpartner.Ideasofnon-profitpartnerssuchastheFriendsofGreenbeltMuseum(FOGM)wereconsideredtohelpGHIexpandthehistoricstoryofthecooperativeandtofindpotentialfundingopportunities.However,FOGM’smissionistosupporttheGreenbeltMuseum,andtheirprimaryfunctionmustremainthemuseumandthenewexpansionofthefacility.

Limitationsandissueswithformingapartnershipwithanon-profitpartnercouldbepossiblyalleviatedbycreatinganewstand-alonenon-profitorganizationthatwouldsupporthistoricpreservationinGHIwitheducation,seekingtaxcreditsandgrantfunding,andcontributingtoheritagetourisminthecommunity.

TheTaskForcewasgenerallymoresupportiveofaMOUwithanexistingorganization,butwasnotsettledononeparticularoption.TheTaskForceunderstoodthatfinancialsupporttoanexistingorganizationmightbenecessarytosupporttheirexistingresponsibilitiessinceaddingsupportofGHIwouldpotentiallytaxtheirresources.

28

Therefore,inreviewingtheseitems,theTaskForcepresentsthefollowingactionitems:

1) TheGHIBoardofDirectorsshouldenterintoamemorandumofunderstandingwithanexistingpreservationorientedorganizationtohelpsupporttheongoingpreservationofGHIunits.ThisMOUshouldindicatehowGHImightsupportthatorganizationwithin-kindsupportorfinanciallyinexchangefortellingtheGHIhistoryintheirinterpretiveprograms,supportingthesubmissionofapplicationsforgrantsintendedforthepreservationofhistoricpropertiesaroundGreenbelt,anddevelopeducationprogramsthatinformGHIresidentsaboutthehistoryandpreservationofthecommunity.

2) IfaMOUwithanexistingorganizationisnotpractical,theBoardofDirectorsshouldappointataskforcetodevelopaplanfora501(c)3non-profitorganizationthatwouldsupportthesamegoalslistedabove.Thisnewnon-profitmightalsoincludeothermembersupportactivitiesaspartoftheirbroadermission.Theplanshouldincludedetailsastohowthisnon-profitwouldsupportgrantwriting,educationprograms,andoutreach.

3) Utilizethisagreementornon-profitorganizationtoworkongrantsfromagenciessuchasthePrinceGeorge’sCountyPlanningBoard,PreservationMaryland,theNationalTrustforHistoricPreservation,AnacostiaTrailsHeritageArea,andPrinceGeorge’sHeritageInc.forthepreservationandrestorationofhistoriccharacterdefiningfeatures,theeducationofthemembershipandvisitors,andimplementationofthesegoals.

29

Goal7:Appointa“historicpreservationofficer”withinthestaffofGreenbeltHomesInc.

Finally,theTaskForcemetwithstaffandhadmultipleemailexchangeswiththemabouthowthecurrentoperationofGHIsupportshistoricpreservation.EldonRalph,GeneralManager,providedseveralanswers,butunfortunatelytheoverwhelminganswerwasthathistoricpreservationisnotdirectlyconsideredinprojects.ThislackofattentiontothetechnicalaspectsofpreservationofthecommunitymaysignificantlyimpactthehistoriccharacterofGreenbeltandmustbeaddressed.

AconceptconsideredbytheTaskForcewastoutilizeapracticecommoninthefederalhistoricpreservationprocess.Withinallfederalagenciesthereexistsa“historicpreservationofficer”whoisresponsibleforreviewingagencyprojectsthatmayadverselyimpactthehistoriccharacterofbuildingsandsites.Usingthisconcept,GHIcouldcreateastaffpositionrequiringtraininginhistoricpreservationandthesignificanceofthecommunity.Thisstaffmemberwouldbeabletoserveasthereviewerforprojectsplannedbytheco-operativeforimpactonthehistoricfabricofthecommunity.Thisstaffmembermightalsoberesponsibleforidentifyingpotentialcontractorswhohavehistoricpreservationtraining.Thestaffmemberwouldalsobeabletotrainotherstaffinpreservationtechniquesandensurethatprojectsbothinsideandoutsideofunitswouldbesensitivetothehistoriccharacterofthecommunity.

Thispositionisan“ideal”situation.TheTaskForce,inmeetingwiththeBoardofDirectors,recognizesthecostsinherentinanewhire.Shorttermsolutionsincludeavolunteercommitteeandcrosstrainingofexistingstaff.

Therefore,theTaskForcerecommendsthefollowingactionitems:

1) TheBoardofDirectorsandGeneralManagershouldexaminepotentialcostsforimplementingapreservationofficerandestablishstepsforreachingthisgoal.

2) TheBoardofDirectors,GeneralManager,andDirectorofTechnicalServicesshoulddevelopastatementofworkforthe“historicpreservationofficer”andeitherhireanewemployeeoridentifyacandidatewithintheexistingstaffpoolfortheposition.Examplesofworkresponsibilitiesmightinclude:

30

a. ProvideexperttechnicalandpolicyadvicetoGHIstaffandBoardonhistoricpreservation.

b. Developahistoricpreservationplanfortheco-opproperties.c. ServeasstaffliaisontotheARC,providingtechnicalassistance,designreview

support,andreviewofanydemolitionrequests.d. Maintainadatabaseofhistoricelementsandpreservationrowprojects.e. Maintainadatabaseofinformationfromoriginalarchivesandfilestofacilitate

historicpreservation.f. Developatrainingprogramandworktotrainstaffinhistoricpreservation

techniques.g. Attendspecializedhistoricpreservationtrainingavailablefromotheragencies

andorganizations.h. Educatemembersonhistoricpreservationandcommunityhistory,including

presentationstoothergroupsoutsideofGHIanddevelopspecializedprintorelectronicmediaproductstosupportthistask,

i. ReviewanyGHI-initiatedprojectforimpactonhistoricproperties.j. Reviewbenefitsforpreservationrows.k. Provideownersofunitsinpreservationrowswithtechnicalassistanceandthe

developmentofrestorationplans.l. Developascopeofworkforprofessionalserviceswhichmightincludehistoric

preservation.m. Developandsubmitapplicationsforpotentialfundingopportunities.n. Potentialskillsincludeexperience/educationinhistoricpreservation,training

withhistoricmaterialsortrades,knowledgeofhistoricarchitecture,experiencewitharchitecturaldesign(AutoCAD,readingblueprints),experiencewithcostandmaterialsestimating,strongoralandwrittencommunicationskills.

3) TheGeneralManagershouldidentifypotentialtrainingopportunitiesandadvancementforthestaffmemberactingas“historicpreservationofficer”andprovidethemwithopportunitiestofurthertheireducationonthetopic,whenandifpossible.

4) The“historicpreservationofficer”shouldidentifypotentialareaswithinoperationsthatneedimmediatetrainingandseektosupportthattrainingwithrequestsforfundingandimplementation.

5) Intheshortterm,theBoardofDirectorsshouldidentifyapotentialvolunteercommitteeortheGeneralManagershouldidentifypotentialstaffmemberswhocanfillsomeofthisrole.

31

OtherIssues

SustainabilityOneofthemajorinterestsoftheGHIBoard-of-Directors-appointedBuildingsCommitteehasbeentofocusonsustainabilityissues.SincetheTaskForcewasnotspecificallydirectedtolookatsustainability,wehaveplacedthisconceptinour“otherissues”sectionasapostscripttoourprimaryefforts.Therearecountlessexamplesofenergysavingmethodswithinhistoricpreservation.However,theTaskForcewoulddrawattentiontotwodifferentcentersofinformationregardingunderstandingandapplyingsustainabilitytoourunits.First,theNationalParkServicehaspublishedawebpagewithmanydocumentsaboutsustainability.TheNPS’sadviceisimportantbecauseitreflectsdirectlyonthetypeofsupporthomeswithinGreenbelt’sNationalHistoricLandmarkdistrictshouldreceive.Thewebsite(http://www.nps.gov/tps/sustainability.htm)includessectionson“newtechnology”whichincludessolarelectricandsolarthermalpanels(http://www.nps.gov/tps/sustainability/new-technology/solar-on-historic.htm)aswellasasectionwiththe“IllustratedGuidelinesonSustainabilityforRehabilitatingHistoricBuildings.”(http://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf)TheTaskForcerecommendsthattheBuildingsCommittee,theBoardofDirectors,andthestaffbeuptospeedonthisguidance.Second,HistoricEngland,thegovernmententityforhistoricpreservationinEngland,haspublishedmultiplebriefsaboutsustainabilityandpreservation.WhilethesedocumentsareforanaudienceinEngland,thereareseveralthatcouldbeusedforGreenbelt.WedrawtheBoard’sattentiontothefollowingwebsite:https://historicengland.org.uk/advice/your-home/saving-energy/Withinthatsection,therearedocumentssuchas“SmallScaleSolarThermalEnergyandTraditionalBuildings”(http://historicengland.org.uk/images-books/publications/small-scale-solar-thermal-energy-and-traditional-buildings/)and“SmallScaleSolarElectricEnergyandTraditionalBuildings”(http://historicengland.org.uk/images-books/publications/small-scale-solar-electric-photovoltaics-energy/)whichexplainhowsolarcanbeincorporatedintohomes.,manyofwhichareconstructedofmasonrymaterialsandlackadequateinsulationandheatingsystems.

32

GreenbeltDevelopmentCorporationTheBoardofDirectorsofGHIsitsalsoastheBoardofDirectorsoftheGreenbeltDevelopmentCorporation.Thissubsidiaryisresponsibleforoperatingafor-profitentitythatoverseestheParkwayApartments.ManyoftherecommendationsalreadylistedinthisreportarejustasrelevanttoGDCastheyaretoGHI.TheTaskForceidentifiedafewpotentialbenefitstoGDCfromhistoricpreservationasfollows:ParkwayApartments

SinceGDCisafor-profitdevelopment,theGDCBoardcanuseFederalHistoricPreservationTaxCreditsfortheParkwayApartmentsthattheycannotusewithGHIprojects.Thesetaxcreditscouldbeusedforamajorrenovationandupgradetothebuildings.MoreresearchwouldneedtobedonebyGDCtodeterminehowbesttoapproachtaxcredits,buttheTaskForcedidrecognizethatthesecreditscouldplayasignificantroleinthefuture.Second,theTaskForceencouragestheGDCBoardtoconsiderfindingwaystoreturntheexterioroftheapartmentbuildingtotheoriginalstyle.Severaloftheotherapartmentbuildingsretaintheirhistoricsteelsashwindows.Modernsteelsashwindows,usingthesamepatterns,wouldbeamajoropportunitytoshowcasepreservationwithinGreenbelt.Thesamerecommendationholdsforthedoorsaswell.TheTaskForcewouldalsorecommendconsultingtheoriginalplansforthebuilding(orusingapaintconsultantifthoserecordsdonotexist)toreturntheexteriortotheoriginalpaintscheme.Finally,theTaskForcerecognizesthesebuildingsasmajorcandidatesforsustainabilityopportunities.TheGDCBoardshouldconsiderhowtomaketheseelementsworktogetherifarenovationiscontemplated.

AdditionalApartments

TheTaskForceencouragesGDCtoexplorepurchaseofotherapartmentbuildings.Thesebuildingswouldbeprotectedinthelong-termbyGHI/GDCandwouldbeabletoaccessuniquefundingandpreservationresources.

RooseveltCenter

AnotherpotentialprojectforGDCwouldbetofindwaystobetterparticipateinthepreservationandoperationoftheRooseveltCenter.Thisparticipationcouldbethroughdirectpurchase,fundingsupport,partnerships,orothermethods.RooseveltCenterrepresentssuchavitalandimportantpartoftheoverallhistoryandhealthofGreenbeltthatGHImustdevelopalargerstakeinthesuccessoftheCenter.

33

PreservationofDocuments,Maps,Drawings,andOralHistory

Onefinal“other”considerationthatmustbeaddressedwithinGHIisthelargevolumeofhistoricaldocumentsthatexistwithinthecooperative.Thesefilesmaybethreatenedwithlossasmoreandmoredocumentsmovetoadigitalformat.Thecooperativeholdsamassivecollectionofdocumentsthatincludesmaps,drawings,andhistoricaldocuments.WhiletheNationalArchivesandLibraryofCongresshaveretainedtheoriginaldesignsfromtheNewDealandWWII-eradevelopment,otherrecordsmayonlybeheldbyGHI.Documentationfromtheperiodthatbeganwiththeownershipbyacooperativeassociationshouldbeindexed,scanned,andpreserved.

Additionally,thereisalargevolumeofmicrofilmeddocumentationheldattheGreenbeltLibrary.Whilethisisagreatresource,theresourceisnoteasilyaccessibletothestaff,Board,ormembershipforuseatmeetingsorfordesignreview.Thesemicrofilmeddocumentsmustbemademoreaccessibleforall,perhapsthroughdigitalmeans.

TheTaskForce,inusingbothtypesofdocuments,hasrecognizedaneedtoincreasetheirpreservationandaccessibility.Thisneedcanbeaddressedthroughdigitalscanning,documentpreservation,andmovementofthefilestoaformalarchive(forthosedocumentsthatwouldbeconsideredimportantforhistoricalresearch).ThispreservationcouldoccurincooperationwiththeLibraryofCongress,NationalArchives(basedinCollegePark),theUniversityofMarylandArchives,theGreenbeltMuseum,orotherorganizationthatcouldaccomplishthetask.Archivistswouldneedtoevaluatetheexistingfiles,determinetheirneedforpreservation,anddeveloparecordsretentionpolicy.Theywouldthenbeginscanningdocumentsanddevelopapreservationplan.TheBoardshouldconsiderfundingaprojecttocatalogsomeofthesedocuments,startingwiththeoldest,tomakethemaccessibleforresearchers.

34

AppendixA–HistoricPreservationTerms

• Adaptivere-use:auseforastructureorlandscapeotherthanitshistoricuse,normally

includingsomemodificationofthestructureorlandscape.• Architecturalconservation:thescienceofpreservingahistoricstructure'smaterialsby

observingandanalyzingtheirdeterioration,determiningcausesofandsolutionstoproblems,anddirectingremedialinterventions.

• Archives:referstotherepositorywherearchivesandotherhistoricdocumentsaremaintained.Seealsohistoricdocument.

• Building:anenclosedstructurewithwallsandaroof,createdtoservesomeresidential,industrial,commercial,agricultural,orotherhumanuse.

• CertificateofAppropriateness(COA):Certificateissuedbyapreservationcommissiontoindicateitsapprovalofanapplicationtoalter,demolish,move,oraddontoaprotectedresource.

• Character-definingfeature:aprominentordistinctiveaspect,quality,orcharacteristicofahistoricpropertythatcontributessignificantlytoitsphysicalcharacter.Structures,objects,vegetation,spatialrelationships,views,furnishings,decorativedetails,andmaterialsmaybesuchfeatures.

• Culturalresource:anaspectofaculturalsystemthatisvaluedbyorsignificantlyrepresentativeofacultureorthatcontainssignificantinformationaboutaculture.Aculturalresourcemaybeatangibleentityoraculturalpractice.

• Cyclicalmaintenance:maintenanceperformedlessfrequentlythanannually;usuallyinvolvesreplacementoratleastrepairofmaterial.

• Design:thecombinationofelementsthatcreatetheform,plan,space,structure,andstyleofahistoricproperty.

• Designintent:thecreativeobjectivesofadesigner,architect,landscapearchitect,engineer,orartistthatwereappliedtothedevelopmentofahistoricproperty.

• Documentation:drawings,photographs,writings,andothermediathatdepictculturalandnaturalresources.

• Evaluation:processbywhichthesignificanceofapropertyisjudgedandeligibilityforNationalRegisterofHistoricPlaces(orotherdesignation)isdetermined.

• Feature(historic):(1)aprominentordistinctiveaspect,quality,orcharacteristicofahistoricproperty;(2)ahistoricproperty.

• Feeling(historic):aproperty'sexpressionoftheaestheticorhistoricsenseofaparticularperiodoftime.

35

• HistoricAmericanBuildingsSurvey(HABS)/HistoricAmericanEngineeringRecord(HAER):architecturalandengineeringdocumentationprogramsthatproduceathorougharchivalrecordofbuildings,engineeringstructures,andculturallandscapes.

• Historiccharacter:thesumofallvisualaspects,features,materials,andspacesassociatedwithaproperty'shistory.

• Historicalcontext:anorganizingstructurecreatedforplanningpurposesthatgroupsinformationabouthistoricpropertiesbasedoncommonthemes,timeperiods,andgeographicalareas.

• Historicdistrict:alocalornationalgeographicallydefinablearea,urbanorrural,possessingasignificantconcentration,linkage,orcontinuityofsites,landscapes,structures,orobjects,unitedbypasteventsoraestheticallybyplanorphysicaldevelopments.Adistrictmayalsobecomposedofindividualelementsseparatedgeographicallybutlinkedbyassociationorhistory.(SeeNationalRegisterBulletin15.)

• Historicdocument:anyrecordedinformationinanymedium-paper,magnetictape,film,etc.-thathasadirect,physicalassociationwithpasthumanevents,activities,observations,experiences,orideas.

• Historiclandscape:aculturallandscapeassociatedwithevents,persons,designstyles,orwaysoflifethataresignificantinAmericanhistory,landscapearchitecture,archeology,engineering,andculture;alandscapelistedinoreligiblefortheNationalRegisterofHistoricPlaces.

• Historicproperty:adistrict,site,structure,orlandscapesignificantinAmericanhistory,architecture,engineering,archeology,orculture;anumbrellatermforallentriesintheNationalRegisterofHistoricPlaces.

• Historicsite:thesiteofasignificantevent,prehistoricorhistoricoccupationoractivity,orstructureorlandscapewhetherextantorvanished,wherethesiteitselfpossesseshistorical,cultural,orarcheologicalvalueapartfromthevalueofanyexistingstructureorlandscape.Seeculturallandscape.

• Historicsignificance:themeaningorvalueascribedtoastructure,landscape,object,orsitebasedontheNationalRegistercriteriaforevaluationnormallystemmingfromacombinationofassociationandintegrity.

• In-kind:inthesamemannerorwithsomethingequalinsubstancehavingasimilaroridenticaleffect.

• Integrity:theauthenticityofaproperty'shistoricidentity,evidencedbythesurvivalofphysicalcharacteristicsthatexistedduringitshistoricorprehistoricperiod;theextenttowhichapropertyretainsitshistoricappearance.

• Inventory:alistofculturalresources,usuallyofagiventypeand/orinagivenarea.• Material:thephysicalelementsthatwerecombinedordepositedtoformaproperty.

Historicmaterialorhistoricfabricisthatfromahistoricallysignificantperiod,asopposedtomaterialusedtomaintainorrestoreapropertyfollowingitshistoricperiod(s).

36

• Measureddrawings:drawingsdepictingexistingconditionsorotherrelevantfeaturesofhistoricstructures,landscapes,orobjects,usuallyproducedininkonarchivallystablematerial,suchaspolyesterfilm.

• NationalHistoricLandmark:adistrict,site,building,structure,orobjectofnationalhistoricalsignificance,designatedbytheSecretaryoftheInteriorunderauthorityoftheHistoricSitesActof1935andenteredintheNationalRegisterofHistoricPlaces.

• NationalRegisterofHistoricPlaces:thecomprehensivelistofdistricts,sites,buildings,structures,andobjectsofnational,regional,state,andlocalsignificanceinAmericanhistory,architecture,archeology,engineering,andculturekeptbytheNationalParkServiceunderauthorityoftheNationalHistoricPreservationActof1966.

• Periodofsignificance:thespanoftimeinwhichapropertyattainedthesignificanceforwhichitmeetstheNationalRegistercriteria.

• Preservation:theactorprocessofapplyingmeasuresnecessarytosustaintheexistingform,integrity,andmaterialsofahistoricproperty;work,includingpreliminarymeasurestoprotectandstabilizetheproperty,generallyfocusesontheongoingmaintenanceandrepairofhistoricmaterialsandfeaturesratherthanextensivereplacementandnewconstruction.Newexterioradditionsarenotwithinthescopeofthistreatment;however,thelimitedandsensitiveupgradingofmechanical,electrical,andplumbingsystemsandothercode-requiredworktomakepropertiesfunctionalisappropriatewithinapreservationproject.

• Preservationmaintenance:actiontomitigatewearanddeteriorationofahistoricpropertywithoutalteringitshistoriccharacterbyprotectingitscondition,repairingwhenitsconditionwarrantswiththeleastdegreeofintervention.Typesofpreservationmaintenanceare:

• Routinemaintenance:usuallyconsistsofserviceactivitiessuchastightening,adjusting,oiling,pruning,etc.

• Stabilization:actiontorenderanunsafe,damaged,ordeterioratedpropertystablewhileretainingitspresentform.

• Reconstruction:theactorprocessofdepicting,bymeansofnewwork,theform,features,anddetailingofanon-survivinghistoricstructureorlandscape,oranypartthereof,forthepurposeofreplicatingitsappearanceataspecifictimeandinitshistoriclocation.

• Rehabilitation:theactorprocessofmakingacompatibleuseforahistoricstructurethroughrepair,alterations,andadditionswhilepreservingthoseportionsorfeatures,whichconveyitshistorical,culturalandarchitecturalvalues.

• Repair:actiontocorrectdeteriorated,damaged,orfaultymaterialsorfeaturesofastructureorlandscape.

• Reproduction:theconstructionorfabricationofanaccuratecopyofanobject.• Restoration:theactorprocessofaccuratelydepictingtheform,features,andcharacterof

ahistoricstructure,landscape,orobjectasitappearedataparticularperiodoftimeby

37

meansoftheremovaloffeaturesfromotherperiodsinitshistoryandreconstructionofmissingfeaturesfromtherestorationperiod.

• Setting:thephysicalenvironmentofahistoricproperty;thecharacteroftheplaceinwhichthepropertyplayeditshistoricalrole.

• Statehistoricpreservationofficer(SHPO):anofficialwithineachstateappointedbythegovernortoadministerthestatehistoricpreservationprogramandcarryoutcertainresponsibilitiesrelatingtofederalundertakingswithinthestate.

• Structure:aconstructedwork,usuallyimmovablebynatureordesign,consciouslycreatedtoservesomehumanactivity.Examplesarebuildingsofvariouskinds,monuments,dams,roads,railroadtracks,canals,millraces,bridges,tunnels,locomotives,nauticalvessels,stockades,fortsandassociatedearthworks,Indianmounds,ruins,fences,andoutdoorsculpture.

38

AppendixB-SummaryofGHIResidentialHousingTypesGHIcurrentlyhas1600housingunitsbuiltinthreedistinctperiods:theNewDeal,WWII,andPost-War.NewDealeraunitswerebuiltfrom1936-1938.These579unitsaregenerallycalled"masonry"butincludefourdistincttypes:

1) 256unitsarecalled“Block”astheyhaveconcreteblockexteriorwallsandflatbuilt-uproofs.Approximatelyone-thirdofthesehavebeencoveredwithvinylsiding.Theseunitshaveconcretefloorsonbothlevels.Afewoftheseunitshavefullbasements.

2) 296unitsarecalled“Brick”buttheyareactuallyballoonframedandbrickveneeredwallswithpitchedroofscoveredinslate.Theseunitshaveconcretefloorsonlyonthefirstlevelandwoodfloorsonthesecondlevel.

3) 22unitshaveidenticallayoutsasthe"Brick"unitsexcepttheyareballoonframed,coveredwithcement-asbestossiding,ratherthanabrickveneer.Someofthesehavebeencoveredwithvinylsiding.Mostoftheseunitshavefullbasements.

4) Fiveunitsaresingle-familyhomesthatareofpre-fabricatedconstruction.Theseareallwestofthe1and2courtsofWoodlandWay.

Originallytypes1,2,and3wereheatedwithsteamradiators,andeachrowhadacommunalboilerlocatedinafullbasementunderoneunitintherow;thissystemwasabandonedinthefirstrehab.Additionally,apartmentblocks,mostofwhicharenotownedbyGHI,utilizethestrongInternationalStyleandmakeupasignificantpartofthecentralcoreofHistoricGreenbelt.TheseunitsarefromtheNewDealEraforthemostpart.WWII-eraunitswerebuilt1941-1942.Originallytherewere1000oftheseunits,butonerowonLaurelHillRoadprovedtohaveanunstablefoundationandwasdemolishedinthelatetwentiethcentury.Thusthereare992unitsremainingtoday.Theseunitsaregenerallycalled"frame"andtheyareofballoonframeconstruction.Anothernameforthesewas"defensehomes"becausetheywereaddedtothecommunitytohousedefenseworkers.Whilelocalloreholdsthatthesewere“temporary,”theywereinfactneverintendedtobedemolished.TheFarmSecurityAdministration,whichoversawthisexpansion,specificallydesignatedtheseunitsas“permanenthouses…whicharemultiple-typesimilarindesigntohomesalreadythere.”(HousingYearbook1942,FSA)Originallytheyhadcement-asbestossiding,butthiswasreplacedwithvinylsidingduringtheearly1980srehab.Originallythistypeofunitwasheatedwithsteamradiators.Courtsatthesouthendoftowneachhadacommunalboilerlocatedinaone-storyadditiontoonerow.Courtsatthenorthendoftownwereheatedfromlargerboilersinfreestandingbuildingsthat

39

eachservedseveralcourts(thesebuildingsarenolongerextant).Aswithtypes1,2,and3oftheNewDealunits,thissystemwasabandonedinthefirstrehab.Post-Warunitswerebuiltaround1970andincludetwenty-fivelargertownhousesandfoursingle-familyhomes.Thesewerenotpartofthe1980-1981rehabprograms.ThelargertownhousesareacrossRidgeRoadfromtheelementaryschool(betweenLaurelHillandResearchRoads)andthesingle-familyhomesarescatteredonthewestedgeofGHI(oneonWoodlandWay,twoonNorthway,andoneonGreenhill(justbeyondHillside).TheTaskForcedidnotmakerecommendationsfortheseunits.

40

AppendixC–SecretaryoftheInteriorStandardsforRehabilitation

TheStandards(DepartmentofInteriorregulations,36CFR67)pertaintohistoricbuildingsofallmaterials,constructiontypes,sizes,andoccupancy,andencompasstheexteriorandtheinterior,relatedlandscapefeaturesandthebuilding'ssiteandenvironmentaswellasattached,adjacent,orrelatednewconstruction.TheStandardsaretobeappliedtospecificrehabilitationprojectsinareasonablemanner,takingintoconsiderationeconomicandtechnicalfeasibility.

1. Apropertyshallbeusedforitshistoricpurposeorbeplacedinanewusethatrequires

minimalchangetothedefiningcharacteristicsofthebuildinganditssiteandenvironment.2. Thehistoriccharacterofapropertyshallberetainedandpreserved.Theremovalof

historicmaterialsoralterationoffeaturesandspacesthatcharacterizeapropertyshallbeavoided.

3. Eachpropertyshallberecognizedasaphysicalrecordofitstime,place,anduse.Changesthatcreateafalsesenseofhistoricaldevelopment,suchasaddingconjecturalfeaturesorarchitecturalelementsfromotherbuildings,shallnotbeundertaken.

4. Mostpropertieschangeovertime;thosechangesthathaveacquiredhistoricsignificanceintheirownrightshallberetainedandpreserved.

5. Distinctivefeatures,finishes,andconstructiontechniquesorexamplesofcraftsmanshipthatcharacterizeapropertyshallbepreserved.

6. Deterioratedhistoricfeaturesshallberepairedratherthanreplaced.Wheretheseverityofdeteriorationrequiresreplacementofadistinctivefeature,thenewfeatureshallmatchtheoldindesign,color,texture,andothervisualqualitiesand,wherepossible,materials.Replacementofmissingfeaturesshallbesubstantiatedbydocumentary,physical,orpictorialevidence.

7. Chemicalorphysicaltreatments,suchassandblasting,thatcausedamagetohistoricmaterialsshallnotbeused.Thesurfacecleaningofstructures,ifappropriate,shallbeundertakenusingthegentlestmeanspossible.

8. Significantarcheologicalresourcesaffectedbyaprojectshallbeprotectedandpreserved.Ifsuchresourcesmustbedisturbed,mitigationmeasuresshallbeundertaken.

9. Newadditions,exterioralterations,orrelatednewconstructionshallnotdestroyhistoricmaterialsthatcharacterizetheproperty.Thenewworkshallbedifferentiatedfromtheoldandshallbecompatiblewiththemassing,size,scale,andarchitecturalfeaturestoprotectthehistoricintegrityofthepropertyanditsenvironment.Newadditionsandadjacentorrelatednewconstructionshallbeundertakeninsuchamannerthatifremovedinthefuture,theessentialformandintegrityofthehistoricpropertyanditsenvironmentwouldbeunimpaired.