Page 2 - Breckendridge, CO Design Standards

The Cumulative Effect of Multiple Alterations
As noted above, a series of multiple changes to a building can have
a negative impact on integrity and, as a result, contributing status.
Therefore, all proposed changes must be considered as part of a
whole. A project that might be found appropriate, if the building has
not already been altered, could be considered inappropriate as the
latest in a series of changes, each of which chip away at character-
defining features and the overall integrity of a building.
Keep in mind that the entire planned project should be presented in
the Certificate of Appropriateness application. Applicants who hold
back “future phases” of a project in order to gain approval for initial
work may find that subsequent proposals will not be approved, if the
The Cumulative Effect of Multiple Alterations
The Cumulative Effect of Multiple Alterations
cumulative effect of all of the changes is too great and, collectively,
As noted above, a series of multiple changes to a building can have
As noted above, a series of multiple changes to a building can have
diminishes the integrity of the building.
a negative impact on integrity and, as a result, contributing status.
a negative impact on integrity and, as a result, contributing status.
Therefore, all proposed changes must be considered as part of a
Therefore, all proposed changes must be considered as part of a
CUMULATIVE EFFECTS DIAGRAM
whole. A project that might be found appropriate, if the building has
whole. A project that might be found appropriate, if the building has
not already been altered, could be considered inappropriate as the
not already been altered, could be considered inappropriate as the
latest in a series of changes, each of which chip away at character-
latest in a series of changes, each of which chip away at character- I. Issue: Changes in Ratings in Recent Surveys
defining features and the overall integrity of a building. defining features and the overall integrity of a building.
The 2017-2018 intensive level professional survey found that
Keep in mind that the entire planned project should be presented in
Keep in mind that the entire planned project should be presented in
the Certificate of Appropriateness application. Applicants who hold
the Certificate of Appropriateness application. Applicants who hold some historic structures in the District may have lost their
back “future phases” of a project in order to gain approval for initial
back “future phases” of a project in order to gain approval for initial integrity. The SHPO review of the survey findings concurred
work may find that subsequent proposals will not be approved, if the
work may find that subsequent proposals will not be approved, if the
The Cumulative Effect of Multiple Alterations
cumulative effect of all of the changes is too great and, collectively,
cumulative effect of all of the changes is too great and, collectively, with the majority of the assessments, but also noted that a few
As noted above, a series of multiple changes to a building can have
diminishes the integrity of the building. diminishes the integrity of the building.
a negative impact on integrity and, as a result, contributing status. additional structures had also lost their integrity. Typically, these
Therefore, all proposed changes must be considered as part of a
were due to large additions to historic buildings. The general
1. Original condition
CUMULATIVE EFFECTS DIAGRAM
CUMULATIVE EFFECTS DIAGRAM whole. A project that might be found appropriate, if the building has 2. Window on the side has been altered
Integrity
not already been altered, could be considered inappropriate as the rule for additions that SHPO follows is that the addition should
When a historic resource retains the characteristics that are
latest in a series of changes, each of which chip away at character- associated with its significance, we say that it has integrity. This
defining features and the overall integrity of a building. be no larger than one-third of the square footage of the historic
can mean, for example, that a building looks much as it did when
Keep in mind that the entire planned project should be presented in structure. it was built, or that a park maintains its original design. Sometimes,
changes that are made over the years become old enough that
the Certificate of Appropriateness application. Applicants who hold they achieve historical significance of their own; in such cases, those
back “future phases” of a project in order to gain approval for initial alterations do not weaken the resource’s integrity. Other changes —
work may find that subsequent proposals will not be approved, if the Recommendation
especially those that cover or remove important character-defining
cumulative effect of all of the changes is too great and, collectively, features — can damage or destroy a resource’s integrity, so those
diminishes the integrity of the building. While restricting additions to historic buildings to only one-
types of changes should be avoided. The City of Houston’s historic
preservation ordinance is intended to prevent the destruction or
third of the historic structure’s size would be very difficult in
1. Original condition 1. Original condition 2. Window on the side has been altered
removal of character-defining features, which would damage a
2. Window on the side has been altered
CUMULATIVE EFFECTS DIAGRAM
3. Dormer has been added.
4. Large rear addition
building’s integrity.
Breckenridge due to the small size of most of the historic
The illustrations below show how integrity can be lost through
buildings and the precedent for large additions, there are
alterations. One major alteration can destroy integrity, but a series of
some changes that can be made that would come close to
multiple smaller changes — which singly might be fine — can have
the same cumulative, negative effect.
the Secretary of the Interior’s Standards while recognizing the
However, it is also important to note that a building can be altered
realities of development pressures in Breckenridge. The goal
without losing its integrity. The presence of alterations does not
mean that integrity has necessarily been damaged. In cases
should always be to preserve the original building, to design
where integrity has been impacted, it can be restored by returning
an addition to be subordinate as seen from the street, and to
a historic resource to the condition it was in during the period of
1. Original condition
2. Window on the side has been altered
3. Dormer has been added. 3. Dormer has been added. 4. Large rear addition significance. While that is possible, it is better to maintain a building’s
4. Large rear addition
design an addition so that it could be removed in the future.
integrity through good preservation practices than to restore it later.
The key is that the original building remains intact and that its

2-10 Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017
historic character can be perceived from the street.
Rooftop dormers
Solid pane
3. Dormer has been added. 4. Large rear addition replacement Enlarged windows
windows
This series of images above illustrates Altered porch Altered porch roof
Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017
2-10
2-10 Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017 roof
the cumulative effects of additions Simplified Enclosed porch
to a historic building over time. columns Extended side
While small alterations, such as a addition
change to a window on a side wall, This building retains its Some alterations: Major alterations:
integrity.
This building remains
This building does not retain
or additions, such as a side dormer, contributing with its integrity.
may be appropriate as they are not opportunity for restoration.
negatively impacting key, character- The images above illustrate a partially altered historic home, which retains its
defining features of a historic property, historic integrity and may still be considered contributing. A substantially altered
additions over time can negatively historic home no longer retains its integrity.
2-10 Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017
impact the historic home. The rear
addition show in the final image is
large, extends beyond the side wall 2-4 Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017
plane of the historic building, and is
taller than the historic building. The
addition and the cumulative impact of
all the alterations over time puts the
historic building at risk of losing its
contributing status.
2