CHAPTER 3 – DESIGN PRINCIPLES FOR HISTORIC PRESERVATION The principles upon which these design guidelines are based are the foundation of historic preservation practice and have been developed over decades of professional experience working with historic buildings and landscapes. The principles are relatively simple in concept and may be applied to a wide variety of issues and conditions. Every proposed construction project involving a historic building has its distinctive attributes. The design principles for historic preservation are flexible enough to address differing issues, needs, and conditions in a manner that achieves the best possible outcome. Chapter 3 provides background on several terms and concepts used throughout these design guidelines, including significance, integrity, and authenticity. Appreciation of the meaning and concepts behind these terms helps with understanding of the design principles outlined in the guidelines and how they are applied. Most important in this chapter is its discussion of the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The Standards are the touchstone for all decision making regarding the treatment of historic buildings and other resources. Wellesley has the distinction of being densely developed with high quality historic neighborhoods. People want to live in Wellesley because of its distinctive character, and most properties are well maintained. The design principles outlined below provide guidance in decision making about appropriate changes to historic properties.

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ACCOMMODATING CHANGE WITHIN Needed change can usually be accommodated in a sensitive manner that A HISTORIC CONTEXT helps strengthen historic character. Where The following general principles are new construction is required: incorporated throughout these design § Design new construction in a guidelines in describing the preferred contemporary but respectful manner. treatment of historic buildings in Wellesley. Additions and alterations to historic They outline how needed change may be buildings and landscapes should speak of accommodated in the Town’s historic their own time but should be compatible neighborhoods and should be considered in with the character of the existing the planning and design of new projects. resource. These principles are based upon the Secretary of the Interior’s Standards, which are § Follow an established design process that discussed further later in this chapter. identifies character defining features, explores a range of possible design § Continue to use a property as it was alternatives, and selects a workable designed to be used, or find a new use alternative that maximizes the that minimizes necessary changes to preservation of historic building fabric. character defining features. § Accommodate the program or use driving § Identify and retain distinguishing building needed changes to the maximum extent and landscape features, qualities, and possible without significantly altering or characteristics. destroying the character of existing § Maintain, protect, and repair authentic resources. character defining features, materials, § Respect the surrounding building and and finishes. If features are deteriorated landscape context. beyond repair, replace them in-kind. Retain authentic historic building fabric to § Maintain a high quality of design and the maximum extent possible. craftsmanship. § If a feature is missing or must be removed § Existing buildings often have multiple and it is desired that it be replaced, use layers of history and change that are of accurate documentation to guide the significance, should be preserved, and can replacement work. inspire creative and compatible design solutions for new construction. § Respect the evolution of historic changes, fashion, taste, and use – do not try to § New construction should not destroy “improve” the design of authentic character defining building or landscape building features. features or materials. § Avoid installation of conjectural “historic” § Understand that future change will features. continue to occur. Make allowances for future change in new work. § Do not use maintenance methods or materials that damage significant building and landscape fabric.

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SIGNIFICANCE, INTEGRITY, AND Wellesley’s neighborhoods are representative of the broad patterns of history in AUTHENTICITY Massachusetts and the nation, particularly The concepts of significance, integrity, and with respect to education and residential authenticity are central to the design development in conjunction with a major principles for historic preservation and are urban center. Historically significant persons referenced throughout these guidelines. The have lived in Wellesley and left their mark on background and meaning regarding these the Town’s physical presence in a variety of concepts are discussed below and should be ways. helpful in providing context for specific Wellesley’s historical development has recommendations in the design guidelines. resulted in the construction of buildings that Historic Significance – In historic embody the distinctive characteristics of type, preservation, historic districts, buildings, and period, and method of construction for the other resources are evaluated for historic region included in category C above, significance according to established particularly with respect to residential professional criteria developed in association building. Archeological resources are with listing in the National Register of Historic significant because they are likely to yield Places. Those criteria state that: information about the region’s history and prehistory. The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess Historic Significance is present in integrity of location, design, setting, districts, sites, and buildings materials, workmanship, feeling, and that: association, and: A That are associated with events that have § Are associated with events made a significant contribution to the contributing to the broad broad patterns of our history, or patterns of our history, B That are associated with the lives of § Are associated with the lives persons significant in our past; or of significant persons, C That embody the distinctive characteristics of a type, period, or § Embody the distinctive method of construction, or that represent characteristics of a type, the work of a master, or that possess high period, or method of artistic values, or that represent a significant and distinguishable entity construction, or whose components may lack individual § Have yielded or may yield distinction; or important information. D That have yielded or may be likely to yield, information important in prehistory or history. Wellesley’s historic neighborhoods possess historic resources significant to all four categories listed above.

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Integrity — Integrity is the authenticity of a is part of the richness of the building’s property’s historic identity, evidenced by the historical development, and it is a record of survival of physical characteristics that existed the changing ownership, values, perceptions, during the property’s period of significance. and events even though it is not part of the The seven qualities of integrity, as defined by “original” farmhouse. Removing such a the National Register program, are location, feature would destroy that record and would setting, feeling, association, design, probably diminish the overall integrity of the workmanship, and materials. resource. Integrity measures the degree to which the historically significant materials, features, and characteristics of a resource still exist. Integrity measures the degree to Integrity is frequently assessed by how much which the historically significant of a resource’s historic fabric is intact. Historic materials, features, and building fabric includes features (such as porches, windows, stairways, and trim), and characteristics of the resource materials (such as wood, stone, and plaster). still exist. When a resource Authentic woodwork, brickwork, entrances retains a great deal of authentic and windows and other historic fabric that historic fabric, the integrity of the survives help make the historical significance of a resource visible. resources is generally considered When a resource retains a great deal of to be “high.” authentic historic fabric, the integrity of the resource is generally considered to be “high.” When there is little historic fabric remaining, Authenticity – The term authenticity in integrity is generally considered to be “low.” historic preservation is defined as: Preservation efforts frequently focus on (1) the character of an historic property preserving the integrity of a resource by representing a substantial proportion of preserving historic fabric. Retaining the original fabric and materials, and integrity of a resource is of paramount importance in preservation. (2) the interpretation of an historic property based on the understanding of its history and Historic significance accrues to a building or the characteristics of the culture or cultures resource over time, and changes that have that created it. occurred to a resource can be historically significant. Authenticity related to original historic fabric is a physical manifestation – the preservation Many historic buildings, for example, of authentic historic fabric is central to the incorporate a mixture of stylistic elements treatment recommendations included in that have been added to an original structure these design guidelines. over many years. These additions and alterations are a part of the evolution of the Authenticity related to the interpretation of a building. They contribute to its story and historic property is associated with the significance and therefore also contribute to meaning and historic significance attributed its integrity. to the property. For instance, an 1890s Victorian porch may have been added to an 1850s vernacular farmhouse. Today, that porch would be over one hundred and twenty years old. The porch

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Integrity vs. Condition – While the integrity of a historic resource reflects the presence of authentic materials and features, the condition of the resource concerns its appearance and structural soundness. Authenticity refers to the A building with a sagging roof, peeling paint, character of a historic property and broken windows may be in poor representing a substantial condition but may at the same time have a proportion of original fabric and high degree of integrity. The foundation may materials. need to be rebuilt, the walls may need to be repainted, and window panes may need to be replaced. Doing so may improve the building’s condition, but if these steps are taken without regard for retaining authentic historic fabric, the building’s integrity may be diminished. Maintaining a building in good condition may seem at odds with maintaining its integrity, but decisions about condition or integrity can be balanced if appropriate measures are taken. Appropriate maintenance procedures performed throughout the history of a building will maintain its condition and preserve its integrity. Inappropriate maintenance or lack of maintenance frequently leads to a loss of historic fabric and integrity. In appropriately maintaining a building or other resource, it is usually preferable to retain authentic historic fabric even if that fabric is not in the best condition, provided that there is no threat of further deterioration to the structure. When authentic historic fabric cannot be retained, it should be replaced in-kind (with identical materials and construction).

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PRESERVATION PRINCIPLES AND maintenance and repair of historic materials and features. Removals, extensive TREATMENTS replacement, alterations, and new additions The recommendations of these design are not appropriate. guidelines are informed and guided by Preservation stresses protection, repair, and principles of historic preservation that have maintenance and is a baseline approach for been developed and honed by practitioners in all historic resources. As the selected the field over the years. Preservation is a treatment for a historic property, practical discipline that can accommodate preservation implies minimal or no change. It growth and change while continuing to is therefore strictly applied only to buildings preserve the characteristics that make a place and resources of extraordinary significance special. As emphasized above, the principles that should not be altered. that have been developed in the field of historic preservation in general recognize the In Wellesley, highly significant early buildings importance of preserving authentic historic such as eighteenth century churches are fabric to the maximum extent possible. appropriate for preservation treatment. Building uses come and go, but once lost, Rehabilitation is defined as the process of original historic fabric can never be creating a compatible use in a historic recovered. The maintenance and preservation property through carefully planned minimal of original historic fabric, features, materials, alterations and compatible additions. Often and design elements, therefore, is central to a referred to as , rehabilitation sound preservation approach. protects and preserves the historic features, materials, elements, and spatial relationships The principles of historic preservation are that convey historical, cultural, and embodied in the topic of Preservation architectural values. Treatments and in The Secretary of the Interior’s Standards for the Treatment of Rehabilitation acknowledges the need to alter Historic Properties, both of which are or add to a property to meet continuing or discussed below. new uses while retaining historic character. New, expanded, or upgraded facilities should Preservation Treatments be designed to avoid impacts to historic elements. They should also be constructed of The historic preservation field uses a variety compatible materials. Retention of original of terms to describe the treatments that may historic fabric should be a primary be applied to historic buildings and consideration in undertaking a program of landscapes. Although sometimes these terms rehabilitation and adaptive reuse. are used loosely in discussion, they have specific meanings that are important to Rehabilitation is perhaps the most important distinguish. The four key preservation and widely used treatment in the field of treatments include: Preservation, historic preservation, particularly in Rehabilitation, Restoration, and communities that are experiencing change Reconstruction. and adapting to new uses. This includes the kinds of residential changes that are driving Preservation is defined as the process of new projects impacting historic homes and applying measures necessary to sustain the neighborhoods in Wellesley. Rehabilitation is existing form, integrity, and materials of an the appropriate treatment for most historic historic property. Work, including preliminary residential and commercial buildings measures to protect and stabilize features, throughout the Town. generally focuses on the ongoing

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Restoration refers to returning a resource to § Restoration allows for an accurate its appearance at a specific previous period of depiction of the property’s appearance at its history. Restoration is the process of a particular time in its history. accurately depicting the form, features, and § Reconstruction establishes a framework character of a property as it appeared at a for re-creating vanished historic elements particular time by means of removal of with new materials. features from other periods in its history and the reconstruction of missing features from Preservation and Rehabilitation are the most the restoration period. appropriate and applicable treatments for most historic buildings and landscapes in In restoring a property to its appearance in a Wellesley. previous era, historic plans, documents, and photographs should be used to guide the work. Limited and sensitive upgrading of mechanical, electrical, and plumbing systems, as well as code-related work to make a Rehabilitation is the process of property functional, are all appropriate within creating a compatible use in a a restoration project. historic property through Restoration is usually only undertaken for carefully planned minimal buildings of special significance where returning it to its appearance during a alterations and compatible particular era is of importance, perhaps for additions. educational or interpretive purposes or perhaps just because of the building’s quality. Rehabilitation is perhaps the Restoration is seldom undertaken in active most important and widely used residential neighborhoods. treatment in the field of historic Reconstruction is defined as the process of preservation, particularly in accurately depicting the form, features, and communities that are character of a non-surviving historic property using new construction for the purpose of experiencing change and replicating its appearance at a specific period adapting to new uses. of time and in its original location. This includes the kinds of A reconstruction is a new resource made to residential changes that are replace an historic resource that has been lost. Reconstruction is a rarely used driving new projects impacting preservation treatment applicable primarily in historic homes and educational and interpretive contexts. neighborhoods in Wellesley. Of these four terms: § Preservation requires retention of the greatest amount of historic fabric, features, and materials. § Rehabilitation acknowledges the need to alter or add to a property to meet continuing or new uses while retaining historic character.

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Secretary of the Interior’s Standards decisions about other issues. When the The philosophy that guides the Standards are used in the context of a new recommendations in these design guidelines construction project involving an historic is based on a set of guidelines entitled The building, they provide a starting point for the Secretary of the Interior’s Standards for the discussion of proposed changes to the Treatment of Historic Properties, commonly building’s historic character and fabric. They called the “Secretary of the Interior’s were developed to ensure that policies Standards” or simply the “Standards.” toward historic resources were applied uniformly, even if the end result may be The Secretary of the Interior’s Standards were different in every case. created by historic preservation professionals to provide guidance in the appropriate treatment of historic resources. The Standards were first established by the In the language of community federal government in 1966 to provide planners, The Secretary of the guidelines for the appropriate treatment of Interior’s Standards are a list of buildings and resources impacted by federal “best practices” for historic projects. Because of their usefulness, they have been adopted throughout the field of preservation. historic preservation. They provide the basis for the All federally funded and permitted activities review of proposed projects in affecting historic resources are evaluated with Wellesley’s historic districts. respect to these standards, including the use of rehabilitation tax credits. The Standards were developed specifically to prevent unintended damage to or loss of historic All preservation activities, whether they are resources by federal actions, such as those publicly or privately funded, can be informed that occurred as the result of the wholesale and enhanced by understanding the Secretary demolition of historic neighborhoods though of the Interior’s Standards. Because the urban renewal as occurred in urban areas in Standards outline a sensitive approach for the 1950s and 60s. assessing changes to historic properties, they are often included in design guidelines and An individual set of standards was developed ordinances that govern activities affecting for each of the four preservation treatments local historic districts. They provide the basis discussed above. Just as the treatment of for the review of proposed projects in Rehabilitation is appropriate for most Wellesley’s historic districts as outlined in projects, the Standards for Rehabilitation are Chapter 4 and throughout these design applicable to most projects being undertaken guidelines. for historic buildings and landscapes in Wellesley. The Standards articulate basic principles that are fundamental to historic preservation. In the language of community planners, The Although they have been modified over the Secretary of the Interior’s Standards are a list years to accommodate changing views of of “best practices” for historic preservation. historical significance and treatment options, They are a touchstone for all activities their basic message has remained the same. affecting historic buildings and landscapes and help ensure that important issues about The durability of the Standards is testimony the care of historic buildings and landscapes not only to their soundness, but also to the are not forgotten in the process of making flexibility of their language. They provide a

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philosophy and approach to problem solving STANDARD 1 – A property will be used as it was for those involved in managing the treatment historically or be given a new use that of historic buildings, rather than a set of requires minimal change to its distinctive solutions to specific design issues. Following a materials, features, spaces, and spatial balanced, reasonable, and disciplined process relationships. is often more important than the exact nature Standard 1 recommends compatible use in of the treatment option that is chosen. the context of adaptive reuse and changes to Instead of predetermining an outcome in historic buildings and landscapes. This favor of retaining or recreating historic standard encourages property owners to find features, the Standards help ensure that the uses that retain and enhance historic critical issues are considered. character, not detract from it. The work For federal projects and federal agencies, the involved in reuse projects should be carefully language of The Secretary of the Interior’s planned to minimize impacts on historic Standards for the Treatment of Historic features, materials, and spaces. The Properties is codified in 36 CFR Part 68 (the destruction of character defining features Code of Federal Regulations, Title 36, Parks, should be avoided. Forests and Public Property, Chapter 1 , Department of the STANDARD 2 –The historic character of a Interior, Part 68). A related federal regulation, property will be retained and preserved. The 36 CFR Part 67, addresses the use of the removal of distinctive materials or alteration Standards in the certification of projects of features, spaces, and spatial relationships receiving federal rehabilitation tax credits. that characterize a property will be avoided. The Standards are published by the U.S. Standard 2 recommends the retention and Department of the Interior, National Park preservation of character defining features. It Service, and are available online, including emphasizes the importance of preserving definitions for the four preservation integrity and as much existing historic fabric treatments discussed above (NPS 2018). as possible. Alterations that repair or modify existing historic fabric are preferable to those The Secretary of the Interior’s Standards for that require total removal. Rehabilitation are particularly useful when considering the appropriate maintenance of STANDARD 3 – Each property will be recognized historic buildings; the alteration of older as a physical record of its time, place, and buildings as necessary for reuse, safety, and use. Changes that create a false sense of accessibility; and the construction of new historical development, such as adding buildings in an historic context. conjectural features or elements from other The ten standards that comprise the historic properties, will not be undertaken. Standards for Rehabilitation are quoted Standard 3 focuses on authenticity and below followed by a brief discussion of the discourages the conjectural restoration of an implications of each. Additional discussion of entire property, feature, or design. It also the Standards for Rehabilitation may also be discourages combining and/or grafting found online. historic features and elements from different properties and constructing new buildings that appear to be historic. Literal restoration

to an historic appearance should only be undertaken when detailed documentation is available and when the significance of the resource warrants restoration. Reconstruction

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of lost features should not be attempted STANDARD 6 – Deteriorated historic features without adequate documentation. will be repaired rather than replaced. Where the severity of deterioration requires STANDARD 4 – Changes to a property that have replacement of a distinctive feature, the new acquired historic significance in their own feature will match the old in design, color, right will be retained and preserved. texture, and, where possible, materials. Standard 4 recognizes that buildings change, Replacement of missing features will be and that many of these changes contribute to substantiated by documentary and physical a building’s historic significance. evidence. Understanding a building’s history and Standard 6 encourages property owners to development is just as important as repair historic character defining features understanding its original design, appearance, instead of replacing them when historic and function. This point should be kept in features are deteriorated or even missing. In mind when considering treatments for cases where deterioration makes buildings that have undergone many changes. replacement necessary, new features should Most historic buildings contain a visual record closely match historic conditions in all of their own evolution. This evolution can be respects. Before any features are altered or identified, and changes that are significant to removed, property owners are urged to the history of the building should be retained. document existing conditions with The opportunity to compare multiple periods photography and notes. These records assist of time in the same building lends interest to future choices that are appropriate to the the structure and helps communicate changes property’s historic character. that have occurred within the larger STANDARD 7 – Chemical or physical treatments, landscape and community context. if appropriate, will be undertaken using the gentlest means possible. Treatments that STANDARD 5 – Distinctive materials, features, finishes, and construction techniques or cause damage to historic materials will not examples of craftsmanship that characterize be used. a property will be preserved. Standard 7 warns against using chemical and Standard 5 recommends preserving the physical treatments that can permanently distinctive historic components of a building damage historic features. Many commercially or landscape that represent its historic available treatments are irreversibly character. Workmanship, materials, methods damaging. Sandblasting and harsh chemical of construction, floor plans, and both ornate cleaning, in particular, are extremely harmful and typical details should be identified prior to wood and masonry surfaces because they to undertaking work. destroy the material’s basic physical properties and speed deterioration.

STANDARD 8 – Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Standard 8 addresses the importance of below ground prehistoric and historic features. This issue is of most importance when a construction project involves excavation. An assessment of a site’s

3-10 TOWN OF WELLESLEY DESIGN PRINCIPLES FOR HISTORIC PRESERVATION archeological potential prior to work is ADDITIONAL INFORMATION recommended. If archeological resources are present, some type of mitigation should be More information is available about historic considered. Solutions should be developed preservation and the appropriate treatment that minimize the need for excavation of of historic buildings. The Massachusetts previously unexcavated sites. Historical Commission (the Commonwealth’s officially designated state historic STANDARD 9 – New additions, exterior preservation office) and Preservation alterations, or related new construction will Massachusetts (a state-wide non-profit not destroy historic materials, features, and organization) provide information, conduct spatial relationships that characterize the training workshops, are generally available for property. The new work shall be technical assistance, and can be accessed differentiated from the old and will be online. compatible with the historic materials, Many preservation architects and planners in features, size, scale and proportion, and Massachusetts are experienced in work with massing to protect the integrity of the historic buildings and historic communities. property and its environment. Experienced consultants should be retained in STANDARD 10 – New additions and adjacent or the design of most construction projects and related new construction will be undertaken should oversee the work of contractors. in such a manner that, if removed in the Another important source of information is future, the essential form and integrity of the the National Park Service (NPS) website, historic property and its environment would www.nps.gov and the website of its Cultural be unimpaired. Resources Division, www.cr.nps.gov. Standards 9 and 10 are linked by issues of the Technical information about preserving compatibility and reversibility of additions, historic buildings is available through the NPS alterations, and new construction. Both Technical Preservation Services. Printed standards are intended to 1) minimize the versions of these materials are also available damage to historic fabric caused by building for purchase. Key reference materials posted additions, and 2) ensure that new work will on the National Park Service websites include: be different from, but compatible with, Preservation Briefs – The NPS has published existing historic conditions. Following these the Preservation Briefs since 1975, and over standards will help to protect a building’s fifty of them have now been created. Each of historic integrity. these briefs addresses a specific preservation In conclusion, the basis for the Standards is issue. They are designed to be easy-to-read the premise that historic resources are more guides on preserving, rehabilitating and than objects of aesthetic merit – they are restoring historic buildings. Preservation repositories of historical information. It is Briefs are available online at the NPS important to reiterate that the Standards Technical Preservation Services website: provide a framework for evaluating https://www.nps.gov/tps/about.htm. preservation activities and emphasize Preservation Tech Notes – The Preservation preservation of historic fabric, honesty of Tech Notes series and ITS Bulletins have been historical expression, and reversibility. All prepared by preservation specialists for the decisions should be made on a case-by-case NPS. These publications are technical guides basis. The level of craftsmanship, detailing, intended for preservation professionals such and quality of materials should be as architects, contractors, and maintenance appropriate to the significance of the personnel, as well as for owners and resource.

HISTORIC PRESERVATION DESIGN GUIDELINES 3-11 CHAPTER 3 developers of historic properties. They provide practical information on traditional practices and new techniques for sensitively Preservation is a practical maintaining and preserving cultural resources. discipline that can accommodate Over 45 of the Tech Notes are available to the growth and change while public, and most are available online at the continuing to preserve the NPS Technical Preservation Services website: characteristics that make a place https://www.nps.gov/tps/about.htm. special. National Register Bulletins – The NPS bulletin series provides guidance in the The principles that have been documentation, evaluation, and nomination developed in the field of historic of historic sites to the National Register. The preservation in general recognize series is divided into four sections: The Basics, the importance of preserving Property Types, Technical Assistance, and General Guidance. Several additional authentic historic fabric to the brochures about National Register programs maximum extent possible. are also available. They may be accessed online at https://www.nps.gov/nr/publications/.

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