! "#$%&' ( ) *+%, $-./ ) %0 (.1$2.) $- A bi-monthly journal of the National Alliance of Preservation Commissions July-August 2014 Historic Preservation Economics Taking the Long View 72-80 80-88 88-96 96-04 04-12 80-12! "#$%&' ( ) *+%, $-./ ) %0 (.1$2.) $-! "#$%&' ( ) *+%3.- *' 4.5%6 4$- $47"*.' ) %&' 8 8.- -.' ) increase decrease College Hill HD % change by property 4 Taking the Long View: Tracking 10 Historic Districts 14 Stewardship of the 20 Spotlight on the Impact of Local Historic District and Economics Built Environment: Local Designation on Property Values in Recent Lessons A Case Study in Preservation Greensboro, NC, 1972-2012 Material Flows Incentives 23 Heads Up 24 STATE NEWS: Contemporary 28 State News 30 Spotlight on a Preservation 31 CAMP Design and Historic Districts Organization: WMF Curriculum Vitae: Jo Ramsay Leimenstoll, AIA Contact: jrleimen@uncg.edu I am a preservation architect and educator. I believe that the historic built environment is profoundly important to communities and individuals because it provides us with a sense of identity and orientation. Knowing who we were allows us to ask questions about who we are becoming. Education North Carolina State University School of Design, 1973-76, Master of Architecture University of North Carolina at Chapel Hill, 1969-73, BFA Studio Art, Art History Minor 1981 Architectural Conservation International Course International Centre for the Conservation and Restoration of Monuments, Rome, Italy Professional Experience Professor, Department of Interior Architecture, University of North Carolina at Greensboro. Teaches advanced interior architecture studios as well as courses in preservation theory and architectural conservation and a summer preservation technology field school. Since the spring of 2016, directs the UNCG Main Street Fellows, a team of graduate and undergraduate students providing design assistance to the NC Main Street Program. Served as the department s director of graduate study 1995-2010 and 2014 to 2018. Associate Professor 1988-2000, Assistant Professor 1983-1988 Principal and Owner, Ramsay Leimenstoll, Architect. Concurrent with teaching since 1983, maintains a small architectural practice specializing in the restoration and rehabilitation of historic buildings and also consults on design guidelines for historic districts and preservation-related planning issues. Architect, North Carolina Main Street Program. Prepared designs for the historically appropriate rehabilitation of numerous storefronts in 15 North Carolina towns, 1981-83. Assistant Director, Durham Neighborhood Housing Services, 1980 Consulting Architect, NC Division of Archives and History, 1978-1980 Restoration Specialist, NC Division of Archives and History, 1977-1978 Professional Registration Registered architect in the State of North Carolina, 1982 to present Architectural Practice Ramsay Leimenstoll, Architect is a sole-proprietorship consisting of Jo Ramsay Leimenstoll, the owner and principal, and one associate, Jerald R. Leimenstoll. Located in Old Greensborough since 1986, the firm has provided architectural services on a range of residential and commercial projects but specializes in historic preservation projects and related preservation planning issues. A brief description of selected projects follows.
Rehabilitation of Loray Mill Village Houses Project architect for the rehabilitation of five mill houses in Loray Mill Village, a National Register Historic District in Gastonia, NC. At least five vacant mill houses are being rehabilitated by Preservation North Carolina for new owners. One house is being rehabilitated to serve as a model house within the neighborhood. Project began in July 2015 and is ongoing. Thomas Day House/Union Tavern Restoration, Milton, NC Project architect for the restoration of this significant National Landmark property, a circa 1818 Federal style building that was severely damaged by fire in 1989. Work to date has included documenting the structure, installing a new roof structure and replacement roof, stabilizing and repairing the rear masonry wall, repairing and replacing (as necessary) the building s structural system, exterior restoration and partial interior restoration. 1991-2006. Old Greensboro Gateway Center, 620 South Elm Street, Greensboro, NC Architect for the façade restoration of a former Bluebell factory in downtown Greensboro adapted as a commercial mixed-use project. Responsible for the repair and initial rehabilitation of the exterior and partial rehabilitation of the interior, 1987-1990; restoration of street façade, 2002; design of 15,000 sq. ft. of tenant space, 2005. Design of Infill Houses, Edenton Mill Village, Edenton, NC Developed two prototypical designs of compatible yet contemporary infill houses for five lots within a historic mill village in Edenton for Preservation North Carolina 1998-2000. McAlister House and Murphy House, Greensboro, NC Project architect for the relocation of a threatened historic house to a new site in the Fisher Park Historic District and design of connections from it to the existing historic Murphy House for expansion of Carlson Antiques. Project certified as meeting historic preservation standards for federal tax credits, 1995-1996. 629 South Elm Street Architectural Office and Residence, Greensboro, NC Adaptive reuse of a two-story 1920s commercial building in Old Greensborough as a residence/design studio for the architects. Rehabilitation began in 1986 with ongoing phases. Siceloff House & Jarrell Apartments, High Point, NC Project architect for the rehabilitation and conversion of two adjacent historic properties on North Main Street in High Point for commercial use. Designs were certified as meeting historic preservation standards for tax credits, 1990-1991. Books Marshall, Patricia Phillips and Leimenstoll, Jo Ramsay, Thomas Day: Master Craftsman and Free Man of Color, UNC Press: Chapel Hill, 2010 Leimenstoll, Jo Ramsay, Historic Preservation in Other Countries: Volume IV, Turkey, Series editor: Robert Stipe. Washington, DC: US/ICOMOS, 1989 Journals and Conference Presentations (Leimenstoll as sole author) Taking the Long View: Tracking the Impact of Local Historic District Designation on Property Values in Greensboro, NC, 1972-2012, in The Alliance Review, July/August 2014, pp. 4-9. Stylin and Profilin : Storefront Preservation in The Alliance Review, May/June, 2010, pp. 4-7 Keeping Significance Intact: Seven Aspects of Integrity in The Alliance Review, Sept./Oct. 2009, pp. 4-7 Going Green: Applying a Sustainability Lens to Historic District Guidelines in Forum Journal, Spring 2009, Vol. 23, No. 3, pp. 38-43. Facing Reality: Design Guidelines for Low-income Districts in The Alliance Review, May/June 2005, pp. 8-10 Assessing the Impact of Local Historic Districts on Property Values in Greensboro, North Carolina, #14 in the Dollars and Sense of Historic Preservation Series, National Trust for Historic Preservation, Washington, DC, 1998 Assessing the Impact of Replacement/Substitute Materials on Historic Interiors, in The Interiors Handbook for Historic Buildings II. Washington, DC: Historic Preservation Education Foundation, 1993. Pp. 33-37 The Evolving Process of Design Review in Historic Districts, in The Role of the Architect in Historic Preservation: Past, Present, and Future. Washington, DC: AIA Press, 1990. Pp. 210-217 Design Review Begets Quality Environments of Greater Value, in Preservation Forum, Vol. 4, No. 1, Spring 90. p. 13 An Interior Perspective on Design Review, in The Interiors Handbook for Historic Buildings. Washington, DC: Historic Preservation Education Foundation, 1988. Pp. 13-16 2
Design Guidelines Publications High Point Design Guidelines, High Point Historic Preservation Commission, completed July 2017 for adoption by HPC. Design Guidelines for Raleigh Historic Districts and Landmarks (revised in 2011 and in 2014) City of Raleigh, adopted May 2017. Durham Design Guidelines (for local historic districts and landmarks) full illustrated draft under review by the Durham HPC, 2013. Wake County Design Guidelines (for local landmarks and historic districts), Adopted by the Wake County (NC) Historic Preservation Commission, 2012. District Design Guidelines for the Town of Davidson. 2009 The City of Winston-Salem Historic Neighborhoods and Buildings Design Guidelines. Written by Jo Ramsay Leimenstoll, illustrated by Michelle McCulloch, 2009 Design Guidelines for Thomasville Historic Districts. Prepared for the City of Thomasville Historic Preservation Commission and the Thomasville Planning Department, 2005 Design Guidelines for the Chapel Hill Historic Districts. Published by the Chapel Hill Preservation Commission and the Chapel Hill Planning Department, 2002 Forsyth County Design Guidelines for Local Historic Landmarks, Prepared for the Forsyth County Joint Historic Properties Commission, adopted in 2002 Highland Park Neighborhood Design Guidelines for Single Family Housing. Prepared for the City of Los Angeles Planning Department and the Community Partners Program, National Trust for Historic Preservation, 2001 Design Guidelines for Raleigh Historic Districts. Published by the City of Raleigh, NC, 2001 Hillsborough Historic District Design Guidelines. Published by the Town of Hillsborough, NC 2000 Statesville Design Guidelines. Published by the Statesville, NC, Historic Preservation Commission, 2000 Morganton Design Guidelines. Published by the City of Morganton, NC, 1999 River Bend Neighborhood Design Guidelines for Affordable Housing. Published by the City of Des Moines, Iowa, and the Community Partners Program, National Trust for Historic Preservation in 1998 Martin Luther King, Jr., Landmark District Design Guidelines for Affordable Housing. Published by the Atlanta Urban Design Commission and Community Partners Program, National Trust for Historic Preservation, 1998 South Greensboro Historic District Design Guidelines. Published by the City of Greensboro and the Community Partners Program, National Trust for Historic Preservation, 1998 Wake County Design Guidelines (for local landmarks). Published by Wake County, NC, 1996 Design Principles & Guidelines. Published by the Town of Aberdeen, NC, 1996 City of Salisbury: Historic District Design Guidelines. Published by City of Salisbury, NC, 1993 Selected Media Coverage Guest appearance, Roy Underhill s The Woodwright Shop discussing Thomas Day s architectural woodwork, PBS, aired 1/22/2011 Interviewed, Fred Wasser s feature Thomas Day: A Master Craftsman, with Complications aired on NPR All Things Considered, July 29, 2010 Interviewed about Thomas Day by D. G. Martin for WCHL Radio, Chapel Hill, NC, 8/12/2010 Selected National and Regional Presentations The Impact of Infill: Evolving Perspectives and New Insights, National Alliance of Preservation Commissions Forum 2016, Mobile, AL, 7/29/2016 Preservation Economics: Numbers Tell the Story, National Alliance of Preservation Commissions Forum 2014, Philadelphia, PA, 7/19/2014 A Design Guidelines Primer: the Basics and Beyond, National Alliance of Preservation Commissions Forum 2014, Philadelphia, PA, 7/18/2014 Taking the Long View: Tracking the Impact of Local Historic District Designation on Property Values in Greensboro, NC, 1972-2012, EDRA45NewOrleans Conference, 5/28/2014 Thomas Day: Master Craftsman and Free Man of Color, Renwick Gallery of the Smithsonian American Art Museum, 4/12/2013 Beyond the Classroom: Active Learning Strategies, Preservation Education: Sharing Best Practices and Finding Common Ground, Providence, RI, 9/9/2012 3
Lessons from the Privy: Gaining Field School Experience, Preservation Education: Sharing Best Practices and Finding Common Ground, Providence, RI, 9/8/2012 The Present Issues with the Recent Past: Evolving Definitions of Authenticity and Integrity, National Alliance of Preservation Commissions Forum 2012, Norfolk, VA, 7/20/2012 Against the Grain: Viewing the Architectural Assemblages of Thomas Day, a Free Black Cabinetmaker, within the Antebellum Dan River Landscape, Vernacular Architecture Forum Conference, Kingston, Jamaica, 6/4/2011 Greening Design Guidelines, National Alliance of Preservation Commissions Forum 2010, Grand Rapids, MI, 7/31/2010 Local Preservation Commissions: Taking the Lead in Greening Design Guidelines, National Trust for Historic Preservation Conference, Nashville, TN, 10/15/2009 Historic Preservation and Sustainable Urban Design, APA National Planning Conference, Minneapolis, MN, 4/27/2009 Going Green: Looking at Design Guidelines Through a Sustainability Lens, National Trust for Historic Preservation Conference 2008, Tulsa, OK, 10/23/2008 The Architectural Legacy of Thomas Day, Society of Architectural Historians Southeast Chapter Annual Meeting, Greensboro, NC, 10/2/2008 The What, Why, and How of Design Guidelines, National Alliance of Preservation Commissions Forum 2008, New Orleans, LA, 7/12/2008 Affordable Housing Design Guidelines: A Four Step Process, Virginia Annual Preservation Conference, Staunton, VA. 9/25/2007 Perfect Harmony: Sensible Infill Design in Local Historic Districts, South Carolina Annual Preservation Conference, Columbia, SC, 3/28/2006 National Historic Landmarks: Working Together! (Thomas Day House/Union Tavern Restoration), National Preservation Conference, Washington, DC, 10/20/1999 The Design Process, Your Town: Designing Its Future Workshop, Kanuga, NC, May 6, 1999 Neighborhood Design Guidelines for Affordable Housing in Historic Districts: Two Prototypes, National Conference of State Historic Preservation Officers Board of Directors Meeting, Richmond, VA, 11/16/1997 Property Values and Historic Preservation, Annual Georgia Preservation Conference, Atlanta, GA, 2/16/1996 Assessing the Impact of Replacement/Substitute Materials on Historic Interiors, National Interiors Conference for Historic Buildings II, Washington, DC, 2/17/1993 An Interior Perspective on Design Review, National Interiors Conference for Historic Buildings, Philadelphia, PA, 12/7/1988 Improving the Appearance of Your Storefronts, Alabama Downtown Revitalization Conference, Selma, Alabama, 5/1988 Design Review: The Carrot Over the Stick, Making Cities Livable Conference, Charleston, SC, 3/1988 Selected State and Local Presentations UNCG Main Street Fellows Program NC Main Street Conference, Shelby, NC 3/15/17 (invited) Recognizing Resources from the Recent Past: evolving definitions of authenticity and integrity, Preservation North Carolina Annual Conference, Raleigh, NC 10/8/2014 Design Review: Applying the Secretary s Standards to Mid-Century Resources and Recognizing Resources from the Recent Past: evolving definitions of authenticity and integrity in Spokane, WA on 6/13/2014 and Everett, WA on 6/14/2014 Downtown Buildings: From Razing to Renovating, North Carolina Main Street Conference, New Bern, NC, 4/1/2014. Thomas Day: Master Craftsman and Free Man of Color, Historic Charlotte, Inc., 11/17/2011. The Architectural Legacy of Thomas Day, Preservation North Carolina Annual Conference, New Bern, NC, 10/30/2009 Historic Preservation and Higher Education, Where Do We Go From Here? A Retrospective on the Modern Movement, the Remarkable Contributions of Bob Stipe, and a Look Ahead, Chapel Hill, NC 4/25/2008 Thomas Day s Architectural Legacy, Preservation North Carolina Annual Conference, Wilmington, NC, 10/6/2006 Sensible Infill Design for the Greater Aiken Downtown Area, Aiken, SC, 6/29/2006 Restoring the History of Thomas Day: the Union Tavern, a National Historic Landmark, Crafting Freedom Workshop, Milton, NC, July 2004 and 2005 4
The Architectural Legacy of Thomas Day, Preservation North Carolina Annual Conference, Greensboro, NC. 10/ 2003 The Good, the Bad, and the Ugly: Infill Architecture in Historic Neighborhoods, Preservation North Carolina Annual Conference, Charlotte, NC, 9/24/1999 Design Guidelines for Affordable Housing, North Carolina s 1999 Annual Historic Preservation Commission Conference, Hickory, NC, 3/27/1999 Design Review of Affordable Housing, Preservation North Carolina Annual Conference, Flat Rock, NC, 9/26/1998. Design Guidelines for New Construction in Historic Districts, Program co-sponsored by the Historic Wilmington Foundation and the local AIA Chapter, Wilmington, NC, 9/24/1997 From Main Street to Auburn Avenue, Women in Architecture meeting, Charlotte, NC, 6/26/1997 Infill Housing Concepts for Historic Areas, Glencoe Mill and Mill Village Design Charrette, Burlington, NC, 6/13/1997 Assessing the Impact of Local Historic Districts on Property Values in Greensboro, Preservation North Carolina Annual Conference, Winston-Salem, NC, 10/14/1994 Design Guidelines for Local Commissions: Increasing Their Usefulness as a Decision Guide and Education Tool, Preservation North Carolina Annual Conference, Wilmington, NC, 10/22/1993 Improving Historic District Design Guidelines, statewide workshop for preservation commission staff co-sponsored by Preservation North Carolina and the NC State Historic Preservation Office, 7/16/1992 Design Review, Piedmont Chapter of the AIA, Greensboro, NC, 2/2/1989 Design Guidelines: An Overview, Preservation by Design Conference and Annual Meeting of the Historic Preservation Foundation of NC, Chapel Hill, NC 9/30/1988 Professional Affiliations and Service Marion Stedman Covington Foundation Board of Trustees, 2006-2009, 2012-2015 and 2016 to date Guilford County Preservation Commission, member 2005 to 2018 American Institute of Architects, member, 1982 to present, NCAIA Awards Committee, 2009 National Trust for Historic Preservation, Forum member Vernacular Architecture Forum, member National Alliance of Preservation Commissions Board of Directors, 2007 to 2015, Chair, October 2011 to 2013. Preservation North Carolina, Board of Directors, 2003 to 2014, Chair 2010-2011, Board of Advisors Chair 2006-08 North Carolina National Register Advisory Committee, 1996-2002, 2009-2015 Preservation Greensboro Inc., Board of Directors, 1995 to 2006, Board President 2002-2004 Greensboro Historic Preservation Commission, 1987-1994, Chairperson 1988-1994 Honors and Awards 2017 UNCG College of Arts and Sciences Faculty Excellence in Research and Creative Activity Honoree 2010 Ragan Old North State Non-fiction Award, North Carolina Literary and Historical Association 2010 UNCG School of Human Environmental Sciences Research Excellence Award 2008 UNCG School of Human Environmental Sciences Outstanding Advisor Award 2003 UNCG School of Human Environmental Sciences Outstanding Teaching Award 2000 Bridges Program participant, a selective semester-long academic leadership program for women held in Chapel Hill, NC 1996 Robert E. Stipe Professional Award, Preservation North Carolina Grants Principal Investigator for 3-year $180,000 contract with the NC Department of Commerce to provide design assistance to the NC Main Street Program. UNCG research leave, spring semester 2014, to conduct fieldwork and research for updating historic district property values study and digital primer for 20th-century building materials Marion Stedman Covington Foundation, $150,000 awarded for enhancements to UNCG s graduate concentrations in Historic Preservation and Museum Studies, 2006 5
National Trust for Historic Preservation, Preservation Services Fund, $1800 matching grant (via Preservation Greensboro Inc.) to conduct a statewide symposium, Higher Education and Historic Preservation: Partnerships in Preservation, UNCG, 2001 Save America s Treasures $250,000 matching grant, National Park Service, Application authored by Leimenstoll on behalf of Thomas Day House/Union Tavern Restoration, Inc. for ongoing restoration of the national landmark, 2000 UNCG research leave for spring semester 2000 to conduct fieldwork on the architectural woodwork of Thomas Day Marion Stedman Covington Foundation $107,500 awarded for the development of historic preservation and museum studies graduate concentrations at UNCG, 1999, curriculum implemented fall of 2000 Andy Warhol Visual Arts Foundation $25,000 (via Preservation North Carolina) for documenting Thomas Day woodwork, 1997 UNCG research leave for spring semester 1995 to conduct fieldwork and research for the restoration of the Thomas Day House/Union Tavern in Milton, NC National Trust for Historic Preservation, Preservation Services Fund $600 grant (via Preservation Greensboro) for study of the economic impact of local historic district designation in Greensboro, NC, 1993 HES Foundation Research Grant, $1150 for study of the economic impact of historic district designation, Greensboro, NC, 1991 UNCG Master Theses Chaired Adaptive Hospitality: Identifying Design Strategies in the Adaptive Reuse of Historic Buildings as Boutique Hotels, Luisa Carolina Marty Matos, 2018 Preserving the Kirkbride Legacy: An Analysis of the Extant State of the Plan & Challenges of Adaptive Reuse, Mardita Murphy, 2016 Historic Character Preservation During Neighborhood Revitalization: A Mixed-methods Analysis, Catherine French, 2015 Rehab Code vs. NC Building Code: A Comparison of Their Application in Preservation Tax Credit Projects, Lauren Postlmayr, 2013 A Guide to Good Stewardship: Sustainable Preservation Strategies for Popular Historic House Types in NC, Mary Vega, 2013 North Carolina Mill Rehabilitation: An Analysis of Historic Building Character and Design Strategies, Megan Klem, 2012 1920 s North Carolina High Schools Adapting to Twenty-first Century Needs, Abby Gentry, 2012 Historic Tax Incentives and Disaster Relief: A Case Study on Post-Katrina New Orleans, Joy Williams, 2010 Historic Preservation = Community Revitalization: New Beginnings for Carolina Piedmont Textile Towns, Sarah W. Marion, 2010 Visualizing Architectural Culture: the Effects of Rehabilitation on the Voice of Theater, Katherine Zylstra, 2009 Back to the City: the Re-emergence of Urban Grocery Stores in Mid-Sized Cities, Jennifer Blakemore Jennings, 2009 Good Wares and Modest Manners: the Salem Store Entrusted to Merchant Traugott Bagge, 1775-1800, Lola L. Culler, 2009 Replacement Windows in Historic Houses: a Study of the College Hill Historic District in Greensboro, NC, Jennie Alkire, 2008 The Greening of Historic Places: Finding Common Ground Between Historic Tax Credits & LEED Certification, Gisele Wells, 2008 The Transformation of the Battery Park Landscape in Asheville, North Carolina: 1900-1930, Mary Bennett Greene, 2008 Streetscape and Ethnicity: New York s Mulberry Street and the Redefinition of the Italian American Identity, Bogdana Frunza, 2008 Architectural Character: The Non-regulated Interior of the Mississippi Planter s Cottage, Cristi Rowland Wolfe, 2004 Chinese Fretwork Staircases in Maryland, North Carolina, and Virginia, 1750-1806, Steven Scott Hickman, 2002 Person and Place: African Americans and Shotgun Houses in Rocky Mount, North Carolina, Tracey Brown, 1997 Architectural Style and Mode of Moravian Sacred Places in Eighteenth Century Wachovia, Betsy Davis, 1996 Local Historic District Designation and the Spatial Distribution of Assessed Property Value Increases, Kaye Graybeal, 1995 The Daniel Paisley Foust House Tradition and Transformation, Mary Ellen Higginbotham, 1992 6