City of Centralia Preservation Action Plan Centralia, Washington

Transcription

City of Centralia
Preservation Action Plan
Centralia, Washington
Courtesy City of Centralia
Prepared for
Centralia Community Development Planning Division and
Historic Preservation Commission
Prepared by
Diana J. Painter, PhD
Painter Preservation & Planning and
Mimi Sheridan,
Sheridan Consulting Group
December 2011
ACKNOWLEDGEMENTS
CITY OF CENTRALIA
Emil Pierson, Director, Community Development
Tammy Baraconi, City Planner, Community Development
L. G. Nelson, Building Official, City of Centralia
Shannon Murphy, City Attorney
CENTRALIA HISTORIC COMMISSION
Daniel La Plaunt
Roy A. Matson
Bill Gannon
Lucy Page
Steve Koreis
CONSULTANTS
Diana J. Painter, Painter Preservation & Planning
Mimi Sheridan, Sheridan Consulting Group
This report has been financed in part with Federal funds from the National Park Service, Department of the
Interior administered by the Department of Archaeology and Historic Preservation (DAHP) and the City of
Centralia.
Regulations of the U.S. Department of Interior strictly prohibit unlawful discrimination in departmental
Federally Assisted Program on the basis of race, color, national origin, age, or handicap. Any person who
believes he or she has been discriminated against in any program, activity, or facility operated by a
recipient of Federal assistance should write to: Director, Equal Opportunity Program, U.S. Department of
the Interior, National Park Service, 1840 C Street, NW, Washington D.C. 20240.
Painter Preservation & Planning/the Sheridan Consulting Group
CITY OF CENTRALIA
PRESERVATION ACTION PLAN
Table of Contents
1. Introduction ………………………………………………………. 5
Project Goals
Action Plan Strategy
In this Document
2. The Planning Process …………..……………………………….. 7
Survey Results
Workshop Results
Overview of Training Needs
3. The Legal Framework ……………..………………………….... 12
Federal Legislation and Regulations
Washington State Legislation and Regulations
4. Centralia’s Historic Preservation Program ………………… 16
A Brief Overview of Centralia’s History
Centralia’s Historic Preservation Program
5. The Action Plan …………………………….…………………….. 27
Goals and Strategies
2012 Work Plan
6. Incentives for Historic Preservation .……………………….. 32
Federal Incentives
Washington State Incentives
Local Incentives
7. References and Resources …………………………………….. 30
Appendix A: Survey Questions
Appendix B: Training Power Point #1 – Historic Preservation Regulations
Appendix C: Training Power Point #2 – Design Review for Historic Preservaiton
4
CITY OF CENTRALIA
Figures
Figure 1 – Street Scene, Centralia, Wn (n.d.), cover photo
Figure 2 - The Olympic Club and Hotel
Figure 3 - Union Pacific Modern Train, 1934, courtesy City of Centralia
Figure 4 – Centralia’s Founder, George Washington
Figure 5 - Early Fourth of July celebration, courtesy City of Centralia
Figure 6 - The Fox Theater, 1937, courtesy City of Centralia
Figure 7 - The HUB City in the 1950s, courtesy of City of Centralia
Figure 8 - Streetscape on Tower Avenue, 2011
Figure 9 - Centralia City Hall, 2011
Figure 10 – Centralia’s Preservation Month program, 2011
Figure 11 - Federal Tax Credit guidance, courtesy National Park Service
Figure 12 - The Spike Motor Co. (Centralia City Hall) in 1928
5
CITY OF CENTRALIA
1.
Introduction
PROJECT GOALS
In February of 2011 the City of Centralia advertised for a consultant to assist them with a “City of
Centralia Historic Preservation Facilitation and Work Plan.” The goal of the project was to
develop a “Preservation Action Plan,” whose preparation would additionally assist the City in
identifying and resolving conflicts within the city over preservation values and strategies. As
expressed in the Request for Qualifications and Proposal, the project was to ‘establish a
productive working relationship and define communication procedures between city staff and the
Historic Preservation Commission’. The result was to be a shared vision and a list of general
goals to be achieved in the 2011/2012 time frame, with implementation measures or specified
tasks to achieve those goals.
The planning process was to include:
• Identifying stake holders in the city with an interest in historic preservation, and their
respective roles;
• Identifying specific goals for the Commission, related tasks, priorities, and dates for
completion;
• Identifying who would be responsible for achieving goals and completing tasks;
• Outlining the planning process for developing the Action Plan; and
• Providing training for the Commission and City staff on city and state regulations, the
Main Street program, and similar topics.
ACTION PLAN STRATEGY
The City hired Diana Painter of Painter Preservation & Planning and Mimi Sheridan of the
Sheridan Consulting Group in late April, 2011 to assist them in this effort. Painter and Sheridan
prepared a “Centralia Action Plan Strategy” in early May designed to achieve the project goals in
the appropriate time frames. Also identified were meetings, tasks, respective responsibilities, and
project products. This report reflects fulfillment of this planning process, as well as the City’s
goals expressed in their Request for Qualifications and Proposal.
IN THIS DOCUMENT
The components of this Preservation Action Plan include an introduction to the project and the
strategies developed to complete it. Chapter 2, “The Planning Process” explains how the Action
Plan was developed, as well as suggesting ways to accomplish on-going training. Chapter 3,
“The Legal Framework” outlines the major federal and state legislation and regulations that affect
historic preservation planning and programs. Local laws and legislation are explained Chapter 4,
“Centralia’s Historic Preservation Program.” A brief overview of Centralia’s history and
physical development is included in this chapter. The core of this planning document is found in
Chapter 5, “The Action Plan.” This chapter contains the goals and objectives developed for this
plan.
City of Centralia
Ch 1 – Introduction
6
________________________________________________________________________
It also prioritizes major implementation strategies and recommends a timeline for projects that
may be completed in the next twelve months. A discussion of “Incentives for Historic
Preservation” at the federal, state and local levels occurs in Chapter 6. This report concludes with
a list of references used in preparing this plan, and resources for further reference. Additional
materials that were developed for the two Historic Preservation Commission training sessions are
located in the Appendices to this document.
7
CITY OF CENTRALIA
2.
The Planning Process
SURVEY RESULTS
Phase I of this project involved identifying and interviewing key players in the historic
preservation process in Centralia. The project started with a public meeting with the Historic
Preservation Commission on June 13, 2011. The purpose of this meeting was to begin the
process of identifying issues and opportunities. Interviews began on this date as well, presenting
further opportunities to identify historic preservation challenges and opportunities in the city.
Findings from this phase were documented in the Phase I Report, which was submitted to the city
on June 28, 2011 and are summarized below.
This process and subsequent report was used as a starting point for Phase II, which involved
drafting goals and suggestions for short and long-term projects to enhance the City of Centralia’s
historic preservation program.
While in Centralia on June 13th and 14th, Diana Painter and Mimi Sheridan conducted in-person
interviews with Dan Henderson and Edna Fund of the City Council; Bill Gannon, Roy Matson
and Steve Koreis of the Historic Preservation Commission; and Tammy Baraconi of the City of
Centralia Community Development Department. We also met with Jeff Miller, a local building
owner and member of the Centralia Downtown Association,1 with whom we toured the
downtown. We also toured the Fox Theater and spoke with building manager Scott White.
Follow-up interviews were conducted by telephone with City Attorney Shannon Murphy-Olson
and Commission member Lucy Page. Subsequent meetings and follow-up telephone
conservations were held with Community Development Department Director Emil Pierson and
Building Official LG Nelson.
A series of standard questions were posed to the interviewees, followed by a more casual
conversation about historic preservation issues in Centralia.2 We discussed present and past
successes and current challenges. Our findings are as follows.
Players, Roles and Relationships
•
•
•
•
City Council is the decision-maker for many historic preservation activities.
Historic Preservation Commission’s role is primarily advisory.
Department of Community Development is staff to the Historic Commission.
Centralia Downtown Association, formed in 2007, is non-profit group made up primarily
of downtown business and building owners. It is an affiliate of the Washington State
Main Street Program.
1
Note that several interviewees were also members or former members of the Centralia Downtown
Association.
2
See Appendix B for the list of survey questions.
City of Centralia
Ch 2 – The Planning Process
8
________________________________________________________________________
•
•
•
•
Centralia-Chehalis Chamber of
Commerce is a joint chamber made
up of Chehalis and Centralia.
Sub-committee of the Chamber is a
newly formed sub-committee that is
made up of Centralia representatives.
Lewis County Economic
Development Council works to assist
local businesses and encourage economic growth in the region.
Lewis County Historic Society is based in the Lewis County Museum and located in
Chehalis.
Shared Vision and Goals
•
•
•
•
•
•
Vital and historically intact downtown
Positive environment for business owners
Downtown that is active and attractive for visitors and residents
A more effective Historic Preservation Commission
Greater knowledge and understanding of historic preservation and its benefits to both
individual property owners and the general community
Effective management of the City-owned Borst House and Block House.
Centralia’s Advantages
•
•
•
•
•
•
•
•
•
•
Existing downtown National Register District
Historic downtown with many intact buildings
Residential neighborhood with many intact homes
Rich history
Good freeway, roadway and rail access
Enthusiastic and hard-working building owners
Some good renovations completed or underway
Engaged business owners
Status as a Certified Local Government (CLG)
A committed Historic Preservation Commission.
Recent Successes
•
•
•
•
Preservation Month brochure and activities
Recent library display on Centralia history by Bill Gannon
Non-profit status of Centralia Downtown Association
New leadership in city (new City Manager).
Past Successes on Which to Draw
•
•
•
Rehabilitation of train station and streetscape improvements
Approval of 2003 National Register District
Rehabilitation and continued popularity of Olympic Hotel
City of Centralia
9
________________________________________________________________________
Figure 2 - The Olympic Club and Hotel
•
•
Development of 2003 Downtown Centralia Revitalization Plan
Enactment of RC-3 zoning throughout downtown commercial core.
Recent Controversies
•
•
•
•
•
•
Lack of rehabilitation of Wilson Hotel
City’s need to re-possess the Wilson Hotel
Reversion of two downtown buildings (Juggling Java and Rancho Tavern) to previous
owners
Controversy over CLG grant and whether city should accept it
Newspaper coverage of Wilson Hotel problem and related issues (there is disagreement
as to whether it has been unfair)
Recent downtown renovations that do not meet the Secretary of Interior’s Standards.3
Commission Challenges
•
•
•
•
The Commission is relatively new; most people have served two or fewer years.
Commission term is short (2-3 years) and renewable only once.
Staff support has been rotated among city staff persons, resulting in a lack of continuity.
The Commission has only five members.4
3
Note that this does not appear to be a controversy. However, these changes render otherwise contributing
buildings in the downtown historic district ineligible for Federal Tax Credits, and may become
controversial in the future.
City of Centralia
10
________________________________________________________________________
Figure 3 - Union Pacific Modern Train, 1934, courtesy City of Centralia
•
•
The Commission feels it has been marginalized or not supported by the city in recent
times; its role is unclear.
Other priorities compete with historic preservation for scarce funding.
WORKSHOP RESULTS
The findings from the survey were presented in the Historic Preservation Commission Workshop
held in Centralia on July 11, 2011. Also presented at the workshop were draft goals and
strategies (tasks) for the Preservation Action Plan. The primary purpose of this workshop was to
elaborate on the preliminary goals and strategies by gaining further input from the Historic
Preservation Commission. A secondary purpose was to generate a list of ideas for short and longterm activities and programs that the Historic Preservation Commission might undertake to
further historic preservation in the city. Lastly, suggestions were taken for potential topics for
Commission/staff training sessions, to be held later in the year.
OVERVIEW OF TRAINING NEEDS
Training needs for City staff and the Historic Preservation Commission were further developed as
this project proceeded. A preliminary list of possibilities was presented at the July 11, 2011
meeting for consideration. At that time it was also suggested that City staff and the Historic
Preservation Commission develop an on-going training program by bringing in others to speak to
the Commission, such as staff of the Department of Archaeology and Historic Preservation and
the Washington Trust for Historic Preservation. It was also suggested that the Commission visit
other Commissions in the region to observe their processes and exchange information.
An overview of training needs is as follows.
4
Five members is only a minimum, per Centralia’s regulations found in Chapter 18.25 of the Centralia
Municipal Code.
City of Centralia
11
________________________________________________________________________
Basic Legislation and Programs
•
The National Historic Preservation Act of 1966 as amended.
o The role of the State Office of Historic Preservation (Department of Archaeology
and Historic Preservation)
o The Certified Local Government (CLG) program and requirements and the
responsibilities of a CLG.
•
The historic registers: criteria, designation process, and meaning.
o The National Register of Historic Places
o The Washington Heritage Register
o Local designation in Centralia and in similar communities in Washington State.
•
•
•
The City of Centralia’s preservation ordinance and Rules and Procedures.
The economic benefits of historic preservation, and
Federal, state and local incentive programs.
Design Review Processes and Guidelines
•
The Secretary of the Interior's Standards and Guidelines for Rehabilitation.
o The purpose and scope of the Secretary's of Interior’s Standards
o Programs governed by the Secretary of Interior’s Standards
o The relationship between the Secretary of Interior’s Standards and local design
review standards
o Local design review for historic buildings and districts
o The application and management process for Certificates of Appropriateness.
12
CITY OF CENTRALIA
3.
The Legal Framework
A variety of federal, state and local laws and regulations affect or can affect historic preservation
planning and activities in Centralia. This section outlines the legal framework for preservation as
established by federal and state legislation and regulations. Note that local regulations are
discussed in Chapter 4 – Centralia’s Historic Preservation Program. Additional information on
federal, state and local incentives for historic preservation is discussed in Chapter 5 – Incentives
for Historic Preservation.
Note that legislation and regulations affecting primarily archaeological resources, tribal practices,
and cemetery preservation are not included in this chapter. More information about these can be
found at: http://www.dahp.wa.gov/learn-and-research/preservation-laws.
FEDERAL LEGISLATION AND REGULATIONS
National Historic Preservation Act
The National Historic Preservation Act (NHPA) establishes the general policies and procedures
by which historic preservation is carried out at the federal, state, and local levels in the United
States. It was enacted by Congress in 1966 and has been amended 22 times since then. This act
authorizes the Secretary of the Department of the Interior to maintain the National Register of
Historic Places (NRHP) and establishes criteria by which properties are listed on the register.
State historic preservation programs are administered under the auspices of this Act, which
provides guidelines for conducting statewide historic preservation activities and administering
federal grant funds, including those used for Certified Local Government programs, among other
responsibilities.
Section 106 of the National Historic Preservation Act
Section 106 of the NHPA requires that, before approving any federal undertaking, which includes
federally permitted or funded activities, an agency must take into consideration the effects of the
undertaking on any district, site, building, structure, or object that is included in or eligible for
inclusion in the National Register. The head of the Federal agency with responsibility for the
undertaking must provide for comment and consultation with the respective State Office of
Historic Preservation, any relevant tribal entity, and the Advisory Council on Historic
Preservation when necessary. All relevant consultations and decisions, including any mitigation,
are typically documented in a Memorandum of Agreement.
The Secretary of the Interior’s Standards for the Treatment of Historic Properties
The Secretary of Interior’s Standards for the Treatment of Historic Properties are administered
under the auspices of the National Historic Preservation Act of 1966. Often called the Secretary
of Interior’s Standards, these provisions provide standards and guidelines that are used by the
National Park Service and other federal agencies, state agencies, and many local governments to
assess whether changes to historic properties are appropriate and may be approved for various
City of Centralia
Ch 3 – The Legal Framework
13
________________________________________________________________________
permitting processes. Standards and
guidelines are provided for four treatment
types: preservation, rehabilitation, restoration
and reconstruction. Compliance with the
Standards is required for properties seeking
federal tax credits and permits or funding
under other federal programs. The Standards
are also used as the basis for the city’s own
design review process.
National Environmental Policy Act
The National Environmental Policy Act
(NEPA) was adopted in 1969. Under NEPA, federally-funded or permitted projects must analyze
and disclose any potential impacts on the environment, including historic and cultural resources.
NEPA also requires an assessment of likely impacts from alternative courses of action and
includes a mandatory public process. This act typically applies to large-scale activities, such as
transportation projects, military projects, airports, and the like.
Section 4(f) of the Department of Transportation (DOT) Act
Section 4(f) and NEPA both require that consideration be given to effects of any federally funded
transportation project on historic resources. Section 4(f) is a special provision of the Department
of Transportation (DOT) Act of 1966, stipulating that the Federal Highway Administration
(FHWA) and other DOT agencies cannot approve the use of land from publicly-owned parks,
recreational areas, wildlife and waterfowl refuges, or public and privately owned historical sites
(listed in or eligible for listing in the NRHP) unless the following conditions apply:
•
•
There is no feasible and prudent alternative to use of the land.
The action includes all possible planning to minimize harm to the property resulting from
use.
WASHINGTON STATE LEGISLATION AND REGULATIONS
The Washington State Historic Preservation Program was established in 1975. Provisions of the
program are found in the Revised Code of Washington (RCW) 27.34.
The State Environmental Policy Act (RCW 34.21)
The State Environmental Policy Act (SEPA) requires government decision makers to consider the
likely environmental impacts of a proposed action and require measures to mitigate those
impacts. A SEPA checklist of potential environmental impacts, which is the mechanism used to
preliminarily identify these impacts, requires consideration of impacts on historic and cultural
resources, in addition to impacts on noise, air quality, traffic, water, environmental health, and
other environmental factors. The City of Centralia addresses SEPA with respect to historic
resources through Chapter 16.04 (D) (1) (d) of the Centralia Municipal Code, which includes the
statement that, “The city shall use all practicable means, consistent with other essential
considerations of state policy, to improve and coordinate plans, functions, programs and
City of Centralia
14
________________________________________________________________________
resources to the end that the state and its
citizens may preserve important historic,
cultural and natural aspects of our national
heritage.”5
The Growth Management Act (RCW 36.70A)
The Washington State Growth Management
Act, adopted in 1990, establishes fourteen
goals for communities. The primary goal with
respect to historic preservation is to, “Identify
and encourage the preservation of lands, sites
and structures that have historical, cultural and
archaeological significance.” The City of
Centralia Comprehensive Plan Historic
Preservation Element (2007) includes goals
and policies to achieve this end.6
Executive Order 05-05
This order of the Governor, signed in
November 2005, requires that state agencies with capital improvement projects and land
acquisition projects consult with the Department of Archaeology and Historic Preservation and
the Tribes assess their effect on historical and cultural properties. This regulation has limited
application in Centralia at this time.
Buildings or Structures Having Special Historical or Architectural Significance —
Exception (RCW 19.2.120)
Washington State provides for exceptions within the State Building Code that recognize the
special conditions of historic resources. It states that:
(1) Repairs, alterations, and additions necessary for the preservation, restoration, rehabilitation,
strengthening, or continued use of a building or structure may be made without conformance to
all of the requirements of the codes adopted under RCW 19.27.031, when authorized by the
appropriate building official under the rules adopted under subsection (2) of this section,
provided:
(a) The building or structure: (i) Has been designated by official action of a legislative
body as having special historical or architectural significance, or (ii) is an unreinforced masonry
building or structure on the state or the national register of historic places, or is potentially
eligible for placement on such registers; and
(b) The restored building or structure will be less hazardous, based on life and fire risk,
than the existing building.
5
6
http://www.codepublishing.com/wa/centralia.html, accessed September 2011.
http://www.cityofcentralia.com/files/historicpresweb.pdf, accessed September 2011..
City of Centralia
15
________________________________________________________________________
(2) The state building code council shall adopt rules, where appropriate, to provide alternative
methods to those otherwise required under this chapter for repairs, alterations, and additions
necessary for preservation, restoration, rehabilitation, strengthening, or continued use of buildings
and structures identified under subsection (1) of this section.
16
CITY OF CENTRALIA
4.
Centralia’s Historic Preservation Program
A BRIEF OVERVIEW OF CENTRALIA’S HISTORY
The following historic context is adapted from the historic context statement for Centralia’s North
Edison District Historic Resources Inventory (Painter, 2004) and the historic context prepared for
the Centralia Downtown Historic District National Register Nomination (Gray, 2002).
Early Settlement
Centralia was founded by settler George Washington who
arrived with his adoptive parents, a couple named Anna and
James Cochran, in Centralia or more accurately, where the
Skookumchuck River joins the Chehalis River, in the fall of
1852.7 Because Washington could not file for a donation
claim due to his race, his parents filed for the 640-acre claim
on which the City of Centralia is located today. The Cochrans
deeded the 640-acre Donation Land Claim to Washington for
$3,200 once he was legally able to own the land.8 Together
Washington and the Cochrans raised cattle and operated an inn
and ferry.
In 1872 the transcontinental Northern Pacific Railroad crossed
the Oregon Territory as workers extended the line to Tacoma.
Realizing that the railroad would bring more settlers to the
area, Washington "began to dream of planning and building a Figure 4 - Centralia's Founder
small town." Washington and his wife Mary Jane platted the
four-block area that would become downtown Centralia in 1875. They planned the town to grow
around three already-established businesses, including a small store operated by their neighbor
Isaac Wingard. They also reserved two lots at Main and Gold Streets for a school and two acres
for a cemetery.9
Due in part to Washington’s entrepreneurial efforts and support, Centerville, as Centralia was
then known, grew to a population of 50 by 1876. In 1881 Washington filed the plat to his first
addition, and in 1883 the town’s name was changed to Centralia. By 1884 it had a population of
200; in 1886 it had grown to 325 persons; and in 1889, the year it was incorporated, its population
7
Washington was the son of a slave and a woman of English descent. Soon after his birth his father was
sold and his mother left him with a white couple, who raised him (Oldham, Kit, “George and Mary Jane
Washington found [sic] the town of Centerville (now Centralia) on January 8, 1875,” History.Link.org.,
http://www.washington.historylink.org/index.cfm?DisplayPage=output.cfm&File_Id=5276, February 23,
2003.
8
As a person of African American descent, Washington was not allowed to own land in Oregon Territory.
Once Centralia became a part of the Washington Territory, where this restriction did not apply, he was able
to buy the land.
9
Citizens of Centralia, 1995:214.
City of Centralia
Ch 4 – Centralia’s Historic Preservation Program
17
________________________________________________________________________
was 700.10 He continued to act as the town’s benefactor throughout his life. Washington died in
1905 at the age of 88.
Early Industries and the Railroad
Centralia’s early growth and development was due to its fortuitous location and the coming of the
railroad. Construction of the transcontinental Northern Pacific line in the Pacific Northwest
began in Kalama in 1870 and reached its terminus in Tacoma in 1880. Centralia’s depot – the
only one between Kalama and Tacoma – was completed in 1880. Centralia became connected to
the rest of the Pacific Northwest once passenger service began between Seattle and Portland in
1884.11 Because of its central location and expanding timber industry, Centralia continued to be
well served by the railroads. By 1910 the Great Northern, Northern Pacific, Union Pacific, and
others lines all passed through the young city, which was dubbed the “Hub City” and referred to
as “the great railroad center of Southwestern Washington.”12
Centralia’s largest industries centered on its timber resources. These included logging, lumber
mills, shingle mills, and the manufacture of wood building materials such as windows and doors.
By the 1880s it had seven lumber mills and several shingle mills.13 One of the largest timber
companies in the region was the Eastern Railway and Lumber Company of Centralia, which was
organized in 1903 and maintained operations until 1939, when its mill burned down.14 During its
heyday it was one of the largest mill operations in the state.15 When the railway and logging
operations of this company and H. H. Martin Lumber Company were combined in 1909, the two
plants provided jobs to approximately 1,000 men.16
Another early industry was coal mining. Coal was discovered in the area in 1878 but was not
commercially mined until 1906. At the peak of production there were approximately 34
commercial mines operating in the area. By 1920 the coal mining boom was mostly over, due in
large part to other competing fields in the Northwest.17 It picked up again during World War II,
however, and continues in operation to this day.
Farming and ranching, particularly dairy farming, were a strong component of Centralia’s early
economy. Crops included wheat, oats, hops, and hay, and potatoes, apples, pears, prunes,
cherries, and berries.18
Other local manufacturing encompassed a variety of industries and included the Centralia
Furniture Manufacturing Company; the Centralia Brass and Iron Foundry, which served the local
mills in addition to manufacturing shelf hardware; and the American Pump Manufacturing
Company. High quality bricks were also made in the area. Brickyards included Wheeler &
10
11
12
13
14
15
16
17
18
Smith, 1942:19.
Citizens of Centralia, 1995:86.
Gray, 2002: Section 8, Page 3.
Lentz, 1989:17.
“Eastern Railway, Lumber Firm Was Once Biggest.”
“Eastern Railway, Lumber Firm Was Once Biggest.”
Centralia Daily Chronicle, January 2, 1890:1.
City of Centralia
18
________________________________________________________________________
Figure 5 - Early Fourth of July celebration, courtesy City of Centralia
Wallace, Aikens & Wingard, the Centralia Alliance Brick & Tile Company, and West Coast
Brick & Tile Co., Inc.19
Major Periods of Development
The following describes Centralia’s major periods of growth and development, as well as periods
of economic stagnation.
1880 – 1910. With its growing logging, farming, and mining industries, Centralia's population
expanded rapidly in the 1880s. By 1884, the city boasted a population of 200. In the 1890s it had
a thriving downtown, the platting of surrounding residential neighborhoods was active, and it
boasted a population of 3,000 people. A newspaper headline from the time announced that 300
new buildings were erected between January 1, 1889 and January 1, 1890. In 1891 the city
achieved the milestone of establishing a streetcar line.20
In the last decade of the nineteenth century growth slowed in Centralia, the Pacific Northwest,
and throughout the nation as a result of the Panic of 1893, but the local population shrank from
5,000 to 1,200. Town founder George Washington offered food and clothing to help those who
stayed survive the depression.21 Once it recovered, its population grew to 1,600 by 1900. During
this time major infrastructure improvements enhanced the quality of life in Centralia. In 1902
19
20
21
Painter, 2004:8.
City of Centralia
19
________________________________________________________________________
Tower Avenue was graveled, and in 1908 a portion of it and Main Street were paved with brick.
In 1907 the city began constructing a sewer system.
In 1908 the Pacific Telephone Company planned a new telephone system, and the city’s
volunteer fire department was replaced with a paid one.22 An interurban electric railway between
Centralia and Chehalis was completed by 1910. In Centralia: The First Century the period was
called “the era of development.” The authors claimed that Centralia was the only city between
Tacoma and Portland at the time with paved streets and a sewage system, and was the first city in
the state to have a paid fire department.23
1910 - 1930. By 1910 the city had reached a population of 7,311, growing to 7,549 by 1920.24
However, this era proved to be tumultuous. In 1919 labor controversies escalated into violence,
peaking with the Centralia Massacre on November 11, 1919. In the period leading up to World
War I, the entire country, including the Pacific Northwest, experienced considerable labor unrest
and occasional violence. One of the most radical labor unions was the Industrial Workers of the
World - the I.W.W. or "Wobblies." Founded in 1905, the I.W.W. reached its peak prior to World
War I; thereafter its influence faded, except in the lumber camps and among the migrant workers
of the Pacific Northwest. In the lumber industry, where working and living conditions were
notoriously bad, it was easy for the I.W.W. to gain followers.25 The Centralia Massacre resulted
in four deaths and multiple prison sentences, and garnered national attention that contributed to
the “Red Scare” of 1919-20.26
Major building projects undertaken in the 1920s including the Elks Lodge (1920); the new City
Hall and Masonic Building (1923); the Lewis and Clark Hotel (1927); the Fox Theater and
Presbyterian Church (1928); and the Pacific Telephone and Telegraph Building (1928-29).27
1930 – 1950. During the Great Depression Centralia’s population again shrank. Contributing to
the city’s economic woes at this time was the flood of 1933. Tower Avenue in the Edison
District flooded, as did J Street. In 1935 and 1936, there was further flood damage from water
traveling down the Mill Race near J Street. Beginning in 1933 a dike was completed using a
combination of Works Progress Administration (WPA) and city funds.28
As occurred throughout the country, the federal government stepped in at this time to help with
other projects in Centralia as well. Eighty workers in Centralia were employed by the WPA to
improve local facilities, including city playgrounds and parks.29 WPA workers were assigned to
work on city playgrounds and address river control. They improved the fairgrounds, Borst Park,
the city's airfield, the library, and City Park.30 Other major building projects during this era
22
Citizens of Centralia, 1977:40-43.
Citizens of Centralia, 1977:42-43.
24
25
26
Burrows, 2003: http://www.historylink.org/index.cfm?DisplayPage=output.cfm&file_id=5605.
27
Gray, 2002.
28
Citizens of Centralia, 1977:45-53. The WPA was a jobs creation program initiated by the federal
government during the Depression to build and repair infrastructure, among other purposes.
29
30
23
City of Centralia
20
________________________________________________________________________
Figure 6 - The Fox Theater, 1937, courtesy City of Centralia
included the construction of a concrete viaduct over the railroad tracks, a high school gym,
extensive street improvements, and the 1937 U.S. Post Office building.
Centralia rebounded with the outbreak of World War II, as local industries supplied the troops
and the area became a training center. Coal mining and oil exploration were active at this time.
Five local coal mines operated year-round during the war and oil companies conducted
exploratory work around Centralia, continuing these efforts until 1955.
Local manufacturing firms and businesses in the post-war era included I.L. Linscott’s
Manufacturing Company, the Southwest Washington Livestock Marketing Association, the
Churchill Glove Factory, Plywood Products, and Weyerhaeuser.31 This period of prosperity was
interrupted by an earthquake on April 13, 1949, whose epicenter was between Tacoma and
Olympia. An estimated forty percent of business buildings and houses in Centralia were
damaged in the quake, as well as infrastructure.32 Nonetheless, by 1950 the city’s population
had risen to 8,657 residents.
In the 1950s the city's major industries continued their historical trajectory, with an emphasis on
lumbering, agriculture, and railroading. Within the lumber industry the emphasis had shifted to
manufacturing plywood. Centralia Plywood, launched in 1948 as Sylvan Products Inc., was one
of Lewis County's leading industries by the 1960s, with more than 200 employees.33 Also during
the 1950s, Centralia's Pearl Street underwent several changes. At Pearl and Maple the new
Chronicle Building housed a high speed press with additional modern machinery. On North
Pearl, a glove factory was constructed, and near it the Centralia Dairy was built. In 1954
Weyerhaeuser moved into its new building in the 500 block of North Pearl.34
31
32
33
34
Noson, http://www.pnsn.org/INFO_GENERAL/NQT/where_damage.html, accessed September 2011.
City of Centralia
21
________________________________________________________________________
Figure 7 - The HUB City in the 1950s, courtesy of City of Centralia
1950 - 2010. While agriculture and timber remain important to Centralia's economy, over the last
fifty years logging in the area has declined. Mill closures and layoffs occurred throughout the
county in the 1980s. During this same period, Centralia witnessed the growth of a new industry
with the construction of a coal-operated power plant outside the city.
In December 1951, the Department of the Interior examined the Hanaford Valley coal fields north
of Centralia and found that they contained an estimated 1.75 billion tons of sub-bituminous coal.
In 1967, Pacific Power and Light of Portland and Washington Water Power of Spokane, who had
acquired the coal fields in 1957, announced plans to build a steam electric plant. Construction
began in 1968, and in 1971 the first of the plant's two generators entered service. The second
generator was ready in 1972.35 In 2000 the Centralia Power Plant was the county's second largest
employer, providing approximately 670 jobs at that time.36 However, because of concerns about
air pollution, the state has passed a law ending coal burning by 2025.37
Recreation also received more emphasis during this period, as evidenced in the expansion and
development of Borst Park, located west of the downtown. The park's facilities have been
expanded by the addition of baseball diamonds, racquetball courts, and an indoor swimming pool.
Most recently, the City has partnered with the Lewis County Public Facilities District and the
Centralia School District to develop the Lewis County Event Center and Sports Complex, with
extensive sports fields and the future Lewis County Event Center.38
35
37
.Schmidt, 2011, http://www.thenewstribune.com/2011/04/30/, accessed September 2011.
38
“Lewis County Event Center and Sports Complex,”
http://www.cityofcentralia.com/Page.asp?NavID=499, accessed September 2011.
36
City of Centralia
22
________________________________________________________________________
Figure 8 - Streetscape on Tower Avenue, 2011
Centralia's downtown underwent changes during this period as well. In the early 1970s,
approximately ten-to-twelve historic buildings were demolished to make way for a citywide
parking project. Many storefronts were "modernized" with newer materials including
permastone, metal, marblecrete and stucco. In the 1990s downtown Centralia's sidewalks and
streets underwent renovation, but without impacting any buildings or altering traffic patterns.39
Physical Evolution
Tower Avenue has been the main north-south arterial and commercial center in Centralia from
the late nineteenth century to the present. Historically it separated the industrial area from the
residential area to the west. In the latter part of the nineteenth century it was the commercial
street that catered to the mill and railroad workers with saloons and lodgings, as it was close to
the Northern Pacific passenger and freight depots. Throughout the first half of the twentieth
century the mix of uses was eclectic, with Sanborn Company maps showing a diverse
downtown with businesses such as drug stores, mills, grocers, cobblers, bakers, barber shops,
hardware stores, and feed stores.40
The residential area that developed at this time was north of the downtown and west of Tower
Avenue. The early business and civic leaders built their mansions primarily in the blocks just
north of First Street, in a neighborhood called Edison. Its most active period of development took
place between 1900 and 1930, which is illustrated in the architectural styles that prevail in the
district today. Prior to this time, residences were located, for the most part, in amongst the
39
40
City of Centralia
23
________________________________________________________________________
commercial and civic buildings within the original town plats, established by the town’s founder
George Washington.
In the first decade of the 20th century this residential area was about two-thirds built-out, with
single family homes on large lots. By the 1920s the neighborhood had nearly achieved the
density it would display at mid-twentieth century. By 1950 the neighborhood was fully built out,
displaying both the mansions that are the legacy of local business and civic leaders as well as
more modest single family homes built by individual home owners and builders. Today the
Edison district is largely defined on the eastern boundary, as it was historically, by the
commercial north-south Tower Avenue.
Centralia’s historic downtown was declared a National Register Historic District in 2003, the
same year that a revitalization plan was adopted for the area. The Edison residential
neighborhood was surveyed in 2004 and 2007, and may become the subject of a nomination in
the future.
CENTRALIA’S HISTORIC PRESERVATION PROGRAM
Centralia has several means by which it supports and administers its historic preservation
program. These include the following policies, regulations, design guidelines, processes and
procedures.
Centralia Comprehensive Plan
The Centralia Comprehensive Plan, prepared under the auspices of Washington State’s Growth
Management Act, complies with that act by ‘identifying and encouraging the preservation of
lands, sites, and structures that have historical or archaeological significance.’41 The
comprehensive plan also references Lewis County Countywide Planning Policies that relate to
historic preservation. The Historic Preservation Element provides a comprehensive and solid
basis for Centralia’s historic preservation program and is integrated with other aspects of
planning in Centralia, such as planning for economic development and affordable housing.
The Element contains two primary goals:
• To develop a greater understanding of our heritage and our ongoing relationship with our
past by preserving historic sites where our legacy will be preserved, interpreted and
shared; and
• To support the economic health and vitality of Centralia by preserving the historic nature
of the City through seeking creative solutions and using existing resources.42
These goals are to be achieved through ten policies that address the value of historic preservation
education, neighborhood historic districts, design guidelines, creating partnerships, and on-going
identification of historic resources. They also call for:
• identifying funding sources for historic preservation, including developing financial
partnerships;
41
42
Centralia Comprehensive Plan, 2007:107.
City of Centralia
24
________________________________________________________________________
Figure 9 - Centralia City Hall, 2011
using historic preservation to support affordable housing, business diversification and walkability
goals;
• using historic preservation to promote tourism; and
• seeking compatible uses for historic structures.43
Zoning Ordinance - Chapter 2.58 Historic Preservation
The City of Centralia’s regulations governing historic preservation are found in Chapter 2.58
Historic Preservation of the Centralia Municipal Code. Related regulations are also found in
Chapter 20.24 C-3 Core Commercial District, which contain the regulations that apply to
Centralia’s Downtown Historic District. Chapter 2.58 includes provisions for establishing the
Historic Commission and identifies their responsibilities. It also establishes the Centralia
Register of Historic Places, including a process for designating properties or districts to the
register and criteria for listing on the register. Finally, it provides for the review of changes to
properties listed in the local register, including altering, repairing, moving, or demolishing listed
properties, and the review process. The Commission is also charged in this ordinance with
43
City of Centralia
25
________________________________________________________________________
reviewing and monitoring properties for purposes of special property tax valuation. The most
recent update of Chapter 2.58 occurred on September 13, 2011.44
Additional relevant provisions are contained in Section 20.24.010 .D of the Municipal Code,
which applies to the Core Commercial District, ‘Limits development to those [uses] which
preserve or enhance the historic character within the district.’45 Development standards in this
section of the code state that, “Architectural and building materials review will be critical in this
district to ensure that new or remodeled structures maintain an appearance which is highly
compatible with a historic downtown. Frequent store entrances, large window areas, and awnings
will be strongly encouraged. Blank facades, large-scale single-use buildings, reflective glass, and
other similar features will be strongly discouraged.”
Historic Preservation Commission Rules and Procedures
Rules and procedures for Centralia’s Historic Preservation Program were approved by the
Centralia City Council in two separate actions, on August 28, 2001 and December 10, 2002.
Many of these rules and procedures are now incorporated in the Municipal Code. Below is a
summary of the bylaws that were approved in 2001/2002.
The August 2001 action established Commission bylaws, which covered the followed:
• The make-up of the Commission;
• Rules and procedures for conducting meetings;
• Criteria and procedures for placing properties on the National Register and the Centralia
Historic Register;
• Special Valuation Review procedures, which includes compliance with the Secretary of
Interior’s Standards; and
• Rules and procedures for environmental impact review.46
The December 2002 action established rules and procedures for design review and covered the
following:
• Actions that would reviewed, including the demolition or alteration of a historic resource
in Centralia, as well as new construction in historic districts and changes of use that alter
the exterior appearance of historic resources.
• Application and other procedures for design review; and
• Criteria for design review, which reference the Secretary of Interior’s Standards and
include provisions identifying character-defining features and placing an emphasis on
repair over replacement of important features.
44
“Chapter 2.58, Historic Preservation,” http://www.codepublishing.com/wa/centralia.html, accessed
September 2011.
45
“Chapter 20.24, C-3 Core Commercial District,” Centralia Municipal Code,
46
City of Centralia, Record of Council Proceedings, August 28, 2001.
City of Centralia
26
________________________________________________________________________
The basic provisions outlined above are now
included in Chapter 2.58 of the Municipal
Code, although many of the specific
procedures outlined in the bylaws were not
included in the Code. It is recommended here
that the section in the 2002 bylaws entitled
“Criteria for Design Review,” which includes
the principles discussed in The Secretary of
the Interior’s Standards and Illustrated
Guidelines for Rehabilitating Historic
Buildings, be more fully incorporated into
Chapter 2.58 of the Municipal Code.47
Centralia Central Business District Design Guidelines
The Centralia Central Business District Design Guidelines, a Main Street Association project,
were adopted in 1987. The guidelines include drawings and photographs of existing conditions
for the building facades in the central business district as of 1987. They also provide
“recommended” and “not recommended” design guidelines on how to treat ornamentation and
different building materials on existing buildings, and for new infill construction. Information on
the components of commercial storefronts and how to treat them, including signage and lighting,
are addressed. Finally restoration recommendations are made for each building in the district.
These guidelines, although they reflect a point in time, remain very useful and are still referred to
today. Another possible project for the Historic Preservation Commission is to update this
document.
47
The Secretary of the Interior’s Standards and Illustrated Guidelines for Rehabilitating Historic
Buildings, http://www.nps.gov/tps/standards/rehabilitation/rehab/index.htm.
27
CITY OF CENTRALIA
5.
The Action Plan
GOALS AND STRATEGIES
The following goals and strategies were developed over a three month period and in the course of
a public meeting, a workshop, and a series of one-on-one interviews with key City staff, the
members of the Historic Preservation Commission, and others involved in historic preservation in
Centralia. The goals and tasks are oriented toward the Historic Preservation Commission, but
may in many cases involve City staff and others as well.
The Centralia Historic Preservation Commission considers providing information about historic
preservation practices and resources to the City, building and business owners, the real estate
community and related professionals, and the general public their primary task. This is reflected
in their first goal, to “Increase the level of commissioner and staff knowledge about historic
preservation” and also incorporated in Goals 2 and 3. Some goals are readily achievable in the
short term – from one-to-six months. Others will require a longer time frame – from 6 to 12
months or more – to achieve. These should be re-visited as conditions and priorities change.
Goals 5, 6, 7 and 8 require forging effective partnerships with others. These should also be revisited as the political environment and priorities shift to reflect current conditions. Following
the list of goals is a Work Plan for 2012 that prioritizes specific tasks to be accomplished in the
coming year. Before the end of the year, a 2013 Work Plan would be developed for future
activities.
Goal 1: Increase the level of commissioner and staff knowledge about historic preservation.
Tasks:
• Define and re-define historic preservation training needs for commissioners and staff ongoing basis.
• Provide for on-going training by inviting staff from the Department of Archaeology and
Historic Preservation and Washington Trust for Historic Preservation and others to speak
at Commission meetings on topical issues.
• Plan visits to other communities/commissions that are facing similar issues and/or
arrange for joint sessions with other agencies when topics of interest are presented.
• Seek on-line (such as webinars) and other educational sessions on pertinent topics to
share with Commission.
• Participate in conferences such as Main Street conferences where possible and share with
fellow commissioners.
• Invite specific individuals, particularly City staff, and other commissions to participate in
relevant training sessions.
• Maintain at least one membership in the National Alliance of Preservation Commissions
to take advantage of their journal and join their listserv.
City of Centralia
Ch 5 – The Action Plan
28
________________________________________________________________________
Goal 2: Develop the Historic Preservation
Commission as a resource for both the city and
the community on preservation issues.
Tasks:
• Develop and distribute a brochure for
building owners and prospective building
owners on historic preservation benefits and
resources, especially tax incentive
programs.
• Develop and distribute a brochure for the
general public on the benefits of historic
preservation, especially business
development and visitor-oriented benefits.
• Ensure that prospective building owners
know that their buildings are in a historic
district by providing information to real
estate and related professionals.
• Consider hosting a public open house on
preservation in Centralia to publicize the
historic preservation program.
Goal 3: Increase the visibility and credibility of
Centralia's Historic Preservation Program.
Tasks:
• Develop and install exhibits on buildings
and Centralia history in the windows of the
Wilson Hotel.
• Increase the historic preservation program's
•
•
•
•
•
•
•
•
web presence with a Facebook page and
Figure 10 - Centralia's Preservation Month
additional information on the city website.
program, 2011
Work with the Visiting Nurses' Association
by promoting and assisting with a home and gardens tour.
Develop partnerships with other groups that promote compatible goals.
Re-publish Historic Preservation Month booklet (Walking Tour booklet) and place in
area businesses and City Hall.
Investigate installing a National Register Historic District sign on the freeway.
Develop a permanent exhibit on Centralia’s history that can travel to different venues in
the city and beyond.
Continue to sponsor exhibits like the recent library exhibit on Centralia’s history.
Create a plan to ‘clean up’ the Arboretum and highlight its historic components.
Consider nominating the site of the Centralia Massacre, a unique and important historical
event, to the historic register and creating an informational brochure or walking tour
around this and related sites and events.
City of Centralia
29
________________________________________________________________________
Goal 4: Increase the effectiveness of the Historic Preservation Commission.
Tasks:
• Review and revise municipal code, by-laws and other documents for greater clarity and
relevance.
• Consider incorporating National Park Service design review principles that are in the
bylaws into the Municipal Code.
• Clarify and refine the landmark designation criteria, process and procedures.
• Revise the application forms and procedures for local historical register nominations and
special tax evaluation to clarify the process and information needed from applicants and
to be consistent with state and local regulations.
• Clarify commission and staff roles that are outlined in the bylaws.
• Consider adding additional members to the Commission and expanding the area from
which to draw members, if needed.
• Consider extending commission term limits.
• Review and update the design guidelines as necessary for the commission to work
effectively with building owners on rehabilitation.
• Explore ways to provide on-going consistency in staff support for the Historic
Preservation Commission.
• Work with local building owners (commercial and residential) to encourage applications
for the local register; explore this opportunity with applicants for façade improvement
grants.
Goal 5: Better integrate preservation into overall community marketing and economic
development activities.
Tasks:
• Hold a community celebration of the centennial of the railroad depot.
• Explore possible promotional tie-ins with the sports complex, Great Wolf Lodge, the
Chehalis Steam Train.
• Partner with others to develop a program of wayfinding, information kiosks and signage
for downtown.
• Develop a preservation awards program to recognize individuals and organizations active
in local preservation activities and projects.
• Conduct walking tours (including some interiors) to highlight rehabilitation that has taken
place or is underway.
• Develop an historic marker program for notable buildings and sites.
• Investigate creating a GPS-based, interactive walking tour of the downtown, possibly in
collaboration with the community college.
• Investigate creating a walking/biking tour and/or interpretive program for the alleys,
possibly in collaboration with the community college.
Goal 6: Increase business involvement in preservation.
Tasks:
• Provide information, activities and incentives to involve more downtown building and
business owners in preservation activities.
City of Centralia
30
________________________________________________________________________
•
•
•
•
•
•
•
Work with building and business owners to encourage participation in historic
preservation programs, such as the façade improvement program and the Main Street
program’s B&O tax benefits.
Work with building owners to update and expand the 1987 document on downtown
buildings, increasing its value and usefulness.
Work with city and others to attract housing and other second-story uses into downtown.
Provide building owners with maintenance guidelines to help preserve both the historic
significance and the economic value of their properties.
Provide building owners with useful information on energy efficiency for historic
buildings.
Consider creation of a local historic district within and beyond the Centralia Downtown
National Register District, with appropriate design guidelines to ensure compatibility.
Look into projects that can be done in cooperation with local business and/or building
owners to increase interaction between the historic commission and local business
community.
Goal 7: Increase neighborhood involvement in preservation.
Tasks:
• Consider the feasibility of organizing a preservation advocacy group and/or active
neighborhood association, such as in the Edison neighborhood, interested in preservation.
• Consider the feasibility of nominating the Edison neighborhood as a national or local
historic district.
• If eligible, consider engaging in public outreach and education to build support for
nominating the Edison neighborhood to the national or local register.
Goal 8: Better integrate the historic preservation program into city government and
activities.
Tasks:
• Review Historic Preservation element of the Comprehensive Plan and how it is being
implemented.
• Update the City’s preservation ordinance to reflect the City’s CLG status and integrate
Rules and Procedures into the ordinance where appropriate.
• Research feasible options for managing the Borst properties.
2012 WORK PLAN
High Priority Tasks (January - June 2012)
•
Revise the Municipal Code as described in Goal 4 and 8 (see also below).
•
Clarify and update Historic Preservation Commission Rules and Procedures, including
the landmark designation criteria. Consider incorporating the National Park Service
design review guidance into the Municipal Code. Ensure that forms and instructions for
forms are consistent with these changes and with State procedures.
City of Centralia
31
________________________________________________________________________
•
Develop and distribute a brochure, with particular focus on building owners and
prospective building owners, on the benefits of preservation and relevant resources and
incentives.
•
Recruit additional members for the Historic Preservation Commission in order to have
additional resources to draw on.
•
Plan events or activities to observe Preservation Month in May.
•
Identify additional Commission training needs and arrange for on-going training as
described in Goal 1.48
Medium Priority Tasks (July - December 2012)
•
Develop and install at least one public exhibit on Centralia history; a possibility might be
Centralia’s sports history, to coincide with the opening of the Sports Center.
•
Develop and carry out at least one activity to promote historic preservation in the broader
community, such as a walking tour or building tour highlighting local achievements.
•
Develop a program to recognize the sites of important historic events with plaques.
•
Work with building and business owners to strengthen historic preservation programs
such as the facade improvement program and encourage historic nominations to the local
historic register where appropriate.
•
Develop partnerships with other groups to plan and host a celebration of the train depot
centennial in 2012.
•
Develop a Work Plan for 2013.
48
Commissioners participated in three trainings sessions during the preparation of this plan. These sessions
covered design review, special tax valuation procedures and regulatory/process considerations.
32
CITY OF CENTRALIA
6.
Incentives for Historic Preservation
In addition to legislation, regulations and design guidelines, historic preservation programs are
shaped by a variety of incentives at the federal, state and local levels to encourage preservation
and benefit owners of historic buildings. The following are brief descriptions of some of these
programs, with web links for further research.
FEDERAL INCENTIVES
Federal Rehabilitation Investment Tax Credit
Since the late 1970s the National Park Service has provided financial incentives in the form of a
20% tax credit for the preservation of recognized landmarks. The National Park Service
administers this program with the Internal Revenue Service and in partnership with the State
Historic Preservation Offices.
A 20% tax credit is available for the certified rehabilitation of certified historic structures. In
other words, the property must be certified as historic by being listed on the National Register of
Historic Places or included as a contributing property within the National Register Historic
District. A certified rehabilitation is one in which changes to the property meet the Secretary of
Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings.49
The property must also be income producing. An income-producing property would typically be
a commercial, industrial, or residential rental building. A 10% tax credit is available for the
rehabilitation of non-historic, non-residential buildings built before 1936. The rehabilitation must
also be substantial. A “substantial” rehabilitation is one in which the amount spent on qualified
project work is equal to or greater than the adjusted basis (value) of the building itself.
Technical assistance and application information for this program is available from the
Washington State Department of Archaeology and Historic Preservation (DAHP). DAHP
reviews all applications for the program and forwards them to the National Park Service in
Washington, D.C. for final review and acceptance. For more information, see
http://www.dahp.wa.gov/tax-credits and http://www.nps.gov/history/hps/tps/tax/index.htm.
Historic Preservation Easements
A preservation easement is a voluntary legal agreement that protects a significant historic,
archaeological, or cultural resource. An easement provides assurance to the owner of a historic or
cultural property that the property's intrinsic values will be preserved through subsequent
ownership. In addition, the owner may obtain substantial tax benefits. An entire historic
49
More information about the Secretary of Interior’s Standards may be found at
http://www.nps.gov/hps/tps/standguide/.
City of Centralia
Ch 6 – Incentives for Historic Preservation
33
________________________________________________________________________
Figure 11 - Federal Tax Credit guidance, courtesy National Park Service
structure or just the facade or interior may qualify.50 Owners of National Register-listed
properties may qualify for a federal income tax deduction for donating an easement on their
property (often a façade easement) to a governmental or non-profit entity. Additional information
about organizations that will accept preservation easements may be found through the
Washington State Department of Archaeology and Historic Preservation at
http://www.dahp.wa.gov/easements.
Other Financial Incentives
Financial incentives for historic preservation also include grants and special loan programs.
Grants are typically available for properties owned by public agencies and non-profit
organizations. Private foundations and organizations, such as the Washington Trust for Historic
Preservation (see below) and the National Trust for Historic Preservation
(http://www.preservationnation.org/resources/find-funding/grants) have been the source of many
grants to historic property owners in Washington State. Federal agencies that may provide lowinterest loans or grants for qualifying preservation projects include Community Development
Block Grants, USDA Rural Development programs, and the Federal Homes Loan Bank
programs. Additional information about grants may be found at: http://www.dahp.wa.gov/grants.
Additional information about loans may be found at: http://www.dahp.wa.gov/loans.
50
“Easements,” Washington State Department of Archaeology and Historic Preservation,
http://www.dahp.wa.gov/easements, accessed September 2011.
City of Centralia
34
________________________________________________________________________
WASHINGTON STATE INCENTIVES
Washington State Special Property Tax Valuation (RCW 84.26)
The Washington State Legislature established
the tax incentive program in 1985 for local
governments to encourage preservation by
providing special valuation for properties that
meet certain historic criteria. The program
provides for the revision of the assessed value
of a property after expenditures of certain
rehabilitation costs for up to ten years. As a
result, substantial improvements to a qualified
historic property are not reflected in property
taxes for the ten year period. For example, if
a property owner incurs qualified
rehabilitation costs that equal at least 25% of
the building’s assessed value within a 24month period prior to application, those qualified costs can be subtracted from the new assessed
value of the propertyTo take advantage of the program, local jurisdictions are required to adopt an
ordinance allowing property owners to utilize the program, and the improvements must be
approved by a local review board, such as the Centralia Historic Preservation Commission. The
property owner must also maintain the property in good condition and the property must be
visible from a public right-of-way, or be made available for public view once a year. The
Washington State Advisory Council has established standards for the rehabilitation and
maintenance of historic properties for this purpose. They may be found at:
http://www.dahp.wa.gov/sites/default/files/ACHPrehabStandards.pdf.
Capital Projects Fund for Washington’s Heritage
This fund specifically supports heritage organizations that undertake capital projects with the goal
of interpreting and preserving Washington’s history and heritage, and projects must provide for
heritage preservation and/or interpretation to qualify. Non-profit organizations, tribes, and local
government agencies may apply. The program is administered through the Washington State
Historical Society.
Valerie Sivinski Washington Preserves Fund
The Valerie Sivinski Washington Preserves Fund is an annual grant program offered by the
Washington Trust for Historic Preservation that provides up to $2,000 to organizations involved
in historic preservation in Washington State. As noted on the Department of Archaeology and
Historic Preservation website, “The goal of the fund is to provide small yet meaningful amounts
of money to help promote historic preservation . . . at the community level.” Eligible projects
include the purchase of materials or services for “bricks and mortar” projects that preserve a
property, or developing publications or other interpretive materials that promote historic
preservation of a specific historic resource. Changes to the property must meet the Secretary of
the Interior’s Standards for the Treatment of Historic Properties and local design guidelines
where applicable. More information may be found at: http://preservewa.org/WashingtonPreserves-Fund.aspx.
City of Centralia
35
________________________________________________________________________
Main Street Tax Credits
In 2005, Washington State legislation created the "Main Street Tax Credit Incentive Program."
Through this program, businesses are eligible to take a Business and Occupation (B&O) tax
credit for contributions given to eligible downtown revitalization organizations. Businesses may
apply for a credit against the B&O tax and public utility tax equal to 75% of approved
contributions to designated revitalization programs, or 50% of approved contributions to the Main
Street Trust Fund. The department may not approve credit with respect to a program in a city or
town with a population of one hundred ninety thousand persons or more. Additional information
is available at: http://apps.leg.wa.gov/rcw/default.aspx?cite=82.73&full=true.
Figure 12 - The Spike Motor Co. (Centralia City Hall) in 1928
LOCAL INCENTIVES
Centralia Façade Improvement Program
The City’s Façade Improvement Grant program is funded by the Centralia Electric Utility Rural
Economic Development Revolving Fund. It allows owners of businesses and/or buildings in the
Downtown Centralia Historic District to apply for grants for design services for façade
improvements, as well as funding the improvements themselves. Up to $1,250 is available for
architectural design costs and up to $10,000 total (design plus renovation costs) is available per
storefront, but requires a 50% match. Expenses covered include painting, lighting, signage, and
weatherization, including awnings. General design guidelines must be met to successfully
City of Centralia
36
________________________________________________________________________
participate in the program. Additional information is available at:
http://www.cityofcentralia.com/files/Facade_Improvement_Program_2011.pdf.
Other Relevant Regulations
Local Building Code. The City of Centralia has adopted the International Building Code (IBC),
2009 Edition, as their building code. This code contains specific provisions to address historic
buildings that acknowledge the nature of historic materials and material assemblies, and allows
for waivers of non-mandatory code compliance at the discretion of the local building official.
The International Existing Building Code (IEBC) also allows for alternative ways to meet the
intent of the code, while preserving original or restored architectural elements and features and
encouraging energy conservation, barrier-free access, and a cost-effective approach to
preservation. Chapter 18.04 of the Centralia Municipal Code refers to adopts the International
Building Codes and Standard Specifications:
http://www.codepublishing.com/wa/Centralia/centralia18/centralia1804.html#18.04
The Federal Emergency Management Act. The Federal Emergency Management Act (FEMA)
requires that properties receiving funding to address flood damage be upgraded, which typically
requires that building foundations are raised and the first floor high is placed high above grade
and the floodplain. However, FEMA offers relief from this provision for properties listed on the
National Register of Historic Places or the State Inventory of Historic Places. See Chapter 16.21
of the Centralia Municipal Code for more information:
http://www.codepublishing.com/wa/centralia.html.
37
CITY OF CENTRALIA
7.
References and Resources
REFERENCES
Books and Periodicals
Citizens of Centralia, Centralia, The First Century, 1845-1955. Centralia, Washington: Centralia
Chamber of Commerce, 1977.
“Foreclosure of Wilson Hotel a Prudent City Decision,” The Chronicle, Centralia/Chehalis,
Wash.., February 26, 2011:Main 8.
Hughes, Lee, Wilson Hotel Still Occupied,” The Chronicle, Centralia/Chehalis, Wash., May 25,
2011:1.
_____, “Wilson Hotel Now Back in City Hands,” The Chronicle, Centralia/Chehalis, Wash.,
May 21, 2011:Main 2.
_____, “Wilson Hotel to Be Sold at Auction,” The Chronicle, Centralia/Chehalis, Wash., May
20, 2011:1.
Smith, Herndon, Centralia, the First Fifty Years 1845-1900. Rochester, Washington: Gorham
Printing, 1995 (1942).
Government and Other Documents
City of Centralia, Centralia Comprehensive Plan. Centralia: City of Centralia, 2007.
City of Centralia, “Centralia Façade Improvement Program, Participant Guidelines and
Application Form,” (n.d.)
City of Centralia, “Centralia Historic Preservation Commission Rules and Procedures for
Centralia Register of Historic Places Designation Review.” December 2002.
City of Centralia, “Centralia Historic Preservation Commission Rules and Procedures for Design
Review,” December 4, 2002.
“City of Centralia Historic Preservation Month Events,” May 2011 (brochure).
City of Centralia, “Request for Qualifications and Proposal, City of Centralia Historic
Preservation Facilitation and Work Plan,” February 18, 2011.
Constantini, Tom and City of Centralia, Centralia Central Business District Design Guidelines.
Centralia, WA: Centralia Main Street Association, 1987.
City of Centralia
Ch 7 – References and Resources
38
________________________________________________________________________
Gray, Connie Walker, et. al., Historical Research Associates, Inc., National Register of Historic
Places Registration Form – Centralia Downtown Historic District, November 13, 2002.
Griffith, Greg, Historic Preservation: A Tool for Managing Growth. Olympia, WA:
Washington State Department of Community, Trade and Economic Development, 2005
(1994).
Lentz, Flo and Janet Blair Porter, Phase II – 1989, Historic Resources Survey & Inventory, City
of Centralia, Washington. Prepared for the City of Centralia and State of Washington
Department of Community Development, Office of Archaeology and Historic Preservation,
August 1989.
Painter, Diana J., Painter, Preservation & Planning, Centralia’s North Edison District Historic
Resources Inventory, October 2004.
Washington State Department of Archaeology and Historic Preservation, “Special Valuation: A
Local Tax Incentive Program,” (form) (n.d.).
Websites
Burrows, Alyssa, “Four men die in the Centralia Massacre on November 11, 1919,”
HistoryLink.org.
http://www.historylink.org/index.cfm?DisplayPage=output.cfm&file_id=5605, November 6,
2003, accessed September 2011.
Centralia Municipal Code. Seattle, WA: Code Publishing Company,
“Easements,” Washington State Department of Archaeology and Historic Preservation,
http://www.dahp.wa.gov/easements, accessed September 2011.
“Historic Downtown,” Centralia, Washington.
http://www.cityofcentralia.com/page.asp?navid=231, accessed September 2011.
“Historic Preservation,” Centralia, Washington,
Noson, Linda, et. al., “Where has Earthquake Damage Occurred in Washington State?”
Washington State Earthquake Hazards",
http://www.pnsn.org/INFO_GENERAL/NQT/where_damage.html, accessed September 2011.
Oldham, Kit, “George and Mary Jane Washington found [sic] the town of Centerville (now
Centralia) on January 8, 1875,” History.Link.org.
http://www.washington.historylink.org/index.cfm?DisplayPage=output.cfm&File_Id=5276,
February 23, 2003.
“Lewis County Event Center and Sports Complex,” Centralia, Washington.
City of Centralia
39
________________________________________________________________________
Schmidt, Katie, "TransAlta: Gregoire signs bill to halt coal burning by 2025,"
http://www.thenewstribune.com/2011/04/30/accessed September 2011.
RESOURCES
Publications
Washington State Department of Archaeology and Historic Preservation
Historic Preservation: A Tool for Managing Growth,
http://www.dahp.wa.gov/sites/default/files/Historic%20Preservation%20Guidebook%20
Final.pdf
Sustaining Communities Through Historic Preservation,
http://www.dahp.wa.gov/sites/default/files/PreservationPlan09.pdf
WAC 254-20-100, Washington state advisory council's standards for the
rehabilitation and maintenance of historic properties
http://apps.leg.wa.gov/wac/default.aspx?cite=254-20-100
Washington State Standards for Cultural Reporting,
http://www.dahp.wa.gov/sites/default/files/External%20FINAL.pdf
US Department of the Interior, National Park Service
Guidelines for Local Surveys: A Basis for Preservation Planning,
http://www.nps.gov/nr/publications/bulletins/nrb24/
Introduction to Federal Tax Credits for Rehabilitating Historic Buildings, Main Street
Commercial Buildings,
http://www.nps.gov/history/hps/tps/tax/downlaod/intro_main_streets.pdf
National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation, http://www.nps.gov/nr/publications/bulletins/nrb15/
National Register Bulletin 16A: How to Complete the National Register Registration
Form, http://www.nps.gov/nr/publications/bulletins/nrb16a/
Planning Successful Rehabilitation Projects, Guidance on Interpreting and Applying the
Secretary of the Interior’s Standards,
http://www.nps.gov/history/hps/tps/tax/guidance.htm
Preservation Briefs 14 – New Exterior Additions to Historic Buildings:
Preservation Concerns, http://www.nps.gov/history/hps/tps/briefs/brief14.htm
The Secretary of the Interior’s Standards and Illustrated Guidelines for Rehabilitating
Historic Buildings, http://www.nps.gov/tps/standards/rehabilitation/rehab/index.htm
City of Centralia
40
________________________________________________________________________
The Secretary of the Interior’s Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic
Buildings, http://www.nps.gov/history/hps/tps/standguide/index.htm
The Secretary of the Interior’s Standards for Rehabilitation & Illustrated Guidelines on
Sustainability for Rehabilitating Historic Buildings,
http://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf
Technical Preservation Services, Preservation Briefs, 1-44,
http://www.nps.gov/tps/how-to-preserve/briefs.htm
Preservation Tech Notes, http://www.nps.gov/tps/education/free-pubs.htm
Websites
Advisory Council on Historic Preservation
Information on the legislative basis for historic preservation in the United States,
http://www.achp.gov/nhpp.html
National Alliance of Historic Commissions, http://www.uga.edu/napc/.
Publications and Resources, http://www.uga.edu/napc/programs/napc/publications.htm
National Park Service, http://www.nps.gov/history/.
Historic Preservation Tax Credits, http://www.nps.gov/history/hps/tps/tax/
National Trust for Historic Preservation, http://www.preservationnation.org/.
Main Street Program, http://www.preservationnation.org/main-street/
Washington State Department of Archaeology and Historic Preservation,
http://www.dahp.wa.gov/.
Certified Local Government Program, http://www.dahp.wa.gov/programs/certified-localgovernment-program
Technical Preservation Guidance, http://www.dahp.wa.gov/experience-history/preservehistory
Washington Trust for Historic Preservation, http://www.wa-trust.org/.
Main Street program, http://preservewa.org/Main-Street.aspx
41
CITY OF CENTRALIA
Appendices
42
Appendix A –
Survey Questions
43
SURVEY QUESTIONS
Name __________________________________________
Role ___________________________________________
CITY OF CENTRALIA
HISTORIC PRESERVATION PROGRAM
Commissioners
1.
How long have you been involved with Centralia's Historic Preservation
Program? How did you first get involved?
2.
Why did you want to be on the commission? Did you have anything in particular
you wanted to do? How well have you been able to achieve that?
3.
How have you participated, other than attending meetings?
5.
Do you think the historic preservation program is considered important by
Centralia residents generally? Why do they value it (or not)?
Do you think it is considered important by city officials? Why do they value it (or
not)?
6.
How effective do you think the commission has been since you've been on it?
What changes could make it more effective?
City officials
1.
Generally, what do think is the value of the historic preservation program to
Centralia?
Do you think it is considered important by Centralia residents generally? Why do
they value it (or not)?
2.
Do you think there are the threats to historic resources in Centralia? If so, what
are these threats?
3.
How do you see historic preservation fitting with overall city goals?
4.
How could the historic preservation program be more effective?
5.
How could the commission serve citizens better?
Should its role be re-defined in any way?
44
Other people
1.
Have you had any involvement with Centralia's Historic Preservation Program?
What kind of involvement?
2.
Generally, what do think is the value of the historic preservation program to
Centralia?
Do you think it is considered important by Centralia residents generally? Why do
they value it (or not)?
3.
Do you think there are the threats to historic resources in Centralia? If so, what
are these threats?
4.
How could the historic preservation program be more effective?
45
Appendix B –
Training Power Point #1 –
Historic Preservation Regulations
46
Historic Preservation Regulations
Centralia Historic Preservation Commission
Diana Painter & Mimi Sheridan
November 14, 2011
Legal Basis for Preservation
Before the Progressive Era, government was intended to keep bad things from
happening. Over time, making good things happen became a goal as well.
1909 - Zoning (land use)
1916 – Regulation of height and bulk
1926 – Zoning upheld in Euclid v. Ambler
1954 - Berman v. Parker (removal of blight)
1976 – Penn Central v. New York
- Historic preservation is a valid government goal
- Limits a private use for a public good
- Not a taking under the 5th Amendment if a reasonable return is allowed
47
Historic Preservation in Washington
1966 NHPA
- National Register program
- State Historic Preservation Offices (SHPO)
- Certified Local Governments (CLG)
- Historic resource inventories
1967-71 - Washington State Office of Archaeology & Historic
Preservation established
- CLGs established
- historic resource surveys throughout the state
(now 67 CLGs plus tribes)
Certified Local Governments
Benefits
Eligible for state grants
DAHP training & technical
assistance
More local control over
preservation
Increased visibility for
preservation
Eligible for special tax
valuation
Responsibilities (NHPA)
Enforce state or local
preservation laws
Retain a qualified commission
Maintain an inventory of
historic resources
Engage the public
Review local NRHP & WHR
nominations
Review & monitor special tax
projects
48
National Register of Historic Places
Listing is honorary except for federal actions. Buildings
can be altered or demolished.
Anyone can nominate, but listing must have owner
consent.
Nominations are reviewed by state preservation office &
local preservation commission.
Reviewed & approved by State Advisory Council on
Historic Preservation, then forwarded to Keeper of the
National Register for final approval.
National Register Criteria
Must be at least 50 years old (in most cases), retain its original
character and integrity and be significant with respect to at least
one of four criteria:
A. Associated with an important event or series of events that have
made a significant contribution to the broad patterns of
American history;
B. Associated with an important individual who was significant in
our past;
C. Embodies the distinctive characteristics of an architectural
type, period, or method of construction, or represents the work
of a master or possesses high artistic value; or
D. Has yielded, or may be likely to yield, information important in
prehistory or history.
49
Centralia Landmark Designation
Exterior changes or demolition must be approved by the HPC.
Anyone can nominate but owner consent is required for listing.
HPC recommendations must be approved by City Council.
Decisions can be appealed.
Tied to WHR criteria and application process, but are outdated.
Centralia Designation Criteria
• Has integrity;
• Is at least 50 years old, or of exceptional importance;
• Meets at least one of the following criteria:
1. Associated with important events that have made a significant contribution to
the broad patterns of national, American history;
2. Embodies the distinctive architectural characteristics of a type, period, style or
method of design or construction;
3. Is an outstanding work of a designer, builder or architect who has made a
substantial contribution to the art;
4. Exemplifies or reflects special elements of the city’s cultural, special,
economic, political, aesthetic, engineering or architectural history;
5. Is associated with the lives of persons significant in national, state or local
history;
50
Centralia Designation Criteria, con’
con’t.
6.
7.
Has yielded or may be likely to yield important archaeological information;
Is a building or structure removed from its original location but which is
significant primarily for architectural value, or which is the only surviving
structure significantly associated with an historic person or event;
8. Is a birthplace or grave of an historical figure of outstanding importance and
is the only surviving structure significantly associated with that person;
9. Is a cemetery which derives its primary significance from age, distinctive
design features, or from association with historic events or cultural patterns;
10. Is a reconstructed building which has been executed in an historically
accurate manner on the original site;
11. Is a creative and unique example of folk architecture and design created by
persons not formally trained in the architectural or design professions and
which does not fit into formal architectural or historical categories.
Washington Heritage Register (WHR)
Listing is honorary except for state or federal actions. Buildings
can be altered or demolished.
Anyone can nominate, but listing must have owner consent.
Nominations are reviewed by state preservation office & local
preservation commission.
Reviewed & approved by State Advisory Council on Historic
Preservation.
51
WHR Designation Criteria
Has good to moderate integrity;
• Is at least 50 years old, or of exceptional importance;
• Meets at least one of these criteria:
•
1. Belongs to the early settlement, commercial development or original native
occupation of a community or region.
2. Is directly connected to a movement, organization, institution, religion or club
which served as a focal point for a community or region.
3. Is directly connected to specific activities or events which had a lasting impact
on the community or region.
4. Is associated with legends, spiritual or religious life ways which are uniquely
related to a piece of land.
WHR Designation Criteria, con’
con’t
5.
6.
7.
8.
9.
Displays strong patterns of land use or alterations of the environment which
occurred during the historic period.
Is directly associated with an individual who made an outstanding
contribution to the development of a community or a group of people.
Has strong artistic, architectural or engineering qualities, or displays unusual
materials or craftwork that reflect an historic era.
Was designed or built by an influential architect, or reflects the work of an
important artisan.
Archaeological investigation of the property has or will increase our
understanding of past cultures or life ways.
52
Due Process
Because of the power of landmark designation, due process is vital to a
successful landmarks program.
Decisions must be made at a public hearing with adequate public
notice.
The owner must have the opportunity to comment.
There must be a clear record of decision stating why the property
meets or does not meet the criteria or the design review standards.
There must be an appeal process (such as for economic hardship or to
provide a reasonable rate of return).
Historic Districts
National Historic Districts:
Cannot be designated if a majority of owners object.
Do not regulate changes to buildings or demolitions (except
for Federal actions).
Contributing buildings are eligible for Federal tax credits.
Local Districts:
Alterations or new construction require review, using Secretary
of the Interior’s Standards and specific district guidelines.
53
Conservation Districts
For buffer zones or areas without the integrity or
support for an historic district
Tailored to community needs
Community must decide what it wants to preserve
(e.g. setbacks, landscaping, massing, materials, etc.),
then determine the best method
Not tied to Secretary's Standards
Can be administered through zoning or design
review.
Federal Legislation
National Environmental Policy Act (NEPA)
Covers projects funded by, carried out by, or permitted by the
Federal government.
Looks at both the natural and the built environment.
Requires that potential impacts be identified; does not prohibit
the impacts.
Product is an Environmental Assessment (EA) or EIS.
State Environmental Policy Act is similar
54
Section 106 of the NHPA
Covers Federal undertakings (anything funded, permitted
or undertaken by Federal government:
- transportation (USDOT)
- water-related projects (COE)
- flood control projects
- FEMA assistance
- weatherization
- housing financing
- cell towers (FCC)
- surplus property & base closures
- numerous other examples
Section 106 Process
Requires consultation with SHPO, tribes, local groups
Identify resources eligible for NR
Identify potential impacts:
- permanent (demolitions, etc.)
- construction (vibration, economic)
Determine mitigation
- documentation
- move building, etc.
- reduce construction impacts
Memorandum of Agreement among Federal, state and local
agencies involved to assure compliance
55
Federal – Other
Section 4(f)of the National Transportation Act
•
Covers impacts to historic resources & public parks, recreation &
wildlife areas from federally-funded transportation projects.
•
A much stronger standard:
- A project can impact a resource only if there is “no prudent or
feasible alternative” and there is
- “all possible planning to minimize harm.”
56
Appendix C –
Training Power Point #2 Design Review for Historic Preservation
57
Design Review for Historic Preservation
Centralia Historic Preservation Commission
Diana Painter & Mimi Sheridan
October 24, 2011
Why conduct design review?
Mandated in the C-3 Core Commercial District to ensure
compatibility with the historic downtown.
“Architectural and building materials review will be critical in this district
to ensure that new or remodeled structures maintain an appearance which
is highly compatible with a historic downtown. Frequent store entrances,
large window areas, and awnings will be strongly encouraged. Blank
facades, large-scale single-use buildings, reflective glass, and other similar
features will be strongly discouraged.” (20.24.040 (C))
“Designs for this area should focus on the “historic character” relating to the
heritage of the early residents of the community.” (20.24.110 (C))
58
Mandated in the C-3 Core Commercial District to ensure a
positive pedestrian environment with traditional storefront
elements.
Differentiated base
Weather protection
No blank facades
Glass at the ground level
Entrances
Pedestrian amenities
Mandated in Centralia’s historic preservation ordinance
(Chapter 2.58 of the Zoning Code)
“Review proposals to construct, change, alter, modify, remodel, move,
demolish, and significantly affect properties or districts on the register as
provided in CMC 2.58.050 and adopt standards in its rules to be used to
guide this review and the issuance of a certificate of appropriateness.”
(2.58.030 (D) (4)).
“Provide for the review either by the commission or its staff of all
applications for approvals, permits, environmental assessments or impact
statements, and other similar documents pertaining to identified historic
resources or adjacent properties.” (2.58.030 (D) (5)).
59
Mandated in Centralia’s historic preservation ordinance
(Chapter 2.58 of the Zoning Code)
“No person shall change the use, construct any new building or structure,
or reconstruct, alter, restore, remodel, repair, move, or demolish any
existing property on the register or within an historic district on the
register without review by the commission and without receipt of a
certificate of appropriateness as a result of the review. The review shall
apply to all features of the property, interior and exterior, that contribute
to its designation and are listed on the nomination form. . . Information
required by the commission to review the proposed changes are established
in rules.” (2.58.050 (A))
Allows property owners to qualify for Façade Improvement
funds. Special guidelines cover:
Awnings
Signs
Paint Color
Windows
60
Allows property owners to qualify for Special Valuation tax
relief for properties listed on the National or local register.
“Serve as the local review board for the purpose of approving applications
for special property tax valuation per Chapter 84.26 RCW and Chapter
221, Laws of 1986, and entering into an agreement with the property
owner for the duration of the special valuation during which time the
review board monitors the property for continued qualification for the
special valuation per requirements of Chapter 84.26 RCW and Chapter
221, Laws of 1986.” (2.58.030 (D) (15)).
Allows property owners to qualify for Special Valuation tax
relief for properties listed on the National or local register.
Properties must not be altered in a way which adversely affects those
elements which contribute to its designation. (2.58.070 (C))
Owners must comply with rehabilitation plans and minimum
standards of maintenance. (2.58.070 (C) (2))
Owners must apply to the commission for approval or denial of any
demolition or alteration. (2.58.070 (C) (4))
61
Allows property owners to qualify for Federal tax credits for
properties listed on the National Register.
Federal tax credits are available for properties that are individually listed on
the National Register or are contributing properties to a National Register
district. A 20% tax credit is available for the rehabilitation of historic
structures and a 10% tax credit is available for the rehabilitation of nonhistoric, non-residential buildings built before 1936. The rehabilitation
must be substantial, and the building must be income-producing, such as a
commercial, industrial, agricultural, or rental residential building.
Which standards apply?
Centralia Façade Improvement Program General Program
Guidelines apply to facade improvement projects.
Centralia Historic Preservation Commission Rules and
Procedures for Design Review apply to historic review
projects in Centralia.
Washington State Advisory Council’s Standards for
Rehabilitation and Maintenance of Historic Properties apply to
Special Valuation projects.
The Secretary of Interior’s Standards for Rehabilitation apply
to Special Valuation and Federal Tax Credit projects.
62
Which standards apply?
All review guidelines and incentive programs
require compliance with the Secretary of
Interior’s Standards for Rehabilitation.
Centralia standards
Centralia’s Criteria for Design Review include the
Secretary of the Interior’s Standards for
Rehabilitation. Centralia’s Central Business District
Design Guidelines refer to many of the guidelines
promoted in the Secretary of the Interior’s standards
and guidelines.
63
Washington standards
The Washington State Advisory Council's standards for the
rehabilitation are the same as the Secretary of the Interior’s
Standards for Rehabilitation. The Advisory Council’s
standards for maintenance are as follows.
Washington standards
Maintenance
1.
Buildings and structures shall not be allowed to deteriorate beyond the point where routine maintenance
and repair will return them to good condition.
2.
Buildings shall be kept in a safe and habitable condition at all times. Structural defects and hazards shall be
corrected. Any condition which constitutes a fire hazard shall be eliminated.
3.
Buildings shall be protected against ongoing water damage due to defective roofing, flashing, glazing,
caulking, or other causes. Moisture condensation resulting from inadequate heat or ventilation shall be
eliminated if present at levels sufficient to promote rot or decay of building materials.
4.
Deteriorated exterior architectural features and any broken or missing doors and windows shall be
repaired or replaced.
5.
Painted exterior surfaces shall be maintained and repainted as necessary to prevent a deteriorated
appearance or damage to the substrate. Exterior masonry surfaces shall be tuck pointed where required
to maintain the mortar in good condition. Finished tuck pointing shall match the original mortar joint in
hardness and appearance.
64
The Secretary of the Interior’
Interior’s
Standards for Rehabilitation
Four treatment types
Preservation focuses on the maintenance and repair of
existing historic materials and retention of a property's form as
it has evolved over time.
Rehabilitation acknowledges the need to alter or add to a
historic property to meet continuing or changing uses while
retaining the property's historic character.
Restoration depicts a property at a particular period of time
in its history, while removing evidence of other periods.
Reconstruction re-creates vanished or non-surviving
portions of a property for interpretive purposes.
Interior’s
Principles
“Some exterior and interior alterations to historic building
are generally needed to assure its continued use, but it is
most important that such alterations do not radically
change, obscure, or destroy character-defining
spaces, materials, features, or finishes.”
65
What are the character-defining features?
Interior’s
Principles
Identify, retain and preserve the architectural materials and features that are important
to defining the historical character of a building or district.
Protect and maintain the materials and features in the rehabilitation process.
Repair character-defining materials and features that have deteriorated whenever possible.
Repairing can include limited replacement in kind--or with compatible substitute
material--of extensively deteriorated or missing parts or features. Substitute materials may
be acceptable if they have the same visual appearance as the remaining parts of the feature or
finish.
Replacing an entire character-defining feature with new material is recommended only
when it is too deteriorated or damaged to repair.
Missing features. When an entire interior or exterior feature is missing, it should not be
replaced unless its physical appearance can be verified by research.
66
Interior’s
1
A property will be used as it was
historically or be given a new use
that requires minimal change to
its distinctive materials, features,
spaces, and spatial relationships.
Interior’s
2
The historic character of a
property will be retained and
preserved. The removal of
distinctive materials or alteration
of features, spaces, and spatial
relationships that characterize a
property will be avoided.
67
Interior’s
3
Each property will be recognized
as a physical record of its time,
place, and use. Changes that
create a false sense of historical
development, such as adding
conjectural features or elements
from other historic properties,
will not be undertaken.
Interior’s
4
Changes to a property that have
acquired historic significance in
their own right will be retained
and preserved.
68
Interior’s
5
Distinctive materials, features,
finishes and construction
techniques or examples of
craftsmanship that characterize a
property will be preserved.
Interior’s
6
Deteriorated historic features
will be repaired rather than
replaced. Where the severity of
deterioration requires
replacement of a distinctive
feature, the new feature will
match the old in design, color,
texture, and, where possible,
materials. Replacement of
missing features will be
substantiated by documentary
and physical evidence.
69
Interior’s
7
Chemical or physical treatments,
if appropriate, will be
undertaken using the gentlest
means possible. Treatments that
cause damage to historic
materials will not be used.
Interior’s
8
Archaeological resources will be
protected and preserved in
place. If such resources must be
disturbed, mitigation measures
will be undertaken.
70
Interior’s
9
New additions, exterior
alterations, or related new
construction will not destroy
historic materials, features, and
spatial relationships that
characterize the property. The
new work shall be differentiated
from the old and will be
compatible with the historic
materials, features, size, scale
and proportion, and massing to
protect the integrity of the
property and its environment.
Interior’s
10
New additions and adjacent or
related new construction will be
undertaken in such a manner
that, if removed in the future,
the essential form and integrity
of the historic property and its
environment would be
unimpaired.
71
Altered exterior
What aspects have been affected?
Renovation
Which features needed
reconstruction?
Has the integrity been affected?
New storefront
Are the new features historically
compatible?
Do they create pedestrian interest?
Do they protect the historic
character of the District?
Useful references
The Secretary of the Interior’s Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings
http://www.nps.gov/hps/tps/standguide/
Planning Successful Rehabilitation Projects, Guidance on interpreting and applying the
Secretary of the Interior's Standards
http://www.nps.gov/history/hps/tps/tax/guidance.htm
Introduction to Federal Tax Credits for Rehabilitating Historic Buildings, Main Street
Commercial Buildings
http://www.nps.gov/history/hps/tps/tax/download/intro_main_street.pdf
Preservation Briefs 14 – New Exterior Additions to Historic Buildings: Preservation
Concerns http://www.nps.gov/history/hps/tps/briefs/brief14.htm
The Secretary of the Interior’s Standards for Rehabilitation & Illustrated Guidelines on
Sustainability for Rehabilitating Historic Buildings
http://www.nps.gov/history/hps/tps/download/guidelines-sustainability.pdf
WAC 254-20-100, Washington state advisory council's standards for the rehabilitation and
maintenance of historic properties http://apps.leg.wa.gov/wac/default.aspx?cite=254-20100

City of Centralia Preservation Action Plan Centralia, Washington

Transcription

Similar documents

Bulletin of historical and technical sources, Vol. 2 No. 9, 9

Online Casino Startguthaben 999 Spiele Im Casino No

Historic Union Station - National Trust for Historic Preservation

Trust Plans Muster Day Event Trust Mourns Harold “Butch” Boyer, Jr.

City of Collinsville historic Landmarks

Washingtonian Hall - Preservation Association of the Southern Tier

Good News – June 2012

Play Casino Games Downloading

It`s a Long, Long, Way to Tipperary

2008-2009 - Centralia College Foundation

Centralia, Collective Memory, and the Tragedy of 1919