The January 2008 issue of Preservation Magazine, published by the National Trust for Historic Preservation, was dedicated to green issues. Historic preservation, the magazine noted, has been fundamentally a sustainable concept from the very start, but green building technology now leads it in new directions. As brownfield sites become more common for development and essential for smart growth, the presence of historic buildings becomes a critical issue for some projects. There is the thin line separating a proposed project that is financially viable from one that is not. This demands that every possible liability and asset be explored.

Now more than ever, the presence of historic buildings on project sites provides opportunities as well as potential obstacles if not anticipated. When the goals of achieving maximum sustainability and using the latest green building technology are added to the mix, the presence of historic buildings can become even more complex.

The historic New Jersey Safe Deposit & Trust Company building in Camden, N.J., could benefit from the use of Federal Historic Preservation Tax Incentives.

There are major incentives available for the adaptive reuse of historic buildings, such as the 20 percent Federal Historic Preservation Tax Incentives. These credits can be a huge incentive but require that the project comply with federal standards for the appropriate treatment of the building to insure it maintains its character-defining features and its integrity as a historically significant resource. According to the National Park Service, which oversees compliance, “The Secretary of the Interior’s Standards for Rehabilitation are 10 basic principles created to help preserve the distinctive character of a historic building and its site, while allowing for reasonable change to meet new needs.” �

There are also unresolved conflicts between the LEED program and some of the programs and standards designed to preserve historic buildings. A very common conflict is the preservation of historic windows, an essential feature of a building’s design and character. While they can be essential to getting a federal tax credit project approved, the need for the latest in energy-conserving windows pulls in the opposite direction.� In addition, windows deteriorate over time and become substantial energy-conservation problems.� And roofing, mechanicals, finishes, insulations, and lighting have yet to be addressed.

Incentive programs also fall short when older buildings that may not be historically significant by conventional standards are still worthy of preservation. Where feasible, it is more sustainable to reuse an existing building than demolish it and build a new one. These can be readily adapted under LEED, but there is need for a more substantial LEED credit for reuse of existing fabric.

The New Jersey Safe Deposit & Trust Company building in Camden, N.J., a National Register-listed property built in 1887, is one example of the challenges in redeveloping a historic building. A proud city with a great history, Camden is one of the most economically challenged cities in the country, making investment in projects such as this even more difficult.

The historic bank building has been studied several times over many years in an effort to determine how it might be rehabilitated. The difficult location, the building’s condition, and potential uses are challenges enough, but trying to make it financially viable demands the use of federal tax credits and every imaginable green technology available to reduce operating costs.

Historic preservation is an underestimated aspect of sustainability, and the benefits and challenges deserve more attention. A better balance between Historic Preservation incentives, LEED criteria and opportunities for economic development is essential. While the National Park Service, U.S. Green Building Council and many other involved parties attempt to bridge this gap, the challenges remain.

In his closing remarks at the New York City Historic Districts Council Conference in 2007, Donovan Rypkema, a national leader in revitalization and historic preservation, said, “Sustainability means stewardship. There can be no sustainable development without a central role for historic preservation.”

Peter Primavera, is president of Cultural Resource Consulting Group in Highland Park, N.J.