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Historic Preservation and Green Building: A Lasting Relationship

历史保护与绿色建筑:持久的关系

Rehabilitation of existing buildings is important to sustainability in buildings, but with historic buildings, green building and preservationism can diverge

现有建筑的修复对建筑的可持续性很重要，但对于历史建筑，绿色建筑和保护主义可能会出现分歧

It’s a common saying in the green building movement that “the greenest building is the one that isn’t built.” This ideal may be great, but with growing demand in many parts of the U.S.—and the world—for buildings, it’s often ignored. Meanwhile, millions of buildings already exist but are not being used to their full potential, despite their historic character and environmental features. Built for a purpose that no longer exists or has changed and often lagging behind today’s performance standards, those buildings are strong candidates for rehabilitation.

在绿色建筑运动中有一句俗语:“最绿色的建筑是没有建造的。”这个理想可能很棒，但随着美国和世界许多地区对建筑的需求不断增长，它经常被忽视。与此同时，数以百万计的建筑已经存在，但没有充分利用它们的潜力，尽管它们具有历史特征和环境特征。这些建筑的建造目的已经不复存在，或者已经改变，而且往往落后于今天的性能标准，因此它们是修复的有力候选者。

When rehabbing a historic property, taking an unmoving stance as either a green building advocate or as a historic preservationist can lead to considerable differences with the other camp. There is, however, a growing desire within both communities to align their agendas, as demonstrated by several recent events. Participants in the Greening of Historic Properties National Summit in Pittsburgh in October 2006 contributed to a ground-breaking white paper that is currently circulating as a draft among the National Trust for Historic Preservation, the U.S. Green Building Council (USGBC), and The American Institute of Architects (AIA). That initiative comes on the heels of an increased focus on sustainability by the Association for Preservation Technology International and USGBC’s interest in applying its LEED® Rating System to historic properties.

在修复历史建筑时，无论是作为绿色建筑倡导者还是作为历史保护主义者，采取不动的立场都会导致与另一个阵营的巨大差异。然而，正如最近发生的几起事件所表明的那样，两族内部越来越希望协调他们的议程。2006年10月在匹兹堡举行的全国历史建筑绿化峰会上，与会者共同起草了一份开创性的白皮书，目前该白皮书作为草案在全国历史建筑保护信托组织、美国绿色建筑委员会(USGBC)和美国建筑师协会(AIA)之间流通。这一举措紧随国际保护技术协会(Association for Preservation Technology International)对可持续发展的日益关注，以及USGBC对将其LEED®评级系统应用于历史建筑的兴趣。

In the midst of this activity, a new saying has been going around: “The greenest building is the one that is already built.” This article examines that claim, looking at the most common historic preservation standards and at some of the challenges and opportunities that owners, designers, and contractors face in handling historic property. Several case studies address common areas of concern, including energy efficiency, and recommendations follow.

在这一活动中，一种新的说法流传开来:“最环保的建筑是已经建成的。”本文考察了这一说法，着眼于最常见的历史保护标准，以及业主、设计师和承包商在处理历史财产时面临的一些挑战和机遇。几个案例研究解决了共同关注的领域，包括能源效率，并提出了建议。

Historic Building Rehabilitation Standards

历史建筑复修标准

A nationwide system in the U.S., from the federal level down to the state and local levels, works to protect historic buildings—and to offer incentives for building owners to take on major rehabilitation projects.

美国有一个全国性的系统，从联邦政府到州和地方政府，致力于保护历史建筑，并为建筑业主提供激励，让他们承担重大的修复项目。

The National Register

国家登记册

At the federal level, the National Park Service (NPS), part of the U.S. Department of the Interior, oversees the National Register of Historic Places. Authorized under the National Historic Preservation Act of 1966, the National Register is the official federal list of districts, sites, structures, buildings, and objects deemed worthy of preservation. The register includes all National Historic Landmarks and historic sites administered by NPS. A building may be included in the register either individually or as part of a complex of buildings or a historic district.

在联邦一级，隶属于美国内政部的国家公园管理局(NPS)负责监督国家史迹名录。根据1966年《国家历史遗迹保护法》的授权，《国家历史遗迹名录》是联邦政府认为值得保存的地区、遗址、建筑、建筑物和物品的官方名单。该名录包括NPS管理的所有国家历史地标和历史遗址。建筑物可单独列入登记册，也可作为建筑群或历史街区的一部分列入登记册。

Buildings on the National Register are generally at least 50 years old and are associated with historic people or events; significant for their architecture, craftsmanship, or design; or, as with an archeological site, of value for historical research. With about 80,000 listings, the National Register includes well-known national and state landmarks as well as properties of local renown. According to Sharon Park, FAIA, chief of technical preservation services for NPS, with many of those listings encompassing multiple buildings, there are about 1.3 million National Register buildings, the majority of them in private hands.

列入国家名录的建筑通常至少有50年的历史，并且与历史人物或事件有关;重要的 : 因其建筑、工艺或设计而重要的 ; 或者，如考古遗址，对历史研究有价值。拥有约80,000个列表，国家登记册包括着名的国家和州地标以及当地知名的物业。据美国联邦建筑师协会(FAIA)、NPS的技术保护服务主管莎伦·帕克(Sharon Park)说，由于许多列入名录的建筑包括多栋建筑，全国登记的建筑约有130万幢，其中大部分为私人所有。

The National Register is first and foremost a tool for recognizing historic properties—not for mandating how they must be treated. A listing helps protect a property from adverse affects of federally funded projects but does not, in itself, restrict private property owners in any way. However, state and local regulation may add restrictions to a listed property. State Historic Preservation Offices (SHPOs, often pronounced “shippoes”) were federally mandated to carry out provisions of the Act of 1966. SHPOs in each of the 50 states have several responsibilities, including locating and recording historic resources, nominating historic resources to the National Register, and providing technical assistance and consultation. Some states have also enacted state historic registers, which come with their own regulations, and many municipalities recognize local historic sites or districts. These programs often go beyond federal regulation in restricting what private property owners can do.

《国家遗产名录》首先是一个确认历史遗产的工具，而不是强制规定它们必须如何处理。上市有助于保护财产免受联邦资助项目的不利影响，但本身并不以任何方式限制私人财产所有者。但是，州和地方法规可能会对上市财产增加限制。州历史保护办公室(SHPOs，通常发音为“shippoes”)是联邦政府授权执行1966年法案的规定。50个州的shpo各有几项职责，包括定位和记录历史资源，向国家登记册提名历史资源，以及提供技术援助和咨询。一些州还制定了州历史遗迹登记册，有自己的规定，许多市政当局承认当地的历史遗址或地区。这些项目通常超越联邦法规，限制私有财产所有者的行为。

According to Ralph DiNola, Assoc. AIA, a principal with Green Building Services, Inc., in Portland, Oregon, “a lot of people misinterpret National Register status. Because a project is listed, they feel that they can’t do certain things to that property,” he said. Noting that for private property owners, state or local regulation is likely to be more restrictive than federal regulation, DiNola recommends contacting the local planning office and the SHPO to see if a property is listed nationally or locally and if local historic property regulations are relevant.

根据Ralph DiNola，协会。AIA是俄勒冈州波特兰市绿色建筑服务公司的负责人，他说:“很多人误解了国家注册的地位。因为一个项目被列入名单，他们觉得他们不能对该物业做某些事情，”他说。注意到对于私有财产所有者，州或地方法规可能比联邦法规更严格，DiNola建议联系当地规划办公室和SHPO，看看该财产是否被列入国家或地方名单，以及当地历史财产法规是否相关。

In addition to identifying and recognizing historic properties, the National Register is relevant to building owners and developers because of the Federal Historic Preservation Tax Credit. Owners of a National Register property who follow certain standards for rehabilitation while going through a three-part application process are eligible for a federal tax credit equal to 20% of the construction cost. The Internal Revenue Service (IRS) has a set of financial and ownership requirements for obtaining the credit; most significantly, the construction cost must exceed the building’s cost basis and the building must be income-producing.

除了识别和认可历史建筑外，由于联邦历史保护税收抵免，国家登记册与建筑所有者和开发商相关。拥有国家登记房产的业主，如果遵循一定的修复标准，并通过三个部分的申请程序，就有资格获得相当于建筑成本20%的联邦税收抵免。美国国税局(IRS)对获得信贷有一套财务和所有权要求;最重要的是，建筑成本必须超过建筑物的成本基础，并且建筑物必须产生收入。

According to Park, those restrictions mean that most projects earning the tax credit are substantial renovations. “Most projects are in the range of $250,000 to $5 million of capital improvement,” she said, noting that the minimum project size is $5,000, and one of the largest recent projects, San Francisco’s Ferry Building, was valued at $94 million. Despite the restrictions, including some complex timing requirements, the program is popular. Each year about 1,200 projects are proposed, and about the same number are completed. “The capital investment in the completed projects is around $2.8 billion of private-sector investment every year,” Park said.

根据朴槿惠的说法，这些限制意味着大多数获得税收抵免的项目都是实质性的翻新。“大多数项目的资本改善费用都在25万美元到500万美元之间，”她说。她指出，项目的最低规模是5000美元，最近最大的项目之一旧金山渡轮大厦(Ferry Building)的估值为9400万美元。尽管有一些限制，包括一些复杂的时间要求，这个项目还是很受欢迎。每年约有1200个项目被提出，完成的项目数量也大致相同。“完成项目的资本投资每年约为28亿美元的民间投资，”朴槿惠说。

A 10% tax credit is available not only to National Register properties but also to any property built before 1936. (Buildings older than 50 years are generally eligible to be called “historic”; legislation setting the 1936 date was passed in 1986 and has not been updated.) According to Park, this credit is obtained relatively automatically through income tax filing, but, due to eligibility limitations by the IRS, it is not very popular.

10%的税收抵免不仅适用于国家登记的房产，也适用于1936年之前建造的任何房产。(楼龄超过50年的建筑物一般合资格被称为“历史建筑”;1986年通过的立法规定了1936年的日期，至今没有更新过。)朴某表示:“虽然通过所得税申报，可以相对自动地获得税金减免，但由于受到美国国税局(IRS)的资格限制，并不是很受欢迎。”

The Secretary’s Standards

秘书的标准

The major standards document in the U.S. preservation community, promulgated by NPS since 1977, is the Secretary of the Interior’s Standards for Rehabilitation. The Secretary’s Standards, as they are commonly known (actually one of four distinct Secretary’s Standards—see below), were originally developed to help determine the appropriateness of proposed work on registered historic properties. The standards are used to determine if a project qualifies as a Certified Rehabilitation eligible for the 20% federal tax credit. The standards also guide the work of federal agencies, and historic district and planning commissions across the U.S. have adopted them. Widely respected in the preservation community, their significance transcends the individual programs that require them.

自1977年以来，NPS颁布了美国保护界的主要标准文件，即内政部长的《重建标准》。众所周知的秘书标准(实际上是四个不同的秘书标准之一，见下文)，最初是为了帮助确定注册历史遗产拟议工作的适当性而制定的。该标准用于确定一个项目是否有资格获得20%的联邦税收抵免。这些标准还指导联邦机构的工作，美国各地的历史街区和规划委员会都采用了这些标准。它们在文物保护界广受尊重，其重要性超越了需要它们的个别项目。

The standards define rehabilitation as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.” The standards are summarized in ten points, and respecting the “historic appearance” and “character-defining features” of a historic property is mentioned again and again. Along with the Secretary’s Standards, the NPS publishes an application guide, available on its website, dealing with various aspects of rehabilitation, including considerations for masonry, wood, and metal; roofs, windows, entrances, porches, and storefronts; structural systems, interior spaces, and mechanical systems; site and setting; and energy, new additions, accessibility, and health and safety. The standards outline each of these topics with recommended and not recommended practices and photos representing both scenarios. Summarizing the Secretary’s Standard for rehabilitation, Park said, “If you’re going to make modifications to upgrade a building or modernize certain parts of it, do it consistently, don’t rip out any of the really good stuff, and preserve as much as possible.”

该标准将修复定义为“通过修复或改造，使财产恢复到实用状态的过程，这使得有效的当代使用成为可能，同时保留财产的那些部分和特征，这些部分和特征对其历史、建筑和文化价值具有重要意义。”标准总结为十点，并一再提到尊重历史建筑的“历史风貌”和“特色”。与部长的标准一起，NPS在其网站上发布了一份应用指南，涉及修复的各个方面，包括砖石，木材和金属的考虑;屋顶、窗户、入口、门廊和店面;结构系统、内部空间和机械系统;场地及设置;还有能源、新建筑、可达性、健康和安全。这些标准用推荐的和不推荐的实践以及代表这两种场景的照片概述了这些主题。朴槿惠总结了部长的修复标准，他说:“如果你要对建筑物进行改造，以升级建筑物或使建筑物的某些部分现代化，那么要始终如一地进行，不要拆除任何真正好的东西，并尽可能地保留。”

Three other Secretary’s Standards guide preservation, restoration, and reconstruction projects. The standard for preservation is the most protective of existing features. Park summarized it as: “You keep everything you’ve got,” including existing contemporary features, “and you keep it going.”

另外三个部长标准指导保护、修复和重建项目。保存的标准是对现存特征的最大保护。Park将其总结为:“你要保留你所拥有的一切，”包括现有的当代特色，“你要让它继续下去。”

Restoration means taking a building back to an interpretation of a certain historic period. “That’s a pretty aggressive standard,” Park said. “You’re ripping off a lot of historic fabric that some people would consider significant.” Reconstruction of a lost building element can occur under rehabilitation standards, but the reconstruction standards apply to documented reconstruction of a whole structure, as deemed necessary for interpretive purposes.

修复是指将建筑物带回到对特定历史时期的解释。“这是一个相当激进的标准，”Park说。“你在破坏很多历史建筑，有些人会认为这些建筑很重要。”对失去的建筑构件的重建可以按照恢复标准进行，但重建标准适用于有文件记载的整个结构的重建，这被认为是解释目的的必要条件。

The Secretary’s Standards for rehabilitation are by far the most commonly applied, especially in private projects, said Park, but they are often misunderstood as being very rigid. “There’s inherent flexibility in the standards,” Park told

朴槿惠说:“目前为止，特别是在民间项目中，最常用的是局长的康复标准，但它经常被误解为非常严格。”“标准有内在的灵活性，”Park说

EBN. “You can make modifications as long as they are consistent with the character of the building,” she said, noting, “It’s a challenge to architects to have a sense of design that’s appropriate to the building.”

EBN。“只要符合建筑的特点，你就可以进行一些修改，”她说，并指出，“对建筑师来说，找到一种适合建筑的设计感是一个挑战。”

Applying the Secretary’s Standards

应用秘书标准

In practice, adaptive reuse—or maintaining an old building for a new function without damaging its “character-defining features,” in the language of the Secretary’s Standards—gives owners and architects a great deal of latitude. Two LEED-certified projects in Portland, Oregon, show some opportunities—and pitfalls—and illustrate the amount of flexibility available in historic rehabilitation projects.

在实践中，适应性再利用——或者在不破坏其“特征定义特征”的前提下维护旧建筑的新功能——给了业主和建筑师很大的自由度。俄勒冈州波特兰市的两个leed认证项目展示了一些机会和陷阱，并说明了历史修复项目的灵活性。

With thick masonry walls and more gun-slits than windows, the Oregon National Guard Armory, built in 1891, might not seem like a good candidate for green rehabilitation. The developer, Gerding Edlen Development Company, LLC, wanted to make the building into a home for Portland Center Stage. That required a 600-seat main stage, a 200-seat studio theater, dressing and technical areas, reception space, and theater offices—in a National Register landmark previously encompassing none of those uses. Reopened in October 2006, the 55,000 ft2 (5,100 m2) building provided those spaces, earned the 20% federal tax credit, and became the first National Register building to achieve LEED Platinum certification.

建于1891年的俄勒冈州国民警卫队军械库有着厚厚的砖石墙和比窗户更多的枪缝，看起来不像是绿色修复的好选择。开发商Gerding Edlen Development Company, LLC想把这栋建筑变成波特兰中心舞台(Portland Center Stage)的家。这需要一个600个座位的主舞台，一个200个座位的工作室剧院，更衣室和技术区，接待空间和剧院办公室——在国家登记的地标中，以前没有这些用途。2006年10月重新开放，55000平方英尺(5100平方米)的建筑提供了这些空间，获得了20%的联邦税收抵免，并成为第一个获得LEED白金认证的国家注册建筑。

To meet the need for theater space—and volume—that was not provided in the existing building, the project team excavated the building to below the level of the original basement. Even as the floorplan went through significant changes, a large oculus (an eye-shaped opening) in the second-floor floorplate maintains views from the first floor to the exposed roof trusses that were identified as a “character-defining feature.” The distinctive exterior appearance of the building was not altered, apart from the addition of several skylights, which were part of the historic design. The newer spaces are distinctly contemporary in appearance—and in function, with excellent lighting, air quality, and energy efficiency (modeling predicts a 30% improvement over ASHRAE standards), which all contributed to the LEED rating. NPS’s approval of the changes as required for the 20% tax credit demonstrates how the Secretary’s Standards provide flexibility for a building to be an evolving artifact.

为了满足现有建筑中没有提供的剧院空间和体量的需求，项目团队将建筑挖掘到原来地下室的水平以下。即使平面图发生了重大变化，二楼地板上的一个大开口(眼睛形状的开口)保持了从一楼到暴露的屋顶桁架的视野，这被认为是一个“特征定义特征”。建筑的独特外观没有改变，除了增加了几个天窗，这是历史设计的一部分。新空间在外观和功能上都具有明显的现代感，具有出色的照明，空气质量和能源效率(建模预测比ASHRAE标准提高30%)，这些都有助于LEED评级。NPS根据20%的税收抵免要求批准了这些变化，这表明部长的标准如何为建筑提供了灵活性，使其成为一个不断发展的人工制品。

Also in Portland, Ecotrust, a nonprofit supporting sustainability in the Pacific Northwest, took a similar path of adaptive reuse and rehabilitation of the Jean Vollum Natural Capital Center, a National Register building. (Published by Ecotrust, Rebuilt Green discusses the project in detail—see review in EBN Vol. 13, No. 7 and case study inBuildingGreen Suite.) The project rehabbed a warehouse, built in 1895 to store building supplies and a classic example of Richardsonian Romanesque style architecture. Ecotrust added space and earned LEED certification, but it had less success convincing NPS that it had followed the Secretary’s Standards.

同样在波特兰，支持太平洋西北地区可持续发展的非营利组织Ecotrust对国家注册建筑Jean Vollum自然资本中心(Jean Vollum Natural Capital Center)进行了类似的适应性再利用和修复。(由Ecotrust出版的《绿色重建》详细讨论了该项目——参见EBN第13卷第7期的评论和buildinggreen套件中的案例研究。)该项目修复了一个仓库，该仓库建于1895年，用于储存建筑用品和理查森罗马式建筑的经典范例。Ecotrust增加了空间，并获得了LEED认证，但它没能成功地说服NPS，它遵循了部长的标准。

The project, completed and certified LEED Gold in 2001, transformed the neglected building into 70,000 ft2 (6,500 m2) of retail space and offices. In the rehabilitation, steel towers erected alongside the building serve a dual purpose as seismic support and fire stairs. The towers, located on an exterior wall that is less “character-defining” than the other façades, were added to prolong the life of the building and improve its safety. They would likely have been approved under the Secretary’s Standards, said DiNola. A penthouse addition, however, changes the appearance of the whole building and was a key factor in preventing the building from earning the 20% federal tax credit (it earned the less rigorous 10% credit). Better communication with the historic preservation authorities might have resulted in changes to the design that would have been more palatable historically, said DiNola.

该项目于2001年完成并获得LEED金牌认证，将被忽视的建筑改造成70,000平方英尺(6,500平方米)的零售空间和办公室。在修复过程中，沿着建筑竖立的钢塔起到了抗震支撑和消防楼梯的双重作用。塔楼位于外墙上，与其他立面相比，它的“特征定义”较少，增加塔楼是为了延长建筑的使用寿命并提高其安全性。迪诺拉说，他们很可能已经按照部长的标准获得批准。然而，顶楼的增建部分改变了整栋建筑的外观，也是阻止该建筑获得20%联邦税收抵免的关键因素(它获得了不那么严格的10%税收抵免)。迪诺拉说，与历史保护当局进行更好的沟通，可能会导致设计上的改变，使其在历史上更容易被接受。

What’s Green About Historic Buildings?

历史建筑的绿色是什么?

Performance-based energy-efficiency benchmarks are usually expressed in terms of improvement over relevant standards. New buildings typically accomplish these benchmarks using technologies, products, and materials that weren’t available when historic properties were built. Also unavailable, however, were air conditioning and other crutches that discourage architects from using passive, energy-saving design strategies. The Secretary’s Standards can bar changes that a green project team might be inclined to make, but teams should think twice anyway before scrapping the old strategies.

以表现为基础的能源效率基准，通常以较有关标准的改善程度来表示。新建筑通常使用的技术、产品和材料达到了这些标准，而这些技术、产品和材料在建造历史建筑时是不可用的。然而，同样不可用的是空调和其他阻碍建筑师使用被动节能设计策略的支柱。部长标准可以禁止绿色项目团队可能倾向于做出的改变，但团队在放弃旧策略之前应该三思而后行。

Old buildings and sustainability

旧建筑与可持续发展

Rather than rushing into a building project with preconceived notions of what needs to happen, many professionals working on historic buildings advocate for a gradual approach. Jean Carroon, AIA, principal for preservation at Goody Clancy in Boston, said that when her firm rehabilitated Trinity Church, an 1877 masterpiece by Henry Hobson Richardson (the only American architect, says Carroon, to have a major architectural style, Richardsonian Romanesque, named for him), she approached the building as an artifact. “Our first mandate was to do no harm,” she said. The firm monitored temperature and humidity conditions in the building, which were a concern relative to the interior artwork, for a year before beginning construction.

许多从事历史建筑工作的专业人士主张采取循序渐进的方法，而不是带着先入为主的想法匆忙进入一个建筑项目。美国建筑师协会(AIA)的Jean Carroon是波士顿Goody Clancy的保护负责人，她说，当她的公司修复1877年由亨利·霍布森·理查森(Henry Hobson Richardson)设计的杰作(据Carroon说，理查森是唯一一个以他的名字命名的主要建筑风格的美国建筑师)时，她把这座建筑当作一件艺术品来对待。“我们的首要任务是不造成伤害，”她说。该公司在开始施工前一年监测了建筑内的温度和湿度条件，这是与室内艺术品相关的问题。

Mark Webster, senior staff engineer at Simpson Gumpertz & Heger, Inc., in Boston, said that besides respecting the historic features of a building, there are good reasons for treading lightly. “I think of these older buildings as laboratories for how to do things sustainably. They tend to be simpler, more long-lasting and durable,” he said. “One hundred years ago we didn’t automatically reinforce all our slabs-on-grade with mesh or rebar. Having those examples is helpful from a design standpoint.”

波士顿Simpson Gumpertz & Heger公司的高级工程师马克·韦伯斯特(Mark Webster)说，除了尊重建筑的历史特色外，还有很好的理由让我们谨慎行事。“我认为这些老建筑是如何可持续发展的实验室。它们往往更简单，更持久，更耐用，”他说。“一百年前，我们不会自动用网格或钢筋加固所有的等级板。从设计的角度来看，这些例子是有帮助的。”

Matthew Bronski, a senior staff engineer who works with Webster, agreed: “There are technical benefits of traditional building design and materials that aren’t always widely recognized or appreciated today.” As an example, Bronski points to windows. “On old windows you tend to get dense, old-growth lumber that holds up well,” he said. While acknowledging the environmental benefits of lower-quality, finger-jointed wood often used in today’s windows, “their durability in exterior environments can be poor,” Bronski said. “I’ve seen low-quality finger-jointed wood windows deteriorate and rot in less than five years. You’ve more than lost any initial environmental benefit there.” Although new windows may boast double- or triple-pane sealed insulated glass units (IGUs), and glass with high energy efficiency, Bronski said the quality of the factory hermetic seal in the IGU can vary greatly, and this ultimately tends to limit the useful life of the IGU, as the hermetic seal fails and the IGU “fogs,” or allows condensation inside the panes. “I worked on a job where we rejected about 25% of the IGUs that showed up on the site because of voids or defects in the hermetic seal,” he noted.

与韦伯斯特一起工作的高级工程师马修·布朗斯基(Matthew Bronski)表示同意:“传统建筑设计和材料的技术优势在今天并不总是被广泛认可或欣赏。”布朗斯基以窗户为例。他说:“在旧窗户上，你往往会得到密度大、经久耐用的老木材。”布朗斯基说:“虽然我们承认低质量的指节木材对环境的好处，但它们在外部环境中的耐久性可能很差。”“我见过质量不高的指缝木窗在不到五年的时间里就会变质腐烂。你已经失去了任何最初的环境效益。”尽管新窗户可能会采用双层或三层玻璃密封隔热玻璃单元(IGU)和高能效玻璃，但Bronski表示，IGU中工厂密封密封的质量可能会有很大差异，这最终会限制IGU的使用寿命，因为密封密封失效，IGU会“起雾”，或者让玻璃内部凝结。他指出:“在我的工作中，由于密封密封的空隙或缺陷，我们拒绝了大约25%的igu。

Webster acknowledged many problems with older buildings, too. “Many older buildings don’t perform well in earthquakes,” he said. “You can generally retrofit them, but there are going to be some extra costs there.” Depending on the era of a building and construction type, it may not be very well built. For example, Bronski noted that “early 20th-century buildings with steel frames embedded in masonry often have corroding structural steel and can be really costly to rehabilitate.” With more recent buildings up for consideration as historic with every passing year, building professionals will find greater diversity and greater challenges as buildings based on newer technologies need historic rehabilitation.

韦伯斯特也承认老建筑存在许多问题。“许多老建筑在地震中表现不佳，”他说。“你通常可以对它们进行改造，但会有一些额外的成本。”根据建筑的时代和建筑类型，它可能建得不是很好。例如，Bronski指出，“20世纪早期的建筑中，嵌有钢框架的砖石结构通常会腐蚀钢结构，修复成本非常高。”随着越来越多的新建筑被视为历史建筑，建筑专业人士将发现更大的多样性和更大的挑战，因为基于新技术的建筑需要历史修复。

Embodied energy in old buildings

老建筑蕴含的能量

Despite the environmental qualities of many older buildings, concerns about energy efficiency are common. “There’s an incredible bias throughout the green building agenda that if you want to achieve energy efficiency in a building, you have to start over,” said Michael Jackson, FAIA, chief architect for preservation services at the Illinois Historic Preservation Agency.

尽管许多老建筑的环境质量，对能源效率的担忧是普遍的。“整个绿色建筑议程都存在一种令人难以置信的偏见，即如果你想在一栋建筑中实现能效，就必须从头开始，”伊利诺斯州历史保护机构(Illinois Historic preservation Agency)负责保护服务的首席建筑师、联邦建筑师协会(FAIA)的迈克尔·杰克逊(Michael Jackson)说。

Jackson, like many in the historic preservation community, touts the embodied energy of historic buildings as a way of balancing the desire within the green building community for operating energy efficiency improvements that may be difficult to achieve. According to Jackson, in order to realize life-cycle savings in a new building, compared with renovating an old building, “the timeframes you need are longer than the predictable life of some of the buildings being built today.”

Jackson和许多历史保护社区的人一样，把历史建筑的蕴含能量作为一种平衡绿色建筑社区对能效改进的渴望的方式，而这可能很难实现。根据Jackson的说法，为了在新建筑中实现生命周期的节约，与翻新旧建筑相比，“你需要的时间框架比目前正在建造的一些建筑的可预测寿命更长。”

Jackson supports his view with studies claiming that the embodied energy associated with upgrading or replacing old buildings would take three decades or more to recoup from reduced operating energy in more efficient new or renovated buildings. The study that EBN examined, however, appeared to significantly overstate its case because it failed to differentiate between site energy and source energy for building operations. The study also used outdated embodied-energy numbers rather than current information from environmental life-cycle assessment (LCA) databases.

杰克逊支持他的观点，他的研究声称，与升级或更换旧建筑相关的隐含能源将需要三十年或更长时间才能从更高效的新建筑或翻新建筑中减少的运营能源中恢复过来。然而，EBN审查的研究似乎大大夸大了它的情况，因为它没有区分建筑作业的现场能源和源能源。该研究还使用了过时的具体能源数字，而不是来自环境生命周期评估(LCA)数据库的最新信息。

Many historic buildings contain materials and features that are valuable from several perspectives: the energy and materials expenditure that reuse of existing materials displaces; the architectural features and workmanship that may be impossible to replace; and the societal value of maintaining artifacts. LEED for New Construction awards up to three points for building reuse, and, although numerous historic projects have been awarded the first of those points, for partial reuse of existing walls, floor, and roof elements, buildings are rarely awarded all three points, which require nearly full reuse of the shell and at least 50% maintenance of interior nonstructural elements.

许多历史建筑包含的材料和特征从几个角度来看都是有价值的:再利用现有材料所取代的能源和材料支出;可能无法替代的建筑特征和工艺;以及维护文物的社会价值。LEED新建筑奖对建筑再利用给予三分的奖励，尽管许多历史项目已经获得了第一分，但对现有墙壁，地板和屋顶元素的部分再利用，建筑物很少获得全部三分，这需要几乎完全重复使用外壳和至少50%的内部非结构元素的维护。

Some historic preservation advocates suggest that LEED should be amended to award more credits for building reuse, and especially for reuse of historic buildings. At the same time, some in the green building community argue that the historic value of existing buildings and materials should not be confused with their environmental value. In the end, practical, case-by-case considerations will take precedence. Does the owner have a use for the existing building? Does the building have one foot in the grave, or is it structurally sound? Does the economic benefit of reusing the existing building—which may include grants or other incentives—balance the cost of rehabilitation? Do the client’s goals support preserving historic attributes of the building?

一些历史建筑保护倡导者建议，应该修改LEED，对建筑再利用，尤其是历史建筑的再利用给予更多的奖励。与此同时，一些绿色建筑界人士认为，现有建筑和材料的历史价值不应与它们的环境价值相混淆。最后，实际的、具体的考虑将优先考虑。业主有现有建筑物的用途吗?这栋建筑是一脚踏进了坟墓，还是它的结构是可靠的?重新使用现有建筑物的经济效益(可能包括拨款或其他奖励)是否与修复成本相平衡?客户的目标是否支持保留建筑的历史属性?

Operating energy

操作的能量

Whatever the reason for reusing a historic building, reducing energy use is usually at the top of the rehabilitation agenda. Fortunately, neither preservationists nor sustainability advocates believe that older buildings necessarily are, or need to be, energy hogs. “In doing energy modeling on an older building, you might find it’s better than you thought it would be,” said Bronski.

无论出于何种原因重新利用历史建筑，减少能源使用通常是修复议程的首要任务。幸运的是，无论是保护主义者还是可持续发展倡导者都不认为老建筑一定是或需要成为能源大户。布朗斯基说:“在对老建筑进行能源建模时，你可能会发现它比你想象的要好。”

Marc Rosenbaum, P.E., of Energysmiths in Meriden, New Hampshire, has worked on several historic buildings for educational institutions in New England, and he said he has a strong message for his clients: “Here you’ve got a building that has served this institution and community for a century. Given how we are entering a vastly different resource climate, how do you make this building serve the community for another century?” Rosenbaum added, “If you preserve a historic building as an untouched object, then you can’t use it anymore.”

新罕布什尔州梅瑞登(Meriden) Energysmiths公司的体育教师马克·罗森鲍姆(Marc Rosenbaum)曾为新英格兰地区的教育机构设计过几座历史建筑，他说，他想向客户传达一个强烈的信息:“在这里，你得到了一栋为这个机构和社区服务了一个世纪的建筑。”考虑到我们正在进入一个截然不同的资源环境，你如何让这座建筑为下一个世纪的社区服务?”罗森鲍姆补充说:“如果你把一座历史建筑作为一件未被触及的物品来保护，那么你就不能再使用它了。”

In Cambridge, Massachusetts, Rosenbaum consulted on the Harvard University Operations Services headquarters building on Blackstone Street. In this building, Rosenbaum focused on improvements to the building envelope, taking on the contentious issue of whether and how to insulate the building’s load-bearing brick walls. With monolithic masonry load-bearing walls, many building-science professionals believe that adding insulation is problematic. Adding insulation to a wall tends to reduce its drying potential by reducing movement of air and heat through and around the wall. These walls do not have the protection of the drainage plane common on today’s brick veneer walls, and, with increased exposure to freeze-thaw cycles with insulation added to the interior of the walls, they can degrade. “You’d love to insulate them on the outside,” said Rosenbaum, which would allow the introduction of a drainage plane and insulation from freeze-thaw cycles, “but if it’s a historic building, this is in direct conflict with the preservation intent.”

在马萨诸塞州剑桥市，罗森鲍姆为哈佛大学运营服务总部大楼提供咨询，该大楼位于黑石街。在这座建筑中，罗森鲍姆专注于改善建筑围护结构，解决了是否以及如何隔离建筑承重砖墙的争议性问题。对于整体砌体承重墙，许多建筑科学专业人士认为增加隔热层是有问题的。在墙壁上添加隔热材料往往会减少空气和热量通过墙壁和墙壁周围的流动，从而降低其干燥潜力。这些墙没有当今砖贴面墙常见的排水平面的保护，而且，随着暴露于冻融循环的增加，墙壁内部增加了绝缘材料，它们可能会退化。罗森鲍姆说，“你会喜欢在外面隔热，”这样就可以引入排水平面，并免受冻融循环的影响，“但如果这是一座历史建筑，这与保护意图直接冲突。”

At Harvard, Rosenbaum and building scientist John Straube, Ph.D., of the University of Waterloo, Ontario, convinced the project team to insulate from the inside with sprayed, open-cell urethane foam. Recognizing the reduced drying potential of this arrangement, Straube advocated for a preventive approach, which involves keeping the brick dry from the outside with careful detailing of flashing, windows, and parapets so that there is no concentrated wetting of the wall. The team also installed rigid foam insulation across the building’s low-slope roof and energy-efficient replacement windows (the windows had been replaced previously in the early 1990s, reducing historic preservation concerns). The project is aiming for LEED Gold certification with targeted 30%–35% energy savings over ASHRAE standards. The building is on the National Register, so the Secretary’s Standards were used, but as a tax-exempt nonprofit, Harvard did not seek the federal tax credit.

在哈佛大学，罗森鲍姆和安大略省滑铁卢大学的建筑科学家约翰·斯特劳布博士说服了项目团队，用喷涂的开孔聚氨酯泡沫与内部绝缘。意识到这种布置减少了干燥的可能性，Straube提倡一种预防方法，包括保持砖从外部干燥，仔细设计闪光灯、窗户和护墙，这样就不会集中润湿墙壁。该团队还在建筑的低坡屋顶上安装了硬质泡沫隔热材料和节能替代窗户(窗户在20世纪90年代初被替换，减少了对历史保护的担忧)。该项目旨在获得LEED金牌认证，目标是比ASHRAE标准节能30%-35%。该建筑已被列入国家登记册，因此采用了部长的标准，但作为免税的非营利组织，哈佛没有寻求联邦税收抵免。

An educational building in central Vermont is another exemplar in energy performance in historic structures. Debevoise Hall at Vermont Law School in South Royalton, Vermont, was built in 1893 as the town’s first central “graded school.” The wood-framed building with a distinctive belfry is a town landmark, part of a National Register historic district, and a striking example of Queen Anne-style architecture.

佛蒙特州中部的一座教育建筑是历史建筑节能的另一个典范。佛蒙特州南罗亚尔顿佛蒙特法学院的德贝沃兹大厅建于1893年，是该镇第一所中央“分级学校”。这座带有独特钟楼的木结构建筑是小镇的地标，是国家历史街区的一部分，也是安妮女王风格建筑的一个引人注目的例子。

Among the more challenging aspects of Debevoise Hall from a green and a historic standpoint were the original double-hung wooden windows, which, according to Rosenbaum, who served as a consultant to the $6.5 million renovation and expansion project, were “in terrible condition.” The windows were restored, however, complete with sash weights. The building team installed fiberglass interior storm windows with low-emissivity, argon-filled glazing and dealt with the air gap containing the sash weights by adding insulation to both sides of the weights. Due to structural problems and general deterioration, most areas inside the building required a total gut, making insulation relatively easy. The work paid off, said Rosenbaum, with air leakage being reduced by four-fifths, even with a 26% increase in the building’s area. Total energy use could not be compared before and after construction, but energy use for heating dropped by two-thirds.

从环保和历史的角度来看，德贝沃兹大厅最具挑战性的地方是原来的双挂木窗，据罗森鲍姆(Rosenbaum)说，这些窗户“状况非常糟糕”。罗森鲍姆曾担任这个耗资650万美元的翻新和扩建项目的顾问。然而，窗户被修复了，并安装了窗扇重量。建筑团队安装了低辐射的玻璃纤维室内防风窗，填充了氩气玻璃，并通过在砝码的两侧添加隔热材料来处理包含窗扇重量的气隙。由于结构问题和普遍的老化，建筑物内的大部分区域需要全肠，使绝缘相对容易。罗森鲍姆说，这项工作得到了回报，漏风减少了五分之四，即使建筑面积增加了26%。总能耗无法与施工前后进行比较，但供暖能耗下降了三分之二。

Although, like Harvard, Vermont Law School did not seek federal tax credits for its work, Lyssa Papazian, a historic preservationist based in Putney, Vermont, was retained for the job. “My job was to ensure that it met the Secretary’s Standards, and I feel that it did,” she said. The building’s most important historic feature, its exterior, was maintained. Historic preservation proceeded on the interior with a “zone system,” Papazian said. Two first-floor classrooms retained their many historic features. That proved more difficult elsewhere due to the need for structural work as well as an unexpectedly broken historic fabric, with renovations having been made over the years that weren’t sensitive to the building’s history, but key features were maintained wherever possible. Cautioning that “the devil’s always in the details with preservation projects,” Papazian noted that, despite carefully thinking through the installation of the storm windows, their visual impact on the original windows from the inside looking out was higher than expected.

虽然佛蒙特法学院和哈佛大学一样，没有为其工作寻求联邦税收抵免，但佛蒙特州帕特尼的历史保护主义者莱萨·帕帕齐安(Lyssa Papazian)被聘为院长。“我的工作是确保它符合部长的标准，我觉得它做到了，”她说。该建筑最重要的历史特征——外观——得以保留。帕帕齐安说，历史保护在内部以“区域系统”进行。一楼的两间教室保留了许多历史特色。由于需要进行结构工作以及意外破坏的历史结构，这在其他地方证明更加困难，多年来进行的翻新对建筑的历史并不敏感，但尽可能保持了关键特征。帕帕齐安警告说，“保护项目的细节总是魔鬼，”他指出，尽管仔细考虑了防风窗的安装，但从内部向外看，它们对原始窗户的视觉影响高于预期。

Debevoise, the Harvard Operations Services headquarters, and numerous other green historic rehabilitation projects demonstrate that older buildings can compete with new buildings, even high-performing new buildings, in terms of energy performance.

哈佛运营服务总部Debevoise和许多其他绿色历史修复项目表明，在能源性能方面，老建筑可以与新建筑竞争，甚至是高性能的新建筑。

Opportunities and Challenges

机遇与挑战

Old and historic buildings are often environmentally friendly, and they contain opportunities for becoming greener. The sidebar provides recommendations for teams working on historic rehabilitation projects. It is intended as a selective, not exhaustive, list. Resources such as

老建筑和历史建筑通常是环保的，它们包含着变得更环保的机会。侧边栏为从事历史修复项目的团队提供了建议。它的目的是作为一个选择性的，而不是详尽的列表。资源，例如

EBN and USGBC provide many more ideas for environmental measures, such as reducing stormwater runoff and potable water use, that design teams are implementing on historic buildings.

EBN和USGBC为环境措施提供了更多的想法，比如减少雨水径流和饮用水的使用，这些都是设计团队在历史建筑上实施的。

Green and historic conflicts

绿色与历史冲突

Rehabilitation standards generally encourage the preservation of existing materials or replacement of them with similar materials that don’t disrupt a building’s character-defining appearance. Recycled-content and otherwise green products that are increasingly available for roofing, cladding, and decking are unlikely to be approved under current rehabilitation standards.

修复标准通常鼓励保留现有材料或用不破坏建筑物特征定义外观的类似材料替换它们。在目前的修复标准下，越来越多的可用于屋顶、包层和甲板的可回收材料和其他绿色产品不太可能获得批准。

But even in areas where green and preservationist agendas come into direct conflict, compromise is possible. According to Walter Sedovic, AIA, who has worked on projects combining preservation and green building, many of the earliest incandescent light fixtures showed off dozens, if not hundreds, of bare bulbs, which at the turn of the twentieth century were a “fabulous new sight.” Those fixtures can use an enormous amount of energy, yet in many cases it would be historically inappropriate to remove those fixtures or to retrofit them with compact fluorescent bulbs.

但是，即使在环保和保护主义议程发生直接冲突的领域，妥协也是可能的。美国建筑师协会(AIA)的沃尔特·塞多维奇(Walter Sedovic)曾从事保护与绿色建筑相结合的项目，他说，许多最早的白炽灯灯具上有几十个，如果不是几百个的话，都是光秃秃的灯泡，这在20世纪之交是“令人难以置信的新景象”。这些固定装置可以使用大量的能源，但在许多情况下，从历史上看，拆除这些固定装置或用紧凑型荧光灯改造它们是不合适的。

Faced with massive chandeliers in the Eldridge Street Synagogue restoration project in New York City, Sedovic engineered a compromise. “We’ve outfitted it with incandescents that are period appropriate, and we’ve incorporated a dimmer on that and many other light fixtures like it,” he said. “We have the ability to present the original light fixtures using far less energy than the first time around.” Modern energy-efficient fixtures were installed to supplement that light, and the incandescent lights were wired to come automatically to full brightness in an emergency, fulfilling the need for emergency lighting. “Elements should reflect the time in which they were conceived and manufactured,” said Sedovic, explaining the choice, consistent with the Secretary’s Standards, to install unobtrusive contemporary fixtures alongside historic ones.

面对纽约市埃尔德里奇街犹太教堂修复项目中的大型吊灯，塞多维奇设计了一个妥协方案。他说:“我们为它配备了适合时代的白炽灯，并在上面安装了调光器和许多其他类似的灯具。”“我们有能力用比第一次少得多的能源来展示原始的灯具。”安装了现代节能装置来补充照明，白炽灯在紧急情况下会自动调到最大亮度，满足了应急照明的需要。Sedovic说:“这些元素应该反映出它们被构思和制造的时间。”他解释说，选择与秘书的标准一致，在历史悠久的装置旁边安装不显眼的当代装置。

Similar challenges—and opportunities to compromise—await architects in the bathroom. “If you look at most early sanitary plumbing fixtures,” said Sedovic, “you’ll see the piping is oversized, the faucets need to be shut off by hand, the urinals can be so large you can step into them and the toilet tanks are massive 8–12 gallon (30–45 l) affairs.” Rehabilitation approaches differ even among preservationists. Said Park, “In most cases, bathrooms and kitchens are considered areas where modernization goes on,” unless “you have something that is really extraordinary.” Sedovic agreed, but recommended trying to maintain historic fixtures, reducing waste by keeping them in good working condition, considering retrofits that can reduce their water use, and replacing potable water with rainwater or graywater.

类似的挑战——以及妥协的机会——在浴室里等待着建筑师。Sedovic说:“如果你看看早期的卫生管道装置，你会发现管道太大了，水龙头需要用手关闭，小便池很大，你可以踩进去，马桶的水箱很大，有8-12加仑(30-45升)。”即使在文物保护主义者之间，修复方法也各不相同。Park说，“在大多数情况下，浴室和厨房被认为是现代化的地方，”除非“你有一些非常特别的东西”。Sedovic表示同意，但建议尽量维护历史设施，通过保持良好的工作状态来减少浪费，考虑可以减少用水量的改造，并用雨水或灰水代替饮用水。

The integrated design process has been established as an important component of green building, and examples like these demonstrate that the innovative approaches reached through that kind of process are needed just as much, if not more, in green historic rehabilitation. In fact, as in the case studies already discussed, teams need to involve historic preservationists as well as building-science professionals. The shortage of professionals who can navigate both green building and preservation has been an obstacle in the advancement of this field. There’s nothing like learning on the job, however—discussing the success of the Debevoise renovation, Papazian gave credit to the architect on the project, Stephen Rooney, AIA, of Truex, Cullins & Partners, who, she said, “transformed himself into a historic preservationist” during the project.

综合设计过程已经被确立为绿色建筑的重要组成部分，像这样的例子表明，在绿色历史修复中，通过这种过程达到的创新方法同样需要，如果不是更多的话。事实上，正如已经讨论过的案例研究一样，团队需要包括历史保护主义者和建筑科学专业人士。缺乏既能驾驭绿色建筑又能保护绿色建筑的专业人才一直是这一领域发展的障碍。然而，没有什么比边工作边学习更好的了——在谈到Debevoise改造的成功时，帕帕齐安对该项目的建筑师斯蒂芬·鲁尼(Stephen Rooney)表示赞赏，他是Truex, Cullins & Partners的美国建筑师协会(AIA)成员，她说，他在项目中“把自己变成了一名历史保护主义者”。

A shared outlook

共享的前景

Despite inherent conflicts in the environmental and preservationist movements, shared opportunities dwarf those concerns. The greatest enemy of both movements—in the public and in building owners—is short-term thinking, in which buildings are designed and built for the moment, without thought of the long-term consequences of design choices. Both the environment and cultural heritage suffer when buildings are treated as disposable. While green builders who value energy efficiency may not always see eye to eye with preservationists who treasure old windows and other existing features, both groups share a great deal of common ground and have a lot to teach each other.

尽管在环境和保护主义运动中存在固有的冲突，但共同的机会使这些担忧相形见绌。无论是对公众还是对业主来说，这两种运动的最大敌人都是短期思维，即建筑物的设计和建造都是为了当下，而没有考虑设计选择的长期后果。当建筑被视为一次性物品时，环境和文化遗产都会受到损害。虽然重视能源效率的绿色建筑者可能并不总是与珍惜旧窗户和其他现有特征的保护主义者意见一致，但这两个团体有很多共同点，也有很多可以相互学习的地方。

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Historic Preservation and Green Building: A Lasting Relationship

历史保护与绿色建筑:持久的关系

Rehabilitation of existing buildings is important to sustainability in buildings, but with historic buildings, green building and preservationism can diverge

现有建筑的修复对建筑的可持续性很重要，但对于历史建筑，绿色建筑和保护主义可能会出现分歧

It’s a common saying in the green building movement that “the greenest building is the one that isn’t built.” This ideal may be great, but with growing demand in many parts of the U.S.—and the world—for buildings, it’s often ignored. Meanwhile, millions of buildings already exist but are not being used to their full potential, despite their historic character and environmental features. Built for a purpose that no longer exists or has changed and often lagging behind today’s performance standards, those buildings are strong candidates for rehabilitation.

在绿色建筑运动中有一句俗语:“最绿色的建筑是没有建造的。”这个理想可能很棒，但随着美国和世界许多地区对建筑的需求不断增长，它经常被忽视。与此同时，数以百万计的建筑已经存在，但没有充分利用它们的潜力，尽管它们具有历史特征和环境特征。这些建筑的建造目的已经不复存在，或者已经改变，而且往往落后于今天的性能标准，因此它们是修复的有力候选者。

When rehabbing a historic property, taking an unmoving stance as either a green building advocate or as a historic preservationist can lead to considerable differences with the other camp. There is, however, a growing desire within both communities to align their agendas, as demonstrated by several recent events. Participants in the Greening of Historic Properties National Summit in Pittsburgh in October 2006 contributed to a ground-breaking white paper that is currently circulating as a draft among the National Trust for Historic Preservation, the U.S. Green Building Council (USGBC), and The American Institute of Architects (AIA). That initiative comes on the heels of an increased focus on sustainability by the Association for Preservation Technology International and USGBC’s interest in applying its LEED® Rating System to historic properties.

在修复历史建筑时，无论是作为绿色建筑倡导者还是作为历史保护主义者，采取不动的立场都会导致与另一个阵营的巨大差异。然而，正如最近发生的几起事件所表明的那样，两族内部越来越希望协调他们的议程。2006年10月在匹兹堡举行的全国历史建筑绿化峰会上，与会者共同起草了一份开创性的白皮书，目前该白皮书作为草案在全国历史建筑保护信托组织、美国绿色建筑委员会(USGBC)和美国建筑师协会(AIA)之间流通。这一举措紧随国际保护技术协会(Association for Preservation Technology International)对可持续发展的日益关注，以及USGBC对将其LEED®评级系统应用于历史建筑的兴趣。

In the midst of this activity, a new saying has been going around: “The greenest building is the one that is already built.” This article examines that claim, looking at the most common historic preservation standards and at some of the challenges and opportunities that owners, designers, and contractors face in handling historic property. Several case studies address common areas of concern, including energy efficiency, and recommendations follow.

在这一活动中，一种新的说法流传开来:“最环保的建筑是已经建成的。”本文考察了这一说法，着眼于最常见的历史保护标准，以及业主、设计师和承包商在处理历史财产时面临的一些挑战和机遇。几个案例研究解决了共同关注的领域，包括能源效率，并提出了建议。

Historic Building Rehabilitation Standards

历史建筑复修标准

A nationwide system in the U.S., from the federal level down to the state and local levels, works to protect historic buildings—and to offer incentives for building owners to take on major rehabilitation projects.

美国有一个全国性的系统，从联邦政府到州和地方政府，致力于保护历史建筑，并为建筑业主提供激励，让他们承担重大的修复项目。

The National Register

国家登记册

At the federal level, the National Park Service (NPS), part of the U.S. Department of the Interior, oversees the National Register of Historic Places. Authorized under the National Historic Preservation Act of 1966, the National Register is the official federal list of districts, sites, structures, buildings, and objects deemed worthy of preservation. The register includes all National Historic Landmarks and historic sites administered by NPS. A building may be included in the register either individually or as part of a complex of buildings or a historic district.

在联邦一级，隶属于美国内政部的国家公园管理局(NPS)负责监督国家史迹名录。根据1966年《国家历史遗迹保护法》的授权，《国家历史遗迹名录》是联邦政府认为值得保存的地区、遗址、建筑、建筑物和物品的官方名单。该名录包括NPS管理的所有国家历史地标和历史遗址。建筑物可单独列入登记册，也可作为建筑群或历史街区的一部分列入登记册。

Buildings on the National Register are generally at least 50 years old and are associated with historic people or events; significant for their architecture, craftsmanship, or design; or, as with an archeological site, of value for historical research. With about 80,000 listings, the National Register includes well-known national and state landmarks as well as properties of local renown. According to Sharon Park, FAIA, chief of technical preservation services for NPS, with many of those listings encompassing multiple buildings, there are about 1.3 million National Register buildings, the majority of them in private hands.

列入国家名录的建筑通常至少有50年的历史，并且与历史人物或事件有关;重要的 : 因其建筑、工艺或设计而重要的 ; 或者，如考古遗址，对历史研究有价值。拥有约80,000个列表，国家登记册包括着名的国家和州地标以及当地知名的物业。据美国联邦建筑师协会(FAIA)、NPS的技术保护服务主管莎伦·帕克(Sharon Park)说，由于许多列入名录的建筑包括多栋建筑，全国登记的建筑约有130万幢，其中大部分为私人所有。

The National Register is first and foremost a tool for recognizing historic properties—not for mandating how they must be treated. A listing helps protect a property from adverse affects of federally funded projects but does not, in itself, restrict private property owners in any way. However, state and local regulation may add restrictions to a listed property. State Historic Preservation Offices (SHPOs, often pronounced “shippoes”) were federally mandated to carry out provisions of the Act of 1966. SHPOs in each of the 50 states have several responsibilities, including locating and recording historic resources, nominating historic resources to the National Register, and providing technical assistance and consultation. Some states have also enacted state historic registers, which come with their own regulations, and many municipalities recognize local historic sites or districts. These programs often go beyond federal regulation in restricting what private property owners can do.

《国家遗产名录》首先是一个确认历史遗产的工具，而不是强制规定它们必须如何处理。上市有助于保护财产免受联邦资助项目的不利影响，但本身并不以任何方式限制私人财产所有者。但是，州和地方法规可能会对上市财产增加限制。州历史保护办公室(SHPOs，通常发音为“shippoes”)是联邦政府授权执行1966年法案的规定。50个州的shpo各有几项职责，包括定位和记录历史资源，向国家登记册提名历史资源，以及提供技术援助和咨询。一些州还制定了州历史遗迹登记册，有自己的规定，许多市政当局承认当地的历史遗址或地区。这些项目通常超越联邦法规，限制私有财产所有者的行为。

According to Ralph DiNola, Assoc. AIA, a principal with Green Building Services, Inc., in Portland, Oregon, “a lot of people misinterpret National Register status. Because a project is listed, they feel that they can’t do certain things to that property,” he said. Noting that for private property owners, state or local regulation is likely to be more restrictive than federal regulation, DiNola recommends contacting the local planning office and the SHPO to see if a property is listed nationally or locally and if local historic property regulations are relevant.

根据Ralph DiNola，协会。AIA是俄勒冈州波特兰市绿色建筑服务公司的负责人，他说:“很多人误解了国家注册的地位。因为一个项目被列入名单，他们觉得他们不能对该物业做某些事情，”他说。注意到对于私有财产所有者，州或地方法规可能比联邦法规更严格，DiNola建议联系当地规划办公室和SHPO，看看该财产是否被列入国家或地方名单，以及当地历史财产法规是否相关。

In addition to identifying and recognizing historic properties, the National Register is relevant to building owners and developers because of the Federal Historic Preservation Tax Credit. Owners of a National Register property who follow certain standards for rehabilitation while going through a three-part application process are eligible for a federal tax credit equal to 20% of the construction cost. The Internal Revenue Service (IRS) has a set of financial and ownership requirements for obtaining the credit; most significantly, the construction cost must exceed the building’s cost basis and the building must be income-producing.

除了识别和认可历史建筑外，由于联邦历史保护税收抵免，国家登记册与建筑所有者和开发商相关。拥有国家登记房产的业主，如果遵循一定的修复标准，并通过三个部分的申请程序，就有资格获得相当于建筑成本20%的联邦税收抵免。美国国税局(IRS)对获得信贷有一套财务和所有权要求;最重要的是，建筑成本必须超过建筑物的成本基础，并且建筑物必须产生收入。

According to Park, those restrictions mean that most projects earning the tax credit are substantial renovations. “Most projects are in the range of $250,000 to $5 million of capital improvement,” she said, noting that the minimum project size is $5,000, and one of the largest recent projects, San Francisco’s Ferry Building, was valued at $94 million. Despite the restrictions, including some complex timing requirements, the program is popular. Each year about 1,200 projects are proposed, and about the same number are completed. “The capital investment in the completed projects is around $2.8 billion of private-sector investment every year,” Park said.

根据朴槿惠的说法，这些限制意味着大多数获得税收抵免的项目都是实质性的翻新。“大多数项目的资本改善费用都在25万美元到500万美元之间，”她说。她指出，项目的最低规模是5000美元，最近最大的项目之一旧金山渡轮大厦(Ferry Building)的估值为9400万美元。尽管有一些限制，包括一些复杂的时间要求，这个项目还是很受欢迎。每年约有1200个项目被提出，完成的项目数量也大致相同。“完成项目的资本投资每年约为28亿美元的民间投资，”朴槿惠说。

A 10% tax credit is available not only to National Register properties but also to any property built before 1936. (Buildings older than 50 years are generally eligible to be called “historic”; legislation setting the 1936 date was passed in 1986 and has not been updated.) According to Park, this credit is obtained relatively automatically through income tax filing, but, due to eligibility limitations by the IRS, it is not very popular.

10%的税收抵免不仅适用于国家登记的房产，也适用于1936年之前建造的任何房产。(楼龄超过50年的建筑物一般合资格被称为“历史建筑”;1986年通过的立法规定了1936年的日期，至今没有更新过。)朴某表示:“虽然通过所得税申报，可以相对自动地获得税金减免，但由于受到美国国税局(IRS)的资格限制，并不是很受欢迎。”

The Secretary’s Standards

秘书的标准

The major standards document in the U.S. preservation community, promulgated by NPS since 1977, is the Secretary of the Interior’s Standards for Rehabilitation. The Secretary’s Standards, as they are commonly known (actually one of four distinct Secretary’s Standards—see below), were originally developed to help determine the appropriateness of proposed work on registered historic properties. The standards are used to determine if a project qualifies as a Certified Rehabilitation eligible for the 20% federal tax credit. The standards also guide the work of federal agencies, and historic district and planning commissions across the U.S. have adopted them. Widely respected in the preservation community, their significance transcends the individual programs that require them.

自1977年以来，NPS颁布了美国保护界的主要标准文件，即内政部长的《重建标准》。众所周知的秘书标准(实际上是四个不同的秘书标准之一，见下文)，最初是为了帮助确定注册历史遗产拟议工作的适当性而制定的。该标准用于确定一个项目是否有资格获得20%的联邦税收抵免。这些标准还指导联邦机构的工作，美国各地的历史街区和规划委员会都采用了这些标准。它们在文物保护界广受尊重，其重要性超越了需要它们的个别项目。

The standards define rehabilitation as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.” The standards are summarized in ten points, and respecting the “historic appearance” and “character-defining features” of a historic property is mentioned again and again. Along with the Secretary’s Standards, the NPS publishes an application guide, available on its website, dealing with various aspects of rehabilitation, including considerations for masonry, wood, and metal; roofs, windows, entrances, porches, and storefronts; structural systems, interior spaces, and mechanical systems; site and setting; and energy, new additions, accessibility, and health and safety. The standards outline each of these topics with recommended and not recommended practices and photos representing both scenarios. Summarizing the Secretary’s Standard for rehabilitation, Park said, “If you’re going to make modifications to upgrade a building or modernize certain parts of it, do it consistently, don’t rip out any of the really good stuff, and preserve as much as possible.”

该标准将修复定义为“通过修复或改造，使财产恢复到实用状态的过程，这使得有效的当代使用成为可能，同时保留财产的那些部分和特征，这些部分和特征对其历史、建筑和文化价值具有重要意义。”标准总结为十点，并一再提到尊重历史建筑的“历史风貌”和“特色”。与部长的标准一起，NPS在其网站上发布了一份应用指南，涉及修复的各个方面，包括砖石，木材和金属的考虑;屋顶、窗户、入口、门廊和店面;结构系统、内部空间和机械系统;场地及设置;还有能源、新建筑、可达性、健康和安全。这些标准用推荐的和不推荐的实践以及代表这两种场景的照片概述了这些主题。朴槿惠总结了部长的修复标准，他说:“如果你要对建筑物进行改造，以升级建筑物或使建筑物的某些部分现代化，那么要始终如一地进行，不要拆除任何真正好的东西，并尽可能地保留。”

Three other Secretary’s Standards guide preservation, restoration, and reconstruction projects. The standard for preservation is the most protective of existing features. Park summarized it as: “You keep everything you’ve got,” including existing contemporary features, “and you keep it going.”

另外三个部长标准指导保护、修复和重建项目。保存的标准是对现存特征的最大保护。Park将其总结为:“你要保留你所拥有的一切，”包括现有的当代特色，“你要让它继续下去。”

Restoration means taking a building back to an interpretation of a certain historic period. “That’s a pretty aggressive standard,” Park said. “You’re ripping off a lot of historic fabric that some people would consider significant.” Reconstruction of a lost building element can occur under rehabilitation standards, but the reconstruction standards apply to documented reconstruction of a whole structure, as deemed necessary for interpretive purposes.

修复是指将建筑物带回到对特定历史时期的解释。“这是一个相当激进的标准，”Park说。“你在破坏很多历史建筑，有些人会认为这些建筑很重要。”对失去的建筑构件的重建可以按照恢复标准进行，但重建标准适用于有文件记载的整个结构的重建，这被认为是解释目的的必要条件。

The Secretary’s Standards for rehabilitation are by far the most commonly applied, especially in private projects, said Park, but they are often misunderstood as being very rigid. “There’s inherent flexibility in the standards,” Park told

朴槿惠说:“目前为止，特别是在民间项目中，最常用的是局长的康复标准，但它经常被误解为非常严格。”“标准有内在的灵活性，”Park说

EBN. “You can make modifications as long as they are consistent with the character of the building,” she said, noting, “It’s a challenge to architects to have a sense of design that’s appropriate to the building.”

EBN。“只要符合建筑的特点，你就可以进行一些修改，”她说，并指出，“对建筑师来说，找到一种适合建筑的设计感是一个挑战。”

Applying the Secretary’s Standards

应用秘书标准

In practice, adaptive reuse—or maintaining an old building for a new function without damaging its “character-defining features,” in the language of the Secretary’s Standards—gives owners and architects a great deal of latitude. Two LEED-certified projects in Portland, Oregon, show some opportunities—and pitfalls—and illustrate the amount of flexibility available in historic rehabilitation projects.

在实践中，适应性再利用——或者在不破坏其“特征定义特征”的前提下维护旧建筑的新功能——给了业主和建筑师很大的自由度。俄勒冈州波特兰市的两个leed认证项目展示了一些机会和陷阱，并说明了历史修复项目的灵活性。

With thick masonry walls and more gun-slits than windows, the Oregon National Guard Armory, built in 1891, might not seem like a good candidate for green rehabilitation. The developer, Gerding Edlen Development Company, LLC, wanted to make the building into a home for Portland Center Stage. That required a 600-seat main stage, a 200-seat studio theater, dressing and technical areas, reception space, and theater offices—in a National Register landmark previously encompassing none of those uses. Reopened in October 2006, the 55,000 ft2 (5,100 m2) building provided those spaces, earned the 20% federal tax credit, and became the first National Register building to achieve LEED Platinum certification.

建于1891年的俄勒冈州国民警卫队军械库有着厚厚的砖石墙和比窗户更多的枪缝，看起来不像是绿色修复的好选择。开发商Gerding Edlen Development Company, LLC想把这栋建筑变成波特兰中心舞台(Portland Center Stage)的家。这需要一个600个座位的主舞台，一个200个座位的工作室剧院，更衣室和技术区，接待空间和剧院办公室——在国家登记的地标中，以前没有这些用途。2006年10月重新开放，55000平方英尺(5100平方米)的建筑提供了这些空间，获得了20%的联邦税收抵免，并成为第一个获得LEED白金认证的国家注册建筑。

To meet the need for theater space—and volume—that was not provided in the existing building, the project team excavated the building to below the level of the original basement. Even as the floorplan went through significant changes, a large oculus (an eye-shaped opening) in the second-floor floorplate maintains views from the first floor to the exposed roof trusses that were identified as a “character-defining feature.” The distinctive exterior appearance of the building was not altered, apart from the addition of several skylights, which were part of the historic design. The newer spaces are distinctly contemporary in appearance—and in function, with excellent lighting, air quality, and energy efficiency (modeling predicts a 30% improvement over ASHRAE standards), which all contributed to the LEED rating. NPS’s approval of the changes as required for the 20% tax credit demonstrates how the Secretary’s Standards provide flexibility for a building to be an evolving artifact.

为了满足现有建筑中没有提供的剧院空间和体量的需求，项目团队将建筑挖掘到原来地下室的水平以下。即使平面图发生了重大变化，二楼地板上的一个大开口(眼睛形状的开口)保持了从一楼到暴露的屋顶桁架的视野，这被认为是一个“特征定义特征”。建筑的独特外观没有改变，除了增加了几个天窗，这是历史设计的一部分。新空间在外观和功能上都具有明显的现代感，具有出色的照明，空气质量和能源效率(建模预测比ASHRAE标准提高30%)，这些都有助于LEED评级。NPS根据20%的税收抵免要求批准了这些变化，这表明部长的标准如何为建筑提供了灵活性，使其成为一个不断发展的人工制品。

Also in Portland, Ecotrust, a nonprofit supporting sustainability in the Pacific Northwest, took a similar path of adaptive reuse and rehabilitation of the Jean Vollum Natural Capital Center, a National Register building. (Published by Ecotrust, Rebuilt Green discusses the project in detail—see review in EBN Vol. 13, No. 7 and case study inBuildingGreen Suite.) The project rehabbed a warehouse, built in 1895 to store building supplies and a classic example of Richardsonian Romanesque style architecture. Ecotrust added space and earned LEED certification, but it had less success convincing NPS that it had followed the Secretary’s Standards.

同样在波特兰，支持太平洋西北地区可持续发展的非营利组织Ecotrust对国家注册建筑Jean Vollum自然资本中心(Jean Vollum Natural Capital Center)进行了类似的适应性再利用和修复。(由Ecotrust出版的《绿色重建》详细讨论了该项目——参见EBN第13卷第7期的评论和buildinggreen套件中的案例研究。)该项目修复了一个仓库，该仓库建于1895年，用于储存建筑用品和理查森罗马式建筑的经典范例。Ecotrust增加了空间，并获得了LEED认证，但它没能成功地说服NPS，它遵循了部长的标准。

The project, completed and certified LEED Gold in 2001, transformed the neglected building into 70,000 ft2 (6,500 m2) of retail space and offices. In the rehabilitation, steel towers erected alongside the building serve a dual purpose as seismic support and fire stairs. The towers, located on an exterior wall that is less “character-defining” than the other façades, were added to prolong the life of the building and improve its safety. They would likely have been approved under the Secretary’s Standards, said DiNola. A penthouse addition, however, changes the appearance of the whole building and was a key factor in preventing the building from earning the 20% federal tax credit (it earned the less rigorous 10% credit). Better communication with the historic preservation authorities might have resulted in changes to the design that would have been more palatable historically, said DiNola.

该项目于2001年完成并获得LEED金牌认证，将被忽视的建筑改造成70,000平方英尺(6,500平方米)的零售空间和办公室。在修复过程中，沿着建筑竖立的钢塔起到了抗震支撑和消防楼梯的双重作用。塔楼位于外墙上，与其他立面相比，它的“特征定义”较少，增加塔楼是为了延长建筑的使用寿命并提高其安全性。迪诺拉说，他们很可能已经按照部长的标准获得批准。然而，顶楼的增建部分改变了整栋建筑的外观，也是阻止该建筑获得20%联邦税收抵免的关键因素(它获得了不那么严格的10%税收抵免)。迪诺拉说，与历史保护当局进行更好的沟通，可能会导致设计上的改变，使其在历史上更容易被接受。

What’s Green About Historic Buildings?

历史建筑的绿色是什么?

Performance-based energy-efficiency benchmarks are usually expressed in terms of improvement over relevant standards. New buildings typically accomplish these benchmarks using technologies, products, and materials that weren’t available when historic properties were built. Also unavailable, however, were air conditioning and other crutches that discourage architects from using passive, energy-saving design strategies. The Secretary’s Standards can bar changes that a green project team might be inclined to make, but teams should think twice anyway before scrapping the old strategies.

以表现为基础的能源效率基准，通常以较有关标准的改善程度来表示。新建筑通常使用的技术、产品和材料达到了这些标准，而这些技术、产品和材料在建造历史建筑时是不可用的。然而，同样不可用的是空调和其他阻碍建筑师使用被动节能设计策略的支柱。部长标准可以禁止绿色项目团队可能倾向于做出的改变，但团队在放弃旧策略之前应该三思而后行。

Old buildings and sustainability

旧建筑与可持续发展

Rather than rushing into a building project with preconceived notions of what needs to happen, many professionals working on historic buildings advocate for a gradual approach. Jean Carroon, AIA, principal for preservation at Goody Clancy in Boston, said that when her firm rehabilitated Trinity Church, an 1877 masterpiece by Henry Hobson Richardson (the only American architect, says Carroon, to have a major architectural style, Richardsonian Romanesque, named for him), she approached the building as an artifact. “Our first mandate was to do no harm,” she said. The firm monitored temperature and humidity conditions in the building, which were a concern relative to the interior artwork, for a year before beginning construction.

许多从事历史建筑工作的专业人士主张采取循序渐进的方法，而不是带着先入为主的想法匆忙进入一个建筑项目。美国建筑师协会(AIA)的Jean Carroon是波士顿Goody Clancy的保护负责人，她说，当她的公司修复1877年由亨利·霍布森·理查森(Henry Hobson Richardson)设计的杰作(据Carroon说，理查森是唯一一个以他的名字命名的主要建筑风格的美国建筑师)时，她把这座建筑当作一件艺术品来对待。“我们的首要任务是不造成伤害，”她说。该公司在开始施工前一年监测了建筑内的温度和湿度条件，这是与室内艺术品相关的问题。

Mark Webster, senior staff engineer at Simpson Gumpertz & Heger, Inc., in Boston, said that besides respecting the historic features of a building, there are good reasons for treading lightly. “I think of these older buildings as laboratories for how to do things sustainably. They tend to be simpler, more long-lasting and durable,” he said. “One hundred years ago we didn’t automatically reinforce all our slabs-on-grade with mesh or rebar. Having those examples is helpful from a design standpoint.”

波士顿Simpson Gumpertz & Heger公司的高级工程师马克·韦伯斯特(Mark Webster)说，除了尊重建筑的历史特色外，还有很好的理由让我们谨慎行事。“我认为这些老建筑是如何可持续发展的实验室。它们往往更简单，更持久，更耐用，”他说。“一百年前，我们不会自动用网格或钢筋加固所有的等级板。从设计的角度来看，这些例子是有帮助的。”

Matthew Bronski, a senior staff engineer who works with Webster, agreed: “There are technical benefits of traditional building design and materials that aren’t always widely recognized or appreciated today.” As an example, Bronski points to windows. “On old windows you tend to get dense, old-growth lumber that holds up well,” he said. While acknowledging the environmental benefits of lower-quality, finger-jointed wood often used in today’s windows, “their durability in exterior environments can be poor,” Bronski said. “I’ve seen low-quality finger-jointed wood windows deteriorate and rot in less than five years. You’ve more than lost any initial environmental benefit there.” Although new windows may boast double- or triple-pane sealed insulated glass units (IGUs), and glass with high energy efficiency, Bronski said the quality of the factory hermetic seal in the IGU can vary greatly, and this ultimately tends to limit the useful life of the IGU, as the hermetic seal fails and the IGU “fogs,” or allows condensation inside the panes. “I worked on a job where we rejected about 25% of the IGUs that showed up on the site because of voids or defects in the hermetic seal,” he noted.

与韦伯斯特一起工作的高级工程师马修·布朗斯基(Matthew Bronski)表示同意:“传统建筑设计和材料的技术优势在今天并不总是被广泛认可或欣赏。”布朗斯基以窗户为例。他说:“在旧窗户上，你往往会得到密度大、经久耐用的老木材。”布朗斯基说:“虽然我们承认低质量的指节木材对环境的好处，但它们在外部环境中的耐久性可能很差。”“我见过质量不高的指缝木窗在不到五年的时间里就会变质腐烂。你已经失去了任何最初的环境效益。”尽管新窗户可能会采用双层或三层玻璃密封隔热玻璃单元(IGU)和高能效玻璃，但Bronski表示，IGU中工厂密封密封的质量可能会有很大差异，这最终会限制IGU的使用寿命，因为密封密封失效，IGU会“起雾”，或者让玻璃内部凝结。他指出:“在我的工作中，由于密封密封的空隙或缺陷，我们拒绝了大约25%的igu。

Webster acknowledged many problems with older buildings, too. “Many older buildings don’t perform well in earthquakes,” he said. “You can generally retrofit them, but there are going to be some extra costs there.” Depending on the era of a building and construction type, it may not be very well built. For example, Bronski noted that “early 20th-century buildings with steel frames embedded in masonry often have corroding structural steel and can be really costly to rehabilitate.” With more recent buildings up for consideration as historic with every passing year, building professionals will find greater diversity and greater challenges as buildings based on newer technologies need historic rehabilitation.

韦伯斯特也承认老建筑存在许多问题。“许多老建筑在地震中表现不佳，”他说。“你通常可以对它们进行改造，但会有一些额外的成本。”根据建筑的时代和建筑类型，它可能建得不是很好。例如，Bronski指出，“20世纪早期的建筑中，嵌有钢框架的砖石结构通常会腐蚀钢结构，修复成本非常高。”随着越来越多的新建筑被视为历史建筑，建筑专业人士将发现更大的多样性和更大的挑战，因为基于新技术的建筑需要历史修复。

Embodied energy in old buildings

老建筑蕴含的能量

Despite the environmental qualities of many older buildings, concerns about energy efficiency are common. “There’s an incredible bias throughout the green building agenda that if you want to achieve energy efficiency in a building, you have to start over,” said Michael Jackson, FAIA, chief architect for preservation services at the Illinois Historic Preservation Agency.

尽管许多老建筑的环境质量，对能源效率的担忧是普遍的。“整个绿色建筑议程都存在一种令人难以置信的偏见，即如果你想在一栋建筑中实现能效，就必须从头开始，”伊利诺斯州历史保护机构(Illinois Historic preservation Agency)负责保护服务的首席建筑师、联邦建筑师协会(FAIA)的迈克尔·杰克逊(Michael Jackson)说。

Jackson, like many in the historic preservation community, touts the embodied energy of historic buildings as a way of balancing the desire within the green building community for operating energy efficiency improvements that may be difficult to achieve. According to Jackson, in order to realize life-cycle savings in a new building, compared with renovating an old building, “the timeframes you need are longer than the predictable life of some of the buildings being built today.”

Jackson和许多历史保护社区的人一样，把历史建筑的蕴含能量作为一种平衡绿色建筑社区对能效改进的渴望的方式，而这可能很难实现。根据Jackson的说法，为了在新建筑中实现生命周期的节约，与翻新旧建筑相比，“你需要的时间框架比目前正在建造的一些建筑的可预测寿命更长。”

Jackson supports his view with studies claiming that the embodied energy associated with upgrading or replacing old buildings would take three decades or more to recoup from reduced operating energy in more efficient new or renovated buildings. The study that EBN examined, however, appeared to significantly overstate its case because it failed to differentiate between site energy and source energy for building operations. The study also used outdated embodied-energy numbers rather than current information from environmental life-cycle assessment (LCA) databases.

杰克逊支持他的观点，他的研究声称，与升级或更换旧建筑相关的隐含能源将需要三十年或更长时间才能从更高效的新建筑或翻新建筑中减少的运营能源中恢复过来。然而，EBN审查的研究似乎大大夸大了它的情况，因为它没有区分建筑作业的现场能源和源能源。该研究还使用了过时的具体能源数字，而不是来自环境生命周期评估(LCA)数据库的最新信息。

Many historic buildings contain materials and features that are valuable from several perspectives: the energy and materials expenditure that reuse of existing materials displaces; the architectural features and workmanship that may be impossible to replace; and the societal value of maintaining artifacts. LEED for New Construction awards up to three points for building reuse, and, although numerous historic projects have been awarded the first of those points, for partial reuse of existing walls, floor, and roof elements, buildings are rarely awarded all three points, which require nearly full reuse of the shell and at least 50% maintenance of interior nonstructural elements.

许多历史建筑包含的材料和特征从几个角度来看都是有价值的:再利用现有材料所取代的能源和材料支出;可能无法替代的建筑特征和工艺;以及维护文物的社会价值。LEED新建筑奖对建筑再利用给予三分的奖励，尽管许多历史项目已经获得了第一分，但对现有墙壁，地板和屋顶元素的部分再利用，建筑物很少获得全部三分，这需要几乎完全重复使用外壳和至少50%的内部非结构元素的维护。

Some historic preservation advocates suggest that LEED should be amended to award more credits for building reuse, and especially for reuse of historic buildings. At the same time, some in the green building community argue that the historic value of existing buildings and materials should not be confused with their environmental value. In the end, practical, case-by-case considerations will take precedence. Does the owner have a use for the existing building? Does the building have one foot in the grave, or is it structurally sound? Does the economic benefit of reusing the existing building—which may include grants or other incentives—balance the cost of rehabilitation? Do the client’s goals support preserving historic attributes of the building?

一些历史建筑保护倡导者建议，应该修改LEED，对建筑再利用，尤其是历史建筑的再利用给予更多的奖励。与此同时，一些绿色建筑界人士认为，现有建筑和材料的历史价值不应与它们的环境价值相混淆。最后，实际的、具体的考虑将优先考虑。业主有现有建筑物的用途吗?这栋建筑是一脚踏进了坟墓，还是它的结构是可靠的?重新使用现有建筑物的经济效益(可能包括拨款或其他奖励)是否与修复成本相平衡?客户的目标是否支持保留建筑的历史属性?

Operating energy

操作的能量

Whatever the reason for reusing a historic building, reducing energy use is usually at the top of the rehabilitation agenda. Fortunately, neither preservationists nor sustainability advocates believe that older buildings necessarily are, or need to be, energy hogs. “In doing energy modeling on an older building, you might find it’s better than you thought it would be,” said Bronski.

无论出于何种原因重新利用历史建筑，减少能源使用通常是修复议程的首要任务。幸运的是，无论是保护主义者还是可持续发展倡导者都不认为老建筑一定是或需要成为能源大户。布朗斯基说:“在对老建筑进行能源建模时，你可能会发现它比你想象的要好。”

Marc Rosenbaum, P.E., of Energysmiths in Meriden, New Hampshire, has worked on several historic buildings for educational institutions in New England, and he said he has a strong message for his clients: “Here you’ve got a building that has served this institution and community for a century. Given how we are entering a vastly different resource climate, how do you make this building serve the community for another century?” Rosenbaum added, “If you preserve a historic building as an untouched object, then you can’t use it anymore.”

新罕布什尔州梅瑞登(Meriden) Energysmiths公司的体育教师马克·罗森鲍姆(Marc Rosenbaum)曾为新英格兰地区的教育机构设计过几座历史建筑，他说，他想向客户传达一个强烈的信息:“在这里，你得到了一栋为这个机构和社区服务了一个世纪的建筑。”考虑到我们正在进入一个截然不同的资源环境，你如何让这座建筑为下一个世纪的社区服务?”罗森鲍姆补充说:“如果你把一座历史建筑作为一件未被触及的物品来保护，那么你就不能再使用它了。”

In Cambridge, Massachusetts, Rosenbaum consulted on the Harvard University Operations Services headquarters building on Blackstone Street. In this building, Rosenbaum focused on improvements to the building envelope, taking on the contentious issue of whether and how to insulate the building’s load-bearing brick walls. With monolithic masonry load-bearing walls, many building-science professionals believe that adding insulation is problematic. Adding insulation to a wall tends to reduce its drying potential by reducing movement of air and heat through and around the wall. These walls do not have the protection of the drainage plane common on today’s brick veneer walls, and, with increased exposure to freeze-thaw cycles with insulation added to the interior of the walls, they can degrade. “You’d love to insulate them on the outside,” said Rosenbaum, which would allow the introduction of a drainage plane and insulation from freeze-thaw cycles, “but if it’s a historic building, this is in direct conflict with the preservation intent.”

在马萨诸塞州剑桥市，罗森鲍姆为哈佛大学运营服务总部大楼提供咨询，该大楼位于黑石街。在这座建筑中，罗森鲍姆专注于改善建筑围护结构，解决了是否以及如何隔离建筑承重砖墙的争议性问题。对于整体砌体承重墙，许多建筑科学专业人士认为增加隔热层是有问题的。在墙壁上添加隔热材料往往会减少空气和热量通过墙壁和墙壁周围的流动，从而降低其干燥潜力。这些墙没有当今砖贴面墙常见的排水平面的保护，而且，随着暴露于冻融循环的增加，墙壁内部增加了绝缘材料，它们可能会退化。罗森鲍姆说，“你会喜欢在外面隔热，”这样就可以引入排水平面，并免受冻融循环的影响，“但如果这是一座历史建筑，这与保护意图直接冲突。”

At Harvard, Rosenbaum and building scientist John Straube, Ph.D., of the University of Waterloo, Ontario, convinced the project team to insulate from the inside with sprayed, open-cell urethane foam. Recognizing the reduced drying potential of this arrangement, Straube advocated for a preventive approach, which involves keeping the brick dry from the outside with careful detailing of flashing, windows, and parapets so that there is no concentrated wetting of the wall. The team also installed rigid foam insulation across the building’s low-slope roof and energy-efficient replacement windows (the windows had been replaced previously in the early 1990s, reducing historic preservation concerns). The project is aiming for LEED Gold certification with targeted 30%–35% energy savings over ASHRAE standards. The building is on the National Register, so the Secretary’s Standards were used, but as a tax-exempt nonprofit, Harvard did not seek the federal tax credit.

在哈佛大学，罗森鲍姆和安大略省滑铁卢大学的建筑科学家约翰·斯特劳布博士说服了项目团队，用喷涂的开孔聚氨酯泡沫与内部绝缘。意识到这种布置减少了干燥的可能性，Straube提倡一种预防方法，包括保持砖从外部干燥，仔细设计闪光灯、窗户和护墙，这样就不会集中润湿墙壁。该团队还在建筑的低坡屋顶上安装了硬质泡沫隔热材料和节能替代窗户(窗户在20世纪90年代初被替换，减少了对历史保护的担忧)。该项目旨在获得LEED金牌认证，目标是比ASHRAE标准节能30%-35%。该建筑已被列入国家登记册，因此采用了部长的标准，但作为免税的非营利组织，哈佛没有寻求联邦税收抵免。

An educational building in central Vermont is another exemplar in energy performance in historic structures. Debevoise Hall at Vermont Law School in South Royalton, Vermont, was built in 1893 as the town’s first central “graded school.” The wood-framed building with a distinctive belfry is a town landmark, part of a National Register historic district, and a striking example of Queen Anne-style architecture.

佛蒙特州中部的一座教育建筑是历史建筑节能的另一个典范。佛蒙特州南罗亚尔顿佛蒙特法学院的德贝沃兹大厅建于1893年，是该镇第一所中央“分级学校”。这座带有独特钟楼的木结构建筑是小镇的地标，是国家历史街区的一部分，也是安妮女王风格建筑的一个引人注目的例子。

Among the more challenging aspects of Debevoise Hall from a green and a historic standpoint were the original double-hung wooden windows, which, according to Rosenbaum, who served as a consultant to the $6.5 million renovation and expansion project, were “in terrible condition.” The windows were restored, however, complete with sash weights. The building team installed fiberglass interior storm windows with low-emissivity, argon-filled glazing and dealt with the air gap containing the sash weights by adding insulation to both sides of the weights. Due to structural problems and general deterioration, most areas inside the building required a total gut, making insulation relatively easy. The work paid off, said Rosenbaum, with air leakage being reduced by four-fifths, even with a 26% increase in the building’s area. Total energy use could not be compared before and after construction, but energy use for heating dropped by two-thirds.

从环保和历史的角度来看，德贝沃兹大厅最具挑战性的地方是原来的双挂木窗，据罗森鲍姆(Rosenbaum)说，这些窗户“状况非常糟糕”。罗森鲍姆曾担任这个耗资650万美元的翻新和扩建项目的顾问。然而，窗户被修复了，并安装了窗扇重量。建筑团队安装了低辐射的玻璃纤维室内防风窗，填充了氩气玻璃，并通过在砝码的两侧添加隔热材料来处理包含窗扇重量的气隙。由于结构问题和普遍的老化，建筑物内的大部分区域需要全肠，使绝缘相对容易。罗森鲍姆说，这项工作得到了回报，漏风减少了五分之四，即使建筑面积增加了26%。总能耗无法与施工前后进行比较，但供暖能耗下降了三分之二。

Although, like Harvard, Vermont Law School did not seek federal tax credits for its work, Lyssa Papazian, a historic preservationist based in Putney, Vermont, was retained for the job. “My job was to ensure that it met the Secretary’s Standards, and I feel that it did,” she said. The building’s most important historic feature, its exterior, was maintained. Historic preservation proceeded on the interior with a “zone system,” Papazian said. Two first-floor classrooms retained their many historic features. That proved more difficult elsewhere due to the need for structural work as well as an unexpectedly broken historic fabric, with renovations having been made over the years that weren’t sensitive to the building’s history, but key features were maintained wherever possible. Cautioning that “the devil’s always in the details with preservation projects,” Papazian noted that, despite carefully thinking through the installation of the storm windows, their visual impact on the original windows from the inside looking out was higher than expected.

虽然佛蒙特法学院和哈佛大学一样，没有为其工作寻求联邦税收抵免，但佛蒙特州帕特尼的历史保护主义者莱萨·帕帕齐安(Lyssa Papazian)被聘为院长。“我的工作是确保它符合部长的标准，我觉得它做到了，”她说。该建筑最重要的历史特征——外观——得以保留。帕帕齐安说，历史保护在内部以“区域系统”进行。一楼的两间教室保留了许多历史特色。由于需要进行结构工作以及意外破坏的历史结构，这在其他地方证明更加困难，多年来进行的翻新对建筑的历史并不敏感，但尽可能保持了关键特征。帕帕齐安警告说，“保护项目的细节总是魔鬼，”他指出，尽管仔细考虑了防风窗的安装，但从内部向外看，它们对原始窗户的视觉影响高于预期。

Debevoise, the Harvard Operations Services headquarters, and numerous other green historic rehabilitation projects demonstrate that older buildings can compete with new buildings, even high-performing new buildings, in terms of energy performance.

哈佛运营服务总部Debevoise和许多其他绿色历史修复项目表明，在能源性能方面，老建筑可以与新建筑竞争，甚至是高性能的新建筑。

Opportunities and Challenges

机遇与挑战

Old and historic buildings are often environmentally friendly, and they contain opportunities for becoming greener. The sidebar provides recommendations for teams working on historic rehabilitation projects. It is intended as a selective, not exhaustive, list. Resources such as

老建筑和历史建筑通常是环保的，它们包含着变得更环保的机会。侧边栏为从事历史修复项目的团队提供了建议。它的目的是作为一个选择性的，而不是详尽的列表。资源，例如

EBN and USGBC provide many more ideas for environmental measures, such as reducing stormwater runoff and potable water use, that design teams are implementing on historic buildings.

EBN和USGBC为环境措施提供了更多的想法，比如减少雨水径流和饮用水的使用，这些都是设计团队在历史建筑上实施的。

Green and historic conflicts

绿色与历史冲突

Rehabilitation standards generally encourage the preservation of existing materials or replacement of them with similar materials that don’t disrupt a building’s character-defining appearance. Recycled-content and otherwise green products that are increasingly available for roofing, cladding, and decking are unlikely to be approved under current rehabilitation standards.

修复标准通常鼓励保留现有材料或用不破坏建筑物特征定义外观的类似材料替换它们。在目前的修复标准下，越来越多的可用于屋顶、包层和甲板的可回收材料和其他绿色产品不太可能获得批准。

But even in areas where green and preservationist agendas come into direct conflict, compromise is possible. According to Walter Sedovic, AIA, who has worked on projects combining preservation and green building, many of the earliest incandescent light fixtures showed off dozens, if not hundreds, of bare bulbs, which at the turn of the twentieth century were a “fabulous new sight.” Those fixtures can use an enormous amount of energy, yet in many cases it would be historically inappropriate to remove those fixtures or to retrofit them with compact fluorescent bulbs.

但是，即使在环保和保护主义议程发生直接冲突的领域，妥协也是可能的。美国建筑师协会(AIA)的沃尔特·塞多维奇(Walter Sedovic)曾从事保护与绿色建筑相结合的项目，他说，许多最早的白炽灯灯具上有几十个，如果不是几百个的话，都是光秃秃的灯泡，这在20世纪之交是“令人难以置信的新景象”。这些固定装置可以使用大量的能源，但在许多情况下，从历史上看，拆除这些固定装置或用紧凑型荧光灯改造它们是不合适的。

Faced with massive chandeliers in the Eldridge Street Synagogue restoration project in New York City, Sedovic engineered a compromise. “We’ve outfitted it with incandescents that are period appropriate, and we’ve incorporated a dimmer on that and many other light fixtures like it,” he said. “We have the ability to present the original light fixtures using far less energy than the first time around.” Modern energy-efficient fixtures were installed to supplement that light, and the incandescent lights were wired to come automatically to full brightness in an emergency, fulfilling the need for emergency lighting. “Elements should reflect the time in which they were conceived and manufactured,” said Sedovic, explaining the choice, consistent with the Secretary’s Standards, to install unobtrusive contemporary fixtures alongside historic ones.

面对纽约市埃尔德里奇街犹太教堂修复项目中的大型吊灯，塞多维奇设计了一个妥协方案。他说:“我们为它配备了适合时代的白炽灯，并在上面安装了调光器和许多其他类似的灯具。”“我们有能力用比第一次少得多的能源来展示原始的灯具。”安装了现代节能装置来补充照明，白炽灯在紧急情况下会自动调到最大亮度，满足了应急照明的需要。Sedovic说:“这些元素应该反映出它们被构思和制造的时间。”他解释说，选择与秘书的标准一致，在历史悠久的装置旁边安装不显眼的当代装置。

Similar challenges—and opportunities to compromise—await architects in the bathroom. “If you look at most early sanitary plumbing fixtures,” said Sedovic, “you’ll see the piping is oversized, the faucets need to be shut off by hand, the urinals can be so large you can step into them and the toilet tanks are massive 8–12 gallon (30–45 l) affairs.” Rehabilitation approaches differ even among preservationists. Said Park, “In most cases, bathrooms and kitchens are considered areas where modernization goes on,” unless “you have something that is really extraordinary.” Sedovic agreed, but recommended trying to maintain historic fixtures, reducing waste by keeping them in good working condition, considering retrofits that can reduce their water use, and replacing potable water with rainwater or graywater.

类似的挑战——以及妥协的机会——在浴室里等待着建筑师。Sedovic说:“如果你看看早期的卫生管道装置，你会发现管道太大了，水龙头需要用手关闭，小便池很大，你可以踩进去，马桶的水箱很大，有8-12加仑(30-45升)。”即使在文物保护主义者之间，修复方法也各不相同。Park说，“在大多数情况下，浴室和厨房被认为是现代化的地方，”除非“你有一些非常特别的东西”。Sedovic表示同意，但建议尽量维护历史设施，通过保持良好的工作状态来减少浪费，考虑可以减少用水量的改造，并用雨水或灰水代替饮用水。

The integrated design process has been established as an important component of green building, and examples like these demonstrate that the innovative approaches reached through that kind of process are needed just as much, if not more, in green historic rehabilitation. In fact, as in the case studies already discussed, teams need to involve historic preservationists as well as building-science professionals. The shortage of professionals who can navigate both green building and preservation has been an obstacle in the advancement of this field. There’s nothing like learning on the job, however—discussing the success of the Debevoise renovation, Papazian gave credit to the architect on the project, Stephen Rooney, AIA, of Truex, Cullins & Partners, who, she said, “transformed himself into a historic preservationist” during the project.

综合设计过程已经被确立为绿色建筑的重要组成部分，像这样的例子表明，在绿色历史修复中，通过这种过程达到的创新方法同样需要，如果不是更多的话。事实上，正如已经讨论过的案例研究一样，团队需要包括历史保护主义者和建筑科学专业人士。缺乏既能驾驭绿色建筑又能保护绿色建筑的专业人才一直是这一领域发展的障碍。然而，没有什么比边工作边学习更好的了——在谈到Debevoise改造的成功时，帕帕齐安对该项目的建筑师斯蒂芬·鲁尼(Stephen Rooney)表示赞赏，他是Truex, Cullins & Partners的美国建筑师协会(AIA)成员，她说，他在项目中“把自己变成了一名历史保护主义者”。

A shared outlook

共享的前景

Despite inherent conflicts in the environmental and preservationist movements, shared opportunities dwarf those concerns. The greatest enemy of both movements—in the public and in building owners—is short-term thinking, in which buildings are designed and built for the moment, without thought of the long-term consequences of design choices. Both the environment and cultural heritage suffer when buildings are treated as disposable. While green builders who value energy efficiency may not always see eye to eye with preservationists who treasure old windows and other existing features, both groups share a great deal of common ground and have a lot to teach each other.

尽管在环境和保护主义运动中存在固有的冲突，但共同的机会使这些担忧相形见绌。无论是对公众还是对业主来说，这两种运动的最大敌人都是短期思维，即建筑物的设计和建造都是为了当下，而没有考虑设计选择的长期后果。当建筑被视为一次性物品时，环境和文化遗产都会受到损害。虽然重视能源效率的绿色建筑者可能并不总是与珍惜旧窗户和其他现有特征的保护主义者意见一致，但这两个团体有很多共同点，也有很多可以相互学习的地方。

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