Urban Planning and Historic Preservation of Landmarks In recent years, the preservation of history has continued to develop and some say has matured. Historical preservation now assumes a real part in how property development takes place in communities throughout the country. The National Historic Preservation Act and other preservation statutes have a strong impact not only on how the government deals with its own undertakings, but also on how elected officers license and fund projects and planning by private, state, and neighborhood organizations. Recently, there have been several research studies addressing examples of notable preservation and their success by a leading urban market analyst, Edward Glaeser, and by the engineer Rem Koolhaas. Glaeser is a financial specialist who is an authority in urban advancement. While he concedes that preservation has value, he argues in his book "Triumph of the City" and in a recent article, "Preservation Follies," that noteworthy preservation may limit improvement, raise costs, and undermine the basic identity of urban communities.[footnoteRef:2] [2:

(Byrne, 2012)]

Glaeser suggests that urban high-rise density permits a greater number of individuals of diverse economic backgrounds to reside in attractive urban areas. In his opinion, urban areas flourish when they have numerous small firms and gifted citizen artisans. Glaeser often expresses his concern that land use regulations limit new development, raise housing costs, and reject lower-income individuals. Glaeser points out that one key aspect of development restriction is that regions with restrictions due to historical preservation tend to become more expensive as well as more selective. The fundamental economies of housing planning are basically simple "supply and demand" economics. Although Glaeser speaks poetically about New York City, his prime example of optimized historical regulation is Houston, Texas[footnoteRef:3]. [3: (Birmingham, 2010)]

During the 1960s and 1970s, Europeans begin to develop aspects of modern building design and spatial arrangements, focusing also on inter-relationships between prime urban real estate and the socio-economic and socio-political environments. Often, the primary leaders of urban development in this era, from government officials to urban organizers and engineers, were those who had seen the devastation of cities following the Second World War. These architects, engineers, city officials, and urban planners were at a peak of influence[footnoteRef:4]. This era generally can be said to have two simultaneous purviews: from one perspective, the stark and unparalleled city-wide devastation offered an opportunity for sweeping change; the other was to consider historicity and the need for preservation of buildings of significant historical value. [4:

(Dennis, 2011)]

A fundamental focus is on aspects of noteworthy preservation that can retain historical value without undue weight upon any socio-economic group, such as by 'gentrification' forcing out long-time and possibly indigent residents. Legalities concerning historical preservation seek to strike a balance between the rights of the property/land owner against those of the general population, and particularly 'history' in some cases. Renowned urban areas where historical preservation reigns include, for example, the city of Charleston, South Carolina (SC). Certain areas of this city have very strict codes, down to the color and types of paint the home-owners may utilize. This has, while seemingly restrictive in nature, led to considerable growth in the area, including a thriving tourist population come to view the historically preserved development. Legal aspects such as the Fifth Amendment Takings Clause assist the home-owner and/or property-owner with 'just' costs, so that the burden of acceding to historical development rules and policies is not wholly borne by the owner when there is a considerable aspect of what may be considered 'public good'.

During the last century, and earlier, United States (U.S.) law was slow to regulate historical assets. However, initial efforts did lead to the immense and lovely national park system, which includes predominantly areas open to full public access. In terms of preservation of historic buildings, that was, in contrast, predominantly an effort of private individuals.[footnoteRef:5] [5: (Rice, 2013)]

The researcher Rudy Koshar has focused upon issues of historical preservation in Germany, scrutinizing how preservation does, or does not, relate to national and ethnic character.[footnoteRef:6] It is possible to recognize that a monument may be worthy of preservation and yet not necessarily be representative of the 'national group'. Preservation is recognized as being simultaneously the preservation of that which is historically relevant, and that which presents an understanding of a particular historical era and the peoples of that period. Some considerable theoretical discussion has focused upon how some 'national landmarks' are not actually representative of any given 'national' aspect; patriotism drawing upon post-structuralist artistic hypotheses and social studies have...

The objectives of such arrangements for the most part incorporate: a) ensuring open space, regular green-zones, and farmland areas are not included in development; b) evading low-density urban sprawl (suburbs); c) expanding the utilization of open, publicly available transportation; and d) advancing conservative development planning (Frenkel, 2004; Ingram et al. 2009)[footnoteRef:8]. While the objectives of these approaches are frequently comparable, their methods for execution fluctuate extensively crosswise over time and space, as the remarkable financial, political, and ecological conditions in each environment leads to tailor-made strategies that can accomplish their objectives.[footnoteRef:9] [8: ( Frenkel, 2004)] [9: (ibid, 5,7)]
Ingram et al. (2009) utilized execution markers to gauge five important developmental objectives in eight U.S. states over one decade. Their systems, from engaging measurements to factual models, were altered by accessibility of information from the U.S. Evaluation Bureau. Ingram et al. (2009) are of the opinion that no single state performed well in each of the five ranges measured; however some were fruitful in their fundamental planning and long-term goals. These authors ultimately concede that rational development is in fact achievable[footnoteRef:10]. [10: Ibid, 5, 7]

The significant effect of urban sprawl and approaches to this issue clearly demonstrates the importance of adequate strategies for city planning. A convincing evaluation of urban development planning requires the use of both subjective and quantitative examination methods. Various studies recommend that planning focus on areas with high population densities; without such planning development is likely to expand in an unintended manner, past the limits of the urban areas, as has been the case in Portland, Oregon[footnoteRef:11]. [11: (Ibid, 3)]

One example, of both the best and the worst of historical preservation, is that of the Bulgarian Renaissance. This area in Bulgaria, comprising 35-hectares, has more than 200 town chateaus dating from the mid-nineteenth century, demonstrating a national restoration style -- called the Bulgarian Renaissance. Initially in the 1950s, the occupants of these homes were moved to new rural housing while the historical area was restored and assigned as what is now called 'the Ancient Reserve'. Some date attempted protection and preservation of the area to earlier eras dating as far back as the 1700's; classic architecture is preserved but the housing is now under-utilized, in poor condition, or completely derelict[footnoteRef:12]. Many of the buildings have been converted into libraries, exhibition halls, and there are numerous tourist venues, with an outdoor gallery as well as gift shops and cafes. The city is making concerted efforts to find uses for the numerous neglected houses, although at present there are not likely to once again become homes[footnoteRef:13]. [12: ( Aiden, 2006)] [13: (Ibid, 2)]

The Society for the Preservation of Ancient Buildings (SPAB) was founded by the notable artist/writer William Morris. In their 1877 document (called their 'Manifesto'), they suggest that if an 'ancient building' cannot be used without modification, it should be removed from use and preserved to the greatest extent possible, as it is. In particular, they are, and were, opposed to so-called 'restoration'; rather they sought 'to put protection in place of restoration' (SPAB).

It may be a valid point, however, to ask where is the line between 'protection' and 'restoration'. It is as yet, not possible to place glass and/or plastic domes over large buildings -- time and the elements only increase decay without some efforts being made to seriously protect them. Some actually address the focus of William Morris when it comes to attempts being made to preserve an entire city center, especially when it has become a new area for tourists and for social usage -- this may be contrary to Morris' (and SPAB's) intent[footnoteRef:14](Nelson & Moore, 1993) (Nelson & Moore, 1993) (Han et al., 2009). Through extensive national planning, as exemplified by the National Outline Plan for Construction, Development, and Conservation (NOP 35), it is possible to consider a diversity of uses within a highly constrained area. NOP 35 includes classification of landscapes, for example, with preservation of rural areas, open spaces already extant, and development of new green corridors. This type of planning simultaneously identifies and preserves areas of cultural value while permitting urban development in other areas not needing such preservation. This is accomplished through continuing to build and develop where there is already such development, but not moving into 'untouched areas', and not developing in areas that have historic and cultural importance[footnoteRef:15]. [14: (Dennis, 2011)] [15: Ibid, 5. 7.]

Laws related to zoning

Once 'zoning' became approved by the courts, other…