Reinventing Golden Belt A Redevelopment Workshop November 4, 2005 Presented by DURHAM AREA DESIGNERS GOLDEN BELT REDEVELOPMENT WORKSHOP
Background • 1997: Brown & Williamson Tobacco Company donated the Golden Belt Manufacturing Company to Development Ventures, Inc., a wholly owned subsidiary of the Durham Housing Authority. GOLDEN BELT REDEVELOPMENT WORKSHOP
Background 8 10 4 5 3 2 6A 6 7 Building Area: 184,226 square feet in 9 buildings Site area: 9.581 total acres which includes approximately 2.5 undeveloped acres GOLDEN BELT REDEVELOPMENT WORKSHOP
Undeveloped Acreage Background 10 4 5 3 6 6A 8 2 7 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background Building 2 • Three-story with clerestory; masonry and heavy timber framing; 62,168 sf, 1901 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background Building 3: Single story with clerestory; masonry walls, concrete floor, steel framing, 21,546 sf, 1929. Building 4: Two story; masonry walls and heavy timber framing, 18,222 sf, 1906 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background Building 6 & 6A Single story with partial basement, with clerestory; masonry walls with concrete floor slabs and steel frame, 47,031 sf, 1930 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background Building 7 One story, masonry walls, concrete floor slab, steel frame; 8,820 sf; 1958, 1968 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background • Building 5: Single story, masonry walls, heavy timber and steel framing; 6,304 sf; 1927-30 • Building 8: Single story, steel frame, metal siding; 6,308 sf; 1994 • Building 10: Single story, masonry walls, steel frame; 2,569 sf; 1995 GOLDEN BELT REDEVELOPMENT WORKSHOP
Background • Because this facility was in use until 1997, it is in remarkably good condition. • It has a fire-protection and alarm system throughout • The electrical system voltage would easily support residential use, but should be converted for commercial use. • The heating and cooling systems may or may not serve for reuse, depending on the nature of reuse. GOLDEN BELT REDEVELOPMENT WORKSHOP
Historic Interlude Courtesy of DCL Durham Historic Photographic Archives • Golden Belt Manufacturing Company was organized in the 1887 and began work in the west wing of Blackwell ’ s Tobacco Factory. • In 1902, it moved into the buildings which are the topic of conversation today. • Originally, the plant was a cotton mill and produced bags for loose tobacco. GOLDEN BELT REDEVELOPMENT WORKSHOP
Historic Interlude • 800 employees produced cotton sheet and thread for bags while 200 part-time employees attached the “ Bull Durham ” tags to the bags in their homes. • In 1924, the factory began to produce paper stamps and packaging for cigarette containers as well as the cardboard for the cigarette cartons. • Eventually, the textile mill was closed. GOLDEN BELT REDEVELOPMENT WORKSHOP
Historic Interlude • The Golden Belt complex with its mill housing was designed as both a “ working place and a walking place ” scale designed such that all goods and services, and social interaction could be reached with public or private transpor- tation. ” • The complex was listed on the National Register of Historic Places in 1984. • The plant ceased operations in 1997. GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood • New and existing development GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood • Durham Hosiery Mill – converted to senior housing in 1986 GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood • Hope VI projects GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood New Synergy Gurlitz Architectural Group • Hope VI: Main Street Townhouses GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood Gurlitz Architectural Group • Hope VI: Senior Village and Mill Houses GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood JDavis Architects • Hope VI: Calvert Place B GOLDEN BELT REDEVELOPMENT WORKSHOP
Neighborhood The Freelon Group • Durham County Human Services Complex GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Starting at Home: At last week ’ s Preservation NC Conference on rehabilitating historic industrial and mill buildings, Durham was singled out as knowing how to do it. • Capital Broadcasting ’ s rehabilitation American Tobacco complex received a PNC honor award. GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • American Tobacco Factory GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • American Tobacco Factory GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • West Village GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Measurement, Inc. GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Brightleaf Square GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Triangle Biotechnology Center GOLDEN BELT REDEVELOPMENT WORKSHOP
Design Center Examples of the Carolinas Atherton Mills and Lofts MECA Properties Narmour Wright Associates • Charlotte GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Edenton Cotton Mill GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Florence Mills, Forest City, NC GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Florence Mills, Forest City, NC GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Florence Mills, Forest City, NC GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Florence Mills, Forest City, NC GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Florence Mills, Forest City, NC GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Mill and industrial building rehab projects have been studied, before and after. GOLDEN BELT REDEVELOPMENT WORKSHOP
Examples • Mill and industrial building rehab projects have been studied, before and after. GOLDEN BELT REDEVELOPMENT WORKSHOP
GOLDEN BELT REDEVELOPMENT WORKSHOP
GOLDEN BELT REDEVELOPMENT WORKSHOP
GOLDEN BELT REDEVELOPMENT WORKSHOP
GOLDEN BELT REDEVELOPMENT WORKSHOP
GOLDEN BELT REDEVELOPMENT WORKSHOP
What Makes a White Elephant Project Succeed? • With thanks to Donovan Rypkema, President of Place Economics GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • The property must be identified by the community as an asset • There must be a core group which takes action to make the project work • There must be an imaginative catalyst GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • There must be broad-based support in the community (diverse support as opposed to great numbers … ) • There must be public sector participation GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • There will be multiple sources of funding • The projects are always complex • The projects are always time- consuming GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • The projects almost always contain mixed uses • Successful projects are demand- driven—start by identifying unmet needs • There will be significant public skepticism during the process; upon completion everyone will take credit and say that they always knew it would work GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • Successful projects identify a target market • The developers of successful projects embrace flexibility in use, financing, timing, and transactions • Successful projects require compromise and patience GOLDEN BELT REDEVELOPMENT WORKSHOP
Successful White Elephant Projects • Above all, the successful white elephant project is not an end in itself, but it advances broader goals GOLDEN BELT REDEVELOPMENT WORKSHOP
Most Expensive Mistakes • Paying too much to acquire the property. • Spending too much on rehabilitation • Not controlling costs GOLDEN BELT REDEVELOPMENT WORKSHOP
Most Expensive Mistakes • Inadequate physical analysis before project begins • Not having enough time • Diminishing the architectural character and integrity of buildings GOLDEN BELT REDEVELOPMENT WORKSHOP
Most Expensive Mistakes • Giving control of the design issues to the banker • Giving control of financial issues to the architect • Not involving architect early on GOLDEN BELT REDEVELOPMENT WORKSHOP
Most Expensive Mistakes • Over-improving for likely market • Not having early discussions with regulators • Using architects, contractors, and others who are not experi- enced in historic rehabilitation GOLDEN BELT REDEVELOPMENT WORKSHOP
Most Expensive Mistakes • Not controlling costs after completion of the rehabilitations GOLDEN BELT REDEVELOPMENT WORKSHOP
Uses and target market GOLDEN BELT REDEVELOPMENT WORKSHOP
Uses and target market Draft GOLDEN BELT REDEVELOPMENT WORKSHOP
Uses and target market Draft GOLDEN BELT REDEVELOPMENT WORKSHOP
Uses and target market Potential Use Why? Target Market Community jazz school NCCU Entire music community Stagecraft/DJ school DP&R Youth Recreation Residential Condos Great Trendy groups … ? space! Laundry/Dry Cleaners None Surrounding residential nearby community • Brainstorming Session GOLDEN BELT REDEVELOPMENT WORKSHOP
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