Reinventing Golden Belt A Redevelopment Workshop November 4, 2005 - - PowerPoint PPT Presentation

GOLDEN BELT REDEVELOPMENT WORKSHOP

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

Building Area: 184,226 square feet in 9 buildings Site area: 9.581 total acres which includes approximately 2.5 undeveloped acres

2 3 4 5 6 6A 7 8 10

GOLDEN BELT REDEVELOPMENT WORKSHOP

Background

7 8 2 3 4 5 6 6A 10

Undeveloped Acreage

GOLDEN BELT REDEVELOPMENT WORKSHOP

Background

• Three-story with clerestory; masonry and

heavy timber framing; 62,168 sf, 1901

Building 2

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
• rganized 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

• Hope VI projects

Neighborhood

GOLDEN BELT REDEVELOPMENT WORKSHOP

Neighborhood

• Hope VI: Main Street Townhouses

Gurlitz Architectural Group New Synergy

GOLDEN BELT REDEVELOPMENT WORKSHOP

Neighborhood

• Hope VI: Senior Village and Mill Houses

Gurlitz Architectural Group

GOLDEN BELT REDEVELOPMENT WORKSHOP

Neighborhood

• Hope VI: Calvert Place B

JDavis Architects

GOLDEN BELT REDEVELOPMENT WORKSHOP

Neighborhood

• Durham County Human Services Complex

The Freelon Group

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

Examples

• Charlotte

Atherton Mills and Lofts Design Center

• f the Carolinas

MECA Properties Narmour Wright Associates

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

Financial Incentives

• Rehabilitation and adaptive

reuse projects are financially challenging.

• Often rehab cost are equal to

new construction—however, at the end of new construction, one still would not have a West Village or American Tobacco.

• What are ways to close the gap,

to make the financing work?

GOLDEN BELT REDEVELOPMENT WORKSHOP

Financial Incentives

• Textile Mill Tax Credits

GOLDEN BELT REDEVELOPMENT WORKSHOP

Financial Incentives

• Textile Mill Tax Credits

GOLDEN BELT REDEVELOPMENT WORKSHOP

Financial Incentives

Closing the Gap:

• Federal Historic Tax Credits
• State Historic Tax Credits
• Affordable Housing Tax Credits
• New Market Tax Credit
• Tax Increment Financing
• Municipal Incentive (Taxes,

Utilities, etc.)

• Grants

GOLDEN BELT REDEVELOPMENT WORKSHOP

Financial Incentives

• Gaston County Mills Study

GOLDEN BELT REDEVELOPMENT WORKSHOP

Thanks to….

• Wib Gulley
• Trish O’Connell
• Terrance Gerald
• Uvonka Mercer
• WebbPatterson Communication
• Daniele and Clarrisa of Tosca

Ristorante Italiano

• Garnett Antle-Kara

GOLDEN BELT REDEVELOPMENT WORKSHOP

Credits

DURHAM AREA DESIGNERS

• Aggie Crews

Gurlitz Architectural Group

• Dan Jewell

Coulter Jewell Thames

• Debby Gomulka

Wilson Design Associates

• Judy Kincaid

Sage Collaboration

• Mike Waldroup

Boulevard Properties, LP

• Steve Gaddis

Gurlitz Architectural Group