SPEAKERS Jason Epley, AICP Benchmark CMR, Inc. Randy Hemann Downtown - - PowerPoint PPT Presentation
SPEAKERS Jason Epley, AICP Benchmark CMR, Inc. Randy Hemann Downtown Salisbury Dana Hart Rowan County Building Inspections Gray Stout, AIA Stout Studio Architecture May 12, 2011 Agenda 11: 00 Welcome 11: 05 11: 30
SPEAKERS
Jason Epley, AICP Benchmark CMR, Inc. Randy Hemann Downtown Salisbury Dana Hart Rowan County Building Inspections Gray Stout, AIA Stout Studio Architecture May 12, 2011
11: 00 – Welcome
11: 05 – 11: 30
– Historic Preservation/ Sec of Interior Stds. – Example Façade Guidelines – Case Studies
11: 30 – 11: 45 – The 3 Building Codes
11: 45 – 12: 15 – Rehab Case Studies
12: 15 – 12: 45 Box Lunch
12: 55 – 1: 45 Tour
1: 45 – 2: 00 – Q&A – Wrap-up
Tax Credits for Historic Rehabilitation
Tax Credits for Historic Rehabilitation
Eligibility – What is an eligible
property?
– In a National Register District – Contributes to the significance of the District – Approved Part I Application
Eligibility
NO YES …after façade removed
Income Producing vs. Non-Income Producing
Income Producing 20% State 20% Federal on eligible expenses (in the footprint of the building/ attached)
Non Income producing 30% State tax credit
State Tax is Great
– Use in 5 years or 10 – $25,000 minimum (24 mos.)
Federal Tax…
– Alternative Minimum Tax (AMT) – The Big Disclaimer – YOU (OWNER) SHOULD CONSULT A PROFESSIONAL TAX ADVISOR TO MAKE SURE YOU CAN USE THE CREDITS (BEFORE YOU GET THEM)! – $5,000 minimum (24 mos./ 60 mos. phased)
The Application Process
The Big Disclaimer – YOU (OWNER) ARE RESPONSIBLE FOR MAKING SURE THE APPLICATION IS APPROVED BEFORE YOU START CONSTRUCTION AND THAT ALL WORK IS PERFORMED AS SPECIFIED IN THE APPLICATION
It is impossible to recreate “before photos” after the work is completed
Approval prior to work insures that you do not make costly mistakes
Tax Credit Approval is ALL or Nothing
Eligible Expenses
Improvements within the footprint of the eligible building (no additions or site costs)
Attached to the existing building…
Additions – OK if done properly but expenses do not qualify… same for site work…
Rehabilitation is the most commonly used of the four basic treatments for historic properties. The other treatments are:
Rehabilitation is “…the process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.”
What is Rehabilitation?
proposed work to the historic property.
architects, property owners/managers, and developers when developing rehabilitation projects and by the State Historic Preservation Office and the National Park Service when reviewing proposed work to a historic property.
What are the Secretary of the Interior’s Standards for Rehabilitation?
The Alberta Cotton Mill, Carrboro
Carr Mill Mall, Carrboro
Example Façade Program Guidelines
Example Façade Grant Guidelines
Renovation of building facades in the Renovation of building facades in the downtown downtown
Implementation of commonly accepted design Implementation of commonly accepted design standards for the rehabilitation of both historic standards for the rehabilitation of both historic and non historic buildings and non historic buildings
Preservation of the unique architectural and Preservation of the unique architectural and commercial character of ( commercial character of ( your town your town). ).
Purpose of the Program
Example Façade Grant Guidelines
Removing of false fronts and metal canopies Removing of false fronts and metal canopies
Safe cleaning and restoration of brick and stone Safe cleaning and restoration of brick and stone fronts fronts
Signage and appropriate lighting Signage and appropriate lighting
Canvas awning installation Canvas awning installation
Window, door and roof repairs Window, door and roof repairs
Structural repair (exterior) Structural repair (exterior)
Historic reconstructions Historic reconstructions
Landscaping Landscaping
Examples of Work
Example Façade Grant Guidelines
Property owner or tenant in a commercial or Property owner or tenant in a commercial or mixed use building in the project area mixed use building in the project area
Property owner Property owner’ ’s written consent s written consent
Owners of any property for which an application Owners of any property for which an application is submitted must be up to date in their property is submitted must be up to date in their property tax payments tax payments
Eligibility
Example Façade Grant Guidelines
Meet applicable zoning and code requirements Meet applicable zoning and code requirements
comply with the Fa comply with the Faç çade Improvement Program ade Improvement Program guidelines guidelines
follow the Secretary of the Interior follow the Secretary of the Interior’ ’s Standards for s Standards for Rehabilitation. Rehabilitation.
Only exterior fa Only exterior faç çade renovations are eligible ade renovations are eligible
Priority consideration to proposals that make highly Priority consideration to proposals that make highly visible and significant design contributions visible and significant design contributions
Priority consideration to proposals that contribute to Priority consideration to proposals that contribute to the program goal of preserving the architectural the program goal of preserving the architectural historic and commercial character of Burgaw historic and commercial character of Burgaw
Criteria
Example Façade Grant Guidelines
Fund Fund up to 50% of eligible expenses with a
up to 50% of eligible expenses with a maximum contribution from the Town of $1,500. maximum contribution from the Town of $1,500.
applicable zoning and code requirements applicable zoning and code requirements
Paid only when the approved project is Paid only when the approved project is completed completed
Final award amount is based on documentation Final award amount is based on documentation
A project that alters submitted plans without A project that alters submitted plans without prior approval will be disqualified for payment prior approval will be disqualified for payment
Funding
Example Façade Grant Guidelines
Applications must be submitted to _________. Applications must be submitted to _________.
Small Towns may find it helpful to engage the Small Towns may find it helpful to engage the State Historic Preservation Office (SHPO) for State Historic Preservation Office (SHPO) for review and recommendations review and recommendations
A Design Committee or similar committee should A Design Committee or similar committee should be established to review and make be established to review and make recommendations for approval recommendations for approval
Identify who will be charged with making final Identify who will be charged with making final approval (Town Manager, Planning Director, approval (Town Manager, Planning Director, Review Board, Town Board, etc) Review Board, Town Board, etc)
Approval
Example Façade Case Studies
John Edwards Mozart Saloon $341,500
Stitchin’ Post
Smithfield – Jewels Bridal
Rehab costs - $65,000 Tax credits - $13,000
Case Studies – 210-214 E. Innes
Case Studies – 210-214 E. Innes
Cathey Buggy Works
Case Studies – 210-214 E. Innes
Purchased by Chamber of Commerce for Demolition
DSI offered to purchase all for $ and promised to renovate facades according to a plan approved by the Chamber
DSI resold 212 and 214 E Innes through RFP process and renovated façade of 210 and waited to resell
DSI profit was approx. $50,000
Case Studies – McNeely/ Young Building
102 S. Main St. 102 S. Main St. Access/ Use Access/ Use Issues Issues
Case Studies – McNeely/ Young Building
Case Studies – McNeely/ Young Building
DSI Purchased for $78,000 ($16.17 DSI Purchased for $78,000 ($16.17 psf) through Gift Sale psf) through Gift Sale
DSI renovated to the form of an DSI renovated to the form of an improved shell at a cost of roughly improved shell at a cost of roughly $173,000 ($35.86 psf) $173,000 ($35.86 psf)
DSI sold the first and second floors DSI sold the first and second floors (for $198,000) (for $198,000)
DSI sold the third floor for $80,000 DSI sold the third floor for $80,000
Case Studies – The Hedrick Building
125 S. Main St.
Case Studies – The Hedrick Building
125 S. Main St. Access/Use Issues
Successful Rehabilitations Have…
A property purchased at a A property purchased at a reasonable cost reasonable cost
An architect experienced with the An architect experienced with the rehab code rehab code
A builder(s) experienced with A builder(s) experienced with historic rehabilitation historic rehabilitation
A consultant experienced with the A consultant experienced with the tax credits for historic tax credits for historic rehabilitation rehabilitation
Owners who LISTEN and take Owners who LISTEN and take advice from their team of experts advice from their team of experts
Building Rehab and Downtown
Downtown buildings are perhaps that
Downtown buildings are perhaps that greatest asset that our communities greatest asset that our communities
– – Often greatest collection of contiguous Often greatest collection of contiguous historic property. historic property. – – Often housing some of the community Often housing some of the community’ ’s s
– – And often suffering from various levels And often suffering from various levels
Typical Downtown Building Issues
Facades have been severely altered
Facades have been severely altered
Leaky roofs
Leaky roofs
Deteriorating mortar joints /
Deteriorating mortar joints / decaying walls decaying walls
Rotten floors
Rotten floors
Deteriorating window sills/ broken
Deteriorating window sills/ broken glass or boarded up windows glass or boarded up windows
Wiring / Plumbing that doesn
Wiring / Plumbing that doesn’ ’t meet t meet code code
Nonexistent HVAC
Nonexistent HVAC
Main Street Approach to Façade Improvements
Identify property owners Identify property owners
Host design workshops to educate owners on appropriate Host design workshops to educate owners on appropriate fa faç çade improvements: colors, materials, etc. ade improvements: colors, materials, etc.
Communicate one Communicate one-
çade ade improvements to identify interest levels improvements to identify interest levels
Establish a list of contractors / resources that have Establish a list of contractors / resources that have experience with historic properties. experience with historic properties.
Offer design assistance as needed Offer design assistance as needed
Offer assistance in gathering quotes as needed Offer assistance in gathering quotes as needed
Establish fa Establish faç çade incentive grant program to insure good ade incentive grant program to insure good design choices design choices
Encourage owners to make the investment & complete Encourage owners to make the investment & complete project. project.
Celebrate the success and encourage others to follow suite. Celebrate the success and encourage others to follow suite.
Track the impact that the investment has on the business Track the impact that the investment has on the business and downtown. and downtown.
Simple Façade Improvements
Total Façade cost: $10,000 for all four facades
Simple Fa Simple Faç çade ade Improvements Improvements
Total Façade cost: $10,000 for all four facades
More Complex Façade Improvements
Total Façade Cost: $34,000
Main Street Approach to Building Rehab
Identify property owners / business owners. Identify property owners / business owners.
Consult with owners about what they want to do. Consult with owners about what they want to do.
Assist owners in making contact with an architect that has Assist owners in making contact with an architect that has experience with historic properties. experience with historic properties.
Assist owners / architect with information: ordinances, old Assist owners / architect with information: ordinances, old photos, building history, etc. photos, building history, etc.
Assist owners with a proforma analysis of property to Assist owners with a proforma analysis of property to determine feasibility of project. determine feasibility of project.
Identify possible incentives to close any gap identified in Identify possible incentives to close any gap identified in the proforma. the proforma.
Encourage owners to make the investment & complete Encourage owners to make the investment & complete project. project.
Assist in finding tenants as needed Assist in finding tenants as needed
Celebrate the success and encourage others to follow suite. Celebrate the success and encourage others to follow suite.
Track the impact that the investment has for the property Track the impact that the investment has for the property
Resources
Local Resources Local Resources
Local Main Street Program or Downtown Local Main Street Program or Downtown Revitalization Organization Revitalization Organization
Local Planners / Building Inspectors Local Planners / Building Inspectors
Local Architects / Structural Engineers / Local Architects / Structural Engineers / Contractors that offer experience with Contractors that offer experience with historic properties. historic properties.
Local Financial Institutions / Local Local Financial Institutions / Local Attorneys / Local Media Attorneys / Local Media
Local Economic Development Professionals Local Economic Development Professionals
City Council / County Commissioners City Council / County Commissioners
Resources
North Carolina Resources North Carolina Resources
Other Main Street Programs that have completed a Other Main Street Programs that have completed a project. project.
Other developers that have completed a project. Other developers that have completed a project.
North Carolina Downtown Development Association North Carolina Downtown Development Association – – Education Education
NC Office of Urban Development & the NC Main NC Office of Urban Development & the NC Main Street Program Street Program – – Resources Resources – – Education Education – – Grants from time Grants from time-
to-
time
NC Division of Community Assistance Regional NC Division of Community Assistance Regional Offices Offices – – Technical Assistance Technical Assistance – – Resources Resources
Resources
North Carolina Resources North Carolina Resources
NC Department of Archives & History NC Department of Archives & History
– – Technical Assistance Technical Assistance – – Tax Credit Assistance Tax Credit Assistance
NC Department of Insurance NC Department of Insurance
– – Assistance with the NC Rehab Code Assistance with the NC Rehab Code – – Assistance with ADA compliance Assistance with ADA compliance
NC DENHR NC DENHR
– – Grants Grants
Preservation North Carolina Preservation North Carolina
– – Assistance with Endangered Properties Program Assistance with Endangered Properties Program
Self Help Credit Union Self Help Credit Union
– – Financing Financing
Resources
National Resources National Resources
National Main Street Center /
National Main Street Center / National Trust for Historic National Trust for Historic Preservation Preservation
– – Resources Resources – – Grants / Loans Grants / Loans – – Financing Financing
The Three Building Codes
The North Carolina State Building Code The North Carolina Rehab Code Existing Building Code
The North Carolina State Building Code
Scope: The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.
The NC Rehab Code
Scope: For use on existing buildings with some limitations such as additions and change of use. Six categories: Repair Renovation Alteration Reconstruction Change of use Addition
Volume IX Adopted June 14, 1994
NC State Building Code
Volume IX Existing Buildings
PURPOSE The purpose of this code is to encourage the continued use or reuse of existing buildings and to provide a minimum standard of life safety as established in this code. The intent of this code is to serve as a construction code and not a maintenance code for existing buildings.
NC State Building Code
Volume IX Existing Buildings
SCOPE The provisions of this code shall constitute the minimum standards for change of
buildings classified as Day Care Centers, Farm Buildings, Hazardous, High Rise, Institutional, One-and-Two Family Dwellings, or Residential Care Facilities. For these occupancies, use the Building
assist users with determining what standards applied to the building at the time of its construction.
NC State Building Code
Volume IX Existing Buildings
APPLICATION All existing buildings undergoing additions, alterations, repairs, rehabilitations, or change of
the requirements of the code under which the building was built, or the Building Code as
chapter 4 can not be met, alternative life safety provisions may be installed in accordance with chapter 6 (Chapter 34)… Nothing is this code shall be construed to allow the degradation of those systems, devices, and equipment required by code under which the building was constructed.
Change of Occupancy
3406.1 Conformance. No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancy. Subject of the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for the purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.
Table No. 501
Hazard Categories and Classifications
Relative Hazard Occupancy Classification 1 Highest Hazard Essential Facilities
2
Large Assembly 3 Small Assembly, Edu. 4 Residential 5 Business, Mercantile 6 F-1 & S-1 Mod. Hazard 7 S-2 Low Hazard 8 Private garages, Car ports, Sheds 9 Lowest Hazard Agricultural buildings
Safety Parameters
Building Height Building Area Compartmentation Tenant and Dwelling Unit Separation Corridor Walls Vertical Openings HVAC Systems Automatic Fire Detection Fire Alarm System Smoke Control Means of Egress Dead Ends Travel Distance Elevator Control Emerg. Lighting Mixed Occupancies Sprinklers Incidental Use
Conclusion
Hire a Design Professional. Pick the code that works best. Remember: Installing a sprinkler system will let you do almost anything you want to do.
Salisbury Case Studies
Floor Plan
Front Elevation
Side Elevation
Decision Diagram (Gray to send)
Decision Diagram (Gray to send)
Window repair slide (Gray to send)
Window repair slide (Gray to send)
Window repair slide (Gray to send)
Window repair slide (Gray to send)
Tin ceiling (Gray to send)
Tin ceiling (Gray to send)
111 111
Presentation Credits
Jeff Adolphsen, SHPO Liz Parham, CMSM, Main St. Program Jason Epley, AICP, Benchmark Randy Hemann, Downtown Salisbury Dana Hart, Rowan County Gray Stout, AIA Rodney Swink, ASLA