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
The Hedrick Building Case Studies – 125 S. Main St.
Case Studies – The Hedrick Building Access/Use Issues 125 S. Main St.
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 offer. offer. – 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 – oldest businesses. oldest businesses. – And often suffering from various levels And often suffering from various levels – of deterioration. of deterioration.
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 faç fa çade improvements: colors, materials, etc. ade improvements: colors, materials, etc. Communicate one- Communicate one - on on- - one with owners about fa one with owners about faç 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 faç çade incentive grant program to insure good ade incentive grant program to insure good Establish fa 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 Faç çade ade Simple Fa 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 owner and downtown. owner and downtown.
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 to- - time 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 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
North Carolina State Building Code Existing Buildings 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 occupancy, alteration or repair of existing buildings. This code shall not apply to 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 Code. The appendices are intended to 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 occupancy shall meet the provisions of this code, the requirements of the code under which the building was built, or the Building Code as outlined in this section. When the provisions of 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 Large Assembly 2 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)
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