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2013 MDKA, Inc. PPT presentation on the challenges of a project applying for federal Rehabilitation Tax Credits. MDKA was the Historic Preservation Specialist for the project.
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2013 New Jersey Historic Preservation Conference June 6, 2013
ST. BRIDGET’S PARISH BUILDINGS COMPLEX Jersey City, New Jersey
MDKA Case Study: St. Bridget's Parish Complex
Combining
Low Income Housing Tax Credits
with
Federal Historic Rehabilitation Tax Credits
Project Team
Project Architect: LWDMR Architects, PC Civil Engineers: Paulus, Sokolowski and Sartor, LLC (PS&S) Structural Engineers: RDG Consulting Engineers Historic Preservation Specialist: Mary Delaney Krugman Associates, Inc. Conservator: Jablonski Building Conservation, Inc. Contractor: F.A.S.T Construction Inc.
2013 New Jersey Historic Preservation Conference June 6, 2013
Developer RCG Development Group, LLC
The Alpert Group, LLC
MDKA Case Study: St. Bridget's Parish Complex
Historic Name: St. Bridget’s R. C. Church Parish Complex Project Name: St. Bridget’s Senior Residence Urban Renewal LLC Location: Jersey City, Hudson County, New Jersey LIHTC Award: 2011 Anticipated Completion: 2014 No. of Units: 43 low-income units; 46 total units Estimated Project Cost: $ 10.4 Million
2013 New Jersey Historic Preservation Conference June 6, 2013
Project Data
MDKA Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA
St. Bridget’s complex looking SE on Montgomery Street, Jersey City (1930s)
Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA
St. Bridget’s R. C. Church (1897; Patrick Charles Keely, Arch.)
Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Rectory (ca. 1883) School (1890) Convent (1924)
Buildings of the Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA
SCHOOL
CONVENT
RECTORY
Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Low Income Housing Tax Credits Federal Rehabilitation Tax
Incentives Program
9% of qualified basis x 10 yrs. (not to exceed 70% of qualified basis) 20% of qualified rehab expenses
Highly competitive, based on points Not competitive, but must be a qualified historic building
Points rating system Must meet US SOI Standards
High-value points change each year SOI Standards remain same YOY
Approx. 5 mos. for all approvals (needed prior to application)
All SHPO/NPS reviews take 30/30 days (independent of other approvals)
Must be “put in service” in 24 mos. 24 mos. for completion of rehab work (60 mos. if “phased”)
Tax Credits taken during year when building is “put in service”
Tax credits taken during year when building is “put in service”
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Typical Schedule for LIHTC Round (6 – 9 Months)
January HMFA approval of Qualified Allocation Plan Re-proposal March QAP published in the Federal Register April End of comment period May HMFA Board approval of QAP adoption; OAL adoption June QAP Published, becomes legally effective August All 9% supported housing applications due, along with all necessary approvals (zoning/planning; HPC, SHPO; NPS; other) November Awards Announced
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Historic Tax Credits Review Timeline (Typ. 2 – 3+ years)
Part 1 Qualification as Historic Building; Approval (3 – 6 mos.) Part 2 Review and Approval of Proposed Work (24 – 30 mos.)
• Development of Drawings and Application ( 4 – 6 mos.) • Initial reviews and comments by SHPO/NPS (2 mos.) • Revisions; 2nd reviews by agencies for conditional approval (3-4 mos.); • Continuing design work; prepare, submit Part 2 addendum showing
conditions have been met (6-9 mos.) • Addendum review by SHPO/NPS (2 mos.) • Revisions to plans, if needed; Revised conditional approval (3 mos.) • Addendum prepared showing final conditions met (1 mo.); • Final Part 2 reviews and approval; construction work begins (2 mos.)
Part 3 Description of Completed Project; Final Approval for Credits (3 mos.)
Y1 Y2 Y3 Y4 Y5
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Comparative Schedules - LIHTC vs. FRTC
One of the greatest challenges is making these schedules work together!
LIHTC
FRTC
6 mos
60 months
24 months
24 months
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Point Rating System for LIHTC:
1. Family Cycle 2. Senior Cycle 3. Supportive Housing Cycle 4. Final Cycle
Set-Asides • HOPE VI/ CHOICE Neighborhood
Set-Aside • Preservation Set-Aside
Point System 1a. Increase in Compliance Period 1b. Qualified Census Tract 1c. Conversion to Home Ownership 2. Affordability 3. Public Housing Waiting Lists 4. Transit Oriented Development
(Points awarded to St. Bridget’s in RED):
5. County/Municipal/PHA/CRDA Support 6. Social Services 7. Certified M/WBE Business Enterprises 8. Ready to Grow 9. Unit Amenities 10. Project Amenities 11. Community Policing/Public 12. Site Selection 13. Historic/Adaptive Re-use/Brownfields
and Higher Opportunity Areas 14. Green Building and Energy 15. Supportive Housing Units 16. Successful Development Experience 17. Qualified Nonprofit Sponsor 18. Negative Point Categories
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Proposed:
Garden Level: One 2-BR unit Parlor Level: Two 1-BR units; Common Parlor 2nd floor: Two 2-BR units 3rd floor: Two 2-BR units TOTAL: 7 units
Existing:
Common Dining Room, Kitchen 20 individual bedrooms
The Rectory
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Challenges: • Provide second means of egress; • Close proximity of school; and • Ornamental metal fire stairs.
Solutions: • Remove portions of existing fire
escape at rear of school; • Construct contemporary metal
egress walkway from rectory to school’s pre-existing fire stair at 2nd and 3rd floors.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
New egress walkways and ADA lift, NW view.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
New egress walkways and ADA lift, NW view.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
View of egress walkways, SE view.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
View of egress walkways, SE view.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Existing:
4-stories of former classrooms Attic and cellar All but cellar vacant
Proposed:
Cellar: Mechanical; Services 1st floor: Five 1-BR units 2nd floor: Five 1-BR units; 1 Studio 3rd floor: Five 1-BR units; 1 Studio 4th floor: Five 1-BR units; 1 Studio Attic: Five 1-BR units; 1 Studio Total: 29 Units
The School
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
School: E façade from former Mercer St. (vacated).
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
School: Attic level
Challenges: • Insufficient headroom under trusses; • Only one stairway (no second means
of egress as required; • Potential impacts to historic fabric of
4th floor; • Attic units required to meet the
project goals for LIHTC.
Solutions: • Lower the attic floor 1 foot; • Minimize impacts to historic features
on 4th floor; • Extend existing egress stair at rear.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
xxx.
School: Section of 4th floor and attic, showing lowered floor.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
xxx.
School: Section of 4th floor and attic, showing lowered floor.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Detail: window trim (upper fl.) Detail: Interior wall of unaltered upper floor
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
xxx.
Recessed pockets to reveal window head and trim
School: Section of 4th floor and attic, showing recessed pockets for trim.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
School: Interior elevation at 4th floor, showing effect of lowered floor above.
New ht. Original
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex The Convent
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Convent: Rear view
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Existing:
• Communal living units (23 BR) • 2nd and 3rd floors vacant • Pre-school, offices in basement and
first floor
Proposed: LL: One 1-BR/HC; Mechanical; Community Room; Lobby; Laundry 1st floor: One Studio/HC; One 1-BR; One 2-BR 2nd floor: Two 1 BR; One 2-BR 3rd floor: Two 1-BR; One 2-BR Total: 10 Units
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Challenges: • Existing BRs substandard for
contemporary use and requirements of LIHTC;
• Need to preserve historic circulation patterns;
• Insufficient egress routes for new units.
Solutions: • Combine former BRs into unified apt
units to preserve them, satisfy LIHTC; • Retain historic hallways, doors within
units; • Build new contemporary exterior
egress stairway on secondary façade.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Convent: Existing second floor arrangement
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Convent: Existing circulation pattern
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Convent: Existing doorways opening into hallways
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Convent: Proposed second floor with three apartment units.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Historic circulation pattern retained in common areas and within units.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Historic doors and openings retained within units. New main entrances to units recessed.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Site: Existing rear asphalt play area.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Site: Existing Patio (N façade) Site: Fenced play yard (S façade)
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
The bottom line …
Estimated Project Cost: $ 10.4 Million
LIHTC Award: $ 7.4 Million ($739,241 ann. allocation x 10 yrs.) Historic Tax Credits (20%) $ 1.8 Million Total Tax Incentives: $ 9.1 Million (includes tax credits and subsidies)
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA Case Study: St. Bridget's Parish Complex
Low Income Housing Tax Credits and
Historic Tax Credits
… Not always easy, but yield great results for historic buildings.
2013 New Jersey Historic Preservation Conference June 6, 2013
MDKA
Thanks!
Mary Delaney Krugman, J.D., M.S. Historic Preservation President
Mary Delaney Krugman Associates, Inc.
Historic Preservation Consultants Montclair, New Jersey 07042
http://www.mdka.com
Case Study: Camp Meeting Cottage, Ocean City NJ
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