Adaptive Re-use Adaptive Reuse Development: Special Issues & … CPA Housing adaptive reuse preso.pdf · Adaptive Re-use Community Preservation Coalition – November 1, 2008 About

Adaptive Re-use

Community Preservation Coalition Community Preservation Coalition –– November 1, 2008November 1, 2008

Adaptive Reuse Development:Adaptive Reuse Development:Special Issues & ExamplesSpecial Issues & Examples

Prepared and Presented byJennifer M. RaittMetropolitan Area Planning Council

Adaptive Re-use Current Housing Market in MassachusettsCurrent Housing Market in Massachusetts

Remains expensive housing marketRemains expensive housing market Fourth highest housing wage in nation for a 2Fourth highest housing wage in nation for a 2--

Bedroom (up 1.3% from 2007)Bedroom (up 1.3% from 2007) Foreclosures at record levels Foreclosures at record levels

7,500+ properties were foreclosed in 20077,500+ properties were foreclosed in 2007 37,000+ loans expected to begin foreclosure 37,000+ loans expected to begin foreclosure

process in 2008process in 2008

Out of Reach, National Low Income Housing Coalition, 2008.Addressing the Foreclosure Crisis: State and Federal Initiatives in Massachusetts, CHAPA, 2008.Global Insight, “U.S. Metro Economies – The Mortgage Crisis: Economic and Fiscal Implications for Metro Areas” 2007.

Adaptive Re-use


About Adaptive ReAbout Adaptive Re--useuse

A broader approach to developmentA broader approach to development Adaptive reuse can be used to preserve Adaptive reuse can be used to preserve

historic resources. Adaptive reuse has historic resources. Adaptive reuse has shifted to more broadly finding new uses for shifted to more broadly finding new uses for vacant buildings that have outlived a vacant buildings that have outlived a specific use.specific use.

Adaptive Re-use



Old uses to new usesOld uses to new uses IndustrialIndustrial CommercialCommercial ChurchesChurches Hospitals Hospitals

ReRe--use movement began in use movement began in ’’70s with 70s with ““old old schoolsschools””

Adaptive Re-use



Zoning/ Planning ConsiderationsZoning/ Planning Considerations Master or Neighborhood PlanningMaster or Neighborhood Planning RezoningRezoning Overlay DistrictsOverlay Districts Review/ Approval ProcessReview/ Approval Process Visioning/ BuyVisioning/ Buy--in in

Adaptive Re-use



Physical Capital ConsiderationsPhysical Capital Considerations AssessmentAssessment Funding SourcesFunding Sources Technical Assistance/ PredevelopmentTechnical Assistance/ Predevelopment Infrastructure IssuesInfrastructure Issues

Adaptive Re-use



Local Capacity ConsiderationsLocal Capacity Considerations Political WillPolitical Will Building the TeamBuilding the Team Project DevelopmentProject Development Project ManagementProject Management Partnering/ Collaborative SolutionsPartnering/ Collaborative Solutions LongLong--term Issuesterm Issues

Adaptive Re-use


ExamplesExamples

Adaptive Re-use


Elm Street, AmesburyElm Street, Amesbury

Adaptive Re-use


Before and AfterBefore and After

Elm Street 2002

Elm Street 2004

Adaptive Re-use


Elm Street, AmesburyElm Street, Amesbury

Adaptive Re-use


Carriage Lofts, AmesburyCarriage Lofts, AmesburyRestored three mill buildings49 units - 39 artist live/work space, 10 townhomes11 affordable to households earning at or below 80% of Area Median Income

Adaptive Re-use


Carriage Lofts, AmesburyCarriage Lofts, AmesburyHighlights:Artists Gallery, workshop/ exhibit space; Public park/ infrastructure Improvements; Public funds leveraged private investment, including Brownfields mitigation/ remediation

Governor’s Smart Growth Leadership Award and APA-Massachusetts Chapter Award

Adaptive Re-use


Forbes Park, ChelseaForbes Park, ChelseaUrban Design & Development 18-acre industrial waterfront property225 residential units 20,000 square feet of commercial, restaurant, office space

Adaptive Re-use


Forbes Park, ChelseaForbes Park, ChelseaHighlights include:Eco-loftsLifestyles of Health and SustainabilityUse of passive solar, using large windows maximizing natural light/ air Installed a 75 kw cogeneration system used for heat and electricity

Adaptive Re-use


Downtown AmesburyDowntown AmesburyCirca 1912 Crown Theater, renovated and re-opened as the Strand Theater in 1919. It was the local entertainment place through 1959. Since then the building has been used for commercialretail uses.

Adaptive Re-use


Downtown AmesburyDowntown AmesburyComprehensive renovation and rehabilitation in 2004to the 1947 design, energy efficient and street scale façade with historic detailing. Accessibility into the building was improved through power-assist doors, and “push for service” signage and call bells.

Adaptive Re-use


Whipple Riverview Place, IpswichWhipple Riverview Place, Ipswich

Adaptive Re-use


TeamworkTeamworkTown-initiated development supported by:

Town Character StatementManaged growthImportance of social equity/ economic diversificationEvaluation of Town-owned/ surplus properties –committee formationUnderstanding/ dedication to public/ private partnerships

Adaptive Re-use


TeamworkTeamworkZoning Tools

Residential Dwellings in Accessory Buildings Inclusionary ZoningIntown Residence ZoningOpen Space Preservation

Adaptive Re-use


TeamworkTeamwork

RFP for “Whipple Annex”Private PartnersSalem Harbor CDC North Shore Housing Trust

FundingMultiple Sources/ Lenders

Adaptive Re-use


Developer: Developer: North Shore Housing Trust, Inc.North Shore Housing Trust, Inc.“Housing For All”

Group emerged from citizen activists and housing professionalsDemand for regional organization to bridge gaps in existing networkIncorporated 2001

Core IssuesHomelessnessWorkforce HousingSmart Growth

Adaptive Re-use


Project VisionProject Vision

Whipple – First ProjectCommunity NeedsAdaptive Reuse

Preserve historic components of last remaining building of Essex Correctional Institute

Funding QuiltMultiple Sources/ Lenders

Adaptive Re-use


Project OverviewProject OverviewFriendly 40B/ Friendly 40B/ Approx. 9,300 sq. ft.Approx. 9,300 sq. ft.9999--Yr. Ground LeaseYr. Ground Lease10, 110, 1--bd units for incomes ranging 30%bd units for incomes ranging 30%--80% at Area Median Income80% at Area Median Income$2.7 million/ range of funding sources$2.7 million/ range of funding sourcesRestricted to seniors, 62+Restricted to seniors, 62+

Adaptive Re-use


Adaptive ReuseAdaptive ReusePreservation Restriction pursuant to M.G.L. Chapter 40, Section 8D Secretary of the Interior’s “Standard for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings” (36 C.F.R. 67 and 68)Windows, Exterior Doors, MasonryAlterations and Maintenance

Adaptive Re-use


Adaptive ReuseAdaptive Reuse

Adaptive Re-use


Green RoofGreen RoofPopular in European countriesVegetated roof system, lightweight, engineered soil mediumBenefits:

Improves stormwater runoff/ Ipswich RiverCan lower heating and cooling costsLessens “heat island” effect

23 green roofs in MA Whipple is only affordable housing project

Adaptive Re-use


Green RoofGreen Roof

Adaptive Re-use


Green RoofGreen Roof

Adaptive Re-use


Green RoofGreen RoofWhipple Annex has a special soil systemSedums/ hardy and succulent groundcoverPlants chosen specifically for microclimateRange from sedum spurium “John Creech” to sedum album “Murale”Small plugs will eventually flourish.

Adaptive Re-use


The Counting HouseThe Counting House

Adaptive Re-use



Questions to ask:Questions to ask: Is the building worth saving?Is the building worth saving? Is the building contaminated?Is the building contaminated? Does the building fit within a specific Does the building fit within a specific

program/ plan?program/ plan? What are the true preservation costs?What are the true preservation costs?

How much of the building can you save, How much of the building can you save, restore, or reproduce?restore, or reproduce?

Adaptive Re-use


Q&AQ&AJennifer M. RaittChief Housing PlannerMetropolitan Area Planning Council60 Temple Place, 6th FloorBoston, MA 02111(617)451 2770 x [email protected]

Documents

Adaptive Re-use Adaptive Reuse Development: Special Issues & … CPA Housing adaptive reuse preso.pdf · Adaptive Re-use Community Preservation Coalition – November 1, 2008 About