Mdka ppt_St bridgets Parish Complex, Jersey City, NJ

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.


Developer RCG Development Group, LLC

The Alpert Group, LLC


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


Project Data



MDKA

St. Bridget’s complex looking SE on Montgomery Street, Jersey City (1930s)

Case Study: St. Bridget's Parish Complex


MDKA

St. Bridget’s R. C. Church (1897; Patrick Charles Keely, Arch.)




Rectory (ca. 1883) School (1890) Convent (1924)

Buildings of the Parish Complex


MDKA

SCHOOL

CONVENT

RECTORY




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”



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



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



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



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



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



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.



New egress walkways and ADA lift, NW view.



New egress walkways and ADA lift, NW view.



View of egress walkways, SE view.



View of egress walkways, SE view.



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



School: E façade from former Mercer St. (vacated).



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.



xxx.

School: Section of 4th floor and attic, showing lowered floor.



xxx.

School: Section of 4th floor and attic, showing lowered floor.



Detail: window trim (upper fl.) Detail: Interior wall of unaltered upper floor



xxx.

Recessed pockets to reveal window head and trim

School: Section of 4th floor and attic, showing recessed pockets for trim.



School: Interior elevation at 4th floor, showing effect of lowered floor above.

New ht. Original


MDKA Case Study: St. Bridget's Parish Complex The Convent



Convent: Rear view



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



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.



Convent: Existing second floor arrangement



Convent: Existing circulation pattern



Convent: Existing doorways opening into hallways



Convent: Proposed second floor with three apartment units.



Historic circulation pattern retained in common areas and within units.



Historic doors and openings retained within units. New main entrances to units recessed.



Site: Existing rear asphalt play area.



Site: Existing Patio (N façade) Site: Fenced play yard (S façade)











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)



Low Income Housing Tax Credits and

Historic Tax Credits

… Not always easy, but yield great results for historic buildings.


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

http://www.mdka.com/

Documents

Mdka ppt_St bridgets Parish Complex, Jersey City, NJ