Adaptive Reuse Opportunities in Winston Salem/Forsyth County

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2 Adaptive Reuse Opportunities in Winston Salem/Forsyth County Winston Salem and Forsyth County enjoy a rich and vibrant history that is reflected in the many historic buildings that can be found in our city and towns. However, some of these buildings are underutilized, in disrepair, or have outlasted the use for which they were built. Adaptive reuse and rehabilitation can reimagine this underutilized building stock and help our community thrive by contributing to economic vitality and sustainability, while retaining our unique history and sense of place. Legacy 2030 recommends completing a study to identify older/historic buildings that have adaptive reuse potential. This report identifies properties that have the most potential to benefit the community through adaptive reuse and revitalization. Considerations For This Document All structures in this document meet the 50 year old threshold to qualify as historic according to the definitions outlined in the Secretary of the Interior s Standards for Rehabilitation. Historic status, defined here as inclusion in historic districts, study lists, or individual property listings as of December 2017, is listed for each property. Any further work to determine historic eligibility to qualify for tax credits or other historic incentives is the responsibility of the party looking at redeveloping these properties. This report makes no representations as to the cost or financial feasibility of adaptive reuse of these buildings. Additionally, properties included in this document are completely or substantially vacant. Properties included in this document and potential uses listed align with Legacy 2030 and Area Plan recommendations. Structures from Lewisville, Clemmons, and Kernersville have not been included in this report, as those municipalities have their own planning regulations and staff. No single family residences were included in this study, although there may be homes suitable for office conversion. No historic farm or agricultural buildings were considered for this report, as these resources would not be candidates for adaptive use in an effort to preserve farmland and agricultural resources for local food opportunities. Most vacant properties in the downtown core (central city) were omitted due to current market forces that are seeing these properties rehabilitated at a greater rate than in other parts of the county. Additional properties may have been excluded due to occupancy status, zoning considerations, and area plan recommendation compliance. Page 1

3 This publication was created using tax data provided by the Forsyth County Tax Department, recommendations of Legacy 2030 and area plans adopted prior to December 2017, Winston Salem/Forsyth County zoning data, 2014 orthophotography, and 2016/2017 street view images. For more information on area plans, visit: Plans. Please note that this is a limited study that does not take into account other important variables such as access, utilities, soil suitability, ownership status, availability, or land and redevelopment costs. This study is strictly an assessment of sites suitable for adaptive use or redevelopment consistent with Legacy Over time, additional sites may be added to this inventory and/or sites may be removed as they are redeveloped. Site Legend Information Location: Address, City, State, Zip Code Pin: Forsyth County Tax Assessor s Parcel Identification Number for the site at the time of this document s research. GMA: Growth Management Area from Legacy Zoning: Site s zoning district(s) at the time of research. Current Use: Site s existing land use at the time of research. Potential Uses: Planning staff s land use recommendations for the site. Area Plan: Area plan that the property is located within. Historic Status: Historic status of the property, if any. Zoning Abbreviations in this report GB General Business PB Pedestrian Business NB(L) Neighborhood Business (Limited Use) LB Limited Business CB Central Business LI Limited Industrial GI General Industrial RS7 Single Family 7,000 sf minimum lot size RS9 Single Family 9,000 sf minimum lot size RSQ Residential Single Family Quadraplex WO Winston Overlay District Page 2

4 901 S. Broad Street 901 S. Broad St LB Vacant Commercial, South Central West Salem Historic District, Contributing Building This former gas station building dates from 1925 and is a contributing structure in the West Salem Historic District. Adaptive use or redevelopment of this property is encouraged due to its location near the Southeast Gateway Activity Center and redevelopment occurring nearby. There is a possibility of some site contamination due to the site s history as a gas station and auto repair shop. Page 3

5 905 S. Broad Street 905 S. Broad St LB Vacant, South Central West Salem Historic District, Commercial Non Contributing Building This former warehouse building dates from 1955 and is a non contributing structure in the West Salem Historic District. Adaptive use or redevelopment of this property is encouraged due to its location near the Southeast Gateway Activity Center and redevelopment occurring nearby. There is a possibility of some site contamination due to the site s history as a warehouse. Page 4

6 907 S. Broad Street 907 S. Broad St LB/LI Vacant, South Central West Salem Historic District, Commercial Contributing Building This former industrial/office building dates from 1950 with subsequent additions, and is a contributing structure in the West Salem Historic District. Adaptive use or redevelopment of this property is encouraged due to its location near the Southeast Gateway Activity Center and redevelopment occurring nearby. There is a possibility of some site contamination due to the site s history as an industrial building. Page 5

7 215 N. Glenn Avenue 215 N. Glenn Ave LB Vacant Commercial, Institutional, North Central Not Listed This one story commercial building dates to the 1950s. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 6

8 217 N. Glenn Avenue 217 N. Glenn Ave LB Vacant Commercial, Institutional, North Central Not Listed This one story commercial building dates to the 1950s. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 7

9 Granville Drive Granville Dr NB L Vacant, South Central West Salem Historic District, Commercial Contributing Building Former twin commercial buildings date from 1925 with 1950s connector addition. Contributing building in the West Salem Historic District. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and redevelopment occurring nearby. Recently sold, may be undergoing renovations/upfit. Page 8

10 2014 Greenway Avenue 2014 Greenway Ave LB Vacant Commercial, Institutional, North Central Not Listed This former theater building dates to the 1950s. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 9

11 3401 Indiana Avenue 3401 Indiana Ave LI Vacant Industrial,, Residential North Suburban Not Listed Former industrial building dates from This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and access to transportation corridors, and potential redevelopment occurring nearby. There is a possibility of some site contamination due to the site s industrial use history. Railroad right of way is near the property. Community center exists on adjacent property. Page 10

12 415 Junia Avenue 415 Junia Ave South Central Winston Salem, NC LI Vacant Industrial, Commercial, Sunnyside Central Terrace Historic District, Contributing Buildings This mostly vacant site includes a small, wood clapboard building and three metal buildings that date from the 1930s and 1940s and were formerly oil and gas related. All are contributing structures in the Sunnyside Central Terrace Historic District. Adaptive use or redevelopment of this property is encouraged due to its location and access to transportation corridors, the potential to reuse existing buildings and build on vacant parcel, and potential redevelopment occurring nearby. There is a possibility of some site contamination due to the site s oil and gas related history. Page 11

13 601 N. Liberty Street 601 N. Liberty Street Downtown CBWO Vacant Commercial, Downtown North Historic District, Contributing Building Former Efird Grocery building dates to Contributing building in the Downtown North Historic District. Adaptive use or redevelopment of this property is encouraged due to its location in Downtown Winston Salem and redevelopment occurring nearby. Part of the Winston Overlay Zoning district. Page 12

14 609 N. Liberty Street 609 N. Liberty Street Downtown CBWO Vacant Commercial, Downtown North Historic District, Non Contributing Building Former commercial building dates to the 1940s. It is a noncontributing building in the Downtown North Historic District. Adaptive use or redevelopment of this property is encouraged due to its location in Downtown Winston Salem, and redevelopment occurring nearby. Part of the Winston Overlay zoning district Page 13

15 801 N. Liberty Street 801 N. Liberty Street LI Vacant Industrial,, Residential Downtown Downtown North District, Contributing Building This two/three story former State Employment Security Building dates to the 1940s. It is a contributing building in the Downtown North Historic District. Adaptive use or redevelopment of this property is encouraged due to its location in Downtown Winston Salem and redevelopment occurring nearby. Adjacent to the railroad right of way. Page 14

16 860 N. Liberty Street 860 N. Liberty Street GB Vacant Commercial, North Central Not Listed This former service station dates to the 1940s. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its proximity to Downtown Winston Salem and redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 9] prepared by staff in Page 15

17 866 N. Liberty Street 866 N. Liberty Street GB Vacant Commercial, North Central Not listed This one story commercial building dates to the 1950s. This property is currently not listed on any historic register, although it may be eligible Adaptive use or redevelopment of this property is encouraged due to its proximity to Downtown Winston Salem and redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 9] prepared by staff in Recently sold, may be undergoing renovations/upfit. Page 16

18 874 N. Liberty Street 874 N. Liberty Street GB Vacant Commercial, North Central Not Listed This two story commercial building dates to 1925 with subsequent expansions. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its proximity to Downtown Winston Salem and redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 9] prepared by staff in Recently sold, may be undergoing renovations/upfit. Page 17

19 916 N. Liberty Street 916 N. Liberty St GB Vacant Industrial,, Residential North Central Not Listed Former Taylor Warehouse Building dates to 1927 with subsequent expansions. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location near Downtown Winston Salem and redevelopment occurring nearby. Part of the Ivy Avenue/East 10 th Street Industrial Opportunity Area in the North Central Area Plan. Page 18

20 1701 N. Liberty Street 1701 N. Liberty Street PB/RSQ Vacant Commercial, East Northeast Not Listed This two story former commercial building potentially dates to This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and as it is part of the overall Cleveland Avenue Master Plan area. Part of the North Liberty Street Activity Center. Part of the Cleveland Avenue Master Plan area. Page 19

21 701 N. Main Street 701 N. Main Street LI/PB Vacant Commercial, Downtown Downtown North Historic District, non contributing This two to four story industrial building dates to 1928 with subsequent additions/modifications. It is a non contributing structure in the Downtown North Historic District. Adaptive use or redevelopment of this property is encouraged due to its location in Downtown Winston Salem and redevelopment occurring nearby. Adjacent to the railroad right of way. Page 20

22 454 E. Monmouth Street 454 E. Monmouth St South Central Winston Salem, NC RS7 Vacant, Institutional, Residential Sunnyside Central Terrace Historic District, contributing structure This two story former Communication Workers of America building dates to the 1950s. It is a contributing structure in the Sunnyside Central Terrace Historic District. Adaptive use or redevelopment of this property is encouraged due to its location and access to transportation corridors, and potential redevelopment occurring nearby. Page 21

23 2500 Old Lexington Road 2500 Old Lexington Rd Winston Salem, NC GI Vacant Industrial, Commercial, Institutional Southeast Not Listed This two story manufacturing complex dates to the 1950s with subsequent expansions. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and access to transportation corridors, and potential redevelopment occurring nearby. Adjacent to the railroad right of way. Page 22

24 1201 N. Patterson Avenue 1201 N. Patterson Ave GI Vacant Industrial, Mixed Use, Residential North Central Not Listed This large former industrial site has buildings that date to 1928 with subsequent expansions. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and access to transportation corridors, and potential redevelopment occurring nearby. Part of the Ivy Avenue/East 10 th Street Industrial Opportunity Area in the North Central Area Plan. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 16] prepared by staff in Page 23

25 2208 N. Patterson Avenue 2208 N. Patterson Ave LB Vacant Commercial, North Central Not Listed This two story commercial building dates to This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 24

26 2220 N. Patterson Avenue 2220 N. Patterson Ave LB Vacant Commercial, North Central Not Listed This two story commercial building dates to the 1940s. The property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 25

27 2222 N. Patterson Avenue 2222 N. Patterson Ave LB Vacant Commercial, North Central Not Listed This one story commercial building dates to This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 26

28 2230 N. Patterson Avenue 2230 N. Patterson Ave LB Vacant Commercial, North Central Not Listed This one story commercial building dates to the 1950s. The property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 27

29 2232 N. Patterson Avenue 2232 N. Patterson Ave LB Vacant Commercial, North Central Not Listed This two story commercial building potentially dates to the 1930s. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its location and potential to provide neighborhood services, and potential redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 13] prepared by staff in Part of the Patterson/Glenn Activity Center in the North Central Area Plan. Designated RUCA site. Page 28

30 2207 Sunnyside Avenue 2207 Sunnyside Ave Winston Salem, NC NB L Vacant Commercial, South Central Sunnyside Central Terrace Historic District, contributing building This former gas station building dates from 1925 and is a contributing structure in the Sunnyside Central Terrace Historic District. Adaptive use or redevelopment of this property is encouraged due to its potential to provide neighborhood services, and recent revitalization efforts in the surrounding neighborhood. There is a possibility of some site contamination due to this site s history as a gas station and auto repair shop. Page 29

31 th Street th Street GI Vacant Commercial, Mixed Use North Central Not Listed This manufacturing building dates to 1918 with subsequent expansions. This property is currently not listed on any historic register, although it may be eligible. Adaptive use or redevelopment of this property is encouraged due to its proximity to Downtown Winston Salem, and redevelopment occurring nearby. Part of a larger group of parcels identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 10] prepared by staff in Adjacent to the railroad right of way. Page 30

32 1539 Waughtown St 1539 Waughtown St LI Vacant Southeast Winston Salem, NC RS9 Commercial, Waughtown Belview Historic District, contributing building The former Nissen Wagon Works building dates to 1919 with subsequent expansions. This property is a contributing building in the Waughtown Belview Historic District. Adaptive use or redevelopment of this property is encouraged due to its potential to provide neighborhood services, and recent revitalization efforts in the surrounding neighborhood. Identified in the Development Opportunity Area Phase III Infill and Redevelopment Sites report [Site ID: 47] prepared by staff in Part of the Waughtown/Pleasant Activity Center in the Southeast Area Plan. New Police Station located on the adjacent property. Page 31

33 8101 Broad Street, Rural Hall 8101 Broad St. Rural Hall, NC PB Vacant, Commercial, Residential Rural Hall Study List This two story commercial building dates to 1908 with subsequent expansions. This property is currently not listed on any historic register (although it may be eligible) but is included on the Forsyth County study list. Adaptive use or redevelopment of this property is encouraged due to redevelopment occurring nearby and its location in the identified Rural Hall Downtown Activity Center. Adjacent to the railroad right of way. Page 32

34 Summary list of adaptive reuse opportunities: 901 S. Broad St LB Vacant, Commercial South Central West Salem Historic District, Contributing Building 905 S. Broad St LB Vacant, Commercial South Central West Salem Historic District, Non Contributing Building 907 S. Broad St LB/LI Vacant, Commercial South Central West Salem Historic District, Contributing Building 215 N. Glenn Ave LB Vacant Commercial, Institutional, North Central Not Listed 217 N. Glenn Ave Granville Dr 2014 Greenway Ave 3401 Indiana Ave 415 Junia Ave Winston Salem, NC N. Liberty Street 609 N. Liberty Street 801 N. Liberty Street 860 N. Liberty Street 866 N. Liberty Street LB Vacant Commercial, Institutional, NB L Vacant, Commercial LB Vacant Commercial, Institutional, LI Vacant Industrial, LI Vacant Industrial, CBWO Vacant Commercial, CBWO Vacant Commercial, LI Vacant Industrial, GB Vacant Commercial, GB Vacant Commercial, North Central South Central North Central North Suburban South Central Downtown Downtown Downtown North Central North Central Not Listed West Salem Historic District, Contributing Building Not Listed Not Listed Sunnyside Central Terrace Historic District, Contributing Buildings Downtown North District, Contributing Building Downtown North District, Contributing Building Downtown North District, Contributing Building Not Listed Not listed Page 33

35 874 N. Liberty Street GB Vacant Commercial, North Central Not Listed 916 N. Liberty St GB Vacant Industrial, North Central Not Listed 1701 N. Liberty Street 701 N. Main Street 454 E. Monmouth St Winston Salem, NC Old Lexington Rd Winston Salem, NC N. Patterson Ave 2208 N. Patterson Ave 2220 N. Patterson Ave 2222 N. Patterson Ave 2230 N. Patterson Ave 2232 N. Patterson Ave 2207 Sunnyside Ave Winston Salem, NC PB/RSQ Vacant Commercial, LI/PB Vacant Commercial, RS7 Vacant, Community Services GI Vacant Industrial, Commercial GI Vacant Industrial, LB Vacant Commercial, LB Vacant Commercial, LB Vacant Commercial, LB Vacant Commercial, LB Vacant Commercial, NB L Vacant Commercial, East Northeast Downtown South Central Southeast North Central North Central North Central North Central North Central North Central South Central Not Listed Downtown North Historic District, Non Contributing Building Sunnyside Central Terrace Historic District, Contributing Building Not Listed Not Listed Not Listed Not Listed Not Listed Not Listed Not Listed Sunnyside Central Terrace Historic District, Contributing Building Page 34

36 th Street GI Vacant Commercial, North Central Not Listed 1539 Waughtown St Winston Salem, NC 8101 Broad St. Rural Hall, NC LI/RS9 Vacant Commercial, PB Vacant Commercial, Southeast Rural Hall Waughtown Belview Historic District, Contributing Building Study List Page 35