Lafayette Lofts: A New Model for Religious Properties. NY Statewide Preservation Conference April 17, 2015

Transcription

1 Lafayette Lofts: A New Model for Religious Properties NY Statewide Preservation Conference April 17, 2015

2 AIA Rochester A001 ROC2015- Lafayette Lofts: A New Model for Religious Properties Murray F. Gould, Port City Preservation LLC Mark Kostrzewski, MBK & Associates Carly Battin, Elmwood Village Association April 17, 2015

3 Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non-aia members are available upon request. This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

4 Course Description The congregation at Lafayette Avenue Presbyterian Church in Buffalo faced a serious problem. A community of 100 with a 60,000 square foot facility. They knew they could not continue under the increasing financial strain. After more than five years of challenges and setbacks, the property is reborn as Lafayette Lofts, a mixed-use facility of residences, assembly space, commercial office and meeting space, a culinary center as well as the church. This is the story of how a community of faith faced and overcame these challenges to create a new vibrant addition to the neighborhood.

5 Learning Objectives At the end of the this course, participants will be able to: 1) Participants will be able to employ new and creative tactics to advocate the benefits of historic building rehabilitation. 2) Participants will be able to identify prospective uses for underutilized or vacant religious buildings in order to revitalize a neighborhood. 3) Participants will be able to design adaptive reuse projects in historic religious buildings that both preserve the building s important character-defining features and that make the building safe and useable for new, 21 st -century uses. 4) Participants will be able to plan a multi-phased rehab/adaptive use project that utilizes multiple funding sources and communicates the economic benefits of rehabbing these buildings to elected officials, business leaders, and the general public.

6 Lafayette Avenue Presbyterian Church Constructed in 1895 One of Buffalo s first suburban churches 1,900 members at its peak The church and its tower is one of the most significant architectural features in Elmwood Village

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8 The Sanctuary Seating Capacity 1,400

9 Parlor

10 Summer Chapel Modified in the early 1950s

11 Summer Chapel (cont.)

12 Kitchen

13 The Memorial House Constructed in 1921 to meet the increasing need for community space Named to honor the nine members of the congregation that died in World War I

14 Meeting Rooms

15 Gymnasium

16 Bowling Alleys

17 Facing Reality A congregation of 100. A 60,000 square foot complex. An aging building with years of deferred maintenance. A dwindling endowment. We needed to make drastic changes in order to survive.

18 Our First Big Step ( ) We retained an architect to lead our efforts. Executed an Existing Conditions Survey. Had the property listed on the National Register of Historic Places. Developed a preliminary reuse plan.

19 Our First Major Setback We expended $125,000. We seriously questioned what we received in return. We terminated any further services with the architect. We felt betrayed.

20 Regrouping and Moving Forward (2011) Retained Port City Preservation LLC as project manager. Evaluated all prior work. Put together the key members of the project team. Prepared a realistic development plan. Started the financing process.

21 The Overall Plan Determine the current and future needs of LAPC. LAPC needs 11% of the overall space. How best to use the remaining space.

22 Working with the Elmwood Village Association (EVA) Offered invaluable insight and advice on market demand for potential residential and commercial uses. Leverage the strengths of the market. Has become the major cheerleader for our project. Provided $150,000 in financial assistance.

23 The Overall Plan A mix of residential and commercial uses. Retain every architectural detail if possible. LAPC remains a focal point. Removes 75 percent of the church pews to create a new event space. The new sanctuary seats 320, much more appropriate and intimate for the current congregation. Allow LAPC to get out of the real estate business and get back in the mission business.

24 The Overall Plan - Residential 21 residential units. Targets a higher-end market. Incorporates unique architectural features in the units.

25 The Overall Plan - Commercial Large and small event space. Meeting and Office Space. Conference Room with high-end technology. Pre-K School. Culinary Center.

26 Our Second Major Setback (2012) National Park Service (NPS) did not approve our proposed plan of rehabilitation. They said that the division of the summer chapel and the gymnasium into apartments does not meet the Secretary of the Interior Standards. After a six-month appeal, NPS reverses their earlier decision and approves our plan in January Delay resulted in higher construction costs.

27 Commencing Construction Plans and Specifications completed in April Site Plan and Building Permits Issued May/June Construction Commences June Final Financing Commitments are still pending.

28 Our Third and Biggest Setback (2013/2014) We initiated construction based on commitments from our lender and tax credit investor. Delays, Delays and More Delays. Lender provided a bridge loan to cover initial construction costs. Without final commitments we were forced to slow down construction resulting in inefficiencies. Construction was stopped in January 2014 until closings took place. Closing finally took place in March Delays resulted in higher costs/lower equity exceeding $350,000.

29 Branding & Marketing Proper branding and marketing is essential. Elmwood Village is a brand in itself. Capitalize on that brand. Market response have been overwhelming.

30 Status of the Project Certificate of Occupancy Received in December of the 21 Residential Units have been Leased. Finish Work on the Event/Office/Meeting/Pre-K School Spaces have been completed. Culinary Center awaiting one final piece of Equipment.

31 Sources of Financing Source Amount Tax Credit Equity $2,554,000 LAPC Equity/Loan 848,000 First Mortgage 3,741,000 Deferred Development Fee 945,000 Main Street Grant 150,000 Gap 1,037,000 Total $9,275,000

32 The Finished Product

33 Sanctuary & Assembly Hall

34 Sanctuary & Assembly Hall

35 Summer Chapel Apartment

36 Summer Chapel Apartment

37 Summer Chapel Apartment

38 Memorial House Apartment

39 Memorial House Apartment

40 Bowling Alley Apartment

41 Bowling Alley Apartment

42 Gymnasium Apartment

43 Gymnasium Apartment

44 Gymnasium Apartment

45 Parlor

46 Parlor

47 Ladies Bathroom

48 Culinary Center

49 Culinary Center

50 What s Left to Do in 2015 Establish Lafayette Lofts as a Brand and Event Destination. Solve our Financing Gap. LAPC Competes its Transition.

51 Some Closing Thoughts What worked? What didn t work? What would you do differently?

52 This concludes The American Institute of Architects Continuing Education Systems Course AIA Rochester Linda Hewitt

53 Questions & Answers