SPEAKERS Julie Thompson Downtown Goldsboro Jason Epley, AICP Benchmark CMR, Inc. Dana Hart Rowan County Building Inspections Gray Stout, AIA Stout Studio Architecture September 22, 2011
Agenda 11:00 Welcome 11:05 11:30 Goldsboro Façade Examles Historic Preservation/Sec of Interior Stds. Example Façade Guidelines 11:30 11:45 The 3 Building Codes 11:45 12:15 Rehab Case Studies 12:15 12:45 Box Lunch 12:55 1:45 Tour 1:45 2:00 Q&A Wrap-up
Facade Projects - Downtown Goldsboro 3
Façade Grant Program Purpose: To promote storefront renovation and restoration of commercial buildings in downtown Goldsboro; To encourage good design and workmanship, and; To preserve Downtown Goldsboro s unique historic character. 4
Façade Grant Program Funding Source Area Budget Eligibility 5
Façade Grant Program Award Categories: 1) At a minimum, qualifying projects are eligible for a grant of up to $1,000 per façade on a 50/50 matching, reimbursement basis. 2) Special Projects that cost less than $10,000 in total facade expenditures by an applicant are eligible for a grant of up to the lesser of $2,500 or 1/2 the total cost. 3) Special Projects that exceed $10,000 in total façade expenditures by an applicant are eligible for a grant of up to 25% of the total façade project cost. The maximum amount awarded to an applicant per project is not to exceed $10,000 in a 10 year period. 6
Façade Grant Program Guidelines Process 7
Impacts 100 N. John Street 8
Impacts 100 N. John Street 9
Impacts 108/110 and 112 N. John Street 10
Impacts 108/110 and 112 N. John Street 11
Impacts 206 E. Mulberry Street 12
Impacts 206 E. Mulberry Street 13
Impacts 109 E. Ash Street Before 14
What We Do 109 E. Ash Street - After 15
Impacts 117 N. James Street 16
Impacts 126 S. James Street 17
Impacts 126 S. James Street 18
Impacts 126 S. James Street 19
Impacts 126 S. James Street 20
Impacts 101 N. Center Street 21
Impacts 101 N. Center Street 22
Impacts 108/110/112 E. Ash Street 23
Impacts 108/110/112 E. Ash Street 24
Impacts 201 E. Mulberry Street 25
Impacts 201 E. Mulberry Street 26
Vision 27
Tax Credits for Historic Rehabilitation
Tax Credits for Historic Rehabilitation Eligibility What is an eligible property? In a National Register District Contributes to the significance of the District Approved Part I Application Evaluation of Significance
Eligibility NO YES after façade removed
Income Producing vs. Non-Income Producing Income Producing 20% State, 20% Federal on eligible expenses (in the footprint of the building/attached) Non Income producing 30% State tax credit State Tax is Great Use in 5 years or 10 $25,000 minimum (24 mos.) Federal Tax Alternative Minimum Tax (AMT) The Big Disclaimer YOU (OWNER) SHOULD CONSULT A PROFESSIONAL TAX ADVISOR TO MAKE SURE YOU CAN USE THE CREDITS (BEFORE YOU GET THEM)! $5,000 minimum (24 mos./60 mos. phased)
The Application Process The Big Disclaimer YOU (OWNER) ARE RESPONSIBLE FOR MAKING SURE THE APPLICATION IS APPROVED BEFORE YOU START CONSTRUCTION AND THAT ALL WORK IS PERFORMED AS SPECIFIED IN THE APPLICATION It is impossible to recreate before photos after the work is completed Approval prior to work insures that you do not make costly mistakes Tax Credit Approval is ALL or Nothing
Rehabilitation is the most commonly used of the four basic treatments for historic properties. The other treatments are: Preservation Restoration Reconstruction
What is Rehabilitation? Rehabilitation is the process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.
What are the Secretary of the Interior s Standards for Rehabilitation? The Standards are ten principals developed by the Secretary of the Interior to guide work on historic properties. The Standards are used to judge the appropriateness of the proposed work to the historic property. The Standards and the accompanying Guidelines are used by architects, property owners/managers, and developers when developing rehabilitation projects and by the State Historic Preservation Office and the National Park Service when reviewing proposed work to a historic property.
#1 A property shall be rehabilitated for its historic purpose or a compatible use.
Before... The Alberta Cotton Mill, Carrboro
...After Carr Mill Mall, Carrboro
#2 Retain and preserve the historic character of a property. The removal of historic materials, features, and spaces shall be avoided.
#3 Avoid creating an earlier appearance.
#4 Recognize and respect changes that have acquired historic significance in their own right.
#5 Treat distinctive features and craftsmanship with sensitivity.
#6 Repair, rather than replace, deteriorated architectural features.
#7 Clean structures using the gentlest means possible. Destructive methods shall not be used.
#8 Protect archaeological resources. If disturbance of the resource will occur, the effect shall be mitigated.
#9 Use compatible contemporary design for additions... #10...and design new additions that do not affect the essential integrity of the structure.
Example Façade Program Guidelines
Example Façade Grant Guidelines Purpose of the Program Renovation of building facades in the downtown Implementation of commonly accepted design standards for the rehabilitation of both historic and non historic buildings Preservation of the unique architectural and commercial character of (your town).
Typical Façade Elements
Example Façade Grant Guidelines Examples of Work Removing of false fronts and metal canopies Safe cleaning and restoration of brick and stone fronts Signage and appropriate lighting Canvas awning installation Window, door and roof repairs Structural repair (exterior) Historic reconstructions Landscaping
Example Façade Renovation 210-214 E. Innes
Eligibility Example Façade Grant Guidelines Property owner or tenant in a commercial or mixed use building in the project area Property owner s written consent Owners of any property for which an application is submitted must be up to date in their property tax payments
Example Façade Grant Guidelines Criteria Meet applicable zoning and code requirements Comply with the Façade Improvement Program guidelines Follow the Secretary of the Interior s Standards for Rehabilitation. Only exterior façade renovations are eligible Priority consideration to proposals that make highly visible and significant design contributions Priority consideration to proposals that contribute to the program goal of preserving the architectural historic and commercial character of (your town)
Funding Example Façade Grant Guidelines Fund up to 50% of eligible expenses with a maximum contribution from the Town of $1,500. applicable zoning and code requirements Paid only when the approved project is completed Final award amount is based on documentation of actual costs A project that alters submitted plans without prior approval will be disqualified for payment
Approval Example Façade Grant Guidelines Applications must be submitted to. Small Towns may find it helpful to engage the State Historic Preservation Office (SHPO) for review and recommendations A Design Committee or similar committee should be established to review and make recommendations for approval Identify who will be charged with making final approval (Town Manager, Planning Director, Review Board, Town Board, etc)
Goldsboro Example Façade Projects
Successful Rehabilitations Have A property purchased at a reasonable cost An architect experienced with the rehab code A builder(s) experienced with historic rehabilitation A consultant experienced with the tax credits for historic rehabilitation Owners who LISTEN and take advice from their team of experts
Building Rehab and Downtown Downtown buildings are perhaps that greatest asset that our communities offer. Often greatest collection of contiguous historic property. Often housing some of the community s oldest businesses. And often suffering from various levels of deterioration.
Typical Downtown Building Issues Facades have been severely altered Leaky roofs Deteriorating mortar joints / decaying walls Rotten floors Deteriorating window sills/broken glass or boarded up windows Wiring / Plumbing that doesn t meet code Nonexistent HVAC
Identify property owners Main Street Approach to Façade Improvements Action Steps Host design workshops to educate owners on appropriate façade improvements: colors, materials, etc. Communicate one-on-one with owners about façade improvements to identify interest levels Establish a list of contractors / resources that have experience with historic properties.
Main Street Approach to Façade Improvements Offer design assistance as needed Offer assistance in gathering quotes as needed Establish façade incentive grant program to insure good design choices Encourage owners to make the investment & complete project. Celebrate the success and encourage others to follow suite. Track the impact that the investment has on the business and downtown. 81
Existing Vision Actual Improvements
Simple Façade ade Improvements Total Façade cost: $10,000 for all four facades Typical Auto Parts Dealer Colors
Total Façade cost (2010): $6,900 ($2K Town Grant)
Simple Façade Improvements Total Façade cost: $10,000 for all four facades
More Complex Façade Improvements Total Façade Cost: $34,000
Resources Local Resources Local Main Street Program or Downtown Revitalization Organization Local Planners / Building Inspectors Local Architects / Structural Engineers / Contractors that offer experience with historic properties. Local Financial Institutions / Local Attorneys / Local Media Local Economic Development Professionals Elected Officials
Resources North Carolina Resources Other Main Street Programs that have completed a project. Other developers that have completed a project. North Carolina Downtown Development Association Education NC Office of Urban Development & the NC Main Street Program Resources Education Grants from time-to-time NC Division of Community Assistance Regional Offices Technical Assistance Resources
Resources North Carolina Resources NC Department of Archives & History Technical Assistance Tax Credit Assistance NC Department of Insurance Assistance with the NC Rehab Code Assistance with ADA compliance NC DENHR Grants Preservation North Carolina Assistance with Endangered Properties Program Self Help Credit Union Financing
Resources National Resources National Main Street Center / National Trust for Historic Preservation Resources Grants / Loans Financing
The Three Building Codes
The Three Building Codes The North Carolina State Building Code The North Carolina Rehab Code Existing Building Code
The North Carolina State Building Code Scope: The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.
The NC Rehab Code Scope: For use on existing buildings with some limitations such as additions and change of use. Six categories: Repair Renovation Alteration Reconstruction Change of use Addition
North Carolina State Building Code Existing Buildings Volume IX Adopted June 14, 1994
PURPOSE NC State Building Code Volume IX Existing Buildings The purpose of this code is to encourage the continued use or reuse of existing buildings and to provide a minimum standard of life safety as established in this code. The intent of this code is to serve as a construction code and not a maintenance code for existing buildings.
NC State Building Code Volume IX Existing Buildings SCOPE The provisions of this code shall constitute the minimum standards for change of occupancy, alteration or repair of existing buildings. This code shall not apply to buildings classified as Day Care Centers, Farm Buildings, Hazardous, High Rise, Institutional, One-and-Two Family Dwellings, or Residential Care Facilities. For these occupancies, use the Building Code. The appendices are intended to assist users with determining what standards applied to the building at the time of its construction.
NC State Building Code Volume IX Existing Buildings APPLICATION All existing buildings undergoing additions, alterations, repairs, rehabilitations, or change of occupancy shall meet the provisions of this code, the requirements of the code under which the building was built, or the Building Code as outlined in this section. When the provisions of chapter 4 can not be met, alternative life safety provisions may be installed in accordance with chapter 6 (Chapter 34) Nothing is this code shall be construed to allow the degradation of those systems, devices, and equipment required by code under which the building was constructed.
Change of Occupancy 3406.1 Conformance. No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancy. Subject of the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for the purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.
Table No. 501 Hazard Categories and Classifications Relative Hazard Occupancy Classification 1 Highest Hazard Essential Facilities 2 Large Assembly 3 Small Assembly, Edu. 4 Residential 5 Business, Mercantile 6 F-1 & S-1 Mod. Hazard 7 S-2 Low Hazard 8 Private garages, Car ports, Sheds 9 Lowest Hazard Agricultural buildings
Safety Parameters Building Height Building Area Compartmentation Tenant and Dwelling Unit Separation Corridor Walls Vertical Openings HVAC Systems Automatic Fire Detection Fire Alarm System Smoke Control Means of Egress Dead Ends Travel Distance Elevator Control Emerg. Lighting Mixed Occupancies Sprinklers Incidental Use
Conclusion Hire a Design Professional. Pick the code that works best. Remember: Installing a sprinkler system will let you do almost anything you want to do.
Salisbury Case Studies
Floor Plan
Front Elevation
Side Elevation
Presentation Credits Jeff Adolphsen, SHPO Liz Parham, CMSM, Main St. Program Jason Epley, AICP, Benchmark Julie Thompson, Downtown Goldsboro Randy Hemann, Downtown Salisbury Dana Hart, Rowan County Gray Stout, AIA Rodney Swink, ASLA