Adaptive Reuse Development: Special Issues & Examples

Transcription

1 Adaptive Reuse Development: Special Issues & Examples Prepared and Presented by Jennifer M. Raitt Metropolitan Area Planning Council

2 Current Housing Market in Massachusetts Remains expensive housing market Fourth highest housing wage in nation for a 2-2 Bedroom (up 1.3% from 2007) Foreclosures at record levels 7,500+ properties were foreclosed in ,000+ loans expected to begin foreclosure process in 2008 Out of Reach, National Low Income Housing Coalition, Addressing the Foreclosure Crisis: State and Federal Initiatives in Massachusetts, CHAPA, Global Insight, U.S. Metro Economies The Mortgage Crisis: Economic and Fiscal Implications for Metro Areas 2007.

3 About Adaptive A broader approach to development Adaptive reuse can be used to preserve historic resources. Adaptive reuse has shifted to more broadly finding new uses for vacant buildings that have outlived a specific use.

4 About Adaptive Old uses to new uses Industrial Commercial Churches Hospitals movement began in 70s with old schools

5 About Adaptive Zoning/ Planning Considerations Master or Neighborhood Planning Rezoning Overlay Districts Review/ Approval Process Visioning/ Buy-in

6 About Adaptive Physical Capital Considerations Assessment Funding Sources Technical Assistance/ Predevelopment Infrastructure Issues

7 About Adaptive Local Capacity Considerations Political Will Building the Team Project Development Project Management Partnering/ Collaborative Solutions Long-term Issues

8 Examples

9 Elm Street, Amesbury

10 Before and After Elm Street 2002 Elm Street 2004

11 Elm Street, Amesbury

12 Carriage Lofts, Amesbury Restored three mill buildings 49 units - 39 artist live/work space, 10 townhomes 11 affordable to households earning at or below 80% of Area Median Income

13 Carriage Lofts, Amesbury Governor s Smart Growth Leadership Award and APA- Massachusetts Chapter Award Highlights: Artists Gallery, workshop/ exhibit space; Public park/ infrastructure Improvements; Public funds leveraged private investment, including Brownfields mitigation/ remediation

14 Forbes Park, Chelsea Urban Design & Development 18-acre industrial waterfront property 225 residential units 20,000 square feet of commercial, restaurant, office space

15 Forbes Park, Chelsea Highlights include: Eco-lofts Lifestyles of Health and Sustainability Use of passive solar, using large windows maximizing natural light/ air Installed a 75 kw cogeneration system used for heat and electricity

16 Downtown Amesbury Circa 1912 Crown Theater, renovated and re-opened as the Strand Theater in It was the local entertainment place through Since then the building has been used for commercial retail uses.

17 Downtown Amesbury Comprehensive renovation and rehabilitation in 2004 to 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.

18 Whipple Riverview Place, Ipswich

19 Teamwork Town-initiated development supported by: Town Character Statement Managed growth Importance of social equity/ economic diversification Evaluation of Town-owned/ surplus properties committee formation Understanding/ dedication to public/ private partnerships

20 Teamwork Zoning Tools Residential Dwellings in Accessory Buildings Inclusionary Zoning Intown Residence Zoning Open Space Preservation

21 Teamwork RFP for Whipple Annex Private Partners Salem Harbor CDC North Shore Housing Trust Funding Multiple Sources/ Lenders

22 Developer: North Shore Housing Trust, Inc. North Shore Housing Trust, Inc. Housing For All Group emerged from citizen activists and housing professionals Demand for regional organization to bridge gaps in existing network Incorporated 2001 Core Issues Homelessness Workforce Housing Smart Growth

23 Project Vision Whipple First Project Community Needs Adaptive Reuse Preserve historic components of last remaining building of Essex Correctional Institute Funding Quilt Multiple Sources/ Lenders

24 Project Overview Friendly Friendly 40B/ Approx. Approx. 9,300 sq. ft. 99-Yr. Ground Lease 10, 10, 1-bd 1 units for incomes ranging 30%- 80% at Area Median Income $2.7 $2.7 million/ range of funding sources Restricted Restricted to seniors, 62+

25 Adaptive Reuse Adaptive Reuse Preservation 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, Masonry Alterations and Maintenance

26 Adaptive Reuse

27 Green Roof Green Roof Popular in European countries Vegetated roof system, lightweight, engineered soil medium Benefits: Improves stormwater runoff/ Ipswich River Can lower heating and cooling costs Lessens heat island effect 23 green roofs in MA Whipple is only affordable housing project

28 Green Roof

29 Green Roof

30 Green Roof Whipple Annex has a special soil system Sedums/ hardy and succulent groundcover Plants chosen specifically for microclimate Range from sedum spurium John Creech to sedum album Murale Small plugs will eventually flourish.

31 The Counting House

32 About Adaptive Questions to ask: Is the building worth saving? Is the building contaminated? Does the building fit within a specific program/ plan? What are the true preservation costs? How much of the building can you save, restore, or reproduce?

33 Q&A Jennifer M. Raitt Chief Housing Planner Metropolitan Area Planning Council 60 Temple Place, 6 th Floor Boston, MA (617) x 2056 jraitt@mapc.org