Industrial Evolution

Industrial Evolution: Adaptive Use
Strategies for Historic Industrial Buildings
The Art of Preservation: NYS Preservation Conference
April 17, 2015
Preservation League of New York State
AIA Rochester
A001
ROC2015-Industrial Evolution: Adaptive Use
Strategies for Historic Industrial Buildings
Erin Tobin, Director of Preservation,
Preservation League of New York
State
April 17, 2015
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.
Course
Description
The Preservation League of New York State will present an overview of
their Industrial Heritage Reuse Project, initially focused in the Capital
Region to jumpstart historic industrial building restoration and adaptive
use. The Preservation League worked with a consultant, the Troy
Architectural Program, to create feasibility studies for five vacant or
underused historic industrial buildings in a four-county region. The
feasibility studies included an initial professional assessment of existing
building conditions, adaptive use options, building code guidelines,
permitting requirements, and available forms of financial assistance..
Learning
Objectives
At the end of the this course, participants will be able to:
1) Participants will be able to judge whether proposed work in a
rehabilitation project will meet the Secretary of the Interior's
Standards for Rehabilitation.
2) Participants will be able to apply creative design solutions that
both allow for adaptive reuse of a historic industrial building and meet
the Secretary of the Interior’s Standards for Rehabilitation.
3) Participants will be able to predict, avoid, and/or react to building
code guidelines, technical, mechanical, electrical, and sustainability
issues that may arise during a rehabilitation of this nature.
4) Participants will be able to plan the procurement process in order
to finance projects of this nature.
Preservation League of New York State
Signature Programs
Endangered Properties Intervention Program
Excellence in Historic Preservation Awards
Preserve New York
Public Policy
Seven to Save
Technical Assistance Grants
Technical Services
Preservation League of New York State
EPIP
Investing in Local Preservation Efforts
Preservation League of New York State
Excellence in Historic Preservation
Honoring Those Who Sustain Our Legacy
Preservation League of New York State
Preserve New York
Committed to Caring for New York’s Landmarks
Preservation League of New York State
Public Policy Program
Advancing Incentives for Preservation
Preservation League of New York State
Seven to Save
Raising the visibility of local preservation challenges
Credit: Dan Dangler
Preservation League of New York State
Technical Assistance Grants
Preserving New York’s Cultural and Historic Resources
Preservation League of New York State
Technical Services
Strengthening Communities Across the State
Preservation League of New York State
Preservation League of New York State
Criteria for Project Site Selection
• Built for an industrial purpose.
• Vacant or substantially underutilized.
• Potentially National Register Eligible.
• Located in commuting distance of Fab 8 development in
Malta (Saratoga County).
• Within a NYS Rehabilitation Tax Credit eligible census tract.
• Building owner and municipal leadership support the
building’s inclusion in the project.
Preservation League of New York State
Project Locations
Preservation League of New York State
International Harvester Company, Albany
Preservation League of New York State
Sanford Clock Tower, Amsterdam
Preservation League of New York State
Lindy’s Hardware, Troy
Preservation League of New York State
Mooradian’s Building, Troy
Preservation League of New York State
D & H Freight Building, Schenectady
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
THE FEASIBILITY STUDY
1. Building Location (Site)
- Zoning
- Flood Zone
- Historic Status
2. Building Description
- Exterior & Interior
- Structural Conditions
- Building Materials
- Historic Features
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
THE FEASIBILITY STUDY
3. Proposed Use
4. Code Analysis
5. Scope of Work
6. Cost Estimates
7. Approvals Required
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
THE FEASIBILITY STUDY
8. Funding Sources
- Tax Credits
- Grants
- Loans
9. Environmental Contaminants
- Lead Paint
- Mold
- Asbestos
- Radon
- Fuel Tanks
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
INTERNATIONAL HARVESTER CO., ALBANY
SITE:
Zoning = Use Variance
Flood Zone = No
Historic = Yes
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
INTERNATIONAL HARVESTER CO., ALBANY
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
INTERNATIONAL HARVESTER CO., ALBANY
1st Floor
2nd Floor
3rd & 4th Floors
Building Height = 4 stories + basement
Building Area = 48,000 SF Total
Change of Occupancy = Mercantile to Restaurant + Residential (30 units)
Est. Construction Cost = $ 7-8 million
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
INTERNATIONAL HARVESTER CO., ALBANY
CODE: Change of Occupancy =
to a Higher Hazard
Height for New Use = Too Tall
Exits = New Stair Tower Needed
Fire Protection = All New Systems Needed
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
LINDY’S HARDWARE, TROY
SITE:
Zoning = Conforms
Flood Zone = Yes
Historic = Yes
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
LINDY’S HARDWARE, TROY
1st Floor
Building Height =
4 stories + partial basement
Building Area =
32,000 SF Total + garage
Change of Occupancy = Restaurant + Mercantile to Residential (28 units)
Est. Construction Costs = $ 4-5 million
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
LINDY’S HARDWARE, TROY
CODE: Change of Occupancy =
to a Higher Hazard
Height for New Use =
Conforms
Exits =
2 New Stair Towers Needed
Fire Protection =
All New Systems Needed
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
D &H FREIGHT BUILDING, SCHENECTADY
SITE:
Zoning = Conforms
Flood Zone = No
Historic = Yes
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
D &H FREIGHT BUILDING, SCHENECTADY
CODE:
Change of Occupancy = No
Exits = Additional Exit Doors Needed
Fire Protection = Fire Alarm only
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
D &H FREIGHT BUILDING, SCHENECTADY
Building Height = 1 story
+ 2nd-story office
Building Area =
18,500 SF Total
Change of Occupancy = None
Est. Construction Costs = $ 2.5 million
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
SANFORD CLOCK TOWER BUILDING, AMSTERDAM
SITE:
Zoning = Use Variance
Flood Zone = No
Historic = No
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
SANFORD CLOCK TOWER BUILDING, AMSTERDAM
CODE: Change of Occupancy =
to an Equal or Lesser Hazard
Height for New Use =
Conforms
Exits =
2 Existing Stair Towers
Fire Protection =
Update Existing Sprinkler System &
New Fire Alarm System Needed
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
SANFORD CLOCK TOWER BUILDING, AMSTERDAM
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
SANFORD CLOCK TOWER BUILDING, AMSTERDAM
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
SANFORD CLOCK TOWER BUILDING, AMSTERDAM
1st Floor
Typical
Upper Floor
Building Height =
6 stories
Building Area =
140,000 SF Total
Change of Occupancy = to Mercantile, Factory, Storage, Office
Est. Construction Costs = $ 12-18 million
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
FORMER MOORADIAN FURNITURE STORE, TROY
SITE:
Zoning = Allowed Use
Flood Zone = Yes
Historic = Yes
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
FORMER MOORADIAN FURNITURE STORE, TROY
Typical
Upper Floor
Building Height =
7 stories
Building Area =
84,000 SF Total
Change of Occupancy = Mercantile to Residential (67 units)
Est. Construction Costs = $ 10-12 million
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
FORMER MOORADIAN FURNITURE STORE, TROY
CODE: Change of Occupancy =
to a Higher Hazard
Height for New Use =
Too Tall
Exits =
2 Existing Stair Towers
Fire Protection =
All New Systems Needed
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
FORMER MOORADIAN FURNITURE STORE, TROY
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
FUNDING SOURCES
• Historic Tax Credits
• Rehabilitation Tax Credits for Non-Historic Buildings
• Low Income Housing Tax Credits
• New Markets Tax Credits
• NYS Consolidated Funding:
- Environmental Protection Fund
- Empire State Development Fund
- New York Main Street Program
- Community Development Block Grant
- New York State Energy & Development Authority (NYSERDA)
• NYS Brownfield Redevelopment Program
• Community Preservation Corp. (CPC) – loans
• Municipal Industrial Development Agencies (IDA)
Preservation League of New York State
MAKING USE OF EXISTING INDUSTRIAL BUILDINGS
LESSONS from the FEASIBILITY STUDIES
• There is no ONE solution that works for all
existing industrial buildings.
• The right Owner, the right Municipal Leaders,
the right Market, and the right Funding are all
keys to a viable project.
• A temporary roof and/or temporary shoring
can save a building until the time is right.
• Don’t take Historic Tax Credits for granted.
Preservation League of New York State
Deliverable to municipality and owner
Preservation League of New York State
Public Outreach
Preservation League of New York State
This concludes The American Institute of Architects
Continuing Education Systems Course
AIA Rochester
Linda Hewitt
585.232.7650
Erin M. Tobin
Director of Preservation
(518) 462-5658 x12
[email protected]
Preservation League of New York State