sneapa 2013 friday h3 3_15_having it all
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Having it All: Combining Affordable Housing & Historic PreservationTRANSCRIPT
Having It All:Combining Affordable Housing & Historic
Preservation
SNEAPA Workshop SessionFriday October 18, 2013Judy Tymon, AICPTown Planner, Town of North Andover
WHAT THE %$%^&#@! - Judy
You mean this in not the ETHICS SESSION???
No, but we have prizes and you don’t need to be ethical to win one!
Combining Affordable Housing & Historic Preservation
Affordable Housing & Historic Preservation Are Natural FitsTools are available to make it workTwo Projects – Different Communities
Combining Affordable Housing & Historic Preservation
• Tools are available to make it workPartnerships
For Profit Builders & Non-Profit OrganizationsCooperation & Compromise
With Historic CommissionsWith Elected OfficialsWith Neighbors
FundingAffordable Housing Tax Credits – Larger ProjectsLocal, State & Federal Funding – Smaller Projects
Affordable Housing & Historic Preservation
Two projects in two different communitiesNewburyport, MASmith Hill, Providence, RI
Many SimilaritiesMany Differences
Newburyport, MA & Smith Hill, Providence RI
Newburyport & Smith Hill, Providence
Both Have a History of Manufacturing
Newburyport & Smith Hill, Providence
Both Have Workforce Housing
Newburyport & Smith Hill, Providence
Population MedianHouseholdIncome
HouseholdsBelowPoverty
Ethnicity
Smith Hill 6,216 $21,432 14% White 14%
Newburyport 17,416 $76,300 5.8% White 96.4%
Demographic Differences
11 Market Street
11 Market St. Architect
Andrew Sidford, AIA, LEEDWorked on Original Renovation in 1998Came back in 2006Key Player – Visualized the Finished ProductHow to Expand and Keep AffordabilityNewburyport Business Owner & ResidentYWCA member
11 Market St. Newburyport
Expansion from 5 to 10 UnitsNeighborhood CompatibilityCombining the Old and the NewCreating Livable SpaceCompromise & Cooperation
Newburyport Historic CommissionThe Client – YWCA Newburyport
11 Market St. Renovation
11 Market Street – Renovation
REMOVE
ADD
11 Market St. Renovation
Neighborhood
Neighborhood
The Old and The New
The Old and The New
Accessibility
Accessibility
Details
Details
Creating Livable Space
Creating Livable Space
Storage
Creating Livable Space
Creating Livable Space
Storage
Renewing Existing Space
Renewing Existing Space
YWCA Greater Newburyport & LD Russo
Both Sides Need a Partner Non-Profit Property Owner
Knows the Needs of Residents In-House Expertise on StaffAccess to Properties
For-Profit Developer:Navigate State Funding Resources Involved in Design & Budget PhaseHave Experience with Affordable Housing Projects & One-Stop
Application
Partnership
John FeehanExecutive Director YWCA Since 2009Social Services & Financial Administration
ExpertiseNat Russo
Vice-President @ LD RUSSONewburyport ResidentYWCA Member
Partnerships Work
Political LeadersKeep them in the LoopThank You at Every Opportunity
Keep Neighbors InvolvedTours of the Site & Building
Keep Donors In the LoopProvide Private Tours
Partnerships Work
Respect Each Others Knowledge BaseLearn from Each OtherBoth Have Ownership of the ProjectOwnership & Knowledge = ControlTRUST is KeyFind New Sources of Funds
Partnerships Work
After the Ribbon is Cut - MANAGEMENTDonors Won’t Fund Projects Not Properly
ManagedMaintain a Capital Reserve for Future
RepairsKeep the Board Informed
They Inform the Community
SUCCESS!
Affordable Housing
Neighborhood Improvement
Economic Development
Affordable Housing Tax Credits
• Credit vs. Deduction• Credits: Subtracted directly from tax
liability• Deduction: Subtracted from total income
Tax Bracket
$ Credit/Deduction Actual Tax Reduction
Credit 15% $1000 $1000
Deduction 15% $1000 $150
Affordable Housing Tax Credits
• Feds Allocate to the States• State’s Responsibilities:
Create a PlanServe the lowest income familiesMaintain AffordabilityAllocate funds in timely manner
Affordable Housing Tax Credits
• Credits claimed annually over 10 year periodDeveloper sells credits to for-profit investorInvestors Create Limited Liability Corporation:
A General PartnerLimited Partner
Worcester, Mass
October 17-18, 2013
AFFORDABLE HOUSING AS COMMUNITY CONSERVATION
Who We Are
Dedicated to the design and health of the community as a whole
We believe that our public places, neighborhoods and individual structures are the
stage on which the life of the community is expressed and that the design of these places can either strengthen or detract from civic life.
The Community
HOUSING IS ONE OF THE MANY WAYS IN WHICH WE HELP DESIGN, BUILD
AND REPAIR COMMUNITIES.
INTERCHANGABLE TERMS?
AFFORDABLE HOUSING
LOW-INCOME HOUSING
WORKFORCE HOUSING
WORKFORCE HOUSING
Brown & Sharpe Manufacturing – incorporated in 1868 Makers of Precision Tools and Instruments
Great prosperity during the war times WWI & II, Korean War
9,000 employed at one time during WWII, operating 24hrs/day
National Register of Historic Places Commercial and Residential (The Promenade) Complex 50 companies and 2,000 employees 13 buildings on 26 acres in the heart of Providence
circa 2013 - The Foundry
Workforce Housing Types on Smith Hill
Goddard Street
Triple-Deckers
Bath Street11 Single –Family Cottages
Duke Street7 Single –Family Cottages
Lydia Street7 Single –Family Cottages
BUILDING AFFORDABLE HOUSING IS A VERY COMPLICATED AND COMPLEX PROCESS REQUIRES A HUGE COLLECTIVE EFFORT.
THE PROCESS IS A COLLABORATION AND TEAM EFFORT BY: FINANCERS: LOCAL, STATE, FEDERAL AND PRIVATE SOURCES
DEVELOPMENT CONSULTANTLEGAL COUNSELDESIGN PROFESSIONALS:
CIVIL, STRUCTURAL, MEP/FP ENGINEERSLANDSCAPE ARCHITECTENVIRONMENTAL CONSULTANTTRAFFIC ENGINEER
ARCHITECT
NOT ONLY IS THERE THE DESIGN TEAM, THERE IS ALSO THE MULTIPLE REGULATORY AGENCIES, LOCAL ORGANIZATIONS AND POLITICIANS WHO NEED TO BE INVOLVED…
REGULATORY REVIEW AND ANALYSIS TO UNDERSTAND:• CONSTRAINTS & LIMITATIONS• NEEDS OF THE COMMUNITY OUTLINED IN COMPREHENSIVE PLAN• APPROVAL PROCESS & HELP THE CLIENT NAVIGATE IT
MEET WITH STAKEHOLDERS WITH CONCEPT PLAN TO GET FEEDBACK:• FIRE MARSHAL• POLICE CHIEF• TOWN PLANNER(S)• DEPARTMENT OF PUBLIC WORKS• POLITICAL DECISION MAKERS• HISTORIC REVIEW BOARDS
Founded in 1992
Mission is to create quality affordable housingAnd mixed use developments; as well as thePromotion of economic development andneighborhood improvement in Smith Hill andneighboring communities.
The Master Plan 2002
Lydia Street Cottages 2003 with Crossroads RI
Visions I2004 - 2007
13 sites of New Construction & Rehabilitation
2 flats
2 flatsside by side
Before Before
After After
3-family
duplex
3-family
2004 - 2007
shcdc
Capitol Square
Landmarks
Streetscape
Urban Form
Cemetery Open Space Amenity
Understanding the Neighborhood
Capitol Square Site Plan
CEMETERY
TIMES 2 ACADEMY
DOUGLAS AVENUECONCRETE WALL
Visions II2008 - 2012
19 Rehabs, 1 New Construction = 42 Units
More Individual Projects & Renaissance
+65 Properties
200 -225 Dwelling Units
26 & 47 Goddard Street2012 - 2013
Project Compromises - Regulatory
Know when to challenge zoning & planning ordinances
Know when to respect zoning & Planning ordinances
• parking
• front yard setbacks
• density & legal non-conforming uses
• saves valuable time & resources if don’t have
to go before a board for variances
• density – reduce use & non-conformity
• land use challenges
Project Compromises – Building CodeWork with Local Building official from Beginning
• 3-families very difficult to categorize
• Change of Use, and new Classification
= level of code compliance
= level of cost to project
• Provide structural report
• Making buildings less non-compliance & safer
• replace rear winders w/ code compliant egress stairs, internally or as addition
• New electrical, plumbing, mechanical to code
• 2 means of egress from units
• Means of escape windows
• Type ‘x’ gwb throughout
• Improved energy efficiency
Project Compromises - Historic
Historic Preservation Strategies
Historic Preservation Challenges
• single pane wood windows w/ aluminum
storms at street and visible side elevations
• retain architectural details:
brackets, columns, window scoops
• density & legal non-conforming uses
• restore common interior stairs
• repair & restore exterior trim & siding
• cost
• proper documentation
• demands of authority having jurisdiction
Existing rear winder demolished
Existing front restored
Preserving the Urban Fabric
Historic Inkerman St.
Rehabilitation
Preservation
New Construction
Breaking the Urban Fabric, Creating Suburban Experience
Opportunities lost during the last 10 years
Site on Admiral Street
Smith Hill Health Center
Value Land Site – Smith Street
Steelyard Fencing for Visions II
Thank you.
October 18, 2013
Conclusions - Judy
Partnerships
Funding
Cooperation & Compromise
Funding – Who Has the Money?
Local Sources CPA Funds Housing Trust Funds CDBG Local HOME Funds
Affordable Housing Tax Credits State Funds for Affordable Housing Grants from Foundations All of the Above
Partnerships
For-Profit Developers & Non-Profits AgenciesHistoric Commission/Preservation SocietyPlanning OfficeArchitectNeighbors & Community
Cooperation & Compromise
Know Your Neighbors & AbuttersThey are Your Friends & Potentially Biggest
SupportersMake Friends with the Historic CommissionKnow Your City Councilors & Selectmen
They are also potential friends and supportersParking, Parking Parking
Don’t underestimate Parking Issues
THANK YOU!
SNEAPA Workshop SessionFriday October 18, 2013Judy Tymon, AICPTown Planner, Town of North Andover