1	UPSTAIRS DOWNTOWN ARCHITECTURAL ASSESSMENT “Why Grow Out , Grow Up” Mike Jackson, FAIA Illinois Historic Preservation Agency
2	ARCHITECTURAL ASSESSMENT The architectural target of this program is the vacant upper story space that exists in tens of thousands of small floor plate buildings in America’s older downtowns.
3	ECONOMIC FEASIBILITY The goal of this session is to make you aware of the architectural, regulatory and fiscal variables that affect feasibility.
4	YOUR BUILDING IS: Real Estate (land & improvements) A part of the community wealth (tax base) A piece of architecture A part of history (many former owners/uses) A ecological asset: embodied energy Host of environmental hazards
5	VALUE JUDGMENTS Land value Building value (current market) Depreciated value (adjusted basis)* Increases with improvements Decreases with depreciation Trigger value for tax credit eligibility Insured value (replacement?) Assessed value (property tax basis)
6	ECO VALUE Embodied Energy A typical 2 story downtown building has the embodied energy equivalent of: 24,000 gallons of gasoline or 230 tons of CO²
7	CODES & STANDARDS Building Codes Locally adopted, national model Illinois Plumbing Code Illinois Accessibility Code American with Disabilities Act Secretary of the Interior’s Standards (Historic) Code triggers based upon funding source Ex: HUD funding and lead paint
8	LOCATION Characteristics City, county, state, township Street address (Highway?) Lot size & setbacks (survey?) Zoning district Parking requirement No on-site requirement in most downtowns Zero lot line Rear yard
9	LOCATION Characteristics Topography Flood plain Seismic Local designations: Main Street district Historic District Special districts TIF, SSA, Enterprise
10	UTILITIES & SERVICES Electric Gas Water (size and pressure) Sewer (interior and exterior adequacy) Telephone Cable High speed Internet Trash pick up
11	BUILDING PROFILE Size Area Stories Construction type (from building code) Structural system (check for adequacy) Architectural attributes that are code triggers Number of exits Access to light and ventilation
12	BUILDING PROFILE CONSTRUCTION TYPE (IBC 2000) Type III (based upon fire resistance of building elements) Exterior walls are noncombustible materials and interior building elements are of any material permitted by this code.
13	BUILDING PROFILE STRUCTURE (IBC 2000) Residential 40 psf Stairs and exits 100 psf One & two family dwelling 40 psf Office 50 psf, Corridor above 1^st fl 80 psf Lobbies and first floor corridor 100 psf Original design (archaic materials) Condition assessment
14	LIGHT & VENTILATION
15	LIGHT & VENTILATION
16	LIGHT & VENTILATION
17	EGRESS REQUIREMENTS Three-story buildings require two means of egress from the third floor. Exits have to directly connect to a public right-of-way.
18	BUILDING USE Current use (zoning classifications) First floor Upper floors Historic use (city directory, Sanborn map) First floor Upper floors Vacant (last known legal use) Kitchen and bath indicate residential use
19	HISTORIC USE Sanborn fire insurance maps are a valuable tool to evaluate a buildings original fire safety design attributes.
20	ENVIRONMENTAL ASSESSMENT Asbestos Lead Paint Underground storage tanks Other Prior industrial use (Sanborn map, history) Bird droppings Mold
21	ENVIRONMENTAL ASSESSMENT ASBESTOS: Regulated by: US Environmental Protection Agency NESHAP (National Emission Standards for Hazardous Air Pollutants) Illinois Department of Public Health Contractor certification & practices Demolition & Renovation notification Special rules on floor tile Illinois Environmental Protection Agency
22	ENVIRONMENTAL ASSESSMENT ASBESTOS – “trigger” points Friable and non-friable materials Minimum quantities of materials USEPA – NESHAP does not apply to: Residential buildings with 4 our fewer units Demolition & Renovation Demolition is the removal of a structural member Notification requirement
23	ENVIRONMENTAL ASSESSMENT ASBESTOS Survey when demolition or renovation is planned (qualified contractor) $ Abatement (qualified contractor) $ - $$$ Floor tile demolition (special qualifications) $ Critical issue: $$$ Asbestos in plaster
24	ENVIRONMENTAL ASSESSMENT LEAD PAINT REGULATORY Illinois Dept. of Public Health Residential units Illinois Environmental Protection Agency Disposal OSHA (worker protection) Commercial bldgs HUD Guidelines (most well known) Apply only when HUD funding is involved
25	ENVIRONMENTAL ASSESSMENT LEAD PAINT Definition: >0.5% lead content Most common in buildings before 1950 Exterior woodwork most common source Friction surfaces (windows) Most downtown buildings will have lead paint. Hazard based upon condition and likelihood of becoming lead dust.
26	ENVIRONMENTAL ASSESSMENT LEAD PAINT (IDPH) Identification (XRF, chips, dust wipe) Risk assessment Treatment options No hazard from intact materials Interim control (special paint coatings) Abatement (cover, remove paint or element) Requires specialized contractors) $$$ Disposal (requirements based upon quantity)
27	ENVIRONMENTAL ASSESSMENT MOLD This is a new relatively new topic of environmental concern, for which rules and regulations are currently being developed. Controversy over the definition Confusing market place Technical note: Plaster has a high lime content and is not a likely host for mold. Drywall, with its cellulose (paper) surface is a very good host for mold.
28	HISTORIC CLASSIFICATION Historic designation status: Individual building Contributing building to a district National Register Local landmark Eligibility (50 years +) Age (pre 1936) Architectural style classification
29	HISTORIC CLASSIFICATION Historic status allows building code alternatives. Status based upon eligibility HAARGIS – Illinois’ on-line tool to access historic status http://gis.hpa.state.il.us/hargis/
30	HISTORIC DESIGN Secretary of the Interior’s Standards for Rehabilitation Local commission review of exterior
31	ARCHITECTURAL FEATURES Roof Slope Condition/warranty Gutters & downspouts Structural adequacy Foundation Material Structural adequacy
32	ARCHITECTURAL FEATURES Facades: Primary, Secondary, Tertiary Condition assessment Special features (architectural) Time period of significance/alterations
33	ARCHITECTURAL FEATURES Interiors Primary, secondary, tertiary Condition assessment Special features High ceilings Architectural elements Skylights Fireplaces
34	FEASIBILITY FACTORS Balancing economic are architectural factors Capacity limits of the existing building Cost of improving the capacity Financial limits based upon Expected return on investment Availability of incentives
35	FEASIBILITY FACTORS Cost is directly related to complexity of use: Storage Residential (owner’s unit) Multi-family residential (unit count) Office Retail Assembly (restaurant)
36	FEASIBILITY FACTORS What does the building want to be? Original use Residential, high adequacy if two story Office, medium adequacy (access) Assembly, high inadequacy (access & fire safety)
37	FEASIBILITY FACTORS Site Factors: Parking Covered or open Proximity Neighborhood Outdoor space (residential occupancy) Rental or condo potential
38	SUCCESS STORIES Traditional Contemporary
39	OPPORTUNITY AWAITS