SNEAPA 2013 Friday h3 3_15_having it all

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Having it All: Combining Affordable Housing & Historic Preservation

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SNEAPA 2013 Friday h3 3_15_having it all

  1. 1. Having It All: Combining Affordable Housing & Historic Preservation SNEAPA Workshop Session Friday October 18, 2013 Judy Tymon, AICP Town Planner, Town of North Andover
  2. 2. 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!
  3. 3. Combining Affordable Housing & Historic Preservation Affordable Housing & Historic Preservation Are Natural Fits Tools are available to make it work Two Projects – Different Communities
  4. 4. Combining Affordable Housing & Historic Preservation • Tools are available to make it work Partnerships For Profit Builders & Non-Profit Organizations Cooperation & Compromise With Historic Commissions With Elected Officials With Neighbors Funding Affordable Housing Tax Credits – Larger Projects Local, State & Federal Funding – Smaller Projects
  5. 5. Affordable Housing & Historic Preservation Two projects in two different communities Newburyport, MA Smith Hill, Providence, RI Many Similarities Many Differences
  6. 6. Newburyport, MA & Smith Hill, Providence RI
  7. 7. Newburyport & Smith Hill, Providence Both Have a History of Manufacturing
  8. 8. Newburyport & Smith Hill, Providence Both Have Workforce Housing
  9. 9. Newburyport & Smith Hill, Providence Demographic Differences Population Median Household Income Households Below Poverty Ethnicity Smith Hill 6,216 $21,432 14% White 14% Newburyport 17,416 $76,300 5.8% White 96.4%
  10. 10. 11 Market Street
  11. 11. 11 Market St. Architect Andrew Sidford, AIA, LEED Worked on Original Renovation in 1998 Came back in 2006 Key Player – Visualized the Finished Product How to Expand and Keep Affordability Newburyport Business Owner & Resident YWCA member
  12. 12. 11 Market St. Newburyport Expansion from 5 to 10 Units Neighborhood Compatibility Combining the Old and the New Creating Livable Space Compromise & Cooperation Newburyport Historic Commission The Client – YWCA Newburyport
  13. 13. 11 Market St. Renovation
  14. 14. 11 Market Street – Renovation
  15. 15. 11 Market St. Renovation
  16. 16. Neighborhood
  17. 17. Neighborhood
  18. 18. The Old and The New
  19. 19. The Old and The New
  20. 20. Accessibility
  21. 21. Accessibility
  22. 22. Details
  23. 23. Details
  24. 24. Creating Livable Space
  25. 25. Creating Livable Space
  26. 26. Creating Livable Space
  27. 27. Creating Livable Space
  28. 28. Renewing Existing Space
  29. 29. Renewing Existing Space
  30. 30. YWCA Greater Newburyport & LD Russo  Both Sides Need a Partner  Non-Profit Property Owner Knows the Needs of Residents In-House Expertise on Staff Access to Properties  For-Profit Developer: Navigate State Funding Resources Involved in Design & Budget Phase Have Experience with Affordable Housing Projects & One-Stop Application
  31. 31. Partnership John Feehan Executive Director YWCA Since 2009 Social Services & Financial Administration Expertise Nat Russo Vice-President @ LD RUSSO Newburyport Resident YWCA Member
  32. 32. Partnerships Work Political Leaders Keep them in the Loop Thank You at Every Opportunity Keep Neighbors Involved Tours of the Site & Building Keep Donors In the Loop Provide Private Tours
  33. 33. Partnerships Work Respect Each Others Knowledge Base Learn from Each Other Both Have Ownership of the Project Ownership & Knowledge = Control TRUST is Key Find New Sources of Funds
  34. 34. Partnerships Work After the Ribbon is Cut - MANAGEMENT Donors Won’t Fund Projects Not Properly Managed Maintain a Capital Reserve for Future Repairs Keep the Board Informed They Inform the Community
  35. 35. SUCCESS!
  36. 36. Affordable Housing Neighborhood Improvement Economic Development
  37. 37. Affordable Housing Tax Credits Tax Bracket $ Credit/Deduction Actual Tax Reduction Credit 15% $1000 $1000 Deduction 15% $1000 $150 • Credit vs. Deduction • Credits: Subtracted directly from tax liability • Deduction: Subtracted from total income
  38. 38. Affordable Housing Tax Credits • Feds Allocate to the States • State’s Responsibilities: Create a Plan Serve the lowest income families Maintain Affordability Allocate funds in timely manner
  39. 39. Affordable Housing Tax Credits • Credits claimed annually over 10 year period Developer sells credits to for-profit investor Investors Create Limited Liability Corporation: A General Partner Limited Partner
  40. 40. AFFORDABLE HOUSING AS COMMUNITY CONSERVATION Worcester, Mass October 17-18, 2013
  41. 41. Dedicated to the design and health of the community as a whole Who We Are
  42. 42. 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.
  43. 43. The Community
  44. 44. 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
  45. 45. 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
  46. 46. circa 2013 - The Foundry     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
  47. 47. Workforce Housing Types on Smith Hill Triple-Deckers Goddard Street 11 Single –Family Cottages 7 Single –Family Cottages Duke Street Bath Street 7 Single –Family Cottages Lydia Street
  48. 48. 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 CONSULTANT LEGAL COUNSEL DESIGN PROFESSIONALS: CIVIL, STRUCTURAL, MEP/FP ENGINEERS LANDSCAPE ARCHITECT ENVIRONMENTAL CONSULTANT TRAFFIC ENGINEER ARCHITECT
  49. 49. 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
  50. 50. 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
  51. 51. Founded in 1992 Mission is to create quality affordable housing And mixed use developments; as well as the Promotion of economic development and neighborhood improvement in Smith Hill and neighboring communities.
  52. 52. The Master Plan
  53. 53. Lydia Street Cottages
  54. 54. Visions I
  55. 55. 13 sites of New Construction & Rehabilitation After After Before Before 3-family 3-family 2 flats duplex 2 flats side by side
  56. 56. Capitol Square
  57. 57. Understanding the Neighborhood Landmarks Streetscape Urban Form Cemetery Open Space Amenity
  58. 58. TIMES 2 ACADEMY CEMETER Y CONCRETE WALL DOUGLAS AVENUE Capitol Square Site
  59. 59. Visions II
  60. 60. 19 Rehabs, 1 New Construction = 42 Units
  61. 61. +65 Properties 200 -225 Dwelling Units More Individual Projects & Renaissance
  62. 62. 26 & 47 Goddard Street
  63. 63. Project Compromises Regulatory • • • • • •
  64. 64. Project Compromises – Building Code • • • • • • • • • •
  65. 65. Project Compromises Historic • • • • • • • •
  66. 66. Existing rear winder demolished Existing front restored
  67. 67. Rehabilitation Preserving the Urban Fabric Preservation New Construction Historic Inkerman St.
  68. 68. Breaking the Urban Fabric, Creating Suburban Experience
  69. 69. Opportunities lost during the last 10 years Site on Admiral Street Smith Hill Health Center
  70. 70. Value Land Site – Smith Street Steelyard Fencing for Visions II
  71. 71. Thank you. October 18, 2013
  72. 72. Conclusions - Judy Partnerships Funding Cooperation & Compromise
  73. 73. 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
  74. 74. Partnerships For-Profit Developers & Non-Profits Agencies Historic Commission/Preservation Society Planning Office Architect Neighbors & Community
  75. 75. Cooperation & Compromise Know Your Neighbors & Abutters They are Your Friends & Potentially Biggest Supporters Make Friends with the Historic Commission Know Your City Councilors & Selectmen They are also potential friends and supporters Parking, Parking Parking Don’t underestimate Parking Issues
  76. 76. THANK YOU! SNEAPA Workshop Session Friday October 18, 2013 Judy Tymon, AICP Town Planner, Town of North Andover

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