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Restoration of Clarendon Hotel St Clairsville Ohio


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Dennis Bigler tells Heritage Ohio Historic tax credit workshop participants about the restoration of the Clarendon Hotel in St Clairsville Ohio.

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Restoration of Clarendon Hotel St Clairsville Ohio

  1. 1. Tax Credit Workshop<br />St. Clairsville,Ohio<br />The Clarendon Hotel <br />102 East Main Street<br />November 9, 2009<br />
  2. 2. Information<br />The Clarendon LLC. Owner<br />Built in 1889<br />St. Clairsville Historic District<br />Romanesque Revival Style<br />Historic Preservation Consultants. Chambers Murphy and Burge, Restoration Architects. Akron <br />
  3. 3. Eligibility<br />Listed on the National Register of Historic<br /> Places as a contributing building of the St.Clairsville Historic District in 1994.<br />Rehabilitation Resources<br />Ohio Historic Preservation Tax Credit<br />Federal Tax Rehabilitation Credit<br />State Appalachian Grant<br />
  4. 4. Specifications<br />3 story building<br />Tallest Commercial building on Main St.<br />Oldest Hotel site.<br />On 0.25 acres<br />17,500 s.f.<br />Sandstone. Brick. Concrete. Wood.<br />
  5. 5. Character Defining Features<br />Architectural Elements<br />Materials<br />Space<br /><ul><li>Stair System</li></ul>Windows<br />Millwork<br />Skylight<br />Fireplace<br />Faux Marble<br />Tile Floor<br />Lobby<br />Hotel Corridors<br />
  6. 6. Significant Features<br />
  7. 7. Significant Features (cont.)<br />
  8. 8. Significant Features (Cont.)<br />
  9. 9. Significant Features (Cont.)<br />
  10. 10. Significant Features (cont.)<br />
  11. 11. Significant Features (cont.)<br />
  12. 12. Significant Features (Cont.)<br />
  13. 13. Significant Features (cont.)<br />
  14. 14. Significant Features (cont.)<br />
  15. 15. Significant features (Cont.)<br />
  16. 16. Ohio Historic Preservation Tax Credit Application<br />Combined Tax Credit Application, State and Federal Submitted on February 25, 2008<br />Federal rehabilitation tax credit Part 2 Phase 2 (Stairs and Elevator) and Phase 3 (Interior rooms). Included in Continuation/Ammendment Sheets, corresponding photos, drawings.<br />Part 1 approved August 10, 2005.<br />Part 2 Phase 1 (exterior envelope) was already submitted and completed in August 2006. (Preliminary certification advisory from NPS)<br />
  17. 17. Ohio Historic Preservation Tax Credit Application<br />Project to be completed in 3 Stages.<br />Submitted Rationale for Staged Project Form<br />Submitted Major Factor Information Narrative<br />Cost Benefit Analysis. Prepared by Accountant<br />
  18. 18. Rationale For Staged Project Form<br />Total Estimated Project Expenditures $3,600,000.00<br />Total Estimated Qualified Rehabilitation Expenditures $3,000,000.00<br />Two years and Six Month Staged Project Plan (Federal Tax Rehabilitation Credit Phased 60 month)<br />Time period. March 2008 to December 2010<br />
  19. 19. Rationale (Cont.)<br />Stage 1. New Elevator. New Shaft. New Exit Fire Stairs and Enclosure. Main Stairs and Enclosure Rehabilitation. Corresponding electrical, structural. (Part 2 Phase 2 FTxC)<br />Stage 2. Rehabilitation of the 1st floor hotel with dependencies, restaurant and kitchen. HVAC. Electrical. Plumbing. ADA. Fire Suppression. (Part 2 Phase 3 FTxC)<br />Stage 4. Rehabilitate 9th to 12th. Same as Stage 2. <br />Stage 5. Rehabilitation of Storefronts. Dependent on Lease Progress<br />
  20. 20. Rationale (Cont.)<br />Stage 3. Rehabilitation of the 2nd and 3rd floors. Double loaded corridors. New guest rooms. HVAC. Plumbing. Electric. ADA. Fire Suppression system. (Part 2 Phase 3 of the FTxC).<br />
  21. 21. Ohio Historic Preservation Tax Credit. Amendments<br />Amendments can be submitted anytime changes occur.<br />Any changes or clarifications requested by the SHPO generates an Amendment. <br />Send corresponding copies to ODOD<br />Use Federal Tax Rehabilitation Amendment Form.<br />
  22. 22. Ohio Department of DevelopmentProgress Reports<br />To be filed with ODOD.<br />ODOD sends letter about status of project, and owner updates information in the white spaces. If gray space information needs to be changes then the owner has to file an Amendment with the ODOD, like for example change of ownership.<br />Existing amendments are listed. <br />
  23. 23. What is a Green Building?<br /><ul><li>When design and construction practices reduce negative environmental impacts and improve existing unsustainable design.
  24. 24. It reduces operation costs.
  25. 25. Enhances building marketability.
  26. 26. Increases worker productivity.
  27. 27. Improves indoor air-quality problems.
  28. 28. Becomes energy and water efficient.
  29. 29. Promotes conservation of materials
  30. 30. Integrates the design process.</li></li></ul><li>Common issues in Historic Preservation and Green Building<br />Embodied energy and reuse of existing resources. (Embodied energy of a standard building is equal to 5-15 gallons of gasoline per s.f.)<br />Conservation resources.<br />Preservation of Cultural Heritage<br />Adapting existing Historic Structures to current societal needs<br />
  31. 31. Current Public Green Initiatives<br />In legislation, executive orders, resolution, ordinances, policies and initiatives.<br />13 federal agencies<br />17 public school systems<br />39 institutions of higher education<br />45 states<br />195 localities (132 cities, 35 counties, 28 towns)<br />
  32. 32. Green Initiatives Examples<br />GSA. Decided in 2000 that starting in 2003 all capital building projects must earn LEED certification. Largest civilian landlord 8,600 buildings. First Federal USGBC member.<br />Palo Alto. CA. Commercial LEED certified. Residential Build It Green’s Green Point rating system<br />Lakewood, OH. Adopted resolution use LEED Green principles in public projects.<br />
  33. 33. Green Initiative examples<br />New Albany, OH. New building incentives for Green commercial buildings.<br />Shaker Hts. OH. Encourage municipal and private sector to follow LEED guidelines<br />Cincinnati, OH. All municipal buildings, new and renovated be LEED certified. Automatic 100% Real Property Tax Exempt of assessed property value for residential and commercial LEED Certified structures.<br />
  34. 34. Green Initiatives Examples<br />Lima, OH. Green initiative adopted for public works in<br /> Transportation<br /> Lighting<br /> Wastewater<br /> Water Supply <br /> Solid Waste<br />
  35. 35. Green Rating Systems<br />USGBC LEED (Leadership in Energy and Environmental Design )<br />Build it Green. Green Point. CA<br />National Association of Home Builders. National Green Building Standards.<br />Built Green. CO<br />Sustainable Space. CA<br />Built Green. WA<br />
  36. 36. Green features in Historic Buildings<br />Urban density<br />Transportation<br />Daylighting<br />Natural ventilation<br />Local materials<br />Embodied energy<br />Passive energy saving devices<br />Durability<br />
  37. 37. Greening Historic PropertyDiscussion Components<br />Envelope.Windows, wall, roof and foundation performance<br />HVAC system. Space for new systems. Meeting energy/thermal performance.<br />Lighting. Day lighting and electric lighting integration and issues.<br />Materials. Conflicts with green or historic standards. Lack of acceptance of green imitation of historic materials<br />
  38. 38. Energy and Atmosphere<br />Historic District<br />Whitaker & State<br />Where possible, <br />the historic windows <br />remained in use. <br />Storefront glass features Low-e coating<br />(Later added interior storm windows)  <br />
  39. 39. Building Reuse<br />100% of the shell and the majority of the interior was reused<br />Purchased materials were locally sourced, and high in recycled content<br />Materials and Resources<br />Historic District<br />Whitaker & State<br />
  40. 40. Materials and Resources<br />Historic District<br />Whitaker & State<br />Material Reuse<br />The hefty stair treads <br />and hand rail caps<br />throughout the building<br />were milled utilizing <br />wood from the original <br />building structure. <br />Stair treads – from old floor joists<br />Handrails – denailed framing studs<br />Baseboards – old lathe strips<br />
  41. 41. Indoor Environmental Quality<br />Historic District<br />Whitaker & State<br />All paints and finishes <br />were low VOC <br />(volatile organic compounds)<br />products.  <br />Safer to breathe <br />and don’t continue<br />to off-gas over time <br />
  42. 42. Martha Raymond Presentation 2007 HO<br />Drawing courtesy of the National Park Service <br />Prism glass in transom at the Robinson Music Company Building, Steubenville, Ohio <br />
  43. 43. Martha Raymond Presentation 2007 HO<br />Double-Loaded Corridors<br />
  44. 44. Martha Raymond Presentation 2007 HO<br />Former school classroom adaptively re-used. Full height windows were preserved, providing natural daylight within the new office space. HVAC duct work is also exposed. <br />
  45. 45. Transoms were open or closed to help regulate ventilation throughout the building.<br />Martha Raymond Presentation 2007 HO<br />
  46. 46. Use of awnings as an energy conservation measure in a residential setting.<br />Martha Raymond Presentation 2007 HO<br />
  47. 47. The Community Restoration and Revitalization Act HR 1043 S 584<br />Re-introduced on October 1, 2009<br />Senators Lincoln (D-AR) Snowe (R-ME)<br />HR Schwartz (D-PA) Tiberi (R-OH)<br />8 Amendments to 1986 Federal Rehabilitation Tax Credit.<br />Enabling Smaller Rehabilitation Projects<br />Providing Downtown Housing in Historic Buildings<br />Using a practical definition for “Older Building”<br />
  48. 48. Community Restoration (Cont.)<br />Rehabilitating Qualified Non-profit and Public Historic Buildings<br />Making Historic Buildings as Energy Efficient as they can be.<br />Facilitating smaller projects through Transferability<br />Encouraging Moderate Rehabilitation through Reducing the Substantial Rehabilitation Requirements<br />Allowing State Historic Tax Credits to Work More Effectively with the Federal Credit<br />
  49. 49. Historic Homeowners Revitalization Act HR 3670<br />Introduced in September 29, 2009<br />HR Carnahan (D-MO)<br />Federal Tax Credit 20%. “Qualified Rehabilitation expenditures made by the tax payer with respect to a qualified historic home”. Cap of $60,000<br />Increase in credit for buildings in “high cost” or economically distressed areas.<br />
  50. 50. Historic Homeowners (Cont.)<br />Ability of credits to be transferred or assigned.<br />Available for “For Sale” housing.<br /> Additional information at the following web pages:<br /><br /><br />
  51. 51. Energy Tax<br />Energy Efficient Commercial Building Deduction. Sec. 179D IRS<br />Renewed until 2013<br />Return $1.80/S.F if whole building qualifies<br />Return $.60/SF if only some portions qualify, like HVAC, Electric, etc.<br />
  52. 52. Presenter<br />Yolita E. Rausche M.Arch HP<br />Historic Preservation Specialist<br />Chambers Murphy & Burge Restoration Architects, Akron, Ohio<br />Heritage Ohio Board Member<br /><br /><br />