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