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ARCHITECTURAL ASSESSMENT

ARCHITECTURAL ASSESSMENT. Mike Jackson, FAIA Deputy SHPO, IHPA. FEASIBILITY Architectural/Economics. The architectural, regulatory and fiscal variables that affect feasibility. The resources your Main Street program should have to facilitate feasibility studies.

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ARCHITECTURAL ASSESSMENT

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  1. ARCHITECTURALASSESSMENT Mike Jackson, FAIA Deputy SHPO, IHPA

  2. FEASIBILITYArchitectural/Economics • The architectural, regulatory and fiscal variables that affect feasibility. • The resources your Main Street program should have to facilitate feasibility studies.

  3. FEASIBILITYArchitecture = Economics • Budget Busters • Accessibility - Elevator • Structural – Floor load capacity • Life Safety • Sprinklers • Extra exit stairs

  4. YOUR BUILDING IS: • Real Estate (land & improvements) • Community wealth (tax base) • A piece of architecture • A part of history (many former owners/uses) • A environmental asset: embodied energy • Host of environmental hazards

  5. VALUEJUDGMENTS • 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. LOCATIONCharacteristics • Political - City, county, state, township • Street address (Highway?) • Localdesignation • Main Street district • Historic District • Special districts • TIF, SSA, Enterprise

  7. LOCATIONCharacteristics • Zoning district • Parking requirement • No on-site requirement in most downtowns • Promote • Zero lot line • Uses • FAR (density) • Smart Codes …

  8. LOCATION Characteristics • Seismic Seismic Hazard Map http://earthquake.usgs.gov/earthquakes/states/seismicity/

  9. LOCATION - Flood Plain New Orleans LA FEMA - FIRM - Flood Insurance Rate Maps www.fema.gov/hazard/map/flood.shtm

  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. CODES & STANDARDS Building Codes National Models, adopted by gov’t American with Disabilities Act Secretary of the Interior’s Standards Code triggers based upon funding source Ex: HUD funding and lead paint

  13. INT. EXISTING BLDG CODE Proportional (not economic) classification of work: Repair (Ch. 4) Alteration – Level 1 (Ch. 5) Alteration – Level 2 (Ch. 6) Alteration – Level 3 (Ch. 7) Change of Occupancy – Ch. 8) Additions (Ch. 9) Historic Buildings (Ch. 10) Moved & Relocated Buildings (Ch. 11) Compliance Alternatives (Ch. 12)

  14. 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

  15. HISTORIC USE • Sanborn fire insurance maps are a valuable tool to evaluate a buildings original fire safety design attributes. http://www.loc.gov/rr/geogmap/sanborn/

  16. BUILDING PROFILE STRUCTURE (IBC 2000) Residential 40 psf Stairs and exits 100 psf • One & two family dwelling 40 psf • Office 50 psf, Corridor above 1st fl 80 psf • Lobbies and first floor corridor 100 psf • Original design (archaic materials) • Condition assessment

  17. 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.

  18. CODES – FIRE RATINGS • Fire resistance ratings systems for building materials were the next step in the evolution of fire safety. Many historic and archaic materials were built before the modern rating systems were established. www.huduser.org/portal/publications/destech/fire.html

  19. INT. EXISTING BLDGCODE Fire Protection – Sprinklers Classification of work Construction type Non-combustible ? Change of use or not? Fire separation between floors

  20. CODE – SPRINKLERS • IEBC Historic Buildings • 1005.4 Occupancy separation • Occupancy separation of one hour omitted for buildings with approved sprinkler system throughout.

  21. Codes – Tin Ceiling Issue • Is a 1 or 2 hr use separation required? • Not if the same use hazard • Not if there is no change of use • Yes if a new residential unit in a former commercial space • Not if the building is fully sprinklered

  22. Codes – The Tin Ceiling Issue 1. Remove and reinstall over a new 1Hr rating. 2. Cover with an intumescent paint, 1 + hr separation www.firefree.com/allProducts.php

  23. Code – Alternative Compliance International Existing Building Code Method of quantifying safety Less prescriptive Requires written report by a design professional The role of the architect The role of the code official

  24. BUILDING ACCESSIBILITY Americans with Disabilities Act (ADA) Applied to public accommodations Is retroactive starting in 1990 Readily achievable test (economics) Elevator not required for two-story bldg if: Under 3,000 sq ft except for: Shopping center Medical office Does not apply to housing

  25. Building Accessibility • Architectural Barriers • State Accessibility Standards Residential units are NOT required to provide access under this law.

  26. BUILDING ACCESSIBILITY • Fair Housing Act (1991) The Act requires all newly constructed multi-family dwellings of four or more units intended for first occupancy after March 13, 1991, to have certain features: an accessible entrance on an accessible route, accessible common and public use areas, doors sufficiently wide to accommodate wheelchairs, accessible routes into and through each dwelling… Does NOT apply to existing buildings. <>

  27. LIGHT & VENTILATION Building depths greater than 80 feet are more difficult for residential use.

  28. LIGHT & VENTILATION Natural light requirement – 8% of floor area Natural ventilation requirement – 4% of floor area EXAMPLE WINDOW AREA 3’ X 6' = 18 sq. ft. per window x 3 windows 54 sq. ft. of window glazing 27 sq. ft. of vent opening MAXIMUM ROOM SIZE 54 sq. ft. is 8 % of 675 sq. ft. ROOM DIMENSION 19' wide x 35' long

  29. LIGHT & VENTILATION

  30. 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.

  31. ENVIRONMENTAL ASSESSMENT • Asbestos • Lead Paint • Underground storage tanks • Other • Prior industrial use (Sanborn map, history) • Bird droppings • Mold

  32. ENVIRONMENTAL ASSESSMENT • ASBESTOS: • Regulated by: • US Environmental Protection Agency • NESHAP (National Emission Standards for Hazardous Air Pollutants) State Environmental Protection Agency

  33. ENVIRONMENTAL ASSESSMENT • ASBESTOS – “trigger” points • Friable and non-friable materials • Minimum quantities of materials • USEPA – NESHAP does not apply to: • Residential buildings with 4 or fewer units • Demolition & Renovation • Demolition is the removal of a structural member • Notification requirement

  34. 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

  35. ENVIRONMENTAL ASSESSMENT LEAD PAINT Construction EPA Renovation Repair & Painting Residential units in pre-1978 buildings Lead-safe work practices Contractor certification www.epa.gov/lead/pubs/renovation.htm

  36. 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)

  37. 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.

  38. HISTORIC CLASSIFICATION • Historic status allows building code alternatives: • Status based upon designation or eligibility • Local designation • National Register listed properties • www.nationalregisterofhistoricplaces.com • Eligibility to be listed properties • Contact your local pres. Comm. or SHPO

  39. 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

  40. HISTORIC DESIGN • Secretary of the Interior’s Standards for Rehabilitation • Local commission review of exterior SHPO review if project has state/federal funding, permits or licensing SHPO review of entire building.

  41. ARCHITECTURAL FEATURES • Facades: Primary, Secondary, Tertiary • Condition assessment • Special features (architectural) • Time period of significance/alterations

  42. ARCHITECTURAL FEATURES Interiors • Primary, secondary, tertiary • Special features • Architectural elements • Fireplaces • High ceilings

  43. ARCHITECTURAL FEATURES • Exposing the brick in historically finished spaces does not meet Preservation Standards.

  44. The BALCONY ISSUE • Condo versus rental units • Urban more than a rural issue

  45. Life Cycle Assessment - LCA www.preservationnation.org/issues/sustainability/green-lab/valuing-building-reuse.html http://tinyurl.com/nthpqvbr

  46. Life Cycle Assessment – LCA Main Street Mixed Use 42 – 80 Years http://tinyurl.com/nthpqvbr

  47. ENERGY AUDITS Roof Slope Condition/warranty Gutters & downspouts Structural adequacy Infrared roof inspection

  48. ENERGY EFFICIENCY Renovated buildings are just as energy efficient as new construction. Parks Canada Study http://tinyurl.com/24eda2n

  49. 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

  50. FEASIBILITY FACTORS Cost is directly related to complexity of use: Storage Residential (owner’s unit) Multi-family residential (unit count) Office Retail Assembly (restaurant)

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