ARCHITECTURAL ASSESSMENT

Mike Jackson, FAIADeputy SHPO, IHPA

FEASIBILITYArchitectural/Economics

• The architectural, regulatory and fiscal variables that affect feasibility.

• The resources your Main Street program should have to facilitate feasibility studies.

FEASIBILITYArchitecture = Economics

• Budget Busters

– Accessibility - Elevator

– Structural – Floor load capacity

– Life Safety

• Sprinklers• Extra exit stairs

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

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)

LOCATION Characteristics

• Political - City, county, state, township

• Street address (Highway?)• Local designation

– Main Street district– Historic District

• Special districts– TIF, SSA, Enterprise

LOCATION Characteristics

• Zoning district– Parking requirement

•No on-site requirement in most downtowns

•Promote

– Zero lot line– Uses – FAR (density)

– Smart Codes …

LOCATION Characteristics• Seismic

http://earthquake.usgs.gov/earthquakes/states/illinois/hazards.php

LOCATION - Flood Plain

www.fema.gov/hazard/map/flood.shtm

FEMA - FIRM - Flood Insurance Rate Maps

UTILITIES & SERVICES• Electric• Gas• Water (size and pressure)• Sewer (interior and exterior

adequacy)• Telephone• Cable• High speed Internet • Trash pick up

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

CODES & STANDARDS

Building CodesNational Models, adopted by

gov’tAmerican with Disabilities ActSecretary of the Interior’s Standards Code triggers based upon funding source

Ex: HUD funding and lead paint

INT. EXISTING BLDG CODE

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)

Proportional (not economic) classification of work:

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

HISTORIC USE• Sanborn fire

insurance maps are a valuable tool to evaluate a buildings original fire safety design attributes.

http://collections.carli.illinois.edu/cdm4/index_sanborn.php?CISOROOT=/sanborn

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

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.

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

INT. EXISTING BLDG CODE

Fire Protection – Sprinklers

Classification of workConstruction type Non-combustible ?Change of use or not?Fire separation between floors

CODE – SPRINKLERS• IEBC Historic Buildings • 1005.4 Occupancy separation

– Occupancy separation of one hour omitted for buildings with approved sprinkler system throughout.

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

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

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

BUILDING ACCESSIBILITY

Americans with Disabilities Act (ADA)Applied to public accommodations

Is retroactive starting in 1990Readily achievable test (economics)

Elevator not required for two-story bldg if:Under 3,000 sq ft except for:

Shopping centerMedical office

Does not apply to housing

Building Accessibility

• In private buildings or facilities that are less than three stories or that have less than 3000 square feet (279 m2) per story, an accessible route shall not be required to connect [upper] stories (ex. shopping mall, health, transit)

• Alterations made to provide an accessible path of travel to the altered area will be deemed disproportionate to the overall alteration when the cost exceeds 20% of the cost of the alteration to the primary function area.

• Special provisions for historic buildings

ADA – Scoping provisions

www.cdb.state.il.us/forms/download/iac.pdf

Illinois Accessibility Code

• VERTICAL ACESS EXCEPTION: However, privately owned public facilities are not required to provide vertical access in a building with two levels of occupiable space where the cost of providing such vertical access is more than 20% of the reproduction cost of the public facility;

For the purpose of calculating percentages of reproduction cost, the cost of alteration shall be construed as the total actual combined cost of all alterations made within any period of 30 months. (Section 5, EBA).

Illinois Accessibility Code

• Privately financed alterations to housing are not covered by the Environmental Barriers Act or this Code

• Fair Housing Act applies

BUILDING ACCESSIBILITY

• Fair Housing Act (1991)

Does not apply to older buildings.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…

LIGHT & VENTILATION

Building depths greater than 80 feet are more difficult for residential use.

LIGHT & VENTILATION

EXAMPLEWINDOW AREA

3 ’ X 6' = 18 sq. ft. per windowx 3 windows

54 sq. ft. of window glazing27 sq. ft. of vent opening

MAXIMUM ROOM SIZE54 sq. ft. is 8 % of

675 sq. ft.ROOM DIMENSION19' wide x 35' long

Natural light requirement – 8% of floor areaNatural ventilation requirement – 4% of floor area

LIGHT & VENTILATION

EGRESS REQUIREMENTSThree-story buildings require two means of egress from the third floor. Exits have to directly connect to a public right-of-way.

ENVIRONMENTAL ASSESSMENT

• Asbestos• Lead Paint• Underground storage tanks• Other

– Prior industrial use (Sanborn map, history)– Bird droppings– Mold

ENVIRONMENTAL ASSESSMENT

• ASBESTOS:• Regulated by:

– US Environmental Protection Agency•NESHAP (National Emission Standards for

Hazardous Air Pollutants)

State Environmental Protection Agency

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

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

ENVIRONMENTAL ASSESSMENT

• LEAD PAINT RegulationsEPA renovation rules

– HUD & Dept. of Public Health •Residential units

– State Environmental Protection Agency•Disposal

– OSHA (worker protection)– HUD Guidelines (most well known)

•Apply only when HUD funding is involved

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)

ENVIRONMENTAL ASSESSMENT

• LEAD PAINT Construction EPA Renovation Repair & Painting

Residential units in pre-1978

buildingsLead-safe work practicesContractor certification

www.epa.gov/lead/pubs/renovation.htm

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.

HISTORIC CLASSIFICATION• Historic status allows building code

alternatives:– Status based upon designation or eligibility– Local designation– National Register listed properties

• www.nationalregisterofhistoricplaces.com/tx/state.html

– Eligibility to be listed properties• Contact your local pres. Comm. or SHPO

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

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.

ARCHITECTURAL FEATURES

• Facades: Primary, Secondary, Tertiary

•Condition assessment•Special features (architectural)•Time period of significance/alterations

ARCHITECTURAL FEATURESInteriors

•Primary, secondary, tertiary•Special features

–Architectural elements–Fireplaces–High ceilings

ARCHITECTURAL FEATURES

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

The BALCONY ISSUE

• Condo versus rental units

• Urban more than a rural issue

Life Cycle Assessment - LCA

www.preservationnation.org/issues/sustainability/green-lab/valuing-building-reuse.html

http://tinyurl.com/nthpqvbr

Life Cycle Assessment – LCA

http://tinyurl.com/nthpqvbr

MainStreetMixed Use

42 – 80 Years

ENERGY AUDITS

Infrared roof inspection

RoofSlopeCondition/warrantyGutters & downspoutsStructural adequacy

ENERGY EFFICIENCYRenovated buildings are just as energy efficient as new construction.

ParksCanadaStudy

http://tinyurl.com/24eda2n

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

FEASIBILITY FACTORS

Cost is directly related to complexity of use:

StorageResidential (owner’s unit)Multi-family residential (unit count)Office RetailAssembly (restaurant)

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)

New use with high adequacyResidential Office Structural adequacy Accessibility)

FEASIBILITY FACTORS

• Site Factors:– Parking

•Covered or open•Proximity

– Neighborhood– Outdoor space – (residential occupancy)

•Rental or condo potential

SUCCESS STORIES

Traditional

Contemporary

Loft

Affordable

OPPORTUNITY AWAITS

THANK YOU

• Questions ???

– Mike Jackson, FAIA

– Illinois Historic Preservation Agency

– www.Illinois-History.gov– www.UpstairsDowntown.org