Having it All: Combining Affordable Housing & Historic Preservation

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. 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. Combining Affordable Housing &
Historic Preservation
Affordable Housing & Historic Preservation
Are Natural Fits
Tools are available to make it work
Two Projects – Different Communities

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. Affordable Housing & Historic
Preservation
Two projects in two different communities
Newburyport, MA
Smith Hill, Providence, RI
Many Similarities
Many Differences

6. Newburyport, MA & Smith Hill,
Providence RI

7. Newburyport & Smith Hill, Providence
Both Have a History of Manufacturing

8. Newburyport & Smith Hill, Providence
Both Have Workforce Housing

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. 11 Market Street

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. 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. 11 Market St. Renovation

14. 11 Market Street – Renovation

15. 11 Market St. Renovation

16. Neighborhood

17. Neighborhood

18. The Old and The New

19. The Old and The New

20. Accessibility

21. Accessibility

22. Details

23. Details

24. Creating Livable Space

25. Creating Livable Space

26. Creating Livable Space

27. Creating Livable Space

28. Renewing Existing Space

29. Renewing Existing Space

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. Partnership
John Feehan
Executive Director YWCA Since 2009
Social Services & Financial Administration
Expertise
Nat Russo
Vice-President @ LD RUSSO
Newburyport Resident
YWCA Member

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. 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. 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. SUCCESS!

36. Affordable Housing
Neighborhood Improvement
Economic Development

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. 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. 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. AFFORDABLE HOUSING AS
COMMUNITY CONSERVATION
Worcester, Mass
October 17-18, 2013

41. Dedicated to the design and health of the
community as a whole
Who We Are

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. The Community

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. 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. 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. 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. 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. 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. 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. 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.

53. The Master Plan

54. Lydia Street Cottages

55. Visions I

56. 13 sites of New Construction & Rehabilitation
After
After
Before
Before
3-family
3-family
2 flats
duplex
2 flats
side by side

57. Capitol Square

58. Understanding the Neighborhood
Landmarks
Streetscape
Urban Form
Cemetery Open Space Amenity

59. TIMES 2 ACADEMY
CEMETER
Y
CONCRETE WALL
DOUGLAS AVENUE
Capitol Square Site

61. Visions II

62. 19 Rehabs, 1 New Construction = 42 Units

64. +65 Properties
200 -225 Dwelling
Units
More Individual Projects & Renaissance

65. 26 & 47 Goddard Street

66. Project Compromises Regulatory
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67. Project Compromises – Building Code
•
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68. Project Compromises Historic
•
•
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69. Existing rear winder
demolished
Existing front restored

70. Rehabilitation
Preserving the Urban
Fabric
Preservation
New Construction
Historic Inkerman St.

71. Breaking the Urban Fabric, Creating Suburban
Experience

72. Opportunities lost during the last 10
years
Site on Admiral
Street
Smith Hill Health Center

73. Value Land Site – Smith
Street
Steelyard Fencing for Visions
II

74. Thank you.
October 18, 2013

75. Conclusions - Judy
Partnerships
Funding
Cooperation & Compromise

76. Funding – Who Has the Money?
 Local Sources
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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

77. Partnerships
For-Profit Developers & Non-Profits Agencies
Historic Commission/Preservation Society
Planning Office
Architect
Neighbors & Community

78. 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

79. THANK YOU!
SNEAPA Workshop Session
Friday October 18, 2013
Judy Tymon, AICP
Town Planner, Town of North Andover