ARCHITECTURAL ASSESSMENT

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ARCHITECTURAL ASSESSMENT

• Mike Jackson, FAIA
• Deputy SHPO, IHPA

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FEASIBILITYArchitectural/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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FEASIBILITYArchitecture Economics

• Budget Busters
• Accessibility - Elevator
• Structural Floor load capacity
• Life Safety
• Sprinklers
• Extra exit stairs

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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

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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)

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LOCATION Characteristics

• Political - City, county, state, township
• Street address (Highway?)
• Local designation
• Main Street district
• Historic District
• Special districts
• TIF, SSA, Enterprise

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LOCATION Characteristics

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

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LOCATION Characteristics

• Seismic

http//earthquake.usgs.gov/earthquakes/states/illi
nois/hazards.php
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LOCATION - Flood Plain
FEMA - FIRM - Flood Insurance Rate Maps
www.fema.gov/hazard/map/flood.shtm
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UTILITIES SERVICES

• Electric
• Gas
• Water (size and pressure)
• Sewer (interior and exterior adequacy)
• Telephone
• Cable
• High speed Internet
• Trash pick up

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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

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CODES STANDARDS

• Building Codes
• National Models, adopted by govt
• American with Disabilities Act
• Secretary of the Interiors Standards
• Code triggers based upon funding source
• Ex HUD funding and lead paint

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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)
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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

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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_s
anborn.php?CISOROOT/sanborn
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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

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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.

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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.h
tml
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INT. EXISTING BLDG CODE
Fire Protection Sprinklers Classification of
work Construction type Non-combustible
? Change of use or not? Fire separation between
floors
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CODE SPRINKLERS

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

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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

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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
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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

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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

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Building Accessibility
ADA Scoping provisions

• 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

www.cdb.state.il.us/forms/download/iac.pdf
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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).
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Illinois Accessibility Code

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

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

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ENVIRONMENTAL ASSESSMENT

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

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ENVIRONMENTAL ASSESSMENT

• ASBESTOS
• Regulated by
• US Environmental Protection Agency
• NESHAP (National Emission Standards for Hazardous
  Air Pollutants)
• State Environmental Protection Agency

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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

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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

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ENVIRONMENTAL ASSESSMENT

• LEAD PAINT Regulations
• EPA 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

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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)

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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


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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.

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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

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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

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HISTORIC DESIGN

• Secretary of the Interiors Standards for
  Rehabilitation
• Local commission review of exterior

SHPO review if project has state/federal funding,
permits or licensing SHPO review of entire
building.
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ARCHITECTURAL FEATURES

• Facades Primary, Secondary, Tertiary
• Condition assessment
• Special features (architectural)
• Time period of significance/alterations

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ARCHITECTURAL FEATURES

• Interiors
• Primary, secondary, tertiary
• Special features
• Architectural elements
• Fireplaces
• High ceilings

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ARCHITECTURAL FEATURES

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

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The BALCONY ISSUE

• Condo versus rental units
• Urban more than a rural issue

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Life Cycle Assessment - LCA
www.preservationnation.org/issues/sustainability/g
reen-lab/valuing-building-reuse.html
http//tinyurl.com/nthpqvbr
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Life Cycle Assessment LCA
Main Street Mixed Use 42 80 Years
http//tinyurl.com/nthpqvbr
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ENERGY AUDITS
Roof Slope Condition/warranty Gutters
downspouts Structural adequacy
Infrared roof inspection
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ENERGY EFFICIENCY
Renovated buildings are just as energy efficient
as new construction.
Parks Canada Study
http//tinyurl.com/24eda2n
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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

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FEASIBILITY FACTORS

• Cost is directly related to complexity of use
• Storage
• Residential (owners unit)
• Multi-family residential (unit count)
• Office
• Retail
• Assembly (restaurant)

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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 adequacy Residential Office
Structural adequacy Accessibility)
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FEASIBILITY FACTORS

• Site Factors
• Parking
• Covered or open
• Proximity
• Neighborhood
• Outdoor space
• (residential occupancy)
• Rental or condo potential

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SUCCESS STORIES

• Traditional
• Contemporary

Loft Affordable
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OPPORTUNITY AWAITS
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THANK YOU

• Questions ???
• Mike Jackson, FAIA
• Illinois Historic Preservation Agency
• www.Illinois-History.gov
• www.UpstairsDowntown.org