Figure 1.  Cross Street Village, an Adaptive Reuse project formerly known as Old Ypsilanti High School.  American Community Developers purchased it in 1997 for $101,000.00 from the City of Ypsilanti, Michigan and invested over $9.5 million dollars to adapt this building to low and medium senior housing.

Adaptive Reuse and

Downtown Development

 

This website will explain the concept of Adaptive Reuse, the importance of Adaptive Reuse in Downtown Development, and the people who are involved in Adaptive Reuse projects.

 

What is Adaptive Reuse?

 

When referring to all buildings regardless of variety or type one point is clear, all buildings, to a less or greater extent, outlive their intended purposes. Adaptive Reuse refers to a process of changing the old use of a historic building, to a new use while keeping the buildings historic features intact. 

Older Downtownís need Adaptive Reuse projects to help revitalize their communities. These projects allow a community to keep its character while providing new business and residential opportunities for the citizens of that community. The careful rehabilitation of the building, along with a good return on investment, are keys to help make a project succIt is a sensitive process where a group of interested parties will come together to work on a project.  Often, the result is a win-win for all groups involved.

 

Groups Involved in Adaptive Reuse Projects?

Many people, agencies, governments and organizations are involved in an Adaptive Reuse project.  Listed below you will find a brief description of these groups and individuals and their role in Adaptive Reuse.  The job descriptions listed below are general and not inclusive of all tasks, as many professionals may have additional services not listed.  It is a good idea to ask to see a complete resume or portfolio with references before contracting with any professionals, including license (if applicable) and certificate of insurance.  Additional information can be found at the link(s) provided after each entry.

Architect- Architects are essential to preservation projects.  They put on paper everything from conceptual drawings for proposals to the highly detailed engineered drawings for the General Contractor and Sub-Contractors to follow.  When problems in construction arise, they consult with the other professionals to provide options and solutions.  When doing an Adaptive Reuse project one should choose an architect or architectural firm with proven experience in Historic Preservation.  For more information see http://www.quinnevans.com/ and http://www.pafaa.com/adaptive.html

Building Department- Local government office that issues permits and reviews all building and restoration plans.  Inspectors from this department will oversee building code compliance throughout your project in the areas of Demolition and Rough Construction/Framing, Electrical, Plumbing, and Heating Ventilation and Air Conditioning (HVAC). Further information at http://www.cityofypsilanti.com/VHosts/Ypsilanti/services/bldg_inspection/BIOEOverview.

City Council / Township Board / Village Council- Has four main roles to serve their municipality: policy formulation, ceremonial responsibilities, executive oversight over city manager and administrative staff, and as information provider to their constituents.  Additional information available at http://www.emich.edu/public/geo/557book/d113.process.html or http://www.cityofypsilanti.com/VHosts/Ypsilanti/services/comm_econ_dev/CEDOverview.htm

Contractor/Sub-Contractor- Usually hired by the General Contractor or can be hired by the homeowner.  These construction specialists perform one to two aspects of the job only.  For example:  Finish Carpentry, Electric, Plumbing, and HVAC/ Mechanical Contractors may be Contractors on large jobs when they are the only trade to perform the job at hand.  These same groups may be Sub-Contractors on a job that has a lot of different trades working and usually a General Contractor / Project Manager to coordinate them.  Additional information available through the local phone directory or at http://www.workplace.com.au/sub.html

Developer- Generally speaking this person buys property or existing buildings and develops or creates new or adapted uses for these properties or buildings.  Successful developers can be powerful people and have a lot of influence on local governments and other authorities.  For more information visit http://web.idirect.com/~klg/build.html.

Downtown Development Authority (DDA)- This group, often appointed by local or city government, has the goals of development, redevelopment, and providing economic stability to downtowns. The DDA provides physical improvements through the groupís resource generating activities. Additional information available at http://www.ddamiami.com/DDAWebSite/DDA/ddaMain.html

General Contractor- A General Contractor handles all the Sub-Contractors on a construction site.  They can be similar to Project Managers, but usually have the practical construction knowledge of doing the work.  General Contractors and Project Managers can be used on the same project. .  For more information visit http://web.idirect.com/~klg/build.html.

Historic District Commission (HDC)- Appointed by the City Council, this group, which is usually focused on the exterior of a building, decides what can and cannot be done to rehabilitate a building located within its Local Historic District (LHD).  Additional information available at http://www.emich.edu/public/geo/557book/d113.process.html and http://www2.cr.nps.gov/workingonthepast/.

National Park Service (NPS)- Created by the National Park Service Act of 1916, it was established to preserve areas too large to protect privately.  If federal tax credits are being utilized, the NPS is the federal agency responsible for this.  *NOTE: Whether applying for state or federal rehabilitation tax credits, all requests are put through to the NPS by your state SHPO.  Further info at http://www.nps.gov/ and http://www2.cr.nps.gov/tps/standguide/index.htm

Planning Department- A part of local government, this department is responsible to facilitate land use by following zoning ordinance.  Any planned use of a building, whether historic or not, should be cleared through he local planning department during the research phase or beginning of a project.  Any uses not allowed by zoning ordinance can be appealed through the Zoning Board of Appeals.  This process is called requesting a Variance. Further information at http://www.cityofypsilanti.com/VHosts/Ypsilanti/services/comm_econ_dev/CEDOverview.htm

Preservation Consultant- A Preservation Consultant is a person or agency that will aid you in all areas of a preservation project.  They can be hired to do research, National/State Historic Register Nominations, and preservation based consulting in general.  They guide construction projects to help insure preservation techniques are utilized, which are required by the local historic district, state and federal agencies.  It is advised that anyone with little preservation experience who is undertaking a project, consult with a Preservation Consultant before starting your project.  More information at: http://www.historichomeworks.com/hhw/index.htm

Project Manager- Project Managers are typically employees of General Contracting, Development and Construction companies.  A General Contracting company has Project Managers on staff, while the small General Contracting company or comparable construction company may be their own Project Managers.  For more information visit: http://construction.about.com/library/weekly/aa071400.htm

State Historic Preservation Office (SHPO)- Organized under the 1966 National Historic Preservation Act, this office identifies, evaluates, registers, interprets and protects the stateís historic properties.  If you are going to utilize state or federal tax credits, both go through this agency. Further information available at your SHPO. SHPO listings: http://www.sso.org/ncshpo/shpolist.htm

Variance- A variance is a request to the Zoning Board of Appeals to allow some change to a part of a building or property even though the change will violate a local zoning ordinance. A variance can only apply to ordinances that have already been adopted and they must fulfill certain criteria.  Additional information available at: http://www.staffordlaw.com/practice/zoning-var-stads.shtml

Zoning Board of Appeals (ZBA)- Created by City (Village) Council appointment, his group facilitates special requests that do not conform to the written ordinances.  These requests are called variances, and all landowners may apply for them.   The ZBA is responsible to hear the publicsí requests for variances to the local zoning ordinance.  Additional information available at http: //www.emich.edu/public/geo/557book/d113.process.html.

 

Designed by Bill Click.