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St John Cantius CBAC 8-3-21 twm3To: Wayne Feiden, Carolyn Misch and the Central Business Architecture Committee For Owner applicant: O’Connell Development Group, Holyoke, Mass; 07-29-2021 STJOHN CANTIUS CHURCH Hawley Street Northampton, MA. This is a Cost analysis to repurpose the SJC church for residential R2 code use. This is proof that it can be reused economically with significant profit by building an Apartment Complex inside the existing building. Even without the 35% [40%max] Historic Preservation Tax Credits these plans return significant profit. It has been designed to be developed in 3 possible configurations in attached plans. A. 6 UNITS B.12 UNITS C. 24 UNITS The installation of multiple-unit housing in different configurations can fit inside the existing walls, roof and foundation of the St John Cantius Church. Only one partial mezzanine floor and one full floor system are both carried on new basement and crawlspace footings as needed. Minor loading on existing walls is necessary as well. The numbers of units are organized by the existing vertical window bays which provide the existing required natural light and access door locations without cutting beyond existing structural bearing wall locations. This also upholds the architectural concept historic aesthetics. HISTORIC PRESERVATION This analysis importantly uses a residential unit division concept without changing the historic construction. Any new windows would follow existing architectural concepts without exact copies. This enhances the project’s eligibility for Historic Preservation Tax Credits. HPTC’s can result in a rebate of approximately 35% of all building development costs but landscape with a required 5 year rental stream and then the units can be sold as Condominiums or a Co-op if desired. But this analysis shows that even without HPTC’s the project can be profitable and if a design allows them it is just more profit. The requirements of preservation guidelines include the interior and the exterior as much as is possible following existing geometry and codes. PLAN ORGANIZATION The modular segmentation of windows with its interior trim and ceiling paintings directs the layouts for historical preservation of the unit modules. This makes 6 bays of approximately 19 ft party wall separations in the architecture. The mezzanines are occupied as a single unit as unshared so all layouts maintain the vaulted ceilings open to below as an entire not cut up painting. If 2 bed rooms are built there would be a thin frameless glass transom between rooms only touching the ceiling vaulted paintings. Three possible plans and unit counts are possible. Note they are only preliminary design and have many layouts yet to be resolved in a paid contract where more time is available. A. Six very large 2-1/2 story units that follow the window modules. B.Twelve units, half of which are 2 story and half 2-1/2 story. C. Twenty-four units to include 18 studios and 6 one-bedroom units. AREA; We ignore for simplicity parts of the main ground floor area that is added in the wings on the Northeast end which simply increase the size of those 2 to 3 units. COST; The $250/cost for construction will use ODGs $250/ sq. ft for total building cost even though the exterior costs are largely not required for the church from; demolition & clean up, excavation, footings, foundation, framing, exterior wall finish up to roof frame and finishes but still we use $250/sf to easily cover the required maintenance pointing, patching and trim painting. This $250/sq. ft. cost includes all interior Mechanical HVAC, Electric & Plumbing with fixtures and appliances costs that will be the same cost in the church renovation. Profit assumptions are based on average per/sq ft of condominiums for sale in downtown Northampton which are higher than what we conservatively use. We also mention a conservative 35% in Historic Tax Credits potential, but the project is profitable without them as the attached spreadsheet shows. They add profit with preservation design detail that also enhances value living there. VERTICAL ORGANIZATION; A First-Floor unit main entrance to living is at near grade level. The church apartments do not require parking in zoning but buyers might purchase car storage space elsewhere in the city. A Second-Floor mid-level in the space is at approximately 11 feet higher. A Third-Floor Mezzanine level exists in the barrel vault space at, 11 feet higher. To preserve Historic Preservation Tax Credits plus to add to marketing resale value, the painted ceilings would be maintained and unobstructed. A crawl space and partial small basement on the North East end exists. It is possible to lower the crawl space to create a full basement of 6000 sq ft for storage or condo meeting space. This would be an extension of the work to add footings to carry the internal new floor loads. UNIT PLAN AREA COST 1. NATIONAL COST / Sq. Ft. AVERAGES This cost figure is not reduced for the lower cost of an empty existing building envelope from the footings to the roof as existing equity not needing expense. The total cost range per square foot to build an apartment building is between $185 and $400 a square foot, with an average cost of $229 a square foot and we use $250. 2. LOCAL COST / Sq. Ft. AVERAGES In Western Massachusetts the Cost of Custom Home Building in Springfield is $161.88 per square foot (basic construction) (Range: $115.84 = $207.92). In Hadley, Custom Home Building is $120.00 to $250.00 per square foot (basic construction). These numbers have materials at pre Covid scarce supply inflation, but current costs are less than half those now dropping back to normal soon. The small studios would not be Section 8 low income rentals. The market for these units is newer, younger residents who would like to get a step onto the real estate escalator while living downtown. Ownership would help ensure long term gains for this group. Those who are starting out into the worsening and typically financially unavailable living unit prices can get into the real estate market's equity growth cycle. These people will want to preserve and grow the value of their condominium. Potential Sales prices are based on current listings as a guide to rental value. The value of the units for both rental and purchase demand can be enhanced by creating a low cost amenity uniquely available in the St John Cantius church with what would be a breathtaking tower panoramic view of the city and the river valley by building a stairway wrapped inside the tower to what could be either an open bell tower deck or be enclosed glass in the 4 triple high arched walls. Wheelchair access would be simply by a stairlift chair rail rider on the outside wall of a 50” wide stairway. It can be a public asset with scheduled times for public appointments with the Co-op. The plan to build multiple units whether its minimum the 6 to maximum 24 units in downtown Northampton will perfectly fit into the goals of Planning to increase a more walkable city less dependent on cars as is the trend with current young populations. This increase in downtown living benefits all the local \ commercial businesses as well as the city tax base. These plans have used some copy paste in part of the unit plans by KRA architects that were designed for the townhouses planned to replace the church. They have a slight reduction in unit width while increasing unit lengths. The designs were paid for by O'Connell Development Group used here in preliminary design and simply show relative sizes of fixtures, stairs, furniture, cabinetry and baths with the needed time to be spent to arrange them for more logical design layouts yet to be done. This is a conceptual massing study to determine numbers of units within the SJC window modules. Any future use of my drawings are copyright free to ODG or any other developer they may sell it to. This reuse of KRA partial drawings enhances that value invested by ODG of those plans into these plans and hopefully will be of future continued value to ODG for further development the SJC church building. Respectfully submitted, Tristram W. Metcalfe, WMAIA Tristram W. Metcalfe III, AIA NCARB NY MA CT NH 142 Main Street, Northampton, Mass. 01060 Email <twm3@metcalfe-architecture.com> Ph 413.586.5775 Cell 413.695.8200 Metcalfe Associates Architecture http://www.metcalfe-architecture.com PS NOTE; See Spread-sheet below with pre Historic Preservation Tax Credit profits. The smaller units make more deeds to sell and thus have greater profit per sq ft compared to larger units. The more kitchens and baths with larger unit counts add about 10% to overall building costs which is 10% less profit off of the increased smaller unit's greater profits. The plans are; A-1 the first look concept with only 5 units A-2 the existing module concept with 6 units A-3 the module with 12 units and a corridor A-4 the 24 units with two corridors and elevator A-5 the assembly space is retained for music, performance etc. The HPTCs will increase the profits with that potential if the required maximum preservation possible is designed and built. The required details are interior and exterior from the painted ceilings to trims, windows and doors. They must make minimal changes to all of the envelope beyond that which is required by codes. Also they must be done with architecturally appropriate detail proportions. However they can not be exact copies of history which muddies the clarity of what was built when future historical research is done in potential renovations. The state MHC may reduce some of its 20% credits if the sanctuary is being removed while the federal NPS credits usually give 20%. There also may be a design where the residential units in the sanctuary can keep most of its geometry and trim for more credits. The spreadsheet looks at sale profit while 5 years rental is required for HPTCs after which it can be sold in rent to buy agreements or simply as a Cooperative apartment building. St. John Cantius Condominiums Cost and Pricing Schedule Design Plan A Unit Size Two and three story units 3&4 bedroom 6 2,130 $532,500 $692,250 $159,750 Total units 6 Total profit $958,500 Design Plan B Unit Size Two story units 2 Bedroom 6 740 $185,000 $259,000 $74,000 Three story units 3 Bedroom 6 1310 $327,500 $458,500 $131,000 Total units 12 Total Profit $1,230,000 Design Plan C Unit Size One story Studios Studio 18 360 $90,000 $135,000 $45,000 Two story one bedrooms One bedroom 6 930 $232,500 $325,500 $93,000 Total Units 24 Total Profit $1,368,000 # of Units Average square Feet Cost to Build @$250/sq.ft ./per unit Sale Price @$325/sq.ft Per unit profit # of Units Square Feet Cost to Build @$250/sq.ft . Sale Price @$350/sq.ft Per unit profit # of Units Square Feet Cost to Build @$250/sq.ft . Sale Price @$375/sq.ft Per unit profit Christopher Sawyer-Lauçanno, Ph.D. Architectural Historic Preservation and Rehabilitation Consultant 70 Prospect Street Turners Falls, MA 01376-1305 413-863-3027 413-522-3569 csl@mit.edu July 27, 2021 Central Business Architecture Committee City of Northampton RE: Demolition of CBAC-claƐƐified hiƐƚŽƌic bƵildiŶg bLJ O͛CŽŶŶell HaǁleLJ LLC fŽƌ deǀelŽƉmeŶƚ Žf residential units at 10 Hawley St, Northampton, Map ID 32A-171. Dear Members of the Central Business Architecture Committee: I am writing to object to the proposed demolition of St. John Cantius Church. I know that others from the community are commenting on the historical, architectural and community significance of the church, so I will confine most of my remarks to addressing the VHB report regarding historic tax credits. I would note, however, that St. John Cantius is an excellent example of the work of John William Donohue, who designed over 100 buildings for the Diocese, many of which are regarded as outstanding and individually listed on the National Register. I cannot object to the findings in the VHB report. The issue I have is that the report generally addresses only the proposed design plan. It does state, however, that an income-producing reuse that would retain the overall massing of the sanctuary would make the church a viable candidate for tax credits. The report also speaks glowingly of the interior architectural embellishments of the church. “Interior features…are the large, two-story open sanctuary, the painted barrel-vaulted ceiling, wall panels, and dome above the altar, the wood-panel wainscoting, and a few of the stained-glass windows that remain. These features are modest in comparison to large cathedrals, however, they are still beautifully executed and those that remain retain a high level of integrity.” I couldn’t agree more. I am very well aware of the difficulty in obtaining tax credits for church reuse. But it is far from impossible. In 2009, in my capacity as a consultant, I obtained both state and federal tax incentives for St. Anne’s Church in Turners Falls. (Noted in the VHB report.) The reason for the quick approval (only one round) was the careful attention to preservation of the sanctuary. I would also note that the project received 18% from the state and, of course, 20% from NPS. More recent projects I have been involved with have garnered, on average, 15% to 20% in state credits, though (as noted by VHB) this did require subsequent reapplications. VHB is absolutely right that what O’Connell is proposing would never meet the Secretary of the Interior’s Standards for Rehabilitation. It is also evident from the proposed plans from O’Connell/Kuhn-Riddle that there is no interest in preservation. The goal is demolition. And yet, creative efforts, in my opinion, could and would allow for reuse without unduly impacting the “beautifully executed” features. I have reviewed a number of potential configurations proposed by Metcalfe Associates and was impressed by the attention to preservation of the existing built form, while also allowing for an income-producing entity. While clearly, additional details and refinements would be necessary for an actual tax credit application, Metcalfe’s versions clearly indicate the potential for creative reconfiguration along with economic viability. I note, in particular that all of the Metcalfe plans achieve the following: 1. All painted ceilings are left untouched with the exception of one section where the proposal is for glass; 2. Unit party walls are on the church’s architectural module, at +/-19ft. 3. All windows are saved. In addition, the cost analysis differs significantly from that stated by O’Connell and seems to me a more realistic assessment of per unit and overall construction costs. I would also like to note that the church has been exceedingly well maintained until recently and has little evident deterioration. Additionally, another developer might choose to utilize a different reuse scheme that would allow for even greater preservation. But without an existing building, no such potential would exist. In closing, I would simply ask the committee to consider very carefully the historical importance of St. John Cantius. Other, far more creative solutions for reuse clearly exist. The City should be very wary of any scheme that does not provide for the continued life of this significant existing building. Sincerely, Christopher Sawyer-Lauçanno