FNB: An Asset for Future Projects

Since we moved back to Ohio, I've talked with a lot of people about downtown buildings.  The questions revolve around: what should we / could we / can we do with these old buildings - many of which need a huge amount of work?

It occurs to me that God has set this project before us for several reasons...

A. There are architects who specialize in this sort of work but they are mostly located in cities and communities outside of our region.  I have to admit that, while I know a lot about old buildings, I was not prepared for the huge effort in getting the documentation and funding pulled together.  I was also not prepared for the scrutiny - on the part of the State - for the work that we were doing.  This project has been an AWESOME learning experience for me!  Thankfully, this is OUR project and my time counts as "service in-kind" = I am effectively doing this work for free.  Whatever learning curve / adjustments we have gone through along the way has been at my own expense.

B. This project has been awesome training for every aspect of this type of project.  At this point I have acted as: Architect, Grant Writer, Leasing Agent, Property Manager, Public Relations Office, Estimator, and currently as General Contractor.  I have to admit - I have previously taken each of these people for granted in some way.  No more!  Each of these folks have my utmost respect because each of these jobs is difficult in its own way.

C.  It is my hope that downtown Montpelier (and the rest of Williams County) can benefit from this experience!  Learning to accomplish a single goal is good but I hope to be able to apply this education to other projects to benefit our community.  If nothing else, I know better what questions to ask when a project gets started.

Working on a schedule...October 31 is coming very quickly!

FNB: Just when we thought we were ready...

Just when we thought we were ready, it turns out we are not.  Of course this wouldn't be a normal downtown revitalization project without a hiccup or snag...

A few weeks ago I met with a VERY helpful plans examiner from the State of Ohio.  See, because Montpelier / Williams County is a rural part of the state, we don't have our own building department.  Changes and updates to commercial buildings generally require approval from the State.  I met with the examiner for a "Preliminary Plan Review."  We both thought we had the project nailed down.  However, as I finished up the code review, I discovered we had an "occupancy" situation. 

The First National Building and it's neighbor share the corridor on the second floor and the stairs at either end - the "means of egress".  Since we plan to significantly update the stairway and lobby (see my earlier post on what we plan to do) we now have to comply with the CURRENT building code which is much more restrictive. 

Suffice it to say that this is a situation that requires more than an administrative OK.  Boy was I antsy to get going the first of March...but that's not going to happen.  I'll be attending a meeting of the Board of Building Appeals on March 10 to ask for relief from the building code due to the hardship of working with an old building.  Hardship...that's an understatement :).

I have to say, though, that this process is much easier with a helpful examiner who is willing to discuss the situation and work with me on a resolution.  Thank you Mr. Plans Examiner!

We're also getting contractors lined up so that, when the permit is ready, so are we.  

One more hurdle to go...thanks for following along!

FNB: The Funding is Now Official!

Today I received an email from the Ohio Development Services Agency...they have approved the Release of Funds for our grant!  I also spoke to our banker and scheduled a tentative closing for the building loan.  So we are official!

Hopefully, we will begin work early in March.

Several comments from those who are following along with our effort have asked about old photos of the building.  We don't have many but this is one of the oldest known photos of Montpelier, probably from the 1890's.  There, on the left, is the First National Building...before it was actually the First National Building.  There is also very little history on this building...only some sketchy details that I have been able to piece together. The main portion of the building was probably built in the 1880's and added to around 1900, when the First National Bank purchased the building.  

The First National Building has been standing at the center of downtown Montpelier for at least 120 years and we are now beginning the journey to restore it to a usable and sustainable condition.  Perhaps the First National Building will continue to provide housing and office / retail space for another 120 years...

FNB: Updating the Way Out

Perhaps the most frightening part of the existing building is the rear stairs. 

 

My architect and builder friends will notice the odd combination of landing and winders...not exactly compliant with any form of code I'm familiar with! At only 2'-6" wide, they aren't exactly generous either.  This condition is clearly not acceptable for an updated residential building.  

An updated means of egress is an essential part of the Project.  This will involve the most intensive change of the existing building as we remove the existing stairs, cut a larger hole in the Second Floor and install new, code-compliant stairs to provide an improved way out.

 

In addition to providing a safe way out, this improvement also allows for a new lobby for the residential portion of the building.  

FNB: Updating the Outside

While the interior of the First National Building is probably the most necessary set of improvements the outside of the building is most important for the community.  As one of the most prominent buildings in Montpelier - and located at the central intersection of downtown - the updates to the outside of the building are critical.

The most obvious issue is the windows.  At some point (probably in the 1970s) the old windows were removed, the openings filled in with brick, and smaller windows inserted instead.  Probably the greatest single expense, but also the greatest single improvement, is the installation of new 3' wide by 8' tall replacement windows.

The other obvious need for improvement is the continuous metal cornice.  Installed after the addition to the building - around 1900 and during the tenure of the First National Bank (from which we derived the name for the building) - this cornice has suffered from both deferred and ineffective maintenance.  Significant time and effort will be expended in restoring the cornice to a condition that will last for another 100 years.

The original building seems to have been constructed between 1870 and 1900.  The masonry is old and, in many places, deteriorated.  No part of the building is more deteriorated than the base where the brick wall intersects with the sidewalk.  Decades of rain, snow, ice, and salt have worn their way into the soft brick and caused significant damage.  At some time in the past a thoughtful building owner added pargeting (cement covering) over the base brick to protect them.  Now, however, the pargeting is breaking off...and the brick with it.  In addition to general repairs to the existing masonry we will be replacing the base of the brick walls with split-face block.

In close coordination with the interior work, the updates to the outside of the building will dramatically improve the look and character of downtown Montpelier.

Next: Updating the Way Out

FNB: The Project (in a nutshell)

This project is actually pretty simple - although the number of parts consistently overwhelms me.  The First National Building (FNB) is, at its most basic, a renovation of a typical commercial building in a Midwest downtown.  The fun (and difficult) part of this project was adapting the existing residential units to current standards...and replace the dilapidated and outdated interiors.

    

These photos show some of the hardships that these apartments have now.  Thankfully no one has lived here in approximately 5 years.  Among the many problems:

1. Inadequate heat (you can see the wall mounted gas heater in one of the units) and no air conditioning.
2. The original 12' ceilings have been lower to 7'-6".
3. The original 8' windows have been chopped to 4'.
4. To say that the kitchens are minimal would be an understatement.

There is no way that we could, in good conscience, rent these apartments as they are right now.  As we began to evaluate the building these were the first to be reviewed.  We set about looking for ways to make the apartments more efficient while, at the same time, more attractive.  The result = lots of demolition.
 

The new apartment layouts include brand new kitchens and bathrooms arranged loft-style to maximize space and natural light.  The location of the building on the end of block allows for a relatively large number of windows a great quantity of light in all apartments.
  

The great thing about using Revit for this project is that we can SEE apartments before they are constructed.  As shown above, we can show the improvements to the kitchens for the benefit of owner, contractor and potential tenants before we get started.

One of the most important parts of this project is to bring back good residential opportunities to downtown Montpelier.  I can hardly wait to see these apartments in person!

Next up: improvements to the exterior.