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.

Something Big Has Begun in Montpelier

More than 2 years since my last blog post...it doesn't seem that long!  But now that we are embarking on something very new it seems appropriate to document our progress so far and throughout the project - for everyone's benefit.

The Project: First National Building

We began this endeavor in November 2011 when my parents purchased the...less than impressive...building across the street from our office.  At the intersection Main and Empire Streets, it's one of the most prominent buildings in town...it also is one of the most dilapidated in the downtown.  The apartments upstairs are not habitable and only 2 of the 4 commercial spaces were occupied.  It seemed like a long-shot, but we began the process of evaluating the building for its rehabilitated potential.

June 2012 - Through Heritage Ohio I was made aware of a webinar on "Discretionary Grants" through the Ohio Development Services Agency (ODSA, formerly Ohio Department of Development, ODOD).  The webinar described a new formula for downtown revitalization grants focused on individual projects or clusters of buildings - especially those with residential over commercial.  That's EXACTLY what we have!

December 2012 - We received notification from ODSA that the preliminary assessment of our project was acceptable and that we should move forward with our formal application.

July 2013 - After many months of drawings, contractor quotes, banker meetings, community input and a blessing from Village Council we submitted our application for "FY 2013 Community Development Block Grant, Discretionary Targets of Opportunity for Downtown Revitalization".

October 2013 - We received APPROVAL of our grant application.

Effective Friday, January 24, 2014 we have officially requested release of funds to the tune of $170,000 from ODSA.  We hope to receive those funds mid-February 2014.  That means that demolition and preparation work can begin in March.  We must be finished by October 31, 2014 in order to comply with the terms of the grant.

It's been 2 years and 2 months in the works, but we are nearly ready to begin on a very exciting transformation in downtown Montpelier!  My intention is to provide project scope and progress updates as this very exciting project moves along.

Downtown Revitalization

I have dreamed, since I was in college, of putting together a real, viable project that would help to revitalize Downtown Montpelier - downtown "anywhere" for that matter.  My real-life experience, however, has demonstrated that the REAL part is easy, it's the VIABLE part that is the problem.  Investing money in a REAL project that lacks VIABILITY is a waste.

One other problem with downtown projects is that they are inherently complicated.  Research and experience have shown that success only comes when you have three elements:

1) satisfaction - a successful downtown needs to have a diverse cross-section of venue to satisfy needs and wants - too much specialization can kill - a significant lack can kill too

2) residents - people who actually live in and near the downtown and shop/eat/entertain in the downtown

3) attraction - the downtown needs to be attractive enough to ALSO draw people from outside the downtown

So, I am currently involved with several groups that are working on a few elements resembling both REAL and VIABLE projects for Montpelier: cultural, residential and commercial (need/want).

ArtSpace, First National Building, and Iron Horse Tavern.  These projects - when combined - present some awesome opportunities in Montpelier.  ArtSpace is the most pressing.  I hope to post soon with some updates on how this success is spurring other conversations.

Residential Development: Compact House

It is important for a residential development to provide options for prospective home-buyers.  The market seems to respond better when there are a few options available.

The Compact House is intended for the smaller, narrower lots in the development plan I am working on for Montpelier.  The compact plan allows for a more efficient and flexible use of the site - read good options for pools or other site improvements.

Residential Development: Linear House

A huge part of marketing home sites is showing what you could put on that home site.  I have been asked to develop some conceptual house designs in order to generate some enthusiasm for the new development in Montpelier.

  

The first is the "Linear House", rather generically named (at this point) because the spaces are arrayed along a single internal circulation datum - from one end to the other.  The house contains approximately 1,800 SF in 1 1/2 stories.