Adaptive Reuse of 224 N. Martin Luther King Boulevard by Allender Stewart

Adaptive Reuse of

224 North Martin Luther King Boulevard Lexington, Kentucky April 2015 Carolyne Millsap Allender Stewart University of Kentucky College of Design Department of Historic Preservation Dr. Robert Rose HP 772 - Adaptive Reuse

Table of Contents Documentation & Architectural Assessment History 5 Context 7 Style 11 Condition 13 Existing Site 15 Existing Main Level 19 Existing Basement Level 25 Existing Crowâ&#x20AC;&#x2122;s Nest 31

Adaptive Reuse

New Use 35 Statement of Building Modifications 37 Adapted Main Level 43 Adapted Basement Level 45 Adapted Crowâ&#x20AC;&#x2122;s Nest 47 Phasing 49

Financing & Feasibility Acquisition Costs 52 Operating Expenses 53 Conservation Costs 53 Construction Fees 57 Ten Year Plan 59

Appendices

Documentation & Architectural Assessment

History

There used to sit a house at 224 Martin Luther King Boulevard, then known as Walnut Street, between

East Third Street and Noble Street. Unfortunately, there is not a lot of information available about this house, except that it was owned by the Shelby family. A deed from 1892 reveal the ownership of the house transferring from an Isaac Shelby to Susan H. Shelby, a widow. A woman by the name of Lucy Shelby lived in the house from 1907 until 1957. City directories of Lexington note that Lucy was a teacher in 1911. In 1957, 224 Martin Luther King Boulevard is listed as a vacant lot in the city directories.1 A year later, the lot is sold to the Blue Grass Lodge IV of the Fraternal Order of Police in Lexington, Kentucky. 2 The directories state the lot is under construction in 1960 and is then used as the home for the Fraternal Order of Police. 224 MLK was used as a meeting house and clubhouse for the Fraternal Order of Police for sixty years before moving their headquarters to 1097 Duval Street.3 Current members of the Fraternal Order in 2010 lived on the south side of town, and felt the old building on Martin Luther King was too far from their homes and no longer large enough to accommodate the nine hundred members. In 2011, the building was turned into the New Life Day Center to give Lexington’s homeless a place to spend the day off the streets.4

According to an article published December of 2011 in the Lexington Herald-Leader, the Center is part

of Lexington’s plan to keep the homeless off the streets.5 Residents of the surrounding neighborhood expressed unhappiness days before the Center opened to complain that they were not given any input on using the building in this way. The director of the New Life Day Center, Steve Polston, attempted to placate the upset neighbors by having a staff manager present at the Center while it is open, by having the homeless only use the rear door of the building as an entrance and exit, and by reminding the public that homeless are not allowed to spend the night at the Center. According to the article, this did little to comfort the neighborhood.

On January 21, 2015, the Fraternal Order of Police sold the building to Wonderland Investments, LLC.6

Lexington City Directories, 1957 See Appendix B 3 Beverly Fortune, “Lexington FOP Moving Headquarters to Suburbs,” Lexington Herald-Leader, August 7, 2010 4 “New Life Day Center: A Christ-Centered Daytime Shelter and Connecting Point for Lexington, Kentucky’s Homeless,” New Life Day Center, http://www.newlifedaycenter.org/ 5 Beverly Fortune, “Neighbors Concerned About Homeless Day Center Scheduled to Open Monday,” Lexington HeraldLeader, December 4, 2011 6 See Appendix A 2

Key Areas & Points of Interest 1 3

S NE

LIM

I RK

. VD L B

AR M Constitution N.

TIN

T LU

H-1 Overlay District

IR . ST

Martin Luther King Neighborhood Association

224

. VD BL

Constitution H-1 Overlay District

. ST

E ON ST

. ST

North Limestone (NoLi) Neighborhood Association

2 224

Sayre School Lexington Traditional Magnet School . VD BL Firehouse NG KI R E

North Limestone (NoLi) Neighborhood Association

T LU

Old Episcopal Burying Ground and Chapel

N 4

Lyric Theatre

IR . ST

Lexington Traditional Magnet School

Martin Luther King Neighborhood Association

5TIN AR .M

Sayre School

Constitution H-1 Overlay District

Transylvania University Campus

224 North Martin Luther King Blvd.

Transylvania University Campus

Downtown Lexington

224 North Martin Luther King Blvd.

224

(as defined by LCFUG Division of Historic Preservation’s Downtown Lexington Building Inventory, 2009)

Downtown Lexington

LIM

Martin Luther King Neighborhood Association

North Limestone (NoLi) Neighborhood Association

Downtown Lexington

(as defined by LCFUG Division of Historic Preservation’s Downtown Lexington Building Inventory, 2009)

4 5 6

Context 224 Martin Luther King Boulevard is situated at the corner of North Martin Luther King Boulevard and Third Street just six blocks north of Main Street in Lexington, Kentucky, two blocks east of the main block of Transylvania University’s campus, and one block east of a burgeoning arts community centered around North Limestone Street, known as NoLi. Neither considered part of the core downtown7 nor the core of NoLi, the property is included within the boundaries of Lexington’s Martin Luther King Neighborhood Association8, though not mentioned on their website nor within the 2004 “History of Your Neighbhorhood” report compiled by the University of Kentucky9, alongside the other commercial properties along North Martin Luther King Boulevard. The property lies directly on the outside of the Constitution H-1 Historic Overlay District, which ends in the center of North Martin Luther King Boulevard. As this property lies on the fringe of several more concretely defined neighborhoods or districts its future use may address any or all of these associations. Surrounding areas of note marked on the facing map include several schools, including the aforementioned Transylvania University, The Sayre School, a private PreK-12 institution, and the Lexington Traditional Magnet School, part of the Fayette County Schools System. Across Third Street is the community firehouse, a large facility. Two blocks to the south-east is the Lyric Theatre, a theatre and cultural arts center which emphasizes programming in diverse cultures, specifically African-American cultural heritage. This property was a central part of the African-American community between 1948 and 1963, and recently reopened in 2010 as a LEED Gold facility10. Adjacent to the firehouse is the Old Episcopal Burying Ground and Chapel, a National Register property. The ground was purchased in 1832 and is the final resting place for the victims of an 1833 cholera epidemic. The chapel was constructed in 1867 by a prominent local architect11. Lexington-Fayette Urban County Government: “Study Area Map”. Downtown Lexington Building Inventory Study. 2009 Lexington-Fayette Urban County Government: Lexington Kentucky Map It! http://lexingtonky.gov/MapIt.aspx# 9 Melissa Taylor and Janet Kurland. “History of Your Neighborhood” UK Center for Historic Architecture and Preservation. April 15, 2004. http://www.mlkna.org/blog/wp-content/uploads/2009/04/history_of_mlkna_neighborhood.pdf 10 Lexington Lyric Theatre. “About” Lexington Lyric Theatre. http://www.lexingtonlyric.com/about 11 National Register of Historic Places, Old Episcopal Burying Ground and Chapel, Lexington, Fayette, Kentucky, 76000869 7 8

Context

This property and nearly every property in the surrounding area defined on the map on the previous page

south-east of Third Street is zoned B-2A, Downtown Frame Business. The property immediately across North Martin Luther King from the property is zoned B-4, Wholesale and Warehouse business. The properties defined on the map north-east of Third Street are zoned B-1, neighborhood business.

The B-2A Downtown Frame Business zone is defined by the Lexington-Fayette County Urban

Government as businesses that frame the traditional boundary of Downtown Lexington which should anticipate further growth of the Downtown area. Any property development must be in accordance with Lexingtonâ&#x20AC;&#x2122;s Downtown Streetscape Master Plan. Usage coincides with those allowed uses in the B-2 plan12.

B-2A zoned properties lean towards community development and urban growth, providing uses for

neighborhood restaurants and pubs, shops, bakeries and grocery stores, and businesses such as barbershops and hardware stores that provide amenities.

It shall be noted that shelters for the homeless are only allowed as day-shelters with conditional

permission in this zone, and that any dwelling must not occupy the first floor of a building in this zone. In addition, the locationâ&#x20AC;&#x2122;s close proximity to several educational facilities would not allow the construction of a full use homeless shelter under current guidelines. As such, the initial consideration to adapt 224 North Martin

Lexington (Kentucky). Neighborhood Business (B-1) Zone. Lexington: Zoning Ordinance. Article 8, Section 8-47. 1983. Amended 2014. Web. < http://www.lexingtonky.gov/Modules/ShowDocument.aspx?documentid=28872>

Style

This is a concrete block structure from the early 1960s. The main character defining elements of the

building are the large “art deco” style glass block windows in the front façade and the steel and glass foyer. The glass block windows illuminate the foyer and create a unique façade along Martin Luther King Boulevard. Unfortunately, these features are not easily seen from within the building, as two offices block the view of the glass block windows to the main ballroom. Above the small foyer is a crow’s nest with a cast iron railing which adds another decorative element to the limited view of the glass block windows. Another defining feature is the steel awning over the front entrance. This white and blue painted awning is made by riveting together individual steel pickets. The awning works with the glass block windows to complete the 1960s façade of the building.

Figure A A trash can was placed in the basement menâ&#x20AC;&#x2122;s restroom to collect water draining from the menâ&#x20AC;&#x2122;s restroom on the floor above.

Figure B Examples of noted water damage in the basement, all of which occur at the rear right corner of the building, underneath or near the main level restroom. Water damage was not noted on the first floor, which removes any blame from the roof system.

Condition Assessment

224 Martin Luther King Boulevard appears to be structurally sound. It is a concrete block structure

with a lowered foundation in order to add a basement level. The basement has linoleum tile floor and a drop ceiling. All of the walls in the basement are covered in vinyl paneling. Both offices upstairs have wood and vinyl paneling on the walls. The rest of the upstairs walls are cinder block covered in blue paint. A number of the ceiling panels have mold growth (Figure B). There is serious water damage in the menâ&#x20AC;&#x2122;s bathroom in the basement (Figure A) which has affected the walls and ceiling panels in that corner of the building. The only other visible signs of distress are small vertical cracks in the front wall which run through the motor joints between the concrete blocks.

224 Martin Luther King Boulevard is not ADA compliant. All entrances into the building have at

least three steps. There are no wheelchair ramps or any other form of handicap access into the building. The bathrooms, while already in need of repair, are not currently large enough to be ADA compliant.

Figure C.

Site Plan @ 1/16”=1’-0”

THIRD STREET

PARKING LOT

NORTH MARTIN LUTHER KING BLVD.

(VACANT)

ADJACENT BUILDING

Existing Site

224 Martin Luther King Boulevardâ&#x20AC;&#x2122;s main entrance is along North Martin Luther King Boulevard,

which is provided by a wide, welcoming sidewalk. Two planters feature alongside the entrance, which were unplanted at the time of photographs (January). One building is adjacent, which appears to not be in use. It is in compatible height and footprint. The buildings share a narrow alleyway, which is fenced off. A narrow street, Noble Street, runs alongside the adjacent building perpendicular to Martin Luther King Boulevard.

The buildingâ&#x20AC;&#x2122;s recent sale included the adjacent parking lot, which occupies the space between the

structure and Third Street. The facade facing this lot features tall windows which pour light into the main space, discussed in the next section. The lot currently features a chain link fence and narrow planters alongside Third Street. There is a LEXTRAN bus stop on the corner of Third Street and Martin Luther King Boulevard.

At the rear of the building, there are three entrances to the building. On the right, there is a door one

step above ground level that leads to a staircase which ends on the main floor of the building. To the left of this entrance is a staircase which leads down to the basement level of the building or up to the kitchen at the main level.

To the rear of the building there is a parking area which leads to both Noble Street and Third Street,

around some outbuildings.

Rear Facade The stairs to the left lead to the kitchen; to the right, a hallway in the basement level. The door at the right leads to a stairway which leads to the main room on the first floor. It can be noted that no level of the building is accessible from ground level.

Adjacent lot The rear facade faces this empty lot, which fills the space between Noble Street (paved alley in photo) and Third Street.

Rear facade staircase and fence A barbed, chain link fence surrounds the rear of the building.

Adjacent building rear facade The adjacent building has a plain brick facade. Noble Street runs between the brick building and the garage with the red panel.

Front Facade at Martin Luther King Boulevard

Side (facing Third Street) Facade The opposite facade is inaccessible due to a fence, but has no windows or other character defining features.

Corner In this photograph you can see the adjacent parking lot, which runs to the corner of Third Street and North Martin Luther King Boulevard.

Vacant building across Martin Luther King Boulevard Downtown Lexington in the background.

Existing Site Photos

E F G C B A

D Figure D. Main Floor @ 3/32”=1’-0”

Existing Main Level A. Entry to building. Glass door features two sidelights and a blue and white metal awning. B. Entry vestibule. Painted cinder block, tile. Faces stair to main level, which ends in a glass doorway with two sidelights prior to the entry of the main hall. To the left, a hollow core door to an office space. To the right, a rubber treaded stair to the basement. Above, the crow’s nest with iron rail. C. Office space featuring cinder block (on exterior walls) and wood paneling. Painted yellow. D. Rubber treaded stair between a cinder block (interior) and cinder block and glass block (exterior wall) wall. E. Wood paneled office (interior walls- exterior wall features cinder block) with a service window facing the main hall. F. Wood paneled office (all walls except the wall against the adjacent stair at G). G. Rubber treaded stair leading to the crow’s nest level. Cinder block walls. H. Main hall. All cinder block walls painted in shades of blue, except the two walls serving the offices. Tall windows along one wall. Service window and counter into the kitchen. J. Rubber treaded stair leading down to an exit. K. Commercial kitchen in excellent condition. Cabinetry is original to the construction of the building. One exit leading to a stair. two windows. L. Women’s lavatory in need of ADA and code compliant facilities. One window. M. Men’s lavatory in need of ADA and code compliant facilities. Significant signs of water damage below this floor suggest an issue with the plumbing. One window.

13 All photographs of existing building were taken by Carolyne Millsap and Allender Stewart, with the exception of those marked with an asterisk. As the building’s current function is a day shelter, it was impossible to photograph some of the rooms as residents were present. As a result, those photos are courtesy of the New Life Day Center’s social media page.

(B) Building Entry from Top of Stairs A small vestibule at the main entry offers a staircase to the left, an office to the right, and stairs to the main hall.

(B) Entry Stair and Main Hall Door The angle is due to the inability to photograph the main hall. Note the ceiling height difference at the edge of the crowâ&#x20AC;&#x2122;s nest level, and the textured glass entry.

Existing Main Level Photos13

*(B) from (H) Offices, Main Entry, and Crow’s Nest The split level entry’s visual interest is most apparent from this angle. Note the glass block windows at the main facade cannot be seen from the main hall, rather, solely from the basement stairwell, crow’s nest, and entry level office.

Stairs Leading to Basement This double height stairwell is illuminated by the glass block window, which is divided by the walkway to the crow’s nest above the entry.

* (H) Main Hall Large windows to the left illuminate the space. A door to the rear entry is at the left at the end of the hall. At the center is the kitchen, and lavatories occupy the two doors at the right.

* Serving Counter The kitchen opens to a serving window and counter, which is in solid condition with the exception of providing an ADA compliant counter height area.

* (K) Kitchen at serving window The kitchen cabinetry appears to be original to the construction, in good shape and shall be preserved.

* Kitchen The facilities in the kitchen are in working order. Some countertop space may need to be added in some cases, which would be up to the leasee to specify and is therefore not included in the construction estimates.

* Main Hall offices Two offices on the main level are constructed in wood paneling. Note the air intake for the HVAC system above the office on the right.

Stair Leading to Crowâ&#x20AC;&#x2122;s Nest The long hallway appears to have a sort of processional feel.

Rear Exit The rear exit also includes a secondary door to the kitchen, as seen in the corner of the photo on the right side. Complaints from the residents in the surrounding neighborhoods about the day center have resulted in forcing the residents of the center to use the back door of the facility.

* Restroom Entry

W R

M L

T N P

C D

B A

Figure E. Basement Floor @ 3/32”=1’-0”

Existing Basement Level A. Rubber treaded stair leading to main entry level. Cinder block walls along all sides, with the glass block window at the main level. B. Storage. C. Storage. D. Storage and inaccessible area at corner underneath existing office. E. Main basement level. Cinder block wall at left with half windows at ground level. Wood paneled walls at right, painted yellow. Three round white painted columns with brick bases. Half wall (paneling) subdividing the space. Floor detail includes a blue tile “FOP” in the floor near the HVAC closet at P. F. Storage. G. Storage. H. Storage. J. Board room. K. Private vestibule leading to lavatories and board room, storage areas. Painted paneling and cinder block along the exterior wall. L. Vestibule leading to rear exit. M. Storage. N. Storage. P. HVAC closet, unfinished walls. Q. Storage R. Inaccessible due to staircase above. S. Storage. T. Storage. U. Women’s lavatory. V. Men’s lavatory. Significant ceiling water damage. Utility sink at entrance. W. Staircase leading from rear exit to ground level (exterior, concrete stair with metal awning)

(A) Basement Landing The illuminated stairwell ends in a series of vestibules with various sized storage areas.

(E) Main Basement Room A half wall separates the space, suggesting a renovation from the original design. Behind the white door is an HVAC unit.

Existing Basement Level Photos Basement Level Columns Basement facing main level entry. Note the column detail with the brick base.

Basement Floor Details The Fraternal Order of Police constructed this building as a clubhouse. This small detail is the only occurrence of blue tile in the building.

HVAC Closet The closet is uncompleted on the left side.

(L) Basement Level Exit Two separate closets are behind the doors to the right. There is an exit at the end of the hallway which leads to a stairwell that terminates at the ground level of the rear of the building. To the left is another series of closet spaces.

(M) Closet

Door to (K) A keypad locked door leads to another vestibule of office and storage space. At the top of this photograph is ductwork leading from the aforementioned HVAC closet.

(K) Vestibule Staff bathrooms for ladies and men are to the left. The door to the right leads to a boardroom and another series of closets.

(J) Board Room As seen from the doorway of the above photograph The left wall is cinderblock as it is an exterior wall. The remainder is constructed of wood paneling.

(H) Boardroom Storage Areas

(V) Men’s Lavatory

(U) Women’s Lavatory

(V) Missing Ceiling Tile in Men’s Restroom Further indicative of water damage.

C B Figure F. Crow’s Nest @ 3/32”=1’-0”

Existing Crow’s Nest and Photos Crow’s Nest The crow’s nest is a narrow pathway situated avoe the entry level. It is constructed out of cinder blocks, painted blue. The sole room at (C) is an HVAC closet.

Above: Stairway to Crow’s Nest Rubber treaded stairs.

Narrow Passageway.

Crow’s Nest from Main Level.

Adaptive Reuse

KING 3 and

art fair + lounge

BOOTH RENTAL FOR KENTUCKY ARTISANS BAR/LOUNGE WITH “OPEN MIC” STAGE SEASONAL OUTDOOR PAVILION

New Use

224 Market Street will become an art market and lounge. This use will play on the original use of the

building as a meeting place and clubhouse for the Fraternal Order of Police. The lot is zoned B2A: downtown frame business. This means the building is already zoned for amusement enterprises such as a pool hall, a dance hall, a restaurant, a cocktail lounge or nightclub, and for retail sale of merchandise. Our rehabilitation design plans to take full advantage of having two separate floors within the building, using the large glass windows and glass entranceway as a connector between the open “market” floor and the basement “lounge.”

The majority of the renovation work for this building will be on the small, leaky, non-ADA bathrooms.

The plumbing will need to be replaced and the fixtures cleaned. The walls, floor, and ceiling of the bathrooms will be treated for mold. Two of the walls adjacent to the existing bathrooms will be removed so the bathrooms can be expanded and ADA compliant toilets can be installed. The ceiling of the basement will also be treated for mold. An elevator will be installed near the front of the building so there is easy access to all floors of the building.

C A B

figuRe g. mAin level ChAnges @ 3/32”=1’-0”

Statement of Building Modifications

The main design features of 224 North Martin Luther King Boulevard result in a great strength and

great weakness for the building. The grand glass block windows at the main façade bring a bright, glowing light that illuminates and transforms the spaces they face. The split-level entrance with crow’s nest provides visitors with a stimulating, vertically dominated space. It is without a doubt that the unknown designer of this building poured his or her heart into creating a gorgeous entrance to their clubhouse.

Unfortunately, the grand windows illuminate an office and a narrow stairwell as they are blocked by

cheaply constructed office spaces on the main level and are split by the floor structure of the crow’s nest. Surely such a grand feature should be celebrated by the spaces facing them. The split-level entrance does not provide an accessible entry to the building and unfortunately, the crow’s nest hallway ends in an awkward mechanical room. Such an expensive addition to the design of the building must have been designated with another function at its initial design.

Modifications proposed to this building lend precedence to these two character defining features of the

building, secondary only to providing an accessible entry to each level of the building. The plans on the facing pages show the changes made to the existing floorplans. Detailed floorplans of the proposed new use for the buiding will follow this statement.

At the main level, seventeen lineal feet of the northwest façade have been removed to provide for an

elevator and small entry addition (A). The addition occupies the space previously occupied by the entry level office, removing the wall that blocked visual access to the glass block window (B). Installed there is a welcome desk that ends in a set of stairs to provide access from the addition to the main level of the building. With the removal of the office, it was then an option to retain the existing solid wall at the main level of the building through an existing office. However, with the need to provide an exit for the elevator at this level, it proved to be beneficial to remove the existing office at the main level and add a glass wall, which provides for visual access to the grand window at the main level (C). To honor the footprint of the existing office, the checkout area for the craft mall has filled this area.

E G

figuRe h. CRow’s nest level ChAnges @ 3/32”=1’-0”

Statement of Building Modifications

The facing office at the main level received similar treatment to provide visual access to the glass block

windows and to provide the same symmetry as in the existing state (D). A booth space fills the previously occupied footprint of the office between the entry wall and the wall to the stair of the crow’s nest.

The crow’s nest at the current state of the building occupies a narrow hallway terminating in a services

room. With the addition of the elevator, it was decided that it was possible to expand the function of the crow’s nest to become a more physically accessed space, thus celebrating this character defining feature (E). With the removal of the office walls below, it was possible to provide an overlook into the main hall (F), previously not an option. The overlook in the center of the building remains the same, which peers down into the entry of the building. At the end of the hall, the space designated for the services was split in half to continue the hallway of the crow’s nest into a secondary level for the addition (G), providing access to the elevator. It was then decided that it was possible to continue this crow’s nest level onto the exterior of the building. A 53 foot long (including elevator room addition and stairs) by 13 foot wide (at its total width) balcony level was added along the northwest façade of the building, providing visual access to the pavilion below and an external design clue that there is more to the building’s interior than the humble exterior signifies. (H)

The addition to the exterior of the building takes on very simple materials. The shape breaks from

the urban wall created by the building and the three buildings adjacent along Martin Luther King Boulevard. It is constructed out of glass, which provides visual access to the building and signifies the changes made to the building. The elevator walls are encased in drywall, which shall be painted a bright color so it is visually apparent that the addition was made to house such an expense. Vertically the addition begins at the height of the existing building and slopes slightly, again showing a break from the existing building. The balcony is constructed of black coated steel and connected to the building in a non-obtrusive manner.

figuRe j. bAsement level ChAnges @ 3/32”=1’-0”

Statement of Building Modifications

Two additions to the interior of the building were made necessary by the need to create adequate

restroom facilities for visitors. At the main level, the existing two bathrooms are merged into one space, and a mirrored facility for the opposite sex is provided in the same plane as the entry and existing facility. 14

At the basement level, the existing maze of closets and office spaces are consolidated 15. As above, the

existing restroom facilities are merged into a single space (L), and the facilities for the opposite sex are mirrored across the existing hallway within the footprint of an existing boardroom (M) . A minor amount of existing closet space is consolidated or removed to provide for a larger space for the bar area or to consolidate the several closets into a larger and more functional storage space.

All spatial modifications, aside from the installation of the glass walls at the main level as designated,

utilize the existing building materials and are designed to be removed easily if decided by future owners.

See Figure G: annotation J indicates the addition of the womenâ&#x20AC;&#x2122;s restroom facility, annotation K indicates the wall removal to consolidate the existing facilities into one space. 15 as indicated in blue in Figure J

K J

G C B A

Accessible Main Level Plans

Modifications at the main level focus on accessibility. The project defined use for the main level is an art

fair, similar to an antique mall or craft fair style marketplace which rents out booth spaces. However, there are no changes to the main space that would necessitate this function. The large, well lit hall has great potential for a public meeting space of any sort and should be left open to interpretation to maximize rental potential.

A. Existing Building Entry B. Entry vestibule with new stairway to the left leading to the accessible entry, welcome desk, and elevator. C. Welcome desk (ground level) occupying original office space D. Stairs leading to basement (as existing) E. Elevator entrance at main level with checkout desk occuping footprint of original office F. Stair leading to ground level from balcony G. Stair leading to crowâ&#x20AC;&#x2122;s nest H. Main Hall as existing with seven booth spaces denoted and small eating area J. Stairs leading to rear exit K. Kitchen as existing L. New menâ&#x20AC;&#x2122;s lavatory M. New womenâ&#x20AC;&#x2122;s lavatory N. Exterior stairs leading to basement level P. Exterior stairs leading to kitchen from ground level - existing barbed wire fence replaced with wooden fence

E D

B A

Dyanamic, Useable Crow’s Nest Plans

As the most unique feature of this building, the crow’s nest was celebrated in the redesign as a lively

place to observe and gather. However, the elevator does not necessarily need to access this level. Should a developer find that the installation of a full sized elevator in this space to be too cost prohibitive, a lift could be installed in the space occupying the first floor office space to provide accessibility to the main level at the very least.

A. Stair leading to Crow’s Nest from Main Level B. New overlook from Crow’s Nest into Main Hall C. HVAC Closet, half of the size as originally existing to provide access to addition, elevator, and balcony D. Addition E. Elevator F. Balcony G. Exterior Stair to ground level

P H

F E N

B C H

Streamlined and Fire Safe Basement Plans

Again, the renovations in the basement were designed to provide for a multitude of functions. This

project specifies the conversion of the basement into a coffee and craft beer lounge with small stage area suited for open mic nights or poetry readings. The low room with a row of daylit windows provides a great space to gather and have deep conversations. A. Stairs to Main Level, building entry B. Storage C. Elevator machine room D. Lounge E. Bar area F. HVAC Closet as existing with completed walls G. Office as existing H. Inaccessible due to stairway, used as storage J. Existing vestibule to exit K. Existing storage L. Existing storage M. New menâ&#x20AC;&#x2122;s lavatory N. New womenâ&#x20AC;&#x2122;s lavatory P. Exterior stair to ground level, as existing

Neighborhood Development - Phase II

The ever-growing North Limestone Neighborhood Association, which is two blocks northwest of

Martin Luther King Boulevard, is a vibrant, arts based community revitalizing a lower income area of town. However, it has met some great resistance from the African-American community as a gentrifying element. The North Martin Luther King Neighborhood, situated on the opposite side of Martin Luther King Boulevard, is a primarily African-American community with ties to a wonderful performing arts center, the Lyric Theatre. This project situates itself on a dividing line between arts and community ties, is close to downtown, and within walking distance of several educational facilites at all age ranges.

Therefore, the designation of 224 Martin Luther King Boulevard as an art fair and lounge provides

outreach and community based arts space at a lower booth rental price to breach the gap between the communities.

Phase II of this project proposes the conversion of the unwelcoming chain link fence at the corner of

Martin Luther King Boulevard and Third Street into an outdoor community pavilion. The pavilion incorporates modest materials of rotated cinder blocks and thick timbers to create a more visually striking fence. Openings at Martin Luther King Boulevard and Third Street maintain street access, and the chamfering of the fenceâ&#x20AC;&#x2122;s corner at the street corner provides space for an art installation. Incorporation of two benches at the bus stop provides a safer space to wait for transporation. The removal of some pavement to create a planted garden softens the pavement but retains options for limited parking or the option to rent the outdoor space as a farmerâ&#x20AC;&#x2122;s market or outdoor market on weekends and holidays.

Financing & Feasibility

Building Size (sq.ft.)

Acquisition

Purchase Price Other Acquisition Costs

Costs

Construction Costs Demolition Costs Total Construction: Owner's Fees Architectural Fees Permits and Licenses Structural Engineering Fees Landscape Engineering Fees Electrical Engineering Fees Mechanical Engineering Fees Civil Engineering Fees Soils Engineering Fees Total Engineering Fees Total Capital Costs:

Income (monthly)

4680

$286,150.00 $0.00

$ $ $

142,332.14 10,968.08 153,300.22 10% 11% 0.80% 0.20% 0.20% 0.20% 0.30% 0.50%

188,865.87

$ $

15,330.02 16,863.02

$ $ $ $ $ $ $

1,226.40 306.60 306.60 306.60 459.90 766.50 35,565.65

Source of Funds Equity (cash in hand) Loan from the Bank Interest Rate Loan Term (yrs) Annual Payment

Tax Credits Proposed Budget for Project Amount of state tax credit Amount of federal tax credit Total amount of Tax Credits:

30% 70% 7% 25

$85,845.00 $200,305.00

($16,988.57)

153,300.22 $ $

Rent (sq.ft.) Rentable Square Feet Rent (Total $) Vacancy (%) Vacancy ($) NRI Utilities (if you charge yo Water and Sewer Gas Electricity Other

Other monthly Income

Efecctive Gross Income

Fixed Expenses (mo

Tax Rate (per $100 of v Value of the Building Property Tax Insurance Land Lease Payments Other Fixed Expenses

Variable Expenses (

Administrative Costs Property Management

Repairs and Maintenance Other Expenses Utilities (if you pay, not th Water and Sewer Gas Electricity Other Total Expenses:

NET OPERATING INCOM

ANNUAL CASH

Cash Flow

Income (monthly)

2 2

0 0 0 0 0 0 5

0 0

Rent (sq.ft.) Rentable Square Feet Rent (Total $) Vacancy (%) Vacancy ($) NRI Utilities (if you charge your tenet) Water and Sewer Gas Electricity Other

4.00 4680 18,720.00 10% (1,872.00) 16,848.00

$ $ $ Monthly

$ $ $ $

Annual expected income

Other monthly Income Efecctive Gross Income

0 $

Fixed Expenses (monthly)

Tax Rate (per $100 of value) Value of the Building Property Tax Insurance Land Lease Payments Other Fixed Expenses

$ $ $

16,848.00 $

Repairs and Maintenance (3% NRI) Other Expenses Utilities (if you pay, not the tentet) Water and Sewer Gas Electricity Other

202,176.00

1.1867% $200,000.00 $2,373.40 3,000.00 -

Variable Expenses (monthly)

Administrative Costs Property Management

$ $ $ $

8% 1,497.60 505.44 -

Monthly

$ $ $ $

157.00 213.00 518.00 54.00

(8,318.44) $

Annual expected Expense

Total Expenses:

NET OPERATING INCOME (NOI): $

102,354.72

ANNUAL CASH FLOW: $

85,366.15

(99,821.28)

Labor and Material Costs Conservation Remedies

Labor and Material Costs Estimates for Conservation Remedies

New drop ceiling panels (bathrooms only): New drop ceiling panels (whole basement): Block removal for elevator: Elevator: New bathroom floor tiles: Repair existing upper floor bathroom floor tiles: New bathroom plumbing: Removal of toilets for work, then reinstall: Replace bathroom sinks: Wall removal for bathroom renovations: Mold treatment:

$ 270.30 $ 4,293.00 $ 113.60 $ 25,000.00 $ 6,912.00 $ 683.20 $ 1,262.40 $ 861.06 $ 6,326.40 $ 1,436.60 $ 2,424.30

Total Costs of Materials and Labor:

$ 49,582.86

Labor and Material Costs Total Construction Total Construction Labor and Material Cost Estimates

Main Floor Wall removal (offices) Wall removal (elevator & entrance) Wall removal (glass walls) Glass wall construction Exterior Addition Balcony Elevator Mold treatments Wall removal (bathrooms) New bathroom walls Bathroom plumbing & fixtures Bathroom floors

$ $ $ $ $ $ $ $ $ $ $ $

3,180.80 1,749.44 3,101.28 1,245.00 7,470.00 69,426.50 25,000.00 2,424.30 2,226.56 3,657.92 7,424.00 8,098.14

Total

135,003.94

Wall removal New bathroom walls Bathroom floors Bathroom plumbing & fixtures New drop ceiling

$ $ $ $ $

710.00 550.96 9,341.02 7,424.00 270.30

Total

18,296.28

Total Construction Total Demolition

$ $

142,332.14 10,968.08

Total

Lounge

153,300.22

103,104

$ 202,176.00

$(99,821.28)

$124,818.72

$(16,988.57)

$107,830.15

$(188,865.87)

$(286,150.00)

Total Income:

Total Expenses:

NOI:

Debt Service:

Cash Flow:

Initial Capital Costs

Tax Credits:

Acquisition:

Total Balance:

(103,115)

Other Income:

$ (367,185.72)

$ (281,070.15)

86,116

(16,988.57)

$ 206,220

$206,219.52

$ 202,176.00

$ (22,913.28)

10%

$229,132.80

$(22,464.00)

10%

$ 224,640.00

Year 1

Art Fair & Lounge

Vacancy Loss: Net Rental Income:

Gross Rental Income: Percentage Vacany:

3rd and King

$ (194,233.00)

86,837

(16,988.57)

103,826

(106,518)

$ 210,344

$ 210,343.91

$ (23,371.55)

10%

$ 233,715.46

$ (106,704.07)

87,529

(16,988.57)

104,517

(110,033)

$ 214,551

$214,550.79

$ (23,838.98)

10%

$ 238,389.77

$ (18,515.22)

88,189

(16,988.57)

105,177

(113,664)

$ 218,842

$218,841.80

$ (24,315.76)

10%

$ 243,157.56

$ 70,299.54

88,815

(16,988.57)

105,803

(117,415)

$ 223,219

$ 223,218.64

$ (24,802.07)

10%

$ 248,020.71

$ 159,703.96

89,404

(16,988.57)

106,393

(121,290)

$ 227,683

$ 227,683.01

$ (25,298.11)

10%

$ 252,981.13

$ 249,659.48

89,956

(16,988.57)

106,944

(125,293)

$ 232,237

$ 232,236.67

$ (25,804.07)

10%

$ 258,040.75

$ 340,125.07

90,466

(16,988.57)

107,454

(129,427)

$ 236,881

$ 236,881.41

$ (26,320.16)

10%

$ 263,201.56

$ 431,057.19

90,932

(16,988.57)

107,921

(133,698)

$ 241,619

$ 241,619.04

$ (26,846.56)

10%

$ 268,465.59

Ten Year Plan

Appendices