Fine-Tuning Design

The past several weeks we've been fine-tuning the building design for the Planning Board and our HUD consultant.  It's not really "we" because Rick’s doing all the work.  I’m just providing the moral support for all his grueling hours and my thoughts on the design as it forms.

Rick updated the site plan to include more detail on the retaining walls that will terrace the steep slopes on one side of the building.  The site plan also includes the trees we're removing and the ones we’re planting.  

One specific tree absolutely must go because it’s growing right up the side of the structure at the bottom of the basement!

We plan to put a small deck on one side of the building for access to the electric meters.  We were debating on making this a larger deck or another terraced area with a retaining wall, but it doesn't seem worth it at this point.  We may re-visit the idea of a deck, along with other wish list items a few years down the road. 

About a month ago we got the awesome news of our preliminary loan approval through the 203(k) process.  Since then we've met with our HUD consultant to prepare the work write-up that will kick-start contractor bidding.

The next few weeks we'll continue fine-tuning the design as we move forward on our submissions to the architectural review board.  More to follow!

Slopes: 1-story in front, 3-stories in back

Our friend Andrew in Vancouver, BC started reading our blog and reported back that he wants to see the sides and back of the building to get a better idea of the whole shell.  This reminded me that we haven't yet posted anything on the limitation/benefit that our side slopes pose.  

When you look at our building from the street, it look like a one-story structure with a bunch of trees around it.  In fact, on the tax roll, the building is considered a one-story structure.

However, from the back the building is actually three stories tall.  All the buildings on this side of the street are built on a slope, so there's more building below the street level.

The steep slopes on both sides of the building are both a blessing and a curse.  The bad part is the erosion from the steep slopes is eating away portions of the hill.  

The previous owner built a ramp on one side of the building to easily roll in deliveries from the street to the level below, without the need to go through the inside stairs.

The benefit of the steep slopes is that they shelter our home from the busy downtown street on the front and affords us views of the little stream in the back.

Village Board Meetings

To get our project through the Village's permitting process we've got to get approvals from four boards:

1. Planning Board
2. Zoning Board
3. Architectural Review Board
4. and potentially the Board of Trustees

So far, we've met with just the Planning and Zoning Boards.

Last month we received preliminary site plan approval from the Planning Board; final approval will be sought during the formal meeting in September.

This month we are seeking final Zoning Board approval to allow us to use five on-street parking spaces for our building.  This is important because our property does not have enough room to allow for off-street parking.  This is our second meeting because the previous meeting had to be canceled because we forgot to bring the USPS return receipts (to prove we'd notified the neighbors of the meeting, oops!).

Working space that needs renovation.

The night of our second Zoning Board meeting, while approaching the meeting hall we ran into the Village inspector relaxing outside the building.  He casually mentioned that he had just one concern that might affect our ability to be heard at tonight's meeting.  (Gulp!?!)  He said that when he checked our file this morning there did not appear the required minimum number of electronic return receipts.  He stated that at least 50% return receipts were needed and often times the Board requested 75%.  Our hearts sunk and images of a second month wasted filled our minds.

The inspector offered to let us use his computer to see if we could document that more neighbors had since received notification.  However, when we checked the receipts delivered directly to our personal e-mail, there was no further information.  Our hearts sunk even more as the inspector stated that the meeting would start in 10 minutes.  We decided that it was best not to be late to the meeting.  We took the receipts we had so far and entered the board room.  We sat down, feeling lower than low, with the belief that we might be postponed for another month.

We were second on the agenda and the first presenter was beginning to wind down, when we got the idea to look for the missing receipts not through our e-mail, but directly through the USPS website.  While the gentleman before us was taking his final questions we got onto USPS.com on our cell phones.  This time, to our surprise, the USPS.com site had more data than we previously accessed through e-mail on the missing receipts.  The information showed that the notifications had been delivered to the local post office, with the date and time they were planned for delivery.  It wasn't an actual confirmation of delivery, but it seemed better than nothing.

The previous speaker finished, we walked to the front, and began to set up our display, knowing that there was a real possibility we would be turned away.  We began discussing where we had left off at the last meeting, and the Chairman posed the dreaded question, "Did we receive the return receipts?" The inspector told the board that 10 of the 26 receipts were confirmed delivered.  We jumped in and said our attempts at using the latest electronic technology had backfired, preventing us from providing the documentation the board required.

Working on the latest technology.

As it turned out, the stars aligned for us that night.  Instead of dismissing us, the Chairman exclaimed, "No wonder the post office is having a hard time making money."  With that joke, the Chairman continued, "it appears you were diligent in your efforts at notifying the neighbors and we will hear your application." (Yay!!!)

Our actual presentation lasted no more than 10 minutes.  The Board members were in general agreement that our project seemed reasonable and it was then and there that they granted our request for five parking variances.

The lesson of this story is if we're trying to use a new technology, let's make sure it works first!

Time-honored traditional postcards we wish we had used.

Clean Face

A couple of weeks ago we cleaned the dark streaks that shadowed the building face with detergent and steam. Coupled with the overgrown surrounding trees, the front of the building looked dreary and run down.

The cleaning lightened up the facade and exposed the true color of the brick. Eventually, we'll thin the trees around the building to bring in even more light.

Before Cleaning

After Cleaning

Decision Point: One Residence

Two weeks ago we met with a 203(k) loan specialist for guidance on financing our project.  He reviewed our finances as well as our preliminary plans.  Our plans involve renovating the existing ground floor commercial space and offices, converting the workshop below into our apartment, and adding two stories for rental lofts.

He raised questions as to whether we would be approved for adding floors to the original building.  He said that approving loans in this housing market for projects that rely on income from tenant rentals can be tricky because of the current volatility.  Because of this, we've decided to gear back the size of our project to one that we could afford without the need for additional rental income.  However, in the future if things go well, we could add floors to the building as part of a second phase.

In the meantime, we've put the the ground floor retail space on Craig's List to gauge interest.

Our Craig's List Ad

Preliminary Permitting

We've got our preliminary design firmed up enough to begin the permitting process.

It starts with an on-line form, which includes information on the existing structure and proposed changes.   It also requires us to upload our drawings directly to the building department in PDF format.  The next day we set a meeting with the Village inspector to get his thoughts on how to smooth the process.  He was very helpful and suggested the following:

1. Ensure the wallboard meets New York state fire code requirements 
2. Ensure that there are no windows, doors, or combustible materials within 5 feet of the side yard property lines
3. If we build up to four floors, the top floor must be set back from the street a minimum of 10 feet
4. He confirmed that we would need four separate board approvals before the permit could be reviewed and that one of them would require at least two visits
5. We would not need to install wheelchair accessible bathrooms in the existing office and retail space as long as 20% of the cost of those renovations is less than the cost of creating the new accessible bathrooms

Live/Work Market Analysis

Yesterday we visited the Palisade Street Studios as part of the River Arts Studio Tour.  The building used to house the old Anchor Brewery and has since been converted into studios that offer raw space to an eclectic array of artists.

We got to see works that include:

Kumiko Buller - pastel portraiture

Eleanor Goldstein - Oil, Pastel and Prints - she works with light in coastal areas

Vicente Saavedra - Oil Paintings - he creates geometric based compositions with a palette knife

Norman Sussman - Oil and Acrylic - posters and landscapes

Despite viewing only a small percentage of the amazing talent in the area, we were impressed with the variety of expression from artists in these small towns.  It's a relief to be moving into an area that fosters the arts. 

While at the tour, we did a little market analysis and asked people for their thoughts on our proposed live/work lofts (see sample plan below).  We got some valuable information and suggestions, which include:

• Rent out the whole ground floor for use as headquarters for the non-profit organization,  Rivertowns Arts Council.
• Shift away from artists because of the easy availability and low pricing at the Palisade Street Studios.  
• Alternately, we received positive feedback that artists might be interested in our loft because it would be newer and more comfortable, it might be an advantage to live and work in the same space, and some artists may want a main street presence. 
• Switch from artists to small businesses because they would more likely want to be downtown with the easier access and the walk-in traffic that it offers.
• We discussed the need for earthquake reinforcing with Michael Lewis Architects, who suggested that we might utilize pre-fab steel frames from Simpson Strong Tie Company.