Davis street reDevelopment stuDyreDevelopment options for the City of GreenfielD

Conway SChool of landSCape deSignSpring 2010

annie Cox - JoSiah SimpSon

141 daviS Street greenfield, ma 01301

inDex of sheetsproject overview . . . . . . . Context . . . . . . . . existing Conditions . . . . . . historical analysis . . . . . . Site analyses . . . . . . . drainage . . . . . . . Sun & Shade . . . . . . . vegetation . . . . . . . views . . . . . . . . Circulation . . . . . . . Zoning & Setbacks . . . . . parking . . . . . . . . Site Conditions Summary . . . . existing elements . . . . . . .design Concepts . . . . . . .low density alternative . . . . . medium density . . . . . . . medium density alternative . . . .high density . . . . . . .high density alternative . . . . .design Comparison . . . . . . possible design elements . . . . .rehabilitation Costs and energy Savings . . rfp recommendations . . . . .

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the Conway School of landscape design is the only institution of its kind in north america. its focus is sustainable landscape planning and design. each year, through its accredited, ten-month graduate program just eighteen to nineteen students from diverse backgrounds are immersed in a range of applied landscape studies, ranging in scale from residences to regions. graduates go on to play significant professional roles in various aspects of landscape planning and design. www.csld.edu

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projeCt overview

projeCtGoals

1. explore a wide range of possible uses for the property and assess their potential implications for the city

2. generate recommendations for a redevelopment rfp

3. emphasize sustainable design opportunities

4. provide information and analyses to help redevelop the site as a community asset

looking west from the corner of pleasant and School Streets. the neighborhood’s community garden is in the foreground with the former grammar school building behind it.

looking east from the corner of pleasant and davis Streets. the former grammar school faces south with views across a large open lawn. nearby residents like to stroll and walk their dogs across the lawn and garden.

The City of Greenfield proposes to sell a 1.9-acre property on davis Street, home to a historical 1902 brick grammar school building and ten-year-old community garden in the downtown area. the city has requested design redevelopment alternatives for the site that could inform a request for proposal (rfp) for developers. these alternatives are meant to explore a wide range of land use possibilities that could benefit Greenfield.

interviews were conducted with local developers, realtors, county economists, neighbors, architects, planners, engineers and community members to establish the financial and social needs of Greenfield. These needs help shape what the existing building and site three blocks from downtown could support economically and socially.

Analysis of site conditions, including drainage, sun and shade, views, access and circulation, vegetation, zoning, and legal setbacks, coupled with the goals and needs of the city have informed explorations of possible future uses of the site at different development densities.

potentialelements

1. new buildings

2. on-site parking

3. energy generation

4. Stormwater management

5. public places & access 1

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Contextroute 2

interstate 91

northamptonamherst

located in the Connecticut River Valley, Greenfield sits at the confluence of the Deerfield, Green, and Connecticut Rivers.

the city of 17,000 inhabitants is situated at the intersection of highways interstate 91 and massachusetts route 2, and provides employment to 7,000 daily commuters from the surrounding hill towns.

the region has a rich agricultural and industrial history. northampton and amherst to the south have had success transitioning from their industrial and agricultural pasts to become cities that are desirable places to live and work. While Greenfield is the county seat and one of the largest urban centers in the region, it has had difficulty transitioning from the economic recession that began in the 1960s, with the closure of some of its major factories and other industries. The potential for Greenfield to emerge as an entertainment, arts, and commercial center in the Connecticut river valley is high because of its definable and compact downtown, unique historical buildings, and passenger railroad connection capabilities to cities to the north and south.

Downtown Greenfield

Commuters

highway

railroad

The city of Greenfield has an ambitious redevelopment plan, backed by federal stimulus funds, to attract new employers and professionals, and to create cultural venues in the existing downtown buildings. major projects include a performance center, movie theaters, upscale apartments, a pedestrian street, and a nightclub with upstairs galleries. Greenfield, as the first city in Massachusetts to qualify for funding under the green Communities act, just received technical and financial assistance from the state for energy efficiency and renewable energy efforts. Federal funds have been allocated for a new train station in downtown Greenfield and track upgrades that will provide north-south connections within the pioneer valley and to vermont, Connecticut, and new york.

the davis Street grammar school building sits within the hillside neighborhood, three blocks north of the present downtown revitalization projects and proposed multi-modal train station. two public parks with open space are within a half mile from the property.

Neighborhood: the davis Street property is within a half-mile of downtown Greenfield and the future site of the city’s new multi-modal train station.

Region: Greenfield is the largest urban center in franklin county, an important destination for many hilltown residents for work and shopping.

interstate 91rail road

route 2

Connecticutriver

Deerfield river

green river

Greenfield: three rivers come together at Greenfield. Interstate 91 and route 2 and a rail line also meet in Greenfield.

downtown

hillside neighborhood

davis Street property

multi-modal train Station

1/2 mile

public parks

Greenfield City Boundary

2

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existinG ConDitions

the davis Street property is 1.9 acres bordered by davis, pleasant, and School Streets. there are two abutting properties

to the north. located in the northwest corner is a three-story 1902 former school building with three 5,000-square-foot floors, currently housing the public schools administrative offices. Greenfield-based architectural firm Margot Jones Architects estimate building upgrades will cost 1 to 3 million dollars, including ada-accessibility upgrades. next to the building is a 40-car parking lot of approximately 25,000 square feet. thirty feet from the building is a 1/3-acre (36-plot) community garden created in 2000 and run by pleasant Street Community gardens, a neighborhood group. associated with the community gardens are an information kiosk, tool shed, and compost station on the lawn north of the gardens. 15,000 square feet of flat, open lawn occupies the southwest corner of the property. the lawn in enjoyed by neighborhood residents.

Community garden information kiosk. residents post announcements about the garden and other happenings in town.

the lawn from davis Street. many neighborhood homes look on this part of the property.

the community garden from School Street. no fence or other obstacle blocks public access to the garden.

the former grammar school building viewed from the east. the property’s parking lots can be seen on the south, east, and north sides of the building.

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parking

lawn

Community garden

former grammar

School Kiosk Compost Station

Shed

parking

the community garden compost station. the community garden tool shed.the davis Street property is in a neighborhood setting.

main entrance

handicapped entrance

0’ 15’ 35’ 70’ 3

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historiCal analysis

the property has been the site of homes and schools. given the long history of development of this property, there may be undesirable remnants of these former uses persisting on site. the City should have a phase 1 “all appropriate inquiry” evaluation done to reveal if the site has any contamination from past uses. according to the franklin regional Council of governments these studies will be legally required for the resale and finance of the site and building.

Before 1896, homes stood on the site. in 1896 two houses were replaced by two schools (below left), meeting the demands of the

growing population. in 1902 the current grammar school building was built, making the Davis Street property a campus for Greenfield’s elementary and high school students (below right).

looking northeast from the intersection of davis and pleasant Streets. in 1902 the site was a campus with three buildings for Greenfield’s elementary and high school students.

Today there is almost no visible trace of buildings that were formerly on the site. Members of the community garden claim to find bricks in the soil, which has high levels of calcium from many years of chalk use in the past.

1896 1902

4

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DrainaGe sun & shaDe

full Sun

Shade

asphalt

roof drainage

drainage direction

erosion

asphalt

drip line

the roof directs water and snow off the building overhang in all directions.o falling water and snow present inconvenience to people, particularly at

entrances.

roof and parking lot stormwater is directed off site to the street storm drains. o the water enters the city stormwater system.

Current drainage is directing water to the northern driveway exit. This water flow is causing erosion of the asphalt during storm events.

o damaged asphalt necessitates expensive, reoccurring maintenance.

most of the site receives full sun throughout the year. o Summer sun has the potential to overheat the building.o radiant heat from much of the parking lot increases building and

surrounding temperatures.o winter sun passively heats the southern face of the building.o vegetation must be able to tolerate hot microclimates.

the area directly north of the school building is in full shade most of the day.o Cooler temperatures allow ice to form earlier and melt later.o in the winter, sun does not reach ice and snow on the driveway and could

create slippery driving conditions.

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main entrance0’ 15’ 35’ 70’

50’ 15’ 35’ 70’

handicapped entrance

The community garden and lawn infiltrate most stormwater.o Water that does not infiltrate drains to the streets.

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veGetation views

lawn

Communitygarden

tree mass

view in

no view in

there is a deciduous tree mass mostly growing on abutting properties to the north.o the tree mass creates a visual screen between properties in the summer.

there are four linden trees in the south.o the trees provide shade on the site.

most of the site is lawn. o turf requires ongoing maintenance. o turf provides a place for recreation.

there is a 15,000-square-foot Community Garden.o the pleasant Street Community gardens have been on site for ten years.o the community gardens has thirty-six plots.o people within the neighborhood have plots.

the site is highly visible to surrounding properties. o the views in may negatively affect the sense of privacy.o preserving a public view into the property may be important for security.o the open space area (1 acre) contrasts with the densely developed neighborhood.o the southern parking area is highly visible from davis, pleasant, and School Streets.

Some of the areas behind the former grammar school building are not easily visible from the neighborhood or street.

o these areas are possibly unsafe or may feel unsafe to visitors, but may provide a sense of privacy.

linden trees

norway maple

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0’ 15’ 35’ 70’

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ZoninG & setbaCksCirCulation

vehicle Circulation

pedestrianCirculation

asphalt

Bicycle route

Busy intersection

Vehicles enter, exit, and travel one-way around the building. o There may be conflicts between pedestrians and cars at the building entrances.o the building is surrounded by asphalt, providing convenient vehicle access. o there is a separate handicapped entrance.

the parking lot is heavily used during office hours, Monday through Friday.o The parking lot is infrequently used after office hours and on weekends.

people walk by the site to view the community gardens. o people use the property as a shortcut to go downtown or through the neigh-

borhood.

davis Street is a city-recommended bikeway. o It is a short, flat ride from downtown and within the neighborhood to the site.

the intersection of davis and pleasant Streets is busy and loud. o the southwestern corner of the site is unpleasant.

the property is zoned urban residential.o Uses permitted: single and two-family dwellings and greenhouses.o Uses permitted with special permit: farm, multi-family dwelling, nursing home,

private school, daycare, shared housing, bed & breakfast, cemetery, utility or substation, transmission communication station, funeral home, hospital, parking lot or garage, boarding house, animal kennel or veterinarian office, assisted living center.

o the zoning would need to change for the property to accommodate commercial mixed use, retail, or offices.

o Setbacks limit potential buildings’ connections to street and reduce the number of buildings that can be built on the site.

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Setbacks

Central Commercial

Urbanresidential

davis Street property

district minimum lot area minimum lot frontage & width

Setbacks max. Bldg. height in ft.

minimum landscaped open Spacefront Side rear

Urban residential

Single-fam. 8,000 sq ftmulti-fam. 10,000 sq ft

65 ft. 25 ft. 10 ft. 30 ft. 35 ft. 40%

Building entrance0’ 15’ 35’ 70’

70’ 15’ 35’ 70’

handicapped entrance

the south side of pleasant Street is zoned central commercial.

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parkinG

davis Street property

free parking

parking

parking

there are two parking areas accommodating up to forty vehicles (25,000 square feet), more than enough for the building’s current use.

o after 5 pm and on weekends, the site’s parking area is almost completely empty.

o City requirements for parking spaces are dependent on the site use (see table to the right).

o these requirements will help to shape how much space on site is set aside for parking.

a large, free public parking area is one block away (see map right).o this could accommodate spillover parking for the site.

par

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Use Requirements Example Total Spaces

dwellings 2 spaces per unit 1 house / duplex 2 / 4

elderly housing 1.5/room home for 25 38

museum 1 per 200 sq ft first & second floor of grammar school (10,000 sq ft)

50

Retail/office/commerical use

1 per 300 sq ft first & second floor of grammar school (10,000 sq ft)

33

higher education institute

1 per teacher, 1 per 5 students

school of 4 teachers and 20 students

8

Community center 1 per 40 sq ft first & second floor of grammar school (10,000 sq ft)

250

hotel 1 per room, 3 per 200 sq ft meeting rooms, 1 per 4 employees

hotel with 10 rooms, and 1500 sq ft meeting room, four employees

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0’ 50’ 100’ 200’

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existinG elements

remove retain• Cheaper “bottom line” to demolish

than to fix up• opportunity to build more energy

efficient building• more new buildings can be built on site• possibly easier to sell the property

without the building

• Culturally and historically valuable• neighborhood icon• More sustainable to fix up, insulate, and

reuse• Unique space for creative new uses• irreplaceable once removed

remove retain• more available space to develop• Greater immediate financial return for

the city• increases the property’s privacy by

removing a public element• easier to sell the property because it is

not encumbered by public use

• it is a place for public stewardship• provides a community venue for

collaboration and social interaction• Source of recreation• local food source• Unique neighborhood element builds

community• Supports green city initiatives

remove retain• more available space to develop• Greater immediate financial return for

the city• open space may attract vandalism and

derelict behavior

• provides one of the few open green places the public has access to near downtown

• Encourages pedestrian traffic to and from property

• adds to street and neighborhood security

• increases neighborhood property values

former grammar School Building

Community garden

open Space

the davis Street property has three major existing elements: the former grammar school building, the community garden, and a lawn serving as neighborhood open

space. these existing elements all have a social, environmental, and economic value; if the site is to be redeveloped, removing, retaining, or changing these elements will have various costs and benefits.

9

the davis Street property is located in a residential neighborhood three blocks from downtown along a bicycle route. the proximity to downtown

makes the property potentially very valuable for redevelopment. Current zoning, urban residential, will allow single- and two-family dwellings or a greenhouse.

the property has few trees, making it feel open and exposed to the hot sun and public views. neighborhood residents walk through the site and tend the community garden. vehicles enter and exit one way around the building. there is more parking than the current building use needs, and there is additional parking one block south on Davis Street. Drainage from the roof and parking lots flows west to davis Street.

future redevelopment of the site will need to take account of these site conditions. any future redevelopment project will also have to address whether to keep or remove three existing elements on site: the former grammar school building, the community garden, and the public open space (see tables right).

site ConDitions summary

existing elements include the former grammar school building (center), a thirty-six-plot community garden (foreground), and a 15,000-square-foot lawn (left). each of these elements are unique and have social, environmental, and economic value.

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Des

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DesiGn ConCepts

a list of future site uses allowed under current zoning that could be supported economically and/or socially within the

neighborhood was developed through speaking with landscape planner peter flinker, developer Jordi herold, and John waite of the franklin County Community development Corporation. these uses include a daycare center, a private school, a community center, business incubator space, assisted living, and a hotel. Uses that would entail a zoning change include office and mixed-use development that incorporates commercial activity. Currently, housing may not be a viable option for the property because there are more houses for sale than there is demand in Greenfield, though this situation may change in the future. depending on the use of the building, and whether additional buildings are to be

put on the site, there will be required parking spaces based on Greenfield’s zoning bylaws (see parking table, sheet 9). Free parking a block from the property provides an opportunity for on-site parking to be reduced with a variance. reduced parking would help retain a greater area for open space.

the spatial relationship of the site has been explored at different development densities. the diagrams below show how the relationships of open space, community gardens, new parking, and buildings might change with different development strategies. the strategies shown in concept below are illustrated in detail in the following pages.

three buildings are added to the site. having four buildings on the site creates the greatest requirement for parking and leaves the least room for open space. the community gardens are greatly reduced or eliminated.

the building is currently used as the public school offices. The lawn and community gardens are open to the neighborhood. the existing site provides more parking than is needed.

the existing building is redeveloped for a single or multi-purpose use with a reduced parking area. open space has been enhanced, and the community gardens have been increased.

one to two buildings are added to the site, and the existing building is redeveloped. the new buildings and additional parking reduce the open space and community garden.

High Density DevelopmentMedium Density DevelopmentLow Density DevelopmentExisting

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Parkingthe northern parking has been upgraded for double-loaded parking and fits 22 vehicles. Keeping the parking in the north means that land for open space and com-munity gardens is preserved.

Stormwater ManagementStormwater is directed to a vegetated infiltration basin.

Forest Gardena low maintenance food garden that mimics the patterns of the forest using perennial vegetables, shrubs, and trees. the forest garden provides shade and edible fruits for the community and property occupants.

Parking Lot Treestrees provide shade over the parking lot to decrease the parking heat-island effect. the trees also screen the building from views of traffic.

PlazaCommunity gardeners, neighbors, and tenants of the building can gather together in the central location of the site near the building and enjoy the moveable seating.

Benchespermanent benches are located along paths and in the open grassy areas to invite the public to linger.

Open Spacea low-mow species replaces the turf lawn to decrease maintenance cost and increase stormwater infiltration. the open space remains public for the community.

Community Gardensthe community gardens are expanded to make room for aspiring urban gardeners.

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the existing building has been renovated with rooftop

photovoltaics and solar water heaters. the landscape accommodates greater public circulation and expands the community gardens for greater city use. eliminating the existing parking from the front of the grammar school building allows for a gathering area with a plaza and a stormwater infiltration basin at the building entrance. the remaining parking lot in the back provides for twenty-two vehicles, enough for a school or hotel.

this low density development alternative for the davis Street property assumes that the existing school building is redeveloped and upgraded, and no new buildings are added to the site. the redeveloped building has a new use, perhaps as

a private school, a recreation hub for the county, or an assisted living center. different uses require different outdoor spaces. for instance, a day-care center might require a fence, or a private school may need an outdoor classroom.

developing at low density may revitalize the neighborhood, and the site could become a model for sustainable landscape design. if the community gardens were kept they could continue supporting the neighborhood, but the city would not collect as much property tax revenue as it would if subdivided and developed. the new owner of the site would need to be committed to a private-public partnership that allows the community to use the open space and gardens.

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Alternative A Alternative B Alternative C

the medium density development alternatives below include either

one or two new buildings, and explore changing the sizes of public open space and the community garden. the primary role of the landscape is to support the uses of the buildings, and to generate connectivity between buildings (e.g., an outdoor gathering space that is shared between buildings). Under current zoning, single and two-family dwellings and greenhouses are allowed. Uses

permitted with special permit include farm, multi-family dwelling, nursing home, private school, daycare, shared housing, bed & breakfast, cemetery, utility or substation, transmission communication station, funeral home, hospital, parking lot or garage, boarding house, animal kennel or veterinarian office, assisted living center, or a combination of several of these uses.

the school building doubles its footprint with an addition and the site provides parking for fifty. (Depending on its use, more would likely be required.) the community gardens remain and the open space is reduced. an addition to the existing building would provide the opportunity to use the space for multiple purposes. depending on the building, the community gardens and open space could be integrated with occupant activities (e.g., assisted living residents could have garden plots).

the school building is repurposed as a multi-use or residential structure. two new structures for multi-use or residential purposes are street oriented towards the south with two new parking areas for an additional twenty vehicles. the community gardens are reduced to twenty 200-square-foot plots and open space is reduced considerably; however, there is opportunity for the creation of a central plaza that connects all three buildings on the site.

a new 5,000-square-foot building is oriented towards davis and pleasant Streets. if the city’s minimum parking requirement is reduced, it would allow for greater open space (compared to alternative a) and the existing garden size could be retained.

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Parkingthe northern parking lot is shared between the old grammar school building and the new northeastern building. it has a two-way entrance and provides 3 handicapped, 3 compact, and 24 regular spaces. the building in the southeastern corner provides 12 spaces.

Energyphotovoltaics and solar hot water systems on the roof of the redeveloped school, new buildings, and parking areas reduce on-site energy load and feed energy into the grid during periods of surplus generation.

Gardenthe community garden is reduced to 3,000 square feet.

Treesa massing of trees and shrubs visually screens the open space from the southwestern parking lot.

Stormwatervegetated detention basins intercept and infiltrate stormwater, reducing the site’s impact on the city’s stormwater system and the watershed.

Central Plazathe 60-square-foot central plaza attracts visitors and tenants to enjoy the moveable seating.

Seatingpermanent seating is located on two plazas along davis Street for the use of the southwestern buildings tenants.

Arboran arbor is located on the south side of the existing school building for shade and as a visual guide between plazas.

PlantersClimbing gardens, creating a beautiful vegetated wall that filters the air and shades the building, grow from planter on the new building.

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this medium density alternative envisions a mix of uses within the property. A centrally located plaza unifies the three buildings on site and welcomes

the public to walk through, sit outside, and shop. planter boxes are added to the existing building and the two new buildings (each 2,400 square feet). there are a total of 41 parking places on site. the new main entrance is also handicapped accessible. depending on the use of the buildings, there will have to be variances made to the current zoning to decrease the required parking. the community garden has been reduced but remains as an asset to the neighborhood. the garden is bordered by an open space for passive recreation. the planters on the new buildings nourish climbing gardens that create a beautiful vegetated wall that filters the air and shades the building.

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Section B-B' not to Scale: the view west from davis St. to School St. shows people circulating toward and sitting in the plaza.

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two ten-vehicle lots are provided for each new building along School Street (6,000 square feet total). with a zoning change, the buildings could be mixed use. Current parking requirements demand that the mixed-use school building have parking for fifty, shown above at the intersection of pleasant and davis Streets.

an addition expands the school building to double its current size for an assisted living center, with parking for fifty vehicles. The building at the intersection of pleasant and School Streets is mixed-use with parking for twenty spaces. the mixed-use building could complement the needs of the assisted living center by providing a place for the elderly to dine, shop, or receive health care.

to maximize the development potential of the site, three (3,000 square feet each) multi-use buildings are added. if zoning were amended to allow the buildings to share twenty parking spaces for the entire site, it would allow for greater open space and an opportunity for a central shared space. the tenants from the four buildings could share the central outdoor space.

Alternative A Alternative B Alternative C

these three schematics explore some of the possibilities for developing the site at the highest density zoning will allow. if

the site were used for office or commercial space (with a change in zoning). The city says it needs ADA-accessible office space and an assisted living center, so buildings to accommodate these needs were explored. Parking lot sizes of fifty and twenty were used. The amount of parking required hinges on the particular use of a building (see parking requirements table sheet 8).

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the two street-oriented buildings (each 3,000 square feet) to the south are designed with balcony space to look out onto their common area. a

pathway, lined by vegetation that screens the parking lots, leads under an arbor to a shared plaza between the redeveloped building and a new building (2,000 square feet). The old building has been retrofitted with photovoltaics and solar hot water. the pathway leads people by the businesses—coffee shop, museum, and offices.

parking allotments with a zoning variance have been minimized to allow for four multi-use buildings to fit on the site. There are 44 total parking spaces on site. the sunniest parking areas have solar parking bays (see sheet 17). trees shade some of the parking lots, plaza, and front of the old grammar school building and buffer unpleasant views of traffic. Stormwater is directed toward infiltration basins to manage stormwater on site.

Expanded Parkingexisting parking is regraded and expanded east for twenty-two vehicles and handicapped parking for two vehicles.

New Parkingtwo new curb cuts allow two-way, single-loaded parking lots that each hold nine vehicles and one handicapped parking space. parking lot stormwater drains into infiltration basins to treat the water.

Gardena small community garden for twelve plots is located near the east entrance and connected with the outdoor gathering area in the center of the property.

Plazaeach building has a small plaza (20’x20’) with permanent outdoor seating for tenant use.

VegetationBuildings, plazas and walkways are framed by plantings that provide beauty and shade.

New Buildingsnew buildings have a second-story balcony that overlooks the plazas. the buildings have planters for climbing vegetation.

Pedestrian Circulationpaths invite pedestrians to enter the site, and enjoy the seating.

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Section C-C'. not to Scale: the view south from pleasant St. to the northern property edge shows people enjoying landscape between the buildings.

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DesiGn Comparison

• expands the open space and community gardens.• opens front of building for pedestrian use.• active use of the community garden keeps eyes on the

open space.• open space may be improperly used, encourage derelict

behavior.

• pocket plazas create street-oriented gathering places that enhance the neighborhood.

• increases impervious surface compared to existing conditions and low density alternative.

• parking prevents connecting buildings’ open spaces and plazas.

• Community gardens are reduced because of new eastern building.

• limited parking may promote walking and cycling.• More buildings increase traffic in neighborhood.• greater increase in impervious surface compared to

medium and low density development. • high density alternative leaves the least area of public

open space.

each design keeps parking in the north to maximize solar potential for the building, and keep the parking from dominating the site. the sunny areas of the parking lots are fitted with solar parking bays to generate energy and provide shading. parking lot sizes have been minimized; depending on the use of each building, a zoning variance will likely be necessary to have less parking than is currently required. each design incorporates a

public gathering space to acknowledge the existing use of the site for social interaction and need for space within the community. the community garden is present in each design but in different sizes. open space area varies considerably but all designs have some outdoor seating and plazas for occupant and public gathering. Stormwater is filtered and collected in infiltration basins to be treated on site.

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possible DesiGn elements

Solar Parkingphoto copyright 2005, pablo mason photography A solar grove at Kyocera International office in San diego, Ca, generates electricity while creating a shady parking space.

Arborthis arbor in west palm Beach, florida, creates a shady place to walk through.

Climbing Gardensthis climbing garden in west palm Beach, florida, extends the garden surface by allowing vegetation to grow up structures. plants can create areas of privacy, make an outdoor space feel intimate, and make the structure they are growing on feel less large.

Vegetated Infiltration BasinsThis rain garden in Hartford, CT, (left) filters and infiltrates stormwater. Grading stormwater over pervious surfaces towards an infiltration basin slows the velocity of stormwater and in the infiltration basin it percolates into the soil. Infiltration basins can also be located in plazas and along walkways (right); from epler hall portland, or.Public Gathering Spaces

this plaza in west palm Springs, florida, encourages community gathering within an urban environment.

Seatingoutdoor benches constructed from various materials provide places for people to sit. Benches can also be combined with planter boxes (above left).

Shade Structuresthe window shade structures from the eric Carle museum, amherst, ma, provide passive cooling for the building by limiting sunlight penetration.

Planting BoxesSeated planting boxes in willimantic, Ct, frame walkways, provide a contrast to building materials, allow for a place to sit, and create spaces for vegetation to grow.

Food Foreststhis food forest (left)designed by Barrett ecolgical Services in portland, or, provides edible fruits, perennial vegetables, and bird habitat.

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rehabilitation Costs & savinGsPotential Tax Credits & Development Subsidies

historic rehabilitation tax Credit program:State tax credit of up to 20% of rehabilitation expenditures for projects certified by the massachusetts historical Commission.

Brownfields Redevelopment Program:finances the remediation of a contaminated site.provides subsidized environmental insurance and creditor insurance for brownfield projects.

abandoned Building tax deduction:Building that is 75% vacant for two years qualifies.accounts for 10% of costs associated with renovation of the building.

Special tax assessment:phased-in assessment of the total value of the project property.year 1, no property taxes; year 2, 25%; year 3, 50%; year 4, 75%; year 5, 100% taxes.

Credits against excise:Costs of solar and wind-powered devices may be deducted from net income in determining the excise tax.exempt from property taxation for ten years.

low income housing Credit:State credit available depending on number of affordable units offered.

Modified Internal Rate of Return was modeled on annual cash flow, the APR of 3%, and a reinvestment rate of 5%, to equal 14%. this assumes that the building rehabilitation will replace the windows, but the rest of the building does not receive building upgrades.1 Based on a model of energy savings2 if the building were to be rehabilitated, the most cost effective energy saving solutions would be to switch the existing steam boiler with a new efficient one, change all lights to compact fluorescent, use a programmable thermostat, insulate the attic with blown cellulose insulation, add an extra inch of blown cellulose into the walls, and perform an air seal. This package of energy retrofits3 would increase the construction costs by $11,300, but would nearly pay for itself within the first year with energy savings (table 3). the acquisition price will increase the total cost of the site. the city has stated it would like to receive at minimum the cost of moving the current school administrative offices for the price of the site. the price of landscaping would further increase costs; a blanket estimate for the two acres at $5 per square foot would be roughly $500,000.

Construction costs were estimated based on the hard and soft costs of redeveloping the Bank row buildings in downtown, Greenfield (Table 1). The existing grammar school building is estimated at approximately $2,000,000 to renovate (table 1). if the building were to receive a historic tax credit, 20% of the construction costs could be paid for with tax credit trades. if a 30-year loan for 90% of the construction cost (assuming a 10% down-payment was made) was taken out with an annual percentage rate of 3%, the annual loan payment would be approximately $77,000. if the building were rented for $5-7/square-foot (current going rate), after building expenses and loan payments, the building would annually net $702,000 (table 2). taking into account the annual payback of the capitalized loan, the building’s payback on its loans would be in its fifth year. A

Table 2. Grammar School Rehabilitation

Rehab Optimized RehabTotal Construction Cost $2,106,997 $2,118,356 Construction Cost Less 20% Tax Credit

$1,685,598 $1,694,685

Annual RevenueRental Income (@ $7/sq. ft. first & second floor; $5/sq. ft. basement)

1,140,000 1,140,000

Annual ExpensesAdvertising 500 500 Electricity 15,522 12,465 Elevator 1,200 1,200 Sprinkler Maintenance 1,000 1,000 Heat (Oil) 19,261 5,919 Insurance 3,000 3,000 Landscaping 500 500 Legal / Accounting 3,000 3,000 Management Fees (5%) 57,000 57,000 Office Expenses 750 750 Real Estate Taxes 4,000 4,000 Repairs & Maintenance (10%) 114,000 114,000 Rubbish Removal 1,200 1,200 Snow Removal 500 500 Communication 250 250 Vacancy (10%) 114,000 114,000 Water & Sewer 1,500 1,501 Reserve (2%) 22,800 22,800 Debt Service 77,398 77,815 Total Expenses $437,381 $421,401

Net Annual Cash Flow $702,619 $718,599 MIRR 14.0% 14.1%NPV $8,512,233 $8,734,232 Payback Year 5 5 CO2 Saved (metric ton/yr) 46.8

Table 1. Grammar School Estimated Construction Costs

property description: davis Street Schoolrequired work: rehabtotal Square footage: 20,000

Cost to redesign interior and comply with ada and mass Code

Hard CostsCost per Square footFirst & second floor $110 attic & basement $50 elevator $100,000

total 1,700,000 Contingency (10%) 170,000 Total hard costs 1,870,000

Soft Costspermitting 5,000design fees (architectural 170,000 & engineering) 10,000 21 e report 3,000 real estate taxes 4,097 insurance 4,000 legal 5,000 accounting 3,500 Contingency (Soft Cost) 2% 37,400

Total soft costs 236,997 total Costs 2,106,997

Utility Bills without InflationEstimated Energy Bill in Current Dollars - No Retrofit

year 0 5 10 15 20electricity $1,057 $1,164 $1,282 $1,411 $1,553fuel $15,745 $17,334 $19,084 $21,010 $23,130total bill $16,802 $18,498 $20,365 $22,421 $24,684

Estimated Energy Bill in Current Dollars - Retrofityear 0 5 10 15 20electricity $849 $935 $1,029 $1,133 $1,247fuel $4,839 $5,327 $5,865 $6,457 $7,108total bill $5,688 $6,262 $6,894 $7,590 $8,356

Estimated Savings in Current Dollars - Retrofityear 0 5 10 15 20electricity $208 $229 $252 $278 $306fuel $10,906 $12,007 $13,219 $14,553 $16,022total bill $11,115 $12,236 $13,472 $14,831 $16,328

Table 3. Utility bill cost comparison

1this assumes that the building has 2” of low-density insula-tion. Windows will be retrofitted with insulated vinyl double low-e high solar gain windows. there are 500 square feet of window area per side of building. the attic is not insulated. the thermostat is non-programmable set at 68 degrees. the heating system is a 60-year-old steam boiler with 52% ef-ficiency that delivers 100,000 BTU/hr. There are window AC units.

2energy savings predicted using weather-normalized load simulations using the princeton Scorekeeping method (priSm) regression modeling technique. Simulated load was calibrated with electrical utility data. additional data on actual fuel usage may change load simulation and predicted savings.

3estimated cost of improvements based on current, regional-ized industry estimates for installed costs.

Assumptions• Basement, 1st, & 2nd floor can be rented.• electricity is based on existing costs.• elevator costs are based on milford library elevator costs.• the existing boiler is kept (the price is extracted from eia

over a 20-year period) with efficiency of 52%.• debt Service is based on a 30-year loan at an apr of 3%,

borrowing 90% of the building costs.• mirr is based on an apr of 3% & reinvestment rate of 5%.• npv is based on a discount rate of 3%.• all rehabilitation construction costs qualify for historic tax

Credits.

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TransportationDiscuss how proposed uses will affect local traffic patterns and local safety.

• how many parking spaces are needed for the redevelopment use?• will a variance for parking codes be needed?• how will the parking lot contribute to reducing heat island effect?• how many square feet of impervious surfaces will be on the site after rede-

velopment?• how will parking lots be visually buffered from within the site, the street, and

the neighborhood?• How will the redevelopment affect or influence the use of public and alterna-

tive transit?• how will the redevelopment contribute to a walkable community?

Communitydiscuss how the proposed development will contribute to the neighborhood and larger city community.

• How will the development impact city services (utilities, traffic lights, etc.)?• how will the development impact the school population?• will the new use need a special permit or a zoning change?• how will new buildings, if proposed, be integrated with the surrounding neigh-

borhood?• what effects will new structures have on adjacent streets?• will there be space allocated for a community garden or local food production?• how much public open space will remain after redevelopment?• what public uses, outdoor and indoor, will be allowed on site? • how will the proposed development will contribute annually to city revenues?• how will the site be lit and how will lighting affect the neighborhood?

Green Building DesignDiscuss how development of the site will help Greenfield meet its commitment to the green Communities act.

• will the existing building be rehabilitated?• how will the building be rehabilitated?• Will the buildings be developed to optimize energy efficiency?• will the building integrate renewable energy generation sources?• will structures use salvaged materials and plants, and be designed for decon-

struction and disassembly?• will building(s) reduce water use?• will any new buildings be solar oriented?• how will waste water be treated?

Soilsdiscuss how soil health will be affected by redevelopment.

• how will redevelopment address potential contaminants from past uses?• will disturbed soils from construction be restored?• will rocks and soil be reused from construction?

Hydrologydiscuss how run-off from impervious surfaces and stormwater will be managed.

• how much less stormwater will enter the city’s stormwater system after redevelopment?

• how will use of potable water for irrigation be reduced?• how will water conservation measures be adapted?

Vegetationdiscuss how new vegetation will respond to existing site conditions.

• what will happen to the existing vegetation?• what new vegetation will be introduced?• how will proposed vegetation affect bird and other animal habitat?• how will vegetation promote biodiversity?• how much landscape maintenance and irrigation will be required?

Materialsdiscuss how materials used in the redevelopment will support the community’s economy and natural resources.

• will salvaged materials be reused?• will structures minimize use of new material?• will materials be regionally sourced?• will porous materials be used for paving?

this project has set out to (1) explore a wide range of possible uses for the property and assess their potential

implications for the city; (2) generate recommendations for a redevelopment rfp; (3) emphasize sustainable design opportunities; and (4) provide information and analyses to help redevelop the site as a community asset.

The city of Greenfield would like to issue a request for proposal for the redevelopment of the site. it is recommended that the following questions for potential developers be

included in the rfp. they are based in part on site and context analyses and on the Greening Greenfield Initiative, leed for neighborhoods standards of the U.S. green Building Council (USgBC), and guidelines of the national Sustainable Sites initiative (SSi). the responses of potential developers to these questions will help assess the possible outcomes of proposed new uses for this important city asset.

to learn more about leed for neighborhood Standards and SSi go to www.usgbc.org\leed\nd and www.sustainblesites.org.

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