Lonaconing Silk Mill Adaptive Reuse Feasibility Study

Silk Mill Adaptive Reuse Feasibility Study

Project Description

Project Name: Lonaconing Silk Mill Adaptive Reuse Feasibility Study

Project Location: East Railroad Street, Town of Lonaconing, Allegany County, Maryland

Project Description: Allegany County will, in collaboration with its project partners, enter into a professional services agreement with a consulting firm, certified private non-profit organization or team experienced in restoration of historical buildings for commercial, educational or industrial reuse for the production of an adaptive reuse feasibility study to determine the most viable approach to adaptively reuse the former Klotz Throwing Mill, now know as the Lonaconing Silk Mill.  

Background: In 1999 the Maryland Department of Planning and the Appalachian Regional Commission provided funds to the Friends of the Potomac to sponsor two “Community Partner Workshops” to help carry out the Potomac American Heritage River Initiative in Maryland.  One of these workshops was the “Coal Heritage Trail Workshop” held in Lonaconing on June 2-3, 2000.

The Coal Heritage Trail Workshop included a work session on “preservation and adaptive reuse strategies for silk mills and other historic buildings” that was followed by a facilitated discussion of options for the preservation of the Lonaconing Silk Mill.  In this session, local leaders worked with historic preservation, adaptive reuse, and sustainability experts from the four-state region as a first step in preparing a community-based strategy for the future of the Mill.

Eventually, a workgroup formed after the Coal Heritage Trail Workshop developed an action strategy that described:

• the values of the Mill;
• community issues and concerns;
• possible future uses of the Mill;
• private and public sources of funding assistance; and
• next steps.

One of the key recommendations in the action strategy called for an economic feasibility study with adaptive reuse options for the Silk Mill.

Process: The Scope of Services for the proposed adaptive reuse feasibility study will focus on a) a determination as to the percentage of the building that must be dedicated to commercial, educational, industrial or other economic uses in order to make preservation and conservation feasible; b) a determination of specific commercial, educational, industrial or other economic uses that would be supported by local, regional, or tourist-generated market demand; c) an analysis of improvements that must be funded to maintain the integrity of the building and allow for reuse; and d) the identification of a public or private owner/developer for the property.

Project partners consist of the National Park Service, National Capital Region; the Town of Lonaconing; the George’s Creek Promotion Council; and Heritage Conservancy.  This group will provide representatives to a Project Advisory Committee (PAC) that will help select the consultant and work with the consultant’s staff to facilitate the project.  This group would also work to coordinate implementation of the recommendations of the study.

Project Cost: ARC $10,000

Local Cash: $15,000

In Kind Services: $  5,000

TOTAL: $30,000 

Schedule: Project Approved 10/01/01

Solicit Proposals 10/15/01

Contract Award 12/01/01

Start-Up Meeting 12/15/01

Preliminary Draft Meeting 04/26/02

Final Draft Meeting 06/28/02

Final Report 08/01/02

Scope of Work:

Statement of Intent: The County intends to procure an adaptive reuse feasibility study for the former Klotz Throwing Mill in Lonaconing, MD, which is intended to determine the most economically feasible and historically sensitive method of maintaining the integrity of the structure and site, including project planning, property improvements, property ownership, marketing, and management.  

Task 1.0 Project Planning

1. County develops a Request For Proposal (RFP) for the project.
2. County and Project Advisory Committee (PAC) select and hire a professional services firm to undertake the economic feasibility study.
3. Start-up meeting between Consultant and PAC to clarify objectives and processes.

Task 2.0 Development of Information

1. Consultant communicates with selected local leaders.
2. Consultant identifies community, building and site assets, including natural, cultural, and historical considerations.
3. Consultant assesses relationship of site and building to heritage projects in the County and in the region.
4. Consultant reviews existing documents relating to potential for redevelopment of the Mill from previous efforts.
5. Consultant evaluates information assembled.

Task 3.0 Identification of Limitations and Challenges

1. Consultant identifies potential impediments to adaptive reuse of the building and the site, including accessibility, infrastructure, zoning, fire safety and code compliance, site constraints, environmental requirements, etc.
2. Consultant analyzes relevant trends in economic and heritage-based development.
3. Consultant identifies community concerns and potential local impacts of adaptive reuse.
4. Consultant evaluates and summarizes limitations and challenges.

Task 4.0 Economic Data

1. Consultant develops recommendations, and a capital budget, for common area and building system improvements required for basic marketability.
2. Consultant develops a recommendation on the mix of specific commercial and non-commercial spaces that would allow for feasible redevelopment.
3. Consultant develops a pro forma operating budget based on assumptions of redevelopment and mixed use occupancy.
4. Consultant develops assumptions for sale proceeds or rent payments needed to sustain operations of the property.

Task 5.0 Action Strategy

1. Consultant prepares draft report on findings, including preliminary recommendations for reuse, associated budgets, and necessary next steps.
2. Consultant attends preliminary draft meeting to present draft report to the PAC and to discuss goals for an action strategy to be included in the final report.
3. Consultant prepares an action strategy consisting of a description of financial packaging goals, including grants, loans, donations, tax credits, and other incentives, plus a listing of specific public or private sources of financial assistance.

Task 6.0 Final Product

1. Ten (10) copies of a draft final report, including updated reuse recommendations and the action strategy, will be presented to the PAC for review and comment.
2. Consultant attends final draft meeting with the PAC to solicit final input.
3. Five (5) copies of the final report, Lonaconing Silk Mill Adaptive Reuse Feasibility Study, will be presented to the County, including a version in reproducible computer disk format, including all narratives and supporting materials required to meet the intent of the Scope of Services.

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