Works of Art: Redeveloping Properties for Cultural Reuse Harvester Artspace Lofts Council Bluffs, Iowa Tina Hochwender – City of Council Bluffs

Project Overview This $11 million dollar redevelopment project transformed a historic agricultural implement warehouse into a 36-unit residential building with commercial space designed to meet the needs of creative individuals and their families.

Project Location  Population approx. 60,000 located on the Missouri River at the intersection of I-29 & I-80 in western Iowa  Part of the Omaha, NE MSA, approx. population 850,000  Significant links to agricultural, food product, railroad, and heavy machinery manufacturing businesses

The Path to Redevelopment (South Main Area)  South Main Urban Renewal Area (1998)  Storefront Grants (1990s to present)  Construction of new Senior Center on previously blighted block (2002)  Downtown Streetscape Improvements (2003)  City receives EPA Assessment Grants (2005)  Public Art Project (2007)  New 80 independent senior rental housing units and commercial space (2008)

The Path to Redevelopment (South Main Area - Before) BEFORE

AFTER The Path to Redevelopment (South Main Area - After)

Building History  Located in the former historic implement manufacturing district. The area is one of the oldest and most deteriorated industrial districts in the City.  story 60,000 ft 2 building is constructed and owned by the Pioneer Implement Company and later sold to International Harvester  story 25,000 ft 2 addition constructed  Early 1960s - International Harvester closes operations at the site  The former International Harvester building remained underutilized for over 40 years

Pioneer Implement Company– 1898

International Harvester Company of America – 1933

Former International Harvester Company of America – 2000s

The Path to Redevelopment (International Harvester Bldg.)  Pottawattamie County Development Corporation (PCDC) acquires the building (2003)  Environmental Site Assessments completed at the site ( )  Polycyclic aromatic hydrocarbons (PAHs) and metals identified in surface soils  Groundwater impacted with petroleum hydrocarbons  Lead based paint and asbestos identified  Iowa West Foundation recruits Artspace Projects, Inc. to do a project in Council Bluffs (November 2007) “Artspace’s mission is to create, foster, and preserve affordable space for artists and arts organizations through development projects…. “  Artspace proposes to transform the bldg into 36 live-work artist’s lofts, community room, gallery space, outdoor play area & garden, 6,000 sq ft commercial space and 54 enclosed parking spaces (2007)

Proposed Site Plan

 Artspace secures funding ( ): Financing Historic Tax Credits$1,701,858 LIHTC$4,419,724 City HOME Funds$132,877 State Enterprise Zone Funds Investment Tax Credits / Sales Tax Rebate$150,000 Deferred Developer's Fee$323,409 Iowa West Foundation Grants$2,327,537 First Mortgage Financing$1,240,000 TOTAL$10,295,405

 Other funds: Site Assessments (EPA)$75,000 Remediation Costs (PCDC)$131,917 Iowa DNR$23,000 PCDC donates building to Artspace$175,000 Infrastructure, sidewalk & landscaping improvements (City) $373,513 TOTAL$778,430 TOTAL PROJECT COSTS = $11,073,835 Financing

Site Cleanup & Redevelopment  PCDC enrolls site into the Iowa DNR Land Recycling Program (April 2008)  1,400 tons of impacted soil excavated in proposed green space/playground area (September 2008)  Environmental Covenant  No Further Action Certificate received (June 2009)  Building Construction begins (July 2009)  EPA Cleanup Grant received for adjacent property (October 2009)  Building Construction completed (July 2010)  Fully leased (January 2011)

The Transformation /2010 5/2010

Harvester Artist Lofts– 2010

BEFORE Exterior AFTER

Interior

Improvements

Community Benefits  Increase in taxable value  Historic building preserved  Cleanup of contaminated soil  New residents attracted to the community  Catalyst for continued development  Increase in foot traffic  Increased diversity in area  Appeals to creative class  Positively shifts community image  Transition of area from industrial to residential

Partners POTTAWATTAMIE COUNTY DEVELOPMENT CORPORATION

More information Tina Hochwender City of Council Bluffs Community Development Department Phone: