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Kevin O’Connor, Chief Executive Officer, RUPCO
Challenge: For decades, a boarded-up factory created an eyesore in Kingston, NY. It was considered a major blight to the area, where most of the old homes were falling into disrepair. The neighborhood, where a quarter of the residents are black or Latino, needed a boost to promote stability and economic opportunities.
The U.S. Lace Curtain Mill was once a robust job creator. The enormous factory produced Nottingham lace and was a vital hub for those who worked there and lived in the community. On average, 250 people -- mostly women -- worked the looms from 1903 to 1951, when the mill ceased operating. The building changed hands, warehouse boxes replacing the Jacquard sewing machines, and then it was abandoned. The crumbling, 70,000-square-foot building was shuttered, creating a major eyesore in the Midtown Arts District’s west end for over 20 years.
RUPCO, a nonprofit promoting housing and community development in the Hudson Valley, specializes in housing for seniors, people with disabilities, working families and artists. We saw the defunct factory as the perfect opportunity to advance our mission. Bloomberg Businessweek had recognized Kingston in its Top 10 Cities for Artists in 2007. Six years later, Kingston launched its Business, Education, Arts and Technology initiative, designating a Midtown Arts District and appointing a council of artists, business owners and entrepreneurs. A quick survey revealed a strong presence of arts-related activity upon which the city could build. And so would RUPCO.
In 2013, RUPCO took over the Lace Mill and began working with 18 public and private funding partners to preserve the historic landmark recognized on both the New York State and Federal registers. With the help of a local architectural firm RUPCO crafted an adaptive reuse plan with a $19 million budget.
The renovation plan was modeled on an emerging movement known as “creative placemaking,” which is defined as the strengthening of the social, physical and economic fabric of a community through arts and culture. The repurposed building with 55 residential units would integrate affordable housing -- giving artists first dibs - with strict historic preservation standards and state-of-the art energy efficiency and building science. The plan won the blessing of the newly formed formed Kingston Midtown Arts council, the city government and the burgeoning arts community.
Today, the Lace Mill eliminates blight, establishes a thriving arts community, creates affordable housing, and ultimately blends building science, energy efficiency and historic preservation to the enhance the district. The new residents brought diversity, instant community and a local economy boost to an area poised for growth.
And the new space is beautiful. The dynamic loft-style living quarters feature soaring ceilings, stunning raw building elements including wood, concrete and steel, and huge windows to allow great lighting for the resident artists. An 8000-square-foot gallery provides a welcoming, airy space for exhibitions and community events. The Lace Mill also hosts BEAHIVE, a technical-marketing-entrepreneurial co-working space, and a monthly wellness clinic for Healthcare is a Human Right nonprofit. It also hosts Sunday afternoon music jams and collaborates on community projects like Made in Kingston, an artists’ holiday showcase.
Energy efficiency and environmental sustainability were top priorities for this repurposing project. But equipping the Lace Mill with the best energy-efficient measures possible, while observing historic preservation mandates, posed high hurdles. RUPCO hired building science expert, Integral Building and Design, to assess the challenges posed by the early 20th-century brick-and-mortar factory and was ultimately able to implement many energy-efficiency benefits.
To offset the building’s common area electricity consumption, RUPCO installed Kingston’s largest rooftop solar array. The mill’s exterior brick walls were sealed to prevent energy loss and special insulation curbs moisture problems. Energy efficient LED lighting now illuminates 99 percent of the mill, and Energy Star windows replace the historic exterior windows to allow natural light inside. An HVAC system equipped with 70-unit water-source water loop heat pump charges the boiler and cooling systems. Each apartment has heat recovery ventilation for 65 percent more efficiency, as well as EnergyStar appliances, premium water pumps, and electric storage water heaters.
Rubi Rose, a photographer, documentarian and visual artist, says moving into her Lace Mill apartment was life changing.
“I lived in a cramped apartment with low ceilings. The views were uninspiring and the windows did not let in much light. My creative energy did not flow easily. I had no room to spread out, which is crucial for working on any kind of creative project. I had little to no contact with my neighbors and often felt lonely,” says Rose, adding that her appliances were energy hogs and her landlord negligent.
Now Rose’s Lace Mill apartment is almost twice the size of her old one, her appliances are energy efficient and her geothermal system increases her comfort and lowers her electric bills. The lofty space and abundant natural light has also increased her productivity -- and her earnings.
RUPCO learned three critical lessons in developing the Lace Mill. First, renovating vacant industrial spaces comes with surprises. Aging building quirks, federal requirements and energy standards may be high hurdles, but with the right assistance and determination they can be overcome. Also, creative placemaking is achievable with early and consistent community engagement. RUPCO involved the arts community from the ground up, receiving initial input on design and amenities.
