From the rubble: demolition, rebuilding of Afton Inn announced

Above, artist’s rendering of the newly-constructed apartment and commercial complex at the site of the Afton Inn; below a photo of the Afton Inn from the first half of the 20th Century, perhaps 1930s or 1940s.

Below is the original proposal from the MODE Development Group, with design concepts by Carter-Burton Architecture, PLC inserted, concerning the plan to redevelop the Afton Inn site in Front Royal.  Queried about the proposal, EDA Executive Director Jennifer McDonald explained to Royal Examiner this was the original, to which some changes have been agreed upon. Included in those subsequent agreements are project funding, which MODE will take on while the EDA maintains ownership to a point during the developmental process:

2 East Main Street – Front Royal, VA
Deconstruction Reconstruction Mixed Use Development

It is with great pleasure we submit the following Design Concept and Budget Breakdown for negotiations on a letter of intent for the redevelopment of the site 2 East Main Street.

The concept as shared develops a public ground level restaurant recycling brick to build a kitchen wing with a pizza oven and beer garden. A work hub flex space will expand the restaurant area or can become an isolated business space based on market needs.

The upper levels will provide four two story studio apartments featuring Pedini kitchen and bathroom design options in contemporary and transitional stylings.

The rear of the building will include two one and a half level work live studios. This area will be expressed with a low maintenance siding while the main body of the building will feature a stucco finish.

Other details will include window rail flower boxes, pocket shudders and south facing canopy shades.

The large central dormer will feature mechanical ventilation as required.

The overall quality of the project will be to fit in while attracting young professionals to downtown Front Royal by creating a new building on this primary site that signals a smart and positive change for the community.

The MODE development group will coordinate the Design, Construction and use of the building.

From the back, the boarded-up Afton Inn as it stands today.

The following phases represent the outline process to follow:

• Phase One – (Demo and Concept Development) Schematic Design, Site Design, Demolition and soil tests. This phase will include programming with restaurant equipment designer and with City officials for parking and delivery zones with trash storage. Egress paths and Preliminary Apartment Interior Designs will support the overall design Intent as the final layout will be provided.
  The Demolition phase should wait until the final Schematic Design is complete to help validate the use of existing brick quantities and locations as a brick water table may be introduced around the building.
• Phase Two – (Permit Drawings and Planning) Approval of Design concept and site concept plans. Finish Design Development and Contract Documents. Coordinate lease agreements for restaurant needs to integrate fit and finish items for Interior Design.
  

  Aerial view of layout plan of new complex

  Execute building permit and prime contracts for construction. To expedite the construction phase Cabinet Shop Drawings will be completed for more efficient schedules and to help create 3D model advertising for the Apartments.

• Phase Three – (Construction) The Construction Phase will incorporate final budget agreements and timeline terms.
  If chosen an extra management layer can be added with the addition of a Project Manager Jim Brinkmeir of High View Consulting will provide an open book proposal for his services as a clerk of the works. the construction of the project will be an advertising opportunity with site activity, website and news agencies.
  A safe and efficient site will be an educational opportunity for the community as people watch the progress of this unique job.
• Phase Four – (Occupancy) The development group will secure lease agreements for the ground level and apartments. Guidelines of use and maintenance for all parties will have been established and will be maintained with new users. Apartment fit and finish customization may occur before, during or after move in of this phase.
  

  Artist’s rendering, a side view of three-story structure

  

  Each Phase will have a sign off with the EDA to approve intent and detail. This is to insure a meeting of the minds on shared expectations for quality of design and detailing.
  The Architectural, Engineering and Interior Design agreements will be separated as direct agreements between the EDA and Carter+Burton Architecture and Interior Design. This will allow Phase One to begin as soon as the concept is approved while final agreement details are finalized with MODE Development.

To left, aerial of the Main Street-Royal Avenue intersection; right, artist’s concept of internal structure of new building.

MODE Development will would like this to be one of many projects in the future for Front Royal investing. Bringing new money to the community gets re-spent seven times on average which creates a public private partnership that gives back to the cultural and financial growth for Front Royal.

Above and below, artist’s concept of various other internal structures

Please review the budget intent price breakdown below. All projects should add a contingency buffer for latent conditions but this is a start for the discussion.

I am assuming the EDA would provide Civil Engineering but we can add that as needed. We would also use a Design Build format for MPE engineering if allowed. This will save money.

As stated the EDA will fund the project while the Development Group will have a lease to own agreement in place with early buy out options. The final terms are to be established with a letter of intent to be provided by the EDA.

We look forward to taking the next steps in forming this new partnership opportunity with the EDA and the Front Royal community.

M.O.D.E. partnership development
GN Contracting PEDINI DC
Carter Burton
www.carterburton.com

Click here to view the EDA Resolution concerning the Afton Inn