Why Rehabilitating Old Buildings Creates Strong Towns

The Borden Hotel redevelopment is a case study in how adaptive reuse of older buildings can activate its surrounding community. The Borden Hotel, located in Whitehall, Montana, is a classic two story Western Commercial building built in 1913, had brick additions added in 1919, 1929, and 1941; the last two additions were designed by noted Montana architect Fred Willson.

But as is the familiar case for many small towns across the nation, the building’s proud history was under threat as it became increasingly dilapidated. With neighboring buildings succumbing to fire, mine closures, and loss of businesses, a once vibrant downtown became somewhat of a ghost town. 

The rehabilitation of the Borden Hotel into a mixed use project not only gave new life to an old building but also gave new life to the downtown Whitehall by attracting new service and retail businesses and providing space for community activities. In addition to once again anchoring downtown Whitehall, the rehabilitation of this historic building became the catalyst for the continued redevelopment of the rest of the block.

“One time there were hardly any cars and plenty of parking spaces but now you sometimes have to fight for a parking space! A year after we got Borden running, the buildings next door and across the street are operating…a local celebrity bought the burned out lot and placed a pocket park there. So, now, there’s music and events right across from Borden.” - Tom Harrington, Jefferson Local Development Corporation

This catalytic project would not have happened without three crucial elements: the building owner’s foresight and desire to make Whitehall a stronger and more financially resilient small town, High Plains Architects expertise with old buildings and Historic Rehabilitation Tax Credits, and the support of the town. 

The Jefferson Local Development Corporation (JLDC) acquired the building with the aim of redeveloping it so that the downtown could once again be a thriving commercial center. JLDC commissioned High Plains to complete a feasibility study and conducted research to determine that there was a market for apartments in this small town of about 1,000 people as well as a need for community gathering space, quality retail, and office spaces.

The feasibility study determined that historic tax credits would cover up to 25% of the redevelopment costs, which after project completion they did. In order to be eligible for historic tax credits, however, the redevelopment must meet rigorous standards to maintain the building's historic integrity. Through this process the JLDC was able to finance the rest of the construction costs on the basis of the rent provided by the commercial and residential spaces.

As a part of the renovation, the building’s energy, water, and fire-safety performance was significantly improved. Insulation was blown into the attic, the exterior walls were insulated, while severely deteriorated windows were replaced with double-glazed new windows matching the originals. The wood storefront was restored and re-glazed with the equivalent of triple pane glazing. A 12 kW photovoltaic array was also added on the roof. The faucets, shower heads, urinals, and toilets all reduce water use by 50% compared to code, and fire sprinkling was added throughout the building.

Twenty-one historic second floor hotel rooms were combined into nine apartments, and the first floor now has a community meeting room and six commercial tenant spaces, offices, retail, and a restaurant. The interior spaces have significantly more daylight, and interior finishes include restored wood floors and low-VOC paints.

During the renovation, it was important to involve the townspeople and give them a sense that they had a stake in the redevelopment. Between community meetings and giving tours during construction, many of the community members became champions of the project. They helped educate others on what was happening and foster enthusiasm for the work.

The story of downtown Whitehall and the Borden Hotel is the success story for small town America. Every town is unique, but the process that revived Whitehall can be adapted to the needs of any small town.