Draft a preliminary feasibility study for the adaptive reuse of a 1920s defunct textile mill into 120 luxury residential lofts. Address the following critical constraints: 1) Zoning regulations require a variance for density and parking reduction. 2) The building is listed on the National Register of Historic Places, necessitating strict adherence to preservation guidelines which limit exterior alterations and fenestration changes. 3) Environmental remediation is required for trace amounts of machine oil found in the soil. Estimate the cost premium associated with historic tax credits versus the lost revenue potential due to layout inefficiencies inherent in the industrial design.