urban land institute - martin luther king, jr. memorial library building presentation 111811

8/3/2019 Urban Land Institute - Martin Luther King, Jr. Memorial Library Building Presentation 111811

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The mission of the Urban Land Institute is toprovide leadership in the responsible use ofland and in creating and sustaining thrivingcommunities worldwide.

ULI is a membership organization with nearly30,000 members, worldwide representing thespectrum of real estate development, land useplanning and financial disciplines, working inprivate enterprise and public service.

What the Urban Land Institute does:

Conducts Research

Provides a forum for sharing of best practices

Writes, edits and publishes books and magazines

Organizes and conducts meetings

Directs outreach programs

Conduct Advisory Services Panels

About the Urban Land Institute


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Since 1947

15 - 20 panels a year on a variety ofland use subjects

Provides independent, objective candidadvice on important land use and realestate issues

Process

Review background materials

Receive a sponsor presentation &tour

Conduct stakeholder interviews

Consider data, frame issues and

write recommendations Make presentation

Produce a final report

The Advisory Services Program


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The Panel

Wayne Ratkovich, ChairPresidentThe Ratkovich Company

Dan BrentsDaniel Brents Consulting

Ayahlushim Getachew

Senior Vice PresidentThomas Properties Group,Inc.

Marni Burns

President/Creative DirectorSEED Branding &Communication

Susan KentS.R. Kent LLC

Sandra KulliPresidentKulli Marketing

Michael Reynolds

PrincipalThe Concord Group, LLC

Mimi Sadler

Historical ArchitectSadler & Whitehead Architects,PLC


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1. What is the best value for the District's redevelopment of the Martin Luther King, Jr. Memorial Librarybuilding? There are two scenarios:

A) A library sharing the building with another entity' or organization.B) Another downtown location for the Martin Luther King, Jr. Memorial Library.

2. Who are likely developers, buyers, or partners for the two redevelopment scenarios?

3. Under the two development scenarios what presents the best value: office building, residential, retail,other?

4. What is the potential for net revenue if the existing Martin Luther King, Jr. Memorial Library building isleased or sold for each scenario? Ultimately: Is there value in the Martin Luther King, Jr. Memorial Librarybuilding that can improve the way library services are provided in the District.

5. Identify 225,000 gross square feet in downtown for a new Martin Luther King, Jr. Memorial Library.

6. Where is there 50,000 gross square feet for Library administration space OR 100,000 administration and aspecialized children's library East of the River? (Must be Metro accessible)

7. What are the short term/immediate solutions for improving the library user'sMartin Luther King, Jr. Memorial Library entrance experience, specifically, the areaunder the overhang?

The Panels Assignment


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Susan Kent


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What is a Library


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What is a Library?

The world has changed radically sincethe Martin Luther King Library planningwas begun in 1960s

1960/61 Booz, Allen and HamiltonStudy Each community has the task

indeed the obligation.by providingan adequate free public library systemfor its citizens. No less should be

expected of our nations capital. 1965 Program the newbuilding

should be designed to carry out theobjectives of the service as effectivelyand economically as possible.

1972 Martin Luther King Library

opens to the public.

History


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Library's Role in Community

Active community engagement

Intellectual discourse

Lifelong learning

Creativity and innovation

Economic development

LIBRARIES PLAY AN INTEGRAL ROLE IN THE COMMUNITYS DAILY LIFE


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Library of the Future

The traditional notionof the public library ispurely a place to findbooks and researchmaterial is OUTDATED


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THE LIBRARY OF THE FUTURE

Navigate the complexnetwork of information analog and digital

Convert information toknowledge for individualneeds education, lifelonglearning, jobs, businessdevelopment, health,

finances and personalenjoyment.

People will use the library to:


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1/18/11 THE LIBRARY IS A TRANSFORMATIVE

INSTITUTION

AND this transformation assists library users intransforming their lives.

Book Centered

Technology Centered

Community Centered Creativity Centered


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1/18/11 CHALLENGE THE PRECONCEPTIONS ABOUT WHAT A LIBRARY

SHOULD BE

A significant investment in the business ofinformation literacy and delivery

Keeping pace with rapidly evolvingbusiness of publishing

A clear redefinition of the librarys

collections

In the future library, the borders between

consuming and creating content wi ll disappear. This

will involve:


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Evolution and Transformation

Focusing on people-driven/community-driven design

and services Prototyping new services and

technology

Creating exciting spaces forchildren and teens to learn andcreate

Partnering withcultural/educational institutions onprograms, exhibitions and learningopportunities

Working with literacy providers

and schools to enhance theeducational life of DC

DCPLS TRANSFORMATION SHOULD INCLUDE:


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INVOLVE THE COMMUNITY TO CREATE AN INSPIRATIONAL VISION OF

THE LIBRARY OF THE FUTURE THAT IS A BOLD, CREATIVE SYMBOL OFCOMMUNITY LEARNING AND LITERACY


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Mike Reynolds


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Current Library space, as programmedand funded, is not meeting the needs ofThe District that it serves

Additional funding is needed to transformthe Library, either on- or off-site

Library does not need all of the space itcurrently possesses

Excess space could be used as arevenue source to fund Libraryimprovements

Objective is to maximize funding forLibrary improvements by optimizing thevalue of excess space

Why Consider Alternative Uses?


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Uses common in adaptive re-use:

Residential

Office

Retail (ground level)

Show space (ground level)

Understanding the market is the key toidentifying and unlocking the revenuepotential available to Library

Market forces are both broad andnarrow, focused both regionally in theMetro as well as locally in the PennQuarter

Identifying building uses that respondto market forces will maximize Libraryfunding

What Are the Potential Alternatives?


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DC Metro The District, northern Virginia, parts of Maryland

4th largest economy measured by jobs, 7th largest relative to population

Since 2000, largest growth economy in the U.S.

Increasingly diverse economy professional and business services

outgained government job growth during the last decade

Growth and diversity makes the DC Metro an attractive destination forinvestment nationally

MLK Library can benefit from such investment

DC Metro - Top National Performer

% Change

Jobs 2000- 2007-

Values in 000s 2000 2007 3Q11 3Q11 3Q11

Washington D.C. 2,678 2,990 2,979 11% 0%

Dallas 2,761 2,938 2,913 5% -1%

Boston 2,539 2,485 2,452 -3% -1%

New York 8,398 8,575 8,323 -1% -3%

Seattle 1,647 1,740 1,656 1% -5%

Chicago 4,571 4,557 4,270 -7% -6%

San Francisco 2,127 2,037 1,884 -11% -8%

Los Angeles 5,461 5,638 5,142 -6% -9%

U.S. 131,785 137,598 130,755 -1% -5%


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1990s characterized byunderperformance and neglect

Loss of 35K people

Exodus of 36K jobs

Since 2000 vital growth market

30K growth in population

36K job gain

48% growth in median income

District of Columbia Rapid Change

Year

Values in 000s 1990 2000 2010

Population 607 572 602

Growth (#) -35 30

Growth (%) -6% 5%

Jobs 686 650 711

Growth (#) -36 61

Growth (%) -5% 9%

Median Income $31 $40 $59 *

Growth (#) $9 $19

Growth (%) 31% 48%

Source: U.S. Bureau of Labor Statistics; * 2009 ACS

Note: * Median income sourced from 2009 ACS


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D.C. Renaissance

D.C. has been transformed into a trueinternational city

24/7 activity gained from growth inhousing and retail

1990s 2,000 residential permits

2000s 15,000 permits

D.C. in 2011

70 museums

2nd largest rail system

25 million visitors per year

Largest pipeline of LEED certifiedbuildings


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Cultural and Economic Activity Provides Competitive Edge

D.C. is the place to be in the DC Metro for in-town housing, corporaterelocations and entertainment

Value provided by improved Place is evidenced in the office market

60%+ higher rents than suburban counterparts Higher occupancy

MLK Library located in the heart of this activity

Office - Total Class ALease Space Lease Space

3Q11 Rate Avail. Rate Avail.

Washington D.C. $47 11% $51 10%

Northern Virginia $29 18% $31 19%

DC vs. Submarket 60% -38% 63% -44%

Suburban Maryland $27 16% $28 18%

DC vs. Submarket 76% -30% 84% -41%

Source: Studley

Note: Lease rates measured in $ per square foot per year


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Downtown Epicenter of D.C.s Transformation

The Citys economic and cultural vitality is centered around Downtown

Downtown defined by CBD and East End (Penn Quarter)

Two thirds of citywide economic activity is located in the Downtown area

Source: CBRE

DowntownDC BID

Downtown


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East End Focus of Post 2000 Revitalization

Formerly underutilized

Spurred by Downtown BID and

focused political will

Amenities driving revitalizationsince 1997:

New Museums (5)

MCI Center (1997)

New Convention Center(2003)

Destination Dining doublingof establishments

Visitor Volume doubledfrom 4.5 to 9.0 million

Source: Peter Fitzgerald

DowntownDC BID


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East End Scarce Resources, Tremendous Demand

Lease rates now higher in Penn Quarter than CBD

East End possesses some of the most expensive real estate in the City & Country

Building values for office/retail superior to residential alternatives

Class A Space

Sold Since January 2010 Office Condominiums* Apartments

Sales Revenue (000s) $2,281,000 $128,000 $347,000

Volume Sold (SF) 3,171,000 263,000 953,000

Price per Square Foot $719 $487 $364

Source: CoStar; Redfin

Note: * Consists of 14 resale communities built post 2002 proximate to the MLK Library

$719

$487

$364

$0

$200

$400

$600

$800

Off ice Condominiums* Apartments


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MLK Central Library Unrivaled Location

Access to Transit two of the Districts busiest Metro Stations within a short walk

Proximity to Entertainment and Culture

Quality, Revitalized Neighboring Land Uses


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MLK Library Valuable Space for Alternative Uses

Tremendous Value Generated by Alternative Tenanting/Programming

Valued derived from:

Scarcity of Space (fewer than 15 sites remain for re-use or development)

Premium Location

Strong Regional Economy

Conclusion

The MLK Library is compatible and marketable for both residential and office/retail use

Reprogramming of existing space to office represents the most beneficial financialoutcome to the Library to support the optimal number of physical improvements


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Sandra Kul li


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Whats Your Dream


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Home is the First Place, Work is the Second Place ..


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Heart of Community


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Mem

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Prop

hecy


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Shaw Neighborhood Library


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Dan Brents and Mimi Sadler

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Design

Shared Occupancy (Library Stays)

Alternate Location (New Building Tenant)

Sponsors Scenarios

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Design

Library size 225,000 square feet

Systems must be renovated regardless of scenario

Strive for Sustainable Design

Must provide space for public uses

Building designed to accommodate extra floors

Assumptions

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Must provide space for public use


Assumptions

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Must provide space for public use


Assumptions

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Design

Landmark Designation/Approval Process

Cost of renovation/Code

compliance

Building's public identity

Size and configuration offloors

Customized, expensive

or obsolete buildingcomponents (glass)

Hazardous materials

Need for Day lighting inspaces

Constraints

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Design

Landmark Designation /Approval Process

Cost of

renovation/Codecompliance

Building's public identity


Customized, expensiveor obsolete buildingcomponents (glass)

Hazardous materials

Need for Day lighting in

spaces

Constraints

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compliance Building's public

identity


Customized, expensiveor obsolete buildingcomponents (glass)

Hazardous materials

Need for Day lighting in

spaces

Constraints

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compliance Building's public identity

Size and configurationof floors



Hazardous materials


Constraints

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Hazardous materials


Constraints

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Hazardous materials


Constraints

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Hazardous materials

Need for daylighting inspaces

Constraints

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Iconic Building

Location/Improving neighborhood

Access

Multitude of cultural/organizations to share space

High Ceilings

Street visibility

Existing parking

Opportunities

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Iconic Building


Access


High Ceilings

Street visibility

Existing parking

Opportunities

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Iconic Building


Access


High Ceilings

Street visibility

Existing parking

Opportunities

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Iconic Building


Access


High Ceilings

Street visibility

Existing parking

Opportunities

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Iconic Building


Access


High Ceilings

Street visibility

Existing parking

Opportunities

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Ground Floor Entrances

Alternative Scenarios Shared Occupancy

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Ground Floor Entrances


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Library Space


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Tenant Spaces


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Building Configuration


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Features

Showcase Space


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Entrance and Ground Floor

New Location (New Building Tenant)

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Typical Floors


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Added Floors


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Building configuration


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Features

Institutional Showcases

Light wells

Rooftop terraces

Caf

Parking


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Design


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Setback Scheme

Building Appearance Options

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Design


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Maximizing Floor Space

Building Appearance Options

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Design


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Moveable Planters

Exterior and interior Sculpture

Childrens Creative Play Area

Cleanup of Street Accessories

Paving Lights Display

Short Term/Immediate entrance Improvements

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Design


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Moveable Planters



Cleanup of Street Accessories Paving Lights Display


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Moveable Planters





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Mies van der Rohes universalbuilding philosophy

Flexibility of use throughout a

buildings lifetime In this philosophy, form does not follow

function instead, Mies designed forflexibility of use throughout a buildingslifetime

Implications and Conclusions

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Design


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What does this building want to be?

Space for knowledge workers, not

storage Space for productive labor

Implications and Conclusions

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Ayahlushim Getachew


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The Redevelopment/Development Scenarios


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Rehabilitate the existing building

Co-tenancy in the existingbuilding

Move to a new facility (ground up

or complete rehabilitation)

FUNDAMENTAL ASSUMPTIONS:

There will always be a MartinLuther King, Jr. Memorial CentralLibrary in Downtown DC

The library need is 225,000 squarefeet

Additional Public Resources will berequired

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Rehabilitate the existing building: Pros:

Keeps library in the existing space at existing location

Necessary upgrades to be made to existing building TheBuilding is Broken

DC Central Library in a historic landmark

440,000 square feet including all below-grade space

Cons:

2006 study indicates rehabilitation needs are $200-$250million for rehabilitation

Unable to completely replicate new systems, necessaryefficiencies, modern information technology needs or adaptfor future needs

Annual maintenance costs still prohibitive

Building is too big for Central Library needs

NOT AN ECONOMICALLY FEASIBLE OPTION!

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Co-tenancy in the existing building Pros:

225,000 square feet for the library enablescorrect sizing at existing location

Rental revenues of $4.1 to $5.5 million

annually

Funds a portion of rehabilitation of thebuilding / operating costs

Increased activation of the library site with

new, permanent employee base Cons:

Dilution of focus from the library? Anti mixeduse sentiment.

Redundancies in infrastructure and systems

Need two lobbies and two entrances

Increased rehabilitation costs due toprivate/institution finishes and systems

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Move to a new facility (ground up or complete rehabilitation)

Pros:

$58.8 to $70.5 million generated from sale (possibly more)

Historic tax credits for private buyer allows additional equityto project (increased value for site)

New, correctly sized library of the future; increasedefficiencies and reduced operating costs

Remedy ADA, green issues. Flexible space.

Modern information technology capacity

Cons:

Ground lease/sale of existing City asset

Leaving a historic building with a high degree of publicidentification

Challenges of finding a new site

Need to swap for land or move to an existing City asset toavoid new land costs

Relocation and moving costs need to be well quantified

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Sites in Downtown


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Development


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Theres not such a cradle ofdemocracy upon the earth as the FreePublic Library Andrew Carnegie

Life is what happens to you whileyoure busy making other plans -John Lennon

urban land institute - martin luther king, jr. memorial library building presentation 111811

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