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Urban Land Institute - Martin Luther King, Jr. Memorial Library Building Presentation 111811
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Transcript of 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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1/18/11
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1/18/11
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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11/18/11
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11/18/11
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Mem
ory
+
Prop
hecy
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ary,Washington
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11/18/11
Shaw Neighborhood Library
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Dan Brents and Mimi Sadler
1
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Design
Shared Occupancy (Library Stays)
Alternate Location (New Building Tenant)
Sponsors Scenarios
1
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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
1
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Design
Systems must be renovated regardless of scenario
Strive for Sustainable Design
Must provide space for public uses
Building designed to accommodate extra floors
Assumptions
1
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Design
Systems must be renovated regardless of scenario
Strive for Sustainable Design
Must provide space for public uses
Building designed to accommodate extra floors
Assumptions
1
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Design
Systems must be renovated regardless of scenario
Strive for Sustainable Design
Must provide space for public uses
Building designed to accommodate extra floors
Assumptions
11
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Design
Systems must be renovated regardless of scenario
Strive for Sustainable Design
Must provide space for public use
Building designed to accommodate extra floors
Assumptions
11
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Design
Systems must be renovated regardless of scenario
Strive for Sustainable Design
Must provide space for public use
Building designed to accommodate extra floors
Assumptions
11
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PanelMLKLibrary,Washington
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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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PanelMLKLibrary,Washington
DC11/13/11
11/18/
Design
Landmark Designation /Approval Process
Cost of
renovation/Codecompliance
Building's public identity
Size and configuration offloors
Customized, expensiveor obsolete buildingcomponents (glass)
Hazardous materials
Need for Day lighting in
spaces
Constraints
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PanelMLKLibrary,Washington
DC11/13/11
11/18/ Design
Landmark Designation /Approval Process
Cost of renovation/Code
compliance Building's public
identity
Size and configuration offloors
Customized, expensiveor obsolete buildingcomponents (glass)
Hazardous materials
Need for Day lighting in
spaces
Constraints
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PanelMLKLibrary,Washington
DC11/13/11
11/18/ Design
Landmark Designation /Approval Process
Cost of renovation/Code
compliance Building's public identity
Size and configurationof floors
Customized, expensive
or obsolete buildingcomponents (glass)
Hazardous materials
Need for Day lighting inspaces
Constraints
8/11
Design
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PanelMLKLibrary,Washington
DC11/13/11
11/18/ 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
8/11
Design
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PanelMLKLibrary,Washington
DC11/13/11
11/18 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
8/11
Design
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PanelMLKLibrary,Washington
DC11/13/11
11/18 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 daylighting inspaces
Constraints
8/11
Design
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Advisory
PanelMLKLibrary,Washington
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11/18 Design
Iconic Building
Location/Improving neighborhood
Access
Multitude of cultural/organizations to share space
High Ceilings
Street visibility
Existing parking
Opportunities
8/11
Design
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PanelMLKLibrary,Washington
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11/18 Design
Iconic Building
Location/Improving neighborhood
Access
Multitude of cultural/organizations to share space
High Ceilings
Street visibility
Existing parking
Opportunities
8/11
Design
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Advisory
PanelMLKLib
rary,Washington
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11/1 Design
Iconic Building
Location/Improving neighborhood
Access
Multitude of cultural/organizations to share space
High Ceilings
Street visibility
Existing parking
Opportunities
8/11
Design
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Advisory
PanelMLKLib
rary,Washington
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11/1 Design
Iconic Building
Location/Improving neighborhood
Access
Multitude of cultural/organizations to share space
High Ceilings
Street visibility
Existing parking
Opportunities
18/11
Design
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PanelMLKLib
rary,Washington
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11/1 Design
Iconic Building
Location/Improving neighborhood
Access
Multitude of cultural/organizations to share space
High Ceilings
Street visibility
Existing parking
Opportunities
18/11
Design
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Advisory
PanelMLKLib
rary,Washington
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11/1 Design
Ground Floor Entrances
Alternative Scenarios Shared Occupancy
18/11
Design
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rary,Washington
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11/1 g
Ground Floor Entrances
Alternative Scenarios Shared Occupancy
18/11
Design
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Library Space
Alternative Scenarios Shared Occupancy
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Design
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Tenant Spaces
Alternative Scenarios Shared Occupancy
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Design
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PanelMLKLib
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11/
Building Configuration
Alternative Scenarios Shared Occupancy
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1/18/11
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PanelMLKLib
rary,WashingtonDC11/13/1111
1/18/11
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Features
Showcase Space
Alternative Scenarios Shared Occupancy
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Entrance and Ground Floor
New Location (New Building Tenant)
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Design
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Typical Floors
New Location (New Building Tenant)
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Added Floors
New Location (New Building Tenant)
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Building configuration
New Location (New Building Tenant)
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Features
Institutional Showcases
Light wells
Rooftop terraces
Caf
Parking
New Location (New Building Tenant)
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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
Exterior and interior Sculpture
Childrens Creative Play Area
Cleanup of Street Accessories Paving Lights Display
Short Term/Immediate entrance Improvements
11/18/11
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
11/18/11
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
11/18/11
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
11/18/11
Design
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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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The Redevelopment/Development Scenarios
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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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The Redevelopment/Development Scenarios
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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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The Redevelopment/Development Scenarios
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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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yPanelMLKLibrary,Washingto
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yPanelMLKLibrary,WashingtonDC11/13/11
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Development
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31111/18/11
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Conclusion
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Conclusion
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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