Adaptive Reuse of Urban Industrial Buildings
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Adaptive Reuse of Urban Industrial Buildings Kathy Craft-Reich,Craft Architects, PLLC Ed Klimek, AIA, NCARB, KSS Architects Illa Labroo, KSS Architects Zeshan Malik, Ware Malcomb Eric Maribojoc, George Mason University Chris Santacroce, Dekker/Perich/Sabatini Ltd. Steve Teitelbaum, Washington Metropolitan Area Transit Authority Facilitators Eric Maribojoc Kathy Craft-Reich Ed Klimek, AIA, NCARB Illa Labroo George Mason University Craft Architects, PLLC KSS Architects KSS Architects Executive Director, Center for Founder and CEO Partner Architectural Associate Real Estate Entrepreneurship School of Business Facilitators Zeshan Malik Chris Santacroce Steve Teitelbaum Ware Malcomb Dekker/Perich/Sabatini Ltd. Washington Metropolitan Area Transit Authority Senior Project Manager Intern Architect Senior Real Estate Advisor Photo from Douglas Dev’t. Photo from Douglas Dev’t. In 1975, Washington D.C. had 120 million square feet of industrial-zoned land. Today, the city has 90 million square feet of industrial-zoned land, 25% less than in 1975. Picture from EDENS Why is it important to preserve urban industrial land and buildings? Extensive base of production, distribution, and repair (PDR) businesses: Diversity of local economy Entrepreneurial opportunities, particularly for small businesses: Growth of new companies Locally produced goods and services: History and authenticity of places Convenient access to repair and other services for residents Equity: Entry-level and career ladder jobs for lower-skilled workers Support for day-to-day municipal operations - Based on Ward 5 Works Report Challenges High Land Values: Need to attract higher value-added industrial uses Compatible and integrated with the character and needs of their immediate neighborhoods Preserve history and authenticity of urban industrial places Food Photos from DC Office of Planning Beverage Photos from DC Office of Planning Shared Maker Spaces “New” Industries: Vinyl revival - D.C. area will be home to one of the nation’s biggest record-pressing factories Photo from thevinylfactory.com New Technologies: There's a diamond 'mine' in a Washington-area office park Gillian Brockell/The Washington Post) New Urban Logistics and Distribution Photo from Starship Enterprises New Forms: Multi-Story Warehouses Picture from KSS Architects Picture from Ware Malcomb New Forms: Multi-Story Flex Spaces Photo from DiLoreto Architecture Adaptive Industrial Re-use Case Study: WMATA Northern Bus Garage WASHINGTON METROPOLITAN AREA TRANSIT AUTHORITY (WMATA) Photos from WMATA ALONG IOWA STREET AND SIDE STREETS • Approximately 5.35 acres – Improvements of 200,000 s.f. and a parking deck of approximately 30,000 s.f. – 690 feet of frontage along 14th Street – Lesser street frontages along Arkansas and Iowa Avenues and Buchanan Street – Site slopes down from northwest corner (14th and Decatur Streets) to southeast corner (Arkansas Avenue and Buchanan Street) by about 12-16 feet • Neighborhood – Neighborhood retail strip on 14th Street opposite garage front – Single-family homes, row houses and semi-attached houses – Some institutional use across from southeast corner (religious) – Georgia Avenue corridor to the east, 16th Street corridor to the west • Currently PDR-1 for industrial use The PDR-1 zone is intended to permit moderate-density commercial and PDR activities employing a large workforce and requiring some heavy machinery under controls that minimize any adverse impacts on adjacent, more restrictive zones. (FAR max: 3.5; Max height: 50 feet) • As part of ongoing Comprehensive Plan process, WMATA has requested Low Density Commercial, Moderate Density Residential and Local Public Facility to increase flexibility – Action hoped for in mid-2019 • PUD possible HISTORIC PRESERVATION: CAPITAL CITY TRACTION COMPANY CAR BARN . Original building constructed 1906-1907 . Added later: . Northern addition (a/k/a 4729 14th Street NW) . Decatur Street garage entrance . Parking deck at southern end of site . Buchanan Street addition . Listed in DC Inventory of Historic Sites . Listed in National Register of Historic Places Photos from WMATA Neighborhood: ESRI Demographic Report Meetings with neighborhood groups show that they want any redevelopment to include: Green space and areas for social gatherings Spaces for neighborhood amenities such as play/sports/exercise space More food options for the area – a grocer would be great! More areas that are attractive for walkers and better street connections Buildings with better facades and improved lighting Adequate parking for any new development and uses, no additional parking on streets No big boxes! Some Assumptions: . Basic transaction structure . Build a new bus garage on-site as part of private development . New bus garage to be below, private development above . Assume WMATA will handle the design and cost of the new bus garage . Private developer to handle construction on a fee basis . Private developer to handle design, construction and cost of private development . 98-year ground lease to developer of private component . WMATA will own the land and the new bus garage . Developer will ground lease a component of the land and own its own improvements The Challenge What are the specific types of industrial uses that create the most value on the site? How can new types of industrial architecture respond to the historical use of the site as well as the historical architecture present at the site? What are the possible aspects of this development that could make it either more palatable or controversial for the surrounding community? What value can this bring to the developer as well as to the community? What does this potential development tell us about the inclusion of industrial uses in urban development? What does this exercise tell us about what might define urban industrial development?.