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An Urban Land Institute Advisory Services Panel November 13 – 18, 2011
Martin Luther King, Jr. Memorial Library
Washington, DC
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• The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.
• ULI is a membership organization with nearly 30,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private 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 of land use subjects
• Provides independent, objective candid advice on important land use and real estate 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 GetachewSenior Vice PresidentThomas Properties Group, Inc.
Marni BurnsPresident/Creative DirectorSEED Branding & Communication
Susan KentS.R. Kent LLC
Sandra KulliPresidentKulli Marketing
Michael ReynoldsPrincipalThe Concord Group, LLC
Mimi SadlerHistorical 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 Library building? 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 is leased or sold for each scenario? Ultimately: Is there value in the Martin Luther King, Jr. Memorial Library building 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 a specialized 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 Panel’s 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 since the Martin Luther King Library planning was begun in 1960s
• 1960/61 Booz, Allen and Hamilton Study – “Each community has the task – indeed the obligation….by providing an adequate free public library system for its citizens. No less should be expected of our nation’s capital.”
• 1965 Program – “the new…building should be designed to carry out the objectives of the service as effectively and 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 COMMUNITY’S DAILY LIFE
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Library of the Future
• The traditional notion of the public library is purely a place to find books and research material is OUTDATED
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THE LIBRARY OF THE FUTURE
• Navigate the complex network of information –analog and digital
• Convert information to knowledge for individual needs – education, lifelong learning, jobs, business development, health, finances and personal enjoyment.
People will use the library to:
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THE LIBRARY IS A TRANSFORMATIVE INSTITUTION
• AND this transformation assists library users in transforming their lives.
Book Centered
Technology Centered
Community Centered Creativity Centered
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CHALLENGE THE PRECONCEPTIONS ABOUT WHAT A LIBRARY SHOULD BE
• A significant investment in the business of information literacy and delivery
• Keeping pace with rapidly evolving business of publishing
• A clear redefinition of the library’s collections
In the future library, the borders between consuming and creating content will 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 for children and teens to learn and create
• Partnering with cultural/educational institutions on programs, exhibitions and learning opportunities
• Working with literacy providers and schools to enhance the educational life of DC
DCPL’S TRANSFORMATION SHOULD INCLUDE:
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Evolution and Transformation
• Creating an “innovations” laboratory or a “Fab Lab” to provide community access to digital fabrication technology.
• Exploring print on demand technology such as an Espresso Book Machine
• Establishing early literacy education services such as an interactive Storyville
• Developing a “hack lab” where people with interests in computers, digital information and electronic arts can meet, create and collaborate.
• Creating in-demand amenities such as a library café, retail shop, theatre, meeting room and study rooms and quiet spaces.
DCPL’S 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 OF COMMUNITY LEARNING AND LITERACY
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Mike Reynolds
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• Current Library space, as programmed and funded, is not meeting the needs of The District that it serves
• Additional funding is needed to transform the Library, either on- or off-site
• Library does not need all of the space it currently possesses
• Excess space could be used as a revenue source to fund Library improvements
• Objective is to maximize funding for Library improvements by optimizing the value 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 to identifying and unlocking the revenue potential available to Library
• Market forces are both broad and narrow, focused both regionally in the Metro as well as locally in the Penn Quarter
• Identifying building uses that respond to market forces will maximize Library funding
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 for investment nationally
• MLK Library can benefit from such investment
DC Metro - Top National Performer
% ChangeJobs 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 by underperformance 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
YearValues in 000s 1990 2000 2010
Population 607 572 602Growth (#) -35 30Growth (%) -6% 5%
Jobs 686 650 711Growth (#) -36 61Growth (%) -5% 9%
Median Income $31 $40 $59 *Growth (#) $9 $19Growth (%) 31% 48%
Source: U.S. Bureau of Labor Statistics; * 2009 ACSNote: * Median income sourced from 2009 ACS
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D.C. Renaissance
• D.C. has been transformed into a true international city
• 24/7 activity gained from growth in housing 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 certified buildings
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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, corporate relocations 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: StudleyNote: Lease rates measured in $ per square foot per year
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Downtown – Epicenter of D.C.’s Transformation• The City’s 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 revitalization since 1997:
New Museums (5)
MCI Center (1997)
New Convention Center (2003)
Destination Dining – doubling of establishments
Visitor Volume – doubled from 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 SpaceSold Since January 2010 Office Condominiums* Apartments
Sales Revenue (000s) $2,281,000 $128,000 $347,000Volume Sold (SF) 3,171,000 263,000 953,000Price per Square Foot $719 $487 $364
Source: CoStar; RedfinNote: * 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 District’s 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 financial outcome to the Library to support the optimal number of physical improvements
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Sandra Kulli
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What’s Your Dream
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![Page 33: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/33.jpg)
33
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Home is the First Place, Work is the Second Place …………..
![Page 34: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/34.jpg)
34
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Heart of Community
![Page 35: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/35.jpg)
35
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
![Page 36: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/36.jpg)
36
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
![Page 37: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/37.jpg)
37
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Mem
ory
+Pr
ophe
cy
![Page 38: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/38.jpg)
38
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Shaw Neighborhood Library
![Page 39: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/39.jpg)
39
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Dan Brents and Mimi Sadler
![Page 40: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/40.jpg)
40
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Shared Occupancy (Library Stays)• Alternate Location (New Building Tenant)
Sponsors Scenarios
![Page 41: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/41.jpg)
41
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 42: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/42.jpg)
42
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 43: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/43.jpg)
43
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 44: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/44.jpg)
44
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 45: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/45.jpg)
45
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 46: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/46.jpg)
46
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
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
![Page 47: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/47.jpg)
47
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation/ Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration of
floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 48: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/48.jpg)
48
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration of
floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 49: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/49.jpg)
49
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity
• Size and configuration of floors
• Customized, expensive or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 50: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/50.jpg)
50
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration
of floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 51: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/51.jpg)
51
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration of
floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 52: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/52.jpg)
52
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration of
floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for Day lighting in
spaces
Constraints
![Page 53: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/53.jpg)
53
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Landmark Designation / Approval Process
• Cost of renovation/Code compliance
• Building's public identity• Size and configuration of
floors• Customized, expensive
or obsolete building components (glass)
• Hazardous materials• Need for daylighting in
spaces
Constraints
![Page 54: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/54.jpg)
54
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Iconic Building• Location/Improving neighborhood• Access• Multitude of cultural/organizations to share space• High Ceilings• Street visibility• Existing parking
Opportunities
![Page 55: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/55.jpg)
55
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Iconic Building• Location/Improving neighborhood• Access• Multitude of cultural/organizations to share space• High Ceilings• Street visibility• Existing parking
Opportunities
![Page 56: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/56.jpg)
56
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Iconic Building• Location/Improving neighborhood• Access• Multitude of cultural/organizations to share space• High Ceilings• Street visibility• Existing parking
Opportunities
![Page 57: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/57.jpg)
57
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Iconic Building• Location/Improving neighborhood• Access• Multitude of cultural/organizations to share space• High Ceilings• Street visibility• Existing parking
Opportunities
![Page 58: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/58.jpg)
58
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Iconic Building• Location/Improving neighborhood• Access• Multitude of cultural/organizations to share space• High Ceilings• Street visibility• Existing parking
Opportunities
![Page 59: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/59.jpg)
59
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Ground Floor Entrances
Alternative Scenarios – Shared Occupancy
![Page 60: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/60.jpg)
60
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Ground Floor Entrances
Alternative Scenarios – Shared Occupancy
![Page 61: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/61.jpg)
61
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Library Space
Alternative Scenarios – Shared Occupancy
![Page 62: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/62.jpg)
62
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Tenant Spaces
Alternative Scenarios – Shared Occupancy
![Page 63: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/63.jpg)
63
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Building Configuration
Alternative Scenarios – Shared Occupancy
![Page 64: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/64.jpg)
64
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
![Page 65: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/65.jpg)
65
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
![Page 66: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/66.jpg)
66
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
![Page 67: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/67.jpg)
67
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Features– “Showcase” Space
Alternative Scenarios – Shared Occupancy
![Page 68: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/68.jpg)
68
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Entrance and Ground Floor
New Location (New Building Tenant)
![Page 69: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/69.jpg)
69
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Typical Floors
New Location (New Building Tenant)
![Page 70: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/70.jpg)
70
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Added Floors
New Location (New Building Tenant)
![Page 71: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/71.jpg)
71
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Building configuration
New Location (New Building Tenant)
![Page 72: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/72.jpg)
72
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Features– Institutional Showcases – Light wells– Rooftop terraces– Café– Parking
New Location (New Building Tenant)
![Page 73: Martin Luther King, Jr. Memorial Library An Urban Land Institute …europe.uli.org/wp-content/uploads/ULI-Documents/2011... · 2020. 7. 9. · 3Q11 Rate Avail. Rate Avail. Washington](https://reader036.vdocument.in/reader036/viewer/2022071019/5fd2ddd4439a8148d146251a/html5/thumbnails/73.jpg)
73
Advis
ory P
anel
·MLK
Libr
ary,
Was
hingto
n DC
· 11
/13/11
–11
/18/11
Design
• Setback Scheme
Building Appearance Options
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Design
• Maximizing Floor Space
Building Appearance Options
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75
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Design
• Moveable Planters• Exterior and interior Sculpture• Children’s Creative Play Area• Cleanup of Street Accessories• Paving Lights Display
Short Term/Immediate entrance Improvements
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76
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Design
• Moveable Planters• Exterior and interior Sculpture• Children’s Creative Play Area• Cleanup of Street Accessories• Paving Lights Display
Short Term/Immediate entrance Improvements
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77
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Design
• Moveable Planters• Exterior and interior Sculpture• Children’s Creative Play Area• Cleanup of Street Accessories• Paving Lights Display
Short Term/Immediate entrance Improvements
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78
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Design
• Moveable Planters• Exterior and interior Sculpture• Children’s Creative Play Area• Cleanup of Street Accessories• Paving Lights Display
Short Term/Immediate entrance Improvements
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79
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Design
• Moveable Planters• Exterior and interior Sculpture• Children’s Creative Play Area• Cleanup of Street Accessories• Paving Lights Display
Short Term/Immediate entrance Improvements
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80
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Design
• Mies van der Rohe’s “universal building philosophy”
• Flexibility of use throughout a building’s lifetime
• In this philosophy, form does not follow function – instead, Mies designed for flexibility of use throughout a building’s lifetime
Implications and Conclusions
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81
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Design
• What does this building want to be?
• Space for knowledge workers, not storage
• Space for productive labor
Implications and Conclusions
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82
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Ayahlushim Getachew
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The Redevelopment/Development Scenarios
• Rehabilitate the existing building
• Co-tenancy in the existing building
• Move to a new facility (ground up or complete rehabilitation)
• FUNDAMENTAL ASSUMPTIONS:
• There will always be a Martin Luther King, Jr. Memorial Central Library in Downtown DC
• The library need is 225,000 square feet
• Additional Public Resources will be required
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The Redevelopment/Development ScenariosRehabilitate the existing building:
• Pros:
• Keeps library in the existing space at existing location
• Necessary upgrades to be made to existing building – “The Building 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-$250 million for rehabilitation
• Unable to completely replicate new systems, necessary efficiencies, modern information technology needs or adapt for 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 ScenariosCo-tenancy in the existing building
• Pros:
• 225,000 square feet for the library enables correct sizing at existing location
• Rental revenues of $4.1 to $5.5 million annually
• Funds a portion of rehabilitation of the building / operating costs
• Increased activation of the library site with new, permanent employee base
• Cons:
• Dilution of focus from the library? Anti mixed use sentiment.
• Redundancies in infrastructure and systems
• Need two lobbies and two entrances
• Increased rehabilitation costs due to “private/institution” finishes and systems
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The Redevelopment/Development Scenarios
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 equity to project (increased value for site)
• New, correctly sized library of the future; increased efficiencies 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 public identification
• Challenges of finding a new site
• Need to swap for land or move to an existing City asset to avoid new land costs
• Relocation and moving costs need to be well quantified
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Sites in Downtown
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88
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89
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91
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92
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94
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Development
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95
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Conclusion
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Conclusion
“There’s not such a cradle of democracy upon the earth as the Free Public Library” – Andrew Carnegie
“Life is what happens to you while you’re busy making other plans” -John Lennon