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Martin Luther King, Jr. Memorial Library Washington, DC

Martin Luther King, Jr. Memorial Library Washington, DC An Urban Land Institute Advisory Services Panel November
Martin Luther King, Jr. Memorial Library Washington, DC An Urban Land Institute Advisory Services Panel November

An Urban Land Institute Advisory Services Panel November 13 – 18, 2011

King, Jr. Memorial Library Washington, DC An Urban Land Institute Advisory Services Panel November 13 –

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 About the Urban Land Institute 2 • The

About the Urban Land Institute

DC · 11/13/11– 11/18/11 About the Urban Land Institute 2 • The mission of the Urban
DC · 11/13/11– 11/18/11 About the Urban Land Institute 2 • The mission of the Urban
DC · 11/13/11– 11/18/11 About the Urban Land Institute 2 • The mission of the Urban
DC · 11/13/11– 11/18/11 About the Urban Land Institute 2 • The mission of the Urban
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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

books and magazines – Organizes and conducts meetings – Directs outreach programs – Conduct Advisory Services

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 The Advisory Services Program • Since 1947 •

The Advisory Services Program

• 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

interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final
interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final
interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final
interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final
interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final
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interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 The Panel Wayne Ratkovich, Chair President The Ratkovich

The Panel

Wayne Ratkovich, Chair President The Ratkovich Company

Dan Brents Daniel Brents Consulting

Ayahlushim Getachew Senior Vice President Thomas Properties Group, Inc.

Marni Burns President/Creative Director SEED Branding & Communication

Susan Kent S.R. Kent LLC

Sandra Kulli President Kulli Marketing

Michael Reynolds Principal The Concord Group, LLC

Mimi Sadler Historical Architect Sadler & Whitehead Architects, PLC

Reynolds Principal The Concord Group, LLC Mimi Sadler Historical Architect Sadler & Whitehead Architects, PLC 4
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

The Panel’s Assignment

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's

Martin Luther King, Jr. Memorial Library entrance experience, specifically, the area under the overhang?

Martin Luther King, Jr. Memorial Library entrance experience, specifically, the area under the overhang? 5
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Susan Kent

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Susan Kent

Susan Kent

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Susan Kent 6
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What is a Library Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
What is a Library
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
What is a Library Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 7
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 What is a Library? History • The world

What is a Library?

History

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.

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service as effectively and economically as possible.” • 1972 – Martin Luther King Library opens to

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Library's Role in Community LIBRARIES PLAY AN INTEGRAL

Library's Role in Community

LIBRARIES PLAY AN INTEGRAL ROLE IN THE COMMUNITY’S DAILY LIFE

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Active community engagement

Intellectual discourse

Lifelong learning

Creativity and innovation

Economic development

engagement • Intellectual discourse • Lifelong learning • Creativity and innovation • Economic development
engagement • Intellectual discourse • Lifelong learning • Creativity and innovation • Economic development

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Library of the Future • The traditional notion
· MLK Library, Washington DC · 11/13/11– 11/18/11 Library of the Future • The traditional notion
· MLK Library, Washington DC · 11/13/11– 11/18/11 Library of the Future • The traditional notion

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 traditional notion of the public library is purely a place to find books and

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 THE LIBRARY OF THE FUTURE People will use

THE LIBRARY OF THE FUTURE

People will use the library to:

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.

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needs – education, lifelong learning, jobs, business development, health, finances and personal enjoyment. 12
THE LIBRARY IS A TRANSFORMATIVE INSTITUTION Community Centered Creativity Centered Technology Centered Book Centered
THE LIBRARY IS A TRANSFORMATIVE
INSTITUTION
Community Centered
Creativity Centered
Technology Centered
Book Centered
AND this transformation assists library users in
transforming their lives.
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
library users in transforming their lives. Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

CHALLENGE THE PRECONCEPTIONS ABOUT WHAT A LIBRARY SHOULD BE

In the future library, the borders between consuming and creating content will disappear. This will involve:

 

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

pace with rapidly evolving business of publishing • A clear redefinition of the library’s collections 14
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Evolution and Transformation DCPL’S TRANSFORMATION SHOULD

Evolution and Transformation

DCPL’S TRANSFORMATION SHOULD INCLUDE:

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

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and learning opportunities • Working with literacy providers and schools to enhance the educational life of

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Evolution and Transformation DCPL’S TRANSFORMATION SHOULD

Evolution and Transformation

DCPL’S TRANSFORMATION SHOULD INCLUDE:

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.

in-demand amenities such as a library café, retail shop, theatre, meeting room and study rooms and
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in-demand amenities such as a library café, retail shop, theatre, meeting room and study rooms and

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 INVOLVE THE COMMUNITY TO CREATE AN INSPIRATIONAL VISION

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

INSPIRATIONAL VISION OF THE LIBRARY OF THE FUTURE THAT IS A BOLD, CREATIVE SYMBOL OF COMMUNITY
INSPIRATIONAL VISION OF THE LIBRARY OF THE FUTURE THAT IS A BOLD, CREATIVE SYMBOL OF COMMUNITY
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INSPIRATIONAL VISION OF THE LIBRARY OF THE FUTURE THAT IS A BOLD, CREATIVE SYMBOL OF COMMUNITY
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Mike Reynolds

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Mike Reynolds

Mike Reynolds

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Mike Reynolds 18
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Why Consider Alternative Uses? • Current Library space,

Why Consider Alternative Uses?

• 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

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improvements • Objective is to maximize funding for Library improvements by optimizing the value of excess

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

What Are the Potential Alternatives?

• Uses common in adaptive re-use:

• 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

• Market forces are both broad and narrow, focused both regionally in the Metro as well

• Identifying building uses that respond to market forces will maximize Library funding

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

DC Metro - Top National Performer

 

• DC Metro – The District, northern Virginia, parts of Maryland

 

• 4 th largest economy measured by jobs, 7 th 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

 
 

% 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%

Los Angeles 5,461 5,638 5,142 -6% -9%   U.S. 131,785 137,598 130,755 -1% -5% 21
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

District of Columbia – Rapid Change

 

Year

 

Values in 000s

1990

2000

2010

• 1990s characterized by underperformance and neglect

Population Growth (#) Growth (%)

 

607

572

602

 

-35

30

Loss of 35K people

-6%

5%

Exodus of 36K jobs

Jobs Growth (#) Growth (%)

 

686

650

711

 

-36

61

• Since 2000 – vital growth market

-5%

9%

30K growth in population

Median Income Growth (#) Growth (%)

 

$31

$40

$59 *

 

$9

$19

36K job gain

31%

48%

48% growth in median income

 

Source: U.S. Bureau of Labor Statistics; * 2009 ACS Note: * Median income sourced from 2009 ACS

 
  Source: U.S. Bureau of Labor Statistics; * 2009 ACS Note: * Median income sourced from
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 D.C. Renaissance • D.C. has been transformed into

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

2 nd largest rail system

25 million visitors per year

Largest pipeline of LEED certified buildings

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 2 n d largest rail system  25 million visitors per year  Largest pipeline

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

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 A

 

Lease

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

 
76% -30% 84% -41% Source: Studley   Note: Lease rates measured in $ per square foot

Note:

Lease rates measured in $ per square foot per year

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Downtown – Epicenter of D.C.’s Transformation • The

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

Downtown DowntownDC BID
Downtown
DowntownDC BID
• Two thirds of citywide economic activi ty is located in the Downtown area Downtown DowntownDC

Source: CBRE

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East End – Focus of Post 2000 Revitalization • Formerly underutilized • Spurred by Downtown
East End – Focus of Post 2000 Revitalization
• Formerly underutilized
• Spurred by Downtown BID and
focused political will
DowntownDC BID
• 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
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
from 4.5 to 9.0 million Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Source:

Source: Peter Fitzgerald

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

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) Volume Sold (SF)

 

$2,281,000

$128,000

$347,000

3,171,000

263,000

953,000

Price per Square Foot

$719

$487

$364

$800 $719 $600 $487 $364 $400 $200 $0 Office Condominiums* Apartments
$800
$719
$600
$487
$364
$400
$200
$0
Office
Condominiums*
Apartments
 
 

Source: CoStar; Redfin

Apartments     Source: CoStar; Redfin Note: * Consists of 14 resale communities built post 2002

Note:

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

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 MLK Central Library – Unrivaled Location • Access

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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Stations within a short walk • Proximity to Entertainment and Culture • Quality, Revitalized Neighboring Land

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

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

represents the most beneficial financial outcome to the Library to support the optimal number of physical
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Sandra Kulli

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Sandra Kulli

Sandra Kulli

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Sandra Kulli 30
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What’s Your Dream 31 Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
What’s Your Dream
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Home is the First Place, Work is the

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

· MLK Library, Washington DC · 11/13/11– 11/18/11 Home is the First Place, Work is the
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· MLK Library, Washington DC · 11/13/11– 11/18/11 Home is the First Place, Work is the
Heart of Community Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Heart of Community
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Shaw Neighborhood Library 38 Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Shaw Neighborhood Library
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Dan Brents and Mimi Sadler

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Dan Brents and Mimi Sadler

Dan Brents and Mimi Sadler

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Dan Brents and Mimi Sadler 39
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Sponsors Scenarios • Shared Occupancy (Library

Design

Sponsors Scenarios

• Shared Occupancy (Library Stays)

• Alternate Location (New Building Tenant)

11/18/11 Design Sponsors Scenarios • Shared Occupancy (Library Stays) • Alternate Location (New Building Tenant) 40
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Library size 225,000 square feet

Design

Assumptions

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

Strive for Sustainable Design • Must provide spac e for public uses • Building designed to
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Systems must be renovated regardless

Design

Assumptions

Systems must be renovated regardless of scenario

• Strive for Sustainable Design

• Must provide space for public uses

• Building designed to accommodate extra floors

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Strive for Sustainable Design • Must provide spac e for public uses • Building designed to

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Systems must be renovated regardless

Design

Assumptions

• Systems must be renovated regardless of scenario

Strive for Sustainable Design

• Must provide space for public uses

• Building designed to accommodate extra floors

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Strive for Sustainable Design • Must provide spac e for public uses • Building designed to

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Systems must be renovated regardless

Design

Assumptions

• Systems must be renovated regardless of scenario

• Strive for Sustainable Design

Must provide space for public uses

• Building designed to accommodate extra floors

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Strive for Sustainable Design • Must provide space for public uses • Building designed to accommodate

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Systems must be renovated regardless

Design

Assumptions

• Systems must be renovated regardless of scenario

• Strive for Sustainable Design

• Must provide space for public use

Building designed to accommodate extra floors

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Strive for Sustainable Design • Must provide space for public use • Building designed to accommodate

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Assumptions • Systems must be renovated regardless

Design

Assumptions

• Systems must be renovated regardless of scenario

• Strive for Sustainable Design

• Must provide space for public use

Building designed to accommodate extra floors

Strive for Sustainable Design • Must provide space for public use • Building designed to accommodate
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Strive for Sustainable Design • Must provide space for public use • Building designed to accommodate
Design Constraints • Landmark Designation/ Approval Process • Cost of renovation/Code compliance •
Design
Constraints
• 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
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
materials • Need for Day lighting in spaces Advisory Panel · MLK Library, Washington DC ·
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Constraints • Landmark Designation / Approval

Design

Constraints

• 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

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expensive or obsolete building components (glass) • Hazardous materials • Need for Day lighting in spaces

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Constraints • Landmark Designation / Approval

Design

Constraints

• 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

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expensive or obsolete building components (glass) • Hazardous materials • Need for Day lighting in spaces

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Constraints

• Landmark Designation / Approval Process

• 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

or obsolete building components (glass) • Hazardous materials • Need for Day lighting in spaces 50
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Constraints • Landmark Designation / Approval

Design

Constraints

• 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

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expensive or obsolete building components (glass) • Hazardous materials • Need for Day lighting in spaces

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Constraints

• Landmark Designation / Approval Process

• 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

or obsolete building components (glass) • Hazardous materials • Need for Day lighting in spaces 52
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Design Constraints • Landmark Designation / Approval Process • Cost of renovation/Code compliance •
Design
Constraints
• 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
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
materials • Need for daylighting in spaces Advisory Panel · MLK Library, Washington DC · 11/13/11–
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Opportunities

Iconic Building

Location/Improving neighborhood

• Access

• Multitude of cultural/organizations to share space

• High Ceilings

• High Ceilings

• Street visibility

• Existing parking

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Opportunities • Iconic Building •

Design

Opportunities

• Iconic Building

• Location/Improving neighborhood

Access

• Multitude of cultural/organizations to share space

• High Ceilings

• Street visibility

• Existing parking

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• Multitude of cultural/organizations to share space • High Ceilings • Street visibility • Existing parking

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Opportunities • Iconic Building •

Design

MLK Library, Washington DC · 11/13/11– 11/18/11 Design Opportunities • Iconic Building • Location/Improving

Opportunities

• Iconic Building

• Location/Improving neighborhood

• Access

Multitude of cultural/organizations to share space

• High Ceilings

• Street visibility

• Existing parking

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• Multitude of cultural/organizations to share space • High Ceilings • Street visibility • Existing parking

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Opportunities

• Iconic Building

• Location/Improving neighborhood

• Access

• Multitude of cultural/organizations to share space

High Ceilings

• Street visibility

• Existing parking

of cultural/organizations to share space • High Ceilings • Street visibility • Existing parking 57
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Opportunities

• Iconic Building

• Location/Improving neighborhood

• Access

• Multitude of cultural/organizations to share space

• High Ceilings

Street visibility

Existing parking

of cultural/organizations to share space • High Ceilings • Street visibility • Existing parking 58
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Alternative Scenarios – Shared Occupancy • Ground

Design

Alternative Scenarios – Shared Occupancy

• Ground Floor Entrances

Washington DC · 11/13/11– 11/18/11 Design Alternative Scenarios – Shared Occupancy • Ground Floor Entrances 59
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Design Alternative Scenarios – Shared Occupancy • Ground Floor Entrances 60 Advisory Panel · MLK
Design
Alternative Scenarios – Shared Occupancy
Ground Floor Entrances
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Design Alternative Scenarios – Shared Occupancy • Library Space Advisory Panel · MLK Library, Washington
Design
Alternative Scenarios – Shared Occupancy
Library Space
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
– Shared Occupancy • Library Space Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Design Alternative Scenarios – Shared Occupancy • Tenant Spaces Advisory Panel · MLK Library, Washington
Design
Alternative Scenarios – Shared Occupancy
Tenant Spaces
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
– Shared Occupancy • Tenant Spaces Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Design Alternative Scenarios – Shared Occupancy • Building Configuration Advisory Panel · MLK Library, Washington
Design
Alternative Scenarios – Shared Occupancy
Building Configuration
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
– Shared Occupancy • Building Configuration Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Alternative Scenarios – Shared Occupancy •

Design

Alternative Scenarios – Shared Occupancy

Features

– “Showcase” Space

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DC · 11/13/11– 11/18/11 Design Alternative Scenarios – Shared Occupancy • Features – “Showcase” Space 67
Design New Location (New Building Tenant) • Entrance and Ground Floor 68 Advisory Panel ·
Design
New Location (New Building Tenant)
Entrance and Ground Floor
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Design New Location (New Building Tenant) • Typical Floors Advisory Panel · MLK Library, Washington
Design
New Location (New Building Tenant)
Typical Floors
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
(New Building Tenant) • Typical Floors Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Design New Location (New Building Tenant) • Added Floors Advisory Panel · MLK Library, Washington
Design
New Location (New Building Tenant)
Added Floors
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Location (New Building Tenant) • Added Floors Advisory Panel · MLK Library, Washington DC · 11/13/11–
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Design New Location (New Building Tenant) • Building configuration 71 Advisory Panel · MLK Library,
Design
New Location (New Building Tenant)
Building configuration
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

 

New Location (New Building Tenant)

Features

• Features

– Institutional Showcases

– Light wells

– Rooftop terraces

– Café

– Parking

 
 
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Design Building Appearance Options • Setback Scheme Advisory Panel · MLK Library, Washington DC ·
Design
Building Appearance Options
Setback Scheme
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Building Appearance Options • Setback Scheme Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Building Appearance Options • Maximizing Floor

Design

Building Appearance Options

• Maximizing Floor Space

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Building Appearance Options • Maximizing Floor Space
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· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Building Appearance Options • Maximizing Floor Space

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Short Term/Immediate entrance Improvements •

Design

Short Term/Immediate entrance Improvements

Moveable Planters

• Exterior and interior Sculpture

• Children’s Creative Play Area

• Cleanup of Street Accessories

• Paving Lights Display

and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights
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and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Short Term/Immediate entrance Improvements •

Design

Short Term/Immediate entrance Improvements

• Moveable Planters

Exterior and interior Sculpture

• Children’s Creative Play Area

• Cleanup of Street Accessories

• Paving Lights Display

and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights
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and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Short Term/Immediate entrance Improvements •

Design

Short Term/Immediate entrance Improvements

• Moveable Planters

• Exterior and interior Sculpture

Children’s Creative Play Area

• Cleanup of Street Accessories

• Paving Lights Display

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and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights
and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Design Short Term/Immediate entrance Improvements •

Design

Short Term/Immediate entrance Improvements

• Moveable Planters

• Exterior and interior Sculpture

• Children’s Creative Play Area

Cleanup of Street Accessories

• Paving Lights Display

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and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights
and interior Sculpture • Children’s Creative Play Area • Cleanup of Street Accessories • Paving Lights
Design Short Term/Immediate entrance Improvements • Moveable Planters • Exterior and interior Sculpture •
Design
Short Term/Immediate entrance Improvements
• Moveable Planters
• Exterior and interior Sculpture
• Children’s Creative Play Area
• Cleanup of Street Accessories
• Paving Lights Display
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Implications and Conclusions

• Mies van der Rohe’s “universal building philosophy”

• 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

form does not follow function – instead, Mies designed for flexibility of use throughout a building’s
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Design

Implications and Conclusions

• What does this building want to be?

• What does this building want to be?

• Space for knowledge workers, not storage

• Space for productive labor

does this building want to be? • Space for knowledge workers, not storage • Space for
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Ayahlushim Getachew

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11 Ayahlushim Getachew

Ayahlushim Getachew

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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

The Redevelopment/Development Scenarios

 

• Rehabilitate the existing building

• Co-tenancy in the existing building

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

• 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

in Downtown DC • The library need is 225,000 square feet • Additional Public Resources will
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

The Redevelopment/Development Scenarios

 

Rehabilitate 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”

• Necessary upgrades to be m ade 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!

still prohibitive • Building is too big for Central Library needs   NOT AN ECONOMICALLY FEASIBLE
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 The Redevelopment/Development Scenarios Co-tenancy in the

The Redevelopment/Development Scenarios

Co-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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two lobbies and two entrances • Increased rehabilitation costs due to “private/institution” finishes and systems 85

Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

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

• 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

 
an existing City asset to avoid new land costs • Relocation and moving costs need to
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Sites in Downtown Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
Sites in Downtown
Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11
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Development
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Conclusion
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Advisory Panel · MLK Library, Washington DC · 11/13/11– 11/18/11

· MLK Library, Washington DC · 11/13/11– 11/18/11 Conclusion “There’s not such a cradle of democracy

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

Library” – Andrew Carnegie “Life is what happens to you while you’re busy making other plans”
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Related Interests