The Brewery District

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The Brewery District
Cities in a process of (re) invention are found
the world over. Im convinced that every city
in the world, no matter the scale, no matter the
financial resources, can have a significant
change in less than two years. Curitibas Jaime
Lerner
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Checking in asking questions.
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What the Plan Does
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• Elaborates upon and implements a Vision as
  developed by HDC, Angelou, and Downtown Plan
• Development Concepts and Parameters
• Provides options and next steps for City owned
  land
• Understanding and clarifying relationship to the
  UWT and adjacent neighborhoods
• Defines Prairie Line future catalyst and
  connector
• D to M infrastructure
• Private land and partnering strategies
• 2. Connectivity Looks to understand the Gaps
  and ensure that the Brewery District is well
  connected to its adjacent neighborhoods.

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Key Challenges for the Brewery District
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• Balancing Preservation Adapting to change
• Neighborhood Perception of Safety
• Vacancies achieving the highest and best use
  appropriate to the District
• The creation of a destination or a heart in
  the District outside of institutional use.

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WHERE WE ARE NOW
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Total housing units 2000 354 Estimated Population in Households 695
Total housing units 2008 719 Estimated Average Household Size 1.63
Estimated vacancy rate 17 Estimated Total Population 807

• Nob Hill single family apartments
• Hunt Mottet lofts
• University Campus (Court 17)
• MDC housing

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WHERE WE ARE NOW 2008 Downtown Impact Assessment
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All Sectors General Services Other MFG.
Employment 2487 789 604 548
Industrial/Commercial Employment 100 27.7 21.2 19.2
of Industrial/Commercial Sector in the downtown 6.6 33.8 13.2 35.8
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Influences
Cultural
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Education
The Port, trade logistics
residential
Transit investments and dome
residential
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Transit
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Gateways Overview
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Lots of design work taking place here
incorporate into vision document implementation
strategies with partners
Treatment of 21rst defining characteristic of the
UWT relationship to Brewery
Major vehicular circulation and connection to
1-509
25th street increases importance as connector to
regional and local serving transit
Connecting up to residential neighborhoods
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Gateways/ Ideas and Questions
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Vehicular connection to Tacoma and employment to
the West
How safe are these crossings? challenge to
incorporate a possible grade separated crossing
at Prairie Line (to be discussed)
25th street Corridor what is future character?
Pedestrians cross tracks safety?
Puyallup truck route to Brewery District
Significant Urban Design Study at Gateway
Improve for Bike Pedestrian use
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Pedestrian mobility
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Enhancing pedestrian character incrementally to
the South
Focus on pedestrian amenities to make a heart
location
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Campus environment and mall extends to the
south with the Prairie Line
23rd connection to waterfront
Holgate Shared Street Typology
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Bicycles
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Connection to the waterfront is important
Bike boulevard upper level connection
C Street water ditch -D to M mitigation
Terminus of Prairie Line/Connection to Nob Hill
Exploring the water ditch trail connection to the
waterfront
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Relationship to the UWT
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• student housing to the western edge of the
  campus.
• Retail presence primarily on Pacific and Tacoma
  Ave. To a lesser extent on Market Ave.  
• Campus development explored an alternative model
  up to 15,000 FTE with ancillary uses off-campus
  and public private partnerships on campus.
• Off campus facilities include housing facilities,
  playfield and structured parking.

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Student Housing Population
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• Can assume demand for workforce student
  housing however need additional destination
  factors to choose Brewery District over other
  areas including quality of life improvements.
• Next year a total of 45 spaces in Court 17 and an
  additional 42 spaces in the Artists Lofts in the
  recently acquired McDonald Smith Building will be
  available for students.
• The UWT plans to build two auxiliary residence
  halls by 2012 or 2013, to house about 350
  students.
• By 2017 12 of total student population to be
  housed on campus or 648. Primarily freshman and
  sophomores. (By 2017 a total of 5,000 FTE
  students)

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Academic
Future housing
Open space community
High visibility crossing entry
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All THOSE BRICK BUILDINGS
Union Depot landmark district

• preservation of key buildings and architectural
  scale while maintaining freedom to move forward
  with development.
• Concurrent contract City addressing
  Preservation Policies, conducting a new inventory
  to be completed at the end of the year.
• Prioritize Brewery District in this review - to
  rank and inventory buildings, priority buildings
  should qualify for additional tools and
  incentives.

Union station conservation district
NPS Historic Registry
Brewing and Malt Historic Registry
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All those Brick Buildings
Significant coherent street presence
Buildings listed as pivotal or primary in
2001 Inventory, not currently applicable for
existing tools/incentives
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Vacancy Underutilized spaces
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• Within the Brewery District there are several
  types of underutilized space
• Property owners with excess or ongoing surplus
  spaces on a longer term basis.
• Property owners who have short term availability
  and are seeking longer term contracts but may
  have their spaces in a holding pattern
• existing underutilized space (like parking within
  a building) that would require a change in
  occupancy and upgrades to allow for more
  intensive uses- i.e. arts-related uses, office,
  residential or other gathering space.
• Outdoor spaces, such as parking lots, side lots
  and the Prairie Line that are interstitial areas
  between buildings
• City-owned surplus property, Sound Transit
  impacted properties for D to M

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Vacancy Underutilized spaces
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City/county property
Surface parking or vacant
Sound transit Impact
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DRAFT RECOMMENDATIONS - VISION
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• Create a sustainable mixed-use district focusing
  on the arts, creativity, and light industrial
  uses.
• Why? Consistent with Policy agenda. From
  Arlington Virginia, to Pittsburgh PA a focus on
  reinvestment in the local production
  particularly in the creative arts has resulted in
  leveraging city assets many times over, reducing
  risk for new development, and changing the
  perception of the neighborhood
• Why? Promoting a more diverse set of uses in the
  Brewery District supports overall goals of
  increasing visibility, enhancing creative
  opportunity, and engaging the community.
• Why here?
• Brewery District contains a cohesive set of
  historic warehouse buildings many of which
  contain underutilized space
• Proximate to major existing cultural cluster
• Proximate to Transit
• Proximate to the University Campus and other
  student learning centers
• Community support and interest

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DRAFT RECOMMENDATIONS - VISION
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• Create a dedicated space for art, culture
  production in the Brewery District as a new
  active destination.
• Why? According to the downtown planning process
  completed last year The City should implement
  economic development strategies to become a
  location of choice for identified target sectors,
  including creative arts and design- beginning
  with a catalyst project.
• Why here?
• SOTA, UWT and other cultural institutions are
  interested in providing support
• Existing creative investments already locating
  here related activity including M Space, Tacoma
  Art Space, Chihuly workshops, galleries and
  artist lofts
• Potential for flexible adaptive re-use of
  warehouse buildings
• Production and active manufacturing already
  taking place here and are compatible with
  artisan-related production- room for growth
• Tacoma is now competing for resources talent and
  investment adds to overall downtown quality of
  life
• Local Government has more assets than cash at its
  disposal, and making good sense of these assets
  requires a flexible and often opportunistic
  approach to problem solving
• Many completed artist space projects have seen
  home-ownership stabilize, businesses enter, and
  residents feel safer in the neighborhoods where
  they occur.

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rich experiences have become a form of wealth
r. florida
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Times are changingscale your investment to the
economy of the times
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Development Opportunities

• Making Change Anchoring activity setting the
  market
• adaptive re-use changing perception
  creativity
• Opportunities
• Shops and Stables
• Municipal Storehouse
• Streets and Grounds Site (New Construction)
• Prairie Line as connector
• Stimulate Real Estate Market 6 Acre Parcel
• The process, options and next steps
• D to M Residual Properties

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Development Opportunities

• 1. The future of the Brewery District is
  energetic, mixed and creative. Building off of
  existing policy agenda (2008) the City leads by
  example through the embodied energy adaptive
  re-use of existing city-owned buildings.
• 2. The City works to prepare the ground for
  development of 6 acre parcel through
• a) investment in low cost high benefit projects
  to change local perception
• b) a low risk regulatory environment
• c) community consensus

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Brewery Anchoring Activity Why?
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• express confidencein the future of the
  neighborhood
• Bring more people downtown (807 total population
  in 2008)
• Respond to community desire for an new active
  node
• Respond to opportunities in the growth of the
  campus
• Supports local policy agenda
• Preserving and reusing historic buildings
• Enhancing property values
• Beginning by engaging with temporary uses that
  can transform and encourage into longer term uses
  
• building Civic Pride

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A Brewery Anchoring Activity
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• Public Market, Incubator Community Amenity
• Feasibility Study conducted by the City and New
  Tacoma Neighborhood Council in 2006
• Include a broad array of uses to diversify risk
• Potential uses arts related, education related,
  food vendor related, small business related
• An ambitious well-defined vision will help to
  galvanize the community and attract supporters.

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Where?
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• 1) 27,000 sf 300 long City Shops and Stables
  at 23rd C Street,
• 2) 45,000 sf. Municipal Complex, located between
  Holgate Hood Streets, and
• 3) Streets and Grounds Site maintenance yard, a
  675 foot long parcel on Jefferson between S. 23rd
  S. 25th and containing 68,000 sf of space.
• Combined, these parcels total 126,333 sf of land
  (2.9 acres), and 72,626 of existing building
  spaces.

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Existing Conditions cohesive, historic,
underutilized
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Municipal storehouse
Holgate
Shops and Stables
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Overview
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Heart location market place/ community space
Future private development
Work with existing city-owned buildings
Incrementally expand activity to the south
Prairie Line Connection bike/ped green space
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Shops Stables/Municipal Storehouse Complex
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The Most with the Least?
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recuperate-reinvent-remix
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A public asset
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Renovation Exploration Shops Stables
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Larger spaces on the second floor which can be
programmed.
High Stalls
Market Stalls
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Renovation Exploration Municipal Complex Annex
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Streets and Grounds New Mixed-use
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Continue typology on vacant parcel
Midblock crossing activates Prairie Line

• Mixed-use Typology
• Residential over retail/office
• High Bay/Flex Space/work lofts activate Prairie
  Line

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Prairie Line Option A Water Element,
Pedestrians, minimized car access
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Prairie Line Option B 80 additional on street
parking stalls shared bike/pedestrian use
(Brewery Blocks Portland model)
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21rst Street Crossing options
Heidelberg Brewery
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Street Re-design Public Amenity
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Street design Related Public Amenity
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• Angled parking throughout district creates more
  parking capacity
• Bicycle lane separated on C street
• Uncover brick paving on Holgate (to be phased)
• Stormwater /water elements on Prairie Line
  spring waters
• Activate edges where possible
• Minimal treatment to Commerce Ave and 25th
• Street trees only added to create place
  clustered at parking bulb outs.

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Anchoring Activity Challenges
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• Relocate Tacoma Public Works
• Capital costs. Various methods to  borrow against
  the property value, issue revenue bonds etc.
• Risk and Complexity involved in public private
  partnership transactions (tax credits)
• Funding for new infrastructure improvements for
  Prairie Line Corridor- is this possible to be
  developed concurrently with packaging for Streets
  and Grounds Site
• Working backwards from space availability to find
  appropriate partners pre-commitments help to
  access funds and financing
• Coordinating agent and champion
• D to M Street providing mitigation for C Street
  includes bike lane may act concurrently on
  associated street improvements- reconfigure
  parking at this time, may also have other
  mitigation measures related to street ends

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6 Acre Parcel Preparedness with RFP packaging
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• WHY?
• RFP process adds value to land and increases the
  likelihood of better quality development
• This process documents community aspiration and
  performance criteria for inclusion in future RFP.
  
• Pre approval for the regulatory environment is
  VALUBALE to developers. Minimizes risk.
• Allows city to appropriately time development
  after market has rebounded, or to build serious
  investor interest, after RFP proposal won- a
  developer can build within 90 days
• To complete in the short term
• Develop Community Consensus
• Adjust Regulatory environment to accommodate
  vision
• Conduct Environmental review (Environmental
  Impact Statement)

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What is a Design Develop Competition?
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• 2 Stage process
• first develop RFQ or parameters for who to
  compete City to complete marketing.
• Honorariums (10,000 per team) for Stage2
  competitors
• Full proposal including fees, team make up, and
  design can have very different approaches
• Efficient use of city investment
• A Juried Competition
• Townhall meetings on proposals
• Final Selection by City Council- including
  ability to reject all proposals if not worthy

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Identify Design Criteria and Amenity
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• Mandatory and optional criteria based on project
  contents as well as economic feasibility, impact
  and design quality.
• Aspiration general characteristics and context
• Design Criteria
• Building envelope
• Circulation
• Open space/public uses
• Sustainability
• Capacity
• Parking
• Views and Spacing
• Performance
• Affordability vs. Market Rate

What the open market would deliver
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At the Open House
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Q What Would Make You Want to Live
Here? Understanding Partnerships Local Needs
SOTA
Student Uses Grocery and food Restaurants Coffee
shops Movie theater Park Library Bookstore Fitness
Pharmacy Hardware Clothing/music/retail
Other classes and programs
UWT
Laundromat Housing Bike shop
Medical clinic Pharmacy Related Medical Office
Everest
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At the Open House
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context
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Open House Option 1 Design Criteria and Uses
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At the Open House - Considerations

• Utilization? Mixed use?
• Identifiable development that is well connected
  and responsive to its adjacent neighborhoods
  including the UWT, the Brewery District and the
  Hillside Neighborhood.
• Mid and low rise components create the feel of an
  organic development not a single project.
• Creates an active center which provides
  partnering opportunities for local community
  groups with an arts, sustainability or education
  related focus.
• Supports circulation by both bicycle and
  pedestrian
• Provides a central gathering place or recreation
  field
• Promotes sustainable design including access to
  open space, and community agricultural
  opportunities, waste reduction system, energy and
  water efficiency, etc.

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D to M Strategy recommendations HOW?
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• Prioritize public realm enhancements within the 5
  minute walking zone from the Brewery District
  Light Rail Station.
• Why? Prioritizing both bicycle and walking
  infrastructure within the 5 minute walking zone
  from existing major public investments in the LRT
  line can help the city encourage ridership.
• Why? Considering the Brewery District as a
  station area for both the local serving rail
  and the regional commuter rail is a new way to
  perceive the South Downtown.

City of Calgary TOD guidelines
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3
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Rejuvenation Strategy HOW?
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• 1. Align regulation to encourage a mix of uses
  including temporary, creative and arts related
• WHY In the current market many people are
  seeking more flexibility. Even major retailers
  are looking at TEMPORARY USE from Gap to Gucci.

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Rejuvenation Strategy HOW?
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• 2. Leverage investments in creativity, education
  and workforce development through partnering
  opportunities

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Rejuvenation Strategy HOW?
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• 3. Develop a private land nuisance abatement
  strategy that proactively supports the community
  vision and reduces underutilized land.
• WHY? The City and The HDC can develop programs
  that will encourage property owners, local
  residents or non-profit groups to be more engaged
  in their local environments.

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Rejuvenation Strategy HOW?
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• 4. Implement new tools and incentives for the
  adaptive re-use of key historic properties

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Rejuvenation Strategy HOW?
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• 5. Implement new tools and incentives for the
  adaptive re-use of key historic properties

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Rejuvenation Strategy HOW?
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• 7. Apply for LEED ND status for the Brewery
  District, to rebrand and refocus local energy
  into well served areas.
• This District could leverage its already existing
  assets to achieve points.
• Historic RE-use embodies energy
• High Walkability
• High of services
• Existing Infrastructure
• Proximity to transit
• Bicycle support
• Local food production

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Inspiration ? Pop up City, Flying Grass Carpet,
Burien Temporary Sculpture, London, San
Francisco, PS1 New York City , Pecha Kucha
Existing buildings
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In the right of way
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Underutilized space
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PRECEDENTS
DISTRICT EXAMPLES GRANVILLE ISLAND GOODERHAM
WORTS DISTILLERY
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DEVELOPMENT OBJECTIVES
To encourage variety in the land uses and the
activities on Granville Island. 2.2 To create
and maintain, an environment that will be
attractive and will be accessible to people of
all ages and incomes. 2.3 To emphasize, in the
activities, the buildings, and the spaces, the
maritime experience of False Creek. (EMPHASIS ON
EXISTING PLACE) 2.4 To provide public access to
the water's edge around Granville Island, except
in those cases of existing buildings which extend
partly or wholly over the tidal water area. 2.5
To recycle the existing buildings wherever
feasible, to retain the industrial character, and
to ensure that infill or new developments are
compatible with the character intended for
Granville Island. 2.6 To emphasize the
pedestrian environment throughout Granville
Island.
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RETAIL DEVELOPMENT OBJECTIVES why does it work?

• To limit retailing in the areas approved for
  Arts and Crafts uses such that in the case of
  each tenant, the creation and production of goods
  shall predominate and retail sales shall be
  subordinate. Further, sales shall be confined to
  goods that are produced on the premises or in the
  case of a craft guild or similar organization to
  goods produced by the members
• To limit retailing in the areas approved for
  Maritime uses such that the production of goods
  and services shall predominate as to floor space
  and retailing shall be subordinate and shall be
  confined to goods (new and used) related to
  commercial and pleasure boats..etc.
• Retailing in the areas approved for Market uses
  shall emphasize stalls rather than fixed stores.

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URBAN DESIGN OBJECTIVES

• Large, existing doorways provide viewing areas to
  inside activities
• Building activities visually accessible to the
  public, day and night
• Ground floor uses suggest public interaction
• Second floor spaces are less public
• Buildings are recycled for uses that benefit from
  their size and shape
• The basic elements of the street design are
  heavy timber and steel, unit concrete paving and
  trees, urban in character, and supporting a
  multiplicity of activity.

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What we learn

• Scale of retail is significant
• Providing access to people doing and making
  things
• Get specific about what you want, and follow up
  with real support

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PRECEDENTS
DISTRICT EXAMPLES GRANVILLE ISLAND GOODERHAM
WORTS DISTILLERY
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In late 2001 Cityscape Development Corp. and
Wallace Studios purchased the property for 15
million, and began converting the 13-acre site
into a pedestrian-oriented arts, culture and
entertainment neighborhood.
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• DEVELOPMENT OBJECTIVES
• All the prospective tenants were hand-picked by
  the new property owners and absolutely no
  franchise or chain operations were allowed.
• unique boutiques, art galleries, restaurants and
  coffee shops, micro brewery
• The upper floors of several buildings have been
  converted to studio spaces and leased to artists
  or office tenants with a "creative focus
• Artscape moved 60 new tenants into The Case Goods
  Warehouse and Cannery Building in March 2003. The
  leased units include 13 artist retail, 20
  non-profit arts offices, 3 performance studios,
  and 27 artists work studios.
• Film and Media Companies (new building shown at
  left)

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