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Gallaudet University An Urban Land Institute Advisory Services Panel

September 12‐17, 2011

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Gary A. HackFormer Dean and Paley ProfessorUniversity of Pennsylvania School of DesignPhiladelphia, PA

Introduction

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About ULI ‐Who Are We

• Non‐profit research and education organization

• 30,000 members world‐wide– Developers– Architects– Planners– Bankers & financers– Economic development– Market analysts– Includes members public and private

sectors

• We are land use and real estate professionals who share ideas, insights and best practices.

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About ULI – What We Do

• Organize meetings and conferences

• Publish books and magazines• Provide Education Programs• Conduct Research • Advisory Services

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.

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ULI Advisory Services

• Since 1947, over 600 Panels• Approximately 15 panels

per year• Subjects include a variety

of real estate and land use issues:

– Downtown redevelopment– Neighborhood revitalization– Military base reuse– Brownfield redevelopment– Economic development– Infrastructure– Universities, Colleges and Institutes– Historic and Cultural Issues – Workforce Housing– Organizational and Financial Strategies– Sustainable Development– Development at the Edge

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• Panels Provide – Strategic Advice on difficult land use issues– Objective, candid and unbiased – Outside point of view from practitioners

• Multi‐disciplinary teams– Market potential– Development strategies– Planning and design– Implementation

• Panelists volunteer their time

• Panelists occupy senior positions within their organizations

• Typically panels involve one or more of ULI’s policy and practice priority areas

ULI Advisory Services

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Panelists

• Gary Hack, Chair

• Stephen Antupit• Bradshaw Hovey• Lionel Lynch• Bert Mathews• Pam Minich• Tim Rose• Michael Stern

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The University Strategic Plan

• Grow Gallaudet’s enrollment of full‐time undergrads, full‐ and part‐time graduate students, and continuing education students to 3,000 by 2015

• By 2015, increase Gallaudet’s six‐year undergraduate graduation rate to 50%• By 2015, secure a sustainable resource base through expanded and diversified

funding partnerships and increased efficiency of operations• By 2015, refine a core set of undergraduate and graduate programs that are

aligned with the institutional mission and vision, leverage Gallaudet’s many strengths, and best position students for career success

• Establish Gallaudet as the epicenter of research, development and outreach leading to advancements in knowledge and practice for deaf & hard of hearing people and all humanity

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1. How should Gallaudet best utilize its unique mission and stature?2. How should Gallaudet leverage DC’s emerging activity “clusters”?3. Is the Innovation Lab a viable project?4. What is an appropriate vision for campus edge development?5. How can the study area’s attributes create an authentic urban

setting?6. Is the repurposing/repositioning of select campus areas a viable idea?7. How should neighboring uses be incorporated into the area’s

revitalization?8. How should Gallaudet be organized to enable revitalization?9. How much control should Gallaudet exert?10. What is the best way for Gallaudet to catalyze development in the

area?

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The Panel’s Assignment

1. Pull university closer to its heart2. Build bridges to neighborhood and city3. Create a great new place on 6th Street4. Create the capacity to pursue off

campus ventures5. Forge new partnerships to advance

university

Summary of Recommendations

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Pam MinichPresidentMinich Strategic ServicesHouston, Texas

The Real Estate Market

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MARKET OVERVIEW

• D.C. leading the nation economically as the country struggles to emerge from the recession

• Gallaudet Market Area is a small sub‐area in NE D.C. defined as being the area within one half – three quarters of a mile from Florida Ave. & 6th Street intersection

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The Real Estate MarketMARKET OVERVIEW

• NE DC emerging as focal point for new development, most notably in NoMA and on H Street

• Florida Ave Market and surrounding areas in path of new development & poised to become transformed by new real estate activity

• Market potential in Gallaudet Market Area strongest for neighborhood‐serving retail and rental multi‐family housing due to its walkability and residential character.

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RETAIL MARKET DEMAND• Immediate need for new retail facilities in

Gallaudet Market Area (GMA) ‐‐ currently underserved in high quality offerings needed by residents & employees

• Residents include Gallaudet students, faculty and staff and residents of Near Northeast and Trinidad neighborhoods

• H Street has begun a retail transformation, mostly of older properties

• Land within and on the perimeter of Florida Ave. Market is ideal location for new retail development in close proximity to the campus

• Total demand for retail space in GMA estimated to be approx. 800,000 sq. ft. by 2017 with H Street and others satisfying 300,000 sq. ft. of demand

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The Real Estate Market• Florida Ave. Market and surrounding areas

estimated to capture a 20‐25% share of total demand of 800,000 sq. ft.

• This equates to 160,000 to 200,000 sq. ft of new retail development between now and 2017 (5‐yr. projection period) in GMA

• Demand strongest for neighborhood‐serving retail PLUS restaurants and specialty retailers with regional destination appeal

Examples:Fast casual dining & coffee barsDestination restaurantsSmall‐scale supermarket (15,000 sq. ft.), dry cleaners, LaundromatBookstore & electronics store(s)Entertainment such as captioned movie theater, arcade, bowling alleyFull‐service gym

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The Real Estate MarketMULTI‐FAMILY HOUSING DEMAND

• Demand for multi‐family rental housing has strong potential in Gallaudet Market Area over next 5 years

• 48% of housing demand is for rental housing ‐‐ 2,800 new units in upcoming 5‐yr. period (2012‐17)

• Target markets include GU students, faculty and staff; NoMA employees; renters of older single family homes who prefer new, urban‐style housing

• Window of opportunity exists over next 3‐4 years to get projects in pipeline while multi‐family is in an up cycle in D.C.

• High rents and high occupancy attracting developers and capital to areas in need of new development

• Gallaudet Market Area could reasonably capture 35‐40% share or 908 to 1,120 units.

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The Real Estate MarketOffice Space Demand

• Gallaudet Market Area secondary to Downtown, NoMA and other areas due to residential character and distance from central core

• Demand weak in GMA now but will improve after new retail and Multi‐Family in place

• Most likely scenario is one+ large‐scale federal or private sector users requiring build‐to‐suit facilities on larger tracts

• Need for early recruiting of users due to difficulty in closing such deals

• Lots of competition with other mixed‐use areas across D.C.

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The Real Estate MarketIndustrial Space Demand

• Minimal demand for new development in D.C. as large‐scale users have moved outside the District

• Newer buildings in Florida Avenue Market (west side) will continue to be viable for many years

• Historic warehouse core of Florida Avenue Market with buildings from 1920’s & 1930’s will continue to house small businesses for foreseeable future

• Historic core will gradually & organically morph into uses symbiotic with new development on 6th Street

Bradshaw Hovey, Ph.D.Co‐Director The Urban Design ProjectUB School of Architecture and PlanningBuffalo, New York

Campus Context

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Campus Context

Campus Highlights

Historic Olmsted core and landscape Classic collegiate organization – the

mall Great historic buildings

College Hall Ole Jim President’s House

A very unhappy library Dorms and dining halls now obsolete Facilities with multiple issues (MSSD) Useful athletic facilities Ongoing renovation and renewal

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Campus Context

The Campus Dynamic• A sense of isolation• Walls and fences on every side• A different world from the

neighborhood• A few entrances, not always

open• Students feel trapped• Visitors feel confused• Neighbors feel unwelcome • Nasty roads on two sides –

Florida and 6th Street

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Campus Context

Around the edges The Clerc Center – too

close but too far away Hamilton School – in its

own separate compound City baseball field – used

by Gonzaga HS National Park Service

maintenance facility –invisible and unusable

City reservoir – a blank spot on the map

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Campus Context

Florida Avenue Market – an important neighbor• One of a few

remaining “industrial” areas

• Mostly wholesale trade, mostly in food

• The market serves an important function in the life of the city

• There’s no other place like it in DC

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Campus Context

Florida Avenue Market – an important neighbor Low‐rise warehouse buildings Wide streets devoted to truck

traffic and goods movement. Some buildings of historic

caliber. Vacant or underused parcels

along 6th Street Fragmented strip development

along Florida But a place of great potential.

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Pull Campus Closer to its Heart

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The analysis and strategy Campus functions feel too spread out We can make it better if we pull things closer to the historic core – Olmsted Green and the Mall We can create a campus that is livelier and reinforces Gallaudet’s sense of community

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The key moves Move closer to Gallaudet Mall and Olmsted Green Pull away from Hanson Plaza Establish east‐west connections from I. King Jordan SAC to Commons to Sixth Street activity center

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Gallaudet Mall6T

HSTRE

ET

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Gallaudet Mall

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Olmsted Gate

Neal Street Plaza

6THSTRE

ET

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New Campus Entrances

Olmsted Gate

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Neal Street Plaza

New public space will help knit together campus and development along 6th Street.

• New East‐West Connections

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Pull Campus Closer to its HeartService Facility

Parking Structure

Parking Structure

Service Building

Parking Structure

6THSTRE

ET

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Parking and Services

Existing Conditions

• Replace parking on 6th Street SE corner

• Integrate with new development

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Housing over Cultural and Retail Uses

Apartment-style Housing

Housing over retail and parking

6THSTRE

ET

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New Housing

• Replace old dorms on Hanson Plaza

• Build new housing at Florida and West Virginia Ave.

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BilingualSecondarySchool

6THSTRE

ET

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Bilingual Secondary School

• Keep Kendall School

• Demolish the MSSD

• Create a new bilingual high school at the Hamilton School site with new residence halls

• Replace the baseball field on top of the hill

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InformationCommons

Museum/Archive

6THSTRE

ET

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Information Commons

• Demolish the library –leaky from day one

• Create a new Information Commons – librarians, computers, café, study areas and social spaces –at a central location

• Curate archives to create public exhibit space

Bert MathewsPresident, the Mathews CompanyNashville, Tennessee

Florida Avenue Market Area

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Small Area Plan – Positive• Provides Gallaudet property

with many options• Density• Uses

• Provides guidance for the market forces on remaining property

Small Area Plan – Negative– Truck Traffic on 6th Street

Florida Avenue/6th Street Block

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Move Ahead– No Comment

• Massing and Height• Economics

Transformative Opportunity– Focus on Economics

• Long Term Value Creation– Uses– Investment

• Minimize Risk– Minimize mission issues

• Other available civic opportunities

6th Street Block

Proposed section for 6th Street

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6th Street Block

Advantages to Community– New retail opportunities– New neighbors

Advantages to Florida Avenue Market– Stabilizes investment– Increases revenue for existing

tenants– Encourages new tenants

Advantages to Gallaudet University– Amenity for the school– Encourages neighborhood

reinvestment– Delivers economic return

Stephen AntupitSr. Associate for Urban Strategies DesignMithun, Inc. Seattle, Washington

Connecting the Campus to the City

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Near Northeast’s Florida Avenue‐‐Quick Moves to Re‐Imagine the Corridor

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Near Northeast’s Florida Avenue‐‐Quick Moves to Re‐Imagine the Corridor

1. Host Truckeroo Food Truck Events

2. “Pop‐Up” Urban Gardens on Vacant Lots

3. Multimedia Installation in Florida Underpass

4. Video Projection on Billboard (Both Sides)

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Redesign Street • Four lanes to

match segments East and west

• Bike Lanes• Wider

Sidewalks with Street Trees

• Safer Crossings are narrower and traffic slower

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6th Street Before + After• Three lanes with market access• Bike Lanes• Wider Sidewalks with Street

Trees• Safer Crossings are narrower

and traffic slower

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Some Infill opportunity on Florida Avenue to prototype Deaf Space residential design:• Foreclosed

properties• Empty lots

opposite 6th Street Gate

Tim RoseCEO, University of Virginia FoundationCharlottesville, Virginia

Capitalizing on Opportunities

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Tremendous Neighborhood EnergyGrowth• Metro• NOMA• H Street• Florida Ave. MarketSafety• Concern for current GU community• Impact on recruitment/admissionsDeaf Community• Off campus housing• Access to amenities• Deaf friendly environments

Must be Proactive Now

Creating a University Foundation

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Create an Entity to Address Off‐campus Real Estate IssuesOnly one customer – Gallaudet

Mission• To enhance Gallaudet through proactive management of off‐campus real estate

issuesFocus• Shape Gallaudet edges

– Ball field– Sixth Street– Florida Avenue

• Provide Short‐term Responses– Faculty/Student Housing– Florida Market Engagement– H Street Connection

• Provide Long‐term Responses– “Land banking” for the GSP

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Foundation StructureBoard of Directors • 55/45% split between “private” and GU directors• Combination of RE expertise and GU leadership• Strong ethic of confidentiality and conflicts of interest

Director• Loaned GU employee or RE expert• RE experience• Entrepreneurial spirit• Superior communication skills [RE, neighbors, higher

education, deaf community]• High degree of ethics

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Foundation Funding• Non‐interest bearing loan from the endowment – only used

when needed ‐‐ callable at any time [5 – 10%]

• No major expenditures unless ratified by GU, but a mechanism created to allow for speedy responses.

• Goal is to payback loans over time or give annual gift back to GU, or both.

Lionel LynchPrincipal, HR&A AdvisorsWashington, DC


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Implementation

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4 Categories of Implementation Actions• On Campus “Bring Campus Closer to the Heart”• Off Campus “Building Bridges to the City”• Leverage Market Opportunity• Partnering and Program

Timeframe• Urgent First Priority = As Soon As Possible• Immediate = 1 – 2 years• Midterm = 2 – 5 years• Long Term = 5+ years

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Implementation

Bring Campus Closer to the HeartImplementation Action Lead Responsibility TimeframeRestore Olmsted Green GU ImmediateImprove wayfinding, info, signage on‐campus

GU Immediate

Initiate exploration of Bilingual Secondary School

Foundation for GU + Clerc + DCPS Midterm

Consolidate and replace Transportation Facility

GU Midterm

East side of 6th St. mixed‐use development

Foundation for GU Midterm

Information Commons GU MidtermLandscape and Forestry Program to Soften Hardscape and Edges

GU Midterm

Residential College on Olmsted Green (House #5)

GU Midterm

Secondary School Residences GU Midterm

Florida & W. Virginia Institutional Mixed Use

Foundation for GU Long term

Neal Pl. mixed use w/consolidated parking

Foundation for GU Long term

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Implementation

Building Bridges to the City

Implementation Action Lead Responsibility TimeframeCreate Gallaudet University Foundation

GU Urgent First Priority

6th St. Quick Fixes Foundation for GU ImmediateFlorida Ave “Pop‐up Farms” Foundation for GU Immediate

Improve wayfinding, info, signage off campus

Foundation for GU & Cultural Tourism DC

Immediate

Metro “Pop‐out”@ 3rd & N Artomatic via NoMA BID Immediate

Olmsted Gate GU ImmediateTruck Access NY Ave & 4th OED/DDOT ImmediateDeaf Space Housing Pilot in Near Northeast

Foundation for GU Immediate or Midterm depending on opportunities

6th St. Road Diet Foundation for GU MidtermFlorida Avenue Road Diet Foundation for GU MidtermN St & 3rd St Metro Entry Foundation for GU Long term

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Implementation

Leverage Market Opportunity

Implementation Action Lead Responsibility Timeframe

Establish relationship with development partner for West Side of 6th Street mixed‐use development

GU Urgent First Priority

Manage relationship with development partner

Foundation for GU Immediate

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ImplementationPartnering and Programs

Implementation Action Lead Responsibility Timeframe“Clean and Safe” services for Florida Avenue through contract with existing BID

GU Facilities Immediate

“Interpreters to Go” service Exec Director Program Development Immediate

Campus Shuttle Service Expansion to H Street

GU Transportation Dep’t Immediate

Expand Continuing Education Programming GU Center for Continuing Studies Immediate

H Street Pop‐Up for GU Exec Director Program Development w/ SBG+GSA & Capitol Hill Chamber

Immediate

Launch Innovation Lab Programming Team GU Innovation Team Director Immediate

Strengthen partnerships for mentoring and career development

GU Office of Career Services &Center for Continuing Studies

Immediate

Strengthen partnerships for on‐ and off‐campus arts and events programming

Exec Director Program Development w/ SBG+GSA & GU Dep’t of Art

Immediate

Strengthen relationships with H Street Retailers

GU Office of Residential Life Immediate

Near NE Employer Assisted Housing support

GU & City’s “Live Near Work” Program Immediate and ongoing

Business Incubator Partnership GU Business faculty & DC Incubator operator

Midterm

Programming Deaf History Museum GU Long term

Michael SternPrincipal, StradaPittsburgh, PA


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• New Library and Educational Center

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Real Estate Driven Opportunities

6THSTR

EET

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Campus Scale Comparison

6THSTR

EET

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Public Realm Opportunities

6THSTR

EET

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Rejuvenate the Heart

6THSTR

EET

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Total Development Opportunities

6THSTR

EET

• President Alan Hurwitz• Don Beil• Paul Kelly• Lynne Murray• Stephen Weiner• Cynthia King• Catherine Murphy• Fred Weiner

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• Ed Bosso• Hansel Bauman• Sam Swiller• Robert Sirvage• Christine Brown• Kati Morton• Gallaudet’s student body• All of our interviewees• Our great group of translators

Thank you

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