Terminal: An Adaptive Reuse Strategy for Urban Retail in Richmond, Va.

T E R M I N A L salwa aljehani • samantha crouse • nouran hakami • carson lucarelli • brian mercer • joshua son

1. Objectives 2. History 3. Legal Limitations 4. Client Imposed Constraints 5. National, Regional, and Local Market Factors 6. Real Estate Market Factors 7. Intervention Tools Available 8. Physical and Technical Constraints 9. Financial Synthesis 10. Sustainability

Objectives To enhance the quality of life for the community by providing a quality, sustainable space that addresses everyday needs in an inspirational, local setting.

The Richmond & Chesapeake Bay Railway Terminal ●

Company founded in 1907 by Jay Gould

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Located at 814 West Broad Street at the Terminus of Laurel Street

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William C. Noland and Henry Baskervill

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Historically utilized as mixed-use

Mckenney, Carlton Norris, Rails in Richmond

The Richmond & Chesapeake Bay Railway Viaduct ● ●

Spanned Bacon’s Quarter Branch Made entirely of concrete

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2,800 feet in length, 70 feet tall Stood until 1965

McKenney, Carlton Norris, Rails in Richmond

secretissilverenglish.blogspot.com

Zoning The space is located in a B-4 Central Business District, allowing retail stores and shops, provided that not more than 70 percent of the floor area may be devoted to storage of merchandise to be sold at retail on the premises

Permitted Uses This allows a furniture store with larger assorted home and office goods on the first floor

Furniture repair and upholstery shops; Showrooms and display areas for goods which are sold at both wholesale and retail on the premises, including the storage and distribution of such goods in conjunction therewith;

Permitted Uses a cafĂŠ on the first floor along with a roof-top sun deck to supply herbs to the cafĂŠ.

Restaurants, tearooms, cafes, delicatessens, ice cream parlors and similar food and beverage service establishments, including entertainment in conjunction therewith. Such establishments may include areas outside completely enclosed buildings and intended for service to or consumption of food and beverages by patrons, provided that the following conditions shall be met: a. No deck, patio, terrace or other area outside a completely enclosed building and used for the service or accommodation of patrons shall be situated within 100 feet of any property in any R district; b. Covered trash containers shall be provided in service areas, and fences, walls or vegetative screening shall be provided around service areas, except at entrances and exits, to prevent refuse from blowing onto adjacent properties or streets. Fences or walls to be credited toward this requirement shall comply with fence and wall design guidelines adopted by resolution of the planning commission, or their equivalent as determined by the zoning administrator. In no case shall chain link, chain link with slats or similar fencing be considered as meeting the requirements of the fence and wall design guidelines; c. No music or public address system shall be operated in such a manner that sound produced therefrom is audible beyond the boundaries of the premises.

Permitted Uses clothing along with smaller home and bathroom essentials on the second floor

Potential Constraints The largest issue may be surrounding the roof top deck and the logistics surrounding the development of a sustainable system for harvesting rainwater and composting.

Potential Constraints Additionally it will be necessary to program the space so that no more than 70% of the floor area is devoted to the storage of merchandise to be sold as retail on the premises.

Retail Demand ●

When people were surveyed about what is missing near VCU’s Monroe Park Campus, the most-cited missing opportunities were: ○

1. clothing stores (46%)

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2. movie theatres (36%)

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3. grocery stores (29%)

(Survey taken on 9 December 2011 to 9 Jan 2012, 3,178 people surveyed)

Our proposal ● ● ●

Clothing Furniture Cafe

Furniture Supplies

Staples

Factory Direct Furniture

Target

EX

AM

LaDIFFERENCE

PL

E

Clothing Retail

Old Navy

Target

EX

AM

Indigo Avenue Clothes The Clothes Rack

PL

E

Cafes

Target

Cary Street Cafe

EX

AM

821 Cafe

PL

E

Urban Farmhouse Market & Cafe

Regional Shopping Centers Short Pump

Target

EX

Stony Point Fashion Park

AM

PL

E

White Oaks Village

Intervention Tools

The expected intervention tool will be Reduce Cost and or Cash Required.

Intervention Tools

By using this tool, it can provide environmental time and public-health.

Intervention Tools

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The historic tax credit

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Historic Preservation Grants

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Historic Preservation Easements

Physical & Technical Constraints

Target

Physical & Technical Constraints ntal

o Horiz

Physical & Technical Constraints

Vertical

Physical & Technical Constraints Metal Lift

Target

Physical & Technical Constraints Conditions of the building

Target

Physical & Technical Constraints Conditions of the building

Target

Physical & Technical Constraints

Storage / Loading

Target

Clothing Herb Gardens Solar Panels Terrace

Furniture Showroom

Cafe

Home / Bath

Physical & Technical Constraints â—?

Accommodate the proposed use?

The Terminal Building

Urban Outfitters in London

Target

Physical & Technical Constraints â—?

Access, traffic and parking conditions

Target

Financial Synthesis â—?

Capital Costs Budget

Target

Category

Amount

Acquisition

$2,100,000

Hard Costs

$5,815,000

Soft Costs

$1,160,000

Contingency (5.0%)

$348,750

Other Capital Costs

$15,000

Total Capital Costs

$9,438,750

Financial Synthesis â—?

Source of Funds

Category

Amount

Equity (1&2 Positions)

$1,500,000

Tax Credit Equity

$150,000

Building/Land Contribution

$400,000

Donated Services

$125,000

Debt (1,2&3 Positions)

$425,000

Intervention Funds

$500,000

Deferred Development Fee

$75,000

Other Source of Funds

$50,000

Total Source of Funds

$3,225,000

Target

Sustainability

Source: Lucarelli, 2013.

Source: Lucarelli, 2013.

Source: Lucarelli, 2013.

Sustainability ●

Set an example for future development

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Reduce Building Energy Demand (Water, HVAC, Electricity, Etc.)

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Improve the Microclimate

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Reduce Carbon Output

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Provide Opportunities for Onsite Energy Production

VCU has a number of greenroofs, including this one on top of the Pollack Building.

Source: Lucarelli, 2013.

Sustainability ●

Photovoltaic's

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Rooftop Greening

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Rainwater Collection

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Wind Energy Production

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Solar Water Heating

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Geothermal

According to the EIA, the average home in the United States generates 10,490 kWh per year.

Source: Lucarelli, 2013.

Sustainability â—?

PV Installations have dramatically risen in recent years, contributing to the decline in cost per kW

Source: www.cleantechnica.com

Sustainability Using the rays of the run to heat water is a smarter option than using antiquated boiler systems.

www.solar-energy-for-homes.com

www.solar-energy-for-homes.com

Photovoltaics Given the roofs generous southern exposure, let’s hypothesize the effectiveness of a 4kW array pitched at 22.5° ●

Q: How many kWh / Year could one expect to generate? Assume 4.7 hours of direct exposure

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A: 5,490 kWh / Year

Average heating and cooling costs for a single family home: ●

11,723 kWh / Year

Therefore a 4kW array would be able to produce approximately 47% of the heating/cooling costs.

Source: www.cleantechnica.com

Adapted from Pitt, 2013.

Sustainability

Sustainability Energy Star Certification is also a smart consideration.

Sustainability â—?

A rooftop rain garden will be beneficial to the microclimate and reduce rainwater runoff attributed to impervious surfaces, (concrete, roofing, etc.)

Source: www.cleantechnica.com

Conclusions To enhance the quality of life for the community by providing a quality, sustainable space that addresses everyday needs in an inspirational, local setting.