Master plan

Fall 2013

Master plan

Fall 2013

Table of contents

Introduction

4

Hotel & Tourism 1914 Campus Concierge Boutique Hotel Complex

18 22 28

Education

40

R&D

50

Food

60

Seasonal Interim Program

70

Public Park & Adaptive Re-Use

76

Art

88

Artist Live/Work Affordable Housing

98

Residential

106

Project Archive

110

Introduction

That artists stabilize marginal and at-risk communities is a truism of urban renewal; witness New York City’s Soho (70s), London’s East End and Docklands (80s), Brooklyn and Berlin (90s), Bushwick (now). Typically, regeneration is evolutionary – transformation from stabilization to gentrification can take years, even decades. The idea of Re-Wire initiates and accelerates renewal of the long-abandoned 55-acre Gilbert & Bennett wire mill campus through an integrated alliance of art, capital, and development. Our campaign is for joboriented development as the platform of sustainable economic prosperity in Northern Fairfield County. By partnering art with capital and development at the outset, Re-Wire telescopes the conventional timeline for economic and community renewal. Re-Wire Studio Jane Philbrick, artist Ludvig Hällje, architect Emil Lillo, architect, artist Re-Wire is funded by the Connecticut Trust for Historic Preservation and sponsored by Artspire, a program of the New York Foundation for the Arts.

BO

ST

HA

RT

NE

FO

TH

W

EW

IR

HA

VE

EM

ILL

NE

W

YO

RK

W

AS

HI

6

NG

TO

N

7

DC

C

ITY

RD

N

O

N

8

9

10

11

12

13

14

15

16

17

Vision Mixed-range hotel, from five-star to Europeanstyle “haute hostel,” spa, fine and café dining, conference and meeting space, gym; hub for Connecticut’s expanding tourism industry.

Hotel & Tourism

Proposed Campus Location “1914” building and adjacent ruin and waterfall

Details Servicing area cultural attractions, including: Aldrich Contemporary Art Museum (Ridgefield), Weir Farm (Wilton), Brant Foundation Art Study Center (Greenwich), Bruce Museum of Arts and Science (Greenwich), Philip Johnson Glass House (New Canaan), Yale University Art Gallery (New Haven), Yale Center for British Art (New Haven), School of Visual and Performing Arts Center, Western Connecticut State University (Danbury; $97 million project, completion 2014) Promoting Redding’s open spaces and opportunities for outdoor fitness and recreation, including: hiking, bicycling, swimming Attracting area corporate clientele, organizational retreats and seminars 18

NYC “getaway” weekend/overnight and general tourism

Precedent “Hostels Gain Popularity With Business Travelers.” The New York Times, September 24, 2013. “Haute Hostels Put to the Test.” The New York Times, April 26, 2013. Hotel Therme Vals (Switzerland, 1996); Peter Zumthor, architect Mayflower Inn & Spa, Washington, CT

2004 Estimated Square-Foot Construction Costs & Projected Economic Activity: Hotel (upscale): 20 rooms, dining area, conference area with 50-person capacity; 60% occupancy @ $150 per night; conference room has 30% occupancy at $ 5,000 per use; 18,258 square feet; cost per sq ft:  $125; total construction: $2,282,250. Estimated Yearly Sales: $1,204,500.

20

Ground floor   Staffed reception area; duties include centralizing campus services, including public programming and providing area tourism information for visitors

1914 Campus Concierge

Seasonal rentals are also based here – bicycle rentals (summer) and ice skates (winter), offering seasonal concessions (summer ice creams and winter hot coco). Chairs/benches in winter for warming breaks from ice-skating

Second floor Exhibition gallery for Gilbert & Bennett memorabilia, with didactic wall texts narrating wire mill history

Third and fourth floors Administration and seasonal rental storage

22

24

25

26

27

Ground level (Floor 1)

Boutique Hotel Complex

Spa Café Waterfall Terrace Gym Office/retail Spanish Steps connecting to upper level

Upper Level (Floor 2) Restaurant with waterfall view Medium hotel rooms with private Factory Pond and waterfall views Spa access to private pool via waterfall walkway Reception and administration Conference rooms Storage Small hotel rooms with shared terrace and waterfall view Rear street-level parking

Floor 3 Large hotel rooms with private Factory Pond and waterfall views Storage 28

30

31

32

33

34

35

36

37

Summary

Floor 3

Building 1a Floor 3: 4900 sq ft 980 sq ft

Building 1a Floor 1: 7210 sq ft 1030 sq ft 1030 sq ft

(9270 sq ft) Spa Café Kitchen

Floor 2: 460 sq ft 700 sq ft 1550 sq ft 4900 sq ft

(7610 sq ft) Reception Hotel office, storage etc. Restaurant Medium hotel room x7

Floor 3: 4900 sq ft 980 sq ft

(5880 sq ft) Large hotel room x5 Storage etc

(5880 sq ft) Large hotel room x5 Storage etc

Medium hotel room 980 sq ft

Building 1b Floor 1: 5810 sq ft 3480 sq ft

(9290 sq ft) Gym Office/retail/undecided

Floor 2: 2060 sq ft 3000 sq ft 460 sq ft

(5520 sq ft) Conference Small hotel room x10 Hotel storage etc.

Total: 14810 sq ft Storage etc. 980 sq ft

Total: 22760 sq ft

Building 1a

Floor 2

Floor 2: 460 sq ft 700 sq ft 1550 sq ft 4900 sq ft

(7610 sq ft) Reception Hotel office, storage etc. Restaurant Medium hotel room x7

Medium hotel room 700 sq ft

Building 1b

Shared terrace

access side walk

Small hotel room 300 sq ft

(5520 sq ft) Conference Small hotel room x10 Hotel storage etc.

Storage etc. 460 sq ft

Floor 2: 2060 sq ft 3000 sq ft 460 sq ft

Restaurant 1550 sq ft Conference rooms 2060 sq ft Hotel Reception 460 sq ft

Office Storage etc. 700 sq ft

access side walk

Floor 1

Building 1a

(level with concierge building) Floor 1: 7210 sq ft 1030 sq ft 1030 sq ft

(9270 sq ft) Spa Café Kitchen

Building 1b Floor 1: 5810 sq ft 3480 sq ft

(9290 sq ft) Gym Office/retail/undecided Spa 7210 sq ft Café 1030 sq ft

Office/retail/undecided 3480 sq ft

Gym 5810 sq ft Kitchen 1030 sq ft

access corridor

38

39

Education

Vision Career-Pathway Education and Lifelong Learning Center integrated with area schools, especially towns of Georgetown village (Redding, Weston, Wilton, and Ridgefield), and campus art, food, hospitality, and area industry and r&d

Proposed Campus Location “Blue” building (Weir Farm current partial tenant); current second floor to be removed for code compliance.

Details Faculty consists of educators from Joel Barlow (Redding and Easton), Ridgefield, Wilton, Weston, and possibly Bethel Funded by area school districts, with targeted philanthropic and corporate support. The one-story space, with vaulting ceiling, will provide: Individual workspace for each student; constant access to the internet; heart of design are discussion rooms; high ceilings with plenty of room for thought; comfortable chairs with room for movement; “science 40

inquiry room”; well-equipped kitchen; two libraries (one for digital and real books, allowed to be loud for debates and discussion; one with real books that can be pulled for support at any time and quiet); music rooms; storage; administration Educators cannot be specialists, must have multiple interests and accomplishment, no more than four or five educators; educators would be “senior students,” acting like students but guiding the younger ones Students would be upperclassmen who have met the State’s requirements via CAPT testing or Smarter Balance; approximately 50-60 students Study is separate from home or school periods (either morning or evening) Recognizes that education can only come from experience in a social setting; summary: take a school and remove the aspects that create boredom in students

42

44

45

46

48

49

Vision

R&D

In order to drive rehabilitation of the historic center of the wire mill campus and accelerate long-anticipated waterfront development, Re-Wire proposes an interim function for the current residential zoning of the signature structure at the G&B site, the Weaving Building. Remediating the decaying property to studio-grade spaces on short-term lease to start-ups, designers, and artists would bring round-the-clock vitality to the now desolate campus. Immediate renovation to residential space before the campus is fully established risks creating an absent bedroom community at the threshold of the new development.

Target Tenants 1) Corporate – select companies of the nearly 100 local businesses with more than 75 employees in the Georgetown area may seek a base or satellite facility at the revitalized G&B campus. Companies new to the region, drawn by the vitality of Re-Wire’s G&B campus, are also anticipated. 2) Independent – G&B maker space, with an innovative startup and sustaining funding base adapting German-style corporate sponsorship with American models of cultural philanthropy and venture capital 50

seeding (model: General Assemby, NYC, a two-yearold hub with two NYC venues and new locations in Boston, San Francisco, Los Angeles, London, Berlin, Sydney, and Hong Kong)

Proposed Campus Location

Exterior Factory Forest: approximately 12 new trees are planted in the courtyard of the Weaving Building

Precedent “Amid Navy Yard’s Ruin, Space for a Comeback in Manufacturing.” The New York Times, May 9, 2013.

G&B “Weaving Building” “You Must Make the New Machines.” MIT Technology Review, January 4, 2013. Details Floor 1 3D printing and fabrication / wood and metal shop , communal (for hire) workspace ; 500-sq ft studio/labs to 7,500-sq ft  suites Floor 2 2D printing and imaging/sewing/cutting/fitting facility (servicing fashion start-up); communal (for hire) workspace; 500-sq ft studio/labs to 7,500-sq ft  suites Floor 3 event/presentation space, communal social space, studio/labs, café

52

Cornell NYC Tech: Cornell University and Technion’s $2 billion Roosevelt Island technology school

2004 Estimated Square Foot Costs for Commercial Construction (Georgetown Land Development Company) Light Manufacturing:  38,428 square feet; estimated construction cost/sq ft: $100; total construction cost: $3,842,800. 2005 Estimates (revised) for Office/ Manufacturing: $15,195,300 (construction costs); $10,636,710 (assessed value); $234,007 (revenue to Redding).

54

55

56

57

58

59

Vision Kitchen incubator, green market for adjacent suburban farm with raised-bed agriculture, fine dining, and mid-range eateries; artisanal food retail.

Food

Proposed Campus Location “Market” building, southeast corner of G&B campus (farm), hotel complex

Details Food initiative builds on and amplifies preexisting local models, including Holbrook Farm (Bethel), Stone’s Throw Farm (Bethel), The Hickories (Ridgefield), Apple Ridge Farm (Ridgefield), Mountain Top Mushrooms (Waterbury), Redding Roasters (Bethel), Il Bacio Ice Cream (Danbury), Wave Hill Breads (Norwalk); Stanziato’s (wood fired pizza, Danbury), Luc’s Café (Ridgefield); Victoria  Marie Eastus, owner/creator, Carrot Top Kitchens (Redding); Paul Nessel, co-owner/butcher, Saugatuck Craft Butchery (Westport); Caraluzzi’s Georgetown Market Market Building South: artisanal food retail, catering Center: kitchen incubator North: mid-range restaurant

60

Farm Building, north end: farm produce retail Building, south end: farm equipment and supplies storage

2005 Estimates (Georgetown Land Development Company) for Retail/Food & Drink: $22,795,500 (construction costs); $31,913,70 (assessed value); $702,101 (revenue to Redding).

Greenhouses Raised-bed agriculture for year-round cultivation

Precedent “A Rust Belt Revival, From Farm to Table.” The New York Times, May 8, 2013. Namibian Institute of Culinary Education “Venture Capitalists Are Making Bigger Bets on Food Start-Ups,” The New York Times, April 4, 2013. Grow Dat Youth Farm, New Orleans “Fixing Our Food Problem.” Opinionator Blogs, The New York Times, January 1, 2013. Hot Bread Kitchen (incubator), New York, NY Mi kitchen es su Kitchen (incubator), Long Island City, NY

62

63

64

65

66

67

68

69

Vision Low capitalization strategy to animate campus areas targeted for future development: community raisedbed garden (spring, summer, fall) and temporary skating rink with artist commissioned “ice mural.”

Seasonal Interim Program

Proposed Campus Location Preexisting concrete slab between Market building and waterfall

Details Community garden for G&B residents in loft and townhouse dwellings without private gardens; winter skating serviced through Campus Concierge

Precedent “L.A.’s Pocket Parks Are Flourishing.” Los Angeles Times, September 30, 2013. Bear Mountain Ice Rink, Bear Mountain, NY

70

72

73

74

75

Vision Public social space, community locus, adaptive re-use of landmark historic building

Public Park & Adaptive Re-Use

Proposed Campus Location “Saw Tooth” building

Details Public park with micro urban forest of phytoremediation trees, wired for outdoor work, public programming, and social space Saw Tooth Assembly Community programming: projection screen on interior south wall for artist video projects and film screenings. There are stackable chairs, a portable lectern, and a temporary, portable stage for visiting artists (actors, dancers, musicians). Events are programmed through the 1914 Campus Concierge. Three season outdoor programming, north-end roof offering shelter on inclement weather days. Saw Tooth Park Central and southern portions of the Saw Tooth building. The structure is stabilized, loose steel rigging spot welded, broken glass removed, but allowing the

76

artifact armature to remain as an industrial truss creating beautiful interplay of shadow and light. Hedges are planted in the artifact trenches of the concrete flooring. Portable outdoor table/desks and stacking chairs are provided to allow outdoor office functions. Chairs and table/desks can be moved into the roofed Assembly for shelter from the rain. Saw Tooth Forest Approximately 17 new trees are planted at the east elevation of the Saw Tooth structure.

Precedent “The High Line Isn’t Just a Sight to See; It’s Also an Economic Dynamo.” The New York Times, June 5, 2011. (Excerpts: “. . .public park revitalized a swath of the city and generated $2 billion private investment surrounding the park”; “Amanda Burden, the city’s planning director, emphasized the boost to property values, saying that in one building that abuts the lower section of the High Line, the price of apartments had doubled since the park opened, to about $2,000 a square foot”; “All of that commerce more than makes up for the $115 million the city has spent on the park and the deals it has made to encourage developers to build along the High Line.”

78

“Friends of the High Line” funding model Musashino Art University Museum and Library (Tokyo, 2010); Sou Fujimoto, architect

80

81

82

83

84

85

86

87

Vision Art collection repository and exhibition space for private collection, with public gallery; alternate programming: artist/designer studio and office

Art

Proposed Campus Location Saw Tooth building “Cluster”

Details Includes possibilities for art storage; indoor and outdoor gallery spaces for private and public viewing; public and private event hosting; archiving, research, and administration

Precedent Brandt Foundation Art Study Center, Greenwich Keifer Pavilion, Hall Art Foundation, MASS MoCA, North Adams Fondazione Prada, Venice Punta della Dogana, François Pinault Foundation, Venice Palazzo Grassi, François Pinault Foundation, Venice Peggy Guggenheim Collection, Venice 88

89

90

91

92

94

95

96

Artist Live/Work Affordable Housing

Vision Studio House Live/work studios for artists with means of production/fabrication facilities and for-hire communal workspaces

Proposed Campus Location New structure sited between Saw Tooth Park Forest and G&B Coop (education center)

Details Ground level:  large open gallery/studio space, with fabrication tools (wood shop / metal shop / 3D printer / 2D imaging/textile fabrication); ground-level bays open to permit access to one-to-one fabrication yard perimeter Four levels of artist live/work space; three studio flats per floor, approx 800–1,000 sqft per studio

98

99

101

102

103

PLAN 2, 3, 4, 5

GRID

PLAN 2, 3, 4, 5

GRID

B-B 33 m (108,26’)

C-C B-B

33 m (108,26’)

Lift C-C

Semipublic studio

11 m (36’)

wc

11 m (36’)

Semipublic studio

Kitchen etc.

Semipublic studio wc

wc Bedroom

Living room

Semipublic studio

Kitchen etc.

Kitchen etc. Living room

2,2 m (6,56’)

Semipublic studio wc

wc Bedroom

Lift

Semipublic studio Kitchen etc.

Kitchen etc. Living room / Bedroom

wc

Kitchen etc.

Stairs

2,2 m (6,56’)

Living room Position of windows still to be defined

2,2 m (6,56’)

11 m (36’) 2,2 m (6,56’)

Bedroom

Living room

Bedroom

Living room / Bedroom Stairs

A-A Position of windows still to be defined

11 m (36’) A-A

GROUNDFLOOR Workshops

GROUNDFLOOR Workshops

Lift

Lift Workshop

Workshop

Workshop

Strairs Outdoor workspaces

Workshop

Workshop

Workshop

Strairs Outdoor workspaces

104

105

Vision Contemporary, fully integrated live/work neighborhoods – single family townhouse, loft housing, and apartments.

Residential

Proposed Campus Location Northeast perimeter of Gilbert & Bennett (“Factory”) Pond

Details Inspired by the historic model of Gilbert & Bennett factory and community, where officers and owners of the company lived as neighbors among the workers and tree-lined streets led to a fully operational factory complex, Re-Wire’s dynamic residential zone has “live, work, leisure overlapping” versus “vast ghettos of housing,” as British architect Richard Rogers critiques, “especially in the American cities… And they create these spaces where there are only offices, nothing else to do, or only housing…. We ‘ re looking for a mix – and a social mix:  poor, rich mixed together.”   Designed for evolving twenty-first century demographics Urban hub in a country setting Approximately 100 loft apartments and 43 townhouses 106

Precedent Park Hill, Sheffield: built in 1961 inspired by Le Corbusier’s Unite D’Habitation; run-down and disfavored by 1980, the newly renovated Park Hill, according the Royal Institute of British Architects, “stands as a beacon of imaginative regeneration, quality mass housing, and the bold reuse of a listed building.” Park Hill is one of six projects on the 2013 RIBA Sterling Prize shortlist. Park Hill location is deemed especially attractive for the link it represents to the UK’s manufacturing heritage – Sheffield pedigree as a place of making. The Tila housing block: comprising 39 loft apartments, Tila is a pilot project for neo-loft apartments in the Arabianranta neighborhood, Helsinki. The concept is based on an open construction system: within the available building frame the resident determines and builds the required subdivisions, basic wiring and plumbing are preset and provided. The apartments can be occupied at the moment of purchase, but need bathroom and kitchen fixtures installed to be habitable. The residents can build individual rooms or expand their flat with gallery-type spaces, because the height of the main space is 16.5 feet. “In Urban L.A., Developers Are Building Trendy Homes on Tiny Lots.” Los Angeles Times, July 14, 108

2013. (Excerpt: “The latest in Los Angeles residential development: Clusters of skinny single-family homes in the city’s hippest neighborhoods.”)

2004 Residential Uses and Estimated Square Foot Construction Costs for Redevelopment Totals: 416 units; 618,900 square feet (800–3,200 average sq ft); $150–$175 estimated cost/ sq ft; $97,020,000 total construction cost). Assessed value: $169,785,000; revenue to Redding: $3,735,270.

BOSTON

Project Archive FIELD

NEW HAVEN

Existing train station

REDD ING

RIDGE

HARTFORD

THE WIRE MILL

NEW YORK CITY

GEORGETOWN

LEWISBORO

New possible train station location

NEW YORK

110

WESTON

WILTON

WASHINGTON DC

111

114

115

116

117

118

119

1. Weaving Building

2. Saw Tooth Cluster (partial), Park, and Assembly

3. Education Center 1st floor Individual classrooms

3D printing Woodshop Metal shop

Private viewing room

Communal workspace for hire

Gallery/studio

Studios/labs/offices

Storage Kitchen Administrative office

Saw Tooth Park

Quiet library (books)

Saw Tooth Park and Assembly

Music room

Discussion library (digital) Science inquiry room

Café service

2D imaging Fashion/textile fabrication (sewing machines, cutting and fitting facilities)

Outdoor

Communal workspace for hire

Saw Tooth Forest

Studios/labs/offices

Communal, social space Kitchen facility Studios/labs/offices

Reference

Existing Structure

Roof top and exterior Garden terrace Factory Forest

Flexible Solutions:

Existing Structure

Reference MFO-park, Switzerland

Drawing Rooms

Lecture Hall Small Studios

Large Workshop areas Studios

120

121

4. Market Building

Delivery space Specialty food retail Kitchen incubators Mid-range eatery Raised-bed community garden

References

References

122

123

Waterfront Upper Bluff North Site Plan 1:1000 Site Plan 1:1000 - Phase 2 Section Section 1:1000 1:1000

VI

VI

Factory lake

V

V

II I II I

V

V

III

III

Upper level Upper level Inspirational Lo reference -Tila House Loft-Tila House Concept living by Finnish architect Pia Ilonen. Concept living finish architectofPia Ilonen. lo Studiobywith possibility individual Studio with possibility of individual loft design design

II

II II I II I

124

3020

4030

5040

IV

IV

100m 5 2010

Public street

Entrance floor Entrance oor

IV

IV

Scale 1:1000 Scale 1:1000

Private town house with terrace and garden

Urban town Urban houses town houses Example of plan solution for houses with the possibility of having a home-office with exposure towards the street.

Inspirational reference Vinterbad Bryggen VinterbadBIG Bryggen Architects BIG Architects Copenhagen, Denmark Copenhagen, Denmark

0m 5

Public wooden path

50

125

Private studio apartments