Fort Worth Southside and Montgomery Plaza

Fort Worth South, Inc and Southside

 The redevelopment of historic district is very attractive and unique. The Fort Worth’s near Southside is one of the most attractive districts that have many opportunities of redevelopment and reuse. When I was hearing the lecture of the special guest on April 7 in the class, I was surprised because non-profit company is developing this area. The company is Fort Worth South, Inc(FWSI). This company began as a small coalition of Southside businesses and community leaders. 

Southside is very vivid street area, which was developed as the city's first streetcar suburb. Southside has an economic anchor, that is Medical District that has 5 major hospitals as well as dozens of independent medical clinics. But, until a few years ago, that was all this area had.

But, this district is transforming. Dozens of restoration and new construction projects is undergoing. The vibrancy is back because of redevelopment. FWSI put many efforts to vibrate this area. The walking road was brooded. Neat street was made which seem like safety street. Their development vision inspired me.

1. Vibrant, urban, mixed used district

2. Prioritize residential development

3. Support economic anchor

4. Promote locally-owned business

5. Encourage both small-sale & larger projects

6. Balance preservation & new construction

7. Improve perceptions

I thought one of the most important parts of their vision is the residential development. It is essential to make people live here for improving safety and vibrant business around Southside.

With FWSI's effort, Southside of Fort Worth is transforming form auto-oriented, low intensity, single use to pedestrian-oriented, higher intensity, mixed use, urban village.

Tax Increment Financing (TIF) is powerful helper for this development. This tax revenue can be used for infrastructure of this street. Without city's will and help, the street cannot change enough to attract many people.

route of street car in Fort Worth

Modern streetcar

The guest speaker had much time to explain the modern streetcar in Fort Worth. This project was stopped several years ago by city council’s decision.

FWSI thought the streetcar would promote economic development and high-density, mixed-use project while providing an alternate form of transportation.

Fort Worth city has proposed the modern streetcar as a possible solution to meet the demands and needs of a growing population and an expanding regional economy. The route of this streetcar extends to Southside of Fort Worth. The total cost of this project is 85million. But, FED approved25million grant to this Streetcar project.

If the project was approved, we might see a different Forth Worth downtown and Southside, which have more development opportunities.

The Live Oak Music Hall & Lounge

We have been to Southside of Fort Worth. This district was really attractive place that I want to visit later with my family. We met Bill Smith who is developing the Live Oak Music Hall & Lounge. This is located near Southside (1311 lipscomb St, Fort Worth, TX 76104). This building is still on remodeling. With only one sight, I knew I like this place.

This building was built in 1952. Now, the founder of the Live Oak Music Hall & Lounge, Bill Smith, is taking a 5,000 sf building that once house the Lion's Club and transforming it into a relaxing, intimate acoustic lounge and auditorium-style music hall. Bill said the customers who come here would experience varying styles of music from nearly every ere, performed by the hottest emerging artists to the most renowned, established touring acts.

Music Hall

This building has a rooftop patio which offers a beautiful view of the Fort Worth skyline. Maybe, customer will like this patio very much just like me.

Around this music bar, there are many residential places. Bill had many meeting to persuade residents to understand why the Oak music rouge should be established in this area. That is nice approach to make intimacy relationship with neighborhood.

Rooptop patio

Bill said we would surprise if we know Bill started this project with how small fund. The thing makes a developer beautiful is an idea not money.

Bill estimates startup investment cost is $1,182,236. And, the NPV of year 1 that Bill is anticipating is $1,104,500. And, projected profit for 3 years is $3,630,002. With this financial analysis, Bill and his investor could get $2,447,766 for 3 years. How good investment it is! I really hope this financial analysis become real and be correct.

Montgomery Plaza

After field trip on Southside, we visited Montgomery Plaza that is symbol of Fort Worth revival and reuse of historic building. The original Montgomery Ward store and catalog building was completed in 1928. The building was the largest building in Texas. Its twin-tower design allowed trains to enter between the two buildings to unload goods.

The Montgomery Ward Company ceased operations in 2001, and in 2004 the building was purchased in order to be converted into the Montgomery Plaza that has mixed used residential community. 

Floors three through eight were converted into 240 luxury condominiums. Outdoor rooftop amenities were created on the third floor including pools and spa, cabana, fire pits, lush landscaping and outdoor dining.

And on first floor, there are a diverse collection of shops, boutiques, restaurants and bars. And within walking distant, there are large grocery and shopping store like Target and Ross.

But, this project was not successful because many condos were not sold. Eventually, 144 condos were sold for $18 million in foreclosure auction.

I thought that this result is because of wrong market analysis. And, this kind of urban life style doesn’t fit to Texans. The Montgomery plaza is the very fascinated project but not profitable project.  

   

Reuse in South Fort Worth

The architect office that is developing south Fort Worth.

Why is urban redevelopment important? It's simple. The redevelopment can make city or area revive. In other word, without redevelopment, city would die.

Loppongi Hills in Japan

 To me, the most favorite urban redevelopment in the world is the Roppongi Hills in Tokyo, Japan (roppongihills.com). This development made Roppongi area to most active urban in Tokyo. Furthermore, it makes city more safely because the very old wood house (these house were very weak for fire) converted to nice condos. It took 18 years for redevelopment. However, it was worth to endure that long time.

The reused buildings

I could see same possibility to revive area with redevelopment in south Fort Worth. Abandoned buildings (actually not, but I felt that these buildings were abandoned) are reviving with effort to transform buildings for new use with great idea.

Inside of buildings

The idea of Eddie Vanston and Robert Kelly was very impressive. Of course, one of the reasons that they are trying to reuse the south side of Fort Worth is financial benefit like new market tax credit and historic tax credit. But, this is not the only reason. I found some potential possibility that this area can be unique urban area, which can attract and bring many people. Eddie said to us that without much money and effort, they could renovate old building to apartment or office, retail store.

We can feel uniqueness about that building while we toured this area.

supreme golf warehouse outlet

The most impressive place was 'supreme golf warehouse outlet' building. I think this building have many possibility to be converted to many uses like bar and office, residence, some amusement facility. This place's merit is uniqueness. No other places are not like this building. The most important part of this reuse is idea. Unique idea to fit this unique place is needed for successful redevelopment or reuse for this building.

However, this entire area fits for commercial use, not residential use because of safety issue. Without the effort to increase safety, common people or family cannot be willing to live here. Only with artist who want to live here, there is a limit to boost this area. The developer should have to find to attract family.

However, I think no one can deny the potential possibility that this area can be most active area in Fort Worth.    

Fort Worth downtown tour

Fort Worth downtown tour: well-mixed city with old and new

The downtown in Fort Worth. It is the city which old and new one live together. I think mixed very well between old buildings and new buildings. The downtown was not that big but, just big enough to have all functions as a metropolitan. And, while I looked around the city, I think there are many opportunities for adaptive reuse and redevelopment. Actually, I found some builds, which I want to buy and to make Asian style spa and hotel that are very popular in New York.

While I was touring around downtown in Forth Worth, I wonder whether the old buildings can revive or not with redevelopment. Could these build attract people? It's possible but, not that easy.

Back yard of Ashton Depot

The first building we visited is the Ashton Depot next UTA Fort Worth Center. It is beautiful building. It was built 1899. This building was used to Santa Fe Depot and Fort Worth Union Depot. Recently, one developer purchased it and converted to the place for meeting and banquet for the Ashton Hotel. Sometimes, wedding ceremonies were held here. And, the back yard of this building was being planted. I think it is good reuse for an abandoned building to revive this area.

Water Gardens

The essential part of the city for people is park. I really like Fort Worth Water Gardens because I feel this garden cools down the Texas's hot weather inside of downtown in Forth Worth. I heard several family members have died in accident in this park several years ago. The safety issue is very important for a developer to make parks.

Texas & Pacific Railway Terminal

Inside of Texas & Pacific Railway Terminal

                                                                            

The most impressive building is the Texas & Pacific Railway Terminal. It is really gorgeous. The lobby in the first floor looks like inside of French Palace. I can assume how Forth Worth had important position in Central and Western America.

I really want to see revived this building in the future. It can be most valuable office building with redevelopment. Actually, this building was about to convert the rail-themed hotel with 330 rooms. However, the project was scrapped. And, now, the project was preceded to convert this building to apartment. I think this building suit for hotel and office and some retail stores. This building should be redeveloped new building with Mixed used development.

The post office

What is the icon of the city of Fort Worth? I can answer that the icon is the post office. It looks like Greece temple. It is very fascinated building for developers because this building is old but beautiful, and still used as post office. This kind of classic building like art masterpiece makes Forth Worth more attractive to visitors.

Flatiron Buiding

a panther sculpture in Hyde Park

Seoul, which I had lived in South Korea, is very big city like New York. But, there are really a few buildings that are over 100 old because we destructed old building to build new one. But, it is not always right. Historical building in city is very important for the identity of the city. I think the Flatiron Building is one of those historical building that is very valuable. It was built in 1907. It was modeled after the Flatiron Building in New York (1902). This building was the First steel framed building in Fort Worth and the tallest commercial building in North Texas when it was built. It is converting to hotel from apartment. And, recently the former owner donated a panther sculpture that was placed in the adjacent Hyde Park. In last March, the Fort Worth police announced they use a panther sculpture in their batch.

 W.T Waggoner Building

When I see W.T Waggoner Building from far, I thought this building is twin tower. However, this is one building. This building was one of the tallest in Texas. This building is U-shaped on the upper floors. There is some space in the middle of the building. I think this space was helpful for air conditioning because there was no cooling system when it was built. Tallest building but no air conditioning, this is terrible condition for leaser.

I can conclude that Fort Worth is the Western city for cowboy, but modern city that have many opportunities for reuse and redevelopment.         

  

VE and Nude ceiling

<Value Engineering >

I learned about Value engineering (VE). The definition of Wikipedia is "a systematic method to improve the value of goods or products and services by using an examination of function." In the US, law regulates value engineering. Public Law 104-106 states, "Each executive agency shall establish and maintain cost-effective value engineering procedures and processes."

GE made vale engineering during World War II because there are shortage of skilled labor and raw material. In value engineering, function is the most important part because function should be satisfied with low price. Now a day, value engineering is essential consideration for construction management and project management.

<Construction Site>

Texas Orthopedic

In the last class, we visited the construction site of Ridgemont. Ridgemont is building the hospital, Texas Orthopedic. That was quite big. This was the first time visiting to hospital construction site. Actually, when I see around the hospital, I was so interested in ceiling. This is very popular interior method of construction.

All of the functional structural elements of the building are showed up. I was able to see pipes and plumbing devices, ducts in the ceiling. I don't know the name of this construction method. Thus, I want to call it nude ceiling. The most famous nude ceiling I know is Pompidou Centre in Paris. This building is the first one that adopted a nude ceiling. This is the largest museum for modern art in Europe. And, It was opened in 1977. The Italian architect, Renzo Piano, designed this center. The New York Times explained this design as "turned the architecture world upside down". Visitors can see all of the functional structural elements of the building like the hospital of Texas Orthopedic.

Pompidou Centre in Paris

RFID technology, the revolution of CM

We have studied about CPM(Critical Path Method). This is the core concept of construction management. When I heard about this, the new management technology for construction came into my mind. We call it U(ubiquitous)-tech in Korea. The key tech is RFID(Radio Frequency Identification) tag. This tech is used in big construction site in South Korea. Maybe it is same in the US. 

RFID tag

The advent of RFID technology is creating better opportunities for improving the material and labor management function in the construction industry. Traditionally, delivered material has been used to be counted and checked manually. Someone should check delivered item. Additional time and effort are needed to stock those material. And, both the contractor and the owner have to verify that the materials have been installed and physically input that information into the project's status reports. And, operators and field engineers spend hours each month recording and reporting that each piece of equipment is in use. Usually, a field supervisor spends 40% of his time to manage materials. 

However, RFID technology changed all. RFID technology has advantages over bar code such as 1)non-contact communication, 2)non-line-of-sight communication 3)expanded data storage 4)writable capability 5)ease of incorporation in automated systems 6)readability from the sunlight 7)durable form the harsh environments like construction site(Jaselskis et al, 2000)

reader

The RFID tag is installed by manufacturers. It seems like their ID card. When the material ,in which RFID tags are installed, delivered to construction site, its information could be read automatically by reader. Thus, a field manager doesn't need to check manually. It save enormous time in construction site. This technology is called as the revolution of construction management. 

Samsung headquarter in Seoul

When I was in South Korea, I had opportunities to report this new technology. I visited the construction site to build samsung headquarters. The most materials are managed by RFID technology. They can reduce time and money using this technology. Also, they manage labor force by RFID tags. All workers has their own RFID card. Thus, the construction company can know automatically who works now and leaves construction site. 

This technology is expensive to adopt. Thus, small company and small construction sites are not able to use it. But, some day, I believe this technology will come into general use in construction industry.