Pearl Brewery Case Study

PEARL BREWERY REDEVELOPMENT

PEARL BREWERY REDEVELOPMENT SAN ANTONIO, TEXAS client Silver Ventures project size Master plan: 21 acres Phase I: Adaptive Reuse 103,000 sq. ft.

Phase II: Culinary Institute of Americas & Parking 155,000 sq. ft.

Phase III: New Construction, 5% Renovation 344,000 sq. ft.

Phase IV: Hotel & Amenities 428,000 sq. ft. recognition 2017-2018 Urban Land Institute Global Award for Excellence 2015 Congress for New Urbanism Global Charter Award 2014 AIA Institute Honor Award for Regional & Urban Design 2013 AIA COTE Top Ten Green Award 2012 EcoStructure Evergreen Award 2012 ENR Best Retail Mixed-Use Development 2011 Texas Society of Architects Design Award 2010 AIA San Antonio Design Award

In 1883 the Pearl Brewing Company began producing its signature beer on the banks of the San Antonio River north of downtown San Antonio.

The facility had grown to over 21 acres by the time the site was abandoned and put up for sale in 2001. The following year, it was purchased by a local developer who engaged an urban design team that would implement a strategy that would ultimately transform the brownfield site into a 850,000 square foot mixed-use village. The goal of the redevelopment was to create a sustainable live/work experience that maintained the identity of the historic brewery while radically re-purposing key parts of the compound to accommodate new uses.

The process began in 2002 with a place making charrette that sought to bring together developers and designers of similar projects around the country and engage them in a discussion about the potential of the site. A set of principles soon emerged that guided the

implementation process that followed.

The design team was charged with creating a self-sustaining village that offered a place for San Antonians to gather, visit, dine, share and live. All this would occur in a place where buildings were responsive to their context, climate and to the history of the site. Pearl would be transformational and unwavering in its stewardship of its historic fabric, cultural resources and energy conservation. In addition, the heart and soul of Pearl would be centered on extraordinary food with a variety of dining venues attracting residents from all across the city. The development would be animated with unique, local tenants along with active users and residents interacting within thoughtfully designed interior spaces that would spill outdoors onto plazas, patios and public spaces.

For nearly a decade, the design team for the Pearl Brewery worked to transform the Pearl Brewery into a destination embraced by the community.

The 21-acre site has been transformed into a self-sufficient mixed-use “village� that features a balance of 432 residential units, 18,000 square feet of meeting & banquet space, 121,000 square feet of office space, 53,000 square feet of retail space, 56,000 square feet of restaurants and 31,000 square feet of culinary educational space.

TO BRACKENRIDGE PARK

Full Goods Warehouse 45K sf office 8K sf retail 8 live/work units 2.5K sf multi-purpose event space

FULL GO

ODS

La Gloria restaurant

P

Full Goods Warehouse 67k sf total 8 live/work units 2.5K sf multi-purpose event space

Culinary Institute of America amphitheater 25K sf office + educational space 2 restaurants

A ST

B-Cycle bike sharing station

P

P

P

EMM

A KOE

amphitheater E MBoiler House restaurant YRT LE S T

Boiler House restaurant 150 room boutique hotel

220 unit apartment tower KARNES ST

LL

EA

HI

SC MUEL

ST

T

AVEN U

ER

LER S

P T

P

S CY

IN

E

QU

P P

TO SAN ANTONIO MUSEUM OF ART

P

E L E V A T E D

P

Hotel Emma 150 rooms and restaurant

NEWEL

L AVE

Web Hosting 12K sf office

ORIGINAL PLAN _ EXISTING BROWNFIELD SITE

ORIGINAL PLAN _ EXISTING BROWNFIELD SITE

Synergy Yoga Studio and Bike World

HLER

P

Pearl Bottling House

ON ST

B-Cycle bike sharing station

P

220 unit apartment tower

E GRAYS

P

Aveda Institute 12K sf educational + retail

P

F R E E W A Y

Culinary Institute of America 25K sf office + educational space future condo towers 2 restaurants

P

Pearl Stables 14K sf banquet and event hall

Pearl Stables P 14K sf banquet and event hall

office over retail 1 restaurant

Lab Building: 2 restaurant and 5 retail

E L E V A T E D

storm water wetlands future condo towers

SAN ANTONIO RIVER

P

ISTET

E ELM

wetlands

F R E E W A Y

IRA S

T

waterfalls

PEArestaurant RL PAR KWAY

restaurant

dog park

office over retail

office over retail

P

The Granary restaurant

330 lofts

330 loft apartments

BROA DWAY

restaurant

live/work lofts

live/work units Can Plant: apartments over bookstore, coffee shop, 2 restaurants, 7 retail shops

CASA

BLAN

C

100’ A ST

Inherent in the project’s vision is a vibrant pedestrian oriented community that reflects the MA S T Eand R PL AN unique character culture of San Antonio. The design of the internal infrastructure ADAPTIVE REUSE has been carefully scaled and PHASE 1 _ RENOVATIONS ADAPTIVE REUSE detailed. Street widths were PHASE 1 _ RENOVATIONS _ FULL reduced to 24 PHASE feet 2with noGOODS curb to PHASE 2 _ BUILDINGS PHASE 3 _ BUILDINGS encourage pedestrian movement.

PHASE 3 _ HOTEL + To maintain the industrial PHASE 4 _ FUTURE APARTMENTS PHASE 4_ character ofFUTURE the site, elements of the Brewhouse interior were RAINWATER CISTERNS RAINWATER salvaged and HARVESTING reused including PRIMARY ROADS HARVESTING CISTERNS machinery footings which GARAGE PARKING SECONDARY became bollards and beer vats PEDESTRIAN 200’which became water cisterns.

100’

MASTER PLAN

200’

N

The 26-acre project master plan and subsequent development serves as a transformative model and catalyst for green urban r e v i t a l i z a t i o n i n a n e g l e c t e d p o r t i o n o f t h e i n n e r c i t y. C a r c i r c u l a t i o n i s a l l o w e d i n t h e r e t a i l , m i x eADAPTIVE d - u s eREUSE core but is designed to PHASE 1 _ RENOVATIONS e n c o u r a g e p e d e s t r i a n a c t i v i t y. O v e r f l o w p a r k i n g i s s t r a t e g i c a l l y l o c a t e d o n t h e f r i n g e s o f t h e r e t a i l c o r e , m a x i m i z i n g u n d e r u t i l i z e d PHASE 2 _ FULL GOODS s p a c e b e n e a t h t h e e x i s t i n g f r e e w a y.

PHASE 3 _ BUILDINGS PHASE 4 _ HOTEL RAINWATER HARVESTING CISTERNS COVERED PARKING

After these broad goals were established, a local preservation firm developed a historic survey plan to identify the existing structures of historic relevance and strategize how best to integrate the site’s unique historic buildings into the future development of the project. The urban design team then sought to find the highest and best use for each of the existing structures to be reused. In addition, strategies for connecting the development to adjacent arterial roadways as well as to a planned extension of San Antonio’s historic river walk were also integrated into a subsequently developed phasing scheme.

The Pearl Brewery Redevelopment seemlessly blends contemporary buildings with the historic significance of the original structures. One of the key missions for Pearl was for the district to be a hub for both formal and informal education. The Culinary Institute of America, Center for Architecture, and the Nature Conservancy all call Pearl home and help to foster a hub of community learning.

Before

At the Pearl Brewery, new construction relates to the old without resorting to mimicry. The historic yellow brick of existing buildings is limited to renovation projects while a red blend has been developed for new buildings. The new buildings were designed to not compete with the existing historic structures on site, but rather to reinforce the idea that the complex had been built over time. Half of the site’s 400,000 square feet of existing industrial buildings will be reused.

One of the principal adaptive reuse projects on the site is Hotel Emma, a 146-key boutique hotel, which was built indside the original, iconic 1894 Brewhouse. In 2016, it was named by Conde Nast readers as the 19th best hotel in the world, and the 3rd best hotel in the United States.

Before

The Pearl Brewery has acted as a catalyst for nearby urban redevelopment and neighborhood revitalization. Located two miles from downtown

plan and acts as the terminus of the San Antonio River Walk Extension. To better connect the Pearl with the city around it, the developer contributed

and two miles from residential neighborhoods established to the north, the Pearl Brewery is uniquely positioned to reconnect these disparate parts of the city. Designed to interface with the River North Plan, Pearl is the north anchor to the

land to the city to create a 300 by 80 foot lake with waterfalls and restored wetlands that serve as the backdrop for the Pearl Amphitheater stage.

Pearl Parkway houses residential units as well as commercial and office space. The site is bicycle-friendly and encourages pedestrian traffic. While apartments, offices and retail spaces are all within walking distance to the Pearl’s campus and the River North extension, landscaped courtyards provide a relaxing respite from the bustle of the brewery.

The Pearl Brewery has become a center for the culinary arts with a total of 18 restaurants and bars throughout the site. All restaurants feature chefs who are graduates of the Culinary Institute of America. In addition, a Saturday farmers market routinely attracts up to 500 participants while festival events such as the annual Tamale Festival attract over 5,000 visitors. Committed to being the home of unique local retail and dining establishments, the Pearl Brewery is currently free of any national chain store or restaurant, demonstrating a commitment to preserving the unique character of its place.

pearl traffic:

80,000+ weekly visitors farmers market // 8,000+ weekly visitors music in the park series // 50,000+ visitors dance hall series // 5,000 visitors

Implemented in phases and committed to being the home of unique local retail and dining establishments, the Pearl Brewery is currently free of any national chain store or restaurant, demonstrating a commitment to preserving the unique character of its place.

Eighteen unique restaurants and bars have opened in the district with a mix of casual fare, fine dining, bars and coffee shops.

Pearl Parkway houses residential units, commercial and office space. The site is bicycle-friendly and encourages pedestrian traffic.

The apartments, offices and retail spaces are all within walking distance to the Pearl’s campus and the River North extension.

Landscaped courtyards provide a relaxing respite from the bustle of the brewery.

The buildings’ designs reflect a commitment to sustainability and are recognized for sustainable site development, water conservation, energy efficiency, materials selections and indoor environmental quality.

As well as being home to one of the largest solar energy projects in Texas, the Pearl Brewery site also uses innovative low-level illumination strategies to reduce light pollution. While the entire site displays a commitment to sustainable development, three of the newly constructed or renovated projects are LEED Gold Certified, including The Full Goods Warehouse, a modern retelling of the 1974 building’s industrial past as a brewery warehouse. Added landscaping elements help create a shady, pedestrian-friendly experience. While the site was essentially completely paved with only 5 healthy trees when it was purchased, 240 large shade trees and 213 smaller understory trees have since been installed on site.

200 kw solar array - public / private joint venture

Exterior breezeway provides light and air

2nd Floor catwalks maximize density and exterior circulation

Roof monitors provide diffused natural light and natural ventilation

Re-used brew filters as a light fixture

MIXED -USE OFFICE SPACE 2ND FLOOR PERFORATED CATWALKS ALLOW FOR FILTERED LIGHT

LINK TO PARKING AND FARMER’S MARKET

RESTAURANT WITH OFFICE ABOVE

EXISTING CONCRETE SLAB GROUND SMOOTH

FLEXIBLE USE TENANT SPACE BREEZEWAY SERVES AS OUTDOOR CIRCULATION AND EVENTS SPACE

NORTH / SOUTH SECTION AT BREEZEWAY

Exterior breezeway provides light and air

Energy dashboard displays real time energy use and pv power generation

LARGE FANS PROVIDE 25% GREATER AIR CIRCULATION LINKAGE TO RIVER AND FARMERS MARKET

Solar screening provides shady exterior circulation and controls glare while maintaining views from the interior

100% Rainwater capture from roofs Reuse of salvaged beer vats from brewery

SOLAR PORCH ALL LOCAL BUSINESSES, OFFICES AND NON -PROFITS USE OUTDOOR SPACE FOR DISPLAYS AND PUBLIC EVENTS

EAST / WEST SECTION AT BREEZEWAY

BREEZEWAY SERVES AS OUTDOOR CIRCULATION AND EVENTS SPACE

100% NATIVE-DROUGHT TOLERANT LANDSCAPE

PARKING WITH BIOSWALES CONVERTS TO EVENTS SPACE

FLEXIBLE LIVE WORK UNITS

83% OF THE ORIGINAL WAREHOUSE SHELL WAS RE-USED

OUTDOOR USE AREAS MINIMIZE BUILT INFRASTRUCTURE

Mixed-use strategies implemented include living, dining and working spaces

s

No potable water is used to irrigate the landscaping on site.

Instead, captured rainwater is harvested from four buildings on site and distributed across the site using pipes, valves and holding tanks salvaged from the former brewery. Parking lots that slope towards planting areas reduce site run off while bioswales, catch basins and the use of permeable pavers further reduce run off and improve the quality of water leaving the site.

June 2019

Lake|Flato Architects 311 Third Street, San Antonio, Texas 78205 210.227.3335 www.lakeflato.com