North Bay Business Journal

Monday, December 2, 2013, 6:00 am

Top Real Estate Projects 2013: Barlow marketplace revitalizes former apple plant

Category: Mixed Use


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    2013 Top Real Estate Projects in the North BaySEBASTOPOL — Several square blocks on the eastern gateway to Sebastopol on Highway 12 at Morris Street have been repurposed using agricultural style architecture in keeping with this section’s former Barlow apple-processing plant heritage.

    restaurant building at The Barlow

    Restaurant building at The Barlow, showing close up of corrugated metal siding and clerestory windows and pull up garage-style doors.

    Barney Aldridge, principal with Aldridge Highway Partners, LLC, originally planned to build a mixed-use, 300-unit condominium community built on two floors above ground-level retail shops. This 12.5-acre property was purchased by Mr. Aldridge in 2006.

    “This housing concept was not supported by the community and the project was redesigned to serve as a light industrial and retail development area,” said Peter Stanley, LEED AP, principal of ArchiLogix.

    That architectural firm was commissioned to advance and implement the conceptual designs begun by Katherine Austin, AIA, for the 11 new Barlow buildings.

    Architects with O’Malley Wilson Westphal were engaged to redesign four of the existing Barlow structures.

    Facilities Development Corporation was the general contractor and MKM & Associates provided engineering services.

    The final Barlow project format was approved in 2010, after years of working through various design scenarios, and completed on Jan. 1, 2013.

    Today, The Barlow has a tenant mix that includes local wine makers, brewers, distillers, the arts, coffee shops, food producers, artisan manufacturers, retailers and restaurants with a boutique hotel planned for the future to round out day and night time activities at the site.

    The new project involved major renovation of existing buildings, demolition of substantial areas of some buildings, and reconstruction of the demolished square footage in a new format.

    Some of the demolition was required to accommodate the city’s request to extend McKinley Street to Morris Street, and remove buildings that had been constructed above major city utilities.

    Three rows of Barlow buildings

    Three rows of Barlow buildings show the detached unit structure with plenty of parking in an architectural style reminiscent of the apple-processing plants of yesteryear.

    The $35 million project consists of 220,000 square feet of new and remodeled buildings, focusing on food, health, agricultural and production related businesses.

    A play area, outdoor theater, and community event buildings are located on the property, and it is anticipated that a farmer’s market could one day be located at The Barlow.

    This development is located within the 100-year flood zone in Sebastopol. Extensive flood-mitigation measures were required to protect the buildings from flood waters that could potentially rise to seven or eight feet deep on the eastern portion of the project.

    This flood-control system includes extension of the concrete foundation system in the new buildings to the height of the base flood elevation. All openings below that level were fitted with removable flood gates that can be deployed when a flood watch is declared for the area.

    Extensive ground-level and underground contaminants were discovered during construction from the decades of industrial uses on the site.

    The remediation of this contamination was a major component and cost of the site work that was implemented and is a huge benefit to the community and the environment.

    “All of the new Barlow buildings have a similar design that is simple and industrial in nature with a nod to the neighborhood’s agricultural roots,” Mr. Stanley said.

    Building materials include corrugated metal siding, wood board and batten treatments and a metal insulated roofing system with sectional roll-up glass paneled doors for each lease space.

    The building roof profile for the newer buildings utilizes a clerestory to bring daylight into the leased spaces, add interest to the exterior look of the buildings and, when needed, to house mechanical equipment for the tenants.

    Several existing buildings to the west of the main new Barlow redevelopment project were remodeled to meet current fire, Americans With Disabilities Act and flood-zone requirements.

    Portions of the existing parking lots and landscaping were also redesigned. New driveways were constructed along Laguna Park Way, and new parking areas on the north and south sides of the project were built. Also installed were extensive landscaping, benches and a park plaza.

    Some buildings vary slightly depending on the anticipated tenant. For example, the Community Market building at the southern end of the property is sheathed in a wood board-and-batten exterior material, and has large window systems that bathe the interior in natural light.

    There is an outdoor gathering space along its south side that includes an outdoor stage area at the back of the sidewalk on Sebastopol Avenue.

    Kosta Browne Winery also utilizes the same exterior wood fenestration approach for its administrative and barrel-storage building adjacent to the parking area and courtyard off Morris Street.

    Two other production buildings clad in metal siding and roofing complete the courtyard design idea.

    Some 490 parking spaces are located throughout the project, accessed by new and existing driveways, and along McKinley Street.

    ZAC Landscape Architects principal Sandy Reed, along with civil engineer Alan Fulkerson from Steven J. Lafranchi & Associates, created a street and parking design with fruit trees — an homage to the former apple plant — benches, street lights and bicycle racks as well as a park plaza and organic garden on the northern end of the revitalized development.

    2013 Top Real Estate Projects in the North Bay project snapshot

    The Barlow

    6770 McKinley St., Sebastopol, thebarlow.net

    Owner: Aldridge Highway Partners, LLC

    Construction start: September 2011

    Completion: October 2013

    Cost: $35 million

    General contractor, cost estimator, construction management and metal buildings: Facility Development Corporation

    Architects: ArchiLogix, new construction of 11 buildings; O’Malley Wilson Westphal, five existing buildings

    Landscape architect: ZAC Landscape Architects

    Structural engineering: MKM & Associates

    Civil engineering: Steven J. Lafranchi & Associates

    Mechanical and plumbing engineering: Horn & Associates

    Electrical: Ray E. Slaughter & Associates

    Code consultant: Phillips Seabrook Associates

    Flood-plain development: ArchiLogix and MKM & Associates

    Financing: Wells Fargo Bank

    Property management: Barlow Management

    Lighting: McClure Electric

    Roofing: AnC Roofing

    Windows: All Glass

    Construction framing: H&S Builders

    Glass and glazing: All Glass

    Insulation: Empire Insulation

    Site grading and paving: Carlisle Construction and Northwest Construction

    Drywall: Humphrey Construction

    Fire Sprinklers: Alpha Fire

    HVAC: Roy Mechanical

    Cabinetry & Counter Tops: Classic Mills

    Doors and hardware: HTI- Hardware Tech

    Tile, flooring and carpeting: Pennachio Tile

    Masonry and concrete: Muse Concrete, Slater Concrete and North Coast Concrete

    Painting and finishes: Central Valley Painting

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