Rethinking Preservation


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  • Of course, one of the roles of our commission is to also advocate for historic properties which are not yet listed on the Kansas City Register. Kemper Arena is one of these properties. Constructed in 1974, Kemper Arena has not yet reached the 50 year threshold which would make it eligible under the traditional sense; however, the criteria for evaluation does take into consideration properties of recent significance which demonstrate “exceptional importance”.
  • - Demolish one historic structure to restore another
  • In 2003, the EPA estimated that construction, renovation and demolition of non-residential U.S. buildings generated over 130 million tons of waste. An incredible, detrimental impact on our environment
  • Razing historic buildings results in a triple hit on scarce resources. First, we are throwing away thousands of dollars in embodied energy. Second we are replacing it with materials vastly more consumptive of energy. What are more historic houses structures built from? Brick, plaster, concrete and timber. What are major components of new construction? Plastic, steel, aluminum and vinyl… materials which require significantly more energy to produce. Third, recurring embodied energy savings increase dramatically as a building’s life stretches over 50 years
  • The Greenest Building study finds that it takes 10 to 80 years for a new building that is 30 percent more efficient than an average-performing existing to overcome, through efficient operations, the negative climate change impacts related to the construction process
  • Long Life Loose Fit is a mantra which is permeating through our office, and the profession, challenging architects, engineers and builders to think about the long term use of our built environment.The Bolender Center epitomizes a commitment to this way of thinking
  • This historic structure was designed by Jarvis-Hunt, a prolific Kansas City firm during the early part of the twentieth century. Originally constructed in 1914, the building served its first life as a coal-burning central plant which powered the great beaux-arts train station and post office built nearby. In the 1970’s the building was abandoned and sat vacant for over 30 years.The decaying building had daunting structural deterioration and drainage issues. However, amid the decay, there were many innovative design features that inspired a holistic adaptive reuse, such as the “Texas skylights,” which are raised portions of roof with operable glass windows that can be opened to release heat and allow natural sunlight to come in.
  • The last decade Kansas City has seen an incredible investment in the arts…The Bolender Center is the latest part of this effort
  • In the fall of 2010, the KCMSD was faced with declining enrollment, a projected budget deficit and crippling OM costs made a controversial decision to close over twenty schools, mothballing only a handful of properties and repurposing many
  • Bancroft school sat abandoned since 1999, creating a dead space in a struggling neighborhood.
  • Building on our work with the Make it Right Foundation and the Dalmark Development Group, the project is intended to be a model for the transformation of a struggling neighborhoodThis development group facilitated 4 community charrettes, wherein residents expressed a great desire for basic community services: medical clinic, NHA offices, safe park space, housing for families/elderly/disabled/vets/low-income, and more.
  • The Bancroft School Project has demonstrated a robust commitment to community dialogue and neighborhood process.
  • KCPL Headquarters in downtown KCMO679 employeesIn 2007 KCPL entered into an agreement with the Sierra Club to reduce the utility company’s overall carbon emissions by 20%As a step towards this commitment BNIM was commissioned to design a new headquarters which pushes the envelop on what is possible for retrofitting older buildings to today’s sustainable design standards
  • 11 total floors232,000 sf rentable area; 208,000 sf usable areaLayout of typical floor utilized daylighting by putting open offices on perimeter; private offices on interiorAll users have access to natural light
  • Layout of typical floor utilized daylighting by putting open offices on perimeter; private offices on interiorAll users have access to natural lightUpdated core functionsLow-flow fixturesConference and shared space on perimeter
  • Utilized UFAD System1’-6” deepPerimeter radiant
  • Access floor installation:Ducts from mechanical room feeding plenumDealing with exit stair entry (needed steps/handrail)Modified existing grand stairTypical wall interface
  • Accounting for elevator landing adjustment
  • What’s Different?Natural light doing it’s thingLighting controls at work – saving $$
  • Projected to cut its total energy use by 27 percent in its new headquarterseliminating 1,612 metric tons of carbon dioxide emissions a year. use water-efficient fixtures that will enable it to cut water consumption by about 44 percent. Goal to recycle and reuse about 80 percent of the construction waste from upgrades to its new headquarters spacewhich equates to about 2,000 cubic yards of waste.
  • Moved in October 2009, and results are in:
  • Show the boundary of the Midtown/Plaza plan and some demographics about ownership and rentership.
  • Rethinking Preservation

    1. 1. Building Conservation and Sustainability presented by: Rethinking Preservation
    2. 2. BNIM is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request. This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
    3. 3. Course Description Two distinct forces are on a trajectory to change the preservation movement. As modern architecture comes of age, efforts to save important buildings of the Post-WWII Era are challenging the public's perception of what it means for a building to be "historic". As the preservation community wrestles with what is historic architecture and how it should be saved, the health of our planet is faced with extraordinary challenges and how our built environment responds to these challenges has never been more important. This presentation covers the ongoing evolution of the preservation movement and the increasingly critical alignment with the green building movement.
    4. 4. Learning Objectives At the end of this program, participants will be able to: 1. This course will inform participants of the preservation movement's history in the United States from the earliest efforts to reconstruct colonial settlements, forts and sites associated with our founding fathers to today's preservation battle lines in the fight to protect modern landmarks. 2. Participants will be able to identify key challenges facing the preservation community by examining case studies which illustrate the critical importance of resolving conflicts between conservation and preservation. 3. This course will illustrate innovative ways historic buildings can be repurposed and sustainable design can help ensure our architectural heritage is preserved for future generations. 4. Participants will be able to measure the environmental impact of building demolition versus reuse, using an existing project.
    5. 5. In the beginning…
    6. 6. Penn Station; McKim, Mead and White; Constructed 1910
    7. 7. In 1962, five architects banded together to form the Action Group for Better Architecture in New York (AGBANY)
    8. 8. Although the battle to save Penn Station was lost, AGBANY‟s efforts to save the building led to several milestones in modern preservation. • 1964: Columbia University offers the first advanced-degree historic preservation • 1965: New York City Landmarks Preservation Commission is established • 1965: New York-based World Monuments Fund is founded in to preserve historic sites all over the world.
    9. 9. In 1966 President Johnson signs the National Historic Preservation Act
    10. 10. Kansas City Historic Preservation Commission
    11. 11. Pendleton Heights Historic District BMA Tower Skidmore, Owings & Merrill 1963
    12. 12. TWA Building, renovated 2006 el Dorado, Inc.
    13. 13. Orion Pictures Building (once contributing structure to future Historic Film Row District)
    14. 14. “New buildings make sense for major chain stores and restaurants that can afford to build them. But many other sorts of businesses, especially small start-ups, thrive best in old buildings.” -- Jane Jacobs, The Death and Life of Great American Cities
    15. 15. Kemper Arena C.F. Murphy Associates (first major project designed by Helmut Jahn), 1974
    16. 16. Kemper Arena studies courtesy of Kansas City Design Center
    17. 17. Orange County Government Center Goshen, New York Paul Rudolph, 1963-67 “Absolutely hideous, like scouring pads on the retina.” --Theodore Dalrymple
    18. 18. Prentice Women‟s Hospital Bertrand Goldberg,1974
    19. 19. Proposal for reuse of Prentice Women‟s Hospital by Jeanne Gang pub. New York Times, Oct. 18, 2012
    20. 20. Cyclorama Building Gettysburg National Military Park Richard Neutra, c.1962
    21. 21. Each year, approximately 1 billion square feet of buildings are demolished and replaced with new buildings.
    22. 22. “Demolition should be a last option and not a first response.” -- Michael Allen, Modern STL
    23. 23. “Reuse of buildings with an average level of energy performance consistently offers immediate climate change impact reductions compared to more energy-efficient new construction.” The Greenest Building: Quantifying the Environmental Value of Building Reuse
    24. 24. Long Life Loose Fit
    25. 25. reVITALIZE Bancroft School Apartments
    26. 26. Urban Reinvention
    27. 27. 50 apartments: 29 apartments in school rehab 21 new construction apartments Community amenities: neighborhood office Police break area computer labs central laundry Secure parking fitness center medical clinic Auditorium Project Program
    28. 28. Site Green Features: All site perimeter trees preserved 33 new trees on site Street engagement front porches, scale, proximity Public furnishings benches, lighting, art Green space and planted edges Bicycle parking Secure resident access Project Green Features: LEED-H Platinum Certification 75 kW solar PV Offsets common space energy load High performance historic profile windows Stormwater absorption Permeable paving, rain gardens, native plants Preservation of historic school Durable finishes throughout Energy efficient heating & cooling
    29. 29. KCPL HeadquartersOne Kansas City Place Kansas City, MOreVIVE KCPL Headquarters – One Kansas City Place
    30. 30. Isometric Scope Isometric Plan Layout Work DiagramEfficient Replication
    31. 31. Typical Floor Plan Floor PlanMaximum Exposure
    32. 32. Underfloor Air System Section Rethinking Supply ChainUnderfloor Air Delivery
    33. 33. KCPL HeadquartersUnderfloor Air Delivery System
    34. 34. KCPL HeadquartersDon’t forget the elevators...
    35. 35. What‟s Different?The Power of Light(-ing controls)
    36. 36. 27% REDUCE ENERGY Projected annual energy savings due to KCP&L‟s energy reduction strategies 44% REDUCE WATER New water-efficient fixtures are part of strategy to reduce water consumption BONUS! 80% of the construction waste will be recycled and reused! KCPL Goes „Green‟Projected Results
    37. 37. Energy Savings: 38% over ASHRAE baseline KCPL will pay for its own electrical use 94% of construction waste diverted from landfill. Equals size of 8 school buses 38 1800640,000 Over 1,800 tons of CO2 emissions saved per year 640,0000 gallons of water saved per year 94 The Results Are In! KCPL Headquarters
    38. 38. Urban Acupuncture Westport Schools
    39. 39. The Site
    40. 40. Positive Impact : Surrounding Neighborhoods and Beyond Tenants • Cultivate KC • Bridging The Gap (Includes Keep KC Beautiful, KC Wildlands, Environmental Excellence Business Network, Water Works, By Product Synergy And Heartland Tree Alliance) • Metropolitan Energy Center • KC Healthy Kids • Mind Drive • A Well-known Health Care Provider • Healthy Living Culinary Institute • 3 Well-known Educational Institutions Partners • UMKC Bloch School With Blue Valley CAPS (Center For Advanced Professional Studies) • Rockhurst: Helzberg School • Harvard Center For Health And The Global Environment • Children‟s Mercy Hospital-Center for Environmental Health
    41. 41. “This will redefine learning, healthy living, creativity, community, and vitality.” Bob Berkebile
    42. 42. “Cities need old buildings so badly it is probably impossible for vigorous streets and districts to grow without them.” -- Jane Jacobs, The Death and Life of Great American Cities
    43. 43. Erik Heitman, LEED AP BNIM Architects