| |
"It is not the strongest of the species that survives, nor the most intelligent that survives. It is the one that is the most adaptable to change."
-Charles Darwin
The same could be said for buildings!
| |
|
 |
|
Always Up to Something!
cf+a finalized the bidding process for the Addition + Remodeling Project for the German American State Bank (German Valley, IL). The contract was awarded to Freeport-based Faulkner Construction. The final touches for a residential addition for a home in South Beloit, IL were finished and will be bid by the Owner - stay tuned, this will be a beautiful project! Look for a new facade at the Winneshiek Playhouse in Freeport - in assessing their overall capital needs, the Board of Directors has worked with cf+a to redesign and replace the windows and the south elevation of the building, to repair damage done by leakage over time and to enhance the look of the building. The work is scheduled to begin yet this fall with completion in Spring of 2011. Pat Leitzen Fye facilitated a SWOT* analysis for the management team at Rentech Energy Midwest (East Dubuque, IL) The resulting report will be utilized in Rentech's overall planning process for the upcoming year. *Strengths, Weaknesses, Opportunities, Threats Analysis - a tool that allows business and non-profits to understand external and internal contexts so as to arrive at a deeper level of insight and to develop vision and strategies that capitalizes on strengths and opportunities while addressing weaknesses and threats. |
Kraft Building
cf+a Adaptive Reuse Project
Before and After
Renovation Pictures
Above: Early Image
Above: Exterior Pre-Renovation
Note the missing chimneys and decorative parapets.
Above: Interior
Pre-Renovation
Above: Interior Post-Renovation
This project is not yet complete, so keep an eye out for the finished exterior and interior renovation images that we will show in a later Design Matters issue! |
|
Downtown Freeport Apartment: cf+a
Adaptive Reuse
Renovation Project Before and After
Above: Rooftop Entrance
Above: Interior East Corner Before
Above: Interior East Corner After
Above: Interior Stairway Before
Above: Interior Stairway After
105-107 W. Main St.
Freeport, IL cf+a Adaptive Reuse Renovation Project
Before and After
Above: Before Exterior Renovation
Above: After Exterior Renovation
Above: After Interior Renovation |
|
|
 |
Everywhere you turn these days, seems like the big story is "green" buildings. LEED standards rule design and construction, likely striking fear in the hearts of many who are thinking about a new building. LEED's great, but truth be told, a large number of architects have been designing to LEED standards - ensuring that their projects are sustainable, suitable to both site and community, and environmentally sound.
In our haste to be green, we tend to forget that the absolute best sustainable design and construction is that which makes use of what we already have. Building out into green fields, further and further away from town centers, no matter how "green" the building might be, is actually anti-green. When one considers the fossil fuels needed to get to this new place, the asphalt that will be planted on the land to store automobiles, and the running of a city's infrastructure to the site, you've lost your sustainable edge. Yes, the building might be beautiful, using all the latest green technology, but sustainable it probably isn't.
A big factor in urban blight is the ease with which development on the perimeters of towns and cities takes place. It's been common for local governments to offer up a variety of incentives and extend infrastructure to entice development and grow their municipal boundaries. But when development goes to the outskirts of a town, the center typically suffers from disinvestment, which leads to the urban decay that is so prevalent in the nation's towns and cities. Municipalities should seriously reconsider this strategy and perhaps look at ways of developing and reinvesting in their core neighborhoods in order to encourage a healthier, more active lifestyle for residents while enhancing overall sustainability.
Density in neighborhoods, combining uses within neighborhoods, (like a variety of housing with retail opportunities, churches, playgrounds and schools) and re-using buildings and sites and infrastructure in our historic downtowns and central neighborhoods, provides a high level of sustainability while also re-building community and, sometimes, saving, communities.
But, old buildings often outlive their original purposes. A quick review of any small or large city will show a host of examples of behemoth factory buildings, office buildings, houses, and even strip malls or big box stores that have outlived their usefulness. It's an unfortunate fact that some may need to be demolished. Many can be re-designed, however, to meet the needs of the 21st Century family, business, government or cultural center. Adaptive Reuse is a process that adapts buildings for new uses while retaining their historic features.
Adaptive reuse is, simply stated, the process of breathing new life into the old bones of an existing building. It is a way of honoring the blood, sweat and tears of generations who came before by using their knowledge, skills and talents to shape new uses in a building which has lived beyond its original intent.
When adapting a historic or existing building for modern uses, architects can restore historic elements and specific details, repairing or replacing what has been damaged or destroyed, while also incorporating new infrastructure and designing upgrades to mechanical systems, windows, phone and internet cabling, appliances and finish materials. "Everything old is new again" rings true in adaptive reuse, in the best possible way.
And as Charles Darwin once said, "It is not the strongest of the species that survives, nor the most intelligent that survives. It is the one that is the most adaptable to change." The same could be said for buildings! |
Featured Article
 Design Matters September, 2010
Adaptive Reuse Process It's a fact that the owners of so many existing buildings, historic or otherwise, no longer possess any construction documents for the building. "Construction documents" translates as drawings and specifications - the keys to knowing exactly how a building was put together, its structure, its "bones" so to speak, the methods and materials used to construct the building. The drawings also give clues to modifications made to the building during original construction or at various points in its life span. So often the original plans have been lost, or worse, thrown away. Often, with very old buildings plans on paper never existed. Essentially, then, its the architect's job to figure out a great deal about a building. The best way to do that is to start by conducting "As-Built" measurements and drawings, literally re-drawing all or parts of the building in order to understand its various components.
As-built drawings may include plans, elevations (what the building looks like on each side), and section details, all of which allow architects to understand the strength and function of the original foundation and structural details and to discern what's working or not working in the building. That discernment, along with considerable research, reporting and sometimes "expert witness" time is normally described as "forensic" architecture. Architects who design for adaptive reuse must wear their forensic hats when developing their knowledge of a building and designing for the new use. This is particularly important in older buildings that have been standing vacant for awhile or that have suffered from delayed or non-existent maintenance.
Once this base of knowledge is developed, the architect and his/her design team launch the schematic design phase. This means that, working with the owners and/or users of the building, a program is developed (a story line, so to speak, that details the needs, desires and functions of every space within a building) from which starting thoughts - schematics - can be drawn. These schematic "sketches" (now, mostly done in AutoCAD) are then fully developed, detailing construction methods, materials specifications and probable costs. Once Design Development is completed and approved by the client, construction documents are drawn - these are the plans and specifications which inform the contractors who will bid on the project and then build from the documents.
A vital part of the architect's job during design for adaptive reuse is a thorough review of building codes and compliance issues. In existing buildings this is even more complex as new uses will trigger different codes and dictate certain design requirements. The ADA, which provides for accessibility for all, the mechanical code which addresses comfort and adequate ventilation, the building code that protects life safety and provides for adequate light, air, ingress and egress, and the new energy conservation code, must be fully considered and adhered to when designing for new uses. Architects are required by law to design according to appropriate local, state and national codes and work hard to keep themselves current with code changes and updates.
Ideally in every project, the architect is involved throughout the construction phase. No where is this more important than during an adaptive reuse project. "Contingency" takes on a whole new meaning when dealing with existing buildings! The value the architect brings to the owner/client is both practical and efficient - not only does architectural observation and oversight enable quick responses when a problem arises (very common in old buildings!), the architect is the one who represents the owner during construction, to protect the interests of the owner while ensuring that the construction stays true to the construction documents - and to the budget.
In this brave new world of "green" thinking and "green" design, cf+a would remind you that the "greenest" construction of all is work that utilizes existing buildings and infrastructure. A design challenge, to be sure, requiring exacting work and attention to detail, but ultimately, bringing life back to a building and a neighborhood is very exciting and rewarding. |
| A "Recipe" for Autumn Deck Renewal | |
Fall's a great time to assess and address the condition of your home's deck(s). The temperature has cooled down and the humidity has decreased, allowing the work of refinishing your deck to take place over a couple of days, weather permitting.
Here are a few tips for making your deck look great again:
· Start by sweeping the deck to remove all dirt and small particles. You may have to get serious about the crud that seems to land and stick between decking boards. Consider using an old knife to clean out the dirt and vegetation prior to sweeping your deck. You might also want to consider scraping or sanding any old stain that's peeling or scaly looking.
· Be sure to make any needed repairs now - pull up and replace boards with holes, cracks or splinter spots. Replace stairs, banisters or railings that have failed.
· Next, get out the wood cleaner. Look for a quality product at your local hardware or building supply store. It's a good thing to check the ingredients - you might want to go "green" on this product for a lot of reasons, but especially if you have small children or pets - no need to subject anyone to harmful chemicals if you don't need to. Just google "green deck cleaner" for information, or talk to the sales rep at your store. The right deck cleaner should remove all of the old stain.
· To completely remove all the old stain (and any other debris) from the woodwork, you may also need to also use a pressure washer. If not, use a regular garden hose with sprayer attachment to do a final cleansing.
· Let the deck dry for at least 48 hours before starting to apply stain.
· Next step is applying the wood stain.
Follow manufacturer's directions for application, drying and clean-up of tools. Use a brush for any posts, stair railings, etc., and a roller or pad with long handle for the floor of your deck. This will keep your application looking smooth and professional. Using the roller and/or pad with a long handle will make the job go faster and probably prevent a trip to the chiropractor.
· When you've finished staining, allow the stain to dry for at least 48 hours or as directed by stain manufacturer before using it or walking on it.
Come spring, you'll be so glad you did the work this fall - you'll be able to launch right in to placing potted plants, your gas grill and your furniture on your shiny like-new deck!
|
|
Last Call
Next month marks the one-year anniversary of our publishing this Design Matters newsletter! Thank YOU for reading it, and for forwarding it to your friends, family, and colleagues. Please continue to do so, and if you have thoughts about topics in architecture you'd like to see addressed, or questions about a sticky architectural problem, call or email us. We'd be delighted to engage you in a conversation or conduct a little research and share our knowledge with our readership.
To celebrate our successful foray into publishing, next month we'll be showcasing our refreshed and re-designed website while also talking about how design affects us, everyday, in so many ways.
And, just to sweeten the celebration, cf+a is offering a special design deal - for two lucky people, one residential and one commercial, we'll provide a design consultation ABSOLUTELY FREE OF CHARGE*. Your design challenge can be addressed at your convenience and on our dime.
Be the first to email Pat at designmatters.cfa@gmail.com with a simple statement about your design problem. We'll announce the winners in the November issue of Design Matters!
* This offer expires on November Monday, November 15, 2010. Winners must call to schedule the consultation and will receive up to 3 hours of design consultation with the Architect at no charge. Offer does not include any drawings or opinion of estimate of probable costs. Additional time requested by Winners will be billed at standard hourly rates.
Christopher Fye + Associates |
|
|
|
