04/05/2014. Introductions. Agenda. Heritage Adaptive Reuse: A Catalyst for Revitalization

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Ira Lloyd
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Heritage Adaptive Reuse: A Catalyst for Revitalization Susan Spencer Lewin, OAA, CS&P Architects Scott Weir, OAA, ERA Architects Introductions Susan Spencer Lewin, CS&P Architects Scott Weir, ERA

1 Heritage Adaptive Reuse: A Catalyst for Revitalization Susan Spencer Lewin, OAA, CS&P Architects Scott Weir, OAA, ERA Architects Introductions Susan Spencer Lewin, CS&P Architects Scott Weir, ERA Architects Agenda Heritage Adaptive Reuse: A Catalyst for Revitalization Heritage and Sustainable Urban Design Heritage Case Study: Windsor Star, Armouries, Depot Heritage and Building Envelope The Heritage Planning Process Heritage Research and Precedents Assessment of Existing Condition A Range of Approaches Policy Review Heritage Conservation Strategy 1

Heritage and Sustainable Urban Design Key tenet of sustainable urban development is adaptive reuse Enhances social character

benefits Reuse of infrastructure Economic benefits Heritage and Sustainable Urban Design The University of Windsor s expansion

It is the direct result of the commitment to: An exceptional student experience Strengthening research and graduate education

2 Heritage and Sustainable Urban Design Key tenet of sustainable urban development is adaptive reuse Enhances social character and identity Promotes revitalization of inner city sites Land conservation and reduction of urban sprawl Environmental benefits Reuse of infrastructure Economic benefits Heritage and Sustainable Urban Design The University of Windsor s expansion into the downtown core touches every goal in their strategic plan. It is the direct result of the commitment to: An exceptional student experience Strengthening research and graduate education Supporting the faculty and staff Partnering with the arts community and social agencies through services and innovative ideas Promoting international engagement through an enhanced cultural hub 2

3 A New Precinct A New Precinct ARMOURIES BUS DEPOT PARKETTE STAR BUILDING Heritage and Sustainable Urban Design University of Toronto University of Windsor Downtown Campus 3

and Bus Depot Site New combined 77,000 sf School For Arts

Classrooms, Student Study Lounges, Multi-Media Film Hub,

Sculpture and Making Studio, Painting and Drawing Studios,

Programme Art Studios, Faculty and Administrative offices

4 and Bus Depot Site New combined 77,000 sf School For Arts and Creative Innovation for 700 students Including Classrooms, Student Study Lounges, Multi-Media Film Hub, Music Practice Studios and 140 seat Performance Hall, Sculpture and Making Studio, Painting and Drawing Studios, Digital Arts and Photography, Art Gallery, Masters Programme Art Studios, Faculty and Administrative offices and multi-use seminar and break-out rooms. Existing Context Existing Context 4

5 Floor Levels 5

6 Conceptual Design Create a home for the integration of various visual and sonic arts at the two existing building sites as a remarkable downtown urban Arts Commons and Precinct Visual Arts Music Film Armouries Armouries Depot Depot Home for Collaborative Arts 6

7 and Depot Conceptual Design and Depot Conceptual Design Ground Floor Plan and Depot Conceptual Design Lower Floor Plan Second Floor Plan 7

8 Existing Context Constraints Existing Armoury Structure is substantial and specific to structural framework (wall thicknesses are not flexible) Existing floor to floor heights are minimal (Basement and 2 nd floor mezzanine) Ontario Building Code restricts opportunities for interconnected volumes Available site boundaries and floor areas within existing volume has a maximum potential Heritage characteristics restrict some alternatives for adaptive growth Maintaining legibility of the large armoury volume while meeting the dense programme Existing Building Section Multiple interconnected floors (not OBC compliant) interconnected floors in pairs (OBC compliant) Sections New Building Section: Daylight and Visual Connectivity New Lower Level Urban Design Collaborative Arts Campus 8

9 Chatham Parkette Heritage Elements Existing Heritage Elements Proposed Interventions 9

10 Elevations North Elevation East Elevation West Elevation South Elevation Depot Elevations South Elevation North Elevation East Elevation New Entry Lounge 10

11 Informal Meeting Place Making Studio (Depot) View along Freedom Way 11

Building Envelope Insulated Walls Strategy Remove existing finishes Install metal framing 38 mm from wall.

Install 2-3 of closed cell polyurethane spray foam insulation over brick walls and in between metal framing and

Uninsulated Walls Strategy Remove existing finishes Apply interior air and vapour control layer Optional

12 Building Envelope Insulated Walls Strategy Remove existing finishes Install metal framing 38 mm from wall. Secure framing to wall at ¼ or 1/3 points. Install 2-3 of closed cell polyurethane spray foam insulation over brick walls and in between metal framing and masonry Install interior finish / thermal barrier over spray foam Hygrothermal Brick Testing Building Envelope Uninsulated Walls Strategy Remove existing finishes Apply interior air and vapour control layer Optional framing/drywall or coating for air barrier Targeted air seals at joints between walls/roofs, andpenetrations. Seal/cap masonry cavity at top of walls. Targeted deteriorated mortar joint repointing. 12

secured with mortar Header bricks on the

13 Framing Elements Existing Soffit Proposed Soffit Framing Elements Wood Purlins Bearing on Masonry Wall - Insulation Wood Purlins Bearing on Masonry Wall Plate Support Existing Masonry Retrofit Securement Outer wythe secured with mortar Header bricks on the inside face Stainless steel helical ties will be installed on selected facades Very small anchorage holes can be patched to match brick Helical Ties 13

Roofing New higher humidity interior environment planned Poor existing air flow control leads to possible condensation within roof Interior

Interior Insulation Option Exterior Insulation Preferred Water Shedding Water Shedding The existing water shedding details do not effectively

corrosion, and embedded wood decay. It is important to control moisture absorption into the masonry and mortar.

This includes installing new drip edges and flashing at windows and parapets as well as repointing all deteriorated mortar joints.

14 Roofing New higher humidity interior environment planned Poor existing air flow control leads to possible condensation within roof Interior insulation could cause condensation within concealed masonry spaces New air sealed exterior roofing and insulation recommended Existing Metal Roof Interior Insulation Option Exterior Insulation Preferred Water Shedding Water Shedding The existing water shedding details do not effectively deflect and redirect water away from the wall Interior insulation will increase the wall s susceptibility to freeze-thaw damage, embedded metal corrosion, and embedded wood decay. It is important to control moisture absorption into the masonry and mortar. Mortar joint continuity and improved water shedding details are recommended. This includes installing new drip edges and flashing at windows and parapets as well as repointing all deteriorated mortar joints. Windsor Star Case Study New 64,000 sf home for 800 students for: School of Social Work Centre for Executive and Professional Education Including: Classrooms, Student Study, Lounges, Research Labs, and Faculty and Administrative Offices and multi-use Seminar and Break-Out rooms 14

Windsor Star Existing Context Ferry street Pitt street Windsor Star

Challenges for accessibility Elev + 2 5 with multiple level changes at each

Elev + 6 Elev + 4 11 Existing Ground Floor Plan (elevations related to street

Building 1953 12,300sf Existing Floor Elements 1927 6,200sf 1918 3,500sf

unaligned floor to floor heights Poor flexibility Average window exposure

15 Windsor Star Existing Context Ferry street Pitt street Windsor Star Challenges and Opportunities Elev Elev 4 Text Purposeful Alterations; Challenges for accessibility Elev with multiple level changes at each floor level. Elev + 6 Elev Existing Ground Floor Plan (elevations related to street level) Windsor Star Challenges and Opportunities University of Windsor, Star Building ,300sf Existing Floor Elements ,200sf ,500sf Irregular Footprint 3 different floor plans Heavy, inefficient structure Poor unaligned floor to floor heights Poor flexibility Average window exposure 22,000sf Single floor plate Efficient structural system Established floor to floor heights Flexible open floor plan Good window exposure Comparative Floor Elements 15

16 Windsor Star Challenges and Opportunities A. Full Plan B. Partial Plan C. Partial Plan D. Heritage Façade + New Building Commitment to re-use Commitment to perimeter Commitment to perimeter Commitment to perimeter heritage existing buildings heritage shell heritage shell shell preserved throughout Review Space Programme Retain 1927 corner building Retain 1927 corner building construction Net/Gross ratio and 1953 warehouse building Remove multi-levelled Remove all existing floor Requires new additional Remove multi-levelled timber timber structure assemblies floor area or reduced structure and replace with new Remove multi-levelled Maximized efficiency by inserting all programme sizes efficient floor area warehouse structure new floor plates Enhance efficiency of existing 1927 floor areas with integrated transitions to Net / Gross new floor plates, A B C D Windsor Star Challenges and Opportunities B.1 Existing Configuration with new corner Park Commitment to perimeter heritage shell with new south addition Programme will fit in 3 floors to meet space requirements B.2 New South Building and interior Courtyard Commitment to perimeter heritage shell New South Building with elevated connecting bridges Programme will fit in 3 floors to meet space requirements D. Heritage Façade + New Building Commitment to perimeter heritage shell All new replacement Buildings with 2 storey garden link building Programme will fit within a 3 storey total building height New Campus Downtown Future Expansion New Heritage Courtyard at Windsor Star 16

17 New Heritage Courtyard Windsor Star Plans Ground Floor Plan Second Floor Plan Third Floor Plan New Interior Student Lounge 17

18 Windsor Star Sections Sections 2 nd floor student/faculty lounge with view to 3 rd floor roof terrace New Meeting/Conference Room and Roof Terrace 18

19 Windsor Star Façade Retention Concept Option D Existing Massing Location of Future Expansion Proposed New Massing View along Pitt Street 19

Preserves historic context and character defining features, increases connectivity and linkages Public realm has been improved, facilitating a walkable neighbourhood, increasing opportunities for

20 Windsor Revitalization Building Reuse Urban Sustainability Jane Jacobs: Every community needs a mix of newer and older buildings. CS&P Architects / ERA Windsor Revitalization Building Reuse Urban Sustainability A variety of heritage strategies and urban design approaches are used to deal with the context of each building Preserves historic context and character defining features, increases connectivity and linkages Public realm has been improved, facilitating a walkable neighbourhood, increasing opportunities for social interaction New institutional and public uses are added to the downtown core, mixed use opportunities are increased Ultimately a new population may be attracted to the downtown core, which is the ultimate goal of a vibrant, mixed use and diverse community The use of these existing heritage buildings, in a successful and relevant adaptive reuse strategy, is an urban catalyst towards inner city revitalization. 20

Background. BSC Website Builder Resources. Building America Innovations

Background. BSC Website Builder Resources. Building America Innovations Building America Innovations 1. Advanced Technologies & Practices 2. House as a System Business Case 3. Effective Guidance and Tools 4. Infrastructure Development Kohta Ueno Internal Insulation of Masonry