RE-USE AND REPURPOSING OF UNDERUTILIZED BUILDINGS: STRATEGIC PLANS FOR COMPETITIVE RESEARCH ENVIRONMENTS

Transcription

1 RE-USE AND REPURPOSING OF UNDERUTILIZED BUILDINGS: STRATEGIC PLANS FOR COMPETITIVE RESEARCH ENVIRONMENTS

2 INTRODUCTIONS SETTING THE STAGE CASE STUDY: PRINCETON UNIVERSITY

3 01 INTRODUCTIONS

4 Liz Cook AIA, LEED AP Marc Carola PE, LEED AP BD+C Mark Wilson AIA, LEED AP BD+C

5 02 SETTING THE STAGE

6 Impacting Decisions of New Building Vs. Renovation TRENDS AND DRIVERS

7 THE COST» Do More with Less» Change in Funding Streams» Accountability» Speed to Market Phasing Swing Space Premium Time Other Site Isolation Code upgrades Abatement Demo Fit-Up Core& Shell Site New Renovation Occupied Renovation Construction Cost Allocations

8 STANDARDS AND DATA» Evidence Based Design» POE s» Benchmarking» Strategic Planning» Proof of Investment

9 THE CAMPUS» Community & Context» Re-centralizing» Refit vs. Reinvent» Repurposing

10 SUSTAINABILITY» Students are driving perception» Energy costs are driving efficiency» Lifecycle cost analysis mandates» Net Zero is the new LEED

11 THE GREENEST BUILDING IS ALREADY BUILT 10 TO 80 YEARS Time required for a new building to overcome the negative impacts created during its construction 20 TO 30 YEARS Time required to compensate for the initial carbon impact from construction for a majority of building types *Statistics by the USGBC & National Trust for Historic Preservation 2012

12 ATTRACT AND RETAIN ENVIRONMENT» Enrollment decline Population Decrease Over 25 Mergers» 50% drop out rate

13 CAMPUS STATS» 20-30% of buildings were completed between » 10-20% of buildings were completed between » 30-50% of the campus has greater value than ever to be invested in Steve Cadman

14 What we think is historic and what is historic

15 GREAT BONES, BAD SYSTEMS 1973 OIL CRISIS BONES SYSTEMS Floor to Floor Heights Super Structure MEP Systems Distribution Exterior Systems POST WORLD WAR II MODERN Reinforced Concrete Hard Balanced, Constant Volume, Pneumatic Control Systems Masonry Construction with Strip Windows or Curtain Wall Reinforced Concrete Hard Balanced, Constant Volume, Pneumatic Control Systems Masonry Construction with Strip Windows or Curtain Wall Flexible System of Structural Steel or Concrete VAV, Chilled Beams, Intelligent Building Systems Energy Efficient Thermal Systems Code Focus on Safety Focus on Safety Energy Codes, ADA

16 REVOLUTION OF THE RESEARCH ENVIRONMENT MODERN» PI-Centric» Closed and Enclosed» Ideas come from within the Lab» Zoned Functions» Open and Shared» Ideas come from the spaces in-between

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18 A GOOD STRATEGIC PLAN:» Considers Current and Future Environment» Prioritizes Investment $ Rank» Categorizes Must Haves & Want to Haves» Balance Built Infrastructure & Sustainability Research Environment» Accounts for Surprise» Provides a roadmap for decisions.

19 UTILIZES TOOLS FOR DECISION MAKING:» Laser Surveying» Code Analysis» Energy Modeling» Sustainability Charette» Cost Modeling» User Interviews» Project Vision

20 ADJUSTABLE FOR THE SPECIFIC SCENARIO: Program» Departmental» Good of the whole» Change behavior and learning» Expectations Modular, flexible Space type variety Researcher» Grant Funded» High Profile» High Result» Expectations Exacting Environment Tune to specific research CORE CORE

21 CASE STUDY: 03 PRINCETON UNIVERSITY

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23 E STILL DIDN T KNOW WHO WAS MOVING IN. THE STORY OF THE CHEMISTRY DEPARTMENT E-QUAD» Recently modernized asset HOYT LAB» Adequate vacated chemistry building» Embedded energy» Valued asset» Near e-quad» Integral to the fabric of the campus Demolition is not an option. Find a value-added solution.

24 E STILL DIDN T KNOW WHO WAS MOVING IN. IDEA FIRST PROGRAM AFTER For a modest amount, we can turn it into something very usable» Scrub it up, make it look presentable» Building systems were at the end of their useful life but» Always need for space» Much faster to reuse than tear down» New buildings have new rules, more roadblocks» Cost is incurred even if it isn t occupied Who, what, where, and when?

25 EAS IDENTIFYING WHO» Which group?» Can they perform their research?» Who would benefit from collocation?» Who can meet the budget? People were identified, but was more complicated than just placing people.

26 THE REALITY

27 HOYT S HISTORY

28 1ST, 2ND & 3RD FLOOR PLAN PUBLIC/OFFICE/ADMIN LABORATORY MECHANICAL

29 BASEMENT AND 4 TH FLOOR PLANS 600 sf 600 sf PUBLIC/OFFICE/ADMIN LABORATORY MECHANICAL

30 STRATEGIC GOALS Is it in the right place? Is it the right size to accommodate the program? Does it also accommodate growth? Will the new space avoid grossly unequal conditions? Will the building be able to sustain through time? Are budgets realistic? Will it meet The University s energy goals (30% or better)? Will User productivity be compromised for cost / schedule? Yes Yes Yes Yes Yes???

31 We need a strategic plan

32 CHALLENGES OF REUSE & REPURPOSE» 12 floor-to-floor height» MEP equipment approaching life expectancy» Vertical distribution limitations» Limit amount of structural reinforcement» Improve daylighting/quality» Spaces that facilitate collaboration and transparency» Provide a prototype laboratory» Meet or beat contingency goals

33 CHALLENGES OF REUSE & REPURPOSE» 12 floor-to-floor height» MEP equipment approaching life expectancy» Vertical distribution limitations» Limit amount of structural reinforcement» Improve daylighting/quality» Spaces that facilitate collaboration and transparency» Provide a prototype laboratory» Meet or beat contingency goals

34 CHALLENGES OF REUSE & REPURPOSE» 12 floor-to-floor height» MEP equipment approaching life expectancy» Vertical distribution limitations» Limit amount of structural reinforcement» Improve daylighting/quality» Spaces that facilitate collaboration and transparency» Provide a prototype laboratory» Meet or beat contingency goals

35 CHALLENGES OF REUSE & REPURPOSE» 12 floor-to-floor height» MEP equipment approaching life expectancy» Vertical distribution limitations» Limit amount of structural reinforcement» Improve daylighting/quality» Spaces that facilitate collaboration and transparency» Provide a prototype laboratory» Meet or beat contingency goals

36 CHALLENGES OF REUSE & REPURPOSE» 12 floor-to-floor height» MEP equipment approaching life expectancy» Vertical distribution limitations» Limit amount of structural reinforcement» Improve daylighting/quality» Spaces that facilitate collaboration and transparency» Provide a prototype laboratory» Meet or beat contingency goals

37 Feasibility Study to Establish Project Parameters

38 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J Feasibility Study Design Phase Bidding Phase Construction Phase TIMELINE

39 HE STRATEGY FEASIBILITY STUDY TASKS» Meet w/ AHJ Perform Code/ADA Analysis» Hazmat Recommended Sampling Plan» Building Roof, Envelope and Architectural Finishes Evaluation» MEP Equipment/Distribution Options» Energy Modeling for Base Line and Options» Casework Evaluation» Sustainability Charette» Laboratory Floor Plate Schemes» Life Cycle Cost Studies» 3rd Party Elevator/Environment Rm. Evals.» De-Bundling Cost Estimate

40 HE RESULTS BASE CASE» Code/ADA Upgrades» Hazmat Remediation» Replace Outdated MEP Infrastructure Equipment» New roof, exterior repair, re-glaze failing/unsightly windows/skylights» Build on upper floors to reduce future renovation disruption» Add toilet fixtures to accommodate anticipated population» Extend Fire protection» Replace floor, ceilings and lighting fixtures» Modify corridor installation of interior Tech Center Refurbish elevator ADA controls» Electrostatically paint casework

41 REPLACE OUTDATED MEP INFRASTRUCTURE EQUIPMENT

42 NEW ROOF, EXTERIOR REPAIR, RE-GLAZE FAILING/UNSIGHTLY WINDOWS/SKYLIGHTS

43 MODIFY CORRIDOR FOR INSTALLATION OF INTERIOR GLASS TECH CENTER SPACE

44 ELECTROSTATICALLY PAINT CASEWORK

45 HE RESULTS OPTIONS» Add amenity spaces (i.e. pantries)» Upgrade Elevator Finishes» Additional plumbing fixtures» Renovate restrooms» Replace casework» Replace casework tops and hardware» New MEP mains/distribution» New utility mains» Chilled Beams for offices» Interior windows to labs / offices» Refurbish environmental rooms» New Penthouse

46 INTERIOR WINDOWS TO LABS / OFFICES

47 REFURBISH ENVIRONMENTAL ROOMS

48 NEW PENTHOUSE

49 REUSE / REPURPOSE SHOULDN T COMPROMISE SUSTAINABILITY» Replace constant volume air system» Retrofit fumehoods» Energy Recovery Systems» VGDD for exhaust» AHU Economizers» Chilled beams» 100% Automatic lighting control» Integrated lighting and thermal controls» Daylight harvesting» Increased daylight views

50 BEFORE AND AFTER OFFICE

51 BEFORE AND AFTER CORRIDOR

52 BEFORE AND AFTER CORRIDOR

53 BEFORE AND AFTER OPEN LABORATORY FUMEHOOD AREA

54 BEFORE AND AFTER ENVIRONMENTAL ROOM

55 BEFORE AND AFTER CORE SPACES

56 BEFORE AND AFTER OPEN LABORATORY LOOKING TO CENTER OF BUILDING

57 BEFORE AND AFTER OPEN LABORATORY LOOKING TO EXTERIOR

58 BEFORE AND AFTER OPEN LABORATORY MAIN AISLE

59 WAS IT A SUCCESSFUL RE-PURPOSE?» Was it completed in a timely manner?» Was it within budget?» Is the building sustainable for the next 20 years?» Is the building flexible for the foreseeable future?» Was it worth it?

60 UNIVERSITY RESULTS» Highly efficient valuable asset» Annual energy reduction 67% improvement (University Goal - 30%)» Annual fumehood energy savings $3.8K to $7.6K (80/60 FPM)» Increased daylight views for 100% of regularly occupied spaces

61 USER RESULTS» Enticing» State of the art purpose built design» Collaborative space = idea exchange» Recruitment showcase» Created a knowledge center It was worth the move.wouldn t go back

62 TRADELINE THREE» Repurpose with a Purpose» Lessons Learned Matter; if you don t have them find them» Everything is on the table; the best strategy comes from considering all options