HISTORICAL OVERVIEW OPN ARCHITECTS. Home Office Building of The Bankers Life Building, 1940

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OPN ARCHITECTS Home Office Building of The Bankers Life Building, 1940 HISTORICAL OVERVIEW Designed as the home office of The Bankers Life Insurance Company by architects Tinsley, McBroom & Higgins

1 OPN ARCHITECTS Home Office Building of The Bankers Life Building, 1940 HISTORICAL OVERVIEW Designed as the home office of The Bankers Life Insurance Company by architects Tinsley, McBroom & Higgins in 1938, the building was declared the Building of the Decade in the June 1940 issue of Architectural Record. From the ground to the highest point, the building rises 145 feet, with six floors, the penthouse, and cooling towers above grade. Exterior surfacing materials include a 23 foot base of rainbow granite with limestone above. The bronze-framed glass-block panels, with clearglass inserts are separated vertically by spandrels of extruded bronze. For the conduct of insurance business, the front portion of the building was organized according to desirable relationships between several departments and their need for accessibility. The basement and ground floors largely contain utility, storage, supply rooms, and office space. Also located in this area is a gymnasium for employees use. From the first through fifth floors are the public lobbies, and large open work spaces. Most of the executive offices are located on the sixth floor, along with conference rooms, and a law library. In the seventh-floor penthouse is a private executive suite, including coat room, foyer and director s room. Additions to the northeast and northwest of the building in 1959 and 1976, respectfully, and the addition of the north pavilion in 1984 positioned the building as a central circulation and meeting point within Principal Financial Group s corporate downtown * Excerpts taken from the reprinted issue of the June 1940 issue of Architectural Record, Home Office Building, The Bankers Life Company. 6

2 CORPORATE 1 DISCOVERY PHASE BUILDING OVERVIEW CODE ANALYSIS CHARACTER DEFINING ELEMENTS CHARACTER DEFINING SPACES MATERIAL SOURCING BUILDING PROGRESS IMAGES BUILDING DIAGRAMS MATERIAL DESCRIPTIONS 1939 CONDITION ANALYSIS 1981 AREAS OF PROTECTION Expansions to The Bankers Life Building, Present Des Moines campus. The three additions created additional office and service space needed for the growing financial company and its connection to neighboring office buildings. With each subsequent addition and remodel, the building still maintained and displayed many of the original Art Deco features often characterized by rich colors, bold geometric shapes, and ornamentation. ENERGY ANALYSIS Long before the sustainability trend in contemporary architecture, the Bankers Life building employed many strategies in the SALVAGED MATERIALS MECHANICAL SYSTEMS ELECTRICAL SYSTEMS planning, design, and material selection process that lends itself greatly to its continued use and longevity in its 75th anniversary. These strategies included; Clear Span Open Office Space Copper Pipes Used as Radiators Behind Metal Wall Panels Perforated Metal Ceiling Panels with Acoustical Panels Above Cork Insulation on the Interior Rubber Flooring and Wainscot Double Bronze Windows Allowed to Naturally Oxidize Glass Block to Diffuse Natural Light Metal Reflective Lighting Coffers Under Floor Utility Metal Ducts Flat Tile Floor System with Varied Thicknesses 7 APPENDIX

OPN ARCHITECTS Principal Financial Group Corporate 1, 2014 CONTEMPORARY OVERVIEW Corporate 1 continues to serve as a central hub within Principal Financial Groups corporate campus, as well as the

3 OPN ARCHITECTS Principal Financial Group Corporate 1, 2014 CONTEMPORARY OVERVIEW Corporate 1 continues to serve as a central hub within Principal Financial Groups corporate campus, as well as the front door and home to the executive leadership. The building currently houses many of the corporate campus Shared Services, as well as Corporate Real Estate, Corporate Marketing, Corporate Human Resources, Conference Center, and Executive offices. Building program, in addition to that originally built in 1938, now includes food service facilities, employee pharmacy, banking services, information technology and critical communication space, recreational zones, gallery space, and employee retreat areas. Skywalk connections to the north, east, and south of the building to Corporate 4, Corporate 2, annex, and city parking garages further emphasize the building s central location and overall connection campus wide. The original building core still functions as the main vertical circulation space and consists of an elevator bank, central stair, and restrooms. Additional vertical circulation cores were added with each addition and include elevator, stair, and restroom services. Building code and ADA deficiencies exist at circulation systems due to incorrect door swings and inaccessible knob hardware that dates from the original building. Such instances are prevalent throughout which include restrooms with inaccessible entry configurations and missing or inaccessible wheelchair stalls, as well as inaccessible drinking fountains. 8

CORPORATE 1 DISCOVERY PHASE CODE ANALYSIS BUILDING OVERVIEW AREAS OF PROTECTION CONDITION ANALYSIS CHARACTER DEFINING ELEMENTS ELECTRICAL SYSTEMS MECHANICAL SYSTEMS SALVAGED MATERIALS ENERGY ANALYSIS

and reconfigurations, many of the original and forward thinking sustainable practices have been altered and no longer function as they originally intended.

Natural lighting is further decreased by the use of tall office partitions.

Because the building is not centrally metered, it remains difficult to determine the actual energy use.

4 CORPORATE 1 DISCOVERY PHASE CODE ANALYSIS BUILDING OVERVIEW AREAS OF PROTECTION CONDITION ANALYSIS CHARACTER DEFINING ELEMENTS ELECTRICAL SYSTEMS MECHANICAL SYSTEMS SALVAGED MATERIALS ENERGY ANALYSIS CHARACTER DEFINING SPACES MATERIAL SOURCING MATERIAL DESCRIPTIONS BUILDING DIAGRAMS BUILDING PROGRESS IMAGES CORP 1 Comparison of Interior Open Office Space 1940 / 2014 With various interior remodels and reconfigurations, many of the original and forward thinking sustainable practices have been altered and no longer function as they originally intended. Alterations to the mechanical systems have resulted in lowered ceiling heights, decreased ambient lighting levels and the reliance on fluorescents. Natural lighting is further decreased by the use of tall office partitions. In addition, skywalk access on multiple levels has resulted in inefficient circulation patterns and a decrease in the prominence in the southern entry. Because the building is not centrally metered, it remains difficult to determine the actual energy use. With air handling units past the 20-year median life expectancy set by ASHRAE standards there remains great potential to significantly decrease the building s energy consumption. Windows surveyed and thermally evaluated indicate they exceed contemporary code standards, a testament to the longevity of the building. Strategies moving forward include developing space and amenities within the existing building confines that accompany the evolving work structure and client base of Principal Financial Groups business operations and to the Des Moines community. Methods aim to address circulation, code and ADA compliance, and mechanical systems with emphasis on preserving the Art Deco features as originally built and its centrally located role within the corporate campus. 9 APPENDIX

5 OPN ARCHITECTS 1939 BUILDING PROGRESS Foundation Wall Forms Being Erected, September 29, 1938 Site Under Construction as Viewed From 7th Street, October 24,

Members, January 19, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL

6 CORPORATE 1 DISCOVERY PHASE CHARACTER DEFINING ELEMENTS CHARACTER DEFINING SPACES MATERIAL SOURCING MATERIAL DESCRIPTIONS BUILDING DIAGRAMS BUILDING PROGRESS IMAGES BUILDING OVERVIEW Erection of Structural Steel Members, January 19, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL SYSTEMS CODE ANALYSIS AREAS OF PROTECTION Structural Steel Members with HVAC Penetrations, April 1, APPENDIX

7 OPN ARCHITECTS Flat Clay Tile Arch Flooring System Installation, February 13, 1939 Masons Constructing Exterior Wall, May 3,

January 16, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL SYSTEMS

8 CORPORATE 1 DISCOVERY PHASE CHARACTER DEFINING ELEMENTS CHARACTER DEFINING SPACES MATERIAL SOURCING MATERIAL DESCRIPTIONS BUILDING DIAGRAMS BUILDING PROGRESS IMAGES BUILDING OVERVIEW Octagonal Molded Glass Positive, January 16, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL SYSTEMS CODE ANALYSIS AREAS OF PROTECTION Installation of Exterior Rainbow Granite at Base, April 1, APPENDIX

9 OPN ARCHITECTS Installation of Cream Vein Bedford Limestone, May 3, 1939 Structural Steel of Open Office Area, January 19,

Third Floor, June 20, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS

10 CORPORATE 1 DISCOVERY PHASE CHARACTER DEFINING ELEMENTS CHARACTER DEFINING SPACES MATERIAL SOURCING MATERIAL DESCRIPTIONS BUILDING DIAGRAMS BUILDING PROGRESS IMAGES BUILDING OVERVIEW East Stair Tower at Third Floor, June 20, 1939 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL SYSTEMS CODE ANALYSIS AREAS OF PROTECTION Progression of Exterior Facade, May 17, APPENDIX

11 OPN ARCHITECTS 1959 BUILDING PROGRESS Deconstruction Along North Portion of Original Building, March 18, 1958 Foundation Work at New North Addition, June 25,

to Original Building, June 25, 1958 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS

12 CORPORATE 1 DISCOVERY PHASE CHARACTER DEFINING ELEMENTS CHARACTER DEFINING SPACES MATERIAL SOURCING MATERIAL DESCRIPTIONS BUILDING DIAGRAMS BUILDING PROGRESS IMAGES BUILDING OVERVIEW Existing Foundation Wall and Connection to Original Building, June 25, 1958 MECHANICAL SYSTEMS SALVAGED MATERIALS CONDITION ANALYSIS ENERGY ANALYSIS ELECTRICAL SYSTEMS CODE ANALYSIS AREAS OF PROTECTION Erection of Structural Steel for North Addition, Date Unknown 17 APPENDIX

13 OPN ARCHITECTS 1976 BUILDING PROGRESS Erection of Structural Steel on North Side, September 27, 1976 Erection of Structural Steel on West Elevation, February 15,

14 Principal Financial Group. Corporate 1 Site Plan Description for UDRB. January 27, 2015 In response to interior building changes that further enhance Corporate One as Principal Financial Group s Corporate Headquarters, the site scope for this phase of work encompasses the area between the building face and the street curb on the south, west and east sides of the building. South side enhancements focus on improving accessibility to Corporate 1 with the addition of symmetrical walks to the east and west of the front doors, as well as a dedicated drop-off zone for vehicles. To accommodate the drop-off zone on High Street, a +/- 3.5 shift of the north curb is proposed along with a reduction in width of existing travel lanes. No reduction of travel lanes or elimination of parking lane is proposed. City of Des Moines Traffic and Transportation has reviewed the schematic design for this proposal and has voiced their support and agreed to work with the design team on further development of the design. Site paving, plantings, lighting, curb ramps and traffic signals will be upgraded as part of this phase. West side enhancements improve pedestrian connectivity by eliminating three vehicular curb cuts and reconstructing to provide a continuous sidewalk. A dedicated ADA on-street parking space is proposed just north of the Pleasant and 8 th intersection. Paving, plantings, lighting and traffic signals will be upgraded as part of this phase. East side enhancements focus on replacing existing walks, street curbs and the addition of trees within new planting areas.

Alterations, disproportionality, and the 20% rule

Alterations, disproportionality, and the 20% rule By M. Bradley Gaskins, AIA, CASp and Ellis L. McIntosh Jr., AIA, LEED AP The MCintosh group 1850 South Boulder Avenue Tulsa, OK 74119 918.585.8555 tmgada.com