Consulting Parties Meeting Center Building Concept. February 23, 2010

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1 Consulting Parties Meeting Center Building Concept

2 Presentation Organization Project Team Project Goals Building Evaluation Heritage Existing Conditions Life Safety Evaluation Programmatic Fit Concept Explorations Recommended Approach Sustainability Opportunities Design Opportunities 1

3 Project Team Experience Goody Clancy HDR, Arup, Robert Silman Associates Massachusetts State House Cambridge City Hall Annex 1871 Buffalo Psychiatric Center Trinity Church in the City of Boston 2

4 Programmatic Agreement Stipulations GSA shall ensure that the Undertaking will be carried out in compliance with the stipulations set forth in this Programmatic Agreement, with the goal that the development of the Site will be compatible with its historic character and exceptional significance balanced with meeting the programmatic, security, functional and operational needs of DHS. I. General Requirements, lines

5 Center Building - Goals Optimize functionality for DHS, while respecting the heritage asset Accommodate required additions for new office and circulation Achieve appealing flexible office space Provide a model of environmental sustainability Implement physical and aesthetic repairs Create cost effective solutions for GSA & DHS 4

6 Heritage Evaluation 5

7 Center Building Construction Chronology demolished demolished Image from WJE DRAFT HSR, 1/25/09 6

8 Site Changes over Time Image by Heritage Landscapes 7

9 Site Changes over Time Image by Heritage Landscapes 8

10 Site Changes over Time Image by Heritage Landscapes 9

11 Circa

12 Draft Historic Structures Report Zoning Recommendations First Floor Image from WJE DRAFT HSR, 1/25/09 11

13 Draft Historic Structures Report Zoning Recommendations Second Floor Image from WJE DRAFT HSR, 1/25/09 12

14 Draft Historic Structures Report Zoning Recommendations Third Floor Image from WJE DRAFT HSR, 1/25/09 13

15 Draft Historic Structures Report Zoning Recommendations Fourth Floor Image from WJE DRAFT HSR, 1/25/09 14

16 Zone 1 Restoration Restoration zones typically include primary facades and their settings, landscaped courtyards, public lobbies, corridors, stairways, original elevators, courtrooms, hearing rooms, other ceremonial spaces, libraries, executive suites and restrooms retaining historic ornamental finishes such as marble partitions, structural glass and porcelain pedestal sinks. Exterior Building Massing Exterior brick and stone masonry Original divided-light double hung windows Multi-panel doors Cast iron elements Interior 1 st and 2 nd floors of Buildings 1 and 2 Location of superintendents office and public reception Original primary northsouth corridor of the central wing original connecting links to the east and west wings of Building 1 Kirkbride/echelon plan represented by the double-loaded ward corridors and selected adjacent patient rooms 15

17 Zone 2 Rehabilitation Rehabilitation zones generally include most of the tenant spaces where alterations have occurred but significant original materials remain (i.e. windows, trim, doors, plaster walls, etc.) even if some features, such as lighting, have been removed or ceiling volumes obscured by suspended ceiling. Exterior Roof No Zone 2 specifically designated in HSR. Interior Most interior spaces Retention of character-defining features and restoration of missing historic elements is appropriate Spatial volume, relationship to adjacent spaces Alterations of doors, walls or other features acceptable. Alterations should retain general character of original space 16

18 Zone 3 Renovation Renovation zones (Zone 3) are typically limited to attics, basements, utilitarian spaces, and areas which have been so altered that no original material remains. These non-significant spaces may be demolished in their entirety, as long as the alterations do not adversely affect adjoining rehabilitation or restoration zone spaces. Exterior 1925 day porch addition to Building 6, 1936 day porch addition to Building 3, 1936 day porch addition to Building 5 Interior Interiors of the various bathrooms and bathroom wings Basements throughout the building 17

19 Draft Historic Structures Report Zoning Recommendations Fourth Floor No Zone 1 other than exterior Third Floor No Zone 1 other than exterior Second Floor Zone 1- Center Corridors & Rooms First Floor Zone 1-Center Page 18

20 Existing Conditions All CDFs within Zone 1 preserved Wood / Iron Built-in features Folding lavatory Fireplaces & Hearths Remnants of Stencils 19

21 Existing Conditions - Loss of Material Integrity Plaster Ceiling Deterioration due to water infiltration Interior Wall/Ceiling conditions water infiltration throughout Interior Wall/Ceiling Floors replaced throughout buildings 20

22 Existing Conditions & Life Safety Structural Framing Wood Variable species/ grading Designed for Hospital Loading (40 psf vs 80 psf) Combustible Inadequate fire resistance rating Inadequate Diaphragms Conditions Areas of Severe Deterioration Water Damage Rot/ Mold Inadequate (temporary) repairs 21

23 Program Fit (Switch in existing plan) Need for universal access Plan for Future Connections and Additions Provide flexible office area for Circulation Security Future Office and Connections to NOC Future Office & Connections 22

24 Sustainability Opportunities Solar Hot Water & Photovoltaics Storm water from roof for reuse for toilet flushing Reduced lighting loads below code requirements Daylighting through windows and skylights Advanced lighting controls Chilled beam technology to reduce mechanical loads Potential LEED Gold, Possible LEED Platinum Reduction of material use, healthy materials 23

25 Exploration of Opportunities & Challenges Optimize functionality for DHS, while respecting the heritage asset Accommodate required additions for new office and circulation Achieve appealing flexible office space Provide a model of environmental sustainability Implement physical and aesthetic repairs Create cost effective solutions for GSA & DHS 24

26 Exploration of Opportunities & Challenges A. Reinforce existing wood structure & maintain existing floor plan throughout. Pros Retention of existing walls throughout building Cons Structural fortification of existing wood construction does not create fire separation Intrusive fire walls needed & rated hallways, alteration of all openings Not functional 25

27 Firewalls 26

28 Exploration of Opportunities & Challenges B. Use existing wood structure & maintains existing floor plan at center only. New structure at wings. Pros Retains existing walls at Buildings 1 and 2 Provides functionality in most of the buildings Cons Fire wall separation required between construction types Fire rated corridor walls in buildings 1 and 2 preclude existing doors and transoms Provides flexibility for present and future uses in Buildings 3,4, 5 and 6 27

29 Exploration of Opportunities & Challenges C. New floor structure throughout. Important spaces and decorative elements in Buildings 1 and 2 are retained. Pros Maintains integrity of exterior walls no intrusive firewalls Provides flexibility for present and future uses structurally & spatially Protects the historic heart of the building with primary spaces & corridors Cons Loss of floor plans in Buildings 3,4,5 and 6 28

30 Exploration of Opportunities & Challenges A Uses existing wood structure & maintains existing floor plan. Requires firewalls. Not functional. B Uses existing wood structure & maintains existing floor plan at center only. New structure at wings. Requires firewalls. C New floor structure throughout Maintains floor plan at center. No firewalls required. Most functional floorplan. 29

31 First Floor Plan 30

32 Second Floor Plan 31

33 Third Floor Plan 32

34 Fourth Floor Plan 33

35 Managing Change The Second Floor Superintendent s Apartment: Then and Now 34

36 Proposed 35

37 36

38 37

39 38

40 39