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

INTRODUCTIONS SETTING THE STAGE CASE STUDY: PRINCETON UNIVERSITY

01 INTRODUCTIONS

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

02 SETTING THE STAGE

Impacting Decisions of New Building Vs. Renovation TRENDS AND DRIVERS

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

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

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

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

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

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

CAMPUS STATS» 20-30% of buildings were completed between 1945-1965» 10-20% of buildings were completed between 1966-1975» 30-50% of the campus has greater value than ever to be invested in Steve Cadman

What we think is historic and what is historic

GREAT BONES, BAD SYSTEMS 1973 OIL CRISIS BONES SYSTEMS Floor to Floor Heights Super Structure MEP Systems Distribution Exterior Systems POST WORLD WAR II 1965-1975 MODERN 10-12 10-12 15-16 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

REVOLUTION OF THE RESEARCH ENVIRONMENT 1945-1975 MODERN» PI-Centric» Closed and Enclosed» Ideas come from within the Lab» Zoned Functions» Open and Shared» Ideas come from the spaces in-between

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.

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

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

CASE STUDY: 03 PRINCETON UNIVERSITY

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.

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?

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.

THE REALITY

HOYT S HISTORY

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

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

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???

We need a strategic plan

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

Feasibility Study to Establish Project Parameters

2011 2012 2013 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

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

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 glass @ Tech Center Refurbish elevator ADA controls» Electrostatically paint casework

REPLACE OUTDATED MEP INFRASTRUCTURE EQUIPMENT

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

MODIFY CORRIDOR FOR INSTALLATION OF INTERIOR GLASS TECH CENTER SPACE

ELECTROSTATICALLY PAINT CASEWORK

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

INTERIOR WINDOWS TO LABS / OFFICES

REFURBISH ENVIRONMENTAL ROOMS

NEW PENTHOUSE

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

BEFORE AND AFTER OFFICE

BEFORE AND AFTER CORRIDOR

BEFORE AND AFTER OPEN LABORATORY FUMEHOOD AREA

BEFORE AND AFTER ENVIRONMENTAL ROOM

BEFORE AND AFTER CORE SPACES

BEFORE AND AFTER OPEN LABORATORY LOOKING TO CENTER OF BUILDING

BEFORE AND AFTER OPEN LABORATORY LOOKING TO EXTERIOR

BEFORE AND AFTER OPEN LABORATORY MAIN AISLE

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?

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

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

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