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PROGRAM US

Bank

Building adaptive re-use

DOCUMENT KELTON BERRETT

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TABLE OF CONTENTS MISSION STATEMENT

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CONTEXT RESEARCH

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TYPOLOGY RESEARCH

14

PROJECT FACTS

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VALUES - GOALS -CONCEPTS

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MISSION STATEMENT This project is will improve the urban character of downtown Moscow by adding commercial and residential space while improving pedestrian oriented street engagement.

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CONTEXT RESEARCH

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CONTEXT: GEOGRAPHIC CONDITIONS

Moscow

Boise

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REGION: Northwest United STATE: Idaho COUNTY: Latah CITY: Moscow DISTRICT: Downtown ADDRESS: 3rd and Main

States


CONTEXT: GEOGRAPHIC CONDITIONS Figure-Ground Plan

DOWNTOWN MOSCOW

Project Site

UNIVERSITY OF IDAHO

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CONTEXT: GEOGRAPHIC CONDITIONS Climate Region IV (HCL: Lechner)

December

November

October

September

August

July

June

May

April

March

February

January

BASIC CLIMATE CONDITION:

Comfortable Period: 12% Too Hot:11% Too Cold: 77%

DEGREE-DAYS:

Climate for Moscow, I

600

200 0 200

600

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Cooling Heating

1400

Heating Degree-days: 5802 Cooling Degree-days: 981


Climate for Moscow, ID

CLIMATE: RAINFALL (IN.) SNOWFALL (IN.)

23.6 49.5 117

PRECIPITATION DAYS SUNNY DAYS AVG. JULY HIGH (F) AVG. JAN LOW (F)

169 83 22.5

COMFORT INDEX ELEVATION (FT)

77 2,605

MONTHLY RAINFAL: 4

3

2

December

November

October

September

August

July

June

May

April

March

February

1

January

ID

CONTEXT: GEOGRAPHIC CONDITIONS

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CONTEXT: GEOGRAPHIC CONDITIONS History of Downtown Moscow

Most of the earliest buildings in Moscow were wooden structures. This began to change after the Oregon Railway reached town in 1885. The railway provided the stimulus for growth, and in 1893 the city passed an ordinance banning the construction of wooden buildings in the downtown area in 1893. Much of the building stock of downtown dates from this era. The McConnel (The home of Mingles) building stands as a testament to this era.

The panic of 1893 ended much of the construction boom in downtown Moscow. The next round of building began around the turn of the century, and were most modest in size. This was the era of theaters, including the Kenworthy. 10


The US Bank (circa 1962) building would be part of a third wave of changes brought to downtown by the post WWII era of the automobile. The word “changes” denotes that the fact that a great amount of degradation occurred in addition to the building.

The focus on catering to the automobile would lead to design decisions such as lifting the bank off the ground to allow for drive through banking and off-street parking. Furthermore, economic forces such as the creation of the Palouse Empire Mall would make downtown less desirable for the motorist, and led to the clearance of many buildings for the benefit of parking lots. But disinvestment only continued, furthering the degradation of downtown. In the early 1970’s, the city devised a revitalization plan which diverted traffic around main Street. Main Street itself was converted from a four-lane highway into a two-lane street with metered parking, wider sidewalks, and street trees, leading to a pedestrian focused downtown. All of the traffic diversions would not 11 be completed until 200.


CONTEXT: SOCIAL CONDITIONS RESIDENTIAL USERS College Students: The project is located a quick walk from campus, and among the Moscow night life, making it a perfect location for college students.

Low-Medium Income Families: This project lends itself to providing centrally located affordable housing. The location is nearer to jobs and transit options making it more ideal than other affordable housing options

Retired folks who still feel young: There is a growing body of research that suggests that retired seniors prefer the cultural perks of a college town versus a traditional community for retired folks. In addition, older generations are displaying a preference for walkable down town communities 12


COMMERCIAL USERS US Bank (current tenant) This project will ensure space for the current tenant, US Bank will remain, while expanding the uses of the building

Restaurants This project will make space for a small restaurant to inhabit

Retail This project will also expand the retail space of downtown

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TYPOLOGY RESEARCH

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CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS REGION: New England STATE: Massachusetts COUNTY: Bristol CITY: Dartmouth DISTRICT: University of Massachusetts ORIGINAL ARCHITECT: Paul Rudolf ORIGINAL COMPLETION: 1972 RENOVATION: 160,000 sq ft. ADDITION: 27,000 sq ft. PROGRAM: University Library I chose this precedent because it is a renovation and expansion of a brutalist concrete structure. Though it is a library, the modernist use of pilotis creates undesirable outdoor spaces (much like the US Bank building), and this project seeks to integrate these spaces into the indoor space. Thus I am interested in the original indoor space, and former outdoor space.

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Indoor Space Formerly outdoor space

Second Floor (Renovated)

First Floor (Original)

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CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS

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CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS

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SOUTHEASTERN GLASS BUILDING: SANDERS PACE ARCHITECTURE REGION: South East STATE: Tennessee COUNTY: Knox CITY: Knoxville DISTRICT: Downtown RENOVATION: 40,000 Sq. ft. PROGRAM: Mixed use - Retail, Parking

Residential, &

This precedent is fitting as it is the same approximate program and relative size of the US Bank. This project kept intact the original historic building, while adding a contemporary residential entrance and vertical circulation element. This element would be similar in function to the escalator in the US Bank Building, in terms of being a separate residential entrance. 20


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SOUTHEASTERN GLASS BUILDING: SANDERS PACE ARCHITECTURE Typical Residential floor Addition Existing Building

Private Spaces Public Spaces Outdoor Spaces

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Program Use (section)

Existing/New

ADDITION

RESIDENTIAL RESIDENTIAL RETAIL/COMMERCIAL

VERTICAL CIRCULATION

RESIDENTIAL

EXISTING BUILDING

UNDERGROUND PARKING

Historic Photo

After renovation/ addition

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OCEAN FRONT MIXED-USE: KANNER ARCHITECTS REGION: West Coast STATE: California COUNTY: Los Angeles CITY: Los Angeles DISTRICT: Venice Beach PROGRAM: Mixed use -

Retail, Residential

Though this precedent is new construction, it still utilizes the mixed use Commercial/Residential formula, engages the street in a pedestrian friendly way, while offering residents privacy and amenities.

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Plan Diagram Secondary Circulation

RESIDENT VEHICLE ACCESS

RESIDENT VEHICLE ACCESS

Section Diagram 1

RESIDENTIAL

RETAIL

Section Diagram 2 R E T A I L S T R E E T FRONTAGE

R E T A I L S T R E E T FRONTAGE

RESIDENTIAL

RETAIL

OCEAN FRONT WALK Primary Public Circulation

Public Face

Private Face 25


PROJECT FACTS

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SPACE NEEDS

TOTAL SF FOR RESIDENTIAL: 6330

SF

TOTAL EXISTING SF: 7,430 TOTAL AFTER PLANNED EXPANSION: 12,402

2 - 3 BEDROOM APARTMENT: 1742

SF SF SF SF SF SF SF SF

Master Bedroom: 144 2 Bedrooms @ 120 SF: 240 Living Room: 240 Kitchen: 140 2 Bathrooms @ 40 SF: 80 Circulation: 27 Total: 871

3 - 2 BEDROOM APARTMENTS:

SF SF SF SF SF SF SF

3 - 1 BEDROOM APARTMENTS:

SF SF SF SF SF SF SF

2094 2 Bedrooms @ 120 SF: 240 1 Bathroom: 51 Living Room: 240 Kitchen: 140 Circulation: 27 Total: 698 1806 1 Bedroom: 144 1 Bathroom: 51 Living Room: 240 Kitchen: 140 Circulation: 27 Total: 602

2 - STUDIO APARTMENTS:

SF SF SF SF SF

CIRCULATION:

800 SF

MECHANICAL:

308 SF

680 Living Room/Bedroom: 200 1 Bathroom: 40 Kitchen Space: 100 Total: 340

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TOTAL SF FOR COMMERCIAL/RETAIL: 6072

SF

RESTAURANT SPACE: 1580

SF Kitchen:600 sf Dinning Room:900 sf 2 Restrooms @ 40 SF: 80 sf

RETAIL SUITE 1:

1000 Retail Space:820 Office:100 2 Restrooms @ 40 SF: 80

RETAIL SUITE 2:

SF SF SF SF

100 Retail Space:820 Office:100 2 Restrooms @ 40 SF: 80

SF SF SF SF

US BANK SPACE:

SF SF SF SF SF

2074 Teller Area: 1000 3 Offices @ 144 SF: 432 Cubicle Space: 1512 2 Restrooms @ 40 SF: 80

CIRCULATION (VERTICAL):

110 SF

MECHANICAL:

308 SF 29


VALUES - GOALS - CONCEPTS

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VALUES - GOALS & OBJECTIVES POSITIVE URBAN IMPACT PROMOTION OF PEDESTRIANS MIXED USE PROGRAM DIVERSE RESIDENTIAL USERS DIVERSE COMMERCIAL USES DENSITY OF USE REDUCTION OF ON-SITE PARKING

SENSITIVITY TO MID-CENTURY MODERN STYLE PRESERVATION OF ARCHITECTURE SENSITIVE CHANGES MADE TO FACADE

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SUSTAINABILITY

LOW ENERGY USE EFFICIENT RE-USE OF ARCHITECTURE REDUCTION OF ON-SITE PARKING THERMAL COMFORT

FRIENDLINESS TO ALL USERS CONVENIENT ACCESS FOR RESIDENTS STREET ACCESS FOR BUSINESSES

COST EFFECTIVENESS

KEEP COST OF LIVING AND RENT LOW


POSITIVE URBAN IMPACT

Transparent Street Frontage - Mixed Use Program - Diverse Residential Users - Diverse Commercial Users - Density - Reduction of on-site Parking

The diagram to the right describes the idea of stacking the program, leaving the residential more opaque, and leaving the former parking as glazed commercial/ retail.

Interior

Street

Vs.

Opaque Street Wall

Interior

OPAQUE OPAQUE OPAQUE OPAQUE

Transparent Street Wall

T R A N S P A R E N C Y

In the spirit of Christopher Alexander, this project seeks to have a positive impact on the urban fabric of downtown. Goals towards this value include enhancing pedestrian friendliness by having transparent commercial space along the street, which additionally adds what Jane Jacobs calls “Eyes on the street,” or natural surveillance, deterring crime. In addition, the program itself is geared towards densifying downtown and mixing uses. This means that the project will be contributing it’s tenets to urban vitality at multiple parts of the day. Last, this project will reduce the under-utilized off-street parking which erodes the density of downtown, and serves as a blight.

Street

Mixed Primary Uses: Section Concept

RESIDENTIAL

RETAIL

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SENSITIVITY TO MID-CENTURY MODERN STYLE Preservation of Architecture - Sensitive Changes Made to Facade

Though it may not be a popular building, nor a popular style, the US Bank building’s Mid-Century modern style has been a presence in downtown for decades, and I beeline it should be preserved. Though I am suggesting changes to the building, I believe that these changes should be made with sensitivity to the pre-existing building.

Addition 34

Insulated Metal Panels

Translucent Glass Shading

Vertical Shading


SUSTAINABILITY CONCERNS

Low Energy Use - Efficient Re-Use of Architecture - Reduction of on-site Parking - Thermal Comfort

East Facing Shading

The fact that this project is an adaptive re-use saves a great deal of embodied energy. Additionally, I plan to update the original facade with vertical shading to achieve greater passive thermal control. Last, by eliminating the on-site parking under the building, the street edge is restored, and residents are encouraged to look into alternative transportation. The downtown location, near jobs, campus, and transportation makes is ideal for re-purposing in a sustainable urban scheme.

SITE

Friendship square Bus Station

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FRIENDLINESS TO ALL USERS Section

RESIDENTIAL STREET ENTRANCE

An important aim of this project is to provide friendliness to all users of the building. This means providing convenient primary (on street) and secondary entrances (in rear parking) for residents. These entrances are discrete and separate of the retail entrances. On street access reserved for all retail spaces.

RETAIL

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BACK ENTRANCE

RETAIL

REAR PARKING

MAIN STREET

Plan - North


WORKS CITED 1

Bernstein, Fred A. "Claire T. Carney Library Renovation and Addition." |designLAB Architects|University of Massachusetts, Dartmouth. Architectural Record, n.d. Web. 07 May 2013. <http://archrecord.construction.com/projects/building_types_study/adaptive_ reuse/2013/1302-Claire-T-Carney-Library-Renovation.asp?bts=AR>.

2

"Climate in Moscow, Idaho." Climate in Moscow, Idaho. N.p., n.d. Web. 07 May 2013. <http://bestplaces.net/climate/city/idaho/moscow>.

3

Duany, Andres, Elizabeth Plater-Zyberk, and Jeff Speck. Suburban Nation: The Rise of Sprawl and the Decline of the American Dream. New York: North Point, 2000. N. pag. Print.

4

Henry , Christopher. "In Progress: Ocean Front Mixed-Use / Kanner Architects" 14 May 2011. ArchDaily. Accessed 07 May 2013. http://www.archdaily.com/134854

5

"Is Moscow Mall for sale? It depends on who's talking". Lewiston Morning Tribune. November 15, 1979. p. 2C.

6

Lechner, Norbert. Heating, Cooling, Lighting: Sustainable Design Methods for Architects. Hoboken, NJ: John Wiley & Sons, 2009. N. pag. Print.

7

"The McConnell Building." Wells & Company ::. N.p., n.d. Web. 07 May 2013. <http:// wellsandcompany.biz/apartment-rentals/moscow-id/mcconnell-building/>.

8

"Moscow Downtown Historic District, ID." National Register of Historic Places. N.p., n.d. Web. <http://www.nps.gov/nr/feature/presmonth/2008/moscow.htm>.

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"Moscow work will divert traffic". Lewiston Morning Tribune. July 27, 2000. p. 7A.

10

"NCDC: U.S. Climate Normals -." NCDC: U.S. Climate Normals -. N.p., n.d. Web. 07 May 2013. <http://cdo.ncdc.noaa.gov/cgi-bin/climatenormals/climatenormals. pl?directive=prod_select2>.

11

"Southeastern Glass Building / Sanders Pace Architecture" 05 Jan 2011. ArchDaily. Accessed 07 May 2013. http://www.archdaily.com/101622

12

http://farm5.static.flickr.com/4003/4257359367_111d49abe7.jpg

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Program Document  

Final assignment for my Arch Programming class.

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