Preservation & Conservation go together like
Peas & Carrots
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What’s Green about Historic Buildings? •Urban density—symbiosis of jobs, homes and retail services •Existing infrastructure •Transit access •Daylighting/ Natural ventilation/cooling These older buildings are designed using energy efficient and sustainable features, such as operable windows, excellent cross-ventilation, extensive use of glazing and awnings to deter solar heat gain in the summer. Buildings built after World War II frequently rely on energy guzzling mechanical systems for climate control. They are sited by builders without consideration for natural lighting or ventilation. Use of local materials •Durability—built to last—foundations, thick walls, dead load over-engineered, old growth timber. •If quality upgrades are made, they will continue to be viable structures for generations to come.
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Maintain historic character –
Repair rather than replace – maintains historic character and reduces construction waste •
It’s a myth that the SOI Standards are in direct conflict with green building guidelines
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Standards make sense as they promote the retention of historic fabric whenever feasible—an act of sustainability in and of itself.
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Local Resources–preservation means that a higher proportion of investment is in labor costs, much of which is skilled labor, rather than out-sourced materials. Therefore, more money stays in the local economy.
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Marketability
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Higher rates
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Quicker lease up
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Speaks to tenants who have the same priorities
Embodied energy – go to next slide
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Embodied Energy The embodied energy of a typical historic building is equal to 5 to 15 gallons of gasoline per square foot
White Stag Block = 700,000 to 2,100,000 gallons of gasoline Embodied Energy (Bullet-pointed info from Don Rypkema) •Embodied energy refers to the energy consumed by all of the processes associated with the production of a building, from the acquisition of natural resources to product delivery, including mining, manufacturing, transport and administrative functions. By reusing buildings, their embodied energy is retained, and the wasteful process of demolition and reconstruction is avoided. •Razing historic buildings results in a triple hit on scarce resources. First, we are throwing away thousands or millions of dollars of embodied energy. Second, we are replacing it with materials vastly more consumptive of energy. What are most historic houses built from? Brick, plaster, concrete and timber -- among the least energy consumptive of materials. What are major components of new buildings? Plastic, steel, vinyl and aluminum – among the most energy consumptive of materials. Third, recurring embodied energy savings increase dramatically as a building life stretches over fifty years. You’re a fool or a fraud if you claim to be an environmentalist and yet you throw away historic buildings, and their components. The embodied energy of a typical historic building is equal to 5 to 15 gallons of gasoline per square foot. White Stag Block (140,000 sf) = 700,000 to 2,100,000 gallons of gasoline of embodied energy.
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Energy time cycle compares demolition of existing building How long does an efficient new building have to last to equal the total energy of an existing building if the existing building is demolished and partially salvaged?
Embodied Energy Calculator at http://www.thegreenestbuilding.org/
How long does an efficient new building have to last to equal the total energy of an existing building if the existing building is demolished and partially salvaged? According to Mike Jackson, chief architect with the Illinois Historic Preservation Agency, a new, energy-efficient office building doesn't actually start saving energy for about 40 years. And if a new building is replacing an older building that was knocked down and hauled away, since demolition and disposal consume significant amounts of energy, the break-even period stretches to some 65 years.
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Site Selection
Development Density
Brownfield Redevelopment Public Transportation Parking Capacity Building Reuse
LEED Points for Reuse •Misconception that historic rehab projects only get 1-2 LEED point for reusing the building. •Results in 6-8 automatic points –
Site Selection
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Development Density & Community Connectivity
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Brownfield Redevelopment – environmental remediation
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Alternative Transportation – Public Transportation Access
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Alternative Transportation – Parking Capacity
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Building Reuse—75% saved
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White Stag Block
A Case Study
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Location, Location, Location •Urban density •On bus/Max line •Easily accessible by Bike; waterfront bike path
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White Stag/Hirsch-Weiss Building and Bickel Block
Skidmore Block
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Before and After: Bickel Block
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Historic wood windows were refurbished Wood windows on White Stag were in salvageable condition and refurbished
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Replicated Wood Windows Sustainable features: •
Wood windows in Bickel were deteriorated and fire-damaged; replaced with Energy efficient, Insulated windows
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Cast iron architectural pieces—500 individuals pieces were recast of aluminum for a cost of $100,000
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Much of cast iron was missing or deteriorated
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Pieces replaced included:
1. 80 ft cornice above the cast iron columns 2. Intricate window arches—each was recast in several pieces then welded together—each floor has a different design and there are changes in design from one side of the building to the other 3. Column capitals—ornate decorations around the top of the cast iron columns
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Recycled Flooring and Trim No additional cost to recycle
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Recycled Gym Floor
Recycled Tires
•Recycled gym floor –
12,000 sq ft removed, transported and reinstalled
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Conservation of historic connection
•Recycled tire floor –
Decreases noise transmission between classroom spaces
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Daylighting
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Heavy Timbers Re-cut to Replace Crushed Capitols Heavy timbers removed from the building were re-milled to replace crushed capitols.
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Recycled Boiler Door Historic elements were salvaged and turned into building art
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Rainwater Recycling Rainwater is harvested to flush toilets
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Rainwater captured and reused 10,000 gallon Reduced water usage by 85%
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Dual Flush Toilets
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Lockers & Showers Promote Bike Commuting Locker rooms and showers provided. Promotes bicycle commuting
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Storage for 80 bicycles Storage for 80 bicycles
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White Stag catalyst for revitalizing Old Town Mercy Corps – 40,000 sq ft historic renovation and 40,000 sq ft new addition Naito properties—redevelopment plan for multi-block portfolio Smith Block Waterfront Park Improvement $100 million of investment within 4 blocks of White Stag within 5-year period New optimism for conserving and reinvesting in Portland’s only National Landmark District
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Special Thanks to Ralph DiNola Green Building Services
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