Preserving Civic Place Through the Adaptive Reuse of the U.S. Customs House and Post Office in Fernandina Beach, Florida
Nathan Ferrer University of Florida Graduate School of Architecture CityLab Orlando Master Research Project Spring 2015
Preserving Civic Place Through the Adaptive Reuse of the U.S. Customs House and Post Office in Fernandina Beach, Florida
By Nathan Ferrer Master Research Project Committee: Peter E. Prugh Donna L. Cohen A research project presented to The University of Florida Graduate School of Architecture in partial fulfillment of the requirements for the degree of Master of Architecture, University of Florida 2015.
Table of Contents
Acknowledgements Abstract Introduction Chapter One Civic Significance of the Post Office Architectural Significance of the Post Office Threat of Demolition Chapter Two Adaptive Reuse as a Solution Adaptive Reuse and Sustainability Adaptive Reuse and Quality of Life Adaptive Reuse and Economic Development Chapter 3 Design Strategies for Adaptive Reuse Projects Case Study One: Frist Center for the Visual Arts Case Study Two: Wallis Annenberg Center for Performing Arts Case Study Three: Arizona State University Student Center Chapter 4 The City of Fernandina Beach, Florida History of the U.S. Customs House and Post Office Building Adaptive Reuse of the U.S. Customs House and Post Office Chapter 5 Project Concept Site and Context Analysis Building Code and Zoning Analysis Programming
7 9 11 13 14 18 21 24 27 30 35 37 40 44 47 50 55 57 61 66 68
Chapter 6 Preservation Approach Character Defining Features Compatibility of Design Chapter 7 Final Design Documentation Chapter 8 Contributions Project Evaluation Areas of Further Research Conclusion Appendix A - Additional Case Studies Appendix B - Final Master Research Project Presentation Figures List Tables List Works Cited
71 76 78 81 104 105 106 107 109 112 117 121 123
Acknowledgements
I would like to thank all those that unselfishly taught and instructed me in this passion we call Architecture. To all my instructors from the University of Florida’s Graduate School of Architecture CityLab Orlando campus thank you for your support and vision. Thank you to my advisors, Professor Peter Prugh and Professor Donna Cohen, for your time, your knowledge and above all your dedication in assisting me in making this a meaningful project that I hope will add to the knowledge base of designing a future built environment with sustainability and adaptive reuse in mind. Lastly, I would like to thank my wife, Kizzy Ferrer, for your unwavering support and love through this thesis and academic journey. To my family and friends, I want to thank you for your encouragement and love during these years. It has strengthened and inspired me more than you will ever know.
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Abstract
The civic heart of America’s communities has historically been characterized by the architectural landscape of iconic buildings which have created a memorable backdrop for public life. Buildings such as courthouses, city halls, and post offices were and still are representations of government but most importantly represent the municipal places and crossroads where the public interacts with each other on a daily basis. Unfortunately, many of these historic structures are being abandoned as a result of age, technological advances, and economic downfall. Of all these public buildings, the historic United States Postal Service (U.S.P.S.) post office locations are the buildings that have recently fallen victim to this trend. Since 2008, the rate of post office disposals has increased in response to a determination by the U.S.P.S. that many facilities are larger than current operations require (Advisory Council on Historic Preservation, 5). With the disposal of these properties, comes an uncertainty as to what will happen to these timeless buildings. Due to being closed and left in disrepair, additional concerns have risen regarding the inevitable demolition of these public institutions and the impact demolition has on the overall environment. In response to this issue, the adaptive reuse of the post office typology is being considered as a solution to the impending threat facing these historic buildings. This master’s research project explores and proposes this sustainable strategy as a way of maintaining the social and historic fabric of place and community intact while presenting a promising and new use for these historic buildings. It is a model of how adaptive reuse (a) promotes the preservation of America’s historic civic architecture; (b) minimizes the unnece9
ssary demolition and waste of potentially reusable architecture; (c) creates new design strategies that could be replicated in other adaptive reuse projects involving similar historical post offices; and (d) encourages the continued socioeconomic growth of the overall community. This project seeks to validate these objectives and concepts through the adaptive reuse of the U.S. Customs House and Post Office located in the historic downtown area of Fernandina Beach, Florida. The approach of reusing this piece of civic architecture as an educational facility, in addition to introducing future redevelopment initiatives, will provide the immediate community and its surrounding neighbors with a locale for higher education but most importantly will continue to be a major contributor to the civic core of Fernandina Beach.
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Introduction
The history and building typology of the United States Postal Service (U.S.P.S.) Post Office has always represented a union of government and public working together for the general commonwealth. Located in large cities, small cities, and rural areas, post offices were and still are an important presence of that partnership in our communities. They have a strong civic and architectural significance in our American society as a whole. They play an essential role in facilitating communication and promoting economic development, reducing the isolation of rural locales, and disseminating products, information, and ideas across geographical areas. Historically, in times of economic stress the construction of post offices stimulated local economic recovery and provided work (Advisory Council on Historic Preservation, 13). Unfortunately, the economic hardship that the United States and the U.S.P.S. is facing today is having the opposite outcome. As a result of financial strain, the U.S.P.S. is being forced to place a large inventory of post office properties on the market for sale in an attempt to reduce enormous operating deficits. Preservation Nation, the website of the National Trust for Historic Preservation, indicated that as of 2010 the U.S.P.S. had identified nearly 4,400 post offices throughout the U.S. that it planned to study for closure. In an effort to preserve the historic, civic and architectural legacy of these post offices, the historic preservation and adaptive reuse of these buildings was considered as a viable alternative to the inevitable fate of misuse, disrepair and demolition.
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Chapter One
Civic Significance of the Post Office Formed by the United States Congress in 1775, the United States Postal Service became the second oldest federal department or agency of the United States of America (Potter). Its creation was vital to the infrastructure of the communities it served during times past as well as the communities that depended on it for decades to come. Not only was it an integral part in the delivering of physical mail throughout our country but “for centuries, our universal mail system strengthened the bonds of friendship, family, and community by encouraging civil discourse, disseminating information, and bolstering the national economy — both as the hub of a vital industry and as a trusted courier of the nation’s and world’s business” (Potter). In the words of U.S. Postmaster General, John Wanamaker, “the post office is the visible form of the federal government to every community and citizen. Its hand is the only one that touches the local life, the social interests, and business concern of every neighborhood (Potter). For many, the post office became the physical place where many connected as a community. Though the post office remains an important part of our civic makeup, its physical presence in our communities is under fire. With the advent of technological advances in the area of communication, the U.S.P.S. has been tasked with the grim job of analyzing its operations in order to downsize.
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Part of this downsizing includes the disposal or sale (Fig. 1-1, Fig. 1-2) of many historic post office locations throughout the United States. Though many may argue that these historic buildings are no longer needed because “relatively few city dwellers go to the post office to pick up their mail, many others understand that for countless hamlets and small towns, the local post office remains a vital community center (John)”. This leaves the real estate market with an overwhelmingly large stock of abandoned, historic buildings and the pending question of what should happen to these structures.
Architectural Significance of the Post Office Figure 1-1
Not only do historic post offices have a strong social and civic significance for American communities, but they also hold an important place in the architectural and cultural history of our country. Many of these buildings, which were constructed throughout the 19th century and much of the Depression era, house architectural elements and public art which have made these structures memorable. According to the Advisory Council on Historic Preservation (A.C.H.P.), buildings constructed for use as post offices reflected various government and architectural philosophies. From the establishment of the Office of the Supervising Architect of the Treasury in Figure 1-2
the 1850’s until the 1890’s, the style of federal buildings tended to follow the favorite style of the incumbent Supervising Architect. They were built
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to be monumental and beautiful and to represent the ideals of democracy and high standards of architectural sophistication (14). Post office design ranged from epic structures to simple elegant buildings which reflected the government’s optimistic view of the relationship between government and the public. Buildings in bigger cities were much larger and elaborate in nature while in smaller cities buildings were more in line with local community architecture. This was in response to financial concerns that were arising as a result of the high cost of federal buildings. In 1913, the Department of Treasury instituted measures in the form of a classification system that regulated the design and architectural style of post offices across the U.S. As a result, post office design and construction became standardized in many cities in which the Supervising Architect’s Office used the same design and plans for many buildings (Advisory Council on Historic Preservation, 14). Figure 1-3 shows a comparison of post office structures constructed in larger cities versus smaller cities. All retain distinct architectural styles that can still be seen throughout the United States today. In addition to priceless architecture, these post offices offer a cultural contribution in the form of public art which is housed in many of these buildings. In an effort to stimulate the economy and the public’s failing morale, the government instituted several programs during the Great Depression. President Franklin D. Roosevelt’s New Deal sponsored several art programs Figure 1-3
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to help get people back to work and restore confidence in a nation facing 25 percent unemployment in 1933 (Wordekemper). During this time, New Deal murals, sculptures, and ironwork adorned post offices and were commissioned by the government. The Federal Art Project program was not directed toward providing economic relief but it was intended to help boost the morale of people suffering the effects of the Great Depression with art that, in the words of President Roosevelt, was “native, human, eager and alive — all of it painted by their own kind in their own country, and painted about things they know and look at often and have touched and loved (Wordekemper).” This public art and patriotic expression of resilience and hope can still be seen throughout many post office locations throughout the United States (Fig. 1-4). These works embodied the working spirit of Americans as they faced the tough economic times of the Great Depression. According to the United States Postal Service’s “New Deal Art in Post Offices” article, their postal policy recognizes the importance of this art and provides for the relocation of these works into new facilities when a post office moves so the art can continue to enrich the people during the normal course of their daily lives. Unfortunately, with the halt of new post office construction and the downsizing of its current facilities, the fear is that much of this art, along with the architectural treasures these structures house, will be lost due to misuse or demolition therefore jeopardizing an important part of America’s architectural and cultural heritage.
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Figure 1-4
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Threat of Demolition With the inventory of abandoned post office buildings growing each year, much of the public is concerned with the notion of these architectural gems falling victim to demolition (Fig. 1-5). Coupled with the potentially detrimental loss of these buildings is the issue demolition poses to the environment, in general, through the production of excess waste. According to the United States Environmental Protection Agency’s “Estimating 2003 Building Related C&D Materials Amounts” report, demolition generates the largest amount of waste between construction, renovation, and demolition as all materials are typically removed and enter the waste stream (6). In an effort to reduce environmental waste, the EPA has begun documenting the effect of the building industry on our environment through a preliminary analysis of Construction & Demolition (C&D) waste (Table 1-1). A closer look at the large stock of existing buildings in the market today provides insight as to why we should rethink new construction and re-evaluate our current state. The U.S. Energy Information Administration reports in its Commercial Buildings Energy Consumption Survey (CBECS) that nearly 5.6 million commercial buildings existed in 2012 in the U.S. comprising 87.4 Figure 1-5
billion square feet of floor space representing a 14% increase in the number of buildings and a 22% increase in floor space since their last survey in 2003 (11). This increase in building places an overwhelmingly high demand on
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Estimated Amount of Building-Related C&D Materials Generated in the U.S. During 2003
Table 1-1
our environment. The following data from the Buildings and their Impact on the Environment: A Statistical Summary report outlines the effects existing buildings are having on the environment through consumption and waste. Buildings and Energy Use - Buildings accounted for 40.3 percent of total U.S. energy consumption in 2013. Commercial buildings accounted for 45.9 percent of the total percent.
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- Buildings accounted for 71 percent of total U.S. electricity consumption in 2013. Commercial buildings accounted for 49 percent of the total percent. Buildings and Emissions - Buildings in the U.S. contributed 39.9 percent of the nation’s total carbon dioxide emissions with the commercial sector contributing 18 percent of the total. Buildings and Waste - Building-related construction and demolition (C&D) debris totals approx imately 170 million tons per year, with non-residential accounting for 63 percent of total non-industrial waste generation in the U.S. (Table 1-1) The destruction of the historic, civic, and architectural legacy of post office structures would be an irreversible loss to the historical heritage and fabric of our country. Their significance and presence in our communities would be forgotten if we do not value their importance as part of the future of our built environment. With the looming threat of many of these structures facing misuse and eventual demolition, action must be taken to preserve them. 20
Chapter Two
Adaptive Reuse as a Solution The effects of the building industry and demolition on our environment must lead us to seek an alternate solution when addressing the post office disposal issue. It must be a solution that preserves the history and memory of place while infusing new life into the old. As a well-recognized method of designing and a sustainable way of building, adaptive reuse has gained increased notoriety because of its benefits. According to Professor Dara O’Rourke’s online comments on her academic course page, Industrial Ecology & Life Cycle Assessment, a broader view and definition of Adaptive Reuse (AR) has re-emerged due to necessity and environmental consciousness. She technically defined adaptive reuse as the prolonging of the cradle-to-grave period of a building (Fig. 2-1) by retaining all or most of the structural system and as much as possible of other elements such as cladding, glass, and interior partitions. She stated that “durable, sturdy structures of stone and masonry outlived empires and often changed program many times. In modernity, the desire to preserve historical buildings and neighborhoods emerged in many Western countries out of various romanticist, nationalistic, and historicist streams. Today, the imperative to extend the life cycle of a structure is related to various sustainability goals: sprawl minimization, preservation of virgin materials, and energy conservation”. 21
Adaptive reuse in its broadest sense extends the life cycle of a building by incorporating a new use. In terms of preservation of historic structures, adaptive reuse, in a much more definitive context, is known as “preservation rehabilitation� which is defined by the National Park Service U.S. Department of the Interior as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.
Cradle to Grave Life Cycle
Figure 2-1
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The adaptive reuse or preservation rehabilitation of historic buildings has yielded many benefits. Many cities and communities in the United States have been recipients of these benefits and are thriving today as a result of this. Of these benefits, sustainability, increased quality of life, and economic growth and development have proven to be the factors that have made the biggest impact on communities as a result of this type of preservation effort (Fig. 2-2). With regards to sustainability, adaptive reuse has been known to be the greenest form of designing and building today. In addition to being a sustainable solution, the reuse of historic properties and buildings has also enhanced the quality of life of communities by protecting the character and historic fabric of place. The impacts adaptive reuse has had on cities which have undertaken preservation projects are equally evident in their economic growth and development of those areas.
Figure 2-2
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Adaptive Reuse and Sustainability According to the National Trust for Historic Preservation, historic preservation and the adaptive reuse of historic buildings are inherently sustainable practices in that “the greenest buildings are the buildings that are already built “(6). Reusing these existing buildings presents an answer to the increasing problem of an overwhelming stock of buildings that are sitting unoccupied facing inevitable demolition. As discussed in the prior chapter, demolition of reusable architecture poses a threat to our environment as excess waste is discarded. To understand the enormous impact of demolition, Arthur C. Nelson from the Brookings Institution estimated that significantly more square footage will be torn down in coming decades, projecting that upwards of 25 percent of our existing building stock – or 82 billion square feet – will be demolished and replaced between 2005 and 2030 (5). The cycle of unnecessary demolition could be decreased if there was a better understanding of the opportunities adaptive reuse offers versus new construction. The following facts highlight and compare adaptive reuse and new construction with regards to sustainability. New Construction - The extraction of natural resources for new construction purposes and the production of building goods are energy- intensive processes 24
that release CO2 emissions, among other negative impacts (The Green est Building: Quantifying the Environmental Value of Building Reuse, 13). - It takes 10 to 80 years for a new building that is 30 percent more efficient than an average-performing existing building to overcome, through efficient operations, the negative climate change impacts related to the construction process (The Greenest Building: Quantifying the Environmental Value of Building Reuse, 8). - The energy consumed in the construction of a new building is 15 to 30 times the annual energy use of a building (Rypkema). Adaptive Reuse/Preservation Rehabilitation - Data from the U.S. Energy Information Administration indicates that buildings built before 1920 are approximately equivalent to buildings built from 2000 to 2003. The reasons historic structures are relatively energyefficient have to do with the use of materials that are superior insulators, use of natural ventilation, as well as siting/orientation for efficient heating and cooling in the pre-conditioning era. - Embodied energy or the total expenditure of energy involved in the creation of a building and its constituent materials is larger in historic struc25
tures in comparison to new construction. Embodied energy savings increase dramatically as a building’s life stretches over fifty years (Rypkema). The relationship between our built environment and the natural environment must be re-evaluated. The irreparable impacts the building industry is having on the natural environment, such as degradation of habitats, altered eco-systems and reductions in bio-diversity, are a result of excess land use (Koren and Butler, 2006). Adaptive reuse must become a leading and sustainable alternative to the demolition of potentially reusable buildings if we are to decrease the impact on our environment (Fig. 2-3).
Figure 2-3
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Adaptive Reuse and Quality of Life In addition to being a sustainable practice, the adaptive reuse of historic properties increases quality of life while encouraging continued place making in communities. Though the definition for quality of life may differ from person to person, it is generally thought of as the personal satisfaction or dissatisfaction with the cultural or intellectual conditions under which one lives. In relation to the historical fabric of place and more importantly its preservation, the State of Florida, under statute 267.01(1)(A), states that “the rich and unique heritage of historic properties in this state, representing more than 10,000 years of human presence, is an important legacy to be valued and conserved for present and future generations. The destruction of these nonrenewable historical resources will engender a significant loss to the state’s quality of life, economy and cultural environment� (Contributions of Historic Preservation to the Quality of Life in Florida, 8). The connection and link between our historic heritage and quality of life must be protected in order to ensure healthy and vibrant communities. The importance of quantifying livability and quality of life in relation to historic preservation and adaptive reuse is vital when determining the current condition of a community. In her 2003 Contributions of Historic Preservation to the Quality of Life in Florida: Community Indicators report, Rhonda Phillips, Director for the Center for Building Better Communities from the Univer27
sity of Florida, suggested that a “community indicators system reflects collective values, providing a more powerful evaluative tool than simply considering the economics of change and growth�. She stated that these indicators, though they are bits of information, when combined, form a picture of what is happening in a local or regional system. Phillips pointed out that these indicators form a framework that serves to describe, simplify, measure, identify trends, communicate, clarify and eventually be a catalyst for action in a community. This action could consist of the preservation of valuable resources such as historic architecture and districts as well as other pieces of the community that are a vital and integral part of place and ultimately facilitate a higher quality of life for those who call these communities home. Table 2-1 outlines the set of indicators that Phillips compiled that constitute the framework that when used can help gauge, protect, enhance and integrate a better quality of life as a result of historic preservation. This type of analysis could aid in understanding what a community is doing right and doing wrong in their effort to develop their community. For example, a community may have general design guidelines in place but they may not have specific design guidelines that ensure the protection and maintenance of historic districts within their community. These indicators provide insight that may not otherwise be available if one is just analyzing the issue from one perspective. 28
Historic Preservation Quality of Life Indicators I
Table 2-1
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Adaptive Reuse and Economic Development Adaptive reuse of historic properties also contributes to the overall economic development of cities. Donovan Rypkema’s 1994 work, The Economics of Historic Preservation, explains that preservation-based approaches are highly effective in that “there is no economic development of any kind, anywhere, on any level, that is more cost effective and that is better able to leverage scarce public resources. As a result of this preservation investment, a “multiplier effect” (Fig. 2-4) occurs which in turn creates jobs, encourages business development, and boosts the economy as people, residents and visitors alike, begin to spend money locally (Economic Impact of Historic Preservation in Columbia, Missouri, 9).
Flow of Economic Impacts
Figure 2-4
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According to PlaceEconomics’ 2011 report to the A.C.H.P., the direct and indirect impacts of economic development as a result of preservation efforts in a community were measured by the following indicators; jobs and household income, property values, heritage tourism, and downtown revitalization (14). The following are facts from the Economic Impacts of Historic Preservation in Florida report issued by the Center for Governmental Responsibility University of Florida Levin College of Law regarding economic impacts as a result of overall historic preservation in the state of Florida. - More than 123,000 jobs (Table 2-2) were generated in Florida from historic preservation activities during 2000. The major areas of job creation included the manufacturing sector, retail trade sector, services sector, and construction sector. - Historic preservation made a substantial contribution to tax collections for Florida state and local governments. More than $657 million in state and local taxes were generated from spending on historic preservation activities during 2000. - More than $3.7 billion (Fig. 2-5) was spent in Florida by tourists who visited historic sites. Florida has more than 1,400 listings in the National Register of Historic Places and more than 135,000 historic structures and archeological sites in the Florida Master Site File of historic sites. 31
- Public funds invested in historic preservation grants were matched many times over with private funds in local rehabilitation projects. Since 1983, state historic preservation grants have been awarded to projects in every Florida county, representing 2,751 projects and a state investment of $212.1 million, which the Secretary of State′s office estimates is more than doubled by leveraged public and private funds in these local communities. - Since the Main Street Program began in Florida in 1985, eighty Florida communities have leveraged a state investment of $4 million into partnerships between private investors and local governments. This investment became a total public/private investment in these communities of $486.5 million (as reported by May, 2002) designated to improve the downtowns of these communities. - In an examination of the assessed values of mainly residential property in eighteen historic districts and twenty-five comparable non-historic districts throughout Florida, there was no case where historic district designation depressed the property values. In fact in at least fifteen cases, property in historic districts appreciated greater than comparable, targeted non-historic districts.
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Historic Preservation and Economic Impacts
Figure 2-5
Table 2-2
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Mark Thaler, a principal at Einhorn Yaffee Prescott Architects & Engineers P.C. and leader of the Historic Preservation Group in Albany, New York, stated in his online article, “Adaptive Reuse of Historic Buildings Makes Economic Sense� that the economic benefits of adaptive reuse versus demolition of our historic assets can be enormous. He states that the choice of adaptive reuse expands the economic impact of the original investment in addition to maintaining the character of our cities and bolstering our civic pride. The economic growth of many cities, specifically urban and historic districts, has been spurred on by the successful completion of historic preservation projects through the adaptive reuse model. Though many are advocates of preservation–based initiatives and their perceived economic benefits, others hold different views. The task of capturing true economic data as a result of historic preservation has been a topic discussed in various circles. Many economists believe that much of the empirical evidence on economic benefit flowing from preservation activity is highly situational, limited in focus, and difficult to extrapolate widely (Mason, 16). Nevertheless, there is no doubt that historic preservation and its value-added benefits have economically advanced communities through direct and indirect impacts.
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Chapter Three
The adaptive reuse of historic post offices is a sustainable strategy that has been previously utilized to infuse new life into timeworn structures. The following chapter outlines adaptive reuse strategies and case studies that showcase the reuse of various historic post offices. Multiple precedents were reviewed of which three are examined in detail in this chapter. Additional case studies, which are not discussed in this chapter, were analyzed and found to be instrumental in informing design decisions and overall strategies for the project and can be found in Appendix A. The three selected for review were chosen on their similarities to the proposed project with regards to the potential program use, possible adaptive reuse design strategies, and their overall socioeconomic impact to their surrounding community and region.
Design Strategies for Adaptive Reuse Projects The overall adaptive reuse strategies employed in these case studies propose answers to a design problem that usually exists between the historic and the contemporary. Francoise Bollack, in her book titled “Old Buildings New Forms”, states that “the architectural problem can be defined as the problem of the relationship of the old to the new and the way to manage this relationship is being worked out, not based on imitation, composition or modularity, but by working out ideas of separation, integration and the idea of designing with history” (21). These design strategies (Fig. 3-1) 35
served as concept generators of which were part of the iterative process A.
of design. The following list from Bollack illustrates and defines typologies which are being considered as a framework to determine different design approaches for the proposed post office project.
B.
A. Insertion The inserted program piece has its own identity; it creates its own world and the pleasure of this new world is heightened by the experience of its relationship to the old.
C.
B. Juxtaposition The addition stands next to the original building and does not engage in an obvious dialogue with the older structure.
D.
C. Parasite The new program piece attaches itself to the side or the top of the original structure. The original building provides key functions: structural support, access, ready-made integration in an existing historical and cultur-
E.
al fabric, and an existing infrastructure. D. Wrap
Figure 3-1
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The addition may wrap program around to provide protection to a part that has become fragile or it may encapsulate an older structure.
E. Weaving The new work and program is woven in and out of the original building fabric.
Case Study: Frist Center for the Visual Arts The Frist Center for the Visual Arts in Nashville, Tennessee is a non-profit exhibition art center located in downtown Nashville. The center is approximately 140,000 square feet and is housed in Nashville’s historic post office (Fig. 3-2) which was designed by the architecture firm of Marr and Holman and built in 1934. The structure was placed on the National Register of Historic Places in 1984. Due to the post office’s expansion in 1986, this location Figure 3-2
was deemed a surplus property and was purchased by a public/private partnership formed by the U.S. Postal Service, the City of Nashville, and the Metropolitan Development and Housing Agency for the sole purpose of creating the art center. The center opened its doors in April 2001 (Frist Center for the Visual Arts). The historic post office was considered a prime location for the art center according to the Frist Foundation. Once the property was secured, the foundation made it a priority to preserve the architectural history of the post office building. According to the Frist Center for the Visual Arts website, the foundation stated that “the huge, sorting rooms with high ceilings in the 37
Figure 3-3
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center of the original facility (Fig. 3-3) were naturally suited to become spacious exhibition galleries. The former skylight in the center of the building, previously closed and built over in the 1950s, had its function resurrected in the new design with the creation of clerestory windows to light the foyer and the new grand staircases”. The center’s new program includes interactive art galleries (Fig. 3-4) for the community, a multi-use space that serves many functions such as auditorium and event space, gift shop, café and the restored art deco atrium and lobby. The design strategy applied in this project was that of insertion in that the old structure or “container is the carrier of memories and emotions, and the new programmed spaces or the insertion provides “the new” (a new sensibility and a new relevance for the existing structure which it reanimates) literally” (Bollack, 23). The Frist’s socioeconomic impact on the city of Nashville has been remarkable. The Frist Foundation’s mission statement has always been centered on community. They stated that the center was created “to present and originate high quality exhibitions with related educational programs and community outreach activities (Frist Center for the Visual Arts)”. Their civic commitment has encouraged economic development in the downtown and surrounding areas. According to the Frist Center director and board of trustees, the center has gained national and international notoriety attracting many visitors to the Nashville area which in turn has brought an Figure 3-4
economic boost to the local economy. 39
Case Study: Wallis Annenberg Center for Performing Arts The Wallis Annenberg Center for Performing Arts in Beverly Hills, California is an adaptive reuse project that was designed by the architecture firm of Studio Pali Fekete architects (SPF:a) and was completed and opened in Figure 3-5
October 2013. The project is anchored by the historic Beverly Hills Post Office (Fig. 3-5) which was constructed and built in 1934. Along with the historic building is the new addition which houses the 500-seat Bram Goldsmith Theater. “Due to its historic stature, the Beverly Hills Post Office was listed on the National Register of Historic Places in 1985 and in 1993 was declared a “surplus property” when postal operations moved to a new facility. In response to the move, a group of civic and business leaders formed the Beverly Hills Cultural Center Foundation, a nonprofit organization dedicated to the adaptive reuse of the historic Post Office for a cultural venue, vowing to continue the building’s long tradition of public use (Wallis Annenberg Center for Performing Arts)”. The preservation-based adaptive reuse design and concept of this project was founded on the juxtaposition typology in that it protects the integrity of the historic by minimally incorporating new programmatic spaces within the old while integrating a totally separate and modern addition. The original building was restored along with the unique New Deal era murals which adorn the atrium walls and ceiling in the main lobby space (Fig. 3-6). The
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historic building “remains fully legible; there is no blurring of boundaries, no transfer of architectural elements, no architectural “call and response”. The new piece is integrated into the functional pattern of the combined work, but it contributes through a kind of quiet aloofness, a distance” (Bollack, 141). Though distant, the new addition makes a statement through the use of different textures, color selections and site orientation (Fig. 3-7, Fig. 3-8). The Wallis Annenberg Center’s presence in the community has brought about a renewed sense of civic pride. The project has contributed to the cultural fabric of Beverly Hills by providing the community with a historic but new facility that has classrooms, rehearsal facilities and a state-of-the-art performing arts center that hosts some of the best cultural events like plays, concerts, etc. It provides the community with community-based programs that educate the younger generation on the arts. According to the staff at the Wallis, “in their first season the education programs reached over 4,000 students, teachers and community members, providing tickets and transportation to a variety of students in Los Angeles including some of the most underserved schools and communities” (Wallis Annenberg Center for Performing Arts ). When asked why she funded this project, billionaire philanthropist, Wallis Annenberg responded by saying, “I don’t see it as investing in art or education; I see it as building community” (Wallis Annenberg Center for Performing Arts). Figure 3-6
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Figure 3-7
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Figure 3-8
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Case Study: Arizona State University Student Center The Arizona State University Student Center, located in the heart of downtown Phoenix, Arizona, is an adaptive reuse project by Holly Street Studio which was completed in January 2013. The project involved rehabilitating the historic 1936 Phoenix post office (Fig. 3-9) which sat untouched for decades. The 26,000 square foot building was transformed into a student center for the Arizona State University to accommodate the growing Figure 3-9
population of students. According to Holly Street Studio “the design solution encompassed 4 distinct strategies to transform back-of-house spaces to vibrant zones of student activity (Fig. 3-10). These included: Open Up (views out + light in), Embrace History (express structure + exploit skylights + intervene lightly), Engage Civic Space Park (enter on the park + align with fabric) and Address the Student (flexible + dynamic spaces for both groups and individuals)” (X). The new program for the student center was implemented using the insertion strategy since the rehabilitation was mainly done to the interior of the building and required minimal alteration to the exterior. The interiors celebrate the building’s past by restoring and highlighting areas such as the New Deal murals that are original as well as the open skylight area (Fig. 3-11).
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Figure 3-10
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Figure 3-11
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Chapter Four
The City of Fernandina Beach, Florida Located on the east coast of Florida, north of Jacksonville on Amelia Island, is the waterfront city of Fernandina Beach, Florida (Fig. 4-1). Known as the “Isle of 8 Flags”, Fernandina Beach is the only U.S. territory to have been under the rule of 8 different flags since 1562 (City of Fernandina Beach, Florida). Its geographical location on the east coast of Florida has made it a prime location for many industries such as railroad, shipping, fishing, and tourism. Fernandina’s rich history is not only evident in its commercial industry but also in its pride for historic preservation. The city’s listing of nationally registered historic properties is extensive. Fernandina’s two historic districts boasts a total of 336 historic properties (Contributions of Historic Preservation to the Quality of Life in Florida, II-5). It’s main commercial and historic downtown district (Fig. 4-2) is the hub of the city centrally located along Centre Street which is lined with local businesses and restaurants. Fernandina’s reputation for preservation dates back to the late 1960’s. The influence of the different cultures who occupied this region of Florida over time can be seen in the city’s architecture. The architecture ranges from its collection of beautifully restored Victorian homes to its commercial and civic structures (Fig. 4-3). The city’s commitment to preserving the historic fabric of place has brought many benefits. The increase of heritage tourism in the area is evident as visitors flock to this waterfront town to take in all 47
Historic Downtown District of Fernandina Beach
Historic district boundary Post office location Nationally registered historic properties Figure4-1
48
Figure 4-2
Fernandina has to offer. The greater quality of life it offers brings many potential homebuyers to this area seeking a quieter lifestyle. The increase in market property value (Table 4-1) in and around its historic districts is a clear indicator of the economic development and growth ocurring in the area as a result of historic preservation.
Increases in Market Values for Properties in Historic Districts
Centre Street Market Property Values for 2001 and 2005
Figure 4-3 Table 4-1
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Fernandina’s Civic Core Civic life has always been an integral part in the social structure of any community. Fernandina’s civic core (Fig. 4-5) is organized along Centre Street by a set of public buildings which consist of the Nassau County courthouse, library, city hall, Amelia Island Museum of History, community centers (Fig. 4-4), local churches and the U.S. Customs House and Post Office. It is here in the center of Fernandina where its residents interact and conduct business on a daily basis. That public interaction is facilitated by the city’s infrastructure as well as its civic architecture which has historically helped bring its residents together. One example of civic architecture that has served the community and has created a memorable backdrop for public life in Fernandina Beach is the U.S. Customs House and Post Office. Prominently situated on the corner of North 4th Street and Centre Street, the post office building has become a well-recognized piece of architecture in the city’s urban landscape.
History of the U.S. Customs House and Post Office The Fernandina Beach U.S. Customs House and Post Office was designed and built in 1912 (Fig. 4-6) during Fernandina’s Golden Age by the Supervising Architect of the Treasury James Knox Taylor. It is a federal building fashioned in the Renaissance Revival style with three stories and a base50
Civic Core of Fernandina Beach
Civic core Post office location Civic Buildings
Figure 4-4
Figure 4-5
51
Figure 4-6
52
ment roughly totalling 24,000 square feet. Its design was a result of a mass standardization of design that ocurred during that time due to the government’s budgetary constraints. James Knox Taylor’s views on public architecture was that “these buildings were to be dignified, beautiful and of a convenient interior arrangement”(City of Fernandina Beach, Florida, 9). The building’s original program consisted of a main lobby and workroom area for the local post office and its services on the first level. The second floor was primarily used as a courthouse with supporting offices surrounding the main courtroom. The second and third floors also served as a customs house for some time. Currently, the United States Postal Service still occupies the first floor of the building, though its second and third floors have been left vacant. Due to hard economic times and the advancement of technology in communications, the U.S.P.S. has been forced to re-evaluate their needs for space in current facilities throughout the United States. This post office building was placed on the U.S.P.S. closure list back in 2012 as reported by Susan Steger, editor of the Fernandina Observer, on July 10, 2013. In her article, “Historic Fernandina Beach Post Office to close August 10 “, Steger indicates that the the reason the postal service will be vacating the premises is that revenue from postal operations have declined over the years. The postal service estimates a ten year savings of $315,359 by closing the facility.
53
Due to efforts by the community to save the building, its closure has been placed on hold pending a review by the postal service. Though its closure has been delayed, the building’s current condition is in disrepair and speaks to the wear and tear it has endured over it’s century-old life. In 2010, the city of Fernandina Beach conducted a survey of the building resulting in its “Historic Report and Feasibilities Studies”. This document is a detailed account of the building’s history, its current exterior and interior state, and the feasibility study indicating what the cost would be to rehabilitate the building. The building’s exterior character-defining features such as its terra cotta ornamented facades (Fig. 4-7) and monumental entrances are in need Figure 4-7
of serious restoration in order to stop the deterioration of these important architectural elements. Its well-crafted wood-encased windows (Fig. 4-8) are worn and is evidenced by the peeling and cracking coats of paint that have been applied over the years. Its interiors are a bit more preserved but have also suffered due to time and the lack of maintenance. In addition to the efforts by the community to save this piece of architecture, efforts must also be made to preserve and restore this architectural gem to its former glory by envisioning what the next life cycle of this building could be. It must be a new use that would continue the legacy of this civic building as well as provide Fernandina Beach with a historic building that will successfully
Figure 4-8
54
function and meet the needs of a 21st century community.
Adaptive Reuse of the U.S. Customs House and Post Office Envisioning and proposing a new use for historic buildings can be a daunting task for small communities whose memories of civic buildings are etched in time. For many in Fernandina Beach, the post office building has been a meeting place where they stopped in and chatted with each other in the course of a busy day or received and mailed letters to loved ones who were near and far. This sense of community lends to the notion of place and is what thriving communities hold near and dear to their hearts. What if the postal service were to deem the closure necessary and the building were to be sold? If the building were to be saved through the efforts of the community, what would the next hundred years of this building’s life look like? What need would this building fill in this community? Answers to these important questions can only be answered by the residents who have a vested interest in the preservation of this building. In the Fernandina Observer article dated July 18, 2013, “What’s Next for the Downtown Post Office”?, community feedback was solicited regarding the future of the post office building. Residents chimed in and provided ideas and solutions for the saving of this architectural treasure. City Commissioner Arlene Filkoff stated, “I’ve always envisioned it as some sort of learning environment.” She added, she would love to see the Savannah College of Art and Design or a similar school take it over and restore it as a first project. 55
Other residents like local theater director and historian, Ron Kurtz, said that his first choice would be to relocate City Hall here but also suggested that due to its presence on Centre Street, a Performing Arts Center with a theatre, visual arts, studio space, display space, rehearsal space would work well in the heart of downtown. Kurtz stated that it would essentially serve as an educational; Chautauqua type facility.
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Chapter Five
The proposal outlined in this chapter sets forth the concept, strategies and design ideas for the reuse of the post office building as a higher learning educational facility in the heart of Fernandina Beach. In addition to taking into account the needs and wants of the community, this proposal keeps the building’s civic significance as a main priority ensuring the proposal provides Fernandina Beach with an educational experience, fosters civic pride and is an overall contributing participant in the socioeconomic growth and development of this city.
Project Concept Fernandina’s wish to save the post office building and see it reused as an educational facility has been a resounding desire amongst its residents. Many envision the building as a communal place of knowledge-sharing and collaboration. Given the area’s rich history, the locale would be a prime location for an institution of higher learning that celebrates and promotes the historical importance of the area as well as other surrounding historic cities in Florida and in the lower southeast region of the United States. The introduction of this type of educational facility in this community would have great social and economic impacts on the city of Fernandina Beach. Anne Steinacker states in her article, “The Economic Effect of Urban Colleges on their Surrounding Communities”, that “universities can be valuable contributors to a city’s economy. They are immobile institutions fairly 57
resistant to business cycle fluctuations, making them a steady presence in the community. They tend to attract revenue from outside the immediate area through tuition, endowment income or state tax allocations and to attract significant human capital - students and employees from a national market - that can contribute to the area’s economic growth�. The insititution would provide the public with a curriculum centered around Historical Studies with concentrations in Historic Preservation/Conservation. This would give students an opportunity to immerse themselves in a preservation program that is technical in nature as they learn the history of place and are educated in preservation and restoration methods. This in turn would provide the community with available and valuable resources to continue the preservation work of local architecture and properties in Fernandina Beach resulting in further economic impacts. In general, the community of Fernandina Beach would benefit from this proposed educational facility. The facilities would be made accessible for community functions such as lectures, exhibitions, and other community-based programs. The flexible programming of the facility would maximize space and function allowing the residents to partner with the school. This would reinforce the concept of meeting place and community center where residents could once again enjoy this piece civic of architecture.
58
In addition to addressing the immediate need of preserving the historic post office building and proposing a compatible use, the project concept also provides a master planning strategy to aid in the expansion of the educational facility as the school begins to grow. This would solidify the feasibility of a long range campus development plan and would facilitate community goals and plans that address such issues as parking and infrastructure. The strategy would be delivered in phases allowing for the school to gradually establish itself within the community. These phases would address specific goals and objectives that would continue the contribution of this school to the overall civic core of Fernandina Beach. The local community impact could also be coupled with the social and economic impacts that would occur outside of the community if and when other entities partnered with the school. With limited higher learning institutions offering historic preservation curriculums in the southeast region of the United States, this would present Fernandina Beach with an opportunity to host an institution that could make regional impacts. The operations of the facility could solely be managed by a single university or could also be managed by a consortium of schools (Fig. 5-1) who would equally share in the funding and the administration of the school. This would facilitate knowledge-sharing and collaboration between institutions within the state of Florida as well as institutions and universities across state lines.
59
Figure 5-1
60
Site and Context Analysis Determining the feasibility of the proposal began with a preliminary analysis of the historic district, the site and the building. The understanding of the contextual relationship between these three components was vital in formulating the proposed solution for this adaptive reuse project. The Historic Downtown District The downtown district of Fernandina Beach was established as a district and placed on the National Register of Historic Places in 1973. It is an area that extends over 97 acres. The prevalent architectural styles found in the district are Greek Revival, Italianate, Queen Anne, Bungalow, Colonial Revival, Classical Revival, Tudor Revival, Renaissance Revival, and Spanish Mission which is primarily associated with its residential buildings (Downtown Historic District Guidelines, 21). The district’s main thoroughfare, Centre Street, stretches from the waterfront through the district and facilitates the daily hustle and bustle of this small community. It is made up of contributing and non-contributing commercial and residential buildings which today house thriving businesses such as restaurants, retail shops and lodging (Fig. 5-2). Known for its charm and picturesque setting, the historic Figure 5-2
downtown district of Fernandina Beach is a big contributor to the heritage tourism industry of the area. 61
Site Context
D. Adjacent Property
A. Nassau County Library
E. Lesesne House
B. Swan Building
Figure 5-3
C. Wade-Vuturo Building
62
F. Nassau County Courthouse
The Site The site, which sits on the corner of North 4th Street and Centre Street, is a parcel of property 150 feet by 120 feet. The slight change in grading of the site gives the building a prominent position in the center of town causing it to sit higher than its surrounding context. The site’s neighboring properties are made up of a mixture of residential and commercial buildings (Fig. 5-3) in addition to a small public parking lot that is located northeast of the site. Many of these buildings, which are nationally registered historic properties such as the Nassau County Courthouse and the Lesesne House, make up the contextual historic fabric of this area. The views from the site include the primary western view out from the site, at an elevated position, to Fernandina’s beautiful waterfront and Amelia River. The Building Built in 1912, the post office building is the second of the tallest buildings to
Amelia River Centre Street
Post Office
grace the skyline of Fernandina Beach. Perched on an elevated plot, the building’s height of over 50 feet and its distinct green Spanish-tiled roof (Fig. 5-4) make it a well-recognized piece of architecture that can be seen for miles. The building, which has three stories and a basement, has an overall square footage of roughly 24,000. Included in this square footage is an ex-
Figure 5-4
terior addition to the building in the form of a mailing platform which was 63
added in the 1960’s to the original structure (City of Fernandina Beach, Florida, 41). The following is the original layout and programming of the post office building (Fig. 5-5).
Basement Level 1. Boiler Room
4
4
2. Custom Storage 3. Coal Storage 4. Swing Room
2 1
1
First Level
2
1. Post office Workroom 2. Lobby 3. Postmaster’s Room 3
4. Mailing Vestibule
Basement Level
Figure 5-5
64
Scale: NTS
2
First Level
3
Scale: NTS
Second Level 1. Court Room 2. Customs 3. Judge Quarters 4. District Attorney 5. Marshall
6
3
3
3
6
4
6
4 1
4
2
6. Clerk 5
Third Level 1. Commissioner of Immigration
5
5 2
2. Engineer’s Room
2
1
1
3. Grand Jury Room 4. Petit Jury Room 5. Witness Room
Second Level
Scale: NTS
Third Level
Scale: NTS
6. Weather Bureau
65
Building Code and Zoning Analysis In addition to a site analysis, an analysis of the building code and zoning requirements for the building and its current use was conducted as part of the design process. Construction Type 3B (non-combustible exterior walls) Occupany Type Assembly A-3 Occupancy per floors based on current uses - Basement: 52 persons - First Level: 52 persons - Second Level: 146 persons based on no more than 110 people in courtroom - Third Level: 33 persons Means of Egress - Maximum travel distance: 200 feet - Maximum dead-end corridor: 20 feet, unsprinklered - Number of exits required: 2 - Egress width required: 44� minimum required 66
Zoning C3 (Central business district allows residential, commercial, restaurants, transient accommodations, commercial parking facilities, civic, and cultural uses (Fig. 5-6). Setbacks The district does not have any setback requirements. Height Restrictions The maximum building height is 45 feet. Loading/Unloading Areas Figure 5-6
Loading spaces must be a minimum of 12 feet X 14 feet X 30 feet. Parking Requirements On-site parking is not required unless building is converted into a lodging accommodation.
67
Programming An analysis of the existing program of the historic building revealed that there would need to be an increase in the building footprint to accommodate the needs of a 21st century educational facility. The facility would need to adequately serve a growing student body as well as the community of Fernandina Beach (Table 5-1). Programmed spaces that offer maxiumum flexibility of function would need to incorporated. As stated by Stewart Brand in his book, “the best buildings are not those that are cut, like a tailored suit, to fit only one set of functions, but rather those that are strong enough to retain their character as they accommodate different functions over time (104). This core concept was utilized as a way of providing usable space that would yield maximum use over time. The square footage needed was acquired from an existing and non-contributing property adjacent to the post office building on its northern facade (Fig. 5-4 D). An exterior and connecting addition to the existing building was proposed and placed on that property as part of the adaptive reuse proposal providing a solution that would better facilitate modern building code requirements and an expanded program. The original building would facilitate generic educational spaces while the new addition houses unique components that are not well served by the old building.
68
Historic Building Program Building Level
Basement Level
First Level
Second Level
Third Level
Other Table 5-1a
Programmed Spaces Workshop Workshop storage Workshop office Collections storage Lower lobby Main lobby Exhibition Gift shop Ticketing/information Security office Lecture Hall Director's office Faculty offices Reception Conference room Mail/copy room Warming kitchen Lecture hall storage Historical society office Classrooms Faculty offices Reception Control room
Square Footage 1837 280 226 892 700 1477 2270 370 406 138 1660 190 950 340 344 180 127 94 190 1140 356 340 97
Circulation Mechanical/Other
3713 655
Total Square Footage
18972 69
New Addition Building Program Building Level
Basement Level
First Level
Second Level
Third Level
Other
Table 5-1b
70
Programmed Space Workshop Workshop storage Receiving/shipping bay Receiving/shipping office Receiving/shipping storage Main lobby/atrium Restroom Cafe Restrooms Student lounge Gallery Studios/Classrooms Restrooms
Square Footage 521 300 356 180 242 1640 70 600 445 275 686 2079 445
Circulation Mechanical/Other
5911 493
Total Square Footage
14243
Chapter Six
The development of the adaptive reuse concept and design evolved from the analysis undertaken in the previous chapter as well as additional analysis conducted in this chapter. The analysis and design strategies explored in this chapter were preservation-based ensuring that the historical character and fabric of place was protected, restored and the new design for the addition compatible with the existing context.
Preservation Approach The primary objective of any adaptive reuse and rehabilitation project on a historic property should be preservation. Though the U.S. Customs House and Post Office building is not officially on the national register, the building sits with the boundaries of a nationally registered historic district. Why then should this building be saved and restored? According to the city’s Historic Report and Feasibility Studies, the “U.S. Customs House and Post Office building has characteristics of a nationally historic property as it embodies distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction” (102). Due to the building’s architectural significance, a preservation zoning approach was developed and discussed in the city’s Historic Report and 71
Feasibility Studies document. This approach mapped the exterior and interior preservation zones of the building to assist in determining what design decisions could be made with regards to rehabilitation efforts. The following illustrates and defines each exterior preservation zone (Fig. 6-1).
Exterior Preservation Zones Zone A Areas
exhibiting
distinctive
unique
qualities,
or
original
ZONE A
materials or elements; or representing examples of skilled craftsmanship; the work of a known architect or builder.
ZONE B
ZONE B
West Elevation
Zone B Areas
ZONE A
exhibiting
distinctive
unique
qualities,
or
original
materials or elements; or representing examples of skilled
ZONE A
craftsmanship; less rich in materials and details. Figure 6-1
72
South Elevation
ZONE B
ZONE A
ZONE B
Due to their importance and character-defining features, the western and southern exterior facades of the buidling should not be modified or altered. Work done on these facades would be that of restoration efforts only. The eastern and northern facades were presented as possibilities for modification to implement the new addition to the school.
Zone C
ZONE A
Areas where rehabilitation may be required. They are modest in nature, not highly detailed but
ZONE B
nonetheless may be original.
ZONE C
Zone D Areas
whose
modifications
would not represent loss of
East Elevation
character or intrusion. ZONE A
ZONE B
ZONE C
North Elevation
73
In addition to the exterior, the interior of the building also followed the same zoned approach (Fig. 6-2). Every level of the building was reviewed and mapped to determine what modifications could be made on the inside. The following illustrates and defines the interior preservation zones.
Interior Preservation Zones Zone A Areas
exhibiting
distinctive
unique
qualities,
or
original
materials or elements; or representing examples of skilled craftsmanship; the work of a known architect or builder. Zone B Areas
exhibiting
distinctive
unique
qualities,
or
original
materials or elements; or representing examples of skilled craftsmanship; less rich in materials and details. Figure 6-2
74
Basement Level
First Level
The interior spaces of great significance are mainly the lobby, the courtroom, and the corridors on the second and third levels. These zones house character defining features that are vital to the historic integrity and character of the U.S. Customs House and Post Office.
Zone C Areas where rehabilitation may be required. They are modest in nature, not highly detailed but nonetheless may be original. Zone D Areas
whose
modifications
would not represent loss of character or intrusion.
Second Level
Third Level
75
Character-Defining Features The individual architectural components of a building are as equally important as the whole. According to the National Park Service U.S. Department of the Interior, these architectural components are known as character-defining features. These elements give the building its appearance and include the overall shape of the building, its materials, craftsmanship, decorative details, interior spaces and features, as well as the various aspects of its site and environment. Exterior Features The U.S. Customs House and Post Office is known for its distinct Renaissance Revival architectural style and exterior features. The western and southern facades of the building have monumental entrances which are adorned with terra cotta ornamentation. In addition to the entrances, its windows are also framed with this same terra cotta ornamentation. Wrought iron balconies accent the windows giving the facades a welcoming feel. The most notable character-defining feature of the building is its Spanish tiled roof. Glazed with a green finish, the roof of the building gives the building an undeniable presence in the center of Fernandina Beach.
Figure 6-3
76
Interior Features The building’s interiors also house valuable character-defining features which reinforces the need to preserve the interior of this historic building. The building’s main public lobby (Fig. 6-4) showcases period woodwork such as a wainscot system, plaster pilasters, custom-crafted metal grille work and terrazzo and marble floors. The woodwork above the Postmaster’s office still features the original “Postmaster’s Office” sign lending to the authenticity of the space. Another main feature of the lobby is the grand staircase which is tucked in the southwest corner of the lobby space. These stairs currently provide the main circulation for all levels and are crafted of a combination of materials such as marble, cast iron and oak. The second level of the building is the location of the second most important space in this building. The two story courtroom (Fig. 6-4) and its supporting spaces contain the same woodwork details that are standard throughout the building. The large and beautifully wood-encased windows allow sufficient sunlight to flood the space. In addition, intricately crafted molding adorn the ceilings which are lit by period globe light fixtures. A seven foot high wainscot system runs along the perimeter of the 1,600 square foot room. In addition to the architectural elements, the courtroom furnishings such as the judge’s wood platform is prominently situated in the space. Figure 6-4
77
Compatibility of Design A main issue that exists when dealing with the integration of modern architecture with a historic property is the issue of compatible design. The design must be compatible in that it must respect the historic character of the district it will be situated in as well as not detract or take away from the original and historic building. According to the National Park Service U.S. Department of the Interior, a compatible design for an exterior addition to a historic property should “preserve significant historic materials, features and form, be compatible, and should be differentiated from the historic building. These basic guidelines are adopted from the requirements listed in the Secretary of the Interior’s Standards for Rehabilitation which offer general design and technical recommendations and provide a framework and guidance for decision-making about work or changes to a historic property. They are specifically listed under standards 9 and 10 which state the following: Standard 9 “New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, Figure 6-5
78
size, scale, and architectural features to protect the historic integrity of the property and its environment.”
Standard 10 “New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.” To aid in this endeavor, the National Park Service U.S. Department of the Interior provides the following guidelines to assist in designing a compatible new addition that that will meet the Secretary of the Interior’s Standards for Rehabilitation: - A new addition should be simple and unobtrusive in design, and should be distinguished from the historic building—a recessed connector can help to differentiate the new from the old. - A new addition should not be highly visible from the public right of way; a rear or other secondary elevation is usually the best location for a new addition. - The construction materials and the color of the new addition should be harmonious with the historic building materials. - The new addition should be smaller than the historic building—it should be subordinate in both size and design to the historic building. 79
Figure 7-1
80
Chapter Seven
The following chapter discusses and illustrates the final adaptive reuse design for the U.S. Customs House and Post Office. Design Framework and Guidelines The preliminary analysis of historic district, site, building, code and preservation approaches yielded a design framework that was followed during the design development of this project. 1. Exterior/Interior Preservation Ensure the preservation of the historic integrity of the building. 2. Design Compatibility Ensure the new addition is compatible with the historic district as well as the existing historic building. 3. Building/Zoning Code Ensure the existing building and site meet modern building/zoning code requirments. 4. Flexible Programming Provide a design with flexible programming to accommodate various uses/functions over time. 81
5. Site and Context Ensure appropriate site and surrounding context infrastructure is in place to accommodate the new use of the building. 6. Future Growth Develop potential master plan strategies to facilitate the expansion of the campus.
Process Model of Site
Figure 7-2
82
83
Parti Scheme The overall form of the new addition and how it relates to the historic building was explored through an iteration of parti schemes. The final scheme (Fig. 7-3) illustrates the final form that was generated. The decision to use an adjacent property and parcel to locate a connecting addition allowed for certain spaces and functions to be situated in that new wing of the school that could not be accommodated in the historic building. A. Shows existing buildings (historic and adjacent non-contributing) and their relation to each other B. The removal of the non-contributing building to allow space for the addition. C. Massing and volume for addition displaying the compatibility in height and what it could potentially be. D. Revised form for the addition generated by the views in and out of the site focusing on adjacent points of interest. E. Connecting elements that weave and wrap around the historic to allow for circulation to and from the school. 84
A.
B.
C.
D.
E.
Figure 7-3
85
Figure 7-4
86
Scale: NTS
Site and Context The adaptive reuse proposal for the U.S. Customs House and Post Office also addressed how the rehabilitated building, as a school, would relate to site and context (Fig. 7-4). One of the challenges for this project was how to accommodate the influx of students and visitors that would visit the historic downtown district to study and visit the new school. With limited on-site parking, a parking facility was proposed behind the library which not only would facilitate additional parking but would also provide support spaces such as a bike rental station, bookstore, etc. This three story structure would be situated on the old public parking lot and provide a total of 100 parking spaces which previously only provided 55 spaces of parking. Its height and capacity was taken into account to ensure that it would not diminish the historic character of the area. Connection from the parking facility to the school was achieved via an elevated bridge which would maximize circulation on school days as well as days when the community would be hosting functions in the facility. This would provide an alternate mode of pedestrian circulation that would not become a nuissance to surrounding properties within the district. In addition to providing a circulation route, this elevated connection capitalizes on the views of the surrounding historic district as well as the waterfront located to the west of the actual site. 87
School Programming The layout and programming for the new educational facility took into account the existing layout of the historic building and how it would relate to the new addition. The objective was to minimally alter the interior of the historic building in order to preserve and protect its historic intergrity. This was coupled with the goal of providing usable space that would be adequate for instructional and supporting spaces keeping flexibility of space in mind. The new addition would primarily be a supplementary structure that afforded the opportunity to add additional public spaces, flexible learning/instructional spaces and support/service spaces. The following is a brief overview of each level. Basement Level (Fig. 7-5) This level of the school provides work spaces for the students to conduct hands-on preservation and restoration work. In addition, the primary support and service spaces for the buildings are located on this level such as storage, mechanical, receiving/shipping, and a loading/unloading zone. First Level (Fig. 7-6) This level is the main public zone for both historic and new addition. The main lobbies are located on this level. The historic lobby could be accessed via the west entrance on North 4th Street or the south entrance on Centre 88
8 9
3
2
8
7
6
4
5
7
6
7
4
1
3
3
6 2
6
1
5
Figure 7-5
Basement Level Scale: NTS
First Level Scale: NTS
1. Collections Storage 2. Mechanical 3. Workshop 4. Workshop Office 5. Lower Lobby 6. Loading/Unloading Service 7. Workshop Storage 8. Receiving/shipping office 9. Receiving/shipping storage
1. Historic Lobby 2. Historic Lobby - ADA Entrance 3. Exhibition 4. Gift Shop 5. Security Office 6. Ticket/Information 7. Service 8. North Lobby
2
Figure 7-6
89
Street. The main entrance for the new addition lobby and atrium space is accessible on North 4th Street and was located here to provide a monumental entrance and access to the newly proposed parking facility via an elevated bridge connection. A secondary entrance to the addition is provided on the eastern side as a covered drop-off area to facilitate accessibility requirements. The main public space is housed in the historic portion on this level. Designed as a flexible space, this area could accommodate student or community exhibitions as well as formal functions and events. Second Level (Fig. 7-7) This level incorporates the historic courtroom as a flexible lecture hall which could also facilitate different functions and events. The spaces along the perimeter are used as faculty offices and supporting spaces. This level for the addition opens up as an atrium space which provides public spaces such as the main entrance area for the elevated pedestrian bridge, a cafe, a student lounge, and the eastern gallery that provides additional exhibition space. Third Level (Fig. 7-8) This level provides classroom and supporting spaces in the historic portion of the building. The addition also houses flexible classroom/studio space. 90
11 10
10
10
9
9
8
4
10
4
4 3
7 3
8
5
6
3 3 3
5
6
3 3 3
6
1
Figure 7-7
2
1
Second Level Scale: NTS
Thitd Level Scale: NTS
1. School Reception 2. Director’s Office 3. Faculty Office 4. Conference/Seminor Room 5. Lecture Hall 6. Gallery 7. Storage 8. Copy/Mail Room 9. Student Lounge 10. Cafe 11. Skybridge Entrance
1. Reception 2. Historical Society Office 3. Classroom 4. Faculty Office 5. Lecture Hall Control Room 6. Storage 7. Mechanical 8. Telecom 9. Copy/Mail Room 10. Classrooms/Studios
Figure 7-8
2
91
Compatibility of Design An important element of the adaptive reuse design involved integrating a modern addition into a historic district that would successfully relate to a historic building. The following design concepts were explored to ensure that the new addition would not detract from the historic building. 1. The modern addition was placed behind the original building connected to the northern facade (Fig. 7-9, Fig. 7-10) to minimize the visual impact when experienced from the main intersection of Centre Street and N. 4th Street. In addition, the northern elevation and preservation zone was the optimal location for the addition as it would minimize the loss of historic material, features and form.
Figure 7-9
WEST ELEVATION
92
SOUTH ELEVATION
Figure 7-10
EAST ELEVATION
NORTH ELEVATION
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2. The addition (Fig. 7-11) was primarily connected to the historic building with a hyphenated or recessed area that would make it easily distinguishable and set it apart from the original. To aid in this, the connecting portion was designed with glazed windows to allow for transparency to facilitate views in and out. 3. Architectural elements from the historic building were translated to the new addition as modern interpretations such as the idea of monumental entrance, framing of architectural features, idea of porch and balcony and widely overhanging eaves. 4. The selection of materials and colors were made based on the historic building. The striking green color of the Spanish-tiled roof on the historic building was carried over to the addition’s wrap-around roof. The copper color from the roof dormers were repeated in circulation elements such as the main staircase to add visual interest. Though compatibility of design was a driving concept for the design, thought was also given to making the addition it’s own entity. This was achieved by giving the addition a much more transparent feel in contrast to the grounded and feel of permanence exhibited by the historic building. The use of glass in main areas like the lobby and atrium (Fig. 7-12) was used to aid in this idea. 94
Figure 7-11
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Figure 7-12
Flexible Programming The concept of flexible programming was used to maximize space and function in the new facility. There were existing spaces in the historic building such as the post office workroom on the first level and the courtroom (Fig. 7-13) located on the second level that were perfect candidates for flexible spaces. Their high ceilings and ample space would facilitate this idea of flexibility.
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Figure 7-13
The historic courtroom was reused as a lecture hall that provides a larger instructional space for the school in order to accommodate the masses. This space could also serve the community as an events space to host receptions, banquets, etc. The flexible qualities, such as a retractable telescopic seating unit, would allow the space to be transformed quickly according to the need of the school or the community. Minor alterations would have to be made to the space reinforcing the goal of protecting and preserving the character of the space in this historic building. 97
Master Planning: Growing a Campus The success of the proposed school and campus lies in the ability to foresee the future of the school through growth development. A phased master plan was created to assist the community in imagining what the future of this campus could be. The master plan effort was designed in three phases allowing the school to make feasible transitions from phase to phase. The adaptive strategies previously discussed in this project would not only apply to the building itself but would also be implemented on a bigger scale as new program and function is woven into the existing fabric of the community. The interrelated needs of the school and the community would dictate how the school expands and grows. Programming for the school would change as the student body increases and additional infrastructure would be needed in the historic district as the community grows. Additional facilities would be required to support the administration of the school as well as the expanded educational needs of its students. For example, housing for students and faculty could be provided. This in turn would further impact the economy of the community as more and more people begin to make Fernandina Beach a temporary home while they study and complete their education. 98
Phase One Phase one (Fig. 7-14) of the master plan initiative involves the adaptive reuse of the post office building including the addition. To facilitate the influx of students and visitors to the area, a parking facility with support spaces is being proposed on the site of the existing public parking lot behind the Nassau County Library.
Figure 7-14
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Phase Two Phase two (Fig. 7-15) involves partnering with the Nassau County Library to fund an expansion of the south wing of the library dedicated to a research and media wing for the school. The research wing would primarily be accessible to students but the community would be able to access the area for special functions.
Figure 7-15
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Phase Three Phase three (Fig. 7-16) inlvoves an ambitious expansion of the campus. In this phase, an acquisition of surrounding properties would happen in order to accommodate the growing population of the school. This would consist of acquiring the Baptist church campus and adjacent historic properties to reuse them as additional administration and support spaces.
Figure 7-16
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Chapter Eight
The adaptive reuse of America’s civic architecture, such as historic post offices, reinforces a strong commitment to protecting the historic integrity and fabric of place in American communities. This master’s research project has presented a platform and taken a stance on the sustainable practice of adaptive reuse, more specifically preservation rehabilitation, as a way of emphasizing how we as a nation and as local communities must rally to save our architectural heritage. It’s a heritage being lost through ignorance, disrepair, and the inevitable threat of demolition. The proposal outlined in this project for the city of Fernandina Beach, Florida provided a strategy that would save a timeless piece of architecture through sustainable means. This in turn would increase the quality of life of its residents and reintroduce a revitalized building that would once again become a significant contributor in the socioeconomic growth and development of the community. This project was presented through an analysis of place (historict district, site and building) resulting in a preservation-based design that rehabilitated a historic structure giving it a new and promising use. The following chapter concludes with discussing the contributions of this master’s research project, briefly evaluating the project proposal, and outlining recommendations for further research on this topic.
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Contributions The recommendations and solutions presented in this project were presented as a way of becoming part of the reemerging preservation discussion that has and is still being debated in circles concerned with the future of our built environment. The analysis, synthesis and evaluation process outlined in this master’s research project provides those that are dedicated to this cause with a preservation-based and conceptual design framework that can be utilized when undertaking similar adaptive reuse and rehabilitation projects. The strategies discussed throughout this document maintained preservation as the primary objective while dually focusing on the important goal of rehabilitating historic and civic architecture that could function successfully well in to the 21st century. This is the ultimate contribution this project makes; it’s a clarion call to our nation, local communities and above all, the design and building industries to reconsider the way we design and build today in order to ensure a sustainable tomorrow. In addition to contributing to the overall knowledge base of architecture and historic preservation, the U.S. Customs House and Post Office proposal serves as a catalyst for local preservation and community development. It provides communities with alternatives that promote sustainability and strengthen the civic core through continued placemaking.
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Project Evaluation A brief evaluation of this master’s research project has been conducted to retrospectively take a look back at the overall project process in order to identify successes and areas of improvement. - The project has provided a compreshensive solution which not only meets the immediate need of saving and restoring the historic building but would also provide the community with a master plan and phasing strategy that could potentially expand the campus and increase its impact on a local and regional level. - The project has provided a high level overview of guidelines that could be adopted and used in the rehabilitation of similar projects. - The project could have provided an indepth analysis of how flexible programming would allow the historic building’s life cycle to be maximized over time. - The project could have also included an extended analysis of the compatibility of design topic focusing on the comparison between the federal and standardized design of the existing building versus the regional design of the immediate district it is situated in. 105
Areas of Further Research Adaptive reuse yields many possibilities and solutions. These solutions come about as one continues to analyze and test areas of potential research to discover alternate ways of extending the life cycle of reusable architecture. The conceptual basis of this master’s research project established a basic foundation which proposed concepts and ideas that were meant to provoke further thought on the overall preservation of civic architecture, specifically the historic post office in the city of Fernandina Beach, Florida. The following is a list of topics stemming from the research that could be further investigated. 1. Explore additional programming and adaptive reuse strategies that would maximize flexibility of space and function as the use of the building changes over time (multiple life cycles). 2. Conduct an in-depth study on the compatibility of design in historic districts and buildings with a concentration on regionalism. 3. Identify additional master planning strategies that would facilitate the growth of the campus and meet the goals and objectives of the school, the city, and the region.
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Conclusion The ongoing fight to preserve the historic architectural heritage of this nation is one that has been fought for decades. A fight that has seen its victories as well as its defeats. Many pose the question of importance and what deems a piece of architecture worthy of being spared from demolition. The answer lies in the notion of continued placemaking and the future success of healthy and vibrant communities. Communities whose public life is usually centered around a civic core consisting of memorable places and architecture. Such is the case with the historic and civic architecture in this country. It’s an architecture that marries the ideals of government with the work ethics of a local community. Post offices most definitely speak of and convey this very concept. They were and in some places still are the meeting places that make up the civic core of thriving communities. This cause to preserve and restore the places of our past so that we may see a much more sustainable future must continue to be propagated. We will only understand it when we comprehend that “architecture is saved from obsolescence and appears contemporary as it is framed and reframed by preservation as culturally significant�(Koolhaas, 96).
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Appendix A
Additional Post Office Adaptive Reuse Case Studies The following case studies were reviewed as part of the precedents review.
Case Study: Gainesville U.S. Customs House and Post Office The Hippodrome Theater
Figure A-1
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Case Study: Valdosta Post Office / Valdosta City Hall
Figure A-2
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Case Study: Miami U.S. Customs House and Post Office AIA Miami Center for Architecture and Design
Figure A-3
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Appendix B
Final Master Research Project Presentation
Figure B-1
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Figure B-2
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Figures List
Fig. 1-1 - Advisory Council on Historic Preservation. Preserving Historic Post Offices: A Report to Congress. Washington: ACHP, 2014. PDF file. P.25. Fig. 1-2 - Advisory Council on Historic Preservation. Preserving Historic Post Offices: A Report to Congress. Washington: ACHP, 2014. PDF file. P.25. Fig. 1-3 - http://iagenweb.org/cass/photos/atlantic/historicphotospc/historicatlanticphotos.htm http://www.polkpages.com/WinterHaven/govt.htm https://chicagomodern.wordpress.com/2012/04/17/a-treasuretrove-of-20th-century-art-resurrection-cemetery-mausoleum/ Fig. 1-4 - http://livingnewdeal.org/projects/post-office-mural-san-pedroca/ http://livingnewdeal.org/projects/post-office-sculpture-arcadia-arcadia-fl/ http://www.centrehistory.org/exhibits/a-common-canvas/ Fig. 1-5 - http://www.jphs.org/people/2005/3/14/the-statues-of-dc-frenchfrom-the-old-boston-post-office-at.html Fig. 2-1 - http://www.fs.fed.us/t-d/pubs/htmlpubs/htm08732839/page02. htm Fig. 2-2 - Image by author Fig. 2-3 - http://environtalks.blogspot.com/
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Fig. 2-4 - Development Strategies. Economic Impact of Historic Preservation in Columbia, Missouri.Columbia: 2012. PDF file. P. 9. Fig. 2-5 - Center for Governmental Responsibility University of Florida Levin College of Law. Economic Impacts of Historic Preservation in Florida. Gainesville: 2010. PDF file. P. 8. Fig. 3-1 - Image by author Fig. 3-2 - https://historicnashville.wordpress.com/category/popular-buildings/ Fig. 3-3 - http://fristcenter.org/about/the-building Fig. 3-4 - http://fristcenter.org/about/the-building Fig. 3-5 - http://thewallis.org/building_history.php Fig. 3-6 - http://www.stageandcinema.com/2013/11/04/wallis-annenberg-center/ Fig. 3-7 - http://www.archdaily.com/553867/the-wallis-annenberg-center-for-the-performing-arts-studio-pali-fekete-architects/ Fig. 3-8 http://www.archdaily.com/553867/the-wallis-annenberg-center-for-the-performing-arts-studio-pali-fekete-architects/ Fig. 3-9 http://www.hollystreetstudio.com/portfolio-items/asu-studentcenter-the-post-office/ Fig. 3-10 http://www.hollystreetstudio.com/portfolio-items/asu-studentcenter-the-post-office/ Fig. 3-11 http://www.hollystreetstudio.com/portfolio-items/asu-studentcenter-the-post-office/ 118
Fig. 4-1 - http://en.wikipedia.org/wiki/Nassau_County,_Florida Fig. 4-2 - Image by author Fig. 4-3 - http://community.becomeanex.org/pg/blog/read/7847568/ seagulls-amp-wild-horses http://picturesqueitalianatearchitecture.blogspot.com 2013_07_01_archive.html Fig. 4-4 - Photos by author Fig. 4-5 - Image by author Fig. 4-6 - http://ameliaislandliving.com/fernandinabeach/2010/12/historic-streetscape-fernandinas-main-street-called-centre/ Fig. 4-7 - City of Fernandina Beach, Florida. Historic Report and Feasibility Studies: U.S. Customs House Courthouse and Post Office Fernandina Beach, FL. Fernandina: 2010. PDF file. P. 35. Fig. 4-8 - City of Fernandina Beach, Florida. Historic Report and Feasibility Studies: U.S. Customs House Courthouse and Post Office Fernandina Beach, FL. Fernandina: 2010. PDF file. P. 37. Fig. 5-1 - Image by author Fig. 5-2 - http://ameliaislandliving.com/fernandinabeach/2010/12/historic-streetscape-fernandinas-main-street-called-centre/ Fig. 5-3 - Photos and images by author Fig. 5-4 - http://marinas.com/view/overview/1838_Fernandina_Historic_ Downtown_Fernandina_Beach_FL_United_States
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Fig. 5-5 - Images by author Fig. 5-6 - http://fl-fernandinabeach.civicplus.com/index.aspx?NID=78 Fig. 6-1 - Images by author Fig. 6-2 - Images by author Fig. 6-3 - City of Fernandina Beach, Florida. Historic Report and Feasibility Studies: U.S. Customs House Courthouse and Post Office Fernandina Beach, FL. Fernandina: 2010. PDF file. P. 39. Fig. 6-4 - http://fernandinaobserver.com/2013/07/19/whats-next-for-thedowntown-post-office/ Fig. 6-5 - http://www.nps.gov/tps/how-to-preserve/briefs/14-exterior-additions.htm Fig. 7-1 - Image by author Fig. 7-2 - Photos by author Fig. 7-3 - Image by author Fig. 7-4 - Image by author Fig. 7-5 - Image by author Fig. 7-6 - Image by author Fig. 7-7 - Image by author Fig. 7-8 - Image by author Fig. 7-9 - Image by author Fig. 7-10 - Image by author Fig. 7-11- Image by author Fig. 7-12 - Image by author 120
Fig. 7-13 - Image by author Fig. 7-14 - Image by author Fig. 7-15 - Image by author Fig. 7-16 - Image by author Fig. A-1 - http://universityofflorida.tumblr.com/image/58629270425 Fig. A-2 - https://www.flickr.com/photos/posrus/4451758113/ Fig. A-3 - http://www.loopnet.com/Listing/16560235 Fig. B-1 - Image by author Fig. B-2 - Image by author
Tables List
Table 1-1 - United States Environmental Protection Agency. Estimating 2003 Building Related C&D Materials Amounts. 2005. PDF file. P 17. Table 2-1 - Center for Governmental Responsibility University of Florida Levin College of Law. Contributions of Historic Preservation to the Quality of Life in Florida. Gainesville: 2010. PDF file. P. I-5. Table 2-2 - Center for Governmental Responsibility University of Florida Levin College of Law. Economic Impacts of Historic Preservation in Florida. Gainesville: 2010. PDF file. P. 8. Table 4-1 - Center for Governmental Responsibility University of Florida Levin College of Law. Contributions of Historic Preservation to the Quality of Life in Florida. Gainesville: 2010. PDF file. P. II-12. Table 5-1a/b - Tables by author 121
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Works Cited
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Holly Street Studio. ASU Student Center at the Post Office. n.d. Web. 25 April 2015. John, Richard. “How the Post Office Made America.” New York Times 9 February 2013, New York ed.: A19+. Print. Jordana, Sebastian. “Wallis Annenberg Center for the Performing Arts / SPF:a” 21 Mar 2010. ArchDaily. Accessed 19 Dec 2014. Koolhaas, Rem. Preservation Is Overtaking Us. New York, GSAPP Books, 2014. Koren, H.S., Butler, C.D. “The interconnection between the built environment ecology and Health. Environmental Security and Environmental Management: The Role of Risk Assessment NATO Security through Science Series. Volume 5, 2006 pp 111-125. Mason, Randall. “Economics and Heritage Conservation: Concepts, Values, and Agendas for Research.” Economics and Heritage Conservation. ed. Randall Mason. Los Angeles: Getty Conservation Institute, 1999. Getty Conservation Institute. 5 November 2005.
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National Park Service U.S. Department of the Interior. Rehabilitation as a Treatment, n.d. Web. 31 March 2015. National Trust for Historic Preservation Names Historic U.S. Post Office Buildings to its 2012 List of America’s 11 Most Endangered Historic Places. Preservation Nation. June 6, 2012. Web. 19 September 2014. National Trust for Historic Preservation. The Greenest Building: Quantifying the Environmental Value of Building Reuse. Washington D.C.: 2011. PDF file. Nelson, Arthur. Toward a New Metropolis: The Opportunity to Rebuild America. Washington, Brookings Institution, 2004. Oman, Anne. What’s Next for the Downtown Post Office?. Fernandina Observer. July 2013. Web. 16 September 2014. O’Rourke, Dara. Industrial Ecology & Life Cycle Assessment. Massachusetts Institute of Technology, n.d. Web. 19 September 2014. PlaceEconomics. Measuring Economic Impacts of Historic Preservation. Washington, D.C.: 2011. PDF file.
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Potter, John. The History of the United States Postal Service: An American History. United States Postal Service, May 2007. Web. 19 September 2014. Rypkema, Donovan. Economics of Historic Preservation: Sustainability, Smart Growth and Historic Preservation. n.d. Web 31 March 2015. Steger, Susan. Historic Fernandina Beach Post Office to Close August 10. Fernandina Observer. July 2013. Web. 16 September 2014. Steinacker, Anne. The Economic Effects of Urban Colleges on their Surrounding Communities. Urban Studies, Vol. 42, No. 7, 1161–1175, June 2005. Thaler, Mark. Adaptive reuse of historic buildings makes economic sense. Albany Business Review. October 2002. Web. 25 April 2015. The Frist Center for the Visual Arts; The Building. The Frist Center for the Visual Arts. n.d. Web. 19 September 2014. United States Energy Information Administration. Commercial Buildings Energy Consumption Survey. 2012. PDF file.
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United States Energy Information Administration. Annual Energy Review. 2011. PDF file. United States Energy Information Administration. Emissions of Greenhouse. Gases in the U.S. 2009. 2011. PDF file United States Environmental Protection Agency. Buildings and their Impact on the Environment: A Statistical Summary. 2009. PDF file. United States Environmental Protection Agency. Estimating 2003 Building Related C&D Materials Amounts. 2005. PDF file. Wallis Annenberg Center for Performing Arts; The Building. Wallis Annenberg Center for Performing Arts. n.d. Web. 19 September 2014. Wordekemper, Dallan. New Deal Art in Post Offices. United States Postal Service, November 2010. Web. 19 September 2014.
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