Trapolin-Peer Architects will frame our projects through the ten criteria outlined by the AIA Committee on the Environment (COTE).
“At TPA, preservation and progress are not mutually exclusive. In architecture, there is nothing more sustainable than reusing a building.” Paula Peer, AIA, Firm Principal
2
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN
ADAPTIVE REUSE EFFICIENCY
CONTENTS
Intro
05
II.
TPA at a Glance
08
III.
Commitment
12 16 18 20 22
IV.
Case Study
24
V.
Citations
34
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN
3
WELLNESS
Adaptive Reuse Efficiency Resiliency Wellness
RESILIENCY
I.
Factors Row is a renovation of a historic 1869 office building into mixed-use multi-family units.
4
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I I INTRO
I INTRO
Through our approach and work, Trapolin-Peer Architects demonstrates adaptive re-use is inherently sustainable. Every building saved limits demolition to landfill; utilizes the embodied energy of existing materials, and preserves the cultural heritage of our city.
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN
5
TCA Littlewoods is a center offering childhood education and support services to low-income children and the community.
6
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I I INTRO
---
1 Mazria, Ed and Architecture 2030. “About Architecture 2030.” http://architecture2030.org/ 2 Mason, Randall, “Economics and Historic Preservation: A Guide and Review of the Literature.” Metropolitan Policy Program - The Brookings Institution. 3 American Institute of Architects. “The 2030 Commitment.” AIA.org. https://www. aia.org/resources/6616-the-2030-commitment. Web. I INTRO I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN
7
WELLNESS
The AIA 2030 Challenge is directed at architecture firms to prioritize and evaluate energy performance and carbon reductions in the design of new buildings, developments and major renovations by 2030.3 Trapolin Peer became a participating signatory in 2016 because we view the 2030 Challenge as a natural outgrowth of our office’s commitment to integrating sustainability and resilience principles in practice. This Sustainability Action Plan shares our expertise around the sustainable and economic benefits of adaptive re-use, resiliency, and wellness with our clients, the public, and the profession.
RESILIENCY
We believe that, as architects, we have a fundamental responsibility to promote environments that minimize long-term operating costs and environmental impact. Integrating the latest advances in green architecture is not only fundamental to our approach but also critical to ensuring happier, healthier experiences for those who live, work and play within the spaces we design.
EFFICIENCY
The mission of Trapolin-Peer Architects (TPA) is to create inspired spaces that enrich the human experience while creating positive, enduring impact on the community. In TPA’s 35 years of practice, we’ve refined a design process that has allowed our office to pursue design excellence despite various economic cycles, climatic disasters, staff turnover, and political uncertainty.
ADAPTIVE REUSE
THE CHALLENGE Architects must be held increasingly accountable for the reduction of waste during construction, mitigation of emissions during occupancy, and envisioning resilient communities capable of withstanding future catastrophes. Already, buildings consume nearly half (47.6%) of all energy used in the United States.1 Between 2005 - 2030, nearly a quarter of today’s existing buildings (82 billion SF) will be replaced.2 Architects must balance the growing needs of our communities while preparing for climatic disasters which are increasing in magnitude and frequency, leaving coastal cities like New Orleans exposed.
8
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I II TPA AT A GLANCE
III TPA AT A GLANCE
Founded in 1981, TrapolinPeer Architects is a full-service, mid-sized architecture firm specializing in context-sensitive designs for new construction as well as historic renovation and restoration. Located in the heart of New Orleans’ Warehouse District, our award-winning firm has shaped communities across the Gulf Coast. TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN
9
1980
‘90
‘77 Dept. of Energy established
‘87 UN Commission on Sustainable Development
‘81 Peter M. Trapolin & Associates Founded
‘95 Peter Trapolin, AIA New Orleans President
‘80 Peter Trapolin, Founding Committee Member of Operation Comeback Fighting demolition of historical buildings in Warehouse District
‘83 Julia Row Houses First TPA solo commission, flophouse rehabilitation project, precursor to CBD residential development
2000
‘92 Historic New Orleans Collection
‘89 City Park Carousel Full restoration
‘98 Emeril’s Delmonico Restoration and upgrade
‘08 Marrero Readiness Center First TPA LEED, ’SPIRIT’ project completed
00’s Municipalities & Corporations begin to demand internal green building standards
‘06 Peter Trapolin chairs Historic Preservation Committee and selected on Urban Planning Sub-Committee of Bring New Orleans Back Commission Paula Peer joined Lakeview Committee
‘12 TCA Littlewoods Ground-up education + community center
‘13 800 Magazine Restoration
Firm History Timeline - From TPA’s inception, our focus has been on reclaiming the character of the existing building stock through adaptive re-use. In recent years, our portfolio has included an increasing mix of ground-up and adaptive re-use projects, ranging from schools and hospitality to multi-family and custom residential. This Sustainability Action Plan articulates our sustainable values beyond our office.
TPA’s current design ethos around adaptive reuse, efficiency, resiliency reinforces values of a sustainable practice: (1) Responding to Context, (2) Enhancing User Comfort, (3) Advancing Evidence-Based Design, and (4) Looking Towards the Future. Walking the walk must precede talking the talk. From strategic planning to developing internal resources and tools our designers can easily reference, we’re implementing sustainable design into standard TPA practice.
10
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I II TPA AT A GLANCE
‘05 Hurricanes Katrina + Rita
‘10
‘20
‘30
‘17 ‘16 ‘12 ‘14 US pulls out of Gentilly LA’s NOLA named Paris Climate Resilience Coastal Master among first Agreement Plan Resilient Cities District received ‘17 HUD Funding NOLA Flooding ‘14 ‘16 ‘09 Louisiana Hurricanes Harvey + Peer joins as Paula Peer, AIA New Flooding Irma + Jose + Maria
‘14 Southern Hotel LEED Restoration Project
‘17 Factor’s Row Restoration
‘17 730 Julia Multi-family units ground-up over historic carriage house
‘19 500 Canal (Sazerac House) Adapative re-use
‘18 Edna Karr (LEED)
‘19 World Trade Center (Four Seasons) High-profile revitilization projects, expected completion
At TPA, sustainability manifests itself through our design process and team. With nearly a 1:1 female-male staff ratio, we are one of the most gender-diverse firms in the industry, We develop solutions designed to balance enduring authenticity with practical sustainability, and aesthetic quality with budgetary discipline. Each project is guided by principal leadership and inspired by our team of experienced and passionate architects firmly committed to superb, contextually-respectful, environmentally-sound design.
Most recently TPA conducted a Post-Occupancy Evaluation around our office [included in Section IV], which was designed to WELL-certification standards, and became LifeCity members with a group of New Orleans- and regional-based organizations that spur economic growth through social and environmental impact. 1
AIA Code of Ethics II TPA AT A GLANCE I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 11
WELLNESS
Over the past three years, we’ve built the internal foundation for a sustainable practice through in-house software training, an annual internal online survey, an interactive sustainability wall, and weekly discussions around benchmarking the energy footprint of our projects. An inter-office assessment found employees believe our office is ‘Emerging’ in many core competencies around sustainability, and the greatest hurdles to sustainability across projects are budget, client buy-in, and managing client expectations. Since then, we’ve improved the policies and practices around these results to demonstrate our commitment to sustainable design to our client and communities.
RESILIENCY
OUR FIRM As architects, Trapolin-Peer Architects’ legacy is communicated through our built projects; our responsibility is to enhance the well-being of our users, “safeguard life, health, and property, and to promote the public welfare.”1 As a firm deeply rooted in New Orleans and across the State of Louisiana, our employees and work have been shaped by various climatic disasters that have plagued Southeastern and coastal Louisiana with increasing regularity – Hurricane Katrina, Hurricane Rita, Hurricane Harvey, the BP Oil Spill, and the regional flooding along the Gulf Coast. The buildings we have designed respect cultural context, advocate for the reinvestment in historic buildings, and have helped rebuild and strengthen resiliency in and around New Orleans. Thus, the AIA 2030 Commitment and our internal preoccupation with sustainability stem from our personal experience, around lens of reuse and restoration, and with an eye towards the future.
EFFICIENCY
‘13 850 Tchoupitlous TPA moves into new office in Warehouse District (LEEDequivalent)
‘17 TPA finalizes ‘16 TPA among first Sustainability Action Plan firms in New Orleans and Gulf Coast to pledge 2030 Commitment
Orleans President
ADAPTIVE REUSE
Paula partner; firm renamed Trapolin-Peer Architects
2030 Goal: Consumers have access to net zero homes
The Saint Hotel is an eight-story, 153,500 SF renovation-conversion into a major hotel flag’s boutique arm.
12
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I III COMMITMENT
III COMMITMENT
We aspire to become a regional and national leader of sustainable historic restoration and adaptive reuse.
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 13
“As an aspiring architect, I have a responsibility to act as an advocate for the natural and the built environment by challenging the standard methods of building and thinking about generations after me. Rather than impede nature, I believe we must respond; rather than resist, we must co-exist.” Andrea Hendrickson, Architectural Designer
From Principal leadership down, Trapolin Peer Architects’ commitment spans beyond our work with our clients and architectural industry into our community. Left, Paula Peer reflecting on the value of mid-Century modern architecture at the New Orleans Public Library (left). Right, our office volunteering with Uncommon Construction, a local non-profit empowering high school students through residential construction.
TPA expanded the 2030 Commitment to include resiliency in response to the climactic disasters the Gulf States has endured with increasing regularity this past decade. Upon developing feedback loops and constantly re-assessing our specification and tools, we aspire to provide additional value to our clients through adaptive re-use, energy efficiency, and resilient building strategies.
14
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I III COMMITMENT
Stuart Hurt, Architectural Designer
OUR ACTION Past TPA projects have demonstarted a commitment to promoting resilient construction and enhancing the existing building stock within New Orleans, especially the Warehouse District. Since Trapolin-Peer Architects (TPA) signed the AIA 2030 Commitment, our office has engaged internally and externally – through strategic planning sessions, office-wide surveys, charrettes, and weekly discussions – to create a sustainable framework enhancing our office culture, our client relationships, design quality, as well as the health of the City of New Orleans and the communities where we work. Sustainable and resilient design, specifically adaptive re-use, reduces the operating costs and environmental impact buildings have on the environment, as much as 4 - 46% better than new construction when comparing similar energy performance.1 Through a collaborative design process, TPA transforms our client’s vision into a built product achieving both function and exceptional aesthetic quality.
1
Preservation Green Lab, “The Greenest Building: Quantifying the Environmental Value of Building Reuse.” 2012
III COMMITMENT I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 15
WELLNESS
OUR COMMITMENT We have include resiliency and wellness in our Sustainability Action Plan; our role at an architectural scale is to mitigate the damage rainfall and stormwater flooding might cause and improve health outcomes among occupants. Our firm and projects is lending expertise and aligning our goals with larger City and coastal Louisiana goals, outlined in the 2016 “Resilient New Orleans” and “Greater New Orleans Urban Plan” vision documents, which aim to (a) embrace environmental change; (b) transform city systems; and (c) connect to opportunity. We can honor our end by helping to create a culture of environmental awareness at every stage of development, and encourage our clients to invest not only in comprehensive sustainable design but also innovative urban water management.
RESILIENCY
We’ve experienced climactic disasters firsthand: Hurricane Katrina decimated New Orleans in 2005, killing hundreds and damaging thousands of homes. The 2016 Louisiana floods, caused by a 1-in-1000 year storm in the hardest hit areas between Lafayette and Baton Rogue, dropped 7.1 trillion gallons of water, damaging 146,000 units. This past August, Hurricane Harvey dumped over Texas and Louisiana 27 trillion gallons of rainfall, a U.S record. As architects, our experience through these storms has informed our design approach, so we anticipate disasters’ impact on our buildings before they hit.
EFFICIENCY
Recent flooding in New Orleans caused by heavy rainfall in August 2017 eerily resembles flooding post-Katrina in August 2005.
ADAPTIVE REUSE
“New Orleans has been described as an ‘impossible’ city, with 300 years of rich cultural history in an inhospitable environment. Careful, considerate use of our economic, cultural, and environmental resources ensures that buildings we design keep making New Orleans what it can be – today, tomorrow, and beyond.”
Project Factor’s Row (New Orleans, LA) SF I Built 79,740 SF (2017) Type Adaptive Re-use, Mixed-Use
ADAPTIVE REUSE As experts in adaptive reuse, TPA understands existing buildings are most sustainable. Not only does adaptive reuse and restoration reduce the carbon and energy footprint of a project from producing new material, transportation emissions, and construction waste, but existing building stocks tend to utilize strong passive design strategies, such as large operable windows, climate-specific orientation and typologies, that pre-date active HVAC systems. Estimates predict a 10-80 year range for a 30% more energy efficient new building to match the average performance of an existing building.1 Context, both climatic or cultural, informs the TPA design process. During pre-design, we understand the site, the architectural history, and neighborhood dynamics, balancing each with a thoughtful, respectful architectural response. Recent academic reports qualitatively support adaptive reuse as a sustainable design strategy. Hstoric buildings can be costeffective compared to new construction on a life-cycle basis.2 Adaptive reuse achieves a comparable energy efficiency as new construction, up to a LEED Silver-level, when designers leverage original design elements, such as vernacular materials and existing passive systems. Another 2012 report by the Preservation Green Lab, reveals that saving buildings (mixed-use, warehouse conversion, singlefamily, and commercial) improves four areas of environmental impact - climate change, resource development, human health, and ecosystem quality - compared to new construction with the same use and footprint.3 These reports bolster our efforts toward urban conservation and finding innovative solutions to repurpose the built environment. Such environmental and economic factors are additional benefits beyond protecting the cultural and historical fabric composing our cities; within this laboratory of the city, we find inspiration and innovation.
1 2 3 16
Preservation Green Lab. Department of Defense “Demonstrating the Environmental & Economic Cost-Benefits of Reusing DoD’s Pre-World War II Buildings.” 2013 Preservation Green Lab. TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IIIA ADAPTIVE REUSE
ADAPTIVE REUSE 800 Magazine, which was a former livery and undertaker’s establishment (left, taken 1903), was designed for adaptive re-use in 2013 into a 28,000 SF building containing an award-winning restaurant and two-story townhouse-style apartments.
IIIA ADAPTIVE REUSE I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 17
GOALS ADVOCACY
WELLNESS
• Continually petition for the preservation of tax and grants which incentive adaptive re-use. • Continue to serve on boards and committees for the American Institute of Architects (AIA), New Orleans Architecture Foundation (NOAF), Urban Land Institute (ULI), Preservation Resources Center (PRC), United States Green Building Council (USGBC), neighborhood organizations and architectural review committees. • Advance knowledge sharing on the environmental, economic, and social impacts of adaptive reuse within the industry.
RESILIENCY
ACTION
EFFICIENCY • Recognized as one of the primary historic restoration and adaptive re-use architecture firms in New Orleans and the Gulf States. • Completed 40+ projects that have utilized historic tax credits and over 100 projects that been historic restoration or adaptive re-use. • Received numerous awards from the AIA New Orleans, Preservation Resources Center of New Orleans, and others for our adaptive reuse projects. • Articulate to clients and the profession - through empirical data and evidence-based design - how adaptive re-use buildings are sustainable projects. • Assess our buildings throughout the design process via an internal holistic measurement, through AIA COTE, LEED, and WELL standards. • Assign a Sustainability Champion [defined in following section] to each project. • Begin all projects with sustainability-specific goal-setting meeting with client and project team. • Develop internal resources and tools with consultants that includes life-cycle and long-term value over initial costs to clients.
On 730 Julia - an 198-unit ground-up, multi-family residential building in New Orleans, LA, a Sustainability Champion ran an energy model using Autodesk Insight which helped confirm the target EUI and building types.
EFFICIENCY TPA had integrated sustainable features on a project-by-project basis; now we’re systematizing, monitoring and refining our sustainable goals prior to, during, and following construction. Of the projects TPA has benchmarked, the office is producing results on average 50% below the regional median for building type. While these successes are substantial, our goal is to reach 70% below the median within the next two years. Some sustainable TPA projects include TCA Littlewoods, which utilizes daylighting, passive solar and shading to reduce the HVAC load, and 850 Tchoupitoulas, which our EUI benchmarking indicated is 47% below median of an office building. TPA seeks opportunities to improve our practice and design delivery. We’re educating our staff and actively implementing systems to measure and understand how our large-scale projects perform after occupation. Optimizing performance requires early planning, and informing our clients of long-term cost-benefit savings. By establishing a framework to have these discussions with our client, contractor, and consultants, we’re seeking to identify these cost-benefit opportunities and implement designs that outperform baseline code and perfunctory requirements.
“Curiosity of system-interactions drives my fascination with architecture. From a micro to macroscale, from individuals to spatial relations, at TPA I have been encouraged to design at multiple scales; testing the impact the design decisions have on the occupants, building, surrounding community, and city. Through energy analysis and systems tracking, thoughtful and sustainable design can be the new normal.” Regina Davis, LEED AP B+C Architectural Designer
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TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IIIB EFFICIENCY
ADAPTIVE REUSE
IIIB EFFICIENCY I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 19
ACTION GOALS ADVOCACY
WELLNESS
• Involved in the City of New Orleans’ city benchmarking programs as administrators and advisors. • Knowledge sharing around efficient energy alternatives and long-term life cycle costs. • Our office has sent a representative to GreenBuild every other year. Shea Trahan, Sustainability Lead, recently was invited to join the Board of Directors of USGBC- LA.
RESILIENCY
• Completed 3 LEED-certified projects, with 2 current projects aiming for LEED Silver, at minimum • Logged 3.3 million square feet of active projects, in 2016 alone, through the AIA 2030 DDx platform. • As part of the AIA 2030, we’ve commited to inform design responses and build high-performing buildings through energy modeling. • Tracking energy, water, and paper usage in our office since 2014, and completing a Post-Occupancy Evaluation (POE) on our office. • To design to reduce the long-term operating costs and environmental impact of construction through the integration of the latest advances in green building and renewable energy sources. • Defined a role called ‘Sustainability Champion” with a responsibility to uphold TPA Sustainability Commitment by “encouraging, facilitating, and monitoring a project’s sustainable goals; informing clients and project teams of sustainable, long-term alternatives; and reporting EUI on the AIA DDx platfom and in project case studies.” • Offering training sessions to our employees quarterly. • View each meeting with a project stakeholder as an opportunity to share best practices. • Track Energy Use Intensity and other relevant consumption data on our major projects. • Encourage an office-wide resource-building culture via the Sustainability + Resource Development Team, and assessing our designs via an holistic measurements around AIA COTE, LEED + WELL standards. • Strive for all projects to surpass the 70% performance standard below the regional median for building type (80% by 2020, 90% by 2025, net zero by 2030). • Energy model all projects over 50,000 square feet. • Increase the number of Sustainability Champions, LEED accredited designers in the office by 50%.
EFFICIENCY
A lighting study was conducted on Karr High School (New Orleans, LA) to meet a LEED - Silver rating (with VMDO Architects).
Project 1100 Annunciation (New Orleans) SF I Built 108,000 SF (Under Construction) Type Ground-up, Residential Condo
On 1100 Annunciation, a “green wall” covers the bottom floor garage and is connected to two water retention tanks.
RESILIENCY TPA looks ahead to adapt technology advancements and best practices into our projects. We seek new solutions, new materials, and new systems to improve efficiency and performance. New Orleans averages 56 rain days per year, defined as a day when it rains at least .25” inches. The City of New Orleans released Article 23 in its Comprehensive Zoning Ordinance (CZO) to introduce stormwater management strategies “designed to reduce the impact of development on the environment.” The current requirements of Article 23 call for: any new development or redevelopment that is not a single-family, or two-family residence, that is (a) 5,000 + SF or more of impervious surface, or is a total site acre of 1 acre or more, to “plan, detain and filter’ the first one and one quarter inch (1.25”) of stormwater during each event.” We extrapolate from this data annually, our nine projects hold between 4.81 million gallons and 24.05 million gallons annually. 24,049, 704 equals 36 swimming pools of water!. TPA looks ahead to adapt technology advancements and best practices into our projects. From participating in the Mayor’s Environmental Advisory Committee to Principal Paula Peer joining the City of Gretna’s Zoning Committee Post-Katrina, our office is dedicated to discussions about how New Orleans and other coastal communities can use resilient construction methods to enhance the quality of living and preparedness.
“We’re forced to address head-on the challenges and complexities of designing in the wet, violent, and unpredictable climate of the Gulf. Converting a historic building into a modern machine that withstands the strongest storms and keeps stormwater out of our municipal systems is no easy feat. Inspiration comes from doing so in an architecturallyexpressive manner” Shea Trahan, LEED AP, Associate, Sustainability Lead
20
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IIIC RESILIENCY
Project 820 Dauphine (New Orleans) 24,000 SF (Under Construction) Type Ground-up, Residential
IIIC RESILIENCY I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 21
ACTION GOALS ADVOCACY
WELLNESS
• To promote equity, share our resilient design approach, and maintain a stake in our communities, our staff is encouraged to get involved with various professional organizations, architectural review committees, and neighborhood interest groups, such as the National Organization for Minority Architects (NOMA) LA and the New Orleans Women in Architects (WIA). TPA frequently hosts firm crawls to nearby institutions and universities visiting New Orleans on field trips. Two members of our staff current teach at the Tulane University School of Architecture, Delgado Community College, and NOMA Louisiana Project Pipeline, while others are frequently invited to reviews and Career Days at LSU, UL-L, Louisiana Tech, and Tulane.
RESILIENCY
• Completed nine projects that have used a variety of approaches to comply with the Stormwater Management Plans, such as bioswales, retention ponds, blue roofs, and underground cisterns. • Projects are estimated to retain 429,459 gallons of stormwater per event - all of which will be kept off the streets and pumping stations. • Following Katrina designed the Marrerro Readiness Center and Principal-leadership served on several Post-Katrina Zoning + Advisory Boards. • Developed standards for “hardening” of ground floor building systems in flood-prone areas. • Raise office standard 5.5% above baseline code minimums, for TPA-design projects to double stormwater management capacity by 2030, at 2.5’ • Build an office-wide approach of resilient design, such as hardening. • Encourage our clients through designs to invest in pre-disaster planning for post-disaster recovery.
EFFICIENCY
820 Dauphine, expected completion 2018, utilizes a stormwater managment system of pervious parking with underground roof collection. Designed by Spackman Mossop & Michaels, it will collect 13, 398 gallons per rain event.
ADAPTIVE REUSE
SF I Built
Project Kingsley House - Taylor Campus SF I Built 25,500 SF (2016) Type Education
On 1100 Annunciation, a “green wall” covers the bottom floor garage and is connected to two water retention tanks.
WELLNESS Health and wellness are a key aspect of Trapolin-Peer Architects’ sustainability initiative; we’re stakeholders in the optimization of the comfort and convenience of the building users, beyond construction and occupancy. We have shifted our design focus, through building and urban wellness, toward creating inspiring spaces that improve the health of all occupants. The EPA estimates that the average American spends up to 93% of their time indoors. Since human well-being is largely a byproduct of our environment, sensitive design of our surroundings is critical to personal health. Through continuing education, knowledgesharing, and design application we move beyond simply removing toxic materials from building construction; we seek design solutions which promote physical activity, introduce daylighting for circadian health, incorporate biophilic elements, increase user adaptability for thermal comfort, and promote acoustically-sensitive spaces that minimize noise pollution within environments for work and learning. Our employees are actively involved in research and advocacy. For instance, Associate Shea Trahan is tying research on the neuroscience of architecture with the acoustics of space. via the Academy of Neuroscience for Architecture. And, Associate Jennie Cannon West represents the AIA National Young Architects Committee on the Equity and the Future of Architecture Board Committee.
“TPA has supported my sustainability initiatives in bike advocacy and community engagement. I’ve participated in national bike-to-work programs; helped the office invest in a shared bike; worked on disaster-relief efforts with the St. Bernard Project; participated in teaching architecture to local high school students through Project Pipeline; and helped launch a partnership with Uncommon Construction, a non-profit that mentors youth in affordable housing construction.” JD Scott, Architectural Designer
22
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IIID WELLNESS
Project Pho Tau Bay 2,840 Type Adaptive-Reuse Commercial
ACTION GOALS ADVOCACY
• Continue involvement in city bicycling and health initiatives. • Supported the professional certification, development, and reserch of employees, through conferences, and events. • As a firm member in Life City, connect with New Orleans-based sustainable companies and assist them with design consultations. IIID WELLNESS I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 23
WELLNESS
• Further integrating WELL Building Standards into our project design process, such as beginning to offer and encourage water + air quality testing to clients, and continuing to improve standards and knowledge on topics of daylighting, acoustics, circadian rhythms, biophilic design, and thermal adaptability. • Expand our Post-Occupancy Evaluation as an add-on service and a core process, with a particular emphasis on building health and wellness, gathering quantitative and qualitative information. • Support at least two Sustainability Champions through WELL Accreditation within the next 12 months. • Support research in the field of Neuroscience for Architecture through design application, publication, and conference participation, which the office views as the frontier of space-based wellness. • Develop measurable metrics around adaptive reuse.
RESILIENCY
• Supported office-wide continuing education efforts related to circadian light, WELL Building standards. • Integrated daylighting, thermal controls, acoustic sensitivity, and low, non-toxic VOC materials as an office-standard on all projects, and integrating components of the WELL Building standard on internal TPA checklist. • Developed a comprehensive internal Post-Occupancy Evaluation and tested it on our office to evaluate aspects of building health. • Promote physical activity over vehicular use through construction and use of an office bike for urban trips.
EFFICIENCY
The newest location of a Vietnamese restaraunt preserves existing building fabric and contributes to the commercial revitalization of the Tulane Avenue corridor.
ADAPTIVE REUSE
SF I Built
850 Tchoupitoulas is 13,000 SF faรงade renovation repurposing a pre-turnof-the-century warehouse into open-plan offices in New Orleans.
24
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IV CASE STUDY
IV CASE STUDY
Sustainable adaptive reuse starts with Trapolin Peer Architects’ own office renovation at 850 Tchoupitoulas
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 25
Trapolin Peer Architects has guided the Warehouse District, where we are located, through the decline of manufacturing and other economic shifts, adapting the building stock to the emerging service economy, and helping spur a 1000% increase in rentable units over three decades. Built in 1846 by Sidle & Stewart, 850 Tchoupitoulas - the TPA office - lay dormant in the early 2000s after serving as a broom factory and hardware supply store. The existing building faced significant structural failures of the facade and roof structure.
26
TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IV CASE STUDY
ADAPTIVE REUSE
Project 850 Tchoupitoulas New Orleans, LA 70130 SF I Built 13,000 SF (2014) Construction Cost I Cost / SF $2.7M I $208 / SF Type Mixed-Use (Office + Ground-floor Retail)
MECH.
226
231
KITCHEN
AD
228
COURTYARD
OAD
1/4" / 1' - 0" MIN
- 0" MIN. 1/4" / 1'
AD
AD
OAD 1/4" / 1' - 0" MIN.
232
225
302
304
1277 SF
STAIR #2 18
106
TA-3
TA-1
TA-1
MENS RESTROOM
216
TA-3
ELEVATOR
FECR
18
223
PLOTTING AREA
217
WOMENS RESTROOM
TA-3 TA-6
TA-6
229
CORRIDOR
TA-5
215
CLOSET
218
RECEPTION
203
CORRIDOR
TA-5
1/4" / 1'-0" SLOPE 1/4" / 1'-0" SLOPE
OFFICE #4
211
OFFICE #2
210
CONFERENCE ROOM #2
213
OFFICE #3
207
CORRIDOR
209
OFFICE #1
214
CORRIDOR
212
GUEST COFFEE
208
TA-5
TA-5
TA-5
TA-5 TA-6
205
4
CONFERENCE ROOM #1
301
FECR
221 219
220
STORAGE / MAIL
SERVER ROOM
106
ELEVATOR
202
ELEVATOR LOBBY TA-1
206
RESTROOM
TA-3
204
MECH.
LOBBY
MECH.
230 201
STAIR #1
115
STAIR #2 WATER RISER
113 112
EXIT CORRIDOR FEC
1
9
MECH
224
STAIR #2
222
CODE BOOK STORAGE
114
?
?
107
FEC
LOBBY
103
3 1
With the past TPA adaptive reuse projects in the neighborhood as a backdrop, TPA utilized the original, historic building facade and masonry party walls to envelop new construction infill. As a result, the historic warehouse evolved into a mixeduse renovation, encompassing two ground-floor retail tenants and a two-story contemporary, collaborative open-plan office.
RESILIENCY
4
4
4
2
4
102
ENTRY VESTIBULE
101
STUDIO LOFT
104
9
108
CORRIDOR
109
ELECTRICAL
106
CORRIDOR
ELEVATOR
105
STAIR #1
ELEVATOR LOBBY
CORRIDOR
FECR
FEC
STUDIO
110
JANITOR'S CLOSET
227
MATERIAL LIBRARY
1/4" / 1' - 0"
STORAGE
1/4" / 1' - 0"
CORRIDOR
EFFICIENCY
OAD
Historical photograph of 850 Tchoupitoulas (left), and the presently restored streetfront (right).
The first floor was developed to house the office lobby, vertical circulation, as well as other retail tenant spaces. The upper floors of the building were designed to accommodate office space. There was a modern approach to the interior finish out, featuring reclaimed wood ceilings, custom millwork, and architectural lighting complementing the open floor plans of the office, studio, and conference rooms. The rear set-back allowed for a courtyard and wall of glazing to give natural light to open studios and workspace.
A departure from our usual adaptive re-use projects into residential units, 850 Tchoupitoulas’ warehouse-to-office retrofit integrated latest LEED certification standards and many WELL pre-requisites. The primary sustainable design approaches relate to AIA Committee on the Environment (COTE) Top Ten criteria, and are listed on the subsequent pages.
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Historic tax credits were utilized to restore the masonry party walls, failing granite, and masonry facade of this warehouse district commercial property. Balancing the need of a historic building with the demands of a contemporary design office, the design added a latent third floor mezzanine while setting it back to pull natural light into the building’s center, and restoring the character of the neighborhood without sacrificing functionality - all hallmarks of TPA’s urban approach.
INTEGRATION
COMMUNITY
project goals and performance criteria based around multiple triple bottom line (economic, social, and environmental benefits)
communities inside and out benefit and are engaged in the project
ECOLOGY
a response and contribution to natural ecosystems, habitat and biodiversity
WATER
ECONOMY
conserves and improves the quality of water using stormwater management strategies
utilizes cost-effective design decisions, economic performance analysis, economic equity strategies, and improving life-cycle costs
$
100% LED lighting throughout the office
Company policy requires users to shut off monitors before leaving
Desks are organized in work groups that allow independent work stations with a center island intended for collaborative team work sessions.
Large windows for natural light significantly reduce lighting costs during the day
Energy efficient glazing + mechanical systems
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TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN I IV CASE STUDY
The double-height studio workspace provides an open and collaborative work environment, full of natural light.
WELLNESS
conserves energy, including passive design strategies + active systems + technologies
RESOURCES
informed selection of materials and products to reduce product-cycle environmental impacts
CHANGE
supports comfort, health, and wellness for the people who inhabit or visit the building
DISCOVERY
describing ways process has been shared with a larger audience and any ways the project may have influenced industry practice
ADAPTIVE REUSE
supports comfort, health, and wellness for the people who inhabit or visit the building
ENERGY
EFFICIENCY RESILIENCY
Peter Trapolin Firm Principal IV CASE STUDY I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 29
WELLNESS
“Energy efficiency is important from a sustainable and economic viewpoint. We designed a naturally lit studio with large expanses of insulated glazing with UV coatings. The R-52 Structural Insulated Panels (SIP) and reflective coatings greatly decrease heat gain from the roof.”
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Josh Ashcraft, Studio Administrator
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WELLNESS
“Within the administration team, we practice mindful sustainability. We utilize data – such as water and energy usage from our utility bills and printing and paper usage – to alert us when issues arise and where there are opportunities to reduce consumption.”
National EUI (mid-sized offices) 90
850 Tchoup 48.1 2030 Goals 27.3 0
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The open plan layout has resulted in enhanced connectivity (74%), wide access to light (96%), and a view to the outdoors (78%), while unintentionally contributing to acoustic and thermal issues, which employees sited were in need of improvement. The greater autonomy individual have over their environment the more they can adjust their environment, which in turn, increases satisfaction.
Employees suggested a greater variety of programmed spaces - smaller spaces for collaboration and privacy. It appears the greatest opportunities for improvement could be the patio.
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WELLNESS
Many workers indicated smaller additional places for privacy and quiet work would address these issues, and we’re exploring outlets for providing these zones.. Individual preferences of another should not dictate the thermal comfort of the office, as it sometimes does. Converting warehouse into office space is on the lower end of effective adaptive re-use.
RESILIENCY
LESSONS LEARNED
LOOK AHEAD INTO TPA SUSTAINABILITY PLAN Our next Sustainability Action Plan, which we will release prior to 2020, will most likely feature. • Post-Occupancy Evaluations and energy analysis of our ten largest projects by square footage • Update on energy modeling analysis • Energy analysis and short publication adaptive re-use in hot, humid climates • Improvements and follow-up post-occupancy to 850 Tchoupitoulas • Case Studies: World Trade Center, 500 Sazerac, 730 Julia, and Factors Row, among others
IMAGES (section, page) (i. Cover) Trapolin Peer Architects. May & Ellis. Digital image. Trapolin Peer Architects. Web. (I) Trapolin Peer Architects. Factors Row. Digital image. Trapolin Peer Architects. Web. (I) Trapolin Peer Architects. Stuart Hurt. Digital image. Trapolin Peer Architects. Web. (I) Trapolin Peer Architects. TCA Littlewood. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA at a Glance Discussion. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA at a Glance Discussion. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA Sustainability Timeline. Created Graphic. Trapolin Peer Architects. (II) Trapolin Peer Architects. TPA at a Glance Discussion. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. Toulouse St. Residential Complex. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA Site Visit - Private Residential. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. 800 Magazine. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. Kingsley House - Taylor Campus. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA Evolution. Created Graphic. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. BikeEasy Challenge. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. JD Scott. Digital image. Trapolin Peer Architects. Web. (II) Trapolin Peer Architects. TPA Pre-SAP Survey. Created Graphic. Trapolin Peer Architects. (III) Trapolin Peer Architects. Saint Hotel. Digital image. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. NOAF Panel at NO Public Library. Digital image. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. TPA at Uncommon Construction. Digital image. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. Andrea Hendrickson. Digital image. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. Pontchartrain Hotel - Hot Tin. Digital image. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. Factors Row. Digital image + graphic. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. 850 Tchoupitoulas. Digital image + graphic. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. Camp Street Residence. Digital image + graphic. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. International Shipholding. Digital image + graphic. Trapolin Peer Architects. Web. (III) Trapolin Peer Architects. Pontchartrain Hotel - Hot Tin. Digital image. Trapolin Peer Architects. Web. (III) Paul Jordan Anderson. Hurricane Harvey - Houston Texas Flooding. Texas Living Waters Projects. Digital image. Web. (III) Trapolin Peer Architects. 820 Dauphine. Digital image - drone. Trapolin Peer Architects. (III) Rick Wilking/Reuters. “Hurricane Katrina before and after images.” The Guardian. Digital image. 27 August 2010. Web. https://www.theguardian.com/ world/gallery/2010/aug/26/hurricanekatrina-neworleans. (III) G.R. “Floods and political crisis are back in New Orleans.” The Economist. 16 August 2017.https://www.economist.com/blogs/ democracyinamerica/2017/08/left-out-rain (III. 21-25) Trapolin Peer Architects. 850 Tchoupitoulas. Digital image + graphic. Trapolin Peer Architects. Web. (III. 22) Trapolin Peer Architects. 850 Tchoupitoulas. Architectural Drawings. Trapolin Peer Architects. (III. 26) Trapolin Peer Architects. 850 Tchoupitoulas. Created Graphics. Trapolin Peer Architects.
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WORKS CITED Mazria, Ed and Architecture 2030. “About Architecture 2030.”http://architecture2030.org/. Architecture 2030. Santa-Fe, New Mexico. Web. Mason, Randall, “Economics and Historic Preservation: A Guide and Review of the Literature.” Metropolitan Policy Program - The Brookings Institution https://www.brookings.edu/wp-content/uploads/2016/06/20050926_preservation.pdf 3 City of New Orleans. “Resilient New Orleans: Strategic actions to shape our future city.” August 2015. 4 Preservation Green Lab “The Greenest Building: Quantifying the Environmental Value of Building Reuse.” 2012. 5 American Institute of Architects. “The 2030 Commitment.” AIA.org. https://www.aia.org/resources/6616-the-2030-commitment. Web. 6 Shiver, David, and Widell, Cherilyn. “Demonstrating the Environmental Cost-Benefits of Re-using DoD’s Pre-World War II Buildings.” ESTCP. April 1 2
PROJECTS CITED
IV CITATIONS I TRAPOLIN-PEER ARCHITECTS SUSTAINABILITY ACTION PLAN 35
WELLNESS
_ (Cover) May & Ellis 221 Chartres Street, New Orleans, LA 70112 _ (Pages 3 , 16) Factors Row 822 Perdido Street, New Orleans, LA 70112 _ (Page 4) TCA Littlewood 14441 Curran Road, New Orleans, LA 70128 _ (Page 12) The Saint Hotel, Autograph Collection 931 Canal Street, New Orleans, LA 70112 _ (Page 17) Peche Restaurant 800 Magazine, New Orleans 70130 _ (Page 20) 1100 Annunciation, New Orleans, LA 70130 _ (Page 21) 820 Dauphine, New Orleans, LA 70116 _ (Page 22) Kingsley House - Taylor Campus _ (Page 23) Pho Tau Bay _ (Pages 25 - 31) 850 Tchoupitoulas Street, New Orleans, LA 70130
RESILIENCY
2013. 7 Energy Star