090225.TheSustainablePracticeofReusingBuildings

8/13/2019 090225.TheSustainablePracticeofReusingBuildings

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The Sustainable Practice

of Reusing Buildings:Challenges in California

David W. Cocke, SE

and Kaitlin Drisko, Architect

Presentation Outline

Philosophy: Building Reuse as Sustainability what is the challenge?

Metrics and Calculations

Embodied Energy

Seismic Risk as a Life Cycle Consideration

Structural Engineers Role

Case Studies

Approach

Details

Some New ideas


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From Wikipedia:

Structural engineersinspect, analyze, design,

plan, and research structural components and

structural systems.

Their work takes account mainly of technical,

economic and environmental concerns, but they

may also consider aesthetic and social factors.

PhilosophyNew Buildings VS

Blank slate

Set the configuration &the structural system tomatch the project goals

Strive for LEED credits

Well codified structural

systems Can design by

cookbook

Existing Buildings

Someone elses construction

Alter the project needs tomatch the existingconfiguration & system

Major credits for conservation

Archaic structural systems

Must understand the existingstructure to utilize incombination with newstrengthening


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The ChallengeHow (or why?) do we justify saving an

historic building, especially in California?

Philosophy

Preservation & Sustainability

Typical Building Life Cycle

Design

Construction

Operation

Abandon or

Demolition

New Construction

Every 50 Years +

Is this Sustainable?


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Definition of Sustainability

Sustainability is development that meetsthe needs of the present withoutcompromising the ability of futuregenerations to meet their own needs

-1987 UN Bruntland Comission

Three aspects of Sustainability:

Environmental*

Social

Economic

*Current focus of Engineers, LEEDCredit: National Trust White Paper

Philosophy


Building Reuse as

Environmental Sustainability

The greenest building

is the one already built

- Carl Elefante, AIA

Embodied Energy Approx 16% of total energy

approx 65 years to pay back

Large scale recycling

Life Cycle AnalysisToxic releases to water, resource extraction,manufacturing, outweigh pollution releasesassociated with building operations

Athena Institute

Philosophy



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Building Reuse as EnvironmentalSustainability (cont)

Sprawl Preservation encourages revitalization

rather than developing urban fringe

Waste Generation Average waste from demolishing

a building is 155 #/sf

Operating efficiency Historic buildings are not Energy Hogs

Average Annual Energy

Use (BTU/sf)*

Pre 1920 80,127

1920-1945 90,234

1946-1959 80,198

1960-1969 90,976

1970-1979 94,968

1980-1989 100,077

1990-1999 88,834

2000-2003 79,703*US EPA, 2003

Philosophy


Building Reuse as Economic Sustainability

Spurs economic development

Preservation creates more jobs than new construction (dollarfor dollar)

Historic buildings draw skilled workers

Older buildings friendly to small businesses

Philosophy



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Building Reuse as Social Sustainability

Maintain Cultural Ecosystems

Demolishing distinctive neighborhoods to replace themwith uniform 21st century settlements is analogous to cuttingdown rain forests for monocrop farming -John Keen, Professor

Preserve a Sense of Place, Well Being

Social capital

Preservation encourages social interaction; civic engagement

Philosophy


Metrics

LEED Rating System

Until now, LEED awarded building reuse the same as newmaterial specification and bike racks

1 point for maintaining 75% structure (MR-1.1), or

1 point for using 50% FSC wood (MR-7), or

1 point for bike racks and showers (SS-4.2)


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MetricsLEED until now

Favors

ExistingBuilding

sites

New

building

materials

Metrics

LEED Rating System

LEED 2009 2 points maintaining 75% structure

Increased points for Existing Building Sites based on life cycle analysis

Alternative compliance for Embodied Energy

Proposed for Materials & Resources Credits

Still no specific points for Preservation metrics, maybe LEED 2011

Social values

Cultural Heritage Sense of Place


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6

5

6

3

4

MetricsLEED 2009

Favors Existing

Building

Sites more thanLEED 2.2

New

building

materials

Embodied Energy of Materials and

Construction Per Square Foot of ConstructionSource: www.TheGreenestBuilding.org

Building Type MBTU/sq.ft.

Residential Single Family 700

Residential 2-4 Family 630

Residential Garden Apartment650

Residential High Rise 740

Hotel/Motel 1130

Dormitories 1430

Industrial Buildings 970

Office Buildings 1640

Warehouses 560

Garages/Service Stations 770

Building Type MBTU/sq.ft.

Stores/Restaurants 940

Religious Buildings 1260

Educational 1390

Hospital Buildings 1720

Other Nonfarm Buildings 1450

Amusement, Social & Rec.1380

Misc Nonresidential Bldg 1100

Laboratories 2070Libraries, Museums, etc. 1740

Demolition Energy is that "needed to raze,

load, and haul away construction materials."


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MetricsEmbodied Energy Calculation

Or roughly 1,000,000 gallons of gasoline!

Metrics

Additional Metrics with Building Reuse

By 2030, U.S. will replace 82 Billion SF of buildings(1/3of current amountBrookings Institute) Can many of these be reused instead?

National Trusts Sustainable Preservation Coalition toincorporate Preservation Metrics into LEED 2011

Alternative compliance path for Life Cycle / EmbodiedEnergy analyses


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Life Cycle Costs Expected Seismic

Performance

What is the expected cost in energy due tofuture earthquakes? & how can we estimate?

One idea:

Probable Maximum Loss (PML) used by thelending & insurance industries

Estimates repair costs to a building due to EQdamage during a given time period (based onsite seismicity, building characteristics, period ofstudy, bell curve)

Life Cycle Costs Expected SeismicPerformance

Example Building:

Embodied energy = 56,500,000 MBTUs

In the as-is condition,

we estimate a Median PML value of 20% for a 50 year period.

Estimate energy for repairs at 11,300,000 MBTUs

Reduce the Median PML to 10%,

Estimate energy for repairs at 5,650,000 MBTUs

Raise Performance Objective and reduce

future energy lost to EQ damage!


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Owner/Developers Strategy

Historic Building Needs a good investment

Likes historic architecture

Needs marketable property

Considerations:

Asks realtor: Can building be marketable?

Asks architect: Can building be usable?

Asks MEP: Can building be efficient?

Asks Structural Engineer: Can building be safe?

(Often the deal-breaker!)

Photo of

downtown

riverside


in Sustainability

Through LEED: specify materials fly ash,

certified wood, etc. small impact

Conserve energy through Preservation

significant impact


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with Existing Buildings Easy: Does NOT meet code Easy: Not FEASIBLE to retrofit

(Feasible- capable of being done with means at hand

and circumstances as they are)

But, we should consider that:

Desired performance objective may be lower than current code

Time is a factor when measuring Seismic Risk

Performance of existing structure might be better thanexpected, although more difficult to determine by analysis

Life cycle cost vs. benefits of seismic performance can besignificant

Structural Engineers StrategySeismic Retrofit by:

Adding new strengthening & rigidity to protect the

brittle materials (shear walls, braces, etc.)

Or

Adding new elements to supplement the existing

(new connections, etc.)

Or

Protect by changing dynamic response (base

isolation, etc.)


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Codes & Standards

California Historical Building CodeDraft language for 2009 CHBC:

The intent of the CHBC is to encourage thepreservation of qualified historical buildings orproperties while providing a minimum BuildingPerformance Objective of Collapse Preventionby providing some margin against either partialor total structural collapse such that the overallrisk of life-threatening injury as a result of

structural damage is low.

Codes & Standards

To achieve the Performance Objective of

Collapse Prevention, use published standards

ASCE 31-03 Seismic Evaluation of Existing

Buildings

Uses a tiered approach starting with a checklist

based on structure type & gets more detailed

with each Tier

Emphasizes quality not quantity


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Earthquake Damage States &

Performance Levels10

9

8

7

6

5

4

3

2

1

Negligible

Light

Moderate

Severe

Complete

Continuous service, facility operates and functionsafter earthquake. Negligibl e struc tural andnonstructural damage.

No damage, continuous service.

Structure is safe for oc cupancy immediately afterearthquake. Essential operations are protect ed,non-essential operations are disrupted.

Most operations and functions can resumeimmediately. Repair is required to restore somenon-essential services. Damage is light.

Life-safety is generally protected. Structure is

damaged, but remains stable. Falling hazardsremain secure.

Damage is moderate. Selected buildi ng systems,

features or contents may be protected from

damage.

Structural damage is severe, but collapse isprevented. Nonstructural elements fall.

Structural collapse prevented. Nonstructuralelements may fall.

Complete structural collapse

Portions of primary struc tural system collapse.

Damage Range andDamage Index

FullyOperational

FullyOperational

OperationalOperational

Life-SafeLife-Safe

NearCollapse

NearCollapse

CollapseCollapse

Current

Code

CHBC

Renovation University of Redlands Memorial Chapel

Stabilization / Restoration Harada House, Riverside

Retrofit / Renovation Riverside Metropolitan Museum

Adaptive Re-use First Christian Church of Rialto

Adaptive Re-use MacGowan Residence

Case Studies


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Requested a seismicstudy of buildinginventory

Performed brief reviewof all buildings

Rated buildings byseismic vulnerability

Considered long-termplan for each building

Measured long-termplan against risk

Formulated a plan toupgrade all identifiedbuildings over time

University of Redlands

Memorial Chapel


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Deficiencies

Very tall heavy concrete walls Roof diaphragm was inadequate to brace

tall concrete walls

Some discontinuous walls

Inadequate load paths for balcony loads tostructure

Potential falling hazards organ grilles,ceiling, bell tower, cornice, columns, frieze,

others

To Replace: 80,000 sf concrete building Embodied Energy loss = 100,800,000 MBTUs

Demo = 960,000 MBTUs

New Building Energy = 100,800,000 MBTUs

Replace Total Energy = 202,560,000 MBTUs

Renovate Energy (~10%) = 10,080,000 MBTUs

Net Energy Savings = 192,480,000 MBTUs

Embodied Energy Calculation


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Structural Fix

Add limited shotcrete to strengthen wallswhere needed

Add complete roof diaphragm with steel rods

and plates above ceiling

Add concrete shear walls in limited locations

Strengthen bell tower

Add strongbacks to tall walls

Anchor potential falling hazards

New bracing at front

elevation

New steel

diaphragm in

attic

Memorial Chapel


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Before

After

Memorial Chapel

Before

Memorial Chapel

After


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Harada House

National Register propertyNational Register property

Lemon Street, Riverside, CALemon Street, Riverside, CA

Project Goals & Limitations

Protect the contents and the building!

Need to Stabilize to prevent further decay!

City-owned

Extremely limited budget

Very Important Historically from all

perspectives (architecture probablyleast)

Make suitable for museum use

Harada House


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Deficiencies

Immediate Concerns:

Flexibility of

structure leads to

damage of plaster

Unstable north

retaining wall

Decayed first floor

framing

Harada House

Deficiencies

Immediate Concerns:

Brick Stem wallsaround foundations

Unreinforced BrickChimneys FallingHazards

Termites Unstable Garage

Framing

Harada House


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Immediate

Concerns

ImmediateConcerns


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Deficiencies

Long-TermConcerns:

Protection ofinterior plaster

InadequateSeismic Rigidity,Resistance andToughness

Settlement ofFoundations

Harada House

Long-Term Concerns: (continued) Deteriorating Unreinforced Brick

Foundations

No anchors of walls to foundations

No lateral bracing of cripple walls

Flexible and weak walls with woodclapboard siding of poor condition

Increase stiffness to protect plaster

Areas of decayed floor framing

No roof diaphragm bracing

Inadequate roof-to-wall anchors


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To Replace: 1,500 sf wood framebuilding Embodied Energy loss = 1,050,000 MBTUs

Demo = 4,650 MBTUs



Renovate Energy (~20%) = 210,000 MBTUs



Matched identified deficiencies to Projects

goals

Develop mitigation measures & list by priority

Developed mitigation to achieve project

goals accounting for limitations

Use limited available budget to Stabilize, then

acquire funds for the long-term preservation

Harada House


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Long-Term Preservation

Funding for re-roofing was available so,

While we added a new roof

Added new plywood to form new

diaphragm

Completed load path from roof and

ceiling to walls

Added framing & straps for future

chimneys

Harada House

Whats next?

Better drainage

New/repaired foundations

Shear walls

Foundation anchors

Reconstructed chimneys Repaired floor framing

Harada House


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Riverside Metropolitan Museum

Riverside MetropolitanMuseum Two-story structure with a full

basement, built in 1912

Unreinforced masonry walls

Roof consists of concrete roof & ceilingslabs spanning to steel beams,supported by steel trusses

Two-story tall atrium at the south sidesurrounded by concrete floor slab at thenorth, east, & west sides

Several structural modifications andadditions:

1928 Addition at the south side of thebuilding

Late 1950s infill of atrium space foradditional second floor

1967 Addition at the east of 1928Addition.


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Deterioration of Wood

Visible signs of decay at numerouslocations along the roof eaves/cornice

Interior wood members and framingshow no signs of deterioration

Excessive Shear Stress in LateralForce Resisting System URMwalls and floor diaphragms

No Wall Anchorage

Wood Ledgers in cross-grainbending

Damaged Wood Eaves


Inadequate transfer to Shear Walls

Proportions

Excessive height-to-thickness ratios toresist out-of-plane seismic loads

Main building is okay, the second storywall is very close to the limit

Unblocked Diaphragms

Connections

Wall anchors and beam/girder/truss

supports

Falling Hazard HCT walls

Main Entrance Opening

Brick Column in Basement

Masonry Arches at Main Entrance


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To Replace: ~30,000 sf brick, concreteand wood framed building Embodied Energy loss = 52,200,000 MBTUs

Demo = 465,000 MBTUs








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First Christian Church

Rialto

One-story structure with ahigh gable roof, mezzanineand full basement,constructed in 1906-7.

2x6 Wood-framed with 1xdiagonal sheathing andwood shingles

Roof consists of wood scissortrusses at 24 on-center.

First Christian ChurchRialto

No significant structuraldeficiencies with the gravityload carrying system

Primary ridge and eaves ofthe gable roof are straightand true without apparentsag or sway

White painted shingles

appear to be original andremain aligned


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Rialto

Anchor foundation sills Brace chimney where it

extends above roofframing

Fasten wood posts toslab and foundations

Provide full depthblocking between roofrafters to improveshear transfer


The primary structureframing andfoundation systemappears sound andcapable ofaccommodatinggravity forces fromcode prescribeddead and live loads

From the structural engineersassessment by SimpsonGumpertz & Heger


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To Replace: ~5,800 sf wood framed

building Embodied Energy loss = 7,424,000 MBTUs

Demo: 174,000 MBTUs



Renovate Energy (~10%) = 742,400 MBTUs




Additional seismicenhancements wouldprovide better seismicperformance,however would bevery invasiverequiring removal ofexterior or interiorfinishes to install

plywood sheathing


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Rialto

MacGowan ResidenceLos Angeles

Three-story structurewith a high gable roofand full basement,constructed in 1912.

17,000sf residencefilled with originaldecorative details

Finding the best fit


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AfterAfter

BeforeBefore

1930s1930s

FoaadFoaadFarahFarah AfterAfter

BeforeBefore

Main groundfloor rooms

are largeenough toaccommodateclasses andevents

Main groundfloor roomsare largeenough toaccommodateclasses andevents

AfterAfter

BeforeBefore

AfterAfter

BeforeBefore


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Modificationsfor exiting and

egress arerequired toaccommodatea change inuse andincreasedoccupancy

AfterAfter AfterAfter AfterAfter

BeforeBefore BeforeBefore BeforeBefore

Window converted to exit doorWindow converted to exit door Exit stair addedExit stair added Enclosure added at back stairEnclosure added at back stair

New life-safetysystemsand arerequired BeforeBefore

Wood Flooring Stored and TrackedWood Flooring Stored and Tracked

Penetration made from AbovePenetration made from Above

Installation done from aboveInstallation done from above

AfterAfter


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Existingspaces areadaptedto newuses

AfterAfter

BeforeBefore

Proposed SectionProposed Section

Exteriorfire laneandaccesssystemsareadded

BeforeBefore

Proposed Landscape RenderingProposed Landscape Rendering

Fire Lane just prior to landscapingFire Lane just prior to landscaping AfterAfter


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To Replace: ~17,000 sf wood framed

building Embodied Energy loss = 20,400,000 MBTUs

Demo: 52,700 MBTUs

New Building Energy = 20,400,000MBTUs






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One of the most sustainable things we can do as aOne of the most sustainable things we can do as a

society is to promote the use and resociety is to promote the use and re--use of existinguse of existing

buildings, places, and their attendant infrastructures.buildings, places, and their attendant infrastructures.

Indeed, it is quite encouraging that, in recent decades,Indeed, it is quite encouraging that, in recent decades,

the percentage of new architectural work done onthe percentage of new architectural work done on

existing buildings has steadily increased.existing buildings has steadily increased.

From Veneration To ReclamationFrom Veneration To Reclamation

by Daniel Bluestone, Director, Historic Preservation Program,by Daniel Bluestone, Director, Historic Preservation Program,

University of Virginia, CharlottesvilleUniversity of Virginia, Charlottesville

Some New Ideas

1. Consider Preservation as Sustainability

Make retrofit attractive to owners & developers

Promote Tax Credits (similar to Mills Act Property Tax

Abatement Program)

Provide message to Owners & Developers

Buildings can be saved if you want to save them(and willing to invest)


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Some New Ideas

2. Understand ALL of the costs and benefits

Consider Embodied Energy

Consider Life Cycle/Seismic Risk analysis

Consider other aspects of Sustainability &

Preservation, i.e. Environmental, Social, Economic

benefits

Some New Ideas

3. Work with Structural Engineers that are

experienced with saving buildings.

Dont ask the Structural Engineer to state

whether it is feasible; instead ask what it will

take to fix the building, then estimate the costs.

(We are doing our best to convince our

colleagues to change their thinking also!)


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And Finally...

4. Fix LEED Scoring

Existing 50,000 SF

Example Warehouse

Net energy savings of 113,021,000 MBTUs toretrofit & reuse versus teardown & rebuild

Equivalent to 1,000,000 gal gas saved!

This only receives 1 or 2 credits in LEED!

Fix LEED Scoring

If 100 people all ride 10 miles / day,

it will take 100 years to save

the same amount of energy!

090225.TheSustainablePracticeofReusingBuildings

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