1

PROGRAM DOCUMENT

U S B a n k B u i l d i n g a d a p t i v e r e - u s e

K E L T O N B E R R E T T

2

TABLE OF CONTENTS

MISSION STATEMENT 4

CONTEXT RESEARCH 5

TYPOLOGY RESEARCH 14

PROJECT FACTS 26

VALUES - GOALS -CONCEPTS 30

3

4

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

5

CONTEXT RESEARCH

6

CONTEXT: GEOGRAPHIC CONDITIONS

REGION: Northwest United StatesSTATE: IdahoCOUNTY: LatahCITY: MoscowDISTRICT: DowntownADDRESS: 3rd and Main

Boise

Moscow

7

CONTEXT: GEOGRAPHIC CONDITIONS

UNIVERSITY OF IDAHO

DOWNTOWN MOSCOW

Project Site

Figure-Ground Plan

8

CONTEXT: GEOGRAPHIC CONDITIONSClimate Region IV (HCL: Lechner)

August

July

January

February

March

April

May

June

October

September

November

December

BASIC CLIMATE CONDITION: Comfortable Period: 12%

Too Hot:11%Too Cold: 77%

DEGREE-DAYS:

Cool

ingHeating

600

200

0

200

600

1400

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

Climate for Moscow, ID

9

Climate for Moscow, IDMONTHLY RAINFAL:

1

2

3

4Au

gust

July

Janu

ary

Febr

uary

Marc

h

Apri

l

May

June

Octo

ber

Sept

embe

r

Nove

mber

Dece

mber

CONTEXT: GEOGRAPHIC CONDITIONSClimate for Moscow, ID

CLIMATE: RAINFALL (IN.) SNOWFALL (IN.) PRECIPITATION DAYS SUNNY DAYSAVG. JULY HIGH (F)AVG. JAN LOW (F)

COMFORT INDEXELEVATION (FT)

23.6 49.5

117

169 8322.5

77

2,605

10

CONTEXT: GEOGRAPHIC CONDITIONSHistory of Downtown Moscow

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

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

11

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

The focus on catering to the automobile would lead to de-sign decisions such as lifting the bank off the ground to allow for drive through banking and off-street parking. Furthermore, economic forces such as the creation of the Palouse Empire Mall would make downtown less desirable for the motorist, and led to the clearance of many buildings for the benefit of parking lots. But disinvestment only continued, furthering the degradation of downtown.

In the early 1970’s, the city devised a revitalization plan which diverted traffic around main Street. Main Street itself was converted from a four-lane high-way into a two-lane street with metered parking, wider sidewalks, and street trees, leading to a pe-destrian focused downtown. All of the traffic diversions would not be completed until 200.

12

CONTEXT: SOCIAL CONDITIONS

R E S I D E N T I A L U S E R S

College Students:

The project is located a quick walk from campus, and among the Moscow night life, making it a perfect location for college stu-dents.

Low-Medium Income Families:

This project lends itself to providing centrally located afford-able housing. The location is nearer to jobs and transit op-tions making it more ideal than other affordable housing options

Retired folks who still feel young:

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

13

C O M M E R C I A L U S E R S

US Bank (current tenant)

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

Restaurants

This project will make space for a small restaurant to inhabit

Retail

This project will also expand the retail space of downtown

14

TYPOLOGY RESEARCH

15

16

CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS

I chose this precedent because it is a renovation and expansion of a brutalist concrete structure. Though it is a library, the modernist use of pilotis creates undesirable outdoor spaces (much like the US Bank build-ing), and this project seeks to integrate these spaces into the indoor space. Thus I am interested in the original indoor space, and former out-door space.

REGION: New England STATE: MassachusettsCOUNTY: BristolCITY: DartmouthDISTRICT: University of MassachusettsORIGINAL ARCHITECT: Paul RudolfORIGINAL COMPLETION: 1972RENOVATION: 160,000 sq ft.ADDITION: 27,000 sq ft.PROGRAM: University Library

17

Indoor Space

Formerly outdoor space

Second Floor (Renovated)

First Floor (Original)

18

CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS

19

CLAIR T. CARNEY LIBRARY RENOVATION & ADDITION: designLAB ARCHITECTS

20

SOUTHEASTERN GLASS BUILDING: SANDERS PACE ARCHITECTURE

REGION: South East STATE: Tennessee COUNTY: KnoxCITY: KnoxvilleDISTRICT: DowntownRENOVATION: 40,000 Sq. ft. PROGRAM: Mixed use - Retail, Residential, & Parking

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

21

22

SOUTHEASTERN GLASS BUILDING: SANDERS PACE ARCHITECTURE

Addition

Private Spaces

Existing Building

Public Spaces

Outdoor Spaces

Typical Residential floor

23

RESIDENTIAL

RESIDENTIAL

RETAIL/COMMERCIAL

UNDERGROUND PARKING

VERT

ICAL

CIR

CULA

TION

ADDITION

EXISTING BUILDING

RESIDENTIAL

Historic Photo After renovation/addition

Program Use (section) Existing/New

24

OCEAN FRONT MIXED-USE: KANNER ARCHITECTSREGION: West CoastSTATE: CaliforniaCOUNTY: Los AngelesCITY: Los Angeles DISTRICT: Venice BeachPROGRAM: Mixed use - Retail, Residential

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

25

OCEAN FRONT MIXED-USE: KANNER ARCHITECTS

OCEAN FRONT WALKPrimary Public Circulation

Secondary Circulation

R E T A I L S T R E E T F R O N T A G E

R E T A I L S T R E E T F R O N T A G E

R E S I D E N T V E H I C L E A C C E S S

R E S I D E N T V E H I C L E A C C E S S

R E T A I LRESIDENTIAL RESIDENTIAL

R E T A I L

Section Diagram 1

Public Face Private Face

Plan Diagram

Section Diagram 2

26

PROJECT FACTS

27

28

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

TOTAL SF FOR RESIDENTIAL: 6330 SF

2 - 3 BEDROOM APARTMENT: 1742 SF Master Bedroom: 144 SF

2 Bedrooms @ 120 SF: 240 SFLiving Room: 240 SF

Kitchen: 140 SF2 Bathrooms @ 40 SF: 80 SF

Circulation: 27 SFTotal: 871 SF

3 - 2 BEDROOM APARTMENTS: 2094 SF2 Bedrooms @ 120 SF: 240 SF

1 Bathroom: 51 SFLiving Room: 240 SF

Kitchen: 140 SFCirculation: 27 SF

Total: 698 SF

3 - 1 BEDROOM APARTMENTS: 1806 SF1 Bedroom: 144 SF1 Bathroom: 51 SF

Living Room: 240 SFKitchen: 140 SF

Circulation: 27 SFTotal: 602 SF

2 - STUDIO APARTMENTS: 680 SFLiving Room/Bedroom: 200 SF

1 Bathroom: 40 SFKitchen Space: 100 SF

Total: 340 SF

CIRCULATION: 800 SFMECHANICAL: 308 SF

29

TOTAL SF FOR COMMERCIAL/RETAIL: 6072 SF

RESTAURANT SPACE: 1580 SFKitchen:600 sf

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

RETAIL SUITE 1: 1000 SFRetail Space:820 SF

Office:100 SF 2 Restrooms @ 40 SF: 80 SF

RETAIL SUITE 2: 100 SFRetail Space:820 SF

Office:100 SF 2 Restrooms @ 40 SF: 80 SF

US BANK SPACE: 2074 SFTeller Area: 1000 SF

3 Offices @ 144 SF: 432 SFCubicle Space: 1512 SF

2 Restrooms @ 40 SF: 80 SF

CIRCULATION (VERTICAL): 110 SF

MECHANICAL: 308 SF

30

VALUES - GOALS - CONCEPTS

31

32

VALUES - GOALS & OBJECTIVES

POSITIVE URBAN IMPACTPROMOTION OF PEDESTRIANSMIXED USE PROGRAMDIVERSE RESIDENTIAL USERSDIVERSE COMMERCIAL USESDENSITY OF USEREDUCTION OF ON-SITE PARKING

SENSITIVITY TO MID-CENTURY MODERN STYLEPRESERVATION OF ARCHITECTURESENSITIVE CHANGES MADE TO FACADE

SUSTAINABILITYLOW ENERGY USEEFFICIENT RE-USE OF ARCHITECTUREREDUCTION OF ON-SITE PARKINGTHERMAL COMFORT

FRIENDLINESS TO ALL USERSCONVENIENT ACCESS FOR RESIDENTSSTREET ACCESS FOR BUSINESSES

COST EFFECTIVENESS KEEP COST OF LIVING AND RENT LOW

33

POSITIVE URBAN IMPACTTransparent Street Frontage - Mixed Use Program - Diverse Residential Users - Diverse Commercial Users - Density - Re-duction of on-site Parking

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

The diagram to the right de-scribes the idea of stacking the program, leaving the residential more opaque, and leaving the for-mer parking as glazed commercial/retail.

TR

AN

SP

AR

EN

CY

OPAQ

UE O

PAQU

E OPA

QUE O

PAQU

E

Interior InteriorStreet Street

Transparent Street Wall

Opaque Street Wall

Vs.

RESIDENTIALRETAIL

Mixed Primary Uses: Section Concept

34

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

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

Addition Insulated Metal Panels

Translucent Glass Shading

Vertical Shading

35

SUSTAINABILITY CONCERNS

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

East Facing Shading

Friendship square Bus Station

S I T E

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

36

FRIENDLINESS TO ALL USERS

An important aim of this project is to provide friendli-ness to all users of the build-ing. This means providing con-venient primary (on street) and secondary entrances (in rear parking) for residents. These entrances are discrete and sepa-rate of the retail entrances. On street access reserved for all retail spaces.

RESIDENTIALRETAILST

REET

ENTR

ANCE

RETAILMAIN

STR

EET

BACK ENTRANCE

REAR PARKING

Plan - North

Section

37

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

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

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

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

"Is Moscow Mall for sale? It depends on who's talking". Lewiston Morning Tribune. No-vember 15, 1979. p. 2C.

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

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

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

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

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

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

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

1

2

3

4

5

6

7

8

9

10

11

12