A Case for Building Conservation in a Modern Society: Bear Down Gym
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Authors Moreno, Christopher
Publisher The University of Arizona.
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The University of Arizona A Case for Building Conservation in a Modern Society: Bear Down Gym A Thesis Prepared for the Bachelor of Science in Sustainable Built Environments Degree
Christopher Moreno Mentor: R. Brooks Jeffery December 4, 2015
A Case for Building Conservation in a Modern Society: Bear Down Gym 1
ABSTRACT
Increasing demand for new construction has made the building sector responsible for approximately 43 percent of carbon dioxide (CO2) emissions in the United States. Building conservation, an intervention strategy that refurbishes an existing building without compromising its architectural integrity, is a response to the population’s current infatuation with the new and now that has desensitized modern culture to the past, while surfacing one’s responsibilities to future generations. The focus of this study will be on the University of Arizona’s
Bear Down Gym. Through a historical and architectural evaluation, this project will make a case for the rehabilitation of Bear Down Gym in respect to the Secretary of Interior’s Standards for
Rehabilitation
A Case for Building Conservation in a Modern Society: Bear Down Gym 2
TABLE OF CONTENTS
ABSTRACT ...... 1 TABLE OF CONTENTS ...... 2 TABLE OF FIGURES ...... 3 1 INTRODUCTION ...... 4 2 METHODOLOGY ...... 6 3 LITERATURE REVIEW ...... 7
3.1 BUILDING STOCK AND CLIMATE CHANGE ...... 7 3.2 ADAPTIVE REUSE ...... 8 3.3 GREEN BUILDING MOVEMENT ...... 10 3.4 HISTORIC BUILDINGS AND SUSTAINABILITY ...... 11 3.5 THE SECRETARY OF THE INTERIOR’S STANDARDS FOR HISTORIC REHABILITATION ...... 12 4 DATA ...... 15
4.1 WHY REUSE BUILDINGS? ...... 15 4.2 SELECTED CASE STUDIES: ...... 16 4.2.1 Old Main, University of Arizona ...... 16 4.2.2 Ice House Lofts, Tucson, Az...... 20 4.3 HISTORICAL AND ARCHITECTURAL EVALUATION: BEAR DOWN GYM ...... 24 4.3.1 Historic Use: ...... 25 4.3.2 Architectural Evaluation ...... 27 5 DISCUSSION ...... 30
5.1 RECOMMENDATIONS FOR ADAPTIVE REUSE ...... 32 5.2 TIPS TO INCREASE BUILDING EFFICIENCY IN REHABILITATION PROJECTS ...... 35 6 CONCLUSION ...... 37 7 LIMITATIONS ...... 38 8 RECOMMENDATIONS FOR FUTURE RESEARCH...... 39 9 APPENDIX ...... 40
APPENDIX A OFFICE/CLASSROOM IN OLD MAIN - 1897 ...... 40 APPENDIX B CHEMISTRY AND MINERALOGY LABORATORY – 1902 ...... 40 APPENDIX C UA BOOKSTORE – CIRCA 1950 ...... 41 APPENDIX D “THE COOP” - CIRCA 1950...... 41 APPENDIX E ARIZONA ICE AND COLD STORAGE COMPANY BUILDING...... 42 APPENDIX F ARIZONA ICE AND COLD STORAGE COMPANY BUILDING WAREHOUSE ...... 42 APPENDIX G ICE HOUSE LOFTS SITE PLAN ...... 43 APPENDIX H FAST TRACK RENOVATION OF BEAR DOWN GYM, BY GLHN ARCHITECTS...... 43 APPENDIX I FAST TRACK RENOVATION OF BEAR DOWN GYM, BY GLHN ARCHITECTS ...... 44 10 REFERENCES ...... 45
A Case for Building Conservation in a Modern Society: Bear Down Gym 3
TABLE OF FIGURES
FIGURE 1 AVERAGE ANNUAL ENERGY CONSUMPTION KBTU/SF OF COMMERCIAL BUILDINGS BY VINTAGE. SOURCE: ENERGY INFORMATION ADMINISTRATION (EIA) ...... 15 FIGURE 2 OLD MAIN 2015. SOURCE: UNIVERSITY OF ARIZONA ...... 16 FIGURE 3 ORIGINAL CONTEXT OF OLD MAIN AT UNIVERSITY OF ARIZONA. SOURCE: VINT & ASSOCIATES ARCHITECTS INC., 2011 ...... 17 FIGURE 4 OLD MAIN DURING REHABILITATION. SOURCE: SUNDT CONSTRUCTIONS...... 18 FIGURE 5 ICE HOUSE LOFTS SOUCE: ROB PAULUS ...... 20 FIGURE 6 REHABILITATION PROCESS OF ICE HOUSE LOFTS SOURCE: ROB PAULUS ...... 21 FIGURE 7 RUSTED ARTIFACTS – EQUIPMENT – LEFT IN PLACE THROUGHOUT ICE HOUSE LOFTS. SOURCE: ROB PAULUS ..... 22 FIGURE 8 MATERIALS REUSED AS GATING FOR POOL AREA. SOURCE: ROB PAULUS ...... 23 FIGURE 9 ORIGINAL CONTEXT OF BEAR DOWN GYM. SOURCE: TUCSON.COM ...... 24 FIGURE 10 “BEAR DOWN” WRITTEN ON ROOF OF BEAR DOWN GYM. SOURCE: UNIVERSITY OF ARIZONA ...... 25 FIGURE 11 RESIDENCE HALL FOR NAVAL TRAINING SCHOOL AT BEAR DOWN GYM. SOURCE: UNIVERSITY OF ARIZONA .... 26 FIGURE 12 ORIGINAL CONTEXT OF BEAR DOWN GYM. SOURCE: ARIZONA BOARD OF REGENTS FOR THE UNIVERSITY OF ARIZONA...... 27 FIGURE 13 NORTH FAÇADE OF BEAR DOWN GYM, THEN AND NOW. SOURCE: UNIVERSITY OF ARIZONA ...... 28 FIGURE 14 NORTH FAÇADE OF BEAR DOWN GYM. SOURCE: CHRIS MORENO ...... 32 FIGURE 15 VOLUMINOUS INTERIOR OF BEAR DOWN GYM. SOURCE: CHRIS MORENO ...... 33 FIGURE 16 VOIDS ON EAST, WEST, AND NORTH FAÇADE PRESERVE BEAR DOWN GYM’S DIMINISHED ISOLATED NATURE. SOURCE: CHRIS MORENO ...... 34 FIGURE 17 ORNAMENTATION FOUND THROUGHOUT EXTERIOR OF BEAR DOWN GYM. SOURCE: CHRIS MORENO ...... 35 FIGURE 18 COMMERCIAL SECTOR BUILDINGS END USE (2010) SOURCE: U.S. ENERGY INFORMATION ADMINISTRATION 35
A Case for Building Conservation in a Modern Society: Bear Down Gym 4
1 INTRODUCTION
Modern society is infatuated with the new and now. This form of ideology causes individuals to undervalue the heritage of their ancestors, while ignoring the significance of one’s actions on the future. Sustainable heritage conservation is a direct response to the current belief system that has desensitized and disconnected modern culture to the past, while surfacing one’s responsibilities to future generations. Building conservation serves as an umbrella ethic under which there are many terms and standards, including building rehabilitation – aka adaptive reuse.
In building conservation, the term conservation refers to actions aimed at maintaining cultural property for the future by means of maintaining original architectural form and elements. Conservation encompasses three components: association, intervention, and stewardship (Brooks, 2015). Association is based on valuing the existing fabric’s use and meaning; intervention techniques are used to extend the useful life of the object; while stewardship is a voluntary action that exemplifies the responsible planning and management of cultural resources. Conservation incorporates different components because its purpose is to study, record, maintain, and restore culturally significant structures, favoring their restoration than replacement. This is where the correlation between conservation and sustainability lies.
Due to an increasing demand for new construction around the world, buildings have become one of the top contributors to climate change. The building sector is responsible for approximately 43 percent of carbon dioxide (CO2) emissions in the United States (U.S.
Department of Energy, 2010). As a response, building designers and historic preservationists have been creating new trends in building development that are geared towards preserving A Case for Building Conservation in a Modern Society: Bear Down Gym 5 environmental, economic, and social resources (Pew Center for Climate Change, 2010). Growing environmental awareness has simultaneously led to an increased interest in the green building movement, intended to create structures that are environmentally responsible throughout its life-cycle (Environmental Protection Agency, 2014). Green building methods take different aspects into account when reducing the building’s environmental impact, such as the siting, design, construction methods, operation, maintenance, rehabilitation, and deconstruction.
Within the green building movement, methods that promote building conservation and adaptive reuse have become common practices. The popular saying: “The greenest building is the one that is already built” is a driving force behind building conservation, an intervention strategy that refurbishes a historic building without compromising its architectural integrity. A common practice within building conservation is adaptive reuse, where an older building is renovated and given an alternative use to function in a modern society. Adaptive reuse modernizes older buildings, while conserving the historical, cultural, and architectural values of the building (Tyler,
198).
Increasing interest in sustainable buildings and historic conservation is demonstrated by the
2006 Greening of Historic Properties National Summit in Pittsburgh. Participants in the summit included both historic preservationists and green building advocates; both parties identified common goals and suggested guidelines for sustainable preservation. The Historic Properties
National Summit resulted in a white paper that focuses on the greening of historic properties, which dispersed among the National Trust for Historic Preservation, the U.S. Green Building
Council, and The American Institute of Architects (The Greening of Historic Properties National
Summit; Summit Report, 2006). A Case for Building Conservation in a Modern Society: Bear Down Gym 6
Building conservation has often been overlooked in the past because working with an older construction involves a variety of regulations, while the rehabilitation process may be costly, but up until recently have the benefits become more significant. By analyzing methods, technology, and standards that have been applied to successful rehabilitation cases in recent history, this study will recognize adaptive reuse as an alternative to the eradication of historic buildings. The focus of this study will be on the University of Arizona’s Bear Down Gym, a historic and iconic structure on campus.
2 METHODOLOGY
In light of the recent rehabilitation at University of Arizona’s Old Main, the goal of this report is to make a case for the rehabilitation of Bear Down Gym and recognize its maximum potential, in respect to different federal standards that are discussed in the literature review section of this report. In order to define the architectural integrity of Bear Down Gym, this report incorporates a qualitative approach to produce a historical and architectural evaluation of the gymnasium and to research methods, technology, and standards that have been applied to recent successful rehabilitation cases.
Qualitative research methods used throughout this study include a review of literature and site visits. The literature review includes assessment of guidelines, books, online journals, lectures, and case studies that are used to explore concepts in building conservation and to create assumptions on what the public perceives of the space. As the site is listed on the National
Register of Historic Places (NRHP), this report refers to the information listed on the NRHP
Registration Form (Appendix A). This study will use the National Register criteria to identify the A Case for Building Conservation in a Modern Society: Bear Down Gym 7 architectural integrity of Bear Down Gym and to list recommendations for adaptive reuse that follows federal standards. Following the literature review, site visits to Bear Down Gym allowed the opportunity to make field observations, take photographs, and create a tangible experience with the space.
3 LITERATURE REVIEW
As communities around the world begin to take steps towards sustainability, it is increasingly important to understand the benefits of building reuse and retrofit regardless of its historical or architectural significance. As a literature review for this report, this chapter explores principles and guidelines behind building conservation, and more importantly, focuses on understanding the environmental benefits that may be associated with building conservation.
3.1 BUILDING STOCK AND CLIMATE CHANGE
Growing awareness of environmental damage has encouraged developers to create new trends in building design that best respond to climate change. The certainty and increasing understanding of environmental impact in today’s culture has led to rising interest in building conservation and green design. In 2007, the United Nations Environment Programme Year Book
2008 revealed the sureness of climate change and the effects it’s having on our ecosystems, biodiversity, and economic security. According to the United Nations Environment Programme, climate change “is now recognized as a universal public issue that will dominate global attention for at least a generation” (Carroon, 4). Since the building sector is currently one of the top contributors of carbon emissions in the United States, special attention must be placed on A Case for Building Conservation in a Modern Society: Bear Down Gym 8 building rehabilitation (Pew Center for Climate Change, Building Solutions to Climate Change
2010).
About 55 percent of nonresidential buildings in the United States were built between the
1950s and the 1980s, building development during the post war era focused on constructions that implemented new technology; as a result, these buildings lack durability and rely on equipment that require fossil fuels (Tyler, 302). As a response to the building sector’s high emission of greenhouse gas, adaptive reuse has been developed from the ideology that the greenest building is the one that has already been built. Adaptive reuse has become a common strategy for renovating older buildings with modern green technology.
3.2 ADAPTIVE REUSE
Before demolishing older buildings, developers must consider the benefits of sustainable heritage conservation. When a building is demolished, the devoted materials and energy it took to construct it is also being wasted. The amount of energy used to create, transport, and apply all the material onto the building is known as embodied energy (Tyler, 303). Building conservation encourages designers to recycle existing materials in order to conserve a portion of the embodied energy within the structure.
Since earlier buildings used vernacular architectural design and materials, they are considered more environmentally friendly than new constructions. Structures that were constructed before the twentieth century often reflect the local environment and incorporated local materials, because they required natural resources for light and ventilation. In order to A Case for Building Conservation in a Modern Society: Bear Down Gym 9 attain natural resources, older buildings used low-technology systems that integrate different principles of sustainable preservation:
• Materials – Use locally available materials; Recycle existing materials
• Architectural Form as Environmental Control – Take advantage of vernacular architecture
• Health and Safety – Use clean water and air (Young, 392).
As technology developed throughout the 20th century, more features were added to existing low-technology systems to maximize buildings’ efficiency. Features like overhead skylights, operable windows, porches, movable awnings, and shutters began to be added to provide natural light, ventilation, and temperature control in buildings (Young, 353).
During the post-war era, focus shifted from implementing low-technology features to using high-technology systems. High-technology systems consist of heating, ventilation, and air conditioning (HVAC) systems that are able to be programmed by users, to provide a livable and comfortable environment for occupants. High-technology systems have been designed to maximize energy efficiency, reduce maintenance labor, and improve the environment’s overall quality (Young, 392).
In recent rehabilitation projects, owners and building developers are implementing both
HVAC and low-technology systems in older constructions as sustainable features that increase the building efficiency. The re-utilization of low-technology systems allow buildings to take advantage of natural resources, an important strategy that had been overlooked in the last century, while new green technology maximizes the building’s efficiency. A Case for Building Conservation in a Modern Society: Bear Down Gym 10
3.3 GREEN BUILDING MOVEMENT
In the future, experts in sustainable preservation will need to create new methods of preserving these types of buildings that will also make them more environmentally friendly. The increasing pressure to protect the environment makes it important to keep the goals of sustainable housing in mind when designing a building, which are:
• Waste Nothing - Decrease construction, remodeling, and building operation waste; Design
for flexibility and long-term use; Encourage resource reuse / avoid use of scarce materials.
• Adapt to Place – Use indigenous strategies and to diversify.
• Fit Form to Function
• Use “Free” Resources – Use renewable energy and material resources.
• Optimize Rather than Maximize –Reduce dependence on mechanical systems.
• Create a Livable Environment – Protect sensitive and endangered ecosystems.
• Promote Development of Pedestrian-Friendly/Mixed-use Communities – Create healthy
environment; Provide direct connections to nature; Seek opportunities to improve social
equity (Young, 390).
One of the most successful programs that have been developed as part of the green building movement is the United States Green Buildings Council’s Leadership in Energy and Environmental
Design (LEED) initiative. LEED is a voluntary standard that was originally created to assess new constructions and has been adapted over time to provide new guidelines for different types of buildings. The LEED initiative has set standards for six different target building sectors, such as
New Construction, Core and Shell Development, Existing Buildings, Neighborhood Development, A Case for Building Conservation in a Modern Society: Bear Down Gym 11
Commercial Interiors, and Homes. Although the LEED rating system provides guidelines for adaptive reuse and “greening” existing buildings, it does not address historic buildings specifically
(Young, 393).
To evaluate sustainability within a building, LEED uses a scoring system that distinguishes six areas of efficiency: sustainable sites, water efficiency, energy and atmosphere, materials and resources, innovation and design process, and indoor environmental quality (Young, 394). As stated, LEED certification is voluntary, though a rising number of developments are requiring the incorporation of LEED principles into their designs. LEED is a highly regarded green building certification program that promotes environmental responsibility, but its components are not always suitable and may be discouraging innovations in green building design by not recognizing them. Smaller projects may also find it difficult and expensive to implement features that meet
LEED’s criteria.
3.4 HISTORIC BUILDINGS AND SUSTAINABILITY
Although climate change is an important factor in the development of building conservation, its origin is found within the preservation movement. The National Historic Preservation Act of
1966 sanctioned the NRHP, which is directed by the National Park Service under the U.S
Department of the Interior. The NRHP is used to identify and list historic buildings that are worthy of preservation making them eligible for incentives for rehabilitation, which has resulted in an increasing number of buildings being adapted for reuse in modern times.
Through adaptive reuse, historic buildings are able to fulfill the three tenets of sustainability: economic, community, and the environment. Developers and owners of listed buildings A Case for Building Conservation in a Modern Society: Bear Down Gym 12 interested in adaptive reuse may benefit from incentives and federal programs, such as the
Federal Historic Preservation Tax Credit, that are offered for the restoration of historic properties
(Roberts, 3). The Federal Historic Preservation Tax Credit may cover up to 20% of construction cost in the rehabilitation of a historic building. In order for a building to qualify for the tax credit, it must be listed on the NRHP, it must produce income, and the owners must follow the Secretary of the Interior’s Standards for Rehabilitation during the rehabilitation process (Roberts, 3).
3.5 THE SECRETARY OF THE INTERIOR’S STANDARDS FOR HISTORIC REHABILITATION
The U.S. Secretary of the Interior has established a set of standards on the preservation of historic properties either listed or eligible for listing on the NRHP. The Secretary of the Interior’s
Standards for Rehabilitation are used to determine the suitability of the proposed rehabilitation project on a registered historic site (Roberts, 4). The Secretary of the Interior’s Standards for
Historic Properties monitors four types of treatment for historic properties: preservation, rehabilitation, restoration, and reconstruction; in this study, the Standards for Rehabilitation are used. The Standards for Rehabilitation assist with repair and replacement of deteriorated features, as well as alterations to the historic structure.
In recent rehabilitation cases, modern energy efficient characteristics were implemented in buildings with appropriate measures. When considering the addition of energy efficient features on a historic structure, it is important to carefully assess the condition of the building and to familiarize oneself with the standards. When renovating a historic building, it is recommended to consult a professional preservationist before making additions in order to avoid destruction of the historic fabric of the building. A Case for Building Conservation in a Modern Society: Bear Down Gym 13
For a project to qualify for federal historic preservation taxes and credits, it must be determined by the National Park Service to abide by the Standards for Rehabilitation and preserve the historic character of the building and/or district in which it is located. The Standards for Rehabilitation are read as follows:
1. A property shall be used for its historic purpose or given a new use that requires minimal
change to the defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property shall
be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or
architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance
in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship
that characterize a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity
of deterioration requires replacement of a distinctive feature, the new feature shall
match the old in design, color, texture, and other visual qualities and, where possible,
materials. Replacement of missing features shall be substantiated by documentary,
physical, or pictorial evidence. A Case for Building Conservation in a Modern Society: Bear Down Gym 14
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
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, size, scale, and architectural features to
protect the historic integrity of the property and its environment.
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 (The U.S Department of the Interior,
2015).
A Case for Building Conservation in a Modern Society: Bear Down Gym 15
4 DATA
4.1 WHY REUSE BUILDINGS?
Buildings are preserved because they may be part of a significant story or event, provides a tangible experience with history, or serves an economic factor for its community. However, apart from cultural and economic values, building conservation may also provide environmental benefits. It is a common assumption between building owners and developers that constructing a new, energy-efficient building is better than renovating an older building. Yet numerous examples exist of older buildings that have been restored to achieve the same level of efficiency as newer buildings.
According to data from the U.S. Energy Information Administration (EIA), commercial buildings constructed in the early 20th-century use less energy, per square foot, than modern day buildings, as shown in Figure 1 (U.S. Energy Information Administration). The advantage found in older buildings can be explained by the original building design, form, materials, and limited equipment. Existing older buildings incorporate environmentally friendly characteristics,
Commercial Building Energy Use including passive design, survivability, 25 0 20 and adjacency to other buildings. The 0 15 0 buildings discussed in the following 10
0 5 cases represent successful adaptive 0 0 Before 1920- 1946- 1970- 1990- reuse projects in Tucson, Arizona. 1920 1945Building 1969 1989 2003 Figure 1 Average Annual Energy ConsumptionVintage kBtu/sf of Commercial Buildings by Vintage. Source: http://www.eia.gov/consumption/commercial/
A Case for Building Conservation in a Modern Society: Bear Down Gym 16
4.2 SELECTED CASE STUDIES:
4.2.1 Old Main, University of Arizona
Built: 1891 Original Architect: James Miller Creighton Rehabilitation: 2014 Rehabilitation Architect: Poster Frost Mirto / NTD Architects Rehabilitation Contractor: Sundt Construction Inc. Rehabilitation Projected Ultimate Budget: $13,500,000 Designations: Placed on NRHP in 1972 Other Registry: LEED Silver by the U.S. Green Building Council Figure 2 Old Main 2015. Source: University of Arizona Funding: The project was funded with donations.
4.2.1.1 Historical Background Old Main was constructed as the original building at the University of Arizona in 1891. Old
Main is located at the center of the UA mall and contains long and open landscapes to the east and west sides, it serves as the most distinguishable physical icon for the University of Arizona.
The original purpose of Old Main was to serve as the University of Arizona within the first dozen classrooms, but as the school grew the space was converted to serve as faculty offices and as the original library of the University (Vint & Associates Architects Inc., 2011, pg. 48).
Due to little funding for rehabilitation, Old Main was condemned by the City of Tucson in
1938 (Vint & Associates Architects Inc., 2011, pg. 53). In 1942 the US Navy repaired the building for use as a Naval Indoctrination Training School during World War II (Vint & Associates Architects
Inc., 2011, pg. 53). After the Navy finished using the building in 1945, they provided $20,000 to A Case for Building Conservation in a Modern Society: Bear Down Gym 17
turn it back into a campus building. After being utilized for 120 years, Old Main began to show
advanced stages of deterioration; the building’s envelope had acceded due to age and weather
infiltration; the exterior unreinforced masonry columns became worn out; wooden structural
features and foundation walls disintegrated; and HVAC systems were outdated. Throughout the
1950’s Old Main became home to the University of Arizona’s bookstore, the student Co-op, a
student-run diner, offices, labs, and accommodated the campus ROTC campus (Appendix A, B, C,
and D) (Vint & Associates Architects Inc., 2011, pg. 53).
Old Main continued to serve as an educational building and was placed on the NRHP on April
13, 1972. Through the decades the structure began to weaken, as a response a restoration of Old
Main took place in 2013 and was
restored to its earlier conditions.
The historic character of the
original structure was preserved,
while assigning a modern
function to extend the building’s
Figure 3 Original context of Old Main at University of Arizona. Source: Vint & useful life. Associates Architects Inc., 2011
4.2.1.2 Rehabilitation In 2008, the first floor of Old Main was renovated at a cost of $4.6 million (Planning, Design, and Construction, 2015). After the first rehabilitation, Old Main housed the University’s Office of
Admissions, Center for Exploratory Students, and the Dean of Student’s office. The entire building was restored and renovated in 2013, which has been the most extensive upgrade at Old Main.
Among the changes and improvements at Old Main through the rehabilitation are: A Case for Building Conservation in a Modern Society: Bear Down Gym 18
Modernization of interior spaces Replacement of roof Framing of porch The stone façade was restored Landscaping was redone Veranda was restored and is now accessible to the public The Alexander Berger Memorial Fountain is accessible to those using wheelchairs and walkers.
Throughout the rehabilitation process, modern features and systems were carefully added in order to preserve the building’s aesthetic and identity. Decaying and worn structural elements were replaced to bring the building into compliance with modern building codes. Now housed within Old Main are Figure 4 Old Main during rehabilitation. Source: Sundt Constructions. conference rooms for students, employees, and alumni for meetings and social events; offices accountable for supporting new and future students, and the Office of the President is also located at Old Main. The project is estimated to have cost $13 million, which was paid for by donated money, and was reopened before the 2014 – 2015 academic year (Planning, Design, and
Construction, 2015).
4.2.1.3 Sustainable Features Old Main was built in 1891 with the most sustainable features of the era. Attributes that have sheltered Old Main from the harsh desert climate include thick walls for added insulation, wide wraparound porch for shade, high ceilings and windows for cross ventilation, and the entire building was constructed six feet below ground to keep the building cool. A Case for Building Conservation in a Modern Society: Bear Down Gym 19
At the time of rehabilitation, the building core was still in good condition; a majority of the windows were operable and kept, while the thick walls provides insulation. An architect who working on the project stated that the refurbished building was designed to be 10% more energy efficient than the base case design (Shelton, 2012). In order to realize a more energy efficient building, Poster’s team unified the original sustainable features of the building with contemporary technology. Energy efficient technology added include modern plumbing, electronic controls for heating and cooling, integration of the University’s central plant, and LED lighting on the interior and exterior that are controlled by a system that automatically turns off lights in unoccupied areas (Planning, Design, and Construction, 2015).
The rehabilitation of Old Main at the University of Arizona realizes the goals of sustainable housing, as discussed in the literature review, by: retrofitting an existing building the university preserved the original features and strategies that are still present at Old Main; protected the building’s character and uses available “free” resources; adapts to place by keeping features on the structure that were originally designed for the desert climate; fit form to function by continuing to use the building as a central office space for the University; optimized rather than maximized by keeping vernacular features to reduce the dependence on machinery; and creates a livable environment for people and ecosystems, which also promotes the development of strong communities at the University of Arizona. The rehabilitation managed to preserve Old
Main’s iconic characteristics and has extended its life cycle as it provides a renewed service at the University of Arizona. A Case for Building Conservation in a Modern Society: Bear Down Gym 20
4.2.2 Ice House Lofts, Tucson, Az.
Built: 1923 Original Owners: Arizona Ice and Cold Storage Rehabilitation: 2005 Rehabilitation Architect: Rob Paulus Architects, Ltd. Rehabilitation Contractor: Caliber West, LLC Rehabilitation Developer: Deep Freeze Development, LLC
Designations: Not listed on the NRHP Figure 5 Ice House Lofts Souce: Rob Paulus Awards: AIA Southern Arizona: Honor Award; AIA Western Mountain: Merit Award; Sonoran Institute Buildings from the Best of Tucson Awards: Creative Reuse and Rehabilitation; AIA Sunset Western Home Awards: Adaptive Reuse Special Award
4.2.2.1 Historical Background The Ice House Lofts are 51 individual residences located in the Arizona Ice and Cold Storage
Company building from 1923 (Appendix E). Located near the Arroyo Chico and the railroad track line, Arizona Ice and Cold Storage Company was one of Tucson’s biggest and most influential ice houses until 2002. For nearly eight decades, the industrial plant produced a high volume of ice for sweltering Tucson as well as provided the business of icing rail cars, vending machines, and cold storage facilities (Spigelman, 2012). Despite the building’s poor condition, the abandoned site caught the attention of architect Rob Paulus; instead of demolition, the old manufacturing plant was redesigned into a housing unit by Paulus, Randi Dorman, Warren Michaels, and Phil
Lipman. A Case for Building Conservation in a Modern Society: Bear Down Gym 21
4.2.2.2 Rehabilitation: This case study demonstrates how sustainability is incorporated throughout the rehabilitation of the Ice House Lofts in
Tucson, Arizona. Although the building is not designated as “significant”, it still maintains characteristics worthy of sustainable Figure 6 Rehabilitation process of Ice House Lofts Source: Rob conservation through adaptive reuse – such Paulus as embodied energy, proximity to urban core/transportation networks, etc.
From rezoning of the property to marketing, the project required a collaboration between city officials, Deep Freeze Development LLC, Caliber West LLC, and Rob Paulus Architects. The rehabilitated site, consisting of the original brick warehouse and two additions, preserves the authentic industrial character of the building’s exterior while simultaneously creating 51 modern residential units. Rob Paulus was responsible for transforming the cold storage spaces – measuring 400 x 80 x 40 feet – into habitation. The space was sliced in 48 units that range from
621 to 2,344 square feet, and balconies and sunshades were integrated on the exterior. An additional new triangular-shaped building introduce three new homes to the site, along with a pool house and a storage building for tenants (Rob Paulus Architects, 2015).
The Ice House Lofts successfully embody the original structure’s identity through visual reminders of the ice plant that are placed throughout the complex. To retain the character of the building, developers kept as much material as possible, such as brick, concrete, steel trusses, and
Douglas fir wood decking. A portion of the salvaged material from the manufacturing plant were A Case for Building Conservation in a Modern Society: Bear Down Gym 22 used for aesthetic purposes in the new lofts; including rusted artifacts that serve no functional purpose other than a decorative device. Old mechanical gears are situated all through the complex; ice making machines were stationed in public areas and serve as art pieces; old valves are being used as gate handles; and the property’s water tanks were left in place and repainted. Additional contemporary materials, such as exposed ducts and steel railings, exemplify the site’s industrial character.
Adaptive re-use of an abandoned building for housing adopts a form of
“smart growth” development, in Figure 7 Rusted artifacts – equipment – left in place throughout Ice House Lofts. Source: Rob Paulus which the needs of those who desire to live in the downtown area are met while enlivening a formerly run-down area. The Ice House Lofts opened in summer 2005, each unit was unique and sold between $100,000 to nearly half a million dollars. The Ice House Lofts are a model of adaptive re-use and has inspired other developers to work on inner city development projects as
Tucson pursues to re-define its downtown. A Case for Building Conservation in a Modern Society: Bear Down Gym 23
4.2.2.3 Sustainable Features The Ice House Lofts are a model of sustainability. The original building incorporated features on the structure, including foot-thick walls and energy-efficient windows, to block out the
Sonoran Desert heat. The original surface of the building was left in place and gives the location its sense of place. By recycling existing materials from the original structure, developers salvaged
1240 tons of concrete, 777 tons of brick, over 9,200 lineal feet of lumber, 14,400 square feet of corrugated metal, 3,600 lineal feet of 2” diameter refrigerant piping, and 5 lineal miles of 1x7 wood box car siding (Rob Paulus Architects, 2015). Pipes and timber were recovered from the interior of the warehouse and were reused for fencing surrounding the pool and throughout the compound. This form of fencing goes up quickly and lasts longer than conventional fencing; by contrast, stucco – which is commonly used - is difficult to install and generally requires painting.
The remaining metal piping was also recouped and were reconfigured into bike racks. The Ice
House Lofts are also located in a walkable area; increased walkability allows occupants to walk, bike, and commute via public transportation to an array of different locations. Walkability is an important aspect in sustainability, because it reduces carbon dioxide emissions from cars and encourages the population to interact with one another and the environment,
Figure 8 Materials reused as gating for pool area. Source: Rob strengthening the sense of community. Paulus A Case for Building Conservation in a Modern Society: Bear Down Gym 24
The Ice House Lofts are an example of adaptive reuse and recognizes the goals of sustainable housing. By retrofitting an existing building and salvaging materials from the site, the project decreased the amount of waste produced. Ice House Lofts also adapts to place and creates a livable environment through preserving the site’s identity, while meeting the needs of residents.
In recognition of the project’s sustainable design, the Ice House Lofts has won several awards for its innovative design such as AIA’s Southern Arizona Honor Award, AIA’s Western Mountain
Region Merit Awards, among others. The original structure has served 80+ years and its life cycle has been renewed by adaptive reuse, rather than demolishing and consuming resources.
4.3 HISTORICAL AND ARCHITECTURAL EVALUATION: BEAR DOWN GYM
Through a historical and architectural evaluation, this report will make a case for adaptive reuse of Bear Down
Gym and determine its fullest potential, in respect to the architectural integrity. Bear
Down Gym was listed on the Figure 9 Original context of Bear Down Gym. Source: Tucson.com
NRHP in 1990 as “Men’s Gymnasium, University of Arizona”, and is currently being used as a temporary establishment for admissions offices and tutoring centers. In order to prevent compromising the historic significance of Bear Down Gym, it is important to define the historical and architectural integrity of the structure. Following a review of literature on historical building rehabilitation, the Secretary of Interior’s Standards for Rehabilitation, and the NRHP Registration A Case for Building Conservation in a Modern Society: Bear Down Gym 25
Form (Appendix A), several site visits will be conducted and will be used to evaluate the historical and architectural integrity of the site. After assessment of the building is complete, this report will make recommendations for adaptive reuse that will preserve the structure’s significance.
4.3.1 Historic Use:
The University of Arizona’s Bear Down Gym was designed by Roy Place and built in 1926 to replace the original athletic facility, Herring Hall. Originally known as Men’s Gymnasium, Bear
Down Gym hosted over 500 intercollegiate basketball games and is where legendary Fred August
Enke coached throughout his career (Giebner, section 8; pg. 7). Bear Down Gym was used as the primary indoor athletic facility until it was replaced by the McKale Center in 1973. Bear Down
Gym was nominated to be on the NRHP in 1989 and was listed under Men’s Gymnasium in 1990.
The name of the building was changed from Men’s Gymnasium to Bear
Down Gym in 1983 to honor the late
John “Button” Salmon. Salmon was the starting quarterback, catcher for the baseball team, and student body president; Salmon died on October 18, Figure 10 “Bear Down” written on roof of Bear Down Gym. Source: University of Arizona 1926 after being involved in a serious car accident. As the last message for his teammates, Salmon told Coach Pop McKale to “tell the team to bear down” (Giebner, section 8; pg. 4). The following year, in 1927, the Chain Gang Junior Honorary held a dance to raise funds to paint the words
“Bear Down” on the rooftop of the gym; the slogan remains on the roof of Bear Down Gym to A Case for Building Conservation in a Modern Society: Bear Down Gym 26 this day (Giebner, section 8; pg. 4). Bear Down Gym also had a major influence on the school song, “Bear Down Arizona”, written by Jack K. Lee. In 1952, band director Jack K. Lee was flying home from his interview for the position of band director. As Lee looked down from the plan, he read the words “Bear Down” on the roof of the gymnasium, inspiring him to write the words for the song on an airsickness bag; a replica of the airsickness bag can be found in the Alumni
Heritage Lounge in the Student Union (“Bear Down Arizona”, 2009).
During World War II, the gym was converted into a residence hall for the Naval Training
School and contained 500 bunk beds; 11,000 men trained at the University (Giebner, section 8; pg. 3). During this time, Masonite was set on the floor and Navy flags replaced school banners that were hanging from the rafters. The Navy Training School also needed an establishment for their classes and offices, their solution was to refurbish and reuse Old Main in 1942, which had been condemned by the City of Tucson a few years prior.
Figure 11 Residence hall for Naval Training School at Bear Down Gym. Source: University of Arizona. A Case for Building Conservation in a Modern Society: Bear Down Gym 27
Fast forward about 60 years to the rehabilitation of Old Main. As Old Main was being restored, the University decided to move the former occupants to Bear Down Gym. Bear Down
Gym took in the Center for Exploratory Students and the Office of Admissions in 2012, during this time the gymnasium went through a fast track renovation - completed by GLHN Architects &
Engineering, Inc. - for office use and to add HVAC systems (Appendix H and I) (GLHN Architects &
Engineering Inc., 2012). Eventually the Think Tank also moved into the gymnasium, because the
Office of the Dean of Students moved into the Robert L. Nugent Building, where the Think Tank had been formerly located. In order to create privacy and to reduce noise within Bear Down Gym, cubicles and carpet were introduced to the space. Through the fast track renovation GLHN architects maintained a balance between affordability and providing a functional space for temporary facilities (GLHN Architects & Engineering Inc., 2012).
4.3.2 Architectural Evaluation
Defining a building’s integrity is a major component of evaluating a historic structure for adaptive reuse. Although the evaluation of integrity is subjective at times, the NRHP criteria uses seven aspects to define integrity: Location, Figure 12 Original context of Bear Down Gym. Source: Arizona Board of Regents for the University of Arizona. Design, Setting, Materials, Workmanship, Feeling, and Association. These seven attributes are discussed below in regards to defining the distinct character of Bear Down Gym. A Case for Building Conservation in a Modern Society: Bear Down Gym 28
Location: Location refers to the place where the historic property was constructed or
where the historic event occurred. The setting of the structure are important when
recapturing the sense of place of the historic place. The remote setting of Bear Down Gym
has been transformed through time. The construction of both library buildings, parallel to
the east and west facades of the gymnasium, disseminate the isolated context of the
building and block the facades that were originally meant to be seen. The South façade of
Bear Down Gym has been altered multiple times and currently houses the Concentrated
Photovoltaic system of the University of Arizona. The North façade of the gymnasium
continues to be visible among open fields and maintains the integrity of the setting.
Design: Design is the combination of features that create the form, space, and style of the
site. Changes to the design of the building may
occur through time. Alterations made to aid the
function of the building may become significant
as well, while changes to equipment and
resources may constitute a loss of design
integrity. Bear Down Gym displays correlation to
university buildings on the West Campus Historic
District. The architectural style of Bear Down
Gym contains classical revival elements similar
to other buildings designed by architect Roy
Figure 13 North façade of Bear Down Gym, then and now. Place (Giebner, section 8; pg. 1). Modern Source: University of Arizona elements, such as the internally exposed A Case for Building Conservation in a Modern Society: Bear Down Gym 29
reinforcing steel bow trusses, are merged with references to ancient Greek and Roman
architecture. The use of symmetrical elements on the brick exterior, classical base,
parapet entablature, large barrel vault, and a framed semicircular arched entry refer to
classical architecture.
Setting: Setting refers to the physical environment of a historic property that exemplifies
the sense of place. Integrity of setting may be impacted if the historic property is
surrounded by modern development. Similar to the location of the gymnasium, the
setting was altered with the construction of the libraries on the east and west facades of
the building, while the South façade has been altered through time.
Materials: Materials are the physical properties combined to form a historic property.
The materials reflect those that who created the property and demonstrate the available
materials and technology at the time. The implementation of brick throughout the
University of Arizona campus, including Bear Down Gym, was used by Roy Place to
reference classical revival. Exposed steel columns on the interior of the building show the
steel frame providing support (Giebner, section 8; pg. 1).
Workmanship: Workmanship is the physical evidence of particular culture or people’s
craftsmanship and skill. Workmanship can be demonstrated in vernacular methods of
construction, refined configurations, and ornamental detailing. Workmanship may
demonstrate technological practices of the craft and aesthetic principles of the culture.
The unique workmanship applied by Roy Place at Bear Down Gym is illustrated by the
semicircular arched entry on the North Façade of the gymnasium that is framed by glazed
ceramics in a bas-relief pattern, among previously discussed classical features. A Case for Building Conservation in a Modern Society: Bear Down Gym 30
Feeling: Feeling is a historic property’s expression of a particular period of time. Feeling
may result from physical features on the historic property, which convey its historic
character. Since feeling is used to demonstrate a property’s sense of place, it could be
based on a personal outlook at times. Bear Down Gym expresses the feeling through
architectural elements and its relationship with the surrounding environment.
Architectural features of Bear Down Gym display classical revival elements, which Roy
Place used to define the architectural character of the University of Arizona. Since the
building’s setting has been altered, only the open fields towards to the North façade of
the building aid in preserving the gymnasium’s character. (Giebner, section 8; pg. 1).
Association: Association refers to the direct connection between a historic event or
person and the historic property. Association requires the retention of physical features
which exemplify a property’s historic character. Similar to feeling, association may
depend on individual perceptions of the historic property. Bear Down Gym is associated
with historic events, activities, and people at the University of Arizona and is a reflection
of the campus architectural character created by Roy Place (Giebner, section 8; pg. 1).
5 DISCUSSION
While University of Arizona’s Old Main was being rehabilitated in 2012, the University moved the former occupants – including the Center for Exploratory Students and the Office of
Admissions - and the Think Tank to Bear Down Gym. To extend the useful life of Bear Down Gym it is imperative to rehabilitate the building and to keep the aforementioned offices and services at the gymnasium for future use. By allowing Bear Down Gym to continue to serve as a center A Case for Building Conservation in a Modern Society: Bear Down Gym 31 for current and new students, it will convey a part of history at the University of Arizona through conserved architectural forms and elements, while displaying the evolution to the modern century. After analyzing methods, strategies, and guidelines that were associated with recent rehabilitation projects – previously discussed through case studies – it is possible to conserve the architectural integrity of a historic building, while assigning a contemporary function.
Applicable changes and improvements for Bear Down Gym that were made at Old Main include modernization of interior and exterior spaces, as well as restoration of the façade. As
Bear Down Gym is used as an office space, modern features and systems need to be implemented carefully to conserve the building’s architectural integrity, while promoting energy conservation.
As Poster’s team combined original features of Old Main with contemporary technology - including modern plumbing, electronic controls for thermal comfort, integration of the
University’s central plant, and motion controlled LED lighting – it is vital to apply similar technology at Bear Down Gym to increase building efficiency.
Methods used at Ice House Lofts were also aimed at restoring certain parts of the building’s exterior and modernizing interior spaces, but features that conserve the original building’s character are present and used to create a link to the past. Similar techniques must be applied during the rehabilitation of Bear Down Gym that focus on communicating the history of the gymnasium. By conserving visual reminders of history at Bear Down Gym, such as the second floor balconies and bleachers, students will have the opportunity to study and understand the historic quality of the building. The conservation of building materials not only conserves architectural integrity, but also reduces construction and demolition waste and requires less energy than a new construction. A Case for Building Conservation in a Modern Society: Bear Down Gym 32
Since Bear Down Gym is listed on the NRHP, alterations made to the building must follow the
Secretary of Interior’s Standards for Rehabilitation. The U.S. Secretary of the Interior defines historic rehabilitation 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, and architectural values.” (National Park Service, 2015). The following recommendations - alluding to those presented by Brooks Jeffery in The University of
Arizona: Bear Down Gym, Historical & Architectural Evaluation Report (1995) - increase the building’s potential for rehabilitation, in respect to preserving the gymnasiums architectural integrity.
5.1 RECOMMENDATIONS FOR ADAPTIVE REUSE
1. The form and function of the north façade should be maintained: The north façade of the
gymnasium continues to exhibit the same classical revival style, a major component
throughout the West Campus Historic District, implemented by Roy Place. Apart from
preserving the form and ornamentation of the north façade, it is also necessary to maintain
the use of the façade as an entry way to the building.
Figure 14 North façade of Bear Down Gym. Source: Chris Moreno A Case for Building Conservation in a Modern Society: Bear Down Gym 33
2. The open space parallel to the north façade of Bear Down Gym should be maintained: The
north façade is the only side of the building that has retained the gymnasium’s isolated
nature. This characteristic maintains different aspects that define the buildings integrity, such
as location, setting, and association.
3. The voluminous interior of the gymnasium should not be altered: The voluminous interior
of Bear Down Gym is a defining characteristic that needs to be maintained. Using permanent
partitions to divide workspaces, offices, and areas will compromise the form of the second
floor and will diminish the building’s integrity.
Figure 15 Voluminous interior of Bear Down Gym. Source: Chris Moreno 4. The form of the second floor should remain the same: The existing form of the second floor
needs to be maintained after rehabilitation of the building. Although the balconies and
bleachers on the second floor serve no more purpose, they provide a link to the gymnasium’s
historic use.
5. The exposed steel bow trusses should be maintained: The exposed bow trusses on the
interior of the building display the structural form of the roof, segmented arch, and A Case for Building Conservation in a Modern Society: Bear Down Gym 34
exaggerates the voluminous quality of the space. In order to maintain the architectural
integrity of the gymnasium, it is imperative to maintain the exposed structural form through
roof trusses.
6. The words “Bear Down” written on the roof should be maintained: The “Bear Down” sign
on the roof of the building should not be altered, as it is a character-defining element. “Bear
Down” is the school motto and successfully portrays Bear Down Gym as the center for social
and athletic events throughout the school’s history.
7. The form and ornamentation of the east, south, and west façades should be maintained:
a. East and west façade – The east
and west façades carry on the
classical revival elements found
on the north façade. Any
alterations or additions to the
existing building must respect Figure 16 Voids on East, West, and North façade preserve Bear Down Gym’s diminished isolated nature. Source: Chris Moreno the rhythm, scale, and ornamentation of the east and west façades.
b. South façade - The south façade of Bear Down Gym has been altered in different
occasions throughout history, but any changes should not compromise the form and
ornamentation of the rest of the building. The south façade currently contains the A Case for Building Conservation in a Modern Society: Bear Down Gym 35
concentrated photovoltaic system for the University and successfully differentiates itself
from the historic structure, any new additions should continue that trend (Jeffery, 1995).
Figure 17 Ornamentation found throughout exterior of Bear Down Gym. Source: Chris Moreno
5.2 TIPS TO INCREASE BUILDING EFFICIENCY IN REHABILITATION PROJECTS
The recommendations provided in this report focus on conserving the architectural integrity of Bear Down Gym during a rehabilitation project; the following step is to determine applicable techniques that will increase the building efficiency. When implementing sustainable features on a rehabilitation project, serious planning and consultation is required, but there is a variety of applicable techniques that are cost-effective and simple. To apply the simplest and most cost- effective methods of increasing energy end- Commercial Buildings Energy use efficiency, it is important to understand End Use (2010) where energy loss occurs; common sources Lighting 20% HVAC 31% of energy consumption include lighting, Other 20% Cooking 1% heating, ventilation, and air-conditioning Refrigeration 7% systems. The simplest ways to improve the Electronics 8% Water Heating 4% building envelope is through proper Figure 18 Commercial Sector Buildings End Use (2010) Source: insulation, installing energy-efficient lighting U.S. Energy Information Administration A Case for Building Conservation in a Modern Society: Bear Down Gym 36 systems, and evaluating existing heating, ventilation, and air conditioning (HVAC) systems. The following recommendations are meant to increase end-use efficiency in sustainable rehabilitation projects:
1. Evaluate existing HVAC systems and ensure that they are functioning properly and, if
applicable, replace with higher efficiency units. Maintain HVAC systems properly and
supplement with low-energy features, such as shading devices.
2. Evaluate existing lighting conditions and arrange electric lighting use only when needed.
Install motion sensors that switch on with occupancy and off when the space is vacant
and implement low-energy features, such as the utilization of natural day lighting.
3. Insulate low-traffic areas first, such as attics and basements, where architectural integrity
is less likely to be compromised.
4. Evaluate existing insulation and infiltration conditions throughout the space. Use
contemporary technology to test and detect areas where improvements are necessary;
methods such as blower tests, energy audits, and infrared thermos graphic inspections
are used to test building efficiency.
5. Work with professionals to see how renewable energy sources, such as solar panels, can
be implemented into the project.
6. Evaluate the use of historic windows, light monitors, and skylights to bring in more natural
light without losing historic integrity.
7. Install aerators and low-flow plumbing fixtures to reduce water consumption by up to
40% in existing buildings.
8. Implement water harvesting technology and use water for landscape maintenance. A Case for Building Conservation in a Modern Society: Bear Down Gym 37
6 CONCLUSION
Growing environmental awareness has triggered an increased interest in sustainability. The green building movement is responsible for creating structures that are energy efficient and environmentally responsible. As part of the green building movement, adaptive reuse is a response to the changing climate and has become a common practice. After analyzing methods, strategies, and guidelines associated with recent rehabilitation projects – previously discussed through case studies – it is possible to conserve the architectural integrity of a historic building, while assigning a contemporary function. Rehabilitation of Old Main and Ice House Lofts applied actions aimed at assigning a new function for the structure – including modernization of interior spaces, restoration of building exterior, and implementation of modern systems – while conserving architectural integrity. The modernization of the discussed buildings focus on increasing building efficiency without compromising original features and architectural elements that define the building’s character. Similar techniques that focus on building efficacy and conserving history must be applied during rehabilitation of Bear Down Gym. Bear Down Gym has become an iconic structure at the University and is able to continue to providing a functional purpose. There are different reasons to preserve a structure, such as economical and historical contexts, but the environmental value associated with adaptive reuse is becoming more imperative. As the population of the world face new challenges brought by climate change, a worsening economy, and shortage of affordable housing, focus should be placed on finding suitable ways to rehabilitate existing buildings over constructing new ones. A Case for Building Conservation in a Modern Society: Bear Down Gym 38
7 LIMITATIONS
There were several limitations in this study. Adaptive reuse is an intervention strategy that requires a collaboration between professionals from different disciplines - architects, developers, planners, construction managers, etc. - to develop and complete a master plan. Collaborative work must be instigated to evaluate the structural integrity of the building, to meet fire and safety code requirements, and to incorporate modern mechanical systems that won’t compromise the architectural integrity. The time frame for this project was also a limitation. A key principle in designing an energy efficient building is to measure and adjust environmental factors - such as natural daylighting, natural ventilation, shading, and human thermal comfort levels - within a structure to increase energy efficiency. Equipment available at the House Energy Doctor’s (HED)
Environmental Science Laboratory at the University of Arizona - including an overcast sky simulator, climate station, heliolux, and wind tunnel - is used to test and measure the building’s environmental factors. Results of tests are used to develop sustainable strategies that increase building efficiency; maximizing the use of natural resources within a structure will reduce the energy consumption of the building. These limitations have confined the scope of the study results, because adaptive reuse is a process that requires the input of different professionals and time that was not available. The results and analysis were completed through the researcher’s best resources, knowledge, and effort. The limitations were used to produce the following recommendations for future research.
A Case for Building Conservation in a Modern Society: Bear Down Gym 39
8 RECOMMENDATIONS FOR FUTURE RESEARCH
Recommendations for future research on the current topic include:
Collaboration with architects, planners, etc. to realize the maximum potential of the building. The use of lab equipment – available at HED Environmental Science Laboratory – to measure environmental conditions within Bear Down Gym and develop appropriate sustainable features that could be implemented on the building. The application of eQuest, and similar environmental software, used to simulate different sustainable features that could be implemented on a commercial building and determine the effect they have on the structure. Interviews conducted with new, current, and past students of the University of Arizona to define the cultural significance of Bear Down Gym.
A Case for Building Conservation in a Modern Society: Bear Down Gym 40
9 APPENDIX
Appendix A office/classroom in old main - 1897 (vint & associates architects inc., 2011).
Appendix A Chemistry and Mineralogy Laboratory – 1902 (Vint & Associates Architects Inc., 2011). A Case for Building Conservation in a Modern Society: Bear Down Gym 41
Appendix B UA Bookstore – Circa 1950 (Vint & Associates Architects Inc., 2011).
Appendix C “The Coop” - circa 1950 (Vint & Associates Architects Inc., 2011). A Case for Building Conservation in a Modern Society: Bear Down Gym 42
Appendix D Arizona Ice and Cold Storage Company building (n.d.). (Rob Paulus Architects, 2015).
Appendix E Arizona Ice and Cold Storage Company building warehouse (n.d.). (Rob Paulus Architects, 2015). A Case for Building Conservation in a Modern Society: Bear Down Gym 43
Appendix F Ice House Lofts Site Plan (Rob Paulus Architects, 2015).
Appendix G Fast track renovation of Bear Down Gym, by GLHN Architects. (GLHN Architects & Engineers, Inc., 2012) A Case for Building Conservation in a Modern Society: Bear Down Gym 44
Appendix H Fast track renovation of Bear Down Gym, by GLHN Architects. (GLHN Architects & Engineers, Inc., 2012)
A Case for Building Conservation in a Modern Society: Bear Down Gym 45
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