By Sean O’Keefe
Where exactly is the edge of possibility, and how does anyone ever breakthrough? Famed flying ace and former United States Air Force officer, Chuck Yeager, is one name closely associated with pushing the envelope. Yeager was the first person to have exceeded the speed of sound, pushing an aircraft beyond the sound barrier at some 765 miles an hour in level flight as a test pilot in 1947. The ‘envelope’ is a mathematical term that describes the locus of the ultimate intersection of consecutive curves. In aviation, the frank explanation for pushing the envelope is making an aircraft go faster than the speed for which it was designed. Pushing the envelope in architecture would then logically be to rethink what is possible and ask more of design than ever before.
Walter Netsch was just such a thinker. A leading figure in modern American architecture, throughout his tenure at Skidmore, Owings & Merrill and beyond, Netsch developed a signature aesthetic known as Field Theory based on rotating squares to derive complex, strong, repeatable shapes. His most well-known work is the United States Air Force Academy, in Colorado Spring; most famously the iconic Cadet Chapel. Here, in every sense of the term, pushing the envelope was clearly Netsch’s intention.
“Walter was trying to push the limits of technology in architecture and trying also very much trying to push the envelope on people’s expectations for what a religious facility might be,” says Duane Boyle, the Air Force Academy’s Campus Architect. Boyle has been at the helm since the early 1980s in dutiful service to the campus he’s been chosen to protect. Having studied at Air Force Academy High School in the 1970s, Boyle shares that being exposed to the campus’ architecture during his maturation is primarily what influenced him to become an architect. After earning a bachelor’s and master’s from CU Boulder, Boyle took a position at SOM and got to know Netsch personally. A few years later, he signed on with the Academy and has never considered doing anything else.
“Walter went to Europe and studied many different cathedrals, ultimately finding significant influence in four key structures,” says Boyle. “From Chartres, he was inspired by the flying buttresses; at Notre Dame, the 150-foot height; the beautiful quality of light from Sainte-Chapelle; and the idea of having more than one chapel in the building comes from Assisi.”
Combining all these ideas with his own unique design style, Netsch conceived the Cadet Chapel as a series of spires comprised of three-dimensional tetrahedron trusses. The aluminum and glass spires are composed of four tetrahedrons apiece and straddle a building program that originally required three distinct chapels for Protestant, Catholic, and Jewish faiths.
“The original plan called for 21 spires, but that was going to be way over budget and the design was scaled back to 17 spires,” continues Boyle. After he’d hired on at the Academy, Boyle’s bond with Netsch grew even stronger, the two remaining in close contact throughout the remainder of Netsch’s life. Professional necessity often permeated their conversations as Boyle was charged with caring for the assets Netsch designed, especially the one that had pushed the envelope. Netsch’s design for the Cadet Chapel was challenging to build in the early 1960s and challenging to maintain ever since.
“There are 32 miles of joints on the building,” says Boyle of the Chapel’s many overlapping materials and components. “Netsch designed the Chapel with an internal flashing behind the aluminum skin that was meant to carry water off the building. Ultimately, all of the metal panels were value-engineered out, and they ended up using 32 miles of caulk to seal the joints.”
As a result, the Chapel has been leaking since virtually the day it opened in 1962. The near-constant seepage has destroyed pews, damaged organs, and, in recent years, caused chunks of damp acoustic plaster to fall from the ceiling, a safety hazard that can’t go unabated. Thin sheet metal band-aids have been applied over the years to some benefit. Wired glass installed over the stained-glass panels helped as well but diminished luminosity. However, despite their efforts, the building has been in a constant state of re-caulking since it opened. Unchanged, the deterioration will continue.
Sean Reish, client account manager for AECOM’s design contract with the Air Force Academy, is charged with leading the development of solutions to the building’s condition. In taking the assignment, AECOM assembled a multi-faceted team of engineering and preservation experts to look holistically at the waterproofing and historic preservation conditions and devise an achievable solution. Key contributors included Hartman-Cox Architects and Wiss, Janney, Elstner Associates.
“Conceptually, this is a replacement-in-kind,” says Reish of the scope of work, which includes replacing the exterior façade’s skin and sloped glazing and restoring the stained-glass panels to their intended brilliance. Interior efforts include replacing the acoustic plaster and lighting elements and renovating damaged pews and organs.
“The design team had to look closely at what was originally intended that had been covered up to make it watertight,” continues Reish. “A lot of translucency had been lost. Our objective was to peel back these negatives and bring the building back to life the way it was intended to be seen.”
The solution to the water infiltration: using the open volumes of space within the tetrahedron spires to insert a new state-of-the-art rain screen system.
“The spires have a lot of open space inside of them, much more than you’d think,” says Reish of the idea to put the Chapel’s primary waterproofing membrane on the inside of the tetrahedrons. “By introducing a new rain screen inside the spires, the exterior cladding will finally look as it was meant to.”
The challenges of delivering the project are also immense. Donny Tennyson is the Senior Project Manager at General Contractor, JE Dunn Construction, the firm responsible for executing the elaborate rehabilitation. Founded in 1924, JE Dunn has a long history of collaboration with the U.S. Armed Forces. Tennyson shares that during World War II, founder John Ernest Dunn insisted on returning profits from Federal work while his own sons served overseas. Community service and giving back has always been part of the company’s ethos. Asked how success will be measured on such a challenging assignment, Tennyson returns to collaboration.
“During the construction kick-off we came together with the client and design resources to draft a project mission statement,” says Tennyson. “Our goal is to return this iconic building to the intended historic aesthetics and integrity without any leaks.”
One of the key issues yet to be fully resolved revolves around the challenge of precisely matching the building’s unusual aluminum skin with identical materials. AECOM, JE Dunn, and almost the whole team have been painstakingly researching the existing aluminum’s metallurgy tolerances and anodizing results to replicate the Chapel aluminum’s particular champagne glimmer. To execute the project, JE Dunn’s site logistics strategy is to build a temporary enclosure around the entire chapel, sealing it off from wind, rain, and snow. This will allow the construction team to control the elements and maintain an uninterrupted workflow. Much of the rehabilitation effort, particularly resealing the joints between aluminum panels will benefit from working in near factory conditions.
“Everyone working on this project understands the importance of this national treasure and the delicate work that must be done to restore it,” finishes Boyle proudly. “As stewards of this building, we must do the very best work we can. When this project is complete, the Chapel will look exactly like it was intended with no more band-aids.”
About the Author
Sean O’Keefe is an architecture and construction writer who crafts stories and content based on 20 years of experience and a keen interest in the people who make projects happen. He can be reached at firstname.lastname@example.org.
Explore the iconic, new US Olympic Museum through the lens of architecture and construction writer Sean O’Keefe
By Sean O’Keefe
Leaving a legacy often requires a lifelong fortitude of purpose and character that only the best among us can realize regardless of pursuit. In athletics, the pinnacle of success is that of an Olympic gold medalist, a champion among all of mankind. In construction and design, legacies may not be as easily quantified but once the truly spectacular is achieved it’s hard to overlook. When the new United States Olympic Museum in Colorado Springs, Colorado opens to the public, it will unmistakably add to the legacies of design architects Diller Scofidio + Renfro (DS+R) and General Contractor/Construction Manager GE Johnson Construction Company.
“The incredible architecture we are delivering is challenging all of us to think beyond boundaries,” says GE Johnson Superintendent, Tim Redfern, an industry veteran of more than 25 years. Redfern and GE Johnson Construction’s team are tasked with assembling a structure unlike any other ever built.
DS+R’s design for the US Olympic Museum takes its athletes as inspiration; the design idealizes athletic motion by organizing its programs – galleries, auditorium, and administrative spaces – twisting and stretching centrifugally around an atrium space. Arriving at ground level, visitors are whisked to the top of the building via elevator where they are greeted by a grand view of snow-capped Pikes Peak, an ode to Olympus with its own majestic presence. Circulation unfurls organically, gradually spiraling down through the museum’s series of loft galleries at a pace propelled only by the individual’s own inquisitive nature and gravity. The folded planes of the building’s superstructure create helical volumes of space circling the introspective atrium. Dissected by the structure and connected by a continual downward ramp, perched floor plains filled with interactive galleries will memorialize the accomplishments of U.S. Olympians past, present, and future.
“The dynamic building form defies typical construction. Thinking outside of the box is not an adequate description of what we’re doing to make this happen,” shares Redfern. The design’s diverse elevations called for fifteen independent concrete slab-on-metal deck elevations, scaling just four stories of construction with no two planes running parallel for long. Structural tolerances are ultra-tight, becoming even less forgiving as the structure goes up – the opposite of most builds. The exterior frame tolerance is two inches, while interior frame tolerances are only a quarter of an inch, with just an eighth of an inch of deflection. Controlling precise placement of every piece of an exceptionally intricate puzzle like the United States Olympic Museum is a process that can only be accomplished through what GE Johnson thinks of as a spirit of continuous improvement.
“Normally, once you have things figured out, construction becomes routine,” says Project Manager, John McCorkle. “I don’t see that happening here. We’re continually questioning how we do things. The ingenuity of this structure demands constant collaboration with designers, builders, fabricators, and installers. Everyone will be learning all the way until the end.”
GE Johnson is pre-thinking and rethinking every move by incorporating a 3D point cloud that provides an accurate digital record of physically intangible space. All subcontractors are required to use the point cloud to develop approvable shop drawings. The point cloud is integrated with the BIM model, which draws from several computer-aided design, graphics, engineering, and manufacturing programs, along with the discipline-specific platforms of a variety of different subcontractors. Integrated work plans developed with subcontractors define every aspect of each construction activity including who, what, when, and where. Most importantly, plans will detail how each piece is assembled, verified, and validated for accuracy against the overall model as tasks complete. Looking beyond typical clash detection, GE Johnson’s fully detailed steel fabrication model allows the clearances of each structural framing member to be independently checked to make sure the design’s distinctive shell of diverging planes and scaled metal skin reads as intended.
“There will be a high-level of scrutiny on a building like this because of the iconic architecture,” says McCorkle of the pressure on GE Johnson to deliver the signature design.
The museum’s unique exterior skin aptly illustrates the intricate precision of purpose and combination of expertise required to succeed at the Olympic level. The facade will be covered in more than 9,000 individual diamond-shaped anodized aluminum petals that interlock to form a single, beveled surface with integrated drainage channels. In total, an estimated 27,000 anchor points will attach the exterior wall sections to the structural frame. The specific details of every panel from backing materials, sheathing, and waterproofing will all be independently analyzed within the model because seemingly every petal is either uniquely shaped, placed, or attached. GE Johnson brought highly specialized subcontractors who had previous experience with similar configurations onto the team to achieve the use of these unusual building materials and intricate assembly processes.
“Premium-quality construction is always a collaboration,” says McCorkle. “Delivering this design uncompromised means getting out of the comfort zone and seeking capabilities beyond our own.” Early in the problem-solving process GE Johnson worked with design architect DS+R, architect of record Anderson Mason Dale, and structural engineer KL&A on refining the micro-framing system that attaches exterior wall sections to the structure. To address the complex sub-framing of the skin, through a design-assist collaboration, GE Johnson and the team decided to work with Radius Track, renowned for developing curved, cold-formed steel framing, to develop a buildable system. Through continual collaboration, the team was able to optimize wind-girt supports, which increased certainty and repeatability in installation while also decreasing costs overall.
Even as the structure reaches its highest elevation, preconstruction activities continue. For the specialized subcontractors developing a sequence of efficiently attaching the exterior skin to the structure, nothing is more valuable than the full-scale exterior wall section being erected on-site. McCorkle and Redfern estimate that the 20’ x 20’ mock-up wall section will require more than 1,000 labor hours to assemble and will likely cost in excess of $150,000 to build. Eight different subcontractors must delicately interlace their work through a maze of structural framing, light-gauge framing, waterproofing, drainage, glazing, and aluminum panels. Identifying components within wall sections that can be prefabricated off-site, like the micro-framing system and laser cutting framing plates, increases quality control and supports repeatable processes during construction. Each component is individually numbered indicating where, how, and to what it attaches like a giant model and each placement can be checked against the point cloud to verify accurate alignment.
Thinking outside of the box hasn’t been limited to solving challenges on the outside of the building. Placing the museum’s extremely large, yet whisper quiet, air handling unit has presented a series of sequencing challenges with a ripple effect that will likely continue to reverberate.
“It’s low-speed, high-volume and is by far the largest air handler I’ve ever put in,” says Redfern enthusiastically. “The size dictates a basement placement, which meant installing it before we put in the structural steel for level one.” Once installed, this unorthodox situation left the massive (and expensive) unit unprotected from the weather until the floor above it could be dried in. Complicating matters, structural engineering indicated that the concrete floor slabs across the building’s many elevations should be poured from the top down to deflect loading. Waiting until the museum’s 15 elevations were poured and cured would greatly extend the exposure period for the mechanical system, presenting significant risk, and an extremely difficult situation to rework if the unit was damaged. ‘’We encouraged the owner and design team to install terrazzo on the first level floors in lieu of stained concrete so that floor placement could be moved up in the schedule, increasing protection of the AHU and equipment below.”
Placing the air handling unit first also required fireproofing the basement before setting structural steel, one of several conditions, which make multiple mobilizations of key trades likely throughout construction.
“We have been empowered to use ingenuity to solve complex challenges at every turn on a very, very cool building,” finishes Redfern. “GE Johnson is using anything and everything we can to build this right. Pushing boundaries, gaining outside expertise, and asking more of oneself than others will is the Olympic spirit this museum is being built to honor.”
About the Author:
Sean O’Keefe is an architecture and construction writer who crafts stories and content based on 20 years of experience and a keen interest in the people who make projects happen.
Architectural writer, Sean O’Keefe gathers keen insights on the intersection of place and possibility from a few in the know
Placemaking – A Round Table Conversation
Architecture begins with three fundamentals, defined by Roman architect, engineer, and builder Vitruvius as “Commodity, Firmness, and Delight” or said another way – Purpose, Structure, and Pleasure. Placemaking strives to take those ambitions a step further by celebrating the public spaces that connect us to our homes, our work, our fun, and to one another. From imagining the possibilities to helping others realize them on the grandest scale, placemaking is about people. Colorado Construction and Design was pleased to convene a roundtable discussion to learn more about the triumphs, challenges, and state of placemaking in Colorado through an esteemed panel of professionals.
Charlie Nicola – Brookfield Properties
A Senior Vice President with Brookfield Properties, for the last 18 years Charlie Nicola has been a leading figure in the redevelopment of the former Stapleton International Airport into a thriving community of 12 neighborhoods. Prior to that he had a hand in the development of Coors Field and takes pride in the possibility of place as a social stimulant. Despite the risk and responsibility of development, Charlie truly enjoys the collaboration and comradery of the creative processes that are the foundation of placemaking. The greatest rewards of his work are in seeing spaces becomes places when they are ignited by people and purpose.
Laurel Raines – Dig Studio
A founding partner at Dig Studio, landscape architect Laurel Raines has positively shaped the exterior public realm of neighborhoods throughout Denver and Rocky Mountain communities for over thirty years. After working as a Design Principal with the international landscape architecture firms of EDAW and AECOM, Laurel formed her own firm, Dig Studio, in 2012. She has spearheaded project initiatives which have changed community perceptions of the role parks, plazas and streetscapes play in evolving a Western landscape aesthetic. Today Dig Studio is leading transformational redevelopment projects that are positively reshaping Denver’s urban fabric.
Mitch Black – Norris Design
Mitch Black will tell you that storytelling is central to placemaking. He’s been on the front lines of placemaking for the last 25 years as a planner and landscape architect at Norris Design, where he is a principal. He enjoys helping to lead a firm with a strong and diverse portfolio and seeing the cross-pollination of ideas that come from many different approaches to landscape design, planning, and real estate branding. From corporate settings to highly-animated community gathering, T.O.D., sports and streetscape projects, where the built environment meets the natural one, Black and the Norris Design team help clients plan a vision and bring it to life.
John Buteyn – Colorado Hardscapes
John Buteyn was 18 when he became the first person the owner of Colorado Hardscapes hired after his own two sons. Forty-seven years and a few job descriptions later, John and everyone at Colorado Hardscapes still apply curiosity and commitment to building the hardscape features that are the infrastructure of place. Building on three generations of both utilitarian flatwork and decorative concrete, Colorado Hardscapes’ expertise also includes water features, sculpted concrete and rockwork, and interior concrete. Noteworthy landmarks include Denver Union Station, the Streets at Southglenn, and the massive, new Gaylord Rockies Hotel and Convention Center.
What makes a design more than design, what makes it a place.
“Every place starts with the site,” says Mitch Black. Design influences start with the site’s attributes, context, audience, and purpose. The positives and negatives of the physical environment surrounding the project all have an important role in shaping the initial concept. Amazing view planes must be preserved and framed by the site. Accounting for rough edges in gritty urban or industrial settings can be done through buffering or embracing those attributes, but decisions must be holistic, with long-term objectives in mind. “Placemaking is about storytelling, every site that becomes a place must tell a story and the story must have meaning to the people who use the site.”
Charlie Nicola agrees, suggesting that the public’s embrace of place happens when design fosters human interaction and the place becomes a conduit for social connectivity.
“There has to be some there, there,” says Nicola succinctly. In order for a place to attract sustained social attention and become a routinely popular destination, it needs to have some meaningful gravity of its own. From the development perspective, placemaking is often about finding the path of least resistance to the critical mass. Nicola’s work on Coors Field centered on capturing a postcard corner at 20th and Blake Street in front of the ball park. Working with Laurel Raines, placemaking gestures begin building anticipation for the excitement of gameday several blocks away. A combination of street lighting, landscape features, and artistic elements help bring the massive building down to human scale. “Effective placemaking happens when the site’s positives spread beyond the original boundaries, allowing that sense of place to grow positively beyond the site as it has in the case of the Ballpark neighborhood.”
Making a positive contribution that extends further than aesthetics is fundamental to Laurel Raines’ work at Dig Studio.
“Communication, collaboration, commitment, community, and care,” she shares. “These are the fundamentals of effective design, in placemaking they must converge to produce a space that makes life better for all.”
There are many competing and, occasionally, contradictory factors that drive decision making in commercial development. How do you keep the importance of place alive in that conversation?
“From an investment point of view, we have to understand the importance of place as part of the commitment we make to the communities we are working in,” says Nicola. “If it matters, then it matters.”
Effective development is about getting more for your investment, not less. Nicola relies on the thoughtful expertise of firms like Norris Design, Dig Studio, and Colorado Hardscapes to give him the raw, honest realities of what he is asking for and what it costs.
“Certain things, like sidewalks, have to be built, and there are any number of design treatments that can be applied to a sidewalk to bring it to life,” says Black. “We model design solutions and costs concurrently and identify key features of the landscape design and site ornamentation that establish it as a place.”
Echoing Raines’ sentiments on collaboration, communication, and commitment, all agree designing something that can be built and maintained is the result of distilling lots of good ideas from lots of determined professionals into a cohesive whole. Advance coordination with a decorative concrete contractor or other acutely specialized contractors in the design phase is the surest way to eliminate cost-cutting measures that can diminish the presence of important components somewhere between concept and completion.
“I really love watching children run through the water features we created at Denver Union Station and Stapleton,” says John Buteyn. “In everyday use, you can see which elements engage people and make them want to stay.” Elements that make people want to linger are essential, but owners and designers must also have an appreciation for the fact that water jets and fountain features have long-term costs. Annual maintenance on a complicated water feature can be as much as five percent of the construction costs, a financial reality that must be understood from inception. If not, the risk is a white elephant, an undesirable possession that is simply too expensive to maintain in proportion to use but difficult to discard profitably.
What is the state of placemaking in Colorado today?
“In multi-family housing developments plenty of non-public green space is being accounted for,” says Raines. “The more interesting opportunities to me are in urban settings where the integration of parks and green space has not kept pace with the influx of new residents – a challenge Denver Parks and the Downtown Denver Partnership are actively addressing.” Indeed, a 2016 study by University of Denver graduate student Ryan Keeney while working with Denver Infill found that a total of 237 acres were exclusively committed to surface lot parking in downtown Denver alone.
The Heron Pond / Carpio-Sanguinette Park Master Plan + Design commissioned by the City and County of Denver aims to revitalize a series of isolated parcels along the South Platte River as the largest natural area in the Denver park system.
Dig Studio is currently in the midst of an urban reclamation project for the City and County of Denver. The Heron Pond / Carpio-Sanguinette Park Master Plan + Design aims to unify multiple City-owned properties trapped along a forgotten stretch of the South Platte that have fallen victim to neglect and environmental misuse. The plan envisions more than 80 acres along this blunt edge of industrialization as the largest natural area in the Denver Park System.
“In many urban projects, we are seeing smaller landscaped spaces that are more densely amenitized,” says Black. The trend is indeed evident in many of the office, mixed-use, and multi-unit living projects taking over Denver’s surface lots as they are redeveloped, each bedecked in a collection of outdoor lounges, pool decks, plaza entryways, and terrace overlooks. Bringing the outside in, planters, irrigation, drainage, year-round vegetation, and Colorado sunshine are also prevalent in today’s well-developed commercial properties.
In Colorado’s smaller communities, the Round Table participants generally applauded municipal clients for getting ahead of future congestion by effectively incorporating green spacing in governmental development and encouraging it in the commercial sector. Norris Design is working on Miller’s Landing, a mixed-use development intended to connect the town’s newly developed Phillip S. Miller Park with Castle Rock’s downtown core. The project seeks to remediate nearly 100 acres of former landfill with a mix of uses like office, hotel, entertainment, and retail joined by a series of interconnected public spaces. Big or small, urban or remote, placemaking requires a team of professionals able to work effectively with the community to understand the local concerns, needs, and wants that should beneficially influence the place they create.
“Building community buy-in is an important part of placemaking especially when change is on the table,” says Raines. Community outreach processes implemented by designers and developers often help residents understand how vibrant public spaces can improve human connections and quality of life.
Miller’s Landing in Castle Rock is a positive example of sustainable suburban forethought and encouraging greenspace development in stride with commercial investments.
What are the challenges of placemaking?
“The honest answer is entitlements,” says Nicola, a statement that is greeted by a palatable sense of agreement around the table. Beyond his leadership in the creation of Coors Field and Stapleton, Nicola was the Construction Director and Owner’s Representative for the Denver Bronco’s $400 million stadium and he’s spent decades on projects with the highest levels of complexity the field has to offer.
“Placemaking is about establishing a vision and achieving it. The beneficiaries of better places are communities,” continues Nicola. “I solve the problem of red-tape by hiring the best consultants I can find and asking for a lot.”
Black and Raines nod knowingly and the group discusses recurring entitlement and approval process problems that design and construction projects of every magnitude and purpose seem to face. Many in the industry are fatigued by continually having to routinely build new relationships with individual personalities at several entities with potentially subjective and, occasionally, contradictory interpretations of building codes and regulations on every project they undertake. Many suburban municipalities also seem to share a certain sense of stubbornness on collaboration. A municipality’s unwillingness to move much further than their own initial understanding can lead to a repetitive, formulaic expression of place. Even routine requirements like a road closure can feel contentious on the consultant’s side of the counter, where it’s best to simply try to follow the rules and be proactive with permitting when possible.
“Once you get the place designed, the work isn’t over,” says Black of the process of turning his drawings over to a contractor for execution and then shepherding it for many months while the work is realized. Projects remain under pressure throughout construction – affordability issues, schedule, entitlements, approvals, logistics – each of which can degrade a design, if not properly managed. “One of the biggest challenges is making sure the design lasts throughout the process; that the story and design intent are clear in the finished product.”
Buteyn agrees and as the contractor at the table, understands the importance of achieving the owner and designer’s vision down to the smallest detail wherever possible. When the intent is achieved in placemaking it’s usually fairly easy to see if the original vision for a place is successful.
Colorado Hardscapes was involved in the redevelopment of Denver Union Station, and there is likely no better example of effective placemaking in all of Colorado. Where only just a few years ago there was a large neglected property whose only purpose was to serve the nearly-nonexistent Travel by Train crowd, today Denver Union Station is a place filled with people, food, spirits, smiles, profit, possibility, purpose, and play inside and out. An entire new epicenter of the City has emerged in the new heart of Denver, and on a warm summer’s day with nothing to do it’s definitely a special place to be.
“It’s a wonderful feeling to be involved in helping make these places come to life,” finishes Butyen. “Special places are worth the work and worth the investment because special places are where memories are made.”
About the Author:
Sean O’Keefe is an architecture and construction writer who crafts stories and content based on 20 years of experience and a keen interest in the people who make projects happen.
He can be reached at email@example.com 303.668.0717