AIA-CEA’s Dialogues 2020 pursues a framework for rethinking educational architecture
By Sean O’Keefe
As 2020 laid the fabric of America threadbare, systemic disparities in access to healthcare and education among people of color communities across the country were tragically exposed in vivid undeniability. As mortality rates, economic and criminal justice indicators, and educational outcomes routinely reveal, disparities disproportionately affect huge, identifiable swaths of the population in a stream of blatantly measurable ways. To ignore this is unjust. In education, where resources and outcomes are quantifiable, research shows that some 50 million American students are learning in less than equal conditions. The impacts of educational deficiencies are far-reaching, inherently complex, and fundamentally difficult to fully understand. What we do know is that we can do better, that we must.
Architecture is an opportunity. To this point, generations of architectural acumen have concentrated on harnessing the power of design to improve quality of life and well-being in spaces of every purpose and hue.
In November 2020, the AIA’s Committee on Architecture for Education (AIA-CAE) and Learning By Design hosted a virtual symposium on the intersection of emerging research and design for education to rethink systems and reshape access to opportunity. Building on the findings of Dialogues 2019, the 2020 program invited a cross-section of collaborators in design, education, research, healthcare, law, and public policy for well-intended vivisection of education and the possibilities of design.
Thinking about educational design as a tool within our grasp that can beneficially impact lives in many ways, Dialogues 2020 proposes to strengthen connections between design, education, well-being, and equitable outcomes for all learners. The program’s goal was to begin curating an evidence- and theory-based framework of design strategies that beneficially impact educational environments to improve the human condition. This universal design guideline for educational facilities will be supported by the AIA CAE’s monthly hosted think tanks and workshops, and the newly launched Post-Occupancy Evaluation (POE) project. A POE is a structured review and critique of a design solution for a specific discipline after the facility has opened for use. The intent is to mine insights and innovations and expose incongruities between intent and success.
The big questions driving the day at Dialogues 2020 included the role of architecture in perpetuating social health and resource equality in schools; establishing partnerships; and how individual practitioners can participate. Intent on compelling an industry shift through introspection, Dialogues 2020 sought to:
- understand the state of educational architecture today,
- identify key drivers of change, and
- establish opportunities for impact.
As a first step in exploring these questions, the AIA-CAE’s POE project aims to establish a holistic framework of design indicators that architects can apply to develop learning environments. The format of Dialogues 2020 was a think-tank exploration exposing participants to researched-based understanding from expert-level speakers, complemented by group breakout sessions.
During breakouts, participants were grouped into one of five focus areas mirroring the five dimensions of ‘School’- Culture, Legal, Policy, Social, and Physical. Within this, these domains encompass five rings of influence that circle the individual to shape personal behavior. In conjunction with the thought leadership understanding explored by each of the speakers, participants were asked to integrate their topical knowledge and personal understanding into the breakout conversations around one of these five domains.
- Breakout teams concentrated on a series of action items:
- What are the indicators of human resilience, health, and wellbeing?
- What can be developed as a universal guide to future decision making?
- What are the desired outcomes?
- What would a resilience network to promote the desired outcomes look like?
- How can this common vision be applied to inform educational design?
Briefly, here is what we learned.
Speaker No. 1: Dr. Terry Huang, Ph.D., MPH, MBA
Professor and Chair of the Department of Health Policy and Management
Director of the Center for Systems and Community Design
City University of New York Graduate School of Public Health and Health Policy
What to Consider in Developing a Framework
Based on a long history of research and policy leadership in obesity and chronic disease prevention, Dr. Huang shared his thoughts on how to create a framework for educational design. He encouraged thinking beyond health and educational components to consider the full range of influences that shape community and individual behaviors.
“Understanding connections between learning environments, individual well-being, and learning outcomes, requires a real appreciation for the role and impact of each of the five domains,” said Dr. Huang. “Schools are complex systems and thinking about systemic solutions requires a holistic approach. Schools should not be designed just for efficient educational delivery or successful outcomes but must also consider health and well-being beyond the classroom.”
In establishing meaningful interventions at the intersection of education and public health, Dr. Huang believes the first task is to establish a common vision for reshaping thinking.
“When trying to implement systemic solutions, we must appreciate that we’re talking about real-life projects with real-life constraints,” shared Dr. Huang. “A researcher thinking only about a theoretical ideal, may not necessarily understand the practical considerations of implementing theoretical thinking in a designed environment. Conversely, an architect may understand the practical influences without necessarily tying design strategies to an established theoretical basis.”
Dr. Huang suggests the need for a common lexicon between designers, educators, and healthcare professionals to enhance collaboration.
“Research has found some very broad principles between effective design guidelines,” said Dr. Huang. “The first is to design to increase desired outcomes. The second is for design to be founded in evidence-based theory.”
Dr. Huang shared that it is not just about the hardware (the school building) but also the software (the instructional content) that activates a space. A new well-designed school cafeteria, for example, should be accompanied by a well-conceived training program so that cafeteria workers can optimize the intended benefits in their work processes.
When measuring the impacts of design on schools, Dr. Huang believes it is important to be very expansive in the mix of methods used to measure success. Understanding design’s effect on learning environments as an indicator of larger cultural changes must rely on both quantitative and qualitative measures. He believes we need more longitudinal research, not just the data available immediately after the building is built and opened. While most post-occupancy studies of schools are a one-time assessment, completed soon after the building is opened, the latent effects of a design solution may take years to emerge and study. Dr. Huang advises that researchers should be on the lookout for both intended and unintended consequences.
“There is also a need to curate more partnerships between the educational design community and the educational research community,” Dr. Huang continued. “We must capture practice-based evidence and establish metrics that can be universally applied to measure design changes. We also need a system of feedback loops where learned insights are presented back to stakeholders. This requires a platform of common communication that is trusted and understood.”
Speaker No. 2: Peter Barrett, MSc, Ph.D., DSc
Emeritus Professor, Salford UniversityIndependent Researcher
Rethinking Systems for Educational Infrastructure
As the Founding Director of Salford University’s Research Institute for the Built and Human Environment, Dr. Peter Barrett studies the effects of the built environment on the learning experience. As an independent school design researcher, he studies connections between the physical design of schools and the academic progress of students.
“One key challenge in rethinking educational systems is the level of analysis that could be done is almost infinite,” shared Dr. Barrett. “How can we streamline these insights into something actionable without losing substance?”
Dr. Barrett recommends establishing guiding principles for creating such a framework. He recommends that the framework be:
- Child-centered
- Holistic
- Context-sensitive
- Dynamically emergent
Child-Centered:
Dr. Barrett also pointed out the vital necessity for any effective educational framework to explicitly state the objective of improving educational facilities for the sake of improving learning. While this is a logical inference, as a researcher Dr, Barrett illuminated science’s need for specificity in task rather than supposition.
“A complete profile of the learning environment is made up of four key elements,” continued Dr. Barrett. “The learners themselves should make up the central focus of education. The learner is surrounded in equal measure by the Learning Space (where they learn); the Educators (who teaches them), and the Pedagogy (how they are taught).”
In understanding the positives and negatives of learning environments, Dr. Barrett believes the learners themselves are the key to any effective effort to improve the physical manifestation of spaces for learning. In his experience, sometimes architecture goes further than it needs to, leaving little to the imagination of the learners or their willingness to take ownership by personalizing spaces to themselves.
Holistic:
Beyond a meaningful consideration of the children’s point a view, well-designed schools to be holistic in their approach as well. While designers and researchers are often able to quantify sensory experiences like heat, light, sounds, smells, and appearance of a space, how much thought has been given to the opportunity for personalization of the space or the appropriate levels of stimulation within it? In his research, Dr. Barrett finds that sensory components (light, temperature, and air quality) generally account for approximately 50 percent of a learning environment’s opportunity for improvement and the levels of environmental personalization and stimulus combine to account for the other 50 percent. While sensory conditions are easily measured and levels of personalization and stimulation are difficult to quantify, in terms of improving the experience of learning, they turn out to be roughly equal.
Dr. Barrett shared his thoughts on Emergent Properties, a systems theory reinforcing the notion that everything matters.
“If you are looking at high-level outcomes for concepts like health, well-being, resilience, and of course learning, you need to consider everything that impacts them,” said Dr. Barrett. “Otherwise, it’s difficult to understand what is causing changes in systems. There is no silver bullet. There are a lot of variables that influence systems and I believe it is better to be roughly right than precisely wrong.”
In terms of safety, the physical condition of the school and the social conditions surrounding it can impact both comfort and concentration. Any learning environment that lacks the basics – electricity, potable water, sanitary drains, waste and garbage disposal, telephone, and good condition (especially damp/wet buildings) – are often associated with a high concentration of undesirable outcomes like limited opportunities to learn, negative teacher retention, and student/teacher absences related to sicknesses.
“What all of this means in the context of educational systems is that there is a disproportionate impact on the disadvantaged,” Dr. Barrett said. Poorly funded schools, with substandard learning conditions, will adversely impact the chances of successful outcomes for both the learners and educators within.
Context-Sensitive:
Influences like urban versus rural communities, climate impacts, and socio-economic factors all come into play in making design choices that feel natural and culturally acceptable. While the principles of good design are often seen as universal, the application of design tenants must consider the context to which it is applied.
Dr. Barrett indicated the critical need for a wide range of user insight and influence in any successful design process. In a study of five schools intended to represent the very latest educational design, post-occupancy evaluations found that only one of the schools actually aligned with the original design objectives. Researchers ascertained that in developing four of the schools, far too much influence on the design had been exerted by the school’s headmaster, with insufficient attention given to students, teachers, and other school participants. Consequently, four of the schools had been tailored to the expectations of the headmaster rather than intended educational outcomes and failed to meet objectives.
A well-balanced set of design influences should strive to combine the school’s leadership, the teachers’ pedagogy, the pupils and their behavior, as well as the capacity to be realized in cost and construction.
Dr. Barrett summarized. He points out that schools are built with the intent of serving many successive generations of learners, perhaps 25 to 50 years into the future. Meanwhile, changes in educational, demographics and even cultural trends happen rather quickly, and schools must be adaptable to possibly frequent change.
Dynamically Emergent:
To address a topic as complex as architecture for education, this framework needs to emerge from a dynamic, collaborative process informed by evidenced-based thinking. Even the visual complexity of a classroom impacts how successfully it facilitates learning. Too many distractions on the classroom walls and the room will feel chaotic; too few, austere. Like visual distractions, the color of a room makes a difference as well. All white walls feel boring, and bright yellow rooms seem zany; neither is optimal for learning.
Taking the model of a learner-focused educational system as a guide to what is developed for this framework, the learner should be surrounded by the where (the school), the who (the teacher), and the what (the pedagogy). The framework must allow for a balance between these influences. It must be able to evolve, and ideally, it should be measurable. Rather than a process that strives for perfection before activation, the framework should be structured to help identify recognizable deficiencies in the educational environment that can be acted upon and improved one step at a time, whenever possible.
“Ultimately, the objective is to help people see the physical environment as a crucial element of education,” finished Dr. Barrett. “The better space is designed, the better it can be used actively and effectively to improve educational outcomes.”
Speaker No. 3: Daniel Wilson, Ed.D
Director: Project Zero
Educational Chair, Learning Environments for Tomorrow Institute
Harvard Graduate School of Education
Leaning into Learning
As the Director of Project Zero at the Harvard Graduate School of Education, Dr. Daniel Wilson’s research explores the inherent socio-psychological tensions in collaborative adult learning across a variety of contexts. His work focuses on the dilemmas of knowing, trusting, leading, and belonging and how individuals and groups use language, routines, roles, and artifacts to navigate these tensions.
Dr. Wilson’s research finds outcomes are highest when there is a connection between three factors surrounding education – beliefs, practices, and settings. Societal beliefs about what education is and means influence practices and behaviors, which further shape the settings in which the beliefs are exercised through practice.
“The beliefs we have about learning explain a lot,” shares Dr. Wilson. “Not only about the history of education, but also about the environments designed for education.”
Education is a multi-directional process. Where educational beliefs, practices, and settings are well-aligned, we will find inspirational environments. Where they are poorly aligned, attempts to intervene for positive change will meet resistance. Design for successful learning environments must accept that learning is complex, visible, social, and informal.
Learning is not a standardized experience, but rather a complex process that happens in many ways, which depend on the individual learner. The lack of uniformity in experience makes it very difficult to predict direct pathways to learning for everyone. Learning is visible and often externalized through artifacts like tests, term papers, or even artwork, which represent individual cognition of the subject. Learning is generally socially mediated, happening through relationships with peers, teachers, and the broader community surrounding the learner. It is also somewhat informal; many effective forms of learning are self-directed and happen when the individual establishes a sense of autonomy by setting goals and assessing personal progress.
“One of the challenges we face in improving outcomes lies in the tools we use to measure success,” says Dr. Wilson. “If we rely exclusively on outdated conceptualization of learning like standardized testing then we will continue to get a narrow view of success. We need to be very careful about the measurements we use and how we tie them to design.”
Speaker No. 4: Dr. Lindsay Graham, PhD
Founder, Leader: Psychology of Space Research Program
Center for the Built Environment, University of California Berkeley
The Future Measurement of Educational Spaces
Personality and social psychologist, Dr. Lindsay Graham, specializes in the ways people form relationships with, craft, manipulate, and select spaces to fit into their lives. Combining thinking from psychology, architecture, interior design, engineering, and human-computer mediated interactions, Dr. Graham shared her experience measuring educational spaces to test design, validate success, and improve outcomes.
The Center for the Built Environment (CBE) at UC Berkeley has been using a web-based occupant-survey to assess educational spaces since 1999. The database reflects the conditions of more than 1,200 school buildings and provides an understanding of how buildings perform among standardized measures to allow for comparison.
“We are investigating what’s working and what isn’t in terms of many features of the indoor environment,” says Dr. Graham. “Air quality, lighting, acoustics, temperature, furnishings, maintenance, and so forth. We can also break down environmental satisfaction; ease of interaction, organization and cleanliness, circulation patterns.”
With more than 20 years of data from assessed educational environments, the CBE’s occupant survey has become a model for post-occupancy evaluations. When Dr. Graham’s team decided to take a closer look at their tool as an internal check, the investigation revealed a combination of gaps and opportunities.
“Through the years, architects and educators have talked about creating environments that are more helpful to people,” continues Dr. Graham. “However, we found that our research isn’t trying to measure that. Our data seems to lack an emphasis on human elements.”
Where the data collected to this point focuses on environmental satisfaction, it lacks an understanding of health and wellness and social connections. While temperature, light, and air quality are readily tabulated, assessing a building’s contribution to educational creativity, emotional learning, or social interaction is harder.
“We need to start measuring what it looks like to thrive,” says Dr. Graham. “What are we doing right? What are occupant preferences, emotions, and needs of space? Why do we select a space and how do our needs for control and personalization influence environmental engagement?”
Dr. Graham also touched on the ideas of inclusivity and equality as being problematic. The majority of the 1,200 buildings in the CBE’s survey are top-tier Class A buildings, backed by organizations that have the resources to assess their space. Poor schools are rarely even involved.
“We need to push policy to support equity and inclusion. Certification systems need to become more accessible,” says Dr. Graham of ways to better measure educational architecture. “We need better tools, refocused measurements, and stronger interdisciplinary connections among stakeholders. Many measurements outside of education could be effectively applied to great benefit beyond reinventing new ways to measure old information.”
Speaker No. Dr. Annette Anderson, PhD
Deputy Director, Center for Safe and Healthy Schools
Assistant Professor, Johns Hopkins School of Education
Post Pandemic: Rethinking School Design to Maximize Success for All
Dr. Annette Anderson’s experience in educational equity and adequacy straddles the line between academic research and practical application through a variety of roles in both school-based positions and academia. She served as the chief executive officer and founding principal of Widener Partnership Charter School, which was the first university-assisted charter school in Pennsylvania as well as leading advisory services for School Administration and Supervision programs at the Johns Hopkins School of Education.
“Equity should be an important part of how schools are designed,” shared Dr. Anderson. “Post-pandemic, we might start to shift the perception of schools as being exclusively academic to a more holistic life space,” Dr. Anderson said. During the pandemic, especially in inner-city communities, schools have become a centralized rally point for the distribution of food, information on nutrition, housing, and public health services to people of all ages and segments of the population.
“We might also consider rethinking the role of educational facilities within the educational experience,” continued Dr. Anderson. “We have learned very quickly that schools are not the only place learning can happen. Virtual learning is now a part of the overall experience, which opens up opportunities to expand learning well-beyond the classroom to people and places around the world.”
Another long-held educational construct potentially unbound by the pandemic is the school system’s reliance on an 8:00 am to 3:00 pm school day.
“Adjusting to learning remotely, operating more autonomously, and having more individual freedom, we have an opportunity to rethink what time means in education,” continued Dr. Anderson. “Likewise, as students are living through this experience, they may become more aware of personal learning strengths. Are they kinesthetic learners, auditory learners, logical/mathematical or otherwise?”
Dr. Anderson believes the unavoidable shifts in social experience caused by the pandemic compel a larger shift in educational thinking. One that moves the focus of education away from a primarily academic perspective to a more holistic life-course perspective. The necessity for remote learning has now opened new content delivery platforms that can increase options and opportunities in learning, not previously considered. With remote learning platforms, like the constraints of place, the constraints of time also begin to dissolve.
“New thinking in educational design should consider the impact of flexible spaces and the capacity to build texture and warmth into future educational spaces,” Dr. Anderson said. “We need to balance the need for personal safety, personal learning space, and group collaboration, while also prioritizing access to future opportunities as a mechanism to grow equity for all learners.”
Conclusion
Education is an opportunity, of which architecture is a primary asset. Both asset and opportunity must be more uniformly distributed if we hope to achieve a more equitable society. In thinking about the intersection of emerging research and design for education, we need to reshape access to opportunity and educational, emotional, and social well-being for learners of all ages, social strata, and life prospects. Beyond gathering insight from a collection of elite educational environments, any holistic framework of design for learning environments must leverage interdisciplinary thinking to compel new measures of success in health, well-being, emotional and educational intelligence that positively advance the human condition for the greater good.
Author Bio:
Sean O’Keefe is an architecture and construction writer who crafts stories for Learning By Design Magazine and others based on 20 years of experience and a keen interest in the people who make projects happen. He can be reached at sean@sokpr.com.
the horizon is relentless in markets fueled by high-end appetites
By Sean O’Keefe
Mai Olaussen loves her work. She is the Director of Development for Greystar, a global blue-chip leader in multifamily rental housing that focuses on developing and operating beautiful living environments tenants are happy to call home. After 10 years on the operations side of the business, Mai convinced Greystar’s leadership that she’d be a good fit for development. Five years later, she is leading multiple projects across the country just as the finishing touches are being put on the first project started when she took the helm.
“Parq on Speer is my golden child. The quality of the living experience will be exceptional,” says Olaussen confidently. Located on the east edge of Speer Boulevard just north of 8th Avenue, Parq on Speer will be a 16-story residential tower that seeks to set itself apart from an abundance of competition by targeting the upper end of the rental market. The luxury units will range from 546- to 3,478- square feet and are designed and finished to for-sale condominium standards. Quartz countertops, hardwood floors, rain showers, and soaking tubs are joined by KitchenAid/JennAir cooktops, and walk-in closets to making these apartments live lux. Units also feature Lutron smart home systems that provide integrated voice-activated control of temperature, audio/visual, security, and lighting.
To stand-out as luxury on the rental market, like the units, the amenities package must be next-level. The building will boast 24/7 lobby concierge services, a sky lounge and private dining area, an elevated dog park and grooming spa on level three, and a well-appointed fitness center. The anchor of the building and center of resident community gathering will be the resort-inspired sixth-floor outdoor pool lounge. A covered outdoor kitchen, a collection of cabanas and fire pit lounges and the pool deck combine to offer 14,275 square feet of entertainment space facing Rocky Mountain views to the west.
“The project team has been amazing, great teamwork and communication the whole way,” says Olaussen. “From the high-end design to the smooth execution through two years of construction so far, everything is coming together beautifully.”
Putting the project team together, Greystar selected Ziegler Cooper Architects of Houston and local General Contractor, Milender White, to execute the project through a Construction Manager/General Contractor (CM/GC) delivery model. Unifying the design and construction team during preconstruction services is a proven way to decrease construction complexities and increase speed to market without jeopardizing design intent or finished quality. While Greystar’s office proximity to Ziegler Cooper in Houston facilitated the design relationship, ironically it was Milder White’s proximity to the property through a competing product that started the relationship on the construction side.
“When Greystar bought this property, Milender White was building a similar multi-family high rise on the next block,” says Shane Fobes, Construction Executive and Senior Vice President of Milender White. “We were delighted to give them a tour and the relationship blossomed from there.”
Parq on Speer, like the project Fobes was working on, sits just a hundred yards or so from Cherry Creek, which cuts a swift path along downtown Denver’s southern edge. One of the earliest preconstruction conversations Milender White had on the project centered around the commonalities in purpose and proximity of the two properties and reaping the benefits of lessons learned on the previous job.
“This close to the creek there will be a lot of groundwater,” says Fobes. “Going below-grade with the parking would be typical in a building like this but dewatering this particular site made doing so cost prohibitive. Putting parking in a podium reshaped budgeting early and influenced design substantially.”
At roughly 800,00-SF, Parq on Speer will be nearly double the size of what many would consider a large, single-building multi-family development in Denver. With the parking going vertical through the center of the block-long development, Parq on Speer’s design emerged to position the sixth-floor roof-top amenity deck as the focal point of the 302-residence apartment community. Looking out on the Front Range from a perch above Speer Boulevard, the pool deck is circled by units in the ten stories of tower rising above on three sides.
“Greystar is developing the building around a lifestyle that hits the upper threshold of the market,” says Fobes. “One of the advantages of the CM/GC process is it gives us a deep understanding of the owner’s vision for the finished spaces and their expectations for quality. This sets us up to secure the right subs for the work.”
During a year of preconstruction services, working with Greystar and Zeigler Cooper, the team dissected challenges large and small, typical and uncommon. On the common side, Fobes points out that the cost and criticality of a building’s structure are impossible to ignore on any project. In the case of Parq on Speer, post-tensioned cast-in-place concrete floor plates allowed the design great flexibility and readily accommodated the building’s curvatures. The Milender White team scrutinized the design documentation and solicited the support of several local structural subcontractors in a design-assist process to help ensure the solution would meet local means and methods. At 60,000-SF, the concrete pour sequencing for each floor plate had to be balanced with available manpower. To facilitate the swarming workforce required to build at the anticipated speed, a pre-cast redi-stair system was incorporated into the design that allowed construction labor walkable-access to the level two deck while at-grade work progressed at full speed.
“The focus has been building condominium-quality homes at apartment-quality speed,” says Fobes. “A simple thing like adding two flights of pre-cast stairs eliminated hundreds of workers climbing up chutes and ladders every day to get to and from the main construction deck for six or seven months.”
Though the cast-in-place concrete structure is typical for high-rise multifamily construction, the cladding system chosen has been a bit more of an adventure. Using Aluminum Composite Panels, known as ACM, the high-performance exterior panels interlock to form a sleek metal shell of skin that must be precisely aligned.
“The building is immense, the reveals along the panels have less than a half inch of variability, which has to be consistent vertically for 193 feet,” shares Fobes of the complexity of the exterior. “At this square footage, we believe this is the largest residential project ever clad in ACM and the manufacturer required us to guarantee panel production sizes eight months out from delivery.”
As construction approaches the final stretch, the clatter of men, machinery, motion, and anticipation of something big seems feverish on the job site. Fobes and Olaussen are both eager for the finished product but continue to relish the process.
“We were in preconstruction for a year and we’ve got a thirty-month construction schedule,” says Fobes with a smile. “We build a lot of great relationships on a project like this, between ourselves, with our clients, the design team, and subcontractors. It takes a lot of committed people working together to build something like this and when it’s done, everyone will be very proud.”
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 sean@sokpr.com.
Looking ever toward the horizon, Shea Properties’ The Quincy typifies a development legacy
“We shape our buildings; thereafter they shape us.”
– Winston Churchill
Affable and understated, Peter Culshaw is a hands-on leader who understands why there is no “I” in team. As Executive Vice President of Shea Properties, he oversees more than two million square feet of commercial space along with roughly two thousand apartment homes in Colorado. While well-known sustained successes like the Denver Technological Center, Meridian Business Park, and Village Center have already cemented his status among the best to ever do it in Denver development lore, for Culshaw the horizon itself remains the thrill.
Shea Properties’ latest reveal, The Quincy located at 1776 Curtis Street, is a 28-story residential tower offering the best-in-class amenities expected of high-end, downtown living delivered in the premium quality of a build-and-hold, legacy asset. 359 luxury homes composed of studio, one- and two- bedroom units are expected to stand out for their generous proportions, extensive glazing, and the amenity plaza on level 8. A large community room, cyber café, and game room are joined by fitness facilities and an exposed rooftop lounge featuring multiple hot tubs, grilling areas, and fire pits. The property’s signature element will clearly be the pool, featuring a fully transparent exterior wall visibly perching swimmers eight-stories above Denver’s Central Business District along Curtis Street.
The amenity deck sits atop eight levels of parking, totaling 550 spaces, which is joined by ground floor retail to round out the mix of components. The Quincy represents Phase I of a two-phase site build-out. To complete the block, Phase II (now underway) will deliver Prism, an office cube in glass boasting a unique sculpturally cleaved prismatic exterior along 17th street. Combined, the two properties will offer a live, work, play lifestyle while also brilliantly illuminating Culshaw’s absolute conviction that conscientious people applying proven processes is ultimately what makes projects successful.
“The secret sauce is in getting it right,” says Culshaw when asked to consider how he measures success on The Quincy or any other development. Multi-family and office projects tend to be build and hold assets for Shea Properties, so building with high-quality materials and minimizing long-term operational costs are the basis for decision making rather than economizing development. “This opportunity is a ground-up high-rise, on a tight site in sensitive surroundings,” continues Culshaw thoughtfully. “Success in development is a team effort. We rely on in-house professionals, financial partners, and, of course, creative architects, smart contractors, and an awful lot of skilled craftsmen on the site to make it happen.”
While on-time, on-budget is a universal expectation among clients, few design and construction teams are ever tasked with delivering a single building over more than a decade from first draft pricing to ribbon cutting. Led by architects Davis Partnership, and, construction manager, GE Johnson Construction, the team working on The Quincy and Prism has been engaged continually since 2007. The site master plan, initial designs, and estimates were presented just before the 2008 recession compelled Shea to put the project on the shelf. Scott Miller, the Construction Manager at GE Johnson reflects back on what a long strange trip the project has been.
“We started the project in late 2007 during an economic peak, which shapes pricing. Then we entered big recession and market uncertainty,” says Miller. “Denver comes out of the downturn relatively quickly and enters a booming building market and suddenly there is a significant subcontractor and skilled labor shortage. Fortunately, our relationship and genuine friendship with Davis Partners is very strong. The collaboration between our firms allowed us to work through the details and manage challenges rather than problems.”
Miller notes that GE Johnson’s acutely detailed estimates accounted for as many exact quantities as possible, which increased Davis’ ability to keep the design on track. Managing many very small detailed changes rather than a few big ones were the focus of design-to-budget and market alignment when it was clear the project would finally break ground in 2015. To make the best use of a very limited site and maximize construction cost efficiencies, GE Johnson engaged a number of Lean construction strategies including pull planning and pre-fabrication.
“We’ve got a cast-in-place structure supporting a pre-cast exterior skin,” says Miller. The combination allows a lot of design flexibility for varying floor heights and minimizing column locations to create large internal spans and open units while also contributing to a cost-effective, buildable solution. Since GE Johnson self-performed the cast-in-place concrete they were able to control the critical path through the project using their own labor force and equipment, reducing the impact of subcontractor shortages on cost, schedule, and quality. For the pre-cast components, GE Johnson and Davis readily engaged key subcontractors in a design-assist capacity to ensure on-site efficiency in limited operational space. “We worked with the precast and glazing contractors to figure out ways to pre-assemble complete exterior wall panels on the ground before hoisting them up as ready-to-install sections. This saved time, money, and space to everyone’s benefit.”
Miller reports with pride that at 28-stories, The Quincy will be the tallest building completed in GE Johnson’s 51-year history. With the limited footprint and tightly controlled regulations related to vertical and overhead movements, early construction logistics centered on tower crane placement. The crane had to be able to pick materials up from two different ground locations and lift and swing them across the top of the site to the rising structure. Public safety and efficient egress for large truck access including setting up a site-internal throughway down 18th street were closely coordinated with the City of Denver.
“My job is to manage the healthy, necessary tension between the designer and the builder,” says Culshaw thoughtfully while acknowledging that despite the long road to fruition, The Quincy was relatively complication free in actualization. Shea Property’s original pro-forma was adjusted up to account for current market conditions when the project was ready to resume, but Davis’ design and GE Johnson’s estimates essentially moved in tandem with the recalculated budget. The Quincy adds a thoughtful, destination living environment for Denver’s downtown renter. When The Prism is complete in the fourth quarter of 2018, the completed vision will finally take its place in the Shea Property portfolio.
“Getting it right means conceiving a high-quality, market-appropriate asset, delivering it on-time and on budget and then stabilizing and refinancing it for the long-term,” finishes Culshaw. “However, it also means repositioning surface lot parking as a vibrant, new mixed-use microcosm of what makes Denver great. The credit here goes to a team of true professionals who stuck to it and made good on their commitments. That’s what success in development is always about.”
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 sean@sokpr.com.
DTC’s sparkling new node emerges from an ensemble voyage like none other
“Architecture is the triumph of human imagination over materials, methods, and men.” – Frank Lloyd Wright
The combination of exceptional design and premium quality always emanates a certain sense of luster that’s hard to deny and easy to appreciate. In 2018, 50 Fifty, a new 185,000 SF office building joined the DTC skyline hoping to establish itself as a premier property among the area’s abundant competition. Conceived as a 12-story office tower about a block from I-25 and Belleview, building’s name is a clever double entendre. The street address also eludes to the functional dichotomy of six stories of parking capped by six floors of Class AAA office space skinned in an unusual mixture of shimmering glass and speckled granite. Two additional levels of parking reside below-grade; city/mountain views and plentiful access to daylight are accentuated across more than just four faces of 50 Fifty.
“Great architecture is an investment, a worthy one indeed,” says Michael Komppa, president of Corum Real Estate Group. Komppa’s 32 years of experience with Corum have been about putting together commercial development investments that turn a profit by carefully managing the process to create value well in excess of costs. The firm’s portfolio includes more than three million square feet of office space, five thousand apartments and five million square feet of industrial properties in both Colorado and Chicago. Komppa, however, doesn’t mind admitting the thrill of developing speculative office buildings is his favorite part of the job. “50 Fifty, in particular, offered a high-visibility opportunity to express a strong sense of style, and to produce a completed building with a value significantly greater than the sum of the costs.”
Expecting the investment to deliver substantially more than merely leasable office space in a desirable location, Corum hoped to set course for something special and took a bold tack in choosing their architects. Enter Clutch Design Studio, a young Denver design practice ambitious to create the incredible and whose largest-completed commission is the one you are reading about right now.
“We’re proud to share 50 Fifty as the studio’s largest-completed commission to date,” says principal Robin Ault, who previously spent 18 years working at Fentress with Denver starchitect Curt Fentress. There he worked on everything from airports and offices to laboratories and academic buildings. Ault ultimately rose to the Associate Principal level while learning a great deal under Curt’s tutelage before embarking on establishing his own legacy in 2013. “The design brief was direct,” continues Ault. “Corum asked for a product that feels extraordinary at an affordable cost. Our job is to translate that into a market-ready solution that joins its surrounding with a sense of prestige.”
Asked what 50 Fifty adds to DTC, an edge-of-urban and edge-of-innovation office park more than 40 years in the making, Ault smiles and nods confidently before answering.
“Where land is more plentiful, suburban office buildings are typically supported by detached parking structures or surface lots,” Ault says. “We’ve seamlessly integrated the parking structure within the frame of the building envelope. Externally both office and parking components read as a single-profile without distinction.” This integrated envelope strategy is common in denser urban areas where below-grade parking structures often go down several stories in deeper, high-rise foundations. Ault believes 50 Fifty will be the first such property within DTC. The building’s dynamic exterior combines curtain wall glazing covered with a high-performance, low-E coating selected specifically for its level of reflectivity and hand-selected sierra white granite from a quarry outside of Fresno, California.
Inspired by nautical nuances, looking at 50 Fifty from a distance, a pixelated pattern emerges to reveal a spray of sea foam lapping against the bow of a yacht cutting across the deep blue wild of open ocean. To add contrast, depth, and dimension, raised aluminum caps spaced strategically across surfaces provide shade and cast ever-changing shadows as the sun traverses the sky. Select fins with integrated LED illumination will add sparkle and response to the building at night. A line of black metal paneling skims the edge of an internally illuminated cabin in the form of a transparent porte-cochère, tucked beneath a series of elegant v-shaped structural members. The exterior’s subtle suggestion is further developed within, as interior treatments represent slightly more deliberate translations of a refined sailing experience.
Merging the parking and office profiles into a single envelope required extending the office floorplates beyond the preferred 45-foot lease span to match the wider dimensions required by vehicular movements on garage levels. This was a challenge the Clutch team quickly turned into an opportunity.
“45-feet is about as far as natural light can penetrate into a building before spaces become dark and kind of lifeless,” says Ault. To account for the additional floorplate widths on the garage levels, the six floors of office space feature dual 20’ x 30’ open air lightwells joining lavatories on each floor and elevator cores as the tower’s spine. “The lightwells allow for the natural animation of interstitial spaces deep within the floorplates, daylighting restroom banks and core-facing spaces on every floor.”
The challenge of assembling the design was awarded to Hensel Phelps, a firm that began in Greeley, Colorado in 1937 and has since grown to become a national leader in commercial construction. Project Manager, Thomas Dooley, who has been with Hensel Phelps for 18 years enjoys the physicality and mental agility required to assemble complicated structures like 50 Fifty.
“Best-value decision making required engaging specialized subcontractors to pre-think the building envelope,” says Dooley. Curtain wall engineering, manufacturer, and installation subcontractor Harmon was brought in during the preconstruction process to help develop a specialized clip system capable of supporting both glazed and granite panels equally. Five unique granite panel patterns were developed so when interspersed among glazing, the panels read as harmonious yet distinct rather than static and redundant. Mechanical and electrical integration were also early action items. Hensel Phelps engaged Mtech Mechanical and Hunt Electric in a design-build capacity to help develop holistic solutions to the constructability challenge posed by the unusual dual-surface curtain-wall.
“Countless hours were invested during preconstruction in planning the configuration and assembly of this exterior skin,” says Dooley. “Five different panel types; two different floor-to-floor heights with sloping elevations on the garage levels; making it all align correctly on the outside; and work functionally on the inside has all presented a lot of fun challenges to figure out. In a lot of ways, this is going to be a landmark project.”
As 50 Fifty joins the DTC office market, Komppa, Ault, and Dooley each take special pride in what they have developed together as a team. From the visionary engagement of an emerging design practice and the practical wisdom of entrusting the execution to an established industry giant, with the launch of 50 Fifty, Corum Real Estate Group establishes elevated expectations for exceptional office space in suburban markets.
About the Author:
Sean O’Keefe writes architecture and construction 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 sean@sokpr.com 303.668.0717
Originally Published in Building Dialogue/
thought leadership from the front lines of smart building technology, implementation, and long-term performance
Smart technologies of every sort continue to seep deeper into our lives, putting information, services, comfort, and convenience at our fingertips where ever we are. In today’s smart buildings seemingly, anything and everything can be automated. From individualized thermal comfort to supplemental lighting that responds to ambient daylight and increasingly untethered global connectivity the limits of technology are all being integrated to the point of becoming conventional. In a Round Table conversation, Colorado Construction & Design was delighted to discuss the amazing present and super bright future of Smart Buildings with a group of dedicated professionals committed to smartly engineering, efficiently building, and acutely commissioning technology-infused facilities in Colorado and across the country.
Our Panel
Renée Azerbegi, Ambient Energy
President and founder of Ambient Energy, Renée Azerbegi loves making a positive impact in the commercial building industry and on the environment through personal determination and her firm’s collective depth of experience. Ambient Energy offers a suite of services focused on building and system analysis to optimize new construction projects for operational efficiency and longevity; evaluate and improve the performance of existing buildings; or commission either as a third-party engineer. Utilizing fault-detection diagnostics and monitoring-based commissioning, Ambient Energy strives to ensure buildings operate as efficiently as possible through the whole of their lifecycle.
Bret Roberts, P.E., Control Solutions Inc.
Co-founder of Control Solutions Inc. Bret Roberts relishes the thrill of making things work, planning and seeing a complex building together from start to finish is both his business and his gratifying reward. Along with partner, Ed Welch, Roberts established Control Solutions, Inc. in 2007 by merging a wealth of experience in building automation service and installation. Gary Bales became a partner in the practice in 2013. Control Solutions Inc. contends for smart system installation projects from Colorado Springs to Fort Collins and works with clients to update and retrofit existing buildings with more advanced systems as buildings age. The firm represents Honeywell Building Automation products such as Tridium/Niagara, Honeywell WEB’s, Spyder Controllers including the new CIPer product family of controllers and I/O Modules.
Ryan Sobeck, Siemens
A Territory Sales Manager at Siemens, Ryan Sobeck began his career in electronics working on M1 Tanks and Bradley Fighting Vehicles in the Army before getting into building automation systems implementation, design, and products 24 years ago. Today as a representative of Siemen’s Building Technologies, Control Products and Solutions, Ryan’s territory spans from Colorado north through Wyoming, Utah, Idaho, Oregon, Washington, and up to Alaska. Siemen’s showcases technology that integrates HVAC, lighting, shades, and plug loads from a single, ethernet-connected, terminal controller. Within the Building Technologies division of this global giant, Siemens is using integrated smart building technologies to optimize space and improve people’s lives.
Our Conversation
While integrating systems and technology to enhance the user experience is fundamental to smart building design, bells and whistles alone aren’t enough to make a building smart. What does?
“It starts in design,” says Roberts. “If the design is well thought-out, the rest of the project will follow that path, but if you start with a poor design it’s almost certain the finished building will underperform.” Roberts and his firm Control Solutions Inc. are among those responsible for installing the systems that have been selected and as such often feel the brunt of any bad decision making related to systems chosen in design. The technology of controlled systems has changed significantly, and everyone involved needs to be thinking holistically about smart systems, smart design, and smart installation.
“Having an owner who is driven, experienced, and knows what they want in terms of building performance almost always sets the stage for success,” adds Azerbegi, whose firm, Ambient Energy, can find itself in both pre- and post- construction roles depending on the project. “Smart design isn’t just technology, it’s holistic strategies like envelope modeling and commissioning to determine if the building is well-sealed. If it’s not, the best systems in the world won’t make it a smart building for long.”
Azerbergi points out the need for better documentation on the intended sequence of operations from mechanical and electrical engineers in the design stage to eliminate the possible risks of misinterpretation during installation. Ambient Energy likes to incorporate a series of controls integration meetings both in design and during construction to ensure efficient systems are being implemented and everyone involved is speaking the same language. Roberts is excited to share that common language has arrived.
“ASHRAE’s newest guideline, issued in July 2018 establishes a set of standardized advance sequences of operation for common HVAC systems,” says Roberts with a copy of the new standards proudly at the ready. The American Society of Heating, Refrigerating and Air-Conditioning Engineers or ASHRAE, has been devoted to the advancement of indoor-environment-control technology since it was formed in 1959. ASHRAE Guideline 36-2018 provides uniform sequences of operation for HVAC systems that are intended to maximize energy efficiency and performance, provide control stability, and allow for real-time fault detection and diagnostics. “I’ve been wanting something like this for a long time,” continues Roberts. “We need more of a common language around buildings systems and this guideline establishes a starting point that will still allow for individual and situational customization.”
The advantages of high-tech digital connectivity, functionality, and comfort have been realized in office environments and homes for some time. Where are we going next?
“Individualized controls and data harvesting are starting to be integrated into smart-phone platforms,” says Sobeck of Seimens, a technological pioneer of electrification, automation, and digitization systems and products. One such system called Comfy Comfy allows users to request heating or cooling changes, via a smartphone app, directly to the building automation system. This data can then be used to tell individuals which spaces in the office best suit their needs at any given time, ideal for free-address offices on the design desks today.
The ability to gather an immense volume of data on a smart building is what allows it to be customized around the user experience. However, analyzing and appropriately reacting to that same abundance of information is central to ensuring a smart building operates effectively day-to-day. The ability to detect, identify, and individually correct faults within a smart building system is an advantage that is easily mitigated if the building’s operation team isn’t actively monitoring and fine-tuning the system. Operators have to wield the building’s technology to save effort, expense, and all three of the Round Table participants agree there is definitely a cost of doing nothing.
“Buildings will drift upwards in energy consumption by some 2- to 3- percent a year if they aren’t actively managed,” says Azerbergi, whose role in commissioning buildings has her firm on the front lines of evaluating long-term operational expectations as the building comes to life. Though commissioning is generally required by code, most owners would probably be surprised to know that typical commissioning processes actually only test a sampling of unitary equipment rather than 100%. Perhaps more importantly, commissioning of a new building does little to account for the building’s performance once commissioning is complete unless the building operator actively monitors and controls it. “Monitoring-based commissioning integrated with fault-detection diagnostics is what we recommend,” continues Azerbergi about the need stay on top of what is happening as users occupy and make spaces their own. “Continual monitoring has been shown to save 5 to 15 percent on annual energy costs, eliminating energy drift, improving performance, and increasing user comfort.”
What does the integration of all these technologies mean for designers and builders?
The answer, it seems, is the need for yet more and better integration among the industry’s diverse range of professionals to match the requirements of changing technologies.
“For the last forty years or so, controls were the responsibility of the mechanical and lighting was the responsibility of electrical engineers,” says Roberts of a dichotomy that feels needlessly siloed, occasionally detrimentally. In today’s smart buildings’ just as systems need to talk to each other and be monitored holistically and individually, the design, implementation, commissioning, and operations processes also need to be more seamlessly integrated.
“Investing an afternoon in making sure the sequence of operations meets the owner’s objectives and the designer’s intent is essential with the systems going into today’s smart properties,” says Sobeck. Azerbergi agrees, adding that a commitment to collaboration on the technology choices and expectations will greatly reduce issues found during the commissioning process. Pre-thinking challenges together focuses the whole team on developing the best possible building for the owner’s investment.
As user expectations of workspaces have grown beyond simply hot or cold and on or off, product manufacturers have continued to push toward integrated solutions. Siemen’s DXR Controller is a single-source, remote-monitored control unit for the building’s temperature, lighting, window shades and electrical loads. On the building side, more complicated systems don’t necessarily mean more complicated construction, as long as advance coordination and an appetite for new knowledge are fundamental to the builder’s goals.
“Owners have been installing two, three, and sometimes four different control systems in a single building,” continues Sobeck, adding depth to the need for better integration in all aspects of the industry. “Single-system solutions mean one product, one installation subcontractor, and a more integrated, informed understanding of systems for optimal performance.”
Control Solutions Inc. competes for systems installation opportunities and also represents Honeywell building automation products including the CIPer product family of controllers and I/O modules. As a subcontractor helping designers understand smart systems, install, program, and start them up, Roberts sees a commitment to continuing education as essential for his firm and staff
“You can’t have too much education on all of this,” says Roberts of the continued trend toward more integrated systems requiring highly specialized and multi-faceted experts. “The systems are getting so complicated that finding enough skilled people capable of putting these systems together is my biggest challenge.”
Control Solutions Inc. is proud to represent Honeywell Building Automation products including Niagara 4 software and the new CIPer product family of controllers and I/O Modules.
Roberts nudges the green ASHRAE Guideline 36-2018 on the table forward as a next step that can be taken, immediately, industry-wide to facilitate better communication and collaboration. The complexity of systems and what is required of the professionals who design, sell, program, install, commission, or operate them will continue to increase as smart buildings and smart people get smarter out on the edge of technology and convenience.
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 sean@sokpr.com.
Challenged to activate an undevelopable parcel, Goettsch Partners delivers
By Sean O’Keefe
The City of Chicago lives a legacy of architectural excellence derived from an insistence on pushing boundaries through experimentation and innovation. Long viewed as a design laboratory, Chicago’s unique architectural heritage owes much to the Great Chicago Fire of 1871, which left the decimated city ripe for redevelopment. Chicago has also had the fortune of being home to more than a few 20th Century architectural giants including American-icon Frank Lloyd Wright; father of skyscrapers, Louis Sullivan; and modernist pioneer, Mies van der Rohe.
Famous for what he called “skin and bones” architecture defined by a minimal framework of structural order to achieve open unobstructed space, van der Rohe established his Chicago practice in 1938. Today that practice lives on as Goettsch Partners, a firm more than willing to take on some of the world’s greatest design challenges. Among Chicago’s latest legacy assets, one of Goettsch Partners’ newest additions to the cityscape, 150 North Riverside, stands out as an immediately obvious example of the incredible made possible.
“150 North Riverside is located along Chicago’s famous loop on a fantastic site where designing something buildable was considered next-to-impossible,” says Erik Harris, an Associate Principal with Goettsch Partners. Hemmed in by a combination of barriers including the City’s set-back zoning requirements along the Chicago River and a bustling, seven-line Amtrak right of way spanning more than 140-ft, the developable parcel offered only a small sliver land just 55-feet wide upon which to build. “Meeting the challenge of building a cost-effective high-rise on this site came down to delivering the required floorplate area with a 45-foot lease span supported by four-story trusses on either side of the 39-foot-wide core.
While the striking geometry of 150 North Riverside will always make the perched structure remarkable to the passerby, the site’s incredible landscape is an almost equally impressive engineering accomplishment that will likely go largely unnoticed.
“From the hard edge of the building, we were able to secure the Air Rights over the Amtrak right of way,” says Harris. “We decked over it to create two and a half acres of public greenspace that conceals the parking structure, lobby area, and loading dock enclosing about 28% of the site. Though the building is extremely vertical, the site is quite horizontal – both presented equations to solve.”
Filling the horizontal void and creating beneficial pedestrian connections to the urban fabric surrounding 150 North Riverside was a multi-disciplinary effort involving every aspect of civil, structural, and mechanical engineering integrated within the unique landscape. Craig Soncrant, a Principal with Wolff Landscape Architecture led the firm’s work on the project, relishing the challenge.
“Complicated green roofs and innovative plaza design is where we thrive,” says Soncrant, relaying that Wolff had some 21-such projects under construction in 2017 in Chicago alone. Soncrant himself led 15 separate high-rise landscapes last year and believes that providing effective green space for tenants is a must-have amenity in Chicago’s post-recession development. “150 North Riverside is a showstopper, an incredible building with a wonderful investment in city beautification that repositioned an inaccessible, eye-sore site as a convenient pedestrian thoroughfare, entry plaza, and river walk.”
The investment was certainly significant and stretching every dollar to improve pro forma is rarely a waste of time. Goettsch Partners originally planned to employ hollowed slab-on void construction to build-up the site topography, but when value engineering analysis revealed the complexities of that much site concrete was cost-prohibitive a new solution was sought. Wolff Landscape Architecture’s experience with an alternative, lightweight, structural-fill was extensive, and Soncrant proposed Geofoam as a very workable surface substrate substitute.
“EPS Geofoam has been a go-to product in our designs for many years,” says Soncrant. “We use it whenever we need a light, strong, durable material to fill voids and make architecturally-contoured surfaces.” Bringing the design strategy to Goettsch Partners meant providing examples of previous Chicago-area, decked plazas successfully built with Geofoam and introducing the design team to ACH Foam Technologies.
“We only work with materials that we know will perform,” says Harris regarding the Geofoam value engineering proposition. “Performance, in this case, means supporting the pounding it will take from heavy pedestrian use in Chicago’s harsh weather; being easier, faster, and less expensive to work with; and, most importantly, feeling confident in the material’s capacity to meet loading requirements.” Wolff Landscape Architecture’s previous projects with ACH Foam Technologies have included a lightweight rooftop amenity deck on the eleventh floor of Chicago’s Prudential Plaza and at 222 South Riverside Plaza Renovation, also located over railroad tracks and along the Chicago River. Geofoam has also solved technical challenges beneath highways, bridge embankments, levees, and other large civil infrastructure applications where loading requirements are substantially greater than anything required by 150 North Riverside.
Developing a pedestrian-friendly site solution meant responding to elevations as low as the river and as high as the roof of the parking structure, a transition of some 15 vertical feet. Animating the long, horizontal site meant creating a multi-level green space connecting 150 North Riverside and the parking structure immediately to greater Chicago in many different directions.
“Building with Foam-Control Geofoam allowed us to create a two-tier park system that addresses vertical movement on site through a combination of ramps and stairs,” continues Soncrant. Since single blocks of Geofoam can be large enough to fill sections eight-feet long by four-feet deep, they make building multi-level terraces, ramps, stairwells, and planter boxes easy. As importantly, working with Geofoam enables designers to create a custom contour of substrate material in the exact depth need below specific panting areas. Since a tree may need a soil depth of several feet, a shrub some 18 inches, and grass just 6 inches, building a Geofoam base that accommodates appropriate soil depths decreases the overall dead load on the structure and supports controlled, positive drainage across the site.
The task of installing the overall landscape and the Foam-Control Geofoam blocks was won by Twin Oaks Landscaping, Inc. a Chicago-area firm with a national practice dating back to 1983. Steve Jungermann was the man responsible for overseeing the firm’s efforts.
“The project was a challenge simply because of where it’s located,” says Jungermann in relation to the complexity of the surrounding cityscape and the site’s abundance of elevation changes. “On something as complicated as this it’s imperative to get expert guidance.”
Jungermann details the challenges of developing material Take-offs that account for the quantities of Geofoam required to respond to the site’s many grade changes, soil depth-profiles, and architectural contours. Working with ACH Foam Technologies’ product representative Twin Oaks was able to develop an accurate purchase order and devise a finely-tuned delivery sequence for the material. With limited lay-down space and intense coordination required between site work, electrical, plumbing, and landscape construction, maintaining constant communication and just the right amount and types of Geofoam on hand was critical. Though large, the lightweight Geofoam blocks are easily maneuvered by two laborers and can even be customized to virtually any shape with a hand-held hot wire cutter.
“Though this building is both bold and dramatic, when it comes to material selection we are not looking to be risk takers,” finishes Harris. “Like the design for 150 North Riverside itself, Foam-Control Geofoam provided a confident approach to a unique engineering problem and contributed greatly to an overall wonderful building solution.”
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 sean@sokpr.com.
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.
More Than A Garden
Originally Published in Colorado Construction & Design
Fall 2018
By Sean O’Keefe
The vibrant spirit of Denver is in full bloom at Denver Botanic Gardens, a place where a palatable sense of rejuvenation is evident around every corner. From the Mordecai Children’s Garden climbing the hill to the York Street parking structure, through the Bonfils-Stanton Visitor Center and Gift Shop to Hive Bistro and the Science Pyramid’s scale-like skin, seemingly every angle of the property has been reinvigorated over the last decade. As members and regular garden visitors will attest, despite a steady drumbeat of change and near-constant construction since 2009, the process, though systematic, has felt organic and largely unobtrusive.
“Denver Botanic Gardens has thoughtfully invested $113 million on about 60 different projects in the last decade,” says Brian Vogt, CEO. As measured by visitation, the investment is paying off. Today the Gardens welcomes 1.3 million people a year, making it a close second to Longwood Gardens outside of Philadelphia for the most visited Garden in America.
Denver Botanic Gardens’ history, which Vogt shares succinctly, stretches back to 1940 and includes a stop in City Park before settling on what was then Denver’s oldest cemetery along the eastern edge of Cheeseman Park in 1959. Since then a campus of exceptional architecture has emerged. Based largely on mid-century modernist principles, the designs integrate built and natural spaces and promote open-span spatial proportions through post and beam structures.
Having previously served as president of the South Metro Chamber of Commerce for 14 years, Vogt was a key figure in the founding of the city of Centennial in 2000 and understands the importance of big-picture thinking. When he took the reins of Denver Botanic Gardens as CEO in 2006 he immediately set about applying his experience corralling people and resources to achieve a grand vision through common objectives.
“We undertook a strategic master plan; launched a massive capital campaign; added several new pieces of architecture; and revitalized the existing buildings in this amazing collection,” continues Vogt. Ranging from minor to major, visible to unseen, the improvements made on Vogt’s watch have all been folded into the Gardens experience with as little disruption to visitors or services as possible. “The Freyer-Newman Center for Science, Art, and Education will be the grand finale of a tremendous community commitment to the Gardens’ sustainability for the next 50 to 100 years.”
Anticipated as a public-facing gem enticing passersby from the corner of 11th and York, the new 50,000 square-foot building will be the only space in the Gardens’ portfolio that doesn’t require a ticket to enter. The two-story, prairie style influenced design posits the building as the backdrop for the Gardens landscape, giving the natural order the reverence it deserves. Stout tulip-tree structural columns straddle the entrance behind the landscaped entry plaza, which will greet visitors with a handsome handshake and calm confidence.
The building seems to defy a simple programmatic descriptor, its contents a collection of functions. It will house a combination of research, laboratory, office, educational, gallery, exhibit, and public gathering spaces all connected by a common core. It is designed to showcase the many varied activities of the science of botany and horticulture. Due to the sensitivity of laboratory and research components of the herbarium where plant samples are tested, studied, dried, and stored, ironically, it’s the only building on the campus that won’t have any living plants in it.
“Programmatically, this project was like putting together a puzzle with all of the pieces upside down,” says Patrick Lee, the design team’s project manager and an associate with Davis Partnership Architects. Lee, who has been a Denver Botanic Garden member for more than 15 years, shares that he really didn’t understand all of the things the campus had to offer before starting the project because so much of it was hidden away. From the Gardens’ rare book library, classrooms, conference rooms, botanic illustration instruction and collections, galleries, and a 270-seat auditorium, the Davis team was tasked with packaging a multi-dimensional building program within a framework of intuitive navigation and high, public visibility.
“The circulation and adjacencies are organized around the large, central atrium, a day-lit space dappled in shadow created by wooden slats latticing the skylight overhead,” continues Lee. “The user experience and sequencing are bound together through transparency and biophilia.”
Like those outside, the tulip-tree structural columns within the atrium mimic the Gardens’ original tulip tree lights and, along with the 50’ x 90’ skylight, respond to the innate human tendency to seek connections with nature and other forms of life. In imparting this sense of spatial accessibility and the power of biodiversity, Davis was able to draw on abundant inspiration from the Gardens’ varied tapestry of landscapes, the Boettcher Memorial Tropical Conservatory, and many other campus assets.
The connections within the design extend beyond the building, figuratively and literally, with the new facility establishing an axial relationship through the Boettcher building and south on a direct line to the Waring House at 9th and York. The second floor incorporates a pedestrian walkway passage from the Boettcher building, which concludes with the ellipse gallery. The oval viewing room will pantomime the ellipse found in the Waring House courtyard at the southern terminus, which prominently displays a prized sculpture by world-renowned artist Dale Chihuly.
“The building is stitched into the site, integrated yet distinctly independent in public accessibility,” says Daniel. “We are continuing the Gardens’ legacy of referencing the campus’ wonderful preceding architectural accomplishments.”
Delivering the established design intent on the ultra-high-profile project within budget and on schedule is a task that fell with honor to GH Phipps Construction in a Construction Manager/ General Contractor role. GH Phipps delivered the original Boettcher Memorial Tropical Conservatory in 1966 and has been a mainstay in the Gardens’ construction over a long, sustained relationship.
“GH Phipps is extremely proud of our 50+ year history with Denver Botanic Gardens,” shared project manager, Adam Tormohlen. “I started my first project here in 2008 and have been engaged in one project after another ever since. I live in the neighborhood and walk here with my children. The opportunity to intertwine all of Gardens’ programmatic and architectural diversity into a single facility is incredible.”
Tormohlen and GH Phipps teamed closely with Denver Botanic Gardens and Davis Partnership through 18 months of preconstruction services. The team invested in three rounds of constructability and value-engineering reviews to give the owner what they wanted without sacrificing design intent. A key change occurred in the size of the skylight, which was originally designed to be approximately 30 feet longer. The reduced volume was strategically subsumed without diminishing the volume of light reaching the ground level from above by reducing coverage over second-floor overhangs.
As construction begins to go vertical, Tormohlen and the GH Phipps team are looking forward to many more exciting months of building. Exacting detail in site logistics and subcontractor sequencing are essential with limited laydown room and a steady stream of concerts, events, deliveries, and public passage taking place just steps from the site. Construction must also, of course, account for to sustained protection of every single tree on the site, each a cherished asset in the museum’s living collection.
“Denver Botanic Gardens is working in every county in the state of Colorado, and globally, connecting people with plants, especially those native to the Rocky Mountain region for the delight of all,” says Vogt with well-earned enthusiasm. “There are important messages about the natural order and the world that we need to convey to as many people as possible. This building will be the centerpiece of our core function of changing the world.”
About the Author:
Sean O’Keefe writes architecture and construction 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 sean@sokpr.com 303.668.0717
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
Originally published in Colorado Construction & Design
Spring 2019
By Sean O’Keefe
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.
Placemaking Panel
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 sean@sokpr.com 303.668.0717