Moravian Preservation Master Plan.indb - Society for College and ...

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Moravian College • Preservation Master Plan • Evaluate affordable solutions to address thermal loss around leaky window frames such as caulking, weatherstripping, and storm windows before undertaking expensive window replacement, which is usually unnecessary and should be avoided. • Improve the energy efficiency of existing historic features through non-destructive means such as high-quality weatherstripping, caulking, double glazing, storm windows, and insulation of ductwork and pipes to minimize heat loss. • Utilize the inherent energy-conserving features of windows and blinds, double vestibule entrances, and other techniques. • Consider and evaluate improvements and upgrades in natural and artificial lighting, insulation, and building systems including energy-efficient lighting sources and light shelves, clerestories, and energy-efficient skylight elements that will maximize daylight. • Energy-efficient HVAC systems such as geothermal and ice storage should be evaluated. Building Insulation If insulation of wall surfaces is necessary, materials that provide the greatest R-value with the least impact should be used. In projects where plaster or sheetrock must be removed, it is possible to install rolled insulation. Where insulation must be installed, it is critical that the relationship between wall surfaces and historic wood work not be altered. The introduction of blown-in insulation into the wall cavities of historic frame buildings has the potential to cause short- and long-term damage to historic fabric. Heated air inside a building supports more moisture than cold, outside winter air. This warm air passes through un-insulated wall cavities and the moisture vapor then reaches dew point on the back side of exterior sheathing. Air movement within an un-insulated cavity causes this condensation to evaporate and helps prevent the rotting of wood. When wall cavities are insulated, moisture can become trapped within the insulation as it travels from interior to exterior. A vapor barrier on the inside warm side of the wall is necessary to prevent such moisture from getting into the wall. Without a vapor barrier or air movement within the wall cavity, moisture within the wall can cause insulation to become wet, which yields no insulation value and begins to rot framing members. Such long-term damage is unseen until it causes serious deterioration. For this reason, blown in insulation is never recommended for walls because of the lack of a vapor barrier. In buildings where aluminum or vinyl siding has been added the problem is exacerbated because the symptoms are hidden. To avoid moisture damage and insure maximum thermal efficiency, a proper vapor barrier must be provided on the warm side of all insulation materials, whether it is applied under flooring, in the attic or in the walls. The barrier prevents the passage of moisture through a wall and prevents its accumulation in the insulation. There are several ways to achieve a vapor barrier: foil facing material on fiberglass insulation; Kraft paper facing when it is backed with a bituminous or tar-like coating (the paper alone does not work as a vapor barrier); polyethylene sheeting placed between the insulation and new plaster or sheetrock; or “vapor barrier” paints or primers which provide a perm rating of 1.0 or less, applied to plaster or sheetrock surfaces. Recommendations for Sustainable Design Adaptive Use vs. Demolition All too often buildings are viewed as disposable or obsolete rather than a renewable resource. The National Trust for Historic Preservation has taken the position that “the greenest building is the one already built.” The organization supports this position with some eye-opening statistics: • It takes about 65 years for an energy efficient new building to equal the amount of energy lost in demolishing an existing building of the same size. • Building a 50,000 square foot commercial building requires the same amount of energy needed to drive a car 20,000 miles a year for 730 years. • By 2030 it is estimated that 82 billion square feet of current building stock in the United States will be demolished and replaced, 27% of total available indoor space in the nation. John Milner Associates • October 2009 • Chapter 10 • New Construction • 324
Moravian College • Preservation Master Plan • The energy needed to demolish and reconstruct 82 billion square feet of building space would power the entire state of California (36.5 million people and the 10th largest economy in the world) for 10 years (National Trust for Historic Preservation 2009). The long-term preservation of historic buildings is often dependent upon whether the buildings continue to have a vital, active role in campus life. As uses and the physical requirements needed to support uses change, buildings are in danger of becoming obsolete unless new uses can be found. The development of a new use for an existing building originally designed for a specific purpose is called adaptive use. Adaptive use is a fundamental strategy in preserving buildings in an historic community. Creative solutions and alternatives for adaptive use should be considered in the retrofit of any building on campus that can no longer serve its current use. Demolition of an existing campus building should be considered only as a last resort solution. The purchase of buildings adjacent to campus with the intent of demolition should also be minimized. Such activity also weakens bordering neighborhoods when the college should be looking to strengthen these transitional districts Green Building Design The United States Green Building Council (USGBC) defines Green Building Design as “design and construction practices that significantly reduce or eliminate the negative impact of buildings on the environment and occupants [through] sustainable site planning, safeguarding water and water efficiency, energy efficiency and renewable energy, conservation of materials and resources [and] indoor environmental quality.” The USGBC has developed specific standards for new construction projects and major renovations of existing buildings along with general standards for neighborhoods. The mission of the USGBC is to transform the way buildings and communities are designed enabling social and environmental responsibility and improving the quality of life. Construction projects that incorporate the principles of Green Building Design are anticipated to maintain value and meet environmental, health and safety measures over the long term. Green Building Design should be considered in new construction and the adaptive use of existing buildings. policy at the University might include a discussion of sustainable design practices and examine existing buildings as possible case studies. LEED – Leadership in Energy and Environmental Design Aware of the growing need for national design and construction guidelines, the USGBC developed LEED, the Leadership in Energy & Environmental Design rating system. The program’s purpose is to establish a common standard of measurement; promote comprehensive, integrated building design practices; recognize environmental leadership within the building industry; stimulate competition with sustainable construction; and raise consumer awareness as to the benefits of green buildings and construction. LEED provides owners and designers with a point-based system for evaluating potential project performance and sustainability. Criteria address site development and transportation provisions; water efficiency in the building and landscape; renewable energy use and ozone protection; waste management and materials selection; air quality, day lighting, and views; and systems maintenance. Successfully completed projects may be registered with USGBC and nominated for one of four levels of LEED Certification, which nationally recognizes exemplary projects. Since its inception, LEED standards have been customized and developed for special application to a number of different project types, including new construction (NC) and existing buildings (EB). LEED-NC guidelines apply to new construction and major renovations to existing buildings, covering all aspects of design implementation and the construction process. The LEED-EB guidelines apply to buildings of two years’ age or more and focus primarily on post-construction building system performance, upgrades, and maintenance, in addition to ecological site planning and general materials selection. LEED in Rehabilitating Historic Buildings Historic buildings are by their very nature excellent candidates for Green Building Design projects when work is undertaken in accordance with The Secretary for the Interior’s Standards. The preservation of existing historic fabric and landscapes; reuse of structural elements, building materials, and building envelopes; and adaptation of historic buildings to new uses are not only John Milner Associates • October 2009 • Chapter 10 • New Construction • 325
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Preservation Master Plan for Moravi
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