Wednesday, September 15, 2010

Limited budget renovation for energy efficiency and flexible space.

With a limited budget, the owner renovated two adjoining older buildings. The venue space needed to be energy efficiency and create a flexible space.

Defining the Project
Jo Ann Goin, the owner of Glory House Catering occupied a quaint building in the historic Heritage District in Downtown Irving, Texas. As the business grew she needed space to expand the rapidly grown catering business. Jo Ann’s long term business model called for her to operate a venue for the events as well as cater events.

The business needed to stay open while the renovation and expansion project was being completed. The adjacent vacant space could be used to transition the work areas.

Energy efficiency features and the replacement of outdated heating and air conditioning systems were part of her going green program.

The exterior of the building had cracked and missing brick. Multiple exterior doors created an undefined entry and an accessible entry to the building needed to be provided to meet the handicap codes.

The interior of the space to be added was cluttered with small disjointed rooms, dark corridors, a room sized hot tub encased in a mirrored room, outdated walls and floor finishes, and low ceilings.

The two buildings were constructed at different times. When exploratory demolition occurred, we discovered that the floor levels were four inches different and there were two independent walls separating the suites.

Jo Ann developed ideas for her proposed floor plan along with a phasing plan based on recommendations from Larsen Dye Associates Architects (LDaa). After the general concept was established, the contractor began selective interior demolition to allow the architect to observe conditions of construction.

The structural engineering firm of Frank Neal and Associates worked with LDaa to maximize the opening between the proposed venue spaces. Concrete foundations, steel columns and beams were added to support the roof loads of the demolished walls.
Old toilets during renovation

The back areas of the new space were selectively demolished and reconstructed to relocate the office and administrative spaces to relieve areas to be renovated in the catering area. Along with the offices, new accessible public toilets were added.
Foam roof and new AC units

As part of the going green efforts, a new foam insulated roofs were added. During the roof replacement, new energy efficient air conditioning units were installed. Jo Ann doubled her occupied area and achieved an energy savings of 50% with her efforts. To further reduce energy consumption, lower wattage lighting fixtures were incorporated along with timers and motion detectors were added to switch the fixtures.

The offset in floors could not be leveled since the ceiling heights were limited. The owner choose to provide ramps and seating areas to help transition the floor levels.

Lessons Learned

• The construction cost to renovate was significantly less than new construction when the majority of walls can be reused.
• Adding an adjacent space can allow the transition during construction to occur smoothly.
• Replacing outdated mechanical equipment can pay for the equipment in reduced energy cost.
• Spray foam roofing provides a quick energy efficient solution to older roofs while allowing the roof drainage to be corrected. Movement between older buildings may need to be corrected and maintained.
• White roofs conserve energy.

• Transitioning floor levels with sloped surfaces needs special design considerations.
• Add crown moldings when leaving existing grid ceilings to cover irregularities.
• Use finish colors and materials that can be neutral to other color schemes used by users of a venue.
• Install the most energy efficient equipment you can afford at the time of construction to extend the life cycle of the building.


Owner: Jo Ann Goin of Glory House – catering/receptions/bistro - Irving, Texas
Architect: Larsen Dye Associates Architects, Phillip D. Dye, AIA, RID
Structural: Frank W. Neal and Associates, Frank Neal, P.E.
Interiors: Larsen Dye Associates Architects, Phillip D. Dye, AIA, RID

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