True Green Cities/Celebrating Seven Years – From Alaska to Louisiana, Reflecting on a Very Busy Time

Celebrating Seven Years – From Alaska to Louisiana, Reflecting on a Very Busy Time  

Evaluating the conditions of the Houde Factory in the Northland Redevelopment Corridor on Buffalo's East Side. Photo courtesy of Joe Cascio.

It’s been seven years since I launched Barbara A. Campagna/Architecture + Planning, PLLC and while many things have changed, my goal to work on “greening what’s already here” continues to be met, often in places I never expected. Many people are finding new ways to integrate historic preservation and green building practices, which makes my new venture a delightful and intellectually inspiring one. This is blog five of my anniversary week. Reflections There are pros and cons about being the busiest you have ever been. Pro: you have amazing projects around the country. Con: you have no time to manage administrative items like finishing the revisions of your website. With completing my new website by September as a major goal, I thought I might just reflect on what has made me so busy over the past seven years. Many of these projects have been discussed separately but it’s sort of nice to just see them all listed. Thank you to all my clients, colleagues, consultants and students since 2011. When I look at this list, I don’t feel so badly that my website isn’t finished yet! And I didn’t even include lectures, seminars or publications. It’s been a good seven years. Projects:

A celebratory light show at the Richardson Olmsted Campus.

Richardson Olmsted Campus A National Historic Landmark Buffalo, NY Project Manager for the National Preservation Conference events in 2011. State Department Headquarters Washington, DC Section 106 review for roof-top green renovations. Haas-Lielenthal House San Francisco, CA Preparation of Sustainability Management Plan for historic house museum. Lee H. Nelson Hall Natchitoches, LA Preparation of Sustainability Management Plan for historic college gym, now the headquarters of NCPTT. Jesse Lee Home Seward, AK Preparation of Sustainability Management Plan for historic orphanage. Canine Splash Dog Swim Center Buffalo, NY Adviser for sustainable materials for a canine swim center in an old warehouse.

The historic Buffalo Homeopathic Hospital, one of the last remaining intact homeopathic hospitals in the country.

Buffalo Homeopathic Hospital Buffalo, NY Historic preservation consulting for 1912 homeopathic hospital. Northland Corridor Redevelopment Buffalo, NY Preservation architect for transformation of three historic factories on Buffalo’s East Side. Cantalician Center/St. Agnes Training School Buffalo, NY National Register determination for historic school and convent dating from 1907. Rough Point Newport, RI Preservation Evaluation of existing conditions of historic gilded mansion on Newport’s storied Cliff Walk. Trinity Episcopal Church Buffalo, NY Preservation Manager for historic church’s projects including conservation of world famous stained glass windows designed by LaFarge and Tiffany.

Trinity Church in downtown Buffalo.

Lutheran Church of Our Savior Buffalo, NY Slate Roof restoration of church in the Hamlin Park Historic District. St. Luke’s Episcopal Church Jamestown, NY Exterior restoration of Medina sandstone church. Professional Volunteer Efforts Richardson Center Corporation, Buffalo, NY – Board Member for management and rehabilitation of National Historic Landmark Richardson Olmsted Campus.

The Haas-Lilienthal House in San Francisco, one of the only "Painted Ladies" open to the public as a historic house museum.

Buffalo Architecture Center, Buffalo, NY – President and Board Member for creation of new cultural institution. APT Buffalo Niagara 2018 – Chair of APT International’s 50th Anniversary Conference in Buffalo Niagara in September 2018. Columbia University GSAPP Alumni Board, New York, NY – Board Member on alumni board focusing on developing alumni networking and engagement events. Paul Rudolph’s Shoreline – Advocacy efforts to save iconic Brutalist housing complex in downtown Buffalo. Academic Appointments University at Buffalo, School of Architecture & Planning, Buffalo, NY – Development of graduate historic preservation curriculum and several graduate seminars.

Rough Point, a gilded mansion on Newport's Cliff Walk.

FIT Sustainable Interior Environments graduate program, New York, NY – One of the founding professors of a graduate sustainability program at FIT in NYC and Chair and Assistant Professor of the program for two years. (I apologize for the wonky formatting; the website is under renovation.) And if you’d like to “subscribe” or follow my blog, True Green Cities, please sign up through the “Subscribe” button at the bottom left of this page. You’ll receive a daily recap when new blogs are posted. Or Sign up for the Feed, also at the bottom left of this page.

True Green Cities/Celebrating Seven Years – Preserving Churches of Western New York

St. Luke's Episcopal Church in Jamestown, built in 1894.

It’s been seven years since I launched Barbara A. Campagna/Architecture + Planning, PLLC and while many things have changed, my goal to work on “greening what’s already here” continues to be met, often in places I never expected. Many people are finding new ways to integrate historic preservation and green building practices, which makes my new venture a delightful and intellectually inspiring one. This is blog four of my anniversary week. Preserving Churches of Western New York For many years I have worked with historic churches around New York State, helping to evaluate their conditions and developing preservation plans. Many of these projects have been funded by the New York Landmarks Conservancy Sacred Sites program. Currently we are working on three churches in Western New York – St. Luke’s Episcopal Church in Jamestown, Trinity Episcopal Church in downtown Buffalo and Lutheran Church of Our Savior in Hamlin Park, Buffalo. We will share some of St. Luke’s story in this blog. St. Luke’s Episcopal Church, Jamestown, NY, Built 1894  

The interior of St. Luke's Episcopal Church.

St. Luke’s Episcopal Church, built in 1894, is a substantial structure of rock-faced Medina sandstone that blends Late Gothic Revival and Romanesque Revival elements. Designed by Boston architect W.P. Wentworth, it has a traditional cruciform plan with a square bell tower attached to the northeast corner of the church. The tower features a clock on each face side and rounded corners topped with conical pinnacles. St. Luke’s is enhanced by an intact interior, stained glass windows, an arcaded façade (with a porch or narthex) and stone tracery in the west facing Rose Window. Both the tower and the church have engaged corner buttresses and Gothic arches at the first and second floor levels. The belfry has a pointed arch opening on each elevation with louvers and stone tracery. A shed-roofed porch projects from the façade (west elevation) and has an arcade of half columns that support pointed arches. Above the porch is a large rose window with tracery. A front-gabled vestry wing is located north of the church, housing a small chapel on the first floor. St. Luke’s Episcopal Church is a contributing component of the Jamestown Downtown Historic District, which is listed on the National Register of Historic Places. Existing Conditions As a 125-year old building, the Church is starting to exhibit some structural and material deficits. However, Medina sandstone is an incredibly durable material and this is readily seen in the conditions we have identified.

The Chapel of St. Luke's Episcopal Church.

An Existing Conditions Evaluation of the Church’s exterior was conducted by a team of historic preservation professionals: Barbara A. Campagna/Architecture + Planning, PLLC from Buffalo, Siracuse Engineers, PC (structural) from Buffalo and Jablonski Building Conservation (Architectural Conservators) from New York City. BAC and Siracuse were on site in June, July and September of 2017. Samples of sandstone, brick and mortar were taken in September of 2017 and sent to JBC for analysis. The full conservation analysis was received in January 2018. The full Preservation Plan with a detailed cost estimate is scheduled for completion in May. The existing conditions evaluation of the Church and Chapel found that both were in general, in very good structural condition. The existing conditions evaluation indicates however five primary concerns of exterior/structural concern: the Bell Tower, the Front Porch/Narthex, the Front Stair, the Chapel Entrance and the Exterior Elevations (repointing). The project is a fairly technical exterior preservation project. Some notes on the Bell Tower are provided as a sample of the work we are conducting. Bell Tower While found to be in generally good structural condition, many open and cracked mortar joints were observed in the exterior stone and interior brick wall surfaces. In some instances, vertical cracks extended from the mortar joints through the brick or stone units. This indicates that forces are acting to push the walls outward. One likely cause of this outward-acting force is the deterioration of the steel corner braces below the floor supporting the church bells. These steel braces were found to be heavily corroded, with significant delamination at the ends embedded in the exterior walls. The steel beams supporting an intermediate floor were found to be in better condition, but still showing signs of delamination at the embedded supports. This deterioration of the steel members is likely due to moisture penetration into the space saturating the brick adjacent to the steel members. Note that once cracks form in the exterior stone walls, the cracks will expand through freeze-thaw action during the winter months and will allow more moisture to penetrate the walls. No unsafe conditions were observed.

Barbara Campagna taking effloresence samples off the brick in the Bell Tower.

The interior surfaces of the Tower bricks are coated in a thick coating of efflorescence. A sample of efflorescence from the interior of the tower was tested to identify the salts present. One mortar sample and one brick from the interior of the tower were analyzed petrographically to help determine the source of the efflorescence occurring in the tower with the goal of removing it and preventing its recurrence. The brick mortar in the tower is natural cement, lime, and sand mix. The binder is 1 part natural cement to 6.5 to 9.5 parts lime. Both the lime and the natural cement are dolomitic. The binder to aggregate ratio is 1:3. The brick in the tower is sound. It does not appear to be the cause of the efflorescence, nor does it appear to be affected by the efflorescence. The cracked and open mortar joints are encouraging water infiltration into the interior and contributing to the steel corrosion of the steel braces. The efflorescence is epsomite (magnesium sulfate heptahydrate, or MgSO4(H2O)7). The source of the magnesium is from the dolomitic lime and natural cement. The source of the sulfate is most likely pollution. Bell Tower Restoration

The structure holding the carillon in the Bell Tower.

Replacement of the steel corner braces and rehabilitation of the embedded ends of the floor support beams is recommended to provide dimensional stability to the tower. Additionally, removing the efflorescence and repointing the mortar joints with the original mix is indicated above, both exterior and interior, is recommended to minimize moisture intrusion. The recommended repairs are important from a maintenance standpoint and will help preserve the structural integrity of the Bell Tower. (I apologize for the wonky formatting; the website is under renovation.) And if you’d like to “subscribe” or follow my blog, True Green Cities, please sign up through the “Subscribe” button at the bottom left of this page. You’ll receive a daily recap when new blogs are posted. Or Sign up for the Feed, also at the bottom left of this page.

True Green Cities/Celebrating Seven Years – Topiaries, Climate Change and A Gilded Mansion in Newport

An aerial of Rough Point looking north along Newport's Cliff Walk.

Celebrating Seven Years – Stalactites, Climate Change and A Gilded Mansion in Newport   It’s been seven years since I launched Barbara A. Campagna/Architecture + Planning, PLLC and while many things have changed, my goal to work on “greening what’s already here” continues to be met, often in places I never expected.  Many people are finding new ways to integrate historic preservation and green building practices, which makes my new venture a delightful and intellectually inspiring one.  This is blog three of my anniversary week. Rough Point’s Impressive Pedigree Rough Point is a historic site perched on the edge of the Cliff Walk in Newport, Rhode Island.  It is a rusticated granite and sandstone English manor-style mansion with pinnacled gables and a green slate roof and elaborate bronze casement or fixed or double hung wood windows.  The mansion is approximately 40,000 square feet.

Looking at Rough Point's mansion through the historic landscape and flowers.

Frederick W. Vanderbilt first built the house as a summer cottage from 1887-1892. Peabody & Stearns Architects from Boston and McNeil Brothers of Boston were the original contractors. William Bateman and Nancy Leeds (American Tin Plate Company) owned the property from 1906-1922, hiring John Russell Pope Architect to make some exterior alterations, mostly cosmetic.  But the most significant ownership was with the Duke family.   James Buchannan Duke purchased it 1922 and immediately hired Horace Trumbauer Architects with White Allom (interiors) to enlarge the house, completing it in 1924.   Duke died in 1925, leaving the house to his daughter Doris who lived in it for decades. Following her death, the site went through transition from private home to public historic site – 1993-2001. Rough Point opened as a museum under the ownership of the Newport Restoration Foundation in 2000. Alterations to accommodate new museum use included changing and enclosing the service stair, installing a 12-passenger elevator, creating an apartment on the third floor for a live-in caretaker, installing a handicap ramp, alterations to create galleries for changing exhibits, and a major upgrading of the MEP systems – new HVAC, fire protection, electric service, back-up generator, some new plumbing piping. Evaluating Water Infiltration at Rough Point

Significant water infiltration has led to salt build up and salt "stalactites" at the window weep holes.

For the past year I have been working with the Newport Restoration Foundation to evaluate some ongoing water infiltration issues that are causing damage to both the interior and exterior. While a review of past projects and studies since 2000 suggests that there has always been some level of water infiltration in the building, particularly on the ocean facing elevations (south and east), it appears that the worse conditions on both the exterior and interior of the Music Room and Solarium have been observed in the past four years, which also coincidentally follows the completion of some masonry/lintel restoration work from 2010-2012.  In addition, storms potentially exacerbated by climate change events, have increased in number, strength and impact in the past five years. Technical Preservation

Doris Duke had real camels at Rough Point, now remembered with topiary camels on the lawn.

Given that the water infiltration has increased almost exponentially in the four years and the damage to the mortar and masonry is increasing, it would appear that the most recent phasing of mortar and masonry projects (2011-2012) may be contributing to these conditions if not actually causing them.  This leads to several questions:  Was the same mortar composition used by all three contractors? Was it the correct mortar? Was the repointing conducted using the same methods?  Were the lintels installed in the same manner with the same methods and materials? At the same time, as seen with the salt build-up on all the walls, and the “stalactites” on the south wall, has the amount of water penetrating the walls from the marine environment and wind-driven rain increased? This is a very interesting and complex technical preservation project, and we will be assisting the Newport Restoration Foundation with the continuing evaluation of the conditions this summer.   (I apologize for the wonky formatting; the website is under renovation.) And if you’d like to “subscribe” or follow my blog, True Green Cities, please sign up through the “Subscribe” button at the bottom left of this page. You’ll receive a daily recap when new blogs are posted. Or Sign up for the Feed, also at the bottom left of this page.  
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