{"id":24316,"date":"2015-11-09T08:00:58","date_gmt":"2015-11-09T13:00:58","guid":{"rendered":"https:\/\/retrofitmagazine.com\/?p=24316"},"modified":"2015-11-06T13:50:46","modified_gmt":"2015-11-06T18:50:46","slug":"a-historic-department-store-is-transformed-into-modern-offices-retail-and-restaurant-space-and-23-loft-residences","status":"publish","type":"post","link":"https:\/\/retrofitmagazine.com\/a-historic-department-store-is-transformed-into-modern-offices-retail-and-restaurant-space-and-23-loft-residences\/","title":{"rendered":"A Historic Department Store Is Transformed into Modern Offices, Retail and Restaurant Space, and 23 Loft Residences"},"content":{"rendered":"

Jeanine Quaglia<\/p>\n

Built in 1937, Knapp\u2019s Department Store was once a proud shopping destination in the heart of the Washington Square district in downtown Lansing, Mich. The building was a distinctive example of Streamline Art Moderne architecture, designed by architect Orlie Munson with a sleek, curved fa\u00e7ade clad in horizontal bands of yellow panels punctuated with bright blue vertical pylons. When construction was complete, Knapp\u2019s new location was praised in the local press as \u201cthe most modern building in the Midwest\u201d. By 1949, after a major expansion, the 5-story building occupied a full city block.
\n

\"The<\/a>
The Streamline Art Moderne fa\u00e7ade, one of the largest examples of this classic Art Deco treatment in the U.S., now consists of an aluminum rainscreen system layered over insulation and a thermal barrier.<\/figcaption><\/figure>
\nKnapp\u2019s Department Store welcomed shoppers to a state-of-the-art retail setting with deep, inwardly focused floorplates that encouraged browsing and circulating from floor to floor. The signature fa\u00e7ade included ribbons of prismatic glass block windows that allowed natural light into the interior without \u201cdistracting\u201d shoppers with views of the outdoors. Also known as the J.W. Knapp Company Building, the store thrived for decades but, by 1980, after several changes in ownership, it finally closed its doors. The Eyde Co., a local real-estate developer, purchased the building in 1983\u2014the same year that it was added to the National Register of Historic Places. At that time, the Knapp\u2019s building was acknowledged as \u201ca landmark in the progress of the modern movement in architecture in Michigan\u201d<\/p>\n

The Eyde Co. divided the retail floors into offices and leased much of the building to state government agencies. By 2003, however, the state offices moved out, leaving the building vacant for many years. Recognizing its historic status, prominent location and cherished history among local residents, Eyde Co. officials sought strategies to redevelop the building yet preserve its unique architectural heritage. After several years of planning, design and careful reconstruction, Knapp\u2019s Department Store was reborn in 2014 as a vibrant mixed-used development, once again claiming its legacy as a downtown landmark and architectural icon.<\/p>\n

\"<\/a>

A new full-height atrium brings natural light into the mixed-use building and serves as an elegant lobby and event space.<\/figcaption><\/figure>\n

Saving a \u2018White Elephant\u2019<\/h4>\n

Architect Elisabeth Knibbe, FAIA, a principal with Quinn Evans Architects in Detroit first became involved with planning for the building\u2019s future in 2001 when she was asked by the state\u2019s historic-preservation office to study the building for a potential renovation. \u201cThe building had become a white elephant,\u201d she says. \u201cWith such a deep footprint and no windows, it required a significant intervention to make it attractive for continued office use or to bring in a residential component.\u201d Knibbe outlined three alternatives in a report: retain the building\u2019s office use as is and restore the fa\u00e7ade; restore the fa\u00e7ade and cut into the center of the building with an atrium to bring in more light; and, in a third option, add residential units to the top floors.<\/p>\n

Although the market conditions for a major renovation weren\u2019t right at the time, Knibbe and Nick Eyde, project developer with The Eyde Co., recognized the building\u2019s potential and its value as a downtown landmark. They reconnected in 2008 after The Eyde Co. officials began reconsidering the project and dusted off Knibbe\u2019s initial report.<\/p>\n

Four years later, after carefully researching adaptive-use options with the Quinn Evans Architects team, The Eyde Co. launched construction with an ambitious plan to restore and reconstruct the iconic fa\u00e7ade; slice into the building with an elegant new atrium; and transform the former department store with modern, Class A offices, street-level retail and restaurant space, and 23 top-floor loft residences.<\/p>\n

As part of its research and design process, Quinn Evans Architects provided National Historic Preservation Act – Section 106 documentation for historic preservation. A major challenge involved the building\u2019s ceramic metal panel and glass block wall system. Updates to this crumbling exterior would need to meet preservation requirements for the project to qualify for federal and state tax credits.<\/p>\n

Innovative in the 1930s, the \u201cMaul Macotta\u201d fa\u00e7ade was composed of enameled steel and cast-in-concrete panels that were hung from a steel substructure and glass block. The panels had deteriorated because of age and moisture and were replaced with a state-of-the-art rainscreen system consisting of a 2-inch aluminum panel layered over 6 inches of insulation and a thermal barrier. The original, emblematic \u201cK\u201d panels were preserved along the replicated fa\u00e7ade.<\/p>\n

PHOTOS:<\/b> James Haefner
\n
\n

\"Innovative<\/a>
Innovative in the 1930s, the \u201cMaul Macotta\u201d fa\u00e7ade was composed of enameled steel and cast-in-concrete panels that were hung from a steel substructure and glass block.<\/figcaption><\/figure><\/p>\n

Transforming the Interior<\/h4>\n

The building\u2019s glass block windows had also failed because of moisture and were replaced with clear glass block. The improvement enhanced views to the outside but maintained the historic integrity of the building skin. Quinn Evans Architects also raised the floors to heighten the windows for outward views while allowing for underfloor installation of a new HVAC system and network cables.<\/p>\n

A full-height, skylit atrium was inserted into the building to brighten the interior and create efficient new floor plans for office configurations. The atrium also serves as a dynamic gathering space, hosting receptions and even a community film festival. The atrium glazing system reflects the scale and rhythm of the fa\u00e7ade, while its railing is an interpretation of the historic railings elsewhere in the building.<\/p>\n

Restaurants and stores are moving into the street-level space, and 23 one- and two-bedroom apartments, now mostly leased, are located on the fifth floor and penthouse level. The residences each have access to a private outdoor roof deck.<\/p>\n

\u201cThis is a project where patience, perseverance and creativity clearly paid off,\u201d Knibbe says. \u201cIt\u2019s wonderful to see this Streamline Moderne landmark not only restored but given a new life in Lansing\u2019s downtown.\u201d Historic preservation experts agree; in May 2015, the project was recognized with the 2015 Governor\u2019s Award for Historic Preservation.<\/p>\n

\u201cBringing this building back is almost like a sense of bringing justice to this building, a sense we\u2019ve done it right and a sense of fulfillment,\u201d Eyde stated at the grand opening. \u201cYou don\u2019t find a building like this very often.\u201d
\n

\"The<\/a>
The atrium glazing system reflects the scale and rhythm of the fa\u00e7ade, while its railing is an interpretation of the historic railings elsewhere in the building.<\/figcaption><\/figure><\/p>\n

Retrofit Team<\/h3>\n

Architect:<\/b> Quinn Evans Architects<\/a>, Detroit
\nMechanical\/ Electrical Engineering:<\/b> Strategic Energy Solutions Inc.<\/a>, Berkley, Mich.
\nStructural Engineering:<\/b> Desai\\Nasr Consulting Engineers Inc.<\/a>, West Bloomfield, Mich.
\nCivil Engineering:<\/b> KEBS Inc.<\/a>, Haslett, Mich.
\nContractor:<\/b> Granger Construction Co.<\/a>, Lansing, Mich.
\nMetal Panel Installer:<\/b> Architectural Metals Inc.<\/a>, Portland, Mich.<\/p>\n

Materials<\/h3>\n

Metal Panels:<\/b> Sobotec Ltd.<\/a>, Hamilton, Ontario, Canada
\nGlass Block:<\/b> Pittsburgh Corning<\/a>
\nWindows:<\/b> Graham Architectural Products <\/a>
\nRoofing:<\/b> Firestone Building Products<\/a>
\nCommercial Carpet:<\/b> Milliken & Co.<\/a>
\nAccess Flooring:<\/b> Haworth<\/a>
\nHVAC System:<\/b> York<\/a> with Johnson Controls
\nElevators:<\/b> Otis Elevator Co.<\/a>
\nDecorative Ironwork and Stainless Steel Fabrication:<\/b> Couturier Iron Craft<\/a>
\nKitchen Cabinetry:<\/b> Armstrong Cabinets<\/a>
\nPaint:<\/b> O\u2019Leary Paint<\/a><\/p>\n

PHOTOS:<\/b> James Haefner<\/p>\n","protected":false},"excerpt":{"rendered":"

Jeanine Quaglia Built in 1937, Knapp\u2019s Department Store was once a proud shopping destination in the heart of the Washington Square district in downtown Lansing, Mich. The building was a distinctive example of Streamline Art Moderne architecture, designed by architect Orlie Munson with a sleek, curved fa\u00e7ade clad in horizontal bands of yellow panels punctuated<\/p>\n","protected":false},"author":197,"featured_media":24367,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"A Historic Department Store Is Transformed into Modern Offices, Retail and Restaurant Space, and 23 Loft Residences","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false}}},"categories":[61],"tags":[15755,15754,488,9402,130,15756],"ppma_author":[48886],"jetpack_publicize_connections":[],"yoast_head":"\nA Historic Department Store Is Transformed into Modern Offices, Retail and Restaurant Space, and 23 Loft Residences - retrofit<\/title>\n<meta name=\"description\" content=\"Built in 1937, Knapp\u2019s Department Store was once a proud shopping destination in the heart of the Washington Square district in downtown Lansing, Mich. 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