Archive for Tuesday, May 29, 2007

A Capitol investment

Lawrence-based firm guides project

The view of the north side of the Statehouse.

The view of the north side of the Statehouse.

May 29, 2007

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Kansas Statehouse: South Masonry

Video, provided by Treanor Architects, showing condition of exterior stone on the southern side of the Statehouse. Enlarge video

Kansas Statehouse: Northwest Masonry

Video, provided by Treanor Architects, showing condition of exterior stone on the northwest side of the Statehouse. Enlarge video

Kansas Statehouse: Tour of the restoration project

Vance Kelley, principal for Treanor Architects, gives a tour of the Statehouse work. Enlarge video

Three questions with ... Vance Kelley

Vance Kelley, an architect working on the Statehouse restoration project, answers three questions about the work. Enlarge video

— It's a project that's already $52 million beyond initial cost estimates, and it's still four years from scheduled completion.

While such conditions might appear problematic during lean budget times, the top lawmaker in the Kansas House of Representatives says he's plenty comfortable with the ongoing overhaul of the Kansas Statehouse.

Rep. Melvin Neufeld, R-Ingalls, reserves some of his kindest words for the folks who are designing, managing and otherwise shepherding the massive renovations and upgrades - cost: $172 million and counting - designed to breathe new life into an iconic building that traces its roots to 1866.

Treanor Architects, a Lawrence-based firm hired to head the project that now is in its seventh year, is earning every bit of its fees, which generally run about 11 percent of total construction costs, he said.

"They've done an excellent job on finding out what was there, and on the restoration, too," said Neufeld, who is speaker of the House and serves on the Capitol Restoration Commission. "They're restoring the grandeur of the building."

That the project's costs surpassed initial estimates is not all that surprising, he said, considering that original plans didn't include a $30 million parking garage and visitor center or expansion of underground office spaces.

And few could have anticipated a spike in construction costs, fueled by a building boom in China that has taxed markets for concrete and other building supplies.

'Shot in the dark'

But a major reason the project has stretched well beyond even the top range of initial estimates, he said, is because it simply must be done right. After more than 120 years of little to no maintenance being performed on the building, he figures, the place deserves a considerable and historically sensitive overhaul.

"When we made the estimate, it was just kind of a shot in the dark," said Neufeld, who first joined the Legislature in 1985, and has been in the Statehouse since 1991. "It was a little like trying to put a value on what the Capitol is worth. There's nothing to compare it to, because there's no other one like it. :

"But someday, the bill is due. The Capitol project, in retrospect, probably should've started 10 years sooner. It would have saved us $50 million or more."

The project already has posed unique challenges for architects, such as needing to phase construction so that major operations of state government can remain in the building without interruption. Massive utilities have been rerouted. Long-since-removed light fixtures have been rebuilt - this time with state-of-the-art technology - by relying on images captured in historic photographs.

'Long-term solution'

The building's steel windows already have been replaced with historically sensitive ones made with mahogany wood instead of pine, said Mike Treanor, president of Treanor Architects. The higher-quality wood is one of the many project components intended to boost the expected lifespan of upgrades.

"The idea is we're doing something that's going to last - 50 years at least," he said. "It's a long-term solution."

The project has yet to focus on the building's stone exterior, an area that had been considered solid until consultants hired by Treanor conducted field tests and discovered that chunks easily could be dislodged with a simple tap from a rubber-headed hammer.

The weakness serves to emphasize the importance of doing the work right, said Vance Kelley, a Treanor principal who heads up the firm's Topeka office.

"Where they spent the most money previously (on renovation and preservation efforts) probably has done the most damage," said Kelley, an architect who specializes in historic preservation.

Neufeld acknowledges that remaining work on the project - repairing the exterior, preserving and updating the north wing and rotunda, and completing a new visitor center - could cost another $30 million or more.

While some legislators have grumbled about the rising costs, efforts to derail the project thus far have failed. And Neufeld is confident that the work will continue through to the end.

He considers it an accomplishment that the Legislature has remained committed to a project that was certain to draw complaints about costs, and one that remains destined to serve the state well into the building's second century of service.

"We put it on the credit card," Neufeld said. "It's something we have to do. It seems extravagant at first blush, but it's also important for state history and the future of government."

Comments

james bush 8 years, 1 month ago

Too bad that the "patched up" appearance of the dome exterior couldn't have been improved!

justthefacts 8 years, 1 month ago

"... it simply must be done right."

And who determines waht is "right" are those being paid for the work - without bids - how convenient.

It's going to look/be fabulous, no doubt.

So, while many social services and infrastructure programs lose funding or go severely under-funded, the Senators will now be able to work under hand-blown, hand-etched lead crystal globes. An item by item audit would blow the minds of most common tax payers.

My, how nice it is that our priorities are to make sure that a building is beautiful and well-appointed, and that legislators have private parking places underground - as opposed to other spending decisions.

Your tax dollars at work.

lawrencian 8 years, 1 month ago

It is amazing that they are willing to spend whatever it takes to improve/upgrade the capital, but not do justice to the universities in Kansas. I guess I shouldn't be so shocked...

Bladerunner 8 years, 1 month ago

At least nobody was flummoxed in this article.

oldgoof 8 years, 1 month ago

This building deserves appropriate preservation. Having said that, notice that Neufeld does not exhibit the same stewardship or concern towards the state buildings at state universities. Had a project there had the same cost estimation problems, old Neufeld would be screaming of high crimes and treason. .. Funny, isn't it.

Wilbur_Nether 8 years, 1 month ago

I suspect once the legislature allows the Universities to disintegrate into the condition the Statehouse was, they'll see about spending on them. Anyway, the blame here doesn't belong on the contractors, or even these legislators--it belongs on the generations of legislators who refused to properly maintain the most architecturally, historically, and politically significant building in the State. And on those of us who failed to elect good caretakers to the legislature for all those years. Speaker Neufeld is correct--it is more important to properly repair this building (even if it means bringing in very expensive specialist artisans, etc.) than to simply patch it together and leave it for the next generation.

justthefacts 8 years, 1 month ago

Repair and upkeep are one thing. Restoration is one thing. But what is being done to "improve" the building is over and above maintenance or restoration. They are making a palace for themselves, while the rest of the state goes wanting.

roger_o_thornhill 8 years, 1 month ago

Couldn't a new, more than adequate building be put up for less than this "renovation"? WTF is the point of such opulent surroundings? Does it help for better law to be created? Just like most of D.C.--a big waste of money. You want to talk about government waste, think about the hundreds of trillions of dollars that will be spent in the lifetimes of these type buildings all over the country. And for what?

Wilbur_Nether 8 years, 1 month ago

roger_o_thornhill wrote: "Couldn't a new, more than adequate building be put up for less than this 'renovation'?"

New--yes. For less than the expenses of this renovation--yes. More adequate than the existing structure--no.

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