Scope of Work
Consulting
Berggren Architects were historic preservation consultants for the Capitol Campus Master Plan authored by DLR.
Location
Lincoln, NE
History
The Capitol Campus Area may be considered to have been established with the creation of the Capitol Environs Commission in 1987.
Completion
This project was completed in 2017.
The master plan is in effect until at least 2037.
The Challenge
Berggren Architects was one of five building and planning consultants brought on to collaborate in completing a 20-year comprehensive Master Plan for Nebraska’s Capitol Campus Area. The State Building Division outlined seven distinct tasks to be completed before writing the report.
These tasks encompass the entire range of the planning process: from the analysis of existing conditions to the presentation of new design schemes; from the creation of design guidelines to the implementation of designs within present-day legal, practical, and economic requirements.
In the State’s project description, the terms “historic building and site preservation” and “significant historic sites” made frequent appearances in three out of seven tasks. However, Berggren Architects had some involvement in nearly every step.
In this project, historic preservation was not only an issue of serving the public or perpetuating good design. It was often also a cost-saving tool, and sometimes a legal necessity, that required serious consideration during feasibility and implementation phases of planning. Research was presented to the Planning Advisory Committee in text and graphical formats.
Notes:
The Capitol Campus Area contains several government agencies and departments, all with different space and facility requirements.
Interviews identified several needs concerning employee growth, changing methods of work, methods of public entry and approach, security, parking, adjacency to other departments, and closeness to amenities such as food, fitness, and daycare facilities. Though undoubtedly important, space needs are often met with the disregard and demolition of old buildings in favor of new construction.
The Pershing Auditorium, which covered an entire block facing Centennial Mall and sat only two blocks from the Capitol, was a point of contention.
Once a popular venue hosting the likes of The Doors and Elvis Presley, it was now defunct and served only as storage. The need for a larger event venue had been satisfied with the new Pinnacle Bank Arena. While not listed as a historic structure, its mural is undoubtedly iconic. Though now slated for demolition, Berggren Architects was a proponent for its adaptive re-use.
The Strategy
Our team worked with WRT Design, an interdisciplinary team of planners, urban designers, architects and landscape architects from Philadelphia, who acted as the lead planning firm. We also worked with DLR Group, the local planning and design firm, providing expertise on historic sites, historic design guidelines, and adaptive re-use of historic buildings.
Three historic districts and 29 historic structures were identified as being significant, these being already listed or eligible to be listed on the National Register of Historic Places. 13 additional structures were identified as local landmarks, as dictated by the city ordinance.
Notes:
Berggren Architects was a strong advocate for maintaining historic design standards and the re-use of existing structures.
This includes dictating new construction projects to be masonry-clad and have at least a 100-year lifespan. This is not only to honor historic design guidelines, including those listed in the Capitol Environ Design Standards or recommended by Capitol architect Bertram Goodhue, but to encourage permanent and sustainable buildings rather than disposable structures.
We encouraged the rehabilitation of old structures, such as the Telephone Building and the former Woodman Accident & Life Building, over demolition and new construction. Re-use of familiar structures helps to ensure stability in its surrounding neighborhoods. Redevelopment of other buildings would demonstrate a commitment to public-private partnership. Additionally, any historic rehabilitation projects would provide tax credits and other property tax benefits.
Our team provided design proposals for the adaptive re-use of Pershing Auditorium.
Though the building is listed to be 109,300 square feet, its structural steel frame and massive height allows the flexibility for potential reconfiguration into a four-story building. This would almost double the square footage to 191,300 square feet.
The center space would be kept open, acting as a gallery space for iconic Nebraskan figures and businesses. Facilities may include a theater, food court, and gift shop. Perimeter spaces on the upper floors would provide ample space for classrooms, presentation spaces, and supporting offices and agencies
The Results
The Capitol Campus Master Plan won the 2020 AIA Nebraska Excellence in Design, People’s Choice Award in the Regional & Urban Design Category.
While Pershing Auditorium is now due for demolition, the adaptive re-use proposals of Berggren Architects and other design firms provide an example of due diligence. The many efforts to save this iconic structure may now be archived for future historians.
The Capitol Campus Master Plan has an effective length of 20 years and is expected to guide the development of the Capitol Campus Area until at least 2037.
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Our Process
We listen to you
We are preservation architects, let’s get together and talk about your project. Once we know your ideas, we can start your project in the right directions.
We involve you in the planning