Accident Fund Holdings, Inc. New National Headquarters / Ottawa Street Power Station Redevelopment

200 N. Grand Ave., Lansing, Michigan

1. Please provide a brief overview of the project.

The new national headquarters of Accident Fund Holdings, Inc. (Accident Fund), a major provider of workers compensation insurance, is a state-of-the-art, Class A office complex comprised of 227,000 s.f. of rehabilitated historic space,105,000 s.f. of new space and a new 1,000-car parking deck located in downtown Lansing, Michigan, USA. The $182,000,000 project encompassed several elements including the power station and addition, land/site development and construction of a parking structure. Also included in the project was the construction of a new chiller building in an alternate downtown location, to house a relocated Lansing Board of Water and Light (LBWL) chiller plant formerly housed in the structure. The project was completed in April 2011 and has been certified LEED Gold. It has already garnered several awards, including the IDEAS2 award from the American Institute of Steel (AISC), the Construction Association of Michigan (CAM) 2011 Green Project of the Year, a 2011 Excellence in Economic Development Awards from the International Economic Development Council, Governor's Award for Historic Preservation from the State of Michigan, and the 2012 Beyond Green High Performance Building Award from the Sustainable.

Buildings Industry Council. It's also currently a finalist in the 2012 CoreNET Global Innovator's Award proceedings. Only four years ago, the two city blocks comprising the project site told a much different story, with the main structure serving as little more than a blighted abandoned building, a shell of the source of power and civic pride the plant once was. Constructed in 1939, the Ottawa Street Power Station - a National Register Building - was decommissioned in 1992 and retrofitted with a chilled water plant and high-pressure steam distribution facility in 2001 to provide cooling and steam for downtown businesses and state offices, but had otherwise stood in obsolescence. It is considered to be a prime example of classic Art Deco architecture, with many distinctive structural features incorporated by Bowd-Munson, renowned architects of the period. These features include windows shaped to represent a stylized plume of fire and exterior building colors symbolizing the combustion of coal with black granite at the base giving way to purple grey in the lower masonry, continuing to red and yellow bricks that lighten in hue as the "flame" rises. A true area landmark and icon of the city skyline, it had become a sad example of urban decay in the heart of the state's capital.

The design team, comprised of HOK (St. Louis, MO), lead architect; Quinn Evans (Ann Arbor, MI), historic preservation architects; Carl Walker, Inc. (Kalamazoo, MI), parking structure designers; Tower Pinkster (Kalamazoo, MI), site planners; and HOK's Advanced Strategies, workspace programming and design, was tasked with creating a seven-acre national headquarters riverfront campus to include rehabilitation of the iconic Ottawa Street Power Station and design of a complementary addition that together would meet Accident Fund's current and future facility needs. The campus was also to accommodate a parking deck and coordinate with the linear riverfront public park development, with both owner and tenant committed to sustainability of the structures. The goals of the design were to honor and unify the past and present, as well as redefine the site's connection to the downtown area and the Grand River. A major challenge was to balance the historic preservation needs of an older industrial building with the expectations for a high-end corporate office image. Through careful planning and informed decision-making on how best to focus investment in the facility, the entire project was designed and then delivered on budget.

Phoenix Development Partners, LLC,
The Christman Building, Lansing, Michigan

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