First National Center

Escalator modernization breathes new life into 90-year-old building.

Escalators, Modernization – Oklahoma City, Oklahoma

submitted by Elise King, KONE Inc.

Overview

A comprehensive restoration of a historically significant building — one embellished with the craftsmanship of the past — is a uniquely complex undertaking, especially when the goal is to preserve the property’s architectural integrity while incorporating sophisticated technology.

Completed in 1931, Oklahoma City’s First National Bank & Trust was a glittering 32-story addition to the city’s downtown skyline. Decades later, years of neglect left the property in decline.

When the decision was made to conduct a complete restoration, the project was marked by multiple layers of complexity. Restoration of a 90-year-old infrastructure is complicated in its own right. Strict regulations were imposed as part of the National Register of Historic Places designation. Elements of the building’s infrastructure footprint had to remain intact. Stringent code requirements had to be met. And during a global pandemic, worker health and safety were of paramount importance.

Against that backdrop, KONE faced the challenge of seamlessly installing state-of-the-art vertical transportation (VT) into a framework designed and constructed nearly a century ago.

The KONE EcoMod^® escalator modernization solution was chosen as a means of eliminating access problems and potential disruption and reducing the price of construction. The smaller componentry of KONE EcoMod solved a major problem presented by the need to fit into decades-old escalator paths, and precision installation methodologies protected irreplaceable flooring and cladding material.

In a building housing both a hotel and apartment homes, as well as destination shopping and dining venues, elevator modernization also involved a complex set of logistical needs. Assessing the number of passengers and their destination floors, KONE Destination reduces waiting and travel times. The result is significantly improved efficiency and convenience.

Preservation of architectural features immediately adjacent to elevators and escalators was a top priority. To overcome this unique challenge, KONE took exceptional measures, including highly creative on-site engineering and custom applications of a type rarely conducted in today’s construction environment.

Project Specifics

With Art Deco design inspired by the Empire State Building, the 32-story tower featured murals, decorative painted ceilings, stone columns, cast stone, metal finishes and ornate elevator doors.

Today, the painstakingly restored First National Center includes The National Hotel, part of the Autograph Collection, with 146 rooms, and The First Residences at First National, an offering of opulent apartment homes, as well as restaurants, bars and retail space. The Great Banking Hall has been fully restored and is now an expansive public lobby.

The elegant property speaks of an era irretrievably lost, one when craftsmen elevated finishes into artistry. They don’t, as the old saying goes, build ’em like that anymore — and that is precisely what drove Oklahoman Gary Brooks on a seven-year mission to restore the building to its original glory after years of benign neglect.

Restoration of a 32-story commercial property listed on the National Register of Historic Places is a singularly massive undertaking. Factor in a 90-year-old infrastructure, strict regulations associated with the National Register designation, modernization and installation of state-of-the-art VT, and the impact of a global pandemic, and the project becomes exceptionally complex.

Escalator removal and replacement was quickly ruled out as prohibitively expensive, a threat to the building’s architectural and aesthetic integrity, and hugely disruptive to the hundreds of construction crews working on-site. Instead, the developers selected the KONE EcoMod escalator modernization solution, eliminating access problems and potential disruption and reducing the price of construction.

Accessing everything from cocktails in the building’s lowest level to a private penthouse on top, the building’s 10 elevators (with four more in the parking garage) were expected to deliver the flawless performance of the latest technology while protecting the property’s historic artistry. The developers chose a blend of low-rise and high-rise KONE ReGenerate™ DX AC Gearless elevators to meet the varied logistical needs at First National Center. KONE choreographed full integration of cutting-edge technology behind the scenes. Guests and residents move seamlessly through the building, using elevators that appear to be 90 years old, but which move at speeds of 800 ft/min. Key to that is KONE Destination, which reduces waiting and travel times by taking into consideration the number of passengers and their destination floors. 

Escalator Challenges

Six escalators of varying vintage and manufacture are tightly woven into the fabric of First National Center. The challenge for KONE was to blend modernized equipment into existing paths in a seamless, elegant way, while serving the diverse needs of hotel guests, apartment residents and visitors. Bringing aging equipment up to current code while protecting historic features presented an additional challenge.

Creating a stunning first impression, the main entry escalators are deeply integrated into the building’s design. Dovetailed into a wide stairway, the two units are very ornate — and, at 24 in. wide, quite narrow. Widening them was not an option.

KONE met the challenge by injecting new technology into an aging infrastructure. Brian Diviney, KONE Regional Escalator Modernization Sales manager, said: 

“This is exactly what KONE EcoMod is designed to do. Because there was no existing inventory of matching granite, we took extreme measures to fit the new deck around existing granite while meeting code and handrail height requirements.”

The key was to marry new technology into the existing building in a way that would not detract from historic features. The smaller componentry of the KONE EcoMod solution was a perfect fit, simplifying installation and eliminating the need for additional work by other trades. Integration with existing finishes was no less important during complete modernization of a second pair of escalators serving a retail level.

The third pair access a skybridge lobby. KONE replaced solid balustrades with glass, pouring light into what had been a dark, closed-in space. “I’m not sure any other company in the industry could have converted those balustrades to glass,” Diviney says. “That paved the way for architectural improvement of the entire area.”

Advantages

The innovative KONE EcoMod solution made the First National Center escalator modernization possible. Because original trusses were retained, there was no need for costly and disruptive demolition.

By inserting new escalator technology into existing trusses, First National Center reduced energy consumption and operating costs and reset the robust 25- to 30-year equipment life cycle with public transportation-grade components.

Importantly, with the addition of innovative new equipment, KONE delivers enhanced safety throughout First National Center. The modernized escalators and elevators are fully equipped with state-of-the-art safety features meeting all current codes and regulations.

Energy efficiency is also a plus. Escalators at First National Center can be put in sleep mode during periods of little use. Built-in sensors bring the speed up before an approaching person steps on. With eco-efficient hoisting, lighting and standby solutions, KONE ReGenerate DX elevators help save energy and cut the building’s carbon footprint.

Summary

In a project as uniquely challenging as First National Center, which was completed in March 2021, a strong business partnership was the key to success. Brooks said: 

“KONE is an international company, but this relationship was developed at the local level. I was in the building every day, working with this team for five or six years. We built relationships and established trust, and that really paid off.”

When you hire KONE, Brooks says, expectations are high. “During the bidding process, for instance, we received a personal letter from the company president,” he said. “That impressed me. We expected everything to be perfect because this building deserved perfection. We got what we expected.”

The level of attention paid to detail, blending new technology into an existing building, was unique. Roger Wahlheim, general manager, KONE Oklahoma City, said, “This was nothing like what we normally do. It took a high degree of mechanical expertise and Finnish artisanship to marry this equipment into the existing architectural envelope.”

In the end, the biggest challenge was replacing equipment without damaging the building’s historic features. Wahlheim said: 

“We were able to retain the building’s architectural integrity while installing fully code-compliant new equipment capable of delivering improved safety and reliability. It was very rewarding to be a small part of this one-of-a-kind rebirth and transformation, and we think visitors will be quite pleased with the result.”

Describing a seven-year restoration as a “1 million-ft² challenge,” Brooks said he has no regrets, adding, “These buildings are worth the effort. Whatever time it takes, whatever the challenges, it’s worth it.”