Adaptive Reuse in Commercial Architecture
An office space can say a lot about a company's culture and attitude, and forward-thinking businesses often opt to relocate or renovate existing buildings which might not meet the conventional norm. Through adaptive reuse, an historic mansion or an old bow truss warehouse can become distinct and interesting workplaces—drawing in customers and new staff alike. Thinking outside the box can come with unusual hurdles, which is why an expert is essential when navigating the more unique challenges.
For many reasons, a tenant build-out in an existing structure is the easiest way to proceed, particularly from a zoning perspective. The building already exists and the local zoning ordinance likely allows an office use by-right. This means the proposed use is already allowed by the Zoning Department within the local municipality. But even when a new use of an old building is not permitted by-right, and the property requires rezoning, having the right team in place makes all the difference.
BEFORE: The meeting room/staff kitchen at McKinley Park.
AFTER: The meeting room/staff kitchen at McKinley Park.
Zoning Changes or Zoning Relief
McKinley Park Studio is a great example of how being familiar with these processes and knowing how to identify the need for zoning relief as early as possible benefits a project. A proposed change of use is both a legal and political process—and typically involves support of the alderman and local community groups. A thorough, informative presentation to the community, and the retention of a zoning attorney to assist with the application process, is key.
Our client, a photographer who wanted a large, column free space filled with natural light, as well as a distinctive building which reflected her company’s ethos and values, purchased a really interesting bow truss building in a residential district. Previously, an industrial scale company had been allowed to use the building because it had been operating before the zoning district changed to RS-3 (Residential), now restricting use to the development of single family homes and 2-flats.
So the photography studio now fell under a nonconforming use. The owner successfully pitched her project at a community hearing with the 34-TEN team, and had full support of the alderman. This presentation was critical in the success of a zoning hearing before the Chicago City Council Committee on Zoning on Landmarks, and Building Standards. With the help of an experienced zoning attorney and architect, the owner obtained a zoning reclassification from RS-3 to C1-1 (Neighborhood Commercial District). Exactly what she needed.
Updating Building Systems
Adaptive reuse usually means the owner will need to pay for the integration of new building systems for the new use. Frequently, heating and cooling systems are antiquated or, in the case of Mckinley Park Studio, nonexistent. Climate control was not important for the storing of industrial scales, but it’s essential when photographing products for advertising which involves a team of a dozen people working to get the perfect shot. Working in 90 degree heat or 20 degree cold would not facilitate a successful shoot.
To make the old bow truss building function properly, we introduced new mechanical systems for heating and cooling in the form of two new RTUs (Roof Top Units). The cost is not insignificant but was necessary to make the space work. With the introduction of this new equipment, the electrical supply to the building also needed to be updated to 600 AMPs (about three times the amount of power needed for a single family home).
The adaptive reuse of Haymarket Books—the conversion from historic mansion to office building with a public event hall and library—faced similar challenges. An antiquated radiator heating system from 1915 offered heat, but the building was without cooling. Window AC units had been used in the past, but they're ugly and incredibly inefficient. Along with our mechanical engineer, we selected a mini-split cooling system for aesthetic and practical reasons. Mini-splits do not require ductwork, which would detract from the architectural character of this historic mansion with the addition of unsightly soffits. Introducing ductwork would also trigger the Chicago Building Code requirement for mechanical ventilation, adding to the project cost. In the end, we achieved ventilation the old fashioned way, by opening a window with the newly restored double hung windows.
Haymarket Books plan before 34-TEN’s intervention.
Haymarket Books final plan for the first floor, including a new 4-stop hydraulic elevator.
Haymarket Books also faced challenges with accessibility. The Americans with Disabilities Act was passed 75 years after this mansion in the Hutchinson Street Landmark District was built, so accessibility had not been a consideration. With the change in use, vertical access to all levels was now an ADA requirement. This entailed the installation of a new 4-stop hydraulic elevator, and given the building's landmark status, the location was limited. The exterior could not be modified in any way, so attentive and thoughtful design efforts were needed to ensure the elevator overrun did not exceed the peak of the existing roof. We made it work with one inch to spare!
The elevator story is a cautionary tale of how important it is to consider the ADA requirements in an adaptive reuse project. If vertical access cannot be provided to all levels, comparable accommodations need to be provided on the accessible level of the building, typically the ground or first floor.
BEFORE: The sitting area in the community room.
AFTER: The integration of mini-splits for cooling allowed for the removal of unsightly window AC units, allowing more natural light thorough the existing windows.
Adaptive reuse projects are thrilling, but not easy. They usually require a considerable investment from the owner. If the existing infrastructure does not meet the needs of the new use, it’s up to the owner to invest in the new infrastructure to make the project a success. An experienced and qualified design team is critical with this typology, and it starts with the architect who can build a specialized team of design professionals.
For more great info and advice, check out our free Commercial Client Guide.