Case Study #2 - Central Health Headquarters

The Foundation of Your Project

• Predesign & Preplanning: Before you draw a single line, you need to become an expert on the building you're working with. This means digging into its history, reviewing old blueprints, and sending a team in to inspect everything from the foundation to the roof. You'll want to check for things like lead paint or asbestos and understand how the building was originally constructed. This upfront effort can save you from big, costly surprises down the road.

The Nuts and Bolts

• MEP Requirements: The mechanical, electrical, and plumbing (MEP) systems are the lifeblood of any modern building, and the old ones are almost never up to the task. You'll need to figure out if you can simply upgrade the existing systems or if a full replacement is the only way to meet today's standards. This is where you determine if new pipes, wiring, and ductwork can even fit within the existing structure.

• Floor-to-Floor Heights: How much space is there between each floor? This simple measurement is a huge deal. If the ceilings are too low, it can limit what you can do with the space and make it tough to install things like new lighting or air conditioning ducts.

• Stiffness: Think of this as the building's ability to hold its shape. Older buildings can be less "stiff" than new ones, which is a major concern if you plan to add new weight or change the layout.

• Live & Dead Loads: You have to know how much weight the building can handle. Dead loads are the permanent weight of the building itself, and live loads are the things you add, like people, furniture, and equipment. You'll need to make sure the structure can support the combined weight of everything in its new life.

Special Considerations

• Specialty Spaces: Not all rooms are created equal. A new kitchen, a performance hall, or a laboratory will have specific needs for plumbing, ventilation, and structural support. These unique spaces require extra planning to ensure they function correctly and safely.

• Light & Ventilation: Modern life demands natural light and fresh air. Often, adaptive reuse projects require opening up new windows or adding skylights to meet building codes and create a comfortable, healthy environment for the people who will use the space.

The Rules of the Game

Navigating the complex world of building codes and regulations is a critical part of any adaptive reuse project. The real "gatekeepers" of this process are the Authorities Having Jurisdiction (AHJ). This isn't just one person; it's a collection of local government agencies, departments, and officials—like the building department, fire marshal, and zoning board—that have the power to approve, inspect, and enforce the rules. Establishing a strong, collaborative relationship with the AHJ from the very beginning is key to a smooth project.

• AHJ Coordination: This is all about getting everyone on the same page early. The AHJ reviews your plans and issues permits to ensure your project is safe and up to code. It's a team effort that helps you avoid costly mistakes later on.

• Allowable Height and Area: A key part of the review is making sure your building's size fits within the city's zoning laws. When you change a building's use, its height and area might not be what's currently allowed for the new purpose. The AHJ will let you know if you need to make changes or seek a special exception.

• Change in Use: This is the biggest hurdle. Repurposing a building—like turning a warehouse into apartments—triggers a whole new set of rules. The AHJ will make you update the building to modern standards for its new function, which can affect everything from fire safety to accessibility.

Safety is #1

• Egress and Access: This is all about getting people in and out of the building safely, especially in an emergency. The AHJ will make sure you have enough exits and that the building is accessible for people with disabilities, following rules like the ADA.

• Code Updates: Building codes are always changing. When you change a building's use, you have to bring it up to these new standards. An old building might have been grandfathered in before, but a change in use means you're starting from scratch with a new set of rules to follow.

• Fire Department: The fire marshal is a key part of the AHJ. They'll review your plans to ensure your building has proper fire protection, like sprinklers and alarms. They also check to make sure firefighters can easily access the building if there's a problem.

Other Voices at the Table

• Other Agencies: The AHJ isn't just one office. Depending on your project, you might also have to deal with other groups. This could include the health department for a new restaurant or a historic preservation committee if the building is a landmark. Getting everyone on board early is the best way to keep your project moving forward.

Existing Building Analysis

Conducting a thorough existing building analysis is a crucial, often extensive, step in adaptive reuse. It involves a deep dive into every aspect of the structure to understand its condition and potential. This analysis informs all subsequent design decisions, from structural modifications to material selections.

The Inspection

The first step in any analysis is gathering information. This includes finding and reviewing as-builts, which are the original architectural and engineering drawings that show how the building was constructed. While these documents are a great starting point, they are often incomplete or inaccurate due to undocumented changes made over the building's lifespan. Therefore, a physical inspection and testing of the building and its materials is essential.

Key Areas of Analysis

• Hazardous Materials: Older buildings may contain materials that are now considered dangerous, such as asbestos in insulation or flooring, and lead paint. A full investigation must be conducted to identify these materials so they can be safely removed or contained.

• Infrastructure: The building's existing mechanical, electrical, and plumbing (MEP) systems, along with other utilities, need a close look. The original infrastructure is almost always outdated and needs to be evaluated for its capacity to serve the new use.

• Envelope: The building's envelope —its roof, walls, windows, and doors—is what separates the inside from the outside. A thorough analysis of the envelope is critical to assess its thermal performance, structural integrity, and resistance to weather.

• Waterproofing: Older buildings often have outdated or failed waterproofing systems. It’s important to find and repair any issues with the roof, exterior walls, and foundation to prevent water damage, mold, and rot.

• Structure: This is the most critical part of the analysis. A structural engineer must assess the condition of the columns, beams, foundation, and other load-bearing elements. This involves looking for signs of distress, rust, or cracking to determine if the existing structure can handle the new live and dead loads and if it needs to be reinforced.

This comprehensive analysis gives the design team a clear picture of what they have to work with, allowing them to create a safe, functional, and efficient new design while preserving the historical character of the building.

Go Time!

For a successful adaptive reuse project, you need a smart blend of technology and common sense. It's about getting a clear picture of what you're working with, which means both high-tech scanning and old-fashioned visual inspections.

Modern Tools & Human Expertise

• Laser Scanning: This is the high-tech way to start. A laser scanner creates a precise, 3D digital model of the building, giving designers an invaluable tool to plan their work and spot potential issues before they become real problems.

• Visual Inspections: Technology is great, but it's not enough. Architects and engineers must visually inspect the building to find problems that a laser scan might miss, like a small crack, water damage, or signs of material decay. Their expertise is essential for interpreting the data and making sound decisions.

Budgeting for the Unknowns

• Don't Defer: It's tempting to put off dealing with a major problem, but that's a mistake. Ignoring issues like a failing roof or rusty support beam will almost always cost you more in the end. It's better to "bite the bullet" and fix them during the planning and design phases.

• Contingency: For adaptive reuse, you need a larger budget for unexpected costs than you would for new construction. It's wise to set aside at least 15-20% for these surprises, as you're likely to find hidden problems in an older building.

• Add Time: Don't rush the initial phases of your project. Spend extra time on due diligence and pre-design to uncover potential issues early. Similarly, build extra time into your design and construction schedules. In older buildings, you're guaranteed to run into unknowns, and having a buffer in your timeline will prevent major delays.

Mitigating Surprises: Our Approach

Adaptive reuse projects can be unpredictable yet in the end, rewarding. We know that unknowns are a given, which is why we build in extra time and budget for predesign and due diligence. We recommend a "contingency on contingency" approach to ensure there are resources to address unexpected issues like waterproofing problems or structural concerns.

At BGK Architects, we believe in a long-term vision. We focus on "future-proofing" a building by ensuring its capacity, loading, and utilities can accommodate future needs. Our experience on projects like the ACC Highland campus gives us the expertise to navigate these challenges and deliver stunning, functional, and sustainable results.