In the past, development often favored demolition and redevelopment over repurposing original structures. Yet with sustainability concerns, urban sprawl, and an interest in historic preservation on the rise, adaptive reuse is also on the rise.
Bringing an outdated property back to life is an exciting and rewarding journey. But the path can be a bumpy ride. Factoring in hidden conditions in the discovery process is the first step to adaptive reuse success.
In this three-part series, we will explore what you need to know to determine whether adaptive reuse (AR) can be an effective strategy for your operational and commercial project success.
HIDDEN CONDITIONS
Adaptive Reuse Construction Insights
by John Hoover,
Project Executive
The reality of an adaptive reuse project can be more complex than originally envisioned. Many older buildings have changed owners multiple times, were built in accordance to out-dated building codes, and with obsolete materials. They are more likely to be dilapidated due to deferred building maintenance or because they have remained unoccupied for long periods.
Two of the biggest hidden conditions? Hazardous materials and environmental contaminates.
Hazardous Materials and Environmental Contaminates
SHEDDING LIGHT ON THE UNKNOWN
Three vital hidden conditions to anticipate when considering an adaptive project:
Hazardous Materials and Environmental Contaminants
Incomplete or Missing
‘As-Built’ Information
Compromised Integrity of Structural and Envelope Components
The historic renovation of an 11-story high-rise will find new life as a Tribute Collection hotel in Macon, GA. The hotel will include 94 guest rooms, penthouse, terrace bar on the 6th floor, fitness center, restaurant with a full commercial kitchen, event space, and meeting rooms.
Many older buildings contain outdated construction materials that are toxic to humans. During renovation, these materials may be disturbed and can become a health hazard.
Understanding how to properly identify and abate these materials, and the subsequent impacts to cost and schedule, are critical to adaptive reuse success.
Common toxic building materials include flooring tile and tile adhesive with thick, black adhesive (asbestos); ceiling tiles installed before mid-1980’s (asbestos, PCBs); plumbing before the 1980’s (lead, asbestos); pipe insulation (asbestos); caulking (PCBs); and paint/coatings manufactured before 1978 (lead).
Toxic Building Materials
There are 24 species of mold that produce mycotoxins and can cause a variety of adverse health effects. Mold needs two primary environmental factors to thrive; moisture and a “food source.” A building with water intrusion and no HVAC provides a breeding ground for mold issues due to a lack of moisture and temperature control. The dreaded black mold looks like blackish-green spots and, under the right conditions, lives on fiberboard, drywall, and gypsum board. Black mold can often be found where moisture is present, which is why you should be on the look-out for previously-flooded structures, leaky pipes, and/or a compromised building envelope.
Mold
Hazardous Materials and Environmental CONTAMINATES
Animal Activity
Dilapidated interiors left to sit can often be host to unchecked animal activity, posing a hazard when working. Careful removal and elimination of animal activity may be needed before construction can begin, and a professional confirmation from local building authorities to confirm that the infestation has been eliminated will be needed at the job’s completion.
QUICK TAKE
Within the first month of the Hotel John Marshall adaptive reuse project, pest control caught over 100 rats in the building. Due to the missing windows on the upper floors, pigeons had also nested throughout. The infestation remediation was an early but critical step in ensuring a safe working environment and exceptional end result (right).
Having a pre-existing conditions evaluation performed by a licensed, experienced contractor helps avoid costly and unpleasant surprises later. Phase I and Phase II Environmental surveys, typically secured during the due diligence phase, provide the project team with critical information that can affect cost and schedule sequence.
This is why for adaptive reuse, it is especially critical to assemble your project delivery team early on; even as early as site selection! An experienced team can coordinate the necessary consultants and early action items.
The EPA warns there is potential widespread use of PCB-containing building materials in schools and other buildings constructed or renovated between 1950 and 1979. These highly toxic compounds can be found in caulk, paint, sealants, ceiling tiles, window glazing, etc. Scientists have developed screening and testing protocols that help control costs and are minimally invasive, while still meeting regulatory requirements. From there, your project team can determine the best mitigation strategy.
Environmental Surveys
Proactivity Pays
Regardless of which hazardous materials a team encounters on a project, dealing with them proactively is the best way to ensure an adaptive reuse project proceeds smoothly.
Every renovation or remodel has its challenges, but by being aware of potential hazardous materials, their likely locations, and the regulations governing their remediation, a smart decision on the adaptive reuse project’s viability can be made.
Polychlorinated Biphenyls (PCBs)
Hazardous Materials and Environmental CONTAMINATES (Continued)
Incomplete or Missing ‘As-Built’ Information
ADAPTIVE REUSE CONSTRUCTION INSIGHTS | HIDDEN CONDITIONS
As-Built Modeling
Today’s Building Information Modeling technologies can be leveraged to compensate for missing as-built information. Facilities can be scanned and modeled to a thousandth of an inch, checking for conflicts between the design and existing structure before there is an issue.
Information and data about the building’s spaces, systems, adaptive_reuse_assets, and components are recorded and updated during the construction process.
In adaptive reuse or historic projects, the building’s ownership may have changed hands many times and important records are lost. How can you best work around critical missing details?
3D Laser Scanning
Mitigation Strategies
3D laser scanners precisely capture as-built conditions by recording all elements of the building and translating them into point clouds. These point clouds are then used with other BIM software to help understand the new design within its existing context or to verify installed components.
Even if your structure is sound, infrastructure will likely be in need of an upgrade. A building’s infrastructure life span is typically 30 years; most adaptive reuse projects occur in buildings whose utility services are that age or older! An effective utility survey identifies existing conditions and determines if the utilities can serve the building’s new program.
Utility Surveys
Investigative demolition is often used to determine structural system configuration and/or hazards when conditions are hidden from view. An example could be to detach a section of drywall to check or test the conditions of the inner wall for water damage or mold infestation.
Investigative Demolition
ADAPTIVE REUSE CONSTRUCTION INSIGHTS | HIDDEN CONDITIONS
New structural loads and/or building codes may require structural performance upgrades. When buildings are empty and unused, structural systems deteriorate and develop problems due to a lack of maintenance. Protective coatings and sealants are the first to deteriorate, removing what protections were in place for the structure. The facade and masonry may also be in rough shape and need renovation simply due to the effects of wind, rain, and UV rays.
Foundations
Compromised Integrity of Structural and Envelope Components
Changes to existing foundations are costly and time consuming. Some examples of program components that require foundation upgrades may be:
Facade
Historic masonry buildings are built very differently from the veneer systems we have today. The mass walls of historic buildings are built with multiple wythes (units) of masonry. Adding interior insulation to a mass wall can lead to problems, because the insulation changes the dew point in the wall system. An experienced project team can ensure condensation does not occur in the masonry, which can lead to freeze-thaw damage, cracking the brick, and rotting the wood in the structural system. In addition, the original mortar should be tested to determine its strength and to preserve the original appearance of the façade. Not only fortifying the exterior but matching the color, as well.
Depending on a building’s new intended use (retail, office space, mixed-use, senior housing, etc.), the project team can offer design and installation suggestions for the windows. Will they be fixed, or will they remain operable? Are there ADA requirements? Other fenestration considerations include thermal performance, water intrusion, historical considerations, safety, and noise control. Knowing the full program early in the process can save time, headache, and money.
Windows
Completed in 1919, George Armstrong constructed one of the most prominent Italian Renaissance Revival mansions in the nation. After 80+ years of institutional and commercial use, the mansion was purchased by Richard Kessler and the four-story structure carefully restored, becoming one of the finest landmark residences in the City of Savannah.
Following National Park Services recommendations, all exterior glazed brick receives specialized cleaning in preparation to repair structural cracks, spalling, cracked mortar joints and failing caulking. The iron railing was refinished and door and window hardware original to the house was carefully cataloged, removed, repaired, and polished by hand.
Compromised Integrity of Structural and Envelope Components
Roof
The load capacity of the roof is important when considering mechanical system placement. For instance, the new space may require more roof-top HVAC equipment than originally intended.
CASE
STUDY
ADAPTIVE REUSE CONSTRUCTION INSIGHTS | HIDDEN CONDITIONS
A smart and responsible investor or owner understands the ways to determine and mitigate hidden conditions. A detailed visual assessment should be carried out throughout the property. Equally as important is an inspection the property with investigative demolition, laser scanning, high-res drone footage, and/or environmental surveys.
This niche and nuanced market sector is one where an engaged and knowledgeable project team really counts.
Want to get in touch with a Choate adaptive reuse expert?