Case Studies
Arsenal de Metz
Project Name:
Arsenal de MetzLocation:
Metz, Lorraine, France, EUCompletion Date:
February 1989Original Use(s):
arsenalNew Use(s):
concert hall and exhibition galleryProject Description:
History
Built in 1863 during the reign of Napoleon III, this building served as a military arsenal for over a century.[1]
(Re)Developer
Ricardo Bofill, the renowned Catalan architect, was born in 1939 in Barcelona. In 1963, shortly after graduating from the Barcelona University of Arqitectura and Scholl of Geneva, Bofill formed an international team of architects, engineers, sociologists, writers, movie makers and philosophers and thus founded Taller de Arqitectura. Over the past 40 years, the studio has gathered valuable experience in the fields of urban planning, architecture, landscaping, interior, furniture and product design. Among prestigious projects undertaken by Ricardo Bofill Taller de Arqitectura are the Christian Dior headquarters in Paris, the headquarters developed for Cartier, Decaux, Axa, the Shiseido company headquarters in Tokyo, Donnelley skyscraper in Chicago, and the international airport in Barcelona, and many other.
Outcome
The restoration of the building, with its nearly 11,961 sq. yards of built surface, was directed at accommodating a rehearsal hall, a concert hall for chamber music, a restaurant, exhibition gallery, offices for administration, management and centre services and a 1,500-seat auditorium. One wing of the building, originally square with a 100′ x 166’ interior courtyard, has been sacrificed in order to open up the central courtyard to the city, forming a public square and giving a better view of the Templars chapel, which dates from the 12th century. The façade has been slightly modified by means of cladding with slabs of natural stone with metal joints which underline the rhythm of the arches. The introduction of big new windows has lightened the heavy, opaque solidity of the old military building. The main auditorium is underground, situated beneath the central square. The roof, with its wooden structure covered with anodized steel, is flat, the problems of reverberation were resolved by means of a design based on detailed studies of acoustic performance. The hall has two ramped seating areas; the smaller, with a pronounced incline, can be used to accommodate the choir when necessary. The orchestra pit is located between these two seating areas, on the lowest level of the auditorium.[2] With its completed conversion, the building is now home to Symphony Orchestra of Lorraine. This project has helped to open up the space to the public, provide a new cultural venue, and build upon its storied past.
[1]Virtual Tourist
[2]Ricardo Bofill
Images courtesy of Ricardo Bofill.
Ford Point
Project Name:
Ford PointLocation:
Richmond, California, USACompletion Date:
August 2009Original Use(s):
factoryNew Use(s):
office, performance spaceProject Description:
History
As the largest assembly plant on the West Coast, the Ford Motor Company Assembly Plant in Richmond, California, was a major stimulant to the local and region economy. Built in 1930 and designed by Albert Kahn, Ford became the city’s third largest employer. The plant was converted for wartime production in World War II. After the war, Ford restart automobile assembly, however, that ended in February 1953. The factory was closed down in 1956 due to its inability to meet increased production demands.[1]
(Re)Developer
Orton Development (ODI) specializes in rehabilitation and redevelopment of existing sites. The firm, established in 1984, has worked on numerous mixed-use projects including properties from: General Motors Corp., US Steel Realty, Lockheed Martin, Simmons Company, British Oxygen Corp., Dillard’s Retail Corp., Del Monte, Hunt-Wesson, and American Standard.
Located in Berkeley, California, Marcy Wong Donn Logan Architects has completed numerous projects throughout California.
Outcome
ODI purchased the site from the City of Richmond in 2004 for $5.4 million, who then hired Marcy Wong Donn Logan Architects to undertake the new program design. The vacant building had been placed on the National Register of Historic Places in 1988, but then sustained significant damage during the Loma Prieta earthquake one year later. The City of Richmond invested $20 million over 15 years after the quake and prior to the sale to ODI.[2]
Stretching a quarter-mile long and including more than 500,000 square feet of space, the adapted Ford Point (as it is now called) is a model of sustainable design. “In an exemplary preservation turn-around, the building that once manufactured exhaust-spewing internal-combustion engines now houses ‘green’ businesses and a popular entertainment venue, all of which are revitalizing the local economy.” It is home to the Crane Pavilion (40,000 sf), a public entertainment venue and the future home of the National Park Service’s Rosie the Riveter Visitor Center. The building’s largest tenant, SunPower Corporation, has installed a state of the art solar voltaic system atop the sawtooth structure of the historic facility.
“The rebirth of the Ford Assembly Building serves as an extraordinary example of how historic preservation can be a catalyst for community revitalization, economic development and sustainability,” says Richard Moe, president of the National Trust for Historic Preservation. “This is a building that California can be proud of—and that architects, developers, politicians and business owners across the country should study as a model of innovative, environmentally responsible reuse.”[3]
[1]National Parks Service
[2]Architectural Record
[3]National Trust for Historic Preservation
Images courtesy of Architectural Record.
St. Edward’s University Doyle Hall
Project Name:
St. Edward’s University Doyle HallLocation:
Austin, Texas, USACompletion Date:
Spring 2009Original Use(s):
men's dormitoryNew Use(s):
faculty officesProject Description:
History
Doyle Hall was one of the first dormitories at St. Edward’s University in Austin, Texas. Built in 1960, the building served as a residence for men at the campus. A similar dorm, Premont Hall, was built opposite it and the two framed secluded basketball and volleyball courts between them.[1]
(Re)Developer
Founded in 1885 by the Congregation of Holy Cross, St. Edward’s University emphasizes critical thinking, social justice and ethical practice. The liberal arts school is situated on a hill overlooking downtown Austin.[2]
The project architectural firm was Specht Harpman, founded in 1995 by partners Scott Specht and Louise Harpman. Located in New York City and Austin, this modern design firm has completed projects in California, Connecticut, Maine, Massachusetts, New York, Texas, and Italy.
Outcome
St. Edward’s needed to expand its residential capacity as well as provide new faculty offices. The school decided to build a new dormitory and move the residences from Doyle Hall to that new structure. By moving the students, Doyle Hall provided new space for the university. Rather than demolishing the building and starting from scratch, St. Edward’s decided to take a green approach:
- Most of the shell and interior walls are reused, saving resources and cutting down on waste in the landfill.
- A white roof reflects heat away from the building, reducing energy consumption.
- Construction waste such as steel, copper, aluminum, brick and concrete are recycled through salvage yards, keeping waste out of the landfills.
- New double-pane, “low -emissivity” tinted windows help control heat transfer and save energy.
- Existing trees are kept in place alongside hardy plants that need little water. Recycled materials such as decomposed granite and hardwood mulch are used in the landscaping.
- New roof insulation helps conserve interior heating and cooling, saving energy.
- New two-story addition uses less land area, leaving more natural landscape free to absorb rain and support plants.
- Energy-efficient lighting, heating, ventilation and cooling are used throughout. Smart sensors turn off lights automatically when people have left the building.
- Low-toxin paint, sealants and adhesives are used throughout the renovation.
- Sun-shade panels shield windows and a new outdoor walkway from the Texas sun.
The renovated building now contains the School of Behavioral and Social Sciences, the Offices of Human Resources, Auxiliary Services, as well as three new classrooms. An addition was included in the project which brings Doyle Hall closer to Premont Hall and in doing so allowed the school to incorporate a shaded gravel court for dining and studying.[3]
[1]Metropolis, March 2010
[2]St. Edward’s University
[3]St. Edward’s University
Images courtesy of Specht Harpman.
The Candy Factory Lofts
Project Name:
The Candy Factory LoftsLocation:
Toronto, Ontario, CACompletion Date:
1999Original Use(s):
warehouseNew Use(s):
residential loftsProject Description:
History
Dating back to the 1930s, this warehouse is located west of downtown Toronto in the West Queen Street neighborhood. It previously had been used as a Ce De Candy Company factory, the makers of Smarties.[1]
(Re)Developer
Quandrangle Architects undertook the conversion of the warehouse. The firm focuses on the rehabilitation and conversion of existing buildings, as well as historical restorations and renovations.
Outcome
Creating new loft residences out of the factory, the building now provides a great housing option in a neighborhood of restaurants, art galleries, and bars. The six-story post and beam loft building now houses 121 loft units. Some of the amenities enjoyed by the residents include 24-hour concierge service, a party room, a guest suite, fitness room, roof terraces and wide hallways.[2]
[1]The Candy Factory Lofts
[2]The Candy Factory Lofts
Images courtesy of greyvdm, alisdair j, Anrea Hughes, and drelabre
Punta della Dogana Contemporary Art Centre
Project Name:
Punta della Dogana Contemporary Art CentreLocation:
Venice, Italy, EUCompletion Date:
May 2009Original Use(s):
custom houseNew Use(s):
museumProject Description:
History
For centuries this rusticated-stone and plaster-on-brick building served as the customs house in Venice, Italy. The 17th-century building, located at the eastern tip of Dorsoduro Island and next to Longhena’s domed basilica of Santa Maria della Salute, was shut down and left vacant in the 1970s.[1]
(Re)Developer
French billionaire and art collector François Pinault won the bid to convert the building into a contemporary art museum. Pinault runs the retail company PPR and holding company Artemis S.A. Both companies own or have owned Gucci, Converse shoes, Samsonite luggage, Vail Ski Resort, and Christie’s auction house.[2] He also owns (through his foundation) Palazzo Grassi in Venice, and has one of the world’s largest collections of contemporary art (nearly 2,500 pieces).[3]
Japanese architect Tadao Ando was selected by Pinault to bring the conversion to life. Known for his creative use of natural light and for architecture that follows the natural forms of the landscape, Ando’s approach to architecture was once categorized as critical regionalism. He has focused his work in Japan, but has a number of projects in Europe as well as the United States.[4] He previously worked with Pinault to revamp Palazzo Grassi.[5]
Outcome
The adaptive reuse project took 14 months to complete and has created a lasting impression on this significant site in Venice. While the building itself is triangular and matching the shape of the island, the interior has been divided up into long rectangles for a number of different galleries. The facade was completely restored and all openings were replaced. A protective shell at the building’s base was installed to secure it against high water up to nearly 7 feet, and the brick foundation was restored/replaced. Skylights were installed while the wooden roof trusses were recovered and the roof itself fully restored. The $28 million project was opened on June 6, 2009.[6]
[1]Architectural Record
[2]Wikipedia
[3]designboom
[4]Wikipedia
[5]Architectural Record
[6]designboom
Images courtesy of Architectural Record
Langston Hughes Performing Arts Center
Project Name:
Langston Hughes Performing Arts CenterLocation:
Seattle, Washington, USACompletion Date:
1969Original Use(s):
synagogueNew Use(s):
performing arts centerProject Description:
History
Designed by B. Marcus Priteca and built in 1915, the synagogue served the Orthodox Jewish congregation Chevra Bikur Cholim.[1]
(Re)Developer
The building was originally adapted as part of the Model Cities Program which was a part of President Johnson’s Great Society and War on Poverty initiatives. Running from 1966 to 1974, the program focused on improving the coordination of existing urban programs and providing additional funds for local plans. The program’s initial goals emphasized comprehensive planning, involving not just rebuilding but also rehabilitation, social service delivery, and citizen participation.[2]
Outcome
The City of Seattle purchased the center in 1971 and since then has continued the mission of the Center while updating and renovating the building (1971, 1991, 2003, 2009).[3] The Center is dedicated to celebrating, nurturing, presenting and preserving African American performing arts and cultural legacies. “Created to provide a cultural institution in Seattle’s Central Area, LHPAC has been at the core of experimental, cutting edge, traditional, and emerging art forms for more than 30 years. It has been an essential gathering place for an African American canon of work in a neighborhood that has seen numerous demographic changes over the past three decades. The Center is committed to championing a cultural and artistic voice while building powerful connections with the diverse cultures in the community. This is accomplished through the creation of dynamic performing arts experiences for all.”[4]
[1]Wikipedia
[2]Wikipedia
[3]Wikipedia
[4]Langston Hughes African American Film Festival
Images courtesy of Joe Mabel.
Oxford House
Project Name:
Oxford HouseLocation:
Newton, Massachusetts, USACompletion Date:
2006Original Use(s):
churchNew Use(s):
condominium apartmentsProject Description:
History
The historic Christian Science Church was constructed in 1940. It served as the home for the First Church of Christ in the village of Newtonville in Newton, Massachusetts. Designed by Densmore, LeClear and Robbins architects in the Colonial Revival style, the structure served its initial purpose until it was sold in 2004.[1]
(Re)Developer
The developer that purchased the building and initiated its conversion was World Realty + Development of Newton. The architect that performed the adaptive reuse was Jai Singh Khalsa.
Khalsa specializes in the design of affordable housing and government projects and has performed numerous adaptive reuse projects since founding the firm in 1980.
Outcome
The religious structure has been given new life as 11 condominium homes. The units feature 16-foot ceilings with lofts up to 25-feet high, with one unit that includes a two-story library in the steeple.[2] The redevelopment was also the first project in Newton under the Inclusionary Zoning Ordinance. The ordinance, adopted in 2003, required that any new residential development needed 15% of the units set as affordable in perpetuity.[3]
[1]Wikipedia
[2]Builder
[3]City of Newton
Images courtesy of Kevin Burke.
Hanny’s
Project Name:
Hanny’sLocation:
Phoenix, Arizona, USACompletion Date:
November 2009Original Use(s):
department storeNew Use(s):
restaurantProject Description:
History
Built in downtown Phoenix in 1947, the Hanny’s three-story department store was heralded as “an architectural divergence” for Downtown Phoenix and also for bringing a “new look,” architecturally speaking, to the city. The store included a basement level as well as mezzanine. “Hanny’s is recognized as the best International Style commercial building in Phoenix, and possibly in Arizona. The building itself recognized the city’s entry into the modern post World War II commercial era and significantly influenced commercial building design in the 1950s.” Designed by local architects Royal Lescher and Leslie Mahoney, the building served as home to the department store until it closed in 1986. It was vacant for a short time until the City of Phoenix purchased the building as a fire-testing facility.[1]
(Re)Developer
Owner Karl Kopp owns a number of restaurants across the United States including AZ88 in Scottsdale, Elsa’s on the Park in Milwaukee, and Bar 89 in Manhattan’s SoHo neighborhood.
Scottsdale-based Janis Leonard was commissioned to handle the interior remodel of the space. Leonard also does seasonal installations at Kopp’s AZ88.[2]
Outcome
Kopp developed the adaptive reuse plan for the old Hanny’s building out of a land-swap deal with Phoenix. He owned another building that he was planning to use for a restaurant but Phoenix wanted that site as part of Arizona State University’s downtown campus. Kopp received preservation funds with the swap in order to replace the Hanny’s roof.[3]
The ground floor of the building already included an open floor plan and two-story ceiling height that made adapting it for a restaurant easy. The interior had to be repaired due to the numerous fire damage with custom-made bricks. The changing rooms on the mezzanine were gutted to make way for extra seating and restrooms.[4] Hanny’s is making its mark on Phoenix once again.
[1]Hanny’s
[2]metromix Phoenix
[3]metromix Phoenix
[4]Architectural Record
Images courtesy of Hanny’s and Architectural Record.
Armstrong Oil & Gas
Project Name:
Armstrong Oil & GasLocation:
Denver, Colorado, USACompletion Date:
April 2008Original Use(s):
machine shopNew Use(s):
company headquartersProject Description:
History
The 1900s machine shop is located in downtown Denver, Colorado. It had become underutilized in recent years.
(Re)Developer
Armstrong Oil & Gas is both the owner (as 14th & Blake LLC) and occupant of the renovated building. Armstrong was in need of a new location for their headquarters.[1]
Lake|Flato Architects was commissioned to develop and realize the adaptive reuse of the old machine shop. The firm focuses their work on six principles: land, light, craft, community, spaces between, sustainability.[2]
Outcome
The center section of the main roof was removed while the rest of the building was kept intact. By removing that portion of the roof, Lake|Flato was able to bring natural light and ventilation to the rest of the building. The original structural steel columns and exposed wood roof beams served as an organizing framework for the office spaces within. While privacy was needed for separate offices, semitranslucent walls were used to allow natural light into the offices.[3] The shop’s original saw-tooth roof can easily been seen above the upper-level offices. An open-air roof terrace was also incorporating, adding additional meeting and break space.[4]
The company office is located in LoDo, or Lower Downtown. This was the original downtown for Denver. The Lower Downtown Historic District was created in 1988 and since that time, efforts have been made to preserve and revitalize this neighborhood.[5] The adapted use of the old machine shop fits well within this area.
[1]Architectural Record
[2]Lake|Flato Architects
[3]Architectural Record
[4]Lake|Flato Architects
[5]LoDo
Images courtesy of Frank Ooms Photography.
The Marine Mammal Center
Project Name:
The Marine Mammal CenterLocation:
Sausalito, California, USACompletion Date:
2009Original Use(s):
anti-aircraft missile launch siteNew Use(s):
nonprofit marine mammal rescue centerProject Description:
History
This site in Sausalito, California, originally served as a Nike anti-aircraft missile launch facility. Fort Cronkhite was decommissioned in the early 1970s.[1]
(Re)Developer
The Marine Mammal Center is a nonprofit focused on the interdependence between humans and marine mammals. Established in 1975, the center rescues and humanely treats ill, injured, or orphaned marine mammals, to return healthy animals to the wild. Their scientific research helps to increase knowledge of marine mammals, their health and their environment and assure their long-term survival. The center also provides education and communication to increase appreciation of marine mammals, foster informed decision-making affecting them, and inspire action to protect the marine environment.[2]
Outcome
The original conversion of the facility occurred soon after the site was decommissioned. When the center first opened in 1975, it was using modified freight containers and small outbuildings. Thirty years later, the center had outgrown its current facilities and needed a major upgrade.
It was decided to continue utilizing the site but to follow through with a complete overhaul to solidify the center’s presence. One of the two 3,000-square-foot underground missile silos has now been converted into a research library that holds frozen organic specimens and is located underneath the research lab. The other silo is now home to state-of-the-art equipment that cleans and reuses up to 200,000 gallons of fresh and salt water at a time. That’s nearly four times what the center previously was able to handle. This is very important for the center’s dense mammal population which needs clean water. The new pens for the animals are shaded by 7,000 square feet of photovoltaic panels which also act as shade elements. These panels provide 18% of the center’s energy needs.[3]
What once was the site of military “defense” is now a modern home to protect and aid the marine mammal population.
[1]National Park Service
[2]The Marine Mammal Center
[3]eco-structure
Images courtesy of The Marine Mammal Center.