-By Christopher Pfaeffle

The juxtaposition of old and new aesthetics in a commercial adaptive reuse project allows for the creation of a dynamic space with instant character, catered to the specific needs of its occupants. A new commercial building may weave into the current streetscape and revitalize an idle structure while potentially reducing urban sprawl. It is often complicated and costly to build new construction, particularly in urban cores, but with a structurally sound pre-existing building, the framework is already in place, and, if needed, modifications can be added in phases. Depending on the location, historic rehabilitation tax credits and improvement programs may be available to reduce the budget, making adaptive reuse an economically viable and culturally preferable alternative to new construction.

The challenge of adapting an historic structure into commercial space calls for greater innovation and creativity on the part of the architect and designers. When considering an adaptive reuse project, two factors must be considered equally: the space itself and the needs of those who will occupy it.

The client's needs must be thoroughly discussed and evaluated. How will workspace be divided? Is the current natural lighting appropriate? The first step is to completely measure and document the current space, and we often create a 3-D model. A test fit will determine if the client's desired program can actually fit in the space. Building code analysis is also a crucial step to make certain the project is legally reusable. It is necessary for a structural engineer to assess the existing framework and stability of the building prior to any renovations. Carefully controlling the removal of components from the original structure ensures that the existing architecture is preserved.

Typical interior commercial space has a tendency toward the nondescript, whereas adaptive reuse projects have instant character. Understanding how the client does business and what contributes to a more enlightened workspace for staff is as important as assessing the space itself. The age-old question with adaptive reuse is deciding how much should be revamped or replaced and how much should remain as is with a few minor modifications. Staff enthusiasm could be altered, and the image that the client wants to present is useful during selective demolition. While a law firm may not be interested in a space that is deteriorated and may want to completely restore the original elements or remove them to create a new space, a start-up company in an emerging industry might desire a grittier atmosphere. The building is evaluated based on what the clients want from their project and what is best suited for the space.

The McHenry Theater in Baltimore stands as an example of careful considerations that arise when implementing adaptive reuse in commercial space. The vacant vaudeville theater—now converted to high-tech office space—had undergone several personas, including that of a thrift store, a restaurant, and a sports complex, but it still retained the original architectural details including Renaissance-revival style cornices, pediments, and columns. The client wanted to maintain the architectural integrity by refurbishing the original industrial lighting, turning the stage into a conference area, and refinishing a 35-ft. soaring gold-leaf dome in the entryway.

Working on an adaptive reuse project poses a particular set of challenges and, consequently, requires inventive solutions. At McHenry Theater, the lack of windows and adequate natural lighting had deterred others from renovating the building. After careful analysis and walking the local historical board through the structure, Parameter was allowed to make cuts and install a dynamic glass façade in concert with the scale of the space—long and thin like the pilasters in the building. The lofty interior afforded a more dynamic workspace. To maximize the amount of program the client needed, a mezzanine was installed for open office workspaces that mimicked the idea of a theater mezzanine, even though the original theater did not possess one. As an added bonus, the space below the mezzanine became private offices. By considering both the client's needs and the architectural and structural elements of the building, Parameter successfully created 12,000 sq. ft. of studio-style office space in a dilapidated theatre that is at once a fully-functioning commercial building and an architectural testament to its heritage.

One of the greatest and most rewarding aspects of adaptive reuse is the resourceful solutions that naturally evolve throughout the process. To minimize damage to the original structure, physical protection is necessary. Occasionally architectural elements will need to be removed and reinstalled later in the renovation. The inflexibility of the outer structure is undeniably a demanding factor for architects, but with patience and ingenuity, such obstacles can usually be overcome. The benefits of adaptive reuse in commercial space often outweigh the inconveniences and risks. If done successfully, the stereotype of cookie-cutter commercial spaces can be broken. In the end, the user is left with a dynamic, workable space—not to mention an important place in the architectural heritage of the surrounding urban environment.

Christopher Pfaeffle, AIA, NCARB, is founder and principal of Parameter Inc., a Baltimore-based architectural firm.