After attending the full-day "Office to Residential Symposium" hosted by AIA New York and following up with a day of reflection, questioning, and in-depth research, I’ve come to appreciate the complexities and vast potential of adaptive reuse. Converting underutilized office buildings into residential or mixed-use developments is not only a technical and financial challenge but also a crucial strategy for addressing urban housing shortages and sustainability goals. However, the symposium left me with critical thoughts and questions, particularly about the long-term adaptability of some proposed solutions.
Overview of Adaptive Reuse
Adaptive reuse transforms existing structures—such as office buildings—into new uses, including residential apartments, mixed-use spaces, or institutional facilities. This approach:
Promotes Sustainability: Minimizes the need for new construction materials, reducing environmental impact.
Revitalizes Urban Areas: Addresses declining office occupancy by injecting vitality into urban cores.
Preserves Heritage: Conserves the architectural and cultural significance of older buildings.
Case Studies and Lessons Learned
1. Hotel Marcel (New Haven, CT)
Original Use: Armstrong Rubber Company office building.
Conversion: Transformed into a 165-room boutique hotel operating entirely on renewable energy.
Innovations: Passive House-certified with 1,000+ solar panels and all-electric systems.
Impact: Lauded for balancing sustainability with historic preservation, serving as a model for future conversions.
2. 777 Main Street (Hartford, CT)
Original Use: Bank of America office tower.
Conversion: Converted into a mixed-use building with 285 apartments and retail spaces.
Innovations: LEED Platinum-certified, incorporating a 400kW fuel cell and 115kW solar array.
Impact: Revitalized downtown Hartford, contributing to economic growth and addressing housing shortages.
3. 70 Pine Street (New York City, NY)
Original Use: Art Deco office skyscraper.
Conversion: Converted into 612 rental apartments, a 165-key hotel, and retail spaces.
Strategies:
Reconfigured deep floor plates to include foyers.
Repurposed elevator shafts for non-residential uses.
Integrated amenities like a fitness center, Michelin-starred restaurants, and golf simulators.
Impact: A shining example of blending historic preservation with modern luxury living.
My Critique: Long-Term Adaptability and Interior Layouts
Critique of Interior Layout Solutions
One proposed solution during the symposium for handling deep floor plates was adding home offices or foyers at the back of units. While this addresses the immediate spatial challenges, I questioned its practicality:
Would Anyone Want to Work in a Windowless Room? These spaces may not be ideal for work-related activities. Instead, they might be better suited as walk-in closets, storage rooms, or compact media spaces.
Are Large Foyers Necessary? Adding oversized foyers solely to fill deep floor plans might not be a practical use of space. Instead, these areas could be designed more flexibly, using glass partitions or retractable folding walls to allow residents to adapt the space to their needs without major alterations after move-in.
Thoughts on Gensler’s Puzzle-Like Layouts
During the symposium, Gensler showcased some oddly shaped, puzzle-like unit layouts. I wondered if these were created using machine learning or adaptive algorithms based on a kit-of-parts approach, but the answer was no—they were manually designed. This raised another important question for me: What happens if these units need to be converted into something else in the future?
The Risk of Inflexible Layouts: While such layouts might maximize space utilization now, they could pose significant challenges for future adaptability. If a building needs to be converted into another use, such as a hotel or a different type of residential unit, these complex layouts might require complete demolition to accommodate changes.
Advocating for Simplicity: A cleaner design approach—for example, grouping a few studio apartments next to each other—could allow for easier reconfiguration. Studios could be converted into hotel rooms or combined into larger two-bedroom apartments without requiring a full demolition of the floor.
Addressing Deep Floor Plate Challenges
Deep floor plates are a common feature in office buildings and pose challenges for residential conversions due to their distance from natural light sources. Solutions include:
1. Architectural Modifications
Façade Carving and Floor Plate Reduction: Carving out sections of the façade reduces floor plate depth and brings more interior spaces closer to natural light. The removed square footage can be added as additional floors or rooftop extensions to maintain overall building capacity.
Balconies and Terraces: Setting the façade back creates outdoor spaces while reducing the floor plate depth. These additions enhance natural light access and offer desirable amenities for residents.
2. Interior Layout Solutions
Flexible and Temporary Solutions: Instead of rigid layouts, glass partitions or folding walls can be used to create adaptable spaces that meet different needs over time, reducing the need for costly renovations later.
Efficient Use of Windowless Areas: Storage rooms, closets, or low-light activities (e.g., media rooms) are better suited for deep interior zones than workspaces or foyers.
Future Directions and Recommendations
Broader Adaptive Reuse Strategies:
Expanding beyond residential use to include community hubs, educational facilities, or wellness centers.
Prioritizing Adaptability:
Simpler, modular layouts that allow for future reconfiguration should be prioritized over overly complex designs.
Urban Connectivity:
Establishing interconnected residential nodes reduces car dependency and enhances urban vitality.
Concluding Thoughts
Reflecting on the symposium and subsequent research, I’ve gained a deeper appreciation for the transformative power of adaptive reuse. However, I believe some of the proposed solutions require critical rethinking. Interior layouts must balance immediate functionality with long-term adaptability. Complex designs like puzzle layouts may maximize short-term gains but limit future flexibility, potentially necessitating complete demolition for reconfiguration.
Adaptive reuse isn’t merely a response to declining office demand—it’s a strategy for creating sustainable, vibrant, and inclusive cities. Whether through residential, mixed-use, or institutional conversions, the possibilities are as diverse as the challenges they aim to address.
This blog is inspired by a full-day symposium on office-to-residential conversions hosted by AIA New York, followed by a day of reflection, questioning, and in-depth research into the subject.
© 2024 by Esra Karagoz | All Rights Reserved.
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