2023 Summer Issue of Urban Land - 97

Standard pro forma and rule-of-thumb efficiencies do
not always work for adaptive use. Keep in mind that you are
dealing with a built condition that was generated for a
completely different building type. "
-STEVE SMITH, COOPER CARRY
completely different building type.
Adaptive use requires accommodating
these conditions and developing
a design that works through these
challenges. Columns, elevators, and
building core locations are examples
of elements that need to be effectively
navigated in the new design.
Changing a building's use type
creates a variety of different building
code issues. It is also important
to note that older structures were
designed and constructed according
to older building codes that are often
less stringent than today's codes.
Rise and run dimensions for stairs,
egress paths, dead-end locations,
seismic requirements, and fire ratings
are just a few of the things that will
need to be evaluated based on the
specific building being considered
for adaptive use purposes.
Zoning jurisdictions must allow
for use change. If the jurisdiction
is resistant to a zoning change in
use type, then you may need to go
through a potentially lengthy rezoning
process. However, this should be
done only if your pro forma and risk
tolerance can handle it. Although
the tide seems to be turning, some
jurisdictions are having a tough time
acknowledging the decline in office
use. Dropping real estate valuations
are forcing owners to face reality.
Many city budgets are heavily subsidized
by taxes they collect from
office buildings, and changing the
property's use type from office
to residential does not allow them
to collect those same taxes. But
the fact remains that aged empty
office buildings will not produce
much of a return for anyone, in
comparison to an adaptive use residential
building that will help repopulate
the pedestrian level. Ultimately,
this newfound population will help
generate any perceived lost revenue
on taxes.
If adaptive use is so difficult, then
why do it?
Location: Often, older buildings
can be found in good, strategic
urban locations. These locations have
many retailers, transit access, cultural
hubs, and services that are appealing
to would-be residents.
Quicker to market: Typically, significantly
less time is needed for
an adaptive use product than for a
ground-up building of similar scale.
Excavation, foundations, structure,
utilities, and skin are already in place.
The critical path for construction is
significantly different than that for
a ground-up building. This shorter
construction period can save significant
money in investment interest
on the property, as well as general
contractor conditions and fees, while
generating income sooner. All of this
greatly changes the development
dynamic of the deal.
Innovation sells: Many office
buildings have higher floor-to-floor
heights than typical apartment buildings.
This provides a taller volume
in the residential unit. Residents like
floor plans that are the result of the
existing structure because they often
allow for unique unit designs, unlike
many of the cookie-cutter units that
are typical of new construction.
Local funds are often available:
Many jurisdictions have been proactive
about providing dollars to help
with the adaptive use of older, underused,
and vacant buildings. Cities
are actively looking to streamline
conversions through grants and other
incentives that will incentivize adaptive
use.
Keep in mind that no formula for
adaptive use exists. Every opportunity
entails numerous considerations
when evaluating a building's viability
to be adapted into a multifamily, laboratory,
school, or hotel use. Column
grids and their uniformity and depth,
configuration of the floor plate, stepping
of the building mass, the overall
structural system, a skin analysis,
window-spacing locations and sizes,
and amenity and balcony opportunities
are a few building-specific considerations
when one is evaluating an
adaptive use opportunity.
Declining central business districts
that have always been dominated by
office users need to consider how to
reactivate their urban cores. Viable
office-to-residential opportunities
certainly have a sustainable place
at the table in meeting the need for
robust social connectivity that has
been lacking due to the COVID-19
pandemic. UL
STEVE SMITH is a principal at Cooper Carry. With
offices in Atlanta, New York City, and Washington, D.C.,
Smith and his partners have built a firm that understands
the strong ties among architecture, landscape, urban planning,
and sustainability.
SUMMER 2023
URBAN LAND
97
LANDWRITES
2023 Summer Issue of Urban Land

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