Going Back in Time to Repurpose with Adaptive Reuse

DALLAS—In contrast to the highly publicized construction boom, some of the most intriguing and impactful projects in the last few years have been rooted in repurposing existing—often older and smaller—building stock through adaptive reuse and historic renovation. Increasingly, Texas developers and architects are choosing sustainable building options in lieu new construction, and finding worth and creating value in old structures in the process.

The Dallas office of Perkins+Will has been involved in a number of projects in Texas that demonstrate this trend toward reimagining and reworking old buildings. Some examples include transforming the defunct Highland Mall into a new campus for Austin Community College, renovating the Union Bankers Building in Deep Ellum in Dallas that sat vacant for 20 years into a boutique hotel, converting the 108-year-old Nash Hardware Building into Fort Worth’s first all-girls school: the Young Women’s Leadership Academy, repurposing the historic General Tire manufacturing building into the Baylor Research and Innovation Collaborative in Waco, and relocating its own offices into the renovated 111-year-old landmark Dallas High School.

In the first of a two-part exclusive, Ron Stelmarski, design director for the Texas practice of Perkins+Will recently discussed the unexpectedly robust adaptive reuse market in Texas that’s having a significant and lasting effect on the built environment.

GlobeSt.com: What were some of the challenges in the Union Bankers building?

Stelmarski: The community wanted to save the building, so the renovation was very welcome. The challenge was to maintain the integrity of the building and surrounding site in a way that met their expectations. The requirements of Texas Historic Commission/National Parks Service are applied to any historically registered building renovation. The Union Bankers Building/Pythian Temple had to follow their standards, which had cost implications.

Another challenge was renovating the ballroom, which had to remain a ballroom or large common space per Texas Historic Commission/National Parks Service. Few building program types include a ballroom. The size and square footage of the building was rather modest and not large enough for program types like lofts/apartments/major commercial, but too large for a restaurant or store. The no-build area (historic overlay requirements) on the east of the building prevented any expansion on that side.

And, the process is extensive to get issues approved. Each issue has to go through local landmark, Texas Historic Commission and National Parks Service. The subjective nature of the requirements from the variety of groups created the need for a very flexible and responsive team.

GlobeSt.com: Please share insight into the conversion of the 108-year-old Nash Hardware building. What opportunities were uncovered in that project?

Stelmarski: The theme that guided the process centered on relating the feel of the existing industrial building to the STEM components of the new Young Women’s Leadership Academy. Using Fort Worth’s Historic and Cultural Landmarks Commission guidelines as a reference, we kept the exterior detailing of the 1910 building and tied past to present by bringing the industrial character of the facade inside through the application of raw finishes and exposed ductwork. The industrial appearance served a dual purpose, reinforcing the technical character of the school’s programs while allowing designers to install modern structural and mechanical systems without sacrificing already limited floor-to-floor space.

The first single-gender school in Fort Worth ISD, the leadership academy was designed to empower female leaders, with an emphasis on STEM study. To energize the educational environment, Perkins+Will incorporated distinctive branding, using graphics with quotes from inspiring female leaders along the corridors and stairwells to link the spaces and programs together. The school’s motto, ‘Girls Excelling in Math and Science’ or GEMS, was translated into the space through the application of jewel-toned accents. We focused the branding in areas that were high impact/high traffic so that students and visitors alike got the most out of them.

There were structural and MEP challenges given the age of the building. For example, fitting in the extra stairs and elevator needed to comply with egress and upgrading the building systems to comply with the needs of a STEM academy, routing lab plumbing and exhaust on the fourth floor, running exposed ductwork, conduit, data, etc. while keeping the look organized, integrating larger dynamic spaces such as the cafeteria, library and a digital media lab within the narrow bay spaces (12 feet, 6 inches by 20 feet) were challenging.