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INSIDE THIS ISSUE
Feature Projects
A visionary and catalytic approach to redevelopment revitalizes the riverfront in Savannah, Ga. MAY-JUNE
Plant Riverside District
Peruse innovative hospitality and entertainment projects from around North America:
• Red Barn, Festus, Mo.
• Sofitel Philadelphia at Rittenhouse Square
• Metro Toronto Convention Centre
• Grand Coffee Too at El Taller, San Francisco
• Stable Hall, San Antonio
• The Battery, Atlanta
• Poverty Knob Farmhouse Ales, Waterford, Pa.
• Easy Tiger at The Linc, Austin, Texas
COVER PHOTO : Terry Allen, The Kessler Collection
INSIDE THIS ISSUE 52
BUSINESS
16 Small Budget, Big Impact
Maximize resources to upgrade hotel spaces. COMPONENT
40 Retrofit Façadectomies
Temporary support leads to permanent preservation.
COLUMN
12 Point of View
Building with what is obvious is a running theme in retrofit.
TRANSFORMATION
46 Community Revitalization
A historic and beloved bread factory in Knoxville, Tenn., is transformed into a vibrant food hall.
TRANSFORMATION
52 Mad Nice
Architectural innovation and coastal influence combine in a chic, historic conversion in Detroit.
DEPARTMENTS
58
The World of Tomorrow
Climate adaptation challenges us to look ahead and reimagine the built environment.
62 Products // View a roundup of the latest materials and systems for the industry.
66 Inspiration // An office park with golf course becomes a community destination in Charlotte, N.C.
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NATHAN M. GILLETTE AIA, LEED AP, REALTOR Director, Natura Architectural Consulting LLC, Grand Rapids, Mich.
JOHN J. NOONAN Facilities Management Consultant, Durham, N.C
WILLIAM E. HOLLOWAY AIA, LEED AP Principal, BERNARDON, Wilmington, Del.
MICHAEL P. WASHBURN, Ph.D. Principal, Washburn Consulting, Scottsdale, Ariz.
RETROFIT // Vol. 16 // No. 3 is published bimonthly by Fisher Media LLC, 98 Booth Meadow Lane, Durham, NC 27713, (919) 641-6321. POSTMASTER: Send address changes to retrofit, 2409 High Point Drive, Lindenhurst, IL 60046. TO SUBSCRIBE or make subscription changes, visit www.retrofitmagazine.com, and click on the “Subscribe” button, or email lyn@retrofitmagazine.com.
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Lessons from Wright
I recently was able to tour Taliesin West, Frank Lloyd Wright’s winter studio and home in Scottsdale, Ariz. Having toured and written about several of Wright’s projects, including the Historic Park Inn Hotel in Mason City, Iowa, which appeared in retrofit (bit.ly/2JDHb1I), I’ve come to appreciate Wright’s work, especially his penchant for connecting his designs to nature. Taliesin West appears to spring forth from Scottsdale’s McDowell Mountains.
During the tour, a docent explained how Taliesin West was built from “desert masonry,” local rock set with a desert sand and cement mixture. Wright quite literally preserved the desert by building with it. Although the low-slung Taliesin West required me to duck on more than one occasion (I’m 5-feet, 11-inches tall), its design beautifully blends into the natural landscape rather than interfering with it.
Building with what is obvious is a running theme in retrofit Our writers often underscore how vital it is to maintain the character of existing buildings by restoring original floors, woodwork, chandeliers and more, or even adapting existing equipment, like gantry cranes, vats and vaults, for new uses. Not only do these touches tell the story of the building’s history, they provide more interest to visitors than a new construction building could.
Consider our “Cover Story”, for example. While transforming the historic Georgia-Pacific power plant in Savannah, Ga., into the Plant Riverside District, the design team, including John T. Campo & Associates Inc., meticulously retained the building’s historic masonry, steel framework and factory glass elements while integrating modern interventions that enhance its new purpose as contemporary hospitality, retail and entertainment spaces. The resulting blend of history and modern design has made Plant Riverside District a social media sensation, according to Jennifer Bradley, marketing director for John T. Campo & Associates. Read the story on page 20.
In another form of considering what is apparent when designing and constructing buildings, this issue’s “Trend Alert”, page 58, digs into climate adaptation. Jim Schneider, retrofit’s contributing editor, interviews several building and climate experts to define the term and explain how to adapt buildings to the increasingly volatile weather. Hoboken, N.J., provides an interesting case study of a community that prepared itself for future flooding in the aftermath of Hurricane Sandy, demonstrating that climate adaptation can and does work.
Although Wright’s designs (and personal life) often were problematic, he was ahead of his time in thinking that our buildings should harmonize with nature rather than impose upon it. As Schneider mentions in “Trend Alert”, “in the end, the goal is a built environment that can interact in a positive way with nature and humanity at the same time.”
CHRISTINA KOCH
Associate Publisher/Editorial Director
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CONTRIBUTING WRITERS
There’s no denying it—hotel renovations are expensive. However, Lisa A. Haude, senior vice president and director of Interiors at LK Architecture (Interiors Division), identifies how to strategically select areas for improvement to maximize the impact of a limited budget and breathe new life into properties in “Business”, page 16.
Constructed in 1912, the historic Georgia-Pacific power plant once thrived as a symbol of Savannah, Georgia’s industrial growth. Jennifer Bradley, director of marketing for John T. Campo & Associates, explains in our “Cover Story”, page 20, how the firm redeveloped the power plant, retaining its industrial character while incorporating contemporary hospitality, retail and entertainment spaces—and infusing new energy into Savannah’s waterfront.
Keeping a façade in place, providing temporary supports and removing the inside of an existing building seems like more trouble than it may be worth. Adam Blanchard, P.E., principal, Structural, and Natasha Mundis, EIT, consultant, Structural, for LeMessurier, explain how façadectomies offer projects numerous benefits in “Component”, page 40.
Joey Staats, RA, NCARB, is vice president and principal architect for Johnson Architecture Inc. Staats served as the managing partner and project manager for the Kern’s Food Hall project, which reintroduced a defunct (and beloved) bakery into the Knoxville, Tenn., community. Read about it in “Transformation”, page 46.
Reimagining a 10,430-square-foot Detroit retail space as a vibrant dining destination, known as Mad Nice, was a challenge and an opportunity to build on McIntosh Poris Architects’ (MPA’s) deep understanding of the building’s history and potential. John Skok, AIA, MPA principal, explains in “Transformation”, page 52.
PHOTO: Ben Finch
Maximize Resources to Upgrade Hotel Spaces Small Budget, Big Impact
By Lisa A. Haude
There’s no denying it—hotel renovations are expensive. However, an up-to-date and eye-catching look is crucial in today’s highly competitive market to stand out and meet evolving guest expectations. The challenge? Finding ways to rejuvenate hotel spaces without the hefty price tag of a fullscale renovation. By collaborating with interior designers early on, strategically selecting areas for improvement, and prioritizing quality and longevity, owners, investors, and operators can maximize the impact of a limited budget and breathe new life into their properties, delivering exceptional guest experiences while staying within budget.
Collaborate with the Design Team
Determining what updates will be the most effective and navigating a tight budget is challenging, but engaging an interior designer early in the process makes a significant difference. During the initial budgeting phase, hoteliers can tap into an interior designer’s expertise to help identify budget-friendly upgrades and pinpoint areas where small changes can leave
a lasting impression. A walkthrough of the property with the design team allows for strategic planning and identification of what key elements should be replaced while maximizing what is already in place to ensure a thoughtfully curated and cost-efficient refresh.
Determine High-impact Areas
When working with a limited budget, it’s essential to prioritize the spaces that will have the greatest impact on the guest experience. If focusing on public spaces, for example, allocating a larger portion of the budget to updating the main lobby and lounge is recommended because these spaces are seen first by guests. Secondary areas, like public restrooms or low-occupancy meeting rooms, may require less investment, because they aren’t utilized as frequently. Guest rooms, where patrons spend most of their time, should also be a key priority. By focusing resources on high-traffic, high-visibility areas, creating a lasting impression without overspending is possible.
PHOTOS: courtesy
Kip Dawkins Photography unless otherwise noted
A revamp on a limited budget does not only have to apply to areas currently in use, either—it’s also an excellent opportunity to make the most of unused or underutilized spaces that no longer serve their original purpose. Rarely used administrative offices, for example, can be reimagined as a coffee shop. Reimagining these areas with economical, influential updates activates previously dormant areas and can even create additional income streams.
Decorate to Elevate
Much like updating a home, sometimes rearranging furnishings, adding new décor, or introducing a few curated pieces is all it takes to uncover a fresh new design look and feel—making the space appear entirely transformed and reenergized. Small, budget-friendly changes, like updating lampshades, rugs or throw pillows, have an unexpectedly significant effect on a room’s aesthetic, adding personality and style while keeping the design cohesive. If case goods and larger furnishings are in good condition, they can be retained, allowing any added pieces to complement and enhance the existing ones. A thoughtful reconsideration of a space’s layout and rearranging existing furniture also improves its flow and functionality,
Even on a limited budget, it is crucial to invest in materials and finishes that offer durability and long-term performance.
enhancing how guests experience the space. For guest rooms, updating key items, such as soft seating, murals, artwork and window treatments, completely alters the feel of a room. In public areas, similar updates or simply adding fresh décor and strategic layout changes can make a big impact on the overall guest experience.
Play With Color
Beyond upgrading décor, sometimes a fresh coat of paint or the addition of accent colors can be just as effective. Whether it is calming neutrals or bold, attention-grabbing hues, strategic color choices have the potential to instantly change the
When refreshing the hotel lobby of Archer Hotel Napa, in California, LK Architecture’s Interiors Division retained all the existing finishes and artwork.
BEFORE
PHOTOS: courtesy Alex Hayden
atmosphere of a room. Bold tones add energy and excitement while soft shades create a tranquil, welcoming environment. Playing with color also highlights unique architectural features, creates focal points and changes the perception of a room’s size, giving spaces a modern look.
Prioritize Quality and Longevity
Even on a limited budget, it is crucial to invest in materials and finishes that offer durability and long-term performance. Although higher-quality upgrades may come with a larger upfront cost, they typically outperform cheaper alternatives and reduce the need for frequent replacements, providing long-term savings. Instead of cutting corners to save a few dollars, it may make sense to stretch the budget in some cases for key finishes and furniture pieces in high-impact areas, ensuring that the most used spaces are up-to-date and able to withstand the wear and tear. Selecting the right materials that balance quality and cost-effectiveness helps ensure the update stands the test of time.
For a hotel to remain competitive, a limited budget does not have to be a barrier to creating revitalized, modern spaces
The lobby was refreshed with all new furnishings, area rugs and accessories to reflect the Napa Valley region.
that resonate with guests. By making thoughtful design choices and strategically prioritizing areas with the greatest impact, owners, investors and operators can transform their properties without the need for expensive renovations. With the help of a skilled interior designer, small but effective changes help maximize investments and ensure the property remains a top choice for guests in an oversaturated market.
Plant Riverside District
A Visionary and Catalytic Approach to Redevelopment Revitalizes Savannah’s Riverfront
Compiled by Jennifer Bradley
The Plant Riverside District, located at 400 West River Street in Savannah, Ga., represents a groundbreaking urban design and industrial revival that has infused new energy into Savannah’s riverfront. Situated on the northwest corner of Savannah’s National Historic Landmark District, the project has reconnected the city to the river, revitalizing a site that had served as a barrier for decades.
PHOTOS: Terry Allen, The Kessler Collection unless otherwise noted
The redevelopment’s centerpiece is the adaptive reuse of the power plant itself, which retains its industrial character while incorporating contemporary hospitality, retail and entertainment spaces.
Adaptive Reuse and Architectural Preservation
Constructed in 1912 and expanded through 1953, the historic Georgia-Pacific power plant once thrived as a symbol of Savannah’s industrial growth with its smokestacks standing as sentinels over the city’s industrious past. Decommissioned in 2005, the plant remained vacant for years, creating a disconnect between the city’s oldest wards and its historic waterfront. The ambitious redevelopment preserved the plant’s structural integrity while reimagining it as a dynamic mixed-use destination.
The redevelopment’s centerpiece is the adaptive reuse of the power plant itself, which retains its industrial character while incorporating contemporary hospitality, retail and entertainment spaces. The twin smokestacks, an iconic feature of the Savannah skyline, were preserved and now serve as a beacon, drawing visitors to the revitalized district. The design team meticulously retained the building’s historic masonry, steel framework and factory glass elements while integrating modern interventions that enhance its new purpose.
Engineering Challenges and Innovations
One of the key engineering challenges of the project was making the massive structure suitable for public use. The plant’s steel columns, essential to its industrial aesthetic, underwent rigorous fire-resistance testing, and an innovative fire-protection strategy, utilizing strategically placed sprinkler heads, ensured compliance with safety codes. Additionally, the power-plant basement was rehabilitated by sealing tunnels and implementing an internal waterproofing system to create usable space within the structure.
BEFORE
A significant addition to the site is the 40,000-square-foot Atlantic Hotel, a 10-story brick and glass structure, along with service and mechanical areas. The hotel features 115 guest rooms (adding to the Power Plant’s 163 guest rooms), a pool deck, the Electric Moon bar, a music venue and banquet hall with 4 stories of parking concealed below ground. Constructing such a deep basement adjacent to the Savannah River required the use of an earth-formed slurry wall, an impenetrable
The
Plant Riverside District is home to three distinct JW Marriott hotel buildings, each offering a unique atmosphere and experience for guests. The Power Plant combines industrial charm with modern luxury.
twin smokestacks, an iconic feature of the Savannah skyline, were preserved and now serve as a beacon, drawing visitors to the revitalized district.
John T. Campo & Associates Inc.
A captivating museum in Plant Riverside’s main lobby includes a collection of museum-quality geodes, fossils, crystals and historical artifacts.
The Plant Riverside District stands as a testament to visionary design, demonstrating that history and modernity can not only coexist, but thrive together.
barrier designed to protect the foundation and prevent water intrusion.
Navigating Regulatory Requirements
Beyond architectural and engineering complexities, the project required navigating a complex regulatory landscape. The redevelopment adhered to the Secretary of the Interior’s Standards for Rehabilitation and involved collaboration with the Georgia Historic Preservation Office and National Park Service. Strategic efforts enabled the project to secure state and federal historic-preservation tax credits, including a successful campaign to revise Georgia’s Historic Tax Credit legislation. This revision raised the per-project cap and secured $10 million in state credits, setting a precedent for future historic-preservation efforts in the region.
Among the Power Plant’s hospitality venues is Baobab Lounge (top), which celebrates African culture with handcrafted cocktails; Stone & Webster Chophouse (bottom) is a steak and seafood restaurant.
The JW Marriott within the former power plant is a luxury hotel, featuring 163 guest rooms, a full spa, three rooftop bars and a variety of restaurants.
Economic and Social Impact
With its architectural significance and financial achievements, the Plant Riverside District has revitalized Savannah’s riverfront, transforming an industrial relic into a dynamic hub of culture and commerce. The district has become a magnet for visitors and locals alike, offering live music, vibrant events and stunning river views. Its distinctive blend of history and modern energy also has made it a social media sensation; its visually striking design and engaging atmosphere has generated significant online engagement.
The development introduced one-quarter mile of new River Walk, providing previously inaccessible waterfront views and reestablishing a vital connection between the city and river. The project also has created 450 permanent jobs in an area that was previously classified as economically distressed. Furthermore, it has spurred urban development to the west, transforming a previously overlooked section of Savannah into a thriving extension of the historic district.
The Plant Riverside District stands as a testament to visionary design, demonstrating that history and modernity can not only coexist, but thrive together. By revitalizing a century-old industrial site, the project has not only restored a historic landmark, but also reinvigorated Savannah’s riverfront, establishing a destination that honors the city’s rich history while paving the way for its continued evolution.
Retrofit Team
Architect of Record and Historic Tax Credit Consultant (Power Plant and Atlantic Hotel): John T. Campo & Associates Inc., www.jtcampo.com
Hospitality Owner, Manager and Interior Designer: The Kessler Collection, www.kesslercollection.com
Local Architect and Master Planner: Sottile & Sottile, www.sottile.cc
Civil Engineer: Thomas & Hutton, www.thomasandhutton.com
A testament to the city of Festus’ agricultural roots, the historic Red Barn is a classic example of a Wisconsin dairy barn, characterized by 2 stories and a gambrel roof. Built by the Peterein family in 1933, the barn was used to host concerts and dances. In 1981, the City of Festus purchased the Petereins’ land for a park. The city continued the tradition of using the Red Barn for community events but had to stop because of structural, life-safety and accessibility concerns. For years, the Red Barn sat empty while roof and building-envelope problems put the building at further risk of decline.
In 2023, American Rescue Plan Act funds became available for stabilizing the barn’s structure, addressing life-safety requirements and improving accessibility. Bond Architects was hired to help the city with bringing the Red Barn back to life. Authenticity was a top priority. Problem areas would need to be addressed while keeping as much of the building’s bones as possible. The architect’s approach was to create more usable space—by building a deck with an ADAaccessible ramp—around the original structure instead of altering it.
The old-growth wood used in the existing construction—remarkably strong compared to modern timber—was left mostly untouched. Wherever existing wood was removed, the material was salvaged to replace water-damaged areas. Preserving this wood delivered high value for the client and gave the space an evocative historic patina.
People began calling the city to schedule events at the Red Barn before construction was complete. By returning the Red Barn to its original position as a community hub, Festus gained a new gathering place and marker of regional identity. Bond Architects believes that making this historic barn accessible to the public again will increase appreciation for rural Missouri’s vernacular architecture and agricultural history.
PHOTOS: Documodern
Sofitel Philadelphia at Rittenhouse Square
Retrofit Team
Architect: //3877, www.3877.design
The Retrofit
Drawing inspiration from the lively ambiance of the city’s French Quarter, as well as French architect Paul Philippe Cret’s work on Rittenhouse Square, the design team sought to encapsulate a bustling morning stroll in Paris through each element of the property. The renovation transformed the traditional-style hotel into a contemporary masterpiece while paying homage to the city’s architectural heritage.
Central to the narrative of Sofitel is its exceptional artwork collection, curated to evoke conversation and intrigue. The team collaborated with Soho Art Consulting for the artwork package. From floor-to-ceiling artwork in the lobby to bespoke sculptures inspired by Philadelphia landmarks, the collection embodies the hotel’s commitment to art and cultural enrichment. Further supporting Philadelphia businesses, greenery utilized throughout the space is sourced from a local plant shop.
As guests pass through the main entrance of Sofitel Philadelphia, they are immediately enveloped in an aura of Parisian opulence and refinement. The design team meticulously crafted a colonnade moment, where the idea of conceal and reveal draws guests further into the space. Although not symmetrical, the alignment of columns and beams creates a rhythmic pattern to subconsciously aid in wayfinding.
A reception desk is framed within a decorative nook, attracting guests for check-in. Marble floors accentuate the lobby’s grandeur while sculptural lighting pendants complement the Brutalist architecture; in contrast, fresh florals soften the space with European charm.
Accommodating the hotel’s nightly candle lighting, the design team thoughtfully placed pedestals throughout the colonnade to hold ceremonious lanterns.
An upscale bar and lounge is imbued with curated luxury and artistic expression. Boasting beautiful jewel tones, the color scheme is inspired by Second Empire artwork.
Named No. 34 on Conde Nast Traveler’s Best Hotels in the World 2024 Readers’ Choice Awards, Sofitel Philadelphia at Rittenhouse Square is a testament to the seamless fusion of French style and local heritage.
PHOTOS: Brandon Barré Photography
Metro Toronto Convention Centre
Retrofit Team
Electrical Distributor: Green Bird Electric Solutions Inc., greenbirdes.com
The convention center replaced 350- to 400-watt metal halide lighting with 1,431 200-watt UFO High Bay Fixtures from LEDVANCE, www.ledvanceus.com.
The Retrofit
Since opening in 1984, more than 22,000 events have been held within the Metro Toronto Convention Centre’s (MTCC’s) 442,000 square feet of exhibit space, 77 meeting rooms, multipurpose ballrooms and state-of-the-art theater.
In keeping with its commitment to environmental stewardship, MTCC embraces the use of energy-efficient products and systems throughout its facility and needed a lighting upgrade.
After researching products, reviewing previous consultants’ lighting studies, and securing buy-in from stakeholders, MTCC leaders
received approval to pursue an LED upgrade and immediately reached out to various distributor partners, including Green Bird Electric Solutions, which provided MTCC leaders with samples and solutions.
Although MTCC representatives initially were seeking LED replacements for the existing HID fixtures, it was determined that the cost of doing that wasn’t necessarily lower and wouldn’t deliver the desired lumens to the floor. Overseen by the MTCC’s inhouse electricians, installation of new LEDVANCE fixtures began in December 2023 and was completed by Spring 2024.
“Thanks to high-efficiency, long-lasting new LEDs, MTCC will enjoy nearly $142,000 in energy-cost savings and $682,000 in maintenance-cost savings every year,” says Ahmed Baig, vice president of Green Bird Electric Solutions. “At the same time, the availability of a $178,000 rebate from a local utility/government program to offset 50 percent of the project cost brought their payback period to under three years.”
The new lighting is much brighter and makes MTCC look and feel like a different building. “Our auto show clients used to bring their own lighting to the facility to ensure optimal illumination of their vehicles, but now they tell us to leave our lights on because it makes their cars look beautiful,” says Hijaz Mohamed, manager of Engineering at MTCC.
Grand Coffee Too at El Taller
San Francisco
Retrofit Team
Architect of Record: Brereton, www.brereton.com
Interior Designer: Studio VARA, studiovara.com
Branding: Tina Hardison Studio, www.tinahardison.com
The Retrofit
Located in the heart of San Francisco’s Mission District, a coffee shop with humble origins anchors a new storefront gathering space that rethinks the role of ground-floor retail as social infrastructure for the post-pandemic streetscape. Grand Coffee Too is the second outpost of a café that began in a former theater ticket booth and serves as the key activator of El Taller, a combination art gallery, venue and maker-
space conceived by the building owner to revive a forlorn façade within this rejuvenated stretch of the former Miracle Mile.
Grand Coffee owners engaged their designers in a rebranding exercise that envisioned their new location as an eclectic space that would transcend globalized coffee monoculture and defy coffee-bar norms. Studio VARA developed a theater-in-the-round concept for the café; with the central coffee bar as the focal point and stage, baristas transform their craft into a skilled performance. The bar’s boomerang shape intentionally breaks through the typical division between production and consumption and invites people to immerse in community and conversation centered around coffee.
The café embraces a juxtaposition of materials that tells a story of contrasts. Rough, unfinished walls coexist with refined Moroccaninspired tiles that adorn the back wall. The result is a harmonious union of textures and aesthetics that spark interest. The space retains the patina of time through layers of paint and exposed brickwork. The remodel has preserved the building’s character, celebrating street art and preserving history in its walls.
PHOTO: Cesar Rubio
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Architect: Vivian Fung
Photograph:
Stable Hall
San Antonio
Retrofit Team
Architect: Clayton Korte, claytonkorte.com
Interior Designer: Joel Mozersky Design, joelmozersky.com
General Contractor: Joeris, joeris.com
Landscape Architect: Word + Carr, www.wordandcarr.com
The Retrofit
Designed by local San Antonio architect Otto Kramer and constructed in 1894, the Pearl Stable originally housed 70 horses for the Pearl Brewery. Before motorized vehicles, these horses pulled beer wagons as part of the brewery’s production process until the early 1900s. With the introduction of the automobile, the intricate brick and stone building transitioned from a stable to storage.
The front pediment and cupola were removed in the 1940s. In 1950, the second floor, once used for hay storage, also was removed, and additional renovations converted the stable into an event venue named The Pearl Corral. The Pearl Corral closed in 1968 but reopened in 1971 as Jersey Lilly, a vibrant event venue with red-flocked wallpaper and brass chandeliers. Jersey Lilly operated until 2002, when ownership changed yet again and the stable operated as a different event venue.
Today, the 128-year-old historic structure, now called Stable Hall, is a premier music venue. Hammered limestone floors and plaster
and original brick walls usher patrons into the lobby space as they enjoy pre-show drinks and local beers from the bars to the east and west of the entry. Column details and chandeliers in the lobby remain from an earlier renovation and lend to the cumulative history of the building. In the performance space, new forest-green walls, lush velvet curtains, hand-painted landscape murals and brass accents cultivate an intimate, soulful space for performances.
A radially laid out original wood ceiling in the space serves as a testament to the skilled carpenters of the 1890s. Custom-designed upholstered balcony seats and upper-level lounge areas, referred to as the eastern and western “hay lofts”, work in tandem with the large open ground floor, which accommodates raucous standing-room-only shows to more intimate, seated events.
PHOTOS: Shannon Korta
The Battery
Atlanta
Retrofit Team
Architect: Taylor Design Studio LLC, taylordesignstudio.com
The following products from Bradley, www.bradleycorp. com, were used in the project:
• Euro Style Partitions, Float
• Elvari Washroom Accessories
• Verge LVA Basins
• WashBar Duo
The Retrofit
The Battery Atlanta is a bustling entertainment experience situated alongside Truist Park—a haven for baseball fans. Spanning 2.25 million square feet, The Battery Atlanta combines numerous restaurants, stores, parks and entertainment venues and is open to the public 365 days a year.
The design team was tasked with transforming a parking manager’s office and two unisex restrooms into a pair of high-capacity men’s and women’s bathrooms.
“We were challenged to create as many new restroom stalls as possible within a restricted footprint,” recalls Wes Taylor, RA, NCARB, Taylor Design Studio.
“We looked for a product that could provide a timeless aesthetic while being durable and easy to clean,” adds Paula Wideman, founder of design firm paulaproduct.
After considering other partition models, Taylor and Wideman decided that Bradley’s Euro Style Partition model—Float series—provided a balance of appearance, durability and cost. Float adds a sleek vibe to the aesthetic while providing privacy with virtually no sightline. Mortised hardware was a big selling point to withstand heavy use and traffic in these types of spaces.
The men’s and women’s restrooms were equipped with a combination of partition stalls, urinal screens, and Verge LVA basins made of Evero Natural Quartz, and WashBar Duo handwashing fixtures that house touch-free soap and water. The team also selected Elvari Washroom Accessories, including LED mirrors, towel dispensers and grab bars. The accessories feature a curved, pill-shaped design that unifies all areas of the restroom.
While Euro Style Partitions provide a minimalist design with flush
surface construction, their robust and durable material—Phenolic LT— is lightweight and easy to install and clean. With recessed feet and headrails that are virtually hidden from sight, Float partitions create the impression they are floating on air.
Bradley’s WashBar keeps handwashing elements close by for an accessible and intuitive handwashing experience. The all-in-one fixture features completely touchless handwashing technology to limit touchpoints and is available in a selection of finishes, shapes and models.
WashBar Duo, the option selected for The Battery, is a convenient alternative that minimizes extra clutter of separate handwashing components.
A key selling point for The Battery’s owner and maintenance team was the option to incorporate WashBar’s multi-feed top-fill soap feature, which allows soap to be refilled from above the sink.
PHOTOS: Bradley
Poverty
Knob Farmhouse Ales
Waterford, Pa.
Retrofit Team
Door Dealer: Plyler Entry Systems, www.plylerentry.com
Materials
The following doors from Clopay, www.clopaydoor.com, were chosen for the project:
• Clopay Architectural Series, Model 904U
• Clopay Energy Series, Model 3200
• Clopay Industrial Series, Model 525
The Retrofit
Port Farms was established in 1897 when Eston and Eva Port purchased land to raise dairy cows and grow potatoes. As market demands ebbed and flowed over the decades, the Port family adapted, producing a wider variety of vegetables and eventually expanding into Christmas trees and pumpkins. Now, fourth-generation owners Jerry and Kelly Port run the farm with their daughter Casey. In addition to being a popular tourist spot and field-trip destination for schools, Port Farms hosts seasonal festivals and activities, as well as weddings and special events.
A few years ago, Jerry and Kelly had one more vision for the future: turning a piece of the land and an old outbuilding into a fully functioning brewery. Tucked in the woods, the old outbuilding originally was used to store potatoes. The building had seen many uses over the years, shifting from corn and soybean storage to housing farm equipment. In the early days, Jerry’s grandmother Beatrice Port called
the section of land around the building “poverty knob” because of its gravelly soil and abundance of groundhogs that dined on any crops the family attempted to grow. Once the Port family’s brewery dream started taking shape, Jerry decided the name for the brewery would be Poverty Knob Farmhouse Ales.
In 2023, the Port family took the first step with preliminary drawings that illustrated their vision of the outbuilding-turned-alehouse. The project plan showed a taphouse on the side of the building that overlooks the fields and a brewery in the rear. The plans also included large sectional doors on the taphouse that could be opened on warm days to showcase the farm’s bucolic setting and extend the seating area outdoors.
Three Clopay Model 904U Architectural Series aluminum full-view doors with insulated rails and stiles and a black anodized finish were chosen for the north-facing taphouse.
The architectural doors were installed side-by-side to make a grand statement in the center of the building’s main face. Each door features 10 panels of insulated tempered full-vision glass and is complemented by a separate two-panel transom window overhead. At the rear of the building, the Ports opted for a Clopay Model 3200 polystyrene insulated steel door to access the brewery’s cooler room and a Clopay Model 525 standard-duty ribbed steel door for the delivery area.
According to Kelly, the taproom can accommodate 99 guests when the sectional doors are closed. When the weather is nice and the doors are open, seating capacity easily doubles.
In addition to pouring brews, Poverty Knob Farmhouse Ales is a family-friendly space that offers games, live music, and entertainment that draws a local crowd and attracts tourists from far and wide. The Port Farms mascots—groundhogs Tater and Spud—are visitor favorites and recall the brewery’s humble beginnings, a reminder that sometimes what seems like a problem can turn into a new adventure.
Lighting Designer: Studio Lumina, www.studiolumina.net
The Retrofit
The latest and largest outpost of Austin’s beloved Easy Tiger Bake Shop and Beer Garden anchors a revitalized 1980s-era strip mall on the north side of town. The public-facing spaces include an indoor bar, bakeshop and dining room, a 250-seat outdoor beer-garden pavilion and a drive-thru coffee bar. The back-of-house space contains a large commercial artisanal bakery, which supplies bread and pastries to
many of Austin’s finest restaurants.
The design is an exercise in placemaking, using new elements to breathe life into what was a banal stucco-clad commercial strip mall and parking lot. The character of the space derives from sharing views between the layers of a somewhat unusual collection of activities: Patrons have a view of the bakers unloading freshly baked bread from the deck ovens, as well as the typically unseen craftwork of pastry chefs and charcuterie butchers, providing a lively backdrop to the bar scene.
The new outdoor beer garden was carved out of an existing, oddly shaped parking lot and borrows the site’s surrounding live oak trees to complement a new, airy pavilion structure. It creates a lush landscape setting for outdoor activities.
PHOTOS: Leonid Furmansky
MR Multi-Ply® Vulcan Roof System Restored Transite Roof
The Company’s Goals:
Needed a durable and waterproof roofing solution
Mitigate any future friable ACM
82,000 SQ. FT. Agricultural Feed Producer
Needs:
70 yr old asbestos-cement (Transite) roof was in need of essential repairs to secure facility from leaks and outside elements.
WHAT IS IMPORTANT TO
No Interruptions
Class “A” Fire Rating
A Seamless Fluid Applied
Membrane System
20 Year Warranty
No Subcontractors
Needed a durable and waterproof roofing solution
Compatible with future photovoltaic (PV) installation
Needs:
Safely remove and replace 40 skylights from original roof substrate.
They needed an asbestos-cement (Transite) roof restoration specialist to appropriately remediate the material thus, avoiding a complete tear-off destined for a landfill. 1 2 3 4
Safety qualified professionals capable of installation on a 12/12 pitched Gable style roof.
1 2 3
4
Needed a durable and waterproof roofing solution capable of accommodating regular foot traffic – for photovoltaic panel installation.
10 different building sections to be combined under single monolithic system - requiring custom, adaptive design solutions to achieve uniformity.
Weight was a concern – the roof system needed to be as lightweight as possible. Roof system had to be compatible with massive solar array; adapted to 14,000 individual photovoltaic panel brackets.
Retrofit Façadectomies
Temporary Support Leads to Permanent Preservation
By Adam Blanchard, P.E., and Natasha Mundis, EIT
Façadectomies—keeping a façade in place, providing temporary supports and removing the inside of an existing building—seems like more trouble than it may be worth. Actually, façadectomies offer projects numerous benefits.
Why Consider a Façadectomy?
Reasons for maintaining a façade vary with each project. For instance, it can be aesthetic, preserving the beauty of the building’s exterior while modernizing the interior. Financial incentives also can contribute; many jurisdictions offer tax benefits for preserving historical structures. Pragmatically,
retaining a wall minimizes excavation and reduces the need to rebuild. Related to sustainability, a façadectomy can reduce embodied carbon by avoiding replacing functional elements with new, carbon-heavy materials.
Interaction Between Façade and Interior
Façadectomies often involve masonry walls, which can be utilitarian or decorative. Masonry walls usually are load-bearing, supporting their own weight concurrent with the interior structure (as a diaphragm). Floors often are tied to the brick wall or sit on a masonry shelf, providing additional support.
PHOTO: courtesy Shawmut Construction
In older buildings, perimeter masonry walls also resist lateral loads from wind or seismic forces.
The masonry wall and interior framing are symbiotic; the wall supports the floors, and the floors stabilize the wall. If either component is removed, the structural integrity of the other is compromised. Without interior floors, the masonry may be too slender to support its own weight and resist high winds. The essence of a façadectomy is to remove the interior floors while temporarily supporting the masonry wall.
Key Considerations for Façadectomies
With a rationale for a façadectomy, the following are concepts for planning temporary support strategies.
• Geometry: The building’s aspect ratio (tall and narrow versus short and long) and how many stories are removed, influence the stability of the wall where temporary support is most effective.
(continues on page 44)
Façadectomy with Diaphragm Replacement
The Westmorley Hall wing of the Adams House residential renovation at Harvard University, Cambridge, Mass., required a façadectomy to achieve the interior reconfiguration. The original layout of timber floor planks and timber partition walls did not accommodate modern living facilities, and the design called for the wholesale replacement of the interior structure with a more open floor plan consisting of discrete columns at wider spacing to allow for more programmatic flexibility.
Sample detail of a masonry shelf from historic structural drawings.
The goal was maintaining all four walls of the rectangular building and the original load path, so this was a strong candidate for a diaphragm replacement. Working closely with Shawmut Construction, the team determined the project sequence should incorporate diaphragm steel above the original floor levels stories, which were replaced at the same elevation to make use of existing-to-remain window openings.
Additionally, considering the reduced wind loads acting on the walls in the nine-month temporary support duration,
existing walls did not require diaphragm support at every story, but at every second story. A diaphragm was required, however, above the roof level and proceeded down the building at alternating floors until the ground floor where a unique project condition manifested itself. In this case, a partial basement about 6-feet below the lowest story meant that soil loads also were acting on the façade; soil loads are significantly larger in magnitude than wind loads, so the temporary diaphragm at the lowest story was substantially more robust (more pieces of steel in larger sections) than the upper stories.
Temporary support was installed at the roof level before removal of the original roof, and the temporary diaphragms and demolition proceeded down the building. Upon reconstruction, the new floors were built starting at the base to complete the permanent load-carrying system, at which point the lowest temporary diaphragms were removed with the reconstruction working upward through the building.
Temporary replacement at Harvard University’s Adams House in Cambridge, Mass.
PHOTO: courtesy Shawmut Construction
Façadectomy with Truss Buttresses and Foundation Support
Sage Hall, a prominent science building at Wellesley College in Wellesley, Mass., had already seen a few iterations in its design life, first as a standalone building, then when the adjacent Lab Wing was constructed, the space between was covered with a roof to make a 5-story-high atrium. When the new Science Center at Wellesley was conceived, the atrium was maintained, but the original Sage Hall had served its functional life.
Sage Hall’s wall to be retained for this façadectomy originated its life as an exterior wall, with extensive decorative brick masonry including several brick arch windows that span 3 stories in height. An atrium-facing side remained decorative while the side away from the atrium was more utilitarian with connections to the original interior structural elements. During the façadectomy, keeping the character of the atrium-facing side was important, so avoiding anchorage on that side was crucial.
• Put more money in your pocket by completing 3 – 4 more projects per year
• Spend less time welding seams, installing T-joint patches, and probing seams
• Cover more with every roll and reduce the packaging and core waste to have to dispose of
Trusses installed at Wellesley College’s Sage Hall in Wellesley, Mass.
PHOTO: courtesy LeMessurier
One defining characteristic of this façadectomy is the roof that remains connected to the Sage Hall wall throughout was required to maintain a modicum of lateral support. This challenged erection, so the team determined that placing trusses for temporary support would allow the steel to be delivered into the atrium in smaller components and erected in place. Challenging the easy organization of the trusses, near the vertex in the wall are several elevated pedestrian bridges, so coordination of the truss position and internal framing was very nuanced to accommodate.
With the rhythm of trusses determined, supporting them on the ground required evaluation of the soil characteristics. Although the soil could support the downward loads, the upward loads from overturning also had to be considered. While the (remaining) roof diaphragm connection over the atrium provided some stability, there remained net uplift
on the trusses. Because the soil was strong enough for the downward forces, there was no need for the expense of deep foundations, so a ballasted system was employed with concrete ballast blocks stacked at the bases of main truss chord members.
The final major consideration was preserving the character of the formerly exterior brick masonry. Trusses were strategically placed to align with the windows in the Sage wall so that connection points could pass through the existing openings to support horizontal collar framing on each side of the wall. The collar connections were installed with timber 2-by framing in contact with the brick, so there was no abrasion from the steel to the brick. This type of collaring detail allows the truss to support the wall when wind loads push the wall in either direction. It also removes the need for anchorage holes into the brick that damage the appearance after the temporary support is removed.
Typical production with 10' TPO • 15-man Crew
• 15,000 SF per day
Size: Approximately 200,000 SF 14 days to completed
Result with 16' TPO
• 15-man Crew
• 17,600 – 19,200 SF per day (same crew)
Size: Approximately 200,000 SF 12 days to completed Completed 2 days quicker
• Quantity: The number of walls being maintained affects the support needed. A single wall requires substantial support to prevent toppling while preserving all four sides reduces the need for individual wall support.
• Property Limits: Urban settings may restrict space for external support because of property lines or underground utilities, necessitating innovative support solutions within the building footprint.
• Openings: The number and spacing of openings affect wind loads on the wall. Strategically using existing and new openings for temporary support can avoid unsightly anchoring marks and optimize stability.
• Materiality: The type of masonry influences support strategies. Brittle materials, like terra cotta, need careful handling while robust materials, like granite, can better tolerate concentrated stress.
• Duration: Shorter durations for temporary support reduce the required load considerations. Seasonal planning can mitigate additional challenges from weather conditions, like snow or hurricanes.
• Position: Avoid placing temporary support where new structures will be built. Overlaying original and final project plans can identify viable support options.
• Sequence: Proper sequencing ensures demolition occurs only after adequate support is in place and remains until the new structure can support the final loads. Early and frequent communication avoids additional coordination during construction.
• Testing: Historic masonry can vary in quality, requiring masonry testing to ensure reliability. Another effective strategy is to avoid anchorage by providing collar support with framing on both sides of the wall.
• Existing Conditions: Initial testing and documentation of existing conditions help understand material strengths and inform support strategies. Verification of the documents and condition assessments confirm the integrity of the masonry before construction begins.
• Monitoring: Tracking the condition, plumbness and/or performance of the temporarily supported wall can give real-time feedback about how functional the support is.
Common Façadectomy Strategies
Combining these considerations leads teams to several types of effective façadectomy strategies. For instance, a diaphragm replacement method replaces floor framing with temporary structures directing loads to original points. (See “Façadectomy with Diaphragm Replacement”, page 41.) This is useful for maintaining multiple walls. Temporary steel can be placed above or below existing floors, depending on the project’s needs.
A second strategy is incorporation of truss buttresses, ideal for maintaining a single wall. Trusses translate loads to foundations, and the truss profile mimics load magnitudes with a narrow top expanding to a wider base.
A façadectomy can reduce embodied carbon by avoiding replacing functional elements with new, carbon-heavy materials.
Focusing on the foundation is a separate consideration. Supporting walls without internal floors that face dynamic wind loads, foundations must resist downward and upward forces. Soil improvement or deep foundation systems may be necessary. Ballasted systems, using weighted platforms, also can provide resistance. (The façadectomy at Wellesley College incorporated truss buttresses and foundation support. See “Façadectomy with Truss Buttresses and Foundation Support”, page 42.)
Historical Essence
Façadectomies require careful planning and execution to balance preservation with structural integrity. By considering geometry, quantity, property limits, sequencing and more, effective temporary support strategies ensure successful retrofitting while maintaining the historical essence of the façade. Properly executed, a façadectomy can seamlessly blend the old with the new, preserving architectural heritage while providing modern functionality.
The last word in humidity control
Community Revitalization
The 2011 restoration of the Henley Street Bridge cut off easy access to downtown Knoxville, Tenn., stalling development and forcing longtime businesses to close. Yet, through it all, stood one landmark: a crumbling factory that had once housed Kern’s Bakery, a beloved institution woven into the city’s history.
Generations of locals fondly remember the scent of freshbaked bread wafting from the facility, where Kern’s iconic yellow-packaged loaves were baked daily. Founded by Peter Kern in the 1860s, the bakery relocated to South Knoxville in 1931 where it operated as a regional powerhouse for more than 60 years. As time passed, the factory shut down, and
the once-bustling halls fell silent. The massive sign atop the building, shaped like a loaf of the iconic bread, slowly faded, and the structure itself began to deteriorate. In 2013, preservationists recognized the site’s historical significance, and it was added to the Knox Heritage “Fragile 15” list of endangered historic properties. Four years later, it was added to the National Register of Historic Places, but its fate remained uncertain.
That uncertainty changed when a group of visionary developers saw the potential to preserve the factory’s character while giving it new life as a community hub. The result is Kern’s Food Hall, a dynamic, mixed-use destination where
A
Historic and Beloved Bread Factory Is Transformed into a Vibrant Food Hall
By Joseph Staats, RA, NCARB
Kern’s Bakery, a beloved historic landmark in South Knoxville, Tenn., brings new life to a community through its transformation into Kern’s Food Hall, an entertainment, dining and retail space.
visitors can shop, dine and gather. Located across the river from the University of Tennessee, Knoxville, the food hall now serves the growing student population that inhabits the south bank and meets the increasing demand for dining and entertainment options in South Knoxville.
Beloved Bakery Reborn
Driven by a passion for historic preservation and adaptive reuse, the team at Johnson Architecture helped breathe new life into the former Kern’s Bakery, carefully blending its rich history with modern functionality. The original 70,000-squarefoot building, a stunning example of Art Deco design, retained
PHOTOS: Aaron Ingram unless otherwise noted BEFORE
PHOTOS: Johnson Architecture
Visitors to the food hall now enter through a welcoming courtyard, once a sunken loading dock. The courtyard has been transformed with string lights overhead and stamped concrete underfoot.
many of its vintage accents with project stakeholders committed to preserving as much of its historic charm as possible.
A thoughtfully designed 4,000-square-foot addition seamlessly expands the space for tenants while maintaining the character of the original structure. The building’s original terracotta floors were meticulously restored and sealed to meet ADA requirements while much of the original brick was salvaged and paired with mixed materials to create a distinctive industrial aesthetic that pays homage to the bakery’s history.
Visitors to the food hall now enter through a welcoming courtyard, once a sunken loading dock. The courtyard has been transformed with string lights overhead and stamped concrete underfoot. This inviting space leads to the entry vestibule, where original brick, modern glass walls, and reclaimed wood and steel elements come together to create a warm and dynamic first impression.
BEFORE
The space buzzes with activity, drawing in locals and visitors eager to be part of the experience.
Inside, the design celebrates the building’s history while embracing a contemporary atmosphere. Natural light floods the space through restored clerestory windows and a newly added skylight, illuminating the spacious bar area. Exposed steel beams and the original wood ceiling structure remain intact while enclosed glass loading docks and industrial sliding doors add character. A towering grain silo, a relic from the bakery’s past, now serves as a striking focal point, surrounded by cozy lounge areas where visitors can sip coffee and catch up on work. To enhance the industrial feel, designers incorporated corrugated metal for depth and texture, restored original steel window frames where possible and installed blackframed windows in new openings.
‘It
Wasn’t Easy, but It Was Important’
Restoring a nearly century-old industrial building comes with its fair share of challenges, but for the team at Johnson Architecture, the Kern’s Bakery transformation was well worth the effort. As project designer Jimmy Ryan put it, “It wasn’t easy, but it was important.”
Bringing the historic structure up to modern safety standards required thoughtful planning and creative problem-solving. The wood-framed sections of the building needed significant code upgrades; multiple firewalls were installed to ensure compliance. One of the biggest challenges was addressing means of egress, which had not been considered when the factory was built in the 1930s. To preserve the building’s character while meeting safety standards, the project team worked closely with the general contractor to source historically inspired hardware for the newly added emergency exits.
The result is a seamless blend of old and new—where safety, function and architectural integrity coexist in a reimagined space that honors its past while embracing the future.
Natural lights flood the space in which exposed steel beams and the original wood ceiling structure remain intact.
A towering grain silo, a relic from the bakery’s past, now serves as a striking focal point, surrounded by cozy lounge areas. BEFORE
Translucent Panel and Skylight Systems: Kalwall, www.kalwall. com
Exit Door Hardware: Von Duprin, www.vonduprin.com/en/index. html
A rooftop bar offers sweeping views of the private event lawn below, where community members come together for fitness classes, trivia nights, movie screenings and live music.
More than Just a Renovation
The transformation of Kern’s Bakery has done more that revive a historic building; it has established South Knoxville as a destination. With the neighborhood experiencing rapid growth, particularly along the South Waterfront District, infrastructure improvements and mixed-use developments are shaping a new era for the community. Kern’s Food Hall stands at the heart of this revitalization, serving as a vibrant gathering place that celebrates the neighborhood’s history.
Beyond its architectural revival, Kern’s Food Hall has created an opportunity for locally owned small businesses and first-time entrepreneurs. The brick-and-mortar space provides a permanent home for a diverse mix of vendors, including a social media lounge that doubles as a podcast recording studio, photography space and meeting venue.
The energy extends beyond the building itself. A rooftop bar offers sweeping views of the private event lawn below, where community members come together for fitness classes, trivia nights, movie screenings and live music. The space buzzes with activity, drawing in locals and visitors eager to be part of the experience.
This project was more than just design and construction. It was about community. Kern’s Food Hall is a place where people connect, businesses thrive and the legacy of South Knoxville’s past continues to inspire the future.
The 2025 Metamorphosis Awards
Be recognized by retrofit magazine for your outstanding work retrofitting commercial, industrial, institutional and residential buildings!
Submissions now are being accepted to enter our seventh-annual Metamorphosis Awards, honoring architects, designers and contractors for excellence in renovation, retrofits and more.
CATEGORIES
• Whole Building
• Historic
• Exterior
• Interior
• Residential
• Mixed Use
• Multifamily
• Adaptive Reuse
• Addition
• Wild Card: A creative improvement to an existing space/feature that doesn’t fit in the other categories.
DEADLINE FOR ENTRIES: July 18
Learn more at www.retrofitmagazine.com/metamorphosis-awards
VIEW THE 2024 WINNERS AT www.retrofitmagazine.com/category/2024-awards.
A former retail store in Detroit’s Midtown neighborhood has been transformed into Mad Nice, an upscale Italian restaurant.
Mad Nice
Architectural Innovation and Coastal Influence Combine
in a Chic, Historic Conversion
By John Skok, AIA
When McIntosh Poris Architects (MPA) was approached to transform a former retail space in Midtown Detroit into Mad Nice, an upscale Italian restaurant, it felt like coming full circle. The firm designed the previous adaptive reuse of this historic 1930s building from a 1950s supermarket to the artisanal boutique Will Leather Goods in 2014. Reimagining the 10,430-square-foot space nearly a decade later as a vibrant dining destination was a challenge and an opportunity to build on MPA’s deep understanding of the building’s history and potential.
Italy Meets Palm Springs
The design goal for Mad Nice was to enlarge the concept of a restaurant. Owner Heirloom Hospitality envisioned an immersive dining experience that would blend “Italian Soul, West Coast Vibes and Detroit Sauce.” The client wanted a bright, airy, and warm environment inspired by the authenticity of coastal Italy and the glamour of Palm Springs, Calif. This vision extended to the culinary program, as well, with Executive Chef Myles McVay crafting a menu that mirrors the restaurant’s distinct fusion of influences.
Mad Nice represents a new chapter for Midtown Detroit. Located on Second Avenue, a corridor bustling with hotels, shops, and eateries, the restaurant is contributing to the area’s ongoing revitalization by attracting locals and visitors alike. Because the building is situated in Detroit’s WillisSelden Historic District, one of MPA’s first challenges was navigating the approval process with the Historic District Commission. Despite proposing significant changes, including a 1,535-square-foot addition, the team successfully obtained a Certificate of Appropriateness by carefully balancing modern interventions with respect for the building’s historic character.
The design incorporates traditional materials, such as brick and glazed block, alongside industrial elements that
PHOTOS: Karl Moses unless otherwise noted
From the coral and sea green palette to Mid-century-inspired furniture selections, interior-design firm Parini’s design evokes coastal chic décor and vintage hospitality.
include exposed steel trusses and metal panels. MPA sought to honor Detroit’s industrial heritage with these choices while creating a warm and contemporary aesthetic. Large operable windows and skylights blur the line between interior and exterior spaces, filling the restaurant with natural light and enhancing ventilation. These features align with the client’s vision of airiness while creating a welcoming atmosphere that connects diners to the surrounding Midtown neighborhood.
The building’s layout revolves around a striking triangular bar. The heart of the restaurant, the bar serves as a visual anchor and hub of activity. To the east lies a state-of-theart commercial kitchen while the southern addition houses
The architecture and interior design teams worked closely to ensure that architectural elements, such as exposed steel trusses, complemented the interiors team’s vision for soft textures and bold colors.
BEFORE
DURING
private dining areas and a second, smaller bar. The addition’s operable windows and skylights further enhance its connection to the outdoors, making it an inviting space for gatherings large and small.
The mezzanine level is dedicated to storage and administrative functions, ensuring that operational needs are met without compromising the guest experience. Meanwhile, an outdoor patio extends the dining area into Midtown’s vibrant streetscape, fostering a sense of community and engagement with the urban environment.
Another special feature of Mad Nice is its in-store retail area, Mad Nice Goods. This multifunctional space offers limited-edition retail collaborations, prepared foods to go, and coffee and cocktails. It was important this area felt integrated into the overall design rather than appear as an afterthought. By maintaining consistent materials and design elements throughout, MPA created a cohesive environment that supports the dining and retail experiences.
In addition to creative architectural solutions, the project required close collaboration with Detroit interior design firm Parini, which contributed its extensive expertise in boutique hospitality to the project. As a highly regarded and woman-owned interior
BEFORE PHOTO: Michelle and Chris Gerard
DURING
PHOTO: McIntosh Poris Architects
design studio specializing in boutique hospitality, Parini brought a fresh perspective and meticulous attention to detail that elevated every aspect of Mad Nice’s interiors.
Parini’s approach is rooted in creating spaces that tell stories, and the firm’s work on Mad Nice is no exception. From the coral and sea green palette to Mid-century-inspired furniture selections, Parini’s design evokes coastal chic décor and vintage hospitality. The architecture and interior design teams worked closely to ensure that architectural elements, such as exposed steel trusses, complemented the interiors team’s vision for soft textures and bold colors. Whether advising on the space planning or the bar design, selecting finishes that enhanced natural light or crafting custom millwork, Parini’s contributions were instrumental in bringing Heirloom Hospitality’s vision to life.
Challenges and Opportunities
Mad Nice was like any renovation project with its share of surprises. One challenge was integrating modern mechanical systems into a historic structure without disrupting the
building’s character or the HVAC’s functionality. The design team’s solution involved careful coordination with engineers to conceal ductwork within existing structural elements wherever possible.
Another hurdle was adapting the building’s layout to accommodate restaurant operations and retail functions. By leveraging MPA’s prior knowledge of the space from its time as Will Leather Goods, the team was able to streamline this process and make informed decisions about how best to utilize each square foot.
For MPA, Mad Nice exemplifies the firm’s belief in design as a catalyst for change. The thought is by helping transform the building into a dynamic dining destination that celebrates local history and global influences, MPA has played a role in creating something truly distinctive for the city. And seeing how Detroiters have embraced Mad Nice has only reaffirmed MPA’s mission.
The Mad Nice story goes beyond delicious food; it’s a statement about thoughtful collaborations between architects and designers and between clients and cities who dream big.
Retrofit Team
Architect: McIntosh Poris Architects (MPA), www.mcintoshporis. com
• Michael Poris
• John Skok
• Laurie Hughet-Hiller
• Blake Hill
• Kelly Raczkowski
Interior Designer: Parini, www.parini.design
General Contractor: Milo Building Co., milobuilding.com
MEP Engineer: MA Engineering, ma-engineering.com
Structural Engineer: IMEG, imegcorp.com
Materials
Custom Lighting and Millwork: Donut Shop, donutshop.design
Seating: Grand Rapids Chair, grandrapidschair.com, and Suite 22 Contract, suite22contract.com
Upholstery: Erica Shamrock Textiles, ericashamrocktextiles.com, and Maharam, www.maharam.com
Custom Doors: Weldwork, www.weldwork.com
Metal Composite Material: Sterracore from ATAS International Inc., www.atas.com
Fiberglass Windows: Modern Multi-Slide from Marvin, www.marvin.com
Skylights: Dalyte, dalyteusa.com
After Hurricane Sandy in 2012, Hoboken, N.J., invested in adaptation strategies, including expanding its sewer capacity and implementing procedures to direct and manage water when it comes.
The World of Tomorrow Climate Adaptation Challenges Us to Look Ahead and Reimagine the Built Environment
By Jim Schneider
The world is changing. No matter the debates and denial that still inhabit the corridors of policy and power, the conditions on the planet continue to shift at an ever-accelerating pace. According to climate data from NASA, 2024 was the warmest year since recording began in 1880. (Read more at climate.nasa.gov/vital-signs/global-temperature/?intent=121.)
Estimates are that the overall global temperature has increased 1.47 degrees Celsius (2.65 degrees Fahrenheit) since the late 19th-century (1850-1900) pre-industrial average.
For those keeping score, the Paris Agreement, which was signed in 2015, proposed the goal of limiting temperature increase on Earth to 1.5 degrees Celsius (2.7 degrees Fahrenheit). Given the inertia of climate change and recent re-
porting from The Intergovernmental Panel on Climate Change (www.ipcc.ch/report/sixth-assessment-report-cycle), we can expect to soon pass that mark and enter undefined territory.
It has become apparent climate mitigation through greenhouse-gas reduction, though still extremely important, is no longer sufficient. Accepting the reality of a changing climate means adapting to it while continuing to slow it. As difficult a proposition as that may seem, many see the possibility for positive change within the challenge.
“Climate adaptation is an opportunity to improve on the status quo and make us sturdier to the volatility we know is coming,” explains Shalini Vajjhala, Ph.D., executive director of PRE Collective, a group that aims to help communities and
PHOTO: Phamous Philmz / Adobe Stock
regions generate transformational infrastructure opportunities. “Even if we get everything right, there are still going to be storms and there will still be fires. The world wasn’t perfect without climate change, so this is an opportunity to lift the baseline and really look at where people are vulnerable, what they are vulnerable to and how to reduce those risks.”
“Adapting to climate change requires taking the long view,” says Doug Parsons, host of the podcast, “America Adapts” (www.americaadapts.org) and a longtime advocate focused on the need for climate adaptation. “For example, sea-level rise is not really a disaster. It is a current and future threat that requires us to take planning action today.”
“In many ways, climate adaptation is what we have always done, which is to interact with the natural environment, understand the conditions and extremes, and build something that shelters us from those extremes,” says Jessica Mederson, partner at Wisconsin law firm Stafford Rosenbaum LLP and co-host of the podcast, “Adapt: Climate Change and the Built Environment”. “We must change the way we think about how we build and where we live. Some parts of the country are going to get hotter than we are used to experiencing, and other places have wildfires encroaching on areas they didn’t used to. The climate and environmental threats we face are changing.”
Growing Risk
A recent report published by the Urban Land Institute (ULI) titled, “Resilient Retrofits: Climate Upgrades for Existing Buildings”, notes in the U.S. alone, 12.4 million residential properties and 900,000 commercial properties are at risk for flooding. (Read the report at bit.ly/3DTtOeP.) It further cites World Resources Institute data that projects by 2030, 147 million people and $712 billion in urban properties will be at risk from coastal and river flooding.
Flooding is just one climate threat, in addition to fire, storms, heat and other stressors. Climate change may be a global issue, but its impacts are local. How it affects one place or community is very different than how it may affect another. Adaptation strategies need to be designed to respond to realities on the ground.
“Individual owners of buildings don’t need to be overwhelmed by the big picture of climate change and adaptation; they need to know what’s important for their building,” says Dr. Anne Cope, chief engineer of the Insurance Institute for Business & Home Safety. “We as architects, engineers and building design professionals need to be able to communicate what is important. What are the risks in your area over the life of the building? What does the building need to be able to do? The threats against the built environment are changing, and we simply need to relay that to owners.”
With increasingly large-scale disaster events happening at a regular pace in places we don’t expect, whether that’s hurricane devastation in Asheville, N.C., or raging urban wildfires in Maui and Los Angeles, it’s not hard for building owners to wrap their minds around tangible threats from Mother Nature, and the costs associated with them. In fact, it’s becoming harder to ignore.
“We’re seeing individuals from across the real-estate value chain taking action simply because it’s good business to do so,” says Lindsay Brugger, vice president, Resilience at ULI. “Cities know they need to create safe and secure communities that protect their residents and economies. Investors know managing climate risk is part of their fiduciary duty, and developers are hearing increasing demand for climate-ready buildings from occupants and investors. Likewise, design professionals are responding to client interest. If you’re not actively assessing and addressing physical climate risk, you’re behind and losing value.”
Although the focus is often on disaster, Mederson points out climate can wreak havoc in more mundane ways at all points in a building’s life. “Climate events and things, like excessive heat, can also cause problems during construction, which can create delays or performance issues,” she explains. “Problems plus confusion over who is responsible equals
“We as architects, engineers and building design professionals need to be able to communicate what is important. What are the risks in your area over the life of the building? What does the building need to be able to do? The threats against the built environment are changing, and we simply need to relay that to owners.”
— Dr. Anne Cope, chief engineer, Insurance Institute for Business & Home Safety
litigation. Litigation is expensive, and no one wants that. Incorporating resilience into the process and project upfront decreases the chances you’ll end up talking with a litigator and increases the return on investment.”
Practical Resilience
For many, the question swirling around climate adaptation, much like the one surrounding mitigation, is in its simplest form, “Can it be done?” Humanity has never faced a challenge of this magnitude, and the scale of it can be paralyzing. It involves changing the way we do things to meet a future we can’t fully see or understand. Meeting the moment begins with stepping back, bringing the focus to the simple and practical, and remembering people inherently want to aspire to a better future.
“We need people to see themselves better off and create a vision they can imagine being in,” Vajjhala says. “How do we layer in public and private investment in spaces where adaptation is everybody’s problem and no single entity’s job? There is a need for collective action. People and communities have never had a problem doing adaptation work, and it’s largely because we don’t talk about the theory of it. We talk about the practice. It’s the impact on the ground.”
There are communities, cities and states leaning into adaptation strategy and already reaping benefits. Vajjhala cites Hoboken, N.J., as an example of the “flood that didn’t
happen”. Like many East Coast cities, Hoboken is under direct threat from coastal flooding, and much of it was underwater in the aftermath of Hurricane Sandy in 2012. When another serious storm struck in 2023, the city was ready. While the same storm drowned several of New York City’s subway lines and left thigh-deep standing water in Brooklyn, Hoboken’s fire department towed just six cars, and by evening only a few inches of standing water remained at three of the city’s 277 intersections. (Read more at bit.ly/4i2zpO0.)
The reason Hoboken was able to shrug off this serious storm was because of its adaptation strategies. Rather than trying to block the advance of water with sea walls, the city has invested in expanding its sewer capacity and implementing a series of management strategies to contain and direct the water when it comes. Parks played a major role including a 5-acre site named ResilienCity Park that collected more than 1.4 million gallons of rainwater. Hoboken was able to move on from that storm with minimal damage and little or no lost economic output from what could have been weeks or longer of repair and rebuilding.
“The most sustainable design is the one you don’t put in the landfill or bulldoze because storms or fires made a mess of it,” Cope says. “I’d love to see cities and towns treat the normal occurrences that Mother Nature brings as just a bad weather day where nobody must rebuild. We cannot presume we can just build the same way.”
In the end, the goal is a built environment that can interact in a positive way with nature and humanity at the same time, as illustrated in this AI image.
The Future
The increasing pressures of a changing climate are forcing many developers, owners, and local governments to re-assess the traditional approach to planning and design as they look to the future. Sometimes that means large public works projects, like the one in Hoboken, but sometimes it means something as simple as planting trees. As noted by The Nature Conservancy’s Plant a Billion Trees Initiative (www.nature.org/en-us/ get-involved/how-to-help/plant-a-billion), trees not only clean the air and absorb CO2, but they also create shade. In cities, shading can mitigate the urban heat island effect and reduce heat stress on people and infrastructure. Although hardening buildings and preparing for disaster is part of adaptation, it isn’t the whole story. In the end, the goal is a built environment that can interact in a positive way with nature and humanity at the same time.
“We can for all sorts like smart growth, increased conservation doing it out commit at look at these perspective, too much of like that. These integrated into approach.”
“Resilience absolutely create “The benefits when losses remain open minimized, strike for resilience beneficial. Resilience forts can bring reduced operating premiums and tion, even if
“I really see environment adaptation neutral or even sink,” Mederson buildings and to the changing adaptable to need in the
Adaptation is simply an acknowledgement that the world we are seeking to save for our children is not the same world we or our parents or grandparents inhabited.
Although some view climate adaptation as a surrender, in no way does it supplant the need for mitigation and continued efforts to curb the worst impacts of a changing world. We
Lighting Systems Adapt to Field Conditions
Coronet has unveiled Lalina Cove and Lalina Perimeter, field-curvable and -cuttable lighting systems. The Lalina family was developed in direct response to the limitations of rigid, prefabricated lighting systems that fail to adapt to site conditions, often falling short—or long—when it comes to precision. Lalina Cove and Lalina Perimeter feature a mud-in installation system, ensuring a clean, integrated appearance with no visible hardware. Lalina Cove is designed for ceiling illumination, providing soft, indirect light that enhances spatial aesthetics. Coronet’s proprietary Wide Asymmetric Optic can be specified for maximum horizontal light projection. Lalina Perimeter is tailored for wall applications, delivering seamless ambient lighting for a refined atmosphere. Manufactured at Coronet’s factory in New Jersey, the patent-pending Lalina family is BABA and BAA compliant. A CarbonNeutral-certified company, Coronet produces the Lalina family using aluminum extrusions made from 85 percent recycled content. www.coronetled.com
Storage Units Fit over Car Hoods in Parking Garages
Bradyl Storage Solutions has introduced the Bradyl Box, an innovative over-the-hood storage unit designed to optimize unused space in parking garages. Providing more than 80 cubic feet of secure storage, the Bradyl Box is designed to provide convenient storage while seamlessly fitting within a standard-size parking space. The adjustable leg height ensures compatibility with all cars, most SUVs and most trucks. The unit is completely freestanding and includes anti-tip hardware for enhanced stability and security. The box, which features a durable powder-coated finish for rust resistance and has undergone UL safety testing, includes a gas strut-assisted door for effortless opening and closing. bradyl.com/bradyl-box
Shou Sugi Ban Siding
Now Extends to Detailing
Nakamoto Forestry offers yakisugi Shou Sugi Ban siding in three variations—Suyaki (unbrushed), Gendai (brushed once) and Pika-Pika (brushed twice). This highly durable, carbon-negative material is known for its resistance to rot, fungus, borers and fire, making it a popular choice for cladding. With the new profiles, yakisugi is more versatile, giving architects, designers, and builders the ability to extend its use to window and door trim, battens, and other architectural accents— creating a cohesive design language that seamlessly ties cladding and detailing together. Sustainably sourced and meticulously milled in Japan, each profile is manufactured with tailored processes to ensure optimal performance and dimensional stability. nakamotoforestry.com
Wood Particle Product Looks Like Terrazzo
Havwoods has made available TreeAzzo, an FSC-certified, resin-bound wood particle product. It is available with a fiber-cement backing or an 18-millimeter ply backing, allowing for applications as floor or wall tiles, as well as furniture, cabinetry, worktops and counter splashbacks. A premium, eco-friendly resin is combined with reclaimed wood chips from the woodworking industry, which would otherwise be discarded. The wood species include, but are not limited to, ash, oak, pine and walnut. The standard resin colorways include Blueberry, Fig, Liquorice, Nougat, Nougat Brushed, Oyster, Pistachio and Raspberry. The resin also can be customized to match any RAL floor resin color. TreeAzzo is made 100 percent by hand, meaning every panel is unique with no repeat patterns. The material can be drilled and cut like any wood or cement-board product. It is fully customizable in size and offered with a drop-edge finish, creating the look of solid terrazzo. Alternatively, the ply backing can be exposed for a sleek, contemporary finish. www.havwoods.com/us/range/treeazzo
Roof Coverboard Reduces Need for Fasteners
Georgia-Pacific has introduced DensDeck ProFast Prime Roof Board, a gypsum-based roof coverboard. The solution is designed to create efficiency for roofing installations by reducing the need for fasteners by 30 to 50 percent, which can significantly lower material and labor costs. (Reduction in fasteners is based on third-party testing with multiple roofing assemblies, using No. 15 fasteners and 3-inch metal flat bottom plates.) Measuring at 3/8 inch in thickness, this fiberglass mat-reinforced coverboard is approximately 20 percent lighter than the traditional 1/2-inch DensDeck Prime, yet it maintains robust resistance to fire, wind uplift, punctures, foot traffic and hail. With its lightweight construction, the board offers easy handling and installation without sacrificing strength or durability. www.buildgp.com
Large Sliding Door Boasts Smooth Operation
Kolbe Windows & Doors has debuted its VistaLuxe WD LINE
Stretta sliding door with smooth operation to easily unlock and glide immense panels. When closed, the active panel tightly seals around all four sides of the door for enhanced performance against air, water and noise infiltration. Available in two, three or four bi-parting panel configurations with maximum panel widths up to 118 inches and maximum panel heights of 141 inches, the Stretta sliding door offers customizable options to suit a variety of space and design needs. www.kolbewindows.com
CPVC Is Suited for Domestic Water, Hydronics
GF Building Flow Solutions Americas (formerly Uponor North America) has launched Uponor ChlorFIT Schedule 80 Corzan CPVC, marking the largest portfolio expansion in the company’s history. Engineered for commercial domestic water and low-temperature hydronics, Uponor ChlorFIT delivers durability and reliability, providing cost and labor efficiencies while enhancing sustainability in all commercial projects. Available in sizes from 1/2 to 8 inches and custom orders up to 24 inches, Uponor ChlorFIT offers a comprehensive range of products, including pipe, fittings, valves and ProPEX transitions for seamless integration with Uponor PEX-a. uponor.com/chlorfit
Tiles Combine Geometric Forms with Natural Imperfections
Nemo Tile + Stone has released Isla, porcelain stoneware tiles in a bold reinterpretation of Mid-century design, combining geometric forms with natural imperfections to create spaces with unique, decorative character. The Isla collection features eight porcelain tile options in an 8- by 8-inch format, including four glossy single-color finishes and four patterned counterparts. The solid tiles come in four timeless colors: Coral, Green, Sand and White. Each color is paired with a Deco counterpart, featuring soft, unique flowing shapes and tone-on-tone 3D effects that can be arranged into various, unique wall patterns. These four decorative tiles showcase a “deep glaze” effect, resulting in unique and varied designs with unevenly poured glazes that create edges and textures reminiscent of handmade craftsmanship. The collection’s solid tiles are suited for floors and walls while the Deco tiles are suited for walls, inviting creative combinations. www.nemotile.com
Polyiso Products Are TCPP-free at Standard Pricing
Siplast’s full line of Paratherm Non-Halogenated (NH) polyiso products are TCPP-free, Red-List-free and now offered at standard polyiso pricing. These insulation solutions provide thermal performance while eliminating potentially hazardous flame-retardant chemicals. TCPP is a chlorinated organophosphate flame retardant commonly added to polyurethane foams. Additionally, the Paratherm NH line provides stable R-value performance at mean temperatures of 40 and 75 F. Siplast offers a comprehensive range of Paratherm NH TCPP-free polyiso products—including flat, tapered and coverboards—available with GRF and CGF facers in a variety of PSI ratings. Paratherm NH Polyiso products contribute toward green-building programs and include sustainability documentation—Declare Labels, GREENGUARD Gold, GreenCircle Certified Recycled Content and product-specific EPDs. www.siplast.com
BMS Is Updated, Now Monitors Third-party Equipment
EARLY WARNING WATER LEAK DETECTION EARLY LEAK DETECTION
Fujitsu General America’s AIRSTAGE Cloud BMS Site Manager and Service Manager applications have been updated to v3.0.0. AIRSTAGE Cloud is a versatile cloud platform that provides Building Management Systems as a Service. It effectively and efficiently monitors, manages and helps maintain Fujitsu General’s VRF and mini-split systems, along with third-party equipment, including all thermostatically controlled HVAC systems, regardless of the manufacturer. One major feature of the new V3.0.0 update is that it gives users of Service Manager the ability to remotely configure all the installation and commissioning settings, a task that previously required multiple site visits. Configuration is faster and more accurate because of the ability to batch program function settings on a job site. www.fujitsugeneral.com
Dually Modified Wood Now Can Be Prefinished
Kebony North America has introduced Kebony Textured with Color (TWC), a prefinished cladding product line. Although Kebony products always have been stainable, Textured with Color was developed in response to customer demand for a uniform and unique cladding finish in an off-the-shelf offering. Kebony TWC saves cladding contractors’ time and labor with its factory-applied stains, which are Stormy Gray and the darker Midnight Sky, ensuring uniform color throughout the façade. The new product range is available through Kebony’s national distribution network. us.kebony.com
Stormy Gray
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The Bowl at Ballantyne An Office Park with Golf Course Becomes a Community Destination
Emerging as a nature-oriented, family-friendly mixed-use environment, The Bowl at Ballantyne is the evolution of a golf course within a traditional office park into a vibrant community destination in Charlotte, N.C. Serving as the full-service architect for seven food and beverage shell buildings and the Stream Park Pavilion, as well as leading environmental graphic design efforts, national design firm Cooper Carry transformed the experience on property by prioritizing connectivity and enhancing opportunities to gather amid the natural landscape.
Occupying 20 acres out of the 535-acre Ballantyne campus owned by developer Northwood Investors, the first phase of The Bowl at Ballantyne includes 680 residential units, a 5,000-person amphitheater, a 6.4-acre Stream Park, and 87,000 square feet of retail and dining adjacent to the office park amid acres of parks, walking paths, gardens and open space. In collaboration with LandDesign, the Cooper Carry team envisioned a design strategy that brought a higher use
to the site that would benefit a diverse range of office workers and visitors to the property.
The Bowl at Ballantyne is part of a larger redevelopment strategy initiated by Northwood known as “Ballantyne Reimagined,” which aims to breathe new life into the 535-acre property by creating an urban, downtown-esque experience for the entire community to enjoy.
“Ballantyne is one of the largest master-planned communities in the Southeast, and the original developer envisioned that Ballantyne would evolve over time, so this densification effort was a natural next step for the property given the significant growth of the area,” says Kevin Roberts, associate principal at Cooper Carry. “The site was filled with opportunities hidden in plain sight, such as the nearby trail network and vast expanse of surrounding nature. Our goal was to thoughtfully integrate the existing campus into an intentionally designed mixed-use environment that would upgrade it from a 9-to-5 spot into an 18-hour urban destination.”
PHOTOS: courtesy Cooper Carry
Your Complete Solution for Roof Restoration
Say goodbye to costly roof replacements! W. R. MEADOWS is excited to unveil KNIGHTSHIELD, our innovative line of silicone roof coatings designed to restore and protect all types of roof membranes, systems, and substrates. This fully integrated system includes everything needed for a seamless restoration — high solids silicone coatings, walk-pads, primers, cleaners, and more — offering a durable solution that extends the life of the roof while minimizing downtime and avoiding the expense of a full tear-off. Compatible with new and existing roofs - polyurethane foams, elastomeric, concrete, plywood, coated metal, etc.
BEST PERFORMING FOLDING GLASS WALLS
Easy Operation: Smoothest and easiest operation of any folding glass wall as panels glide to their open or closed position.
Superior Performance: Exceptional resistance against wind-driven rain. Energy-efficient panels keep extreme weather out. Air, water, structural, forced entry, swing door and cycle tested.
Design Options: Slimmest panel profiles available, and can stack either to the left or right—inswing or outswing. ADA-compliant sill option with high heel resistant feature. Unlimited widths, customizable configurations, glazing, and 50 standard color choices.
NanaWall Generation 4 Series Folding Glass Wall in FourFold stacking configuration that can move around obstacles.
