RE
IMAGINE BUILDING STOCK
AD
APT
RE
USE TO SAVE CARBON
Our cities are in
transition. We have a wealth of empty or underutilized buildings that fail to meet the expectations and demands of business or people. AD—APT: INTO THE DEEP
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Another 2.5 billion people will be living in urban areas by the time we reach 2050.
Adaptive reuse has the right priorities.
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We are living through a period of accelerated change
Pre-Pandemic
Pandemic
Post-Pandemic
Futures?
The separation of work and home.
Enforced fusion of work and home.
Hybrid working.
Multi-nodal neighborhoods.
Growth of the neighborhood.
Commercial + newly resurgent neighborhoods.
Mixed use as standard.
AD—APT: INTO THE DEEP
Recognition of inherent value locked in existing building stock.
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CONTINUAL TRANSFORMATION AD—APT: INTO THE DEEP
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RE
IMAGINE + RE
ere are Where the are buildings the buildings thatthat are that better aresuited better forsuited adaptation? for adaptation? Where are buildings the are better suited for adaptation?
earched Weacross searched 3 relevant across parameters. 3 relevant parameters. We searched across 3 relevant parameters.
01 01 USE LAND USE LAND USE
02 02 02 FLOORFLOOR PLATEFLOOR AREA AREA PLATE AREA PLATE
LAND USE
FLOOR PLATE AREA
NEW
03 03 03 YEAR OF CONSTRUCTION YEAR OF CONSTRUCTION YEAR OF CONSTRUCTION
YEAR OF CONSTRUCTION
We build digital models of neighborhoods, towns and cities and use algorithms to analyze where existing building stock is located, adjacent to transport.
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This our opportunity to re-imagine, renew and take advantage of inherent value. 6
WE ARE ACTIVE PARTICIPANTS IN THIS GLOBAL SHIFT
UNLOCKING THE DEEP
FLOORPLATE The common challenge for a complex office floorplate is solving how to break through darker depths. Where the 1940s and 1950s saw office buildings typically span 50 feet from core to glass, the 1960s through to 1990s saw the rise of bigger, deeper floorplates.
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THE PROBLEM + ANSWERS
Unlocking the deep floorplate is complex, but not impossible. Today’s cities face two unignorable truths: the first is that our spatial needs are evolving more rapidly than our urban fabric, and the second is that our world is experiencing a climate crisis.
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OUR SOLUTION
THE
PERIMETER
This approach is what’s been most typical when larger floorplates are converted to residential. It involves placing units, normally around 30 feet deep, around the building’s edge to create a border of standard-size residences that have access to natural light in all habitable rooms via a minimum of one side (two for a corner apartment). The main issue with The Perimeter is that it leaves a large, central area of the building’s floorplate unused and without access to light and air, leaving a frustratingly dark space that lacks a purpose and, for the building owner, generates no potential for additional rental or sales income.
Cutting into the ‘grid’ to consider future use. AD—APT: INTO THE DEEP
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OUR SOLUTION
THE
SLIM-FIT
Some jurisdictions will allow the retrofitting of leaner, longer units that extend into the depths of the darker floorplate. This creates space for more apartments and – by extension – more revenue. The approach solves The Perimeter’s problem of unused space and allows for more apartments to fit on a floorplate, but it does leave space in each apartment without direct access to light and air. While smart design and programming can go a long way towards solving this matter, it is important to note as a potential challenge to designing livable spaces.
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OUR SOLUTION
THE
ATRIUM
The Atrium approach involves cutting the dark, harder to repurpose part of the existing structure out of the building center to create an atrium: an inner cavity that allows light to reach through the buildings’ core. To avoid a loss of building area, the removed zone can be repositioned as an ‘overbuild’ on top of the building. While this method is the most direct in solving the challenge of access to light, structural removal is costly and current regulations may not allow for the additional massing at the top of the building to recognize all floor area that’s been removed.
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OUR SOLUTION
THE
LIGHTWELL
A similar approach to The Atrium. The Lightwell sees architects cut away a smaller cavity – a lightwell – through the building’s dark core to create light and air for interior-facing units. This approach allows natural light into all homes but does sacrifice some of the ample space on the original deep floorplate. However, The Lightwell does make room for additional, interior-facing units, which may appeal to investors.
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OUR SOLUTION
COMMUNITY
INSET
Adding exterior loggias and pushing the facade of the building in at the large base of existing building to create more outdoor space will also allow for normalized unit depths. In this instance, exterior outdoor areas could be included in unit sales costs where an interior center area cannot. In most cases, office building facades will need to be reclad to allow for operable windows – so shifting the location may not be an increased cost.
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OUR SOLUTION
STORAGE
CORE
The Storage Core approach is one that would allow the center of the building to be used as a secondary building typology – like third-party storage or a data center – allowing for minimum adjustment to existing floorplates as well as additional opportunity for revenue. To allow for each use type to function independently, additional core vertical transportation and egress will be required.
Aspirational and ambitious, adaptive reuse promises a more mindful future by forcing us to consider how much change we’re really entitled to in a building, as well as its future uses. AD—APT: INTO THE DEEP
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B U I L D I N G C L A S S D I ST R I B U T I O N
LOS ANGELES
NEW YORK
Department Stores
16 (0.4%)
Motion Picture, Radio & Television
19 (0.5%)
Garage/Gas (G)
3 (0.7%)
64 (1.4%)
Industrial
Theatre (J)
7 (1.7%)
171 (4.4%)
Professional Buildings
Hotel (H)
217 (5.6%)
Hotel & Motels
429 (11.1%)
Store Combination Lgt Manf Mal, Equipment Manuf sm, Industrial manf, prnt plants
32 (7.8%)
54 (13.1%)
Mix (R)
875 (22.6%) 93 (22.6%)
Retail (K)
Warehousing, Distribution, Storage
OFFICE
1015 (26.2%)
1084 (27.9%)
Office Buildings
0
500
1000
222 (54%)
Office (O)
0
500
1000
OFFICE
OFFICE BUILDINGS FROM 1960s – 90s ACCOUNT FOR
27.9% B-GRADE COMMERCIAL BUILDINGS IN LA
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F LO O R P L AT E A R E A CAT EG O R I E S LOS ANGELES
NEW YORK
Commercial (300000, 400000]
0 (0%)
(200000, 300000]
0 (0%)
2 (0.5%)
(100000, 300000]
88 (21.4%)
(30000, 100000] (100000, 200000]
9 (0.5%)
30,000 - 100,000 sqf
183 (9.5%)
(30000, 100000] (20000, 30000]
153 (8%)
62 (15.1%)
(13000, 20000]
227 (11.8%)
(13000, 20000]
53 (12.9%)
(20000, 30000]
13,000 - 20,000 sqf
(10000, 13000]
13,000 - 20,000 sqf
33 (8%)
142 (7.4%)
(10000, 13000]
1203 (62.8%)
(0, 10000]
0
500
1000
1500
173 (42.1%)
(0, 10000]
0
50
100
150
200
Industrial (300000, 400000]
1 (0.1%)
(200000, 300000]
4 (0.2%)
(100000, 200000]
21 (1.1%) 198 (10.1%)
(30000, 100000] (20000, 30000]
142 (7.2%) 192 (9.8%)
(13000, 20000]
146 (7.4%)
(10000, 13000]
1259 (64.1%)
(0, 10000]
0
500
1000
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Los Angeles and New York are both sites of consistent development and evolution.
1500 17
D ECA D E O F C O N ST R U C T I O N LOS ANGELES
NEW YORK
Commercial
1980-1990 177 (9.2%)
(2000, 2010]
122 (29.7%)
(1980, 1990]
1980-1990
182 (9.5%)
(1990, 2000]
586 (30.6%)
(1980, 1990]
1960-1970
336 (17.5%)
(1970, 1980]
93 (22.6%)
(1970, 1980]
1960-1970
164 (39.9%)
(1960, 1970]
552 (28.8%)
(1960, 1970]
(1950, 1960]
32 (7.8%)
84 (4.4%)
(1950, 1960]
0
200
400
600
0
50
100
150
Industrial 136 (6.9%)
(2000, 2010]
232 (11.8%)
(1990, 2000]
381 (19.4%)
(1980, 1990]
419 (21.3%)
(1970, 1980]
716 (36.5%)
(1960, 1970]
79 (4%)
(1950, 1960]
0
200
400
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600
800 18
T R A N S I T CATC H M E N T WA L K I N G D I STA N C E LOS ANGELES
NEW YORK
Commercial 347 (18.1%)
(15, 55] (14, 15]
83 (4.3%)
(13, 14]
88 (4.6%)
(12, 13]
96 (5%)
>15 min
(10, 11]
29 (7.1%)
(4, 5]
66 (3.4%)
(11, 12]
42 (10.2%)
(5, 13]
105 (5.5%) 114 (5.9%)
(9, 10] (8, 9]
133 (6.9%)
(7, 8]
129 (6.7%)
(6, 7]
119 (6.2%)
(5, 6]
118 (6.2%)
(3, 4]
(2, 3]
4 to 5 min
154 (8%)
(4, 5]
106 (25.8%)
(1, 2]
140 (7.3%)
(3, 4]
2 to 3 min
48 (11.7%)
101 (24.6%)
120 (6.3%)
(2, 3]
(0, 1]
67 (3.5%)
(1, 2]
85 (20.7%)
38 (2%)
(0, 1]
0
100
200
300
0
50
100
150
Industrial (15, 55] 77 (3.9%)
(14, 15]
116 (5.9%)
(13, 14]
108 (5.5%)
(12, 13] (11, 12]
103 (5.2%)
(10, 11]
101 (5.1%)
8 to 9 min
97 (4.9%)
(9, 10]
150 (7.6%)
(8, 9]
136 (6.9%)
(7, 8]
130 (6.6%)
(6, 7]
126 (6.4%)
(5, 6] 105 (5.3%)
(4, 5]
93 (4.7%)
(3, 4] 60 (3.1%)
(2, 3]
46 (2.3%)
(1, 2] 22 (1.1%)
(0, 1]
0
50 AD—APT: INTO THE DEEP
100
150 19
LOS ANGELES ARCHETYPICAL BUILDINGS
92
Commercial Los Angeles OFFICE BUILDINGS Office Buildings 13,000 – 20,000 SQF FLOORPLATE AREA 13,000 – 20,000 sqf floorplate area BUILDINGS 1960s – 1970s & 1980s – 1990s 1960s – 1970s & 1980s – 1990s COMMERCIAL
92
1
Id = 1823
2
Id = 1821
3
Id = 3729
17,916 sqf 1961
buildings
4 4 1 22
33
18,197 sqf 1988
6 6 Willshire Rodeo Willshire //Rodeo Station 5 min Station ~~5min
Willshire Willshire//La La Cienaga Cienaga Station Station
5 5
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Commercial Office Buildings tend to cluster along Wilshire Boulevard.
13,859 sqf 1986
20
LOS ANGELES ARCHETYPICAL BUILDINGS
87
Commercial Los Angeles OFFICE BUILDINGS Office Buildings 30,000 – 100,000 SQF FLOORPLATE AREA 30,000 – 100,000 sqfBUILDINGS floorplate area 1960s – 1970s & 1980s – 1990s 1960s – 1970s & 1980s – 1990s COMMERCIAL
22
2
Id = 1667
3
Id = 587
38,548 sqf 1982
buildings
Willshire Willshire/ Vermont / Vermont BBLine Line
Willshire Normandie Willshire / Normandie D Line Line D
11
87
1
Id = 1328
4 4
55
34,397 sqf 1966
33 66
Willshire Western Willshire //Western Willshire Park Willshire//MacArthur MacArthur Park Station min Station ~~22min
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Similarly to Commercial Office buildings 13k – 20k sqf floorplate, buildings with in the range of 30k-
36,254 sqf 1961
21
NEW YORK COMMERCIAL OFFICE BUILDINGS
Commercial Office Buildings tend to cluster to the south of 57th Street.
13,000 – 20,000 SQF FLOORPLATE AREA 1960s – 1970s & 1980s – 1990s
34
Office Buildings 13,000 – 20,000 sqf floorplate area 1960s – 1970s & 1980s – 1990s
34
1970
buildings
11
BUILDINGS in the This selection of buildings, proximity of Central Park and the M, F and 6 Train lines , match the filtering criteria of floorplate size between 13,000 and 20,000 sqf., and the most typical decades of building construction between 1960s-1970s and 1980s-1990s.
22
2
Id = 270
3
Id = 394
18,434 sq 1969
66 4 4
The distance to transit stations ranges from 1 to 3 minutes Considering NY’s ‘moonshot’ walking. goal of meeting the need for 500,000 residential units over the next decade*, opportunities of this scale are of great importance to the city.
*NY Action Plan – Making New York Work for Everyone
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13,434 sq 1988
5 5
33
22
Around the world for Adaptive Reuse
03
01
700 BOURKE ST, MELBOURNE
02
CHAMBERS ST, NEW YORK
03
AMANO HOTEL, LONDON
04
GRAMERCY SQUARE, NEW YORK
05
CAMPUS PERTH, PERTH
06
CAMPUS PERTH, PERTH
07
XI'AN FOSUN DAHUA 1935, CHINA
08
XI'AN FOSUN DAHUA 1935, CHINA
05
07
02
06
08
01
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04
ECONOMICS
Demolition is usually minimized Build costs often similar * to new builds Speed to market is usually faster due to shortened construction times Promotes economic growth within the local community City incentives
*
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*Dependent on local regulations
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SOCIAL
Adaptive re-use fosters community engagement, preserves cultural heritage, and enhances social sustainability by revitalizing neighborhoods and creating economic opportunities.
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INNOVATION
As designers, we bear the responsibility of pushing the limits of innovation and creativity. Adaptive re-use encourages us to embrace this responsibility and explore new boundaries.
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LIMITATIONS
PROBLEMS:
ANSWERS:
Economic
Time to market
Planning & zoning
Government policy changes
Structural
Over engineered
Seismic
Augmentation
Light access
Design options
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USTAINABILITY
Resilience + Evolution. Reusing buildings can reduce a projects’ embodied carbon by 80%+ Our Building Information Modelling (BIM) workflow is integrated with digital scanning tools that develop carbon models and identify sustainability opportunities without relying on intensive site investigation. Reusing buildings is a win for the planet: we must design to address a future impacted by changing climates, economics, and cultural shifts.
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SUSTAINABILITY
Retrofits can be complicated and unpredictable. Our fourstep approach can bring certainty to a business case for your building at pace.
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1
VISION
2
REPORT
3
BUSINESS CASE
4
PACKAGE SALES + EXECUTION
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SUSTAINABILITY
Phase 1: VISION
Phase 2: REPORT
Workshop
Workshop
Program, Brief + ESG Assessment
Existing Condition Assessment: Systems, Structure, Envelope
Big Ideas
ESG Analysis
Phase 1 Vision Report + Presentation
Architectural Test Fits + Renderings
Phase 2 Detailed Report + Presentation
ARCHITECTURAL VISION
Market Analysis Phase 3: BUSINESS CASE
Options Assessment
Financial Model + Incentives Assessment
Project Procurement Strategy + Project Schedule Development
Phase 3 Business Case Report + Presentation
ESG Incentives
Phase 4: PLANNING APPROVAL + SALES
Phase 4: Project Activation
ARCHITECTURAL RENDERING
Project Complete
Delivery REALIZATION BRANDING + MARKETING
External Partner AD—APT: INTO THE DEEP
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SUSTAINABILITY
We manage sustainable outcomes on retrofit projects using our Global Impact Assessment tool, which tracks over 60 metrics that align with your ESG goals.
DESIGN EMBODIED CARBON INTENSITY
DESIGN EMBODIED CARBON
8600 MT CO2
400 kg CO2/SF (60% savings)
ON-SITE RENEWABLE ENERGY GENERATION
290 MWh / year
STORMWATER CAPTURE %
100%
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85 kWh / SM-year (25% savings)
ZERO-CARBON OPERATIONALLY READY
Yes
DESIGN WATER USE INTENSITY
1.4 liters / sm-year (20% savings)
DESIGN ENERGY USE INTENSITY
FAÇADE SOLAR HEAT GAIN REDUCTION
60% savings
TOTAL LANDSCAPE AREA
RECYCLED WATER USE
Yes
5%
AMOUNT OF FLOOR SPACE ACHIEVING SPATIAL DAYLIGHT AUTONOMY
75%
GREEN CERTIFICATIONS ACHIEVED
LEED Platinum
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AD-APT OR MISS OUT
Contact us for more information WWW.WOODSBAGOT.COM