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Adaptive Reuse Projects: What Does it Take for Success?

May 15, 2000

While creating, testing and applying new ideas in building design in the 21st century, architects will continue to focus on the historic preservation and adaptive reuse of older buildings.

A discussion of successful adaptive reuse projects in the Los Angeles metropolitan area was held at a recent ULI LA District Council breakfast meeting. The moderator was Thomas W. McCaslin, executive vice President of Tishman Construction Corporation of California. The panelists were Con Howe, director of planning for the City of Los Angeles; Stephen Johnson; associate partner of Hardy Holtzman Pfeiffer Associates; M. David Paul, managing partner of M. David Paul & Associates; and Robert Cavanaugh, managing director of Donaldson, Lufkin & Jenrette Real Estate Capital Partners.

Several reuse projects have recently been completed in the Los Angeles area including the conversion of the former Lockheed Martin Skunk Works building in Burbank to office space for Disney Feature Animation, and the re-positioning of the old Broadway Department Store Building in downtown Los Angeles as the new Junipero Serra State of California Office Building.

Among the challenges that architects and developers face in designing and completing such projects are:
  • Creating state-of-the-art solutions for preservation or replication of a building's historic fabric, inserting new systems without changing a building's character, and accommodating guidelines of the Americans with Disabilities Act in historic buildings.

  • Utilizing the exposed details and spaces but also being prepared to deal with the unexpected in going behind walls and ceilings.

  • Addressing a building's life cycle cost: changing market demand and advances in technology may require that a building be adapted to a new use, but does this make sense economically?
Cities also face the challenge of working with architects and developers to preserve buildings of architectural and historic value. Howe noted that the City of Los Angeles has encouraged adaptive reuse of buildings by removing regulatory barriers and streamlining the permitting process.

Paul, the "Skunk Works" developer, said he has been able to achieve less expensive rental rates through adaptive reuse of existing buildings than by building new projects. Additionally, some unique opportunities were exposed in these projects including 16-foot heights and concealed spine ceilings. Stephen Johnson said the demands of the marketplace are creating new uses for older buildings. For example, some educational institutions are creating hubs in historic downtown districts to serve working professionals and other students.

According to Bob Cavanaugh, "there are several opportunities for investments - the most important factor is to have a sponsor to pull the project off." He added that "each project must be economically justified, and the real challenge is to find ways to control costs and have entitlements in place." Potential investors consider the fact that there are tax credits for historic re-use. With local groups such as the LA Conservancy, ULI LA District Council, and the Central City Association (CCA) all pushing to revitalize downtown Los Angeles, in addition to the support of the local government agencies, the time is right to revitalize more of Southern California's landmark properties.

Debra Lietz is director of business development in the Los Angeles office of RTKL, an international architecture and planning firm.
© 2005 ULI Los Angeles