They say one man’s trash is another’s treasure. But much like most remodeling projects, there are definite challenges that go along with the task of transforming a rundown building into a residential gem. Style and aesthetics play a critical role in the finished product, but perhaps the most crucial obstacles to overcome, say experts, is the ability to create a healthy, sustainable, and airtight structure that also meets strict building codes—all without breaking the bank.
“Of the 50 inquiries I’ve had in the last few years from people to convert their cute old garages, not one has come to pass,” notes Thomas Schaer, principal of SHED Architecture in Seattle. “But if you get through the excavation and energy codes, and you have a customer that is committed and understands the potential cost and invasiveness of the project, the end result will be very worthwhile.”
Here, two adaptive reuse projects prove just that, illustrating what is possible when vision, precision, and creativity come together to reinvent old structures.
Stylish Studio
Once home to Model A cars, a garage built in Seattle in the 1920s was falling into serious decay. Local codes prevented the owners from replacing the 320-square-foot building with a new structure on their single-family lot, so they opted to convert the garage into a functional studio apartment. But the codes’ impact on the unit didn’t end there. In fact, they played a major role in a number of the final design decisions.
Though the restrictions were a factor, Schaer found ways to achieve the desired results. The garage sits at the property line, so windows were not permitted along the north wall. To allow late afternoon light to enter the apartment, he inserted a small “light scoop” window in the kitchenette. A new triangular vent window in the rear also adds extra dimension while maintaining privacy.
Despite having to make concessions, Schaer found potential in the previous structure and preserved some of its original unique character: in the old building, there was a floor hatch that mechanics used to crawl underneath and work on the cars. The excavation for the new foundation allowed for the addition of a workshop and storage area below the studio.
Maintaining some of that charm didn’t come without certain consequences, Schaer observes. Often, the assumption is that converting a property leads to financial savings, but he says this is not the case—at least not in the Seattle market. Due to the structural requirements, in many cases the client spends more because he or she values the character of the original building.
Nevertheless, Schaer was able to find balance and provide some cost savings by turning to reclaimed materials and sustainable, efficient design He utilized salvaged wood for cabinet fronts, kept the original wood floor, salvaged boards from another project, and reused plumbing fixtures. He also used rigid foam insulation on the roof and recycled cellulose insulation in the walls.
All original windows were replaced with efficient double-pane wood windows, and hot water and radiant heat are provided by a tankless water heater.
Warehouse Wonder
Much like Schaer, Jeremy Avellino, owner of Bright Common Architecture & Design in Philadelphia, draws from natural building strategies and philosophies to make a home a more energy-efficient and healthy living environment. And it was no different when he took on what locals fondly refer to as the Pickle Factory, a massive 1880s warehouse he transformed into a live/work studio.
The deep energy retrofit pays respects to its industrial roots yet still features passive house strategies that focus on airtightness and insulation. Those strategies include hyper-efficient dovetailed energy and envelope systems.
“We took an old building and applied/renovated it in a way that is a model for a carbon-neutral future,” says Avellino. The near-zero energy retrofit greatly reduced greenhouse gas emissions and is very inexpensive to operate, he adds. “It’s a super insulated and air-sealed construction. Those are for comfort and durability, and the fact that it also leads to extremely low operating costs, that’s just icing on the cake.”
The 4,500-square-foot building was L-shaped and only received light on the front. The back of the structure was very dark, particularly on the second floor. The previous owner attempted to resolve this issue by installing illegal windows that Avellino had to cover.
This wasn’t the only mistake the former owner made. An addition at the rear from the ’90s was rotting and had to be demolished. However, doing that allowed Avellino to remove most of the third floor and place the living room in the back.
Whether doing an adaptive reuse project or a simple home update, Avellino recommends that when creating a super-insulated envelope where energy consumption drops low, remodelers should add solar panels to make the project zero energy. Further, if contractors make a building airtight and extra insulated, it is crucial that mechanical ventilation also is added.
“The built environment should be a healing force for people and the earth. Building doesn’t have to be harmful, and we are smart enough to do that with known technology,” says Avellino. “We must look at the past with honesty and find a way to not repeat that. If you don’t do this level of retrofit, you are missing out on a huge opportunity.
