Forging a New Purpose With Adaptive Reuse

By: Thomas Ivy

Rather than moving into an established office building when it launched its Carolinas division, Swinerton decided to locate in an adaptive reuse development near Charlotte’s Uptown neighborhood. Courtesy of Swinerton

Swinerton’s embrace of adaptive reuse for its regional office in Charlotte presented challenges that were outweighed by opportunities.

In 2023, 45% of projects billed by U.S. architects focused on the renovation, rehabilitation, retrofitting, extension or preservation of existing buildings, according to the American Institute of Architects. Swinerton is one of the construction firms at the forefront of these transformations, not just for clients but for its own offices.

Putting Down Roots

In 2018, Swinerton launched its Carolinas division and set about finding a prime location for office space in Charlotte. Ideally, it would be near active areas within the market and appeal to employees and clients. Additionally, the space would have room for expansion and reflect Swinerton’s culture as builders.

Swinerton adapted the former warehouse to include a variety of common areas, a glass-enclosed conference room, and abundant natural light from large windows and skylights. Courtesy of Swinerton

The firm was already contributing to revitalizing Charlotte’s neighborhoods by repurposing various buildings through adaptive reuse developments. Through this experience, Swinerton realized that an adaptive reuse approach for its own office in Charlotte would effectively reflect the company’s culture and showcase its expertise, all while providing a comfortable workspace for its employees.

Swinerton decided on Station West, a 67,000-square-foot adaptive reuse development within FreeMoreWest, an emerging live-work-play community located next to Charlotte’s popular Uptown neighborhood. This area was once home to Camp Greene, a 6,000-acre U.S. Army base established in 1917. After the base was relocated, the region developed into a vibrant commercial and residential hub, but its popularity began to decline in the 1970s.

The company chose a former warehouse building with nearly 19-foot ceilings, allowing for unique architectural and design features highlighting the builder’s craftsmanship. To maintain the authenticity of the original environment, the exterior walls, roof, interior demising walls and concrete slab were preserved. The building also has numerous large windows, patio access and connectivity to Charlotte’s Greenway, integrating the structure with the surrounding natural environment.

Encountering Challenges

In June 2021, Swinerton established temporary offices on-site at Station West in a building adjacent to the site. This allowed for effective oversight and responsive decision-making, which were especially important when working within a 70-year-old structure.

True to the reputation of adaptive reuse projects, the former warehouse space offered challenges. An oversized commercial walk-in refrigerator required removal to create the desired open floor plan. Also, the neighboring operating concrete plant presented logistical obstacles to coordinating construction machinery and deliveries with incoming and outgoing mixing trucks. Architectural fencing addressed aesthetic challenges by creating a visual barrier between sites.

The addition of a 1,700-square-foot mass timber mezzanine required recalibrating weight distribution and installing structure walls for further support. Courtesy of Swinerton

There were also structural challenges to overcome. Engineers determined that the original structure would not support the weight of the planned mezzanine level, which was constructed of mass timber. Weight distribution was recalibrated with additional footings, and structure walls were installed to support the heavy apparatus.

On-the-job Training

Swinerton also identified workforce development opportunities as part of the Station West construction project. Supervisors utilized the build as a self-perform training platform, running training exercises for project engineers and managers for various tasks, including screw spacing for hanging drywall and installing mass timber elements. The company also self-performed all concrete and steel work, in addition to installing ceilings, walls, and all finishes and fixtures.

Working in tandem with Charlotte-based interior construction firm CBI Workplace Solutions, the Swinerton team also learned how to install Falkbuilt wall systems that feature glass-enclosed conference rooms and offices. That service is now offered to Swinerton’s commercial interior clients.

From Old to Bold

Swinerton’s Carolinas division office is also a showroom. Completed in 2021, the 8,535-square-foot environment more than doubled the original footprint and accommodated a regional team that had grown to 90 professionals since the company’s regional expansion in 2018. The $1.6 million construction project was completed in 18 weeks.

The 1,700-square-foot mass timber mezzanine is suspended nearly 9 feet above the main level; this centerpiece added approximately $160,000 to the construction costs. It was designed, fabricated and installed by Timberlab, an affiliate company of Swinerton, which operates a fabrication facility in nearby Greenville, South Carolina. Mass timber is also featured in a conference room, where a floating panel cascades like a waterfall down an adjacent wall.

Abundant natural light infuses the space from several skylights on the mezzanine level as well as expansive windows throughout the space. This combines with the biophilic elements of the mass timber to support a healthy work environment.

Common areas welcome employees and guests with a variety of spaces to accommodate diverse working preferences and functions, from collaborative meetings and individual head-down focused work for Swinerton employees to unassigned workspaces for visitor “hoteling” options and open space for neighboring organizations needing meeting space. Three operational garage doors offer immediate access to the patio, creating seamless connectivity to the natural environment.

In less than two years, the Carolinas division needed more space. In 2023, the construction firm completed a nearly $1 million expansion, adding 3,000 square feet of additional private offices and workstations (now totaling 17 and 25, respectively), a 13-foot communal worktable and a “family room” with another garage door opening.

Although it can present obstacles, adaptive reuse can also reinvigorate neighborhoods and provide impressive and unique environments. The vision and desire to discover new purposes in old buildings ensure that adaptive reuse will continue to play an important role in commercial real estate development and construction.

Thomas Ivy is senior project manager at Swinerton.

Lessons Learned

Throughout the build-out of its office in Charlotte, the Swinerton team learned the following valuable lessons about tackling an adaptive reuse project:

Be prepared for the unknown. Old buildings are filled with quirks, many of which may remain unknown until well into a project. Remaining flexible and willing to adapt are keys to successfully completing an adaptive reuse project.

Multitenant adaptive reuse projects are a team effort. In an adaptive reuse environment, it’s important to align with neighbors to maintain the building aesthetic. In many cases, restrictions will be in place that dictate what can and cannot be changed or installed into an exterior facade or shared areas.

Mitigate risk. Calculate a contingency for unexpected work into the budget. For example, outdated plumbing or HVAC systems may need to be replaced to pass inspection. Account for the potential for unknown expenses.

Acquire a set of as-built drawings. Obtaining a set of as-built drawings for the base building and the original structure before beginning construction can help avoid unforeseen conditions with the slab, roof and exterior walls. If these drawings are not available, use scanning technologies to provide a better understanding of current conditions such as previous placement of mechanical, electrical and plumbing systems.

Save on finishes. Taking advantage of an adaptive reuse property’s industrial aesthetics and unique features can save on costs for flooring, ceilings, drywall and other finishes. At Swinerton’s Charlotte office, the ceiling is open to the original overhead structural elements. The flooring is the original concrete, polished and sealed. The brick walls from the original building remain visible.

Identify long lead times. Particularly with specialty elements, get a head start on procurement to avoid delays in the build schedule. For Swinerton, delivery of the wall systems and garage doors were delayed.