It’s common to equate “new” with “better.” In building design, particularly among educational facilities, building facility leaders often perceive technology and mechanical systems as overwhelming challenges that discourage them from adapting existing structures into potential schools. But with the right planning, old can be new again.

While older buildings are often characterized as more imperfect than new construction, the quality of their materials and underlying structure usually are far superior to modern building materials and methods. Because of the rising costs of both materials and labor and the decreasing pool of skilled craftsmen, existing structures can provide a very credible alternative for new school facilities. Additionally, they often provide a head start on the construction process because much of the planned facility is on an existing foundation and already under-roof.

Universal objectives
There are primary objectives in educational facility design that are universal: educational flexibility, durability of materials, and the long-term operations mission. Of a school district’s total annual educational budget, building costs—including operations, maintenance, and debt service—typically account for less than 10 percent of the funds (and in most cases, that figure is less than 5 percent). When focusing on a fiscally conservative budget directive, keep in mind that investments in the building program, which reduce energy costs, staffing demands, and maintenance or replacement of finishes, over time will far outweigh any savings made in construction costs.

An adaptive reuse project addresses not only the improvement of educational facilities, but also the redevelopment of deteriorating resources within a community. For example, in Reading, PA, St. Joseph’s Medical Center vacated its 140-year-old hospital and its six-block campus in the city. Although the site required extensive environmental remediation and many of its structures required full or partial demolition, the school district was able to convert the hospital facility into a high school for almost $30 million less than the cost of constructing a new school. With construction halfway completed, the much-needed, 3,000-student facility will be open for the 2009-2010 school year.

When St. Joseph’s Medical Center in Reading, PA, was transformed into a much-needed intermediate high school, the original 1870s, 30-inch-thick stone wall—shown in the rendering above—was restored and became part of a corridor that travels along the outer edge of the cafeteria.

Tips and strategies
When considering adaptive reuse for educational projects, consider these strategies to help you stay focused on your goals for a facility’s aesthetic attributes, educational components, budget, and construction schedule:

1. When addressing a minimal budget, focus on limiting the project scope through efficient design. It is better to reduce the scope of the project than limit future flexibility or compromise the quality of construction.

2. Set a reasonable timeline for the project. Work ahead with your design team to identify scenarios that might be discovered and their potential solutions.

3. Plan for the features you’d like to restore, but be open to compromise in renovation scope. Be sure you have options for reducing project costs after construction has begun.

4. Be prepared for issues to arise. Have an internal strategy and process for responding to your design team quickly during the construction process.

5. Assign a generous contingency fund up front, and plan to use it. With proper planning, the use of an existing structure will more than compensate for any challenges that you may have to address.

Through adaptive reuse, your educational facility has the opportunity to become a learning tool itself—illustrating its role in history, demonstrating old-style craftsmanship and detailing, and imparting awareness and appreciation for all of the various types of structures that make up the fabric of a community.

Vern L. McKissick III, AIA, LEED AP, is a principal at McKissick Associates Architects in Harrisburg, PA. Reach him at vmckissick@mckissickassociates.com.