There are many factors to consider when evaluating whether or not a restoration project will be successful. My experience living in an inferior dwelling has led to a heightened awareness of how design decisions influence day-to-day life. Additionally, I have followed several restoration projects through various social media channels focused on architectural sustainability and restoration. Most recently, I found a post regarding the restoration of a converted Victorian warehouse located in Baltimore, MD. This particular example of a successful restoration project greatly altered my perception of what a successful restoration project should achieve. Initially, the developer attempted a conventional “luxury loft” approach to renovate the warehouse. Specifically, the developer gutted the interior and replaced the majority of the original architectural elements with generic finishes. Unfortunately, the developer experienced difficulty finding long-term renters due to the lack of authenticity and functional design that would allow the occupants to fully utilize the potential of the existing structure.
The developer ultimately achieved success by bringing in a group of designers who truly comprehended the underlying elements of the original warehouse. The designers did not attempt to fight against the warehouse’s industrial aesthetic, however, they chose to enhance it. For example, the large south-facing windows that had previously been covered with additional framing were reopened. As a result, each unit had a significant amount of direct access to the surrounding street trees, providing the occupants with a greater connection to the outdoors.
One of the most compelling aspects of this project was the developer’s decision-making process relative to the implementation of climate control systems. The developer initially desired to install standard HVAC systems throughout the renovated warehouse, however, the designers successfully advocated for the retention of the warehouse’s original passive ventilation strategy. Old warehouse designs were created to promote airflow, and the building’s tall ceiling heights combined with strategically placed windows create natural ventilation and cooling patterns that have proven effective for well over one hundred years. Mechanical backup systems were implemented to mitigate extreme weather conditions (i.e., Baltimore summers), however, the designers implemented operable windows that operate in conjunction with the building’s thermal properties. To date, residents have utilized these systems, and the energy consumption is approximately 30 percent less than comparable conversions.
From an environmental standpoint, the designer’s material selection decisions were logical and responsible. Rather than covering the original brick walls with additional layers of material, the designers opted to clean and restore the original brick walls. Similarly, rather than purchasing reclaimed wood accent walls from a distant supplier, the designers selected reclaimed wood accent walls from a local furniture maker. Lastly, the designers opted to implement living wall systems that enhance air quality rather than merely serving as aesthetically pleasing decorative elements.
This concept of restoring a building based on its inherent characteristics and incorporating them into the contemporary design relates to another project I have been following in San Antonio’s Pearl District. A massive brewery complex is currently being renovated, and the design team is approaching the renovation as an opportunity to restore the relationship between the brewery and the San Antonio River that existed prior to the original brewery’s closure. Historically, the brewery enjoyed a symbiotic relationship with the river, which was largely ignored in previous restoration efforts.
In contrast to previous restoration projects, the current team understands the significance of maintaining this relationship. Therefore, they have incorporated courtyards that reflect the informal spaces that existed in the brewery, yet provide contemporary functionality. In addition, the designers have implemented native Texas plants in a manner that provides natural cooling and stormwater management. Furthermore, the designers have established on-site salvage operations that document and repurpose original hardware as well as old-growth pine beams, and incorporate them into the design as functional components as opposed to solely decorative elements.
Another creative aspect of the design is the reuse of the brewery’s original fermentation spaces. These rooms required precise temperature and humidity levels to maintain optimal fermentation conditions. Rather than attempting to alter these spaces to meet contemporary standards, the design team has chosen to utilize these spaces for urban agriculture – specifically, community gardens that will serve the restaurants occupying the ground-floor retail spaces.
Lastly, I would like to discuss a restoration project of a 1920s elementary school in Portland, Oregon. Similar to the warehouse restoration project, this project demonstrates how the principles discussed above can be applied at a smaller scale. Prior to the restoration, the school district was planning to demolish and construct a new elementary school. However, the local community rallied together to oppose demolition and advocate for preservation of the school. While the community’s actions may seem unconventional, the decision to preserve the school was a wise one, given that the building possessed sustainable design features that are rarely included in modern school construction.
Specifically, the original architects designed the school with integrated daylighting systems consisting of high windows with light shelves that directed natural light deep into the classrooms while minimizing glare. Cross-ventilated hallways allowed for natural cooling and ventilation, and the operable windows were designed to provide both natural lighting and ventilation. Finally, the school was surrounded by mature oak trees that provided cooling in the summer and solar gain in the winter.
The restoration maintained all of the original sustainable design features while enhancing them through contemporary means. The restoration used non-toxic materials, including low VOC paint, natural fiber insulation, and sustainably harvested wood flooring. The old gymnasium was transformed into a multipurpose space, and a living wall system was incorporated to enhance indoor air quality and create a visually appealing focal point.
While the interior design of the school underwent numerous transformations, the exterior spaces were perhaps the most dramatic. The original playground consisted primarily of asphalt, a common feature of elementary school playgrounds from the early twentieth century. Conversely, the restoration incorporated learning gardens, outdoor classrooms, and play areas utilizing native plants, natural materials, and water features to manage stormwater runoff. Children are literally learning science through the observation of seasonal changes in their school environment.
I am particularly fascinated by the energy in the school, as described by parents and students alike. During parent conferences, parents would linger in the hallways, while children would proudly display garden projects they had completed in their school’s learning gardens. Overall, the restoration of the school seemed to bring a greater sense of presence and engagement to the individuals involved in the school.
These projects succeed because they recognize that restoration is not merely the recreation of the past, but rather an identification of the attributes that rendered historical buildings successful and an enhancement of those qualities through the incorporation of contemporary knowledge related to the interaction between humans and their built environment. The warehouse’s natural ventilation, the brewery’s proximity to water, and the school’s daylighting systems – each of these examples represent sophisticated solutions to climate and human needs that can still be learned from today.
Perhaps most exciting to me about this approach is the combination of historical knowledge and current research related to how exposure to nature impacts human health, sustainable materials, and regenerative systems. Restoration projects such as the ones mentioned above do not simply preserve buildings; they also restore the relationships between people and their environment that defined the value of these structures in the first place.
As someone who lives in a small, poorly lit apartment, I am acutely aware of how design decisions directly influence daily life. When I see restoration projects that positively influence how people feel about their surroundings while simultaneously reducing environmental impact and operating expenses, it gives me hope that we can develop more thoughtful and sustainable approaches to development than the generic luxury developments that often dominate urban landscapes. Ultimately, I believe that the key to achieving more thoughtful and sustainable development is encouraging more developers to understand the buildings they are working with, rather than relying on the least expensive and most standardized methods of development.
Robert is a retired engineer in Michigan who’s spent the past few years adapting his longtime home for accessibility and wellbeing. He writes about practical, DIY ways to make homes more comfortable and life-affirming as we age — from raised-bed gardens to better natural light.
