The Mezz adaptive reuse project converted an unsalvageable former theater in South Boston into 42 condominiums. Photo courtesy of RODE Architects

As the construction industry continues to feel the impact of supply scarcity and delivery delays, architects and builders are flexing their focus on innovation. 

Now more than ever, the opportunity to reuse and reposition a property requires a critical design skill and expertise, and will prove essential to how we push forward as an industry. Although not every building will be eligible for adaptive reuse, when qualified, repositioning is an attractive alternative to construction due to its sustainable nature coupled with the creative opportunity challenge presented to the architect through the process of converting a building from its original form to a new purpose. 

With reuse, architects must be innovative as they look at reconstructing a building through the lens of conscious architecture and in a way that will serve the needs of the market and be effective in its new life. 

Not Just Nostalgia 

One example is a newly built residential development at the site of the former Broadway Theater. 

 Located at 420 West Broadway in South Boston, The Mezz exemplifies what it means to reuse and reposition a space. The design inserts 42 condos in place of the derelict and unsalvageable theater while it retains the old lobby entry and repurposes that space for the new residential lobby. It was able to revive the building’s original charm, while creating a new functional space that serves the surrounding community. 

The unique entry of the historic Broadway Theater immediately became the leading factor in keeping the original charm of the building. In the process, the designers wanted to ensure that the building retained its original aesthetic and historic features while transforming the space to work in its new purpose.  

This was not merely nostalgia without purpose – the narrow existing lobby space and bearing party-wall masonry construction made demolition impossible. But in keeping this volume, and building new residential space set back from the street, RODE realized a two-fold design benefit: The new residential space provided much-needed housing for the neighborhood in a typology that was historically appropriate for this type of mixed-use district; and the grandeur of the lobby added an irreplicable sense of place to the property.  

The finely detailed ceiling of the lobby was preserved and refinished, and the rough exposed brick walls references the layers of history that infuse the building. The project creates a distinctive, efficient space that respects and highlights the history of the building. 

Comparing Costs with Demolition 

It’s important to point out that a series of components are always considered and evaluated before the decision to reuse a space is finalized. Analyzing and assessing the building condition in order to prevent structural compromise or avoid unneeded additional cost is the basis on deciding whether or not the space is right for reuse.  

There are many advantages of adaptive reuse besides preserving original charm. Factors such as cost savings on building material are among the most prominent, especially with supply chains currently under strain. Adaptive reuse creates cost savings on demolition which typically can run as high as 5 to 10 percent of the total cost of the new construction, not to mention adding new value to valuable assets within densely built urban environments. Depending on the scale of the reuse, it can save time compared to starting fresh on a greenfield site, conserve energy from avoided demolition or from the generation of new building materials, and the transportation, handling, and storage of such materials. 

Ben Wan

The excitement of a reuse and reposition project is in bringing new life to a neighborhood with a building that already embodies the architectural language of the place. It is important to have the right team of visionary partners for such a project – not just the designers, owners and builders, but also the surrounding community. 

Building in a post-COVID atmosphere has brought the already-known factors of efficiency and economy into even sharper relief. Adaptation and repositioning can uniquely satisfy the needs of the new environment with an aesthetic that connects the charm of architecture’s past with our shared future.  

Adaptive reuse will set the tone for the building industry as it moves forward in the face of COVID-19. Designers and builders will look to ensure they are being efficient and innovative in their work. As the world as we know it moves forward in a new light, architecture and design must do the same in order to create new pathways for innovative design without erasing history.  

Ben Wan is an associate at RODE Architects in Boston.