Quorum Loves Adaptive Use Projects

When an existing building, site or space is redesigned for a purpose different from the original intended use, it’s called an “adaptive use” project. These types of projects are a favorite for the team at Quorum Architects.

“Each adaptive use project offers a unique set of challenges requiring thoughtful solutions, not typical of new construction.”

Each adaptive use project offers a unique set of challenges requiring thoughtful solutions, not typical of new construction. These projects often transform something useless into something useful. The resulting design can evoke feelings of familiarity while appearing innovative and fresh. An adaptive use project provides a sense of cultural significance, especially if the original structure is historic. Adapting an existing structure is often less expensive than building a new structure and more environmentally friendly – think repair, reuse, recycle, renew. They can jump-start redevelopment and help to revitalize a community.

INSPIRING DEVELOPMENT

*707 W. Vickery Blvd. rear view, circa 1999*

In 1999, Quorum’s founding partners bought a 1930s industrial warehouse at 707 W. Vickery Boulevard to adapt for their future home. It had been abandoned for more than 10 years, and there were people and animals living inside the leaking structure.

“Quorum leadership took a risk by adapting the 18,000 square foot warehouse”

At the time, the near southside of Fort Worth’s downtown, now a thriving commercial and arts district, was sparsely populated and not a desirable address. Quorum leadership took a risk by adapting the 18,000 square foot warehouse and led the way for development in the area. They shared a vision of a thriving community with new life for all the old buildings that sat empty and deteriorating.

*707 W. Vickery Blvd. interior, circa 1999*

Although it appeared unremarkable from the exterior and there was a small lake inside the building, the architects’ new purchase possessed features that they knew they wanted to highlight. The 27-foot interior ceilings were supported by huge, riveted steel trusses. There were large overhead doors, concrete floors (albeit unlevel), and underneath seven layers of paint were the original brick walls.

*707 W. Vickery Blvd., Quorum’s office space*

Quorum removed all the interior walls, sectioned off 7,400 square feet for their own offices, allowing 10,000 square feet of leasable tenant space and common area. Creative use of materials including steel and glass resulted in a modern industrial design that attracted other creative tenants, namely an advertising/public relations firm.

There wasn’t much development happening near the 707 building during the following decade, but eventually word about the community started to spread, and more businesses began moving into the area.

EVERYBODY LOVES A SEQUEL

“Quorum’s founding partners decided to look for another older building in the vicinity to adapt”

By 2017 the Near Southside had attracted more businesses and residents and was beginning to evolve into the thriving mixed-use neighborhood it is today. Quorum’s founding partners decided to sell the building and look for another older building in the vicinity to adapt, creating more desirable development in the burgeoning community.

They found their new home just down the street from their old one at 825 W. Vickery Blvd. A former bus repair facility built in 1931, the warehouse had been leased by a landscaping business but was now empty and neglected.

Again, the industrial warehouse needed a lot of work to become habitable as a modern office space, but Quorum was undeterred.

*825 W. Vickery Blvd., post-renovation, 2020*

All the existing interior elements were removed and the original brick walls re-exposed, the original industrial windows were updated with high-efficiency glass, the concrete floors were leveled, a mezzanine level was added, and owners subdivided the building to create leasable space. The original wood ceiling was restored and the existing clerestory was stabilized. New windows on the northside of the building brought in even more natural light and provided a downtown view.

“The result is an airy, light-filled space with all the amenities of a contemporary office. ”

The result is an airy, light-filled space with all the amenities of a contemporary office. Tenants include a retail store for a locally owned pickle company and a civil engineering firm.

*Quorum’s office, mezzanine level, 2020*

By the time Quorum completed the renovation and moved into their new home in 2019, the Near Southside community was a more popular area for businesses and artisans, although W. Vickery was still under-developed. Today, Vickery Village, as the immediate area is known, has multiple warehouses adapted for everything from retail and office space to a bowling alley and axe throwing venue. Plans are progressing for a large-scale, multi-use development directly across from Quorum’s current office.

“It’s been really remarkable to see Quorum’s adaptive reuse projects set larger waves of revitalization in motion”

— Mike Brennan

Mike Brennan, President of the Near Southside, Inc., says, "It’s been really remarkable to see Quorum’s adaptive reuse projects set larger waves of revitalization in motion in the Near Southside, particularly on Vickery Blvd.”

Brennan adds, “Thanks to Quorum and others that have followed their lead, Vickery is well positioned to join Magnolia and South Main as a major destination for our district. Quorum has set the standard with community-focused work, and we’re extremely grateful for their long-term commitment to the Near Southside."

A SANCTUARY FOR RESIDENTS

When the Central Texas Housing Consortium decided to adapt a three-story church education building in Temple, Quorum was eager to help. The adjacent sanctuary building burned down in 2010, and this annex building had sustained significant water damage. It sat deteriorating until the housing authority purchased it in 2019, and Quorum was tasked with creating 18, one and two-bedroom apartments within the existing building.

*Calhoun Square Apartments after sustaining smoke and water damage*

The exterior of the building, originally constructed in 1952 of brick with cast stone details was designed to complement the larger adjacent sanctuary. The building’s exterior architectural elements were cleaned and retained, and the wood floors on the top two levels were salvaged. Although the building was deemed structurally sound, all new mechanical, electrical and plumbing systems needed replacing. An elevator, fire alarm and sprinkler network were also added.

“Quorum worked closely with us as we dealt with all the issues of renovating a 70 plus year-old building”

— Barbara Bozon

*Calhoun Square Apartments during construction, 2019*

“Quorum worked closely with us to develop the plans and throughout the project as we dealt with all the issues of renovating a 70 plus year-old building that had to be repurposed and modernized,” added Barbara Bozon, Executive Director of the Central Texas Housing Consortium about the process.

Now, new landscaping and a secure parking lot, welcome visitors to the Calhoun Square Apartments. Adapting the existing building was significantly less costly than constructing a new, ground up building. Giving new life to a forgotten gem added architectural character to the community and provided much-needed affordable housing for low-income citizens.

“Sometimes the existing building being adapted is neither historic nor charming. ”

OH, THE POSSIBILITIES

Sometimes the existing building being adapted is neither historic nor charming. This was the case when the Tarrant County College District (TCCD) approached Quorum to transform a former pharmaceutical laboratory into their real estate and facilities offices.

*Former Pharmaceutical Laboratory on TCCD Campus*

The existing structure was made up of small dark boxes within a larger dark box with exposed electrical and HVAC duct work above. Some might have struggled to find inspiration within the 73,000 square foot building with exposed electrical and HVAC ductwork, but Quorum’s team was excited by the possibilities that the high ceilings and large volumes offered. During the programming phase, Quorum learned that they should include flexible office suites and conference spaces as well as a warehouse, a shop and archive storage in the new design.

*TCCD Real Estate & Development Offices*

The result is a bright, inviting space where staff have flexibility to rearrange and test different furniture and component configurations for use in other TCCD buildings and campuses. It feels fresh and modern, and the results received glowing praise for functionality and innovation from the client.

A PUBLIC SERVICE STATION

*Fort Worth Fire Station No. 16, circa 1923*

Transforming a historic fire station, originally designed by Charles F. Allen was a favorite adaptive use project for the Quorum team. The bungalow style fire house complemented the craftsman, Tudors and Spanish-style homes in the adjacent Berkeley neighborhood. The fire department outgrew and vacated the building in 1965. Subsequent occupants left it in shambles by the time a local art therapist purchased the building in 2003 and approached Quorum to help transform it into The Art Station, a local non-profit offering art therapy and community programs.

The little fire station was one of about 10 that the City built between 1922 and 1923 and one of six designed by Allen. The red brick building features a hipped roof design with red, barrel tiles and an arched front porch with cast stone trim. Quorum restored the exterior and created a comfortable, functional space to inspire creativity. Since opening in 2004, The Art Station has served as a respite for hundreds of people dealing with trauma and other mental health issues.

A LIGHT TOUCH

Quorum takes a caring, thoughtful approach to adaptive use projects, respecting the existing structure and preserving key elements while meeting the client’s objectives. They know that communication is key throughout the process since there are always unknowns when dealing with an existing structure. Quorum is often praised by clients for attention to detail and excellent project management skills.

“Adaptive use projects are near and dear to Quorum”

— David Lee

“Adaptive use projects are near and dear to Quorum,” says David Lee, one of the firm’s founding partners.

Lee adds, “We love the unique challenges and outcomes of each adaptive project. It’s very rewarding to preserve history and meet our clients’ goals with surprising designs that delight.”