Adaptive Reuse
Breathing New Life into Old Buildings
“Whatever good things we build, end up building us.”
- Jim Rohn
During the summer, I had the privilege of serving as the Lead Intern for the final cohort of the AIA Headquarters Renewal Project. My involvement in this program dates back two years when I represented the Hampton University Architecture Department as an intern. Reflecting on my experiences, it was interesting to observe the program's evolution and witness the significant progress made in the redevelopment of the AIA Headquarters.
Two years ago, the project was in the throes of the Construction Document phase, with much of the focus on design development. We were diving into the intricate details, refining the plans, and ensuring that every element was meticulously accounted for before demolition could commence. I recall our onsite visit; the building was still operational, and on our final day, we participated in a closing celebration, marking the last day the building would remain open before construction began.
This year, while the internship structure remained largely consistent—both spanning eight weeks with a combination of online sessions, meetings, and an onsite visit toward the end—the project itself had advanced significantly. The redevelopment involves multiple stakeholders, with the AIA as the project owners, EHDD serving as the lead architects, Turner Construction as the contractors, and Hartman-Cox as the on-site architects. This summer, additional learning opportunities were integrated into the program, allowing us to accrue more AXP hours and gain deeper insights into professional conduct within architectural practice, as well as the regulatory framework governing our profession.
As the Lead Intern, my responsibilities expanded, providing me with invaluable leadership experience. Acting as the liaison between our cohort and the project coordinators—namely Andrea Milo of the AIA and Kyra Tyson of Turner Construction—I had the opportunity to sit in and contribute to scheduling meetings, connect with a variety of presenters, and ensure that my fellow interns were well-informed about upcoming sessions, updates, and milestones. I also played a key role in helping them stay on track and served as the primary point of contact for any questions or concerns.
The cohort had the opportunity to engage with numerous organizations, firms, emerging professionals, and various AEC disciplines. I'm deeply grateful to everyone who contributed and played a role in making the program a success.
This internship experience was particularly inspiring and directly influenced my decision to write about adaptive reuse. The AIA Headquarters Renewal Project is a prime example of how an older building can be transformed to become more sustainable, adaptable, and better suited to meet the needs of its users. The project embodies the principles of preservation and innovation, demonstrating how architectural practice can evolve while honoring the legacy of existing structures.
The Final Cohort
Interns representing all of the NAAB accredited HBCUs
The Project: The Construction Phase
The construction phase of the AIA Headquarters Renewal Project represents a critical juncture in the building's transformation, where design intent begins to manifest into physical reality.
Now that the building has entered the construction phase, our sessions primarily focused on this crucial stage, working closely with Turner Construction and Hartman-Cox. We dove into various aspects of the construction process, including procurement, contract management, contingency planning, financial reporting, budgeting, safety protocols, quality control, and LEAN construction practices, among many other topics. Here are some key observations I made about the construction process for a renovation project of this scale.
Demolition and Structural Modifications
The onset of the construction phase began with strategic demolition, a process that required careful planning to balance the removal of outdated elements with the preservation of historically significant features. This phase involved significant structural modifications, including the reinforcement of the building's framework to support new loads and the integration of modern systems. The demolition is being conducted with precision, ensuring that the integrity of the original structure is being maintained while making way for new construction. One example is shown to the left. Additional support has been installed to reinforce the floor above, allowing for the safe removal of a large section to create the new grand stair.
Sustainable Construction Practices
A hallmark of the AIA Headquarters Renewal Project is its commitment to sustainability. This commitment is evident in the selection of materials and construction practices aimed at reducing the building’s environmental footprint. Recycled and locally sourced materials were prioritized, aligning with the project’s goals of achieving the LEED Platinum certification. Additionally, advanced construction techniques and the LEAN principles are being employed to minimize waste and improve efficiency on-site.
Mechanical, Electrical, and Plumbing (MEP) Systems
A portion of the construction phase is being dedicated to the installation of state-of-the-art MEP systems. These systems are designed to enhance the building's energy efficiency and occupant comfort. For example, the HVAC system is being upgraded to a high-efficiency model, incorporating advanced controls that allow for precise management of indoor environmental conditions. Similarly, the electrical systems were overhauled to support the integration of renewable energy sources, including solar panels, which are being installed on the building's roof as well the facade’s solar shading panels.
Interior Fit-Out and Finishes
The interior design emphasizes flexibility and adaptability, with open-plan office spaces, modular meeting rooms, and multi-purpose areas that can be reconfigured as needed. High-quality finishes were selected to reflect the AIA’s values of innovation and excellence in design. This phase will also include the installation of sustainable features, such as low-VOC paints and eco-friendly flooring materials, contributing to a healthier indoor environment.
Technology Integration
The construction phase is also focusing on the integration of cutting-edge technology throughout the building and throughout the construction process. This is being done by utilizing BIM and Virtual Technology to recognize clash detection and provide conflict resolution, as well as construction sequencing and visualization. It also includes the implementation of smart building systems that allow for real-time monitoring and control of various building functions, such as lighting, security, and climate control. These technologies are designed to optimize the building’s performance, reduce energy consumption, and enhance the user experience.
Challenges and Solutions
Like any major construction project, the AIA Headquarters Renewal faces several challenges. One of the primary challenges is maintaining the project schedule while dealing with the complexities of working within an existing structure while it is being occupied (tenant floors). Unforeseen conditions require prompt decision-making and coordination among all stakeholders. The project team employed a collaborative approach, leveraging the expertise of EHDD, Turner Construction, and Hartman-Cox to find innovative solutions that keep the project on track.
Conclusion
The ongoing construction phase of the AIA Headquarters Renewal Project is a testament to the power of collaboration, innovation, and a shared vision for the future of the AIA and the built environment. Through careful planning, sustainable practices, and a commitment to excellence, the project is not only revitalizing an important architectural landmark but also set a new standard for what a 21st-century workspace can be. As the building continues construction in preparation to reopen, it stands as a beacon of architectural innovation and sustainability, ready to serve as the heart of the AIA for years to come.
