Renovate, repurpose, reimagine: How to rejuvenate your college facility

Wendell D. Brown, AIA, NCARB, LEED® AP
Principal

What is the lifespan of a building? Can it serve purposes beyond its original design? Is a new structure warranted? On many of America’s college campuses, these questions are becoming increasingly urgent as infrastructure ages. And as architects, we are challenged to answer them.

The first question that should be asked is “what is old?” For many, 50 years might seem like a building has outlasted its lifespan or has become “functionally obsolete.” It’s an architect’s role to preserve these well-executed projects and honor them just as we would an ornate 19^th century Georgian, Gothic or Greek revival edifice. Unlike historic landmarks frozen in time, aging educational facilities can be renovated with modern technologies and materials to uphold the spirit of the original design intent, vision and ethos.

Why is it important to reinvigorate or reinvent existing structures? Sustainability and connection to campus history are two reasons why it is imperative that we look at re-using or reinventing existing buildings. The simplest sustainable strategy in architecture is to reuse existing structures, rather than developing greenfield sites. Rehabilitation connects history and sentiment by creating a sense of place – one that unites the modern users with previous generations.

Architecture is the backdrop of our lives. It is a cultural artifact that defines our epoch. On college campuses, it can also become a physical timeline, portraying the balance of historical legacy and the visions of future progress. An evaluation is often needed to weigh demolition and new construction against the value of renovation. Certain programs require technology and space that cannot be accommodated within an existing structure. However, if the cost/benefit analysis is favorable, and the phasing and implementation strategy works, ESa advocates for renovating and rejuvenating the existing building.

Saving campus icons: Blending preservation and future-proofing

Murphy Center, Middle Tennessee State University

One example of reinvigorating an aging building is the Murphy Center on the campus of Middle Tennessee State University (MTSU), the fastest growing public university in Tennessee. Affectionately known as the “Glass House,” Murphy Center is a well-executed, mid-century modern design that has served MTSU’s athletic program and the surrounding community for 50 years. It was the anchor concert venue for years within the region. Performers from Elvis to Garth Brooks entertained thousands within the arena. The facility is a square footprint with a two-story curtainwall on all four sides and a predominate precast cornice topping the façade.

Built in the early 1970s, the building’s failing glass and connections were not only unsightly but also hazardous in places. Glare was a major issue for the players on the court in the all-glass building. Through the course of several design studies and options, the university chose electrochromic glass provided by Sage Glass. The glass tints as the sun becomes brighter, reducing glare and enhancing usability. This new technology improved the building’s function while preserving its aesthetic. The philosophy of modernism – applying the latest technology to serve the inhabitants – was incorporated into the restoration and rejuvenation of this Middle Tennessee landmark.

Updating facilities: A strategic approach to re-use

Jernigan Student Center, Trevecca Nazarene University

A different yet similar challenge arose when Trevecca Nazarene University (TNU) required that the Jernigan Student Center be renovated for its existing usage, including a student cafeteria, lounge and study spaces, located in the heart of the campus.

Opened in 1985, the three-story center previously included a 322-seat cafeteria, grill, administrative offices and conference spaces, a bookstore, the formal Presidential Dining Room and the campus mail room, along with students gaming and entertainment spaces. The interiors were given a facelift in the early 2000s with updated curtains, carpets, furnishings and paint, but the actual space usage remained the same.

Nearly four decades after TNU’s Jernigan Center opened, the latest renovations had to address several key factors: maintaining integral campus services during construction, designing the space to promote connectivity and meeting the demands of the quickly growing student body.

The transformation began by evaluating how the space was being used. By relocating certain programs previously housed at Jernigan, the facility was able to house the university’s Spirit Store; a high-end, expanded kitchen and a larger dining room with seating for more than 450. The renovation alo introduced a cafe and marketplace adjacent to an outdoor plaza with seating and lounge space, as well as a new office suite for Student Government, Diversity Council programs and flexible student lounges.

Upgrading an existing monumental stair allows for enhanced lighting and more visual interest between the floors. Specifically, the balcony of the third floor that sits within the two-story volume of the main dining room, creating a strong visual connection between the two spaces. Also included in the renovation were improvements to the President’s Dining Room and conference space with a view of downtown Nashville, expanded restrooms, new finishes, lighting and furniture. An expanded patio includes dual-tier spaces with fire pit, flexible seating and the opportunity for community engagement. All of this was achieved within the footprint of the existing building, but addressing programming, expanding where possible and adhering to the needs of the University and of the students.

Converting historic spaces: Preserving character, reimagining purpose

Hub for Innovation, Veterans and Entrepreneurs (HIVE), Shenandoah University
Shenandoah University Hub for Innovators, Veterans and Entrepreneurs (HIVE) breathes new life into the former Hazel-Truitt Armory. The facility was built in 1940 and vacated in 2009, becoming a space for storage and baseball hitting practice. Many people thought the building would be razed for another use, but the university, and the president in particular, had a vision. Shenandoah acquired the site as the National Guard prepared for its move, and it has been working toward incorporating this important building into the university experience ever since.

ESa supported the university’s vision for the hub, preserving the original building, including the front administrative wing and the back hanger space. A new light-filled atrium, affectionately named the “collaboratorium,” was added to the side of the facility. HIVE includes a media lab and makerspace, immersive learning with AR & VR labs, cybersecurity and data analytics labs and a veterans and family center. The facility is a business incubator and collaborative sandbox for emerging technologies. A garage bay, a previous addition to the Armory, was converted into an e-sports arena and support space. The renovated building reopened in 2014, bringing new energy to campus and earning appreciation from the community for the preserving the landmark.

Weighing the value: The case for reuse and revitalization
The key question is whether the benefits outweigh the challenges of addressing an aging facility. The answer is yes; however, the hurdles can be significant. Revitalizing existing buildings gives them new life, though rehab projects often carry higher upfront costs than new construction due to infrastructure upgrades, code compliance and inefficient layouts. These projects can create opportunities for dynamic, interesting, and completely customized spaces – a historic gymnasium housing new technology labs, an abandoned basement retrofitted into a health center or a former trucking depot transformed into a student arts building. Almost anything is possible, and these challenging and inspirational projects can result in the creation of extraordinary environments.

Applying lessons: What to know before you renovate
If renovation (refreshing an existing use) or repurposing (converting an existing use into something new) is possible, ESa strongly recommends it as the most strategic and sustainable approach. Many times, the cost analysis will be favorable, even if you take the facility down to the “shell and core.” Frequently, repurposing a building can also pay dividends maintaining the campus fabric, scale and contextual identify of the institution. If a program has outgrown its current facility, it may move to a new one, allowing the existing space to be repurposed for other campus needs. Drawing from decades of experience, we suggest carefully considering the following factors:

Environmental: What hazardous activity occurred on site or in the building? What materials need removing or abated?
Structural capacities: Can the old facility carry the load (dead and live) required by new codes? Is the lateral loading sufficient in today’s seismic requirements? Can the existing structure be modified?
Exterior envelope: Does the facility meet the contemporary energy requirements? Can materials and craftsmanship seamlessly be integrated to match the existing?
Clearances: Is there enough space to serve the program and meet today’s requirements? For example: egress, ADA, mechanical, AV and campus standards (offices).
Volume: Is there enough floor-to-floor height to accommodate a new use? Will a new HVAC system adequately serve the building, fit within the existing structure and be properly maintained? Can a new public stair be integrated to enforce connectivity? Is there enough light to invigorate the space?
Codes: Can the building adapt to new code requirements, even for renovation projects?
Deferred maintenance: Often, the backlog is so severe, the facility starts fresh with all new systems.

Designing with legacy in mind
Difficult economic decisions may be more common in the second half of this decade. Based on our 60+ years of experience, renovating or repurposing existing buildings is a more economical and environmentally responsible solution. New buildings will be necessary, but legacy buildings can continue to serve, either by uplifting an existing use or repurposing into a new use. These new spaces are often student life centric, which is appropriate since the new students experience the latest trends and services, while the older alumni can reminisce about the legacy building, recalling their time on campus. Architecture is serving people while creating, or in these cases, maintaining place. These facilities can connect multiple generations within the lineage of the institutions genealogy while also retaining the legacy of the built environment.

Let’s work together to turn yesterday’s spaces into tomorrow’s opportunities. Connect with us at esarch.com.