Page 140 - Beyond Decommissioning

Relevant factors for redevelopment 121

codes in force. Lack of compliance, for example, with life safety code requirements
(see Glossary) would exclude some reuse options. Structural codes have been written
for new constructions and leave little tolerance for existing features like open stair-
wells and steeper stairs. Meant to provide safe egress in case of fire or panic, they
usually require more space than what normally exists in old constructions. Special
problems can occur when trying to comply with such standards as Americans with
Disabilities Act (US Department of Justice, 2010). Not only do these standards require
an additional area (leaving less for the main use of the building), but also there is a
higher cost for remediation. The rigidity of building codes in their requirements for
reusing buildings is a sore point. Any regulatory relaxations for adaptive reuse should,
however, be weighed against extra risks to the health and safety of those living or
working in the reused building. Moreover, failing to upgrade existing buildings to
modern standards limits the market performance of a building. Basically, sustainable
buildings perform better economically, socially, and environmentally.
The challenges of code compliance, if anticipated at an early stage, can be success-
fully dealt with through careful planning and imagination (the latter is an essential
ingredient in almost all reuse projects). It is important to understand that there is often
more than one way of achieving a desired outcome—consultants such as building sur-
veyors, decontamination experts, architects, and engineers need to be creative. At
Carriageworks, Sydney, a sprinkler system was developed to skip the requirement
to fire-rate the steel structure (Heritage Council of Victoria, 2013).
It is very hard to guess beyond what you can see without some ad hoc investiga-
tions. An old boiler system and its piping will quite certainly contain asbestos. This of
course must be removed and will represent an additional conversion expense. Old wir-
ing and plumbing are likely to be removed in any case. Another component in likely
need of replacement is the roof.
Often the minimum buildings standards are restrictive to adaptive reuse, while at
times a structural code can de facto block redevelopment. In practice such strict codes
can force a developer to demolish an existing building, so that a building can be con-
structed from scratch. Variances or waivers are legal means to get out of certain build-
ing code requirements.
A significant reform in the regulation of work in existing buildings was launched in
1998 in New Jersey with the adoption of the New Jersey Uniform Construction
Code—Rehabilitation Sub-code. New Jersey became the first US State with a com-
prehensive code specifically aimed to assist the redevelopment of existing buildings
into housing. A chapter dedicated to historic buildings outlines greater flexibility for
historic structures.
The subcode is based on the principle that historic buildings do not have to mimic
new constructions in detail in order to be safe and accessible (Cantell, 2005).

Flexibility in Reuse: Regulations Can Change (National Clearinghouse
for Educational Facilities, 2003)
Adaptive reuse has been hard to implement for Californian schools. California’s seismic require-
ments for public schools required a special review of design documents followed by compliance