What’s Old Can Be New Again

What’s Old Can Be New Again

by Sweiskloss Staff
May 23, 2024

Once uttered only by progressive designers, the phrase “adaptive reuse” seems to have worked its way into mainstream conversation these days. This is a positive evolution for an industry that can be quite wasteful when not intentionally sustainable. In the US, we “generated over 600 million tons of construction-related waste in 2018” (EPA) which includes concrete, asphalt, wood, and other building wastes. The EPA estimated that in 2018 “construction and demolition projects filled US landfills with almost 145 million tons of waste.” (See blogpost … for California’s efforts to reduce construction waste). Adaptive reuse is reimagining existing buildings into something other than what they were built for; giving old buildings a new lease on life both literally and figuratively. Adaptive reused buildings typically are less expensive than new, quicker to complete, for example they may already have full subterranean parking, and conserve resources. Win-win! But why are we talking so much about adaptive reuse now? Because it would seem converting the pandemic-vacant commercial buildings into residential spaces to help alleviate the housing crisis would be another win-win. But doing so is extremely challenging. To change a large modern commercial floorplate into multiple living quarters would require a modification to all the infrastructure. Plumbing, electric, fire safety, HVAC, etc. would have to be added to multiple spaces where there once was just one bathroom and pantry on a floor. Adaptive reuse has been successful and cost effective, even with the “cost for seismic reinforcement and energy efficiency upgrades,” in older smaller buildings. Renovating the interior and leaving the “shell” intact, preserves the building’s architectural characteristics and charm. Another advantage to adaptive reuse: nostalgia. Buildings tell a story about our city, culture, and heritage, and by repurposing these structures we preserve a part of our history. Walk around Santa Monica and you’ll see countless examples of older smaller buildings getting a second chance:

(Photo courtesy of Santa Monica Conservancy)

Under the guardianship of the Santa Monica Conservancy, the Shotgun House, built in the 1890’s, was rehabilitated and became the city’s Preservation Resource Center (2520 2nd St). With three rooms lined up in a row, a covered front porch and gabled roof, shotgun homes were built as vacation cottages and affordable rentals for tradesman but only a few remain due to their flimsy construction (Santa Monica Conservancy).

(Photo courtesy of El Cholo)

Santa Monica’s longtime Mexican restaurant, El Cholo, was originally a Cadillac dealership (1025 Wilshire Blvd). (Photo courtesy of El Cholo)

(Photo courtesy of Grub Street)

A former Quonset Hut, built by the US military in WWII, was converted into the popular farm-to-table Pono Burger (829 Broadway). These structures, designed for the Navy, “were inexpensive, easy to ship and erect, …  and versatile in accommodation” (Planning.lacity.gov).

(Photo Courtesy of Morley Builders)

The upscale Proper Hotel at 700 Wilshire Blvd consists of a new contemporary construction fused with the “historic renovation and adaptive reuse of a Spanish Colonial Revival building designed in 1928” (Morley Builders). Office spaces in the historic structure were converted, while the elevators were refurbished, decorative wrought iron railings on the stairwell were restored as well as other historic features including “moldings, finials on top of the building, steel sash windows and marble flooring” (Morley Builders).

Before serving delectable pastries and breads, Tartine Bakery was a funeral home and chapel. Vaulted ceilings, stained glass, columns, and arches are a nod to the building’s past (1925 Arizona Ave).

(Photo courtesy of Barker Hanger)

Now one of the largest and most versatile venues in LA, Barker Hangar at Santa Monica Airport hosts art and design shows, gala dinners, music award shows, and other largescale events. It was originally, you guessed it, an airport hangar built in 1954 for Bill Lear (Santa Monica Conservancy).

(Photo courtesy of Heritage Museum)

Built in 1894, the home of Roy Jones (son of the founder of Santa Monica Senator John Percival Jones) is now the California Heritage Museum. It exemplified California’s architectural style at that time, which was in “transition between the elaborate Queen Anne Revival [and] the simpler American Colonial or Georgian Revival” style (California Heritage Museum, Heritage Square).

(Photo courtesy of SoCal Landmarks)

Rapp Saloon (1436 Second St), built in 1875 as a beer hall, served as Santa Monica’s first City Hall in 1888.  It was also used as an early movie studio, home to the Salvation Army, radiator repair shop, piano tuning shop and art gallery. It was acquired by the American Youth Hostel and today, the city landmark hosts the “Rapp Saloon Reading Series First Fridays” featuring poetry, prose, music, and theater (Socallandmarks).