Remodeling Riddle: Preserve or Build New?  That is the Question.

It's never an easy decision.  Do you keep an existing facility and remodel it to work for your current needs?  Or do you scrap the old and start fresh?  How does an organization know which way to go?

Preserve the Past?

It depends on the organization and the facility, say the professionals at GLTArchitects.  Is it a historic facility?  Then it deserves a closer look to see if it can be renovated or even retrofitted to suit new needs.

Such was the case with Holy Angels Catholic Church on the campus of Cathedral High School in St. Cloud.  "So many historic facilities had been torn down in the area," says Sister Gen Maiers, OSB, then chief administrator at Cathedral High School.  "We simply couldn't endure the thought of losing another one, especially one right on our campus."

So instead of razing the building, GLTArchitects was hired to retrofit the church into a fine arts facility.  "It was as dramatic a renovation as I've ever been involved with," says Daniel Tideman, principal at GLTArchitects.  "What was one story became two.  Plus we retrofitted the building for an entirely new use - the performing arts."

Preserving a historic facility isn't just good for the organization; it's also good for the community.  The Paramount Theatre in downtown St. Cloud is a perfect case in point.  The facility could have been razed for $571,000; the restoration cost was $6 million.  A September 24, 1998 editorial in the St. Cloud Times, however, looked at the value of renovation a different way.  "In renovating the Paramount Theatre, St. Cloud has shown a long-term view and understanding of what truly builds communities-connection with the past, bringing people together around common symbols, leaving lasting works for future generations to enjoy."

Evaluate Functionality

So what happens if a historic facility won't serve the needs of your organization?  "That's a tough one," says David Leapaldt, principal.  "Aesthetics and history are important, but it's tough to justify renovation if the building won't serve your needs."

Functionality was on the mind of Leapaldt when he was approached by the College of Saint Benedict with a complex assignment: renovate a residence hall complex plus add spaces for a new bookstore, a student post office and student development staff offices.

"We looked at the campus master plan and realized we could meet all of their space and renovation needs with a single plan," he recalls.  Leapaldt lead a committee through an examination of Mary Commons, the 400-student residence hall in need of renovation.  The location was ideal for students and for campus visitors.  And by lopping off the north side of the building, which was in need of repair, and converting the front lobby into a two-story space, they could add a bookstore and offices for the student development staff.

Leapaldt worked closely with Bookstore Director Carol Martin on the complex requirements for putting a bookstore in a new space within an existing building.  Location was a paramount consideration as was customer traffic and the entrance to the store itself

"We involved a bookstore designer from the very beginning and, through focus groups and surveys, gathered input from customers and staff," says Martin, who is delighted with the final product, calling it "a dream come true."

Cost vs. Benefit

The bottom line speaks loudly in any renovation decision.  In many cases, renovation can win out because if the structure is sound, you save 15 to 20 percent, estimates Leapaldt.  "Plus, if the location is ideal, it's difficult to put a dollar figure on that advantage."

The city of Lakeville, Minn., didn't have to ponder long about renovating the recently abandoned All Saints Catholic Church into a community arts center.  For an investment of $1 to $1.5 million, the city will create a performing arts center plus a community center which can accommodate banquets, visual arts displays and historical exhibits.  "This is a solid building that will garner solid community support," says John Hennen, administrative assistant for the city.  Hennen doesn't believe the city could begin to pay for a new facility that would accommodate such disparate needs.

When entering into any renovation, it's important to anticipate costs above and beyond square footage estimates.  "You often don't have good documentation and can't anticipate every problem you're going to encounter," says Architect John Frischmann, who recently directed a remodel and addition of the Printing and Imaging Technology area at St' Cloud Technical College.  He suggests that instead of a 2.5 percent contingency, organizations up this contingency to five percent.

"If this contingency is not spent, owners are typically pleased to have the opportunity to spend these funds elsewhere," observes Frischmann.

1. FUNCTIONAL FIT - Will the facility, when renovated, suit your organization's needs? Does it have enough space and can the space be configured correctly? "Doing thorough programming - identifying all of your space needs - is one of the only ways to know if it will work," says Architect Steve Paasch.

2. LOCATION AND TIME  - Is the building in the right location? Does the zoning match your your space needs-is one of the organization's needs?  Do you have enough time to complete a renovation? "Timetables are a little more unpredictable in a renovation, especially an extensive one," says Principal Daniel Tideman.

3. INTEGRITY -  Is the facility structurally sound?  Is there anything that can be salvaged from existing mechanical systems?  What are the code-HVAC, fire, life safety-issues?  "Codes are changing frequently," says Principal David Leapaldt.  "It's important to make a code review part of your preliminary evaluation of the property."

4. SILENT HAZARDS - Is there any significant deferred maintenance?  Any hazardous materials to deal with?  Is there a buried fuel tank or an uncapped well on the premises?  "Reducing any unexpected surprises is absolutely critical to a successful remodeling project," says Architect John Frischmann.