Presentation from the 2017 OC Housing Summit

1. RESIDENTIAL
CONVERSIONS &
ADAPTIVE
REUSE

2. What does housing look like in the future?
Conversions and Adaptive Reuse
2
Aging housing is poised to be one more major issue facing
Orange County if replacement and/or renovation of older
housing isn’t addressed in a material way.
A Brief Discussion about existing housing
stock
Adaptive reuse and conversion of an 8 Story Concrete
Structure used as a dental school located in Pacific
Heights. Project included the addition of a 9th story as well
as a major structural upgrades.
The Pacific – Dental School Conversion
Converting an existing underperforming office building
located in a downtown setting into a mixed use project with
ground floor retail.
4020 LOFTS – Adaptive Reuse of Existing
Office
Adaptive reuse refers to the process of
reusing an old site or building for a purpose
other than which it was built or designed for.
Along with brownfield reclamation, adaptive
reuse is seen by many as a key factor in land
conservation and the reduction of urban
sprawl. However adaptive reuse can become
controversial as there is sometimes a blurred
line between renovation, facadism and
adaptive reuse. It can be regarded as a
compromise between historic preservation
and demolition.
ADAPTIVE REUSE

3. Housing Stock
Orange, CA
3
Snapshot of Housing
Orange, CA
Median House Value
has grown by 100.7%
since 2000. National
average is half the rate.
Income Growth over
the same period is
30.67%
Median Age of a home
in Orange is 45 years
old.

4. Housing and Vehicles
Cars, Parking, Affordability
4
1972 FORD GALAXIE
1972 PONTIAC LEMANS
Transportation plays a key role in
housing affordability as well as
environmental health.
Car Reliability
Up until recently, cars were not reliable after 8+ years.
New vehicles are remaining on the road longer than
ever, driven further, putting more strain on infrastructure
and traffic. In addition, the latest increase in gas tax
impact those impacted by the housing crisis.
Environmental
Vehicle Safety
Driving in 1972 was dangerous. No airbags, lap belts (if
you were lucky) with deaths exceeding 52,000 in US.
Average deaths today, 33,000.
Vehicles in 1972 used leaded Fuel, had no catalytic
convertor and was a major source of air pollution. The
Clean Air Act of 1970 set reduction targets, resulting in
90% reduction.

5. 5
4020 Lofts
Scottsdale, AZ

6. Downtown Commercial Conversion
Nicknamed the Purple Pig
6
A barrier in many developments, parking on this project is
provided for residents below grade in an existing structure.
Retail parking is on-street . Parking Credits purchased from
the city. At the time, these credits were affordable relative to
costs of new parking or loss of retail space.
Parking
Conversion of an existing underperforming, ugly office building
located in a key area of downtown (not Old Town) Scottsdale. The
conversion resulted in 21 for sale Condos with approximately 7000
sf ground floor retail.
Very Walkable – Most errands can be accomplished on foot.
Political opposition and project design resulted in several
delays, council appeals and staff level errors delayed the
project 6 months. These delays required substantial amount
of value engineering due to economic collapse of 2008.
Politics and Economics
Some of the first roof decks in Arizona, these provided
private outdoor space with amazing views of local
mountains.
Roof Decks, Adjacent Land Uses and
Walkability
Overview
82 Walk Score

7. 4020 Scottsdale
What is western themed mixed use look like?
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“The council appealed the 4020 Building design in downtown Scottsdale
because council members felt it did not meet the Western character of
the adjacent Old Town area. – East Valley Tribune
“To put it in Disney
terms, we’ve got
Frontierland and we
need to think about
Tomorrowland,”
- Councilmember Betty Drake

8. 4020 LOFTS
Project Photos
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9. 9

10. The Pacific
Pacific Dental School Conversion
10
Parking
Adaptive reuse and transformation of the former University of the
Pacific dental school at 2121 Webster. Addition of 2 stories for
penthouse and outdoor deck.
Walker’s Paradise
Daily errands do not require a car.
Politics and Economics
With a walk score of 98, this project is ideal for residential
living and limited parking.
Adjacent Land Uses and Walkability
Overview
98 Walk Score
Limited and not included In base purchase. Site is located in
a dense, walkable location and city has Max parking vs Min
Parking requirements.
Approvals required careful and thoughtful negotiations with
all of the stakeholders given the location and changes to
land use.

11. 11
Major Changes to the structure and interior
space was necessary given the age and use
change.
ADAPTIVE REUSE
Removal of portions of
building and upgrades.
Issues with Labor and
Materials proved more
difficult than expected.
Unique design resulted in
positives and negatives

12. 12

13. 13
“When developers Trumark
Urban secured the land and
the rights to build, you
wouldn’t have been blamed
if you searched their offices
for a magic lamp. It’s like
stumbling on a species
long thought extinct;
the coelacanth of Pacific
Heights.”
- ADAM BRINKLOW SF CURBED