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Adaptive Reuse of Industrial Buildings & Complexes
Over the past thirty years, the decline of manufacturing and industry has affected communities throughout the country, state, and region. If the current trends continue, communities within Northwest Lower Michigan will face a decline in demand and usage of traditional industrial buildings and areas. Structures and existing sites, however, can be adapted to accommodate new uses such as offices, indoor sports arenas, or boat/RV storage areas. Local jurisdictions may benefit from establishing zoning ordinances conducive to the adaptive reuse of industrial buildings and complexes as an attractive alternative to greenfield development. By facilitating the renovation of existing structures for new uses, local jurisdictions help preserve community character by reviving under-utilized areas and protecting open space on the urban fringe and beyond.
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When Modifiying Buildings for Reuse:
• Install skylights to provide interior light
• Add glass and high-quality materials to form a more dramatic lobby
• Update and/or install telecommunications capacity, including T-carrier lines and fiber optics
• Reconfigure interior spaces to meet tenants’ specialized requirements
• Create a second floor and/or new interior offices, laboratories, or research areas
• Extend ductwork for HVAC system
• Add plumbing and restrooms
• Upgrade electrical systems
• Improve building façade
• Incorporate green building techniques |
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Former industrial building converted to office use, Traverse City, Grand Traverse County
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Industrial & Business Complexes
Industrial buildings and business complexes can be integrated into Northwest Lower Michigan’s character through careful site selection and design. As defined by Urban Land Institute, an industrial and business complex is “a multibuilding development planned to accommodate a range of uses from light industrial to office space, in an integrated park-like setting with supporting uses for the people who work there. They can range from small parks on several acres to facilities of several hundred acres or more.”
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Nature trail at Garfield-Heidbreder Industrial Park, Grand Traverse County
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Locating Industrial & Business Complexes
Several factors influence the location of industrial and business complexes. Industrial and business parks are ideally sited in areas with established infrastructure (e.g., roads, water, sanitary sewer) or where it can be easily extended. Access to transportation corridors and hubs is also critical. Proximity to establishedcommercial and residential areas can help reduce sprawl and traffic. To accommodate this sector’s size, scope, and evolving needs while protecting the region’s valuable agricultural and wooded lands, communities are advised to work together to determine the best locations for development, as well as opportunities to redevelop existing sites. Today’s efforts help to ensure that future developments will complement regional character and protect natural resources.
As the needs of industry continue to evolve and the focus on recruiting high-tech industries increases, separating industrial areas from other uses, as was done in the past, is neither necessary nor advantageous to the region. High-tech industries in a mixed-use development that is integrated and interconnected with a community is likely to better accommodate present and future industry needs. Communities are encouraged to revise their master plans and zoning ordinances to accommodate changes in industrial zoning to enhance the vitality and competitiveness of the community (e.g., a reduction in land restricted to industrial development and/or permit a diversity of uses).
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Designing Industrial & Business Complexes
Site layout and building design is essential for enhancing the attractiveness of large structures and parking areas. By retaining desirable existing vegetation and installing site-appropriate landscaping, the visual integration of industrial developments and surrounding areas is possible.
Although the design of complexes includes many of the same characteristics as industrial buildings, the presence of multiple buildings requires greater attention to site design and to opportunities for combined facilities. The following site design elements can dramatically enhance the efficiency and aesthetics of industrial and business complexes.
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Airport Industrial Park, East Bay Township, Grand Traverse County
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Site Design
The visual and environmental impact of industrial and business complexes is lessened by placing large structures and parking areas among natural site features (e.g., hills, valleys) and retaining existing vegetation and/or installing site-appropriate landscaping. Additionally with a flexibile site design, industrial and business complexes can accommodate new buildings, changes in traffic, and subdivision of parcels. Offices, showrooms, and multi-tenant buildings located close to roads can benefit from higher visibility. Larger, more traditional manufacturing businesses sited away from roadways and accessed with a service drive minimize traffic disruptions.
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Access & Circulation
Establishing common access roads for semis (e.g., a single access road behind several buildings) can improve safety and traffic patterns in industrial and business complexes. Whenever possible, combine access for shipping and receiving areas to enhance the overall efficiency of a complex. Refer to Critical Design Practices: Site Access for more information.
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Serivce Elements
Service elements (e.g., recycling, dumpsters, loading areas) should be combined, as well as located and screened, to minimize impact on adjacent properties and roadways. A site design should provide side or rear delivery and service vehicle access whenever possible. Refer to Critical Design Practices: Service Elements, Site Access, Parking, and Landscaping for additional information.
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Stormwater Control & Detention
In industrial complexes with multiple buildings, common drainage facilities minimize site disruptions and infrastructure costs. Refer to Critical Design Practices: Stormwater Control & Detention for additional information.
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Parking
Complexes with multiple buildings, especially those with different peak use periods, present opportunities for shared parking. Refer to Critical Design Practices: Parking for specific information.
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Enhancing Industrial & Business Complexes
As the ten-county region’s industry mix continues to change, integrating other businesses into existing industrial and business complexes can enhance their viability today and into the future. Local jurisdictions are encouraged to revise their master plans and zoning ordinances to allow support services (e.g., daycare, restaurants) and mixed uses, appropriately located, within industrial and business parks. This can enhance the competitiveness of these locations, as well as reduce traffic within a community and the region.
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