Reviving Ohio’s Forgotten Spaces: The Power of Adaptive Reuse

At Triad, we believe that design is not just about creating something new — it’s about honoring what already exists while imagining what it could become. Adaptive reuse, the practice of repurposing old buildings for new uses, is one of the most powerful ways to celebrate history, preserve community character, and foster sustainable growth.

Why Adaptive Reuse Matters

Every building tells a story. The brickwork of an old factory, the soaring ceilings of a decommissioned church, the quiet elegance of a mid-century office building — these places hold memories and meaning for the communities around them. Rather than demolishing the past, adaptive reuse allows us to carefully transform these spaces, blending historical character with contemporary function.

It’s also a practice rooted in sustainability. Reusing existing structures reduces demolition waste, conserves materials, and cuts down on the embodied carbon that comes with new construction. It’s a design solution that’s as good for the planet as it is for the community.

The Challenges and Rewards of Working with History

Historic renovation projects present unique complexities that demand specialized expertise. Unlike standard renovations, these projects require navigating preservation requirements, addressing hidden structural issues, and integrating modern systems into century-old frameworks—all while maintaining the character that makes these buildings worth saving.

Our targeted pre-construction investigation process is specifically designed to uncover the hidden challenges that typically cause budget overruns in historic buildings. By systematically examining structural elements, identifying hazardous materials, and assessing building systems before construction begins, we prevent the mid-project surprises that add to renovation costs.

Equally important is our strategic phasing approach. If needed, we can carefully sequence construction activities to maintain operational continuity, allowing public services to continue uninterrupted throughout renovation. This approach has enabled libraries to remain open, government offices to continue serving citizens, and schools to maintain programming during extensive renovations.

Case Studies: Bringing History Back to Life

We’ve seen firsthand how adaptive reuse can transform not only buildings but entire communities. Two local projects in Columbus exemplify the spirit of this work:

• Yankee on High: Steep History, Fresh Future

When the iconic Yankee Trader novelty store closed in 2010 after nearly half a century as a Columbus cultural landmark, our team faced a complex adaptive reuse challenge: transforming three connected historic buildings into a vibrant mixed-use development while navigating strict preservation requirements.

Our phased implementation strategy allowed for sequential completion of different sections, minimizing financial risk while maximizing cash flow potential. By dividing the project into two distinct phases, we created a financially sustainable renovation model that protected both the owner’s budget and the building’s historic integrity.

The project demonstrates how our targeted pre-construction investigations identified structural and code challenges early, allowing us to develop strategic solutions that prevented costly mid-construction surprises—a common pitfall in historic renovations that typically adds to project costs.

• Columbus Idea Foundry: Building Dreams on a Shoestring Budget

When the Columbus Idea Foundry team approached us with a vision to transform an abandoned shoe factory into a coworking and makerspace, they had already been told by multiple architects and contractors that their project would require $3 million—six times their available budget of $500,000.

Rather than declaring the project impossible within budget constraints, our team developed a phased implementation plan that prioritized essential infrastructure and safety requirements while creating immediately usable space. This approach allowed the Idea Foundry to begin operations and generate revenue while building momentum for future expansion.

The Opportunity in Ohio’s Historic Downtowns

Across Ohio, small and mid-sized cities like Zanesville, Dayton, Coshocton, and Portsmouth possess remarkable architectural treasures that stand underutilized or vacant. These historic downtown districts—once vibrant centers of commerce and community life—represent not just our shared heritage, but significant untapped potential for public service delivery and economic revitalization.

Our data-driven assessments of historic properties throughout Ohio have consistently revealed that adaptive reuse of these structures offers our clients three compelling advantages over new construction:

First, these buildings offer operational advantages that new construction cannot match. Many historic downtown buildings occupy central, walkable locations with existing infrastructure connections. Their original construction often features superior materials and craftsmanship that, when properly restored, provide exceptional durability and character. Our strategic phasing approach ensures these renovations can occur while maintaining essential public services without interruption.

Second, the community impact extends far beyond the building itself. Our post-project analyses show that strategic public investment in historic downtown buildings typically catalyzes private sector development around the building site. When a municipality, library, or community college renovates a historic building, it sends a powerful signal that begins to revitalize entire districts.

At Triad, we’ve developed a systematic approach to help our clients evaluate historic properties for adaptive reuse potential. Our pre-construction investigation process identifies both challenges and opportunities early, allowing for precise budgeting and planning. This approach has helped numerous public and private entities transform historic buildings into modern service centers, community hubs, and economic catalysts, all while protecting both operational continuity and taxpayer resources/investor ROI.

The opportunity in Ohio’s historic downtowns isn’t just about preserving the past—it’s about creating more efficient, effective, and economically sustainable public and private facilities that serve communities for generations to come.

Revitalize Your Community’s Historic Assets

Is your community sitting on untapped potential in the form of historic buildings? Don’t let budget concerns or operational disruptions prevent you from transforming these valuable assets into vibrant, functional spaces that serve your community’s needs.

At Triad, we specialize in helping public administrators and private investors navigate the complexities of historic renovation with our proven approach that protects both budgets and operations. Our targeted pre-construction investigations and strategic phasing plans have helped communities across Ohio transform historic buildings while maintaining operational continuity and preventing costly surprises.