Landmark Tower
Urban revitalization through adaptive reuse, transforming an underutilized office building into a modern residential community.Read More
Innovative Solutions to Building Conversions
BKV Group works with developers, building owners, and preservation specialists to successfully convert historic properties into dynamic communities buzzing with life — and stories.
Our Conversion Experience
Across 80+ Properties
40+ Successful Conversions
BKV Group has national, in-depth experience planning and designing historic building renovations, repurposing former office, warehouse, hotel, factory, hospitality, military forts, and even breweries into revitalized Market-Rate, Affordable, Artist, Senior, Mixed-Use, Hospitality, Commercial, Parking, and Restaurant/Retail environments that preserve the architectural heritage of their context and place.
1. STATUS
20% of Evaluation Criteria
Key considerations include:
- Location
- Age of Building
- Building Code
- Zoning
- Reputation & Historical Significance (Architectural, Cultural, Neighborhood Contribution, Other)
- Degree of Distress (In distress, foreclosure, high vacancy)
- Acquisition Cost/Land Value
- Low-rent occupancy
- Eligibility for Historic or Conversion Tax Credits
- Eligibility for City TIF, County Bonds, LIHTC, other incentives
- Owner Desire to reposition property
2. FORM
70% of Evaluation Criteria
Key considerations include:
- Floor Plate Shape, Width, Depth
- Floor-to-Floor Heights
- Size/Square Footage
- Column Bay Spacing
- Orientation
- Optionality/Flexibility (ability to accommodate Light Well or Atrium)
- Rooftop Access
- Structural, Mechanical, Electrical Systems
- Vertical Shafts & Elevator Core Locations – Vertical Shaft opportunities, Elevators servicing all floors, freight elevator
- IT infrastructure
- Parking opportunity or ability – based on column spacing
- Windowing Condition and Analysis for Ventilation & Daylighting
- Circulation/ADA/Code
- Stair counts and accessibility
- Exterior Façade/Skin/Roof/Openings
- Masonry Condition
- Window conditions
- Curtain Wall conditions
- Historic fabric – Canopies, Ghost Murals, Loading docks, Rail corridors, Cornices, etc.
3. LIVEABILITY
10% of Evaluation Criteria
Key considerations include:
- Potential for growth
- Lifestyle accomodations
- Safety
- Education
- Transit
- Skyway Network
- Available Parking
- Parks & Trails
- Coworking Hub
- Community Vibrancy
Our Conversion Process
Providing optimum value, functionality, flexibility, durability, and timeless quality.
We work with residents, property owners, community and neighborhood associations, and the preservation societies, undertaking reconnaissance-level research and surveys of the neighborhoods, as well as investigating all aspects of the existing building fabric, fenestration, systems, and structural framework. Our design infuses modern and relevant spaces that create meaningful connections between residents, guests, tenants, and the community while designing within the historic fabric of the architecture and the cultural fabric of the community.
Inheritance
Project Discovery
We immerse our holistic team into the fabric of the place to gain a deep understanding of the physical traits, culture, values, objectives, challenges, comps, audience, opportunities, and differentiators. This data guides and informs the foundational aspects for the overall opportunity including vision and design direction, programming, and potential ROI.
- Pre-Development Services
- Site Condition Evaluations & Fit Plans
- Historic Constraints
- SHPO/National Park Service Requirements
- Visioning & Discovery
Investigation
Evaluation
We consider the varying conditions of structural systems and construction methods found in the re-use building evaluation and design. Existing building element fire ratings, historic context, compatibility or re-use program are all considered, as well as building fabric deterioration caused by chemical or moisture intrusion, or previous construction adaptation and damage.
- Building Forensics
- Building Scanning and Documenting
- Code Assessment
- Historic Research
- Site and Building Evaluations
- Photographic Analysis
Incentives
Tax Credits
There are several federal and state programs that can be used to assist with financing. These include potential Conversion Tax Credits, Low-Income Housing Tax Credits, Historic Tax Credits (for buildings listed on the National Register), Rental Assistance Demonstration for improving public housing and the New Market Tax Credit Program. Many local jurisdictions have their own incentives to spur much-needed housing stock or conversions to other uses. Note that these tax credit programs are often very specific to a particular geographic region or municipality. BKV Group has completed dozens of projects in collaboration with various Historic Preservation Commissions, Review Boards, and Consultants and we understand the need to maintain a building’s historical character, especially in areas where these buildings are contributing structures.
When federal and state tax credits are pursued, we often recommend the addition of a historic consultant to produce the various written submittals required for the State Historic Preservation Office (SHPO) and the Department of the Interior’s National Park Service (NPS). We work closely with historic consultants to gain the support and approvals from SHPO and NPS. BKV Group provides the necessary building documentation to assure that Part 1, Part 2 and the final Part 3 historic designation requirements are fulfilled in order to obtain tax credits.
BKV Group’s expertise in building conversion credits focuses on helping developers and property owners maximize available incentives for adaptive reuse and historic rehabilitation projects. Conversion credits are specialized tax credits or financial incentives granted when an existing building is repurposed — such as transforming an old office or industrial structure into residential, mixed-use, or commercial space. By navigating complex eligibility requirements, coordinating with preservation authorities, and optimizing project design to meet credit criteria, we ensure clients leverage every available financial advantage. This expertise not only reduces project costs but also supports sustainable development by preserving and revitalizing existing structures, contributing to vibrant, economically viable communities.
Tax Increment Financing (TIF) is a strategic public financing tool designed to stimulate economic development and infrastructure improvements in designated districts. TIF is a powerful tool for economic revitalization, but its implementation requires careful planning and collaboration between developers, local governments, and the community with BKV adept and experienced to ensure that the project aligns with the broader development goals.
BKV Group specializes in securing grants for a wide range of building projects, including new construction, renovations, historic preservation, and energy efficiency upgrades. With deep knowledge of funding programs at the local, state, and federal levels, we help clients navigate complex application processes to maximize financial support. Our proven track record ensures projects achieve greater budget flexibility and sustainability, empowering clients to bring their visions to life while advancing community and environmental goals.
Intent
Design & Documentation
We find the right mix of experts to discuss means and methods for demolition or re-construction. We consider masonry forensics, historic context professionals (research and process flow through Landmark process), specialty materials testing and forensics, hazards abatement resources, acoustics evaluations, daylighting, accessibility solutions, building envelope specialists, and more.
- Community Goal-Building
- Visioning Process & Brand Formation
- Design Parti Development
- Documentation Details
- Sustainability Initiatives
- Revitalization
- Building Technology & Systems
- Efficiency in Planning
- Wayfinding
Implementation
Execution
Unforeseen or hidden conditions inevitably come up with every creative reuse project. Having experienced professionals within every discipline allows for adept and swift resolution of the challenge at hand to keep these projects moving to keep schedule.
- Demo Discovery
- Unforeseen Conditions
- Problem-Solving
- Means and Methods Collaboration
- Design Adaptation
- Structural Repairs
- Historic Amendments
- Client & User Testimonials
Our Conversion Case Studies
BKV Group Conversion Thought Leaders
Jack Boarman
Senior Design Leader, Managing Partner
Washington, DC
Mike Krych
Senior Design Leader, Managing Partner
Minneapolis, MN
Joe Brown
Senior Project Architect, Associate Partner
Minneapolis, MN
Kelly Naylor
Vice President of Interior Design, Partner
Minneapolis, MN
Our Conversion Expertise
Jack Boarman and Mike Krych Speak with BuildingGreen on Office-to-Housing Conversions
Across the country, BKV has designed many office-to-housing conversations, with repurposing historic buildings being a key part of our portfolio. Senior Partners Jack Boarman and Michael Krych weighed in on this emerging project type with BuildingGreen® using conversions like Octave 1320 and Cotton Annex to detail how you can create an end product that can become “a catalyst to anchor and spur continued development” – in addition to being “especially attractive to prospective tenants because of the unique character of each project.”
Kelly Naylor Explains the Adaptive Reuse Process, and Pitfalls, with Office-to-Apartment Conversions
In the Multi-Housing News, Vice President of Interior Design and Senior Partner, Kelly Naylor, outlines the things you should know before embarking on a project of this kind, and how the forensic phase of adaptive reuse is so important to the success of a project and avoiding the ‘gotchas’ that might otherwise might derail a project.
Mike Krych Interview with NAA on Office-to-Housing Conversions
BKV’s Senior Design Leader and Managing Partner, Michael Krych, shared his insights with the National Apartment Association (NAA), about specific conversion projects that “offer huge rewards” and “deliver one-of-a-kind buildings rather than cookie-cutter residences and amenity spaces.”
news bites.
Cotton Annex on 12th Named as Best Conversion in the Washington Business Journal’s Best Real Estate Deals of 2024
BKV’s Office-to-Housing Expertise Exemplified with Landmark Towers
