Architectural heart transplants.

Byline: Steven Kratchman

Changing the use of a building is akin to undergoing a heart transplant. Just as it takes a surgeon with special skills to successfully complete complex operations, the same is true of an architect when a property needs to undergo intricate renovations that transform the building's "heart."

As the heart surgeon essentially re-wires the cardiovascular system when transplanting a new heart, architecturally changing a building's use requires navigating knotty building design challenges that may involve multiple building codes and zoning resolutions; marrying new and existing engineering; creatively incorporating historic preservation requirements; and scaling size restrictions that might call for micro-designing down to the square inch or up to multiple lots and acres.

At my firm, we try to find solutions to super-complex real estate projects that typically require creative thinking, ample time and unique skillsets. These projects can sometimes be hard nuts to crack, requiring troublesome approvals and an extreme level of problem solving when dealing with existing conditions. However, the rewards to owners and clients are extremely worthwhile.

Our portfolio of complex projects ranges from commercial buildings and historic preservation projects in Manhattan, to townhouses in Brooklyn, to single-family residences in Westchester County and the Hudson Valley, to co-ops in New Jersey. Many of these heart transplant projects involve pre-existing buildings with multiple complexity factors, such as conversions, construction in occupied buildings, and additions or enlargements where new and existing engineering must work together seamlessly.

The firm has reinvigorated many properties where the owner or developer sought to completely change the use of an existing building. We refer to these projects as "custom-custom" because off-the-shelf, cookie-cutter solutions cannot be relied on, and creativity and brainstorming are essential at every phase.

Additions and enhancements to more modern structures in both built-up urban areas and rural environments can also be complex. Expanding living spaces and upgrading baths and kitchens the "heart" of the home often requires adherence to multiple building codes and zoning requirements.

It takes a specific expertise to determine what may be required under current and decades-old codes, how they will mesh and which will ensure greater safety. This expertise has become part of our firm's...