Does Adaptive Reuse Pay? A Study of the Business of Building Renovation in Ontario,Canada

Older buildings are important aesthetic, cultural and economic resources but in many jurisdictions hundreds of historic buildings have been demolished because developers and bankers argued that the cost of adapting them for new uses is too high. Still, a growing number of reputable developers are completing exciting projects featuring innovative building renovation. However, when particular development projects are presented to decision makers, generally only the developer/lender’s cost analyses are presented and, therefore, they are unable to make truly informed judgments. This study examines the business of heritage development, which consists of building renovation or adaptive reuse, in order to determine the characteristics of success. In Ontario, Canada, there exists a group of dynamic and creative investors with a passion for older buildings. Some reuse projects are more costly than new building but not all and the return on investment for heritage development is almost always higher. This has important implications in Ontario where recent legislative changes have finally given local councils the authority to prevent the demolition of listed buildings, but the lessons for other jurisdictions are also important.     

Distribution of Lateral Forces in Base-Isolated Buildings Considering Isolation System Nonlinearity

The ASCE 7 equivalent lateral force method for base-isolated buildings applies a triangular distribution of forces to the superstructure. This distribution attempts to approximately account for the observed effects of isolation system nonlinearity on the superstructure response, but a more rational approximation is needed. Using nonlinear regression analysis of median response data from nonlinear response history analysis of representative systems, improved equations are developed to estimate the lateral force distribution in the superstructure. The ASCE 7 distribution, a revision considered by a SEAONC committee, and the improved distribution developed here are evaluated. Only the improved equations are accurate over many system parameters.     

A Simplified Procedure to Select a Suitable Retrofit Strategy for Existing RC Buildings Using Pushover Analysis

Over the past ten years, the development of analytical procedures to accurately evaluate the seismic performance of existing buildings has gathered the attention of researchers. This has resulted in the publication of several standards, which, however, inadequately cover the issue of retrofit strategy selection. In the present article, a procedure that allows a comparison of available strategies in order to select the optimum solution for an existing deficient building is proposed. The procedure is based on calculating the pushover curve for the unstrengthened structure. A capacity spectrum is then estimated assuming different retrofit scenarios, which is then used for the evaluation of the strategies. The latter is based on criteria that assess the main structural system characteristics and how each solution benefits them. The final step of the procedure introduces simplified rules that allow the approximate design of each retrofit solution, which allows the evaluation of their applicability. The proposed procedure was applied to two idealized buildings with different structural systems. Results obtained indicate that less effective or inapplicable rehabilitation strategies were properly detected. Thus, the results were considered acceptable in terms of identifying the possible optimum strategy, which, however, should be verified with a detailed design of the retrofit system.     

The Influence of Masonry Infill Walls in the Framework of the Performance-Based Design

In this article, a performance-based seismic design (PBD) methodology is proposed for the design of reinforced concrete buildings, taking into account the influence of infill walls. Two variants of the PBD framework are examined: The first is based on the non-linear static analysis procedure (NSP) while the second relies on the non-linear dynamic analysis procedure (NDP). Both design approaches are compared in the context of structural optimization with reference to the best possible design achieved for each case examined. Life-cycle cost analysis is considered a reliable tool for assessing the performance of structural systems and it is employed in this study for assessing the optimum designs obtained. The optimization part of the problem is performed with an Evolutionary Algorithm while three performance objectives are implemented in all formulations of the design procedures. The two most important findings can be summarized as follows: (i) if structural realization follows the design assumptions, then total expected life-cycle cost of the three type of structures, bare, fully infilled and open ground story, is almost the same and (ii) if an open ground story building is designed as bare or as fully infilled frame, real performance will be much worse than anticipated at the design stage.     

Comparison of Nonlinear Static Methods for the Seismic Assessment of Plan Irregular Frame Buildings with Non Seismic Details

The use of Nonlinear Static Procedures (NSPs) for the seismic assessment of plan irregular buildings is challenging. The most common pushover-based approaches have led to adequate results in regular buildings, and hence, there is a need to verify the validity of such methods on the assessment of irregular structures. In this article, four commonly used nonlinear static procedures (CSM, N2, MPA, ACSM) are applied on the assessment of two existing five- and eight-story plan-asymmetric buildings in Turkey. The accuracy of the different NSPs is evaluated through comparisons with the results derived from nonlinear dynamic analyses. The results are presented in terms of interstory drifts, normalized top displacements, lateral displacement profiles, chord rotations, base shear, and top displacement ratios. The performance of such procedures in evaluating the damage limitation according to the Eurocode8 is also verified. Special attention is given to the ACSM (Adaptive Capacity Spectrum Method) whose performance in 3D plan irregular buildings has recently been tested. Conclusions about the performance of each NSP are outlined at the end of the article.     

Knowledge-Based Performance Assessment of Existing RC Buildings

One of the most challenging aspects of the seismic assessment of existing buildings is the characterization of structural modeling uncertainties. Recent codes, such as Eurocode 8, seem to synthesize the effect of structural modeling uncertainties in the so-called confidence factors that are applied to mean material property estimates. The confidence factors are classified and tabulated as a function of discrete knowledge levels acquired based on the results of specific in-situ tests and inspections. In this approach, the effect of the application of the confidence factors on structural assessment is not explicitly stated. This work presents probabilistic performance-based proposals for seismic assessments of RC buildings based on the knowledge levels. These proposals take advantage of the Bayesian framework for updating the probability distributions for structural modeling parameters based on the results of tests and inspections. As structural modeling parameters, both the mechanical material properties and also the structural detailing parameters are considered. These proposals can be categorized based both on the amount of structural analysis effort required and on the type of structural analysis performed. An efficient Bayesian method is presented which relies on simplified assumptions and employs a small sample of structural model realizations and ground motion records in order to provide an estimate of structural reliability. As an alternative proposal suitable for code implementation, the simplified approach implemented in the SAC-FEMA guidelines is adapted to existing structures by employing the efficient Bayesian method. This method takes into account the effect of both ground motion uncertainty and the structural modeling uncertainties on the global performance of the structure, in a closed-form analytical safety-checking format. These alternative proposals are demonstrated for the case study structure which is an existing RC frame. In particular, it is shown how the parameters for the safety-checking format can be estimated and tabulated as a function of knowledge level, outcome of tests, and the type of structural analysis adopted.     

Effect of AAC Infill Walls on Structural System Dynamics of a Concrete Building

The effect of autoclaved aerated concrete (AAC) infill walls on the structural system dynamics of a two-story reinforced concrete building is investigated using its finite element structural model, which is calibrated to simulate the acceleration-frequency response curves from its forced vibration test. The model incorporating the AAC infill walls by equivalent diagonal struts captures the increase in lateral stiffness of the building and the torsional motions induced due to the asymmetrically placed AAC infill walls. A higher strut width coefficient than in ASCE/SEI 41-06 is recommended to model the stiffness of the AAC infill walls in the elastic range.     

Reliability-based Strength Amplification Factors for Structures with Asymmetric Yielding

A reliability-based methodology to estimate strength amplification factors for structures with asymmetric yielding is proposed. The approach is based on structural demand hazard analyses. Nonlinear time-history analyses of tridimensional simplified systems are carried out. The effects of two orthogonal components of the seismic ground motions and soil-structure interaction, are considered. Results show that the expected ductility demand of systems with asymmetric yielding may be much higher than those of symmetric systems. A simplified mathematical expression (which is function of the ratio between the fundamental vibration period of the system and that of the soil, ductility demand, and level of asymmetric yielding) is proposed to estimate the amplification factors. The expression is applied successfully to a 9-story reinforced concrete building exhibiting asymmetric yielding produced by tilting.     

Masonry Italian Code-Conforming Buildings. Part 1: Case Studies and Design Methods

ABSTRACT

Several architectural configurations of unreinforced masonry residential buildings are designed according to the different methods proposed in the Italian code: rules for the so-called simple masonry buildings, linear and nonlinear static analyses. Always complying with code requirements, for each building-site combination, the design was made, as much as possible, without an excessive margin of safety. The different design methods provided buildings with very different levels of safety, being linear static analysis largely overconservative with respect to the nonlinear static approach. These buildings were then analyzed in the companion paper.