^%-
EXPANDING DALLAS:
A NEW OFFICE BUILDING FOR
TRA.M^'^EL CR0V7 PROPERTIES
bv
MICHAEL A. MONSALVE
SPRING 1981
•-'^•- X'-y A a>i P'\L
>••> i
Presented to W. Laurence Garvin Associate Dean and Professor Division of Architecture Texas Tech University
In Partial Fulfillment Of the Requirements of the BACHELOR OF ARCHITECTURAL DEGREI j A very special thanks to Mr. Harlan Crow for the opportunity to be a part of this project, and his staff for their support; the faculty for sharing their knowledge v/ith me. I am deeply grateful to my family for their guidance, support, and love and the Lord for blessing me with them.
Problem Statement
FUNCTION and reduce the operational cost of the structure. Since the structure is lo The desire to construct a new major cated in the perimeter of the core and office building is in order to absorb the the surrounding structures are of a re strong demand for new leaseable office latively lower scale the building will space in the Dallas central business be perceived as an "object." This means district. The building will be located the building should have an attractive in the north quadrant of the CBD, which sculptural form. is presently one of the most rapidly developing areas in the region. The ECONOMY building should provide convenient and efficient transition throughout the struc The present demand for quality of ture and from the pedestrian level. fice space is the sustenance for materials The office environment will be comfort and a form that will be identified as a able and enhance the productive efforts quality office structure. This identity of the tenants. Since a wide variety should help in attracting tenants in an of tenants are anticipated to occupy ever-increasing and very competitive mar the structure, the design of the space ket. Economic conditions such as inter should allow a variety of functions to est rate and construction cost will limit take place and allow for the optimum the many possible alternatives. flexibility. TIME FORM The time set for construction is in Since the building will serve as a the Spring of 1982. Provisions in sched transition from business district to the uling work should be made in order to arts district, its configuration and avoid delays and construction cost. Such placement should respond to the spacial as foundation work should be scheduled dur context and function of these two special- ing the dry months. The periodic in use districts. The building should not creases in construction cost and present cover more than 40 percent of the site. market conditions dictates it would be Due to the high density of the core, a advantageous to start the development of plaza will allow a relief space for CBD the office structure as soon as possible. employees and a variety of activities to take place in keeping with the spirit of the arts district. The high cost of energy consumption dictates that the form should be energy-conscious and
IV Goals UPfiictives
To [jrovi'i" a desiqn that v.'ill preserve Provide an exterior relief area where and onhaiic'^ the value of places and ob- people can be a part of their natural )"fts of historic landmark and cultural environment. imr)ortance tfj the community. Produce an attractive environment that To encourage good urban design in kofp- enhances the function of the different i ny with thr- improvements and ni)t)(>arance organizations. of central husinesf; district and local planning activities. To provide for visual and acoustical privacy among occupants. To Droduco a new image that v.ill (Mihonce the ac'sthot ic qualities and refloct thc^ To provide a system of flexibility beauty and attractiveness of the commu where spaces can be rearranged due to nity. the many changes in a corporate organi zational structure- To encourage good urban planning that will allov; (Efficient, safe, and conven To provide personal work spaces that ient transportation within the total allow their occupants to express their context of the project. individuality.
To produce an office environment that Provide fast and realiable transporta will enhance the productivity of the tion and proper transition from the organizations and their work process. natural environment to the physical environment. To provide an office environment that people will enjoy being a part. To provide spaces that will enhance interaction among occupants and visitors To design an office structure that to provide a friendly atmosphere. people can identify with.
V laDieotuontents
BACKGROUND 1 SITE Location 1 Transportation 41 Region 1 Aerial 4 3 Population 2 Major Buildings and Spaces .... 45 Distribution 2 Proximity 4 7 Race 3 Approach 4 9 Education 3 Direction 51 Labor 4 Boulevards 53 Commerce 6 Ring Roads 5 5 Economic Growth 7 Vicinity 57 Central Business District .... 8 Green Spaces 59 Planning 9 Outside the CBD 61 Transit Plan 10 Land-Use 6 3 Arts District 11 Zoninci 65 Market Study 12 Setting 67 Existing Buildings 13 Views 6 8 Dallas Museum 6 9 Footnotes 15 Circulation 71 Topography 73 PLANNING Utilities 75 Pedestrian System 77 Owner 16 Physical Encironment 79 Proposals 81 Structure 16 Climate 82 Space Planning 17 Vegetation 8 3 Module 17 Codes 84 Office Landscaping 18 Materials 20 SPACE SUtLMARY ACTIVITIES Boundaries 93 Organization 21 Work Process 25 SPACE LIST Personal Space 27 Office Environment 30 Lobby 9 6 Preference 31 Retail q7 Activities 36 Leaseable Space 9R
VI Rcstauran' 101 Bar 102 Transition 10? Rest rooms in Custodian 103 Mecliani en 1 104 Man.TMonion t 104
Site l(i(, BuildiiiM 1 (1 : Structura 1 1 ot Mechanica 1 Ill Electrical 113 r-afety 1]4
COST
Operational 115 Expectancy 12 1
CASE STUDIES
Selections 122 John Deere Center 12 3 One Dallas Center 12 5 Pennzoil Place 127 Summary 129 Footnotes 130 qPI.TTCTED BIIJLIOC.RAPIIV Ill
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Location Region
Dallas is situated i n northeastern The regional pattern of Dallas is Texas on the Trinity Rive r about 250 typical of a city that has grown up in the miles from the Gulf of Me xico. This motor age. The metropolitan area is dis southwestern city is the eighth largest persed, largely surburban even within city in the nation and se cond largest city limits, and low in density (2000 per in Texas. The city struc turo is of square mile) (1). It is dependent on the radial form which creates major arterial automobile and ijuilt around predominantly ways networks to the cent ral business new highways. Many of the freeways are district such as Steramons , North Central flanked by highway-related commercial Expressway, and Dallas-Fo rt V7orth Turn- development. Some major arterials act as pike. spines for high-rise developments includ ing Stemmon's Freeway, Lyndon Johnson Freeway, Central Expressway, The latter. Central Expressway, is one of the fastest growing linear areas of real estate in the country. Traffic congestion on this artery has existed for 12 years but has recently reached critical conditions. g A.MAIULLO Though some high-rise structures are located 10 miles northward from downtown. They rival the core in quantity but not in height (2).
F.JRT WORTH S gl DALLAS ABILE.VE H .
COLLEGE STATION * . .AUSTIN
HOUSTON S I-
lS^y;i'0:triIS CHRISTI
Location in Texas
Dallas County Population UistriDUTion
Regionally since 1950, the Dallas- Since 1970 to 1976, one can see that Fort Worth metroplex has developed into the median age of the population has one of the major metropolitan areas in become slightly older in the Dallas- the United States. The Dallas-^ort Fort Worth SMSA. This is the same trend Worth SMSA (Standard Metrooolitan Sta- as in the U.S., which changes in median LStical Area consisting of 11 counties) age from 28.0 to 28.8 between 1970 and has been growing at a rate three times 1975. Tlio median age of the Dallas- *" ' >- than the nation by increasing Fort Worth i)onulation remains slightly . . between 1950 and 1978 compared to lower than the U.S. median ago. Dallas the 4 3.6% national increase. Between County has a large percentage of young 1960 and 1970 the Dallas-Fort Worth area families with children and young uti- grew 36.8^> compared to an increase of marrieds. While Dallas County has a 17.1% for all metropolitan areas in lower median ago than the total SMSA the U.S. Since 1970 the population (27.9), the city of Dallas median ago is slightly higher than the SMSA's (28.9). This is due to tlie largo num ber of young families with young child ren living in the surburban cities in f ir> ()? DAUAS POritl AllON: ri^0-1^7S Dallas County. However, the relation ship of ago groups between Fort Worth and the surburban cities in Tarrant It .W>0 County is much the same as in Dallas. %lt w Fort V/orth has a higher percentage of older families in the 50 years and \ / older group and of young singles and couples without children in the 18 to w»f \wt\ itrj If I »*?« n;v 1^ 1^ I M'> 24 year-old group.(4)
*r»< f Ml «tii (ir «• r •! «i • !•*! I A« I I Mi>ail| ^M%A Itl* itAii t^ 11. kt If It I* )* (• •* S% \% •• •«• • t If !• lt*t i>» |M« |Mt i«it Iff* lait in* !«•• IM« i«ifl itT* lf:« t« m 4 If IV II f-^ If If \'% II t» •• l« « •* f r« ... ' < tt 1 «I.MI M.fVf M«.IM 1 1 J II If 1 »l ft* l*« tti.tvr i.m.«n IM.tIf IM.IU »l.l*\ 1* 1 11 1 II 1< II II 1 II 1 I > 1 * 1* t It 1 II f 11 • » ) f • It 1 •> 41 1*% • I «ii It ti> 114.M« Yt.t«l %• J ^% t II 1 It 1 11 t\ 11 t f 1 1 If 1 H 1 11 1 11 1 II 1 Iff *• •f <1 • • If 1 II • • I Wi l.tM t.l4l • l>t T 1 II I II • tt 1 II It 4 If 1 It 1 If 1 It t tr I If f 1* 1 II t N • If 1 I If \ Ml l.)M II.lU t.WI II f 111 • 11 • It f It •t t t It 1 II • f t If t » II 1 It 1 II 1 I* r»f n >»t • SM II.AM » ••! II % tl t II I It 1 II t II t II n t It I It 1 II 1 tl 1 It 1 It t It •t tl 1 If « It t II 1 1 II 1 n 111 11 Mt M.IW I IJ* % I II • n I II 1 11 1 It 1 tt 1 I t tl 1 It 1 14 1 II •\ Mt tl fM M I t T • f II • i.ri If 1 II t II t II I II 1 tt 1 tl f II 1 la \ t tft tl.*** II » •11 lit 1* 1 If 1 i« 4 II 1 II 1 • 1 If f I) I 1 tl 1 r ' ail m 11 • If > 1' 1 14 1 It t •n.vM n*.«*i II 4 II • 1 < M 1 11 1 If • II 1 1 ' \ > 1 Ml •Tl l.*M 14 I • hace Education •r..^ •Mmm'LMtwm RACE - DALLAS The 1970 census data for the Dallas- Fort Worth SMSA show that people in the During 1970, the racial distribution Dallas area have a high level of educa of the population in the metroplex was tion. The median number of school years 85.4% whites with Spanish, and 13.91 black, completed by persons 25 years old and In the category of "All Other Races," older was 12.2 years. The metroplex had American Indian was the largest racial a higher percentage of people who had group, with the remainder being mostly attended college and were college gradu people of Asian and Pacific ancestry. ates than did the nation. There are 109 People of Spanish ancestry accounted for districts within the Dallas-Fort Worth 6.2% of the population in the Metroplex. metroplex. There are 29 institutions In the near future, no significant change of higher education in the metroplex. in the racial composition is anticipat The two largest universities in the area ed. (5) are The University of Texas at Arling POPULATION BY RACE ton and North Texas State University, CITY OF DALLAS which are state supported schools. (7) 1970 1976 There are seven private universities White 74.2% 76.7% in the area, Southern Methodist Univer Black and Other Races 25.8% 23.3% sity and Texas Christian University are the largest and most well known in the Sources; U.S. Bureau of Census and U.S. Department of Labor, Bureau of Labor area. Statistics, Geographic Profile of Employment and Unemployment, 1976; Report 504. Both Dallas and Tarrant counties have excellent 7 junior college dis tricts . PACE - METROPLEX Betv/een 1970 and 1976 the percentage EDUCATIONAL ATTAINMENT PERSONS 25 YRS. OLD AND OVER, 1970 of minority population in the city of Dallas -Ft. Worth U.S. Dallas declined. This is significantly opposite from the trends being experi Elementary: 8 years or less 22.3% 28.2% enced in most major cities. (6) High School: 1 to 3 years 23.9% 19.3% 4 years 27.5% 31.1% POPULATION BY RACE College: 1 to 3 years 13.3% 10.6% DALLAS-FT. WORTH SMSA 4 years or more 12.9% 10.6% 1970 1975 1980 85.4% 84.8% 84.n'V, White 4.5 4.9 5.2 Spanish Surname 14.6 15.2 l.i.5 Nonwhite c me- Texas State Department of Public Welfare. Population Counts and Projections for Te.xas and Selected Metropolitan Areas: 1950-1990. Labor Total employment in Dallas-Fort EMPLOYMENT IN DALt,AS-FT. WORTH BY IX-CITATION IDM, AND Worth is expected to be over 1,360,000 PROJECTIONS TO l»:i AND 1915 by 1978 and will increase by 265,000 by 1985. All occupational groups except Annual Average Employment farmers and farm workers will have an Occupation 1974 1971 HIS increase in employment between 1974 and TodI, All Occupations l,:i4.900 1,366,400 1,631,400 ProfcMional, Technicnl, A Kimlred Workers 190,400 222.300 276.200 1985. The largest increase will be in EnKineers, Technical 21.500 24.400 29.600 Life 4 Physical Scientists 2,600 2,900 3.400 clerical workers which will rcnuire Mathematical Specialists 700 600 1,000 Engineers A Science Techniciens 13.400 11,400 13,500 sufficient office space (108,000 or more ^tedical Wcrl.ers, Fxcept Tcclmlcmns 11.300 23,600 32,900 Health Tectinolcdisis A Technicians 4,S00 5,600 6.100 by 1985). Large job increases are ex Technicians, escept Health S.400 6,000 7,100 Compuler specialists 5.700 6,700 1.600 pected in the health and computer fields, Social Scientists 2,300 2,600 3.200 Teachers 52.100 57,900 66,100 teaching, and construction crafts. (8) Writers. Artists. A Hntertainers 16.300 11,700 22.900 Proleraional, Technical. A Kindred Workers, NtC- 4S.600 54,500 69.100 Mana^ers. Officials, A Proprietors 145.100 161,000 116.300 Buyers A Sales. Iran Manei^ers 29.400 34,000 42.100 AdminMtraiors A Putslic Inspectors lo.ono 11,600 14,900 Manafers, Officials A Proprietors, NEC 106,000 115,200 131,300 Sales Workers 98,100 106.300 125,400 Clerical Workers 252,600 291,900 360.600 Stenofrapliers, Typists. Secretaries 7 5,300 91,000 116,500 Office .Machine Operstors 13.500 14,200 15.200 Clerical IVorkers, MC 163,400 166,700 226,900 Crafts A Kindred Workers 149,100 166,400 196,700 Construction Crafts Workers 44.100 50.700 61.600 Slue dollar Work Supervisors. ME(? 21,-00 24.500 29,600 ^letaiworkin^ ^'raft WorKers. Eiccept Mechanicni 11,200 12,500 11.600 Mechanics. Repairers. A Installers 10.too 45,400 53,400 Printing Trade Crafts Workers 6.200 6,600 7,300 Transportation A PuMic ytilities CrafU Workara 7,600 6,200 9,200 Crafts A Kindred Workers, NEC 17,200 16,500 20,400 Operatives, Except Transportation 119,600 131,600 153.200 Semrskilled Melalivorkert 16,600 11,900 22.600 Semiskilled Textile r')i>eratives 200 200 200 Semiskilled Packers li Inspectors 17.100 16.900 22.200 Operatives, Except Transpi>rtation. NEC •5,700 93,600 106.000 Transportation Equipment Operatives 46,1)00 50,000 55,500 Service Workers 146,100 167,700 202,100 Cleanlnf S.frvice Workers 21.400 33.200 41.500 Food Servi-e Workers 44.200 46,600 56.JOO Health Service Workers 11.TOO 25,100 36,500 Personal Service Workers 25,000 29,300 34,600 Protective Service Workers 16.900 16,700 21.100 Private Household Workers 14.900 12,100 9.200 LalMrers. Except Farm 56,200 60.000 66,700 Parmers 4 Farm Workers 7.900 6,600 66,700 Farmers A Farm MnraRers 4.200 3.600 2,}0« Pa/m LaOorers 4 Furm Supervisors ),70t 3,200 2.:oo Job V«fl« mS; T««« Employrnenl Commmion J Dallas Dallas has arisen from its rcntless- ly flat terrain to be a center of na tional and world commerce- This is primarily due to its central location and excellent transportation facilities. From its beginning, Dallas has been a marketing and financial center with trade as the foundation of its economy and the largest wholesale merchandise mart in the world. Leading the nation with number of convention and trade shows, Dallas also ranks second nationally as an insurance center and third in number of headquartered million-dollar compan ies. Dallas has a design-conscious citizenry. The city has a national rep utation with such notable designers as I. M. Fei, Paul Rudolph and Philip Johnson to its credit. commerce As one oi LUL. ten largest metro- After a period of stagnation, in which . jlitan areas Dallas had the lowest cost businesses were relocation in the suburbs, of living and the lowest rate of unem- the CBD of Dallas is again thriving and loymont (4.2% in 1978). The per capita expanding. Due to this revitalization of personal income is 460 dollars higher the CBD, middle and upper middle-class ^han the national average in 1975. The homeowners have demonstrated a willingness ite of increase in the per capita per to move into inner-city areas as is being sonal income has been higher in the evident by the success of Bryan Place, a metroplex than the average for all Fox and Jacob development witliin walking lai other metropolitan areas. (13) Since distance of downtown. the cost of living is lower than the national average and the oor capita per sonal income is higher than the nation al average Dallas offers a high stand ard of living for its citizens. Dallas' future is expressed in the public and private sectors; the citizens vote authorized 194 million dollars in bonds for public improvements and faci lities with the business sector invest ments in nev/ construction at a record rate. (14) Dallas was one of two cities nationwide which has its bond rating at the highest possible rating of AAA for general obligatory bonds by both Moody's and Standard & Poor's. (15) Dallas' economic climate appeals Lw corporations; 33 corporations relo cated last year in Dallas. Dallas now ranks third in the 675 firms with assets of one million dollars or more headquartered within the city limits. (16) I iiiK 1 - (,i t> Pcilcvr loprcnt Soui\r: ncp.TrtmtMit of Uil'an ri.inniiip, A Nei):hborliood Study," lij;. 8 ^ Economic Growth Dallas' economy is strong and gett- ing stronger. This is easily illustrated by its ever expandin g skyline. Much of the growth is quite recent. Of its 1.8 million peoole 40% a re new to the area since 1960. It is e stimated that 3200 . 1111:, I I (I . r 1 i :• 1 i . .1 I ("'Misimn i T i acres are "urbanized " each year with room for more. The flux of new people into the Dallas-Fort Worth region is presently at a rate of 1000 per week. (11) Dallas downtown is the largest em ployment center in the metropolitan area with over 120,000 workers. There is an expected fifty percent increase in down town v/orkers over the next ten years. New construction is proceeding at a record rate. Over $1 billion of new buildings is under construction or announced. This will provide more than 9 million square feet of office space to be complieted by mid-1981 with nearly 12 million square feet of office space planned for completion before 1985. Presently, there is 3 million square feet of office space under renovation. Dallas' healthy economic environment and continual growth should be even more attractive to firms considering relocation. (12) .""it-r I'cc ; /Ic.x.'imlcr ("oopci', llnuinr ;iiul rhc Itifui-c nf Powntown IVi 1 1 ;i: , p JS . Central Business District By 1970, downtown was losing its importance due to its specialization in high-rise office buildings. Shopping centers were taking retail activity to surburban housing development and lur A\ f i;i(',c I I .u V \ I i mc ing away potential inner-city home buyers. As a result the downtown area c;oonir(l desortril. 1-1 " V^.J-k.- r^KMxX.*'!;. in response to these ever-increas ing problems, the Dallas Department of Urban Planning took the objective to revitalize and conserve the inner city transition. Swiss Avenue Historic District v;as successful in protecting stately mansions and preserving an inner-city neighborhood. Developers Fox and Jacobs established a housing project north of the central business district, its success has paved the way 1 A S) for future housing proposals. / Vi 1 I- 1 /I / • In the CBD, plans for upgrading the environmental quality are presently on the boarils. The city also has pro posals for a mass transit system and pedestrian walkways to relieve conges tion and provide a safer environ ment. (9) Concepts are being planned •••:il I ;is , |). .''•1 Dallas downtown is one of the health iest cores experiencing great economic growth, the committment to upqrade CBD is inrierativo in order for it to be a receptiv'o 'environment twenty-four hours a day. icinn !I!a Dallas is a city that has been ex periencing substantial growth in the past decade. Hov/ever, there was no existence of a comprehensive plan for the city. The Department of Urban Planning only planning activity have been of a limit scale, such as neigh- j borhood planning and zoning. In the j summer of 1979 the department was or ganized to produce its first comprehen sive land-use plan. The plans for Dallas and the CBD are still in the developmental stage with a fev/ schematic proposals available. One proposal is based on an estimated regional land-use for the Dallas-Fort V7orth area till the year 1990. There is also a proposal to provide a uniform streetscape for the CBD. Barton-Aschman Associates have prepared a schematic proposal of a transit plan for the city. Basically, •••I ii these proposals are all representative of present trends in the city. The downtown commercial core will be sur rounded to the north by high-density residential areas directly north and east of the site. This residential area is planned to appeal to the middle and upper income groups. The Trinity * River basin, which runs in a south- easternly direction and is located south of downtown will be designated as a -' t - ^ / • ' ]\ flood plain and park, and flanked by HKlll OINSII V an industrial sector. (17) RISIOINIIAI Ocvcl <)]iinciil Concept Source: Port on-Asclim.-in A.ssoc i ;it cs , Inc "|t;il l.i< Tr.'insi t IM;in," p . 1.:. Transit Plan The dependence on the auto has A subway system is proposed to pro placed the United States in a vulnerable vide access to the CBD. IVo lines would position; the limited petroleum resources serve the core, crossing at Thanksgiving under our immediate control are not ade Square and a third would serve Union quate to support our habi' n addi Square on the western edge of the CBD. tion of the above consequences, the possi Eventually 11 subway stations in the CBD bility of a hc?althy environment is dimin area would be linked and coordinated with ished by the pollution generated by the the underground pedestrian system. Pre increasing number of cars. (18) The sently, a substation is proposed on the cost of a new structure is substantially corner of Hardwood and Ross which should raised by t !io necessity to accommodate provide convenient access to the site. the car. 'Ii;:ir. il IM .m Dallas funded a study conducted by Barton-Aschman Associates to develop a mass transit plan to serve the city. The study focuses on the problems of the CBD. The CBD will soon act as a major activity center and expected to increase in employment from 844,000 to 1,200,000 by 1990. (19) The study illustrates Stemmon Freeway as a primary develop ment corridor; other development corridors would be encouraged along I-35E (South), 1-45, 1635 and North Central. (20) However, the prooosed system transit plan provides the greatest accessibility to the CBD. The proposal system will have three levels of service- 1) transit ways to (separate right-of-ways for ex press buses or trains); 2) primary routes (premium bas service in "Express Fashion"; and 3) secondary routes (buses link neighborhoods and serve non-CBD oriented trips). (21) rantanv «aiiii iinaiiuiiiasi rto SHi.lt) I fa*«sifi*ar *.!atina •A ( I .irtKii A';cliir:iii As-^oci .ntc? . Inc.. '•('.illri? Area 10 Ir.insit ri:m," p '' Arts uisirici The Arts District was part of the (presently under site selection); and a planning process formulated in Dallas performing arts center. The ballet is downtown to respond to function and interested in renovating the old Majestic vitality of this special use area. Theater, located in the same northern sector of downtown. In November of 1978, a study con ducted by Kevin Lynch and Stephen Carr It is anticipated that the arts illustrated the present conditions of district will principally be a nighttime the city's art institutions. (22) activity area with strong focus on night time image and security. This area may Basically, most of the art faci well be first to respond to the demand lities are in the art decostyle and for housing in the CBD. located in Fair Park surrounded by de teriorating neighborhoods. Most of the buildings that house activities are no longer adequate in acoustics, stage requirements, and size. During October, / '^.V Fair Park is the site of Texas' Annual State Fair which causes conflicting interest. Dallas has also experienced '••>/z.//-. an interest in public participation in the arts that would facilitate a reason to move. "Since most art faci lities wanted to move to downtown but not in a formal arts center like New <^\ York's Lincoln Center." Fair Park would then serve a recreational cen ter . The northern sector was chosen for its many available sites, parking, and the possibility of secondary uses like restaurants and shops which re inforce the life of the art world. (23) '\ / /•>%/ Some new cultural facilities in this area are new museum by Edward I.arrabee Barnes (now under construc *\ 'a •'*? tion) ; Symphony Hall by I.M. Pei 0 SCIO IJOO 180FU ^ 11 Proposals ^^r "i. ^l^z^it-fl. ^^^^^^^. ^ ^V^ •-"--V*^'^-' '"-• ^ :.~:"i.: \\ Y -'::M >sn #i#^tfe^ .^"<'# 17 Caniiai LiCary a OaUaa Caniar 9 Traa i.n«j c^^wevard cyaaam iP 19 UaiatiK T^eaw> Sh*p« ol Things lo Com* < PinpoMd ioMi KM at 19»l 20 Piaia <* ina A»na«as Oo«rnlo«n OalU* with Pretanltr 2 PiopoaM Uka i«aua«g 10 Conveni«n C«nwr 21 OM Ol, Part Planned Oavtlopmanls Addad 3 Scons ttent 11 PoaaAW an muwum and sympnonv »<• 22 fintiniH aacandad laiman martM 1 (Wunon 12 Nas Woodad Rodgart liemaay 23 Sou«> Boutavard Oalr-ci f t^ P»,« ."< TamkAM 13 Trmy UenoAsi Cnurcn 24 SoM A.«nua OiKKi ' . as Scnooi Book Qeaauari 14 Cwsc Camcr • we« End >«lncl 15 nkanu-Omng Squara • Kannady IliWiiim 16 Itepuokc Bank MarKet studv Another example of Dallas' econo for future needs. mic growth is demonstrated by the demand for quality office space in Dallas, which The location of office structures in has risen sharply from 1.6 million square the downtown quadrant north will be adja feet during 1977 to over six million cent to new art facilities and promises square feet in the period of 1979. This to be the future focal point of the CBD has been the most significant demand in call for variety of shopping, residential the past decade. The healthy economic and commercial proposals. The location and political environment plus the shairp of the site will place tenants within increase in employment registered locally walking distance of major office buildings have been major factors in the new de and financial institutions. There are mand for office space. Dallas is also also nearby hotels, parking, and dining high on the list of relocation candidates facilities. with the quality of life very attrac tive in this region. New construction Strong marketing considerations call will only provide 600,000 square feet of for space of the anticipated demand of 3,000,000 square feet through late 1982 Prominent and convenient location, (including internal expansion at 15%) . Strong environmental designs. Flexibility of space. Class A office buildings are 96% Mixed use functions. occupied with class and are significant Security, ly preleased during their construction Convenient parking, period. The average rental rate was Sound management. $12 per square foot. In the late 70's, rental rates are now increasing in pace The most important motive for tenants to with construction cost, and are expect relocate is to accomplish long term corp ed to reach $16-$19 by 1982. Class A orate growth in readily available quality structures in CBC have brought the space that allows for that growth. The highest return in rental rates in the majority of these firms tend to be rela past decade. tively small with six or fewer employees and are very conscious of the building's Presently, there is no sufficient appearance and location. amount of land space in the downtown core for major structures. Parking conditions are not only crowded for current facilities but also insufficient Office Buildings 1981 Groat The following is a list of present Map No. of No. Name of Office Building Levels Square Feet Squtfwl existincj office buildings in the Central 1 Adolphus Tower 26 174200 liijj business District and their leasing ca 2 Collum BIdg. 17 87350 iii pacity. The ma]or competitor will be 3 Dallas Centre, One 30 599,000 SSSM Plaz=. ol the .\mericas for the following 4 Davis BIdg. 22 210350 I8SJ 5 Diamond Shamrock Tower 34 901.104 8294 reasons: strong environmental design, 347.000 6 Hdelity Union Life BIdg. 21 2tt« mix-use functions and inside ammenities, 7 Fidelity Union Tower 31 578.000 amount of leaseable space, and proxi- 8 First National Bank BIdg. 52 1,600,000 I.IOOM 9 Five Eleven North Akard IS 153,225 lajf maty. 10 Five Filty-Rve Griffin Square 9 200,000 mi 11 Five Hundred S. Ervay BIdg. 9 611,800 12 Five-0-Five N. Ervay BIdg. II 110,000 13 Hartford BIdg. 15 250,600 211 14 Houseman BIdg. 4 34,000 311 Planned 15 Insurance Plaza 9 320,000 30SJ 16 Interstate Ihnity BIdg. 7 168.000 i«jg Map 17 Katy BIdg 8 50,000 No. Name of Office Building 18 Kirby BIdg. 17 200,000 \ui 175.000 A Placid Elm 19 Landmark Center 6 I20i| 307.174 B SuulhUnd Lite Tower Expansion 20 Magnolia BIdg. 27 :i5i C Dallas Centre, IWo 33 Si D Reunion Towers (East. West & North) 21 Mercantile Bank BIdg. 393,000 C San Jacinto Tower 22 Mercantile Commerce BIdg. 8 195,000 ISiJj F Cadillac-Fairview 23 Mercantile Continental BIdg. 15 407,700 Ml 24 Mercantile Dallas BIdg. 22 364500 25 Mercantile Securities BIdg. and Annex 17 348,650 SJ{ 26 Metropolitan Savings and Loan 18 185.000 \iit 27 Nineteen Hundred Pacific BIdg 18 200,000 IsN 28 Nine Twelve Commerce St BIdg. 8 106,000 29 One Cumberland Hill 8 134,000 ios4 30 One Elm Place 4 44,700 31 One Main Place 39 1,000,000 32 Plaza ul the Amencas — North 25 600,000 sm 33 Plaza of the Americas —South 25 600,000 Sttj 34 Republic National Bank Plaza 9 129,000 m 35 Republic National Bank BIdg. and Tower 55-40 1.770,900 iioti 36 Southland Life Tower 41 515,000 471: 37 Tower Petroleum BIdg. 22 98.000 ttj 38 IVvo Eleven N. Ervay BIdg. 18 200,000 id 39 Two-0-Two S. Ervay BIdg. 18 125,000 ItM. 40 Two Thousand One Bryan Tower 40 1,172,600 \m: 41 United Fidelity Life BIdg. 11 140.000 111, 42 First international BIdg. 56 1350,000 1442. 43 LTV Tower 32 395,000 » 44 Simons BIdg. 16 9SJ00 45 Dallas Cotton Exchange BIdg. 16 210.000 ITI 46 Dresser BIdg. 16 150,000 47 Main Tower 26 512.000 48 Gibraltar Life BIdg. 12 100.000 Si>urce: Dallas Chamber of Ccmmer. 49 Praetonan BIdg. 17 142.000 50 Dallas International Bank S 75.000 51 Union Station BIdg. 3 100.000 11 ] •--^'^^--- * > ^"' - '/^ / • A ' *^^Tr ^' ^ -.Jh -^- •^ '® ^ --<^ Footnotes -I 1. "Downtown Area Planning and Growth," 14. "Downtown Area Planning and Growth," American Institute of Architect p. 55. Journal, March 1978, p. 54-59. 15. Ibid. , p. 56. Ibid., p. 59. 16. Ibid., p. 54. Dallas Chamber of Commerce, Research Department, "Demographic Character 17. Carl Ede, Housing for Downtown Dallas, istics of the Metroplex," Dallas, p. 9. p. 2. 18. Barton-Ashman Associates, Inc., "Dallas 4. Ibid., P- 14. Area Transit Plan," p. 4. 5. Ibid., P- 21. 19. Ibid., p. 5. 6. Ibid., P- 23. 20. Ibid., p. 11. 7. Ibid. , p. 36. 21. Ibid., p. 9. 8. Ibid., P- 43. 22. "Downtown Area Planning and Growth," p. 54. 9. "Downt own Are p. 54. 23. Myrick, Newman and Paulberg. Dallas Central Business District Streetscape, 10 Myrick, Newman and Dahlberg, Dallas p. 6. Central Business District Street Scape, p. 5. 24. Trammel Crow Company; Market Descrip tion, p. 2. 11 "Downtown Area Planning and Growth," p. 57. IJ Ibid., p. 58. 13, Dallas Chamber of Commerce, "Demo graphic Characteristics," p. 53. 15 Planning Ci ?5t' riie :ng pro! >ss( '63' :ts ing! :;3H ."row ::al ieve loca alio -nj i'la^ Ciieni The Structure Trammel Crow is a large private real Trammel Crow has present interest estate development and investment company. in developing a speculative office build The company is involved with the market ing on the site founded by Harwood Ross, ing, ownership, and management of the Olive and Flora Streets. This mixed- properties it develops. The company has used office building will be approximately assets of more than 2 billion dollars in 1.4 million square feet in size with park real estate in over 40 cities nationwide. ing facilities below grade. The build Its developments include office build ing will house nearly 30,000 square feet ings, hotels, industrial parks, and of retail space. On the pedestrian level shopping centers. Among its more not a cafe will be located. Due to the cul able local projects include Bryan Tower, tural facilities adjacent to the building Diamond Shamrock Tower, Anatole Hotel, part of the cafe's activities made be and World Trade Center. The Trammel located outside of the building in the Crow Company has a national reputation plaza: this will help in keeping with quality of design in the project it the function and vitality of this special develops. It is the client's wish to use area. The second dining facility will locate the structure in a manner that may be more elegant in concept and try to allow a physical link to his existing appeal to the nighttime activity of the projects. Arts District and the high income housing planned within the district. The buildings location in proximity with the core will make it a notable landmark in the Dallas skyline. Its focal location in the north perimeter of the core will be one of the first buildings noticed from traffic bound in a southernly direction especially from North Central Expressway. This building will be perceived as an "object" since it is relative location from the dense core and the type of structures planned by its perimeter. Major properties 16 bpace Planning iviuuuit; ii'^" F-'iaiHi iiicj IS behind t.he In planning of the office layout a 'Tit in ;i the work is done, whether module should be utilized and Ijased from by idual at a desk, a man v;ith standard furniture and equipment. I'or hi retary or with a working group, large general offices, the planning unit 1 t :io wav these relate with other or module is based uoon one desk and r k i no 17 Office Landscaping A number of large U.S. corporations electrical duct system or through a system have been experimenting with an open that affords the opportunity to drop tele planning system known in the design pro phone and electric lines from the ceiling fession as "office landscaping." This to work stations below. However, such concept of planning originated in West factors as lighting, noise control, and Germany and has been used extensively air conditioning will present technical in European office operations, it is in problems that must be dealt with and solved tended to create an open, flexible lay in order to insure a physical environment out by grouping personnel and their work conducive to a satisfactory work situation. stations in accordance with group commu nication and with interdepartmental work It is most likely that the tenants flow and relationships. will utilize the office landscape concept in general office situations, since ranges The proponents of the landscaping from 72 to 83 percent usable area versus concept maintain that office planning 58 to 67 percent in a conventional corridor should not be based upon traditional layout. organization charts, but rather on the grouping of personnel in open space In open-plan offices, it has been along the lines of interpersonal rela found that furniture should be arranged so tionships and group communications. that people do not face on to each other's When this concept is applied, it means work. The rest of the area in a "general the elimination of private offices, office should accommodate 10-15 percent of with no distinction made between "man the staff in lounge like conditions and be agement" personnel and "general office" available throughout the day. personnel. The offices are designed with no fixed walls or partitions. Depending upon the layout of furniture The entire floor space is treated as and the degree of privacy or related task, open space with movable screens, plants, furniture may be grouped to provide continu and furniture arrangements utilized to ous spaces v/here people are moving documents create functional work groups. With from one desk to another, or as a series of the elimination of fixed walls or isolated work areas; either open or closed, partitions, a maximum degree of long depending upon the nature of the business. term flexibility can be achieved. It should be recognized, that in a totally As the nature of open planning is flexi open floor space without walls or bility in the use of the space and therefore partitions, provisions for telephone an implied need for visual restraint it and electrical outlets must be made follows that the materials used in the in either through a complex under floor terior should be non-directional in form. The interiors must be 'right' for the ten ants since they spend a third of their life time in them. 18 int' if*'i'« with the wall module but they aisle, or in instances where more than CI eat" a s<»r lous limitation on the lay- two desks side by side cannot be avoided. ou- of private offifv-;. if the columns 11- sot outside the walls, then tii. • In private offices the desk ; lannin-i module and tMo wall module are should be positioned to afford the occu rK)t af'f'fted by then. pant a view of the door. Flexibility of interior space is • In open work areas the super so important in office building desicin visor should be located adjacent to the tha» th'' extra cost of clear -.nan fram receptionist or secretary. Access to ing with the elimination of all inl(M ior supervisory work stations should not be columns is sometimes considered worth- through the work area. wliil'', ejqiecially in the i ncorooratit)!) of an op'ii-plnn concept. Desks of employees having con siderable visitor contact should be The f(j 11 owing eicneral rules are located near the office entrance. Con CIUDI i c.ib l(> in positioning desks: versely, desks of employees doing classified work should be away from • Desks should face the same di entrances. rection unless there is a coinpc^lling functional reason to do otherwise. The use of this techniqu(^ provi'ios '.ov strcii((ht work flow pattern,'^, facili tates communications, and cie,ites i no.it and attractive appear anc-c. • In ot)en areas, consideration sh'^)uld be given to f:>lacinq desks in rows of two. This method will per mit tlie use of bank-type partitions as a divider tm those activities which require visual privacy while still obtaining maximum ut i 1 i ::at ion . • Desks should be space^l at a dis tance of 6 ft from the front of a desk t(^ the desk behind it. This iistance should bo increased to 7 ft when iesks are in rows of two, ingress and ouress is cont intvl to one side of •^he n t Materials Material selection usually deals of kitchen waste. Pulping machines take with meeting certain circumstances of little space, and are said to reduce re performance. Vinyl fabrics used on fuse storage needs by 90 percent. circulation space walls show a major Kitchen refuse storage areas need to be saving over painting maintenance, but kept refrigerated. may not be the most appealing. Black vinyl or plastic, flush or recessed The building and its interiors will bases guards against damage by dirt or be most successful when the furnishings, cleaning machines. Vinyl asbestos floor and general finishes, are not only tiles have shown themselves to be the restricted in range of colors but of most appropriate for service rooms and consistent quality throughout the whole circulation spaces, and in some cases building, including reception areas, general office areas, to reduce scuff offices, board rooms, and circulation ing and cigarette burns to a minimum. spaces. This simplicity does a great deal to complement the directness and In high traffic areas or main sense of location in the building, and transitional spaces flooring of traver gives a considerable advantage to its tine, marble or terrazzor may be used sense of purpose. depending on maintenance and initial cost. Lavatories are probably best fully tiled or similarly wall surfaced to their full height. An important fea ture to utilize is a partition system which cantilever clear of the floor surface. The selection of all plumb ing fixtures should be easy to main tain with selection of surfaces that will better the way of providing clean er and healthier space. The kitchen should use materials that can be easily cleaned and are durable within a wide range of temper atures. Drains should be strategically placed on floor surfaces. The ancillery equipment used in support of general services should where appropriate, in corporate automatic disposal by pulping 2 0 Activities i^ M Organization All office functions can be cata Management loged under five separate functions, varying in activity depending on the The top management group is usual organizational structure and size of ly in close proximity of each other due firm to the availability of information needed. They may be arranged often in a sort of chain of command and reason Basic Structure ably isolated from general office traf fic and thus reducing interruptions. In •Management most cases, a high percentage of top •Finance officials can be found situated around •Sales the edge of the office due to the pri •General Services vacy and prestige associated with such •Technical Services a location in an office environment. The top official is perhaps the chair man of the board or president and he Definition of Office Size will naturally have the largest and best appointed office. The top execu Size Personnel tives need more space not only for Small 1-20 prestige, but because they have more Medium 20 - 60 than the usual amount of visitors and Large 60 - above meetings. The primary duties of man agement is to correlate work between departments and dictate policies for the companies future growth. (1) 21 Finance The many responsibilities of fi nancial executives often extend them into the management of the general office and this involves a consider able percentage of the clerical force. Supervisors may outline the functions of the clerks and maintain a close con J MANAGEMENT tact with financial executives through ^ out the use of intercoms or interoffice mail. The accounting department requires a close relationship with the functions FINANCE SALES GENERAL TECHNICAL PRODUCTION of the sales department. The account ing functions system of jirocedure in clude such activities as credit checks, order processing, inventory control, billing, and finally accounts receiv- .ible. The purchasing department has fre quent contact with vendors, so it should be in close proximity to the en trance or reception room to avoid ex cessive traffic. The personnel department is usual ly close to the reception area so they can interview job applicants and other callers without disruption ofthe office .irea. The data processing activity isually comes at the end of the pro cess, but should be situated away from tile main volume of traffic and located where noise can be confined (2) 22 Sales or in conjunction v;ith a supply room. Due to the importance of its activities Every firm in some fashion requires it may be centralized in the office the function of sales which starts the layout or near a function that requires activity of the company. For this rea its frequent services such as shipping, son there is a considerable amount of drafting, and accounting activities. communication between the sales depart In most small to medium firms the ment and all the other functions of the operation of the telephone switchboard office. The sales division frequently is part of the job of the receptionist, has visitors and needs ample space for and is naturally located in the recep its catalogs and specification files, tion area. The reception area is a and requires more than the average major focal point of communication and amcpunt of floor space per individual. information among the personnel and Pricing, estimating and correspondence visitors. A busy receptionist/secre are the main functions in the sales tary answers incoming calls, sorts area. Depending on the size of the mail, types letters, does expense division it may be equipped v/ith a accounting and other miscellaneous conference room or an all purpose room activities. The reception area with that can be used for meetings, train its waiting area is usually a high ing, demonstrations, and conferences traffic area and visitor's first per with the engineering and product ception of the firm. Large firms with development groups. (3) complicated communication systems may require several receptionists located conveniently to other office activi General Office ties. ^11 functions must be \^ry clear ly identifiable and controlled from an This division provides general entrance, circulation and exit point of services for all the other functions, view. {A) such as central files, stenographic service, library, mail handling, dupli cating, and general communications. Technical Reference functions like central files, the library, and stenographic Technical services such as engi pool are normally in the center of all neering, drafting and design, people are the other functions in the office. The normally located near the activities mail handling is at either end of the they assist, such as sales and produc office work flow. Duplication services tion. A higher amount of S'-^uare foot are normally isolated because of the age oer person than average is required noise and fumes with ample storage due to the equipment and surplus of space required for supplies and mater materials needed. The activities per ials. Duplication area may be separate formed in technical areas require a 23 close rt lation to services offered by the gencr.il division such .is su[)[)lies and duplication. Due to the type of work, proper lighting is essential. SiiK:e a high percentatje of these ser vices are spaced in an open work area station, consideration to visual and .icoustical properties is essential in providing a quality working environ ment. (5) 24 .1 Work Process Since the knowledge v/orkers tends activity is the need for continuous to be a good deal better paid than the clearing of superfluous material. Most manual worker and also has a much great organizations are consumed by unmanage er job security, knowledge has become able mountains of dead information sim the central factor of our American eco ply because individuals in organizations nomy. The worker's knowledge and its are not pressured to dispense obsolete process has become the key to produc material. tivity, competitive strength, and eco Knowledge v/ork also constitutes the nomic achi-evement. The better a work manipulation of physical objects. Re er's process is executed, the more search with time-lapse photography at oblivious the worker is of the process. the Herman Miller Research Corporation "A good knowledge worker is consumed by revealed that office workers spend as goals, objectives, and the purpose of much as 50 percent of their time in the work. He notices only the overt direct manipulation of objects as the detractions, inhibitions of roadblocks. first task of service by an office A poor knowledge worker notices only the vjorker. When office workers were asked process, enshrining pointless busy work to estimate the time they spent in the as evidence of work or meaningful acti rnanipulation of objects, the majority vity." Information in the knowledge tended to underestimate the actual time work environment is becoming more visi spent by three to four time, (7) ble and tangible. Knowledge workers "Fron the time-lapse studies, an very frequently operate from collections office worker may typically go through and arrangements of papers and objects the following separate process modes in that consititute the worker's mental a day: 16 readjustments of generated process (6). paper work situation; 7 phone calls; 1^ Direct physical surrounding can procurement and application actions help the knowledge worker contend with with supplies and supportive materials; the increasing abundancy of information 17 transport and transfer actions mov by involving him in a more realistic ing work-in-process items from one lo judgement of the different kinds of cation to another; for a total of 54 information available to him. "By modes. VJithin each of these sets one allowing in individual work areas to be must, in addition, visualize a multiple more direct information centers, there series of manual manipulations and phy is less delusion about the 'retrieving siological interactions with, equipment of information' tliat has been sent away or artifacts." (8) to be stored (less then 20 percent of Increasingly, the knowledge work filled information is ever retrieved er's role is similar to an investiga even one time)." Equally important tor. Fifteen years ago the typical office organization would have from twenty percent to thirty percent of 25 tlieir employees away from their desk at any jivc-n time. This percentage has shifted to nearly forty percent. The change in t igures is due to the reali zation that to be successful you do not ^ wait for information or events to come to you, instead you intiate actions and gain results. GROUP USE The knowledge work place is a great segment of what most people considered lAm their main contact with society. It should be a place where good social processes take place in a physical environment where the knowledge worker SINGLE OCCUPANT likes to be. (0) .'DL'AL u^f •^c I p/.rtT m A.'.f .iSHGRS RtlAUP IM r.. I ^ 2r, A personal Space DEFIMTION In Hall's schema, personal space for a man is divided into three zones: the intimate, the Mean Distances in Inches casual personal, and the social-consultative. This in turn divided into a near phase and a Office Lobby Canpus Street far phase. For a given individual each of the zones may fluctuate depending upon iimiediate Friends situation. [10] Actress distances 18.5 13.7 15.9 13.7 Personal space is defined as the area a- Figure distances 11.0 7.7 7.5 8.7 round an individual in ^lich his own inter Acquaintences actions occur. As Hall has pointed out depth, Actress distances 30.6 25.6 26.6 26.1 perception, heat radiation between face to face Figure distances 18.5 14.2 13.9 13.4 interactions distances may be proA/ided. Strangers If the pair is labeled as Friends, they will Actress distances A1.8 34.1 30.9 30.5 be seen as interacting at significantly closer Figure distances 24.1 16.7 16.6 16.6 distance than if labeled Acquaintances; if labeled as Strangers, at a significantly great er distance. [11] Maximum distances occur in an office wait ing room; minimum distances vary but with the strong suggestion that a street comer or Boundaries of Zones of Personal Space similar open air setting will elicit the closest interaction distances. Casual- Social- Intimate Personal Consultative Close phase 0-6 in. 18-30 in. 48-84 in. Far phase 6-18 in. 30-48 in. 84 144 in. Adapted from Hall (1964) iUiiiiLJiO/l 27 tJ-1'bLTS OF SFAO: variable lengths of time up to two weeks. The available living space was ei^t square meters l\iming ncM to work on the interaction be per person. Their results show no deleterious tween the physical envirormcnt and human be physiological or psychological effects on the havior, it has been noticed that man, as well as dubjects. [12] animals, lays claim to territories as a division of the space in which he exists and that cultures iJTECl^ OF DESIGN differ in the way they define a territory. For exaiiple, an anthropologist, E. T. Hall, has ICanncl examined the effects of a windowless class noted that the personal and transactional space room on high school students' drawings. The re for an Arabian is quite different from tliat of sults for 1,000 students show that the children in an Amurican. For an Arabian the nonnal distance the school with windowless classrooms drew schools tor conversation is where one can sinu'll the with significantly more windovTS than did their breath of the other [H-'rson. For an Amurican peers attending a school with windows. After this wuuld be considered much too close ior studying the drawings Karmel concluded that more conversation. unhappy or maladjusted children attended the win- in a sanL-wliat different vein, black studied dc^>/less school, but he could not detennine the effects of roans of dilfereiii sizes, sliajx's, v;lietlu r the maladjustment was related to the lack of and reverlK-'ration timus upon S|)eaker rate cUid \>/ind(^i/s. intensity. Both vocal rate iinii intensity WLMC 'xJiiiTicr, a psycholtigist, has done several ai fected by the rooms in wliidi the rciJings sLuilies pertaining to how furniture design and occuired. Phrases were read ni)re sUA-;ly in arrangement can affect interj:)ersonal behavior. large rooms tlian small, and cHiiong the large IVAO t)f his studies showed that people prefer to nxxiis the rale was slower in "live" tlian in sit across from one another rather than side by "dead" rooms. Intensity ot reading w.is ^neater side, except when the distance across is too far in "dead" tli^in in "live" rooms. for ccmforLable conversation ( greater than five Several studies liave been done on the opti- ftet ) or when the distance across markedly ex iiun person^il space for living. Ciiicereiiboer ceeds the distance between the side-by-side chairs. studied tlie relationship between crcAAJing and In addition, he demonstrated that in the arrange- psychititric problems. In families wliere the 11 III of furniture, the closeness of chairs tends available living space fell belcw eight le ten Lo vary inversely x^rith the size of the room. square nieters per person, it was noted tluit In an earlier study Sonmer found that people llierc were twice as iimv social .md physical seat ed aL the comer positions of a table interact ilisoniers. children vAjre nuch i;ore susceptible more Llian those seated opposite or alongside each to the' influence of criK^iing thiin adults. Hie other, l/hen i\ 28 Equally pertinent are the results of tiwo studies dealing with the effect of spatial ar rangement on social interaction. Blake, Rhead, Wedge, and Pbuton found that in long, open bar racks recruits knew the names of more people than they did in partitioned barracks, but they had more friends or "buddies" in partitioned arrange ments. Gullahom noted the same effect in office areas. Open offices were found to lead to a greater number of acquaintances but fewer freinds than partitioned offices. [13] 29 Office Environment The population of people who work like for business decision makers and in OI t iccs is cjrowing at a rate of 1.4 office planners to "deinstitutionalize" million a year. To find out how busi- work spaces, making them more adaptable lu'ss executives and design professionals to individual tastes. (16) are meeting the needs of the great num To increase office productivity, ber of people who are spending more time executives and employees alike think in offices, Louis Harris Associates, that there would be improvements if job Inc., conducted a survey to analyze responsibilities were studied and work office employee attitudes toward their reorganized to flow more smoothly. Em working environment. The survey in ployees also believed that greater pro cluded a large percentaqe of office ductivity would result from more per workers, executives and professional sonal space and privacy, provision of designers through the U.S. (14) proper tools and a greater say in how The report revealed 94 percent of work is to be accomplished. Surpris the oft ice workers consider how offices ingly, 74 percent of all employees look and function as of primary impor think they could produce more work in tance. One of the factors considered a day than they do currently, if work most important in the office environ ing conditions were changed to make it ment is the ability to concentrate on possible. Even though such increase the job without noise and other dis in productivity might mean same pay, tractions. Most office emnloyces •.jive office workers say they'd simply feel their working environments low ratings better about the job at the end of the in this leqartl. Top preference is for work day. (18) Productivity problems conventional offices, followeii by "open also cited include insufficient infor plan typt.' offices and then followed by mation, unsuitable office furniture and t lie pool (Ufice. A key element, noted inadequate tools and equipment. in tlie survey is that of privacy as one A majority of the employees point of tlu> areas underestimated by both to the need for proper furnishing and design professional and business exoi-u- li(|hting in order to help in producing tivcs. (15) cjuality work. Thus, 92 percent believe Oftict'S workers also rcsi)tinded with there is a relationship between satis .1 neei.1 for a neat, well-organized look, faction with office surroundings and t)ersonal space, and privacy; with more job performance, indicating that office than 70 percent of tlie workers generally [lanning should be given high priority. satis! led." Decline in satisfaction, (I'O said tlie e!r.[) loyees, is due to failure to update and maintain :.icilities and in- adqii.ite work space. Workers also would 30 r "N. ' hrererence A recent behavioral research study by Erving Location within visual distance of Miller Associates, of office workers, in general window: Most respondents felt that the offices, revealed their preferences in a working function of conmunication should play a enviroonent. This is especially inportant since more inportant role than status in the 37 million men and women spend most of the day allocation of windows. Thus, in the light hours in offices. The respondents were ideal office, people would be grouped divided in two ways: betiween executives and for optiiiLim conmjnication according to staff. related jobs. The exterior window wall The environmental factors examined were or office space would then be more or less ganized into four categories of environment. evenly divided betiween managers and •Spatial: windows, doors, walls, lighting, staff. [22] heating, and color. •Equipment: deslcs, chairs, files, telephones business macliines 14ost of the management wants to be close to •Functional: specific work stations, confer the \midows so clerical and general staff end up ence areas, eating places, rest- with no adjacency to them. Hcxi/ever, in some rooms, locker rooms. cases, the management has utilized a plan with •Interaction: spaces in livhich people or mat exterior perimeter corridors. The question of erials neet; lobbies, reception adjacency to windows is extremely inportant be areas, halls, stairways, elevators cause much of the general office is fixed to [20] their desks. Executives, on the other hand, move and get out of their offices, thus they have more SPATIAL ENVIRONMECT: opportunity to change their surroundings. It is important to note all people need visual relief Proper heating, ventilating, and from the space they occupy. airconditioning: This is the most important consideration for the majority of respondents. (The Carpeting subdued in pattern and color: second: proximity of exterior windows Managers, concerned with wearability, and third: arrangement of the work prefer carpeting in light traffic areas place furniture for maximum efficien and hard flooring in heavy traffic cy. ) [21] areas. Vinyl flooring and strong colors are least liked by any group. [23] Contrastingly, the stnjdy shows most people are satisfied with their climate and the design Carpeting used sensively lias been very of their equipment. However, not enough positively received. However, there remains the attention has been directed to the elimination taboo that carpeting ireans luxury, status, and of static electricity in carpeting and acousti prestige. While usually carpeting is usually cal problems. more expensive than hard-surface floor materials, studies show that in the long run carpeting is ultimately less expensive and it requires less maintenance. 31 Pleasing proportions: Large, well of natural materials, such as wood and brick, illiminated rooms are preferred, with and earth colors as an attenpt to create a hu lew, lightcolored ceilings that have man environment that will counteract the compu good acoustical properties and are the ter age. same height throughout the room. Those in professionally designed offices showed a preference for ceilings with Some provision for privacy: The c|ues- textural interest. [24) tion of privacy is one of the most controversial between managers and staff. Few, however, like a conplete- While the architect is also aware of pro ly open plan with little privacy portions, he is not aware enough of ambient fea offered. A small office vrith some de tures such as lighting and acoustics. He is con gree of privacy was considered a pleas cerned with the total project--the structure, the ant and comfortable working environ monunent, the construction budget, the coordi ment by about one-fourth of the people nation of all the expertise involved. The in queried. Managers, to v^om privacy is terior designer nust be concerned with specifics-- a prime concern, found an arrangement the work station, interdepartmental relationships, in which office areas are divided by the functioning of the chair, the ash trays. some form of screen partition or wall desirable. Secretaries and clerical workers on the other hand would rather Quiet colors, warmth: ()uiet colors, be able to see others in the office, to with a few bright accents, and natural interact. Managers find this distract finishes, such as wood grain, are ing for all concerned. [26] mostappealing to everybody. People are comfortable with neutrals, except gray- Cool colors, blue or green, are In trying to provide visual contact between preferred in large areas. Wliile man an executive and his secretary, through interior agers and staff don't differ iTUch in glass windcws or even, in a few cases, by placing color preferences, marui^'crs prefer them together in the same room. It appears from large areas of wliite or off-\^;lliLe, seem the study results that this visual contact would less aware of color in their imnediaLe not be necessary if there were proper telephone surroundings th^in do nonmanagers. [25] connections or inter-camunication. CoK)r taste is beccning more sophisticated. Formal layout: Most respondents liked St il ikis are l)eing remwed frrni ireiterials once the general office layout in which tlxMjght of as cold to the touch, such as glass, ro^v7s of desks face each other across marble and tile. Plastic Lu;iin.iLes, once con- the perimeter of the room but are sepa siilered ci)ld, no^v have suede-textnjred finishes rated by a row of desks running down You would walk into an office and peer through There slx)uld be ni)re flexibility in con a porthole to a busy switchboard operator, who was ference rocms and six^cial attention given to probably mad at the operator on the other end. Yet tlx? liglu.ing to avoid, aiiini^', other thiiu'^s, the this first contact with the office is the stage for "Ivild [Kite syndiLwe." your relationship with it in the future. The separation of switchboard and reception duties is irmav\e-1 uli. ENViRoriiEMr well worth the money involved. There is still a tendency to squeeze the space in reception areas to Halls tliat orient: Althtxigh many seat tvK> or three people so close to the receptionist pc\)ple teel uncomfortable in narrow she is practically sitting in their laps. It is halls, noise in hallways does iiot nvich iDre efficient vAien she is removed at a distance. apjH.ar to be a problem, ^*nl^rt.-ui^ers 34 V^VJIIIIIICII •From a behavioral point of view, it is important • Filing and storage spaces are inportant for to realize people adapt to their environmental both business materials and personal items, conditions. They accept that optimum circum especially for nonmanagers. stances when any constant, negative is not too •Professional interior space design produces extreme. This ability of humans to accorimodate measurable, positive effects on the office not be without its cost in terms of energy or occupante. [34] efficiency. They work as efficiently, but with higher cost in energy. • In spite of adapting to a given situation, people are strongly opinionated about what they feel the optimum design should be—and strong opinions can create large problems of morale. •Individuals are often unable to judge accurately 8'(• r''i sis V\iivilv ^i:l v\>j : :A k,Ki the needs or feelings of someone in another job. •Before office designs are conpleted, most people want to be consulted on their individual prefer ences and needs for prerequirements, general office layout and colors. The individual gives greatest inportance to Ids Rank micro-environment. Proper design of an individ ual's work area, regardless of his job, is 1 Abilily to concentiaie without noise and ottier distfactions essential. To enhance his own job behavior, 2 Heat, air conditioning, and ventilation everyone an efficient layout. 3 Access to Itie tools equipmoni. and ni.tt.jnals you wort< witti -The individual's reaction to his macro- environment has inportant effects on his entire •1 Conve.'sation.il [)r,vricy attitude toward the office. Peripheral spaces b Ligliting (or the work you do such as recreation areas, aisles and conference C Ability to ad|ust yoy work surface chair and storage space to suit our work requirements rooms are deeply inportant. •There are significant differences in design 6 Access lo other .nt.cs and departments preferences between managers and nonmanagers, 8 riviriiii iiyhtin-j especially in matters of acoustics, privacy, y ' lorat].^ •jp.ici.' Ill v.orking m.ilcn.ils conference areas, lounge areas and eating facilities. 'I Comid 1 of yoir l.iiir -Individuals who work in professionally de '.) Wurkinri Siid.ii :• signed offices are more sensitive to many as \j Sijilaoilily (or tlie tyOi'' ot work you do pects of their working environment than are 13 Sue those who work in nondesigned offices. •Reactions to tenperature and humidity sig 1 ) Vl jU.il pl.'dl./ nificantly affect the individual's satisfaction IS (.lack Guppoii ot yoiK rhiir with his office environment. 1G S.tlLly 17 Storage sp.«:f lor personal things 35 Activities C i rcul.ition Kitchen In questioning the provisions of Arrangements should be made very larqe or small spaces it is necessary carefully in the layout of the kitchens to consider the nature of the organi due to position and deliveries. In the zation. Whether it is built up of large city's core where parking hours are working groups, perhaps with essentially heavily restricted, it has been found a "paper passing" function, or a group necessary to adopt overnight deliveries, that operates closely within itself and this can conflict with the security althoufjh perhaps for working conven- system of the building itself. i(jnce, with need for farily close prox A low level kitchen and restaurant imity to another small group. Tliere may arrangement, though complicating the be a managerial condition in which indi ventilation in the area of ducting, be vidual spaces are designed to be appro comes greater, provides the opportunity priate to the work being done by a to form a completely separate section single occupant. (34) of building and offers operation quite Communication is just not simply independently of access and circulation a lu'desti ian walking from one [jlace to to the main building. (36) anotlier but trolleys full of files, bouncing coffee cups or mossonv)ers carrying parcels. Elevators, stairs and escalators are not only conveyer systems of travel but should take into account its many users. It has been found tliat escalators in serving two t looi s are more t^f f ie-ient than eleva tors . Depending on its cc;ntext , eleva tors usually experioitoe their peak loads at 8 to 4 in the morning and 5-6 in t\\o atternoon. Simultaneously, the parkiiKj t.icilities experienci^ its highest cir culation of vehicular tr.iffic during the mentioiietl time periods. Design objectives should allvuv loi rapid and sale- circulatory movement durinc) these jM ik [ier lOtls . (35) I _li_. • V $• <> _i„ 36 -;r-^11 . r Restaurant by which staff enter the building in the morning, circulate during the day The restaurant arrangement can be and at lunchtime, or disperse in the required to form an "executive" part evening is the starting point in de frequently utilized into smaller dining- ciding the discipline requirements for rooms as part of their meeting/business the building and from this the provi arrangements which give privacy and com sion of lockers, storage, and lavatory fort for discussions. or other general service facilities There seem to be several combina will begin to take their pattern. (40) tions of executive eating arrangements It must be recognized that in an in use: some favor one large open open plan office "domestic" storage restaurant, containing a large table or must be provided for lunchtime shopp combined with a series of small tables ing, carrier bags and personal items, for about four where people can enter and where anyone wishes to retain these tain to lunch in the same room. Parti in their own work space with security tions can be used in a large dining it must be accommodated without detri area to form smaller areas for officers ment to the space. (41) with guests, but these tend to be fari ly restrictive in use possibly as a result of the approach to planning for Filing division and introduces circulation problems with difficulty in service. Filing in open plan offices is Some operate best with a series of normally confined to central filing and small executive dinning rooms where most offices have found it convenient luncheon meetings can be held; but to place central filing systems in areas where this arrangement is adopted, which have no natural light. The adop small service rooms are also provided. tion of central filing, however, will A major passive activity in a "cafe" largely be determined by the nature of or dining facility is not only verbal the business. It does a considerable communication but visual. (37) amount to eliminate the problems creat ed by individual filing. The decision will also need to be related to docu Restrooms ment circulation in the building gener ally, the resolution of post- distribu The key to this part of the tion and mail dispatch. (42) accommodation is that the decision to adopt central lavatory accomodations, or floor by floor lavatories and stor age will determine the whole character of the building, including elevators and security arrangements. The means 37 Building Management The maintanance of the building's exterior will be the periodical respon The building's daily affairs will sibility of the company which is con be maintained by a full time manager tracted the work. Glazing surfaces are and his assistant whose offices will be typically maintained 3 times a year located in the building. Besides his unless there is an occurance of bad assistant, the manager will have a full- weather. The work of properly main time secretary. The secretary will taining the building's vegetation both assist the manager in his daily work by indoors and outdoors will be services performing basic secretarial duties. provided by the nursery that is assign The managers primary duties include, ed the work. Watering, feeding, and tenant complaints, cost of systems and pruning are the basic activities in its payment, and overseeing daily main- maintaining the vegetation. tanance activities. Security Bu iIding Maintenance Security systems vary, but plann In order to maintain the structure ing should provide entry through "main in proper working condition it will doors" v;here an officer's station will recjuire the emjjloyment of a janitorial be located. Security officers will be st.ift ot 40 people or I'a per floor. The present in the building 24 hours a day. maintanance work period is trom 5:30 Th(?ir primary duty is surveillance of p.m. to 10:00 p.m. This staft will be the structure and its grounds to deter supervisiHl and maintained by separate v.indalism and theft. Two officers will organizations that contracts maintanance be required to overlook and assist services. One supervisor will dictate tcMiants and their visitors. The offi- working [)rocedures with a break room of ctrs will be located in the main tran 180 square teet provided at a ratio of sition space. They should be able, one pt^r every 325,000 square teet. from their location, to keep a visual Janatorial closet space will be provid surveillance of the building's dock and ed on every floor to help in maintain freight elevators. Periodic inspection ing) tlie buildiiiv) in a convenient and of the parking facilities will be one efficient manner. This group is ot their secondary duties as well as responsible for providing the domestic informative assistance to all arriving services required to pro\'ide tiealthy .'isitors. The security force will be a;iil pleasant working environment. Main [Uwvided and maintained by Trammel tanance oi all kitchen and dining areas *.'row Company whose securitv division .vill be the rosponsil il 1 ty of its te manages all security operations on its nant . many pro;)ects. I Footnotes (14) "Appearance, Function, Pri vacy, Valued Most by Office Workers," (1) Edward D. Mills, Planning; American Institute of Architect Jour Buildings for Habitation, Commerce and nal , January 1969, p. 76. Industry, p"^ 46. (15) Ibid., p. 78. (2) Ibid., p. 47. (16) Ibid., p. 78. (3) Ibid., p. 48. (17) Ibid., p-. 79. (4) Ibid., p. 49. (18) Ibid., p. 79. (5) Ibid., p. 49. (19) Ibid., p. 80. (6) Robert L. Propst, "Process aesthetic: some thoughts on the Think (20) Kenneth E. Johnson, "The Of ing Process," Progressive Architecture, fice Environment People Prefer," Ameri- November 197 4, p. 78. can Institute of Architects Journal, p. 56. (7) Ibid., p. 78. (21) Ibid., P- 56 (8) Ibid., p. 79. (22) Ibid., P- 57 (9) Ibid., p. 80. (23) Ibid., p. 57 (10) Kenneth B. Little, "Personal Space," Journal of Experimental Social (24) Ibid., p. 57 Psychology, January 1965, p. 238. (25) Ibid., p. 58 (11) Ibid., p. 238. (26) Ibid., p. 58 (12) William V. Griffin, "The Psy chological Aspects of the Architectural (27) Ibid., P- 58 Environment: A Review," American Journal of Psychiatry, January 1969, p. 1058. (28) Ibid., P. 59 (13) Ibid., p. 1059. (29) Ibid., p. 59 (30) Ibid., p. 60 39 Sit Transportation i>Joten 1111 .1 1111J i u' i iC.I t_(jo ioCa 1 a 1 1 I "JI L ;? . Iau T riru-ioil transit routes to the Central Distric- -ove Field landing ( ght oC way notes overhead noise and :ht restrictions. This area would 1 maximum vibration insulation. The oite is within 20 minutes of D/FW !^ qional ail minutes of Dallas Love I Tra f f 1 This map shows iua]or tra t tic routes to I .111(1 r i-( t\\\ I ) II > r. i t (> itl • ho 11' > ?" i l^ir^ f t"» f^or"— I I I I I I I I Al I Aerial The acri (llcates the proximi :d Notes c t., the Dallas skyline. Ihi; I, •> illustrate the impact the Ing will have on its physical ivironment. 43 Major Buildings and Spaces <.s. nrcMiis cuiirine V. Ill* iiiriMi Tl Les all major buildings and «. OMl»S tlin«l»»ltf»IAl IA« (IUiio« HotfW) %. CtWIf NISTOtIC PIA/A 1 tc Si within the Central Dusi- 90 IM* NntFl S7. COWIV COIUIITY CCHUU (U Ctanm) 100. 1*16 tantxf MiitPii'. '^L. This helps in illur'r^*- SI. M '' ' ••^ IUi» I (• Proximity The Bi ; located in the thrivinc) Notes Worth of the CRD. Ross, L' , I iora and Harwood Streets form ' t.-'s perimeter. The site is . by the soon to be completed >odail Rodgers way which forms the inner city'^; northern boundary. North Central Expressway, Dallas North Tollway, and Stemmons Freeway are in lose proximity to the site and should allow easy access to the Da 11 rt \^* > »- • K 1 I I • k •Wi: . • ' t I' - s ' ' ". W' . ^ yy^-<. ). Ml ill!" / v.. .•^?"/s\y ^ X--kv-: • W vf >:,< ^.^ M /fc;--..\r^^-:.;.^W--:;?^;'^ \l\ ..>-• ^ "11 k/h^A:i^^k:%^'^A^ \ ...... ^- vi%, a^t?WK^. Vf V •'!.. /; r"^ y.y ^V _^J\N \', y; <^y7 /y\. .^- ^:s ' \ '•' '/::'>^/ •<^ . '/ t loD •«• ana Approach oundnrie.'-. )SSod 597,000 Note; !ly by an estimated 299,000 ve al I types wliich entc v^l area every 24 hours, . ith of these will by-pass the CBD ;ving throucj' atter the i i^>^,\> IS completed. turwood, md t?or;r> wi 11 be major travel a I 49 I -J .-i Direction naior streets and theii ignated Notes tion are illustrated in M.-. I ML- arrows indicate one-way iC arterinln while the bold liner, icate two- traffic arterialr,. 51 Boulevards Notes certain CDi. ..; , . .., '1" ' or more in width and land- i boulevards, will identify im- I t route (hoy are designed to • 'wO traftii iiovcment, lend visual linuitv to paries and greon nnaces, ncourati stige developn md help div' iic CBD into comprehensive plan- nig ij Lricts. F'voss Avenue is a denicj- natei hnulovard from Houston Street oas' 111 M'>. 53 Ring Roads conr-' : inq rout« Notes distribut more uni- and further reduce concjestion . the core. Marking and signali- . will emphasize them and encournge :rists I -• them. Ross Avcnu u t of the inner loop and located south tlie site. Koss Avenue v;in 1 < ' high-traffic volume arterial 55 Vicinity 11 m.i -tructuros and office build- M_aj_or Hui 1 dings ngs arc listed that are in proximity *'- structure. The services officred SEPCO-Cumberland Hill lUd«i. . ie shopping facilities and rentnn- Southwestern Life Rldg. Ls, ranging trom executive rest First International BIdg. mts to tjuick food service li First National Rank Rlclct. nearby hotels provide dining and meeting I/rv Tower facilities. The buildings listed in- I'idelitv Union Tower lude major office centers and financial 7 Fidelity Union Life lUdg. institutions. Those listed in aphabc- y Alantic Richfield Bldq. tical form the major hotels in the 9 Republic National Bank B dq. in Rofiubl ic Bank Tower 11, nercantile National Bank Bidq 12, Mercantile Securities Bldc) 13, One Dallas Center D.i 1 1.... I i i rmtjiit ii< )t Hartford Bld 57 >f': /)'\ -•.• c i... • I. • /#\ \ M -.//^^ .^^ I v' / ^( i y//•:••/}-^ %n/':dw'i^:-''-y//^ i\ < I •/ V * x t\.//mJ' ^ ^.. -'j^''-. /!• -• /sP ly\^Vi\ m^' />'~w> ^/%''-^ i^^/^^i^^^'y^y^^¥\ \ ^/^^^^ '• //•y'/'/^^..f V|\,,/ # J^-w ^t%:%- r ^ -^ " »^'.V-fe ••y \- urnxn^ HoiEts OFFICE BUItDINGS !5te;'fTi Green Spaces rho qrr»on spaces are major landscape Notes iroa; important transition points, 1 i ' ' her with a system of boule- iterial streets. They are mod to r-irovide moments of relief and onjoymci i hif|h-pace environ- in :it . Tiio major park areas arc part ot a oystem of focal pointi^ brought into a formal relationship and conti- nuit., longitudinal parks of tree- lined streets. The following is a list of major and portal parks within the framework of the CBD. I Cedar-Harwood Park 2 Pearl Boulevard Poi ' 11 3 Pearl-Central Park Pacific Plaza 5 Main Street Portal 6, Pearl-Central Portal 7, City Park 8, Griffin Boulevard Portal 9 Pioneer Park 10 Municipal Park 11 Jackson-Wood-r;? 1 t • 1 M Pnrk 12 Kennedy Plaza 15 Historical Plaza 16 Thanksciiving Square 1 '^ (- i ..1 .l-(^,-i f f i n Pri.-I T 1 59 • /-^ %. /^/ ./ • .-^ ///'- ::#ii;\^:.. ^- / \ /- \/'- •^N.X ,.,««»r-\VT-\ \ ' 'v. ^> \ ^ ' X M. jr;^ \''> / V"".. ' \^ I 'W 15 -AC ,^aV^^ \ 4 \ i v o^ -^i«!S.14 Outside C.B.D. .ill plan indicates major parks outside Notes the Central Business Distric and their isals. The Turtle Creek Proposal is i I.< blocks of Cedar Spring Road and is to be developed to form a continuous landscape route linking the Central Business District and the Turtle Creek Area. This should then become a prime vista from the office building espe cially from the higher-level tloors. \ f \ 61 , • ' • « /^ /.' -. •''' A^/-"^.^.' ••••V^ ..: \J-\-/.-/'/ y /- . .•V.-.".'."m ."./-%A \ y^^^ •••.•.i\ii'-'-*^.^.\'''''\\ ' i•:•":i;«:^:•••"":i:::::;f^^O \;.\----...:::;.-:::::''iv.:.'«.":::7f::::'-i---^^ 7/ '' /*'<,- > .•*.•/. - \ . ,'..-. .r, \r^ '••.-:f-i,t^-;' - J Land Use )llowing is an estimate land utili- Notes .'.aLion survey of the downtown core based -n the 1979 C.C.T.P. survey. The illus- r.ntirju depicts Innd-usc-' in the inncr- Rcoio.i.il :OM\ Kc.^iiic'irial oriicc .Nciiviiv 111 •'•, 1 •ts KC'^UI- ..: l.li Land Buildings 1- i IV I 2,(}()8.0 27.5 1 vi-^rin': lloicls 1,753.4 17,801.2 etaii 1,041.8 2,022.6 Dopt. Store 188.0 1 , n9.8 (..ul'iitul l!i litiM.ris; Kclii^icM-: 1ndustry U 0 . 5 843.8 Arcs '.armcnt 154. 1 589.7 U> > O—k.A Spoj ts Warehouse 493.4 1,519.7 %'/>/'. I'l opost'd CV.D I'rc^ject;; 1 . I'lCTposod residential project I'arks an '.W i.-(.i \ Sp.'irc S 2. Arts facilitio site area as proposed by the Carr Lynch study 3. Site of Warehouse residential reno Commercial Activity vation 4 .nciod nffiro Park area Proposed residential illas Indoiondont School D :oject Source: James Langfori, The Initial Pfia.sinp; of a 'Jentralizpj \rt.-; Oi.-tri-t, p.^,7 63 .:::i'^H^'i[;yV::^ii/-i]f^W::i:i>^^ \ ..:•^.:.Ay^^^••y^•^'^y:^y^•^yJ^^ \ AA ^/' ^"Iv/^ %./^ *rMM Zoning shows the site with proi)osed street Notes Gs by the city. The site is zoned uiiiui Central Area District 1, as is all zoning surrounding the site. No zoning changes are needed. Height requirement is set by the FAA due proximity of Love Fieia mrport to the north of the site. Setback requirements on Flora are to allow for a tree-line vista of the new Dallas .Museum of Fine Arts. The heaviest traffic circulation occurs on Ross Avenue. Traffic figures represent a 24 iiour period for the year 1980. 65 TRAFFIC COUNTS 24 HR. PEDIOD IN 80' PRESENT HEIGHT tIMITATION 487 FEET Setting Vl Notes The i.iust ' itic view ot Dallas, which includes :.. Stadium is to the north west. This pleasant view of the north west will be spectacular from the upper floor of the buildinrj. The adjacent neighbors to the west, north and east will be a low-rise art museum and his toric monuments, thus guaranteeing un obstructed views in the future. The not torn Wood.i 1 I Rodgers will be buffered due to tiie grade separation of the freeway. Major noise sources will result from traffic on the surroundinc] streets, mainly occurring from Ross Avenue. Aircraft noise will be present lo northeast. .i\- <.'' .o , .-i..^.,- .^' -Af^^',-,'^n,'.t3i^ r'^ y u"- y 6 7 74,330 square feet 1.7 acres ^^ Views --fl IJlllllin ^., — •V ; ni S south norlhenstcrn 1#V west «asl mitijnur DAttAS MUStUn OF FINE ARTS ARCHITECT: EDWARD tARRAREE BARNES p~^s NcrrM'/es tern free I' •St. P.iiil--- f Vl s i tor i^ Parking u) (U en •O o "O o o :x t I —Harwood- IriMM fOQl Circulation 1. 'iiii< ILL- L.Kj Liirections traf- Nctes I'he I^allas Tranr;it Bus nys- toin serves most all sector with origins and terminations surround ing the site. .\n increase of traffic in the form of ail conveyors should be anticipated due to the nev; museum. The !!op-a-bus system only serves the CBD area. This system serves the site from the intersection of Ross and Olive and will allow convenient access to all sectors of the CI3D. 71 i CIRCUtATION • BUS STOP •:•:•:•:• PROPOSED MASS TRANSIT • ••• HOP-A-BUS Topography :ontnin )Ot chanrfc i n Notes has a gradu ! -U LiiC west. ly veraii round groundwater 1' ; approximately 16 feet. It .111 vary from 2 3 to 28 feet in the uiddle of the summer to ^ ' ''• *" • the early sr^rinci. I 1 1 ihe entire Central Business District of Dallas is of the Trinity series consisting mainly of Trinity clay. This is not adequate for foundations with a soil bearing pressure from about 2500 i..';i^ to 3000 pSF. I I 73 utility utilities .;..,. , ;nnections are Notes 'Ic from Harwood Street. Pre- ently, electric lines are I long Harwood Street but can easily •^nomically be located below grade. or is supplied to tiie CBD at a pros- ure of 60 psi. The 3 inch line down Ross will supt^ly 900,000 gallons per month at a rate of 20 gallons per minitr>. This will not be adequate lie structure. 75 f! • MANHOtES • TRAFFIC SIGNALS 50 100 200 fbo A STREET LIGHT ^ iK.Mi SEWER MAIN I B'lMtmtmmim • ipwi-.^*JlWll ?U Pedestrian System I est map indicates pedestrian de- Notes 1980-1985 with 90 per- The second chart indi- Djections from 1985 to 1990 V. ome major steps underway. This i.s ail part ' -naster plan started in 1967 fiji (ne City of Dallas where all major downtown buildinc^ 3uld be connected. This will pro- I 'emperature controlled passage JL Llie people who work in downtown oar-round. The main concept behind lie plan is to have fewer pedestrians n the streets; thus providing greater afety and .alleviating traf' ' conges- I I n n r I I Source: Dallas Department of Urban ninq 77 ^ fI1.111,,' M.. r .. , , Mown E 1980-85 1985-90 Physical Environment irroundinn low-rise structurof; v;i 1 1 Notes site because ! ong ai ciii tocLut dl expressioi . .1, I ildings are historic munui.icMiL.s 1 the now San Jacinto Tower .md The Dallas Museum of Fine Arts. The najority of the structures do not exceed 4 stories in heirjht except for the 39 story San Jacinto Tower. Due to the location and height of the surrounding buildings, the site is free from shadows being cast 1> any structures. 1 79 Ross Ave. y««——»w...iMwwwi idl^ paas«Ba««««v« TO^a mMthcNdlil» r ^^^•'^•3 t Other Privat* Oevaldpment CA a 0) Proposals rhi:i iiuip illustrates the {)roposed Notes changes in the CBD quadrant north. The Dallas Museum of Fine Arts is presently under construction to the west of the site. To the south of the site thf struct';- ^ in poor conditions wxti: plans ' velonment. The new Symphony Hall by i. Pei is in the schematic stage. Major proposals in clude a high-rise residential develop ment with restaurants to the eastern position of the quadrant. Flora will be a tree-lined street that acts as a linl: between the Museum and Sym[)hony Hall. The proposed buildincj may be located to the southern portion of the site for the following three reasons. First, in order not to obstruct the api)roach to the two cultural centers. Second, the remaining portion of the site? (Mil servo as a pedestrian plaza with parking below grade. Third, it will allow the possibility in the future of physically linking t!he proposed structure to existing Trammel Crow properties. I I 81 Climate DrCIH"f B !< MXIH H II ^irMUMII >l .;.- .Jalls-Foi i i..ji Lh Metroplex is located in North Central Texas near the Trinity lUver. The Metroplex is situated on the rolling hills common to this region which varies in elevation from L.00-800 feet above sea level. The ( ) tO««. Jpi- Gulf of Mexico is 250 miles to the South of Dallas-Fort Worth area. Dallas is known for its humid, sub tropical summers and mild winters. However, due to its location, Dallas experiences a wide range of tempera CV- ( 1 "- " \ tures. Rainfall varies considerably "^^^. \ from 20 to 50 inches with an annual ^_ N average of 32 inches. Though the ^^^ '^ ' '--^ \^ >-^ ^v ^ 1 winters are mild, its common for I'^TiA'. ^ nAHAS nMiAs temperature to drop suddenly due to cold fronts from the north. These periods of extreme cold are short lived with the temperatures of 20 degrees and below only occiuiiuj Q i-.• 1.4 ir r. >• o; 1 . Ul bl K I.l fl days out of the year. rt .«ij : iJ 01 C! D: n: l< C> 1.1 tHj m un. «>.},- .1 '.I Oi !• hL>' U d II '<;(•, ^ L> L> :J 1.1 U o w '-I u. j' 't T 't fi ^. v< o y. n S Fair skies, westerly winds, and a dry _ . t • climate accompany the summer tempera T»fT.0#«rllurf K *«nd Ze*e6 M 3 12 1 13? 12 a II 7 i'J9 95 91 95 91 b«m>o« S SSE nsc SC S2 i >MAi I I \U] S l^cdbud Pnniclcd Golden R.nintrcc .laprine.'^c P. l.icK I'iiir .Jripancsc I'- is i iiiinon Crnpcmyrtlc linwerim; I'f ;i> h FUissi;in 01 \\v Crab.'ippl e 'i evn" P,'i Inict to Yaupoii llol ly SHAD! TRtliS Ij Si 1 vvr Maple Austrian Pino Bald Cypress li Pecan lave Oak Cedar i.lm Southern Magnolia Texas Red Oak TURF j Bermuda Grass St. Augustine Zoysia Grass i PPR[;.NNIAI,S ! Qirysanthcmuin Hollyhock Lantana Daffodils Iris Violet : Daisy - Shasta 1 GROUND COVL-R 1 English Ivy Monkeygrass Big Leaf Vinca Purple Honeysuckl e 1 1 VINES Trumpetcreeper Carolina Jasmine Lady Banksia Rose j Clematis Boston Ivy j SHRUBS Aucuba Pittospomm Nandia Japanese Boxwood Oleander Dwarf Junipers Holly Purple Sage Primrose Jasmine Cherry Laurel Loquat Pampas Grass SOIL AREA Black land praire grass ! and SOIL TYPE Usterts wide, deep cracks that usually open and close more than once during tli year am remain open intermittently for periods that total more than 3 months but do not remain open continuously throughout the year. Usually have black or dark grey surface hoiizon. Source: Texas Almanac Carl Ede, Housing for Dallas, p.U8 Codes Location: of which is used for different purposes, Fire- Zone i* 2 . shall be determined by the occupant load which gives the largest number of '!^.'r."I '^'il*-'y \^es 1 gnation : persons. •Jroup B; ni vision 2 Type of Construction; Speci al Occupancy Requirements; Type I--Fire Resistive--Unlimited 100 sq/ft per occupant Height and Area Restrictions: Minimum: 2 exits other than eleva tors, rc^guirtvl where occur-ancy l(;ad Area of Buildings Over One Story; is i.)V(.'i 30. The total area of all floors of mul tistory buildings shall not Mixed Occupancies: The capacity o' exceed twice the area allowed for a building containing mixed occupan one-story buildings. No single cies; shall be determined by adding floor area shall exceed that per the number of occupants of tlu^ mitted for one-r:tory buildings. vai ious tjortion : Basement and Cellars; r.]^>ac_e Occupant Loa 1 A basement or cellar need not be included in the total allowable Assembly 15 sc]/ft per occupant area or in building heights. ('onferenci^ Room 15 sq/ft per occupant r> i n i ng Room 15 sq/ft per occupant Allowable Area Increases: Dancing and 7 sq/ft per occupant Separation on two sides: Dri nking VJhere public space, streets, or Parking Cai age^ 200 st]/ft fK-r occupant yards more than 20 feet in width Kitchen 200 sq/ft per occupant extend along and adjoin two Commercial sides of the building floor Mechanica1 300 sq/ft per occu; ant areas may be increased at a R(KMn rate of one and one-fourth :itoi i.vs : percent for each foot by which Ground :loor 30 sq/ft fH^r occupvmt the minimum width exceeds 20 Upper floor 50 sq/ft per occupant feet, but the increase shall not Of fie 100 s ]/ft per occupant exceed 50 percent. ri'Mo One-Purpose i ( r determining exit requirements the • ipfU'ity of a buildir.g or portion there- 8 4 Separation on three sides; V^here public space, streets, or construction, which are not part of a yards more than 20 feet in width shaft enclosure, may have a fire retar- extend along and adjoin three dant treated wood within the assembly. sides of the building, floor Shaft enclosures, floors and roof will areas may be increased at a rate have a 2 hour rating with structural of two and one-half percent frame rating of 3 hours. Openings in for each foot by which the mini walls shall be protected by a fire mum width exceeds 20 feet, but assembly having a 3/4 hr. fire rating the increase shall not exceed when they are less than 20 feet from an 100 percent. adjacent property line. Stairs and stair platforms shall be constructed of reinforced Separation on all sides: cone, iron, or steel with tread and risers VJhere public space, streets, or of cone, iron, or steel. Brick, marble, yards more than 20 feet in width tile, or other non-combustible materials extend on all sides of a building may be used for the finish of such treads and adjoin the entire perimeter, and risers. Roofs and their members floor areas may be increased at other than the structural frame more than a rate of five percent for each 25 ft. above any floor, balcony, or gallery foot by which the minimum width may be of unprotected non-combustible exceeds 20 feet. Such increases materials. shall not exceed 100 percent. Egress The basement or first story is restricted to the storage of passenger vehicles, Number of Exits and Doorways; but may contain laundry rooms and mechan Every building shall have at least one ical equipment rooms incidental to exit, and shall have not less than 2 operation of building. exits other than elevators where number of occupants is over 30. Floors above Fire Resistive Construction first story having an occupant load of more than 10 shall have not less than 2 Structural elements shall be of steel, exits. The maximum number of exits re iron, cone, or masonry. All exterior quired for any story shall be main walls will be of a 4 hour rating. Walls tained until egress is provided from the and permanent partitions shall be of structure. The maximum exit width re non-combustible fire-resistive construc quired from any story of a building tion except that permanent non-bearing shall be maintained. partitions of 1 hr. fire resistive K5!--!"» Arra:i Ramps: Width: The width of ramps shall be as required for stairways. Slope: Ramps shall not exceed a slope of one vertical to 10 horizontal to table or otherwise one vertical to eight horizon tal. HalIways: Every corridor shall from inside without use of a key or ije not less in width than 44". any special effort. Every recjuired f'orridrjrs shall have a clear exit doorway shall be of a size as ht.'ight of not Ir^ss than 7* to permit the installation of a door mear^ured to lova^st projection from not less than 3 feet in width and not eeiling. There shall be no less than 6*8" in height. Exit obtrMsion:^ in cc^rridor. It door shall be openable to at least should be [)ossible to go in 00 . No leaf of an exit door shall eithei direction through an exceed 4 feet in width. Every exit o;:it from a corridor. Wa] Is door shall give immediate access to of corridors shall be not less an approved means of egress from tiian one-hour fire resistive the building. There shall be a floor construction and ceilings shall or landing on both sides of any door. not bo les:; than that recjuired Exit door shall be so marked. for a 1-hour fire resistivt^ fl(M.r systoin. L'ei lings of non-combus I.ight and Venti 1 ation tible construction may be suspend''d l)elow firc> resistive criling. Light, Ventilation and Sanitation: Every door opening shall be Division 2 shall be provided with protected by a tight fittinq natural light by means of exterior smoke and draft control d<.^or glazed openings with an area equal having a fire protection ratint] to 1/10 of total floor area, and of not less than 20 minutes. natural ventilation by means of ex terior openings of an area not less Do<.irv;ays: Buildings or struet urc-s than 1/20 of the total floor area used lor human occupancy shall or shall bo provided with artificial have at least, one exit dc^or whi'di light. Every building where persons meets tlie requirements of the are employed shall be provided with following: Exit doors shall sv.in'i at least one water closet. Separate in the ilirection of exit tiavel facilities shall be provided for each when serving an occupant load sex. Such toilet facilities shall be of 50 or more; double acting doors located either in such building or shall not be used as exits serving conveniently in a building adjacent a tr ibutaiy occupant load of thereto on same property. All water more than 200, nor e luip; ed v.ith closets shall be provided with an panic ha!i.l..are. A double actinu exterior window at least 3 sq. feet rloor sliall be provided with a in area, or a vertical duct no less panel \iew of not less than 200 than 100 sq. in. in area for the first ^ 1. in. Exit doors shall be ^i enable toilet facility v;ith an additional 50 sq. in. for each additional toilet. no Parking Openings in exterior walls shall be protected by approved flame barriers In all enclosed parking garages, used extending 30 in. beyond the exterior for storing or handling of automobiles wall in the plane of the floor or operating under their own power, venti by vertical panels not less than 3' lation shall be provided capable of high. A manual fire alarm shall be exhausting a minimum of 1.5 C.F.M. located adjacent to exit doors into per square foot of gross floor area. stairway shafts and in every elevator lobby. Also included shall be: fire Fire Protection detectors, voice alarm system, voice communication system, a central control Fire Protection Required: Type Con- system for fire department operations, Construction II, Fire Zone 2, 1 hour approved smoke control devices and fire resistance exterior wall. elevators with fire department access Opening in exterior wall not permitted to any floor, standby power and light, less than 5 ft. protected less than panic hardware on exit doors, and an 10 ft. Buildings having floors used alternative fire sprinkler system. for human occupancy located more than 75' above the lowest level of fire department vehicle access consis ting of the following components: (1) compartmentation shall be pro vided in every building to provide areas of refuge for occupants. This may be provided by either of the following: horizontal exits dividing a story into 2 or more areas of appro ximately the same size not exceeding 30,000 sq. ft. or, subdividing building into 5 story compartments by interrupting the stairshaft with smoke barriers every 5th floor or through the use of smokeproof enclosures for all stairways or any other method which will protect against any movement of smoke from one compart ment to another. Handicapped Ramps: no more slope than 1 to 12 feet. rails 32 inches high surface that is non-slip platform at the top should be at least 5' X 5' and shall extend at least 1' beyond each side of door way. 6' straight clearance at bottom. platforms at 30' intervals. Entrances: at least one primary entrance to each building shall be useable by individuals in wheelchairs. Doors: should have clear opening of no less than 32 inches and shall open and operate with a single effort. 5' landing on both sides of doors. Stairs: Steps in stairs shall be designed where- ever practicable so as not to have abrupt nosing. Stairs shall have handrails 32 inches high as measured from the face of the riser. Stairs shall have handrails (at least one) that extend at least 18 inches beyond the top and bottom step. Steps, if possible, should not exceed 7 inch risers. 90 HANDICAPPED TOILET FACILITIES Each water closet stool shall be located A clear unobstructed space of 26 inches in a clear space not less than 30 inches in width, 27 inches in height, and 12 in width and have a clear space in front inches in depth shall be provided under of the water closet stool of not less at least one lavatory. than 24 inches. Where mirrors are provided, at least one A clear space of not less than 44 inches mirror is within 40 inches of the floor. on each side of doors providing access to toilet rooms. This distance shall be Where towel and disposal fixtures are measured at right angles to the face of provided, at least one shall be within the door when in the closed position. 40 inches of the floor. Not more than one door may encroach into the 44 inch space. VJater Fountains A clear space within the toilet room of At least one shall have a spout within sufficient size to inscribe a circle with 33 inches of the floor and shall have a diameter not less than 60 inches. Doors up-front, hand-operated controls. A in any position may encorach into this fountain in an alcove, the alcove should space by not more than 12 inches. not be less than 32 inches in width. A clear space not less than 42 inches long in front of at least one water closet stool for the use of the handicapped. Grab bars near each side of one side and the back of the toilet stool securely attached 32 inches to 34 inches above and parallel to the floor. Grab bars at the side shall be 42 inches long with the J. front end positioned 24 inches in front of the water closet stool. Grab bars shall have an outside diameter of not less than 1% inches nor more than 1% inches and shall provide a clearance of 1% inches between the grab bar and adja cent surface. 91 Average Wheelchair Length 42 inches Width when open 25 inches Height seat from floor 19 inches Height armrest from floor 29 inches Height pusher-hands from floor..36 inches Width when collapsed 11 inches Turning radius 18 inches Fixed turning radius 31.5 inches Turning space 60" x 60" Minimum of two wheel chairs passing each other requires 60 inches Public walks need to be at least 48 inches in width with no more than 5 percent grade, no steps or abrupt level changes. Parking spaces should be set aside, designed for, and identified for the phy sically handicapped. Source: Uniform Building Code 1980 Edition Dallas Zoning Ordinance 1980 Edition 92 Symmary Spaces Relationships *BOUNDARIES Height limitation 487 feet @ 13 ft floor to floor 38 stories Parking 1:2000 700 spaces Site 74,330 sq ft Floor area ratio 1:20 1,486,600 sq ft Area per floor 25-30,000 sq ft SPACE Area Sq Ft Lobby 27,000 Cafe 12,000 Retail 30,000 Offices 1,094,000 Restaurant 7,700 :)v\m\in Bar 20,000 Transition (Building ^ 85% Efficiency) 210,000 Building Net Footage 1,400,000 sq ft 50,000 mm Mechanical •)< Vertical Duct 30,000 "PLAZA Building Gross Footage 1,480,000 sq ft =Li """"""""""• .— "i'lri"" 1 Parking @ 700 spaces + 1111 ------—_„ ::::::::PA-raM:t:v::::::::-t 4 @ 115 sq ft per car 80,500 i"^T~ lii** ' J- d' 111111111111 n*tT 11111111 i 11 i 111 1lintTTlTT I III _ Total Project Footage 1,560,500 sq ft 93 CAFE ''nit: 15 s per person Dining Area People: 1,800 Unit: 42 sq ft to 60 sq ft per elevator Unit; 16-18 sq ft per seat I P ^y ••'— Flevator # People; 400-500 24 passenger 2 freight Sq Ft Variation: 1400-2800 sq ft Bank of Six: 900-1000 sq ft Storage: 500 sq ft •: * Total: 4000-^.000 sq ft Net Total : '1'">00 sq ft Restrooms Stairs Transition As Recjuired Storage As Required Restrooms Transition Estimate Size 2 7,000 Kitchen # Meals per houi 400-500 Sq ft per Meal 4.0-3.5 sq ft L( Die Soace Unit 300 sq ft t>or prMsem # of People 6 unit: luu sq It person Storage « Occupants: 10,940 500 sq ft Net Total 2500 sq ft « Sq ft: l,() Bar Buildings Total Occupancy by U.B.C. = 15,730 Occupancy Load Unit: 50 sq ft per person # People 400 Net Total; 20,000 sq ft Storage Restrooms As Required Transition Kitchen # Meals per hour 200-400 Sq ft per meal 5.0-4.0 Unit 300 sq ft per person # of People 6 Net Total 2000 sq ft Storage Restrooms As Required Transition ^^ I m^*^T^. ii . Lobby Cafe 22,000 square feet 400-500 people 30 to 1500 people FUNCTION FUNCTION To provide an adequate environment The nucleus of all transition from where people can eat and interact. exterior spaces to interior spaces. SPATIAL QUALITIES SPATIAL QUALITIES • provide generous exterior lighting • proper ventilation • strong scenic views • generous outside space penetrating • mix lighting intensities the space • proper ventilation • provide strong scenic views • proper protection from elements • decorative lighting • interior vegetation • provide for interior vegetation • decorative space • provide generous volume of space • allow for display of art pieces FURNISHINGS FURNISHINGS Seating as required Storage at 300 square feet Elevators: 24 passenger 2 freight = Note: Possibly this space can ex 5000 square feet tend away from the building perim 2 drinking fountains 14" x 14" eter to exterior space. 1 72" diameter secutity desk TOTAL FOOTAGE TOTAL FOOTAGE 9500 feet 27,000 square feet 96 Ketaii ITCHEN 100-400 people 6-10 people FUNCTION I'PNC'TTON To provide custom services fc^r ( he tenants, visitors and shoppers. Prepare noals for customers SPATIAL QUALITIES SPATT.-.r, yuAl.T'''^'''; view to exterior • definition of different functions good display lightincj • good lighting interior vegetation • durable surfaces allow for flexibility • excellent ventilation definition of varying spaces • floor drainage provisions sense of security FURNISHINGS FURNISHINGS .^s required As re(|uired Storage as required Storage 500 square feet TOTAL FOOTAGE TOTAL FOOTAGE 30,000 sauaro feet 2500 scjuaro feet 97 Leaseable Space The following is a list of the SECRETARY'S OFFICE basic spaces that may compose leaseable space- 110 square feet 1 to 4 people EXECUTIVE OFFICE FUNCTION 200 square feet 1 to 4 people To provide for reception of visit ors, the coordination of paper work, FUNCTION and act as medium of communication. To provide adequate business environ SPATIAL QUALITIES ment along with communication by phone and personal confrontation. good task lighting comfortable and inviting atmosphere SPATIAL QUALITIES direct access to executive offices decorative lighting • generous outside light penetrating soft tones the space • easy access and communication with FURNISHINGS staff • provide strong scenic views • desk 60" x 30" 42" x 18' • away from main volume of traffic • 3 comfortable chairs • decorative lighting • 3 files 18" X 29" x 52" FURNISHINGS • desk 72" x 20" x 29" • 4 luxury chairs • adjustable, built-in 14" shelves • small coffee table 48" diameter Storage as required 93 "rrPTIOH AREA CONFERENCE 400 square feet Square feet as required ' ' '• people 15 square feet per person FUNCTION FUNCTION To provide a pleasant entrance and To provide for training, meetings, waitino •'^* •" i ^^ i t r.r'^ . presentat ions. SrATIAL QUALITIES SPATIAL QUALITIES • comfortable atinosuhoro • secure and comfortable atmosphere • decorative lighting • limited or no view space to avoid • transmission of peaceful music window covering • organized and controlled space • provide lots of greenery • lighting use to highlight desirable i terns FURNISHINGS FURNISHINGS . Sofa 72"x 29S" x 28" • 2 chairs 29" X 33" x 25" seat lieight^ U" • 1 or two large tables • 2 end tables 32" X 32" x 17- • extra chairs surrounding space perim- • decorative lamps as required iter • wall covering that allows for oin-ups • green vegetation Storage as required 99 OPEN WORK AREA BREAK ROOM Square feet as required 400 square feet 80 square feet per person 12 people FUNCTION FUNCTION To facilitate better flow of work Allov/ for relaxation of personnel and save space. and consumption of food. SPATIAL QUALITIES SPATIAL QUALITIES allow penetration of natural light allow penetration of natural light allow for outdoor view provide a relaxing atmosphere comfortable orderly setting decorative lighting good lighting subtle color scheme sound reducing materials serving ease for dining FURNISHING* FURNISHING • 1 32" X 66 X 29" desk • 1 sink 28" x 20" - single bowl • 1 32" X 66 X 29" credenza • 36-' X 96" x 36" counter top • 1 comfortable chair Storage as required • 1 waste basket • 12 comfortable chairs Partitions as needed • 2 96" X 42" X 29" tables Note; Furnishings may differ due to departments TOTAL LEASEABLE SPACE Storage as required 1,094,000 square feet 100 Restaurant 200-400 people KITCHEN 6 people To orovide adequate environment FUNCTION .here people can eat and interact. Preoare meals for customers dPATIAL QUALITIES SPATIAL QUALITIES provide generous exterior lighting • strong scenic views definition of different functions • subtle lighting good lighting • mix lighting intensities durable surfaces • proper ventilation excellent ventilation • interior vegetation floor drainage provisions ' "orat ivo space FURNISHINGS ' SHIJNGS As required D! Storage as lequired SI Stornc|e at 5 0 0 souaro feet Storage at 500 scjuare luet 10 TAL FOOTAGE TOTAL FOOTAGE 7 7 00 .scan.are feet 2000 square feet 20 101 Bar Transition 400 people Square feet as required 15 square feet FUNCTION FUNCTION Providing a friendly atmosphere where people can be entertained. To provide for the transition and access to the various spaces within the SPATIAL QUALITIES building. subtle lighting SPATIAL QUALITIES interior vegetation decorative interior and lighting • v/idth of hall wall should facilitate strong acoustical properties flow proper ventilation • requires adequate exits variation of spaces • noise level softened by architectural treatment FURNISHINGS • proper lighting intensity • decorative lighting and greenery Dance floor and seating as required • access to exterior visual perception Storage 25 square feet FURNISHINGS TOTAL FOOTAGE • 2 drinking fountains 14" x 14" as re 20,000 square feet quired TOTAL FOOTAGE 210,000 square feet 102 Restrooms Custodian -30 square feet - iwn 80 square feet (per floor) 250 square feet - women -12 people FUNCTION JNCTION 'i'o provide for the storag«.^ ol matei ial and equipment involved in the builil- To provide for needed bodily satis ing's upkeep. faction. SPATIAL QUALITIES SPATIAL QUALITIES • located for maximum efficiency in per adequate ventilation forming custodial services floor drainage provision • good ventilation surfaces can be easily cleaned • good lighting "parate areas for men and women • security good lighting FURNISHINGS I'RNISHINGS • sink 24" x 22" x 12" 2"-5" from floor toilet stalls 3" x 4"-9" • 12^' built-in shelf 2"0" from floor to urinals 14" x 9" ceiling sinks 19" x 14" l^ 2"-9" from r^^^, • cou"'"' * op 30 square feet :ill length mirrors TOTAL i-UUTAUE 500 square feet 103 Mechanical Management 165 people f4ANAGER'S OFFICE FUNCTION 1 to 4 people To provide the location and main FUNCTION tenance of H.V.A.C electrical and plumb ing systems. To provide adequate business environ ment along with communication by phone SPATIAL QUALITIES and personal confrontation. • sound contained area SPATIAL QUALITIES • properly ventilated • no finish on slab floor • generous outside light penetrating • adequate space for servicing equipment the space • location in building for efficient • east access and communication with distribution staff • good lighting • away from main volume traffic • decorative lighting • equipment and systems color coded • proper ventilation • provide pleasant working environ FURNISHINGS ment As design requires FURNISHINGS TOTAL FOOTAGE • desk 72" x 20" x 29" • 4 luxury chairs 50,000 square feet . adjustable, built-in, 14"' shelves • small coffee table 42" diameter Storage as required TOTAL FOOTAGE 120 square feet 104 .•> 1 .T I /\;< ; .'i ONAGER'S OFFiC". SECRETARY'S OFFICE to 4 people 1 to 4 NCTIOM FUNCTION To provide adecjuate business en To provide for reception of visit vironment and allow for close personal ors, the coordination of paper work, and interaction. act as a medium of communication. SPATIAL QUALITIES SPATIAL QUALITIES good task lighting decorative lighting easy access and communication v.'ith display art pieces staff comfortable and inviting atmosphere provide pleasant working environment interior vegetation • decorating lighting soft tones FURNIS111N(;S • desk 72" x 20' x 29" • desk 60" x 30-, 42" x 18" • 4 luxury chairs • 3 comfortable chairs • adjustable, built-in 14" shelves • 3 files 18" X 29" x 52" Storage as required Storage as required TOTAL FOOTAGE TOTAL FOOTAGE 120 square feet 110 square feet 105 Systems !!!!!!!!!!!!!!! t I 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 S Guidelines Site Basically, there are three major guide lines in the planning and selection of The building should be located in the systems. The first is to provide as site in such a manner as not to create comfortable office environment that will visual obstruction at the entry of be an enjoyable and productive place to the Dallas Museum of Fine Arts; and work. Secondly, flexibility of systems allow for possible link of a pedes to allow for the expansion or contrac trian walkway system to other Crow tion of office space. The third is the properties. conservation of energy in the design of the building. In the planning of the structure con siderations should be made to provide convenient barrier-free access to all handicapped individuals. Parking areas should be clearly marked for the handicapped and in close proxi mity to the structure. Exterior paving systems should not only be selected for their durability but should also be chosen for their safety during the rainy climate. Use deciduous trees for their summer sun shading effects and wind break of the design of open green spaces. Shade walls and paved areas adjacent to building to reduce indoor/outdoor temperature differential. Reduce paved areas and use grass or other vegetation to reduce outdoor temperature buildup. Use ponds, water fountains, to reduce ambient outdoor air temperature around building. Collect rain water for use in building. Locate building on site to induce air flow effects for natural ventilation and cooling. 106 Building Const I act building with miniriuii exposeni Construct exterior walls, roof and .jurfact^ area to minimize heat trans floors with high thermal mass with mission for a given enclosed volume. a goal of 100 pounds per cubic foot. :;el'Cl building configuration to give Provide vapor barrier on the interior minimum north wall to reduce heat surface of exterior walls and roof of losr.os. sufficient impermeability to provide condensation. Select building configuration to give minimum south wall to reduce cooling Consider length and width aspects load . for rectangular buildings as well as other geometric forms in relation iJ:-><' building configuration and wall ship to building height to optimize ai rangoinent (horizontal and vertical energy conservation. sloping walls) to provide .self ;IM- ding and wind breaks. To minimize heat gain in summer due to solar radiation, finish walls and Rooms can be grouned in such a manner roofs in a light-colored surface that the same ventilating air can be having a high emissivity. used more than once, by operating in cascade through spaces in decreasing Reduce infiltration quantities by order of priority, i.e., off ice- the following measures: corridor-to i let. Use impermeable exterior surface materials. Redueed ceiling heights reduce the ex Reduce crackage area around po:.ed .'-.urfacc area and the encloseii doors, windows, etc., to a volume. They also inerease illumina minimum. tion effectiveness. Provide all external doors with weather stripping. lq>aci>s o! similar function locate^.! ad Provide all entrances with jacent to each other on the same floor vestibules; where vestibules 1 educe the use of elevators. are not used, provide revol ving doors. Open planning allows more effecti\e use Provide vestibules with self- of lighting fixtures. The reduced closing weather-stripped doors area of partitioned walls decieases the to isolate them from the stair light absorption. wells and elevator shafts. 107 Consider the use of the insulation Locate windows high in wall to type which can be most efficiently increase reflection from ceiling, applied to optimize the thermal resis but reduce glare effect on occu tance of the wall or roof; for exam pants . ple, some types of insulation are Slope vertical wall surfaces so difficult to install without voids that windows are self-shading and or shrinkage. walls below act as light reflec tors . Where sloping roofs are used, face Use clear glazing. Reflective them to the south for greatest heat or heat absorbing films reduce gain benefit in the wintertime. the quantity of natural light transmitted through the window. To reduce heat loss from windows, con sider the following: To allow the use of natural light Use minimum ratio of window area in cold zones where heat losses are to wall area. high energy users, consider operable Use double reflective glazing. thermal barriers. Use minimum percentage of the double glazing on the north wall. Adjust building orientation and con Manipulate east and west walls so figuration to take advantage of pre that windows face south. vailing winds. Allow direct sun on windows Novem ber through March. Group services rooms as a buffer and locate at the north wall to reduce To reduce heat gains through windows, heat loss or the south wall to consider the following: reduce heat gain, whichever is the Use minimum ratio of window area greatest yearly energy user. to wall area. Use double reflective glazing. Locate rooms with high process heat Use minimum percentage of double gains (computer rooms) against glazing on the south wall. outside surfaces that have the Shade windows from direct sun April highest exposure loss. through October. Landscaped open planning allows To take advantage of natural daylight excess heat from interior spaces to within the building and reduce elec transfer to perimeter spaces which trical energy consumption, consider have a heat loss. the following: 103 Structural Prime objective of the core concept is Enclosure Systems to provide efficient and convenient service with maximum amount of lease- The selection of enclosure materials able space possible with provisions shall be of the high c[uality and easy outlined for future expansion require to maintain thus reducing maintenance ments. cost. The design of the structural system should Exterior enclosure systems should consider stress and travel of noise be analyzed to determine their due to the vibration of processing environmental impact. and mechanical equipment. Exterior enclosure systems shall be The design of structural system dic utilized in a manner to allow for tates the use of large spans with maximum and efficient use of natural minimal beams and columns to attain light and minimal obstructions in the maximum amount of leaseable space order to allow for visual relief. and allow rapid construction. The selection of enclosure materials The structural system shall allow for shall provide maximum conservation maximum flexibility in terms of space measures by reducing unwanted rearrangement, and allow for ample heat gain and heat loss throughout implementation of moveable partition the structure. system. The structure shall be designed in t •! correlation to H.V.A.C, electrical and plumbing systems to provide easy routing and maximum flexibility. \i A floor to floor height of minimum of 13 feet shall be maintained to create • an atmosphere of openness and free *r I'.At. '.li'ucn dom, with minimum floor to ceiling HElGHl height of 9 feet. •1( OHF The structural system should provide measures that will reduce heat load on the structure and thus reduce :: 3 opor.itional cost. F 109 EXPOSED AGGREGATE Interior Systems OR TEXTURED FINISH All interior materials shall be designed as to endure and allow maximum flexi bility in space relocation and rearrange ment. All interior materials shall be safe A and durable to withstand treatment by tenants; scraping by equipment and easy to maintain. \— METAL TRIM The use of ceiling systems that allow VENEER BASE convenient flexibility of lighting VENEER PLASTER and H.V.A.C. systems. INSUL Moveable partition systems shall be used to allow maximum space flexibility. DETAIL A Ceiling heights should vary to create a pleasant working environment and define different activities among spaces. SCATHING INSULATION VENEER BASE < VENEER PLASTER { VINYL BASE TRACK FLOOR SLAB DETAIL B 110 Mechanical The mechanical system shall be designed consider recirculating through to allow for controlled conditioning of activated carbon filter. different spaces through zoning without hindering their flexibility. Where outdoor conditions are close to but less than indoor Zoning of mechanical system will pro conditions for major periods of vide one thermostat per 1,400 square the year, and the air is clean and feet of office space and reduces the free from offensive odors, consider duplication of heating and cooling. the use of natural ventilation when yearly energy trade-offs with other The utilization of heat generated by systems are favorable. lighting, machines and people is used more efficiently through zoning as well Provide selective ventilation as as transport of air in shorter dis needed; i.e., 5 cubic feet per minute/ tances. occupant for general areas and in creased volumes for areas of heavy Spaces should be kept conditioned at smoking or odor control. comfort range recommended by ASME hand book with attention to different needs Transfer from "clean" areas to more required by age and sex. contaminated areas (toilet rooms, heavy smoking areas) rather than The scheduling of flow and intensity supply fresh air to all areas regard of the system should reflect the pattern less of function. of activity within the structure. Provide controls to shut down all air The mechanical system should not con systems at night and weekends except duct noise through the structure and when used for economizer cycle cooling, be adequately located to allow for convenient repair with provisions for Use outdoor air for sensible cooling back-up system where necessary. whenever conditions permit and when recaptured heat cannot be stored. Reduce C.F.M./occupant outdoor air requirements to the minimum Use adiabatic saturation to reduce considering the task they are temperature of hot, dry air to extend performing, room volume and the period of time when "free cooling" periods of occupancy. can be used. If odor removal requires more In the summer when the outdoor air than 2,000 cubic feet per minute temperature at night is lower than exhaust and a corresponding indoor temperature, use full out introduction of outdoor air, door air ventilation to remove excess heat and precool structure. 111 In principle, select the air Use low pressure loss filters handling system which operates concommitant with contaminant at the lowest possible air velo removal. city and static pressure. Consider Use one common air coil for high pressure systems only when both heating and cooling. other trade-offs such as reduced building size are an overriding Reduce or eliminate air leakage factor. from duct work. To enhance the possibility of Limit the use of re-heat to a using waste heat from other systems, maximum of 10 percent of gross design air handling systems to floor area and then only consider circulate sufficient air to enable its use for areas that have cooling loads to be met by a 60 atypical fluctuating internal degree F. air supply temperature loads, such as conference rooms. and heating loads to be met by a 90 degree F. air temperature. Design chilled water systems to operate with as high a supply Design HVAC systems so that the temperature as possible--suggested maximum possible proportion of goal: 50 degrees F. (This allows heat gain to a space can be higher suction temperatures at treated as an equipment load, not the chiller with increased operating as a room load. efficiency.) Schedule air delivery so that Use modular pumps to give exhaust from primary spaces varying flows that can match (offices) can be used to heat varying loads. or cool secondary spaces (cor ridors) . Design piping systems for low pressure loss and select routes Design HVAC systems so that they and locate equipment to give do not heat and cool air simul shortest runs. taneously. Consider the use of gas or diesel To reduce fan horsepower, design engine drive for chillers and large the following: items of ancilliary equipment and Design duct systems for low collect and use waste heat for pressure loss. absorption cooling, heating, and/or Use high efficiency fans. domestic hot water. 112 Electrical The design of electrical systems shall Recommended Lighting Intensities: provide safe, low maintenance, and "fficient use with the selection of iiyiit- Work Type Foot-Candles ing fixtures to accentuate distinctive design features, and provide quality Sketching, designing, 200 lighting. drafting Exterior lighting sliaii provide high level Accounting, auditing, 150 of security measures for the structure bookkeeping and its occupants as well as add to the design and spatial quality of exte General office work, 100 rn i'* r naces. mail sorhinn, filing The typo of lighting used shall allow Reading, v/ritiny, 55 for easy movoinent and replacement in meetings order to provide for maximum flexi bility in space arrangement. Corridors, elevators, 15 stairways, washrooms The lighting system shall be integrated with mechanical system and produce minimal amount of heat gain. Consider the use of landscape Power office planning to improve Offices require conventional llOV outlets lighting efficiency. 5! Approximately 25 percent less that allow for flexibility. Machines s) wattage per foot-candles on task and cafeteria and kitchen areas require el for open '"! ?nning versus parti llOV and 220V. tions . Back-up power unit shall be provided Consider the use of light colors to maintain life saving systems and for walls, floors and ceiling to security in the case of an emergency. increase reflectance, but avoid specular reflections. Proper site planning is essential in 'onsider switches activated by planning of power systems with all sys intruder devices rather than tems running belov/ grade to avoid service permanently lit security light- interruption due to environmental condi iiKj tl) eonserve onerav. tions . 11 '• Safety Elevators Sprinklers Shall be zoned to provide safe, conve The sprinkler system shall be installed nient and reliable service with maximum in a manner which does not interfere waiting period of 30 seconds. with the flexibility of the spaces within the structure. Adequate heating and ventilation of mechanical spaces shall be required to A dry fire protection system shall be maintain efficient working temperatures. installed in data processing area. The location and access of mechanical Fire Alarm System rooms and operating equipment shall be designed to provide safe working con The fire alarm system shall be installed ditions and reduce noise conductivity. in a fashion so that it can be heard throughout the structure and the immediate Maintenance requirements for passenger exterior surroundings. elevators shall be kept to a minimum with design of freight elevators Access to fire alarm boxes shall be made inaccessible to the public. possible to all user groups in the facility. Elevators shall be provided with back Clear and efficient planning that allows up power system and allow for the use of for immediate evacuation of occupants with fire fighting units during the course of all exits and paths clearly marked. an emergency. Smoke detection system that is strategically Special provisions for the handicapped located to provide rapid, efficient ser should be taken in terms of access and vice; as well as areas clearly defined elevator cab selection. where smoking restrictions exist. Materials and all open-office partitions need to be of high fire-retardant quality available, and comply with local code requirements. The use of fire dampers in the mechani cal duct work where ducts passed through prerated walls and floors. 114 Cost IViemoa Construction cost analysis has derived by the comparative unit technique. This technique analyzes the construction of simi lar types of projects in the Southern region to determine and average cost per square foot. This method is accurate in calculating a feasibility analysis in the preliminary stages of a project. The com parative unit technique may be utilized to attain an accurate account as more detail ed building specifications become avail able. Prices during last year construc tion activity average from $38.00 sq. ft. to $60.00 sq. ft. for typical high rise office buildings. All prices used in the comparative unit method are quoted in 1981 dollars (1) 115 Estimate BUILDING CONSTRUCTION COST ESTIMATE % of Total Construction Cost $/Sq Ft Gross Building Area Site Work Excavation 1.2 .46 Parking & Drives 4.2 1.64 Exterior & Landscaping Lighting 2.1 .80 7.5% $2.90/sq ft Building Shell Caulking 3 11 "oncrete Work 19 0 J8 elevators 10 2 98 I'acade 3 9 52 Hazing t. Frames 3 7 45 Insulation 4 14 Roofing 6 24 38. 1% $14.82 sq ft Interior Acoustical .8 .31 Flooring 1.7 .67 Hardware .6 .24 Millwork, Doors & Frames 1 4 .53 Painting 2 9 1.13 Plaster & Drywall 4 1 1.60 Toilet Finishes ^ .32 12. 3% $ 4.80 sq ft 116 BUILDING CONSTRUCTION COST ESTIMATE—Continued % of Total Construction Cost $/Sq Ft Gross Building Area Building Systems Electrical 11.2 4.37 H.V.A.C. 19.4 7.53 Plumbing 8.6 3.32 Sprinklers 2.9 1.14 42.1% $16.36 sq ft Construction Cost Estimate Per Square Foot $ 35.98 sq ft Gross Building Area 1,400,000 sq ft Building Construction Cost Estimate $50,372,000 117 PROJECT CAPITAL BUDGET Construction Shell 1,400,000 @ $14.82 sq ft 20,748,000. Construction Interior 1,400,000 § $ 4.80 sq ft 6,720,000. Site 46,330 approx. @ $ 2.90 sq ft 134,357. Building Systems 1,400,000 @ $16.36 sq ft 22,904,000. Sub-Grade Parking 700 spaces ? 12,000 per space 8,400,000. Subtotal* $ 58,906,357. Architectural Fees @ 4% 356.254 28 Engineering Fees @ 1% 589,063 57 Loan Organization Fees e 1% 589,063 57 Taxes and Insurance § 1% 589,063.57 Cumulative Subtotal $ 63,029,801.99 Interim Interest -^ - Construction 63,029,801.99 @ 18% 21 months 18,908,940.6 Developers Profit 2% of 59,284,801.95 1,260,596.04 Contingency 2% of 59,284,801.95 . 1,260,596.04 Total Construction Cost $ 84,459,934.67 LAND COST* Land Purchase Pri ce $40 sq ft 74,330 sq ft Total Land Cost 2,973,200. Total Construction Cost 84,459,934.67 Total Land and Construction Cost 1981 Dollars $ 87,433,134.67 *N'ori:: The specific land and improvements cost included in the capital budget may not be equal to the value of improvements and land established by the IRS for the depreciation calculations. For these purposes the value of improvements for tax calculations v.ill be 80% of the projects' initial cost. (2) 118 Operational Cost BASIS OF COMPARISON PROJECTED ENERGY COST TABl E (BASED ON IMFO. FROM GSA) Item Conventional No. Item Building % Increase Cost % Increase Cost Year Per Year Dollars Year Per Yeai Dolla-^v. 1 Roof U - .15 2 Exposed floor U = .2 1 $1.00 21 35.1/ 3 Wall U = .35 2 1.20 22 b.i.''. 4 Glass U - 1.1 3 20 1.44 23 5 5.70 5 Glass shade factor S.H. - .7 20 1.73 24 5 b99 C Infiltration 1 Air Chanqe/Hr 20 2.07 25 5 6 29 (Perimeter Rooms) 20 2.49 26 6 60 7 Outdoor Air/Sq. Ft. .3 CFM/Sq. Ft. 7 5 2.61 27 (."..93 of f^eople Space 8 5 2.74 28 7.2P 8 Temperature O^F. 9 5 2.88 29 5 7.t:4 Deadband 10 5 3.02 30 5 8 03 9 Ligfiting 4.5 Watts/Sq. Ft n 3.18 31 o43 10 Winter Design TD 80" F 12 3.33 32 o ?•... 11 Summer Design TD 20" F. 13 3.50 33 C. i,j 12 Operation of Main 100 HrsAVk. 14 3.68 34 y.7-) Fan Systems 15 3.86 'J > b 10.2 . 13 Mechanical System 128 HP 1G 4.05 3C 5 10./b Horsepower 17 4.26 3/ 11 2d 14 Cost of Steam SI t)G/100 Lhs 18 4.47 11 &r lb Cost ot El.r.trii ity 1,Gc/KWH 19 4.69 3rt 12J5 20 493 13 0 7 ::• 1 d 3 z.] 'd.U I T..1I.1I r ruiC' tfO (!.)'-,l S(d .1 S171 OM •^.•> 32. '.', I'.rty V^?ili' In; e .''Ty 1': i!' d(3!i ir SJ.l'ilT till' i.l'')-t! y.Jf i';! CIMJ; j' ' 0:n().i i.t liOfi'.: .ii.- [,,r.v\ . ;: tin: pri; c i)t .-iierqy ilMiiliiirvj ,i> !•.•.' , .11 •. .-.I .-•' Ti er..' j\\ '• iii.r. :-.i'ii( i' ^ •! riji',' ' )f 'j^'.', (HT /'• ir. Expectancy ,^_ Useful Life Guidelines for Building Components Useful Life Item (in years) Air conditioning systems 20 Large (over 20 tons) 15 Medium 1^ Small (under 5 tons) 10 Elavators Freight 25 Passenger 20 Incinerators 14 Heating System Boilers and turnact^s 20 Gas burner equipment 16 Oil burner equipment 10 Radiators 25 Lighting fixtures 15 Plumbing fixtures 25 Tar and Miavel roofs 25 Sources : 1. 1. W. Dodqo, Cost and Tionds in Current Building Projects, 1^)81, p. 1-38. 2. Jaru'S Canes taro. Real Estate Financial I'casi Li li ty Analysis Handl)ook , n, -1 5 . 121 Case Studies (e!«^^ee(e!«^^ee(e!«^^ee(e!«^^ee(e!««^^ Expectancy Useful Life Guidelines for Building Components Useful Life Item (in years) Air conditioning systems 20 Large (over 20 tons) 15 Medium 15 Small (under 5 tons) 10 Elavators Freight 25 Passenger 20 Incinerators 14 Heating System Boilers and furnaces 20 Gas burner equipment 16 Oil burner equipment 10 Radiators 25 Lighting fixtures 15 Plumbing fixtures 25 Tar and gravel roofs 2 5 Sources : 1. F. W. Dodge, Cost and Trends in Current Building Projects, 1981, p. 1-387" 2. James Canestaro, Real Estate Financial Feasibility Analysis Handbook, p. 45. 121 s Ca! til art buJ :ar stu eva seL of 3ff of of, ;?. ( stri ::sl :roi 3aai .:; I j'Jbi ins: One •as >5 Sir Selection Case studies is one of the most effec The third building under study is Penn tive ways of examining the "state of the zoil Place in Houston, Texas. This art" as well as future trends in similar building is similar in context to our building types. One of the most impor office building. Some of the similari tant sources of information in the case ties are: study devices is it allows to make a post evaluation of the building type and see of similar scope in square footage if the design functions as it was intended to do. both act as a "link" from the business district to the arts Three different office buildings were district selected for evaluation as useful sources of information in the designing of an similar in mix-functions office building. The first selection was of the John Deere Company Administrative same in context to all constraints Center in Moline, Illinois. This pending on site timeless structure is a fine example of an office building design strongly Primarily, Pennzoil is a fine design and in context with its environment. This very influential in the new trends structure will allow us to see how a of office building designs. custom building in order to meet the company's organizational structure differs from a speculative office building. Saarinen's masterpiece also will differ in that it is a low rise and sits on a suburban site which might give us some insight. One Dallas Center by I. M. Pei partners was the second selection for study because it is within our region and thus has similar constraints. However, its design was a primary reason for its selec tion since I personally feel it is the strongest office building design in the Dallas Central Business District. 122 John Deere Center ••» ite The center is situated on a 1,000 acre A glass-enclosed bridge connects the farm land site overlooking the Rock flanking structures to the main building River valley. The tree studded site with 50 feet above the ravine. Open work two lakes surrounding the center enhances areas are located next to the outside the beauty of the landscaping. The glass wall with private offices in the larger lake cools the water for the air- care of the building. This provides conditioning system. Water heated by the efficient traffic patterns and enables system is sprayed into the air from foun the employees to enjoy the attractive tains in the lake; once cooled, it is outside surroundings. [21 then recirculated. (1) Structure Function The steel framed structure provides areas Three major guidelines were set for with an unobstructed span of 42 feet. planning and designing of the center. Movable steel partitions, spaced in First, to provide functional, efficient 3x6 module provide flexibility in open si)ace whicli can meet companies ex[)ansion work areas. [3] The window-wall con needs. Second, to provide pleasant tains sun louvers that reflect much environment for its occupants. Third, of the outside light and glare without to express in architecture the character affecting visibility from the inside. of the company. The sun louvers are responsible for the unity and character displayed by the The center, which accommodates ah^uit Center. 1,000 employees, consists of main office building, a [)roduct dis:day build ing and a 400 seat auditor iun. The mam t>ffiCo Imiliiing is sot across a wooded ravine and faces sc^uth toward the river valley. The main buiKUnq consists of s<,VLn floors v.ith about 31,b00 square feet per floor. The upper five floors house general staff departments such as onq i neer in 12 3 Plans 7tJ.r .jjp- .Cc^Lk.^'^^^t II ^ - ^v'^' '00 wo IE ,J^».„^ ¥..-,. ..^JS... • « H « U- J SI n \ 0ECBJ;TJ.MWS JECRETARLES | ]] " 1 ' |_ I I I j I I I I rHES. \LOVNGI\ BOARD I I I 1 —n—«—"T—"—" ^ "^ r 1 CBOSS SECrropr One Dallas Centre Site One Dallas Centre is the first phase of of botches. The building is served a nine acre development which consists by twelve passenger elevators divided of two office towers, one containing a into two banks. One bank of six hotel, shopping mall, luxury apartments serves the first to the sixteenth floors, and underground parking. The site is the other the seventeenth to the thirtieth. located on an oddly shaped parcel of (61 land in the northeast quadrant in down town. This presented unique oppor Structure tunities for the architects and planners. One Dallas Centre was positioned asym The building is perceived as a volume metrically on its lot like a piece of enclosed by a membrane consisting of sculpture. The diamond shape reflects horizontal bands of tinted glass and the street grids which produces the matte grey aluminum, in ratio of one- site's unique configuration. [4] Since third glass to two-thirds metal. Butt no exterior wall is directly parallel glazing eliminated the need for standard to an adjacent street, this allows the mullions making this curtain wall design tenants an unobstructed view of down not only attractive but energy efficient. town . Limited number of interior columns were used to maximize rentable space. [7] Function Client set his monetary priorities on the curtain wall and mechanical systems. The thirty-story office tower has 20,500 square feet per floor, with shops, restiiurants and banking facilities in liibby and mezzanine. It was the client's hope that this mi.\-use of activities would help bring street life indoors. [5] The 20 foot high lobby space surrounds tlu- core and is decorated with tapes- trios. The compacted arrangement of Service (."oro permits up to si:: tenants per floor without space-consuming corri dors. The pair of 16 foot notches ilo Project: One Dallas Centre, Dallas, Texas not only add interest to the buildings' Completed: 1978 torm, but create four e::tra corner Client: Carroza Investments of: ices iMi every floor. Standard rec .Architect: I. M. Pei and Partners tangular office layouts and furnishings Associate: Fisher and Spillman Can also le utilized due to the pair Cost: $33 per square foot Plans rwood Pennzoil Place Site Structure The twin towers of Pennzoil Place, placed Composed of steel structure in combi as mirror images in plan, take up nearly nation with concrete sheer wall; three-quarters of the 62,500 square foot built-up stub-girder system for floors city block. The site is situated be passage of buildings ductwork beneath tween the cultural center and business composite steel deck and concrete district of downtown Houston. The air- floor slab saving 2.5 lbs of steel per conditioned plaza takes up 27 percent of square foot. [10] the site. Convenient access with any of nine downtown blocks by way of two Mechanical system is multi-zone air con concourse-level tunnels make Pennzoil a ditioning with two air handling units primary linkage to the city's circulation per floor. Outside air is used for system. [8] heating and air conditioning. Bronze- tinted glass was to cut down on opera Function tional cost with special glazing system where the slopes occur. [11] The 36-story structure serves as head- cjuarters for Pennzoil Co. with speculative lease space for a total of 1,800,000 square feet. 36,000 square feet was allotted to commercial space contained in the plaza and top concourse level. The concourse is accessible by escalator and by three, drum shaped elevators that also provide access to a 500-car garage on three levels. The covos contain thrc;c banks of elevators each, si.\ moving between the 2nd and 13th floor, five between the 14th and 2 3rd floors, five between the 23rd and 31st floors, and shuttles serve the upper e: 127 Plans J ill E; M ^..^ .J i"^I]E[]? SOUTH lOWER , lOWEI? ^ iZJ z: Elw.*« '•'-L zi 7!"! -rpTTi iTLlTin .il-J-l l-'-Ui I- [J._ :]CZ JntiTl Mill DLI UL ID ir73i][jj^ijm-^—— [z.zi[: Summary The modern movement brought the dreary, building, if I'm going to compete." [16] bo.xy buildings with their shimmering Citizenry awareness, and expectations glass walls so prevelant in our princi of strong quality in design, such as in pal cities across the United States. Dallas, have helped greatly in revi Predominant among these characterless struc talizing the image of "just an office tures of steel and glass is the "spe building." Many companies have noted i culative office building." Due to the that "the new office building" helps economy and efficiency of rectilinear tremendously in the recruitment of new form it has emerged as the developer's employees and elicits a more pro preferred structure. [13] ductive behavior due to their environmental setting. This positive environmental Pennzoil is part of a national trend way behavior exists when the total environ from the box but toward a new architec ment is more important than the single tural expression in office buildings; building and designer's understanding along with Hubb Stubbins Citicorp of ideas communicated through the Center in New York and Skidmore, Owings building's form; as illustrated in the and Merrill First International Plaza John Deere Administrative Center. in San Francisco. Pennzoil Place yields such a prestigious image so Variations in the buildings exterior marketable that it was preleased before should not be merely for outward appeal it was completed at premium rates. [19] and idontiflability, but yield inside Any cost resulting from the design were amenities and enhance activities. The more than offset by the building's creation of extra corner offices is one superb leasability. method in which structural deviations relates to interior function since tradi "The nev/ trend consists of buildings tionally these spaces are preferred by with flamboyant forms, but for inside tenants. Consideration of sun angles and amenities, handsome skins--high density- shading can produce variations as tenants settings for their social role as centers are more receptive to angular or curve for wit.io range of pedestrian activity." walls and anything that creates visual [15] interest or a distinctive image. Developers have come to vigiL-e that competition makes the buildings better and mor. luuisual. As investment build..i John Hansen states, "Competition is a positive force." lie says, "If a man across the street puts ut a go^d bi;il 129 Footnotes [1] "John Deere and Company 'Administrative [15] Ibid., p. 40 Center,'" American Institute of Architects Journal, p. 31. [16] Ibid., p. 40 [2] Ibid., p. 32. [3] "John Deere Building Opens," Architectural Record, p. 142. [4] Carrozza Investments, "Dallas Centre," p. 2. [5] David Dillion, "One Dallas Centre: Downtown Jewel," Texas Architect, p. 58. [6] "Dallas Centre," p. 4. [7] David Dillion, "One Dallas Centre: Downtown Jewel," p. 57. [8] "Pennzoil Place," Architectural Re cord, p. 103. [9] Ibid., p. 104. [10] "Pennzoil Place: 'Wow!' Enough", Progressive Architecture, p.68. [11] Ibid., p.70. [12] Larry P. Fuller, "Breaking Out of the Box: Houston's New Breed of Sky scraper," Texas Architect, p. 36. [13] Ibid., p. 37. [14] Ibid., p. 38. 130 iblbgmRbM 'V/UIUtfS Adam..'^, S. "Status Congruency as a Vari Ede, Carl. Housing for Downtown Dallas. able in Small Group Performance." Texas Tech University, Lubbock, Texas, Social Forces. No. 36, October, 1953. 1981. Alexander, Ishikawa, Silverstein; A Ehpenkrantz, Ezra D. "The System to Pattern Language- Oxford UniversTty System." Press, 1977. Fleishman, Edwin A. Studies in Personnel Barton-Aschman Associates, Inc. "Dallas and Industrial Psychology. Homewood, Area Transit Plan," Evanston, Illi Illinois: Dorsey Press, 1961. nois, February 19 76. Griffin, William V. "The Psychological Canestaro, James. Real Estate Finan Aspects of the Architectural Environ cial Feasibility Analysis HandbookT ment: A Review. American Journal of Department of Real Estate and Urban Psychiatry. February 1969. Land Economics, Madison, Wisconsin, 1978. Gueft, Olga. "Designs for Business, Inc." Interiors, January 1960. Central Business District Association. "Present and Future Planning for Langford, James. The Initial Phasing of Downtown Dallas." Dallas, Texas, A Centralized Arts Facility for Dallas, 1977. Texas Tech University, Lubbock, Texas, 1978. Central Business District Association. "Dallas Central Business District Little, Kenneth B. "Personal Space." Streetscape," Dallas, Texas, April Journal of Experimental Social Psy 1980. chology V. 1, 1965. Chermayeff, Alexander; Community and Mildred & Edward Hall. The Fourth Di Privacy; Double Day & Co., 1963. mension in Architecture; The Impact of Building on. Dallas Chamber of Commerce, Research Department "Demographic Charac Mills, D. Edward. Planning: Buildings teristics of the Metroplex Dallas: for Habitation, Commerce and Industry. Texas", City of Dallas, 1979. Newhess-Butterworths. Boston, 1976. Duffy, F. "Role and Status in the Perin, Constance. With Man in Mind; Office." Architectural Associa MIT Press, 1970. tion Quarterly. October 1969. 131 Propst, Robert L. "Process Aesthetic: Some Thoughts on the Thinking Process." Progressive Architecture, November, 1974. Ripnen, Kenneth. Office Building and Office Layout Planning. New York: McGraw-Hill, 1960. Saphier, Michael. Office Planning and Design. New York: McGraw-Hill, 1968. Sommer, Robert. Design Awareness, San Francisco, California: Rinehart Press, 1972. 132 Appendix Projects The following is a tenative list of major developments announced in the Central Business District as of the Spring of 1981. Source: Dallas Planning Department Size Developiiient Project Status S(|. Feet/Height Cost AKARD STREET IMPROVEMENTS These improvements will widen Engineering 3 block design $ 520,000 sidewalks, provide improved . complete. and 2 block pedestrian facilities and Construction construction. amenities between Coimierce to begin and Elm Streets and design early 1981. for future improvements between Ehn and Pacific. ARTS FACILITIES An Arts District is proposed Art Museum: 50 acres +^ Museum site in the area generally bounded Under con (multi-use & facilities Ross, Woodall Rodgers Freeway, struction site) $40,000,000 Central Expressway and St. wi th com ($15,000,000 Paul. Funds were provided in pletion in private). the November 1979 Bond Program Fall of Symphony Hal as city's portion of site and 1983. $3,000,000 building construction cost for Symphony Hall: ($750,000 Museum of Fine Arts and site Site acquisi private). cost for new Symphony Hall: tion projected Ihe District would also provide for early 1981. opportunities for other related arts facilities as well as parking garages and private sector development - office, retail, restaurant, hotel and residential uses. Size Develoimient Project Status Sq. Feet/Height Cost EMI^LOYCRS INSURANCE OF TEXAS Plans are under way for a new Phase 1 - |00,000 sq.ft NA structure (expansion of exist new structure [13 stories) ing deve1u()iiient) on property completion located on Young between Akard mid 1982. and Field Streets. Phase 2 - existing (re novation) com pletion Fall 'U3. LNSLRCH. Inc. HEADQUARTERS Construction is under way on Completed 129,000 sq.ft $25,000,000 liead(|uarters offices for the (12 stories) Lnserch Corporation. Ihe structure is located at St. Paul and Wood Streets adjacent to the lone Star Gas Company's three-building office complex and will provide office space tor approximately 400 employees. NIU MAIN PI ACE DLVtEOPMLNI A Canadian com()ciny. Bramalea Bramalea Ltd. Office - $350 - $400 i td. of Toronto, has plans of Toronto 2.5 million ml 11 ion for two office towers, a has signed a sq.- ft. 1,250 room hotel and a garage, contract wi th Hotel - Ihe property is bounded l)y the Murchi.>on 1 million s(|, ft Elm, ((uiuiierce, (iritfin and interests for (1250 rouiis) Eiimar, an TRAMMELL CROW (ROSS/PEARL TOWER) The Trammel 1 Crow Company plans Design in 900,000 sq.ft. $ 40,000.000 to construct a major office progress. (34 stories) tower on property bounded by Construction Ross, Pearl, San Jacinto and start January Olive Streets. 1981. Comple tion in Novem ber 1982. TI^AMMELL CROW (RESIDENTIAL TOWERS) The Crow Company is planning Future 500j^ units NA a residential development on (3-4 towers approximately 9 acres generally Approx. 20 bounded by Woodall Rodgers stories) Freeway, North Central Express way, Flora and Routh Streets. CAdllLAC-FAII^VIEW A Canadian based real estate Construction 1,450,000 sq.ft. $150,000,000 company i-> planning the develop to start (48 stories) ment of an office structure on April 1981. the triangular lot bounded by Finish 1983. Live Oak. St. Paul and Elm Streets. CAMPEAU CORPORATION, TEXAS A Canadian owned (levelopinent A five year 3.000,000 sq.ft $400,000,000 firm is planning a three phase project wi Lh development of basically office, the preliminary wi Ll» some retail, and hotel use master plan on a five and a half acres site currently being bounded by Munger, Field, Ross, produced. and Freeman. Three buildings are jjlanned. Size DevelojHiient Project Status Sq. Feet/Height Cost KIRBY BUILDINO Ihis vintage 1913 building has Interior reno 155,000 sq.ft. $ 1.200,000 been purchased by a California vation under group who plan to renovate and way. Comple restore the structure which tion Spring was built by St. Louis beer 1981. Project baron Adolphus Busch. complete. 2207 LAMAR Ihe building at 2207 Lamar is Estimated 8,600 S(|.ft. $ 200.000 proposed for reconstruction start of (3 floors) involving |)artial demolition construction t- 104 parking ainj pat tial renovation. Parking July 1981. spaces narage is also plannei) as a part Estimated uf this develo|)iiieiit'. completion January 1982 ILRMINAL ANNEX BUILDING lederal government plans reno Pre Iiminary 180.000 sq.ft, $ 8.000.000 vation of 43 yudv old structure planning in of Office (5 oit Houston at Jackson. Ihe progress wi th stories) structure will be rehabilitated work scheduled to house 1,100 federal eiin)loyees for 1981-82. - the first floor lot)by con tain ing trebit) murals by Peter Hurd will l)e preserved. IRINMY RiVlR GRLlNBEtl IMI'ROVIMINIS Proposal tu develop Park A iiidSter plan 4,000 acres NA Depai tment land within the should be site (500- Trinity Rivir leviub into finished witliin 600 adjoining regiona I type p^irk the year. First CBD) tac liily. phase construc tion planned, however, out of C.B.D. area. Size Development Project Status Sq. Feet/Height Cost CRIMINAL JUSTICE CENTER New Dallas (City/County) Jail Under con 490,000 sq. ft. $56,700,000 and Courts facilities being struction. constructed at the corner Project com of Coiiyiierce and Industrial pletion Boulevard. Spring 1982. DALLAS COUNTY BUILDING EXPANSION West End warehouse structures Old Red 30,000 sq.ft, $2,030,000 which are currently being reno Court House- vated for additional court rooms complete. and office spaces are the Old Records BIdg. 12,000 sq.ft $ 600.000 Red Court Houses Purse Building, complete. Records Building and Texas School Texas School 30,000 sq.ft $2,400,000 Book Depository. Book Deposi tory - complete. Purse Bldg.- 38,250 sq.ft $1,100,000 under const. (3.5 floors Estimated i- t)asemen t) finish mid 1982. DALLAS COUNTY GARAGE Planning is under way for The county 200,000 sq. ft, $9.75 millio a garage structure beneath has delayed Five levels the '^ )unty Historic Plaza this project underground, (bounded by Main, Record, due to 730 parking Elm and Market Streets). fiscal spaces. restra ints. Size l)evelo|Hiient Project Status Sq. Feet/Height Cost PIACIO/EIM TOWER (Placid Oil Co.) DeveloiNiient of an office tower Under con 1,500,000 sq.ft. $100,000,000 currently under way by W. Herbert struction. 50 stories) Hunt and Nelson Bunker Hunt in Completion 6 level under cooperation with the National Sumner '82 ground parking Dank of Coniiierce. The plans garage) call for a subsurface walk between the office structure and Thanks-Giving Square on the north, as well as connection to the existing truck teniiinal lac II Ities beneath the park. The building site is between Elm and Pacific just west of Ervay Street. Parking will be provided in a six level underground parking garage on the tower site. OLYMIMA/YORK lOWLR A pi'opcjbal tor a iira.ior' office Uridei 80t).00t) I NA develo|aiient by Olyiii|>ia/York, cons true. tion. sq.ft. ltd. on properly locdled at (approx. the northwest corner of Bryan 8 stories) and Harwood. The develuptrrent (which will span federal "jtreet) will incorporate required pdiTing within the lower six I loui -3 o\ b I nil lur'e. Mil IIM KUIltllNG Ihe olil McHio:>e Buibiing, under Const, start 128,000 scj.ft NA jiiiiil (iwiiership. is l)eing reno January 5. 1981 (7 floors) vated into iiffue jnd first End Const. t liMu mi-.d retail u^es. The October 5. 1981 Ijd.ement wil I be par king. Size Development Project Status Sq. Feet/Height Cost REPUBLIC NATIONAL BANK ADDITION An addition of an office struc Under construc 129,000 sq.ft. $ 8,900,000 ture to the Republic complex. tion. Comple (8 stories) The development will also con tion March 1981 struct underground pedestrian connections to Republic/Thanks- Giving Square on the west and to Dallas Centre on the east. REUNION DEVELOPMENT Woodbine Development Corp. Design stage. Office - NA Is planning three new office Construction 1,000,000 sq.ft. buildings in the area around future. 200 room (+ addi Reunion Hotel as well as an tlonal meeting expansion of the hotel. space) hotel expansion. SOUTHLAND OXFORD TEXAS ADDITION Southland Center Development Co., Under construc 530,000 sq.ft, $ 25,000,000 joint owned by Southland Center tion. Comple (31 stories) Corp. and Oxford Texas Develop tion May 1981. ment Com|)any, are constructing an addition to the Southland Center site. The addition will have a pedway link to skybridge project. SOUTHLAND OXFORD 1 Southland Center Development Co., Phase I - Phase I - $300,000,000 joint owned by Southland Center start con 1.3 million Corp. and Oxford Texas Develop struction sq.ft. ment Company are planning a major second Phase II - office development on the site quarter 1.3 million bounded by Bryan, Olive, Live Oak. 1981. End sq.ft. and Harwood Streets. 1984. Total 2.6 Phase II - million sq.ft. in future. Size Develo|Hiient Project Status Sq. Feet/Height Cost AfLANTIC RICHFIELD COMPANY Atlantic Richfield Company has Under construc 1.300.000 sq.ft. $160.000.0( selected 1. M. Pei & Partners tion. Comple to provide a preliminary study tion In Spring and develo|) a conceptual design 1983. and cost estimate for a new office building to be constructed on the block currently occupied in part by the present Atlantic Riciifield Building. (Lrvay. Bryan. Federal and Bullington Streets). BAPTIST PARKING GARAGE The First Baptist Church of Com|>lete 1,000 *• auto $ 7,000.000 Dallas Is presently constructing mobiles (8 a multi-level parking structure levels) at the Intersection of Ross Avenue and Ervay Street. lARMLRS GRIll RESIAURANl An old automotive garage at Ccmiplete 4.000 sq.ft 225.000 80/ Park Avenue has l)een 1 story rcmiodeled for restaurant use. HRS I NAIIONAI tiANK DRIVE-IN Firbt National Bank ib planning Preliminary •9619 acres NA a new drive-in bank, lepldcing planning. their- current one, at Field and Construction Gi iff iir not th ol Ho^s. start 1982. Ccjrii|)leted 1982. Size Development Project Status Sq. Feet/Height Cost SOUTHLAND OXFORD II Southland Center Development Co.. Future NA NA joint owned by Southland Center Corp., and Oxford Texas Develop ment Company are planning a future development on property bounded by Live Oak, Pearl, Pacific and Olive. SOUTHWESTERN BELL EXPANSION Southwestern Bell has acquired Currently 1.000,000 sq.ft. $100,000,000*^ more than two full blocks, being Office tower including the Baker Hotel, for planned. (39 stories) construction of a complex for Construction 400.000 sq.ft. corporate administration, Spring 1981. Comptrollers equipment and parking buildings. Completion building (15 The site is on the south side Sununer 1984. stories) of Commerce between Field and 1,000 car Browder Streets and also parking structure Includes the Baker parking garage on the southwest corner of Browder and Jackson. NEW ARTS THEATER The New Arts Theater Company is Under construc 5,000 sq.ft. $ 200.000 renovating a portion of the old tion. Finish (1 storey) Andy's Auto Body Shop into the March 1981. 526-3800) New Arts Theater. Located on the southeast corner of Ross and Market. 2225 NOI^TH LAWS The building at 2225 North Laws Construction 34,500 sq.ft. NA is proposed for renovation. start June 22 residential First floor will be office, * 1981. end units total. second and third floors will be early 1982. (3 floors) \ .\, >*• H 11 Size Di^y e lopment Project Status S(i. Feet/Height Cost WHOIESALE MERCHANTS BUILDING S.P.G. International (Texas) Inc., Start end of 168,000 sq.ft. NA is planning to renovate this 1982. Finish (7 floors and building located mldblock on the end of 1983. one basement.) south side of Coimierce Street betwc?en (iriffin and Lamar Streets for office use with possible first f loor retail. WHITI SWAN COFILE ROASIER Restoration ot the White Swan Ebtimated 22,000 sq.ft. $ 650,000 Coffee Roaster Building is start of (4 floors) proposed, for restaurant and construction of I ice use. Location, west February 1981 v>ide of Lamur. north of Estimated Woodall Rodgers. completion August 1981. WISI IND HISIORIL DISIRICI Both the public and private Market Street District: $ 750.000 sectors are cmiently devel iii4)rovemeiits 55 acres (Market oping renovation and revital under con City improve Street) i/at ioir plans for the struction/ ments - Dibtric t. Ihe City of Dallas complet ion Market Street has completed design sUidy early 1981. 4 blocls. for' Ihe area wilt) emphat,!., on Market Mrt^et impiovc-ments. Il.illas (ciiiirty is renovating lire Purse liuildin>| and lu-xab SI hool Bocik llt;po.> i toi y. Ihe |iiivali; sti toi lb lurreiitly r'eliova t mg a niiiidici of Llie Diblrict'b waithouse slim- (ijieb (M.^ . & I . , AI I is- ( liaiiiber'b , Leiieial (Liiter* llii I Idl M UNDERGROUND DALLAS (Santa Fe Tun. 1) Investors have been investigating Proposal 3 acres J^ NA the feasibility of creating an only. (subsurface) underground retail/entertainment facility in this abandoned rail road tunnel. It has also been suggested that it might be used as a truck terminal. WEST END PARKING STRUCTURE A proposal to construct a park Proposal NA NA ing garage on property west of only. Lamar between Ross and Pacific Streets. WEST END RESIDENTIAL TOWERS A proposal to construct 3-4 Proposal NA NA towers on M.K. & T. RR property only. west of Record Street In the Ue..t End Historic District, RECORD PACIFIC-HOUSTON BUILDINGS SPG International (Texas) Inc., Conceptual. NA NA is considering the block north SPG has du of Pacific Avenue and west of option. Record Street for parking and perhaps office use. TWIN OFFICE TOWERS A private development firm is Preliminary NA NA prebeiitly considering the con planning. struction of two office Lowers west of Ihe YMCA bite. Size DevelojMiient Project Status Sq. Feet/llelqht Cost SKYBRIDGE/PARK PROJECT Funds for the city's portion Under construc 26,000 sq. ft $ 1,500,000 of this joint public/private tion. Completed site. (Public) sector develoiNiient have been in Spring 1981. $ 2.500.000 appropriated to construct a (Private) major park space and a focal $4,600,000 point for over^head pedestrian bridges which link Bryan Tower. Plaza of the Americas arrd the Southland Center- complex. Entry to the pedway system will be provided as a part of the park design. C.B.D. IRANSII CENTER Bour. • cl by Pacific, lrvay A joint venture Included wi thin Included wi ti and I ive Oak Streets this between the city the Cadi I lac- the Cadillac center will be included and Cadi 1 lai. - Fa irv lew develop- Fairvlew within the Cadillac lairview Fair view is being men t. develo|)ment. development. This trairbit f inalized where center will Serve as a major Cadi 1 lac - lair - walling and Iraiibfer area for V lew wi11 furnish buses as well as a transit to the city all inturmalion center. needed impr-ovtjments including protec tion for a future subway tunnel. I onsLruct Ion to star t A|>r il 1981 . and end 1983. Size Development Project Status Sq. Feet/Height Cost CARPENTER PLAZA PARK A major portal park space at Under con 3.98 acres $ 40.000 the Intersection of Central struction. site. (Grant) Expressway. Pearl and Pacific Completion $ 1,352.000 Avenue. Private funds are late February (Bonds) paying for landscape design 1981. $ 40.000 and match for National Endow (Private) ment for Arts Grant (major $1,432,000 sculpture). (Total) CENTRAL RESEARCH LIBRARY New central library facility Under con 640.000 square $ b,000.000 under construction north of struction. feet (11 levels) (Grant) Dallas City Hall and Plaza Completion $10,000,000 at intersection of Young Full of (Private) and Ervay Street. Structure 1981. $25,000,000 will provide capacity for (Bonds) over 2.5 million volumes and '$40.000.()M spaces for- 2,000 readers. (Total) CONVENTION CENFER Planning is under way for a Site has been 170.000 square $39,300,000 major addition to the Conven acquired wi th feet tion Center complex. The construction new structure wil1 contain In Fall of new meeting and exhibit spaces 1981. Pro on property across Griffin jected com- between Young and Memorial. ()leLion of projecL January 1984. Size Development Project Status Sq. Feet/Height Cost FARMERS MARKET EXPANSION A phased expansion of the Phase 1 - 120 parking Ph. 1 - city operated Fanners under con spaces $ 600,000 Market in area bounded by struction/ (81.000 sq.ft. Central Expressway, R. 1 . completion site) Ph. 2&3 - Thornton Freeway. Harwood early 1981. $ 5.400,000 and Marilla Streets. First Phase 2 - 40 vending phase will add additional engineering spaces Ph. 4 - parking and pedestrian in progress/ (60,000 sq.ft. NA improvements. Phabe 2 will construction site) add new vending shed to the in 1981. Market develo|)ment. Phase Phase 3 - 30 vending 3 will provide additional preliminary stalls fr shed vending spaces plus planning in 36.000 sq.ft. office, restaurant, con progress. retail, res cession and rebt rocmi Construction taurant, space. Phase 4 (not funded) completion office struc will add additional vending in 1982. ture. space, (restaurant, retail, Phase 4 - 100,000 sq.ft, studio, office and meeting not yet multi use spac e). bi hedu led. structure. FIDIRAI RlSLRVl BANK Plans lor- the expansion of Projcict pending NA NA thib financial center located a I Akard and Wood Slieetb are now under con- b I derail on by the Federal Reserve lloaicl. However no firm announcement IMS betMi iiiaile. Size Dovelopmerjt Project StaLus Sq. Feet/Height Cost MAJESTIC THEATER Donated to the City of Dallas Detail 63,000 sc|.ft. $ 4,000.000 in 1976 by the lloblitzelle engineering (Public) Foundation, the structure is currently In $ 1.000.000 located in the block of Elm progress. (Private) between Harwood and St. Paul. Construction J 5.000,000 An Architect has been Spring 1981. selected to conduct feasi bility studies for possible restoration and reuse as a theater. The Dallas Ballet has moved its headquarters to this location. OLD CITY PARK A new master plan is under Master jilan com 3-4 acre future NA way proposing an expansion pletion May 1. expansion site in the area north of 1981. A recent Beaumont Str^eet between expansion and liar-wood Street and City parking linprove- Park School. menL Is compleLe, CITIZENS NATIONAL BANK (Drive-In) The bank has acquired property Estimated 1 story NA at the southeast corner of completion 27.000 sq.ft. Woodall Rodgers Freeway and March 1981. Pearl Street for the purpose of building the drive-in bank ing facility .-----^.t- Map "^^V vV V / : "1/ / I .••y '^^. -;---y- .^ V. litOflC 1 » .sintf v.^nii II 1 '" •-==*•'>]• -SI * -L, i --- M >L 11 s .f-t*^.— « TT ~j\/:\ix. "n\ 1^ ~ PERIMETER 4 . ' ••*\'C Y V=ii,-y "'j] lutdiur k nuiikol \.' dibtrtcl ••/ ••y ^-V '^^y t:^" / IH..INOWC- Streetscape C0 cwcu-K. . ^•\00CCCOO0O0CXX^ CD 00:3 9P the penal park The ohehsk is CPT) site .1 - PORTAL PARK FKOM V\X)C)1)ALL RODGERS FREEW.^Y "4^^?»--^ 1000 2000 3000 4000 Tree Grales Tree Identification Core Core Plaqu* e — •*»».- '-f^Mt Frame -«rt» .*--r \ •: 1 •-.-_^ \ = IVriiiicter • • • • • • 1 F 1 • •• • • • I t •' ' V . 1 1 .i;.-i«r-Mr .«*•. .•• • •tr—Mwrm* MWiiaMiHPiWii m—nt»a«rfae.fcuy«i w«r«att., Fa;i3i-,-wjr.^*i • «i.: • >/-:! •H——fc—MMMIMmnlt WI Bus Shelters Transit Kiosk Visitor Information Booth 2'-4- Without Seats il 'i !| i! 1 4-cr ^1 n 4 'I :i| tl ;| PLAN Plan 1 IbOrd -M.CKHK Schedules *fgRMAIW f'i 1 ! ! . - - -•. \- i '. Lighting wldi 1 ni i 1 1 'X Clear Drop Lens i m -If 1 ' 1 Route Map H\ 11 Hinged — TT Acr>'llc 1 I i Panel 1 ! PLAN -1, ' '\ Promotional. t.V/1 ' I 5 I. Graphic ^^'•*li 2' X 4" [\>lihhcil •gy^ AJuininiiin Chdfbrown Aluminum Mcmhci k Bnm^r AIT>1II: Wind b<.tc With Seats J INH( TRANSIT liirnnric.uion Graphic I Plan NihlMil .~iiif)|jorli 4f' rrrTrnnT^TTn // fis ^'-// VfTTJ T KrjiiUliu'/ ^71" ,;VI li l2x..'H.>ulr BMHBHUt A^ U JO}' R. •OP wSmm^ ;,'^-^ij,y^^i2t^V-.^k-:3f:'-,^lX' ^jj^'.t''iii-s:^::^'^^^^ o*-'i5t-*'-a«.''.ww^tKy«iiis«-i*-aiiii.fly -rs-«M' :£Uij:i f«ar» *:iA3.i;Shia'.u.- rj4. i -•^xia^EotiOBiXii.i^rSAsrrw'i. Core Tempora jT \^ I , Vinvl Piping r— Ligblwrufhl ('..iM-rric 1 •^ tk.(i.-in /FofinctlJuini r r-T* « 2 S Drri> UlW llUKlt 4 0- Core Pr«raai Concmc - Utiniiiitim 0 •• .Muniirnini Ji)inl . re Oii.ird ( i"pi I Frame Pir Perimeter ill IHratlwd Kntawud -i I 111. — I ^1 ' l^l^ -. ^ -^^TTrn;:'- 1 \^\V^' V •K.7 V'ti^i^.'^v>«>ii . . .^i^B<'..4M><.^r.rm^C(KUd»*SXV Dimensions } (1-2 I/2') -i ^J^ t.^: t> n •»• ft •/* Ul iiiLuit; BOAT SHAPED WIDTH LENGTH APPROX. SEAT. CENTERIEND 6'-0" 4'-0" 20'-0" 20-24 TABLE PLANS 5'--6" 4'-0" 18'-0" 18-20 5'-6" 4'-0" 16'-0" 16-18 5'-0" 3'-6" 14'-0" 14-16 4'-6" 3'-6" 12'-0" 12-14 4'-0" 3'-2" ir-0" 10-12 4'-0" 3'-2" lO'-O" 10-12 3"-6" \ 3'-0" 9'-0" 8-10 3'-6" 3'-0" 8'-0" 8-10 3'-0" 2'-10" 7'-0" 6-8 3'-0" 2'-10" 6'-0" 6-8 SQUARE WIDTH LENGTH APPROX. SEAT. L 60 L 16 EXTErsiDS TO 116 mf\ 5'-0" 5'-0" 8-12 W 20 OPEtMS TO 40 W 35 '/J H 29 4'-6" 4'-6" 4-8 H 29 FLIP -TOP TABLE DOUBLE DROP LEAF TABLE 4'-0" 4'-0" 4-8 DUNBAR FURNITURE CORP. GEORO JENSEN INC. 3'-6" 3'-6" 4 3'-0" 3'-0" 4 ROUND DIAMETER CIRCUM. APPROX. SEAT. 8-0" 25'-1" 10-12 7'-0" 2r-8" 8-10 6'-0" 18'-9" 7-8 5'-0" 15'-7" 6-7 C.^^ 4'-6" 14'-1" 5-6 4'-0" 12'-6" 5-6 L 60 3'-6" 11'-0" 4-5 W 30 CONFERENCE / DINING TABLE CONFERENCE TABLE SOURCE ; LEHIGH FURN. CORP. STENDIG INCORPORATED ROFFMAN ASSOCIATES, INC. L 36 46" OIAM L 96 H 2a (OR 2 5''2) V\/ 36 /42 w 36 CONFERENCE /DINING TABLE CONFERENCE/DINING TABLE AALTO DINING TABLE ZOGRAPHOS DESIGNS LTD. LEHIGH FURNITURE CORP ICF. INCORPORATED Rdiige ol Si/es W 16 1/2 •• - 18 1/2 •• D 17 I,'2"-I9 3/4 •• H 28 i/4 •• - 31 1/4 • HF H • 6" CHAIR worn PLUS 44^ -.'•(•--^a % 1" f>i H t'n AIR WOOD FOLOINO CHAIN TUSULAM STCCL FOLOINO CHAIN CHAINS %H CLAMPCO POaiTION eiZCB OF FOLDINO CHAIRe NOTE Dcxjii lo Clidir Slordge (r=\ Rooms must lie si/ed lo jlluw lor Tiukk passage CAPACITY a^/sft'SO Tf«UCK worn U^NIOHT COAOirxO TNUCK rON LOW lUNOCR ST AOC I LOAOINO OOUBLC LOADING TRUCK CHAIR TRUCK 6TORAOC TVPICAL SOFA DIMENSIONS tTZ 1 ^^•"'~"'"" ' " / \ 1 u y A LOOSE PILLOW BACK, TUXEDO ARMS, B.LAW80N ARM AND BACK, C. ARMLESS. STEEL BASE PLATFORM BASE RUNNER LEGS w 55 w 56 D 3 1 '' D 30 H 2S M 31 ' SH 16'/- SH 15' TWO - SEAT SOFA ROLL ARM SOFA ARMLESS SETTEE STENDIG INCORPORATED DIRECTIONAL CONTRACT FURN. KNOLL ASSOCIATES.INC. vv e3 /* W 86 D 30 D 33'/j M 27 H 22 SH I 4 SH 16 BASTIANO SOFA SOFA STENDIG INCORPORATED LEHIGH FURNITURE CORPORATION ^ _ J (, ; kVAn. "tit L e . . » . 6 r^ ( ) ®"! ', r U .1 ,.i S^ ^ * * * r * * W^OOO PLANTtF PLANTERS BMOKCNB CVciNDRlCAl. PLANTERS HABtTAT INC HUGH ACTON HUGH ACTON ANCHITCC TUH Al. fOTTERV f - , " I 1« 1 A" 4 IM< I '•••.- -- -. .» i - 2b * f '..K f* . O tNCH OM->L'-t, Of.J6 BTOOL OlMCNBiONS