ADAPTIVE REUSE PROJECT OF THE TIPS IRON AN STEEL BUILDING FOR A CULTURAL CENTER

Presented to: Professor W. Lawrence Garvin Division of Architecture Texas Tech University

In part i a 1 fu1f i11ment of the requirements for the degree of Bachelor of Architecture

by: Catherine Nored Schaffer June 24, 1985 DEDICATION

I wish to dedicate this program to my husband, Tony. Thank you, Tony, for your loving support, prayers, and under­ stand i ng. ACKNOWLEOQHENTS

I wish to thank all of my family for their support and guidance. To my father and mother a special thanks for making my goals and dreams possible and also to my sisters for their love and faith in me.

n TABLE OF CONTENTS

Page

Ded i cat i on ,-

Acknow1edgments 1 1

GOALS AND OBJECTIVES 1

BACKGROUND 3 Project Statement 4 Project Justification 6

Definition of Conservation - Techniques .... 8 Cultural Malls in Historical Environments ... 10 Background and Location of Austin 11 History of the Tips Iron and Steel Building . . 20 The Existing BuiIding 22 New Growth and Its Effects 26 Conclusion 34

Endnotes 36

m IV

Eaa»

ACTIVITY ANALYSIS 38 Introduction 39

The Retai1 Environment 39

The Office Environment 43 Museum Environment 44 Social Environment 45 Conclusion 49

Reference List 50 Public Activities 5 1 Retai1 Activities 64 Office Activities (Administrative) 79 Leasable Office Activities 85 Museum Activities 89 Endnotes 96

SITE ANALYSIS 97 Introduction 98

Images 103 Zoning 103 Utilities 103

Soil 103 CI imate 107 Topography 109

Conclusion 109 Endnotes 112 SPACE SUMMARY 113 Reference List 114

Leasable Retail Space 116

Office Spaces 120 Museum Spaces 123

Public Spaces 126

Net to Gross Conversions 127 Total Existing Building Net Square Footage . . 128

SYSTEMS PERFORMANCE CRITERIA 129 Introduction 130 Foundations 13 1 Superstructure 132

Building Envelope 133

Partitions 135 Interior Finishes 135 Circulation 137 Electrical Systems 14 1

Lighting 142

Mechanical 145 Conveying Systems 146 Fire Safety Systems 147 Security Systems 148

CofTwnun i cat i on System 148

Endnotes 149 VI

BaoA

COST ANALYSIS 151 Introduction 152

Case Studies 152

Projected Area Square Feet 155

Preliminary Cost Analysis 156 Project Investment Analysis 157 Annual Tax Cash Flow 160 Endnotes 161

DETAILED SPACE LISTS 162 Leasable RetaiI 163 Food Service 168

Entertainment 172 Administrative Office Spaces 173 Leasable Offices 180 Museum 185

Public Areas 190

Endnotes 192 vn

Pagg

CASE STUDIES 193 Introduction 194 Case #1 - South Street Seaport 195 Case #2 - Pioneer Square 198 Case #3 - The Cannery 201 Endnotes 204 Comparative Analysis 206 Endnotes 213

BIBLIOQRAPHY 214 vm LIST OF FIGURES

Ffaure EaOfi 1 Surrounding Historical Areas 5 2 Location of Austin 12 3 Pecan Street 14 4 Trolley Routes 19 5 Tips Engine 21 6 Tips Iron and Steel Building 23 7 Existing Buildings 24

8 Population Growth 27

9 Unemployment Rate 28

10 Austin's Regional Market 30

1 1 Age of Population 32

12 Distribution of Age Groups 32

13 Hotels in Area 42

14 Major Activities 99

15 Existing and Proposed Land Use .... 100

16 Potential Redevelopment in the Area 101 17 Traffic Patterns 102 18 Parkland 104 19 Town Lake Zone 105 20 Utilities Surrounding the Site .... 106

21 Sun Angle Diagram 108 22 Elevation of Area 110 GOALS

* To help balance the need for cultural retail and outlets for artists and entertainers.

• To preserve a part of Austin's heritage in a way that Austinites and visitors can enjoy and learn.

• To demonstrate that adaptive reuse can be a viable alternative in urban environments.

* To use the environmental influences of the sun, wind, humidity, and precipitation to an advantage. OUICTIVEl

* To provide spaces to give the user a unique environ­ ment to encourage his/her talents.

* Encourage the development of activities that will be intei—supportive and evident.

* Increase the downtown employment rate.

* Promote an energy efficient design in both old and new structures.

* Restore the site to its original character and con­ struct any new structures with sensitivity to the old. BACKGROUND BACKQROUND

Pro.Uct Stmiimnmni'

This program is an adaptive reuse project. The project is located on the site of the Tips Iron and Steel Company in Austin, Texas. The design will include the renovation of three existing buildings, design of two new structures, and landscape design throughout the site. The facility will be a cultural mall, a "creative corner", or "artists' nook", and will include art galleries, specialty shops, restaurants, areas for entertainment, offices for related professionals, and a small museum.

The intent of the historical aspect of the project is to preserve the character of the structures and contribute to surrounding historical atmosphere (Figure 1). The intent of the cultural mall is to fulfill Austin's growing need for such facilities caused by a high quality population growth combined with the large number of talented persons in the area.^ The center will provide outlets for the artists in the area, and provide unique shopping and entertainment for Austin. historical structures

SURROUNDING HISTORICAL AREAS fig.1 ProJaet Juattftoatton

Austin Music Advisory Committee through research of

cultural related activities in Austin has found a defi­

nite need for additional facilities that offerZ-.

•outlets for artists of all disciplines

•Cultural related shopping for Austinites and

visitors

•Areas for entertainment.

- The Downtown Revitalization Task Force (DRTF) after

research, reports that they encourage development of

downtown entertainment, cultural, tourist and civic

act i vi t i es-3 .

- The DRTF also encourages the protection and enhancement

of unique downtown features and to preserve the histori­

cal, architectural, aesthetic and cultural herltage4.

The overall economic development plan states that undei—

developed tracts or underutilized industrial tracts

along the old railroad yards should be studied to de­

termine the feasibility for consolidation to form tracts

of land suitable for development of an environmentally

attractive business5.

- The economic plan also states that unique franchises and

enterprises should be encouraged. The city should

encourage the development of unique enterprises which

would create jobs and attract residents and tourists to

the area. Such enterprises should include an arts

center^. many differing versions of adaptive reuse being proposed and executed with various degrees of success.

It is difficult to understand the complexities, contra­ dictions, and ambiguities involved in the sensitive adaptive reuse of an historic structure. The adaptive reuse project requires the architect to work with two different sets of priorities: those of the restorationist and those of the designer. A restoration architect makes use of a different range of talents than the architect who is commissioned to create a new design. To ensure the restoration's authentic­ ity, it is imperative that caution is taken with architectur­ al imagination and originality.

The identification and ranking of goals in this process should consider the impacts of all issues uncovered during the evaluative phase. The Secretary of the Interior issues a

set of RehabiIitation Standards,^ which are goa1-oriented: 1) Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, site, or environment, or to use a property for its original intended purpose. 2) The distinguishing original qualities or chai— acter of a building, structure, or site and Its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided if at all poss ible. 3) All buildings, structures and sites shall be recognized as products of their own time. Altera­ tions that have no historical basis and which seek to create an earlier appearance shall be discourag­ ed. Deflnl-t^fon pf Conservation - Technfouea With the new-found popularity of historic buildings has come a multitude of terms that are a source of confusion to both the layman and the professional. Basically the field of architectural conservation is made up of four disciplines: restoration, preservation, renovation, and reconstruction. By definition, a "restoration" seeks to restore what once was in regard to original appearance and purpose, to any one period in that structure's history. "Preservation" advocates the stabilization and restoration of important architectural features without restriction to any one period in that build­ ing's history. "Renovation", "adaptive reuse", and "rehabil­ itation" all refer to the practice of selective restoration and preservation combined with new construction for the purpose of accommodating the functional requirements of a contemporary use.

Restoration usually involves the highest investment in terms of time, resources, money, and maintenance and is usually reserved for those structures bearing the highest architectural or historic merit. What fate does this leave for historic structures that are not individually qualified to take their place in this upper echelon, yet are Irreplace­ able in their collective representation of various eras? For example, a historic warehouse? The practice of adaptive reuse is most often put forward as the proper treatment for historic structures in these and other predicaments, with 4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environ­ ment. These changes may have acquired significance that shall be recognized and respected.

5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a build­ ing, structure, or site shall be treated with sensitivity.

6) Deteriorated architectural features shalI be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material should match the material being replaced In composition, design, color, texture, and other visual qualities. Repair or replacement pf missing architectural features should be based on accurate duplications of features, substantiated by histoi— Ic, physical, or pictorial evidence rather than on conjectural designs or the availability of differ­ ent architectural elements from other buildings or structures.

7) The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken. 8) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project. 9) Contemporary design for alterations and addi­ tions to existing properties shall not be discou­ raged when such alterations and additions do not destroy significant architectural, historical, or cultural material, and such design is compatible with the size, scale, color, material and character of the property, neighborhood, or environment. 10) Whenever possible, new additions or alterations to structures shall be done in a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. 10 The new use, a Cultural Center, shall be made compatible with the existing character of the buildings. The distinc­ tive warehouse atmosphere should be dealt with sensitively- Distinguished features such as brickwork, the exposed steel structure, and large warehouse doors shal1 not be destroyed or removed, and be repaired rather than replaced whenever possible, following the criteria set above. The two new structures that are needed and any additions or alterations to the existing structures will be made compatible in size, scale, color, material, and character. This shall be done in a manner that would be acceptable to remove later without damage to the integrity of the character.

In addition to goals for preserving the historical integrity of the structure, such as those above, goals should be identified for client needs, immediate and projected, building use and maintenance.

CuIturmI M«ns tn HI>tortca1 Envfronments Areas and neighborhoods in many cities and in many different ways are finding that restoring or rehabilitating older neighborhoods and individual buildings seem to give the city a resurgence of community spirit and pride. These projects create an open museum atmosphere by showing a part of the city's heritage. Merchants today see the romance and prestige of distinguished older buildings as a valuable "image", and for many consumers, the selection of merchandise n becomes a creative act.8 As shown in the Case Studies, buying and selling in these environments is a form of social exchange, so to also combine areas for entertainment, relaxa­ tion, and dining, you create a people place where you can go even if you are "just looking", while providing a tangible link to our nation's heritage.

Background and Location Of Austin Austin, named after Stephen F. Austin, the father of Texas, was founded in 1839, as the first capital of the Republic of Texas. In 1845, when Texas was annexed to the United States, it was designated as the State Capital. The University of Texas was founded in 1881 on the original land set aside by the legislature. Austin is located in central Texas on the border between the hill country and the coastal plains (Figure 2). The city's elevation ranges from 400' to 900' above sea level. Austin enjoys rolling foothills to the west and wide open farmlands to the east. The natural beau­ ty, which contributes greatly to the oft-remarked quality of life, has become an Increasingly important factor in attract­ ing both new companies and new residents, both of whom are crucial to the city's continued economic health.^ 12

LOCATION OF AUSTIN fig. 2 13

Austin is a city rich in history. Free land attracted settlers by the thousands. They soon united and rebelled from Mexican rule in the 1830's and following the siege of the Alamo, won independence in 1936. In May 1839, construc­ tion of government buildings began in Waterloo, and a collec­ tion of a few pioneer families on the banks of the Colorado River. On August 1, the first lots were sold and Waterloo was renamed Austin. Austin was a major stopping point on the Chlsholm Trail. Longhorn cattle were herded from the Rio Grande to Wichita, Kansas. They crossed the Colorado River at points in East Austin, which are now known as Brushy Creek and Round Rock. At the beginning, the Colorado River, and the valley between Waller and Shoal Creek spurred the grand­ iose imagination of city planners. Industrial activity along the Colorado River had been developed with a central corridor activity as a center of commerce, which can be seen in the remaining workhouses. Pecan Street remains today as a cen­ tral corridor with the commercial Sixth Street (Figure 3).

Downtown The downtown of Austin is the envy of many other cities. It has been able to retain a healthy combination of commei— cial, retail, entertainment activities, and a number of different businesses and government facilities. This is partly due to the high activity nodes found in the CBD, including the University of Texas, and the State Capitol. 14

AUSTIN DURING THE REPUBLIC 1841 J QEED (m 01 pmnD legend: m [ffi 1 public square 2 market sq. a m m 3 congress ave. - ffl 4 6th st, pecan un Qm a a(n 5 city hall nffl [m en '/^%v aam OIQD ersirrojiirillEri ,^inni, - D III nrp iniL QH^ asinattnn ^ ir inn tn n cm ^s ^^ m a Q en Rt=i .E=iF^ uiii

PECAN STREET fig. 3 15

But most of the downtown activity is attributable to the expansion and arrival of financial institutions. The banks built the big office buildings and were a catalyst for other building in the area. Forty-eight percent (487.) of the city's approved office construction activity has taken place in the CBD, ' 0 with an 86% occupancy rate.'' By the end of 1984, Austin, which has more than 10 million square feet of office space, will need to add 15 million more. The projects currently underway are One American Center (400,000 sf) at Sixth and Congress; First City Centre (400,000 sf) at Ninth and Congress; and Austin Centre at Seventh and Brazos (300,000 sf). One American Center is already totally leased; the other projects are under construction and are on their way to being leased. The CBD lease price hovers around $17 per square foot, per year.'^ Compared to Houston's $22, Chicago's $25, Boston's $33, and New York at $41, Austin is a bargain for potential Fortune 500 companies.'^

Naoatlv of Downtown Negatives of downtown include noise, higher rents, and

parking, with the last being the most critical problem. One

study indicates that the CBD needs 5,000 more parking pla­

ces. 14 Most analysts agree, though, that prestige is the

prime factor making a business willing to fight the downtown

crunch. 16

As In the case of most American cities during the period of suburban expansion, urban areas in Austin suffered similar deterioration and some were completely ruined in the process of urban renewal. The retail climate of the CBD declined between 1967 and 1972; this decline was almost 50%. This drop can be attributed to the shift of purchasing power away from the central city to the suburbs. Shopping malls with adequate parking have diverted much of the CBD retail sales. Accordingly, to the Austin SMSA labor report of 1983, the CBD daily daytime population ranges from 101,000 to 102,000, and at present there is no shopping mall space within the CBD

area.^^ Sixth Street is probably the only mixed retail dis­ trict in the downtown area and mostly consists of restau­ rants, entertainment and small shops.

Current Planning

and Restrictions In 1973, Austin bean to reverse the trends of deteriora­

tion. The city-wide goals are stated as follows: - Assure that the development of the urban environment is compatible with the unique natural and constructed features of the Austin Area.'^

- Reduce the negative effects of automobile traffic in

ne i ghborhood env i ronments.1^ - Unique franchises and enterprises should be encouraged. The city should encourage the development of unique 17

enterprises which would create jobs and attract resi­ dents and tourists to the area. Such enterprises could include an arts and crafts center.18

- Preserve those elements which reflect the varied histo­ rical, architectural, and cultural inheritance of Aus­ tin.19

- Revitalization plans and developments along Town Lake.20

- Underdeveloped tracts or underutilized industrial tracts should be studied to determine the feasibility of consolidation to form tracts of land suitable for the development of an environmentally attractive busi- ness(es)•^1

The parking problem took a giant step forward recently when the city initiated an inner-city transit service known as the "Dillo Trolley". The service moves people into the downtown area. The purpose is to cut down on the number of vehicles downtown. The trolley is set up and tours at dif­ ferent times of the day. but is also used to take business people to work, town people and tourists shopping, and moves people already downtown during lunch and after 5:00. Parking is available at the city coliseum and the ride Is only 25 cents a day. Approximately 1800 and up to 3500 riders per day use the service, and keep their cars out of the CBD. In addition to the Dillo, the city has begun converting several less-used downtown streets from parallel to angle parking to 18 create additional spaces.22 j|-,e city is also becoming In­ volved with parking garages.23

The cultural mall would have to be able to accommodate all parking needed for the facility on the site. The trolley routes are presently set but are flexible to accommodate the Center in rerouting (Figure 4).

Sixth Street

Sixth Street was at one time the main farm road into Austin from farmlands to the east. Revitalization and res­ toration has made the street popular for its boutiques, restaurants, and nightcIubs.24 sixth Street is one of the major centers for the entertainment scene. The renovated areas has been described to offer both the eclecticism of Greenwich Village and the charm of Bourbon Street. It re­ tains its lure for Austinites and tourists alike. One only has to walk down Sixth Street on a Saturday night to see the rev i taIi zat i on. The Cultural Mai 1 should extend this atmosphere into the site and contribute to the historical character. The museum, entertainment activities, restaurants, and office spaces should attract people for more reasons at all times of day and into the night, weekdays and weekends. The Mall should help support Sixth Street in this way. Just as the establish­ ed Sixth Street will contribute to the Mall. 19

TROLLEY ROUTES fig. 4 20

History of the Tips Iron and Stegl Building

Tips Engine Works, Inc., was established in 1890 by Walter Tips, A.C. Goeth, J.A. Bachman, Eugene Tips and August Giesen. These men started their plant with only $20,000 capital in an uptown location at Fourth and San Antonio Streets. When the Austin Dam broke in 1900, the city con­ structed a pump house for its water plant near the present location of the Tips Engine Works, and this was later to become a part of the present Tips plant. After a fire swept the Tips plant at Fourth and San Antonio Streets, the firm rebuilt at Its present location.

By 1936 the Tips Engine Works had capitalized at $200,000; ten times that used to begin the establishment, had 45 employees, and represented a payroll of $50,000 per year.

For many years the Tips Engine Works built Tips gas engines and Tips oil engines, which had a wide distribution, the local concern sold its engines from coast to coast and even to Mexico where they were used on pumping and irrigation projects. Both vertical and horizontal types of engines were manufactured and sold (Figure 5). One notable contribution to the industry was the designing of the vertical diesel engine, designed by Charles W. Gardner of the Tips concern in 1921. Later, in 1935, with the development of the huge oil fields in Texas, Tips developed both horizontal and vertical types of special engines. In addition to the manufacturing of engines. Tips manufactured engine castings and street 21

> MACHINE SHOP ^ |

Our completely equipped machine «hop enables us to do all typea of machine work. Heavy engina re-building; re-boring and bearing work; machinery and pump building and repairing. Special ma­ chines built to your blueprint and specifications. TIPS OIL ENGINE SINCE 1899 We manufacture the TIPS OIL ENGINES in our shops and have since 1899. Over 30.000 horsepower have been install­ ed. Ideal for gms, electric plants, irrigation or,any power requirement where economy of operation is a factor.

SIZES FROM: 1 Cylinder 2S H. P. la G Cylinder 240 H. P, NATURAL GAS ENGINES For Oil Field Drilling and Pumping

>- ^ >

"A Dependable Source of Economical Power" TIPS ENGINE WORKS 300 BAYLOR STREET AUSTIN, TEXAS

TIPS ENGINE fig. 5 2;^ fittings. The concern also handled a large supply of rein­ forcing and structural steel and furnished items for a number of notable Austin buildings, including the historical Dris- kill Hotel, the Travis Courthouse, the Perry Building, and the City Library-

The Tips also have a colorful family history. In 1892, Walter Tips was elected to the State Senate. He also served on the Board of Trustees of the Austin Public Schools and was very active in the city.

Today the Tips Iron and Steel building stands with very few changes to the original structure. Figure 6 shows a drawing of the original structure, viewing from the south.

The Existing Building

The existing buildings include and are shown in Figure 7:

- The main structure which is a brick structure, with steel trusses, and concrete slab. The total square footage of this structure is 20,380, but could be devel­ oped into two levels in parts. The ceiling height is 24 feet at the highest point. The south wall faces Town Lake with large full-height windows. The structure has unique brick work, especially at the entrance. The structural condition of this building is in fair to good

cond i t i on (Bu i1d i ng A). 23

•» •

*- r-?J&/^J^j

2^=P4^^

1 \hc Waller tips Co. -M.iiii UniMinn. Office .nn.l \MI ^M|.|.IV I )C|,.U t tiiciit. Tip* I'lMiii.lfy and Machine Co — Ilomr uf tlie Tip* t id Kngme"

TIPS IRON AND STEEL BUILDING fig. 6 24

5 th STREET

EXISTING BUILDINGS fig. 7 25

The second existing structure is a small brick struc­ ture, approximately 2400 square feet. The structure is wood frame, and is in average condition. This building was used as the office and drawing areas (Building B). The third structure is the pattern house. The structure is in fair to good condition. It is a brick building with arched windows and is a 2,480 sf building (Building C).

The fourth structure is the old pump house for the city water plant. The structure is a small brick structure, with 3,136 sf. The unique building has large arched windows, and entrances and a flat roof (Building D). The fifth structure is the welding house. The structure is completely a metal structure. Although the structure would not be useful, the steel frame and the foundation could be used. The position on the site is unique in that the south end faces Town Lake, and the north end

faces Fifth Street. The character of the structure should be noted and considered in the new design. The structure is approximately 30 feet high and covers an area of 49,400 sf with possibility of a partial second level of up to 34,000 sf (Building E). 26

New Growth and Its Effects Recently much has been written, both locally and nation­ ally, about the attractiveness of Austin MSA resulting in the location of high-technology firms to the Austin area. From 1973 to 1984 the population of the city grew 36.7%, and the surrounding area has grown 42% (Figure 8). The Austin area population, now at 468,235, is projected to be nearly a mi I 1 ion at the end of the century. Some of the factors en­ couraging industrial location and population migration to

Austin area: availability of jobs; skilled labor pool from the University of Texas; environmental amenities; and the absence of personal and corporate income tax. Austin pres­ ently has the highest population growth of any major Texas city.25 Population growth increases consumer spending, retail sales rise, and the trade and service sector grow.26 Per capita income rose for Austin MSA from $10,442 in 1981 to $11,249 in 1982.27

The University of Texas, which is another indicator of growth of Austin, must be considered. Their present condi­ tion has promise for the future. The creation of 32 $1 million endowed positions brings the University of Texas a giant step closer to its goal of being the nation's premier institution of higher learning.28 POPULATION GROWTH fig. 8 28

EmpIovment

What is most remarkable about Austin's workforce is the high quality of its skills and its education level. More than 3 17, of Austin's adult population has 16 or more years of schooling, making Austin the best educated of the nation's

large cities. According to one recent study,2^ and according to another study, 74.8% were high school graduates .^"^

The job market in Austin has never looked better with an unemployment rate of 3.2%. Austin has the lowest jobless

rate in Texas—well below the state average of 5.5% and the national average of 7.4%. As of June 1984, there were

340,300 persons employed in Austin, and that number is in­

creasing daily^l (Figure 9). Unemployment is expected to

stay low for the foreseeable future.32

107o-

8V

7%i

UNEMPLOYMENT RATE fig. 9 29

Austin will remain an employee's market, at least in many fields, and salaries will continue to rise. Austin will continue to absorb engineers and other highly skilled techni­ cal workers for some time to come.33

Economics

Austin's regional market area covers a 10-county area (Travis, Williamson, Hays, Bastrop, Blanco, Burnet, Calwell,

Fayette, Lee, and Llano) (Figure 10). This area regularly brings business to Austin, and like most indicators of the economy, it has grown steadily in recent years.

Closely related is the GRP (Gross Regional Product) which examines the value of goods and services produced annually in Austin's 10-county area. The University of Texas Bureau of Business Research estimates this year's ('85) GRP to be around $4.8 billion, up from 1983's $4.5 billion and 1982's $4.25 bill ion.3 4 jhe State Comptroller's July 1984 report of local sales tax payments shows an increase in business of 26% over the same period last year.3 5

Tour Ism Business and pleasure travelers account for 67.5% of Austin visitors, and conventions account for 32.6% of the market mix.36 jhe U.S. Travel Data Center estimated in a 1981 study that Travis County attracted a total of $324 million in tourist expenditures.37 30

temple

AUSTINS'REGIONAL MARKET fig. 10 31

TransportatIon

Austin is a driver's town for the most part, with the city stretching approximately 20 miles north to south, and 17 miles east to west. Major north-south arteries include IH35 to the east, and Loop 360 and Mopac Expressway to the West.38

Because many residential neighborhoods are located in and around the central part of the city, many Austinites can walk, ride a bicycle, take a taxi, or use the Austin Transit System to get from home to work or leisure activities.39 The number of airlines serving Austin has risen from 9 in 1979 to 12 in 1983. Corresponding with that is the total airline passengers, which have risen from 1,821,689 in 1979 to 2,500,612 in 1983.-^0

Age and Income According to the 1980 census tract, the total persons in Austin were 345,544 and 22.4% were in the 25-34 age group. The study shows that 26.2 was the median age, which indicates a youthful population,^1 partly due to Austin being a college

town (Figure 11). A more recent (1984) study shows similar results with 23.3% making up the middle age group (Figure 12). An assumption that could be taken from the information on education levels of the average persons, the age, and the 32 total persons under 5 years 345,544 5 to 9 years 24,244 10 to 14 years 23,524 15 to 19 years 21,454 20 to 24 years 33,953 25 to 29 years 58,297 30 to 34 years 45,654 35 to 44 years 31,706 45 to 54 years 33,185 55 to 59 years 26,047 60 to 64 years 12,053 65 to 74 years 9,795 75 to 84 years 15,305 85 years and over 7,813 med i an 2,514 26.2

AGE OF POPULATION fig. 11

2-H

2or,

"ON 4^ 00 12% 1 18-2+ 25-3+ lS-¥\ SO

DISTRIBUTION OF AGE GROUP fig. 12 33 income, the average user will probably be young, college educated persons. A Center that provides art and related merchandise would likely be in demand. A Center that pro­ vides quality entertainment and culture would be supported by these young business people who are likely to take an active role in preserving a cultural life-style for Austin.•^2

QualIty of LI fa

When John Naisbitt singled out Austin in Megatrends, it was partly for the quality of life. Quality of life means different things to different people; age, income level, and special interest, all affect an individual's perception of quality of life. In a survey of Austin residents, a UT professor found that for more than 50% of newcomers, quality of life was an "extremely important" or "very important" part of their decision to move to Austin. Many other cities around the country—San Francisco, New Orleans, Portland, Seattle, and Santa Fe, for example—have been touted for high quality of life. But each is different, each has unique qualities. Austin's unique qualities have been described as:

- outdoor life, with features such as clean waterways, the Hill Country. abundant recreational opportunities, parks, and hike and bike trails. Austin has 150 parks and greenbelts and 28 city-sponsored pools, or approxi­ mately one-fifth of an acre of parkland per person. 34 a strong arts community—Austin has a national music reputation aided by "Austin City Limits", but there are also an excellent symphony, a growing jazz community, important museums, and a diversity of dance, theatre, and visual arts. the peoples of Austin—Again, Austin's ethnic and cul­ tural diversity provide a wide range of opportuni- ties.43 quality of life concerns—ranging from parks to arts to the environment, will garner increasing attention as recognition of their importance grows. arts and recreation—facilities need to grow with the populat ion.44

Austin nourishes the creative spirits of the sixth largest concentration of artists and musicians in Ameri­ ca.45

Conclusion

Major advantages and disadvantages are as follows: The historical setting will create a unique shopping and cultural experience for visitors and a creative setting for artists and designers.

The site provides a good setting for the outdoor activi­ ties that Austin enjoys. The relationship of the site to Town Lake and Town Lake Park should be dealt with to 35 attract these people and provide outdoor activities ^or them.

The site provides access to high activity nodes and satisfies the needs of those people. The Center will create an artists' nook that will pro­ vide both a unique setting for studios and offices and provide outlets for them to show their work. The Center will also provide spaces for them to share their exper­ tise by teaching and holding workshops. The Center will bring people together from a variety of disciplines to satisfy the users need for decorating, collecting and gift-giving.

The Center will create a unique shopping experience for visitors that will satisfy their curiosity of the re­ gional culture in Austin of art, entertainment, and museums. The overall atmosphere should express the character of Austin that the city is known for. The parking and entrance for the site will have to be dealt with sensitivity and care. It must be welcoming to visitors and parking must be easily accessible. 36

Endnotes

1 Austin Advisory Committee, Austin Music; Into the Future, Austin, Texas; (First Report, p. 21, n.d.

2 I bid., 22.

^City of Austin, Growth Watch, Austin, Texas; (Oct. 1984), p. I.

41 b i d.

5 I b i d. , p. 5.

61 b i d. , p. 3 .

7secretary of the Interior, Rehab i1i tat i on Standards.

^"Profiting From the Past," Architectural Record. Janu­ ary 1984: 98.

^Chamber of Commerce, Economic Review and Forecast: 1984-1985, Austin, Texas; p. 9A.

lOlbid., P.31A.

• 1 Growth Watch, p. 3.

^2Economic Review, p. 22A.

I 3 Ibid.

14 lb id., p. 37A.

ISprowth Watch, p. 2.

^^Economic Review, p. 30A.

17Growth Watch, p. 6.

ISibid.

191 b i d.

20 lb id.

21 Ibid. 37

22Economic Review, p. 37A

23 Ibid.

24chamber of Commerce, Kaleidoscope, the Guide to Austin, Austin, Texas, p. 11.

25Economic Review, p. 27A.

26Growth Watcch, p. 5.

27ibid.

28Economic Review, p. 27A.

29Ibid., p. 12A.

301984 Survey of Buying Power, p. 37.

3 1 Economic Review, p. lOA.

32ibid., p. 13A.

33ibid.

34 lb id., p. 22A.

35ibid., p. 25A.

36 lb id., p. 66A.

37 Ibid., p. 67A.

38Ka1eidoscope, p. 7.

39ibid., p. 30.

40Growth Watch, p. 68.

411984 Survey of Buying Power, p. 43.

42Telephone interview with Pat Weston, Vice President, Convention and Visitors Council, Chamber of Commerce, Austin, Texas, ApriI 15, 1985.

43Frr>nomic Review, p. 48A.

44 lb id., p. 50A.

45Kaleidoscope. p. 7. ACTIVITY ANALYSIS

38 ACTIVITY ANALYSIS

Introduct1on Anticipating the varied activities and needs of diffei— ent user groups, and a careful analysis of the activities which will be involved in the project is needed to define spaces and their relationships. The following criteria will be addressed in the activity analysis which will directly deal with the project. The following will be divided into four general categories: public, retail, office, and museum. However, several other factors need to be examined before an accurate analysis can be finalized, these are: the retail environment, the office environment, the museum environment, and the social environment.

The Retail Environment The popularity of downtown shopping has just recently surfaced again in many American cities. This form of shop­ ping environment should take into account new factors includ­ ing the nature of urban shoppers, their motives, and their behavior patterns.

The Urban Shoooar The rebirth of urban retailing has been integrated with commercial buildings and transportation system. The urban

shopper is defined as a composite breed; that is, they are in

39 40 town for a variety of reasons including employment, business, entertainment, and the need for special goods and services.

The downtown, in the past, was used to service the entire metropolitan area. The regional shopping malls have intercepted most shoppers from downtown. Surveys indicate this is due to convenience in parking and less congestion. The urban shopping environment must come to realize that its most reliable source of patronage is its catchment market (those people already downtown for other reasons); these include downtown employees, in-town residents, and out-of- town visitors.

The Austin downtown includes concentrations of employees

working in the capital area, in the financial area, at the University and at city offices. Their usual transportation to and from work is car but other means are public transit and by foot.1 They need a place to escape that has a relaxed atmosphere, and a variety of shopping and activities. Lunch is usually fairly rushed, so fast food is essential, yet again a relaxed atmosphere is sought. Lunches are also time for business meetings and may vary from formal to casual. After 5:00 hours are not always a rush to get home. A few hours of shopping are often taken. Drinks and entertainment may be shared by fellow workers and friends.

The in-town Austin resident often needs to go downtown for the variety of services that are provided. Austin is unique in how it still attracts people downtown.2 The in-town 41 shopper usually travels by car, but public transit is proving to be a successful transportation for this group. However, adequate parking must be provided. A downtown facility needs to provide a variety of activities for the creative person. A center that provides art, the artist, as well as lessons at different levels and for different disciplines; home decora­ tive supplies and the designers and decorators; and unique specialty shops and offices, would provide Austin with an area to bring out the creativity in every person.

The out-of-town visitor is composed of tourists, people in town for business, and visitors seeing friends and family- Because of the business and conventions brought to Austin's downtown there is a large number of hotels in the area (Fig­ ure 13). Their transportation is usually either public transit, transportation provided by the hotel or friends or rental car. Since the hotel area is located around high activity modes walking is possible. These visitors, no matter what their purpose, want to see the culture of Austin and the area, and they usually want to shop. Atmosphere to attract these people is essential, and entertainment is important.3

These three major sources require different goods and services than the suburban shopper. The urban shopper de­ sires an environment that has more variety and emphasizes specialized goods and services, although many office workers 42

HOTELS

HOTELS IN THE AREA fig. 13 43 will use the center as a source of convenience and not for comparative shopping.

These changes of shopping preferences bring changes in shopping patterns and consumer attitudes. Most of these changes involve attitudes about atmosphere, location, availa­ bility of parking, and friendliness of salespeople.

The interior of the stores should promote circulation patterns which best suit the shoppers' needs.

The Office Envtronmant How workers perceive their office environment was the basis of a survey by Kenneth Johnson. The survey revealed that over 907. of the office workers consider how their of­ fices look and function of primary importance. The absence of noise and other distractions is the most desired goal while a neat, well organized environment also was high on the list. Personal space and privacy should be one of the high­ est priorities for the designer today. Office workers need to adopt one's space to their own individual needs and tastes and the design should encourage this. Volume, lighting, color and interior finishes help to promote a healthy office environment. The survey indicated that the conventional office was still the most preferred, followed by the "open plan," with the pool office being the least desired.4 44

Museum Environment A survey done by the Milwaukee Public Museum concluded that one of the most attractive qualities of museums in general is their air of permissiveness that allows for volun­ tary observation.5

In 1980 a report commissioned by the San Antonio Museum Association recommended that the art museum work harder to present itself as a "complex" offering a wide range of activ­ ities and experiences. These activities should include "something for everyone": the out-of-town visitor, local residents, the corporate community, and the schools. The art museum must target and promote a wide range of exhibits and programs complemented by other art and related activities which will appeal to a more diverse public.

A study done in 1924 by psychologist Edward S. Robinson on behalf of the American Association of Museums found that visitors to large museums spent an average of 9 seconds looking at a single exhibit while visitors to small museums spent an average of 12-15 seconds. Seventy-five percent of visitors entering a museum turned to the right, completely ignoring exhibits on the left side of the room. They contin­ ued this trek to the right, proceeding in a countei clockwise direction, and if they reached an exit at any point, left the room without viewing many of the remaining exhibits. Exits in 45 general were discovered to possess magical, magnetic powers- visitors who saw exits directly ahead of them made a beeline for them without bothering to look at any of the exhibits.^

These findings should be considered design guidelines to insure satisfaction for visitors to the facility.

Social Environment The perception of our environment is an active process which serves two functions: "first, it is the source of our phenomenal experience of the world, ...second, perception provides us with a guide to action in the environment." 7 Perception helps one orient and order their environment.

These predictions are undoubtedly the primary function of environmental perception. "Environment perception" provides the means whereby we can establish environment within which to carry out our purpose, environments that will accommodate the range of behaviors we have chosen to enact and which are most likely to provide the consequences to our action which we anticipate. 8 By this, our predictions are what we perceived in the past, the desired environment is created, maintained and stabilized.

Human Bahavlor Studies have found that human behavior is consistent over time and the situation is related to a particular set­ ting. Patterns of behavior can be identified as a result of 46 the predictability of behavior.^ The same study has proven that individuals are not the sole factor in these patterns of behavior. The consistency in their behavior is due to the involvement with a large network of systems-social, organi­ zational, and cultural. This complex interwoven set of factors involves more than the specific individual.1^ This system goes further than just the physical setting.

...any setting may have well-defined physical limits, but its organization, the activities that go in it, when they begin and end, the number of people involved, and therefore, even its properties as a physical setting, will be influenced by and in turn, influence the larger, more encompassing and interlocking physical and social system of which it i s a part.'^

Therefore, these systems serve a vital role in the overall physical setting in which the organization should be dynamic yet stable. The criteria derived from this study

will be broken into different areas of concern (Pages 51

through 95).

Personal Space The concept of personal space "...a small protective

sphere or bubble that an organism maintains between itself

and others." ^2 jhe four culturally defined distances that

anthropologist Edward T. Hall uses, are intimate, personal,

social and public. 47

At intimate distances (touching to 18 inches), sensory inputs are overwhelming as the involvement with another body is unmistakable.

Personal space (18" to 4') is the protective sphere. Social distance (4' to 12') is used in most interperson- a1 and smaI I group commun i cat i on. Public distance (12' or more) involvement is not neces- s itated. Other factors that influence personal space and behavior are: 1) characteristics of the physical environment

2) the individual's characteristics (race, age, sex, trai ts)

3) relationship between individual's characteristics (leadership, attraction, stigma).•3 These spatial norms play an important symbolic and functional role in our behavior.

TerritorialIty Territoriality assumes that man defines "particular boundaries of the physical environment and assumes the right to determine who can and who cannot move across these bound- gpjeg ,. 14 Territoriality is the underlying aspect that organizes the environment and controls who can use a given space. 48

Crowding

Crowding is a term used "when the number of persons in a given space exceeds an optimum standard for comfort and normal functions."•5 Factors contributing to the effects of crowding include:

-How a space is organized; -What kind of purpose; -What kind of activities;

Crowding is not always negative. Sometimes people enjoy the thrill of a crowded environment. But sometimes crowds can depersonalize the individual. Careful considera­ tion of the effects of crowding is needed in order to utilize its generalities.

PrIvacy Privacy has been defined as "an individual's freedom to choose what he will communicate about himself,"'^ and to whom he will communicate in a given circumstance. Privacy can be broken down further: 1) Freedom from unwanted intrusion.

2) Freedom to determine the time and place of communi-

cat i on. 3) The i nd i v i dua1's goa1s.

Privacy isn't always needed but allowance for it should be made. 49

Conclusion In conclusion, perception, human behavior, personal space, territoriality, crowding, and privacy are essential in understanding individual and group behavior and how it is affected by the physical environment. They also should act as bases for the designer by which acceptable space can be determined per activity. 50

Activity Analysis Rafarance List

Ac ity of Austin, Zoning Ordinance, City of Austin, Texas.

^Joseph De Chiara and Lee E. Koppelman (eds.), T i me- Saver Standards for Site Planning, (New York: McGraw-Hill Book Co., 1984). ^Peter G. Martin, Shopping Center Management, (New York: E. & F.N. Spon Ltd., 1982). •^Ramsey/Sleeper, Architectural Graphic Standards, (New York: Library of Congress, 1981). ^Margaret Opsata, "Design Issues," in Shopping Center World, Volume 13, No. 8, (August 1984), p. 31.

^Joseph De Chiara and John Callendar (eds.), Time-Saver Standards for Building Types, (New York: McGraw-Hill Book Co., 1980). ^Coleman Laurence Vail, Museum Bu i1d i ngs, Vol. I, Ameri­ can Association of Museums, Washington, D.C., 1980. '^"Shopping Center Patronage Motives," in Journal of RetaiIing, 1977, pp. 30-36. I Margaret Opsata, "Retailers Talk Back," in Shopp i ng Center World, Vol. 13, No. 8, (August 1984). ^Constance Brittain (ed.), "Illuminate Your Business," in Shopping Center World, Volume 13, No. 11, (October 1984). •^Telephone interview with Frank Niendorf, Commercial Real Estate Broker, Austin, Texas, February 20, 1985. 51

PUBLIC ACTIVITIES

Primary Activity: Arriving/Departing Site

User Group; General Public, Staff, Delivery

Related Activities: - Arriving to the site. - Departing from the site. - Interaction for visitors and for staff. - Interaction of people with the env i ronment. - Waiting for transportation. - Waiting for people with you. - Delivery of goods to appropriate faciI iti es.

ProbI em: - How to provide a pieasing,manage­ able, efficient approach to, and

exiting site. - How to separate visitors from staff and especially delivery.

Provide signage to direct traffic. So 1ut i on Must be located to be easily C seen, 52

Delivery areas - loading and unloading - must be visually isolated.

Vehicular circulation must be easy to identify. (One-ways, enter, exit, stop, yield). Guest and staff circulation should be separated where appropriate. Adequate lighting should be pro­ vided for security reasons and safety reasons.^

Paths should be well drained and barrier-free to handicapped.

Primary Activity: Exterior Circulation

User Group; General Public, Staff

Related Activities: - Moving to, from and through build­ ings. - Areas that encourage visitor i nteraction. 53

1. One-to-one or small group. 2. Large, more public areas.

- Landscaping that is enjoyable to look at, but that also can be experienced. (Grass to sit on, flowers to smell, etc.).

- Areas to wait on friends or fami­ ly, private to sit and enjoy surroundings, and more public areas to "people watch."

ProbI em: - Provide pathways that are easily identifiable that connect adjacent spaces. - Must be able to limit crowding, ensure security, and safety. - Through design of mass and voids, with landscape a sense of terri­ toriality, private, and public space should be created.

So Iut i on; - Exterior spaces should use a variety of materials and textures

to create desired paths. 54

Paths should be easily accessible for handicapped. Should avoid slippery surfaces.

The use of visual cues should be used for nodes, districts, walk­ ways . ^

Should be careful to avoid creat­ ing situations in areas that would encourage crime.

Should maximize maintenance free furnishings which can be arranged in a variety of spaces with ade­ quate lighting levels.^ Through the use of landscaping and choice of placement of areas, noise and views of motor vehicles should be buffered or protected from visitors.

Provide adequate space for wait­ ing, sitting and people watch­ ing . B 55

Primary Activity; Parking

User Group: General Public, Staff

Related Activities: - The activities involve parking,

circulation, vehicular and pedes-

tr ian.

- Areas designated for delivery.

- Areas designated for customers to

pick up packages.

Probl em: - How to minimize the distance to

the destination activities in the

project.

- How to maximize the limited space

on the site to its best efficien­

cy.

- Considerations for handicapped

must be dealt with.

- Security must be provided.

Solut ion: - Provide adequate spaces per retail

requi rement.A

- Allocate sections or levels per

type of activity: retail, office,

museum, delivery, handicapped. 56

Provide access to entrances for

customers to pick up heavy or

delicate packages.

Parking area should be well lit

and people should have direct

access to entrance. Pedestrians

should have some protection from

vehicular through the use of

sidewalks and crosswalks.

Primary Activity: Entering - Interior Circulation

User Group: General Public, Staff

Related Activities: - Entering into the building.

- Passive activities such as window

shopping, strolling, people watch­

ing, viewing displays, waiting and

s i tt i ng. 57

Entering Circulation — Passive

Activity Adjacencies

Problem; - How to conveniently direct the user to any activity while main­ taining a high quality of interior envi ronment.

- The need to maintain personal space and territoriality within circulation spaces.

- Visitors and staff must be well oriented at all times. - Make the circulation areas an experience in themselves when walking through.

So 1ut i on - A pleasant main entry that pro­ tects users from adverse condi- t ions. - S i gnage needs to be in vi ew upon entry to immediately direct visi­ tors, and give them a sense of or i entat i on. 58

Create paths of interest by varia­ tions of width and space with landscaping.^ Create interest with use of varia­ tions of levels.

Provide adequate means of vertical circulation and access to levels. Make vertical circulation and access to restrooms to accommodate the handicapped.^

Provide natural lighting whenever poss ible. Provide various widths and sizes of space for sitting. Utilize various textures and materials along with landscap­ ing.^ 59

Primary Activity; Trolley Car Stop

User Group; General Public, Staff

Related Activities: - Waiting for transportation.

- Arriving to the site.

- Area to catch taxis or personal r ides.

Problem: - Shelter from adverse conditions; wind, rain, snow, sun.

- Information on routes and times must be provided. - Security must be provided for users. - Comfort for the wait should be provided.

So 1ut i on; - At least two sides should be enclosed and a roof should be

provided.^ - An information panel that includes transit routes, and schedules should be in public view.O 60

Public telephone may be considered for security reasons and to aid users.

Lighting around shelter must be provided.

For the comfort of users benches with a back should be used. Because of the historical setting and the trolley a sensitive design to the site should be considered. A well lit path to the center should be provided for security and comfort. Landscaping and a good quality path should be used to promote the use of public trans it.

Primary Activity; Jogging/Walking Path

User Group; Joggers, General Public, Staff

Re Iated Act i v i t i es; - The activities will include jog­ ging, and walking. 61

- Services will be provided such as restrooms, drinking fountains, and sitting areas. - Outdoor eating areas will be directly accessible to paths.

- Outdoor sculpture gardens and museum pieces will be accessible.

Problem; - How to draw joggers from Town Lake into the jogging and walking paths on the site. - How to provide activities for joggers and park goers.

So 1 ut ion; - Provide paths from Town Lake Park to site, i nc1ud i ng jogg i ng and walking paths. - Provide benches and drinking fountains along the paths.^

- Provide, on the site, outdoor eating areas and sculpture gardens to draw visitors onto the site, and provide activities for them. 62

Primary Activity; Studio Art Instruction

User Group; Instructors, Public

Related Activities; - Learning/teaching to draw, paint and sculpture. - Storing individual supplies - Storing studio supplies, equip­ ment . - Exhibiting finished work of stu­ dents . - Observing students by visitors. - The meeting of people with common interests.

Problem: - Provide a space to accommodate different art work. - Provide a space to accommodate varying size groups, and age of groups.

- Space should be inviting and encouraging to visitors to partic­ ipate through design. 63

So 1ut ion; - Provide an outreaching atmosphere

through use of windows and open­

ness of space.

- Accessible outside hours from

center's hours to encourage par­

ti c i pat i on.

- Provide space for an average of 20

students, but may vary from 10 to

30 students.

- Provide adjustable artificial and

natural lighting for different art

work.

- A sma1 1 public gal 1ery to show

student work and encourage partic-

i pat i on. *J

- Provide a lot of working surfaces

and wall space for display and

storage cabinetry.F 64

RETAIL ACTIVITIES

Primary Activity: Entering/Exiting

User Group: General Public and Employees

Related Activities: - The public entering into the space: gallery, shop, store. - The pub lie ex i t i ng. - Circulation into the space.

Problem; - Stimulate and draw people passing by into the space. - Create the entry to insure securi­ ty. - After entering, the space should allow circulation in more than one di rection.

So 1ut ion: - Through the use of window displays and inviting doorways people should be drawn into the retai1 space.H

- The entry should either be in site of cashier desk or have a mechani­ cal security device. 65

Circulation upon entry should promote curiosity, and interest. Provide an environment of excite­ ment through the use of lighting and displays.^

Provide enjoyable and stimulating transition between merchandise and d i sp1 ays. Make retail spaces unique with use of sizes, textures, and colors. Distinguish public space and employee space.

Primary Activity: Storage

User Group: EmpIoyees

Related Activities: - The storage of merchandise and goods. - Unpacking and packing of goods from deli very. - Preparing merchandise for either storage or display. 66

Problem: - Provide a space that is efficient

and uncluttered to pack and unpack goods.

- Provide for security of goods.

- Keep storage organized and safe­ guard goods from breakage.

So 1ut i on: - Provide primary access to manage­

ment area.

- Adequate space must be provided and may vary by type of retai1. - Storage must be able to adapt to different types of merchandise. - Storage should be kept out of pub lie V i ew. - Storage space should provide suppl ies to pack and unpack in a space that is accessible to deliv­

ery area. - Each retail space should accommo­ date their own storage needs. 67

Primary Activity; Purchasi ng

User Group; Public and Employees

Related Activities: - Public purchasing goods.

- Employess waiting on customers.

- Customers possibly waiting in I ine.

Problem; - Create ease of access to purchas- i ng space.

- Provide for comfort for possible 1 ine. - Maximize security for cash regis­ ter or money container.

So 1ut i on; - Provide visible and accessible points throughout the store.E

- Provide comfort for wait by not overcrowding the area, and provid­ ing seating. - Locate security devices in view of pub lie. 68

Primary Activity: Rece i v i ng/Serv i ce Bookkeepi ng-Management

User Group; Emp1oyees-Manager Delivery Person

Related Activities: - Receiving/Delivery - Unloading/Loading - Unpacking/Packing

Entering Leavi ng Customer [£ Ci rculation Purchasing

Emp1oyee Retai1 Area Storage Bookkeeping

Load i ng Unloading Services

Primary Secondary Activity Adjacency 69

Problem: - Relationship to adjacent activi­ ties.

- Accommodate the ordering, receiv­ ing and recording of goods effic­ ient 1 y.

- Maximum security must be provided when dealing with store revenue.

So1ution; - Provide ample access to storage

and moving (mechanical) equip­ ment.

- Locate the entry (delivery) in V i ew of management.^

- These activities should be out of V i ew of pub lie.

- Delivery area (receiving) should have intercom system or similar type of control device from man­ agement space.^

- Delivery area should also accommo­ date customers when picking up merchandi se.

- Each retail lease space shall have individual receiving area. 70

Primary Activity; Art Galleries

User Group: General Public and Employees

Re 1ated Act i v i t i es; View art and exhibitions.

Prob I em: - How to provide a space that will

adapt to needs of the gallery and create sense of enlightenment and contemplation for public.

SoIution; - Spaces must be flexible and adapt­ able. - Spaces must enhance and cal I attention to art. - Contemplation should be encourag­ ed. - Minimum gallery size should be 16' X 23' X 14' H for general art di splay.^ - Lower ceiling height may be accep­ table for ceramics, decorative arts, and furniture.^

- Supplemental lighting should be provided by demand. 71

Security devices should be provid­ ed. F

Primary Activity; Specialty Shops

User Group; General Public and Employees

Related Activities: - These spaces will include such shops as local and imported crafts, unique home furnishings, c1oth i ng bout i ques, un i que food stores, and antique shops.

Prob1 em; - How to provide a friendly, attrac­ tive shopping environment for the public, and provide spaces that

are adaptable to each creative shop.

So1ut i on; - Provide movable partitions for each space which will allow each space to be individualized.' - Provide enjoyable and stimulating

transition between merchandise and d i sp1 ays.' 72

Define spaces, which are public and wh i eh are empIoyees' wh iIe maximizing floor area for merchan­ dise.

Traffic patterns can be distin­ guished by varying the sizes and the texturing of materia Is.^ Provide an environment of excite­ ment through the use of lighting and displays.J

Primary Activities: Food Service—Fast Food

User Group: General Public and Employees

Related Activities; - Consuming Food - Conversing - Re 1 ax i ng

Probl em; - How to provide a strong sense of place. - How to provide a space that allows shoppers to relax and yet be stimulating and enjoyable. 73

- How to provide a space for nearby workers to have a fast lunch in an enjoyable atmosphere.

So1ut i on; - Place these spaces in high circu­ lation areas.C

- Seating should be provided for 30- 40 people, at 10-14 sf per per­ son. D

- Space should be a functional and comfortab1e env i ronment. - Space should provide view to main circulation areas.^

- Circulation areas should be well def i ned. - Should allow public, through the design, to get food as fast as possible and be seated. - Refer to Austin local codes for restriction requirements. 74

Primary Activity; Food Service—Casual Dining

User Group: General Public and Employees

Related Activities: - Consuming food, beverages - Conversing

- Re I ax i ng

Problem: - How to provide a strong sense of place. - How to provide a unique dining atmosphere that provides spaces to people watch as well as spaces for more intimate dining and entei— ta i nment.

So 1ut i on: - A waiting area should be provid­ ed. - Beverage service from bar to

dining area should have convenient access between service areas.'^ - Seating should be provided for 50- 70 people, at 13-16 sf per per­ son . D 75

Spaces should be provided to watch

people in activity areas outside

of dining.

Refer to Austin local codes for

restriction requirements.

Primary Activity: Food Service-Specialty/Formal Din­

ing

User Group: General Public and Employees

Related Activities: - Consuming food, beverages

- Conversing

- Ce1ebrat i ng

- Soc i a Ii z i ng

- Courting

- Entertainment

Problem: - How to provide an atmosphere for

formal dining and entertainment in

a historical setting.

Solution: - Provide a place to see and be seen

for Austin.*- 76

Provide a separate space for waiting, for a lounge, and for dining.

Provide areas for dancing and live enterta i nment.

Seating should be provided for 80- 100 people, at 17-22 sf per per­ son. 0

Strong sense of place should be created. Intimate areas should be provid­ ed. Exterior exit should be provided for after hours of mall. Refer to Austin local codes for restriction requirement. 77

Primary Activity: Entertainment Outdoors

User Group: General Public and Employees

Related Activities; - Beer Garden

- Live entertainment - Food and beverage service

Prob1 em: - Provide a casual atmosphere to

entertain visitors.

- How to attract people from Town Lake for the jogging paths. - How to make it obviously a part of the cultural environment.

So 1 ution: - Through the use of visual site

lines, signage, and paths bring people in from park and recreation areas.B

- Keep the atmosphere casual so these people will feel comfortable yet visitors to the mall will feel comfortab1e.

- Provide areas for live entertain­ ment varying from small bands to jugglers and mimes. 78

Provide outdoor sculpture as exhibits.

Through use of size and texture create circulation paths.

Provide bars, dance area, and food service.

Provide some protection from sun. S 79

OFFICE ACTIVITIES (ADMINISTRATIVE)

Primary Activity: Management Offices

User Group; Executive Director

Public Relations Director

Business Manager

Related Activities:- The offices of directors and management deal with paperwork, people, and overseeing the premis­ es. This activity area will be the coordinating one for the other departments.

Problem: How to create an atmosphere to promote office work.

How to provide a favorable first

impression for visitors and cli­

ents .

Should promote personal space.^^ So1ut i on: Buffer noise level to lessen

distractions. 80

Provide ample seating in a pleas­ ant and relaxing area that is out of sight of the general public^

The spaces are usually grouped in hierarchy; their spaces, due to

prestige, are usually located near natura1 1i ght.^

Provide full height walls that will promote privacy.

Primary Activity: Secretary Spaces

User Group; Executive Secretary General Secretary

Related Activities: - Word processing. - Accounting/bookkeeping

- Billing, purchasing, and related act ivit ies.

Problem; - How to provide environment that is conducive to various user needs. - How to promote working spaces with the least distractions possible. 81

Solution: - Environment should promote perso­

nal space. Walls should be con­ structed floor to ceiling with acoustical treatment.

- Noise control if computers are used.

- Copying activities should be separate for smell and noise control. - Variation in ceiling height, wall treatment and the use of lighting can help achieve a healthy envir­ onment in large open spaces."^ - Access is needed to directors offices and entrance for visitors and cIi ents.

Primary Activity: Coffee Room

User Group; Staff and employees

Related Activities; - Relaxing during breaks.

- Eating snacks and brown bag lunch­ es and drinking coffee. 82

- Casual reading. - Restrooms.

Prob1 em: - Create an atmosphere that is relaxing to the user.

- Create space that will fulfill a variety of needs.

So 1ut i on: - Provide a variety of sitting areas to prov i de for commun i cat i on between employees but also provide spaces for privacy when needed.C

- Provide couches, lounge chairs, tables and chairs for eating. - Provide either lockers or a closet for employees to store personals during working hours. - Provide men's and women's rest- rooms . - Provide adequate lighting for casual reading.^ 83

Primary Activity; Ground Maintenance/Housekeeping

User Group: Operational Staff

Related Activities: - Preserve and maintain buildings'

appearance. - Replacement of damaged fixtures. - Emergency maintenance. - Routine inspection. - Stor i ng ma i ntenance equ i pment. - Supervision. - Cleaning of alI interior spaces. - Proper waste disposal.

Problem: - Provide spaces and scheduling that minimizes general public and staff interact ion. - Provide ample storage.

Solution: - Primary access should be to stoi age areas. - Secondary access to all public

spaces.

- Pleasing and efficient work envir­

onment will encourage better

output. 84

Primary Activity: Securing Grounds

User Group; Security Staff

Related Activities; - Surveillance of museum buildings,

retail area and grounds. - Maintain order among visitors. - Securing, monitoring exits and entrances.

ProbI em; - Providing adequate access to all entrances and exits. - Provide environment that will not encourage problems.

SoIut i on; - Provide adequate lighting on exterior.^ - Provide security systems.B

- Provide areas that are not hid- den.B 85

LEASABLE OFFICE ACTIVITIES

Primary Activity: Entering/Exiting

User Group: Clients, Visitors, Employees

Problem: How to create a favorable first impression of the office.

So1ut i on; Provide identity through signage and create an environment that is in the client's image. Buffer noise whenever possible with acoustical treatments and des i gn of spaces.

Primary Activity: Waiting/Receiving

User Group; Clients, Visitors, Employees

Problem; - How to provide orientation for the users while maintaining terri­

torial ity. 86

Solution: - Provide information area centrally oriented for control over adjacent activities. - Locate ample seating in a pleasant

and relaxing area that is out of sight of general work area.^

- Provide samples of offices' work for V i s i tor or c1i ent.

- Prov i de adequate Ii ght i ng for reading or viewing art work.

Primary Activity: Storage

User Group: Employees

Problem: - How to locate for general access­ ibility, while maintaining secur­ ity and out of visitors' sight- 1ines.

So 1ut i on: - Provide several specific areas per office activity rather than one large general space. 87

Primary Activity: Offices and Work Spaces

User Group: Employees

Problem: How to provide environment to

accommodate various user needs. The related activities can be broken down into three components: designers, artists and writers.

Solutions;

Designers: - This office type will include

engineering, drafting, making models, and research. These will require the largest amount of spaces per person. Areas will be needed for supplies, reproduction, layouts, information and experi­ ments. Ha Ifwall construction or partitions can provide identity to one's environment, and can offer the highest degree of planning flexibi1ity.D 88

^'•^'^*^' -This office type will have to adapt to various user needs. Art work activities will vary from painting to ceramics to jewelry design, to welding. Acoustic treatments will be needed for spaces that have high noise 1 ev- els.D Ventilation will be needed where fumes may be produced. Controlled natural lighting as well as artificial lighting is requi red.

Writers; - This office type will include areas we 11 lit for writing and reading. Computers and copying equipment will be used extensive­ ly. Areas to store research information is needed as well as a library. Natural lighting and visual access to activities is desi red. 89

MUSEUM ACTIVITIES

Primary Activity: Viewing Exhibits

User Group: Museum Patrons

Related Activities: - Viewing permanent and temporary exhibits. - Experiencing enlightenment, con­ templation, and curiosity.

Probl em: - Provide space that will be flex­ ible and adaptab1e. - Provide environmental control.

So 1ut ion; - Spaces must enhance and cal1 attention to the art.

- Minimum gallery should be 16' x 23' X 14' H for general art dis­ plays. Lower ceiling height may be acceptable for ceramics, deco­ rative arts, and furniture.^ - Specialized humidity and tempera­ ture control must be used. 90

Natural lighting may be used and is sometimes preferred, but arti­ ficial must be provided also.F Supp1ementaI 1i ght i ng shou1d be provided by demand.

Primary Activity: Hands-on Exhibit

User Group: Museum Patrons

Related Activities: -Touching and viewing exhibits.

- Experiencing the feel of textures and mater ia1s. - Contemplation and curiosity.

Prob 1 em: - Provide a space that will be flexible and adaptable. - Provide environmental control. - Provide protection for exhibits.

So Iut i on: - Spaces must call attention to exhibits and encourage the viewer to experience the work with the sense of feeling. 91

Natural lighting is usually pre­ ferred, but artificial lighting must be provided.^

A security system must be provid­ ed.

Temperature and humidity control must be used as well as special flooring and counters, f^

Primary Activity: Co11ect i on— Incom i ng/Outgo i ng

User Group: Staff and Delivery People

Related Activities:

Incoming: - Delivery of objects, unpack and i nspect.

- Packing materials are checked and temporarily stored, receipts are f i11ed out.

- Objects are numbered, marked and catalogued. 92

Outgoing: _ Objects are inspected, packed and dispatched.

- Documents are filled out and noted on inventory.

Prob1 em; How to provide a space that i' efficient and uncluttered.

Solution: - Must have primary access to deliv­ ery areas, and secondary access to administrative offices. - The space must provide environmen­ tal comfort for physical activi­ ties.

- A security system must be incor­ porated. F

Primary Activity: Collection Storage

User Group: Staff

Related Activities: - Storing of furniture, paintings,

prints, and drawings, photographs,

etc. 93

- Studying and examining objects for research.

- Removing objects for cleaning, maintenance and exhibit.

Problem: - How to provide a space that pro­

vides ease of cleaning and sui— veiI lance.

- Provides safe movement of articles

to exhibit area.

So 1 ut i on; - Must be well lit and comfortable for study.

- Must have primary access to col­ lections, and delivery areas. - Must provide individualized temp­ erature and humidity control for each storage type.^

- Supplementary lighting by demand in addition to standard fix­

tures. ^ - Should provide specialized com­ partment storage systems. 94

Primary Activity; Administrative

User Group: Management and Employees

Related Activities: - Selling/buying museum products.

- Management of museum. - Organizing research and exhibits. - This office will deal with paper­ work and overseeing the museum.

Probl em: - How to create an atmosphere to promote office work.

So 1 ut i on : - Should promote personal space.'^ - Should provide for visitors and business people. Space should be out of view of general public.

- Noise control should be provided

because of copying and computer

activities. 95

Primary Activity: Gift Shop

User Group; Museum Patrons and Museum Staff

Related Activities; - Exhibiting museum products: books,

prints,, artwork, crafts, pottery, postcards, etc.

- Money handling.

- Browsing, buying. - Storing, inventory.

Problem: - How to provide a friendly, attrac­ tive shopping environment.

Solution; - Provide primary access to en­ trance, circulation areas and tourists.^

- Should be accessible outside

museum hours.

- Commercial space should be provid­

ed for 1-2 staff and 12-20 shop­

pers.^

- Space should be well lit and

p1eas i ng. 96

Endnotes

'Chamber of Commerce, Economic Review and Forecast: 1984-1985, Austin, Texas, p. 22A.

2 I b i d.

31 bid., p. 25A.

^"Appearance, Function, Privacy, Valued Most By Office Workers," in AIA Journal, January 1969, p. 76.

^Coleman Laurence Vail, Museum Bu i1d i ngs, Vol. I, Ameri- SITE ANALYSIS

97 SITE ANALYSIS

Introduction The site of the existing Tips Iron and Steel Building is on a very interesting location. The surrounding activities will contribute to a historical setting for a cultural arts center. The major activities in the area are shown on Figure 14, and are identified as:

- Sixth Street - The University of Texas - The State Capital

- Planned Austin Municipal Annex Complex - Town Lake - Zi1ker Park - Treaty Oak

Immediately surrounding the site to the north is the historic Sixth Street and the fast growing Fifth Street. To the south is Town Lake Park and Town Lake. This puts the site in good proximity to existing activities.

Figure 15 shows surrounding existing and proposed land use. The majority of the property is commercial with a few offices. Figure 16 shows potential redevelopment in the area.

Figure 17 shows the transportation direction including one-way streets, heavy traffic flow, and light traffic flow of the surrounding streets.

98 99

MAJOR ACTIVITIES fig. 14 100

_ feaeral / state Industrial WZ^ light commercial [ residential heavy commercial W^ financial

EXISTING AND PROPOSED LAND USE fig. 15 101

PROPOSE MUNICIPAL ANNEX g DE^S>MENT OF WAREHOUSE DISTRICT C EXTENTION OF 5th & 6th STREETS TO THE WEST

POTENTIAL REDEVELOPMENT IN THE AREA fig. 16 102

TRAFFIC PATTERNS fig. 17 103

Figure 18 shows park land in the area that provides pleasant views. There are no buildings in the near vicinity that obstruct views because of their height. The historical setting of the area provides a unique atmosphere. This fact plus the view that Town Lake provides should be considered an Important influence on the design.

ZonIng January 1, 1985, the city revised its existing zoning ordinance. Part of the new plan is that a special district be established in the Town Lake Zone to protect and enhance the scenic character of Town Lake and to establish a unique urban design identity along its length (Figure 19). Also the constraints of redeveloping the area are shown.

UtilItles

All utilities in Austin except gas and telephone are owned by the City- Water and electric utilities are combined under the same department. Telephone service for Austin and surrounding areas is provided by Southwestern Bell.' The utilities surrounding the site are shown in Figure 20.

Soil

The soil is generally underlaid with Austin chalk which is a type of limestone. Austin soils have the surface of 104

PARKLAND fig. 18 105

SPECIAL DISTRICTS ^m FLOOD PRONE AREAS

TOWN LAKE ZONE fig. 19 106 about 12 inches of brown, si1ty clay which extends down to 20 inches. The substratum, a light brown mixture of weathered chalk and light siIty clay loam, overlays chalky marl and chalk rock. This soil has a relatively high infiltration capacity and moderate foundation strength. Groundwater is located approximately 32 feet below the surface and bedrock

is approximately 42 to 45 feet.

-w- -w-

E ax: 49(400 sf B 0 2480 sf 2400 sf D 3,136 sf A 20380 sf

-w- •W- ^vr-

UTILITIES SURROUNDING THE SITE fig. 20 107

CIImate Austin is located in an area of mild, pleasant climate. It is one of the few areas in the state to get about 617. of available sunshine, often totaling over 300 days of sunshine per year.

Temperatures

Average annual temperature is 68.1 degrees. Winters are mild, with the average daily maximum temperature in January, the coldest month, 60.0 degrees. Below freezing temperatures occur on an average of only 24 days each year. Strong, northerly winds bring sharp drops in temperature and occasionally during the winter months in connection with cold

fronts. Daytime temperatures in the summer are hot with the average daily maximum reaching 95.0 degrees in August.

Summer nights are usually pleasant with average daily minimums in the low 70's.

RaInfa 11 Average annual rainfall is 43.49 inches. Precipitation is fairly evenly distributed throughout the year with heaviest amounts falling in the late spring. Precipitation from April through September usually results from thunderstorms. Most of the winter precipitation occurs from a light rain. January. March and July are the driest months. 108 Winds

Prevailing winds are southern throughout the year. Northerly winds accompany the colder air in the winter

months. Destructive winds are infrequent.

Sun Angles

On the average, 135 days are cloudy each year; 115 days are partly cloudy and 115 days are clear. Therefore, designing for summer comfort is important along with consideration for the prevailing breeze to optimally take advantage of natural cooling and the diversion of northern winter winds. The sun will play an important part in the design (Figure 21).

SUN ANGLE DIAGRAM fig. 21 109

Topography

The elevation in feet and direction is shown in Figure 22. This change of elevation is 50 feet which exemplifies the contrast of levels and supports the view to Town Lake from the site.

Conclusion

In conclusion, major advantages and disadvantages are as folIows:

Has advantage of attracting the tourist shopper because of its close proximity to Sixth and Fifth Streets, to the State Capitol, municipal annex complex, and to the University of Texas.

The site was chosen because of uniqueness of its

location, cost, tourism, and immediate catchment area.

The site's cost per square foot is $27-30 because of its

risk factor being in a redevelopment area.^

The site's location is located near high circulation

streets, and is in visibility sites from two directions TOWN LAKE

ELEVATION 4

ELEVATION OF AREA fig. 22 Ill but is set back enough to create an artists' nook.^

The site has plenty of room for comfortable parking for visitors and deliveries.

The site is located in the area that the city is interested in for revitalization. 112

Endnotes

ICity of Austin, City Tour, Jan/Feb 1985, Austin, Texas 10,

2Chamber of Commerce, Economic Review and Forecast; 1984-1985, Austin, Texas, p. 1lA.

^Telephone interview with Frank Neindorf, Commercial Real Estate Broker, Austin, Texas, February 10, 1985.

4 I b i d. SPACE SUMMARY

113 SPACE SUMMARY

Reference List, AJoseph De Chiara and John H. Callendar (eds.), Time-Saver Standards for Building Tv.p^.. (New York: McGraw-Hill Book Co., Inc., 1981).

BPamsey, Charles G. , and Harold R. Sleeper, Architectural Graphic Standards. New York, 1984, 7th edition.

Lion, Edgar P., Shopping Centers. New York: John Wiley and Sons, 1976.

'-'Telephone interviews with Frank Niendorff, Commercial Realtor and Developer, Austin, Texas.

^Peira, Percival E. (ed.), 1984 Construction Cost Infor­ mation Dodge Construction Systems' Cost. New York: McGraw-Hill Book Co., Inc., 1983, p. 5.

114 115

The following spaces will be divided into four divisions:

A - Leasable B - Office C - Museum D - Pub 1i c 116

A - LEASABLE RETAIL SPACE SUB-TOTALS

1.0.00 Art Galleries (13 @ 1200 - 1500 sf)C

1.1.00 Paintings, Prints and Sculpture

1.1.01 Exhibit Space 65% 877 sf

1.1.02 Purchasing 47. 54 sf

1.1.03 Storage 20% 200 sf 1.1.04 Office Management 18% 108 sf

1.1.05 W i ndow D i sp1 ay 3% 40 sf 13 X 1,300 = 16,978 sf

2.0.00 Specialty Shops^

2. 1 .00 Primary Spaces 2.1.01 Local and Imported Crafts 3,000 sf

(6 & 500 sf)

2.1.02 Unique Home Furnishings 3,200 sf (4 0 800 sf)

2.1.03 Fashions, Clothing Boutiques 4,000 sf (5 @ 800 sf)

2.1.04 Unique Food Stores 1,500 sf (3 Q 500 sf) 117

2.1.05 Antique Shops 3,200 sf

(4 Q 800 sf)

14,900 = 14,900 sf

2.2.00 Secondary Spaces for 500 sf Specialty Shops^

2.2.01 Exhibit Space 65% 325 sf

2.2.02 Purchasing 4% 20 sf 2.2.03 Storage & De- 1ivery 20% 100 sf 2.2.04 Office Management 18% 90 sf 2.2.05 Window Display or Window WalI 3% 15 sf

2.3.00 Secondary Spaces for 800 sf Specialty Shops^

2.3.01 Exhibit Space 65% 520 sf 2.3.02 Purchasing 4% 32 sf

2.3.03 Storage & De­ livery 20% 160 sf 2.3.04 Office Management 18% 144 sf

2.3.05 Window Display Window Wal1 3% 24 sf 118

3.0.00 Food Service

3.1.00 Specialty Restaurant Diningl^

3.1.01 Seating Area 1,200 sf 3.1.02 Bar w/Entertainment

Area 500 sf

3.1.03 Storage 50 sf

3.1.04 Kitchen/Service} 35% of 250 sf

3.1.05 Kitchen Storage d1n i ng

area^ 150 sf 2,150 = 2,150 sf

3.2.00 Casual Dining (3 @ 1,200 sf)^ 3.2.01 Seating Area 800 sf 3.2.02 Kitchen/Service^ 200 sf 3.2.03 Kitchen Storage 100 sf 3 X 1, 100 = 3,300 sf 119

3.3.00 Fast Food (8 @ 600)0

3.3.01 Seating Area 400 sf 3.3.02 Serving & Preparation 200 sf

8 X 600 sf = 4,800sf

4.0.00 Entertainment

4. 1 .00 Smal1 Bars providing Enterta i nment^ (3 @ 1600) 5,000 sf

4.2.00 Entertainment areas outdoorsO

4.2.01 Bars and Storage Areas 2.000 sf 7,000 sf=7.Q00sf

TOTAL NET SQUARE FOOTAGE 49,128 sf 120

B - OFFICE SPACES SUB-TOTAL

1.0.00. Administrative Offices for Culture Center

1 . 1 .00 Administrative Offices

1 .01 Executive Director^ 300 sf

1.02 Executive Secretary^ 75 sf

1 .03 Word ProcessingA 50 sf

1.04 Public Relations Director^ 250 sf

1.05 Business Manager^ 250 sf

1 .06 Secretary^ 75 sf

1 .07 Account i ng/Bookkeep i ng 175 sf

1.08 SafeB 50 sf

1 .09 Office Storage 75 sf

1 . 10 Coffee Room^ 300 sf

1 ,600 sf = l,600sf

2.0.00 Leasable Office Space

2.1.00 Designers (5 Q 1,200)

2.1.01 Waiting Area*^ 15% 150 sf

2.1.02 Secretary^ 100 sf

2.1.03 Workspace 350 sf

2.1.04 Conference Room 150 sf

2.1.05 Office (2 Q 200)A 400 sf

2.1.06 Storage 50 sf 5 X 1,200 sf = l,200sf 121

2.2.00 Decorators (4 @ 1,200) 2.2.01 Waiting Area^ 150 sf

2.2.02 Secretary^ 100 sf

2.2.03 Workspace 300 sf 2.2.04 Office (2 @ 200)^^ 400 sf 2.2.05 Conference Room 150 sf 2.2.06 Storage 50 sf 4 X 1,150 sf = 4,600sf

2.3.00 Artist (10 @ 1,000) 2.3.01 Waiting Area^ 150 sf 2.3.02 Secretary^ 100 sf

2.3.03 Exhibit Space 200 sf

2.3.04 Workspace 200 sf 2.3.05 Office^ 200 sf

2.3.06 Storage 50 sf 2.3.07 Conference Room ^^0 sf 10 X 1,050 sf =10,500sf 122

2.4.00 Writers (4 @ 800)

2.4.01 Waiting Area^ 150 sf 2.4.02 Secretary^ 100 sf 2.4.03 Offices (2 @ 200)A 400 sf 2.4.04 Storage 50 sf

2.4.05 Break Area 50 sf

4 X 750 sf = 3,000sf

2.5.00 Professional Offices (4 @ 800) 2.5.01 Waiting AreaA 150 sf 2.5.02 Secretary^ 100 sf 2.5.03 Offices (2 @ 200)A 400 sf 2.5.04 Storage 50 sf 2.5.05 Break Area 100 sf

4 X 800 sf = 3,200sf

TOTAL NET SQUARE FOOTAGE 28,900sf 123

C - MUSEUM SPACES SUB-TOTAL

I.0.00 Museum Administrative Offices^ l.l.OO Administrative Offices

1.1. 01 Museum Director 150 sf

1.1 .02 Tour Coord 1nator 150 sf

1.1 .03 Curator 150 sf

1.1 .04 Secretary^ 75 sf

1.1 .05 Gift Shop 300 sf

1.1 .06 Storage 50 sf

1.1 .07 Conference Room 200 sf 1 ,075 sf = l,075sf

1 .2.00 Workshop - Classes offered to General Public 1 .2.01 Education Director 150 sf 1.2.02 Education Director's Secretary^ 75 sf

1.2.03 Workshop 500 sf 725 sf = 725sf 124

1.3.00 Collection/Conservation DepartmentA

1.3.01 Shipping and Receiving lOO sf

1.3.02 Temporary Storage lOO sf 1.3.03 Crate Packing Area 75 sf 1.3.04 Vault 75 gf

1.3.05 Drawing Storage (live and

dead) 75 sf 1.3.06 Furniture Storage (live and

dead) 150 sf 1.3.07 Painting Storage (live and dead) 75 sf 1.3.08 Conservator's Office 150 sf 1.3.09 Conservation Lab 400 sf 1,200 sf = l,200sf

2.0.00 Public Areas 2.1.00 GalleriesA 2.1.01 Changing Exhibit Space 1,000 sf

2.1.02 Permanent Exhibit Space 800 sf 2.1.03 Hands-On Exhibit Space 400 sf

2.1.04 Storage 100 sf 2,300 sf = 2,300sf 125 2.2.00 Service 2.2.01 Public RestroomsA 400 sf 400 sf = 400sf

TOTAL NET SQUARE FOOTAGE 5,700sf 126

P - PUBLIC SPACES SUB-TOTAL

1.0.00 Public Areas 1.1.00 Recreational Activities 1.1.01 Trolley Car Stop^ 100 sf 1.1.02 Jogging/Walking Path NB 4,000 sf 100 sf = lOOsf

1.2.00 Service 1.2.01 Public Restrooms^ 600 sf

1.2.01 Public Entrance^^ Jlii 600 sf = 600sf

2.0.00 Site Development 2.1.00 Vehicular Circulation 2.1.01 Roads, Service Docks^ NB 2,000 sf 2.1.02 ParkingC NB 60,000 sf 62,000 sf

2.2.00 Landscape Design

2.2.01 Terraces, Gardens, Landscaping NB

2.2.02 Amphitheater NB

TOTAL NET SQUARE FOOTAGE 700sf 127

NET TO GROSS CONVERSIONS

BuiIding Type:

A - Leasable Retail

Total net square footage 59,128 sf Net to Gross Ratio^ 81% Total Leased Area 58,462 gsf

B - Office Space Total net square footage 28,900 sf Net to Gross Ratio^ 75% Total Leased Area 36,125 gsf

C - Museum Total net square footage 5,700 sf

Net to Gross Ratio^^ 84% Total Museum Area 6,612 gsf 128

0 - Public Spaces Total net square footage 700 sf

NET SQUARE FEET GROSS SQUARE FEET

84,428 NSF 101,899 GSF

TOTAL EXISTING BUILDING NET SQUARE FOOTAGE

Building 1 - 20,380 gsf Building 2 - 2,400 gsf Building 3 - 2,480 gsf Building 4 - 3,136 gsf Bu i1di ng 5 - 34.000 gsf 62,396 gsf SYSTEMS PERFORMANCE CRITERIA

129 SYSTEMS PEPFnPMA>jCE CRlTFPfA Introduction

The following data will be classified as a descriptive recommended operating checklist in which the chosen building systems and functions can be measured. They are intended to guide the designer in making well-informed choices that will be vital to the overall project. The criteria have been divided into 14 sections.

*Foundat ions •Superstructure •Building Envelope •Partitions •Interior Finishes •Circulation •Handicapped Access •Electrical Systems •L ighting •Mechan ical •Conveying Systems •Fire Safety Systems •Security Systems •Communication Systems

In most sections, the information presented has been further divided into two categories: general information for existing structures and new structures, and recommendations and requirements. This has been done in areas where the designer would benefit from a basic introduction and explana­ tion of the considerations from which the recommendations were divided. In other areas, recommendations and require­ ments should be sufficient without additional explanation or qua 1i f i cat i on.

130 131

Found^t t ont Serious consideration should be given to the formulation and execution of preventative measures to counteract the effects of moisture seepage by capillary action. This mois­ ture is drawn up from the ground and into the masonry build­ ing envelopes. It is one of the prime causes of visible brick spalling and mortar deterioration.'

Ex IstI ng There are signs of brick damage in the existing build- i ngs.

Recommendations and Requirements Inspection, evaluation, reinforcement, and treatment for moisture seepage in all existing building foundations.

New The foundation for the new structure exists and since the structure was originally designed to withstand heavy industrial loads, it would support a two level structure.

Recownendatlons and Requirements « Inspection, evaluation, reinforcement of slab to house

new structure. 132

Superstructure Recommendations and Requirements

• Structural systems, both old and new, must conform to all applicable restrictions of the Uniform Building Code (UBC) and local zoning statutes.

• The structural systems must be protected from high humidity levels of 50-80%.2

• Increase fire rating to 3 hours at public areas and

kitchens.^

" The system shall integrate a fire-sprinkler system.

• All applicable grade beams and footings shall be placed

below the frost line. • Ceiling heights of 10 feet to 14 feet shall be allowed within the structural systems.4

Existing Recommendations and Requirements • Existing structural systems should be retained, rein­ forced, and utilized in every possible circumstance.

• Integrate mechanical, plumbing, and electrical systems.

• All organic structural members must be protected from

termite and insect control. Austin is located in a

hazard zone of moderate to heavy.^

New • The steel structural system should be retained, rein­ forced, and utilized in every possible circumstance. 133

* Integrate and allow for easy routing and flexibility for mechanical, plumbing, and electrical systems.

* Views and circulation should not be blocked and shall be unobtrusive to the users.

BuiIdlno Envelope Existing

Recommendations and Requirements

* structural stability and the character of the building shaI I be reta i ned i n ex i st i ng bu iId i ngs.

* The brick building envelopes should be cleaned where necessary by the gentlest possible means. Cleaning by sandblasting, wet or dry, or high pressure water blast­ ing is discouraged as these cleaning methods may com­ pletely destroy unstable wall sections and permanently damage the brick finish. Alternatives would be to consolidate and repoint the walls before cleaning with a mild chemical alkaline cleaner.^

* Bricks should be repointed both inside and out. This will involve the removal and replacement of deteriorated and damaged mortar. As the mortar in many wall sections has almost completely deteriorated to a fine sand, repointing and patching procedures must be carefully planned and monitored.^

* The majority of the window frames are intact but in poor

condition. They should be restored to their original

character. 134

* Windows should be energy e-Ff io ion-i- ™,^;-4. . . ciici<^y erricient, moisture resistant, and secure. • New Doors should be compatible in appearance.

• All doors should be fitted with security and safety devi ces.

New Recommendations and Requirements

• The use of natural lighting through the use of windows, clerestories and skylights is recommended to reduce the lighting and internal heat loads.

• The envelope shall permit flexibility so that natural ventilation can be accommodated by means of operable fenestrations. Fenestration system shall provide for control of undesirable heat gain and maximize solar gain when needed.8

• Brickwork, doors and windows shall be compatible with

old in character, size, materials and color.^ • Maximum accessibility through the envelope shall be required for the users' convenience.

• Exterior materials shall maximize the need for mainte­ nance-free materials.

• All entrances and fenestrations should be fitted with

security and safety devices. 135

Recommendations and Requirements

« New interior partitions should be easily removable at a later date without damage to the building interior. « Every effort should be made to utilize the existing rooms in their present size and configuration. - Movable partitions may be used that allow for maximum use of interior space.

Interior Finishes Existing Recommendations and Requirements

* The interior finishes will be restored to a stable

condition. The finished quality should be allowed to

reflect the characteristics of the original industrial

atmosphere and a polished finish only used where needed

for exhibits.

New

Reconvnendatlont and Requirements • The new interior finishes shall reflect the characteris­

tics of the existing buildings. 136

Wal ts Recommendations and requirements

" Exposed interior brick may not be used in areas where damage to exhibits could occur.

* Smooth wall surfaces should be available for exhibi­ tions.

Ex I St Ing Recommendations and Requirements * Masonry will be insulated and treated to prevent further deter i orat i on. Callings Ex IstI no Recommendations and Requirements

• All existing ceilings should be resurfaced. Dropped

acoustical ceilings should be avoided if it contradicts

ex i st i ng bu iId i ng.

Floors

Recommendations and Requirements

• For the art galleries and museum exhibits the late

trend has been away from carpeting and fibrous floor

coverings, as the fibers have been found to be damaging

to museum artifacts.'0 137

Ctroulatlon

Exhibit Areas

* The arrangement of exhibit areas must be clear to anyone walking through them.

» Although the absence of discernible circulation routes result in many exhibits going unnoticed, compulsory, one-way routes can be disturbing to the visitor if used extensively and without relief.11

* Too many doors or rooms running parallel to each other

are confusing and can impart the uncomfortable sensation of being trapped in a maze.'2

* Exhibit areas to be utilized primarily by travelling shows should have the most flexible means of circulation so that the areas may be completely adaptable to the needs of each show.l^

* Compulsory, one—way routes should be interspersed with

free areas.

* There should always be more than one entrance or exit to

a room.

* Visitors should not have to turn back and return through rooms they have already seen in order to reach an ex i t. • 4

* The visitor should have a secure sense of where he is,

in terms of a central orienting point or other such

devi ce. 138

* Do not have more entrances to a room than are necessary

for movement and safety.

* Carefully arrange exits and entrances to accommodate the

visitor circulation tendencies'^ (Figure 22).

* Do not place exits directly ahead of entrances.

Figure 22 139

Support Areas

The administrative offices and workshops are not "re­

stricted areas" and do not require restricted access or

isolated zoning.

Primary inner office circulation arteries should be

fixed, easily identifiable by both visitor and staff,

comfortable, and safe.

• Halls and corridors should be minimum of 48 inches

w i de. 1 ^

Handicapped Access

An architectural and legal distinction exists in the

descriptions of "barriei—free" and "accessible." If a build­

ing is "barriei—free", a person in a wheelchair can approach

by any entrance, reach any floor and use all facilities such

as restrooms, water fountains, and public phones.'^ If it is

"accessible," he or she can find at least one suitable en­

trance, reach important portions but not necessarily all

parts of the interior, and use at least one restroom, water

fountain, and public telephone. Section 504 in the Rehabili­

tation Act of 1973, requires that all facilities be "access­

ible" but not that they be "barrier-free."

• All vertical and horizontal circulation must be handi­

capped accessible, and not limited to stairs.

• Successful circulation depends on understanding and

accommodating the path of least resistance in terms of 140

human behavioral patterns of circulation. The means by which circulation is controlled should be easily identi­ fied, acknowledged, accepted, or rejected.

Reeommendattent and Requirements

• The route to the most accessible entrance should be marked with the international wheelchair symbol for persons arriving by public transportation. Handicapped

visitors arriving by private car should be able to park as close as possible to an accessible entrance.

• 5-107. of the museum's parking spaces should be handicap­ ped designated. Spaces must be at least 12 feet w i de. '8 • There should be a curb cut directly in front of the

reserved parking spaces and one where passengers are discharged from wheelchair vans or busses. • Walk surfaces need to be smooth, level, and a minimum of

48 inches wide. Smoothly set flagstones or pavers are acceptable.'^ • Handicapped ramps should have a minimum slope of 12% and be a minimum of 48 inches wide.20 • Doorways and halls must be at least 36 inches wide.2

• Provide some seating in every room for individuals who

t ire eas ily. 141

• All public restrooms, water fountains, and telephones must be handicapped accessible.

Electrical Svstama • Remove all existing wiring.

• All new electrical systems, in new and old structures, should meet UBC requirements and those of the NEC (Na­ tional Electric Code) of the National Fire Protection Association (NFPA).

• Emergency power should be available for:22

-Lighting of exit signs, 50% of stairways, 80% of corridors, 10-20% of public areas. -Telephones, fire alarms, security systems. -Fire fighting systems. -Sewage and water pumps. -Passenger elevators. -Food refrigerators. • General power supply should be 110 and 220, 3 phase, 60 cycle. Power shall be 120/208 volts for 1 ighting,equip­

ment, and outlets.

• Each leasable space shall be circuited separately so that separate metering can be achieved. Electrical transformers shall not be obtrusive to the user, yet maintain ample space for air circulation. 142

LUhttno * UL (Underwriters Laboratories) label will be required on all lighting fixtures.

« The state-of-the-art lighting techniques shall emphasize the retail space as the main concern.

* Lighting levels (fc) shall be recommended per job task (F igure 23) . * The type lighting used shall allow for easy movement and replacement in order to provide for maximum flexibility in the work area.

» Parking lighting shall be durable, efficient, and easy

to maintain (Figure 24).23 143

JOB TASK OR ACTIVITY SPACE24 Ft. Candlai

Restaurant 10 fc Sta i rways 20 fc

Wa i t i ng Rooms 30 fc

Restrooms 30 fc Entrance Foyers 30 fc Reading Printed Materials 30 fc Commercial Kitchen 70 fc General Writing and Reading 70 fc Handi craft 70 fc Office Reading 100 fc Merchandising Areas 100 fc

Rough Drafting 150 fc

Account i ng 150 fc Office Fine Work 150 fc Proofreadi ng 150 fc Fine Drafting 200 fc

Engravi ng 200 fc Critical Seeing Tasks 200 fc

Figure 23, 144

RECOHHCNDCO LIQHTINQ LEVELS IN FOOTCANDLES25

Pedestrian Areas

Sidewalks 0.9

Pedestrian Ways 2.0

Parking Areas

Self-Parking 1.0

Security Problem Area 2.0

Minimum for Television Viewing of

Important Interdiction Areas 10.0

Bui 1di ng Areas

Entrances 5.0

Figure 24. 145

MechanIca1 • Entrances, circulation, spaces, galleries, shops, food services and office should be treated as separate enti­ ties with their own system. This is recommended for optimal users' satisfaction. • The desired range varies from 68° to 78°.26

• Mechanical noise and vibration shall be isolated from public spaces. Reduce noise levels in ducts.

• Mechanical systems shall meet all requirements of the UBC and ASHRAE Standards. • System selection should be based on initial, operating, and maintenance costs. " HVAC systems should be unobtrusively integrated into the bu iId i ng fabr i c.

Plumbing " Remove and replace all existing plumbing, water, and

gas lines in existing buildings.

• New plumbing should be unobtrusive and completely en­

closed. • Provide adequate pressure and supply. • Prevent excessive cooling of hot water, and excessive

heating of chilled water.

• Prevent noise and reverberation by correctly securing

pipework. 146

• Provide working access to all enclosed pipework.

• Provide water supply for fire fighting as follows:27 -provide independent sources of water at 20 psi -provide sprinklers at 12-14 foot intervals only in non- artifact areas.

" Waste and soil pipe recommendations:28

-provide more than the minimum number of cleanouts

-consider vent stack replacement in relation to roof

design

-drain sewage to city sewage system. • Pipe networks include:29

-cold water supply for drinking, may be chilled; cold and hot water distribution to bathroom fixtures, -cold and hot water distribution to kitchens, and workshops.

Conveying Systems • Provide mechanical lift systems for visitors and staff in facility areas of two or more stores.30 • New lift systems should be compatible with the character of the building or be unobtrusive.

• Elevators should be grouped close to stairs for emergen­

cies. • Freight service elevators should be a minimum of 15' x q 1 12' to allow headroom for artifacts.^' 147

•All mechanical conveying systems must have safety con­ trol devices.

• Provide dumbwaiters as required in service areas and restaurants.

• The noise from the equipment room shall be designed so that it is isolated.

Adequate heating and cooling of machine space shall be provided.

• Maintenance requirements of systems shall be kept to a mini mum.

Fire Safety System • A sprinkler system shall be provided in all public, retail, office, and museum spaces. • A fire alarm system shall be installed so that it can be

heard in all areas of the project (inside and out­ side) .32

• Direct connection with fire and police stations is suggested for rapid action. • Fire alarms, fire hose cabinets and multipurpose fire extinguishers shall be accessible on all levels to all users.33 • In areas of the museum at higher than average risk, such as conservation labs and workshops, hand held halogenat- ed methane extinguishers, fire extinguishing blankets, and fire hoses should be available. 148

• The chosen fire system should meet all standards of the UBC and the National Fire Code.

• Fire escapes and exits should be clearly marked.

• Integrate automatic cut-out provisions to mechanical vents.

Security Systems • Monitors shall be integrated in an inconspicuous manner in all public spaces.

• Individual retail merchants and office tenants will be responsible for their own systems. • Through careful room layout, facilitate the surveillance of entrances and exits to the site and buildings. » Integrate theft detection and warning devices. • Provide generous on-site exterior lighting.

Communication System • All communication systems (telephone, music, intercom, etc.) shall be at individual tenant's expense.

• Public telephone access shall be provided in spaces that

have minimal noise levels. 149

Endnotes Iwilliam Ward Bucher, "The Crack Detective," The Old House Journal, July 1981: 156.

2Frederick S. Merrit, Building Design and Construction Handbook, (New York: McGraw-Hill Book Co., 1982), pp. 18-22. 3lbid., pp. 3-31.

^Edgar P. E. L i on, Shopping Centers: Planning Develop­ ment and Administration. (New York: Wi1ey-Interscience, 1975), p. 53.

^Ramsey/Sleeper, Architectural Graphic Standards, (New York: Library of Congress, 1981), p. 75.

^William Ward Bucher.

"71 b i d.

^Frederick S. Merrit, pp. 18-33.

^Rehab i1i tat i on Standards. Secretary of the Interior, (Washington, D.C.: U.S. Government Printing Office).

lOcoleman Laurence Vail, Museum BuiIdings. Vol. 1, (Wash­ ington, D.C.: American Association of Museums, 1950), p. 170. '1 Joseph De Chiara and John Callendar (eds.), Time-Saver Standards for Building Types, (New York: McGraw-Hill Book Co., 1980), p. 329.

12ibid., p. 333.

13ibid.

'^Ibid., p. 334. '^Coleman Laurence Vail, p. 100. •^Ramsey/Sleeper, p. 7. 17John Hancock Callendar, Time-Saver Standards for Archi­ tectural Design Data, (New York: McGraw-HHl Book Co., 1982), pp. 1-112. J8peter G. Martin, Shopping Centre Manaoement, (New York: E. & F.N. Spon, 1982), p. 97. 150

19CaI 1endar, PP. 1-112.

20Ibid., pp. 1-113.

2 1 I b i d., pp. I-114.

22joseph F. McPartland, National Electrical Code Hand­ book, 17th Edition, (New York: McGraw-Book Co., 1981), pp. 1062-1071.

23Edgar Lion, p. 79.

24Ramsey/Sleeper, p. 75.

25 lb id., p. 146. 26\/ictor 01 gay. Design with Climate, (Princeton, N J: University Press, 1980), p. 18. 27Frederick S. Merritt, pp. 19-39. 28ibid., pp. 19-25, 19-29.

29 lb id., pp. 1-19. 30Edgar Lion, p. 70. 31 Ramsey/Sleeper, p. 614.

32Edgar Lion, p. 148.

33ibid., p. 149. COST ANALYSIS

151 COST ANALYSIS

In arriving at an estimated cost for this project, various factors will have to be taken into account. The cost of land in the area varies naturally by the market and loca­ tion. Land prices range from $12.00 to $55.00. The site of Tips Iron and Steel structure (land and remaining buildings) would be priced at $27-30 per square foot.^ We will figure the price to be $28.00 per square foot.

Cost analysis will be estimated at a per square foot basis with the major elements that will make the overall cost: Retail, Office, Museum, and Public. Case Studies will be used of recent shopping or office complexes in the Austin area. In addition. Case Studies of similar adaptive reuse projects in other areas will be used:

Case Study #1 Williamson Hall (Austin): Cost: $3.4 million (1977)8

Size: 83,000 sf Cost square foot: $40.96 (finished)

Case Study #2 North Gate Mall (Austin): Cost: $1,268,166 (1983)8

Size: 31,000 sf Cost square foot: $48.02 (finished)

152 153

Case Study #3

Office Building (Austin):

Cost: $984,4588 Size: 17,920 sf

Cost square foot: $44.70 (finished)

Case Studies of adaptive reuse projects of similar condition and style:

Case Study #4

Rhode Island School of Design (1975)^

From: Iron Works

To: Classrooms, studios, offices

Cost: $1.25 mi 1 1 ion Size: 53,000 sf Cost square foot: $23.58

Case Study #5 Logan Leader Building (Kentucky) (1973)*^

From: hardviare and Feed Store To: Newspaper offices and printing plant

Cost: $145,500 Size: 7,400 sf Cost square foot: $19.66 154

Case Study #6

Cleveland Warehouse District (Hoyt Block) (1977)^

From: Warehouses, shops, light industry

To: Shops, restaurants, offices, entertain­

ment

Cost: $1.6 mi 11 ion

Size: 63,261 sf

Cost square foot: $25.00

Case Study #7 Butler Square (Minneapolis) (1977)^ From: Department store, warehouse, offices To: Commercial, retail, and office space

Cost: $10.6 mi 11 ion

Size: 534,000 sf

Cost square foot: $20.00

Cost average, Austin area case studies;

$40.96 48.02 54.70 $243.68 -r 3 = $47.89 155

Cost average, adaptive reuse project case studies:

$23.58 19.66 25.00 18.00 20.00 $106.24 -r 5 = $21 .25

Weighted average: $21.25 + $47.89 = $69.14 -t 2 = $34.57 or $30.00 per square foot.

Projected area square footages:

Retai1 = 58,462 gsf Office = 36,125 gsf Museum = 6,612 gsf Pub 1i c = 700 gsf 101,899 gsf

Total Parking Area 45,940 gsf Total Project Area 148,027 gsf 156 Present day building cost

101,899 sf X $30.00 $3,056,970

Parking Cost

135 spaces x $7,000D 945,000 $4,001,970

Construction Schedule

(Jan 85) (April) (June) (Oct) (Oct) (March 87) Project Planning Prelim. F i na 1 Start Programming Design Design Construction Comp1eted

4 mo. 2 mo. 4 mo. 12 mo. 24 mo.

Mid-Point 12 mo. Cost Reduction Modifiers 1 . 18E

Building Cost $3,056,970 x 1.18 $3,607,225

Parking 945,000 x 1.18 1,115,100

Preliminary Cost Analysis:*^

Land (295,910.14 sf) ($28.00 @) $ 8,285,480

BuiIding Cost 4,001,970 Parking 1,115,100 Professional Fees (7% of $4,722,325) 330,563 Contingency (2 pts) 94,446 $13,432,814 157

Project Investment Analysis

Lease Income: Based on tenant income of $150.000 Base Rent:G

Base Rent Retail Rent SF per sf Art Gal 1eries $12.00 16,978 $203,736 Local and Imported Crafts 8.00 3,000 24,000 Unique Home Furnishings 12.00 3,200 38,400 Fashions, Clothing Boutiques 10.00 4,000 40,000 Unique Food Stores 12.00 1,500 18,000 Ant i que Shops 10.00 3,200 32,000 Food Service -Specialty Restaurant D i n i ng 8.00 2,150 17,200 -Casual Dining 9.00 3,300 29,700 -Fast Food 1 1 .00 4,800 52,800 Enterta i nment 10.00 7,000 70,000

SUBTOTAL $525,836

Office 7.90 36,125 $285,387

Museum 1.25 6,612 8,265 158

Wtnt - PTeant of Qroti IneonteQ

Sales per SF SF % Percent i le Retail Art Galleries $149.00 16,978 4 101,188 Local and Imported Crafts 70.00 3,000 3 6,300 Unique Home Fur­ nishings 103.00 3,200 5 16,480 Fashions, Clothing Boutiques 200.00 4,000 5 40,000 Unique Food Stores 250.00 1,500 3 11,250 Antique Shops 100.00 3,200 4 12,800 Food Service -Specialty Res­ taurant Dining 95.00 2,150 6 12,255 -Casual Dining 100.00 3,300 5 16,500 -Fast Food 195.00 4,800 8 74,880 Entertainment Spaces 97.45 7,000 7 47^751

SUBTOTAL $339,404

Retail Subtotal $ 474,010 Subtotal 339,404 Office 285,387 Museum 8,265

Total Annual Generat­ ed 1ncome $ 1,158,892 (Based on 100% occupancy - 5% vacancy rate used in Annual Cash Flow.) 159

Financial

9% Loan/30 years/5 year hold/50% tax income rate

desired 15% rate of return^

Project Cost $13,432,814 Equity (25%)G 3,358.203 Loan $10,074,611 160

Annual Cath FIQWG

Gross Annual Income $ 1,158,892 Less Vacancy and Bad Debt (5%) (57,945) Effective Gross Income $ 1,100,947 Less Operating Expense (81,519) Net Operating Expense $ 1,019,428

Less Debt Service (932,103)

Before Tax Cash F1ow $ 87,325

Less Depreciation (330,563) Plus Principle 112.836 Taxable Income (Loss) $ (130,402) Less Taxes (50% tax shelter) 65,201 After Tax Income (65,201) Less Principle (I 12,836) Plus Depreciation 330,563 After Tax Cash Flow $ 152,526

Therefore, the rate of return is 13%. 161

Endnotes ^Telephone interview with Frank Niendorf, Commercial Realtor and Developer, Austin, Texas.

8David Brown, Underground Austin. Design Program, Divi­ sion of Architecture, Fal1 1984.

^Barbara lee Diamonstein, BuiIding Reborn, (New York: Harper & Row, 1978). ^Merchandising and Operating Results of 1982, (New York: Financial Executives Division, National Retail Merchants Association, 1983). Epeira, Percival E. (ed.), 1984 Construction Cost Infoi— mat ion Dodge Constructions Systems' Cost, (New York: McGraw- Hill Book Co., Inc., 1983). f^Charles J. Jacobus, Texas Real Estate Law, (Reston, Virginia: Reston Publishing Company. Inc., 1983). DETAILED SPACE LISTS

162 Department! Leasable Rental ActivityI Exhibit Space

Space Identifications A l.l.Ol

A 2.2.01 A 2.3.01 Expected number of occupantsi varies - range 5-40.A Square footaget 877, 325, 520 respectively, per anchor^ Functional descriptions The space in which merchandise is

displayed, sold and minimal stor­ age . A

Adjacencies! Purchasing Merchandise Storage D i splay Spatial requirements: Privacy! Public Acoustics! Sound Absorbent Lighting! 100 fc8 Power! 120/208V for outlets Dimensions! not rigid UtI 1 111es! te1ephone/i ntercom Equipment! Possible special lighting for certain

exhibits

Furniture! Chairs, seating for at least 8.C

163 164 Oapartmanti Leasable Retail Activity! Purchasing Space IdantifIcatloni A 1.1.02

A 2.2.02 A 2.3.02 Expected number of occupants! 1 per space Square fOOtagei 34, 20, 32, respectively, per anchor^

Functional description! These spaces are where all purchas­ ing of merchandise for the retail

spaces are located.^ Adjacencies! Merchandise and Clerical spaces Spatial requirements!

Privacy! Semi-private Acoustics! Sound Absorbent Lightings 100 fc fluorescent8 Power! 120/208V for outlets Dimensions! Not rigid Utilities! Telephone Equipment! Cash Register 165

Department! Leasable Retail

Activity! Storage & Delivery Space Identification! A 1.1.03

A 2.2.03 A 2.3.03 Expected number of occupantss varies

Square footage! 100, 160 sf respectively, per anchor^ Functional description! To efficiently store merchandise in a dry barrie?—free space.^ This space is where all merchandise

deliveries are made and where refuse is disposed.C Adjacencies! Service Elevator Merchandise Mechanical EquipmentA Spatial requirements:

Privacy: Semi-private, employees and delivery persons

only

Acoustics! none

Lighting: 30-50 fc fluorescentS

Power: 120/208V for outlets

Dimensions: not rigid

Ut11 It less water/teIephone/intercom EquIpment: L i ft i ng equ i pment Electric Garage Door Opener^ 166

Oapartmanti Leasable Retail Activity: Office Management Space Identification: A 1.1.04 2.2.04 2.3.04 Expected number of occupants: 1 per anchor Square footage: 90, 144 sf, respectively, per anchor^ Functional description: This space is for management and for routine operational directives.^ Adjacencies! storage/Delivery and Merchandise Spatial requirements: Privacy: Maximum Acoustics: Sound absorbent

Lighting: 100 fc8 UtI 1Itles: Telephone/intercom/electricity

Equipment: Ventilation - 10 to 15 cfm8 Furniture: Executive desk, chair, 2 side chairs'^ 167

Department: Leasable Retail

Activity: Window Display or Window Wall Space Space Identification: A 1.1.05

2.2.05 2.3.05 Expected number of occupants: none

Square footage: 40, 15, 24, respectively, per anchorC Functional description: This space is used for the creative

display of store merchandise. Window back is flexible, open or closed at will, to give views through into the shop.C Adjacencies: Merchandise

Store Entrances Spatial requirements: Privacy: None Acoustics: None

Lighting: Lighting recessed in window side or on adjust­ able brackets to expose varied display -200 fc.B 168

Oapartmanti Food Service

Activity: Specialty Dining

Space Identification! A 3.1.00

Expected number of occupantsi varies; rang 20 to 708

Square footagei 2,150 sf

Functional description: Place for dining for the lunch hour and evening dining. Adjacencies: Public Circulation

Exit to Outside^

Spatial requirements! Privacy: Intimate to group dining provided^ Acoustics: Sound absorbent Lighting! 100-300 lux. decorative8 Power: 208/220 supply8 Dimensions: 18 sf/person8 UtI IItles: Water/electricity/telephone Equipment: Fire Detection, food service, intercom, register, sound system^

Finishes I Prominent exterior identification^ Furniture: Table grouping - 15% for 2, 10% for 6-8, 75% for 4.8 169

Department! Food Service Activity: Casual Dining

Space Identification: A 3.2.00 Expected number of occupants: varies; rang 10 to 558 Square footages 1,100 sf Functional descriptions Place for dining from mid-morning to late evening. Adjacencies: Located near major public circulation

Exit to OutsideA

Spatial requirements:

Privacy: Intimate to group dining provided^ Acoustics: Sound absorbent Lighting: 100-300 lux. decorative8

Powers 208/220 supply8 Dimensions: 15 sf/person8 UtI IItles: water/electricity/telephone Equipment: Fire detection, food service, intercom, sound system, registerA

Finishes: Exterior identification^ 170

Oapartmanti Food Service

Activity! Fast Food Space IdantifIcatloni A 3.3.00

Expected number of occupants 1 Varies; range 10-30.8 Square footage: 600 sf Functional description! Place for eating from mid-morning to evening. Adjacencies: On major public circulation pathA Spatial requirements: Privacy: Single to group eatingA Acoustics: Sound absorbent Lighting: 100-300 lux. decorative8

Power: 2O8/220 supply8 Dimensions: 12 sf/person8 UtI1Itles: water/gas/electricity/telephone Equipment: Fire detection, food service, intercom, register, sound systemA 171

Department: Food Service Activity: Kitchen/Service Space Identification: A 3.1.00

3.2.00 3.3.00 Expected number of occupants: varies; range 3 to 188 Square footage: 35% of dining area: 400, 300, 200 sf,

respecti vely Functional description: Place for food preparation and hand Ii ng. Adjacencies: Located near receiving and storage and access

to dining area.8

Spatial requirements:

Privacy: Non-public Acoustics: Sound absorbent Lighting! 20 fc overhead8 Power: 220 supply - non-corrosive8 Dimensions: based on equipment layout UtI1Itles: water/gas/electricity/telephone Equipment: Ovens, burners, steam tables, salad sta­ tions, dishwashing equipment, dumb wait­ er, ice machineB Furniture: stools, worktables 172

Oapartmantl Enterta i nment

Activity! Bars Space IdantifIcatloni A 4.1.00

Expected number of occupants: varies; range 25 to IO08 Square footage: 1600 sf Functional description: Place for live entertainment, drink­ ing, dancing, conversing from mid- afternoon to 1 ate n i ght.A Adjacencies: Access to exterior ex it.8 Spatial requirements: Privacy: Public Acoustics: Sound absorbent Lighting! 10 fc decorative8 Power: 220 supply8

UtI1itles: water/gas/electricity/telephone

Finishes: Dance floor, small stage, bar, beverage

equ i pment 173

Department: Administrative Office Spaces Activity: Executive Director Space Identification: B l.l.Ol Expected number of occupants: i Square footage: 300 sf

Functional description: This space is for top level manage­ ment and for routine operational d i rect i ves.^ Adjacencies: Located near secretary and access to business manager and public relations director. Spatial requirements: Pr i vacy: Max i mum Acoustics: Sound absorbent Lighting: lOO fc8 UtIIitles: telephone/intercom/electricity Equipment: ventilation - 10 to 15 cfm per personB Furniture: Desk, posture chair, 2 side chairsA 174

Oapartmanti Administrative Office Spaces

Activity! Executive Secretary

Secretary Space Identification: 8 1.1.02 1.1.06 Expected number of occupantsi varies; i to 2 Square footagat 75 sf each (150 sf) Functional description: Provide adequate and comfortable space for clerical tasks and recep­ tionist tasks.A Adjacencies: Located near Executive Director, Public Rela­ tions Director, and Business Manager. Access to Word Processing. Spatial requirements: PrIvacy: M i n i mal Acoustics: Sound absorbent for typewriter and equipment

noi se.

Lighting: 100 fc8 Utilities: telephone, intercom, electricity Equipment: Ventilation - 10 to 15 cfm per person8 Furniture: desk, posture chairA 175

Department: Administrative Office Spaces Activity: Word Processing Space Identification: B 1.1.03 Expected number of occupants: varies, range 1 to 4 Square footage: 50 sf

Functional description: This space will provide computer,

xerox machine, and other required machines for secretaries and employ­ ees . C

Adjacanelati Access from secretaries, accounting, bookkeep­ ing Spat Ia1 RequIrement s: Lighting: 100 fc8

PowerI 120/208V - four outlets, separate circuit for word processings UtI1itles: telephone/intercom/electr i c ity Equipment: Ventilation - 10-15 cfm per person8 Furniture: desk, 2 chairs, filing cabinet, equipmentA 176

Oapartmanti Administrative Office Spaces

Actlvltyi Public Relations Director

Business Manager

Space IdantifIcatloni B 1.1.04

I. I .05

Expected number of occupants: l per space Square footage: 250 sf each (500 sf)

Functional description: These spaces are to provide manage­ ment for rout i ne operat i ona1 act i v i- ties. These will deal with the general public.^ Adjacencies: Located near secretary and access to waiting

area. Spatial requirements:

PrIvacy: Max i mum Acoustics: Sound absorbent Lighting: lOO fcB UtiIItles: telephone/intercom/electricity Equipment! ventilation - 10 to 15 cfm per person Furniture: desk, posture chair, 2 side chairsA 177

Department: Administrative Office Space ActIv1ty: Account i ng/Bookkeep i ng Space Identification: B 1.1.07 Expected number of occupants: 1 to 2 persons Square footage: 175 sf Functional description: This space is where the books will be kept for the complex. Adjacencies: Located near secretary and word processing

space. Spatial requirements:

Privacy: Semi-private Acoustics: Sound absorbent Lighting: 100 fc8

UtItItlesI telephone/intercom/electric ity

Equipment: ventilation: 10 to 15 cfm per person8

Furniture: adding machine, typewriter 178

0*P*rtmantl Administrative Office Spaces Activity: Storage Space Identification: B 1.1.09 Expected number of occupants: none Square footage: 75 sf

Functional description: This space shall provide storage

for stationery and general office supplies.C Adjacencies: Access from secretaries and management Spatial requirements: Lighting: 20 fc8 Equipment: Adjustable shelving should be provided8 179

Department: Administrative Office Spaces ActIVIty: Coffee Room Space Identification: B i.i.io

Expected number of occupants: vari es; range l to 15^ Square footage: 300 sf Functional description: This space is to provide a pleasant breakroom which is essential to productive work.C Adjacencies: Access from management and secretaries

Should have access to exterior^

Spatial requirements:

PrIvacy: M i n i mal AcousticsI Sound absorbent Lighting: 100 fc8 Uti1Itles: telephone/intercom/refrigerator/electricity/

water

Equlpmantl ventilation - 10 to 15 cfm per personB

Furniture: chairs, couches, end tables, microwave,

coffee pot^ 180

Department! Leasable Offices

Activity: Waiting Area

Space Identification: B 2.1.01

2.2.01

2.3.01 2.4.01 2.5.01

Expected number of occupants: varies; range 1 to loA Square footage: 150 sf each per tenant

Functional description: These spaces are to provide a com­ fortable waiting area for clients and customers. Adjacencies: Primary access to secretary and ex it.A Spatial requirements: Privacy: Minimal Acoustics: Sound absorbent Lighting: 100 fcB

Equipment: Ventilation - 10 - 15 cfm per person8

Furniture: Couches, chairs, end tables 181

Department: Leasable Office Activity: Secretary Space Identification: B 2.1.02 2.2.02 2.3.02 2.4.02 2.5.02 Expected number of occupants: varies; I to 2 persons Square footage: 100 sf each per tenant Functional description: Provide adequate and comfortable space for clerical and receptionist tasks.A

Adjacencies: Primary access to offices and waiting area. Spatial requirements: PrIvacy s M i n i ma 1 Acoustics: Sound absorbent Lighting: 100 fc8

UtIIitles: te1ephone/intercom/electr i c ity Equipment: ventilation, 10 to 15 cfm per person8 Furniture: desk, posture chairA 182

Oapartmanti Leasable Office

Activity: Workspace Space Identification! B 2.1.03 2.2.03 2.3.02 Expected number of occupants: varies; range 1 to 5 persons Square footage: 350, 300, 200, respectively, per tenant Functional description: This space is to encourage the work

of each particular office. Adjacencies: Primary access to offices Spatial requirements: Privacy: Maximum privacy Acoustics: Sound absorbent Lighting: 100 fc8

UtI1itles: telephone/intercom/water/electr ic ity Equipment: ventilation - 10 to 15 cfm per person8 Furniture: tables, couch, chairs, drafting equipment. Artists will require personal equipment. 183

Department: Leasable Office Activity: Office Space Identification: 8 2.1-05 2.2.04

2.3.05 2.4.03

2.5.03 Expected number of occupants: 1 per office, respectively Square footage: 200 sf each, 2 for each tenant

Functional description: This area is to provide space to handle general business and to meet with clients and customers.A Adjacencies: Access to secretary and workspace Spatial requirements: Privacy: Maximum privacy

Acoustics: Sound absorbent Lighting: 100 fc8 UtiIItles: telephone/intercom/electricity Equipment: ventilation - 10 to 15 cfm per person8 184

OafSartmantt Leasable Office

Activity: Conference Room Space Identification! B 2.1.04 2.2.05 2.3.07 Expected number of occupants! varies; range 2 to loA Square footagei 150 sf each, respectively Functional description: This space is to meet with clients and to present work.A

Adjacencies: Access to waiting area and to offices. Spatial requirements: PrIvacy: Max i mum Acoustics: Sound absorbent Lighting: 100 fc8 Uti1 ItIes: telephone/intercom/electr icity Equipment: ventilation - 10 to 15 cfm per person8 Furniture: Large conference table, chairs, projector screen and related equipment^ 185

Department I Museum Activity: Administrative Offices Space Identification: C 1.1.01 1.1.02 1.1.03 Expected number of occupants: l to each space, respectively

Square footage: 150 sf each (450 sf)

Functional description: These spaces are where all executive administrative activities will be done.A

Adjacencies: Located near secretaries Access to Museum

Spatial requirements: Privacy: Maximum Acoustics: Sound absorbent Lighting: 100 to 150 fc8 Power: 208/220V for outlets8 UtI1Itles: Telephone/intercom/electricity Equipment: Ventilation - 10 to 15 cfm per person8 Furniture: desk, posture chair, 2 side chairsA 186

Oapartmanti Museum

Activity! Secretary

Space Identification: C 1.1.04

1 .2.02

Expected number of occupants: varies; l to 2 persons Square footagei 75 sf each (150 sf)

Functional description: To provide efficient work space for clerical and receptionists' tasks.^ Adjacencies: Primary access to offices and to the publicO Spatial requirements:

PrIvacy: M i n i mal Acoustics: Sound absorbent Lighting: 150 fc8 Power: 208/220V for out lets8 UtIIitles: telephone/intercom/electric ity

Furniture: posture chair, deskA 187

Department! Museum

Activity: Conservation Lab and Office Space Identification: C 1.3.08

1 .3.09 Expected number of occupants: varies; range 1 to 5 Square footage: 150, 400 sf, respectively

Functional description: This is the area for inspection, repairing, restoring and possible photo-documenting art ifacts.0 Adjacencies: Access to delivery area and storage spaces^ Spatial requirements:

Pri vacy: Max i mum Acoustics: Sound absorbent

Lighting: Indirect and task lighting; 5-150 fc overhead and mounted8 Power: 220V supply8 Dimensions: 20' minimum widthA Utilities: water/electricity/telephone, intercom Equipment: Microscope benches, sinks, fume hood, treat­ ment equipment^ Finishes: Resilient and stain-proof countertopsA Furniture: Counters 3r'-37" undercounter cabinet shelving, stools, tables^ 188

Oapartfflantl Museum

Activity! storage

Space Identification! c 1.1.06 1.3.06

1.3.02 1.3.07 1.3.03 2.1.04 1.3.05

Expected number of occupants: none Square footage: 50-150 accordingly Functional description: To store and protect artifacts not

in use or that are being restored.'^ Adjacencies: Access to receiving/shipping and vault

Located near Exhibit area.A

Spatial requirements:

Privacy: Maximum

Acoustics: none

Lighting: 50 fc8

Power: 120V for out lets8

Dimensions: not rigid Equipment: Lifting equipment and storage equipment.

Protection from humidity, dust and sun-

li ght.A

Furniture: Shelves and brackets to hold artifacts in

pos i t i onl^ 189

Department: Mu s eum

Activity: Exhibit Gallery

Space Identification: C 2.1.01

2.1.02

2.1.03 Expected number of occupants: varies from 10 to 55 Square footage: 1,000, 800, 400 sf, respectively Functional description: Spaces for the public exhibition of

changing and permanent exhibitions and hands-on exhibit ions.0 Adjacencies: Primary access to entranceO Spatial requirements: Pr i vacy: M i n i mal Acoustics: Sound absorbent Lighting: tungsten-halogen, 50 lumens8 Power: 208/220V wall and floor outletsS Dimensions: Minimum 14' ceiling heightA Utilities: water fountains/telephoneA

Finishes: highly durableA

Furniture: chairs and benches near each grouping of exh ibits^ 190

Oapartmanti Public Areas Activity: Public restrooms

Space Identification: D 1.2.01

Expected number of occupants: 12 maximum Square footage: 600 sf

Functional daacrlptloni This space is to facilitate personal hygiene of shoppers.A Adjacencies! Primary access to public circulation pathsO Spatial requirements:

Acoustics! Minimum

Lighting: 30 fc fluorescent8 Power: 120/208V waterproof outlets8 Dimensions: water closet stalls 14 sf min., handicapped 25 sf min.8

UtIMtlesi Hot and cold water/electricity Equipment: 8-20 air changes per hour, flush valve siphon-jet enamel water closet/enamel wall hung urinals, enamel lavatories/par­ titions - 6' high8 Finishes: Walls and floors to be washable, waterproofed, durable, stain and slip resistant.8 191

Department: Public Areas Activity: General Parking Space Identification: D 2.2.01 Square footage: 60,000 sf

Functional description: To serve the facility for means of arrival and departure to city streets.C Adjacencies: Primary access to major entrance and secondary entrances.^ Spatial requirements: Lighting: High mast 60-100' high, 8 5.0 fc in general areas with security cameras Dimensions! Minimum parking space 9' x 18' and main­ tain 25' width8

Equipment: Security cameras in critical area. Directional signage is needed.^ 192

Endnotes ^Joseph De Chiara and John Callendar (eds.), Time-Saver Standards for Building Types. (New York: McGraw-Hill Book Company, Inc., 1980).

8Ramsey, Charles G., and Harold R. Sleeper, Architec­ tural Graphic Standards, (New York: McGraw-Hill Book Company, Inc., 1984, 7th Edition).

^Edgar P.E. Lion, Shopping Centers: Planning, Develop­ ment and Administration, (New York: Wi1ey-Interscience, 1975).

Ocoleman Laurence Vail, Museum Buildings, Vol. I, (Wash­ ington, D.C.: American Association of Museums, 1950). CASE STUDIES

193 CASE STUDIES IntroductIon

This case study presentation is a comparative analysis of three adaptive reuse projects, within the United States: the South Street Seaport in New York, the Pioneer Square in Seattle and The Cannery in San Francisco. As a group these adaptive reuse projects have much in common with my program subject, an adaptive reuse of Tips Iron & Steel Building in

Austin, Texas. All three projects are mixed use complexes that include museums, art galleries, specialty shops, restau­ rants, and areas for entertainment. All case studies are a part of larger historic districts or historical areas, as is my project. And all projects are brick structures that also incorporate landscaped outdoor areas.

194 CASE #1 SOUTH STREET SEAPORT 196

South Street Si*jiprtf»

The South Street Harbor, which was originally amarket- place, was the center of New York's flourishing maritime commerce. Tall ships lined nearby wharves, and there was a ferry service to Brooklyn. The first Fulton Market opened in 1822.1 The port's prosperity began to wane in the 1860's as steamships replaced clippers and trade shifted to deep-water piers on the Hudson River. The decline of South Street excluded this area from further large-scale development, preserving it as a rare assemblage of low-rise 18th and 19th century architecture in the shadow of downtown skyscrapers.

A rescue group. Friends of South Street Seaport, were impelled to save South Street Seaport in 1967 when the lower

Manhattan building boom threatened to engulf the area.^ They rapidly began work to designate the 11 block area as a his­ toric district and began restoration on a specific three block area, developing it into a mixed-use complex of mu­ seums, wholesale and retail trade, offices, and restaurants.

The area is divided by owners, activities and designers into six areas: the Museum block, and Fulton Market, with which we are most interested and will concentrate on, Schermerhorn Row block. Piers 16 and 18, which house outdoor Museum func­ tions. Pier 17, that offers retail and restaurants, and Seaport Plaza, a 34-story office complex. 197

The cobblestone Fulton Street serves as the primary pedestrian circulation spine, linking South Street to neigh­

boring business districts. The three block area is closed to vehicular traffic. When entering the site from the city side first encountered is the Museum block, mainly comprised of small old buildings of varying ages. What were once their backyards have been carved away and joined into an irregular midblock passage that has proven to be one of the develop­ ment's most pleasing places to stroll and shop. One corner of this block had been removed many years before to make room for air vent, and it has been replaced by the first of the new buildings, a steel frame structure that mimics Victorian ironwork in its own way, and sits unasser­ tive ly next to the old. 3 Across from it toward the water, the block is entirely occupied by the new three-story Fulton Market, located on the site of three previous markets. Although it is not a reconstruction of any of the previous

markets, there are fond reminiscences of them. Appropriate­ ly, the structure satisfies a centuries-old formula for market buildings: an open public hall with adaptable shed extensions and canopies. 198

CASE M2 PIONEER SOUARE 199

Pfenaar Square

Pioneer Square as Seattle's first public meeting place, was the birthplace of the city and the focus of commerce and transportation. By the early 1960's Pioneer Square was a largely abandoned area that seemed destined for demolition and replacement. However, in 1973 the area became the subject of an adaptive reuse program. Now enlarged and restored. Pioneer Square again serves as gateway and hearth to the Historic District.^ Occidental Square, partly restoi— ed and partly carved from a parking lot, serves as the focal point of the district's open space. It reaches to the sui— rounding buildings to gradually transform and mold them, as both the Square and surrounding structures continue to shape each other. Restoration of the Pioneer Square pergola, con­ sisting of cast iron columns and a roof of cast iron and glass, creates something excellent on which to focus.^ The open space is filled with Seattles' office workers and toui—

ists during every lunch hour. Plays and music are often performed and vendors sell everything from ice cream to art.

Streets are being narrowed, not widened, by the installation of a tree-lined median. Lights and traffic signals are replaced—not with the latest designs but with reproductions of early ones.^ Occidental Avenue is closed to traffic and has become a brick paved mall where early 1900's street furniture and drinking fountains can be found. 200

With exposure to the park on the east and First Avenue to the west a concept was developed for the Grand Central Hotel, for a main and lower level pedestrian arcade with three levels of office space above. This Grand Central arcade is primarily oriented to the arts with numerous gal­ leries, museums, and the arts and crafts specialty shops.

There are many shops featuring home furnishings, books and antiques. The restaurants have grown both in number, varie­ ty, and stability. The project has become a night and day activity center. 201

CASE #3

THE CANNERY 202

The Cannery

The Cannery in San Francisco was originally used as the Del Monte Fruit Cannery. Now the old three-story brick loft building is a complex of shops and restaurants, just a block from the Chirardelli Square. A survivor of the 1906 earth­ quake, the original building exists only in its exterior walls; everything else is new, designed for its new function as a shopping and entertainment center.8 What has resulted is a collection of small shops and a variety of restaurants of various sizes, connected by a continuously interesting system of walls, corridors, steps, escalators, balcony decks and a glass-walled outside elevator.

The architects, free to design the interior of the old structure in any way they wished, chose to work with the same material—brick—and with details of the original building.^ The complex is entered from three points: direct to cannery walk, and from either end of Cannery Street, which is a landscaped mall. The ground level is a cool, inviting con­ course with greenery, public seating and even a dais for weekend musical entertainments. The three floors of shops and restaurants and cafes can be approached by broad stone steps, an escalator or a glass outside elevator, each way offering fresh visual adventures. The Hyde-Beach Cable car swoops over Russian Hill to its terminus here and is a splendid way to approach the Cannery. 203

The project has been a combination of restoration and addition of new structures. The new have kept the character of the old by blending the new materials used with the orig­ inal. The new interiors are also sensitive to the character.

The interiors are structured with steel framing, timber and plywood, replacing the heavy wooden post and beam construc­ tion of the original cannery interior. Part of the top floor has been opened up as a roof platform and creates a pleasing view of the activities below, and of the surroundings. 204

Endnotes 1"Profiting From the Past," Architecture Record, January 1984: p. 98.

'^ "South Street Seaport Sets Sail," Progressive Archi­ tecture. September 1983: p. 29.

3"Profiting From The Past," Architecture Record, Janu­ ary 1984: p. 98. -^Ibid.

5"Pioneer Square," Landscape Architecture, July 1979: p. 388. ^Ibid., p. 389. ^"Preservation," Architecture Forum, December 1973: p. 17. 8"The Cannery In San Francisco: A Shopping Complex Attractive to Tourists and Residents," Architecture Record, March 1973: p. 132. ^"Old Into New," Architecture Review, March 1969: p. 161 . 205

COHPARATIVECHART

Case #1 Case #2 Case #3 South Street Pioneer PROJECT Seaport Square The Cannery DATE BUILT 1797-1811 1909 I890's DATE RESTORED 1967 1973 I970's DISTRICT 11 Blocks 18 Blocks PROJECT 3 Blocks 1 Block I Block Beyer B. Belle Joseph Esherick ARCHITECTS Benjamin Jones & Jones Thompson Adapt i ve Adapt i ve Adapt i ve PROGRAM Reuse Reuse Reuse Mixed Use Mixed Use Mixed Use Cultural Cultural Restoration Restoration Restoration SITE Landscaping Landscaping Landscaping DEVELOPHENT New Additions New Additions New Additions ACTIVITIES Enterta i nment Shopp i ng Shopp i ng PRIMARY Shopp i ng Restaurants Restaurants SECONDARY Museums Offices Enterta i nment

OVERALL STRUCTURAL Fai r Fai r Good CONDITION ORIGINAL Seaport First Public Del Monte USE Marketplace Meeting Place Cannery

ADDITIONS Fulton Market Circulation Ironwork Structure Areas

AREA-sq. ft. 111,000 sq. ft. 66,000 sq. ft.

COST $351 Million $1.27 Million

LOCATION New York Seattle San Francisco New York Washington Ca1i forn i a 206

COMPARATIVE ANALYSIS 207

COMPARATIVE ANALY^Ig

Introduction In cities across the country—for a host of reasons and in vastly different ways—bui1dings that a few years ago would have been routine targets for the urban renewal bull­ dozer are today being given new 1ives.1 Historically signif­ icant structures and nondescript factories, part of the

city's heritage, are taking on new identities. These areas are being protected by cities, states and even the nation as historic districts. When these areas are restored or reha­ bilitated they often become the focus for dramatic resurgence of community spirit and pride.2 While not being exact "Wil­ liamsburg" type replicas these districts can create an open- museum atmosphere and at the same time generate interest in culturally oriented commercial shops. Merchants today see the romance and prestige of distinguished older buildings as valuable "image." And for many consumers, the selection of merchandise is a creative act, a process through which they

design their own environment.3 Buying and selling are also social exchanges in our society. Combining an area for entertainment, shopping and dining in a historical setting creates a place where people like to gather even if they are "just looking," while providing a tangible link to our na­ tions' heritage. 208 Location The South Street Seaport, The Cannery and Pioneer Square are all examples of this type setting. They are all mixed use, adaptive reuse projects that cover from one block, as with the Pioneer Square, and the Cannery, to three blocks at South Street Seaport. All are also only a part of a larger

district or historic area. The relation the site has with the district as well as the town is very important. The project must not only be accessible to tourists but also to the everyday local shoppers and business people. For example: South Street Seaport is on the edge of the lower Manhattan business district; within walking distance, it attracts a lunch and after 5:00 crowd. South Street provides an escape from the rush and the traffic with everything from drinking and dining to entertainment and socializing areas to romantic intimate areas, and at the same time attracts the tourist and local shoppers with museums, art galleries and specialty

shops. Pioneer Square also attracts daily business people and

tourists. Its location is near the business area and at­ tracts lunchers with its variety of outdoor eating areas and

indoor dining restaurants. The tourists are drawn to the site of the first town meeting and the shoppers enjoy unique shops and a relaxed atmosphere.

The Cannery on the other hand, while being geared more toward the tourist by being on route of the cable car, also 209 attracts locals, its intF.r«=i-,-r,« ^ jnreresting forms and circulation pat­ terns create exciting visual experiences while moving from one level to the next that are filled with shops and eating areas.

Conservation The achievement of a harmonious fit between the proj­ ect's historic rooms and its new use is largely determined by how high conservation ranks on the list of priorities. While the precise detailing of restoration may not be required,

maintaining the integrity and character of the area is cruc­ ial. The significant historical importance must be studied, the architectural history must be researched, and the struc­ tural condition must be determined. As with Pioneer Square,

the historical importance was mainly based on the area being an early meeting place. The building needed structural reinforcement, but the exterior was in satisfactory condi­ tion. Restoration of the pergola was extensive as well as the rest of the park. While no new buildings were added,

reproductions of street lights, traff\c lights and furniture were extensive.

The South Street Seaport in comparison required addi­ tions of new structures that had to be sympathetic to the existing structures. The 60,000 sf new Fulton Market, for example, could not overpower the structures across from it. 210

The solution was to give the three-story structure a canopy that did more than simply relate old to new but minimized the height and mass of the structure.5 Another consideration on the project was the condition and treatment of the brick. Chemical analysis of the old mortar revealed that 19th-cen­ tury masons had used a lime compound that gave remarkably well during settling. Bricks were then located at brickyards and quarries that could be used for reconstruction. The existing facades were washed gently with water and were repointed.

The Cannery had still a different set of criteria in that the historical significance was not an issue as much as maintaining the architectural character. Additions needed to be made in the form of circulation systems, elevators, walks, corridors, steps, and escalators. The same brick and detail work used on the original cannery was repeated and created a harmonious effect.

Space and Activities

The scale of the three case studies are overall neither grand nor intimate, but they do provide for both sensations. In the mixed-use complexes studied here they have in diffe­

rent ways taken care not to overcome the visitor with a limited type of space, but provide for different needs for

crowds and for the individual both. Large public spaces are 211 created to al low -t-ho V<{E-..^I diiow rne visual experience of the site as a whole; these spaces provide for interaction and socializing. As in South Street Seaport, the cobblestone Fulton Street is the main entrance to the complex and when entering there the feeling of walking into another world is created. This space opens into an open area that can hold a large number of people to gather socially for drinking and conversation. While meeting the needs of the crowd, it also allows the individual to be lost in imagination gazing at the facades and enjoying the overall atmosphere.

While these public spaces are important to hold a crowd, different ways to pass through the site must be provided, especial ly for when a crowd is not there. Areas that can provide for more than just the visual sense—areas that you can experience with all your sense, touching, hearing, and smelling. For sites that are designed to provide a retreat for an afternoon or just for a lunch break it is important to relieve stress levels, not enhance them. Ways must be created to let visitors regulate their own personal privacy by designing areas to either stimulate conversation or to insure privacy. All three of the Case Studies provided areas in this way. The Cannery, in its system of corridors, steps, and escalators provide a sense of movement that branches off to balconies, bridges, and arcades, for quiet moments to view activities below. Pioneer Square has re­ created the original public meeting spaces, but in their use 212 of street furniture and brick pathways have provided areas to sit and watch activity or to visit with people and relax. Pioneer Square's exterior eating areas and arcades provide the romantic with views and intimate spaces. South Street Seaport's Museum block provides Cannons Walk, an exterior, crooked alleyway. The architects carved this meandering court out of a jumble of sheds and backyards, but rather than tidying up the resulting passage they glorified what Beyer calls it "leftover quality".^ This walk stimulates all sense and imagination and is a delightful escape from the crowds. 213

Endnotes ^Carter Westman, "Recycling The City," Horizon, January 1978: p. 43.

^Preservation and Energy Conservation, Washington, D.C.: Advisory Council on Historic Preservation, 1979: p. 3. 3"Profiting From the Past," Architecture Record, January 1984: p. 98.

^Suzette Souci, "Program, Restoration of San Antonio Museum," 1984, Texas Tech University. 5"Profiting From the Past," Architecture Record, January 1984: p. 104. 6lbid., p. 100. ^Ibld., p. 102. BIBLIOGRAPHY

214 BIBLIOGRAPHY Books:

^^"^t^nl; n"^*^ Hancock. Time-Saver Standards for Ar-n hitec- ^Z PoaJ'^" "^^^^^ New York: McGraw-Hill Book CompanyCo ,

De Chiara, Joseph and Callendar, John. Time-Saver Standards ,Z. .'lon""^ Typps. New York: McGraw-Hill Book Company, inc.* 1yoU• ., and Koppelman, Lee E. Time-Saver Standards for SiJte P1 ann i ng. New York: McGraw-Hill Book Company. Inc., 1984.

Diamonstein, Barbara lee. Buildings Reborn. New York: Harper and Row, 1978.

Hoagland, Henry E.; Stone, Leo D.; Brueggeman, William B. ReaJ Estate Finance. Homewood, Illinois: Richard D. Irwin, Inc., 1977. Jacobus, Charles J. Texas Real Estate Law. Reston, Virgin­ ia: Reston Publishing Company, Inc., 1983.

Lion, Edgar P.E. Shopping Centers; Planning, Development and Administration. New York: Wi1ey-1nterscience, 1975.

National Retai1 Merchants Association. Merchandising and Operating Results of 1982. New York: Financial Execu­ tive D i v i s ion, 1983.

Martin, Peter G. Shopping Center Management. New York: E. and F.N. Spon, Ltd., 1982.

McPartland, Joseph F. National Electrical Code Handbook. New York: McGraw-Hill Book Company, Inc., 1981.

Merrit, Frederick S. Building Design and Construction Hand­ book. New York: McGraw-Hill Book Company. Inc., 1982.

01 gay. Victor. Design with Climate. Princeton, N.J.: Uni­ versity Press, 1980.

Pe i ra, Perc i va1 E . 1984 Construction Cost Information Dodge Construction Systems' Cost. New York: Library of Con­ gress, 1981.

215 216

Ramsey, Charles G. and Sleeper, Harold R. Architectural Graphic Standards. New York: McGraw-Hill Book Co., Inc., 1980.

Sommer, Robert. Personal Space: ThP Rph^vior.^1 Basis of Design. Englewood Cliffs, N.J.: Prentice-Hall, Inc., 1969

Vail, Coleman Laurence. Museum Buildings. Vol. I. Washing­ ton, D.C.: American Association of Museums, 1950.

Per i od i ca1s:

"Appearance, Function, Privacy, Valued Most by Office Work­ ers." AIA Journal (January 1969): 76.

Brittain, Constance (ed.). "Illuminate Your Business." Shopping Center World, Vol. 13, No. 11, (October, 1984).

Bucher, William Ward. "The Crack Detective." The Old House Journal (July 1981): 156.

"The Cannery in San Francisco: A Shopping Complex Attractive to Tourists and Residents." Architectural Record. (March 1973): 132.

"Old Into New." Architectural Review. (March 1969): 169.

Opsata, Margaret. "Design Issues." Shopping—Center—World. Vol. 13, No. 8 (August 1984): 31.

. "Retailers Talk Back." Shopping Center World. Vol. 13, No. 8 (August 1984).

"Pioneer Square." Landscape Architecture. (July 1979): 388. "Preservation." Architecture Form. (December 1973): 17.

"Profiting From the Past." Architectural Record. (January 1984): 104. "Shopping Center Patronage Motives." Journal of Retailing. 1977: 30-36. "South Street Seaport Sets Sail." Progressive Architecture. (September 1983): 29.

Westman, Carter. "Recycling the City." Hor i zon. (January 1978): 43. 217

Government Reports:

Austin Advisory Committee. Austin Music: Into thee Future. Austin, Texas. First Report, n.d.

City of Austin. City Tour. Austin, Texas. January/February 1985.

. Economic Review and Forecast: 1984-1985. Chamber of Commerce, Austin, Texas. n.d.

. Growth Watch. Austin, Texas. October, 1984.

n.d.. Kaleidoscope, the Guide to Austin. Austin, Texas. . Zoning Ordinance. Austin, Texas. n.d. U. S. Government. Preservation and Energy Conservation. Washington, D.C.: Advisory on Historic Preservation, 1979. U.S. Government. Rehabilitation Standards. Washington, D.C.: Secretary of the Interior, U.S. Government Print­ ing Office, n.d.

Unpublished Material: Brown, David R. "Underground Austin." Lubbock, Texas: Division of Architecture, Fall, 1984. Soucie, Suzette. "Program, Restoration of San Antonio Mu­ seum." Lubbock, Texas: Division of Architecture, Fall, 1984.

Interv i ews: Frank Neindorf. Commercial Real Estate Broker, Austin, Texas. 10 February 1985. Commercial Real Estate Broker, Austin, Texas. 20 February 1985, Weston, Pat. Vice President, Convention ^"^ Visitors Coun­ cil, Chamber of Commerce, Austin, Texas. 15 April 1985.

'THH^I^ DC^OHEMTATIDU

C'ATHERIUE /OoREr^^icHAn=HR

TTF^ I ROM ?'STEEL. |3UiL.DiU(^ BACKQROUND PROJECT: n mixed-usF facility that specifically prcvidcs:: P\) Rental ur.its for derign- oriev.ted basinesses (ie: art, a^c^itc•c t ure, interiors, fashion, furniture, and msl S" MRtE I retoil\ whore designers of al! disciplines can locate "their spaces" (ie: studios, offices, exhibit spaces, and retai1 spaces).

P) A place where both local Austinites and visitors to the arera can gather for a unique expe:>-ience and find professionals, specialists, unique retail, exhibits, learning srtd teaching centers, foods, and entertainment.

THEFTS STHTMENT (revised from program) The design of an "arts>" mixed-use facility is a vehicle through w.«-:. rh unique, creative, an: inspiring e >;pe'"i ence;• could be provided and created with each tenant and visi'or. CONBTDERnTIONS 1) A faci1ity that: - seeks to provide both tr outlet for businesses and a gathering place for consumers arid adfr.irers. - is allowed tc grow and change arid not become stagnant. 2) An architectural response that provides: - an unique experience to vi si tors. - rental areas that are easily adaptable for tenants and still tie into the character of the entire faci1ity. - Shelter to both tenants and visitors but does not stifle the possibilities for the uniqueness of each rental unit within the character of the whole. - Rental units tha^ var_, in sire to meet the needs of each tena-t. - Areas for both tor:-p:.rar> rental spaces and permanent rer.tal unite - Areas to disc pi ay the talents of the tenc-ntr, students ar,d visit i'-.r^ exh i t iters. 5+1^ ^ (:;,^ STRHETJ - An are,:, to te^.c^. and to share, to experience arid ^ c be involved. - Atr,-.r.-phere t^c-t combines Aust-n fthc sojt hwr r.t "> , the par^ (ie: historical si gni f ; car.ce o-' *.'. sire, £'. -, - C C. ar-.d city, the pre--:!',t a.'r.:'. the 'at ure. CITY T^^K f RIVER.

The site and the prcgraa,-. lerit a varirty of clues tc br^in my stud J - my !r'anting point was miser r.cc pt i cr.s c'' w',i\t a is, as we know *' in^ whr^ it r.j pr^ L;d ies ; t i c s, un: r- ^e : r e a; sh :• p - i :'. r t Brider.c: i es mc the bar! -vc ,.r,d r.Ec c i: c.

The st ..dy - ^ *•'-. te the ne; (T.-rcess. :. ..h-. -J 4,. I-- •_> -Io--' - - .- •-•., ths et"-, C, rcrt, thr dcvclc^ ir^q 5th C^reet, t^,c pa--^ , the la^r, Pus'in's vr"-: c.^! a- mr vc.'-.r nt pattrrr-, ad the ir-:,icdi;te area - '' the site tc cons i dr". Thr c.:.-,ce::t tr e re^lirat ion th^' the -fc- ,sc' a.', opp-'rtunity tc b-ir,^ all the noder cf this area cf A^istin together at this site, f.nd have vehicular lintagr tc othe parts of the city. The site had to be the point that pulled the river and park (natural environment), the downtown, 5th 8 6th Streets and nearby office complexes (built environment) together This interaction between the' natural and built environments became my underlying theme.

The access to the site was by two major groups: !) pedestrian -highly pedestrian area on street level - exclusively pedestrian at park or river level. ?' ve'-icular —cars -public transit. J-AICE The tendencies and needs of bcth were to be respected. - PARK

The existing, contours of the site provided sr, excellent opportunity to provide an exciting pedestrian entrance, frcr.: the street, void of _ i ^ ^ vehicular tra 'fie. A'ter a ^B^lM stud> of pcdc :*risri movement in the area both existing a.,^ expe -ted (with the new cerctruct ion) this area could clea «-.i- - cr.TC •ocal PC. Pcthh physical and P-: chclogical connect be- weer. the built ar,d nst ura ;»-cnr,ier,t s had be made. 3aEMDp LAKE. The site is i so provided gc.o vehicular access frorr. tjifferent directions with possibilities of beautiful views o' the lake while wclI-in^ tc and frcrr the entrances.

The prir,-,a:~y axis from the street to the parV; automatically developed and became the focus for the site development with secondary axis branching to the vehicular parking areas. The primary axis would provide a strong visual connection from street level "through" -C5e>L£5' the site, and provide a strong physical connection to pull built and natural together. Incorporating water into the site took the connection one step further.

The area developed into a park like area. The water beir.g a physical connector into the facility and a psychological connect ion to the park sr.d lake. The space became a "people place", an area to sit and eat a sac5- lunch or in a nearby- restaurant, an area to liste tc a L,U i t ar i st, a band, or other e-t ert a i nment. A^, srec. fcr people tc en Joy t*-e wonderful Austin climate and ST'Ct i r. A'^:-tin's ur.ique local chcr.-cter.

The dravs intc the facility is desigr.cd kv i t h r, series of prog-cs^ i cm , thr use rf s:?idr c, r,-" v-'idr, cc r;: i de r i r.r^ sri:! rr.cr. i :: u 1 at i .'.^ bcth. The neec . u:."! c i a-,-.,: .-rd by the decig- dct, and L;SC of materials.

The axis • ; •• 1. pcdest r i ar, sir,-.ilar tc a road or , A L It t.eccri irecticr-cl prir.t the Iv.e, ail ct-i c nt at i c r, d€'. : ce ai..'. :.rf!e,t i c^ 1 1> 1 B-iCS pes:tic; T^e hallwcys off the main axis become secondary "streets" that open onto "plar^:" (vc ids' The st have structures (sc^idc* surrounding them whic"- arc brc'-en down fu>-ther i-.t c spaces ^r^e.'.tal units' f-,; t have f- ent d:-- s. and bad d.'-rs that oprr, to winr'inci alleyr (voids^. The "roofe" are protected frcrr, natural eler.'.ent s t .,.•* open to na-'ural sunlijrht. One rocf maj be private cr.d the ne>:t may be connected by bridge* tc a shrppinr, area^ a rertau»-ar,t or a look-out point.

Ear de^cZzpc:' tc • c-rc, exhibit spi or hrpe. T'-.e idee bring tc b, rr.r. o^'ic""• e ar-'-, ^ ^>. :-••.-. <---.'-es 1 n ir,tc direct relationrhip Wl

re- la'-r,c rr sr;..,l' e:- t' tenan* derired. E.--"-. unit ccu:d pcrsibly have Is^ fire-.

. u •• ,• _ exr : ..tlic urc ;tdcor sc-ilptur-e:" n eec arc r : ar he' ren ".e or ' a'- -en e.A' M —=.A y f:e , eac- b^ ir.r c l^'x 1^' spccc , ish-rd by "ter^-li'-e

REAJTAi. L//UIT3 The -4.1,1. AS, unique in itself, full of history. My choice was to keep two of the existing buildings and tc use in my design the atmosphere of the original site. I chose to incorporate the steel industry heavily into my design. The strongest feature being a focus point at the main entry. A large steel sculpture that you not only walk across from street levBl but yc... penetrate to enter the facility-. You also climb and it becomes a lcr!--cut pcir,-^ providing views to the lake ar,d to the downtown. The sculpture frames a visual angle frci.T the street to the Isrc and creates a sense cf ant i c i pat i or. f rr r.-. b-*:h direct i cr.s. STRLxrruJ^iE-- The srcor-idary elements would include exposed trusses used throughout the buildi-.^i'.

The steel theme ties the old tc the r.ci^. The new neve»- toucher . e old. The old stands < its own, respected. The net; only reac ward it, wappin^ around

The desi^r. phase thi' prcJeC proved t^o be c . ca -- 1 ge ; r, £ a r. :trewar c ng. Th e size c f e p.-eject, the sens i t i ve 1 c f the site, and th e ( :T;:ple>:it' *y- - the relatirns: , . y : ps of the P>" ^^r.r -jw^ ject. what forced me i r.' a semester of cc r,r e- et io>., r ' p.. llinr. -er idea- th; hac ar.d develop a thesis