DESIGN PR0GPJU1 FOR HARRINGTON SQUARE - PHASE III
An adaptive re-use of the Old Albuquerque High School gymnasium building.
Presented to Bob Lima - Associate Professor of Architecture DIVISION OF ARCHITECTURE TEXAS TECH UNIVERSITY
In Partial Fulfillment Of the Requirements of the Bachelor of Architecture Degree
by Leslie L. Shepherd December 10, 1982
To my parents, Nat and Betty Weatherby, for their patience, guidance and wisdom in allowing myself the opportunity of making my own decisions, mistakes and successes. TABLE OF CONTENTS
BACKGROUND Project Description 1-1 Goals and Objectives 1-3 Project Issues 1-5 The Area 1-7 The City 1-8 The District 1-10 Adaptive Re-Use 1-12 School History 1-15 Architectural Decription 1-18
SITE ANALYSIS Present Status 2-1 Land Use 2-6 Pedestrian Travel 2-8 Vehicular Circulation 2-9 Utilities 2-10 Water 2-11 Storm Sewer 2-12 Sewer 2-13 Topography 2-14 Soil Analysis 2-16 Vegetation 2-17 Views 2-19
ACTIVITY ANALYSIS The Office Environment 3-1 Health Club 3-4 Dining Activities 3-9
SPACE SUMMARY Space Summary Introduction 4-1 Scheme A Health Club 4-3 Scheme B Health Club 4-5 Restaurant Summary of Existing Space 4-10 Summary of Possible New Construction 4-10 DETAILED SPACE LIST Introduction 5-1 Health Club Scheme A 5-2 Health Club Scheme B 5-12 Restaurant 5-17 Condominium Office Space 5-28
SYSTEMS PERFORMANCE CRITERIA Introduction 6-1 Structural 6-1 Enclosure 6-2 Electrical 6-2 Mechanical 6-4 Conveying 6-5 Plumbing 6-6
COST ANALYSIS Office Space Market Analysis 7-1 Restaurant Market Analysis 7-6 Health Club Market Analysis 7-10 Projected Cost Breakdown Scheme A 7-13 Projected Cost Breakdown Scheme B 7-14 Gross Annual Income Scheme A 7-15 Net Annual Income Scheme A 7-16 Gross Annual Income Scheme B 7-17 Net Annual Income Scheme B 7-18 Restaurant Income 7-19 Office Income 7-19
APPENDIX A / STANDARDS FOR REHABILITATION A-1
APPENDIX B / CASE STUDIES B-1
BIBLIOGRAPHY C-1 TEXT FIGURES
1. Map of the United States identifying New Mexico 1-7 source - Wrld Book Encyclopedia 1979
2. Arial View of Albuquerque 1-8 source: World Book Encyclopedia
3. Albuquerque Civic Center 1-9 source: World Book Encyclopedia 1979
4. Site Plan of Albuquerque High School Buildings 1-18 source: Spruel Development
5. Photograph of southeast corner of Gjnnnasium 1-19 Building of Albuquerque High School
6. North Facade of Gymnasium Building 1-20
7. South Facade of Gymnasium Building 1-20
8. Sketch of Albuquerque High School from Central Ave. 2-1
9. Ground Floor Plan of Gymnasium Building 2-3
10. Second Floor Plan of Gymnasium Building 2-4
11. Balcony Level Floor Plan to Gymnasium Building 2-5
12. Land Use Map of Albuquerque, New Mexico 2-7 source: Albuquerque City Planning Office
13. Pedestrian Travel Radius Map from Albuquerque High School 2-8
14. Vehicular Circulation Map 2-9 information source: Albuquerque City Planning office
15. Water Supply Map for Albuquerque High School 2-11 source: Albuquerque City Planning Office
16. Storm Sewer Map for Albuquerque High School vicinity 2-12 source: Albuquerque City Planning Office
17. Sewer Map for AHS vicinity 2-13 source: Albuquerque City Planning office
18. Topographic Map of AHS 2-14 source: Public Works Department, City of Albuquerque
19. Soil Survey Map for Bernalillo County, 2-16 source: Soil survey for Albuquerque, New Mexico TEXT FIGURES (cont.)
20. Vegetation Map for vicinity of gymnasium building 2-17
21. Views from site location map 2-19
22. View from North Side of Gymnasium sketch 2-20
23. View from West Side of Gymnasium sketch 2-21
24. Nuisance Distance Chart for Office Layouts 3-2 source: Pattern Language, Alexander
25. Office Proximity Matrix 3-3
26. Health Club Proximity Matrix 3-8
27. Dining Proximity Matrix 3-11
28. Downtown Albuquerque Office Space Absorption Graph 7-3
29. Survey Map of Restaurants within vicinity of AHS 7-9
30. Graph Comparison of Maximum Net Income for Schemes A&B 7-21
31. Map of downtown Albuquerque B-2 source: First National Bank of Albuquerque
32. Site Plan of the Galleria Albuquerque, New Mexico B-3
33. Floor Plan for Executive Sports Club B-5
34. Map of Downtown Amarillo,Texas B-9 source: Amarillo Chamber of Commerce
35. Site Plan for Mesa Petroleum Amarillo,Texas B-10
36. Absenteeism vs. Activity Chart B-13 source: Fitness Facts by Mesa Petroleum
37. Map of Lubbock,Texas B-16 source: Lubbock Chamber of Commerce
38. Pyramid Plaza Interior, Lubbock, Texas B-17 source: Joe Feagin Investment
39. Pyramid Plaza Typical Floor Plan B-18 source: Joe Feagin Investment When you have all the answers about a building before
you start building it, your answers are not true. The
building gives you answers as it grows and becomes it
self.
Louis Kahn DHHARRJMQTOn SQUAREO BACKGROUND Project Description
The project involves the adaptive re-use of the Gymnasium Building,
which is part of the Old Albuquerque High School, located on the eastern
edge to the downtown core of Albuquerque, New Mexico at the intersection of Broadway and Central Avenue. The entire school complex will provide the basis for a phased adaptive re-use project into an office condominium
complex by Spruel Development. The third phase of this project deals with
the re-use of the Gymnasium, and will be the subject of discussion for
this paper.
Spruel Development a local development/investment firm has of
present acquired the complex from Albuquerque Public School System
and is proceeding with the development of the project in three phases.
Phase I involves retro-fitting the existing "Old Main" and Classroom
Building into office condominiums. This conversion will include install
ation of new mechanical, plumbing and electrical systems, exterior re
pair and some new construction. As the buildings have sat vacant for
nearly a decade they have suffered moderate vandalism and deterioration.
Repair or replacement of all windows and doors as well as replacement of
the roofing will re-establish the integrity of the building envelope.
Cleaning and repair of the exterior brick and concrete will return
aesthetic dignity to the exterior of the building. New construction will consist of the erection of a three story atrium area with elevator towers
and aerial walkways connecting the elevators, "Old Main" and the Classroom
Building. The remainder of the rehabilitation will be performed in accord
ance with the individual owners requirements for their individual inter
ior spaces. Phase II will include similar rehabilitation and conversion
1-1 of the Library and Manual Arts Building offering a combination of leased office space, retail and dining.
Phase III of the project will encompass the rehabilitation of the
last original structure to the complex, the Gymnasium and Cafeteria
building. This building will be retrofitted for, as well as any new
construction necessary, to house additional office space, a restaurant,
and unique to this building of the complex, a health club.
1-2 Goals
To return vitality and aesthetic dignity to the Gymnasium building of the Old Albuquerque High School in a manner which will complement the remainder of the complex, the downtown core, as well as the city of Al buquerque.
Objectives
1. To provide a project which will be economically successful and pro vide the owners with a return on their investment.
2. To design an adaptive re-use of the building in a manner that is com patible with the natural environment of Albuquerque.
3. To create a project that will enable the varied user groups to co exist in a manner which will enhance the office, health club, and dining experience.
4. To integrate the building into the fabric of Harrington Square which will be completed under phases I and II of the project.
5. To retain the original character and architectural features incor porated into the original 1936 design of the building.
6. To design the spaces in such a manner as to encourage a positive
interaction with the remainder of downtown Albuquerque.
1-3 7. To incorporate energy conscious design ideas and systems into the existing building structure.
8. To design spaces which will enhance the working, exercising and dining experiences.
1-4 Project Issues
1. Feasibility - To make an assessment of the best possible means to
insure financial success of the project as it is of a speculative
nature. The main question of concern deals with the Health Club
portion of the project as it is the unique aspect of this phase of
the project. The type structure of management the facility will have,
whether it be a members only type of club with initiation fees and
monthly dues or if it should be held in condominium by the owners-of
the offices in Harrington Square Office Complex. This will be deter
mined through estimation of funds generated by the project, the cost
of retro-fitting for the facility, the amount of space it will re
quire, as well as rough estimates of the expectation of the user
group size. Project costs and projected returns for the remainder
of the facility will also determine the feasibility of renovating
the building.
2. Architectural Integrity - As this building is listed on the National
Register, considerable effort will need to be made to insure that the
Historic character and heritage of the buildings are not violated.
The design relationships between old and new architecture will need
to be examined to insure an aesthetic integration of any new construc
tion into the existing fabric of the building.
3. Integration - How to inject new systems into the existing building,
but first assessing which building systems will no longer provide
the services in an efficient or dependable manner.
4. Quality of Environment - While the new tenants of the building will
be occupying a unique environment with part of Albuquerque's heritage
as a background for their daily work environment, concern and caution
1-5 must be executed to insure that their physical, psychological and
spatial needs are met in a manner that will enhance their daily
routine.
5. Integration - The project must be designed not only as an integral
part of the Downtown Albuquerque, but also as an integral part of
the Huning Highlands Historic District.
1-6 The Area
New Mexico is called the Land of Enchantment because of its rich history and unique scenic beauty. New Mexico has a dry, warm climate with a state rainfall average of less than 20 inches . With the federal government owning about one-third of the land in the state, the federal 2 government plays a vital role in the state economy . Mining is by far the largest income-producing industry in the state with an annual pro duction of over 2 billion per year or two-thirds of the value of all goods 3 produced in the state . New Mexico ranks as a leading center of space and nuclear research, with facilities in Albuquerque, Los Alamos and
Alamagordo. The tourist industry, vital to the economy of New Mexico has seen a large increase as of recent due to the development of New 4 Mexico ski resorts . The Rio Grande provides a major source of water to the arid area with underground wells or aquifers providing water to many cities including Albuquerque.
New Mexico ranks fifth in size among all the states and second in size among the southwestern states. Albuquerque is the largest city in the state.
Fig.l - New Mexico location
source: The World Book Encyclopedia, 1979.
1-7 The City
Albuquerque, is the largest city in the state of New Mexico with a population of 417,000 . It serves as an industrial trade and transpor- 2 tation center of the Southwest . Albuquerque was started as a village in the year 1702 and named after the Duke of Albuquerque, the viceroy of 3 New Spain . Albuquerque is the home of the University of New Mexico, the University of Albuquerque, Technical Vocational Institute, and South western Indian Polytechnic Institute. East of the city, the Sandia and
Manzano mountains provide ski slopes and recreational facilities. The chief industry of Albuquerque is nuclear research with Kirtland Air
Force Base engineering center and Sandia Laboratories located on Kirtland 4 base, is the largest private employer in the state . The local govern ment consists of a mayor-council system, with one mayor and nine city councillors. The city was incorporated in 1891 .
Fig.2 Arial View of Albuquerque source - World Book Encyclopedia 1-8 Downtown Albuquerque was the site of an Urban Renewal Project in the early 70's that included a 9 million dollar convention center. Civic center and library for a total of 26 million.
Fig.3 Albuquerque Civic Center source - World Book Encyclopedia
1-9 The District
The old Albuquerque High School is listed on the National Register of Historic Places as part of the Huning Highlands Historic District.
This district, named after one of the more prominent figures in Albuquer que's history, is characterized by Victorian Homes built around the turn of the Century. As the railroad passed the city of Albuquerque by about two miles to the east, the town shifted toward the railroad and what was then called "New Albuquerque" was separated from "Old Town." The resi dential area that was developed east of the new railroad tracks was named
Huning Highlands. The railroad provided Albuquerque with easy access to
fired brick, hardware, millwork, and plumbing which was incorporated into
these homes. The district was named after Franz Huning, a german immigrant who "saw possibilities for future in the little town of Albuquerque ."
His own home, known as Castle Huning, was an Albuquerque landmark that
stood for 72 years on Central Avenue before being demolished in 1955. It
is also to note that Franz's son, Arno, is whom Arno street to the east 2 of Albuquerque High is named .
1-10 THE CITY
U.S. Bureau of Census, 1980 Census of Population and Housing, U.S. Department of Commerce, 1980. 2 World Book Encyclopedia, 1979, I, 317.
•^Ibid.
'^Ibid.
^Ibid.
^Ibid.
THE AREA
"New Mexico, The Land of Enchantment," World Book Encyclopedia, 1979, VIII, 220c. 2 "New Mexico, The Land of Enchantment," World Book Encyclopedia, 1979, VIII, 220g. 3 "New Mexico, The Land of Enchantment," World Book Encyclopedia, 1979, VIII, 220h.
"New Mexico, The Land of Enchantment," World Book Encyclopedia, 1979, VIII, 220h.
THE DISTRICT
"Memoirs of Franz Huning," Trader on the Santa Fe Trail, Uni versity of Albuquerque Press, 1973, vili.
E.R. Harrington, History of the Albuquerque High School, unpub lished, p. 3.
1-11 Adaptive Re-Use
Adaptive re-use as we know it whether it be called renovation, retro
fitting, recycling is basically a new concept in the United States. Its
recent popularity is not merely the result of a fad to be short lived,
but the need for a re-weaving of the city fabric that returns vitality to
it's environment. "Creative adaptation provides pride in our heritage,
a link with the past, respect for the aesthetics and craftsmanship of anothe
time, insights into our development, ample creative opportunity for arch-
tectural innovation and problem-solving, enhancement of the urban fabric,
greater security, stability and beauty, while conserving basic materials
and meeting modern needs ."
Our built environment is the most tangible proof of civilizations 2 evolution . However, preserving this environment in museum type settings
has limited applications. Preservation projects that have been subsidized
by federal funding or gifts to non-profit groups have been given an advan
tage over the competitive environment of the marketplace. To insure the
continued adaptive use of our built environment these projects must prove
themselves independently viable. To accomplish this "preservationists must draw on the skills and techniques of real estate developers, harness
their development potential and help direct their aggressiveness toward 3 preservation efforts . Concerns of developers that enhance the movement
for adaptive re-use of buildings as stated in the National Trust for
Historic Preservation's book. Economic Benefits of Preserving Old Buildings are as follows:
1. Construction costs for both labor and material have skyrocketed and continue to escalate during the development process, causing large cost overruns.
1-12 2. The supply of materials has been limited and long delays are more and more prevalent, causing an increased construction time period and delaying cash flow. 3. Resistance to new zoning, environmental impact statements and re views, increased building code requirements, local neighborhood opposition to new development and the "no growth" movement have caused delays and have consequently increased soft costs for developers. 4. Neighborhood reaction to the destruction of it environment has become almost militant, and many community groups have been organized with the express purpose of preserving their built environments. 5. Interest rates are most unpredictable and the cost of money is high, causing many conventional projects to be nonviable. 6. The market for office buildings has veered off in a new direction- for how long no one knows - but the impact of the standardized impersonal buildings has caused a reaction in the market, where newness itself is no longer a virtue. 7. The real estate market is more and more aware of the values inherent in many old structures and this reaction is increasing at a dramatic rate .
The easiest argument to follow these are the highly successful projects all ready done. In Glouchester, Massachusetts where a 100 year old grammar school was converted into housing for the elderly for 18,500 per unit as opposed to 26,500 for similar new construction . Not only can adaptive re-use be economically viable but are also good for the
National Economy. Recycling is more energy efficient as new buildings require a disproportionate amount of energy with the large amounts of glass, steel or aluminum , also building renovation is more labor inten sive than new construction in that every million dollars worth of renovation work generates 107 jobs, versus 68 for a new building .
1-13 FOOTNOTES
Barbarall Diamonstein, Building Reborn, New York, Harper and Row, 1978, p.13.
•^Ibid. 3 National Trust for Historic Preservation, Economic Benefits of Preserving Old Buildings, Washington, D.C., The Preservation Press, 1976, p.75. 4 National Trust for Historic Preservation, Economic Benefits of Preserving Old Buildings, Washington, D.C., The Preservation Press, 1976, p. 76.
Barbarall Diamonstein, Building Reborn, New York, Harper and Row, 1978, p.25,
^Ibid, p. 25.
Ibid, p. 26
^Ibid, p. 17.
1-14 School History
The Old Albuquerque High School's origin traces back to 1879 when
the Albuquerque Academy was started in a building on the east side of the
Old Town Plaza where La Placita Restaurant now stands""". In 1891, the
city of Albuquerque obtained legal authority to levy school taxes and 2 assumed operation of the school , changing the name to Albuquerque High
School. Then in 1893, to assure the rest of the country that Albuquerque
was on the map, the city School Board spent one hundred dollars on printed
material concerning educational opportunities and civilization in Albuquer-
que which was distributed at the Chicago Worlds Fair . This was an ap
propriate measure for the School Board to take as Albuquerque High School
was "started back in the days when there was little law except what a 4 person wore on his hip in the form of a six shooter ".
In 1900 the school was moved to a building at Lead and Third Street
where it remained until the original "Old Main" building at Central and
Broadway was built in 1914 . This single building was believed to be the
solution to Albuquerque's educational housing needs for all time, in fact,
"when the new Albuquerque High School building was built out on the edge
of town many people criticized the School Board for making the school so
large. The building was built to handle 500 students and few people of
1914 ever thought it would be filled ."
When the "Old Main" building was completed there were two weather beaten houses located north of the school and separated by an arroyo on
the site of the present Gymnasium . These two houses were for years believed to be the location of an untold amount of buried treasure. The source of the story is varied, with the most plausible of which being the
1-15 fact that gold hunters engaged in dry panning the arroyos of the Sandia
Mountains were known to have once lived there. In 1918 one of the houses was abandoned and in the following year the house was disassembled in the night, brick by brick, by treasure seekers looking for the gold believed Q to lie in its walls . E.R. Harrington tells of an occasional hole still appearing around the Gymnasium as late as 1955 by treasure seekers 9 trespassing in the night .
The fear of "Old Main" being too large for the city of Albuquerque was dismissed in the 1920's with the city population reaching 15,000.
This found the school itself too small and in 1926 work began on the
Manual Arts Building . By 1930, Albuquerque had grown to a town of
26,000 and in 1936 work began on both the new Giminasium and Administration 11 12 building , and in 1939 the Library Building was built . In 1940 Albuquerque's population had reached 35,000. The population over the next 13 decade, between 1940 and 1950, almost tripled with the addition of three major employers locating themselves in Albuquerque. These were Kirtland
Air Force Base in 1941, Lovelace Hospital in 1943 and Sandia Labora- 14 tories in 1949 . These increases in population were met by the opening of Highland High in 1949 and Valley High in 1953 . With the school being land locked and shifting demographics, the School Board decided in 1971 to close the Old Albuquerque High and build a new school. The
New Albuquerque High School was located to the northeast of the downtown core, closer to the residential community in an area with lower land values and large undeveloped tracts of land. After the closing of
Albuquerque High, the downtown YMCA occupied the Gymnasium for a short period but for the better part of the last decade the building have been vacant.
1-16 HISTORY FOOTNOTES
E.R.Harrington, History of the Albuquerque High School, unpub lished, p.6. ~~
^Ibid, p. 7. 3 Ibid, p. 10. 4 Ibid, p. 26.
^Ibid, p. 11.
^Ibid, p. 14.
^Ibid, p. 12. Q Ibid, p. 13. 9 Ibid, p. 12.
"""^Ibid, p. 14.
Ibid. 12 Ibid, p. 15. ^•^Ibid. 14 Community Profile, Albuquerque Chamber of Commerce, 1981. E.R. Harrington, History of the Albuquerque High School, unpub- Isihed, p. 15.
1-17 Architectural Description
ARNO STREET
X" ^L
MANUAL ARTS BUILDING 1
GYMNASIUM COURTYARD.
CO EH OLD MAIN W i o LIBRARY CLASSROOM
BROADWAY
Fig.4 - Site Plan of Albuquerque High School Buildings source - Spruel Development
The Gymnasium Building of the Old Albuquerque High School is located
at the north end of the complex, facing Tijeras Avenue. The building is
symmetrical in form on a N-S axis and consists of a main block flanked
by two retangular wings. The main block housed the gymnasium as well as
the cafeteria. The east wing housed the boys locker rooms, band and chorus
while the west wing housed the girls locker room, and a separate "girls"
gymnasium. The main block of the building is approximately 70' X 54'.
The building is of structural steel, with major steel trusses spanning
the gymnasium. The exterior is of dark brown brick, banded on the lower
1-li floor and a decorative "sawtooth" pattern occuring at various points around the upper floors. Detailing is of cast stone, that includes a two foot band separating the upper floors from the lower floors. At
points the building is three floors, but the majority of the building
is two floors as the gymnasium, the "girls" gymnasium, band room, chorus
room, and boys exercise rooms all have ceiling heights extended that
create a three story appearance from the exterior.
View form Southeast corner - note banding of brick on lower floors and cast stone detailing.
Fig. 5
1-19 UpperrNorth Facade
Lower:South Facade from Old Main - note courtyard
Fig.6
Fig.7
1-20 2 EHARRjnQTOn SQUAREOS SITE ANALYSIS Present Status
The existing facilities are located on a large rectangular piece of property bounded by Central Avenue to the South; Broadway to the West;
Tijeras to the North; and Arno to the East. The present complex that the
gymnasium is located in consists of five buildings: the original 1914
"Old Main" structure, the 1927 Manual Arts building, the 1936 Administra
tion Building, the 1939 Library and the Gymnasium itself built in 1936 with the 'Administration Building. The physical condition of the Gymnasium building Is fairly good. Although windows have been boarded up on the
lower floors, windows broken out. grafiti written on the exterior brick.
Fig.8 - Sketch of AHS from Central Ave.
2-1 and brush allowed to grow up around the building, all of these are fairly superficial and have to be expected for a building sitting vacant in a downtown area. Repairs to the exterior and the manner in which they should be conducted will be outlined under Enclosure in the Systems Performance
Criteria. The building appears to be in sound structural condition, pend
ing further, more detailed, inspection. The built-up roofing remains in
good repair, which will be replaced, however, to insure proper protection
for future occupants. The interior of the building, with few minor excep
tions, remains in the same configuration as was designed in the 1930's.
The following pages show the general spaces of the buildings interior.
There is also a basement level containing dressing room, showers, and exer
cise space, while the basement level to the West wing is for storage and
at present has a dirt floor.
2-2 CKFETEBIK
• • •* 1 EMTRT EWTHT
KITCHEN
CISLS cura
Fig. 9 GROUND FLOOR PLAN to GYMNASIUM BUILDING GIRLS SHCr 25 50 75 100 Note the basic configuration of interior columns, these represent only the major spaces, additional partitioning walls are present but do not warrant discussion at this point. 2-3 BAND & CHORUS INSTR. STOR. c r GYKNASIUM li STORAGE Fig.10 GIRLS CrMNASIUM SECOND FLOOR PLAN to G^aiNASIUM BUILDING 25 50 75 100 Note the virtually column free interior spaces, these are the result of large exposed steel trusses, with a continuous clerestory on both sides of the gymnasium from the roof. 2-4 Note that there Is almost no space on the balcony level with the exception of the office and bleachers. There is however, ample opportunity for space to the two level spaces already provided in the balcony level. as access 2-5 Land Use The following page is a generalized summary of the Albuquerque/ Bernalillo County comprehensive plan adopted by the city in 1975. Points of note are as follows: 1. The site is separated from the downtown core by the railroad tracks, this virtually separates the site from pedestrian traffic from the downtown core. 2. While separated from the downtown pedestrian traffic the site has easy access for the pedestrian traffic from the nearby residential community. 3. Located at Broadway and Central, the site is a major auto intersection with easy access from Interstate 25 which passes the site by one-half mile. 2-6 URBAN CENTERS I REDEVELOPING URBAN 6,400 Acrw I ExMtinQ and infill armm approprina for [METROPOLITAN CENTERS '•da'wtopmant • mixad danstticf Trimartlv mning raglon or nwtropolttan 1 ESTABLtSHEO URBAN C3.800 Aow ana: larga; Mgh danalty; nuttlpla function. Exifting, Infill and approvad planad araa modam* dansitiM (3-0 du/ac) DEVELOPING URBAN 38.1W A«. COMMUNITY CENTERS Extandad urtwi tarvtoat • fMmarllv vrving ona portion of Iha nwtropoliun modafwa daraftiai or dw«af (3-fl du/ac) •raa: mkHIn; ht^ danttty; f«wr function* SEMI URBAN is,800 Acm Soil or ««tar limitationt low dantittaf or duftar (t-3 du/ac) POTENTIAL CENTERS RURAL AND OPEN Potamial locationi of futuca urtmn < I Rural tarvicai ar«a • or piannad naw oomnwrtitlaa low darwhv agrkuttura (1 du/ac) Fig.12 Land Use Map Albuquerque, New Mexico source: Albuquerque City Planning Office 2-7 Pedestrian Travel Pedestrian travel is generally limited to those distances limited by a six minute walk. At a walking speed of approximately 300 ft. per minute, this limits pedestrian travel to the site to a range of approximately 1800 ft. The map on the following page gives an estimate of the areas which can be possible generators of pedestrian traffic. It is of note to point out that while the downtown core lies within the bounds of pedestrian movement, the railroad tracks all but eliminate any movement in the direction of the site. There is the possibility of providing some type of pedestrian link age with the downtown core as both the convention center and the Galleria office buildings lie within walking distance. Erai^CTgaten Fig.13 Pedestrian Travel Radius 2-8 Vehicular Circulation CENTRAL AVE.-11,600 ra IfE ff o ja m Fig.14 Vehicular Circulation Map information source: Albuquerque City Planning Office Traffic passing by the intersection of Central and Broadway daily averages over 24,000, vehicles traffic on the Arno side is practically nonexistant and traffic on Tijeras is nonexistant as this side is current ly blocked off and used for 60 degree parking. 2-9 utilities ELECTRICITY - located on overhead poles - the appearance of the site would be greatly improved by moving these underground. GAS - Gas service to the building enters on the southwest corner of the main block to the building through a 2" pipe.* The remainder of the utilities are located on the following maps. * Source of this is original 1936 working drawings and should be verified with the appropriate agency before proceeding. 2-10 Water Fig.15 - Water Supply Map source: Albuquerque City Planning Office The building water supply is through a 4" water meter which connects to the Copper Street water main. If swimming pool is integrated into health club, it will need to be determined if this is large enough. Note as water main runs beneath the central courtyard, any changes necessary should be done early in the project before the courtyard changes have been made in Phase I of the project. 2-11 storm Sewer Fig.16 - Storm Sewer Map source: Albuquerque City Planning Office Storm sewers are located off Broadway to the west of the site. Care should be taken to maintain the east-west slope of the site as discussed in the topography section to insure proper drainage of the site. 2-12 Sewer Fig.17 - Sewer Map source: Albuquerque City Planning Office A 6" sewer line exits the building from the west wing at about the mid-point to join the sewer main on Broadway. If there should be any problems with this, the current conditions of the flooring to the base ment level are currently dirt which would allow easy access to the line. 2-13 Topography The site slopes from east to west following the natural drainage patterns of the city, with the Sandia Mountains to the East and the Rio Grande River to the west of the site. There is an approximate 10 foot drop across the site from Arno Street to Broadway, with an ele vation drop of 2.5 feet from the east to west corners of the north facade Jt9J% — —^ ARNO STREET J^ \ ^-•>l MANUAL ARTS BUILDING / \ N •-4^72., GYMNASIUM •-4T5\) i -^49^8 I LIBRARY BROADWAY Fig.18 Topgraphic Map Albuquerque High School Source: Topographic Map No. K-14, Public Works Department, City of Albuquerque, 1976. of the Gymnasium. With the site being approximately 340 feet wide between the east and west boundaries there is an approximate 3 percent slope across 2-14 the site which provides adequate drainage of the site. It is of particu lar interest to note once again at this point that a natural arroyo occured just south of the Gymnasium prior to the 1927 construction of the Manual Arts Building . No major depression or slope occurs at any point on the site. 2-15 Soil Analysis The site is located on cut and fill land, which makes soil conditions too variable to be listed in current Soil Survey tables. However, it is of note that the buildings constructed on this site in 1936 have existed for 45 years without any type of structural failure or incidence. For any new construction built on the site core-sample tests would be recommended for each 2500 sq. ft. of building area as well as one at each corner of proposed construction . Building codes of Albuquerque require that a 16" frost line be used in determining minimum foundation depth. Fig.19 Soil Survey Map Source - Soil Survey for Bernalillo County, Albuquerque, New Mexico. 2-16 Vegetation ARNO STREET MANUAL ARTS BUILDING COURTYARD EH OLD MAIN CLASSROOM BROADWAY Fig.20 - Vegetation Map The vegetation on the site is randomly placed around the building. Site landscaping should include large deciduous trees compatible with the area such as Red mulberry, Russian olive and Siberian elm to be placed on the south side of the building to provide shade. Infill trees should be placed on the north side to complement the existing trees. These should 2 be juniper pfitzer, Italian cypress, or Austrian pine to protect the north facade from winter winds. 2-17 FOOTNOTES SOIL ANALYSIS Watson, Don A., Construction Materials and Processes, New York: McGraw-Hill, 1978. 2 Interview with Ed Ordonez-City Engineer, Albuquerque, New Mexico, October 12, 1982. 3 Soil Survey of Bernalillo County, 1979. TOPOGRAPHY Harrington, E.R., History of Albuquerque High School, unpublished, 1955. VEGETATION 1Soi l Survey of Bernalillo County, 1979, ^Ibid. 2-18 Views The sketches, on the following pages are of the two major views from the building, View A to the North and View B to the Northwest. To the east lie delapidated housing and to the south is the courtyard, which will be developed extensively during the early phases of the project. Fig.21 - Views from Site 2-19 View "A" to the north of the site is the location of the primary park ing for the complex. As the majority of arrivals to the site will be via automobile, this area will be important link to the complex. Extensive landscaping as well as moving power lines below grade could help to give the view an aesthetic transition space to the office buildings beyond as well as providing a point of arrival for the building. M'A.""-1 Fig.22 - View from North Side of Gymnasium 2-20 View "B" has been developed as a playground area for the Baptist Church to the west of the site. The only visual link with the downtown core lies In this direction. Fig.23 - View from West side of Gymnasium Building 2-21 3 JHHARRinQTOTi SQUAREOS ACTIVITY ANALYSIS The Office Environment The office environment is of primary concern as office workers in the United States spend an average of 6.4 hours per day at their personal work spaces and the number of people working in office environments is growing at a rate of 1.4 million per year. "The two most important characteristics of a personal work space are how neat and well organized 2 it looks and the amount of privacy it affords ." The amount of privacy needed in an office environment varies with different jobs, and the amount of status associated with that job. Em ployees who have moved from private offices to open office plans experience a sharp decline in morale as they had previously judged their status in 3 part by the privacy the doors and walls afforded . International Har vester's experience in converting to an open plan office were that of privacy inhibited communication in both the personnel and planning depart- 4 ments. Consequently, they had the walls re-built for these departments . A recent study at the University of Tennessee showed that everyone from administration to clerical workers appreciated privacy and that clerical workers were more productive when they were given privacy. In the same study job satisfaction of clerical workers was highest in a private and pleasant work space, while administrative and technical personnel had the highest job satisfaction when their work areas were away from major traf- 5 fie pathways and out of sight coworkers.. The advantages to open plan office design are economics and increased flexibility. Modular open plan offices require less space than conventional offices and as most office space is leased by the square foot this can mean considerable savings. While modular units can go as small as 42 sq. ft. per person , conventional offices usually require a minimum of 60 sq.ft. 3-1 per person • However, the cost of modular furniture is considerably Q higher than that of ordinary furniture . Offices which require frequent structuring changes to accomodate special projects would be the primary benefactor of open planning due to the fact that partitioning systems may be disassembled and relocated quickly with the least effort and ex pense. As individual offices are designed to meet the needs of the individual owner there is difficulty in anticipating what those needs may be, however some basic concepts of design criteria for the office environment and its connections will be applicable for the majority of office environments. A proximity matrix is often used to discern adjacencies in the office situation. "An office will function efficiently so long as the people who work there do not feel that the trips they have to take are a nuisance. Trips need to be short enough so they are not felt a nuisance - but they 9 do not need to be any shorter ." The point at which a trip becomes a nuisance is determined by the distance and frequency of that trip The chart on the this page may be used in conjunction with a detailed ac tivity analysis to determine appropriate design solutions for individual office situations. nuisance distance i/wk. . X •S 2/wk. Q. £ I/day ^ 2/day £r 4/day I5 2/hri/hr.. O ICXD 200 300 400 500 trip length, ft. Nuisance distances. Fig.24 Nuisance Distance Chart source - Pattern Language, Alexander 3-2 The physical environmental requirements for offices generally center around natural lighting, an HVAC system with diverse heating and cooling capabilities, and noise control. "Noise is perhaps the major environmental problem of offices in city centers ." Clerical areas present major gene rators of noise, however sensitive acoustic treatment of floors and ceilings 12 help to control the problem . Surveys show that office workers prefer natural daylight to electric light but most probably an outdoor view is 13 the source of this preference . Heating and cooling difficulties in office space generally arise from differences in thermal comfort between occupants with people working together complaining of different conditions . 14 at the same time In summary, the basic underlying needs of an office are flexibility and privacy. There are trade offs which occur between the two to arrive at the optimum solution. Needs for space, status, job satisfaction, con venience and economy should be accounted for to make an informed effort at meeting the needs of the occupant. OFFICE PROXIMITY MATRIX 1 - less important financ e sale s clerica l technica l administratio n storin g 5 - important enterin g receivin g entering X receiving 5 X storing 2 2 X finance 3 3 1 X sales 4 4 3 4 X clerical 5 5 2 4 4 X technical 4 4 2 2 2 2 X administration ^ 4 1 3 4 4 3 X Fig.25 - Office Proximity Matrix 3-3 While the nature, size, and character of every office will vary, there are certain proximity relationships which will prevail thoughout the design and layout of most all offices. This matrix, for example, demonstrates the need for proximity between clerical and entry. The relationship insures the greeting of potential clients, customers, or patients neces sary for an effective business operation. Health Club ENTERING Environmental concerns: Entry space does not necessarily need to give sense of orientation to facility as members or employees only type structure will give members an opportunity to familiarize themselves with the environment, this point should be in close proximity to visual control by management for the purpose of control of who enters as well as greeting prospective members. The atmosphere of the club should be set at this point. Social-environmental needs/issues: Point of control, accessibility. MANAGEMENT Environmental concerns: As the health club will be run by a minimum of staff, this point should be centrally located to nearly all facilities. Space should reflect prestige of a "members only" environment as this is most probably be where contracts will be signed for membership. Social-environmental needs/issues: Territoriality, identity. BEVERAGE SERVICE Environmental concerns: Relaxing environment centrally located for spectator as well as player convenience. 3-4 Social-environmental needs/issues: Security, accessibility. RECEIVING Environmental concerns: Accessible from exterior physically with as little visual connection as possible. Social-environmental needs/issues: Accessibility, security. LAUNDRY Environmental concerns: Acoustically and visually isolated from public areas, should provide enough space for ease of movement within the space by operator, located in close proximity to dressing areas. Social-environmental needs/issues: Isolation, convenience. SWIMMING Environmental concerns: Generally pools of this nature do not warrant life-guard supervision but should be exercise - safety oriented with passive supervision by staff while remaining isolated from public view, close proximity with dressing areas. Social-environmental needs/issues: Isolation, safety. RACQUETBALL Environmental concerns: Space should be provided for both exhibition type play as well as private practice with the nature of the club determining extent of each, as rac- quetball has been termed a "fad" sport on the decline particular consid eration should be taken to allow for flexibility in these areas. Social-environmental needs/issues: Privacy vs. public, flexibility. 3-5 EXERCISE Environmental concerns: Privacy from public view, possible but not required separation by gender determined by the nature of the club, again space need be considered by lexibility. Close proximity to dressing areas will be of concern but only in the sense of which spaces the patron will need to travel through in route to exercise area. Social-environmental needs/issues: Privacy, accessibility. DRESSING Environmental concerns: Complete separation from public view yet accessible to patrons, privacy a major concern particularly in female dressing areas. Social-environmental needs/issues: Privacy, accessibility. SHOWER Environmental concerns: Privacy as well as direct adjacent to dressing areas. Social-environmental needs/issues: Privacy. SAUNA/WHIRLPOOL Environmental concerns: Should be given the same degree of privacy as pool area. Most often located within the same space as the pool. Close attention paid to thermal control of space. Social-environmental needs/issues: Isolation. STORAGE Environmental concerns: Located near service entry, designed to meet particular needs of Beverage Service and Laundry specifically, may be more than one space if needs dictate. Social-environmental needs/issues: Security, accessibility. HEALTH CLUB The atmosphere of proximity shall be demonstrated through an evalua tion of the chronologies within the space by the different user groups. HEALTH CLUB MEMBER Upon entry to the facility the user will most probably need to change clothes. Changing into appropriate attire depending upon which type of ex ercise he/she plans to partake (i.e.racquetball, swimming). After completing this activity the participant may then either go to the dressing room and change for another type of activity or shower and prepare to leave. The chronology determines a mid-important proximity requirement be tween shower and dressing while little or no importance between entry and dressing. The most important proximities from the viewpoint of the health club members should be dressing-swimming so to facilitate close access to those members dressed for swimming activities. Similarly the requirements for adjacency between dressing and shower spaces exists due to the need for privacy, as one moves from dressing to showering activities. A moderate need for adjacency may occur between tha beverage service and exercise areas for people choosing to move between these areas before or after exercising activities. EMPLOYEE The chronologies of employee in a work day could prove to be too numerous to trace but the basic proximity requirements can be anticipated as illustrated in the proximity matrix. The importance of proximity between management and entry is due to the private nature of the club and the need to control access to the facility. Storage is for the purpose of reducing the amount of effort required to store received goods. The same motivation with a lesser importance would prefer close proximity to the laundry and beverage service to storage 3-7 area. HEALTH CLUB PROXIMITY MATRIX 1 - lesser importance 5 - important (-1 4-1 ta Beverag e Servic Storag e Managemen t Receiving Laundr y Swimmin g Racquetbal l Exercis e Showe r Sauna/Whirlpoo l Dressin g Entry X Management 5 X Beverage Service 4 4 X Storage 1 1 4 X Receiving 1 3 2 5 X Laundry 1 2 2 4 4 X Swimming 1 2 2 1 1 3 X Racquetball 3 2 4 1 1 1 2 X Exercise 2 3 4 1 1 2 2 3 X Dressing 4 2 1 1 1 5 4 3 3 X Shower 1 1 1 1 1 4 3 3 3 5 X Sauna/Whirlpool 1 ii 1 1 1 i 4 3 3 4 4 X Fig.26 - Health Club Proximity Matrix 3-8 DINING ACTIVITIES ENTERING Environmental concerns: Space should provide sense of orientation while setting the mood of the restaurant. Entry should also be readilty identifiable from exterior. Social-environmental needs/issues: Accessibility, perception. COAT STORAGE Environmental concerns: Environment will vary with restaurant but should be centrally located with entry/exit points while retaining visual control by employee. Social-environmental needs/issues: Security, access. PAYING BILL Environmental concerns: Will be determined by structure of restaurant, if bill is paid by patron at the time of departure it should be in direct link with path of egress. If a waitress is responsible for collection, the environment should be removed from the eating environment visually but retain a central loca tion. Social-environmental needs/issues: Accessibility. EATING Environmental concerns: Relaxing atmosphere that is comfortable with varying size spaces avail able allowing one to choose the degree of "public" or intimacy while dining. Social-environmental needs/issues: Privacy vs. public, comfortable. COOKING Environmental concerns: Efficiency, cleanliness, space should be roomy to allow for potential high traffic volumes while providing convenience for personel. A buffer zone between this area and the dining space should be derived that would still allow easy access to dining space. 3_g Social-environmental needs/issues: Sanitation, efficiency, isolation. RECEIVING Environmental concerns: Separation from public spaces, visually controlled by staff, and close proximity to storage areas. Social-environmental needs/issues: Security, accessibility. TRASH Environmental concerns: Visual and physical separation from public spaces, accessible for ser vice and disposal. Social-environmental needs/issues: Separation, accessibility. BOOKKEEPING Environmental concerns: Privacy, well illuminated, acoustically separated from noise producing activities and accessible to cashier area or station. Social-environmental needs/issues: Isolation. SERVICING Environmental concerns: Central location to dining area that is accessible without prominence to the dining patrons. Social-environmental needs/issues: Accessibility. WAREHANDLING Environmental concerns: Accessibility to dining spaces and cooking spaces but retaining visual and acoustical isolation from the dining space. Social-environmental needs/issues: Isolation, accessibility. 3-10 DINING PROXIMITY MATRIX 1 - less important 5 - important Enterin g Coa t Storag e Payin g Bil l | Eatin g Tras h Servicin g Cookin g Bookkeepin g Receivin g Warehandlin g Entering X Coat Storage 5 X Paying Bill 4 5 X Eating 4 4 X Cooking 1 1 5 X Receiving 1 1 5 3 X Trash 1 1 1 3 2 X Bookkeeping 2 3 1 2 2 1 X Servicing 2 1 5 4 2 3 1 X Warehandling 1 1 1 2 4 4 4 1 5 X Fig.27 - Dining Proximity Matrix 3-11 FOOTNOTES "Cold Water for Office Fishbowls", Psychology Today. April 1981,p.29. ^"Office Workers", New Yorker, Jan .8,1979,p.25. 3 "The Trouble With Open Offices", Business Week. Aug.7,1978, p. 84. L "The Trouble With Open Offices",p.84. "Cold Water for Office Fishbowls",p.29. ^"The Trouble With Open Offices",p.84. "Cold Water for Office Fishbowls",p.29. ^"The Trouble With Open Offices",p.88. Alexander,Christopher,Pattern Language,New York, Oxford Uni versity Press, 1977, p.409. Proshansky,Harold M. , Environmental Psychology, New York, Holt,Rinehart and Winston, 1970,p.466. Alexander,p.409. 12 Proshansky,p.466. 13 Proshansky,p.465. •'•^Proshansky, p. 471. 3-12 4 aSHARRinOTOn SQLIARE[I3 SPACE SUMMARY Space Summary The space summary is an initial room list from which the actual scope and cost of the building project can be first determined. The Health Club portion of the building is discussed first, which is broken down into two schemes - Scheme A and Scheme B. In Scheme A are the facilities included in the initial proposal for the space by the owners which included: 8 racquetball courts, swimming pool, exercise equipment and juice bar. The square footages for this scheme (18,725) were arrived at by totaling the minimum spatial requirements for each activity. Scheme B was developed from the health club market analysis and case study infor mation to estimate the percentage of employees from within the complex who could be expected to join a health club. From this figure an estimate of square footage per member was derived from the case studies to estimate the size of the facility, and then this space was divided into spaces re quired and required for a health club of this size (6,125 sq. ft.)- The size of the restaurant was determined primarily through the infor mation presented in the Restaurant Market Analysis section of the Cost Ana lysis. In this section the restaurant was estimated to seat approximately 100 patrons. From this, estimates were made to determine the minimum square footages needed for seating and serving this many patrons to arrive at a figure of 11,058 square feet for the restaurant. As there were two alternatives for the health club, the space left over for converting into office condominium space was different for Schemes A and B. The gross square footages of the existing building was totaled and subtracted from this figure were those square footages needed for both the health club and restaurant to arrive at the gross square footage for office space. Then a net to gross ratio was used to determine the net amount 4-1 of office space to be sold. 4-2 Scheme A GYMNASIUM: 8 Racquetball Courts @ 800 sq. ft. each 6,400 sq. ft. (entire gymnasium) Pool and Whirlpool 40'x25' Pool(54'x37' space)2,000 sq. ft. (located in one wing) Nautilus exercise area 1,500 sq. ft. TOTAL EXERCISE AREA 9,900 sq. ft. MAXIMUM NUMBER OF PEOPLE USING FACILITY AT ANY GIVEN TIME 8 Racquetball Courts - Max. members at any one time 16 2,000 sq. ft. of swimming pool area, with a maximum occupancy locad of 50 sq. ft./person 40 One person on each of 16 Nautilus exercise stations 16 TOTAL NUMBER AT ANY TIME 72 Management 100 sq. ft. 100 sq. ft. Bookkeeping 100 sq. ft. 100 sq. ft. Locker Rooms - allow space for max. 72 - at 50 sq. ft./person 3,600 sq. ft. Juice Bar - allow space for max. 72 - at 15 sq. ft./person dining 1,080 sq. ft. Food Preparation area - 200 sq. ft./person maximum 800 sq. ft. TOTAL NET AREA 14,980 sq. ft. GROSS TO NET RATIO-80% TOTAL GROSS AREA 18,725 sq. ft. With a gross square footage of 18,725 and the estimate of 13 sq. ft./ person as derived from case study evaluation, this facility could expect a maximum of 1,440 members. 4-3 HEALTH CLUB SCHEME A Numbe r o f Unit s Titl e Uni t Numbe r Occupanc y Sourc e Squar e Footag Area/Perso n Footag e Tota l Uni t Uni t Squar e A-1 8 Racquetball Court G.S. 800 6,400 A-2 1 Exercise Room ^lendre : 1,500 1,500 A-3 1 Swimming pool 20 50 U.B.C. 1,000 1,000 (swimming pool siz ed so a 3 to fit i ito exis ting space available determining the ma K. OCCU pancy from buildin I code) A-4 2 Locker Rooms 36 ea. 50 U.B.C. 1,800 3,600 (See Scheme A shee t for s izing of 1 Dcker ro 3ms) A-5 1 Juice Bar 72 15 U.B.C. 1,080 1,080 A-6 1 Food Prep Area 4 200 U.B.C. 800 800 A-7 1 yianagement 1 100 U.B.C. 100 100 A-8 1 Bookkeeping 1 100 U.B.C. 100 100 A-9 1 Laundry 1 200 :ase stuc y 200 200 (Note that while t lis spa ce is desi rable fo r the laun dering of towels, etc., mana ^ement may choose to have services provided by an off site ser /ice on a contrac tural ba sis in whi ch case this space may be ieleted • A-10 1 Storage pref. 200 200 TOTAL MET 14,980 TOTAL 3R0SS* 18,725 * Based on Net-Gross ratio of .80 as estimated from case study evaluation Sources of Information G.S. - Architectural Graphic Standards U.B.C. - Uniform Building Code 4-4 Scheme B TOTAL SQUARE FOOTAGE FOR BUILDINGS IN COMPLEX CLASSROOM BUILDING 125' X 55' = 6,875 ft.^ 4 Floors (a 6,875 ft.^ = 27,500 ft.^ MANUAL ARTS BUILDING 140' x 55' = 7,700 ft, 4 Floors (3 7,700 ft.^ = 30,800 ft.^ OLD MAIN (65' X 150') + (30' X 75') = 12,000 ft.^ 4 Floors @ 12,000 ft.^ = 48,000 ft.^ LIBRARY 100' X 50' = 5,000 ft.^ 1 Floor @ 5,000 ft.^ = 5,000 ft.^ GYMNASIUM total taken from summary of existing space 47,518 ft.^ TOTAL GROSS SQUARE FOOTAGE = 158,818 ft. TOTAL NET SQUARE FOOTAGE AVAILABLE = Gross x 70% = 158,818 ft.^ X .70 = 119,113 ft.^ MAXIMUM NUMBER OF EMPLOYEES AT COMPLEX = Net Sq. Footage/Min. Sq. Ft./Person = 119,113 ft.^/100 ft.^/ Person = 1,191 potential empoyees This scheme is based on using the people on the site as primary user group of the health facility - the following calculations are based primarily on this figure. AVERAGE SQUARE FOOTAGE PER PERSON FOR HEALTH FACILITY - as derived from case study analysis. 2 2 Executive Sports Club 15,000 ft. /I,100 people = 13,6 ft. /person 2 2 Pyramid Plaza Club 5,933 ft. /480 people = 12.36 ft. /person 2 AVERAGE = 13 ft. /person for health club membership 4-5 While Executive Sports Club was built to handle 1,100 members, the total membership currently stands at around 900, 80% of which was estimated to be employed within the complex of 386,000 sq.ft. These figures were used to project a ratio of .00186 potential members per square foot of 2 office space. With a gross square footage of 158,818 ft. and the office- space to membership ratio derived from Executive Sports Club, 296 potential members could be identified from within the office complex. Additional memberships from the general public could also be anticipated. Executive Sports was build to accomodate 1,100 members. 720 members are employed at the Galleria, or approximately 65% of the club's potential membership. This ratio would tend to suggest the need for building to accomodate an additional 160 members for a total of 455 potential members. At an average figure of 13 sq.ft. per person the club could anticipate a need for 5,915 gross square feet. Also, as this is a smaller club - requiring many of the same square footages for spaces of a larger club - this figure may be slightly low. SCHEME B SUMMARY EXERCISE EQUIPMENT 1,500 s.f. 2 RACQUETBALL COURTS 1,600 s.f. (space also used for aerobics) LOCKER ROOMS Maximum number of people using facility: 2 racquetball courts 4 1 person on each of 16 exercise machines 16 Aerobics class 10 TOTAL 35 Allow space for max. 31 - at 50 sq. ft./ 1,550 s.f. 100 s.f. MANAGEMENT TOTAL NET 4,750 s.f. 4-6 HEALTH CLUB SCHEME B QJ 00 cn CO yi 4-1 c QJ 4-1 QJ •H o >-l 4J O _Q f^ m CO •H 0 tcD o M 3 C f^ C QJ cr QJ p 1^ <4H CO FH QJ tn 00 QJ o OJ P. ^^ O CO <-i U ) \ rH 3 CO U 4J 4J CO CO *H , 4-J O QJ 3 •H O 4-1 3 o •H o (-1 0 c o o cr z H o < W P PH H cn B-1 2 Racquetball G.S. 800 1,600 court B-2 2 Locker Rooms 16 ea. 50 U.B.C. 800 1,600 B-3 1 Management 1 100 U.B.C. 100 100 B-4 1 Exercise Room Melendez 1,500 1,500 B-5 1 Storage pref. 100 100 TOTAl NET 4,900 TOTAl GROSS* 6,125 Note tb at thi 3 figure for gross is ove r the mart et anal^i sis projection - Reducti on in these figures shou Id prot ably come from the exercise area as this fl gure r ^presents space fo r the f ull line c f equipn ent twice some mach Lne 3 coul i be deleted at th e discretion of the management. 1 . * Based on Net-Gross ratio of .80 as estimated from case study evaluation Sources of Information G.S. - Architectural Graphic Standards U.B.C. - Uniform Building Code 4-7 Restaurant The size of the restaurant was determined from The Restaurant Market Analysis, approximating the demand for dining facilities from the ratio of restaurants to office space for the downtown area. The restaurant was then sized smaller that this to insure a favorable supply and demand climate for a restaurant to prosper under. After determining how many patrons should be planned for, the gross size of the restaurant was arrived at by totalling the minimum spatial requirements for each appropriate space. 4-8 QJ 00 CO 0 QJ o 00 PM CO 4J QJ 0 U •H o CO c PH 3 u p c cr QJ o 01 c« tn CO 4J 3 o u QJ 3 •H Z c cr QJ PH QJ CO pc CO ^-^ O ,-t P. CO U 3 4-1 a:' 3 Q) 3 •H 4-1 p Z U O C o O < CO P H o RESTAURANT c-1 Dining 100 15ft. U.B.C. 18ft. pref. 1,800 1,800 C-2 Kitchen 200ft. U.B.C. 1,000 1,000 (the figure for // occupar.cy was derived f i om Time Saver Standards as a res;ult s oJ' the max. // of mc als to t e served per hour - estimal ed to be 200) C-3 1 Management Office 1 100ft U.B.C. 100 100 C-4 1 Bookkeeping Off. 1 100ft U.B.C. 100 100 C-5 1 Men's Public R.R. 1 100ft U.B.C. 100 100 C-6 1 Women's Pub. R.R. 1 100ft U.B.C. 100 100 C-7 2 Employee Toilets 1 50ft U.B.C. 50 50 (the figures for uoilet :-equiremenis were derived in terms of required fixtu:-es and from this a square footai;e was determined) C-8 Entry/Exit Max. 1.5 7ft.^ U.B.C. 105 105 C-9 Cashier 1 72ft.^ T.S.S. 72 72 C-10 Warehandling 1 200ft. T.S.S. 200 200 C-11 Food Storage T.S.S. 500 500 (this figure required an estimate )f the :otal number of people served per day, w'lic h was e stimatel at 1,0)0 per day) C-12 Pots and Pans 40ft. T.S.S, 40 40 (cleaning) C-13 Coat Storage 70ft. T.S.S, 70 70 (note this space Iras the maximum s pace re quired f Dr a lux- ury type restaurait - an! depending upon :he type restau- rant designed may be red jced for space for either coat trees, which occupy 4ft and hold 8 garmeits or m^y be elim- inated at the discretion of the„dejsigner) C-14 Waitress Stations 10ft. pref. 30 60 TOTAL NET 4,347 TOTAL GROSS 5,434 * Based on an estimated net-gross ratio of .80 Sources of Information T.S.S. - Time Saver Standards for Building Types U.B.C. - Uniform Building Code 4-9 Summary of Existing Space FIRST FLOOR gross square footage 18,132 net square footage available (? 70% 12,692 SECOND FLOOR gross square footage 19,832 net square footage available @ 70% 13,882 BALCONY LEVEL gross square footage 4,904 net square footage available (? 70% 3,433 BASEMENT LEVEL gross square footage 4,650 net square footage available @ 70% 3,255 TOTAL GROSS SQUARE FOOTAGE 47,518 TOTAL NET FOOTAGE AVAILABLE 33,262 In the Gymnasium there are a number of spaces with ceiling heights extending 20 feet or more in height - these spaces, if divided into two floors, provide an opportunity for increasing the available floor space while remaining within the confines of the existing structure. The maximum quantity of additional space such divisions would provide are summaried below. Summary of Possible New Construction FIRST FLOOR (division of the boy's locker room) gross 1,836 net 1,285 SECOND FLOOR (no division possible) BALCONY LEVEL (division of gymnasium) gross 8,320 net 5,824 (division of girl's gym) gross 2,640 net 1,848 (division of band and chorus) gross 2,640 net 1,848 BASEMENT LEVEL (adding concrete slab to dirt floor 3,750 storage area) gross net 2,625 TOTAL GROSS 19,186 TOTAL NET 13,430 4-10 THE AMOUNT OF OFFICE SPACE DESIGNED WILL VARY DEPENDENT UPON WHICH HEALTH CLUB SCHEME IS CHOSEN, SO BOTH SCHEMES ARE EVALUATED AS A RESULT OF THE EXISTING SPACE AND THE MAXIMUM POSSIBLITY FOR NEW CONSTRUCTION. SCHEME A Scheme A has 8 raquetball courts, requiring 20 foot ceiling heights, thus reducing the division of existing spaces by new construction a total of 8,400 sq. ft. 2 Existing Gross Space 47,518 ft. 2 Possible New Construction 19,186 ft. 2 TOTAL 66,704 ft. 2 Minus Racquetball Requirements 8,400 ft. 2 Minus Scheme A Health Club 18,725 ft. 2 Minus Restaurant 5,434 ft. 2 Gross Available Office Space 24,145 ft. Net (a 75% of Gross 25,608 ft. SCHEME B Scheme B has 2 racquetball courts requiring 20 ft. ceiling height, thus reducing the division of existing spaces by new construction a total of 1,600 sq. ft. 2 Existing Gross Space 47,518 ft. 2 Possible New Construction 19,186 ft. 2 TOTAL 66,704 ft. 2 Minus Racquetball Requirements 1,600 ft. 2 Minus Scheme B Health Club 6,125 ft. 5,434 ft.^ Minus Restaurant ' 4-11 Gross Available Office Space 53,545 ft.' Net (? 75% of Gross 53,544 ft.' 4-12 5 [HHARRiriQTOn SQUAREOS DETAILED SPACE LIST Detailed Space List The detailed space list will be utilized as primary source of information in the process of design development. For this purpose each individual space has been identified and the physical and psy chological conditions necessary for a successful execution of that space have been outlined. Generally the conditions unique to each space are dealt with as, for example, the character, lighting and furnishings for a dining room become of paramount importance for the success of such a space, whereas these conditions in a storage space are of minor importance, requiring a utilitarian approach to their design. 5-1 Health Club - Scheme A Racquetball Courts Facility #A-1 // of Units - 8 Occupancy - 16 Sq. Ft. - 6,400 FUNCTION - to facilitate participation in the sports of handball and rac quetball primarily - but spaces may also double for aerobic exercising, in which case provisions should be made for bringing in exercise mats into the space as well as providing speakers to deliver music to the space. CHARACTER - should be in accordance with the nature of the club, however the majority of the character will be determined by the requirements of the sport, as outlined in the finishes section in this space. FINISHES - Handball courts may be constructed of hard plaster, concrete, shatterproof glass or a non-splintering, durable wood. While plaster is sometimes recommended, it would be wise to consider courts constructed of other materials because of maintenance costs. Glass courts provide max imum spectator participation, but the initial cost may be prohibitive. Hardwood construction is most satisfactoy. Courts constructed with a high proportion of glass walls obviously allow for a large number of observers. Front walls may be constructed of hard maple laid on diagnoal wood sheathing. Studding should be placed close enough to prevent dead spots. A costly but desirable front wall construction is durable wood such as yellow pine or hard maple. Hardwood floors of standard gymnasium construction are recommended. Plaster ceilings are satisfactory, with all interior surfaces being painted with eggshell-white enamel. LIGHTING - General lighting at level suitable for sport - premanufactured lighting systems have been developed for the optimum lighting conditions 5-2 Facility //A-1 - Lighting - continued for the sport. Light will be placed flush with ceiling surface to prevent interference with sport. FURNISHINGS - Recessed compartment for players to store accessories such as gloves, keys, glasses and extra balls during the course of the game. MECHANICAL - As strenuous physical activity will occur in the space the air-conditioning will need to not only accomodate higher than normal sen sible and latent heat gains, but will also need to deliver a higher than normal volume of air at lower temperatures to the space. UTILITIES - No electrical receptacles should occur within these spaces and all light switching should be placed outside the entrance so as to not interfere with normal course of play. Ventilation switching may also occur in conjunction with light switching. Facility #A-2 Exercise Room # of Units - 1 Occupancy - 16 Sq. Ft. - 1,500 FUNCTION - This space will house apparatus for weight training, either in the form of weight-training machines or free-bar weights, dependant upon managerial preference. Special attention should be paid to design loading of flooring. CHARACTER - will vary with the nature of club, as well as with the type environment the designer and client choose for the space, but should be of a comfortable nature. FINISHES - Durable carpeting on floors to reduce noise created as a re sult of exercise machines and weights. Several full length mirrors should line the walls for the purpose of personal physique analysis. Walls and floors should be attractively finished to enhance the character that the designer wishes to develop in the space. LIGHTING - General lighting for the entire space, with additional spot 5-3 Facility #A-2 - Lighting - continued lighting added to mirror areas, in order to illuminate one's face and body from all angles. FURNISHINGS - will vary with management and nature of the club but would be anticipated to be the Nature of Nautilus weight machines as they are currently the most popular for general fitness facilities. A drinking fountain, benches, chinning bars and scales should also occur within this space. MECHANICAL - As strenuous physical activity will occur in the space, the air-conditioning will need to not only accomodate higher than normal sensible and latent heat gains, but will also need to deliver a higher than normal volume of air at lower temperature to the space. UTILITIES - Wall receptacles should be provided for use by janitorial services for the space - water connection for drinking fountain. Facility # A-3 Locker Room # of Units - 2 Occupancy - 36 each Sq. Ft. - 1,800 FUNCTION - For the privacy of changing clothing for different exercising events, as well as drying off and dressing after showering. LOCATION - Needs to be directly linked to the shower rooms. CHARACTER - will vary with the designer preference but should be private with a feeling of warmth. FINISHES - Flooring should pitch to a central drain or drains to facili tate cleaning. The junction of the wall and floor whould be coved, how ever the designer may choose to use some type of durable carpeting to facilitate the desired character of the space. The treatment of wall surfaces will largely be determined by the designers choice of character but will need to provide a resistance to the high humidity levels associ ated with locker rooms as well as a durability that would provide ease in 5-4 Facility # A-3 - Finishes - continued maintenance. LIGHTING - General lighting should be provided with the exception of mir rored areas which require direct sources of lighting to illuminate the face from all angles. FURNISHINGS - Dressing areas should include lavatories, mirrors and hair dryers, which are usually of a wall mounted nature. Fixed lockers and benches are necessary to provide storage for clothing and a place to sit while changing clothes. MECHANICAL - General air conditioning, however, due to the proximity to the shower areas there may be an increased load as a result of the heat and humidity generated in these spaces. Conditioned air needs to be delivered to the space at lower velocities to eliminate drafts. UTILITIES - General wall electrical outlets for janitorial convenience, as well as electrical outlets for grooming appliances near mirrored areas. Facility //A-3a Showers # of Units - 2 Occupancy - Men - 8, Women - 8 Sq. Ft. - listed with locker room FUNCTION - To facilitate bathing after exercising. LOCATION - Needs direct access to dressing or locker rooms. CHARACTER - Provide a sense of privacy and warmth, avoiding cool colors such as blues and greens. FINISHES - Walls need to be water resistant, generally of ceramic tile, while floors need to be of carborundum-impregnated ceramic tile, or its equal, to provide a nonslip surface. LIGHTING - General lighting with water-resistant fixtures. FURNISHINGS - Nonbreakable liquid-soap dispensers are recommended. Van- dalproof shower heads are generally installed in public showering facilities. For men, showers 4 feet apart and six feet above floor level while for women, 5-5 Facility //A-3A - Furnishings - continued shower heads should be five and one-half feet above floor level with shower-dressing booths being provided. MECHANICAL - Needs to be adequately ventilated to remove excess humidity and heat that is generated by showers. UTILITIES - Provide water to showers at 120"F, controlled by means of a mixing chamber rather than by individual control. Facility #A-4 Swimming Pool # of Units - 1 Occupancy - 20 Sq. Ft. - 1,000 FUNCTION - Providing an opportunity for exercise-oriented swimming primar ily lap swimming with no provisions for diving as pool will be shallow in depth. CHARACTER - Will be in accordance with that character of the health club as determined by the designer. FINISHES - Special care need to be taken for the acoustical properties of the wall surfaces to help alleviate some of the echoing set up as a result of the water surface. All walks and decks will have a minimum slope of h inch per foot to drains. The finish texture of walks must be non-slip and such that there will be no discomfort to bare feet. LIGHTING - Submarine lighting levels will be no less than .5 watts per square foot of pool area and conform to National Underwriter's Laboratories codes. Area lighting shall be not less than .6 watts per square foot of deck area with special consideration being given to the reflective prop erties of the water surface. FURNISHINGS - A minimum of one ladder for each 75 feet of perimeter with not less than 2 ladders being provided for the pool. If stairs are pro vided in the pool, one ladder may be deleted. Convenience furnishings should include benches, towel hoods as well as one drinking fountain. 5-6 Facility //A-4 - continued MECHANICAL - The pool area will require both a recirculation and filtration equipment which will require a mechanical space. Pool area needs proper ventilation as well as means of controlling the humidity levels. Space to house recirculation and filtration systems will need to be determined as different systems and manufacturer's requirements will vary. UTILITIES - Special consideration of water main to building to determine its adequacy for providing water to the pool. Facility //A-5 Juice Bar # of Units - 1 Occupancy - 72 Sq. Ft. - 1,080 FUNCTION - to service non-alcoholic drinks along with sandwich-type food to members and spectators. Should provide a pleasant, relaxing atmosphere. CHARACTER - Will be complimentary to the character of the club and complex. FINISHES - Will be designer's decision but should be selected for acoustics, maintainability and quality. LIGHTING - Leisure dining levels probably most appropriate - see systems performance criteria. FURNISHINGS - Tables and chairs to accomodate occupant load. MECHANICAL - Air conditioning required, if any exterior spaces exist they should be shaded. UTILITIES - Electrical outlets for all equipment at their respective volt ages. Convenience outlets will be required to accomodate general maintenace. Facility //A-6 Food Prep Area // of Units - 1 Occupancy - 4 Sq. Ft. - 800 FUNCTION - This space should provide a means of receiving and storing goods as well as preparing and cooking means that area of a soup and sandwich nature. 5-7 Facility #A-6 - continued CHARACTER - Efficiency of prime consideration, should be buffered from the public areas both visually and acoustically. FINISHES - Floors need be easily cleaned from grease and hence should be of a material that will hold up to the cleaning agents for grease removal. Walls and ceiling materials will be selected for utility in terms of their durability and ease of maintenance. LIGHTING - General lighting for the entire space with task lighting levels at various work stations. FURNISHINGS - Fire detection devices, fire extinghishers, vent hoods and storage cabinets as required. The kitchen related equipment will vary with the tenants needs. MECHANCAL - Space should be air conditioned: all heat related equipment should be vented to the exterior; ducts should be flame-proof with spark arrestors. UTILITIES - Provisions for natural gas to supply ovens, ranges, etc., as well as electrical outlets for all equipment at their respective voltages. Convenience outlets will be required to accomodate general maintenance and use. Facility //A-7 Management # of Units - 1 Occupancy - 1 Sq. Ft. 100 FUNCTION - This area will facilitate receiving potential members and per forming various managerial activities. CHARACTER - A warm, comfortable, acoustically, isolated environment con- dusive to clerical duties yet maintaining the quality of environment established by the designer of the health club. FINISHES - will vary but should be considered for both acoustical and re- flective nature. 5-8 Facility //A-7 - continued LIGHTING - Task lighting preferred over general. FURNISHINGS - space should account for: 1 secretarial desk, 2 file cabinets, 2 upholstered chairs, and 1 upholstered swivel chair. MECHANICAL - Air conditioning required at temperature and velocity as specified in Systems Performance Criteria. UTILITIES - Floor outlet at location of desk for the purpose of suppling electricity to typewriter, desk lamps, etc., as well as one convenience outlet per wall. Facility //A-8 Bookkeeping // of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - This area will facilitate the majority of all bookkeeping and accounting activities for the health club. These activities will include payroll, receiving, making entries into the accounting books, as well as handling correspondence with the company creditors. CHARACTER - A warm comfortable acoustically isolated environment condusive to clerical duties yet maintaining the quality of environment established by the designer for the health club in a more utilitarian approach. FINISHES - will vary but should be considered for both acoustical and re flective properties. LIGHTING - Task lighting preferred over general. FURNISHINGS - space should account for: 2 filing cabinets, 1 secretaries desk, 1 typing stand, and 2 chairs. MECHANICAL - Air conditioning required at temperature and velocity as spe cified in the Systems Performance Criteria. UTILITIES - Floor outlet at location of desk for purpose of supplying elec tricity to typewriter, desk lamps, etc., as well as one convenience outlet per wall. 5-9 Facility //A-9 Laundry // of Units - 1 Occupancy - 1 Sq. Ft. - 200 FUNCTION - To launder towels and related items for the use of health club members. CHARACTER - Functional and efficient, yet condusive to a working environ ment. FINISHES - Flooring will need to be water resistant due to the nature of the space. No specific requirements for the wall and ceiling surfaces, however, it would be anticipated that they would be utilitarian in nature. LIGHTING - General lighting at levels outlined in Systems Performance Cri teria. FURNISHINGS - Washer, dryer, laundry trays, sorting shelf, closet. MECHANICAL - Air conditioning will need to meet the load imposed on this space by the washer and dryer. UTILITIES - Water and drainage hookup required for washing machine. Elec trical requirements will include a 220 volt receptacle for the dryer, 110 volt receptacle for the washing machine, as well as a convenience outlet for each wall. Facility #A-10 Storage // of Units - 1 Occupancy - 1 Sq. Ft. - 200 FUNCTION - Provide a place for general storage for health club, may store weight machine parts, weights, laundry supplies, miscellaneous. CHARACTER - has none. FINISHES - Utilitarian in nature with preference for concrete flooring to sustain long-term loading without damage. LIGHTING - General 5-10 Facility //A-10 - continued FURNISHINGS - Prefabricated metal shelving 18" in depth with 24" spacing not over six feet in height to allow ease in handling. MECHANICAL - Vent. 5-11 Health Club - Scheme B Facility //B-1 Racquetball Courts // of Units - 2 Occupancy - 2 Sq. Ft. - 1,600 FUNCTION - to facilitate participation in the sports of handball and rac quetball primarily - but spaces may also double for aerobic exercising, in which case provisions should be made for bringing in exercise mats into the space as well as providing speakers to deliver music to space. CHARACTER - in accordance with the regulations of the sport. FINISHES - Generally maple flooring with white plaster walls, however, due to the precision of dimensions and playing surfaces, the majority of health clubs use a premanufactured racquetball court system. Specific wall and floor markings required, as listed in Architectural Graphic Standards. LIGHTING - General lighting at level suitable for sport - premanufactured lighting systems have been developed for the optimum lighting conditions for the sport. MECHANICAL - As strenuous physical activity will occur in the space the air-conditioning will need to not only accomodate higher than normal sensible and latent heat gains, but will also need to deliver a higher than normal volume of air at lower temperature to the space. UTILTIES - No electrical receptacles should occur within these spaces and all light switching should be placed outside the entrance so as to not interfere with normal course of play. 5-12 Facility // B-2 Exercise Room // of Units - 1 Occupancy - 16 Sq. Ft. 1,500 FUNCTION - this space will house apparatus for weight-training either in the form of weight-training machines or free-bar weights, dependant upon managerial preference. Special attention should be paid to design loading of flooring. CHARACTER - will vary with nature of club, as well as with the type envir onment the designer and client choose for the space, but should be of a comfortable nature. FINISHES - Durable carpeting on floors to reduce noise created as a result of exercise machines and weights. Several full length mirrors should line the walls. Walls and floors should be attractively finished to enhance the character that the designer wishes to develop in the space. LIGHTING - General lighting for the entire space, with additional spot lighting added to mirror areas. FURNISHINGS - Will vary with management and nature of the club but would be anticipated to be the Nature of Nautilus weight machines as they are currently the most popular for general fitness facilities. MECHANICAL - As strenuous physical activity will occur in the space the air-conditioning will need to not only accomodate higher than normal sensible and latent heat gains, but will also need to deliver a higher than normal volume of air at lower temperatures to the space. UTILITIES - Wall receptacles should be provided for use by janitorial services for the space - water connection for drinking fountain. Facility //B-3 Locker Room // of Units - 2 Occupancy - 16 each Sq. Ft. - 1,600 5-13 Facility //B-3 - continued FUNCTION - For the privacy of changing clothing for different exercising events, as well as drying off after showering. LOCATION - Needs to be directly linked to the shower room. CHARACTER - will vary with designer preference but should be private with a feeling of warmth. FINISHES - Flooring should pitch to a central drain or drains to facilitate cleaning, the junction of the wall and floor should be coved, however the designer may choose to use some type of durable carpeting to facilitate the desired character of the space. LIGHTING - General lighting should be provided with the exception of mirrored areas which require special attention. FURNISHINGS - Dressing areas should include lavatories, mirrors and hair dryers, which are usually of a wall mounted nature. Benches are usually mounted to the floor in close proximity to the lockers to facilitate changing clothes. MECHANICAL - General air conditioning, however, due to the proximity to the shower areas there may be an increased load as a result of the heat and humidity generated in these spaces. UTILITES - General wall electrical outlets for janitorial convenience, as well as electrical outlets for appliances near mirrored area. Facility //B-3a Showers // of Units - 2 Occupancy - Men - 8, Women - 8 Sq. Ft. - included in section B-3 FUNCTION - to facilitate bathing after exercising. LOCATION - Needs direct access to dressing or locker rooms. CHARACTER - Provide a sense of privacy and warmth, avoiding cool colors such as blue and greens. 5-14 Facility //B-3a - continued FINISHES - Walls need to be water resistant, generally of ceramic tile, while floors need to be of carborundum-impregnated ceramic tile, or its equal, to provide a nonslip surface. LIGHTING - General lighting with water-resistant fixtures. FURNISHINGS - Shower heads need to be located k\ feet from the floor. Nonbreakable liquid-soap dispensers are recommended. Vandalproof shower heads are generally installed in public showering facilities. MECHANICAL - Needs to be adequately ventilated to remove excess humidity and heat that is generated by the showers. UTILITIES - Provide water to showers at 120*F, controlled by means of a mixing chamber rather than by individual control. Facility //B-4 Management # of Units - 1 Occupancy - 1-3 Sq. Ft. - 100 FUNCTION - This area will facilitate receiving potential members and per forming various managerial activities. CHARACTER - A warm, comfortable, acoustically, isolated environment con dusive to clerical duties, yet maintaining the quality of environment estab lished by the designer for the health club. FINISHES - will vary but should be considered for both acoustical and re flective nature. LIGHTING - Task lighting preferred over general. FURNISHINGS - Space should account for: 1 secretarial desk, 2 file cabinets, 2 upholstered chairs and 1 upholstered swivel chair. MECHANICAL - Air conditioning required at temperatures and velocity as spe cified in Systems Performance Criteria. UTILITIES - Floor outlet at location of desk for the purpose of supplying electricity to typewriter, desk lamps, etc., as well as one convenience outlet 11 5-15 per wall. Facility //B-5 Storage // of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - Provide a place for general storage for health club, may store weight machine parts, weights, laundry supplies, etc. CHARACTER - has none. FINISHES - Utilitarian in nature with preference for concrete flooring to sustain long-term loading without damage. LIGHTING - General FURNISHINGS - Prefabricated metal shelving 18" in depth with 24" spacing not over six feet in height to allow ease in handling. MECHANICAL - vent. 5-16 Restaurant Facility //C-1 Dining Room // of Units - 1 Occupancy - 100 Sq. Ft. - 1,800 FUNCTION - to provide a pleasant, relaxing, yet stimulating environment for eating. Flexibility will be of prime importance, for this reason a series of smaller dining rooms will be preferred so that during slack periods waitresses may concentrate patrons in a limited space. CHARACTER - Will vary with interior design by designer but will need to convey the functional criteria while at the same time maintaining the spirit and quality of the complex. FINISHES - Flooring will need to serve the purpose of an acoustical damper yet hold up to the high traffic flow and the soiling generated by normal restaurant activities, for this reason, carpeting should be considered, with traffic aisles in a more durable material such as parquet that will complement the remainder of the material selections. LIGHTING - Subdues, mood lighting may be appropriate dependent upon the nature of restaurant, natural daylighting may be used to alter lunch to evening atmosphere. FURNISHINGS - Tables will be of common widths and heights for greater flex ibility in fitting tables together for different seating arrangements. If booths are included they will be no longer than four feet in length as tables longer are difficult for waitresses to serve. Space between all tables will be no less than four feet with the minimum passage between chairs being eighteen inches. 5-17 Facility //C-1 - continued MECHANICAL - Air conditioning required, exterior spaces should be shaded if, in fact, there are any exterior dining spaces. UTILITIES - Convenience outlets will need to be provided for janitorial services. Dependant upon the nature of the restaurant, there will need to be some provision for patrons to accept telephone calls. This may either be achieved with phone jacks at each table which would be preferred, but allows for the least flexibility in re-arranging tables. The alter native to bringing telephones to each table is to provide telephones in booths out of direct vision of the dining room yet convenient to dining and lounge areas. One booth per 50 seats of dining is recommended. Facility //C-2 Kitchen // of Units - 1 Occupancy - 5 Sq. Ft. - 1,000 FUNCTION - This space will provide means of receiving and storing goods, preparing and cooking meals. CHARACTER - Efficiency of prime consideration, should be buffered from the public areas both visually and acoustically. FINISHES - Floors need be easily cleaned from grease and hence should be of a material that will hold up to cleaning agents for grease removal. Walls and ceiling materials will be selected for utility in terms of their dur ability and ease of maintenance. LIGHTING - General lighting adequate; intensify over counter space, mini mize in storage areas. FURNISHINGS - Fire detection devices, fire extinguishers, vent hoods, and storage cabinets as required. Kitchen equipment will vary with design and nature of restaurant. MECHANICAL - Space should be air conditioned; all heat related equipment should be vented to the exterior; ducts should be flame-proof with spark 5-18 Facility //C-2 - Mechanical - continued arrestors. UTILITIES - Provisions for natural gas to supply ovens and ranges as well as electrical outlets for all equipment at their respective voltages. Convenience outlets will be required to accomodate general maintenance. Facility //C-3 Management Office // of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - This area will facilitate receiving potential employees and patrons, as well as providing a space for performing various managerial activities. CHARACTER - A warm, comfortable, acoustically isolated environment condusive to managerial and clerical duties yet maintaining the quality of environ ment established by the designer for the restaurant. Visual linkage to both the food preparation areas, as well as the receiving areas are pre ferred. FINISHES - Will vary but should be considered for both acoustical and reflective properties. LIGHTING - Task lighting preferred over general. FURNISHINGS - space should account for: 1 secretarial desk, 2 upholstered chairs, and 1 upholstered swivel chair. MECHANICAL - Air conditioning required at temperature and velocity as specified in Systems Performance Criteria. UTILITIES - Floor outlet at location of desk for the purpose of supplying electricity to desk lamps, etc., as well as one convenience outlet per wall. Facility //C-4 Bookkeeping Office // of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - This area will facilitate the majority of all bookkeeping and 5-19 Facility //C-4 - Function - continued accounting activities for the restaurant. These activities will include payroll, receiving, making entries into the accounting books as well as handling correspondence with creditors of the company. CHARACTER - A warm, comfortable, acoustically isolated environment con dusive to clerical duties yet maintaining the quality of environment established by the designer for the restaurant in more utilitarian approach. FINISHES - Will vary but should be considered for both acoustical and reflective properties. LIGHTING - Task lighting preferred over general. FURNISHINGS - Space should account for: 1 secretarial desk, 2 file cabinets, 1 upholstered chair, 1 typewriter stand and 1 upholstered swivel chair. MECHANICAL - Air conditioning required at temperature and velocity as spe cified in Systems Performance Criteria. UTILITIES - Floor outlet at location of desk for the purpose of supplying electricity to typewriter, desk lamps, etc., as well as one convenience outlet per wall. Facility //C-5 Men's Public Rest Room # of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - To provide a private area to perform bodily functions and re lated hygiene activities. CHARACTER - While maintaining the quality and nature of the restaurant, the rest room will need to provide a sense of privacy and cleanliness. FINISHES - The Uniform Building Code specifies that the flooring to rest rooms be of a water-resistant nature. This fact will play a deciding role in the choices available but will also need to be selected for their ease in maintenace and durability. LIGHTING - General lighting with the exception of mirrored areas which re quire direct sources of lighting to illuminate the face from all angles.^^ Facility //C-5 - continued FURNISHINGS - One toilet each (men's: 1 toilet + 1 urinal), paper towel and tissue dispensers, 1 lavatory, trash can, privacy stalls erected around each toilet with locking doors. MECHANICAL - Air conditioning required - vent to exterior mandated by code. UTILITIES - Water connections to all fixtures, with hot water to the lav atory being preferred yet optional. Sewer connections to all fixtures will be determined by the specifications of each with standard sizes being 3" for water closets and l^u' for lavatories. Facility //C-6 Women's Public Toilet // of Units - 1 Occupancy - 1 Sq. Ft. - 100 FUNCTION - To provide a private area to perform bodily functions and re lated hygiene activities. CHARACTER - While maintaining the quality and nature of the restaurant, the rest room will need to provide a sense of privacy and cleanliness. FINISHES - The Uniform Building Code specifies that the flooring to rest rooms will be of a water-resistant nature. This fact will play a deciding role in the choices available but will also need to be selected for their ease in maintenance and durability. LIGHTING - General lighting with the exception of mirrored areas which require direct sources of lighting to illuminate the face from all angles. FURNISHINGS - One toilet, paper towel and tissue dispensers, 1 lavatory, trash can, privacy stall erected around toilet with locking doors. MECHANICAL - Air conditioning required - vent to exterior mandated by code. UTILITIES - Water connection to all fixtures, with hot water to the lava tory being preferred yet optional. Sewer connections to all fixtures will be determined by the specifications of each with standard sizes being 3" for water closets and l^s" for lavatories. 5-21 Facility //C-7 Employee's Toilets // of Units - 1 Occupancy - 1 Sq. Ft. - 50 FUNCTION - To provide a private area to perform bodily functions and re lated hygiene activities. CHARACTER - Will be utilitarian in nature. FINISHES - Uniform Building Code specifies that the flooring will be water- resistant in nature. LIGHTING - General lighting with the exception of mirrored areas which require direct sources of lighting to illuminate the face from all angles. FURNISHINGS - One toilet each, paper towel dispensers, tissue dispensers, liquid soap dispensers, 1 lavatory, and one trash can. Privacy will be provided in that there will be locking doors to each toilet. MECHANICAL - Air conditioning required - vent to exterior mandated by code. UTILITIES - Water connections to all fixtures, with hot water to the lav atory being preferred yet optional. Sewer connections to all fixtures will be determined by the specifications of each with standard sizes being 3" for water closets and IV for lavatories. Facility //C-8 Entry/Exit # of Units - 1 Occupancy - 15 Sq. Ft. 105 FUNCTION - To provide a sense of entry,establish the character of the rest' aurant and give the patron a sense of orientation for the space, which also acts as an interior-exterior transision zone. CHARACTER - Will be determined by the character the designer wishes to ex press in the facility. However, at this point the patron should be aware of what that character is. FINISHES - Flooring will need to sustain the high volume of traffic this 5-22 Facility //C-8 - Finishes - continued space will encounter. Walls and ceiling materials will most probably be similar to those of the dining spaces so that the character of the space is expressed immediately upon entry. LIGHTING - As this space is a transition zone from exterior to interior the lighting will need to be designed to account for this function. The lighting levels will be determined by the mood the designer is attempting to establish for the spaces. However, while moving from one space to the next the lighting level should be no less than one-fifth that of the pre vious space for a comfortable transition. FURNISHINGS - Hostess station and a limited quantity of seating for waiting as the purpose of this space is not for waiting - patrons waiting for others to join their party will be seated upon arrival. MECHANICAL - Air conditioning required - proximity to exterior will need to be accounted for. UTILITIES - Telephone line for the purpose of the hostess accepting reser vations. Facility //C-9 Cashier // of Units - 1 Occupancy - 1 Sq. Ft. - 72 FUNCTION - Provide a place for collecting monies - which will either be collected by the waitress or paid at the point of exit by the patron. If paid at the point of exit by the patron, the cashier will need to be placed on the right-hand side of the door to avoid cross-traffic. CHARACTER - Dependent upon whether monies are collected at the point of exit, in which case the space will need to enhance the character of entry- exit. Collecting monies at the point of exit, however, is the less desir able. If monies are collected by the waitress the cashier station will be of a utilitarian nature. 5-23 Facility //C-9 - continued FINISHES - will be selected for acoustical properties to compensate for noise generated by cashier-cash register activities. LIGHTING - Task lighting will need to be provided for the cashier. FURNISHINGS - Cash register, counter, and stool to seat cashier at the counter level, optional toothpick dispenser. MECHANICAL - Air conditioning required at levels outlined in the Systems Performance Criteria - no special considerations anticipated. UTILITIES - Electricity outlet for lighting if required and electricity for cash register - both of which being llOV. Facility //C-10 Warehandling // of Units - 1 Occupancy - 1 Sq. Ft. - 200 FUNCTION - To provide an acoustically and visually isolate area from the dining area for the receiving and cleaning of soiled wares, as well as the storage of clean dishes. CHARACTER - Utilitarian but should provide an atmosphere condusive to carrying out the tasks associated with this dreary job. FINISHES - Flooring will need to be cleaned frequently for grease, which would make a durable flooring, possibly concrete, practical. Walls will be subject to intense humidity and soiling making a material selection such as ceramic tile appropriate. Floor will need to include a central floor drain with flooring sloping V per foot in the direction of such drain. LIGHTING - General lighting will be adequate but will need to be provided at such a level to permit inspection of cleaned wares. FURNISHINGS - Triple sink, food disposer, dishwashers, storage racks, gar bage cans, as well as adequate counter space to stack soiled dishes during peak operation hours. 5-24 Facility //C-10 - continued MECHANICAL - Air conditioning required, vents to exterior may be required to handle increased humidity levels generated by dishwashers, UTILITIES - Water and electricity supply for all equipment. Facility //C-11 Food Storage // of Units - 1 Sq. Ft. - 500 FUNCTION - To provide a space for the storage of frozen, refrigerated, canned and dry food staples used in the production of meals served at the restaurant. These spaces are best suited in close proximity to the re ceiving door, but should remain in visual control by management for secur ity purposes. CHARACTER - Utilitarian and sanitary character. FINISHES - These will vary with whether or not the spaces are refrigerated. Refrigerated vaults are typically wooden, as selected for thermal proper ties and durability. Dry storage spaces will need to accomodate the stacking of goods, for this reason a sound wall surface which will not be damaged by normal stacking procedures. LIGHTING - General lighting, with switching to these spaces occuring ex terior to the space, typically near the exterior face of the door. FURNISHINGS - Shelving, storage bins, as deemed necessary. Refrigeration vaults are required to provide a means of egress in the possibility of a door shutting behind someone. MECHANICAL - Ventilation required. UTILITIES - Electricity for refrigeration compressors supplied at manufac- turer's suggested voltages. Facility //C-12 Pots and Pans // of Units - 1 Occupancy - 1 Sq. Ft. - 40 5-25 Facility //C-12 - continued FUNCTION - Provide a space for cleaning of large pots and pans which can not be handled by dishwashing units - usually done in sinks by hand. CHARACTER - Efficiency of prime consideration, should be buffered from the public areas both visually and acoustically. FINISHES - Splashboard behind sink areas. LIGHTING - Task lighting for the purpose of inspection of pots and pans. FURNISHINGS - Double utility sink large enough to accomodate largest pans used in the production of food. Racks or hooks to hang pots and pans on both while drying and for storage. MECHANICAL - Air conditioning required. Food waste disposer should accom pany sinks. UTILITIES - Hot and cold water connections for sinks. Electrical connection for food waste disposer. Facility //C-13 Coat Storage // of Units - 1 Occupancy - 1 Sq. Ft. - 70 FUNCTION - Temporary storage of coats and related articles. The nature of this space is in question as the type of restaurant will determine whether or not this space is justifyable. CHARACTER - Will need to provide security if placed outside of visual con trol of patrons. LIGHTING - General lighting complementing the lighting of the adjacent space whether it be entry or dining. FURNISHINGS - Hooks, coat hangers, closet rods, coat trees, etc.. All de pendant upon the shape of the space and type of provisions deemed necessary for the restaurant. 5-26 Facility //C-14 Waitress Stations // of Units - 3 Occupancy - 1 Sq. Ft. - 10 FUNCTION - to provide waitresses and waiters a place to store wares and supplies (napkins, silverware, ashtrays, etc.) necessary to efficiently perform their duties. CHARACTER - Compatible with dining, however, as this space should be at least partially isolated from the dining room it may take on a more util itarian character, dependant upon the degree of isolation. FINISHES - Flooring will need to accomodate a high volume of traffc. Walls and ceiling materials will be selected with character in mind. LIGHTING - Subdued task lighting preferred so as to not call attention to the space yet at levels suitable for the inspection of the cleanliness of wares, as well as provide adequate lighting for waitresses to total checks. FURNISHINGS - Storage bins for silverware, shelving to stack plates, glasses, etc.. Counter space for water pitchers and tabulating checks for patrons. Soft drink fountain with required space to account for canisters, as well as small double sink. MECHANICAL - Air conditioning required. UTILITIES - Hot and cold water connections for sinks as well as electricity for calculators, etc. on counter. 5-27 Condominium Office Space Facility //D-1 Net Office Space - Scheme A // of Units - will vary „ Occupancy - 178 (§ 1/120 ft. maximum Sq. Ft. - 21,390 FUNCTION - These spaces will be subdivided to accomodate the various owners office needs. FINISHES - Left unfinished - owner's choice and responsibility. LIGHTING - Will vary with each owner but should meet accepted illumination levels for required task. FURNISHINGS - Will vary with each owner. MECHANICAL - Air conditioning required (should be flexible enough to work in almost any possible office arrangement). Facility //D-2 Net Office Space - Scheme B // of Units - 1 Occupancy 300 Sq. Ft. - 35,940 FUNCTION - These spaces will be subdivided to accomodate the various owners needs. FINISHES - Left unfinished - owner's choice and responsibility. LIGHTING - Will vary with each owner but should meet accepted illumination levels for required task. FURNISHINGS - Will vary with each owner. MECHANICAL - Air conditioning required (should be flexible enough to work in almost any possible office arrangement. Facility //D-3 Office Restrooms # of Units -6(1 each sex - 3 floors) Occupancy - 1 „ Sq. Ft. - 90 ft. 5_28 Facility //D-3 - continued FUNCTION - To provide a private area to perform bodily functions and related hygiene activities. CHARACTER - While maintaining the quality and nature of the offices, the rest room will need to provide a sense of privacy and cleanliness. FINISHES - The Uniform Building Code specifies that the flooring to rest rooms will be of a water-resistant nature. This fact will play a deciding role in the choices available but will also need to be selected for their ease in maintenance and durability. LIGHTING - General lighting with the exception of mirrored areas which require direct sources of lighting to illuminate the face from all angles. FURNISHINGS - One toilet each (men's toilet + 1 urinal) paper towel and tissue dispensers, 1 lavatory, trash can, privacy stalls erected around each toilet with locking doors. MECHANICAL - Air conditioning required - vent to exterior mandated by code. UTILITIES - Water connections to all fixtures, with hot water to the lav atory being preferred yet optional. Sewer connections to all fixtures will be determined by specifications of each with standard sizes being 3" for water closets and IV for lavatories. 5-29 6 [HHARRiriQTOn SQUAREfH SYSTEMS PERFORMANCE CRITERIA Systems Performance Criteria The Criteria used to design the built environment has been determined to include certain standards for user satisfaction and design effectiveness. These standards and how they relate to the structural, enclosure, electri cal, mechanical, conveying, and plumbing systems will be outlined in the following sections. Structural The gymnasium building is of a composite structure with masonry/steel bearing walls witth steel trusses spanning the major spaces. All struc tural systems appear in sound condition but should undergo further inves tigation to re-affirm such observation. New construction to divide high ceiling spaces should be compatible with the existing structure while providing maximum flexibility for HVAC, electrical and plumbing systems. Any new construction of structure will need to meet the following loading requirements. An analysis of the existing structure will also be nec essary to insure its meeting these standards. MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS Occupancy or Use Live Load, lb. per sq. ft. Gymnasiums 100 Dining Rooms and Restaurants 100 Offices 50 Office Lobbies 100 Office Corridors above first floor 80 6-1 Special consideration will need to be given to the exercise room of the Health Club to accomodate weight machines. Special consideration will also need to be given to the swimming pool construction, however it is assumed that the pool will occur on the ground level so that no additional struction will be required. Enclosure The existing enclosure system will warrant some repair and cleaning to restore its aesthetic dignity and functional integrity. Windows, if replaced should not only be compatible with the nature and character of the building but should reflect any alterations deemed necessary in phases I and II of the Harrington Square project. The roofing will be replaced to insure the quality of the interior environment. This endeavor should follow closely the Uniform Building Code guidelines for re-roofing. The exterior brick and cast-stone appear in excellent physical condition and should not require any re-pointing effort. However, there is a problem of alkalai and rust stains on the building surface, partic ularly on the ground floor, which together with an occasional spray-painted graffiti should warrant a complete cleaning of this surface. Every effort at such cleaning should be made to remedy the problem chemically, rather than sand-blasting. Muratic acid being the least volatile and most pre ferred method of conductiong such cleaning. Electrical Because the functional requirements and activities occuring within the building are changing the electrical system currently in the building 6-2 will need replacement. General lighting requirements will differ from space to space as outlined in the detailed space list. Recommended illum ination levels may vary with designer oriented decisions but general illumination levels are as follows. HEALTH CLUBS RESTAURANTS Racquetball 100 f.c. Dining intimate 10 f.c. Exercise 50 f.c. Dining subdued 3 f.c. Pool (deck) 100 f.c. Dining leisure 30 f.c. Locker-general 20 f.c. Kitchen 70 f.c. mirrors 30 f.c. Management 100 f.c. Juice 30 f.c. Toilets general 10 f.c. Food Prep. 50 f.c. mirrors 30 f.c. Management 100 f.c. Entry 30 f.c. Bookkeeping 100 f.c. Cashier 50 f.c. Laundry 50 f.c. Warehandling 70 f.c. Storage 5 f.c. Food Storage 10 f.c. Pots & Pans 70 f.c. Coat storage 10 f.c. Wait Station 30 f.c. OFFICES Detailed Drafting 200 f.c. Accounting 150 f.c. Reg. Office 70 f.c. Filing, Sorting 100 f.c. Corridors, Elevators 20 f.c. It should also be noted that spaces adjacent to one another should require special attention so that in passing from one space to another the lighting level is not less than one-fifth of the spaces adjacent to that space. 2 Source:McGuiness-Stein's Mechanical and Electrical Equipment for Buildings. Lighting fixtures should also be selected for compatibility to character and quality of existing building. Ground Fault Circuit Interruptors (GFCI) should be included on all elec trical equipment and wiring around a swimming pool, including the filter room.3 6-3 IVIechanical A completely new HVAC system will be required to update the building as currently there is no air conditioning and heating is by an outdated boiler-radiator system. Special attention will need to be focused on this issue as the nature of the building, was that of most older buildings is that they "were not originally engineered to mechanically provide an optimal environment of stable temperatures and humidity levels^." In re-engineering the mechanical systmes of older building it becomes "increasingly important to minimize visual effects. Designers and engineers must work closely to find concealed locations for registers, while not impairing the systems efficiency ." Special consideration will need to be made to allow for the special demands generated by the activities within the gymnasium and kitchen areas, while due to the speculative nature of the office space therewill be an utmost need for flexibility. Each space will require different temperatures, air changes, and introduction of outdoor air, the following table should out line these needs. Facility Title Air Chg./ Outdoor Air Air lemp. Numb er hour cfm/occupant A-1 Racquetball courts 20-30 25-50 65'F A-2 Exercise Room 20-30 25-50 65'F A-3 Pool 30 25-50 75'F 65-70*F A-4 Lockers 10-30 25-50 68-72"F A-5 Juice Bar 6-20 10-15 65-70'F A-6 Food Prep 10-30 10-15 72-74'F A-7 Management 6-20 10-30 A-8 Bookkeeping 6-20 10-30 72-74'F 6-4 Facility Title Air Chg./ Outdoor Air Number Air Temp. hour cfm/occupant A-9 Laundry 10-30 10-30 65-70*F A-10 Storage 8-12 5-15 none B-1 Racquetball Court 20-30 25-50 65'F B-2 Locker Rooms 10-30 25-50 65'-70'F B-3 Management 6-20 10-30 72"-74'F B-4 Exercise Rooms 20-30 25-50 65*F B-5 Storage 8-12 5-15 none C-1 Dining 6-20 10-15 68-72'F C-2 Kitchen 10-30 25-50 65-70*F C-3 Management 6-20 10-30 72-74*F C-4 Bookkeeping 6-20 10-30 72-74"F C-5 Toilets 6-20 10-30 68-72*F C-6 Toilets 6-20 10-30 68-72"F C-7 Toilets 6-20 10-30 68-72*F C-8 Entry/Exit 6-20 10-30 68-72'F C-9 Cashier 6-20 10-30 68-72'F C-10 Warehandling 10-30 25-50 65-70'F C-11 Food Storage C-12 Pots and Pans 10-30 25-50 67-70'F C-13 Coat Storage 6-20 10-15 68-72'F C-14 Wait Stations 6-20 10-15 68-72 F General Office 6-20 10-30 72-74'F Corridors/Elevator 6-20 5-15 68-72"f Source:Egan , Concepts in Thermal Comfort° Conveying Elevators are primarily for use by handicapped persons in a struc ture of this size, but should be located in prominent locations, which are easily accessible. The nature of the building will permit slower speed elevators, however their selection should be made with their com patibility to the existing structure in mind. 6-5 Plumbing The plumbing system should be designed of durable high quality materials for long life, and should be properly designed and sized for ease in maintenance. If possible, existing fixtures should be retained, however, if practicality, aesthetics or continuity forbid this, fixtures should be chosen to reflect the character of the building. Building Codes The city of Albuquerque employs the Uniform Building Code as its standard for design constraints. The following are specifically related requirements for the project. 6-6 FOOTNOTES American Institute of Steel Construction, Manual of Steel Construction,VII ed.,1977,p.4-15. McGuiness-Stein's. Mechanical and Electrical Equipment for Buildings, 1979,p.268. 3 Gabrielsen,M.Alexander, Swimming Pools: A Guide to their Planning, Design and Operation, 1975,p.195. ^"HVAC for Restorations", Interiors, July 1975,p.94. Lighting for Restorations", Interiors, April 1975,p.76. Egan, Concepts in Thermal Comfort,1975,p.10. 6-7 7 [HHARRinQTOn SQUAREEH COST ANALYSIS Office Space Market Analysis "Forecasts on future demand for office space are normally made by projecting increases in the level of employment in the particular industry in which the offices occur ." However, figures of this nature were not available for downtown Albuquerque, hence an evaluation of the existing and proposed office space for the downtown area will be made to provide an insight into supply and demand trends. Information available on downtown office space included the beginning 2 3 rates for office space as well as an absorption study of individual office buildings. These figures were compiled in the following tables and graph to demonstrate the absorption rates as they pertain to various pric ing brackets for lease space. LESS THAN $10 BUILDING/ RATES NEl: LEASABLE ABSORBED ADDRESS FROM AREA AREA Tower Plaza $5.00 70,000 49,000 510 2nd St. N.W. Sunshine Bldg. $10.00 14,000 13,160 110 2nd TOTAL 84,000 62,160 Total % absorbed 74% $10.01 to $11.00 78,400 Sandia Savings $11.00 98,000 400 Gold 40,500 Plaza Maya $11.00 54,000 600 2nd St. N.W. 118,900 TOTAL 152,000 Total % absorbed 78% 7-1 $11.01 to $12.00 BUILDING/ RATES :T LEASABLE ABSORBED ADDRESS FROM AREA AREA Rio Grande Valley Bank $12.00 30,000 30,000 501 Tijeras N.W. 1st Interstate $12.00 104,034 101,954 320 Gold S.W. Old 1st National Bldg. $12,000 85,000 55,250 209 Cenral NW TOTAL 219,034 187,204 Total % absorbed 85% $12.01 to $13.00 None Available $13.01 to $14.00 BUILDING/ RATES NET LEASABLE ABSORBED ADDRESS FROM AREA AREA Western Bank $13.50 238,000 221,340 505 Marquette, N.W. American Bank of Comm. $14.00 117,000 115,830 200 Lomas, N.W. Public Service Co. $14.50 198,000 194,040 4th and Silver TOTAL 553,000 531,210 Total % absorbed 96% $14.01 to $15.00 BUILDING/ RATES T LEASABLE ABSORBED ADDRESS FROM AREA AREA First Plaza $15.00 324,000 317,520 320 Gold, S.W. Albuquerque Nat'1 Bank $15.00 87,500 87,500 Third and Roma Albuquerque Nat'l Bank $15.00 42,500 42,500 Second and Central Public Service Company $15.00 118,507 118,027 6th and Silver 7-2 $14.01 to $15.00 continued TOTAL 572,507 566,027 Total % absorbed 99% 100% 90% x) QJ -£80% o tn -§70% QJ 2.60% to QJ .H50% MH <4H '''40% Q) 00 CO ^30% QJ O 0)20% 10% 0% ^$10 4$11 i$12 i$l^ ^^15 Rental Office Space Pricing per square foot per year Fig.28 - Downtown Albuquerque Office Space Absorption Graph One should not make the mistake of concluding that the higher priced an office is, the higher the percentage of absorption. Office space brok erage is quite competitive with pricing being determined as a result of location and quality of the environment. The conclusion that one could safely arrive at, however, is that there is a higher demand for quality office space at prime locations. Also, while a demand for quality office 7-3 space is at present easily identifyable there are a quantity of projects currently being proposed for the 80's that could alter this situation sub stantially. DOWNTOWN PROPOSED OFFICE PROJECTS New Buildings: Rio Grande Real Estate Development Company Phase I 141,000 sq. ft. * Phase II 150,000 sq. ft. Phase III 150,000 sq. ft. PNM Phase II 200,000 sq. ft. Phase III 115,000 sq. ft. * 1st Plaza, Phase II 260,000 sq. ft. * Livingston/Anella 74,000 sq. ft. * 1,090,000 sq. ft. ^Construction of these buildings is scheduled to begin during 1982-83, which would add 590,000 sq. ft. of first class office space to the down town inven t o ry - (Construction on the Albuquerque Bell Federal Credit Union has already begun, which will add approximately 30,000 sq. ft. (1/3 owner occupied) by Fall, 1982.) City County Building 250,000 - 300,000 sq. ft. This building, planned for 1985 construction, will cause these vacancies in privately owned downtown office space. City = 97,000 sq. ft. County = 70,000 sq. ft. Renovations: Mountain Bell 150,000 sq. ft. Journal Tribune 150,000 sq. ft. Albuquerque High 110,000 - 150,000 sq. ft. Union Square 120,000 sq. ft. El Fidel 71,725 sq. ft. Wool Warehouse 40,000 sq. ft. Woolworth Bldg. 40,000 sq. ft. J.C. Penny Bldg. 30,000 sq. ft. Occidental Bldg. 23,500 sq. ft. N.M. Produce 20,000 sq. ft. Crane Bldg. 18,911 sq. ft. Old Electric Co. 16,100 sq. ft. Sheehan/Atkinson 14,000 sq. ft. Albuquerque Federal Savings & Loan 14,000 sq. ft. ft. Regina Hall 12,600 sq. 7-4 Downtown Proposed Office Projects - Renovations continued Kress Building 10,300 sq. ft. Springer Building 8,900 sq. ft. Pearce House 6,500 sq. ft. TOTAL 856,536 - 896,536 sq. ft. TOTAL PROPOSED OFFICE SPACE FOR THE 80's = 2,196,536 - 2,286,536 With a current total of 2,542,549 sq. ft. of office space in the downtown core, an increase of 2,196,536 sq. ft. would increase the available space by 86%. Of course, these are all proposed projects, with very small probability that all of them would be undertaken. However, the fact that this quantity of projects is even under proposal should prove a significant point of consideration for the developer. 7-5 Restaurant Market Analysis Sound management and entrepreneurship are the two factors which will determine the success of a restaurant. "Assuming appropriate amenities and good quality management, it has been found that eating and drinking facil ities can be successfully operated at any reasonable location, provided that there is no gross overbuilding of the market and that the location is reasonably accessible to the area's population ." To determine whether or not any condition of overbuilding exists around the site, a survey of restaurants within both walking distance (1,800 ft.) and a 3,600 ft. radius from the site - to include the restaurants located within the entire down town core of Albuquerque was taken. Within walking distance there were a total of seven eating establish ments, while two of these were fast food walk-up restaurants, the remaining five provided a maximum seating capacity of 606. Five of these seven rest aurants are, however, located along the extreme edge of the maximum walking distance. The three to the west of the site lie on the other side of the railroad tracks and at current the only means of crossing the tracks is the Grand Street overpass or going underneath the railroad tracks at either Central Avenue or Tijeras Avenue. This places443 seats of the total din ing facilities not only at the edge of the maximum walking distance but on the other side of a psychological barrier, leaving a more realistic figure of 163 seats within walking distance. This figure, along with the estimate of 1,191 potential employees added to the site, is used to illus trate that there is in fact, no overbuilding of restaurants for the area. The remainder of mapping was done is an attempt to locate and total the restaurants and their statistics within the downtown area. It was determined that there was seating available for a maximum of 1,970 people 7-6 in the restaurants located within the downtown core. This fact, coupled with the total of 2,542,549 sq. ft. of office space in the downtown core provides ratio of .00078 seats/sq. ft. of gross office space for the down town core. As there will be an estimated 158,818 sq. ft. of space in Harrington Square Office Complex, the figure of .00078 seats/sq. ft. would indicate a need for approximately 124 seats of dining for the complex, to provide the same ratio of dining space to office space as the downtown core. As there are 2,196 available seats in the area mapped around the site for the 22 restaurants which provide seating, the average size restaurant for the area seats approximately 100 patrons. As a prudent measure, the figure 100 will be used to provide favorable supply-demand. 7-7 SURVEY OF RESTAURANTS IN AREA No. Business Address Seating Licquor Beer/ Capacity License Wine 1. Pup-n-Taco 501 Central NE walk-•up no no 2. Gaslight Motel Restaurant 601 Central NE 75 no no 3. Bob's Fish & Chips 700 Central SE walk-•up no no 4. Denny's Restaurant 725 Central NE 88 no no 5. Acapulco Taco 1415 Central NE 10 no no 6. El Amigo Restaurant 208 Central SE 130 no no 7. G.M. Steak House 202 Central SW 120 no no 8. El Amigo's //2 310 Gold SW 120 no no 9. Albuquerque Petroleum Club Bank of N.M. Bldg, 180 yes yes 10. The Chines Medallion Room 700 Silver SW 75 no no 11. Jennies Cafe 700 Tijeras NW 44 no no 12. Municipal Court Snack Bar 101 Marquette walk-•up no no 13. Libra Cafeteria Western Bank Bldg, 130 no no 14. Lomas Tastee-Freeze 415 Lomas Blvd. walk-•up no no 15. Whataburger 421 Lomas Blvd. 18 no no 16. El Madrid 421 Lead 68 no no 17. Plaza Coffee Shop 125 2nd 148 no no 18. Dellalonga's Restaurant 214 4th 30 no no 803 4th yes 19. Mori's Restaurant 95 yes 113 4th no 20. Golden Palate 70 no 423 4th SW no no 21. Royal Fork Buffet 210 230 6th no no 22. Claud's Cafe 50 415 Silver yes yes 23. Minato's Restaurant 220 201 Marquette yes yes 24. Mayfair Restaurant 106 7-8 SURVEY OF RESTAURANTS IN AREA continued No. Business Address Seating Licquor Beer/ Capacity License Wine 25. Drell's Bar-B-Q 311 Central 44 no no 26. Tamarind Restaurant 1st St. Galleria 165 yes yes TOTAL 2,196 AVERAGE 99.8 Fig.29 - Survey of Restaurants within both walking distance and an area including the downtown core for Albuquerque from AHS ^_^ Health Club Market Analysis The factors which determine the success or failure of a health club could prove to be too numerous and specific to try to pinpoint and draw any conclusions from what would be of any value at this point. Rather a discussion of the existing facilities within the area that a health club on this site would compete for public clientele will be presented, as currently there are two fitness clubs located within the downtown core area of Albuquerque: The downtown YMCA and the Executive Sports Club. The facilities at Executive Sports Club include 5 racquetball courts, swimming pool, sauna, exercise room, aerobic dance, juice bar and lounge. While the club was built to accomodate 1,100 members there are at present approximately 900 or 80% of the club's potential. While there are five racquetball courts available, the way membership to the club is structured only 10% of the club's members are paying for their use as there are member ships available at reduced rates which exclude one from their use. Approx imately 90% of the membership buy these plans. The downtown YMCA, located across the street from AHS has facilities for tennis, platform tennis, exercise equipment, jogging track and aerobics. While the management would not release information regarding membership, there was an obvious lack of activity at the center. This would tend to question the success of the facility at this location. As discussed in the case study presentation, the manager of Executive Sports Club felt as though five racquetball courts were too many, this point was also substantiated in the article "Whatever Happened to the Racquetball Boom" in Tennis World magazine^ The article discussed the national decline of participation in the sport which peaked in popularity about 2 years ago. At 800 sq. ft. of floor space with 20 foot ceiling heights and only 10% of 7-10 a club's membership supporting the facilities, considerable caution would need to be exercised before focusing a health club in this direction. 7-11 MARKET ANALYSIS FOOTNOTES OFFICE SPACE Berk, Emanuel, Downtown Improvement Manual, Illinois Department of Government Affairs, May, 1976, p. 22 - 26. 2 New Mexico Business Journal, Albuquerque Industrial Development Service, October, 1982, p. 36 - 37- Downtown Absorption Study, Albuquerque Center Incorporated, February 3, 1982. RESTAURANT Berk, Emanuel, Downtown Improvement Manual, Illinois Department of Government Affairs, May, 1976, p. 22 - 25. HEALTH CLUB ^"Whatever Happed to the Racquetball Boom," Nancy Wood, Tennis World Magazine, August, 1982, p. 67. 7-12 Projected Cost Breakdown - Scheme A ADAPTIVE USE CONSTRUCTION Health Club 18,725sf(a $50/sf= 936,000 Restaurant 11,058 sf @ $50/sf= 552,000 Ancillary Spaces Office...7,131 sf @ $50/sf= 356 550 (gross-net) ' Sub Total 1,845,450 NEW CONSTRUCTION Flooring 10,786 sf @ $14/sf= 151,004 (division of spaces) HVAC condo office 21,390 sf (? $4/sf= 85,560 Electircal-condo office..21,390 sf @$1.75/sf= 37,432 Elevator 22,800 CONSTRUCTION COST $2,142,246 NOTES The adaptive re-use costs were arrived at as a result of construction costs for Phase I which were approximately $55 per sq. ft. - Construction costs for this building were then estimated to be lower as the building involved in Phase I is a 1914 structure as opposed to the Gymnasium which was building in 1936 and in considerably better condition. The new construction costs were derived from the Building Cost Manual (Ed. Gary Moselle, Carlsbad, California: Craftsman Book Co., 1982) Operating or life cycle costs are not identified here as these figures are being compiled for the purpose of a comparative analysis between alterantives rather than for the purpose of a Cost/Benefit Analysis. 7-13 Projected Cost Breakdown - Scheme B ADAPTIVE USE CONSTRUCTION Health Club 6,125 sf (? $50/sf= 306,250 Restaurant 11,058 sf (? $50/sf= 552.900 Ancillary Spaces 11,981 sf @ $50/sf= 599,050 Sub Total 1,458,200 NEW CONSTRUCTION Flooring 17,586 sf 0 $14/sf= 246,204 HVAC office condo 35,940sf@ $4/sf= 143,760 Electric office condo 35,940 sf (ai.75/sf= 62,895 Elevator 22,800 CONSTRUCTION COST..$1,933,859 Not e - prices were derived at by the same manner as described in scheme A 7-14 Gross Annual Income- Scheme A Scheme A, as developed in the space summary, consists of 18,725 sq. ft.. This figure, combined with the estimate of 13 sq. ft. per person, as derived from case study evaluations, provides an estimate of a maximum of 1,440 members for the facility. The following were based on these figures as the maximum membership and square footage of the building. Membership A Full membership - 10% of total membership $200 initiation $40/mo. dues (1440 X .10) 200 + 12(40 x .10 x 1440) $28,800 + $69,120 = $97,920 Membership B Nautilus - 80% of total membership $125 initiation $30/mo. dues (.80 X 1440)125 + 12(30 x .8 x 1440) $144,000 + $414,720 = $558,720 Membership C Health - 10% of total membership (swimming and sauna only) $75 initiation $20/mo. dues (.10 X 1440)75 + 12(20 x .10 x 1440) $10,800 + $34,560 = $45,360 MAXIMUM GROSS INCOME GENERATED BY MEMBERSHIP $702,000/annum 7-15 Net Annual Income - Scheme A GROSS $702,000 less expenses A. Building expenses, operation and maintenance @ $3.00 per sq. ft. 18,725 sq. ft. $ 56,175 B. Staff Estimated to require 1 director (a $25,000 and 5 staff {? $12,000 $ 85,000 NET PROFIT $560,825 Notes The different types of memberships, the percentages which would opt for each type membership, as well as the initiation and monthly dues are all statis tics provided by the Executive Sports Club, which may be slightly high for Albuquerque but were used for the purpose of comparative analysis. Building operation and maintenace estimate of $3.00/sq. ft. was provided by Ron Brown of Spruel Development. 7-16 Gross Annual Income - Scheme B Scheme B as developed in the space summary, is the result for a poten tial of 455 members for the facility. This figure was then multiplied by 13 sq. ft. per person to arrive at an estimate of 5,915 sq. ft. needed for the club. Memberships for smaller clubs are lower than that of larger clubs so that they may be competitive with clubs offering more facilities. Also, because of the limited size of this scheme, one standard membership was used to estimate the income generated by this facility. Standard Membership $100 initiation - $32/mo. dues (455 X $100) -f 12(455 x $32) 45,500 + 174,720 = $220,220 MAXIMUM GROSS INCOME GENERATED BY MEMBERSHIP $220,220/annum 7-17 Net Annual Income - Scheme B GROSS $220,220 less expenses A. Building expenses, operation and maintenance @ $3.00 per sq. ft. 5,915 sq. ft. $ 18,375 B. Staff Estimated to require 1 director @ $18,000 and 2 part-time staff (a $6,000 each $ 30,000 NET PROFIT $171,845 7-18 Restaurant Income GROSS INCOME 100 seats x $3873*/seat $387,300 COST 100 seats x $2148*/seat $214,800 NET ANNUAL INCOME $172,500 * note- These figures were derived as the median national sales and cost of sales from the Restaurant in Operation Report - 1981 by Laventhol and Howath. Office Income MAXIMUM INCOME GENERATED AS A RESULT OF OFFICE CONDOMINIUM SALES Scheme A 21,390 sq.ft. @ $100*/sq.ft $2,139,000 Scheme B 35,940 sq.ft. @ $100*/sq.ft $3,594,000 * note - The price of $100 per square foot was obtained from Ron Brown of Spruel Development. The square footages were derived in the Space Summary. 7-19 Summary of Cost Analysis Scheme A Scheme B CONSTRUCTION COST $2,142,246 $1,933,859 CONDOMINIUM SALES $2,139,000 $3,594,000 ANNUAL NET INCOME GENERATED $ 733,325 $ 334,345 While these figures are estimates, requiring a more extensive approach, they should provide some basis for a comparitive analysis of the two schemes. The observations from the two construction costs of the two projects are within ten percent of each other, initial condominium sales are approximately 60% higher in Scheme B while annual net income from Scheme A is more than twice that of Scheme B. A projection of profits realized from the two are represented in the following graph, (on following page) This graph demon strates the fact that using the above projections Scheme A becomes more profitable than Scheme B in the fourth year. It is necessary to point out, though, that the user group of Scheme A is not identifiable in the market analysis. This does not conclude that the user group does not exist as such variables as marketing approaches to area health clubs have not been ana lyzed. Variables such as the prominance of the High School Buildings and the graduates of Albuquerque High who identify themselves with these build ings could very well prove to be the key to such a business venture. Scheme B, on the other hand, has the potential of almost immediate return of ini tial capitilization and is the result of an identifyable user group as discussed in the summary of Scheme B assessment of square footage needs. 7-20 YEAR 4 YEAR 5 INITIAL YEAR 1 YEAR 2 YEAR 3 INITIAL CONSTRUCTION COSTS SCHEME A A i SCHEME B Fig.30 - Graph Comparison of the Maximum Net Income between Schemes A&B 7-21 r^ ngHARRinoTon sQUAREpg APPENDICES THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION AND Guidelines for Rehabilitating Historic Buildings Office of Archeology and Historic Preservation Heritage Conservation and Recreation Service U.S. Department of the Interior Washington D.C. 20240 The following "Standards for Rehabilitation" shall be used by the Secretary of the Interior when determining if a rehabilitation project qualifies as "certified rehabilitation" pursuant to the Tax Reform Act of 1976 and the Revenue Act of 1978. These standards are a section of the Secretary's "Standards for Historic Preservation Projects" and appear in Title 36 of the Code of Federal Regulations, Part 1208 (formerly 36 CFR Part 67). "Rehabilitation means the process of returning a property to a state of utility, through repair or alteration, which makes possible an effi cient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values." 1. Every reasonable effort shall be made.to provide a compatible use for a property which requires minimal alteration of the building, struc ture, or site and its environment, or to use a property for its origin ally intended purpose. 2. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architec tural features should be avoided when possible. 3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged. 4. Changes which may have taken place in the course of time are evi dence of the history and development of a building, structure, or site and its environement. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. 5. Distinctive stylistic features or examples of skilled craftsmanship A-1 which characterize a building, structure, or site shall be treated with sensitivity. 6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composi tion, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accu rate duplications of features, substantiated by historic, physical, or pictoral evidence rather than on conjectural designs or the availability of different architectural elements from other building 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 ar- cheological resources affected by, or adjacent to any project. 9. Contemporary design for alterations and additions to existing prop erties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. 10. Wherever possible, new additions or alterations to structures shall be done in such 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 impaired. GUIDELINES FOR APPLYING THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION The following guidelines are designed to help individual property A-2 owners formulate plans for the rehabilitation, preservation and continued use of old buildings consistent with the intent of the Secretary of the Interior's "Standards for Rehabilitation." The guidelines pertain to build ing of occupancy and construction types, sizes, and material. They apply to permanent and temporary construction on the exterior and interior of historic buildings as well as new attached or adjacent construction, although not all work implied in the Standards and guidelines is required for each rehabilitation project. Techniques, treatments, and methods consistent with the Secretary's "Standards for Rehabilitation" are listed in the "recommended" column on the left. Those techniques, treatments, and methods which may adversely affect a building's architectural and historic qualities are listed in the "not recommended" column on the right. Every effort will be made to up date and expand the guidelines as additional techniques and treatments become known. Specific information on rehabilitation and preservation technology may be obtained by writing to the Technical Preservation Services Division, Heritage Conservation and Recreation Service, U.S. Department of the Interior, Washington, D.C. 20240, or the appropriate State Historic Preservation Officer. Advice should also be sought from qualified pro fessionals including architects, architectural historians, and archeolo- gists skilled in the preservation, restoration, and rehabilitation of old buildings. THE ENVIRONMENT Recommended Not Recommended Retaining distinctive features such Introducing new construction into as the size, scale, mass, color, and neighborhoods that is incompatible materials of buildings, including with the character of the district roofs, porches, and stairways that because of size, scale, color, and give a neighborhood its distinguish- materials, ing character. A-3 THE ENVIRONMENT continued Recommended Not Recommended Retaining landscape features such Destroying the relationship of as parks, gardens, street lights, buildings and their environment signs, benches, walkways, streets, by widening existing streets, alleys and building set-backs that changing paving material, or by have traditionally linked buildings introducing inappropriately lo to their environment. cated new streets and parking lots that are incompatible with the character of the neighborhood. Using new plant materials, fencing, Introducing signs, street lighting, walkways, street lights, signs and benches, new plant materials, benches that are compatible with fencing, walkways and paving mat the character of the neighborhood erials that are out of scale or in size, scale, material and inappropriate to the neighborhood. color. BUILDING SITE Recommended Not Recommended Identifying plants, trees, fencing, walkways, outbuildings, and other elements that might be an important part of the property's history and development. Retaining plants, trees, fencing Making changes to the appearance walkways, street lights, signs, of the site by removing old plants, and benches that reflect the trees, fencing, walkways, out property's history and development. buildings, and other elements before evaluating their import ance in the property's history and development. Basing decisions for new site work Leaving plant materials and trees on actual knowledge of the past in close proximity to the build appearance of the property found ing that may be causing deterio in photographs, drawings, news ration of the historic fabric. papers, and tax records. If changes are made they should be carefully evaluated in light of the past appearance of the site. Providing proper site and roof drainage to assure that water does not splash against build ing or foundation walls, nor drain toward the building. A-4 Archeological features Recommended Not Recommended Leaving known archeological re Installing underground utilities, sources intact. pavements, and other modern fea tures that disturb archeological resources. Minimizing disturbance of terrain Introducing heavy machinery or around the structure, thus reduc equipment into areas where their ing the possibility of destroying presence may disturb archeological unknown archeological resources. resources. Arranging for an archeological survey of all terrain that must be disturbed during the rehab ilitation program. The survey should be conducted by a profess ional archeologist. BUILDING: STRUCTURAL SYSTEMS Recommended Not Recommended Recognizing the special problems Disturbing existing foundations inherent in the structural sys with new excavations that under tems of historic buildings, mine the structural stability of especially where there are vis- the building. able signs of cracking, deflec tion, or failure. Undertaking stabilization and re Leaving known structural problems pair of weakened structural mem untreated that will cause continu bers and systems. ing deterioration and will shorten the life of the structure. Replacing historically important structural members only when necessary. Supplementing ex isting structural systems when damaged or inadequate. BUILDING: EXTERIOR FEATURES Masonry: Adobe, brick, stone, terra cotta. concrete, stucco and mortar Recommended^' Not Recommended * For more information consult Preservation Briefs: 1: "The Cleaning and Waterproof Coating of Masonry Buildings" and Preservation Briefs: I: "Repointing Mortar Joints in Historic Brick Buildings. Both are avail able from Technical Preservation Services Division, Heritage Conservation and Recreation Service, U.S. Department of the Interior, Washington, D.C. 20240 A-5 BUILDING: EXTERIOR FEATURES — Continued Recommended Not Recommended Retaining original masonry and Applying waterproof or water re mortar, whenever possible, without pellent coatings or surface con the application of any surface solidation treatments unless re treatment. quired to solve a specific tech nical problem that has been studied and identified. Coatings are frequently unnecessary, ex pensive, and can accelerate de terioration of the masonry. Repointing only those mortar joints Repointing mortar joints that do where there is evidence of moisture not need repointing. Using elec probelms or when sufficient mortar tric saws and hammers to remove is missing to allow water to stand mortar can seriously damage the in the mortar joint. adjacent brick. Duplicating old mortar in compos Repointing with mortar of high ition, color, and texture. Portland cement content can often create a bond that is stronger than the building material. This can cause deterioration as a re sult of the differing coefficient of expansion and the differing coefficient of expansion and the differing porosity of the material and the mortar. Duplicating old mortar in joint Repointing with mortar joints of size, method of application, and a differing size or joint profile, joint profile. texture or color. Repairing stucco with a stucco mixture that duplicates the ori ginal as closely as possible in appearance and texture. Cleaning masonry only when Sandblasting, including dry and necessary to halt deteriora wet grit and other abrasives, tion or to remove graffiti and brick or stone surface; this stains and always with the method of cleaning erodes the gentlest method possible, such surface of the material and ac as low pressure water and soft celerates deterioration. Using natural bristle brushes. chemical cleaning products that would have an adverse chemical reaction with the masonry mater ials, i.e., acid on limestone or marble. A-6 BUILDING: EXTERIOR FEATURES — Continued Recommended Not Recommended Repairing or replacing, where Applying new material which is necessary, deteriorated mat inappropriate or was unavailable erial with new material that when the building was constructed, duplicates the old as closely such as artificial brick siding, as possible. artificial cast stone or brick veneer. Replacing missing significant Removing architectural features architectural features, such such as cornices, brackets, rail as cornices, brackets, railings, ings shutters, window architraves and shutters and doorway pediments. Retaining the original or early Removing paint from masonry sur color and texture of masonry faces indiscriminately. This surfaces, including early may subject the building to dam signage wherever possible. age and change its appearance. Brick or stone surfaces may have been painted or white washed for practical and aesthe tic reasons. Wood: Clapboard, weatherboard, shingles and other wooden siding Recommended Not Recommended Retaining and preserving signifi Removing architectural features cant architectural features, such as siding, cornices, brack whenever possible. ets, window architraves, and doorway pediments. These are in most cases; an essential part of a building's character and appear ance that illustrate the contin uity of growth and change. Repairing or replacing, where nec Resurfacing frame buildings with essary, deteriorated material new material that is inappropri that duplicates in size, shape and ate or was unavailable when the texture the old as closely as building was constructed such as possible. artificial stone, brick veneer, asbestos or asphalt shingles, and plastic or aluminum siding. Such material can also contribute to the deterioration of the struc ture from moisture and insects. A-7 BUILDING: EXTERIOR FEATURES — Continued Architectural Metals: Cast iron, steel, pressed tin, aluminum, zinc Recommended Not Recommended Retaining original material, Removing architectural features whenever possible. that are an essential part of a building's character and appea rance. Illustrating the contin uity of growth and change. Cleaning when necessary with the Exposing metals which were in appropriate method, Metals tended to be protected from the should be cleaned by methods that environment. Do not use clean do not abrade the surface. ing methods which alter the color, texture, and tone of the metal. Roofs and Roofing Recommended Not Recommended Preserving the original roof Changing the essential charac shape. ter of the roof by adding inap propriate features such as dormer windows, vents, or sky lights. Retaining the original roofing Applying new roofing material material, whenever possible. that is inappropriate to the style and period of the building and neighborhood. Providing adequate roof drain age and insuring that the roofing materials provide a weathertight covering for the structure. Replacing deteriorated roof Replacing deteriorated roof coverings with new material coverings with new materials that that matches the old in com differ to such an extent from the position, size, shape, color old in composition, size, shape, and texture. color, and texture that the appear ance of the building is altered. Preserving or replacing, where Stripping the roof of architec necessary, all architectural tural features important to its features that give the roof character. its essential character, such as dormer windows, cupolas, corn ices, brackets, chimneys, crest ing and weather vanes. A-8 BUILDING: EXTERIOR FEATURES - Continued Windows and Doors Recommended Not Recommended Retaining and repairing existing Introducing new window and door window and door openings including openings into the principal window sash, glass, lintels, sills, elevations, or enlarging or re architraves, shutters, doors, pedi ducing window or door openings ments, hoods, steps, and all hard to fit new stock window sash or ware. new stock door sizes. Altering the size of window panes or sash. Such changes destroy the scale and proportion of the building. Duplicating the material, design, Installing inappropriate new window and the hardware of the older or door features such as aluminum window sash and doors if new storm and screen window insulating sash and doors are used. glass combinations that require the removal of original windows and doors. Installing visually unobtrusive Installing plastic, canvas, or storm windows and doors, where metal strip awnings or fake shut needed, that do not damage ex ters that detract from the charac isting frames and that can be ter and appearance of the building. removed in the future. Using original doors and door Discarding original doors and hardvjare when they can be door hardware when they can be repaired and reused in repaired or reused in place. place. Entrances, porches, and steps Recommended Not Recommended Retaining porches and steps that Removing or altering porches and are appropriate to the building steps that are appropriate to and its development. Porches the building's development and or additions reflecting later style. architectural styles are often important to the building's historical integrity and, wherever possible, should be retained. A-9 BUILDING: EXTERIOR FEATURES ~ Continued Entrances, porches and steps Recommended Not Recommended Repairing or replacing, where Stripping porches and steps of necessary, deteriorated archi original material and architec tectural features of wood, iron, tural features, such as hand cast iron, terra cotta, tile rails, balusters, columns, brack and brick. ets, and roof decoration of wood, iron, cast iron, terra cotta, tile and brick. Enclosing porches and steps in a manner that destroys their inten ded appearance. Exterior Finishes Recommended Not Recommended Discovering the historic paint Removing paint and finishes down colors and finishes of the to the bars surface; strong paint structure and repainting with strippers whether chemical or mech those colors to illustrate the anical can permanently damage the distinctive character of the surface. Also stripping oblit property. erates evidence of the historical paint finishes. Repainting with colors that can not be documented through re search and investigation to be appropriate to the building and neighborhood. BUILDING: INTERIOR FEATURES Recommended Not Recommended Retaining original material, archi Removing original materials, archi tectural features, and hardware, tectural features, and hardware, whenever possible, such as stairs, except where essential for safety elevators, hand rails, balusters, and efficiency. ornamental columns, cornices, baseboards, doors, doorways, Replacing interior doors and tran windows, mantel pieces, panel soms without investigating alter ling, lighting fixtures, par native fire protection measures quet or mosaic flooring. or possible code variances. A-10 BUILDING: INTERIOR FEATURES — Continued Recommended Not Recommended Repairing or replacing where Installing new decorative mater necessary, deteriorated mat ial and panelling which destroys erial with new material that significant architectural features duplicates the old as closely or was unavailable when the build as possible. ing was constructed such as vinyl plastic or imitation wood wall and floor coverings, except in utility areas such as bathrooms and kitchens. Retaining original plaster, Removing plaster to expose brick whenever possible. to give the wall an appearance it never had. Discovering and retaining Changing the texture and patina original paint colors, wall of exposed wooden architectural papers and other decorative features (including structural motifs or, where necessary, members) and masonry surface replacing them with colors, through sandblasting or use of wallpapers or decorative other abrasive techniques, remove motifs based on the original. paint, discoloration and plaster except in certain industrial or warehouse buildings where the interior masonry or plaster sur faces do not have significant design, detailing, tooling fin ish; and where wooden architec tural features are not finished, molded, beveled or worked by hand. When required by code, en Enclosing imporatant stairways closing an important interior with ordinary fire rated construc stairway in such a way as to tion which destroys the architec retain its character. In many tural character of the stair and cases glazed fire rated walls the space. may be used. Retaining the basic plan of a Altering the basic plan of a building, the relationship and building by demolishing princi size of rooms, corridors, and pal walls, partitions and stairways. other spaces. NEW CONSTRUCTION Recommended Not Recommended Keeping new addition and adjacent new construction to a minimum, making them compatible in scale, building materials and texture. A-U NEW CONSTRUCTION — Continued Recommended Not Recommended Designing new work to be compat Designing new work which is in ible in materials, size, scale, compatible with the earlier build color, and texture with the ear ing and the neighborhood in mat lier building and the neighbor erials, size, scale, and texture. hood. Using contemporary designs com Imitating an earlier style or patible with the character and period of architecture in new mood of the building or the additions, except in rare cases neighborhood. where a contemporary design would detract from the archi tectural unity of an ensemble or group. Especially avoid imitating an earlier style of architecture in new additions that have a completely contempo rary function such as a drive-in bank or garage. Adding new height to the build ing that changes the scale and character of the building. Addi tions in height should not be visible when viewing the princi pal facades. Adding new floors or removing existing floors that destroy important architectural details, features and spaces of the building Protecting architectural details and features con tribute to the character of the building. Placing television antennae and Placing television antennae mechanical equipment, such as and mechanical equipment, such air conditioners, where they can as air conditioners, in an be seen from the street. inconspicuous location. MECHANICAL SYSTEMS: HEATING, AIR CONDITIONING, ELECTRICAL, PLUMBING, AND FIRE PROTECTION Not Recommended Recommended Attaching exterior electrical and Utilizing early mechanical systems, telephone cables to the principal including plumbing and early light elevations of the building. ing fixtures, where possible. A-12 MECHANICAL SYSTEMS: HEATING, AIR CONDITIONING, ELECTRICAL PLUMBING FIRE PROTECTION — Continued Recommended Not Recommended Installing necessary mechanical systems Causing unnecessary damage to the in areas and spaces that will require plan, materials, and appearance the least possible alteration to the of the building when installing structural integrity of the building. mechanical systems. Installing the vertical runs of ducts, Installing the vertical runs of pipes and cables in closets, service ducts, pipes, and cables in place rooms, and wall cavities. where they will be a visual in trusion. Concealing or "making invisible" mechanical equipment in historic walls or ceilings. Frequently this concealment requires the removal of the historic fabric. Installing "dropped" acoustical ceilings to hide mechanical equip ment. This destroys the propor tions and character of the rooms. Insuring adequate ventilation to attics, crawlspaces, and cellars to prevent moisture problems. Installing thermal insulation Installing foam, glass, fiber, or in attics and in unheated cellulose insulation into wall cellars and crawlspaces to cavities of either wooden or conserve energy. masonry construction. This has been found to cause moisure prob lems where there is no adequate moisture barrier. SAFETY AND CODE REQUIREMENTS Recommended Not Recommended Complying with code requirements in such a manner that the essen tial character of a building is preserved intact. Working with local code officials to investigate alternative life safety measures that preserve the architectural integrity of the building. Investigating variances for historic properties allowed under some local codes. A-13 SAFETY AND CODE REQUIREMENTS — Continued Recommended Not Recommended Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric of a property. Adding new stairways and elevators Adding new stairways and elevators that do not alter existing exit that alter existing exit facili- facilities or other important ties or important architectural architectural features and spaces features and spaces of the build- of the building. ing. A-14 THE GALLERIA - ALBUQUERQUE,NEW MEXICO The Galleria, a 1974 addition to the downtown fabric of Albuquerque, New Mexico is a mixed use project of offices, restaurants, light retail, and a recently added Health Club. Of particular interest in this faci lity is the Executive Sports Club, a recent adaptive re-use of a twin screen Cinema that was orginally incorporated in The Galleria's lower level. The Galleria is located on the eastern edge of the downtown core to a metropolitan area boasting a current population of 409,000, one- third of which being of Spanish origin . DOWNTOWN ALBUQUERQUE " CONTINENTAL MAP INC Fig.31 - Map of Downtown Albuquerque source: First National Bank of Albuquerque First National Bank of Albuquerque is the owner and primary occupant of the facility with mainly professionals occupying the remainder of the B-2 office space as lease tenants. Office space is that portion of the building that is above ground level, with restaurants and retail being situated in a mall type environment that is one level below ground level. This concept segregates the retail area from the downtown atmosphere creating a peaceful environment for shopping whose only link to the surface visually is a circular opening in the fountain at the plaza level which water overflows into creating a waterfall affect below while at the same time admitting light to the retail environment. The primary entry points for the bank and office fac ilities are located on the westward, downtown, side of the building while the primary entry points for the retail area occurs on the east or plaza side of the building further separating and isolating these uses from each other. TIJSRAS m. COPPKH 4VB. B-3 _ Site Plan of The Galleria Fig.32 The structure has seven floors above the ground plane arranged in a "C" shape floor plan with a plaza and fountain located in the center. The Sandia and Manzano mountains lie to the east providing a dramatic view from the plaza side of the building. The shape of the building also provides an insulating buffer for the plaza from the noise and congestion of the downtown area. The low-density setting that Albuquerque provides for The Galleria helped determine the mid- rise height of the office building while the natural resources of New Mexico help to determine the^ practicality of its concrete construc tion. The building structure is of formed concrete with an exterior envelope of pre-formed concrete panels. There were determined by cost and material availability as well as the aesthetic design of the building. The exterior pre-formed panels were to facilitate construction of the detailing to the facade with its eliptical windows and raked concrete finish. The HVAC system includes fan-coil units to the building perimeter for efficient and convenient climate control to the individual spaces. The building is then divided into two sep arate zones each with separate chillers and boilers due to the size and shape of the structure. The re-use of the Cinema in the lower level proves to be of parti cular interest as it coincides most directly with my particular project. The Executive Sports Club was completed in September of 1981. Its 15,000 square feet include: 5 racquetball courts. Nautilus Exercise area, swimming pool, whirlpool, steamroom, sauna, juice bar and locker areas for both men and women. There are approximately nine hundred members composed of a nearly equal number of each sex, with approxi mately eighty percent of the membership working within The Galleria. B-4 (^. NiU BJEIIIL RESTiUIUirr Q Q O OQ UITBAKCG o o o /-' UjLMSBALL COUHT KtN EX£BCISE HOOH swimwG // POOI, /, VTA 'mm-/ / : During the club's peak hours, eleven a.m. and two p.m. weekdays, the club is run by a staff of four, otherwise there are three staff members on duty. The major problem of this facility is that there are too many racquetball courts, space that the manager feels could be better 2 utilized as aerobic exercise space . This problem is the direct result of fluctuating fitness trends around the country. When this facility was being planned (approximately two years ago) there was a much larger demand for racquetball facilities, and since that time the racquetball fad has peaked and an increased interest in aerobics has come about. This particular point gives somewhat of an Insight into the need for flexibility in spatial use in dealing with Fitness Facilities. The total cost for this 386,000 square foot project in 1974 was 3 $15,000,000, or approximately $39 per square foot . The new construction B-5 for adaptive re-use of the Cinema into the Health Club of 15,000 square 4 feet in 1981 was $400,000 or approximately $27 per square foot. Similarities between The Galleria and my own particular project include similar functions and user groups as well as being located in the downtown area of Albuquerque. The relationships existing between the office, restaurant, and health club were of particular interest. While the health club and restaurant were physically segregated from the office environment yet physically adjacent to one another, both felt as though they drew heavily from the offices for customers, neither saw any substantial business being generated as a result of their proximity to the other. The major differences to be noted between this project and my own would include the facts that this building was built as an office complex originally and that the entire project is located in one building as opposed to the grouping of buildings my project involves. B-6 GALLERIA FOOTNOTES U.S. Department of Census, 1980 Census of Population and Housing, U.S. Department of Commerce, 1980. 2 Mike Melendrez - Manager of Executive Sports Club, interview in Albuquerque, New Mexico, September 17, 1982. 3 Mr. Murray - First National Bank's building manager, interview In Albuquerque, New Mexico, September 22, 1982. 4 Bart Prince - architect of Cinema adaptive re-use, interview in Albuquerque, New Mexico, September 17 and 22, 1982. Lou Preston - architect involved in 1974 project of The Galleria, interview in Albuquerque, New Mexico, September 17, 1982. B-7 MESA PETROLEUM - AMARILLO,TEXAS The Mesa Petroleum Building is the combined result of an adaptive re-use of the old Vaughn building, as well as the addition of new con struction to the 1959 structure to form the facility located in downt own Amarillo. Amarillo, with a population of 150,000''" is located in the center of the Texas panhandle at the crossroads of Interstates 40 and 27. At 3,657 feet above sea level Amarillo is known as having the 'coolest summer night in Texas" . The economy is highly diversified with farming, industry, oil and gas production as well as being the center of a vast petro-chemical complex. Fig.34 - Map of Downtown Amarillo, Texas source: Amarillo Chamber of Commerce Mesa Petroleum is the sole occupant of the building which houses its engineers, accountants and executives. The renovated Vaughn building B-9 houses offices and a coffee shop with parking and an extensive fitness center located in the addition to the office tower. Use of the fitness center is limited to the 300 employees of Mesa and their spouses . A small annex to the building with a seperate entry is leased to a local television station, however, nothing more than a single wall is shared in common with Mesa Petroleum. )^ SncEKT © PARK KEjaiH CENTER & PARKING T.V. A.\N£X OUTICS nil."J) FLOOR ro-^R CONNECTION {VAUGHN SUIUJINC) 3 4"* STREET Fig.35 - Site Plan for Mesa Petroleum The location and site of the existing structure pre-determined a majority of the new complex. The ten story concrete tower underwent major alterations in appearance with the original marble facade being replaced by Architectural mirror. The original structure remains intact with the exception of a third floor entry added as a link to A .. „A r^r,rVir>o oarnee . There is an easement the new fitness center and parking garage . B-10 running N-S through the center of the site which separates the parking and fitness center from the office tower. Along with housing the administrative and clerical functions of this company, the architect was also responsible for giving the building an image that would rep resent the prestige and affluency of the oil industry. This is accom plished through the keen attention to detail in the building as well as the landscaped grounds surrounding the building. Extensive land scaping around the site as well as a small park on the Polk and Fourth corner of the site added an additional quarter-million to the total project cost. Ther are two and one-half million dollars worth of paintings and sculpture on the interior of the complex . Brick paving floors on the interior extend out to the curb under which are heated coils to prevent freeze during the winter. In addition to numerous security and maintenance personnel, Mesa also employs a full time Horticulturist and Green Hourse on the site to attend to the grounds as well as provide fresh flowers for the building. All of this effort does indeed provide the sense of dignity common to most oil industry endeavors. The buildings energy efficiency was stepped-up after the addition of reflective glass on both the North and South faces of the tower came about. The building's HVAC system consists of cooling by cen trifugal chilled water pipes to fan-coil perimeter units and heating by a single hoot water boiler^ The energy efficiency of the entire building is monitored by a central computer system which controls heating, cooling and lighting as well as also providing security for the building. As the building takes up an entire city block there were some B-U problems for the designer. The easement running N-S through the cente of the site which separates the parking and fitness center from the office tower, connections were made below grade and across the third floor by a bridge to the fitness center. The Vaughn Building was acquired by Mesa in 1977 for $1,500,000, with 110,000 square feet^ this was less that $14 per square foot. Total cost for retro-fitting this building was $6,500,000^ or around $57 per square foot. The Fitness Center at a cost of $2,000,000 including 26,000 square feet fiqures out to around $76 per square foot, both being done in 1979. As this building is similar to my own project the user groups will be quite different. Where Mesa is the sole occupant and owner of the building, mine, as an office condominium project, will have several owners with a diversity of user groups. One of the major oddities with Mesa Petroleum to myself was the enormous size of the Fitness Center in relation to the relatively small number of people that it was made available to. Mesa's purpose for this, however, is that they use the facility as a recruiting tood in pursuing future employees. From experience they realize that they are in direct competition with the large oil companies of Houston for its potential employees. The Fitness Center was a purposeful overkill to give the company an enployee-oriented image. Since completion, however, the Fitness Center has compiled figures estimating that the increased activity of its employees is saving the company an estimated one-half million dollars annually through reduced absenteeism and reduced med- • -I T. .^. 9 ical benifit payments . B-12 ANNUAL ABSENTEEISM vs ACTIVITY LEVEL* AMARILLO OFFICE >" 60T. >• O 'Absentaelsoi (or 12 months, 1981. & 50- Activity level (or Septemt>er z through December 1981. r_ « 30- Ul Ul u 20+ m o 5 10+ < Employees 3 101 113 54 20 15 Z 4] 1° 10 20 30 Ac-nvmr LEVEL (KCAUKGWEEK) Chart above indicates that absenteeism decreases as exercise increases. Fig.36 - Absenteeism vs. Activity Chart source: Fitness Facts by Mesa Petroleum B-13 MESA PETROLEUM FOOTNOTES U.S. Department of Census, 1980 Census of Population and Housing, U.S. Department of Commerce, 1980. 2 Chamber of Commerce, Community Profile for Amarillo, Texas, U.S. Department of Commerce, 1980. 3 Larry Gettman, Physical fitness director for Mesa, interview, Amarillo, Texas, September 20, 1982. 4 Ray Garrison, Building Architect at Mesa Petroleum, interview, Amarillo, Texas, September 20 and 22, 1982. Ed Mclntyre, Operations Director at Mesa Building, interview, Amarillo, Texas, September 20, 1982. ^Ibid. ''ibid. ^Ibid. Fitness Facts, A monthly publication published for the employees of Mesa Petroleum Company, September, 1982. B-14 PYRAMID PLAZA - LUBBOCK, TEXAS Pyramid Plaza of Lubbock, at South Loop 289 and Indiana is an all new facility which was completed in January of 1981'''. This project is of interest as a new facility in that it demonstrates the relation ships arrived at when no previous design contraints were present. Fig.37 - Map of Lubbock, Texas source: Lubbock Chamber of Commerce The building houses 84,000 square feet of leasable office space, a restaurant and a Health Club^ The owner of the building as well as the architect of the building is Joe Feagon who has his architectural office as well as investment office within the building. Occupants of the building vary from a hair styling establishment to Real Estate offices. B-16 The Pyramid origin of the building's form provides an architec tural statement of timeless form that is of striking contrast to the flat plains of West Texas. The interior of the building is an atrium extending the full height of the building with each floor opening onto the atrium as is the current trend in archtecture of major office and hotel complexes around the country. Fig.38 - Pyramid Plaza Interior source: Joe Feagin Investment The structure of the building is of structural steel with concrete floors and foundation. Exterior materials are bronze annodlzed aluminum and bronze tinted glass^ The choice of material for the exterior I believe were an unfortunate choice that tend to give the building ,a pre-fab. temporary feel to the permanence of the structure. Cooling is supplied to the building through a variable air volume duct system with the air handling unit occuring in the basement\ Heating is by perimeter strip heating through out the entire buildlng^ The office B-17 interiors are designed around a five foot grid with a suspended ceiling and partition system that allow for flexibility of the individual spaces^ -^ Fig.39 Pyramid Plaza Typical Floor Plan source: Joe Feagin Investment In this design, the health club is isolated from the office space in the basement level of the building. As racquetball courts have spectator areas within the atrium area, there is a slight echo problem occuring as a result of the glass. Offices located directly over the racquetball courts, however, have not experienced any problems with sound transmission. The operators of the Rising Sun Health Club are currently considering an expansion of their facility as they believe with only 5,933 square feet and two racquetball courts membership ds to be limited to 240^ With the high overhead costs occurred nee in runn Ing the facility and keeping membership prices competitive B-18 there isn't much opportunity for profit in operating the facility. The restaurant located in this facility has to depend heavily upon traffic from the hotel adjacent to the Pyramid Plaza for the bulk of its business as they only estimate around twenty-five percent of their business coming from the occupants of the building. Also no business is generated for them throught the health club, as they would Q estimate only around ten customers per week coming from the health club . An outside entry to the restaurant allows them to operate during late hours that the Plaza is closed. The restaurant is relatively small with approximately 3,000 square feet, which gives some insight to the low percentage of the patronage expected from 86,000 square feet of office space. The cost of the total structure in 1980 was $6,000,000, with 102,489 square feet, this figures out to approximately $59 per square foot. B-19 PYRAMID PLAZA FOOTNOTES Christy Hicks, Pyramid Plaza Building Manager, interview, Amarillo, Texas, September 22, 1982. ^Ibid. 3 Joe Feagon, Architect of Pyramid Plaza, interview, Amarillo, Texas, September 22, 1982. Ibid. ^Ibid. Foe Feagon Investment, "Sales Brochure", 1981. CR. Fink, Rising Sun Health Club Manager, interview, Amarillo, Texas, September 16, 1982. Q Bobby Lay, Dardanelli's Restaurant Manager, interview, Amarillo, Texas, September 22, 1982. 9 Christy Hicks, Pyramid Plaza Building Manager, interview, Amarillo, Texas, September 22, 1982. B-20 BIBLIOGRAPHY BOOKS: Alexander, Christopher. A Pattern Language. Oxford University Press, 1977. American Institute of Steel Construction, Manual of Steel Con struction,VII ed.,1977. Berk,Emanuel, Downtown Improvement Manual, Illinois Department of Government Affairs. 1976. DeChiara and Callender. Time-Saver Standards for Building Types, McGraw Hill, 1980. Diamonstein,Barbara, Buildings Reborn,New York, Harper and Row, 1978. Egan,M.David, Concepts in Thermal Comfort,Prentice-Hall,1975. Gabrielsen,M. Alexander, Swimming Pools: A Guide to their Plan ning, Design and Operation, 1975. "Memoirs of Franz Huning," Trader on the Santa Fe Trail, Univ- versity of Albuquerque Press, 1973. McGuiness-Stein's, Mechanical and Electrical Equipment for Build ings, 1979. National Trust for Historic Preservation, Economic Benefits of Preserving Old Buildings, Washington D.C, The Preservation Press, 1976. Proshansky, Harold M.,Environmental Psychology, New York. Holt, Rinehart and Winston, 1979. Ramsey, Sharles and Sleeper,Harold, Architectural Graphic Stand ards, AIA, Wiley and Sons 1980. Watson, Don A., Construction Materials and Processes, New York: McGraw-Hill,1978. PERIODICALS; "Cold Water for Office Fishbowls", Psychology Today, Apr. 1981 p.29. "Office Workers", New Yorker, Jan.8,1979,p.25. "The Trouble With Open Offices", Business Week, Aug.7,1978,p.29. C-1 periodicals(cont.) Wood, Nancy,"Whatever Happened to the Racquetball Boom,' Tennis World Magazine. August, 1982,p.67. INTERVIEWS: Feagin,Joe - Architect of Pyramid Plaza, Lubbock,Texas Sept.22,'82 Fink,C.R. - Manager of Rising Sun Health Club, Lubobck, Texas Sept. 16,'82. Garrison,Ray - Building Architct at Mesa Petroleum, Amaarillo,Texas Sept. 20 and 22, '82 Gettman,Larry - Physical fitness director for Mesa Petroleum, Amarillo, Texas, Sept.20,'82 Hicks, Christy - Pyramid Plaza Building Manager, Lubbock.Texas Sept. 22,'82. Lay, Bobby - Manager of Dardanelli's Restaurant, Lubbock,Texas Sept. 22,'82. Mclntyre, Ed, Operation Director at Mesa Petroleum, Amarillo,Texas Sept.20,1982. Melendrez, Mike - Manager of Executive Sports Club, Albuquerque, N.M. , Sept. 17,1982. Murray, Claude - First National Bank's building manager, Albuquerque, N.M.,Sept. 22,'82. Ordonez, Ed - City Engineer City of Albuquerque, Oct.12,1982. Preston,Lou, - Architect involved in '74 Galleria project, Albuquerque, N.M.,Sept.17,1982. Prince, Bart - Architect of Cinema adaptive re-use, Albuquerque, N.M. , Sept. 20,22,'82. MISC; Community Profile, Albuquerque Chamber of Commerce,1981. Community Profile for Amarillo,Texas, U.S. Dept. of Commerce 1980. C-2 MISC. (cont.) Downtown Absorption Study, Albuquerque Center Incorporated, Feb.3,1982. Fitness Facts, A monthly publication published for the employees of Mesa Petroleum Sept, 1982. Harrington,E.R. , History of Albuquerque High School, unpublished 1955. Downtown Absorption Study, Albuquerque Center Incorporated, February 3,1982. Soil Survey of Bernalillo County, 1979. U.S. Dept. of Census, 1980 Cnesus of Population and Housing, U.S. Department of Commerce, 1980 C-3 Leslie L. Shepherd Thesis Documentation May 5, 1985 Documentation Outline I. Introduction II. Modifications to the Program III. Site Planning IV. Site Design V. Building Planning VI. Building Design VII. Structural VIII. Mechanical IX. Electrical X. Conclusion The purpose of documenting a project is that it serves as a written record of the process and reasoning involved in the design and devel opment of that project. This documentation will then provide a means of evaluation for that project from the conditions deemed of importance to the designer. Also, modifications to the design program will be noted and explained in this section. The sole modification to the program at this point is the addition of a swimming pool to Scheme B of the Health Club. This ad.dition was made for the purpose of conforming the project to the description out lined in the original "lender package" the development company had put together for the investors of the project. This addition will add an additional 2000 sq. ft. to the Health Club for a total of 8,125 sq. ft. Site planning for an adaptive re-use project involves an analysis of -the existing conditions of the site and building and decisions made as to how to either improve upon or take advantage of those conditions. For this project the primary decision in regard to the site conditions was how to handle pedestrians entering the complex from the parking to the north of the building. The decision was made to discourage pedes trian traffic through the building and move pedestrian traffic around the perimeter of the building. This decision was made as a result of the quantity of traffic involved and the potential for disruption to the occupants of the building. As 35,000 sq. ft. of the buildings estimated 60,000 sq. ft. has been allocated for office space, the building has been designed pri marily as an office building. Priorities were listed for the three activities occurring in the building in order of their importajice as a basis of arriving at design decisions. Office 1. accessability 2. environment which will insure marketability of space 5. space divisions 4. gross/net ratio for efficiency 5. flexibility 6. views 7. night/weekend access Restaurant 1. economic vitality 2. visibility 5. accessability 4. relationship to complex offices 5. night accessability 6. views 7. proximity to night parking 8. relationship to Health Club Health Club 1. economic vitality 2. two floor spaces (racquet courts) 3. night access for the general public 4. entry/exit 5. ground floor location (pool) 6. visibility 7- proximity between spaces 6. relationship to complex As views are the factor that most affected the placement of offices within the building, tha areas with the most favorable views were allocated for office space. The areas allocated were upper floor spaces with windows, with the least favorable views directly east, towards delapidated neigh borhood housing. The possibility of this housing being rehabilitated and providing a positive influence in the future exists, so while no effort was made to focus the building in this direction, there are offices with win dows facing this direction, as to the east provides a dramatic view of the Sandia Mountains. The east wing was chosen as the location for the Health Club because of the large column free space in the basement which could easily accomodate excavation for a swimming pool. The west wing was chosen as a primary location for the Restaurant. This decision was the combined result of its proximity to the comer of Broadwajr and Tijeras which would provide the highest visibility and an opportunity for service access to the kitchen area. The Atrium in the main block of the building .is the result of a num ber of factors. Firstly, in dividing the gymnasium into separate floors the second level of office space within the main block is without exterior windows. The Atrium is intended to bring light down into the center of the building via the existing clerestories. The atrium configuration and the addition of windows to the south facade will supply all offices on the second level with natural lighting. The placement of the atrium at the center of the building, led to the decision to relocate the main stairwell from the north entrance to the center of the building, to create a focal point of the ground floor and a visual linkage to the second floor atritim from the ground level. Code requirements for fire stairs will be met by the addition of an all new stairwell west of the Racquetball court of the Atriiom level and by modification of a portion of the south stairhall to provide another enclosed stairway. The most significant structural alteration to the building is the removal of two struts in the steel trusses over the gymnasium. The purpose of their removal is to allow for circulation between the trusses in the "loft" level of office space. These members are 3^ x 3^ x 5/I6 - L's which will require additional reinforcement around the perimeter to compensate for their removal. A "ball park" estimate of this alteration was placed at I3OOO.OO per truss. The additional use of the "loft" space will require three trusses being modified for around $9,000.00 in addition to the construction costs associated with this level for the addition of about 3»500 sq. ft. of space. This level may need to be considered as an alternate if budget requirements dictate, however, the gain from this level goes beyond additional square footage in that this level enhances not only the level of office spaces below which are linked to this level but also adds to the drama of the entire building. Structural additions include two rows of four columns in the main block to accomodate the additional loading imposed upon the structure by the third and loft levels of office space. These columns will be 12" x 12" reinforced concrete to be compatible with the remainder of structure. • o ••OB " N£U^ • • • • Q • * a • I Q • ^ • 0 • • a • 1 e Open web bar joists were chosen for the new floors being introduced into the wings and main block of the building since they are compatible wi-th the "heat pump"units chosen and the ductwork that will be necessary to distribute air to the individual office suites. The 32' span in the east wing will require an 18J10 bar joist at 4' o.c. to accomodate the 80 psf live loading requirement for office space. The remainder of the new floors are limited to a 20" span and will require a 14H4 bar joist. (The above bar joists were sized from tables in Steel Construction Manual.) The mechanical system chosen to accomodate the building and the calculations necessary for its selection are illustrated on the following pages. The system chosen is a "California Heat Pump" system which con sists of a central boiler and closed circuit cooler for water carried through pipes to each individual zone. Within each zone is located a number of heat pumps (one for each 500 sq. ft.) which will cool (or heat) the space and then reject the heat into the piped water delivered to the space. These heat pumPS are located within the ceiling and require only 114 inches clearance (fitting into 14" and 18" joists). I^e reasoning for the selection of this system is the ability to meter the energy consumption of each space and the advantage of retro-fitting pipes into the building as opposed to ductwork. The central boiler and cooler will account for about 30% of the energy used to run the system, which will be shared by the tenants of the building, but provides a more equitable means of billing. The system is also "solar compatible" so that at some time in •the future a decision to supplement the boiler would be possible. 3 < r- i ~ > n vJ): ^' I X rt ^ >^ ^ ^ JH. N ^l 1^ 0^ ^^ ^ < Ni^ •^ •X. 01 5N 3- If- 1^ o ^ Ni .^ Ni b u^ s^ tn ^ :§ ^ ^ I 8 h4 (n > Sfl: ^ s? v-/ l3I 13 Lu _ i .13 3JW ^ d^: y ^ [^ I ^ ^1 5 X ^ •x. < ^ § 8 3:^ .^ ^ 1 8 Q ^ i Is o D :5 s 3- -0 •X !x *?=: ^ -^M^ 4 0^ ^ si So P ^ ^ i^l -f! u* it ,3 >3 i f ^ 1^ ^7 vJ>: 5S !% 5 •A X o 1 X -O s ^5^ ^3H^ 4^ 0^ 4^ < 1 ^=1 6^ 0 ?^ 4) ii ^ ^ g^ ^ '^ a •r m g CJ5 5N ^ I n ! i 13 >3 •3. P VD5 L t rN: ? P i =^ 1 <^ ^ s N1 Ni 3 < < ^ 1 i)"^ 5 ^ 1 ! 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