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.