Design program : the Lozano complex

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Material Information

Title:
Design program : the Lozano complex
Series Title:
Lozano cigar factory preservation documents
Physical Description:
Mixed Material
Language:
English
Creator:
Stege, James M.
Publisher:
James M. Stege
Place of Publication:
Gainesville, Fla.
Publication Date:

Notes

General Note:
Completed for Materials and Methods of Preservation, Spring, 1984

Record Information

Source Institution:
University of Florida
Holding Location:
University of Florida
Rights Management:
All rights reserved by the source institution.
System ID:
AA00000571:00010

Full Text





























DESIGN PROGRAM:

THE LOZANO COMPLEX






JSTEGE










GOALS


The purpose of this program is to establish a viable basis for the design

of a multi-use residential, retail, and office complex on the site of the

Lozano Cigar Factory in Ybor City, Tampa, Florida. The planned use of this

complex was determined after careful consideration of the nature of the

existing site, contextural architectural and social conditions, and func-

tional and qualitative requirements of the area.

(Two portions of a normal program will be minimized herein: cost and

timing. Budget considerations, or more specifically detailed cost analysis,

are summarized in the following statements:

A) The housing function is designed for low income inhabitants. Life

cycle costs of that function must be kept low, and low cost, low

maintenance materials and construction practises are required.

B) Construction quality of the retail function varies depending on the

nature of the user. For example, the laundry and convenience store

be of significantly lower cost construction than that of the news-

stand and cigar store which cater more towards the office complex.

C) Offices will be designed to a quality level to insure a higher level

of rental income. They must also reflect a certain "reverence"

for the importance of the historical nature of the structure which

they will be housed in.

Concerning timing of the project, construction will not

be phased, except for future inclusion of additional housing units. All

efforts are to be made to complete the project as promptly as feasible

without compromising the project's goals.)























The project shall endeavor to maintain the architectural integrity of

the present cigar factory structure, integrate additional construction, and

relate the entire development within the context of the neighborhood. Efforts

shall be made to retain significant vegetation on the site and minimize the

visual impact of automobile parking. The existing structure shall be retained

in as complete and unaltered a form as feasible while understanding that some

changes are required to facilitate the functional revisions.

The outward appearance of the new construction should reinforce aspects

of the Hispanic cultural and architectural history of the area. The housing

portions should relate to the surrounding neighborhood in scale and relation-

ship to the street. Efforts should be made to visually encourage the people

of the neighborhood to share portions of the complex as opposed to dissuade

them.









REQUIREMENTS

Residential:

The functional requirements for the 26 unit (1200 sq. ft. per unit)

first phase development are:

Master Bedroom 140 sq. ft.

Half of units oriented toward interior portion of complex to
permit night-time control of area with auditory and visual access

Other half oriented toward street for similar purpose

Insulated from other areas of the unit to provide privacy

Adjacent to common bathroom

Closet space

Bedrooms 2 @ 120 sq. ft. each

Adjacent to bathroom

Distinct separation from living room

Closet space

View of exterior and natural ventilation

Living Area 200 sq. ft.

Half of units oriented to street and activities, the other half
oriented into complex

Orientation point of unit

Serves as entry and focal point to unit

Private Outdoor Seating Area 120 sq. ft.

Adjacent to living area

Provided to encourage closer contact with community

Sun shading and covered for water protection but no insect screening

Seating for 6-8

Safety rails











Eating Area 120 sq. ft.


No outside viewing necessary

Informal with access to kitchen and living area, yet distinct

Kitchen 140 sq. ft.

Refrigerator/freezer, range, double sink, counter space, and
exhaust fan

Visual access to exterior if possible

Storage 100 sq. ft.

Linens, off-season clothing, children's toys, long term storage

Bathroom 90 sq. ft.

Shower, countered sink, water closet, exhaust fan

Adjacent to bedrooms as well as public space

For use by residents and guests



Common Plaza Area Exterior Space

Informal seating spaces designed around existing and new vegetation

Variety of seating in respect to sun or shade

Central focal point for informal gatherings

Accessible to convenience store and laundry

Visible from all areas of complex

Avoid dead ends and low use areas

Parking 1 space per unit

Visual impact should be minimized while still maintaining visual access

Paving material should be carefully selected to enhance landscaping

Consider crime control in lighting and planting















Office:

The functional requirements for the office use are as follows:

Provide 10,000 sq. ft. of gross space for general office leasing:

8000 sq. ft. of office space capable of being subdivided into
200 500 sq. ft. individual offices and office suites or joined
into larger open office spaces of 1000 3000 sq. ft. Finishes
by tenants.

Mens Toilet 1 per floor @ 128 sq. ft.

2 toilet stalls, 2 urinals, and double sink with mirrors
and accessories

Womens Toilet 1 per floor @ 128 sq. ft.

3 toilet stalls, double sink and counter space, mirror and
accessories

Information, Reception, and Complex Management

Office 300 sq. ft.

Easily recognizable

Adjacent to Entrance and Main Lobby

Maximize visual control of complex

Clerk/Receptionist 80 sq. ft.

Direct access to public

Manager's Office 150 sq. ft.

File and Storage Area 70 sq. ft.

Elevators 2 with 12 person capacity per elevator

















Provide 4000 sq. ft. of gross space for single tenant (National Association
of Cigar Manufacturers)

Offices 5 @ 120 sq. ft. each with shared secretarial pool of
300 sq. ft. for two secretaries and storage

Director's Office 200 sq. ft. with private secretary's office
of 100 sq. ft.

Files and Storage 600 sq. ft.

Display/Exhibition Space 1000 sq. ft.

Accessible to public without disrupting office functions

Contains historical items and memorabilia on the development
of the cigar industry in Tampa and the nation

Display cases, wall space, scale model of typical 1907 cigar
factory

Public Toilets see previous (similar)

Board Room for Association Members 750 sq. ft.

Finely furnished in period decor

Large table to accommodate 30

Wet bar and counter space with refrigerator/freezer and microwave

Casual seating off wet bar for relaxation

Private entrance minimizing public contact

Private Restroom 100 sq. ft. with toilet, lavatory, and mirror








Retail:

The functional requirements for the retail uses are as follows:

Convenience Store 1200 sq. ft.

Check-out to have access and control of laundromat

Accessiblilty and adjacency requirements for residential and
neighborhood residents

Check-out should assist in visible control of plaza

Primarily for pedestrian customers

Circulation path to offices should be provided

Open 24 hours per day

Visible from street

Serves neighborhood as well as complex

Laundromat 1000 sq. ft.

Space for 20 washers and 15 dryers

Folding counters and 2 scrub sinks

Service and Storage Room

Control and change making from convenience store

Primarily for complex use but not restrictive

Well ventilated

TV space

Shared restrooms (2 @ 80 sq. ft. each) with convenience store

Seating for ten

Bookstore/Newsstand 300 sq. ft.

Convenient access to office users and pedestrian traffic

Visible from high traffic streets

Spanish language publications

Air conditioning











Cigar/Tobacco Store 400 sq. ft.

Used by offices and area visitors

Location should be highly visible for historical significance

Hand rolling capabilities and shop

Restaurant 2500 sq. ft.

Outdoor service should maintain ability to link exterior and
interior

Neighborhood oriented with local foods and reasonable prices

Kitchen and storage areas 1000 sq. ft.

Outdoor seating linked to plaza area and street

Breakfast, lunch and dinner menus

Mens and Womens Toilets see office toilets

Bar 800 sq. ft.

Linked to exterior

Neighborhood oriented

Easy pedestrian access

Common meeting ground for residential, neighborhood and office
tenants

Non-elitist, no ferns

TV viewing

Simple tables with table service

Beer and wine sales primarily

Access to restaurant kitchen for snack foods

No carry out liquor or beer sales

Access to delivery and garbage pickup





















Support Services:

Janitorial and grounds keeper areas 500 sq. ft.

Access to exterior for equipment

Access to elevator and all office and retail areas

Delivery Dock

Direct access to retail and secondary access to offices

Mechanical and Electrical

Modernize all systems in existing structure

Forced air system for offices

Trash compacting and loading for entire complex

Landscaping and Exterior:

Provide for circulation and outdoor seating as required for
functional design

New plantings to be consistent with overall design parameters

Paving for sidewalks, drives, and parking should assist in inviting
pedestrians and drivers into the complex





FORM AND SENSUAL CONSIDERATIONS

Residential:

Style, material and form should recognize the overall importance of

integrating the complex into the neighborhood while being compatible with the

existing building. Low maintenance is an important overall requirement.

To as large a degree as possible, residences should be open to the

outside both for sensual reasons and to maximize the cost advantages of

natural ventilation. Simple, bold interiors concentrating on visual open-

ness are desirable. Details should also be simple, effective, and durable.

Yet it is important not to give an overall affect of cheap, repetitive, or

restrained design. Building form will also be determined by environmental

and climactic conditions.



Offices:

Since the occupants of the offices are of a higher income level than

those of the residences, style, material and form should assume a higher

quality and stylistic level. Natural lighting and environmental climate

quality are important. Finer finishes and more intricate details as well

as more refined color and lighting are in order.



Retail:

The retail functions ( except for the convenience store and laundramat

which should be more closely aligned with the residential form, material and

style considerations ) need to be mentally elevated above the other functions.

They should be represented as finer and more time honored and should be viewed

by the community as quickly as possible as old and trusted establishments.

Though not gaudy or overdone, their materials and style should convey a sense

of commonality with the higher aspirations of the community. They should serve

as role models to the neighborhood and rely on historical precedent to help

































As stated, one of the intents of this program is to retain the character

of the original cigar factory wherever possible. Functions which can best

utilize this established character should therefore be placed therein.

Materials and style should echo the period and culture which the factory

represented.


















































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STANDING SEAM METAL ROCF


8" LINTEL BLOCK


OPERABLE PANEL
FALSE LOVE RS
2 I/21 RIGID INSUL (BELT CCU.SE)


SPRAY )N ACCUST IC
8'-HOLLOW CORES


DOUBLE -HUNG ALUM WINDOW -


8 CMU -/ I 1/2' IqGtC INSL'L
1/2 STUCCO ON FIFERGLASS MESH CDAVIT -


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