Program : Lozano cigar factory adaptive reuse

MISSING IMAGE

Material Information

Title:
Program : Lozano cigar factory adaptive reuse
Series Title:
Lozano cigar factory preservation documents
Physical Description:
Mixed Material
Language:
English
Creator:
Hartlaub, Patrick
Publisher:
Patrick Hartlaub
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:
AA00000571:00012

Full Text










-~ -


f~i.
Vt I
'I


{N


Program Lozano Cigar Factory- Adaptive Use


Patrick Hartlaub


a ARC 6853 Sept. 14,1984














PROGRAM


FUNCTIONS


Architectural Office
Engineering Office
Large Law Firm
Small Law Firm
Cafe/Bar


SCENARIO/CONCEPT


The Lozano Cigar Factory has been purchased by a group of
investors which include a large Tampa law office and a
local architectural firm. They both plan to locate their
offices in the building and represent a long term commitment.
Additional space will be leased to an engineering firm and a
small law office. To serve the office personnel, as well as
visitors and tourists, a cafe type restaurant along with a
bar will be included in the project.

The architectural office specializes in Historic Preserva-
tion and will be responsible for the building's rehabilitation.
Furthermore, the complex will serve as an architectural show-
piece by the firm for its clients, users, and all those who
are interested in community revitalization and Historic
Preservation.

















DESIGN CRITERIA Because of the building's past use, its construction and
detailing are relatively simple. Therefore, the approach
will be to continue this simplicity, yet do so in an ele-
gant fashion.


Considerations:

1) The rehabilitation will be limited to the existing
building.
2) Minor alterations to the exterior.
3) Major alterations to the interior.
4) Alterations that have no historical basis and which
seek to create an earlier appearance shall be dis-
couraged.
5) Alterations and additions shall reflect contemporary
design. However, they should not destroy significant
historical, architectural or cultural material. Such
design should be compatible with the size, scale, color,
material and character of the building.
6) Alterations and additions should be done in such a
manner that if they were to be removed the essential
form and integrity of the building would be unimpaired.









AREAS







ARCHITECTURAL OFFICE This firm consists of 19 persons: 2 principals; 2 secretaries;
5 registered architects; and 10 draftpersons/interns.

Reception Provides an entry and information area. Should
be adjacent to one of the secretaries. Space provided for
temporary seating. This is the first impression one gets of
office and should be inviting.

Secretarial Work Space Space should be provided for 2 desks,
file cabinets and office machines.

Reproduction Includes reproduction machines and sufficient
counter space for handling blueprints. Also, cabinets for
equipment storage.

Principals' Offices (2) These are private spaces for
consultation and meetings.

Conference Room Used for presentations and office meetings.

Work Space Provides an isolated area for project concentra-
tion. Small groups.

Drafting Area Provides space for 5 architects and 10
draftpersons. Open plan with maximum interaction. Requires
adequate layout space. Each has own drafting table.
Architects have additional file space.


General Storage; Catalog Storage; Kitchenette










ENGINEERING OFFICE This is a small firm and consists of 5 persons: 1 principal;
1 secretary; 1 engineer; and 2 draftpersons.

Reception/Secretary Contains seating for clients. File
cabinets and office machines are located in this area.

Reproduction Separate space for blueprints and copiers.
Adequate storage and layout space.

Principal's Office Private area for consultation and
meetings.

Drafting Area Provides space for 1 engineer and 2 draft-
persons. Adequate layout space is necessary. File and
storage space.

General Storage; Catalog Storage; Kitchenette


LAW OFFICE This is a large corporate law office and consists of 30
persons: 2 principals; 16 'lawyers; 2 principal secretaries;
1 receptionist; 8 secretaries; and 1 file-keeper.

Reception Provides a symbolic entry to law office. Stable
environment. Reflects image of firm. Adequate seating
necessary. One receptionist should be stationed at entry.

Principals' Offices (2) These should contain adequate space
for consultation and small meetings. Furniture should
include: work area, chairs, sofa, bookcases, and file
storage.

Principal Secretarial Area Two secretaries will utilize
this area. They will be primarily concerned with the needs
of the principals and separated from the main secretarial
pool. File cabinets, office machines and storage are necessary.














Work Area For use by the principal secretaries. Contains
larger office machines and work space. There will be a
second work area for the main pool of secretaries.

Library This area should be located in a quiet area and
preferably enclosed. Large tables and full height bookcases
are needed.

Small Conference Rooms (2) These are used for client
conferences or small meetings. Table and chairs.

Private Law Offices (16) Each lawyer has his/her own
office. Used for consultations. Desk, chairs and book-
cases are necessary. Acoustical separation needed between
offices.

Secretarial Pool Adequate space for 8 secretaries. Each
secretary will serve 2 lawyers. Desk, chair, file storage.
Adjacent to law offices.

Active/Closed File Room Contains file space for all active
and closed cases. One person will be responsible for its
operation. File cabinets, desk, chairs.

Large Conference Room Used for office meetings and large
conferences.


General Storage; Kitchenette; Vault
















LAW OFFICE


SANDWICH SHOP/BAR


This is a small private office and consists of 4 persons:
2 lawyers and 2 secretaries.

Principals' Offices (2); Secretarial Space; Active/Closed
File Space; Reception; Kitchenette; Storage


The sandwich shop will primarily cater to the lunch crowd
from the office complex and surrounding community. It will
serve between 30 and 40 persons during this period. The
shop will be self-service. The decor will be informal with
emphasis on the area's local history.

Kitchen This area should contain: sinks, counter space,
ovens, dishwasher, fryers, serving table, microwave oven,
refrigerator/freezer, bakery table, shelves and storage.

Seating Area Adequate space for 30-40 persons. Variable
seating arrangements. Service stations.

Bar The bar will be a partial extension of the eating area
and will continue the decor.

Dry Goods; Liquor Storage; Service Entry; Cashier











SQ. FT. ALLOCATIONS


ARCHITECTURAL OFFICE

(2) principal offices
(225 each)
Secretarial Work Space
Reception
Reproduction Area
Conference Room
Work Space
Gen. Storage
Catalog Storage
Drafting Area
Kitchenette
Total


LARGE LAW OFFICE


450

300
150
150
325
400
100
150
1500
100
3625


ENGINEERING OFFICE


Principal Office
Reception/Secretary
Reproduction Area
Catalog Storage
Gen. Storage
Kitchenette
Drafting Area
Total


225
200
100
100
50
100
400
1175


Reception
Library
(2) Principal Offices
(250 each)
Principal Secretarial Area
(16) law offices
(120 each)
Secretarial Pool
Active/Closed File Area
Large Conference Room
(2) Small Conference Rooms
(300 each)
Kitchenette
Work Areas
Cen. Storage
Vault
Total


400
600
500

300
1920

1000
500
700
600

200
350
200
50
7320













SMALL LAW OFFICE

Reception 200
Secretarial Work Area 200
(2) Law Offices 450
(225 each)
Active/Closed File Area 200
Storage 100
Total 1150


SANDWICH SHOP/BAR

Kitchen 500
Seating Area 1000
Bar 500
Dry Goods 100
Liquor Storage 100
Service Entry 150
Cashier 100
Total 2450


MISCELLANEOUS

Rest Rooms 640
(160 each floor)
Mechanical 400
Parking 60 spaces





FIRE SAFETY


Introduction


The rehabilitation of the Lozano Cigar Factory presented
a variety of problems in terms of fire safety. It, like
many older buildings, was constructed before the advent
of modern building codes and was designed with little
knowledge and concern for fire safety. The topic of fire
safety can be broadly divided into two stages. The first
deals with means of egress or, in-other-words, the safe
and orderly removal of inhabitants from a building in
case of fire. The second deals with the type of construc-
tion, material usage and their fire performance rating.
Since the design of this project was at a preliminary
level, the discussion of fire safety shall focus on the
first stage. It is at this stage that schematic and then
preliminary design play a decisive role in the building's
successful development. It cannot be emphasized enough
the need to solve basic egress requirements in conjunction
with preliminary architectural design. Furthermore, it
is also wise to discuss a rehabilitation project with
code officials before any design is begun. This will
ensure a smooth start and encourage communication between
designers and code officials.











Nanion D. Burke
Fire Inspector




Fire Prevention Bureau
Tampa Fire Department
808 Zack Street
Tampa, Florida 33602
813/225-5724













DATA The following information is taken from the 1981 Standard
Building Code which the City of Tampa uses, along with
local amendments, as its basic building code. The informa-
tion and data below are presented in sequential order
as it would appear in the code and pertains to general
and specific criteria in the re-use of the factory.

Chapter I
(101.5) Special Historic Buildings and Districts.
Buildings that are identified and classified as Historic
Buildings can vary from the requirements of this code pro-
vided they are judged by the local building official to
be safe and in the public interest regarding health, safety
and welfare.

Chapter III
(305) Outside the Fire District.
The factory is not within the fire district boundaries
of Tampa and therefore all types of construction are permitted
provided they comply with the provisions prescribed elsewhere
in the code. The differences between the two classifications
are minor and concern mainly those measures necessary to
eliminate the spread of fire from one structure to the
next (see map of Tampa Fire District for the factory's
location).

Chapter IV
(401.1) Occupancy Classification Business
(405.1,c) The restaurant at the basement level will be
occupied by less than 100 people at a time and therefore
will also be classified as business.





KAWJ UL V/-41)

I IIP I II:'3 0ca DNiMflg
T i







''.
__ --__>- HA L]FT

_-r
o.,: 1 \ P, -, Zr- -N);














L I. II tIIIII
1-j -I M "-








L ] ]]J[ L LJL -









(Tampa Fire District,
City of Tampa Fire Department)
\T \ [--i-in-- --" T % T T0
\\ '^ [~j J i --. A;--1 |i L -L i J Jrn
F^ L' r-r i11r in nn 8~~\1 'i
a r" kb ~ ~~~L- I .!j 1 < U J-
(nm r 'i" nnrTl\ ~ -








City of Tampa Fire Department)











(402) Height and Area
The following chart represents total allowable heights
and areas for the re-use of the cigar factory based on
Table 400. (Type V construction; four stories)


one hour unprotected
construction construction

S US S US


Area* 42.0 21.0 28.0 Not
permitted


Height 65 feet 55 feet


S Sprinklered
US Unsprinklered
area in thousands of square feet

Chapter VI
(606) Type V Construction
The cigar factory is classified as type V construction which
is described as follows: Type V Construction is construc-
tion in which the exterior bearing and nonbearing walls
and bearing portions of interior walls are of noncombustible
material and have fire resistance not less than that speci-
fied in Table 600; and floors, roofs and interior framing
are wholly or partly of wood or other approved materials.
Type V Construction may be either protected or unprotected.
Fire resistance requirements for structural elements of
Type V Construction shall be as specified in Table 600.









Table 600 provides fire resistance requirements for structural
elements of type V construction (see p. 6-10 in the Standard
Building Code).

Chapter VII
(701.1) General Requirements for Enclosure of Vertical
Openings and Shafts
(701.1,b) In other than group I occupancies an enclosure
is not required for openings which serve only one adjacent
floor and are not concealed within the building construction.

Table 700 provides fire resistance requirements for non-
bearing partitions and opening protective (see p. 7-5
in the Standard Building Code).

(705.2) Drafting Stopping
Enclosed attic and floor spaces formed of combustible con-
struction shall be divided into horizontal areas not exceed-
ing 3000 square feet by partitions extending from the ceiling
to the roof. The area may increase, however, if an approved
automatic fire-extinguishing system is installed.

Chapter XI
(1103.2) Minimum Number of Exists
There shall be not less than two approved independent exists,
accessible to each tenant area, serving every story. These
shall be located as remote from each other as practicable.

Table 1103 Maximum Distance to an Exit Stair.
Within a floor area, room or space there shall not be more
than 150 feet from the most remote point of that space
to the nearest exit stair. This can increase to 200 feet
when the space is sprinklered. Where floor areas are sub-
divided into small spaces or rooms, and the travel distance
within the room is less than 50 feet, the maximum distance
to an exit stair may be taken from the corridor entrance
to such spaces or room. The corridor, however, must be
fire rated.












(1105.1) Occupant Content
Business occupancy sets a maximum of one person per 100
square feet of floor area. Each level (not including the
basement) contains about 5500 square feet of business occu-
pancy and therefore there shall not be more than 55 persons
per level. Small restaurants fall under business occupancy
provided they accommodate less than 100 persons. Their
occupancy sets a maximum of one person per 15 square feet
of floor area. The restaurant contains about 4000 square
feet and therefore the 100 person limit would apply.

(1105.3) Capacity of Means of Egress
Persons per unit of exit width*:
Business occupancy level travel 100 persons
stairs 60 persons
*defined as a width of 22 inches (i.e., two units equals
44 inches).

(1105.3,e) Minimum width of any means of egress shall
be 36 inches clear.

(1105.3,g) Minimum width of exitway access corridors
shall be 44 inches.

(1106,e) In stair enclosure walls or partitions protecting
the stair from the interior of the building, openings except
the necessary doorways shall not be permitted. Ducts serving
other areas and piping for steam or flammables shall not
be located in or pass through exit enclosures. Fire windows
of the fixed or automatic closing type may be installed
in stair enclosures provided they open to the exterior
of the building and are located at least ten (10) feet
from any other wall opening.



























Fire Inspectors'
Viewpoint


(1108.1,b) All porches, balconies, raised floor surfaces
or landings located more than thirty (30) inches above
the floor or grade below shall have guardrails not less
than forty-two (42) inches in height. Intermediate vertical
or longitudinal guardrails shall be provided to prohibit
the passage of a six (6) inche sphere. A bottom rail or
curb shall be provided that extends at least two (2) inches
above the finished floor surface.

(1112,e) All exit courts and passageways shall have ap-
proved opening protective when ten (10) feet or less in
width.

(1121,c) Elevators shall not be located in a common en-
closing shaft with an exit stairway.

Part of this code research was spent meeting with a group
of five inspectors for the City of Tampa. Their offices
are within the city's Fire Department. The meeting was
very productive and informative. An unfortunate aspect
of the meeting was the fact that I had a well advanced
design to show them. In fact, I had assumed, based upon
my interpretation of the code, that I could do certain
things in the design of the building. On the contrary,
the fire inspectors referred to basic problems with egress
and spatial arrangements. The following is a brief descrip-
tion of some of those problems.

1. I intended that the main entry space would serve as
an atrium, extending up through the building. This
entire corner would also serve as a fire stairwell
with an open stair serving all three levels and would
therefore become my second means of egress an additional
stair was located at the opposite end of the building.
The fire inspectors maintained first, that the stair


































Partial Solution


enclosure could only contain the stair itself and
additional area could not be permitted; and secondly,
balconies at each level leading to the fire stair could
not be opened to adjacent floors.

2. The location of the north fire stair is located within
a tenant space which does not allow separate tenants
in the south wing from using it as their second means
of egress.

3. The main part of the building, which includes the large
law office and architectural office, if used as an
open plan (no protected corridors leading to a fire
stair) must be less than 3000 square feet.

The atrium was kept; however, the stair was enclosed as
well as the balconies at each level with wired glass in
metal frames. The problem of two fire exits per tenant
was not solved; however, the south wing contains only one
different tenant and this space is relatively small in
area.








rr N
U-'


IF-)'F 77 1: 1


Li[mL UB


~N


'^-y7


C.


>-, I


*--^ ;
/ ^^:\ ^
( 'w a
'/V-, .. -y
___'___.. -fc-frg-r^- *^^r-- ^ ^*-


(-4.,
ki I-~ ~




















P7,
WI
'1


A'


f

I ~
.1 I'

A


I













0JF Lil C -
I ~~li- ~ Jill
LA -


6~XV O~ K '~6-4~s


W

Yr


S c a. a -


n P *


92 N'. :> N:


t.


2'T FT -


I ~-~~:t -


JAS:C


1$--_________ P
4.. -. IA.- ~r
L. ~r'rr
:. ~ .
... A
/
4 -


C. --
- -4 ~ -:4 -. I LW
I -


*47~
N. C















































-FRVA-TC LAbt Of^-^


* ~.-*


c iae

















rIL-V AlA


-~ ~ ffi~






7

I


-KNWh E LAW !
OcFidg C- A)


A j-]7~-~ -

r -,
Th 6J~~kI6~ ~H


**~~ Jr~~


V _











I--' -















C
r

H-
~rt ~~1


. L L l


...-4. --T-_ ff'-
L .:.- ^ ':\ w w vw w -. o I* ;o e


* 2

5?-


-'~~"


I::- ^ -.. --Io f


'- : i I:



























































2





































































:{t