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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.
FUTURE APT UNITS
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STANDING SEAM METAL ROCF
8" LINTEL BLOCK
OPERABLE PANEL
FALSE LOVE RS
2 I/21 RIGID INSUL (BELT CCU.SE)
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SCHEMAThC SECTION NIS JSTEGE
SCHEMATIC SECTION NTS
JSTEGE
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