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Sustainable Showcase: Two Firms Use Adaptive Reuse to Create Office SpaceAuthor: Marcy Marro Date: May 1 2008 12:00AM URL: www.ocoarchitects.com URL: www.alamoarchitects.com URL: www.malitzconstructioninc.com URL: www.rootdesigncompany.com URL: www.specallproducts.com URL: www.berridge.com While it may seem odd for two competing architectural firms in the same city to come together and share office space, it definitely worked out for two firms in San Antonio. O’Neill Conrad Oppelt Architects Inc. and Alamo Architects were having a difficult time finding the perfect space to accommodate their growing practices. They came together and converted a former trailer manufacturing facility into offices that showcase the firms’ skills and highlight their interest in demonstrating sustainable practices in architectural design. Located on the corner of East Cevallos Street and South Flores in an underutilized commercial/industrial area just south of downtown San Antonio, the 1-acre (0.4-hectare) site contained three existing buildings that totaled approximately 16,000 square feet (1,486 m2). Each of the two firms took over a building for their office space, while they share the 900-square-foot (84-m2) third building on the site for storage.  “The sizes of the buildings fit our firms perfectly,” said Mickey Conrad, principal of OCO Architects. “They were almost the exact square footage we were looking for.”The firms received LEED Silver Certification for the new office space by reusing as much of the existing materials as possible in the refurbishment of the two buildings and efficiently renovating the buildings to resemble their industrial beginnings. “We set out from the beginning to use as much of the materials as we could,” Conrad said. “One of the challenges was trying to determine what we could salvage to reuse and what we basically had to discard. We looked at all of the pieces we had here on-site and asked ourselves how we could reuse things in a creative way.” OCO renovated a 5,200-square-foot (483-m2) building for their new offices to provide day lit, comfortable and open work areas that promote creativity and collaboration.  OCO was able to salvage all the existing steel framing of the building, over which skins of glass and corrugated siding were stretched. Additionally, existing industrial sash windows were turned into guardrails, wood and steel garage doors were made into partitions, and recycled flooring was reused to sheath walls and trim partitions and openings.“We were able to salvage the existing metal roof and use it as our interior roof,” Conrad said. “We insulated it and then installed a new metal roof on top of it.”  The exterior of the building features galvanized corrugated metal panels, galvanized standing-seam roofing, existing exposed concrete, structural clay tile and storefront window systems. Corrugated “S” deck wall panels and “Cee Lock” standing-seam metal roof panels by Berridge Manufacturing Co., San Antonio, were used. The new awnings and overhangs are made from recycled steel and galvanized roof deck. The interior of the building features exposed steel trusses, a loft of exposed wood framing and a reused ships ladder. The original steel garage sectional doors were reused for the entry wall and receptionist desk. Covering the north wall of the reception area are large windows that overlook one of the landscaped courtyards, providing natural light and reducing the need for artificial light. The interior colors—terra cotta, golden rod and turquoise—were derived from the old paint of the buildings industrial safety scheme. All existing steel was left exposed and unfinished.“Our whole design emphasis was to retain the same feel that the old steel had, so we didn’t cover anything up,” Conrad said. “We just used it in an aesthetic way.”  Energy-efficient light fixtures that utilize an efficient T5 bulb and low-flow plumbing fixtures are used throughout the building.An existing dead pecan tree was milled on-site, and the lumber was used to construct a new conference table and occasional tables. Huge springs from the overhead doors were used for the conference table’s legs. Salvaged access doors were combined to make a sliding barn door as the entrance of the conference room. Translucent acrylic panels are used for the ceiling and walls of the conference room, providing the ability to share natural light while creating an open office environment.  Workstations are designed around a “quad” floor plan aimed at promoting team-work and an open office environment. Each station is created from unfinished Medium Density Fiberboard, which was made on-site by one of the firm’s employees. The design of the workstations maximizes the use of a standard sheet of metal. Additionally, each workstation is equipped with a separate, user-controlled task light. The flooring is a combination of carpet and existing concrete that was diamond-polished in place. The carpeting is interface carpet tiles that were salvaged from the demolition of another building.“On the interior, we used drywall up to the seals of the windows, and from there on up we exposed the new insulation and covered it with perforated metal panels, allowing the sound to be absorbed by the insulation,” Conrad said. “This way we are benefi ting from the insulation from an acoustic standpoint.” The interior perforated metal panels were 20-gauge 1/2-inch- (13-mm-) diameter holes at 11/16-inch (17-mm) staggered centers by McNichols, Tampa, Fla.  The two independent offices are linked by a series of courtyards paved with recycled concrete combined with crushed granite gravel, fenced with salvaged steel windows and recycled concrete slabs, in addition to being planted with native species. A raised planting area made from recycled concrete forklift counter weights, along with a fishpond made from pre-concrete septic tank rings, are in the east courtyard. Each of the three trellis entrances and shade structures are fabricated from steel that was salvaged from the demolition process. A 6,500-gallon (24,700-L) cistern by Spec All Products Inc., Austin, Texas, catches rainwater and condensation for irrigation.“In our landscape plan we broke up the existing concrete paving into more manageable sizes and used it for the garden walls and pavers,” Conrad said.  OCO Architects and Alamo Architects have received many awards for their renovated SoFlo Studios, including: Best of 2007 for renovation, design by Texas Construction magazine; Citation Award and Commendation for Sustainability 2007 by AIA San Antonio; and the 2007 Best in Commercial Real Estate for Interior Design/Eco-Friendly Office Space by The San Antonio Business Journal. The city of San Antonio granted the property local historic landmark status.SoFlo office studios are a great example of what can be done when firms work together. By joining forces and purchasing a property that fit both their needs perfectly, OCO Architects and Alamo Architects were able to create sustainable offices that showcased their abilities and help re-vitalize a part of downtown San Antonio. SoFlo Office Studios, San Antonio Architects: O’Neill Conrad Oppelt Architects Inc., San Antonio, and Alamo Architects, San Antonio General contractor: Malitz Construction Inc., San Antonio Landscape architect: Root Design Co., Austin, Texas Fabricator: Russ Steel Fab and Erection, New Braunfels, Texas Cistern: Spec-All Products Inc., Austin Metal wall and roof panels: Berridge Manufacturing Co., San Antonio Perforated metal panels: McNichols, Tampa, Fla. | ||||||||||
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