A Restoration of The Richard Caples Building (El Paso, TX)

A Restoration of The Richard Caples Building

Thesis Presentation

by: Christine Howard Academy of Art University IAD MFA Spring 2020

TABLE OF CONTENTS

PROJECT OVERVIEW 4

REASERCH 10

PROJECT DEVELOPMENT 20 CONCEPT DEVELOPMENT 36 PROGRAM DEVELOPMENT 44

PROJECT DESIGN 64

ABOUT THE DESIGNER 106

INCENTIVES AND RESILIENT CITY 104 HISTORIC PRESERVATION 105

SOURCES 109

PROJECT ABSTRACT

This thesis project aims to rehabilitate the historic Richard Caples building in downtown El Paso, TX. It is the intent of this thesis that by creating a multi-use program, the building will become a contributing factor of transit oriented development that will stimulate investment in established neighborhoods as well as enhance the burgeoning revitalization effort of downtown.

Designed by Henry C. Trost, the Caples was built in 1909 with additions completed in 1915 and 1916. It is the first all reinforced concrete building in El Paso. Its first floor boasts marble walls, deliberately detailed crown moulding and stairs among other specific architectural details that Henry Trost used to accomplish the identity of the building from the inside out. The Caples was planned as an office building with small shops at the ground level and was used as such until it became abandoned in the early 1990s. Today, the building is considered a hard hat zone due to shattered windows, vandalism and decay although it is also considered to be in the center of the El Paso Downtown Redevelopment Plan. Under this initiative with the guidance of the historic building redevelopment has been recognized as imperative in order to restore the charm and initial momentum of downtown business (Preservation Texas).

For this thesis project, multiple factors influencing the dynamic identity of downtown El Paso must be acknowledged and included as Plan El Paso is looking to use historic buildings to maximize downtown’s functionality alongside the coming major developments such as a new professional soccer arena. There is an increased need for housing as the number of Millenials that are focused on living in walkable neighborhoods is projected to steadily increase. Options in the downtown area currently include a few apartment buildings that do not contribute to creating downtown as an appealing living area (Briefing booklet: Plan El Paso), providing the opportunity for an increase in expanding downtown housing options for those between ages 20 to 34 (Plan El Paso, Vol. II., Pg.8). Another issue is the need for more interesting locations with amenities such as shopping and venues that contribute to downtown having an 18 hour day (Briefing booklet: Plan El Paso). Hospitality space as well as a grocery at street level will provide a strong tenant base for the building. Creating more inviting and exciting experiences in this area would significantly enhance the historical downtown experience for those visiting, living, working, and playing in Downtown El Paso.

If this building continues to decay, the eventuality of its destruction is inevitable. The goal of this project is to provide a viable solution that can be put into place to prevent the elimination of the Caples building. By utilizing the guidance of the initiatives already in place for Downtown El Paso, a historic rehabilitation that modernizes and upgrades the building’s allure will influence the area in a more positive and inviting manner. This endeavor would breathe new life into the historic Richard Caples Building and give the Trost Society, the El Paso Historical Society, and downtown El Paso a renewed source of pride.

CLIENT PROFILE USER PROFILE AND EXPERIENCE

In order for a project to be considered viable, a designer has the responsibility of providing credible guidance regarding the feasibility of the project. The project in question is the rehabilitation of the Richard C. Caples Building located in downtown El Paso, TX. The project will include a full tenant improvement that will provide three levels of use: retail, residential, and dining. The project will be headed by Christine Howard for her client, Properties 12.

Properties 12 is a property development company from California that is joining in the revitalization efforts of many other developers in downtown El Paso. The sole investor in the project is the owner of multiple buildings across the country and has acquired multiple properties in El Paso after a lengthy auction from a bankruptcy case. He is looking for this project to be financially profitable as it is the largest building he bought in downtown El Paso. The owner of Properties 12 would like to create a true, high-end building that will change the view of living in this area. Properties 12 has primarily worked with IHG hotels and came to find these development opportunities while refurbishing a hotel in downtown. The owner is new to El Paso and relies on the designer to truly help him wade through his ideas, community needs, and market norms. His request to be guided him through the design process in order to provide worthwhile solutions he looks to be heavily involved from start to finish. His team will be managing the site once construction is finished.

The mixed use program of this project provides access to many different users. The addition of a grocery store, living units, and restaurants to this part of downtown will directly reflect the needs that the City of El Paso’s Capital Improvement department has determined necessary for our downtown area to sustain the changes it is facing. In order to make our city as successful as others attracting downtown living, amenities must be provided that are similar in programming. This includes accessible, pedestrian friendly, beautiful neighborhoods.

The Assistant Director of Capital Improvements, Alex Hoffman, affirmed the program for this project as viable for the level of change being seen in downtown. His determination was that it met and exceeded the goals for the increase in urban design quality that the City of El Paso is striving for to make our city more cohesive. It also aligns with the city’s efforts to reshape general development in El Paso.

Currently, new development is becoming so far reaching that basic infrastructure such as police, water, and sewage cannot be provided, therefore, the city is aiming to incentivize in flow development to beautify or create new opportunities where buildings already stand. The Richard C. Caples building is set in the middle of one of El Paso’s main development sectors called The Streetcar Corridor, making this project even more necessary for the increasing downtown development for locals and visitors alike.

The building is in a high density area with little vegetation except planted trees along the street. The property does not have any associated parking, however, the city does have a program in which those living downtown can purchase a Residential City Parking

Permit to park at meters designated for this purpose within their district. For those visiting the building for groceries or a dining experience, metered parking spots are available on the surrounding streets and in parking garages located within walking distance. Water drainage from the roof is directed through gutters to the street where water drains to underground collection paths.

The Richard C. Caples building is located in Zone 5, District 8 of El Paso. This area is zoned as C5 Multifamily and Commercial. This determination allows the proposed program to move forward without any issues regarding zoning and use.

It is also located in an Empowerment Zone, Historic Incentive District, Central Historic District, Incentive Area, and Tax Increment Investment Incentive area. This property will not have to be rezoned. There will be three occupancy types:

Grocery Store- M Apartments- R-2 Dining- A-2

The occupancy loads will be determined with the square footage after space planning has been completed.

The project has been deemed feasible by the designer, the client, and the City of El Paso. Its location lends well to the proposed program because of its proximity to the current and future amenities of Downtown El Paso. It is the intention of this project to enhance the livability of downtown El Paso through a revitalization of the historic Richard C. Caples building to its original wonder.

TYPE OF SPACE: Mixed Use, Historic Restoration/Rehabilitation

USERS:

Each component to the program will have a particular set of users. The program includes a grocery store, apartments, and a restaurant.

The Main Lobby of the building will be predominantly used by residents. Patrons from the restaurant will use the restrooms located on this floor for however security will be employed to maintain that these bathrooms are not used by anyone else.

The residential portion of the building will be geared toward mid-high level income earners aged 18-55. It is open to all genders and will be custom units for studio, 1, and 2 bedroom options along with two penthouses for purchase on the 7th Floor. The residents should expect to be living in carefully crafted spaces that are easily furnished, carefully finished, and stylish. Only residents, their guests, and managerial staff will be allowed in the designated areas for the apartments and their amenities.

The restaurant on the first floor of the building will be marketed as a mid to upper level dining experience. The average age of patrons is expected to be between the ages of 18 and 75 although younger persons are welcome. All genders will be welcome and should expect their experience to include anything from casual lunch, drinks, and happy hour to a nice dinner, especially after an event. The space will be finished with materials that are complementary to the original style of the building. Users will include but are not limited to: service employees, kitchen employees, dining guests, cleaning staff.

The grocery store will predominantly be used by ages 18-75. This is the age of the workforce and those living in and around the location. The pricing level in the grocery will be affordable for multiple budget levels. Patrons of all genders should expect both regular grocery goods and prepared foods. Users for this component of the program include but are not limited to: employees, patrons, visitors, locals.

Upon entering the Richard Caples Building should feel like a step back in time.

The refurbished elevators are remnants of a time where elevators were a luxury and provided access to heights that had not been reached before.

With dense marble walls and handcrafted woodworking, anyone who walks through the main lobby will feel its extensive story through its materials and historic relics only to be intrigued by what could be beyond the elevator doors.

Residents will be met at each floor with an elevator lobby that is simple but still carries the history of the building. Once in their apartments, they will be able to relax with curated units that are uniquely finished in tiles, brass, concrete, and carpentry reminiscent of the buildings era and building structure. The large perimeter windows will provide much natural light and airy views out over much of Downtown El Paso.

For those looking to enjoy the restaurant, guests will be met by a hostess who will escort them to their table or the bar. While the pricing is mid-level, the service and surroundings will transport the guests to a time where casual was still classy. The restaurant will glow by day and night thanks to the wrap around windows and reflective surfaces, allowing patrons to relax and enjoy the curated cocktails and food in a uniquely historic environment.

TAILORED FEMININITY

TAILORED FEMININITY TAILOREDFEMININITY

When the Richard Caples Building was initially constructed, it served as an office building for men and housed a plethora of military offices for the Mexican generals during the Mexican Revolution. During this time, women had become emboldened to wear military-esque blazers with strong lapels but always paired them with something softer, for balance.

This building will be rehabilitated with well defined elements that will help reinforce the eloquence and subtle strength that the exterior architecture already possesses, continuing the building’s profoundness as a historical landmark from the outside, in.

research earch earch r

HISTORY OF THE NEIGHBORHOOD

Downtown El Paso has been an integral part of the city since the late 1500s. The land that is now downtown was changed and shaped tremendously by the changing course of the Rio Grande river. As the Spaniards followed the river north, they came across the Franklin mountains and a settlement of Tigua Indians in the river valley. At this time, they named the area “El Paseo del Norte” which translates to, The Pass to the North, because the settlement was positioned between two mountain passes and provided a clear path for the Conquistadors to continue their northern excursions.

Following the arrival of the Conquistadors, the area became a well traveled route to move goods freely northward for almost 300 years. In 1821, Mexico gained its independence from Spain, liberating El Paso and much of the American Southwest. Twenty seven years later, the Mexican War established the Rio Grande as the border between the United States and Mexico, making El Paso a destination frontier town. At this time, the Rio constantly flooded the valleys with its changing course, the forcing higher ground of which is now downtown to be a more suitable area to create infrastructure. Large companies such as ASARCO, Union Depot, Southern Pacific and Hilton soon became integral parts of El Paso’s expansion.

While El Paso was enjoying the growth associated with being a border town, a revolution brewed just across the river. The Mexican Revolution started in 1910, the same year the Caples was built. Downtown became a part of the fighting ground and accounts of bullets flying across the border were just a daily feature of downtown life. The Caples building was especially affected by the revolution when Francisco Madero moved his headquarters to the 5th floor to organize the ousting of then, Mexican president Porfirio Diaz to create a democratic Mexico. From the Caples building, Madero’s regime planned and executed the capture of Ciudad Juarez, the city directly across the Rio from El Paso. The move helped Madero gain the entire state of Chihuahua and eventually the country.

After the Mexican Revolution, El Paso continued to be a hotbed of activity. Prohibition brought visitors from all over to cross the border into a prohibition-free Mexico. Downtown El Paso has always had a special relationship with Juarez. Because so many people continue to travel back and forth to shop, this area of downtown is now called the El Centro: Shops on the Border. It is dedicated to local shops and businesses within walking distance to the Santa Fe International bridge that allows access to and from Juarez, Mx.

Downtown El Paso’s growth was thwarted by the second world war and has only recently been gaining improvements. With the implementation of Plan El Paso, a guide for sustainable master planning for the city, and the help of tax incentive and grant programs, downtown has become a more vibrant center for the city to enjoy once again.

General Pershing, Pancho Villa, General Alavaro Obregon

2nd Infantry marching in Downtown El Paso

Statue of Conquistador Don Juan de Onate

HISTORY OF THE SITE

The Richard Caples Building is located at 306 E. San Antonio St., El Paso, TX 79901. Constructed in 1909,it is the earliest recorded reinforced concrete building in downtown El Paso built by Henry C. Troast of the predominant southwest architects Trost and Trost Architects. Originally five stories, a two story addition was completed in 1915/1916.

The building is on the National Register of Historic places. It was originally commissioned as a office building but starting in 1911, it became infamous as it held headquarters for the “junta” or group led by Francisco Madero and Pancho Villa once they established El Paso as the US center of the Mexican Revolution. Rooms 508 and 509 were used throughout the Revolution as a recruitment center.

The Richard Caples Building served as an office building and for a decade, the basement and first floor was leased to F.E. Woolworth Department store. As El Paso’s importance after the second world war, the building became vacant.

During the late 1980s, a local businessman bought many buildings in the downtown area and allowed them to be leased but kept in very poor condition. When he found himself in trouble with the law, he sold a multitude of buildings at auction, including the Caples. Thankfully, these buildings are now being rehabilitated.

HENRY TROST- ARCHITECT

HISTORIC SITE PLAQUE

CURRENT BUILDING SIGN

PRECEDENT STUDIES

PRECEDENT STUDY: FAIRWAY MARKET 74TH & BROADWAY, NEW YORK, NY

Fairway Market: 74th and Broadway NYC (Neighborhood Grocery Store)

Fairway is a full scale supermarket on the corner of 74th and Broadway in New York, New York. It has two levels with groceries on both levels. Above this supermarket is a dance studio and the surrounding buildings have both apartments and offices/retail in them. It is on a very busy corner and serves the Upper West Side neighborhood from 72nd to 84th. There are two other grocery stores in the area: Trader Joes and Zabars. They are within a 5-10 min walk from this location. This market is local to NYC and New Jersey.

Fairway’s amenities include: Hot Bar, Cold Bar, Sushi, normal grocery, bakery, international food, organic products, toiletries, deli, frozen foods, deli catering, cafe, small dining room

The cafe upstairs serves coffee, tea, espresso, and baked goods to go as well as seating for breakfast, lunch and dinner until 9pm.

chose this particular store due to my experience in it and in the neighborhood. worked above this market for four years, causing me to frequent it daily for multiple levels of nourishment. It was convenient, local, and efficient. The grocery store suggested in my program would mimic the accessibility to quick bites or full service groceries that this store provides for a neighborhood approximately the same size.

PRECEDENT

STUDY: LOFTS AT 160, NASHVILLE, TN

PRECEDENT STUDY: GIBSON FLATS, AUSTIN, TX

The Lofts at 160 are located in downtown Nashville. It is a riverfront property that provides views of the river on the eastern side along with downtown views to the west, north, and south. It is a revitalized brick warehouse that has very traditional and almost dated interiors. There are 3 floor plan options and only one has a split level space. There are 3 units like this in the building. The lobby of the building is quite small and then opens into a large atrium where the entry to the apartments are located. While the building itself has interesting features, the style of the build out is obviously economical.

The laminate counters and pop in shower/tub combinations look like they were sourced at a lower level. Due to the neighborhood, the design seems to be on the lower end. It would have been nice to see a higher level of finishes because the space is so beautiful.

The main component that struck me in this building is the atrium entrance. can understand how it provides a courtyard-like feel to the apartment entrances. It is important to create spaces that respect our need for nature and can imagine that people use that space as a patio of sorts. However, would have liked to see that level of care put into the actual living units.

Located near a major park alongside downtown Austin, Gibson Flats is a newly built residential building that has been placed in a high density area. There are multiple restaurants within walking distance along with pilates studios, yoga studios, and multiple retail options. The complex entrance is open and bright with the colors of the complex marketing materials. After entering, it feels well thought out with multiple business centers, a gym, and common space that is much like a large living room in a home. The finishes in the actual units are remnants of the central Texas location, clean and warm. There is vinyl wood planking and medium pile carpet for the floors. The restroom features are builder grade but all go together well. It is geared toward young professionals and is successful in its design to support their living needs.

I chose this particular location based on its gym and business center amenities along with its proximity to events, nightlife, and outdoor spaces. The distance from a grocery store is not ideal but is offset by the many restaurants that can provide food quickly that are within walking distance. Many people travel by car in Austin but it seems that the development happening in the area of this residence lends well to a more pedestrian friendly area. also appreciate the clothes washer and dryer in the living units. This may be an amenity that is necessary in the Caples building.

Apartments:

1BD/1BA, 2BD/2BA (600-1100 sqft)

Open floor plan

Large bathroom Rooms can fit king sized bed Walk in closet All kitchens have islands Balcony

Vinyl wood look floors in kitchen/living/baths Carpet in bedrooms Painted plaster walls Washer Dryer

Amenities: Gym- Individual TVs and IPod docks Business Center- computers, workstations, tables multiple community lounge rooms with WiFi, ping pong table, shuffleboard Recycling on Site Parking Garage Bike Storage Pool with patio and grilling stations Sky Lounge- rooftop with couches

Location: Restaurants and bars within walking distance Gym, Pilates studio, yoga studio all within 3 blocks Grocery Store 15 min. Drive Near Zilker Park (home of Austin City Limits Music Festival)

PRECEDENT STUDY: RODERICK ARTSPACE LOFTS EL PASO, TX

The Artspace Lofts are a recent build that is modern and minimalist to provide a live/work space for local freelancers and artists. There are multiple stipulations for residents who apply to live here and there is a waiting list for the unites. The hallways are extra wide for artwork or music equipment. The units are open concept to accommodate the work /space theme. The common spaces (hallways, entry, and multipurpose rooms) are all colorful and if possible light filled with storefront windows.

review this building because believe The Artspace group does an incredible job of providing the appropriate level of finishes to their mixed use spaces across the country. Here in El Paso, it is obvious they were cognizant of the level of artistry in the community, especially as downtown becomes revitalized. While the finishes are fundamental they are efficient for the use of space and its potentially high turnover of residents and tenants. The mixed use program that includes retail at the base and residential above provides a solid profit for the building as well.

This two story historical building has been completely redone to refurbish the interior and exterior to its original state. The first floor is predominantly retail and restaurant space while the second story is all residential. The interior has all the original brick walls and wood floors. Most of the finishes have been picked to reflect the era that the building was originally built.

regularly visit the coffee shop below the residential units but was happy to tour the units on the second floor. was a initially very aware that the units were definitely designed for space efficiency. Evidently, the spaces are totally without walls or closets, something that reflects in the rental pricing. While the tile in the units are well done, the kitchenettes are lacking and poorly made. The historic building is beautiful and it is lovely to see it still being used but the lack of craftsmanship in the finishes leave something to be desired. The building is across the street from multiple restaurants and bars as well as a Walgreens, providing context to the exterior amenities and are obviously a tradeoff for the layout of the space.

PRECEDENT STUDY: STEVENS BLOCK LOFTS, EL PASO, TX

Building Information: 5000 sq ft Multipurpose non profit commercial space

Mixed Use- Housing/Commercial Street Level: Cafe, Retail Tenants, 1 Event Space run by Residents

Apartments: 51 Units 1,2,3 Bedrooms (3 BD has 1.75 BA) Concrete Floors

Large windows Simple kitchens, no islands

All natural wood doors

Simple finishes- painted plaster walls stainless steel handles

Open floor plans

Energy efficient appliances Shared laundry

Amenities: Shared Laundry Bike storage

Community space and Gallery run by the residents

Creative workshop space 1st Floor mailboxes Cafe at street level

Interior

Apartments indicated by a color around the door Polished concrete floors

Natural wood doors

Simple finishes- painted plaster walls, stainless steel handles

Painted plaster walls

Linear fluorescent lights arranged randomly in lobby and hallways

Location: Downtown El Paso Grocery within 5 min Drive, access on major bus line and streetcar

Walking distance to Ballpark, Art Museum, bars, restaurants

Apartments: Studio layout

Efficiency kitchen (no island) Bathroom with vintage tile Wood floors

Original brick walls

Amenities: No laundry Cafe at street level

Parking .5 blocks away

Across the street from bars, restaurants, Walgreens

Location: Grocery Store 5 min drive

Walgreens 5 min walk

Downtown 5 min drive

LOCATION

project development ct development ct p

The Richard Caples Building is located at 300 E. San Antonio St., El Paso, TX 79901.

It is a seven story building with a basement that can be utilized for square footage

This area of downtown is called the El Centro: Shops on the Border. It is dedicated to local shops and businesses and within walking distance to the Santa Fe International bridge that allows access to and from Juarez, Mx. This district is within walking distance to the arts district, the office district, convention center, triple A ballpark for the El Paso Chihuahuas, among other attractions.

Downtown El Paso does not require parking for buildings and actually encourages buildings like this to not have parking in order to encourage walking through downtown. This is not always convenient for those who are not ambulatory.

The views along Mesa St. are of an empty lot, recently under construction, the historic Plaza Hotel, and the Historic Hilton Hotel and two more Trost Buildings. Because the building is the highest in its area, the top floor will probably view all of downtown in a panorama. The views on the San Antonio side include the Mesa St. corridor, another historic building, and the Office District. The Eastern views are of the courthouses, and the southern views are of Juarez.

El Paso is a border town and the proposed building space is a 15 minute walk from either door to the Santa Fe International Bridge to Juarez, Mexico. While many international consultants work in Juarez, they usually stay in El Paso, creating an ever increasing need to enhance downtown. The city has revitalized downtown and continues to try to encourage development in this area that increases walkability.

San Jacinto Plaza- Initially established in 1881, it once held a fountain with live alligators and was established as the City Center with it’s live attraction. It was officially named after the battle Texas fought for its independence in 1903. The plaza had a three year rehabilitation that allowed it to reopen in 2016 with a new fountain that hosts fiberglass alligators, a small stage for musical performances, and a small food kiosk.

Plaza Theatre- Originally opening in 1930, the Plaza Theatre was the first public theater in the United States with air conditioning. After it lost its luster, it was donated to the City of El Paso in 1990 where it was supported in a revivement of the interior and exterior of the historic space. The stage was extended to accommodate larger Broadway shows, and the interior was refurbished to reflect its original luster. Reopening in 2006, they now host the 6 Broadway shows that travel across the United States annually.

SITE ANALYSIS

El Paso Art Museum- Initially located on a more central site, the EPMA was move downtown in order to expand its abilities to serve the arts community. It now holds events like TED talks, always has local as well as world renowned exhibits. The new downtown location was com-pleted in 1998 and also houses an art school that serves over 2000.

Southwest University Stadium- This AAA baseball stadium was a source of controversy for the downtown area when it was proposed in 2010 but ultimately won favor and was completed in 2014. It serves as the home of The El Paso Chihuahuas, whose season runs from April thru September, home to the El Paso Locomotives Soccer Club, and as an event center with multiple spaces for rent for all size events.

SURROUNDING NEIGHBORHOOD

The building site is situated at a northwest angle.

The U-shaped building seems to orient toward Mesa St., however, the main entrance to the building is listed in the original drawings on San Antonio Ave.

The Caples has an adjacent building to the south that is a 1 story HVAC and storage area.

There is a shared alley for the block that houses utility meters and could be used as a delivery alley.

There is no parking designated for the building but the City has designated meters for downtown residents and there are multiple parking garages nearby.

Most of the buildings surrounding the Caples are 1 to 2 stories. The lower structures provide wonderful views and ample sunlight for the north, south, and western sides of the building from the 2nd to the 7th floors.

The southern facade will get morning and early afternoon light.

The northwestern facade will get full afternoon sun until early evening when daylight becomes obstructed by the Plaza Hotel a few blocks away.

Traffic in the area is most significant during the day on both cross streets- Mesa and San Antonio.

Many of the surrounding buildings house low end retail but are up for sale or have been sold for redevelopment.

Nearest full scale grocery store is a 10 min drive.

CLIMATE

TOPOGRAPHIC MAP OF EL PASO (google.com)

HIGHLIGHT OF THE CHIHUAHUAN DESERT FOOTPRINT (https://www.worldwildlife.org/places/chihuahuan-desert)

El Paso, nicknamed the Sun City, straddles the Franklin Mountains and the city sprawls for over 250 square miles. This area is located in the northern portion of the Chihuahuan Desert, the largest desert in North America. Not only is this desert considered one of the most diverse deserts in North America, the Chihuahuan Desert has some of the rarest ecological and biological habitats in the world.The wildlife as well as the botanical species all adjust with the ever changing environment. The infrastructure in the area must be able to protect the surroundings and promote the reuse of buildings and misused land, instead of continuing the sprawl.

Chihuahuan Desert Climate: Hot Summers w/ monsoon rains Cold, Dry Winters

TEMPERATURE AND PRECIPITATION FOR EL PASO, TX 2019 (https://www.weather.gov/epz/climategraphs_elp_2019)

AVERAGE CLIMATE GRAPH- EL PASO, TX (https://www.usclimatedata.com/climate/el-paso/texas/united-states/ustx0413)

CULTURE

El Paso, TX is as unique as its climate. Sandwiched between Mexico and New Mexico, El Paso is the westernmost tip of Texas that has a culture all itself. Not only is it one of the largest cities bordering Mexico, the historical significance of this city can be traced for centuries. El paso was originally named Paseo Del Norte, or The Pass to the North. It has constantly transformed to meet the needs of societal driving forces including the lifestyle of the native Tigua Indians, Spanish conquistadors, revolutions, immigrants moving west, the military and all of the descendants from these events. It’s location on the border with Mexico provides deeply rooted traditions in Mexican culture but it’s distance from other major cities makes El Paso inherently welcoming to any visitor or transplant.

The city is in a revitalization period. The art, community events, and architecture all reflect El Paso’s history while looking toward its future. Traditions such as ballet folklorico and posadas are being kept alive while more progressive events such as the Neon Desert Music Festival become more frequent. It is a predominantly democratic city and has nuances throughout that mirror the diverse population that has settled here.

Thanks to this rich history, El Paso’s culture includes a vast array of traditions deeply steeped in living life to the fullest with food, art, music, nature and community support.

MURAL OF THE NEIGHBORHOOD AT SACRED HEART CHURCH, DOWOTNWON EL PASO

1938 TOM LEA MURAL “PASS OF THE NORTH”

MAN MURAL DOWNTOWN EL PASO

SAN

SAN ANTONIO AVE.

79' - 10 5/32" 93'9"

NOTES: ELEVATORS SERVE AS ADA COMPLIANT. NO FLOOR HAS ADDITIONAL STEPS UP OR DOWN RESTROOMS ARE NOT ADA ADA COMPLIANT. PLUMBING WILL HAVE TO BE MOVED.

MESA ST.

DN

BASEMENT HAS NO NATURAL LIGHT ANOTHER ELEVATOR MAY BE NEEDED FOR DELIVERIES COULD BE DONE IN BETWEEN CONCRETE SUPPORTS THE STAIRS FROM THE BASEMENT TO THE 1ST FLOOR WILL HAVE TO BE MOVED OR ENCLOSED TO MAKE ADA ACCESSIBLE ACCESS FROM THE SAN ANTONIO SIDE WILL NEED TO BE OPENED FOR THE WAREHOUSE UP DN

LOAD BEARING WALLS NOT CLEARLY INDICATED ON ORIGINAL PLANS. ENTIRE BUILDING IS REINFORCED CONRETE, MAY NOT NEED INTERIOR STRUCTURAL WALLS

2ND-5TH FLOORS ANALYSIS

6TH-7TH FLOORS ANALYSIS

AFTERNOON

SASHING ABOVE THE 1ST FLOOR LOBBY WILL BE RESTRUCTURED TO ITS ORIGINAL STYLE

AFTERNOONSUN

NOTE: BEST VIEWS IN BOTH DIRECTIONS FROM FLOORS 6 AND 7.

THESE FLOORS MAY NEED EXTRA SOLAR PROTECTION ON WINDOWS

FLOOR 7 IS BEST EQUIPPED FOR A POTENTIAL OPEN AIR PATIO OR SKYLIGHTS.

LOBBY IDEA SKETCHES

concept Development ept development ept co ce

APARTMENT IDEA SKETCHES RESTAURANT SKETCHES

INSPIRATION

HISTORIC FASHION ARCHITECTURE

program development ram development ram p ogr

FEASIBILITY

In order for a project to be considered viable, a designer has the responsibility of providing credible guidance regarding the feasibility of the project. The project in question is the rehabilitation of the Richard C. Caples Building located in downtown El Paso, TX. The project will include a full tenant improvement that will provide three levels of use: retail, residential, and dining. The project will be headed by Christine Howard for her client, Properties 12.

Properties 12 is a property development company from California that is joining in the revitalization efforts of many other developers in downtown El Paso. The sole investor in the project is the owner of multiple buildings across the country and has acquired multiple properties in El Paso after a lengthy auction from a bankruptcy case. He is looking for this project to be financially profitable as it is the largest building he bought in downtown El Paso. The owner of Properties 12 would like to create a true, high-end building that will change the view of living in this area. Properties 12 has primarily worked with IHG hotels and came to find these development opportunities while refurbishing a hotel in downtown. The owner is new to El Paso and relies on me as the designer to truly help him wade through his ideas, community needs, and market norms. will be guiding him through the design process in order to provide worthwhile solutions and he looks to be heavily involved from start to finish. His team will be managing the site once construction is finished.

The mixed use program of this project provides access to many different users. The addition of a grocery store, living units, and restaurants to this part of downtown will directly reflect the needs that the City of El Paso’s Capital Improvement department has determined necessary for our downtown area to sustain the changes it is facing. In order to make our city as successful as others attracting downtown living, amenities must be provided that are similar in programming. This includes accessible, pedestrian friendly, beautiful neighborhoods. The Assistant Director of Capital Improvements, Alex Hoffman, affirmed the program for this project as viable for the level of change being seen in downtown. His determination was that it met and exceeded the goals for the increase in urban design quality that the City of El Paso is striving for to make our city more cohesive. It also aligns with the city’s efforts to reshape general development in El Paso. Currently, new development is becoming so far reaching that basic infrastructure such as police, water, and sewage cannot be provided, therefore, the city is aiming to incentivize in flow development to beautify or create new opportunities where buildings already stand. The Richard C. Caples building is set in the middle of one of El Paso’s main development sectors called The Streetcar Corridor, making this project even more necessary for the increasing downtown development for locals and visitors alike.

The building is in a high density area with little vegetation except planted trees along the street. The property does not have any associated parking, however, the city does have a program in which those living downtown can purchase a Residential City Parking Permit to park at meters designated for this purpose within their district. For those visiting the building for groceries or a dining experience, metered parking spots are available on the surrounding streets and in parking garages located within walking distance. Water drainage from the roof is directed through gutters to the street where water drains to underground collection paths.

The Richard C. Caples building is located in Zone 5, District 8 of El Paso. This area is zoned as C5 Multifamily and Commercial This determination allows the proposed program to move forward without any issues regarding zoning and use. It is also located in an Empowerment Zone, Historic Incentive District, Central Historic District, Incentive Area, and Tax Increment Investment Incentive area. This property will not have to be rezoned. There will be three occupancy types:

Grocery Store- M Apartments- R-2 Dining- A-2

SURVEY

SURVEY QUESTIONS AND ANSWERS

The survey is curated to support this thesis’ problem statement in that the rehabilitation of the Richard Caples building as a mixed used building including street-level grocery and offices, living units with a gym, and two restaurant experiences. The City of El Paso has conducted market research for the area that has determined the needs to reflect this program, however to create a strong community impact, the community must be involved. El Paso has a strong sense of family and a cross cultural core. The building is located in a federally designated reinvestment zone, making it necessary to provide the type of reinvestment that will be sustainable to the market. It is the intention of the survey to provide a current perspective of the community downtown and therefore its relationship to the identity of El Paso. Understanding a subjects’ initial relationship to downtown will provide scope to the function of the project program.

ANALYSIS

The survey was shortened due to the restrictions of Survey Monkey. The questionnaire was reduced to ten questions and intentionally focused on people who have lived in El Paso. The introduction specifically asked for those who have not lived in El Paso to refrain. I posted the survey on Facebook and LinkedIn, receiving 67 respondents in a week. It is my analysis that the consensus around Downtown El Paso’s amenities and residential allure depends on 5 key needs:

- Full-scale grocery store

- Additional outdoor space for families and pets

- Increased accessible parking

- More, extensive shopping options

- Increased nightlife and entertainment

El Pasoans have a strong sense of security downtown but would like to see it be more lively for longer hours, daily. It is encouraging that there were also multiple responses that acknowledge the interest in the revitalization and rehabilitation of buildings that have been empty for years. In conclusion, and in association with this survey, the program including residential units, a grocery store, and a mid-level restaurant is viable in the opinion of the community.

1. How many years have you lived in El Paso? 0-5 years 5-10 years 10-20 years 20+ years 0.00% (responses: 0) 5.88% (responses: 3) 23.53% (responses:)12 70.59% (responses: 36)

2. What would make you want to visit downtown more? The predominant answers included restaurants, nightlife, better and increased shopping, parking, a grocery store, more attractions so that downtown feels more cohesive, more safety for walkability, and increased entertainment options.

3. Would you like to live downtown? Yes No 41.18% (responses: 21) 58.82% (responses: 30)

6. What do you think downtown needs in order to be more of a weekend destination? The following are the predominant responses: brunch options, better concerts, restaurants with longer hours, easier access to parking, more retail, tourist and kid friendly, more sporting events.

7. Do you consider downtown safe?

The majority of responses were yes. There were many that elaborated that they felt more comfortable during the day compared to visiting at night. There were some who felt that downtown was absolutely not safe no matter the time of day.

8. What level of restaurant would you like to see downtown?

Fast Food (casual) Mid-Level Dining (business casual) Upscale Other 3.92% 56.86% 21.57% 17.65%

Other: all of the above, mid to upscale dining

4. What amenities would you look for if you did live downtown? The following are the predominant responses: dog park, green space, markets, restaurants, grocery store, parking, liquor store, kid friendly events, views, boutiques, co-working space, coffee shops, gym, general needs (doctors, veterinarians)

5. What level of grocery store would you like to see downtown?

Trader Joes Whole Foods Sprouts Vista Market Albertsons Other 41.18% 7.84% 11.76% 13.73% 11.76% 13.73% Other: Central Market, locally owned store, HEB

9. What changes do you see in downtown that are exciting to you?

The following are the predominant responses: increased housing options, bars, restoration and renovations, hotels, restaurants, sports teams, the previous components mentioned.

10. What other amenities do you think Downtown El Paso is lacking?

The following are the predominant responses: higher paying job opportunities with higher wages, trees and green, bars, better shopping, parking, open market, music venues, residential opportunities, better lighting and ambiance,.

ADJACENCY MATRIX PRELIMINARY LAYOUT BRAINSTORM

FLOW DIAGRAM- STREET LEVEL FLOW DIAGRAM- BASEMENT

FLOW DIAGRAM 5TH-6TH FLOORS FLOW DIAGRAM 2ND-4TH FLOORS

Building Staff (if needed for maintenance)

Building Residents

Building Staff (if needed for maintenance)

Building Residents

RESIDENTIAL UNIT

RESIDENTIAL UNIT

RESIDENTIAL UNIT

RESIDENTIAL UNIT

LOBBY

LOBBY

RESIDENTIAL UNIT

RESIDENTIAL UNIT

RESIDENTIAL UNIT

RESIDENTIAL UNIT

FLOW DIAGRAM 8TH FLOOR FLOW DIAGRAM 7TH FLOOR

Building Staff (if needed for maintenance)

Building Residents

PENTHOUSE 1

PENTHOUSE 2

LOBBY

Building Staff (if needed for maintenance)

Building Residents

FITNESS CENTER LOBBY PATIO AND GAME ROOM

EGRESS DIAGRAM-EMERGENCY EXITS

The updated emergency exits will be located at the rear of the building from Mesa St. They are accessible on each floor through fire rated lobby areas and exit to different trajectories on perpendicular streets.

EGRESS- BASEMENT EGRESS- STREET LEVEL

EGRESS- 2ND-4TH FLOORS EGRESS 5TH-6TH FLOORS

EGRESS 7TH FLOOR EGRESS 8TH FLOOR

PROGRAM

BASEMENT

Building utilities, storage, resident storage Grocery secondary level and storage

STREET LEVEL

Restaurant/lounge Lobby for building and residents Grocery Entrance and Main Level

FLOORS 2-4 2- Studio Apartments 2- 1 Bed/1 Bath 1- 2 Bed/2 Bath Apartments

FLOORS 5-6 2- 1 Bed/1 Bath 2- 1 Bed/1.5 Bath Apartments

FLOOR 7 2 Penthouse Units (2 Bed/2.5 Bath)

FLOOR 8 (ROOF TOP ADDITION) Fitness Center for residents TV room and deck for residents

PROGRAM BREAKDOWN: GROCERY PROGRAM BREAKDOWN

PUBLIC SPACE Total 3758.25 SF

LOBBY Basement LeveL 1550.19 SF Street Level 2208.06 SF

Occupancy Type Assembly (A) Gross Occupancy 7 Occupancy Load 537

Functional Needs(Street Level): Women’s Restroom (3 stalls/ 1 ADA) Men’s Restroom (2 urinals, 1 ADA) Janitorial Room 40 SF Mail room for Residents 40 SF Minimal seating Access to Grocery and Restaurant Functional Needs

Function Needs (Basement): 1 ADA Restroom

Access: Grocery WH/Retail/Employee room Access: Building Support rooms Access to freight elevator

EMERGENCY EGRESS Total 1509.48 SF

Basement 314 SF (2 EXITS) Street Level 881.48 (2 EXITS W/ EGRESS TO STREET) 2nd-8th Floors 314 SF (2 EXITS/FLOOR)

GROCERY Total 5287.57 SF

Grocery Retail Space: Basement Level 2175.36 SF Street Level 1454.38 SF Total 3629.74 SF Occupancy Type Mercantile (M) Gross Occupancy 60 Occupancy Load 61

Functional Needs: 1 Mens ADA Restroom/ 1 Womens ADA Restroom Elevator for ADA access to downstairs Produce Display Cold Display Cases Display Shelving Small Coffee Bar (street level)

Grocery Warehouse: 1131.18 SF Occupancy Type Mercantile (M) Gross Occupancy 300 Occupancy Load 4

Functional Needs: Cold Storage Heavy Duty Shelving Food Prep Areas- Meat/ Prepared foods

Employee Room: 381.35 SF Occupancy Type Business (B) Gross Occupancy 150 Occupancy Load 3 Functional Needs: Lockers Table and Chairs for 4 people 1 Mens ADA Restroom/ 1 Womens ADA Restroom

Manager Office: 145.30 SF Occupancy Type Business (B) Gross Occupancy 150 Occupancy Load 1 Functional Needs: Desk Security/IT set up Money Safe

PROGRAM BREAKDOWN : RESIDENTIAL

(R-2)

FLOORS 2-4 Total SF per Floor 6729.66 SF

Total SF Used 6437.08 SF

Lobby 784 SF

Occupancy Type Assembly (A)

Gross Occupancy 15 Occupancy Load 52

Unit A- 2 Bed/2 Bath Apartments w/balcony 2004.43 SF

Unit B- Studio 840.62 SF

Unit C- 1 Bed/1 Bath 867.25 SF

Unit D- 1 Bed/1 Bath 883.04 SF

Unit E- 1 Bed/1 Bath w/balcony 1057.74 SF

FLOORS 5-6 Total SF per Floor 6764.03 SF

Total Usable SF 6479.85 SF

Lobby 616 SF

Unit F- 1 Bed/1.5 Bath w/ balcony 1811.75 SF

Unit G- 1 Bed/1 Bath 1118.41 SF

Unit H- 1 Bed/1 Bath 1068.27 SF

Unit I- 1 Bed/ 1.5 Bath w/balcony 1865.42 SF

FLOOR 7 Total SF 6764.03 SF

Total Usable SF 6532.35 SF

Lobby 401 SF

Penthouse A 3077.21 SF

Penthouse B 3054.14 SF

PROGRAM BREAKDOWN : RESIDENTIAL (R-2)

FLOOR 8 Total SF 5488.05 SF Total Usable SF 5442.38 SF

Lobby and Restrooms (2 ADA restrooms): 397 SF

Indoor Fitness Center 1317.99 SF

Functional Needs: 2 Treadmills 2 Row Machines 2 Ellipticals Water Fountain w/ bottle filler Smith Machine Stretching area Free Weights Exercise Ball Stack

Outdoor Fitness Deck 1199.41 SF Rooftop Community Room 1328.57 SF

Functional Needs: Kitchenette w/ seating Pool Table Large Couches Big Screen TV

Outdoor Patio 1199.41 SF

Functional Needs: 2 covered outdoor grills Patio Tables, Chairs, and lounge seating for 25

BASEMENT BUILDING TENANT STORAGE 806 SF

Functional Needs: Large Package delivery lockers, Storage space Occupancy Storage (S) Gross Occupancy 300 Occupancy Load 3

BUILDING STORAGE 1160 SF

Functional Needs: Maintenance Support Occupancy Storage (S) Gross Occupancy 300 Occupancy Load 4

BASEMENT FLOOR PLAN BASEMENT FURNITURE PLAN

SPACE PLANNING

STREET LEVEL FLOOR PLAN STREET LEVEL FURNITURE PLAN

2ND-4TH FLOOR PLAN

2ND-4TH FLOOR FURNITURE PLAN

5TH-6TH FLOOR PLAN 5TH-6TH FLOOR FURNITURE PLAN7TH FLOOR PLAN 7TH FLOOR FURNITURE PLAN

8TH FLOOR PLAN 8TH FLOOR FURNITURE PLANSUSTAINABILITY

Concrete- Resilient construction of reinforced concrete. Concrete slows down heat transfer and naturally creates energy efficiency. It is also fireproof and can withstand extreme weather conditions like the gusty winds and torrential downpours in El Paso.

Refurbishing original windows- The original window panes are still in good condition on the building. Some parts would have to be replaced along with the glass, but they are operable.

Daylighting- The building is situated facing northwest. It has such large windows around the entire building providing ample daylight to floors 2-7 even as the sun starts to set behind the adjacent buildings.

Reusable materials- The interior of the building boasts early 1900s marble stairs and wall panels that can be cleaned and utilized as is or for a seperate purpose. Along with the marble, the brick from the removed center walls could be reused to repair the exterior of the building. There are also glass blocks at the elevators that will be reused.

FSC wood products- All wood products specified are 100% FSC certified. No/low VOC sealants for any masonry or wood products LED lighting Energy Efficient appliances

Green-Gold certified materials such as ceiling tiles

Adding plants to the roof and windows will help cool the building and the air around the sundeck.

focus areas

LOBBY RESTAURANT RESIDENTIAL PENTHOUSE

LOBBY

LOBBY FINISHES

The lobby of the Richard Caples Building should serve as the hearth of the entire program. Refurbished historic details and additional bold materials will give a striking nod to the building’s history and will help in determining the building to be the beacon of El Paso’s downtown lifestyle experience.

The finishes in the lobby will be considered coarse and natural by using stone, wood, terrazzo, concrete, and brass. The color palette reflects the undertones of the Chihuahuan Desert landscape. The arrangement of the floor styles resembles the shapes of the cornices at the corners of the buildings exterior. The star shape in the marble reflects the lighted star on the mountain that is so symbolic in El Paso.

LOBBY PERSPECTIVE (ELEVATORS)

BRUSHED BRASS FLOOR INLAY BETWEEN FLOOR TYPES

TERAZZO FLOOR SURROUND

MID SECTIONMARBLE PRISM MOSAIC FLOOR: REFLECTS THE STAR ON THE MOUNTAIN

PECAN WALL PANELING: REFLECTS LOCAL PECAN ORCHARDS

EL PASO MOUNTAIN STAIR

COLOR PALETTE INSPIRATION

LOBBY FLOOR PLAN

LOBBY LIGHTING

These fixtures from Restoration Hardware boast the balanced combination of femininity and solidity. The brushed brass accents provide the ribbed glass in both fixtures with a hint of force. The ribbed glass will provide a chic veil to the light behind it, allowing for the lobby to glow without being harsh or overly bright.

LOBBY WALKWAY

LOBBY INTERIOR ELEVATIONS

SCONCES

LOBBY ELEVATORSFRONT ENTRANCE

LOBBY LOBBY

RESTAURANT “JUNTO” (TOGETHER)

“Junto” or together is named after the Mexican provisional government members that were originally the occupants of the top floor of the Caples building during the Mexican Revolution. This restaurant should empart the idea that you can share a good, possibly secretive chat with a friend or lover in an intimate, comfortable space offering delicious cocktails and impeccable food.

RESTAURANT FLOOR PLAN

RESTAURANT “JUNTO” FINISHES AND FURNITURE

“Junto” is the spanish word for together. In this space, the materials will all flow organically and are within a muted, midnight garden palette. Much like the ladies in the garden below, each piece is uniquely part of a scene that promotes conversation and comfort. There are many woven accents, including a patterned floor that weaves its way throughout and leather basketweave banquets. The deep, soft dining chairs make guests sink comfortably into the experience.

WOOD FLOOR

RESTAURANT “JUNTO” LIGHTING

RESTAURANT “JUNTO” INTERIOR ELEVATIONS

The lighting design of “Junto” is based on the moodiness of the garden image. Lighting during the time the Caples was initially built was based on gas or candlelight. The fixtures provide the soft, golden hues of the flames at night and are highly reflective during the day. This truly provides ambience and mystique.

Because the floors and walls are so heavily textured, maintaining a classic coffered look to the ceiling is an homage to the original ceiling in the common areas of the building. The black panel will help ground the space and maintain its intimate allure.

RESTAURANT RCP

RESTAURANT LOUNGE

RESIDENTIAL PENTHOUSE

RESIDENTIAL PENTHOUSE MATERIALS

El Paso’s revitalization is thoroughly enhanced with this downtown statuesque living. This is the largest and highest quality apartment living unit in the downtown area.

PENTHOUSE PERSPECTIVE A

Regal, saturated, and commanding. The 2700 SF penthouse will allow those living here to feel that they are part of history with crafted lines, hardwood floors, marble accents, and jewel tones teaming through the space. The image below is of a goddess with many circular accents and jewels. The bird signifies allowing your worries to fly away before you retire in your luxurious penthouse.

BRUSHED GOLD KITCHEN DRAWER PULLS

RESIDENTIAL PENTHOUSE LIGHTING

The lighting scheme throughout the penthouse is reliant on a lighting collection reminiscent of the early 1920s globe lighting. It is mixed with geometric shapes that are curvilinear to balance the marble and jewel tones in the wall and cabinet finishes. Recessed lighting is used to add ambiance and extra lighting at night. There is ample natural light during the day that will reflect off of the fixtures as well. The ceilings will be open to the structure with exposed conduit throughout, painted to match the concrete.

DINING LIGHTING: NODES 8 LIGHT LINEAR SUSPENSION CHANDELIER BY KELLY WEARSTLER

WALL SCONCES: NODES PIVOT WALL SCONCE BY KELLY WEARSTLER

8 in. PRO-OPTIC GOLD ALZAK RECESSED OPEN TRIM

NODES 1 LIGHT PENDANT BY KELLY WEARSTLER

RESIDENTIAL PENTHOUSE INTERIOR ELEVATIONS

MASTER DOUBLE MASTER WALK IN SHOWER/BATHKITCHEN ISLAND

KITCHEN RANGE AND CABINETS

LIVING ROOM

KITCHEN

MASTER BEDROOM

MASTER BATH

CITY OF EL PASO INCENTIVES, ROCKEFELLER GRANT, STATE INCENTIVES

The City of El Paso has been on a mission to revitalize and make the city a more resilient place to live for a decade. Since 2010, a master plan called Plan El Paso has been promoted guidelines for infrastructure in and around El Paso county. Specifically, downtown has been the focus of a multitude of investments that have jumpstarted its rehabilitation as the city center. Because the downtown area has been neglected for so many years, the city created a tax incentive program that could refund the investors a sizable percentage of their taxes on construction materials, property tax, and sales tax after the project is complete. The city prefers to incentivize mixed-use buildings that increase livability in downtown and look for projects that would attract tourists to utilize downtown more, much like they did around the time the Caples was built. Plan El Paso has a major impact on what is allowed to be built in different parts of the city and since downtown has both state and federal historic landmarks, the incentive program is tremendously geared toward the rehabilitation of these buildings.

El Paso is listed as a Resilient City by the Rockefeller Foundation. Since 2013, the mission of the Chief Resilience Officer Nicole Ferrini and the City Council has been to promote a better way of life in this diverse city. With a one million dollar grant, she has spearheaded a movement to enhance the city’s sustainability scores, green building requirements, and community well being as the city grows. The framework of the resilience strategy combines economic, social, and most importantly environmental transformations to enhance the city’s growth at a steady rate. Part of this is rehabilitating what the city already has and making it into something that will withstand the test of time to create a stronger and more desirable El Paso for work and play. This is important to mention because the Caples building is in the heart of the area that the City Council describes as needing the most development in Plan El Paso.

The State of Texas and the federal government also provide grants through multiple resources. Because the Caples is on the National Historic Register, applying for any grants or incentives would be a smart economic choice for the owner. It would be extremely beneficial for this type of reconstruction due to the scope of work.

HISTORIC PRESERVATION

The Caples building is a landmark that has been neglected for years. Because of its standing on the National Registry of Historic Places, the exterior of the building would have to be refurbished to as close to its original condition as possible. Unfortunately, it has been manipulated in a way that would prohibit it from returning to its true original state. It was the intent of this design to bring life back to the interior of the building so that it would be used as heartily as it was when originally built. Each interior space gives nod to the era in which the building was constructed and a vernacular that is recognizable to the community. The center of the building originally boasted negative space but the previous owner enclosed the center to enhance square footage. Due to this change, the center of the building relies on the newer construction for structural integrity. Utilizing this area as outdoor living space allows the building to gain some grandeur and offer an amenity that not many apartments offer in the heart of downtown. Additionally, the street level was originally a department store. Returning a portion of it into a market and the other into a restaurant will keep the commercial program at the street level. There are still remnants of marble, glass block, and paneling that can be restored in their existing installation or as inspiration for design features. It is important to upgrade rather than destroy historic buildings so that the community has a firm base to build the future.

3D IMAGE OF RESTORED CAPLES BUILDING

DESIGNER BIO

My name is Christine Howard. am an El Paso, TX native although spent just over 10 years living elsewhere. My journey has given me many life appointments including ballerina, bartender, server, ballet school assistant manager, assistant to a financial advisor, and legal guardian for my 93 year old grandmother. have lived in Washington, Germany, Texas, Oklahoma, and New York but have had ample opportunity to travel to many other wonderful destinations. received my Bachelors degree from the University of Oklahoma as a Ballet Performance major, with honors. While at Oklahoma, tried to double major in Interior Design but the schedule was not compatible with the rigorous ballet curriculum. After graduating in 2010, moved to New York to pursue my dancing career until 2014 when suffered a career ending injury. When returned to El Paso, was asked to assist a financial advisor to systemize her practice. After 3 years, it was apparent that my heart did not lie in finance and that needed to pursue my passion, interior design. was fortunate to meet a local architect to help mentor me. After 3 years with the firm and 3.5 years in the program, have learned a multitude of information and was able to start my own business for small residential and commercial projects. am proud to have had these opportunities and look forward to enhancing my design skills through knowledge, travel, and observation.

ABOUT THE DESIGNER UT THE DESIGNER UT THE UT A OU

RESUME

Christine Howard Designs, LLC

Firm Principal July 2019- Present

Liev Arch, El Paso, TX

Intern Interior Architect, Sep 2017- January 2019

a. Confer with clients to determine factors affecting planning interior environments, such as budget, architectural preferences, purpose, and function b. Advise clients on space planning, layout and utilization of equipment/furnishing, color coordination c. Coordinate with other professionals, such as, architects, contractors and engineers to ensure job success i. Estimate material requirements and costs, and present design for client approval d. Use of computer-aided drafting (Revit) and related software to produce construction documents i. Render designs in 3D photorealistic images

ii. Select or design furnishings, art works, and accessories iii. Review and detail shop drawings for construction plans e. Website set up through WIX, website content, brochures for RFQ (Request for Qualifications for municipal projects, and architectural photography (www.lievarch.com)

Wells Fargo Advisors LLC, El Paso, TX

Client Associate, Oct 2014-Jan 2017 a. Answer telephones and give information to callers, take messages, or transfer calls to appropriate individuals. b. Coordinate client marketing correspondence c. Coordinate research and client proposals d. Coordinate services for events such as accommodation, transportation for participants, facilities, catering, and speakers e. Organize registration of event participants

f. Monitor event activities to ensure compliance with applicable regulations and laws, satisfaction of participants, and resolution of any problems that arise.

The School at Steps on Broadway, NY, NY

Administrative Assistant., Jan 2011-Sep 2014

Included but is not limited to answering phones, entering information into MindBody platform, processing money, handling deposits, managing a clean office space, keeping inventory of costume closet, organizing and co-hosting events for students and their families, organizing student showcases

EDUCATION

University of Oklahoma, Norman, OK BFA, Ballet Performance May 2010

ADDITIONAL SKILLS

Computer skills: Revit, Auto CAD (Novice), Sketch-Up, Microsoft Xcel, Outlook, Google Suite, Mac, Windows 365, Adobe Suite

Over 6 years of experience in the service industry, including hosting, bartending and serving at fast paced restaurants in both NYC and El Paso, TX. My experience in these positions has influenced my communication skills, client service adaptability, and insight into successful hospitality design.

SOURCES

HISTORY OF THE NEIGHBORHOOD

https://tshaonline.org/handbook/online/articles/hde01 https://downtownelpaso.com/el-centro/ http://1-22infantry.org/history4/osaple.htm https://www.britannica.com/biography/Francisco-Madero

PRECEDENT STUDIES

https://www.fairwaymarket.com/ https://www.loftsat160.com/nashville/lofts-at-160/photos/ https://www.gibsonflats.com/ https://www.artspace.org/roderick https://www.apartments.com/801-n-piedras-st-el-paso-tx/cth92cf

CLIMATE

https://www.worldwildlife.org/places/chihuahuan-desert https://www.nps.gov/im/chdn/ecoregion.htm https://www.usclimatedata.com/climate/el-paso/texas/united-states/ustx0413 https://www.weather.gov/epz/climategraphs_elp_2019 https://www.google.com/search?q=topographic+map+of+el+paso&rlz=1C1CHBF_ enUS751US751&oq=topographic+map&aqs=chrome.1.69i57j0l7.4846j0j7&sourceid=chrome&ie=UTF-8 https://weatherspark.com/y/3268/Average-Weather-in-El-Paso-Texas-United-States-Year-Round https://www.brianwanchophotography.com/blog/2012/03/el-paso-poppies/

CULTURE (https://bwt.cbp.gov/) https://www.henrytrost.org/buildings/richard-caples-building/ http://1-22infantry.org/history4/osaple.htm https://www.fortblisshousing.com/history

HISTORIC PRESERVATION AND CITY OF EL PASO RESOURCES https://www.100resilientcities.org/cities/ http://www.elpasotexas.gov/planning-and-inspections/plan-el-paso https://nthp.maps.arcgis.com/apps/webappviewer/index.html?id=61b09af94c1449009758f5c4eca9ad6d https://www.thc.texas.gov/preserve/projects-and-programs/preservation-tax-incentives https://www.elpasotexas.gov/~/media/files/coep/economic%20development/downtown%20incentive%20programs%20july%202015.ashx?la=en