MISTER CAR WASH CORPORATE HEADQUARTERS ROB PAULUS ARCHITECTS
MISTER CAR WASH CORPORATE HEADQUARTERS ROB PAULUS ARCHITECTS TUCSON, ARIZONA 2013-2014
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A 1950s Art Deco-inspired church annex in the heart of Downtown Tucson, abandoned for a decade and lovingly called “Little Beirut” by neighbors for its rough reputation, is quickly transformed into a stateof-the-art corporate headquarters for the nation’s largest car wash company.
Contract Date Completion Date
October 2013 June 2014
Tenant/ Client: CEO CFO Dir. of Operations
Mister Car Wash Company John Lai Neil Holstad (through April 2014) Felipe Valenzuela
Owner:
Michael R. Wattis, Inc.
Architects: Principal Project Architect Project Architect Interior Design
Rob Paulus Architects Rob Paulus Andrew Hesse (shell) Patrick Bradley (interiors) Madeleine Boos, Patrick Bradley
Document design by Patrick Bradley Photographs, diagrams + graphics by Patrick Bradley Interior renderings developed by Jong Kim with Patrick Bradley + Madeleine Boos
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THE STORY THE SCHEDULE THE PROGRAM THE DESIGN THE CDS THE INTERIORS THE CLIENTS
[construction documents]
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Background image: Building interior at first encounter, uninhabited for 10 years other than by pigeons and urban artists.
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THE STORY
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In recent years, rapid revitalization of Downtown Tucson, Arizona has encouraged new (and old) businesses to establish a presence in the newly booming area. Mister Car Wash, the nation’s largest car wash and lube center chain, has been headquartered in the Foothills of Tucson since the 1990s. Downtown’s renewed energy drew Mister Car Wash for the opportunity to finally establish a local presence, to make a shift in its corporate culture, and to excite and recruit young talent from the nearby University of Arizona. For almost a decade, the former First Baptist Church Educational Building sat abandoned in downtown. The three-story building had undergone some demolition and extensive damage from vandals, squatters, and local pigeons. For years, developers tried to find new uses for the building, including residential or even storage uses. But, the solid bones and square
footage proved to be the perfect armature into which Mister Car Wash could set up a new corporate headquarters under new management and with a dynamic new culture. After extensive studies and proposals between Rob Paulus Architects, prospective owner-developer, and tenant Mister Car Wash, the building was purchased by the developer with a long-term lease by Mister Car Wash. We at Rob Paulus Architects worked directly with the clients for several weeks to develop feasibility studies and to fit out an open work environment for the large company in the existing 24,000 square foot building. After the building was purchased in October 2013, we began working with Mister Car Wash to understand their needs and desires and to help them organize departments and employees to fit into the building in time for
move-in by June 2014. Our office worked both with the owner-developer and tenants in two separate exercises. One, to bring the building shell and site up to code, make it weather-tight, and functional under modern standards. The second, directly with Mister Car Wash, was an extensive interior design exercise which organized the department structure and integrated design elements and finishes which would help redefine the company’s culture. Moving from a traditional office environment into an open floor plan in an adaptive reuse project is a major shift for Mister Car Wash, and I valued the opportunity to work directly with the three major executives to define how their future work environment and upcoming culture will perform. After the ambitious and rigourous design-build schedule, Mister Car Wash moved into the new office at the beginning of June 2014. Here’s the story...
The existing brick shell of the First Baptist Church Educational Building was unoccupied for several years, but became the perfect vintage backdrop for a modern office space.
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La Encantada Mall
La Paloma Corporate Center
Westin La Paloma Resort
From the Catalina Foothills in Tucson, Arizona...
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Interstate 10
Santa Cruz River
University of Arizona
Downtown Tucson
...to Downtown Tucson
Foothills
Downtown
0
4
8 mi
THE SCHEDULE *
FEASIBILITY STUDIES Pre-contract developer and real estate meetings. Studies to fit out the space within Mister Car Wash requirements.
ARCHITECTURE + INTERIORS CONTRACT
AS-BUILT DRAWINGS Extensive building documentation
PROGRAMMING Multiple plan studies and programming exercises to define new culture and department layout for Mister Car Wash
J
U
N
E J
U
L
Y A U G U S T SEPTEMBER O C T O B E R N OV E M B E R director of operations
guest office
open workspace or private offices
open workspace
(20’ x 15’)
director of mergers and acquisitions
CFO
Felipe Valenzuela
(14.5’ x 10’)
CEO John Lai
(14.5’ x 10’)
Neil Holstad
open to below
breakout
guest office (12’ x 10.5’)
(14’ x 10.5’)
(14’ x 14’)
guest office
executives
(11’ x 17’)
executives lounge/ waiting elevator
training
collaboration ‘gallery’
Mayra Melendez 2/2
private offices
skylight opening
meeting rooms
e-marketing 2/2
integration planning and fulfillment Sarah Mendez
director of loyalty marketing (9.5’ x 11’)
store growth Chris North
(9.5’ x 11’)
executive conference
director of strategic initiatives
executive assistant
(9.5’ x 11’)
open to below
executives
(9.5’ x 11’)
human resources/ payroll
sliding door
marketing
design/ work room (marketing/ purchasing)
customer retention 5/6
open workspace
finance
open workspace
M
W
financial planning and analysis 2/3
customer aquisition and fulfillment 5/5
Second Floor ± 8,450 SF
women’s
men’s
visual merchandising 1/1
new window openings at south wall
marketing finance
facilities graphics
finance
purchasing 3/7
accounting IT services training
Level 3
5th Street
0’
10’
lube & glass/ facilities
N
a new facility for
MISTER CAR WASH Rob Paulus Architects Ltd
PRELIMINARY: NOT FOR CONSTRUCTION
October 30, 2013
facilities
access only to lower level
accounting + tax
breakout / conference/ collaboration
4/7
small conference
(8.5’ x 12’)
accounting
large conference reception
breakout (future workstations)
skylight opening
entry court
Arizona Ave
6th Ave
open workroom print
controller
director of HR and payroll
M
W
(8.5’ x 12’)
conference
Amy Mason
(10’ x 12.5’)
(10’ x 12.5’)
reception
waiting
open to below
executives
human resources/ payroll coffee
ice vend.
2/2
vend.
human resources
women’s
men’s
lounge
accounting
ref.
break
IT services training
secure employee entry
new window openings at south wall
marketing finance
vend. ref.
file bank (future workstations)
interview room
collaboration/ touchdown
lube & glass
6/12
open workspace
equip. support
office manager
elevator
assistant controller (10’ x 12.5’)
private offices
fac. maint. specialist
facilities vice president
prep
open workspace
health/ safety
open to above
controller 3/3
waiting
pantry
A/V
5/6
Level 2, entry level 0’
First Floor
10’
lube & glass/ facilities
N
a new facility for
MISTER CAR WASH
± 8,450 SF
Rob Paulus Architects Ltd
PRELIMINARY: NOT FOR CONSTRUCTION
fire riser
October 30, 2013
storage
storage
storage
payroll 5/11 storage
other demising wall options available
3445 SF
3120 SF
2600 SF
2000 SF
elevator
training/ multipurpose elevator equip
accounts payable
IT director
4/10
HR/ payroll secure files
(9’ x 13’)
server
training media
executives human resources/ payroll marketing
food prep/ serve
Tenant Space
shower
skylight above
± 6,450 - 5,005 SF
I.T.
IT storage
4/10
women’s
men’s
gym
electrical
finance accounting
shower
ADA wheelchair lift
IT services
access only to lower level
training
clerestory windows into lower level
Level 1
Lower Level
0’
10’
lube & glass/ facilities
N
a new facility for
Schematic feasibility studies a new facility for
MISTER CAR WASH Rob Paulus Architects Ltd
Floor Plans
0’
10’
N
Stacking model studies
On-site meetings
As-built measurements + drawings
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MISTER CAR WASH Rob Paulus Architects Ltd
Programming exercises PRELIMINARY: NOT FOR CONSTRUCTION
October 30, 2013
Executive presentations in building
2013 2014
CONSTRUCTION DOCUMENTS Demolition permit approved by early December and contractors mobilize. Building permit approved end of January.
*
DEMOLITION PERMIT
INTERIOR DESIGN Interiors and finishes developed with close relationship to Mister Car Wash. Multiple renderings, meetings, and mockups furnished decision-making process. Custom pieces designed with fabricators to be installed by move-in.
*
BUILDING PERMIT
CONSTRUCTION Fast-paced design-build process with frequent on-site interaction with contractors, developers, and tenants.
DECEMBER J A N U A R Y FEBRUARY M A R C H A P R I L M
Construction documents
Interior finish selection + development, clarification diagrams.
Finish board presentation to tenants
Found fixtures (vintage Italian cafe lights sourced in Paris)
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Custom furniture elements sampled and fabricated
*
MOVE IN!
A
Y
Custom finish element mocked-up, interior finish installation supervision.
06-13-2013 Feasibility Test Fit
08-08-2013 Department Planning
08-13-2013 Department Day 1
09-24-2013 Department Planning
09-26-2013 ‘Final’ Schematic
10-16-2013 Elevator Move
10-30-2013 FInal Seating Chart
11-07-2013 Day 1 Final Plan
11-07-2013 Year 3 Maxed Out Plan
08-15-2013 Department Planning
09-05-2013 Department Planning
09-11-2013 Department Planning
THE PROGRAM Because Mister Car Wash was dealing with uncharted cultural territory for their new offices, the planning and programming phases became a challenge. Each iteration brought out new ideas and issues, and helped further refine the subsequent proposal, but the exercise allowed us to deeply understand the company’s people and forward-thinking vision. Ultimately these systematic plans not only served to lay out a precise seating chart and workstation study (for a current and future population), but they also proved useful in diagramming floor and paint finishes in plan for the contractors.
10-25-2013 Office Dimension Study
12-16-2013 Final Workstation Count
12-20-2013 Floor Finish Diagram
2014-02-07 Paint + Carpet Diagram
EXECUTIVE OFFICES Executive offices line the north wall of the third level to embrace northern light and optimal downtown views.
OPEN WORKSPACE New, modern Herman Miller workstations created a cultural shift by bringing employees out of their traditional offices into a collaborative work environment.
LEVEL 3
CENTRAL OFFICE CORES The general design solution placed managers’ offices at center of each level to keep perimeter walls as light and open as possible.
RESTROOM CORE Restrooms stacked along the south wall to concentrate plumbing for all restrooms and L2 employee lounge.
LEVEL 2 TRAINING ROOM “Mister Car Wash University” training room to educate nationwide managers on company policies and managerial practices.
NEW SOUTH OPENINGS New windows punched into south wall, shaded by steel louvers, bring light to open work areas.
PARKING
ter
en
LEVEL 1 L1
Former church playground and basketball court becomes required employee parking lot
5T
H
6
TH
ST R
EE
E AV
ter
en
T
L2
N EXPLODED AXON 9
STAIR AUDITORIUM Original stair turned to presentation auditorium and touchdown meeting rooms.
NORTH STAIRCASE
THE DESIGN
ENTRY/ RECEPTION
The architectural proposal for Mister Car Wash developed primarily about helping the company transition to an open work environment, and embracing the charm and history of the existing mid century building. New interventions were kept primarily in the core of the building, to allow natural light to reach all work spaces and for the existing building to remain undisturbed.
RECEPTION 1ST FLOOR
Lobby with light well and grand stair exhibits old structure and connects all levels.
Mister Car Wash also elected to include many employee amenities to attract new young talent to the company from the nearby University of Arizona. The employee lounge, patio, the think tank stair auditorium, and the gym are all meant to be showpieces for the new headquarters. The combination of adaptive reuse and unconventional work spaces will hopefully encourage a rich, forward-thinking culture in the company moving forward.
EMPLOYEE LOUNGE
LOUNGE 1ST FLOOR
Lounge at main lobby to serve as show piece and employee amenity.
EAST PATIO
EAST PATIO
New canopy at east patio for intimate or company-wide gatherings
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1
1
1
5 5
1
1 9
B 2
2
2
2
4
4
3 6
A
7
2
4
4
4
LEVEL 3
4
8
11
B 2
A
2
2
6
9
7
4
10
4
LEVEL 2
15
4
15
15
B 2
2
6
4
12
16
2
A 14
16
13
4 15
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LEVEL 1 PLANS 0’
11
20’
2
4 4
6
2
1
6
9
2
SECTION A
4
2
10
9
2 2
12
4
4 4
SECTION B
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
EXECUTIVE OFFICE MANAGER’S OFFICE EXECUTIVE ASSISTANT OPEN OFFICE MEETING ROOM MAIL/ COPY ROOM LIGHT WELL STAIR ‘AUDITORIUM’ CONFERENCE ROOM EMPLOYEE LOUNGE RECEPTION TRAINING ROOM EMPLOYEE GYM SHOWER STORAGE SERVER ROOM
SECTIONS 0’
12
20’
RECEPTION 1ST FLOOR
Reception under construction
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OPEN OFFICE 2ND FLOO
Open office area nearly complete
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THE CONSTRUCTION DOCUMENTS Between October 1st, 2013 and Thanksgiving 2013, we completed architectural drawings in time to pull demolition permits and mobilize contractors for construction. With final permits issued in early January 2014, we
pushed hard to have construction commence in time for a May 2014 completion and move-in! Check out some of the details we developed for this rich and rigorous adaptive reuse project...
East patio plan , site fencing and handrail details
Fence, gate, and stair details
East canopy framing plan and steel details
DETAIL DEVELOPMENT Working directly with the owner and tenant, we worked hard to clean up the building both inside and out to bring it up to livable and ADA standards. The site details were a key opportunity to develop new features to cover up the demolished components of the building, and to integrate museum-like details in fencing, handrails, entry steps, and the new east canopy. Our detailed construction drawings worked well for the subcontractors to develop clear shop drawings and execute a precise, clean new vision for the building.
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The design for the east patio is intended to create a shaded microclimate for company employees during the day and for special events. The main circulation corridor is fully shaded with corrugated steel, while the eastern half is covered only by welded wire mesh to encourage the growth of vines over time. We worked to develop steel details in the canopy with threaded rods to guide vines up and over the structure, using fasteners and spacers to allow the plants to grow freely and to reduce effects of heat.
EAST PATIO
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INNOVATIVE SPACE
Stair auditorium construction details
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**Note: Final layout to be coordinated and verified in field with architect before installation
54%
style name: style number: color name: color number:
linear hexagon 5T055 tweed 55530
18%
style name: style number: color name: color number:
linear shift hexagon 5T056 pewter tweed 56530
Additional Order:
1 box
10-12 tiles
style name: style number: color name: color number:
plane hexagon 5T054 chartreuse 54325
8%
style name: style number: color name: color number:
plane hexagon 5T054 royal 54429
12%
style name: style number: color name: color number:
plane hexagon 5T054 wave 54432
8%
style name: style number: color name: color number:
plane hexagon 5T054 cyan 54436
style name: style number: color name: color number:
plane hexagon 5T054 green 54326
1 box
10-12 tiles
Training room custom carpet pattern. Construction admin. drawing clarification
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THE INTERIORS Our office took on both architecture and interiors for the adaptive reuse of the Mister Car Wash headquarters. Working closely with Madeleine Boos as interiors consultant, we pulled a mix of fresh, modern materials mixed with sourced and found objects and finishes to create a dynamic contrast of old and new in the midcentury building.
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(Above) Interior selections included a custom community table of salvaged barn beams, a unique carpet pattern of Shaw hexagon carpet for the training room, found midcentury Italian light fixtures sourced in Paris and purchased locally, and custom water-jet components based on existing branding for signage and reception. (Left) The material finish board represents the dynamic mix of new and hold materials for the vintage building.
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When the lounge went into construction we were thrilled with the rich mix of old and new materials in the existing building. The backdrop of brick and the energy of the existing trusses only supported these dynamic insertions. New hot rolled steel, modern cabinets, and sleek vintage chrome lights contrast the texture of the salvaged barn beam table and wall finishes.
LOUNGE 1ST FLOOR
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The stair “auditorium�, adapted from an existing circulation stair, is reworked to create a dynamic touchdown meeting space for collaborative work. 27
It was a privilege to work directly with executives and employees of the Mister Car Wash company. Although some challenges existed with the employees’ discomfort of moving from a traditional office environment to a downtown open work space, the careful studies we conducted with them allowed us to understand their company and culture thoroughly, and get to know them personally.
THE CLIENTS
Overall View - Option 2B
Option 2A - Cutout Letters and Logo Oval, 8’ Wide
new signage for
MISTER CAR WASH Rob Paulus Architects Ltd
PRELIMINARY: NOT FOR CONSTRUCTION
May 09, 2014
We embraced the chance to guide Mister Car Wash in visionary new directions, taking the brand and identity they already knew and adapting it for their new culture. Using the features of the existing building, we created new spaces like the “stair auditorium” to shift the way Mister Car Wash employees will collaborate. Supplemented with a modern take on their existing logo, we hope this updated office environment and image in the community will reshape the company’s national identity. Option 2B - Heavier Oval and Typeface, 10’ Wide (top left) “Mister” logo mockup for reception desk. (bottom Signage left) on-site New Types of “Cutout” development meeting. (right) new Using the existing Mister Car Wash branding and logos, we propose that signage outside and atrather reception. letters be cut out and free-floating, than cut into a solid “badge”
or plate as voids like we have discussed previously. This takes on the “museum-like” character of the Sitton Field sign at U of A. Lighting is more difficult in the free-floating letter proposals, as each letter needs to be wired individually from inside the building. The best solution is not to light these signs, or to light them from outside the sign. These free-standing letters with the existing brick as a backdrop can be a truly refined use of existing branding, and a great union of the new and old components on the building.
Initial Scheme
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FINAL ENTRYWAY 29
NEIL HOLSTAD, CPA, CFA
May 29, 2014
To whom it may concern:
I had the unmitigated privilege of having Patrick be an architect on the adaptive reuse project that created the new Mister Car Wash headquarters in Tucson, Arizona. As Chief Financial Officer for the company, I was certainly concerned about the design costs which were kept in check. However, I was also quite impressed by Patrick’s attention to detail, his timely responsiveness and the courteous way he led us to innovative, visionary solutions that led to the beautiful, functional end product despite the challenges inherent in the conversion of an abandoned, partially gutted school building. I was truly impressed by Patrick’s skill and professionalism and I recommend his services wholeheartedly.
Sincerely,
Neil Holstad
5181 E. CALLE VISTA DE COLORES • TUCSON/ARIZONA • 85711 PHONE: 520.991.7206
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Thank you to my colleagues, collaborators, and clients for taking part in forging our strong relationship and contributing to what proved to be a challenging, satisfying, and successful project for Mister Car Wash.
PATRICK BRADLEY, REGISTERED ARCHITECT +1 520 954 5889 patjbrad@gmail.com
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MISTER CAR WASH CORPORATE HEADQUARTERS ROB PAULUS ARCHITECTS TUCSON, ARIZONA 2013-2014
PATRICK BRADLEY, REGISTERED ARCHITECT +1 520 954 5889 patjbrad@gmail.com
patrickjbradley.com