DESIGN OF AN ACTIVITY CENTER:
OLD TOWN’S
EL VADO MOTEL
Table of Contents 01 02 03 04 05 08 09
Background
Problem Definition
Existing Conditions Existing and Proposed Land Use
Design
Conclusion
References
Background Albuquerque’s Old Town is a vibrant community with historic pedigree. The focal point of the community is the plaza which is surrounded by an abundance of local businesses within the historic district. Central Avenue serves as the southern boundary of the notable center. Along Central Avenue are a variety of local and corporate businesses and directly behind the commercial strip is housing. In the LEED-Neighborhood Development analysis, it was apparent that there was an excess of existing commercial establishments, singlefamily housing and market-rate apartments; however, it was also evident that there was a lack of affordable efficiencies and one-bedroom apartments within the area. An ideal opportunity to capitalize on Old Town’s history is a vacant motel that was a popular stop from the 1960s to 1990s; however, over time Central Avenue has experienced a decrease
of visitors through Route 66 since the renovation of Interstate 40. Due to development practices and partial neglect along Central Avenue, the motel began its decline until it permanently closed. The motel is an example of uses that existed along Route 66 during its more vibrant days, and it should be protected and restored because of its historical significance. Flat roofs, subtle adobe curves and long portals line most of Old Town and reflect the distinctive Southwestern landscape. Since Old Town has a rich historic context, it is important to retain sustainable and compact traditional practices. This can be accomplished through preservation of existing historic structures. The vacant motel is as an opportunity for redevelopment and historic preservation which can also fill a community need for affordable housing within Albuquerque’s Old Town.
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Problem Definition ISSUE The vacant motel on Central Avenue was revered during its heyday; however, it began to slowly decline and eventually closed. The site is currently fenced off from public access and the structure is continuing to deteriorate.
PROBLEM
THESIS
The motel could be at risk for demolition because of its prolonged vacancy. The property serves as a reminder of the Route 66 culture that was once vital and significant to Central Avenue; and if it is demolished, its historic context will also be extinguished.
Revitalize the vacant motel in Old Town into much needed affordable housing that will preserve the structure and historic context that once existed along Route 66.
NEED Due to a frequency of single-family housing and market-rate apartments in Old Town, there is a need for affordable efficiencies and one-bedroom apartments within the community.
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Existing Conditions
N AERIAL VIEW OF THE SITE. CENTRAL AVENUE IS TO THE WEST AND THE ALBUQUERQUE COUNTRY CLUB GOLF COURSE IS TO THE SOUTH (IMAGE FROM GOOGLE EARTH, 2013).
In 1937, Route 66 was rerouted through Central Avenue. An increase of vehicle travel along the corridor initiated an increase of businesses which led to the opening of El Vado Motel in the same year. El Vado Motel was revered in its heyday but has remained vacant since 2005. Due to years of inactivity, its four
buildings are beginning to deteriorate. The buildings stand at 12 feet with the traditional and distinctive flat roofs and subtle adobe curves that are common in the New Mexico landscape. Because of the volume of vehicle travel and tourism, the El Vado Motel has over 30 parking spaces that served
historic Route 66’s car culture, plus additional parking space dedicated to recreational vehicles on the southeast corner. Very little vegetation exists on the site, and the vegetation that does exist is not properly sustained due to the sea of concrete that accommodates the vehicle. The trees are slowly perishing due to the nonporous surface and little rainfall that Albuquerque has experienced over the years. As with any proposed development, surfaces that can support vegetation must be considered in the design and development of the site plan. Bus stops for Rapid Ride Route 66 and 766 are approximately 100 feet from the El Vado Motel. Public transit is paramount because of Old Town’s historical significance and the many services the area contains. A total of 122 public transit weekday trips and 106 public transit weekend trips occur within the proposed LEED-Neighborhood Development area. The presence and frequency of public transit earned the proposed LEED-Neighborhood Development three points. An adequate bicycle network also exists within the proposed LEED-Neighborhood Development area, which gained the district one additional point. North of the El Vado Motel, a designated shared bicycle route is located on a residential street where the posted speed limit is 25 miles per hour. To the south of the site is the Albuquerque Country Club Golf Course, which hosts a small dirt trail that offers bicycle travel as well as recreational use for Old Town residents.
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Existing and Proposed Land Use The El Vado Motel is located within the Huning Castle and Raynolds Addition Sector Development Plan (1981). Since it is a rank three plan, any land use that occurs within the site must reference the existing sector development plan. In the City of Albuquerque, the rank three plan consists of ordinances that must be strictly followed. The land use of the El Vado Motel is commercial service (City of Albuquerque, 1981, p. 12), which is consistent with the area’s designated C-2 zone (City of Albuquerque, 1981, p. 13). As stated in the sector development plan, C-2 zones adjacent to single-family residences must proceed with caution when new development occurs to minimize negative impacts on area residents. Within this site plan, C-2 zoning allows for SU-2 development, which includes low density apartments (City of Albuquerque, 1981, p. 11). Low density apartments within historic old would not create considerable negative impacts on neighboring single-family residences that a high density apartment complex would within historic Old Town. The site is also located within the Historic Central Metropolitan Redevelopment Area. This is as a great advantage for any future development on the site. This designation provides incentives to entice redevelopment, such as a waiver reduction of city fees. These fees can include, but are not limited
to, impact assessments which can influence a developer ’s decision to acquire the site. There is another benefit to El Vado Motel’s location within the Historic Central Metropolitan Redevelopment Area. The property belongs to the City of Albuquerque, which allows the city and the developer to engage in a public/private partnership. The City of Albuquerque could allow the developer to revitalize the site into lowdensity residential apartments, and the city would receive a portion of the profit from the rental units. In addition, the El Vado Motel lies within the Central Avenue Neon Sign Design Overlay Zone. This plan encourages properties fronting Central Avenue to design new neon signs or recondition existing ones to promote and restore Route 66’s history, culture and identity (City of Albuquerque, 2013, p. 1). A historic neon sign still survives on the site, which is a Registered Historic Place (1993) under the National Park Service. Since the site is also covered by the Route 66 Corridor Preservation Program’s Neon Sign Restoration Project, it is eligible for federal funds to refurbish the sign to its original condition. The restoration of El Vado Motel’s sign can contribute to Old Town’s history, culture and identity as well as the Route 66 corridor.
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Design 3 4
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N AERIAL VIEW OF THE SITE PROPOSAL FOR THE EL VADO MOTEL ALONG HISTOTIC ROUTE 66.
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RESIDENT CENTER
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LEASING OFFICE
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COMMUNITY GARDEN
The El Vado Motel is a Registered Historic Place; therefore, any development that occurs on the site must preserve the existing structures. Tax credits are available for historic preservation of the site, which is appealing to any developer. Historic preservation is beneficial to this site because of the Route 66 education opportunities and the historic identity of the corridor.
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PARK
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BICYCLE PARKING
The buildings can support a total of 22 units, 12 one-bedrooms and 10 efficiencies. The structures fronting Central Avenue were formerly restaurants. These can be utilized as a leasing office and resident center, equipped with a lounge, laundry area and fitness room. The Huning Castle and Raynolds Sector Development Plan calls for one parking space for
every restroom that exists within a residence (City of Albuquerque, 1981, p. 14). Each one-bedroom and efficiency unit must have one restroom, which calls for 22 parking spaces. A total of 20 parking spaces, including two handicap spaces, will be allotted. Since the site is in proximity to Rapid Ride bus stops and a bicycle network, the reduction of parking spaces is viable. Any LEED-Neighborhood Development strives to reduce carbon emissions through the encouragement and opportunity of multiple transportation options. Alternative options to the vehicle include bicycling, walking and public transit. A LEED-Neighborhood Development requires bicycle parking and storage, which is mandatory for new buildings. (Congress of New Urbanism, Natural Resources Defense Council, & the US Green Building Council, 2012, p. 29). Although El Vado Motel is an existing structure, the site plan includes bicycle parking in a designated area within the site’s rear parking lot. Visible bicycle areas encourage residents to bicycle and utilize existing networks to get to various destinations within the proposed LEED-Neighborhood Development and the extended city. The Huning Castle and Raynolds Sector Development Plan contains certain landscape requirements for any site. For residences with a front yard, a shade tree must be planted both for aesthetic value and community sustainability. (City of Albuquerque, 1981, p. 18). The site plan has a total of five front yards and each is provided with
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Design
A NORTHEAST VIEW OF THE SITE PROPOSAL. A SHADE TREE IS REQUIRED FOR EVERY FRONT YARD WITHIN THE SECTOR DEVELOPMENT PLAN.
A SOUTHEAST VIEW OF THE SITE PROPOSAL. AN OPEN SPACE CAN ENCOURAGE SOCIAL NETWORKING WITHIN A COMMUNITY.
one shade tree. In addition, any residence next to Central Avenue must have a sight buffer from corridor. The buffer zone must include landscape to muffle noise from Central Avenue that can disturb residents. (City of Albuquerque, 1981, p. 18). The site plan has Therefore, trees and lighting fixtures are incorporated in a landscape buffer that lines Central Avenue. LEED-Neighborhood Development areas must also have shade trees adjacent to busy corridors. The intent is to encourage bicycling, walking and public transit options and decrease vehicle speeds within the area. Lower speeds lead to pedestrians and bicyclists feeling safe in the physical environment. Shade trees also reduce urban heat island effects and improve air quality. (Congress of New Urbanism et al., 2012, p. 75). Open space has been added for the enjoyment of residents and visitors. An open grass area with public art, seating and a shade tree is provided. LEED-Neighborhood Developments urge the inclusion of open space to any revitalization or new development that may occur within a community. Open spaces foster physical and mental health through recreation and social networking (Congress of New Urbanism e al., 2012, p. 67). The site plan also includes a community garden for residential food production. LEED-Neighborhood Developments support local community-based food production to improve the nutrition of residents and provide neighborhood education and programming (Congress of New Urbanism e al., 2012, p. 73).
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Design
THE PROMENADE SERVES AN AETHETIC QUALITY AND CAN BE USED FOR PROGRAMMING.
RESTORATION OF THE NEON SIGN CAN CONTINUE A LONG ROUTE 66 TRADITION ALONG CENTRAL AVENUE.
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Conclusion Historic Route 66 is ideal for historic preservation projects. The history and significance of Route 66 is instilled within the City of Albuquerque and its residents. Revitalizing the El Vado Motel into a space that combines current urban trends and neighborhood needs within the proposed LEED-Neighborhood Development area can truly benefit the Old Town community. Without innovative strategies to save and restore historic buildings along Central Avenue, the culture of Route 66 would diminish and eventually disappear as would the city’s identity. The El Vado Motel is a product of its time and deserves preservation that is suitable 08 to its history.
References
City of Albuquerque. (1981). Huning Castle and Raynolds Addition Sector Development Plan. City of Albuquerque. (2013). Central Avenue Neon Sign Design Overlay Zone. Congress of New Urbanism, Natural Resources Defense Council, and the US Green Building Council. (Revised 2012). LEED 2009 for Neighborhood Development.
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