Creating an Urban Oasis: SoFlo Office Campus

Adaptive reuse is, at its core, a celebration of continuity: bringing new life into existing structures by transforming what is already there. In developing the SoFlo campus, the two owner-architect firms were highly motivated to exploit the cost-saving aspects of adaptive reuse, yet also energized by the creative possibilities. After securing the property’s historic designation, the design team arrived at an edgy aesthetic that honored the site’s industrial heritage. Paring the structures down to their bones yielded open, flexible spaces; adding back harvested materials preserved a sense of local history. The process gave us our own memories and story to tell, now nearly 20 years from completion.

“In working with found artifacts, we found plenty of opportunity for innovation, and not a little humor,” recalls Mike McGlone, who was Alamo’s partner in charge and design lead. “For example, a pile of industrial springs gave rise to the idea of suspending the gold Fiberglas sphere we inherited from our design for San Antonio’s papal mass site in 1989.” The giant gold glitter ball, once an oversized finial on a giant outdoor stage, now gently bobs from its giant spring among leafy tree branches at the courtyard ell, a signature conversation piece.

Finding our Footing in an Emerging Redevelopment Zone

Originally zoned for heavy industrial use, the 2-acre corner lot was rezoned using a City of San Antonio incentive program aimed at the redevelopment of infill urban sites. As a part of the rezoning process, the architects facilitated public meetings with the City’s Office of Historic Preservation, zoning, and planning departments. To build community support for the project, the co-owners held neighborhood meetings with residents, local business owners, and community groups. The team gathered input on the design direction and, more broadly, the project’s ‘fit’ within the existing Neighborhood Master Plan. With strong local support, our two offices created not just an office campus – we created a beacon for redevelopment in the area.

Urban Pioneering Sparks Residential Development

As surveyed from the air in 2005, the corner lot at South Flores and Cevallos Street was a snapshot of urban blight – 2 acres with three rusting buildings, congested with abandoned vehicles and equipment within the fenceline. By reversing decades of neglect, our project (along with two neighboring office conversions and two significant warehouse-to-residential conversions) formed a node for local redevelopment. Proving the value of a pioneering urban outpost, a wave of new residential development transformed the area over the decade that followed.

Our Factory Conversion at 1512

Constructed in 1948, the factory building presented some expected challenges, such as asbestos content and energy-inefficient construction, while offering a rich palette of repurposing opportunities. Following the major abatement of the corrugated cement-asbestos siding, roofing, and window glazing components, the remaining shell structures were re-clad in galvanized corrugated metal and galvanized metal roofing. New operable windows and storefront systems were installed. At that point, we could add harvested elements that provided texture, material interest, and an edgy character.

Led by partner Mike McGlone, the design team for our building wasted no upcycling opportunity: for example, demolished steel sash clerestory windows reappeared as interior handrails. The rare find of aged longleaf pine factory flooring now wraps central interior walls, and reclaimed pine trims door and window casings. Existing steel and wood garage doors were recycled as partitions and workstation end caps throughout the open-plan workplace. The entire existing multi-level steel mezzanine structure was stripped out and reconfigured into 3 entry gates – two for the individual firms and one for the shared courtyard entrance to the staff parking area. The remaining industrial sash windows were filled in with expanded metal and used as fence components. The completed effect is at once rustic and contemporary, at home in its urban setting.

Garden Courtyard Adds to Wellbeing

Almost as important as the building, the surrounding garden courtyards create a green buffer zone. This campus common space provides a front door, socializing space, and circulation pathways between buildings. Floor-to-ceiling storefront windows afford generous, shaded views from our workspace into the landscape beyond, enhancing well-being. In a novel application of demolition spoils, the solid garden wall is made from chunks of concrete apron, jackhammered into large pieces for reuse as “poor man’s flagstone,” quoting design architect McGlone. “We tilted the largest chunks vertically and secured in place to form a wall, alternating the smooth and exposed-aggregate sides of the concrete.” Five native redbud trees, planted as a gift to the office from staff members, have now grown to maturity at the southwest frontage corner.

Prioritizing Sustainability

Our adaptive reuse was certified as LEED Silver by the United States Green Building Council in 2007. In 2012, Alamo took the important step of installing a solar array on our southwest-facing roof, configured to conserve up to 40% of our electricity spend. Our catchment system collects roof condensate and rainwater runoff for use in low-water landscape beds.
We have also prioritized sustainability in day-to-day housekeeping. A few examples: since moving to 1512, we raised awareness on the issue of single-use plastic by offering filtered tap water rather than bottled water. While our digital workflow generates significantly less paper than in previous decades, we recycle office paper, plastic, and aluminum cans. Lastly, our coffee committee diverts grounds into our staff’s home landscaping beds each week (we are a highly caffeinated team).