Phi Chi House today

Introduction

This Master Plan report has been prepared by Michael Gaertner & Associates to document the space and facility needs of the Zeta chapter of Phi Chi Fraternity. The goals of this Master Plan are to develop design principles, guidelines, and conceptual and operational recommendations that will result in a document that will continue to serve the growing needs of the Fraternity through the redevelopment of their facilities and grounds.

The Master Plan was developed with close cooperation and input from the Fraternity's steering committee, which provided a Mission Statement, occupancy/membership projections and initial programmatic requirements documented in "Phi Chi House Notes to the Architect" (1/12/98). The final plan is the result of several meetings between the architects and the steering committee in which various alternatives were discussed and revised to ensure the success of the Phi Chi House renovation.

The Master Plan was developed to allow redevelopment in phases based on careful consideration of the financial capabilities of the Fraternity and the recommendations of the steering committee. Five phases are identified:

Phases of the Master Plan

Phase I: Demolition of existing north wing and construction of a new building which will house new residents and generate a positive cash flow to provide for the future improvements.

Phase II: Renovation of the main building's ground floor, including the addition of laundry, storage and mechanical wing on the north side, vaulted central space, and unfinished second floor space.

Phase III: Finishing out the main building's upper floor will include installing fixtures and finishes to resident rooms, and demolishing the south wing to make improvements to the site.

Phase IV: (As funds allow) Three new facilities will be added: a library and conditioned storage wing, and a porte cochere with the appropriate Fraternity signage displayed.

Phase V: (As funds allow) Improvements to the east wing include a new covered walkway at ground and upper levels to connect all buildings, and re configuring the resident rooms on the upper floor.

Upon completion, the Master Plan will bring the entire Phi Chi Housing Complex into conformance with local building and safety codes used by the City of Galveston.

Building Evaluation Summary

The following is a summation of the comprehensive building evaluation (see Appendix) conducted as a part of the process in developing the Phi Chi Master Plan. Both the interior and exterior conditions of the buildings are included in this evaluation. Each building was evaluated according to five basic criteria:

  1. Structure
  2. Skin (Weathering surface)
  3. Fenestration
  4. MEP (Mechanical, Electrical, Plumbing)
  5. Features

Each building was noted to be in various states of disrepair, although the north residential wing had the most severe damage. The architects observed critical damage to the structure, roof, exterior weathering surfaces and interior finishes, primarily due to moisture damage and lack of maintenance. After considering various alternatives, the architects concluded that demolishing the north wing in its entirety and constructing a new resident building of comparable size would best achieve the programmatic goals of the Phi Chi House renovation.

The second most critical structure was the south residential wing, which mirrors the north wing. The south wing displays similar, while not as advanced, problems to those of the north, thus leading to the recommendation to demolish this Structure to allow the expansion of the courtyard recreational area. The demolition shall occur in Phase III so that residents will not be displaced during the renovation.

The main house, the most historic of the structures, shows the majority of its problems on the skin, or exterior weathering surfaces, i.e.: cracked bricks, deteriorated window lintels, and rotten wood caused by water damage and lack of maintenance. Inspection of the flat roof revealed an aging, deteriorating and often patched surface that has contributed to the dilapidated State of the building. The architects recommend re cladding the exterior and adding a new roof. Water damage and normal wear and tear on the interior finishes have caused an uninviting atmosphere and under-utilization of the facility.

The newest of constructions, the east residential wing, was determined to be structurally sound. However, restoration and maintenance are needed in parts of the building. Wood soffits and eaves need replacing in places damaged by water and lack of maintenance. Gutters and downspouts need repair or replacement. Windows need sealing and brickwork needs repair. Covered brick entries are structurally unsound and should be removed or replaced. The majority of the repairs are minor and can be handled by an on site "handyman," provided by Phi Chi and phased in as funds permit. In the final phases of the Master Plan, continuous covered walkways at both levels will provide dry access to all residences.


Site Plan and Aerial View of Phi Chi House after completion of all Phases of hte Master Plan

Goals

The following were among the goals developed during a series of meetings between the steering committee members of the Phi Chi Fraternity and the architects at Michael Gaertner & Associates, and guided the team during the development of the Master Plan:

  1. Present a welcoming image to the members of the fraternity and retain its presence in the community as a medical fraternity house rather than a commercial business or large residence.
  2. Create a space more useful and inviting to promote gathering and interaction among members, alumni, and the community.
  3. Maintain defining architectural elements and make improvements consistent with the existing massing, roof lines, wall surfaces, and overall presence of the buildings that help to preserve historical interest in the organization.
  4. Make improvements to restore the buildings to a proper condition that allows for more efficient use of space throughout.
  5. Improve grounds security by adding a perimeter fence to the south side, exterior lighting, solid entry doors, and replacing locks.
  6. Maximize open outdoor space through landscape improvements and demolition of south wing.
  7. Integrate the main house with the north wing to encourage social interaction, and connect all houses with a covered walkway
  8. Use durable, low-maintenance building materials that withstand the harsh Galveston environment.
  9. Preserve the overall privacy and "outdoor room" feeling of the courtyard space.
  10. Improve service access.
  11. Improve overall circulation (pedestrian and vehicular) within the site.
  12. Maintain a strict schedule of construction to avoid the displacement of students and to ensure a positive cash flow for the fraternity.
  13. Bring facilities up to code.
  14. Implement a phasing strategy to work within Phi Chi’s financial capability.
  15. Update resident room configuration to include a separate study area and shared kitchenette facilities.
  16. Install low-maintenance landscaping to define spaces, direct circulation and enhance grounds.


Floor Plans of New North Wing

Phase I: North Wing (Fall 1998)

Demolish existing north wing and build new north wing to accommodate 12 residence suites with shared kitchenettes, entry foyer and outdoor covered balcony space.

Install controlled entry points at ground level.

Incorporate green and white fraternity colors in siding, trim and roof.


Floor Plan of Main House First Floor after Completion

Phase II: Main House / Ground Floor Interior and Second Floor Exterior (Summer 1999, finish by August)

Phase main house such that kitchen facilities are out of service one month in the summer.

Defer library and conditioned space, second floor courtyard balcony, and porte cochere.

Exterior Materials:

  1. Roof: replace existing roof with a standing seam, galvalume hipped roof.
  2. Walls: replace existing brick with an "external finishing insulation system" (stucco)

Interior Finish Materials:

  1. Floors: floors are of a durable, economical finish such as vinyl composite tile. Preserve existing Phi Chi foyer floor medallion.
  2. Walls: laminated wood wainscot in public areas with durable wall coating ("Duro-Tex" or "Scuffmaster") over gypsum wall board throughout.
  3. Ceilings: durable, ceramic composite lay-in tile

Dining / Living Room: add new fireplace as focal point. Maximize windows for daylight.

Laundry: provide ample space for minimum of three (3) washers/dryers with folding tables and seating area. Provide direct access at covered walk to residents wing and direct access to main house. Unconditioned storage and mechanical attached

Lighting: fluorescent lighting in suspended ceiling throughout with task and accent lighting where appropriate. Decorative pendant at foyer — recessed lighting in vaulted area. Available daylight increased by window wall at vaulted space

Mechanical: provide new mechanical room at laundry wing for HVAC, water heaters, electrical

Specific room treatments:

Theater: provide theater style risers for seating, storage, lockable T.V. cabinets and storage. Add dimmable lighting and a snack bar.

Foyer: refurbish existing stair — add a mailroom and an accessible toilet room, and preserve floor medallion. Provide wallspace for display of fraternity artifacts, awards, etc.

Restrooms: install an A.D.A. approved toilet downstairs, replace needed fixtures

Public kitchen: provide a full kitchen, accessible 24 hours for member use. Install countertop open to dining room, seal off kitchen by adding a door between the kitchen and dining area, and add a roll-up partition at the bar.

Gameroom: lengthen pool rail, install a sound system alcove for speakers. Provide an overhead door for maximum open condition and walk doors for privacy. Remove fireplace to provide wallspace for display of fraternity awards, artifacts, etc.

Library: supply bookcases and locking cabinets, conditioned storage


Floor Plan of Main House Second Floor after Completion

Phase III:
Main House / Second Floor Residences and Courtyard Balcony
(To be performed at house convenience)

Provide six residence suites with common gathering area and direct access to outdoor balcony circulation. Access to outdoor balcony over entry.

Finish courtyard balcony circulation and connect to north wing balcony.

Use sound attenuating floor materials.

Site work:

  1. Demolish south wing, install yard, bicycle rack and secure perimeter fence (or breezeway), to create "outdoor room" recreational area.
  2. Install driveway to 5th Street at north parking lot.
  3. Enclose dumpster.
  4. Landscape courtyard, front yard and along east side of parking lot to control pedestrian access.
  5. Install sidewalks at courtyard and accesses that follow natural circulation paths.

Phase IV:
Library and Storage Wing:
(As funds permit)

Build library and conditioned storage wing.

Build porte cochere with solid roof for dry access to house with Phi Chi signage mounted on front facing University Boulevard.


Exterior Elevations of Phi Chi House after completion of all Phases

Phase V: East Wing (As funds permit)

Install new covered walkway at ground level and connect all buildings.

Reconfigure upper residence entries, install covered walkway with stairs at each end to connect all buildings.

Note: Immediate repairs to the east wing, including ground entry canopies, soffit, fascia, brickwork and interior renovation will be performed by Phi Chi Fraternity as time and funds permit.

Participants in the Master Plan

Phi Chi Fraternity Steering Committee

Name and Title

Michael Gaertner & Associates

Name ,Title ,Role


mdg@mgaia.com
This page last updated on 01/30/00