Download REDEVELOPMENT OF THE FORMER BRANIFF/DALFORT

REDEVELOPMENT OF THE FORMER
BRANIFF/DALFORT AEROSPACE FACILITY
AT DALLAS LOVE FIELD,
DALLAS COUNTY, TEXAS
FINAL DRAFT
by
Tanya McDougall
Principal Investigator
Marsha Prior, PhD
for
Ricondo & Associates, Inc.
Chicago, Illinois
MISCELLANEOUS REPORTS OF INVESTIGATIONS
NUMBER 569
October 2012
REDEVELOPMENT OF THE FORMER BRANIFF/DALFORT
AEROSPACE FACILITY AT DALLAS LOVE FIELD,
DALLAS COUNTY, TEXAS
FINAL DRAFT
by
Tanya McDougall
Principal Investigator
Marsha Prior, Ph.D.
for
Ricondo & Associates, Inc.
20 North Clark Street, Suite 1500
Chicago, Illinois 60602
MISCELLANEOUS REPORTS OF INVESTIGATIONS
NUMBER 569
Geo-Marine, Inc.
2201 K Avenue, Suite A2
Plano, Texas 75074
October 2012
TABLE OF CONTENTS
ACKNOWLEDGMENTS ...............................................................................................................iv CHAPTER 1. INTRODUCTION AND METHODOLOGY .......................................................... 1 Introduction ................................................................................................................................. 1 Consulting Parties........................................................................................................................ 4 Area of Potential Effect ............................................................................................................... 5 Previously Designated and/or Identified Historic Properties ...................................................... 5 Methodology ............................................................................................................................... 5 Criteria for Listing on the NRHP ............................................................................................ 6 Eligibility Under Criteria Considerations ................................................................................ 7 CHAPTER 2. HISTORIC CONTEXT ............................................................................................ 8 Introduction ................................................................................................................................. 8 Brief History of Dallas Love Field .......................................................................................... 9 Braniff Airways and Dallas Love Field................................................................................. 11 Overview of the Architects .................................................................................................... 14 CHAPTER 3. RESULTS AND RECOMMENDATIONS ........................................................... 16 NRHP Eligibility Recommendation .......................................................................................... 16 Operations and Maintenance Building .................................................................................. 16 Large Storage Building.......................................................................................................... 20 Small Storage Structure ......................................................................................................... 22 Determination of Effects ........................................................................................................... 23 REFERENCES CITED .................................................................................................................. 25 APPENDICES:
A. Map of Proposed Action................................................................................................. A-1
B. Results and Recommendations Figures ........................................................................... B-1
ii
LIST OF FIGURES
1. 2. 3. 4. 5. Topographic map showing the project APE and evaluated resources ...................................... 2 Aerial photograph showing the project APE and evaluated resources ..................................... 3 1942, aerial view of Braniff facilities on Roanoke Drive ....................................................... 12 Artist rendering of 1958, Braniff operations and maintenance building ................................ 12 1958, aerial photo of Braniff operations and maintenance building ....................................... 13 iii
ACKNOWLEDGMENTS
The author would like to thank several individuals involved in the creation of this report. Thanks
are extended to Anthony Asaad, City of Dallas, for his obliging support in the field. Thanks are
also extended to those at Geo-Marine, Inc., who were instrumental in producing this report.
Appreciation is extended to Michelle Wurtz and Marsha Prior for editing, Erin King for
developing topographic and historic site specific maps, and Denise Pemberton for formatting and
compiling the report.
iv
CHAPTER 1
INTRODUCTION AND METHODOLOGY
INTRODUCTION
The City of Dallas (City), is proposing to redevelop the former Braniff/Dalfort Aerospace facility
located on the northeast side of the Dallas Love Field airport (DAL), in Dallas, Texas. The
proposed project is sponsored by the City of Dallas, Aviation Administration, and reviewed by
the Federal Aviation Administration, acting as the lead federal agency to ensure compliance with
the National Environmental Policy Act (NEPA) for airport development actions.
The proposed redevelopment project would consist of the demolition of three architectural
resources, including the operations and maintenance building, large storage building, and small
storage structure (Figures 1 and 2). Following the demolition of all three buildings, the site
would be redeveloped for construction and operation of corporate aviation hangars and/or similar
aviation-related uses. Specifically, the site would be redeveloped with up to four corporate
general aviation hangars. Additional development would also include taxilanes and an apron to
accommodate new aeronautical facilities (Appendix A). Construction activities for the proposed
project would begin with the demolition of the three architectural resources in the fall of 2012,
which has a target timeline of up to one-year. This would allow construction of the general
aviation facilities to begin in the spring of 2013, with a target timeline of one-year.
The purpose for the proposed redevelopment project includes:

Utilize Airport property currently not in use or under-utilized

Improve Airport support facilities
1
Operations and maintenance building
Large storage building
Small storage structure
APE
0
0
0.1
0.2
0.2
0.3
0.4
0.4
0.6
0.5
mi
0.8
Source: Dallas (1981) USGS 7.5' quadrangle
1
km
¯
G:\30xx\30582.00.02 Love Field\Figure1_Topo.mxd
Figure 1. Topographic map of the Love Field APE and evaluated resources.
2
W Lovers
Le
m
m
on
Ln
Av
e
Operations and
maintenance
buildng
Large storage building
Small storage structure
APE
0
0
100
200
50
300
100
Source: Bing Maps aerial imagery
400
500
ft
m
150
¯
G:\30xx\30582.00.02 Love Field\Figure2_Aerial.mxd
Figure 2. Aerial imagery of the Love Field APE and evaluated resources.
3

Remediate outstanding environmental issues

Replace facilities unsuitable for reuse at the Airport

Increase non-airline revenue
The need for the proposed redevelopment project includes:

Accommodate plans for future aeronautical development at Dallas Love Field

Utilize otherwise vacant and developable building/property

Remove potential safety hazard

Remediate contaminated land and close outstanding environmental issues
Geo-Marine, Inc. (GMI), of Plano, Texas (GMI project # 30582.00.02), was contracted by
Ricondo & Associates, Inc. (R&A) to perform the National Register of Historic Places (NRHP)
evaluation for the resources affected by the proposed redevelopment project. This evaluation was
conducted in accordance with Section 106 of the National Historic Preservation Act of 1966, as
amended through 2000 [16 U.S.C. § 470 et seq.; P.L. 89–665; 80 Stat. 915], requiring the
identification, documentation, and assessment of National Register of Historic Places (NRHP)
eligibility for historic non-archaeological resources.
The purpose of this evaluation is to
determine if the resources are eligible for listing on the NRHP, and if so, to determine if the
proposed project would cause an adverse impact.
CONSULTING PARTIES
The following organizations or individuals are recommended as consulting partners:

City of Dallas

Dallas County Historical Commission

Preservation Dallas

Dallas Historical Society

Ricondo & Associates, Inc; and

Geo-Marine, Inc. (subcontractor)
4
AREA OF POTENTIAL EFFECT
The area of potential effect (APE) for this evaluation is defined as the former Braniff/Dalfort
Aerospace facility, located on the northeast side of the Dallas Love Field airport complex and on
the southwest side of Lemmon Avenue (see Figures 1 and 2). The total size of the APE is
approximately 18.8 acres. Determination for the APE boundary was based on the proposed
project location, project description, and resource types within the project area and adjacent areas.
PREVIOUSLY DESIGNATED AND/OR IDENTIFIED HISTORIC PROPERTIES
Prior to conducting fieldwork, the THC’s Historic Sites Atlas was consulted for the presence of
previously designated and/or identified historic properties within the APE including NRHP
properties, State Archeological Landmarks (SAL) and Official Texas Historical Markers
(OTHM), which includes Recorded Texas Historic Landmarks (RTHL), historic cemetery
markers, thematic markers, and 1936 Centennial Markers.
The records search found no
previously designated historic properties are located within the project APE. However, located
approximately .05 miles south of the APE are three RTHLs with marker titles “Love Field,”
“Oath of Office of President Johnson,” and “Texas’ First Airmail and Passenger Service.” In
addition, one RTHL was also found approximately .65 miles northwest of the APE with the
marker title “Cochran Homeplace.” These historic properties are a significant distance from the
APE and will not be affected by the proposed project.
METHODOLOGY
The architectural evaluation of the three resources formerly associated with Braniff/Dalfort
Aerospace was performed by Tanya McDougall, an architectural historian who meets the
Secretary of the Interior’s professional qualification standards.
The approach for this
architectural evaluation was guided by the National Park Service, Bulletin 15, How to Apply the
National Register Criteria for Evaluation (1997) and the bulletin, Guidelines for Evaluating and
Documenting Historic Aviation Properties (1998).
5
Initial project fieldwork was conducted on June 20, 2012, and consisted of an on-site evaluation
noting features, conditions, and modifications of all three resources. Each resource was further
documented with digital photography. A second on-site visit was conducted October 1, 2012, to
obtain interior digital photographs and collect additional information regarding construction and
modifications. Contextual information regarding the physical, cultural, and historic condition of
the resources was gathered from the Dallas Public Library and on-line sources.
Research
materials included topographic maps (Dates: 1965, 1973, and 1995), historic aerials (Dates: 1953,
1968, 1970, 1982, 1989, 1995, and 2012), newspaper archive database, on-line resources, and
secondary literary sources. The information collected through research and on-site observation
provided the basis for the site specific historic context and information for evaluating the
significance of the three resources associated with the former Braniff/Dalfort Aerospace facility.
Criteria for Listing on the NRHP
Buildings over 50 years of age may be eligible for inclusion in the NRHP based on four criteria
presented in 36 CFR Part 60.4 [a-d]. These four criteria are applied following the identification
of relevant historic themes or patterns. In brief, a resource may possess significance for:
(a) its association with events that have made a significant contribution to the broad patterns
of history; or
(b) its association with the lives of persons significant in our past; or
(c) its illustration of a type, period, or method of construction, or for its aesthetic values, or
its representation of the work of a master, or if it represents a significant and
distinguishable entity whose components may lack individual distinction; or
(d) its ability or potential to yield information important in prehistory or history.
Not only must a resource possess significance in order to be eligible for inclusion in the NRHP, it
must also maintain a certain level of integrity. The National Register defines seven aspects of
integrity: (1) location, (2) setting, (3) design, (4) materials, (5) workmanship, (6) feeling, and (7)
association. Although not all seven aspects of integrity must be present for the resource to be
eligible, the resource must retain, overall, the defining features and characteristics that were
present during the property’s period of significance.
6
Eligibility Under Criteria Considerations
Ordinarily certain types of resources are not usually considered for listing in the NRHP, including
religious properties, birthplaces and graves, cemeteries, reconstructed properties, commemorative
properties, and resources achieving significance within the past fifty years. However, they can be
eligible if they meet one of the following Criteria Considerations in conjunction with one or more
of the four standard NRHP criteria listed above:
(a) a religious property deriving primary significance from architectural or artistic distinction
or historical importance; or
(b) a building or structure removed from its original location but which is significant
primarily for architectural value, or which is the surviving structure most importantly
associated with a historic person or event; or
(c) a birthplace or grave of a historical figure of outstanding importance if there is no
appropriate site or building directly associated with his or her productive life; or
(d) a cemetery which derives its primary significance from graves of persons of transcendent
importance, from age, from distinctive design features, from association with historic
events; or
(e) a reconstructed building when accurately executed in a suitable environment and
presented in a dignified manner as part of a restoration master plan, and when no other
building or structure with the same association has survived; or
(f) a property primarily commemorative in intent if design, age, tradition, or symbolic value
has invested it with its own exceptional significance; or
(g) a property achieving significance within the past 50 years if it is of exceptional
importance.
Since one of the resources to be evaluated is under 50 years of age, Criteria Consideration G will
be applied.
7
CHAPTER 2
HISTORIC CONTEXT
INTRODUCTION
The former Braniff/Dalfort Aerospace facility consists of two buildings and one structure located
on the northeast side of the Dallas Love Field airport complex along Lemmon Avenue in Dallas,
Texas. The three resources associated with the facility include the operations and maintenance
building, large storage building, and small storage structure. These resources were constructed
between 1958 and ca. 1985. The operations and maintenance building was constructed in 1958,
and designed by the architectural team of William Pereira and Charles Luckman for Braniff
Airways. Construction of the operations and maintenance building was completed as part of a
building expansion at Love Field undertaken between 1955 and 1958. Soon after, ca. 1960, the
large storage building, located east of the operations and maintenance building, was constructed
as part of Braniff’s facilities. The small storage structure, located southeast of the operations and
maintenance building, is a later addition constructed ca. 1985. In 1974, the Dallas/Fort Worth
Regional Airport (now DFW International) was completed, and Braniff moved their flight service
from Love Field to DFW. Plagued by financial difficulties, Braniff filed for bankruptcy in 1982,
and the Dallas Love Field facilities were transferred to Dalfort, a company created to operate the
bankrupt Braniff Airways. In 1992, Braniff Airways ceased all operations. The potential area of
significance for the evaluated resources is Transportation-air related, and the period of
significance for the Braniff/Dalfort Aerospace facility is 1958 through 1992, which encompasses
the construction of the operations and maintenance building in 1958, through the end of Braniff’s
existence in 1992.
8
Brief History of Dallas Love Field
Dallas Love Field was first established in 1917, as a flight training base for the U.S. Army during
World War I. The site for the base, located seven miles northwest of downtown Dallas, was
chosen by the Dallas Chamber of Commerce and leased to the U.S. Army (Bleakley 2011:7;
Cearley 1989:5). The base was named Love Field in honor of Lieutenant Moss Lee Love, who
was killed in 1913, in an airplane crash in San Diego, and was the eighth aviation officer killed
and the 10th fatality in Army aviation (Dallas Love Field 2012a). Buildings constructed in
support of the flight training base included 11 hangars, aviation repair depot, a restaurant, post
exchange, housing, and other military support buildings. The hangars and several other buildings
constructed during this period were located on the northwest side of the airfield. Love Field
remained a major training base through the end of the war, but military flight operations ceased in
1921. After the war, the facilities constructed for the military, including the hangars remained
intact. This allowed Love Field to continue its association with aviation activities, such as aerial
exhibitions, flight instruction, and occasional unscheduled air taxi flights to other cities (Bleakley
2011:7-8).
Through the 1920s, the popularity of commercial aviation increased dramatically, largely due to
the Air Mail Act of 1925, which allowed the U.S. Post Office to award contracts to commercial
air carriers. Public interest in aviation was also prompted by Charles Lindbergh’s 1927 New
York to Paris flight (Bleakley 2011:8). In 1927, the city of Dallas purchased 167 acres of the
airfield for a private airport, which was truly the beginning of Love Field’s development as a
commercial airport. Soon after in 1928, Delta Air Service, Inc., began offering regular passenger
service from Love Field to Jackson, Mississippi (Dallas Love Field 2012b). Later that same year,
Braniff Air Lines, an Oklahoma based company, started its service from Love Field to Wewoka,
Tulsa, and Oklahoma City (Cearley 1989:6).
Between 1930 and 1940, the demand for
commercial flights at Love Field had increased so much it became necessary to construct a new
terminal building. The 1940 terminal building was located at what is now George Coker Circle,
near Lemmon Avenue.
Only two years after the terminal building was constructed, the United States entered World War
II, and Love Field was reinstated for military service. During the war, the airfield served as the
headquarters for the United States Air Transport Command, providing a maintenance depot and
9
hub for the 5th Ferrying Group. Also stationed at Love Field were a large group of service pilots,
including the famed Women Airforce Service Pilots or WASP (Bleakley 2011:8).
After World War II, military operations were withdrawn from Love Field and commercial
aviation resumed. Due to the growing popularity of air travel during the postwar years, it was
necessary for Love Field to expand the 1940 terminal building by adding an east wing and north
wing, completed between 1947 and 1948 (Dallas Love Field 2012b). However, it was not long
before Love Field outgrew even the expanded terminal. Plans for a completely new terminal
building began in the early-1950s, and was completed in 1958. The new terminal featured three
concourses with moving sidewalks and the Luau Room restaurant above the main lobby (Love
Field Modernization 2012).
Although the new terminal building generated additional revenue and increased commercial
flights, in 1964 it was decided that a new airport would be constructed to serve both the Dallas
and Fort Worth areas. The issue over a common airport had been debated since 1940, but with
the onset of World War II, followed by additional limitations, a firm decision was never made
until the Civil Aeronautics Board forced the two cities to agree on a single facility in 1964
(Bleakley 2011:89). Construction of the new airport began in 1969, which led to all existing
airlines flying in the Dallas/Fort Worth area to sign an agreement to move their flights to the new
airport, once it opened. However, the new airport did not open until 1974, and airlines were
forced to expand their operations at Love Field until that time (Love Field Modernization 2012).
With the opening of the Dallas/Fort Worth airport, Love Field lost all of its carriers except for the
newly established Southwest Airlines, a low cost carrier founded in 1971. Since Southwest was
established after 1969, it had not signed the airport agreement and was allowed to continue
service from Love Field after 1974 (Leatherwood 2012; Love Field Modernization 2012).
Subsequent legal battles ensued over the issue, but in 1977, the Fifth Circuit Court of Appeals
upheld an injunction by the U. S. District Court, allowing Southwest Airlines to continue
operations from Love Field (Love Field Modernization 2012). In 1978, the airline industry was
deregulated, which provided Southwest with the opportunity to offer service beyond cities in
Texas. Since then, Southwest has continued service at Love Field, which has developed into a
significant airport facility, offering flights throughout the United States (Love Field
Modernization 2012).
10
Braniff Airways and Dallas Love Field
Braniff Airways began as Braniff, Inc., in 1928, with Paul R. Braniff as president and Tom
Braniff as vice-president. The Oklahoma City based company offered a variety of services,
including distribution, charter operations, and aviation training. In 1929, the company was sold
to Universal Aviation Corp. of St. Louis, and incorporated as Braniff Air Lines, Inc. Later that
year Braniff began offering passenger service from Dallas Love Field to Wewoka, Tulsa, and
Oklahoma City (Cearley 1989:11). In 1934, The U.S. Post Office awarded Braniff the airmail
route between Dallas and Chicago, and later that year the company moved its operations and
maintenance facilities to Love Field, though company headquarters remained in Oklahoma City
(Kutner 2012).
Keeping the company headquarters in Oklahoma City proved to be difficult, thus in 1941, Braniff
began construction on a new headquarters at Love Field, which officially opened in 1942 (Motta
1986:11). In that same year, Love Field began serving military purposes in support of World War
II. Braniff, along with other airlines helped supply planes to the military by turning over a
portion of their fleet. In addition to supplying aircraft, Braniff assisted in the war effort by
training pilots, radio operators, and mechanics (Kutner 2012).
Following the war, Braniff experienced tremendous growth, adding hangars and shops to their
facilities at Love Field along Roanoke Drive (Figure 3). However, due to the continued increase
in commercial air travel during the postwar years, both Braniff and Love Field eventually
outgrew their existing facilities. To remedy this, Braniff signed a 30-year agreement with the
City of Dallas for the lease and construction of a new operations and maintenance building, which
was constructed in conjunction with the new Love Field terminal building.
The Braniff
operations and maintenance building, a Mid-Century Modern style building, was designed by the
prominent California architectural firm Pereira & Luckman with Mark Lemmon as associate
architect in Dallas. Construction of both the Love Field Terminal building and Braniff operations
and maintenance building was completed in 1958, with the terminal building located at the
former Braniff site on Roanoke Drive and the Braniff building on the northeast side of the airfield
(Figures 4 and 5; Grand Prairie Texas 12 June 1955). During that same period, Braniff also
constructed a new ten-story headquarters building, located west of Love Field at Exchange Park
in Dallas (Cearley 1980:25).
11
3.
1942, aerial view of Braniff facilities on Roanoke Drive
Figure 3. 1942, aerial view of Braniff facilities on Roanoke Drive (photo acquired from Cearley 1989:32).
4.
Artist rendering of 1958, Braniff operations and maintenance building
Figure 4. Artist rendering of 1958, Braniff operations and maintenance building (photo acquired from Cearley
1986:90).
In 1964, the cities of Dallas and Fort Worth agreed to construct a common airport, and all airline
carriers operating in the Dallas/Fort Worth areas signed agreements in 1969, to move their flights
to the new airport, upon its opening. The DFW airport opened to commercial flights on January
13, 1974. In that same year, Braniff began to occupy a maintenance hangar at DFW, but also
maintained its facilities at Love Field.
By 1978, Braniff moved from its headquarters at
Exchange Park and into its new World Headquarters at DFW (Braniffpages 2012).
12
5.
1958, aerial photo of Braniff operations and maintenance building
Figure 5. 1958, aerial photo of Braniff operations and maintenance building (photo acquired from Cearley 1986:88).
Between 1958 and 1978, Braniff experienced immense growth, adding destinations throughout
the world to its service area. After the airline industry was deregulated in 1978, company
president Harding L. Lawrence began to borrow funding to further expand the airline’s routes and
equipment. The investment would prove to be a failure and in 1982, the company was forced to
file for bankruptcy (Bleakley 2011:103). After two failed attempts to revive the company, the Jay
Pritzker family of Chicago obtained bankruptcy court approval to revive the company, and thus
created the company Dalfort to operate Braniff (Kutner 2012; Galveston Daily News 14 June
1988). Faced with continual financial problems, and an increasingly competitive market, Braniff
(operated by Dalfort) ceased operations in 1992 (Kutner 2012). Aircraft activities at the former
Braniff Love Field facilities came to a complete end in 2002. Since then, the facilities have been
utilized as storage for the City of Dallas with some areas leased to various companies for other
purposes.
13
Overview of the Architects
The operations and maintenance building was designed in the Mid-Century Modern style by wellknown California architects William Pereira and Charles Luckman (Pereira and Luckman) with
prominent Dallas architect, Mark Lemmon, serving as local associate architect (Dallas Morning
News [DMN] 31 July 1956). The Mid-Century Modern style, known for its function in form and
natural shapes, lent itself well to the “space-age” tone of the airline industry during the late 1950s.
At that time, the architects involved in the project were known for their modern designs, which is
likely why they were chosen by Braniff to design the operations and maintenance building at
Love Field.
Prior to their partnership, William Pereira and Charles Luckman both obtained degrees in
architecture from the University of Illinois in 1931, but after graduating the two men chose very
different paths. Pereira, born in Chicago in 1909, immediately began working for a Chicago
architectural firm designing movie theaters for Balaban and Katz. In the early 1940s, he moved
to Los Angeles to work with movie studios as a designer. In 1949, Pereira stopped working for
movie studios and became a professor of architecture at the University of Southern California
(Los Angeles Times [LAT] 14 November 1985). In contrast to Pereira, Charles Luckman, born in
Kansas City in 1909, began his career in business as a brochure designer for a soap company. By
1942, Luckman had become president of the Pepsodent Company and in 1946 was president of
Lever Brothers. While at Lever Brothers, Luckman assisted with plans for the company’s New
York skyscraper. Invigorated by the opportunity, Luckman returned to architecture and joining
Pereira in Los Angeles in 1950, to form the architectural firm of Pereira and Luckman (LAT 27
January 1999). The partnership lasted from 1950 to 1959, and during that time the two designed
several modern style buildings, mostly in the California area. One of their most well-known
designs is the Theme Building at the Los Angeles International Airport.
After nine years
together, Pereira and Luckman dissolved the partnership, but continued working in architecture
with Pereira forming William L. Pereira and Associates and Luckman organizing his firm
Luckman Partners (Modern San Diego 2012).
The associate Dallas architect for the Braniff project, Mark Lemmon, was born in Gainesville,
Texas, in 1889. Lemmon obtained a degree in architecture and engineering from Massachusetts
Institute of Technology in 1916, and soon after served as a member of the 77th Engineering
14
Division during World War I (DMN 23 December 1975). After the war, Lemmon moved to
Dallas to begin his career as an architect. During his early years, Lemmon was known for his
revival style designs (Gothic, Romanesque, Georgian, and Neo-Classical), but by the late 1920s
and early 1930s began incorporating Moderne and Art Deco influences. Some notable examples
of his work include the Tower Petroleum Building and Hall of State, both in Dallas. In the late
1930s, Lemmon transitioned back to the revival styles, but by the late 1950s, became known for
his “reductivist modernism” including the Benjamin Franklin Middle School in Dallas (Fuller
1999:146; Long 2012). After serving as architect and consulting architect for over 50 years,
Mark Lemmon died in Dallas on December 22, 1975 (DMN 23 December 1975).
15
CHAPTER 3
RESULTS AND RECOMMENDATIONS
In total, three resources associated with the former Braniff/Dalfort Aerospace facility were
evaluated for listing in the NRHP. These resources include the operations and maintenance
building, large storage building, and small storage structure (for figures referenced in this section
see appendix B). The potential area of significance for these resources is Transportation-air
related. The period of significance for the Braniff/Dalfort Aerospace facility is 1958 through
1992, which includes the construction of the operations and maintenance building in 1958,
through the end of Braniff Airways in 1992.
NRHP ELIGIBILITY RECOMMENDATION
Operations and Maintenance Building
General Description:
The former Braniff operations and maintenance building is located on the northeast side of the
Dallas Love Field airport complex. The building was constructed in 1958 for Braniff Airways as
part of a lease agreement between Braniff and the City of Dallas. Designed by the prominent
California architectural firm Pereira and Luckman with well-known local architect Mark
Lemmon as associate architect, the building was constructed in the Mid-Century Modern style of
architecture, a style that was prevalent in the Dallas area during the 1950s. Though the character
defining features for this style can vary and are often dictated by function, common features
include a wall of windows, flared roofs, and the use of concrete, glass, and steel.
16
The operations and maintenance building is three stories with the third story being a pop-up in the
center of the building. The pop-up, modified at the south end post-1965, helps create the multilevel inverted gable roof visible from the north and south sides. The building has an irregular
floor plan with a total area of approximately 400,000 square feet. However, when originally
constructed the floor plan was asymmetrical with a wing constructed west of what is now the
central part of the building. Due to additions to the east side of the building, the floor plan is now
more symmetrical (Figures B-1 and B-2). The central portion of the building is rectangular in
shape and measures approximately 438 feet (ft) in width and 466 ft in length. The building’s
east, west, and south elevations are sheathed with corrugated metal, while the north elevation
(façade) displays glass, plaster, and corrugated metal (Figures B-3 and B-4).
Projecting from the façade (north facing) and flanking the main entrance are two small wings.
These wings are original to the building, identical in shape and size, and measure approximately
91 ft in width and 50 ft in length. Projecting east and west from the center of the building are two
larger wings that measure approximately 110 ft in length with varying widths, 183 ft (east wing)
and 397 ft (west wing).
Although originally constructed with a west wing, due to heavy
modifications to the building and setting, this wing is nearly unnoticeable from the north (Figure
B-5). The east wing, a two story rectangular-shaped addition connected to the large storage
building to the east, was conjoined to the operations and maintenance building in ca. 1980
(Figures B-6 and B-7). This portion of the building was not part of the original plans (Figures B8 and B-9).
Constructed to support Braniff’s operations and aircraft maintenance, the building provides space
for both office purposes and aircraft maintenance. The office areas are located primarily at the
north end and center of the building, within all three levels. The main entrance, located on the
north elevation, consists of two sets of two single panel glass doors separated by fixed glass
panels. The glass doors blend with the fixed glass-panel wall covering the central bay of the
façade, which is flanked by the two north wings (Figure B-10). A second primary entrance is
located on the south elevation. This entrance is centrally located and consists of a flat roof
enclosed entry with wrap around fixed-glass windows supported by a concrete wall. The doors to
this entrance are double single-glass panel and located on the east and west sides of the enclosure
(Figure B-11).
17
The building’s maintenance area/hangars flank the central part of the building. This area is
divided into an east bay and west bay with the south entrance and office space separating the two.
Each bay can be opened or closed with a metal retractable wall on rails that retracts into a pocket
located on the north end of each bay (Figures B-12 and B-13).
Additions and Modifications:
Since its construction in 1958, the operations and maintenance building has undergone several
major additions and modifications. One of the most significant changes to this building is the
addition of the east wing, completed ca. 1980. This addition, visible from the north and south
sides, has a flat roof, corrugated metal sheathing, inset porch entrance on the west side of the
north elevation, and an enclosed stairwell on the west side of the south elevation (Figures B-14
and B-15). Initially, what now is the east wing began as one-story addition attached to the north
end of the large storage building located approximately 183 ft east of the operations and
maintenance building.
The addition, projecting west approximately 160 ft was completed
between ca. 1965 and 1968, leaving approximately 23 ft between it and the operations and
maintenance building. In ca. 1980, the gap between the two buildings was filled with new
construction and the addition of a second story abutting the operations and maintenance building
(Figures B-16–B-19). At that time, interior openings were also created to allow continuous
interior access from the operations and maintenance building, through the addition, and on to the
large storage building (Figures B-20–B-24).
In 1995, the operations and maintenance building’s original west wing was renovated for use as
the Legend’s Terminal. One of the most significant alterations to occur as a result of the
renovations was the reconstruction of the south half of the second story. This action changed the
wing’s original roof type from a low pitch side gabled roof to a flat roof, and removed the
original materials from the second story of the south elevation (Figures B-25–B-27). Additional
modifications, due to the 1995 renovation, included the installation of new doors and windows
along the north and south elevations; the construction of an approximate 40 ft addition to the west
end of the west wing; the addition of a canopy connecting the west wing to the ca. 1995 parking
structure located approximately 40 ft northeast; and the construction of several terminal gates
projecting south from the addition (the terminal gates have since been removed; Figures B-28–B31). Along with the structural modifications, the setting surrounding the west wing was also
severely altered by the construction of the ca. 1995 multi-story parking structure and the
18
construction of a brick wall lining the west boundary line of the parking lot to the east. Due to
these visual obstructions, when looking at the building from the north side the west wing appears
isolated and independent from the operations and maintenance building (Figures B-32–B-34).
Modifications to the central part of the building include an 80 ft addition to the south end of the
third story pop-up. Originally, a narrow covered path with an inverted gable roof projected
southward from the center of the pop-up. However, at some point after 1965, the narrow path
was encased by an addition, changing the building’s original roofline (Figures B-35–B-39).
Additional modifications to the building include the removal of the Braniff logos from the center,
east, and west bays of the south elevation; the addition of corrugated metal sheathing along the
south, east, and west elevations; and the addition of several new openings to the south elevation,
for both doors and windows.
The dates and nature of the additions and modification to the operations and maintenance
building were determined through the comparison of historic topographic maps, historic aerial
photographs, modern aerial photographs, a 1965 color image, historic black and white
photographs, newspaper articles, original plans, and on-site observation (Braniffpages 2012;
Google Earth 1995 and 2012; Perry-Castañeda Library Map Collection 1968, 1973, and 1995;
United States Geological Survey [USGS] 1953, 1968, 1970, 1982, and 1989).
Integrity:
The operations and maintenance building has remained in its original location on the northeast
side of the Dallas Love Field complex and continues to be associated with the airfield. Thus, the
resource has retained integrity of location and association. However, due to the additions of the
east wing, modifications to the original west wing, and addition to the third story changing the
original roofline, the building has lost integrity of materials, workmanship, and design.
Furthermore, due to alterations to the setting on the north side that block portions of the original
building, the operations and maintenance building has also lost integrity of setting and feeling.
NRHP Recommendation:
As a transportation air-related building, constructed in 1958, the operations and maintenance
building is associated with mid-twentieth century aviation development in Dallas and the
redevelopment of Love Field, which was necessary due to the increased popularity of air travel
19
post World War II. Thus, the operations and maintenance building is associated with important
trends at the local level (Criterion A). Designed in the Mid-Century Modern style by prominent
architects and overseen by a locally prominent architect, the operations and maintenance building
is also associated with significant architecture at the local level (Criterion C). However, due to
several alterations (east wing addition, west wing reconstruction and modification, roofline
alterations, and visual obstructions), the operations and maintenance building has lost integrity of
design, setting, materials, workmanship, and feeling, and as a whole, does not retain the visual
quality to convey its historic or architectural significance under Criteria A and C. Furthermore,
the operations and maintenance building is not associated with historically significant persons
(Criterion B), nor does it possess the potential to provide information that may contribute to an
understanding of human history or prehistory (Criterion D).
Therefore, the operations and
maintenance building is recommended not eligible for inclusion in the NRHP.
Large Storage Building
General Description:
Constructed ca. 1965, the large storage building, located within the Braniff/Dalfort Aerospace
facility east of the operations and maintenance building, was not an original part of the Love
Field redevelopment plans. Although it is unknown who designed the large storage building for
Braniff, there is no indication that it was designed by the architectural firm of Pereira and
Luckman or Mark Lemmon. Constructed with no discernible architectural style, the large storage
building exhibits an irregular floor plan due to additions. The original floor plan was likely
rectangular and measured approximately 127 ft in width and 217 ft in length (Figure B-40). The
building is four bays wide, one-story, and has a side gable roof covered with corrugated metal.
Along the peak of the roofline are six metal vents. The exterior walls of the building are sheathed
in corrugated metal sheets. The façade (facing west), exhibits two solid metal doors flanked by
two overhead doors, a centrally located filled-in overhead door opening, and two window
openings covered with solid metal sheets (Figure B-41). Projecting from the north elevation is an
addition with a rectangular plan and side gable roof that sits lower than the primary roof (Figure
B-42).
20
Additions and Modifications:
Between ca. 1965 and 1968, a rectangular shaped addition was added to the north end of the large
storage building. The addition projected west from the large storage building approximately 160
ft, but at that time was not connected to the operations and maintenance building located to the
west. In ca. 1980, the space between the addition and operations and maintenance building was
filled by new construction and a second story addition (Figures B-43 and B-44). At the time of
these modifications, interior openings were created to allow continuous interior access from the
operations and maintenance building, through the addition, and on to the large storage building
(Figures B-45 and B-46). Additional modifications to the building include the replacement of
corrugated metal sheathing throughout the building and the infill of the centrally located overhead
door.
The dates and nature of the additions and modification to the large storage building were
determined through the comparison of historic topographic maps, historic aerial photographs,
modern aerial photographs, original plans, and on-site observation (Google Earth 1995 and 2012;
Perry-Castañeda Library Map Collection 1968, 1973, and 1995; United States Geological Survey
[USGS] 1953, 1968, 1970, 1982, and 1989).
Integrity:
The large storage building has remained in its original location on the northeast side of the Dallas
Love Field complex and continues to be associated with the airfield. Thus, the resource has
retained integrity of location, association, and setting. However, due to the addition on the north
end of the building, the conjoining of the addition to the operations and maintenance building,
and exterior modifications the resource has lost integrity of materials, workmanship, design, and
feeling.
NRHP Recommendation:
As a transportation air-related building constructed in ca. 1960, the large storage building is
associated with mid-twentieth century aviation development in Dallas.
However, due to
alterations (north addition and exterior modifications), the building has lost integrity of design,
materials, workmanship, and feeling, and does not retain the visual quality to convey its historic
significance under Criteria A. Furthermore, the large storage building is not associated with any
other historically significant persons (Criterion B), it does not exhibit the work of a master
21
craftsman and was constructed in a common architectural style (Criterion C), nor does it posses
the potential to provide information that may contribute to an understanding of human history or
prehistory (Criterion D). Therefore, the large storage building is recommended not eligible for
inclusion in the NRHP.
Small Storage Structure
General Description:
The small storage structure, constructed ca. 1985, is located south of the large storage building
and southeast of the operations and maintenance building. The small storage structure measures
approximately 90 ft in length and 50 ft in width, and consists of a corrugated metal gable roof
supported by a metal frame and metal posts (Figures B-47 and B-48).
Additions and Modifications:
Through the comparison of historic topographic maps, historic aerial photographs, modern aerial
photographs, and on-site observation, it does not appear that the small storage structure has been
modified since its construction (Google Earth 1995 and 2012; Perry-Castañeda Library Map
Collection 1968, 1973, and 1995; United States Geological Survey [USGS] 1953, 1968, 1970,
1982, and 1989).
Integrity:
The small storage structure has remained in its original location on the northeast side of the
Dallas Love Field complex and continues to be associated with the airfield. In addition, the
structure has not been modified since it was constructed ca. 1985. Thus, the resource has retained
integrity of location, association, feeling, setting, materials, workmanship, and design.
NRHP Recommendation:
The small storage structure is not associated with a significant pattern of development in aviation
history in Dallas County and is not associated with any other historically significant events or
persons; therefore, the transportation air-related resource is recommended as not eligible for
inclusion in the NRHP under Criteria A and B. The resource also does not exhibit the work of a
22
master craftsman and was constructed in a common architectural style for storage structures;
therefore, the resource does not possess sufficient significance to meet NRHP eligibility under
Criterion C for architecture at the state and local levels. Furthermore, the resource has little
potential to provide information that may contribute to an understanding of human history or
prehistory. Therefore, it is recommended not eligible for inclusion in the NRHP under Criterion
D. As a resource under 50 years of age, it does not meet the requirement for exceptional
importance under Criteria Consideration G.
DETERMINATION OF EFFECTS
During this evaluation, no previously recorded historic resources were found within the APE.
Three architectural resources associated with the facility, including the operations and
maintenance building, large storage building, and small storage structure, were recorded and
evaluated for listing in the NRHP. Of these, only the small storage structure was found to have
retained all seven aspects of integrity; however, it is not associated with any other historically
significant events or persons (Criteria A and B), it does not exhibit the work of a master
craftsman and was constructed in a common architectural style (Criterion C), nor does it posses
the potential to provide information that may contribute to an understanding of human history or
prehistory (Criterion D). Therefore, the small storage structure is recommended not eligible for
inclusion in the NRHP. The small storage structure, under 50 years of age, does not meet the
requirement under Criteria Consideration G.
The operations and maintenance building, a transportation-air related building constructed in
1958, is associated with important mid-twentieth century aviation trends at the local level
(Criterion A) and prominent architects (Criterion C). However, due to several alterations (east
wing addition, west wing reconstruction and modification, roofline alterations, and visual
obstructions), the operations and maintenance building has lost integrity of design, setting,
materials, workmanship, and feeling, and does not retain the visual quality to convey its historic
or architectural significance under Criteria A and C.
Furthermore, the operations and
maintenance building is not associated with historically significant persons (Criterion B), nor
does it possess the potential to provide information that may contribute to an understanding of
23
human history or prehistory (Criterion D). Therefore, the operations and maintenance building is
recommended not eligible for inclusion in the NRHP.
Finally, the large storage building, a transportation-air related building constructed in ca. 1965, is
associated with important mid-twentieth century aviation trends at the local level (Criterion A).
However, due to alterations (north addition and exterior modifications), the building has lost
integrity of design, materials, workmanship, and feeling, and does not retain the visual quality to
convey its historic significance under Criteria A. Furthermore, the large storage building is not
associated with any other historically significant persons (Criterion B), it does not exhibit the
work of a master craftsman and was constructed in a common architectural style (Criterion C),
nor does it posses the potential to provide information that may contribute to an understanding of
human history or prehistory (Criterion D). Therefore, the large storage building is recommended
not eligible for inclusion in the NRHP.
In view of the fact that none of the resources evaluated are recommended NRHP eligible, the
proposed actions would have no adverse impact. Furthermore, no undocumented historic districts
were encountered during the survey and no potential historic districts are proposed as a result of
this investigation.
24
REFERENCES CITED
Bleakley, B.
2011 Dallas Aviation. Arcadia Publishing. Charleston, South Carolina.
Braniffpages
2012 “Braniffpages.” http://www.braniffpages.com/1965/1965.html. (accessed August 1,
2012).
Cearley, W.
1980 Braniff-With a Dash of Color and a Touch of Elegance.
Publications. Dallas, Texas.
Airline Historical
1986
Braniff International Airways: The Building of a Major International Airline. Airline
Historical Publications. Dallas, Texas.
1989
A Pictorial History of Airline Service at Dallas Love Field.
Publications. Dallas, Texas.
Airline Historical
Dallas Love Field
2012a “History.” http://www.dallas-lovefield.com/love-notes-history.html. (accessed June
20, 2012).
2012b “Love Notes-Chronology of Events.” http://www.dallas-lovefield.com/love-noteschronology-of-events.html. (accessed June 20, 2012).
Dallas Morning News [DMN], Dallas, Texas
1955 “Council OK’s Braniff Deal With Planner.” 12 September 1955.
1956
“Council Approves Braniff’s Plans.” 31 July 1956.
1975
“Architect Lemmon Dies At 86.” 23 December 1975.
25
Fuller, L.
1999
The American Institute of Architects Guide to Dallas Architecture: with Regional
Highlights. Dallas Chapter American Institute of Architects, Dallas, Texas.
Galveston Daily News, Galveston, Texas
1988 “Report says Piedmont execs to buyout Braniff.” 14 June 1988.
Google Earth
1995 “Dallas Love Field.” 32°50’54.12”N and 96°50’28.81”W. (accessed June 20, 2012).
2012
“Dallas Love Field.” 32°50’54.12”N and 96°50’28.81”W. (accessed June 20, 2012).
Grand Prairie Texan, Grand Prairie, Texas
1955 “Dallas and Braniff Sign 30 Year Pad on 4 Million Base.” 12 June 1955.
Kutner, J.
2012 “Braniff Airways.”
http://www.tshaonline.org/handbook/online/articles/epbqm.
(accessed July 27, 2012).
Los Angeles Times [LAT], Los Angeles, California
1985 “Pereira, Architect Whose Works Typify L.A., Dies.” 14 November 1985.
1999
“Architect Charles Luckman Dies.” 27 January 1999.
Leatherwood, A.
2012 “Love Field.” http://www.tshaonline.org/handbook/online/articles/epl01. (accessed
July 27, 2012).
Long, C.
2012
“Lemmon, Mark.”
http://www.tshaonline.org/handbook/online/articles/fle64.
(accessed September 28, 2012).
Love Field Modernization
2012 “Love Field, History.”
(accessed June 20, 2012).
http://www.lovefieldmodernizationprogram.com/history.
Modern San Diego
2012 “William Pereira and Charles Luckman.” http:www.modernsandiego.com/Pereira
Luckman.html. (accessed September 27, 2012).
Motta, D.
1983
A Short History of Braniff: The Early Years From 1928 to 1956: Dallas Public
Library. Unpublished Masters thesis, Department of Liberal Arts, Southern
Methodist University.
National Park Service (NPS)
1997 How to Apply the National Register Criteria for Evaluation. National Register
Bulletin 15.
National Park Service, Interagency Resources Division, U.S.
Department of the Interior, Washington, D.C.
26
1998
Guidelines for Evaluating and Documenting Historic Aviation Properties. National
Register Bulletin. National Park Service, Interagency Resources Division, U.S.
Department of the Interior, Washington, D.C.
Perry-Castañeda Library Map Collection
1968 “Dallas Quadrangle.” http://www.lib.utexas.edu/maps/topo/texas/txu-pclmaps-topotx-dallas-1968.jpg (accessed July 26, 2012).
1973
“Dallas Quadrangle.” http://www.lib.utexas.edu/maps/topo/texas/txu-pclmaps-topotx-dallas-1973.jpg (accessed July 26, 2012).
1995
“Dallas Quadrangle.” http://www.lib.utexas.edu/maps/topo/texas/txu-pclmaps-topotx-dallas-1995.jpg (accessed July 26, 2012).
United States Geological Survey (USGS)
1953 “Photo ID ARA001160101438: Roll 000010: Frame 1438.” (search Aerial Photo
Single Frame). http://earthexplorer.usgs.gov/ (accessed July 26, 2012).
1968
“Photo ID AR1VBZU00030110: Roll 000003: Frame 110.” (search Aerial Photo
Single Frame). http://earthexplorer.usgs.gov/ (accessed July 26, 2012).
1970
“Photo ID AR6128A01200081: Roll 000012: Frame 81.” (search Aerial Photo
Single Frame). http://earthexplorer.usgs.gov/ (accessed July 26, 2012).
1982
“Photo ID AR5820031531714: Roll 03153: Frame 1714.” (search Aerial Photo
Single Frame). http://earthexplorer.usgs.gov/ (accessed July 26, 2012).
1989
“Photo ID AR5890039763141: Roll 89000: Frame 3141.” (search Aerial Photo
Single Frame). http://earthexplorer.usgs.gov/ (accessed July 26, 2012).
27
APPENDIX A
MAP OF PROPOSED ACTION
APPENDIX B
RESULTS AND RECOMMENDATIONS FIGURES
OPERATIONS AND MAINTENANCE BUILDING
Figures B-1 through B-39
B-2
West Wing
North Addition
Large Storage Building
Figure B-1. 1968 aerial view of operations and maintenance building, showing original building footprint.
B-3
1995 West Wing Addition
and Reconstruction
ca. 1995 Parking Structure
East Wing Addition and
Second Story Addition
Pop-up Addition
Large Storage Building
Figure B-2. 2009 aerial view of the operations and maintenance building, showing changes in building footprint.
B-4
Figure B-3. View of north elevation (façade), facing southwest.
Figure B-4. View of south and west elevations, facing east.
B-5
Figure B-5. View of west wing, facing southwest.
Figure B-6. View of east wing, facing southwest.
B-6
Figure B-7. View of east wing, facing northeast.
Figure B-8. 1959, newspaper photograph showing the site lacking the east wing and large storage building (Dallas
Morining News 16 January 1959).
B-7
Figure B-9. Building footprint from 1956 As Built Construction Plans (Courtesy of AMX Construction and Specialty
Service, LP)
B-8
Figure B-10. View of north elevation (façade) entrance and center bay, facing southwest.
Figure B-11. View of south entrance, facing east.
B-9
Figure B-12. Showing partially closed retractable wall, facing east.
Figure B-13. View of retractable wall railing and pocket, facing northeast.
B-10
Figure B-14. View of ca. 1980 addition, facing south.
Figure B-15. View of ca. 1980 addition, facing northeast.
B-11
Figure B-16. Exterior view of east addition, facing east.
Figure B-17. View of east addition from inside the northeast corner of the central portion of the operations and
maintenance building, facing northeast.
B-12
Figure B-18. Exterior seam between the large storage building (right) and east wing (left), facing east.
B-13
Figure B-19. Exterior view of seam between operation and maintenance building (left) and east wing (right), facing
north.
B-14
Figure B-20. Interior view of the west end of the original one-story addition, facing northeast.
Figure B-21. Interior view of the original east elevation of the operations and maintenance building, facing north.
B-15
Figure B-22. First story interior view of door opening between the east wing and large storage building, facing south.
Figure B-23. Second story interior view of hallway connecting the operations and maintenance building to east wing
addition, facing southeast.
B-16
Figure B-24. Second story interior view of utility closet in east wing addition showing the original west elevation of
the operations and maintenance building, facing northwest.
B-17
Figure B-25. View of the west wing’s reconstructed second story, facing northwest.
Figure B-26. Interior view showing a comparison of the west wing’s original concrete construction (right) and new
construction (left), facing west.
B-18
Figure B-27. View of the west wing’s south elevation, showing the combination of original and new materials, facing
northeast.
B-19
Figure B-28. View of west wing’s south elevation and ca. 1995 addition, facing northeast.
Figure B-29. View of west wing north elevation, showing added windows, doors, and canopy, facing west.
B-20
Figure B-30. Interior view of west wing (Legends Terminal), facing northeast.
Figure B-31. Interior view of west wing (Legends Terminal), facing northwest.
B-21
Figure B-32. View of west wing and parking structure north of west wing, facing southwest.
Figure B-33. View of west wing from the north side of the building, facing west.
B-22
Figure B-34. View of central part of building from north side of west wing, facing south.
B-23
Figure B-35. Showing the narrow projection at the south end of the pop-up as shown on the 1956 As Built
Construction Plans (Courtesy of AMX Construction and Specialty Service, LP).
B-24
Figure B-36. 1961 photograph of operations and maintenance building, showing the south end of the pop-up (image
courtesy of Braniffpages.com).
Figure B-37. View of enclosed narrow path on pop-up, facing east.
B-25
Figure B-38. View of pop-up south end addition, showing difference in roofline, facing northwest.
Figure B-39. Interior view of pop-up south end addition, facing southwest.
B-26
LARGE STORAGE BUILDING
Figures B-40 through B-46
B-27
Figure B-40. Oblique view of large storage building, facing east.
Figure B-41. View of west elevation, facing southeast.
B-28
Figure B-42. View of large storage building, showing top of north addition, facing southwest.
Figure B-43. View of large storage building north addition and second story, facing southwest.
B-29
Figure B-44. View of the large storage building, addition, and operations and maintenance building, facing northeast.
Figure B-45. Interior view, showing first story of large storage building north addition, facing west.
B-30
Figure B-46. Interior view, showing second story of large storage building north addition, facing east.
B-31
SMALL STORAGE STRUCTURE
Figures B-47 through B-48
B-32
Figure B-47. View of small storage structure west elevation, facing east.
Figure B-48. Oblique view of small storage structure, facing southeast.
B-33