JL Architects

Multi-Family

H.B. 152: Virginia’s Answer to Affordable Housing?

by Leave a Comment

The legislature of the state of Virginia recently introduced H.B 152.  This legislation stipulates  “All localities adopting a zoning ordinance under the provisions of this article shall allow development or redevelopment of middle housing residential units upon each lot zoned for single-family residential use. For purposes of this section, “middle housing” means a two-family residential unit, including duplexes, townhouses, cottages, and any similar structure by whatever name it may be known. Such structures shall not require a special use permit or be subjected to any other local requirements beyond those imposed upon other authorized residential uses. Localities may regulate the siting, design, and environmental standards of middle housing residential units, including setback requirements, provided that the regulations do not, individually or cumulatively, discourage the development of all middle housing types permitted through unreasonable costs or delay. Nothing in this section shall prohibit local governments from permitting (i) single-family dwellings in areas zoned to allow for single-family dwellings.” (1)

The legislation was characterized as a mandate for an “affordable housing initiative”.  Up until now, zoning for single family homes has restricted the supply of new housing construction by limiting housing units to one per lot. This new urban development legislation mandate provides for more dense housing and is efficient compare to the urban sprawl that has dominated North American after the second world war.  After the war, the Federal Housing Authority and Veterans Administration focused on construction of new single family homes than promoting the renovation of existing homes or new row houses and mixed used buildings.  This resulted in urban sprawl. (2)

That was 75 years ago and the slow march of urban sprawl has devastated much of pristine and agricultural land. The population has continued to grow through immigration or birth and the middle class buying power are also increasing.

The introduction of HB 152 in Virginia made a number of people express consternation and while others expressed jubilation.  So what does it mean for people who currently possessed a single family home or people seeking a single family home in Virginia? Some believe that if HB 152 passes the value of existing single family homes will go up and that only wealthy people will be able to afford the homes.  Further, there may be demand for higher taxes to pay for additional infrastructure and higher taxes may squeeze retirees out of their single family home.

Yes, H.B 152 is somewhat controversial. However, if you think about the devastation that urban sprawl has brought to the land and wildlife. Environmentalists and conservationists will think it is a good idea to explore because it will allow conservation to flourish and provided more open space to current residence and reserve the open space for future generations.

As always architects should be part of the solution demanded by our government and society. We should be not only focus on creating unique building needs but also find solutions to combat urban sprawl.

The question is, “Are Pennsylvania legislators will try to adopt similar legislation and are we ready?”

Citation:

(1) https://legiscan.com/VA/bill/HB152/2020

(2) Surburban Nation: The rise of the Sprawl and the Decline of American Dream by Andres Duany, Elizabeth Plater-Zyberk and Jeff Spec

-Myrna Villanueva

The Millennial Housing Crisis

by Leave a Comment

America was built on the dream of an opportunity to own land. Success was built from owning your own property and this idea carried within America for centuries. Though, that idea of success has been changing rapidly in the new millennium. Only 37% of millennials (age 25-34) own homes, according to a 2015 report (Sanfilippo). This is 8% less than Gen X at the same age. To clarify, there are 3.4 million less millennials buying homes than the young Gen X. Higher student loan debt, restricted labor market, a greater need for flexibility in lifestyle… these are just some of the reasons why 51 million millennials are not buying homes. So where exactly are the millennials living? 22% still live at home with their parents and have been begrudgingly coined the “Boomerang Generation” even though this has become a necessity for many in today’s day and age. There’s a whole market for millennials who are seeking affordable independent lifestyles and Architects could provide the solution. Large multi-family/multi-use apartment complexes can be the solution to the housing millennial crisis.

More Debt, More Problems

To have a solution, the problem must first be defined. 44.7 million Americans have $1.56 trillion in student loan debt, according to Forbes (Friedman). With 11.4% defaulting on their loans and millions struggling to make the monthly payments, it’s no wonder why millennials are postponing homebuying. Renting is becoming, not just financially more appealing, but a necessity. The fact is, the median income can’t afford the median home in over 70% of America.

Generation of Fast, Easy, and Experience Driven

Affordability is a huge factor, but it isn’t the only factor as to why millennials aren’t buying homes. Another reason why millennials aren’t buying homes is also the reason why they are postponing marriage and children. The culture has drastically changed over the years, with much less pressure to make life long commitments at an early age. Millennials are seeking flexibility, convenience, and experience. Owning a home can become a burden when the priorities of a generation are shifting. We are in the age of Netflix, Uber, and Facebook. We want things now and we want it to be easy. Millennials are also the first generation to be defined by the internet. Anyone born after 1987 can’t remember a time where there wasn’t internet. The opportunity for learning and experience is unlike any other generation. Experience-based entertainment like escape rooms and ax throwing are thriving in today’s age.

The New Way of Living

Millennials need a long-term solution that embraces flexibility, convenience, and affordability. According to a Merrill Lynch survey, 75% of early adults today define success as financial independence from their parents (as opposed to building wealth and accruing assets for themselves). What does this mean? It means that this boomerang generation isn’t necessarily looking to own homes, but they are searching for a sense of independence. The emerging young adults need a long-term solution that can give them the financial independence from their families while also providing the benefits that a sense of community that single-family neighborhoods may provide. Large apartment complexes can provide a greater sense of community while also providing flexibility, convenience, and affordability that cannot be achieved through single family dwelling type neighborhoods. The community is developed through the amenities provided by apartment complexes which are expanding constantly. While utilizing mixed-use development, the complex can provide services that benefit the residents.  An outdoor swimming pool, gym, coffee shop, computer lab, game rooms, lounge, terrace views, and dog wash rooms are just some of the amenities that today’s apartment complexes are using to stand out from traditional living. Apartment complexes can keep costs down for a lot of the luxuries that a lot of millennials (and millions of other Americans that are struggling with debt) would not be able to afford otherwise. Residents can save space and money by sharing the amenities. You can enjoy a pool without the outright cost of upkeep (and construction), a gym without a membership, a lounge/game room/rooftop terrace without the cost of space. These are just some experiences that can be provided through apartment living. A new way of living provides comfort without the cost.

Creating a new experience through multi-family/multi-use apartment living could become the new norm for this generation. Single family homes are unable to fit the lifestyle or budget of many of the emerging adults. It is important for the field of architecture to ask the tough questions about the changing housing market because when a large shift in culture happens, it’s our responsibility to evolve with it. As architects, we have a unique opportunity to shape the new American dream.

-Hannah Helmes

Work Cited:

Choi, Jung. “The state of millennial homeownership.” Urban Wire, Urban Institute, 11 July 2018, www.urban.org/urban-wire/state-millennial-homeownership.

Friedman, Zack. “Student Loan Debt Statistics in 2019: A $1.5 Trillion Crisis.” Forbes, Forbes, 25 February 2019, https://www.forbes.com/sites/zackfriedman/2019/02/25/student-loan-debt-statistics-2019/.

Hankin, Aaron. “The Real Reasons Millennials Aren’t Buying Homes.” Investopedia, Investopedia, 25 June 2019, www.investopedia.com/news/real-reasons-millennials-arent-buying-homes/.

Min, Sarah. “More Millennials Are Living at Home than at Any Other Time This Century.” CBS News, CBS Interactive, 10 May 2019, www.cbsnews.com/news/more-millennials-are-living-at-home-than-at-any-other-time-this-century/.

Olick, Diana. “Apartment rental demand soars as more millennials believe it’s cheaper than owning a home.” CNBC, CNBC, 8 July 2019, www.cnbc.com/2019/07/08/rental-demand-soars-as-more-millennials-say-its-cheaper-than-owning-home.

Pinnegar, Robert. “Forget owning renting is becoming the end game for many millennials and baby boomers.” The Washington Post, WP Company LLC, 8 May 2018, www.washingtonpost.com/news/where-we-live/wp/2018/05/08/forget-owning-renting-is-becoming-the-end-game-for-many-millennials-and-baby-boomers/.

Sanfilippo, Marisa. “Why Millennials are Renting More- And Why It Works for Them.” MyMove, 10 May 2018, www.mymove.com/buying-selling/millennials-renting-works/.

What is a Green Globes Assessment?

by Leave a Comment

As Director of Sustainability for JL Architects, I am active as both a Green Globes Professional and Green Globes Assessor for the Green Building Initiative (GBI).

Green Globes is a well-established green building guidance and assessment program that offers a practical and affordable way to advance the environmental performance and sustainability of a wide variety of building types.

I currently had the pleasure of completing the Green Globes for New Construction (Green Globes NC) Stage II Verification for the Greater Cleveland Regional Transit Authority’s E.105th-Quincy station platform located in Cleveland, Ohio, and proudly share that the project has the potential to successfully achieve 2 Green Globes!

It is a policy of the Greater Cleveland Regional Transit Authority to incorporate sustainable and green building principles throughout their facilities.  An Eco-Charrette was conducted at the on-set of the project to determine what certification type would be best suited for the project.

The project team found that LEED has a mandatory minimum square footage requirement. The minimum requirement for New Construction is 1,000 sf. The station building is only 355 sf and does not meet the minimum program requirement for LEED Certification. Green Globes was found to be an attainable and practical approach for this project.

GCRTA Platform On-site Assessment Highlights

The project includes a 355 square foot building consisting of an elevator, machine room and electrical room situated on a 3,758 square foot platform. The station services commuters arriving to and departing from E 105th and Quincy Streets in Cleveland Ohio.

During the onsite assessment the following was completed: interviews with members of the design and construction team responsible for the management of the project, a review of product submittals and documentation, a tour and physical review of the completed renovated space. This allowed for me as the Green Globes Assessor to verify the targeted achievement defined by the project team, and as confirmed in the Construction Documents.

Discussions focused on substantiating the points from the online self-evaluation referring to construction documents, records of the design and construction processes, specification sheets, shop drawings, logs, meeting minutes, reports, computational models, and other relevant information.  The facility was toured to verify installation and implementation of the features.  Following the tour, a closure meeting was conducted to review the tentative results of the assessment and identify additional information required to complete the Stage II verification process which will be provided by the project team.

The methodology used to derive the final score was to assess the criteria within each of the highlighted following criteria:

Project Management

Meeting minutes were provided to reflect initial and final performance goals. Qualitative values and metrics were provided in the Construction Documents to demonstrate green design, as well as performance goals for energy, water and indoor air quality. Qualitative values and metrics were provided in the energy model summary data that demonstrate performance goals for electricity.

Platform 2

The Integrated Design Process was employed, which included a minimum of five of the key design disciplines involved in the project.

Site

Heat Island Effect – In addition to the roof plan and specifications included in the construction documents, the technical information was provided for the R-Mer metal roof system such as solar Reflectance at .84, Light-colored concrete was specified and installed for paved surfaces which provides high SRI. Due to the orientation of the building and platform, between 25-49% of paved surfaces beyond the building footprint will be shaded by structure above.

Platform 3

Shaded Surfaces Year-Round

Platform 4

Public Multi-User Bike Path

Energy Efficient Transportation – According to Neighborhoodscout.com – more people ride the bus in this neighborhood each day to get to work than 95.4% of U.S. neighborhoods. The site is located within 0.25 mi of the bus line 318 providing public transportation and the site is located within access of a public bike path.

Energy

An energy model has been performed using Trane Trace 700. ASHRAE Standard 90.1-2010 Appendix G has been used as a reference to complete the energy model. Based on the Trane Trace 700 energy model, the proposed building has an economic cost improvement over the baseline building of 30.68%.

Water

Green Globes Water Calculator results project >39% reduction of water use compared with Baseline water use. If fact, there is no water used on the site.

 Materials and Resources

Environmental Product Declarations for the applicable core and shell materials: Concrete and steel make up the largest percentage of materials selected for the building core and shell. Industry wide EDP’s are commonly available for at least 10-24%.

Construction Waste – Reports will be provided to verify over 75% of construction wasted was diverted from the landfill.

Operational Waste – the on-site Assessment confirmed the storage areas for points of waste handling, service and pick up areas.

Platform 5

Storage Area at Point of Service for Recyclables

Platform 6

Materials Allow Modular Sizing of Openings in Walls

Emissions

Ozone-depleting Potential – R-410A (which contains only fluorine) does not contribute to ozone depletion.Global Warming Potential – However, R-410 has a high GWP (1700 times the effect of carbon dioxide), like that of R-22.

Indoor Environment

Volatile Organic Compounds – Interior and exterior latex as well as Concrete & Masonry Primer paint contains low VOC. Moisture and Vapor Control Methods – Humidity and moisture control are accomplished using the split system heat pumps and the split system air conditioners. The split system design is used to maintain humidity at an acceptable level.

Pest and Contamination Control – Outdoor air inlets have bird & insect screens as part of standard construction of louvers.

Other Indoor Pollutants – Signage is provided to indicate No Smoking on the premises.

Daylighting – The elevator is the occupied space and receives between 50-74% of the floor area occupied for critical visual tasks achieve a minimum daylight factor. Between 31-59% of task areas have views to the exterior.

Verification resulted in a final score of 383.5 out of 690.5 applicable points, which equates to 55.5% and a Two Green Globe rating for the GCRTA Platform station, in Cleveland, Ohio. This level of sustainability is a notable accomplishment!

Ready to talk about your next Green Building Certification? Want to know more about the common-sense approach to achieving a green building certification?

We have prepared a registered AIA presentation to introduce you to JLA and the Green Globes building certification process.

I have completed green building certifications for universities, K-12, healthcare, transportation, distribution centers, offices, multi-family properties, retail, and restaurants.

 

Barbara Clarke, AIA, LEED AP, GGP, GGA

Director of Sustainability

JL Architects

Sound & Space

by Leave a Comment

Sound can be absorbed, contained or amplified based on how a building is designed.  Recently, JL Architects attended two presentations on controlling acoustics within a space.  We had Regupol America and Kwik-Wall visit us. Regupol shared information regarding sound transmission through floors, while Kwik-Wall shared about sound proofing on operable walls.

Sound affects our quality of life, and everyday sound moves through spaces.  In restaurants, the quality of sound affects how easy it is to converse with the person sitting at the same table. In offices, it affects concentration when conversations are carried across a space.  Everything in a room contributes to the sound quality of the space: the number of people in the room, the type of furniture, the amount of hard spaces, the type of flooring, what the walls are made of and what the walls are attached to. There are three types of sounds that need to be addressed in acoustic design; they are airborne, structure-borne, and flanking sound transmission. The four main types of noise control methods used to address these types of sound are absorbing sound, increasing mass, damping, and decoupling.

There is a standard method to measure sound in a space.  It is called STC or Sound Transmission Class.  The STC levels of privacy tell you what type of noise would be not heard through a material. These range from normal speech, which is around 25, to shouting which is around 50.  If a wall or floor assembly has an STC rating above a certain number, then that is the quality of the sound that is blocked out.  The rating varies depending on the assembly of the entire room, thus it is important to ask for the official lab report to have the most accurate assembly possible.

Sound travels through the joints in the wall and floors. If there is no absorption, then the space below or above will hear what is happening.  Regupol America is a rubber flooring manufacturer who uses recycled rubber to help with sound control and sound vibration.  Their rubber and foam floor products are used in a variety of places.  They designed a flooring panel that can prevent the sound of weights being dropped onto the floor from echoing; this allows gyms to not be limited to the first floor.

Kwik-Wall specializes in operable walls that separate spaces from each other.  They have designed walls that can move into several different configurations that prevent sound from traveling to a space it should not travel to.  These walls allow for large spaces to have better noise control when divided into smaller spaces.

“STC and IIC requirements should be established early in the design phase. Depending on construction type (metal deck, concrete slab, wood frame, etc.) and type of floor covering, your structure will have different acoustic benefits/limitations. Carpet, for example, is extremely resilient. Thus, it will yield a much higher IIC rating than a denser flooring surface such as tile, hardwood, or vinyl. Acoustical rubber underlayment is among the most versatile and resilient product available, and different types of specialty acoustic underlayments have been engineered for specific types of flooring.” -Nate O’Donnell, Regupol Acoustics

Sound is an important part of our lives.  If quality of sound is not controlled then, people will not be happy with the space they live in.  In multifamily residential a common saying is “the walls are paper thin”.  Unwanted noise negatively impacts human health and behavior, contributing to stress, hypertension, sleep disturbances, and reduction in productivity.

-Alex Schleicher, Architectural Designer

Real-Time Rendering for Architecture; What are your Benefits?

by Leave a Comment

For architects, visualization has always been the primary method used to translate our thoughts and ideas. The process has evolved from sketches and hand drawings to 3D realistic photo renderings. While it is not a surprise that these 3D realistic visualization tools have drastically enhanced our understanding of the design before it is even built, they have become mainstream, so what is next?  Real-time rendering!  What if you can just walk through the model scene and experience it in real-time?  Today, real-time rendering is possible, and it is an effective tool that can benefit both the client and the architect.

What is real-time rendering?

Real-time rendering is an animation that is rendered instantaneously, and can be generated in less than a second. Unlike the static image rendering tools, real-time renderings are measured by frame per second which normally range from 24 fps to 60 fps depending on the user requirements.  With this amount of speed, it allows users to not only render the image instantly but to view it as an animated scene in real-time.

Why it matters?  

From the client’s point of view, static images are not the best way to illustrate the full depth of the architect or designer vision. They cannot offer the flexibility to see the design from a different angle, but only from a fixed view, chosen by the architect. The client is unable to see the whole of the design before it gets built, thus the actual buildings may be different from the client’s expectation. Real-time rendering allows the client to enter the model scene and walk through the design in any view or angle of their choosing. The light intensity and color, materials, the difference of shadow in different times of the day can all be shown in real-time.

For the architect, the design process is a continuous loop of feedback between the architect and the client. Due to the limitations of the static rendering image, this process can be slow, requiring a lot of back and forth. At JL Architects we are successfully using real time rendering to enhance the design process for our clients. Let us know how we can help you!

-Meng Eng, Architectural Designer

Reference:

Articles: https://www.easyrender.com/3d-rendering/what-is-real-time-rendering-and-why-it-matters

Photos: https://enscape3d.com/architectural-rendering/

Architectural 3D Drawings the New Normal

by Leave a Comment

In this fast-paced world we live in today, change is inevitable. It isn’t necessarily a bad thing, especially if it’s for the better. The same goes with architectural design. Over the years, it has undergone a massive transformation, especially with the advent of the digital age.

Like all change, the great strides made in the industry, particularly in architectural rendering software, have been met with some resistance. Traditionalists would always revert to traditional methods. Many construction projects even today still prefer 2D drawings over their 3D counterparts; which is kind of absurd because 2D drawings are derived from their 3D models anyway. Not only is it redundantly counterproductive, it squanders every little advancement in architectural rendering software that materialized over the years.

Industry insiders, visionaries, and movers and shakers have embraced the potential of architectural rendering software. It is undeniably the future of architectural design because it seamlessly combines old-world craftsmanship with new world technology, making the planning of a construction project more efficient and cost-effective. There has been a myriad of advancements in architectural rendering software and it is very hard to keep track of them.

Architectural renderings today are art. The designers behind the mouse and keyboards, the pens and pencils, take great pride in their work because, as all art, it is their form of expression used to elevate the design of a place.

rendering as art 3

As such, the individuals and teams behind architectural rendering give to the design their own “architectural rendering style”. Sometimes architectural rendering will be used for a client, or end user to visualize the soon to be built environment. Other times it will explain to the viewer something very specific about the design. No matter the purpose, the wide range of architectural rendering styles allow the project’s vision to be understood.

The design team at JL Architects work with passion to provide high quality and realistic 3D Architectural & Interior renderings utilizing tools such as 3D-animation walk-through, Virtual Environment, and Interactive Multimedia Design. It is our goal to exceed your expectation and go beyond your imagination!

 

Kipp Happ, Assoc. AIA

Project Manager