greg-burke-architect

What Traits to Look for in an Architect Expert Witness

Tue, 26 Nov 2024 17:07:23 GMT

How to Choose the Right Architect Expert Witness

Architects are often retained as expert witnesses in potential lawsuits to substantiate the case of the party they will represent. These types of cases can vary.

Architects are retained in cases for the standard of care for services provided by other architects in the performance of their design on a project. They are hired to opine on construction defects, for trip and fall cases, and any other case that may have an impact from design or construction.

When selecting an architect expert witness, it’s essential to focus on a blend of technical expertise, credibility, and experience in litigation settings.

Factors to Consider When Choosing Your Architect Expert Witness

1. Has NO Conflicts of Interest

The first step is for your lawyer to determine that the expert witness has no conflicts of interest with the parties involved. An expert witness’ credibility will be challenged in court if a conflict exists. The credibility that you as the client has paid a healthy sum of money goes down the drain immediately.

2. Is a Licensed Professional

An architect as an expert witness needs to be a licensed professional. Does the licensure have to be in place for where the case is located? Perhaps, it depends on the case. It is important to know the expert witness has the proper credentials to opine on the case.

3. Technical Competency and Relevant Experience

Architects are asked to be expert witnesses because they have a perspective on what should be done relative to a standard of care.

Standard of Care is defined as how the practice of architecture is being performed by most architects generally in a specific geographic region. The law and practice do not expect perfection but does require that you have the same competency in the project type that other architects have in your area.

The architect’s area of expertise should align closely with the case's issues—whether it's residential, commercial, structural, or another specific area. They should have up-to-date knowledge of building codes, industry standards, and best practices. These things change over time, so the expert should be knowledgeable about current as well as historical standards, depending on the case’s context.

It is best to have the architect with some experience in similar cases, specifically with the scope and complexity of your case. Has the architect been in a deposition? Have they been on the witness stand in a trial experiencing a cross-examination where the opposing counsel will do their best to destroy your opinion? It is important that the architect can calmly stand the pressure that will be brought in the case.

4. Properly Investigates and Researches the Case

Before getting involved, you need to know how well the architect does their investigation and research into the case. Their skill in analyzing the case, what happened and why, can be the difference between winning and losing a case.

The architect must be a minor Nostradamus—they need to be able to anticipate what the other side may be contemplating to offset their opinion.

They also need to be able to re-construct through investigative, critical thinking skills—understanding how the case got to where it is.

The skill in examining contracts, correspondence, drawings and other documents produced during the project is critical. They also need to be able to think on their feet as hypothetical situations will also be hurled their way. Being calm in these cases is essential.

5. Presents the Case Clearly and Concisely

With the case being understood, the architect must have the ability to clearly and concisely present the case during the deposition or trial.

It is important, first that the architect be calm and speak easily about the facts and second, lose the architectural and construction jargon and speaking terms that the judge, jury, and attorneys can understand their conclusions of the case.

A good expert witness maintains a neutral and unbiased approach, focusing on facts rather than advocating for one side over the other. It may be the case that after performing the investigations, the architect may conclude that your client does not have a case. Impartiality is important so that the expert witness is not seen as a “hired gun” who will say anything for a dollar.

A well-respected architect with a solid professional reputation often carries more weight and is perceived as more credible by the court.

Architects are often chosen to be expert witnesses who are members of their state’s architectural licensing board. Board members are mostly appointed by the governor’s office of the state and are thoroughly scrutinized for their career. As a state board member, you ensure they adhere to a professional code of ethics, as this reinforces their credibility and integrity.

6. Fees Charged For Their Services

Lastly, consider the charges the architect will put forward for their services. Fees for expert witnesses can vary ideally. The more experience the architect has and the credentials to go with the experience, will usually result in a higher fee. Also their availability throughout the span of the case is crucial.

In summary, an ideal architect expert witness is one with strong qualifications and credibility, proven experience with similar cases, excellent communication skills, and an unbiased and professional approach to the litigation process. Taking the time to vet these qualities will help you choose someone who adds substantive value to your case.

If you have a project in mind, let's talk! From urban design to BIM, residential interiors to expert witness services, we’re here to help bring your vision to life.

About the author: Greg Burke, FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. His career has touched on project types from porch additions to high rise towers. He is also a member of the Florida Board of Architecture and Interior Design.

An Argument for Including Triplex and Fourplex Housing in the Residential Building Code

Mon, 30 Sep 2024 20:31:56 GMT

Cities and towns across the country face increasing challenges related to housing affordability, urban sprawl, and sustainable development. The inclusion of triplex and fourplex housing in the residential building code represents a necessary evolution in zoning and housing policy.

Expanding the definition of residential units to include triplexes and fourplexes is essential to address these challenges effectively. This change would benefit communities by promoting housing diversity, affordability, and more efficient land use.

Addressing the Housing Crisis

Demand for affordable housing is outpacing supply in most locales in the United States, leading to skyrocketing rents and home prices.

The inclusion of triplexes and fourplexes in the residential building code would enable the construction of more housing units within existing neighborhoods. This densification is crucial in providing more affordable housing options, especially in areas where single-family homes dominate the landscape and prices have become unattainable for many families.

By allowing for triplexes and fourplexes into what is now zoned as single-family residential zones, municipalities can increase the housing stock without needing to re-zone large tracts of land, thus making housing more accessible without significantly altering the character of existing neighborhoods.

Promoting More Efficient Land Use

Urban sprawl, characterized by the outward spread of development from urban centers, is a significant environmental and economic concern. It leads to the inefficient use of land, increased reliance on automobiles, and higher infrastructure costs.

Triplexes and fourplexes provide a middle ground between single-family homes and large apartment complexes, offering a way to increase density without drastically changing the feel of a neighborhood. These unit types are designed and built at a scale comparable to two-story single-family homes. Units are normally small (650 - 1200 square feet each).

By including these types of housing in the residential code, cities can promote infill development—building within existing urban areas rather than expanding outward. This approach conserves land, reduces the need for new infrastructure, and helps preserve green spaces. Infill is the immediate potential.

Additional changes to zoning for inclusion of triplex and fourplex buildings in single-family zones exemplifies a valiant attempt at providing more affordable housing.

Many older neighborhoods built prior to 1940 took advantage of these types of units. Often these neighborhoods are some of the most desired neighborhoods in larger cities where housing prices are a definite issue.

Encouraging Diverse and Inclusive Communities

Housing diversity is critical to fostering inclusive and vibrant communities.

Single-family zoning often leads to homogenous neighborhoods that lack economic and social diversity. By permitting triplexes and fourplexes, communities can offer a wider range of housing types that appeal to different demographics, including young professionals, small families, and older adults looking to downsize.

This diversity can also support local economies by attracting a broader range of residents and encouraging more varied local businesses.

Environmental Sustainability

Higher-density housing, such as triplex and fourplex buildings, is inherently more sustainable than low-density, single-family homes. It reduces per capita energy use, decreases reliance on cars, and lowers greenhouse gas emissions. Residents in higher-density areas are more likely to walk, bike, or use public transportation—leading to healthier lifestyles and less environmental impact.

Moreover, by building up rather than out, we preserve natural habitats and reduce the urban heat island effect, which is exacerbated by widespread concrete and asphalt in sprawling developments.

Economic Viability and Flexibility

Triplex and fourplex homes offer greater economic viability for both homeowners and developers.

For homeowners, these units can provide rental income that can help offset mortgage costs, making home-ownership more attainable. Because, these types of buildings are financed the same way as a single-family house, the process to secure funding follows that of a home mortgage loan.

For developers, these buildings represent a more efficient use of land, potentially lowering per-unit costs and allowing for more competitive pricing. Financial institutions fund and loan on triplex and fourplex buildings in the same manner—they are residential loans.

Additionally, this form of housing provides flexibility in meeting changing housing demands. As demographics shift, these units can be adapted for various uses, such as multi-generational living, co-housing, or live-work spaces, responding to the evolving needs of the community.

Including triplex and fourplex housing in the residential building code is a proactive step toward addressing many of the pressing challenges faced by modern communities. It promotes housing affordability, efficient land use, and environmental sustainability while fostering diverse and inclusive neighborhoods.

As cities and towns seek to create more resilient and equitable communities, expanding the residential building code to include these types of housing is not just beneficial—it's essential.

If you have a project in mind, let's talk ! From urban design to BIM, residential interiors to expert witness services, we’re here to help bring your vision to life.

Do Architects Assist in Financing Projects for Developers?

Fri, 30 Aug 2024 14:05:25 GMT

Can architects be of assistance to developers in securing financing for their projects? The short answer is yes, the long answer is hell yes!

Securing financing in the ever-increasing world of real estate development is a critical step in making or breaking a project. Developers normally take the lead in negotiating and securing financing with lenders and investors.

The architect, as I will show, can play a pivotal yet often unappreciated role in the success of securing the financing. Developers who leverage the expertise of an architect can significantly enhance a project’s appeal, ultimately increasing the likelihood of securing the necessary funds.

There are five basic elements that an architect can bring to the table in assisting the developer’s successful financing of a project. The five are:

1) Designing for Marketability

2) Providing Detailed and Accurate Documentation

3) Cost Management and Budgeting

4) Risk Management and Compliance

5) Collaboration and Communication.

1. Designing for Marketability

Every financier looks at return on investment (ROI) for their contribution. Architects assist developers in securing the financiers investment by designing projects that are not only functional, but aesthetically pleasing, thus highly marketable. Doing so can ensure the best opportunity for investment.

Target Audience Insight

Creating spaces using the architect’s knowledge of design trends and consumer preferences will resonate with the target market, regardless of the project type. Understanding the end user’s needs, architects design with a market-oriented approach, making the project more attractive to the end user.

Sustainability and Innovation

Innovative technologies and the incorporation of sustainable design features will make a project stand out from its competition. Investors and lenders are more than ever looking to environmental and social criteria for their investments. Architects integrate energy efficient systems, materials that are environmentally friendly and other sustainable practices reducing operating costs and enhancing the project’s appeal to eco-conscious investors.

2. Providing Detailed and Accurate Documentation

Crucial elements to any development project are a thorough understanding of the project scope, its cost, the timeline for design and construction and any potential risks. Architects are essential in providing this documentation. These elements are critical to lenders in determining ROI.

Comprehensive Plans and Specifications

Highly detailed plans and specifications are essential to the lender in understanding the project’s scope. Accurate documentation prevents misunderstandings and perceived risk, allowing a comfort level for lenders to finance the project.

Feasibility Studies

Collaboration between developer and architect is essential in assessing a project’s viability. Architect’s knowledge of zoning, cost budgeting, permitting requirements and assessment of existing utilities either on the site or necessary to be brought to the site along with potential challenges to the site are needed to support the developer’s application for financing. Demonstrating that the project is well-conceived, and risks have been analyzed through the feasibility study allows for the lender or investor to have a level of comfort that their investment is safe.

3. Cost Management and Budgeting

Project running over budget is a critical concern for lenders and investors. Architects will assist in providing realistic cost estimates and designing within budget. Architects often discuss materials cost and installation with manufacturer’s representatives to determine project cost estimates.

Value Engineering

Project integrity is important to any development. Collaborating with contractors and the developer, architects can identify cost savings opportunities without compromising on integrity. Optimizing the design through true value engineering leads to a “best value” for the investment, leading to a reduction in exposure, making the overall financing package more attractive.

Phased Development Plans

Some projects are so large that it is necessary to execute them in phases. This allows for partial financing at appropriate times. Projects of this type are less risky in the eyes of lenders and investors, allowing for incremental, smaller portions of investment, reducing exposure and making the financing package more palatable.

4. Risk Mitigation and Compliance

Financiers are acutely aware of the risks associated with real estate development, from regulatory hurdles to construction delays. Architects assist in mitigating these risks, providing lenders greater confidence in the project’s viability.

Regulatory Requirements

Architects ensure projects comply with relevant building codes, zoning ordinances and other regulatory requirements. Experience in recognizing and resolving potential compliance issues prevents costly delays and legal challenges jeopardizing potential financing.

Preemptive Risk Assessment

Early identification by architects of potential structural or environmental issues early in the design process safeguards the investment by the financiers. Proactively addressing these issues helps reduce the risk profile of the project, making positive appeal to lenders and investors.

5. Collaboration and Communication

Effective communication by all the team members is crucial for securing financing. Architects often serve as the bridge between the technical aspects of the project and the financial considerations, facilitating clearer communication and reducing perceived risk.

Presentation and Visualization Tools

Architects use advanced visualization tools such as 3D renderings and models and virtual reality, presenting projects in a compelling manner. These tools assist lenders and visitors in understanding the final product, allowing them to grasp project potential and reducing perceived risk.

Collaborative Approach

By actively engaging in conversations with financiers, architects help explain the design rationale, addressing concerns and adapting the project to meet financial constraints without sacrificing quality or vision. Collaboration approach fosters trust and transparency, key factors in securing the necessary financing.

Architects are not just designers; they are strategic partners in the development process. Focusing on marketability, providing detailed documentation, managing costs, mitigating risk and fostering collaboration, architects play a critical role in the developer successfully securing the necessary financing for the project’s coming to life. Real estate development is becoming more competitive than ever. The partnership between developers and architects in securing financing will continue to be a critical factor in the success of development projects.

If you have a project in mind, let's talk ! From urban design to BIM, residential interiors to expert witness services, we’re here to help bring your vision to life.

How Our Design Process Brings Clients Value

Thu, 28 Mar 2024 21:56:34 GMT

Today, the architecture practice is changing monthly.

Traditional teams are being re-shaped for more collaboration than ever. AI tools such as Mid Journey and Stable Diffusion are being introduced into the design process shortening the discovery stage of a project.

I currently use Archicad, which is a Building Information Modeling platform, for the design of architecture projects.

In its current version, AI has been introduced to perform renderings of projects that can have as many iterations as one can prompt the software to complete. The underlying fact is that many options can be given to a client to choose from to develop a better concept.

Goals that inform my architectural designs

When designing projects, these are the four major goals that are used to inform a design in my office:

Improved functionality
Aesthetic flexibility (traditional or modern)
Tangible aesthetics
Sustainable materials

These four values form the basis of design projects we are interested in working on.

How do architectural software platforms work?

There are software platforms we can and do use to evaluate floor plans that can improve the functionality of how spaces can be arranged to provide a well-functioning building.

Architects, just a few years ago, had to conceptualize using abstract diagramming only understood by architects. Now we can create those same diagrams, with many iterations that will better inform us how to plan the building.

Using the same tools, we can explore as many possible looks for the building. We can change materials, colors of the finishes, texture of the surfaces and any other parameter that we would think possible.

This exploration leads the client to selecting tangible aesthetics. These aesthetics are ones that are easily constructable and economic to include in the project.

Lastly, when we have worked our way through the previous three values to develop the design, the final design decisions are made that will create a sustainable building.

Selecting the right materials, lessening the carbon footprint along with the proper structure and mechanical and electrical systems lead us to a cost effective and creative design.

We research materials and methods, and in collaboration with consultants and builders, we team to provide the right answer to the client’s brief.

So how is the value added for you, the client?

Research and testing of all the elements that are needed to design your project gets the best answer for your needs. We want input from you throughout the entire process.

Collaboration and communication are vital for the success of the project. No great work of architecture is created without a great client. We are here to serve you—after all, it is your project in the end.

If you have a project in mind, let's talk ! From urban design to BIM, residential interiors to expert witness services, we’re here to help bring your vision to life.

How Mitigating Risk is Valuable to Architecture Clients

Tue, 19 Mar 2024 20:01:28 GMT

Managing Risk is Important for Every Architecture Project

As an architect, managing risk is a critical value that my firm brings to our clients. Risk can come about in all types of situations during the design and construction of a building.

At the beginning of a project, we conduct thorough research and analysis of the varied components of the building type.

If we have designed a similar residential or commercial project before, we compare the requirements (program/brief) of the project. If it is a type we have not designed previously, we first assess ourselves as to whether or not we should take on the project. If we decide to design the project, detailed research is conducted on projects previously constructed that are similar, then we translate it to our project.

Then, we identify and assess the risks that may exist with the project.

We review zoning requirements, building codes, and if there is any environmental impact.

The next step is taking a hard look at the budget and its possibility to fund the design and construction. Evaluating these systematically helps us to identify potential challenges and anticipate risks. Then we can begin to deliver design options and alternatives that address issues before they become problems for the project.

Using Teamwork to Manage Risk from the Start of Your Architecture Project

The importance of collaboration and communication from initial concept to completed construction cannot be understated.

Composing the proper design team, those with the proper experience and if possible, having builders onboard early can only help ensure the constructability, which is the ability to build the project most effectively.

Reducing or eliminating risk is essential. During the design and construction, clear lines are set up between owner, architect, and builder. These are established, along with methods to ensure that the parties are on the same page during the entire process.

We educate clients about the potential risks and challenges associated with the project and maintain open lines of communication throughout the design and construction phases. By fostering transparency and collaboration, architects empower clients to make informed decisions and proactively address any concerns that may arise.

When working with clients, we leverage advancements in technology and materials to mitigate risks and enhance the value of their projects. Our teams integrate sustainable design principles, energy-efficient systems, and resilient materials to minimize environmental impact, reduce operational costs, and increase the longevity of buildings.

We constantly evaluate and re-evaluate what will happen during the project’s timeline. We implement rigorous quality assurance and control processes throughout the project lifecycle to ensure that design intent is translated accurately into built form. This includes conducting regular site observations, coordinating with contractors and subcontractors, and addressing any deviations from the design specifications, when they happen, promptly to maintain project integrity and minimize risks.

Greg Burke is an established leader in code compliance. As a member of the International Code Council’s Code Action Hearing Committee on existing buildings; a creator and lecturer of advanced building code courses; and as a member of the Florida Board of Architecture and Interior Design, he stays up-to-date on evolving building codes, zoning regulations, and industry standards to ensure regulatory compliance throughout the project.

By adhering to applicable laws and regulations, we mitigate legal risks and safeguard the project against potential liabilities. Our firm also has a reputation for securing permits in a minimum amount of time—rare for the profession in these current times.

Our teams, and our firm specifically, mitigates risks by employing these strategies and approaches. Additionally, we add value to projects by delivering innovative, sustainable, and resilient designs that meet the evolving needs of our clients and communities.

My Career History & What Value Means to Me

Fri, 08 Dec 2023 19:21:27 GMT

My career started at the age of 18.

After graduating from high school I worked for three months with my mother’s cousin who was a structural engineer for a company making concrete processing facilities.

While this experience didn’t do much for an architectural career, it was the early start for me to learn what it meant to be a “worker.” In short: Show up on time, sit down, do your work, and let your ears do more of the work than your mouth.

I then went to work for an architectural engineer. At the same time, I was also working on an associate’s degree in architectural and structural design technology.

I took drafting classes for three years in high school, so the associate’s degree was easy to attain.

The experience with the architectural engineer was invaluable. I got to design my first building—a five-suite medical building that is still there more than 50 years later and looks just as good today as the day construction was finished.

The firm had eight employees plus a part-time architect. I learned a lot about structural steel detailing and design, grading property, and the basics of HVAC, plumbing, and electrical design.

That working experience lasted for two years when I graduated with an associate’s degree and entered a four-year architecture program at Ohio State University.

It took me seven years to get that four-year degree. During those seven years I worked to put myself through college working for professors and two architecture firms. One of those firms was the third largest firm in the country at the time.

There, I gained experience doing urban design and constructing major buildings. Working at this firm trained me to know how to collaborate with a team: teams of colleagues, clients, consultants, and builders.

After graduation I moved to Houston to work for, at the time, the number one firm in the country.

That firm today is the largest architecture firm in the world. We designed and built first-class buildings for major corporations, banks, and law firms. Keeping lawyers happy is a real value master class. Efficiency, superior design, technical competency, and scheduling skills became indelible training for my career that informs my practice even today.

During the next 20 years, I worked for a variety of firms, in various locations, whose size, composition, design philosophy, and reputation were all different.

At each of these firms, I always had my ears working and, most of the time, my mouth shut. Each of these firms informed my future as an owner of a firm that would service a variety of clients.

In 1998, I formed Gregory John Burke | ARCHITECT, PA with four core values that still guide our work today:

DESIGN This means we work to understand a client’s goals and budget and come up with solutions that meet their needs.

RISK MITIGATION With my background in the large firms where I worked, I performed every position an architect can. As a project architect and manager, I had to manage design and technical competency of our projects. I was a technical director at two of the largest firms in the country and became responsible for code compliance and making sure our buildings were designed as best as they could be.

ENERGY & COST EFFICIENCY was drilled into my experience from the time I was in college. Attending college in the mid and late 1970s, the long gas lines and high costs for just about everything construction-wise taught me to be as efficient as a budget would allow to construct “good” buildings.

EFFECTIVE MANAGEMENT Having 50 years of a variety of experiences, the learning curve for me now is very short now. Most mistakes were made early in my career, and, most importantly, I learned from them. Seeing what did and didn’t work over the years at other firms, I saw that effective management and project leadership relies on including all stakeholders and ensuring they feel part of the decision-making process in a building or urban design project.

Having a variety of experiences has informed my total commitment to ensuring that my client’s values are our values.

We do not work with every project that crosses our threshold. We make a prompt decision that we may not be the right fit for the client. If this is the case and we know of another firm that can help them with their project, we will refer them to that firm instead.

In the end, our architecture firm is committed to being a service firm that delivers on what are the client’s needs.

There will be four more blog posts that will detail the four core values of my practice. I hope you will take a look at those values. If our values meet yours, please contact us to see if we can work together.

About the author: Greg Burke, FAIA is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and current serves on the St. Johns County (Florida) Affordable Housing Advisory Council.

What Value Does Greg Burke, FAIA Bring to Your Project?

Wed, 04 Oct 2023 14:59:45 GMT

Why do I even need an architect? Isn’t hiring an architect just an unnecessary additional cost to my project?

These are just a couple of the most common questions.

The reality is that most people don't fully understand what architects do and the value we provide to our clients and their projects.

We are so much more than people who create blueprints and renderings.

To address some of the common misconceptions about architects, I’m creating a new series of blogs, where I’ll summarize how my 50+ years in the architecture profession will bring value and expertise to every project.

How My Career in Architecture Started

My career began as a draftsperson once I graduated from high school. I worked for two years prior to entering architecture school. My parents could not afford to send me to college. Hard work and dedication saw me through school while gaining valuable experience.

That experience was the beginning of understanding how and what an architect does, as an advocate for their client, adds value and ensures an elevated level of a successful project.

I began working for small firms that had excellent reputations in executing well-designed, technically competent buildings for a variety of building types. During college, I went to work for one of the largest architecture practices in the country.

The firm was not only an architecture firm, but practiced in urban design, landscape architecture, interior design and even built some of the projects they designed.

Gaining this wide variety of experience, before graduating from college, paved the path for my future as a business owner and architect. I rose to leadership positions in two of the nation’s largest firms because clients recognized that I was there for them in an utterly professional manner.

Over the next twenty plus years I worked for a variety of firms, primarily large corporate practices, whose primary aim was to create architecture that served its client’s needs.

There was always a principal-in-charge whose key role on the project was to ensure that the client’s needs were met and/or exceeded. This is where value is added—by exceeding the goals of the client’s project.

Starting My Own Architecture Firm

In founding my own firm in 1998, I set out to take the experiences I gained at these firms and put it to use in serving my clients. I decided early on that the goal is the client’s vision— and we add design excellence and our ability and knowledge to solving their design problem.

Integrating effective project management and technical capability delivered projects on time and at or under budget, adding value to the client’s need. I listen to what the client wants and try to understand how the user experience will drive the design of the project.

My firm has an interest in innovation and technology. This may be unusual for a small firm, but I believe integrating new forms of project delivery can only enhance the value we add to projects. The use of current software, including the initial stages of artificial intelligence (AI), leads to better efficiency in delivering our projects.

As an experienced lecturer, I have created advanced building code courses that train other architects on how to eliminate the pitfalls that affect many projects. Building permits often stunt the progress of projects to move forward quickly. The experience I bring to a project in dealing with code compliance adds value by ending what we call the “volleyball effect” of project submission, review, revision, re-submittal, rinse, and repeat.

In the next weeks I will be creating blogs that describe how my firm adds value to a client’s project. I will explore mitigating risk, the value of design excellence (not necessarily a matter of taste ), energy efficiency and effective project management. I hope you will find the blogs useful to you. AND, if there is an opportunity to collaborate with you on your future project, I would ask you to give me a call and freely discuss what you have in mind.

About the author: Greg Burke, FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years as a licensed architect and the President of Gregory John Burke ARCHITECT, PA. He is licensed to practice in eight states. His career has touched on project types from porch additions to high rise towers. He is also a member of the Florida Board of Architecture and Interior Design

Does Missing Middle Housing Negatively Affect Single-Family Home Values?

Mon, 12 Jun 2023 21:41:17 GMT

As I have discussed in previous blogs on Missing Middle housing, the term refers to diverse and attainable housing options that fit between single-family homes and large scale, high-density apartment buildings. Missing Middle has been with us for more than 100 years, but zoning beginning in the late 1920's restricted the ability to develop this type of project in most U.S. cities.

Along with restrictive zoning, a general misunderstanding of Missing Middle housing has caused local communities to question its impact on property values to surrounding single-family homes. Such confusion has stalled or even halted developments from moving forward, even in communities that are in desperate need of attainable housing for rent or for sale.

Several studies have shown the value of the single-family home is more likely to be improved by having the Missing Middle building next door.

According to reports from the National Association of Home Builders (NAHB) and Opticos Design, areas with a mix of housing types tend to have greater stability in home values than areas with only single-family houses.

As the reports and case studies show, cities around the U.S. are finding that a diversity of housing options attracts a broader range of buyers and renters, provides market flexibility, offers desirable amenities, attracts long-term investors, and the communities benefit from well-thought-out urban planning and zoning policies.

Missing Middle housing addresses the severe deficit in housing with options that offer a desired type of living accommodations where there is high-demand and a limited supply of housing. (See US Housing Starts chart below.)

Housing Demand and Changing Demographics

Missing Middle housing addresses the severe deficit in housing with options that offer a desired type of living accommodations where there is high-demand and a limited supply of housing.

These types of homes also address the shift in the demographic makeup of homebuyers since 2000.

In his 2023 presentation, The Extinction of the Starter Home in America: Could Missing Middle Housing Be the Answer? , John Hunt of MarketNsight shared details about U.S. housing market conditions and demand.

The dramatic lag in housing starts since 2008 has created a deficit in housing felt across the country — and across all demographics.

Hunt notes the significant pressure the two largest generations now have on the housing market.

The Baby Boom generation drove housing demand in 2000, as they moved up into homes to accommodate growing families. They continue to drive housing demand in 2023, as they look to retire, often preferring to downsize their homes and the amount of maintenance needed.

There's further pressure on today's housing market from first-time buyers, primarily the Millennial generation. Like their Boomer counterparts, they are looking for homeownership options that fit their lifestyles.

Both groups are attracted to smaller, low-maintenance homes in desirable, walkable communities with easy access to entertainment, dining, retail, and more. (Sounds a lot like the Missing Middle communities built in the early 1900s!)

The Return of the Missing Middle

Missing Middle options historically checked off the boxes that today's homebuyers want. Usually ranging in size from 950 sqft to 1759 sqft, these homes are significantly smaller and less costly than larger single-family homes.

It's no wonder there is a resurgence in interest in the Missing Middle.

Compared to single-family homes, Missing Middle homes in the U.S. saw a spike in popularity in the late 1960s and into the mid-1980s, but then dropped off again in the early 1990s.

While single-family housing starts plummeted with the 2007-2008 recession, the multifamily homes of the Missing Middle remained more stable. (see chart 1-12)

The gap between the two types of housing has narrowed and remained stable. Especially as single-family home prices have soared in recent years.

The movement to add more Missing Middle multifamily housing is taking place in many parts of the country.

Washington state recently passed legislation outlawing restrictive single-family zoning that opens the door for the Missing Middle to flourish. Similar legislation in Minnesota, Texas, Oregon, North Carolina, and other states, supports the potential to make home ownership more attainable for the younger generations and to create housing solutions for reducing homelessness.

Success in communities across the country is already showing that Missing Middle housing can increase economic diversity and provide opportunities for families and individuals to own or rent homes in desirable neighborhoods (closer to jobs, school, and essentials such as grocery stores). This can lead to a thriving and diverse community, which can have a positive impact on local businesses and the overall sustainability of the area.

While some Missing Middle projects initially face resistance from residents, developers, and outdated zoning, with a greater understanding of the value these homes bring to individuals, families, and communities, we have reason to be optimistic these projects will be successful solutions to the severe shortage of attainable housing.

This is part 5 in my series on Missing Middle housing.

About the author: Greg Burke, FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and currently advises to the St. Johns County (Florida) Affordable Housing Advisory Council. He is also a member of the Florida Board of Architecture and Interior Design.

Is "Pattern Zoning" the Recipe for Success with Missing Middle Housing?

Thu, 25 May 2023 15:19:11 GMT

Part 4 - Missing Middle Housing

In my previous blog posts on Missing Middle Housing, I explored the history and barriers to providing affordable housing to most of our neighborhoods in the United States. I also introduced a long-successful Missing Middle neighborhood in Columbus, Ohio that could be held up as a model for what Missing Middle could look like.

Current zoning in most American communities addresses residential development in terms of single-family and high-density residential uses. The high-density designation usually begins at 24 units per acre. As discussed earlier, “Euclidean Zoning” developed over the United States in the early part of the 20th century and has remained the standard in many communities.

Missing Middle Housing’s goal is to provide affordable housing that fills the gap between single-family and high-density residential types. In doing so, many land development codes and comprehensive plans must be amended to permit the affordable products that Missing Middle can provide.

A relatively new concept is developing in the central United States, specifically in Texas and Oklahoma.

A Case Study of Pattern Zoning Success: Bryan, Texas

The town of Bryan, Texas, home of Texas A&M University, was experiencing issues with “stealth” dorms and rooms for rent in low-quality housing. The city sought a way to improve the quality of the housing without over-burdening small developers.

In fact, small developers are ideal candidates to build the Missing Middle product types.

The solution to this dilemma became what is now termed “pattern zoning.” The pattern zone is a technique for convenient and contextual densification of existing neighborhoods. The term “densification” often strikes fear in those who are used to living in single-family neighborhoods. However, the key term in pattern zoning is “contextual.”

The designs that emanate from pattern zoning are those that would comfortably fit in a single-family neighborhood. One could look to almost every college town and see examples of this type of housing. Many larger homes have been converted to supply off-campus living for students. Moreover, many of the homes are older and in need of updating.

In Bryan, working with styles that were inherent in the community (known as “vernacular architecture” style) and designing for local climate conditions, the city used pattern zoning to pre-approve building plans for four building types:

Cottage
Flex house
Apartment house (multi-unit building looking like a single-family house)
Walk-up apartment building of 12 units

The building types provided low-rise density that comfortably snuggled up to adjacent single-family lots. And, each of the building types are approved on a block-by-block basis for specific parts of the midtown area .

The city retained licensed architects to provide designs and fully permit table construction drawings for the building types. As such, there is an expedited plan review for permitting. Since the building plans are approved when completed by the architects, a developer only needs to provide an approved site plan with accompanying civil engineering to be issued a building permit.

The program made it convenient to build housing at a scale that most single-family homeowners could find as compatible. It also offered significant savings to the developer. The city reported that with this program a developer could save in the range of $8,000 per unit in small scale multi-family formats. In some cases, mixed-use buildings are available that provide housing above mom and pop type business activities.

The program also offers opportunities to customize the designs with minimal review and approval time. Bryan was also clever in how these potential projects could develop. The city identified possible areas where pattern zoning could be implemented. They wrote the zoning ordinance so there would be a variety of design and building types in those zones. They did this by restricting developers from not being able to take more than three consecutive sites adjacent to each other for development of their project(s). In doing so, the city intended to increase the quality and variety in housing opportunities in the pattern zones and zones adjacent to the pattern.

Architect's rendering shows possible development options in the city's changing pattern zoning guides including changed housing and business design. (Render by Miller Boskus Lack Architects )

A Promising Future for Missing Middle Housing and Pattern Zoning

The use of pattern zoning can be seen as a next step in providing a more form-based code. As is the promise of form-based codes, the variety of neighborhood building types can enhance neighborhood quality, walkable areas, and a better quality of life.

The pattern zone can also provide practical, affordable opportunity for small-scale infill development. This makes the most of limited available land in established neighborhoods while addressing the growing need for available housing.

The pattern zone can be a win-win for all involved.

Municipalities can reduce their administrative costs and reduce the time it takes to get building permits.
Developers can save on design time and costs, along with entitlement costs.
The community gets a better quality of housing at several different levels of affordability.

In a way, the process of providing these homes harkens back to the early 20th century when Sears & Roebuck offered house kits for sale that provided a complete home at a reasonable cost.

If you are a developer, city planner, or municipal manager interested in learning more about how to benefit by adopting pattern zoning and Missing Middle Housing in your community, let’s talk!

Contact Greg Burke, FAIA

About the author: Greg Burke, FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and currently advises the St. Johns County (Florida) Affordable Housing Advisory Council. He is also a member of the Florida Board of Architecture and Interior Design.

Tackling the Challenges to make Missing Middle Housing Work

Tue, 28 Mar 2023 16:06:15 GMT

Part 3.

Making Missing Middle Housing Work Today

In Part 1 of this blog series, I reviewed what existed in many pre- and post-World War I neighborhoods and why the Missing Middle Housing types disappeared. In Part 2 , I briefly describe the characteristics that make Missing Middle Housing a desirable way of living for many, whether they need affordable housing or not.

Now in Part 3 , I look at the challenges in the way of bringing Missing Middle Housing to the neighborhoods and communities here in Florida, and across the country, that face desperate housing shortages and need more affordable housing options for the majority of their residents.

Barriers to the Missing Middle Housing Comeback

Now that we've explored the characteristics of Missing Middle Housing, both past and present, let's look at some of the reasons these neighborhoods have disappeared and the barriers that stand in the way of bringing this type of housing and community design back.

The reasons for why the Missing Middle has disappeared are many. The barriers that exist constitute a long list that the understanding of just a few of them and how to overcome those barriers could generate a renewal of Missing Middle Housing.

Here are the top 8 challenges that must be addressed if Missing Middle housing solutions are to move forward.

1. Zoning

Neighborhoods do exist in many communities across the country that have Missing Middle Housing. Most of these neighborhoods were created and built prior to the advent of zoning. Euclidian zoning (named after the Ohio village that initiated the use of divisions in the village based upon permitted uses) has been in place since the late 1920's. This type of zoning is created to separate zones such as single-family from multifamily and varies widely across the nation. Few communities have developed zoning that would allow for Missing Middle Housing on what could be single-family lots.

Euclidian zoning is a very large impediment for providing Missing Middle units. Very few zones providing for multifamily or medium density deny the possibility of providing for affordable housing types such as Missing Middle. Minimum lot size, setbacks, and maximum densities often negate the possibilities for anything but single-family or large multifamily units.

Zoning mapping is also a hindrance to providing the Missing Middle. In more than 75 percent of the residential zones in the United States it is illegal to build anything but a single-family home. The 2019 New York Times article bemoaned that the American Ideal of a house with a yard on every lot may be an impediment to affordable housing. With current zoning, most multi-family housing districts are on large lots and generally nowhere near walkable or transit that make Missing Middle possible.

2. Lot Size

The density of many lots zoned for either minimum lot size or development units per acre also restricts the possibility for inclusion of the Missing Middle. In other times, households would buy a small home and move up in size when it was needed or remain where they were if there was a status quo for their personal situation. Today, minimum lot size almost always dictates that a developer needs to build as large as the market will allow. This is also a result of the 1920's Euclidian zoning.

3. Fees

Impact fees, the fee charged by municipalities to developers to build their developments, often kills the opportunity for Missing Middle.

The big issue is that regardless of the size of the unit built, the cost is the same. Impact fees are the same whether you build 1,000 square feet or 10,000 square feet—keep in mind, this is not the case in all localities.

The cost of impact fees further restricts the opportunities for Missing Middle.

4. Parking Requirements

Along with the lot sizes, density requirements, setbacks, and the like, parking is a major detriment for Missing Middle. Off-street parking is often the killer of a developer’s proforma from being cost-effective. Zoning requirements for more than one space per unit with guest parking added, do not always reflect the real needs of the property or the neighborhood. These often unrealistic requirements deny the ability to develop Missing Middle where a developer can make a reasonable profit. In a perfect world, parking requirements would be determined by market conditions and not be mandated in zoning rules.

Onsite parking for more than one car per unit plus guest parking often obliterates the opportunity for infill development. Often there is not a development potential to make it financially viable. In many larger cities, infill housing is developed on large lots for this very reason.

5. NIMBY (Not in My Backyard)

Ranking high on the list of impediments to Missing Middle is NIMBYism.

The reason for NIMBYism is that single-family residents feel that their property values will go down because Missing Middle houses are sold based on a dollar per-square-foot basis. As such, Missing Middle housing on a per capita basis is usually an add to property values.

Smaller developers who would like to build in certain communities where NIMBYism is prevalent often turn away due to the protracted cost and time that it takes for approvals. In communities where zoning requires a public hearing, this can drag the approval process out over a year or more and the developer may still not get the entitlements to build.

Developers need to find ways to properly frame the conversations as to why Missing Middle can be an attribute to the neighborhood or adjacent neighborhood to allay the negative impacts of NIMBYism. Many communities across the country have found ways to frame the conversation so that there is not mass public opposition to a proposed Missing Middle development.

6. Regulations & Code

Let’s not forget the Fair Housing Act (FHA)! Any development of four or more units requires compliance with the Fair Housing Act. Along with the FHA, the building code can have an impact. If you exceed more units than a duplex, the residential code is set aside for the full building code. The International Building Code requires a more expensive and restrictive set of regulations than the International Residential Code.

7. Costs & Profit

Likely one of the biggest impediments is perceived costs that do not enable Missing Middle development. Margins for developers of small projects are recognizably smaller for small projects, while costs may be about the same as a large project. Small condo projects have severe impacts from liability and construction defect laws. Getting financing to build small condos is also a draw-back, not to mention buyers getting financing to purchase in small condo communities. Setting up a condo board on a small project also hinders its creation.

8. Emerging Opportunities

Focus by large-scale builders do not have Missing Middle as a part of their portfolio. Why? Likely because for the past 100 years or so, these types of units have been illegal or not provided for in the zoning laws. With the help of groups like the Urban Land Institute (ULI) and the Congress on New Urbanism (CNU) , there is an opportunity to begin a small-scale product development forum to bring not only small developers but hopefully the “big guys” into the conversation. Many of the big builders have found that providing townhouses for rent is a viable market. Perhaps the work of ULI and CNU can lead creative solutions to enable the Missing Middle.

What's next?

In upcoming articles, I'll continue to share insights into Missing Middle housing solutions. We will look at the relatively new concept of “pattern zoning” and the potential it has to enable the creation of Missing Middle districts in our communities.

I'll also go into details about what the density might look like in Mixed Middle Housing neighborhoods, and the barriers to making Missing Middle part of the housing solution.

I hope you continue to follow the blog.

About the author: Greg Burke, FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and currently advises to the St. Johns County (Florida) Affordable Housing Advisory Council. He is also a member of the Florida Board of Architecture and Interior Design.

What Makes Missing Middle Housing Neighborhoods Successful?

Thu, 13 Oct 2022 18:29:41 GMT

Part 2.

Characteristics of Missing Middle Housing

In Part 1 of this blog series, I reviewed what existed in many pre- and post-World War I neighborhoods and why the Missing Middle Housing types disappeared. In this part, I briefly describe the characteristics that make Missing Middle Housing a desirable way of living for many, whether they need affordable housing or not.

What makes up Missing Middle Housing?

The elements of the style of the buildings vary from community to community. I attended The Ohio State University in Columbus, Ohio living in Columbus for a little more than seven years. In that time, I got very familiar with several different neighborhoods that developed from the late 1890's on. Places like German Village, Victorian Village, and Italian Village all conjure up images to the residents of Columbus as highly sought after neighborhoods where many would like to live. While living in Houston, Texas, I lived in the Rice University area that was a mix of eclectic styles and varying unit types.

Those neighborhoods have changed over time, but the original style and development of the neighborhoods have remained the same. And what they provide for residents today is an example of how and why Missing Middle housing works.

Why do people want to live in these neighborhoods?

Firstly, the neighborhoods are walkable!

All of the neighborhoods are scaled to the single-family residence home. But each has its unique mix of single-family, duplexes, row houses, and courtyard-clustered homes — plus a mix of retail establishments and dining options. The underlying concept is that the neighborhoods are walkable.

Buildings are limited to two or three-stories. All of the neighborhoods are provided with on-street parking. While these neighborhoods came to life in the early part of the twentieth century, they continue to provide sustainable development patterns, even when (or especially when) the existing fabric is permitted to include Missing Middle Housing.

A closer look at German Village

German Village has a laid-back feeling with charming brick homes begun in the late 19th century by German immigrants. These homes share the neighborhood with book stores, shops selling hand-made jewelry (image 1, below) and mix gently with art galleries, German pubs, coffee shops, and American Bistros (image 2, below).

Many of the original homes have been remodeled (some several times) and many of the larger homes have been converted to duplex, triplex and quad units (image 3, below).

The three images above show a tree-lined street in the German Village neighborhood of Columbus, OH. While the sidewalks are somewhat narrow, they make it easy to walk along the streets, and move from retail shops to restaurants to residences. Neighborhood parking is generally on the street and in some cases, there is limited on-site parking for shops and restaurants. All the buildings at this corner rely on street parking.

After finishing my architectural education, I lived in German Village. Image 4, below, shows a duplex that consists of the original single-story, brick-clad building with an added second floor. A classmate and I shared this two-bedroom, one and one-half bath unit. Our portion of the duplex was the original one and one-half story home and was converted to two-stories. A second single story one-bedroom, one bath unit was added to the home turning the existing single-family building into a duplex unit. The single-story unit is located off a courtyard behind the tree (Image 5, below).

The block I lived on has all of the hallmarks of New Urbanism design created in the 1920's. Immediately adjacent to the home I lived in is a duplex unit. The building was originally a large single-family home that was converted to a duplex, and later re-clad the existing brick with a board and batten siding, which was popular for additions and renovations in the 1970's.

And, while the building adjacent to that duplex (on the left side of image 5) appears to be a shot-gun styled single-family home, it too is a duplex with an entry off of a sidewalk between the two buildings.

Designing a Cluster Housing Development with Missing Middle in Mind

While living in this duplex, I was employed in the Columbus office of NBBJ. The office was a 15-minute walk from the home. Even when it snowed, the walk to work was enjoyable. When fall arrived, the bright yellows and reds of the leaves made the walk home a comfortable wind-down to the day.

One of the exciting projects we executed at NBBJ was a cluster housing development (Image 6, below) adjacent to the famed Battelle Memorial Institute, on the south end of the OSU campus. Battelle retained NBBJ to design the project that relocated six large Victorian homes from other parts of the city to the tree-lined street.

Local zoning required off-street parking. The NBBJ team designed detached garages for the buildings that were relocated. Small additions were made to each of the homes to provide what we would now call accessory dwelling units . Two of the homes were divided to make duplex units.

What makes these neighborhoods successful?

While density has been increased, there is a perception that there is no change to the residential scale of these neighborhoods. Maybe that's part of the magic of Missing Middle housing — In many cases, this can increase a neighborhood's density of 16 du/units per acre without the perception of the scale of the neighborhood changing.

As an affordability issue, neighborhoods like German Village, along with Victorian and Italian Villages, the need for the density increase is also needed to provide a viable transportation system and options, necessary for those who have given up the car (and related expenses) in favor of living in a walkable neighborhood.

Theses neighborhoods provide places for employment and business opportunities for entrepreneurs. The added residential density is required to support both transportation systems and the amenities that residents seek in living in neighborhoods that comprise Missing Middle Housing.

What's Next?

In my next posts, I look at what the density might look like in Mixed Middle Housing neighborhoods today, and the barriers to making Missing Middle part of the housing solution.

I hope you continue to follow the blog.

About the author: Greg Burke , FAIA, NCARB is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and currently advises to the St. Johns County (Florida) Affordable Housing Advisory Council. He is also a member of the Florida Board of Architecture and Interior Design.

Can Missing Middle Housing Solve the Affordability Crisis?

Fri, 15 Jul 2022 14:00:42 GMT

Part 1.

The short answer is YES! The long answer is HELL YES!

Missing Middle Housing is the housing type that existed in the United States from the turn of the 20th century up until the mid-1920s when Euclidean zoning became popular throughout the country.

Euclidean zoning was named after the city of Euclid, Ohio, a Cleveland suburb, where in 1926 the city was the first to devise a plan to segregate land uses on the basis of how the land was being used. This could be helpful when segregating residential use from industrial use.

The downside of this type of zoning, which exists in the vast majority of United States cities, is that it encourages segregation, limits housing supply, and encourages urban/suburban sprawl—which involves the spreading of developments into suburban or rural areas.

All three negative impacts have led us to where the United States now finds itself with a housing shortage and affordability of new and existing housing.

In 1926 when this type of zoning began, there was a need to segregate the industrial uses from the residential due to the “dirty” nature of what industrial uses of buildings put into the atmosphere. Today, the industry has cleaned up its act and many industrial uses are now far cleaner than at the turn of the twentieth century.

Considering the housing crisis that America finds itself in now, it's important to go back to Missing Middle Housing which is a much better solution to affordable housing.

In this article, I go into what Missing Middle Housing is, its history, and why it's the ideal solution to solving America's affordable housing crisis.

So what is Missing Middle Housing and how did it disappear?

Missing Middle Housing is the building type that used to populate many cities with some relics still in existence in older cities in the US.

It is the type of building that exists between single-family and mid-rise multi-family housing.

Missing middle housing consists of duplex, triplex and fourplex units, courtyard apartments, bungalow courts, townhomes, row houses, multiplex buildings, and live-work units.

Many of these housing types have diminished to just a few neighborhoods in large cities where they previously served as workforce housing. Today the need is even more prevalent than at the early stages of the 20th century.

In many communities, businesses and even governments are finding it difficult to hire workers due to the high cost of housing.

In my home of St. Johns County, Florida, the average median price of a single-family home has skyrocketed to $588,000. Rents for two-bedroom apartments can start at more than $1,200. (as of July 2022)

This price tag makes it almost impossible to hire beginning teachers, police officers, firefighters, and other employees of governmental agencies. Small businesses such as restaurants, lawn services, and even trade contractors are being priced out of the market.

Where Did Missing Middle Go?

I grew up in a small city of about 20,500 people in northeast Ohio. Growing up, we could walk to school (about two miles—yes, uphill both ways in the snow).

The streets were tree-lined with a mix of home styles and buildings, some very different from the home where I lived. Several of the houses had two or three front doors. Some were large homes that were subdivided into apartments. We also had small corner markets, pizza shops, drug stores, and other commercial buildings that were not located “downtown.”

It was a great place to grow up. The city also had a Presidential library right across the street from my grade school. I had the benefit of growing up in the same city where President William McKinley was born. In general, it was a neighborhood and city where everyone seemed to know each other, and livability was a high priority.

Unfortunately, that's not the case anymore. So many Americans are faced with housing options that are unaffordable.

And to make matters worse, shopping centers, restaurants, office buildings, etc., are no longer within walking distance. This means residents have to drive to those places, which is especially costly considering the pain at the pump we're currently experiencing.

So, why did this type of housing disappear across the country?

The automobile made commuting much easier to live on more than a quarter-acre lot (or smaller homes), or even an acre or more, with your neighbors a friendly fence away.

This model of development led to suburban sprawl, especially in the late 1950s and 1960s, and to some extent, the de-socialization of our communities.

It's time to embrace the Missing Middle

Today, people are looking to live in walkable neighborhoods where they may be able—depending on their job—have the ability to live with one car and access services within a short walk. The auto-centric, single-family development is now at a point where it does not meet the needs of many who are considered in the workforce.

Consider this...

Nearly 30 percent of all housing in the United States is made up of a single occupant.
By 2035, one in five persons will be over the age of 65.
Households without children will account for a very large change in the households within the next ten to 15 years.

B aby boomers and millennials are looking for a change from the suburbs to a more walkable environment. Current development standards of providing larger homes and people wanting to restrict their neighborhoods to single-family homes make it difficult for developers to provide other types of housing.

How will Missing Middle Housing overcome these issues?

The current planning and zoning regulations in many communities make it difficult, if not impossible to provide Missing Middle Housing and mixed-use neighborhoods that can create the desirable neighborhoods that can be found in several highly sought-after neighborhoods like Park Slope in Brooklyn or smaller neighborhoods like Lincoln Park or Oak Park, Illinois.

Yet, currently, many zoning ordinances for small communities include more than 90% of the community land use for single-family housing. This zoning leads to suburban sprawl and has, in the past, led to segregation.

Planning and zoning departments will have to take a serious look at how land-use planning currently exists and how it can be amended to allow for a more affordable housing market.

There are new tools such as overlay districts that can help to solve the affordability crisis. The great thing about Missing Middle Housing is that it can be accommodated in what is traditionally viewed as single-family neighborhoods.

The solution to the housing shortage and affordability isn’t easy

Just increasing density is not the answer. Nor is just building more. There needs to be a complete way of re-thinking the entire planning and zoning process.

Several communities and states are enacting legislation that amends the single-family model in favor of Missing Middle Housing types.

What will make a difference are the architects who are skilled at understanding how Missing Middle Housing can help mitigate the shortage and affordability.

In Part 2 of my series on the Missing Middle, I look at what makes this type of housing successful.

As a point of appreciation, and a source of information, I refer the reader to the book MISSING MIDDLE HOUSING, Thinking Small to Respond to Today’s Housing Crisis, by Dan Parolek and Arthur C. Nelson. The book published in 2020 is a detailed information source of how Missing Middle Housing can work in your community.

About the author: Greg Burke, FAIA is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He has been an ardent proponent of solving the affordability issue for housing and currently serves on the St. Johns County (Florida) Affordable Housing Advisory Council.

An Architect's Answers to Clients' Top 5 Missteps

Wed, 16 Feb 2022 18:03:00 GMT

When my friend Andrew Favata of BACI Advisors posted on LinkedIn the "Top 5 Mistakes Owners Make" in developing their projects, it prompted me to share my recommendations based on my own 40+ years of experience working on a range of projects from extremely small and straightforward to large complex corporate projects.

Whether you are contemplating a porch addition or you are a corporate officer or facilities manager, the missteps and their solutions are equal. It’s just a matter of magnitude in time and dollars.

In this article, I will mostly address the smaller projects. More about those really big projects in another post.

Misstep No. 1: "Assembling the Wrong Project Team and People."

You would think that this is a no-brainer. For small projects this may actually be a bigger issue than for larger projects. Corporations have facilities managers who perform this task and are charged with keeping the corporations from making this and the other four mistakes.

But small project owners have to do everything themselves - right?

What should the small project owner do?

Enlist someone they trust in helping put a team together
Interview several firms needed to design and construct the building
Review the resumes of the individuals who will design and build the project
Ensure continuity of the team

Misstep No. 2: "Insufficient Planning Without the End Goal in Mind."

When you consider building something there is usually some semblance of a goal in mind.

Again, the larger projects have the advantage in that there is a team of people who have done a lot of homework (architects call it Programming), identifying goals and objectives of meeting the resultant building’s image, function, and life-cycle operation.

What should the small project owner do?

Put together the right team who can provide the best direction for your project
Work closely with architect or construction manager to develop a proper Program
Don’t think this omission will save time and money - it won’t

A recent prospective church client came to me with two pre-engineered heavy-timber structural system buildings designed by the heavy-timber fabricator. The fabricator was also asked to basically design the building, EVEN though they informed the client that they were not architects. Both buildings were to be two stories in height with people occupied second floors. There was no elevator, toilet rooms did not meet the building code and in general, the building was not well designed.

The church representative already had hired a civil engineer to design the site and locate the buildings without the aid of an architect. One of the two buildings did not orient itself to the site in the best method for energy efficiency. Putting the WHOLE team together before starting one aspect of a design will save time, money and headaches.

Misstep No. 3: "Creating Inaccurate Budgets."

This mistake takes on exponential impacts, especially if you have made Missteps 1 and 2.

What should the small project owner do?

• Employ the professionals in developing your budget

• If budget exceeds funds, adjust the scope of the project

• Allow for a contingency fund, especially for early budgeting (usually 20% above budget)

Misstep No. 4: "Underestimating the Time Involved and Missing Deadlines."

This mistake can have dire consequences.

Every project needs a realistic schedule as well as a budget. Architects and construction managers develop schedules with milestone dates for the completion of the design and construction.

The ancient Chinese proverb that a man will never arrive at his destination if he doesn’t know where he is going applies here.

The schedule IS the road map.

What should the small project owner do?

With the professionals, develop a realistic schedule (and be sure to take into account time for permit approval )
Understand that the schedule impacts the quality of construction
Understand - accelerated schedules have cost impacts
Take into account climatic conditions that can affect the schedule

Misstep No. 5: "Managing a New Project While Running Their Main Business."

Because the large projects have staffs that are tasked with performing the management on the owner’s behalf, this misstep more likely happens on smaller projects than large.

What should the small project owner do?

If the budget can accommodate - hire a professional to represent your interests
Meet regularly with your representative - have an update schedule
Insist that written progress reports be submitted to you for approval

By assembling the right team and right people to execute your vision, will allow you to continue to do what you are good at doing.

Rely on the team you have assembled. They will likely ensure your success and if they do their job properly, make you look like the "smartest person on the block."

Avoiding the "5 Missteps" will not totally guarantee that your project will move smoothly along without bumps in the road. But avoiding these slip-ups will ensure that you will spend less time, money, and sanity on getting the building constructed.

No one can predict when a natural disaster will impact your project. Or, will the market tumble, affecting your bottom line?

However I can be one-hundred percent accurate that if you make any of the errors outlined above, you will adversely impact your schedule, money, or sanity. Or all three.

Greg Burke, FAIA

Getting Ready to Hire Your Architect? What you Need to Know

Fri, 28 Jan 2022 18:43:58 GMT

As an architect, I am often asked by potential new clients to assist them with a project they have in mind. They usually come to me with no real idea of the needs for hiring an architect. In many of the cases, the potential client has not had any experience with a building project and has no idea of what needs to be done before they hire their architect.

So, what has to happen before you hire your architect?

Understand that you and your architect are going to be joined at the hip in executing your vision of what you want designed.

First, do some research, that may sound daunting, but in the age of everything is on line, it’s not that hard. It’s easy to find out what architects design the type of projects you are going to build. Use the usual search engines by performing searches like “residential architects near me” if you are looking to have a house designed.
Once you get a list of potential architects, visit their website. The website will show you the type of projects they execute. Take a good look at the projects, but also look at the area devoted to the firm itself. Some firms will tell you the process they use to design. Others will give a sketch bio or possibly even detailed bios of the firm leaders and staff. They may also tell you about the awards they have received if this is something that interests you.
As you review the various architecture firm websites, it’s a good idea to know your objectives and goals for the project. If you have stylistic concerns for your project, have a few graphic images (photos) of what you like. Compare those images to what the architect’s website shows. Is your vision a fit with what that architect designs?

Some architects have a very specific style. Others will work with what your desires are. Determine this by closely observing their projects on the website.
Now, based on what you've seen and read about these architects, make a list of three or four architects that you may want to contact.

But WAIT, Don't Call Just Yet!

Before you call any of the architects on your list, you want to have a pretty good idea of what you want to do. When you speak to potential architects, you will want to be able to explain your goals and vision.

5. Compile your notes and any visuals you've collected for inspiration. For residential projects, online resources like Houzz or Pinterest make it easy to keep a collection of inspiration and ideas handy and easy to share. Or gather a folder of images on your computer, or simply keep a file or binder of photos and pages torn from magazines.

6. Be prepared to answer questions. The architect will need to know some specifics from you, such as:

the time frame you are working with
the type of project
the location and the condition of the property or parcel
your goals for the project
your anticipated available budget

You should be ready to explain if you are working with an existing property or building on a new property; for example, is it purchased yet or not; are you looking for a major renovation or addition, or a new "ground-up" build?

7. You also need to have a very well‐developed idea of what you can afford to spend on the project, including the design fees.

I normally advise clients that when they know what they have to spend, depending on the type of project, design fees could run from five to twelve percent of the cost of the building depending on several factors the architect can review with you.

Many architects have moved away from offering their services on a percentage of the construction cost. Some clients see this method of compensation as a way for the architect to over‐design and run up their fees.

Our office sets fees based upon the services you will ask us to perform, we estimate the number of hours required to do the tasks and assign hourly rates that are competitive to those other architects might charge for the same levels of service in the area.

STARTING WITH AN EXISTING BUILDING?

If you are contemplating an addition to an existing house or you are going to move into an existing commercial space as a tenant, get the drawings of what exists.

If you have had a custom home designed previously and you are contemplating an addition or alteration, you may have the original drawings. If you do not, you may be able to obtain what was permitted from your local building department.

The drawings will save you time and money in having the architect measure th existing building or employing a consulting firm that can laser scan the building and give highly accurate drawings exist at the time of the scan.

Budget for the Unexpected

We also advise that you hold a contingency of money for unforeseen costs. Construction projects can have additional costs arise from many different scenarios – materials pricing, multiple or excessive revisions, weather delays, etc.

It is best to keep about 10 percent of your budget handy to take care of these unexpected expenses. If they do not arise, it will give you some extra cash at the end of the project to put in your pocket, buy something special or take a vacation.

8. Now, go ahead and make those calls.

When you speak with each architect, be very candid about what you want. Your relationship with the architect will get quite personal.

Depending on the type of project, the architect will have several questions relating back to the items detailed above. They may ask you to fill out a questionnaire that will facilitate other dialogue before a pencil (or mouse) is put to paper (or the computer).

Many architects like to meet you personally. This is done for a reason. Because the process gets very personal and will last months, even years, it is important that there be a level of trust and understanding between you and your architect. At times, the architect may have to apprise you of happenings that may not be to the best of your advantage. The architect must be able to look you in the eye and let you know that there is situation that needs a resolution. If the architect cannot do that, then they should not be your architect.

The initial in‐person meeting will help establish a positive, mutually trusting business relationship that makes it comfortable for both you and the architect to be candid and collaborative throughout the process.

Honest Questions & Honest Answers When Working with an Architect

9. When you make the calls, discuss the project openly and honestly. The architect should also give you honest and clear answers that will impact your decision to hire.

Many clients like to have the architect be local. In this day and age of the Covid‐19 pandemic, most have become comfortable with video conferencing. Being local may not be that important of a consideration.

Ask pointed questions.

Ask what services the architect will provide. It is more important to understand what the architect will do for you before you ask about fees. Take time to ask questions until you feel you have a good understanding of the process and services you can expect.

Most architects will want to have some detailed information before they can give you a proposal for the services and what the associated fees would be. In many cases, it is best to have the fee discussion after you have had at least one face to face meeting.

As you wrap up your initial call, decide if you may have more questions and set time to follow up. Chances are some of these initial conversations will spark new ideas and new questions for you, and you may want some time to gather more information and follow up.

You and your architect are going to be working together for a long time and through potentially complex and complicated, challenging situations.

Choosing an Architect for Your Project

10. As I mentioned above, you and your architect are going to be working together for a long time and through potentially complex and complicated, challenging situations.

You should consider who is going to be the best collaborator with you on your project.

Who will you feel comfortable with over the ups and downs of the project? Ask questions that help you get a sense of how they work, if they listen to you, how they will communicate with you and help you make decisions throughout your project.

It is your project, your money, and in the end, you are the user of the project. Your architect should be there to support you and guide you through the design and construction process. Your project should be a win‐win opportunity for both parties.

Greg Burke, FAIA

Why does it take so long to get a Building Permit?

Wed, 12 Jan 2022 18:01:27 GMT

Design professionals, owners, developers, engineers, and building departments bear some responsibilities.

Buildings require a permit in order to be constructed.

For many years, owners, developers, design professionals and the building departments themselves have struggled with the amount of time required to review design construction documents that are the basis of the building permit. The smallest of jurisdictions review

thousands of applications for permits and are bombarded by construction projects of all types.

What are the reasons for the length of time required to obtain the permits?

The American Institute of Architects retained Price Waterhouse Coopers (PWC) in the 1990's to conduct a study of the impact of the amount of time and the reasons why it takes to obtain permits. Additionally, they analyzed the costs for those delays in getting the permits issued.

What they found then remains true today.

It seems that is plenty of responsibility to go around for the delays to all of the parties involved in the process. The simplest of projects, fences, equipment replacement and the like can be handles by "over-the-counter" applications. These types of permits are usually handled in a short period of time, but they do impact the staff issuing the permits, especially in small jurisdictions. Building permits take more time.

If it can be looked at as "blame" for the delays, there is plenty of it to go around. All states have laws that require design professionals (architects and engineers) to sign and seal drawings and specifications that are the basis of the applications. Many states have exceptions to what types of buildings have to be certified by the design professionals.

For instance, in Florida, an architect is not required to sign and seal single-family and two-family residential buildings and agriculture buildings. But an engineer is required to sign-off on the structural design of the buildings.

In many cases single-family residences are designed by drafting and design firms without a licensed architect on staff. Depending on their level of expertise, they may or may not be submitting the required information for the permit.

Design professionals, owners, and developers also bear some responsibilities.

State legislatures have established laws on who can design, thus certify by signing and sealing their construction documents, they are legally permitted to do so. Many inexperienced owners and developers try to save money by hiring the engineers and by-passing the architect. This can cause delays in moving the permit process forward.

Looking to Florida for an example, the state permits civil and structural engineers to design buildings that are "purely incidental" to their practice. The term "purely incidental" is not legally defined and in some cases, makes it difficult for building departments to

determine if the engineer is permitted to design the building. Additionally, professional engineering licensing laws in Florida do not identify by discipline, the seal of the engineer. In some cases, engineers who are not trained as civil or structural engineers submit for permits, thus causing the building department to spend time researching the engineer if not known to the department.

Building departments often are frustrated that applications submitted by engineers lack information required to grant a permit. The lack of information results in a "volleyball"effect of submission, review and comment, reply by the professional and repeat as many times as

necessary to issue the permit. The "volleyball" effect can take months, again causing the building department to impact the efficacy of their staff.

Architects and their engineering consultants are also a part of the issue. Many firms are well versed in providing the information required for a building permit application. Some are not.

Those who do not provide the information required by the building code initiate the "volleyball" effect that was discussed above. Depending on the size and complexity of the building, the delays can range from days to weeks to months.

In the thick of it all is the building department. Many building departments are enterprise funds, thus their funding comes exclusively from the permit applications and the costs of inspections. Many are understaffed due to the real estate market conditions of the community. If an understaffed department gets hit with a sudden burst of applications, it may take time away from reviewing the applications to hire and train new staff. In many cases building departments are staffed by individuals who have a minimum amount of education and training in the building code. On-the-job training takes time thus slowing the impact of getting permits issued quickly.

The PWC report identified all of the above conditions as the impacts of why it takes so long to get a permit. The cost could not be accurately estimated, but conservatively stated, the cost was in hundreds of millions of dollars.

Owners and developers lose potential income from getting their buildings operational.
Design professionals expend more time dealing with the "volleyball" effect, thus affecting their fees.
Contractors and builders can be affected by price increases in the supplies, materials, and equipment they use to construct the
buildings.
And, the jurisdictions where the buildings are to be built lose tax revenue from time lost getting the buildings completed.

In the end, everyone involved in the construction process is negatively impacted by not getting permits quickly.

What are the solutions to building permit delays?

Owners and developers need to realize that depending on the size and complexity of their project, fees are required that are fair and equitable to the design professionals who design the buildings. Owners and developer should expect detailed fee proposals from their design professionals and a work plan of how they will accomplish the design as a basis for their fee. Architects and professional engineers are the only parties charged with meeting the requirements of the building code.

Architects and engineers need to know the building code and the requirements for producing construction documents that provide the plans examiners the required information to get the permits quickly. Plans examiners are not mind readers. They need the required information to understand the design and assure that it meets the requirements of the building code.

Building departments need to provide competent staff, capable of understanding that the building code is a minimum requirement for construction. Better education of the plans examiners and inspectors must be a continual element of the building department’s operations.

Communication is likely the most important aspect of EVERY construction project.

Detailed explanation of the owner or developer with their design team is at the forefront. If there is a potential for misunderstanding, communicate as soon as possible with the party who needs to know. Design professionals need to make the building department a part of the team when issues exist that might cause delays.

Early resolution may impact the staff at the building department initially, but the amount of time saved on the back side can be appreciable. Where possible builders need to be involved and working with the owner-developer and design teams as early as possible.

The traditional process of design | bid |build may have seen its day.

In many cases, this sets up an adversarial relationships between all of the parties.

It bears repeating: In the end - communication is the key. People need to communicate with each other, and documents need to communicate the intent in detail to expedite the permit process.

Read more about avoiding costly mistakes .

About the author: Greg Burke, FAIA, is a Florida-based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. Prior to starting his own practice, he worked in the three largest firms in the country and was a technical director in one. Burke teaches an AIA-approved 2-Hour Florida Advanced Building Code Course titled "Preparing CODE COMPLIANT Construction Documents" and is the author of continuing education courses on BIM Execution Plans, and Architect-Led Plan review and Inspection Services.

The Underestimated Value of Town Center Developments

Mon, 10 Jan 2022 18:58:19 GMT

The roadblocks, benefits, and future of town center developments

We can't overstate the value of intentional town center design for city planners, property developers, real estate investors, and most importantly, the community that will be enjoying the space.

Without embracing town centers filled with parks, restaurants, grocery stores, leisure centers, and professional services, urban developments will always be stuck in the past.

In a world where multi-family developments continue to follow traditional methods, locals have to drive to access the most basic of amenities. Residents are forced to get in the car to meet friends for a coffee, or simply pick up some milk from the local grocery store. This shouldn't be acceptable, yet there’s not many city planners actually doing anything about it.

Despite investors prioritizing cost savings and project speed, and city planners often resisting new design ideas because "it's not the way things are done", town center development ideals are changing, albeit slowly.

Even in residentially zoned areas, many times a form based code for a Planned Urban Development (PUD) can comfortably fit into an existing zoning code with overlay district zoning.

Today, we're exploring the problems that arise with a lack of town center planning, how a town center design benefits locals, developers, and city planners, why there is still resistance, and how we can overcome it to offer residents a better quality of life.

Life without a town center

As we've seen across many residential developments across the country, and especially in Florida, a lack of town center planning dramatically impacts the community and their quality of life, especially in terms of:

Resistance to town center planning

Despite the clear disadvantages, there continues to be resistance among city planning officials, developers, and even locals themselves to embracing town center community design. But, why is there resistance, and what hurdles are stopping local governments and developers from developing more human-centric towns? Let's explore these questions below:

For developers

The issue with many developers not investing in this kind of design is that it takes longer to develop. In general, many developers and investors are more interested in creating maximum profit in the shortest amount of time, so focusing on developments that don't require rezoning or building height changes is typically a quicker option.

For city planners

Many city planners don't approve town center developments simply because these modern plans go against what has "always been done" and challenge traditional zoning laws that have been around since the 1930s and 40s to make them feasible (increasing building height limits, etc.)

For locals & residents

Some locals (usually the minority) resist new town center developments and the elevation of height limits as they're worried this may negatively impact the community—whether it's changing the neighborhood charm or potentially blocking views. However, this is rarely the case, as town centers only add value and ease to their lifestyle.

The benefits of designing a town center

From attracting more buyers to your development to offering people a better quality of life, the benefits of developing modern town centers are plentiful. And there are clear highlights for each of the parties involved:

For developers

While it's understandable developers want to make maximum profit, they need to understand the economic benefits of developing a town center. With better facilities and amenities, they're making their multi-family developments more attractive to prospective buyers or renters, along with professionals looking for commercial spaces. With the help of some marketing research, they can potentially bring in more profit than a development designed without a town center.

For city planners

City planners often find that having a more resident-focused urban development with practical amenities helps create a happier community and, in turn, reduces the number of complaints they deal with. Town center design also attracts people to the neighborhood, leading to a more positive and profitable community with an array of local businesses bringing in tax profit.

For locals & residents

There are many benefits to a planned urban center for local residents, such as lowering gas costs, increasing accessibility for those who don't drive, encouraging a healthy lifestyle (walkable and bikeable communities), less driving, less time stuck in traffic, and being within walking distance of cafés, restaurants, etc.

From attracting more buyers to your development to offering people a better quality of life, the benefits of developing modern town centers are plentiful.

Gregory Burke Town Center Designs

At Gregory John Burke | ARCHITECT, PA, we’re no stranger to town center designs. In fact, almost 25 years ago, we presented a design proposal for the Pointe West development near Vero Beach, Florida.

The future of town center development

As we've seen with modern-day urban center developments, there is still a lot of progress to be made in terms of addressing the real-life needs of current and future residents. Here are the things we think need to happen to push us into a new era of town center design:

Keeping an open mind

We need developers, designers, city planners, investors, and architects collaborating and discussing the issue of town center planning. Working together while keeping an open mind, staying flexible, and allowing the benefits of town center planning to take center stage is the way forward.

Local campaigning

It's also vital that there is an understanding within the local community to fuel the town center development and pressure city planners, county fathers, and mothers to drive the project forward and approve new zoning laws and overlay districts.

Smart growth committees

Communities need to push for this neighborhood type design during the design phase of Planned Urban Developments. Forming a smart growth committee, like the one that architect, Greg Burke, joined in St. Lucie, will help get things moving and create a consensus on the issue of town center development.

Town center design won't change overnight, but developers seem to be slowly embracing modern planned urban developments. Lifestyles have changed, the climate is evolving, and people live and work differently. So, now it's time to design differently, plan differently, and develop differently: for the good of the community.

If you'd like to learn more about town center design and development, check out our blog about the future of multi-family housing .

If you have an urban development project in mind, talk to architect, Greg Burke . Our extensive experience within this architectural modality can guide you through the entire town center design process.

Automatic Parking Systems in Urban Design

Fri, 07 Jan 2022 15:57:05 GMT

Is it the Answer to Parking Requirements?

Automatic Parking Systems (APS) are somewhat new to the United States, but have been used in other parts of the world for more than a decade. APS is becoming more prevalent in solving issues that lead to profitable projects that enable developers to reduce the required footprint for parking and make possible adding to the more profitable portions of a development project.

While APS may sound like something that is out of Star Wars, in actuality they are here and beginning to make a major impact on what developers of mixed-use, hospitality, commercial and multi-family buildings are providing. An APS system offers many advantages that surface parking structures do not. With a combination of highly-engineered machine systems and polished software, APS provides the ability to park a large number of cars in limited spaces. The APS also can provide a better way to control human interaction in these days of Covid-19 being everywhere and eliminates the need for human interface.

The ability to park a number of cars in a compact space allows for a developer to provide more units or amenities in mixed-use buildings, more hotel rooms or more office space in a high-rise building.

Expanding the use of APS technology and design in the US market comes with many questions:

The first question that will be asked by a developer is likely to be cost related. Parking spaces in a parking garage, when figuring in circulation space, exiting requirements and an attended control space can run from $20,000 to $30,000 per parking space. Due to the high density of the parking spaces, no need for additional stairs or elevators and the lack of a salary for parking control attendants could go to below $10,000 per parking space.

This means that a developer may be able to reduce the number of levels required for parking could lead to additional office space, hotel rooms, condo or apartment amenities, or a whole host of revenue generating possibilities.

The second likely question is about maintenance. Fist doing the research that leads to selecting an APS vendor who has a track record of successful projects is paramount. Those manufacturers likely have maintenance plans that ensure the smooth operation of the APS. They likely have already had all of the software necessary to operate the APS efficiently that could lead to down time of a part of the system. Redundancy of systems will also establish continuous customer service.

How long does it take to get a car retrieved for a tenant or customer? For the short history in the use of APS, retrieval times have been recorded to be two to three minutes. In most cases, that’s a lot faster than a valet can retrieve your car.

Automated Parking Systems in Action: Designed for Ease, Efficiency, and More

What does APS look like? How does it work for the vehicle owner? Watch the video below to see for yourself:

Video courtesy of Robotic Parking Systems, Inc.

First an arrival space termed a “transfer area” is designed as the point of entry. These spaces are well appointed and give the driver, condo owner, tenant or customer a feeling of luxury, safety, and welcome upon arrival. Most APS have a minimum of two transfer areas. Both can be accommodated in one lobby space. The transfer area is just slightly larger than a parking space itself. The space is served by automatic doors allowing vehicles to enter and leave in relative safety, a big factor over dimly lit parking decks.

Once in the transfer area, the vehicle owner proceeds to a control kiosk where pertinent information is entered. In today’s current relationship with touchless controls, a cell phone can be used to enter data that will park or recall the vehicle.

Software will find the closest available spot to park the car. When the car arrives at the data driven level, a turntable takes the car and places it in the proper position for the recall process. The turntable can be located in the transfer area if necessary.

A platform system called a Transfer Car (T-Car), controlled by satellite, moves the car horizontally, locating the selected parking position. Once the space is located, the satellite "drives" the car into the space. Multiple cars can be stored bumper to bumper, cutting down to the overall footprint of the parking structure. Most t-cars can handle 50-60 cars.

If multiple levels are used, a vertical lift is employed to move the cars vertically. There are two types of lifts: End-of-Aisle (EOA) lift and a Side-of-Aisle (SOA) lift.

EOA lifts are placed at one or both ends of the T-Car aisle and can move with or without a vehicle being on the T-Car to any level within the APS. Only two EOA lifts can be used in the APS.
SOA lifts can be located in the transfer area. The SOA moves vehicles vertically only, they do not move the T-Cars. Some designs take advantage of redundancy by using a single EOA lift fitted to an SOA.

The software used includes programmable logic controllers, responsible for turning on motors or receiving or interpreting signals from sensing devices located on each piece of equipment. Parking control system software sends instructions to the logic controllers and other equipment that efficiently manages the system. There is also human interface software that is used when humans are needed for maintenance and vehicle verification. It can also be used for charging information from users when applicable.

While not software, charging stations for electric vehicles can be installed. A gantry system can be designed to handle the entire row of parking or separate gantries can be designed to handle specific spaces.

The APS eliminates concerns that are abundant in the run-of-the-mill parking garage, especially in the evening. The totally enclosed APS eliminates concerns of vehicle vandalism, damage to the vehicle, and threats to personal safety. The public does not have access to the APS, eliminating these concerns that are always present in parking garages.

With a properly maintained APS, the longevity of the APS could be 20 to 30 years. Preventative maintenance performed on a regularly scheduled time frame will effectively operate the system for an extended period of time.

The good news is that an APS can be built just about anywhere, above or below grade. The inclusion of an APS in a building project reduces the requirement for ventilation of the parking structure from that of a traditional enclosed parking garage. Since the car ends and begins its mechanical operation in the transfer area, there is only a small need for ventilation in the APS structure.

Space savings comes at a premium with an APS. It has been shown that an APS can fit up to 60 percent more parking spaces that an traditional parking garage.

An APS system offers many advantages that surface parking structures do not. With a combination of highly engineered machine systems and polished software, APS provides the ability to park a large number of cars in limited spaces.

The APS has many environmental benefits. Everyone has had the trouble finding a space at certain events heavily attended by the public. Circulating more than necessary to find a parking spot, gives off more toxic fumes. The fumes not only affect the environment, but the humans who are walking through the garage to or from their cars. The APS eliminates the wasted driving effort, reducing emissions.

There is also a “lights-out” environment. Lighting, at levels of a traditional parking garage (as low as they are) are not necessary in an APS. Since there are no humans using the APS on a regular schedule, the only need for lighting is for circulation of maintenance crews.

When built completely below grade, the APS can allow for open or green space at grade level. This could be a big plus in high-density urban areas where open and green space is at a premium.

Finding the right APS vendor is critical to the success of the operation. Look for a vendor who has a track record of technical expertise, proximity to the project, frankness - “...our system may not be the right choice for you...” should be a part of the ethics of the vendor, a reputation for automation experience, quality and system reliability. There should also be considerations for customization, holistic solutions, low maintenance and cost transparency.

APS can make a difficult parking consideration in a high-density area a game changer for the developer. If you are looking to provide an aesthetically pleasing, stress-free parking experience, the APS is that solution. As an architect, concerned with the environment, I would recommend to any developer considering building in an urban area to give strong consideration to the APS. It is economical, environmentally sensitive and a marketing opportunity for the project.

More about Automated Parking Garages: We are happy to spotlight our colleagues at Robotic Parking Systems, Inc . Based in Clearwater, Florida, RPS pioneered the development of the high-capacity, scalable automated parking garage, and has built the largest and fastest automated parking garage in the world. The RPS team works closely with architects and developers, and presents several helpful AIA Continuing Education courses on Automated Parking Systems.

About the author: Greg Burke, FAIA is a St. Augustine, Florida based architect with more than 40 years in the profession and the President of Gregory John Burke | ARCHITECT, PA. He is licensed to practice in eight states. He formerly worked in the three largest firms in the country and was a technical director in two. He is an experienced architect in designing multi-family, mixed-use, hospitality and senior living facilities.

BIM: Why it’s the key to architectural success

Tue, 16 Nov 2021 17:28:01 GMT

If you’re an architect or architectural student, you’ve likely heard of BIM but maybe don’t have experience using it. If you’re interested in using it for your next project or simply learning more about it, this is the article for you.

The thing is, lecturers don’t teach students how to use BIM in architecture courses, which is a shame because it plays a pivotal role in ensuring the success of architecture projects.

This innovative modeling process amalgamates several design systems into one 3D model with virtual tools that drill into the tiny details of each element.

Using a BIM (Building Information Modeling) process for your architectural project is key to minimizing issues down the road, designing well-thought-out and technically sound buildings, streamlining the entire design and construction process, and ensuring accountability.

At Gregory John Burke | ARCHITECT we’ve been using the BIM process for over 20 years, and we couldn’t imagine working on a project without it. It’s to this modeling process that we owe our success.

Today, we will discuss how we got started with BIM, why it’s so beneficial, and some things architects should consider when investing in this architectural modeling system.

By leveraging your architecture firm's use of BIM, you’re giving your clients peace of mind knowing you’ve meticulously planned their design.

My history with BIM — What I've learned along the way

I was first introduced to BIM in the late 1990s when the original developer of Revit, Charles River Software (CRS), asked 20 architects for their input on its software. One of those architects was me.

What excited me about this software was how it could help architects, contractors, and facility managers come together to create a well-thought-out model.

I was attracted to the CRS vision and how this piece of software could fill common gaps when it came to accountability, reducing risk, and designing with forethought.

For three years, I was actively involved in the development of Revit. From then, I became heavily entrenched in using Archicad while it was in its 8th version.

It’s been more than 20 years since we began using it here at Gregory John Burke | ARCHITECT, and it’s now in its 25th version. Archicad is credited as the original BIM software dating back to 1985, so it felt like the right choice.

Another attraction is that architects developed it for architects. In comparison, AutoDesk began developing AutoCad by programmers for engineers first, and architects then took up the use of AutoCad. When AutoDesk bought the rights to Revit, the primary design focus stayed the same. In fact AutoDesk has developed Revit for every aspect of the construction industry, with architecture being one of the many platforms that Revit serves.

What happens with poor planning? A case in point

A prime example of what can occur when there isn’t any upfront investment in proper planning systems is a Princeton University case.

The University sought to have a large building constructed dedicated to the study of the environment and energy. The building was a result of a 100 million dollar gift from a university benefactor. The project suffered from being ten months behind schedule, and was excessively over-budget.

The university sued the design and construction team for 10.7 million dollars. Of the total suit, 1.5 million dollars was attributed to errors and omissions from the preparation of the design documents prepared using BIM. The poor execution led to more than 450 change order requests and 87 supplemental instructions from the architects to the construction team. Both are far in excess of what would be considered “normal” in a construction project.

A project of this complexity requires a BIM Execution Plan (BIM ExP) that directs the proper development of the building models so that the cost of the project stays close to the budget. The BIM ExP provides for a road map through the execution of the design and a constant measurement of accomplished tasks.

I myself was an expert witness for a different case where a subcontractor sued the contractor because they didn’t take responsibility for the poor planning of the project. It took 6 months longer than it was supposed to due to a lack of accountability, responsibility, and comprehensive planning. Again, if BIM was used properly, would this have happened? Who knows, but our guess is not likely.

How BIM Benefits Architecture Firms

1. Reduces change orders

One of the biggest benefits of executing a project via BIM is a reduction in the number of change order requests.

With BIM, models are designed with a much higher degree of accuracy and a granular level of information.

The effectiveness of the process ensures there is significantly less conflict down the line during construction. (And far less likely chance of a lawsuit!)

2. Improves technical accuracy

With the BIM model, our firm doesn’t immediately begin with building the model. Instead, the end-user, whether that’s facilities management or the contractor, has input from day one.

We start by understanding their requirements for the model and work backward to the concept.

Having a firm set of goals and a properly developed BIM Execution Plan helps with the project’s constructability and ensures everything seen on the design functions technically during construction.

3. Saves time

It’s typically difficult for architects to find time for anything outside of core design. Thinking more like a business owner and less like an architect, however, you’ll understand that BIM saves time in the long run.

Though there’s more upfront work, the rest of the project is streamlined. All the information each party needs is available at the click of a button, right down to product specs and costs.

They understand how each design component interconnects and what’s expected of them, meaning no wasted time going back and forth for information.

Once you’ve used the BIM process once, though you’ll still need to put in a lot of work for the next project, you can develop a framework that can be replicated and altered.

4. Increases accountability

There’s always an appointed leader for the BIM model. This person ensures that everybody understands their part of the design, what they need to achieve by specific dates and the process involved in meeting the client’s requirements.

When everyone knows their role, agrees with the design, and is aware of their tasks from start to finish, signing contracts to this effect - there’s no blame game if something goes wrong.

5. Reduces costs

In many cases, architecture firms struggle to justify the cost of BIM software. They forget that the reduction in change orders mitigates this cost.

The thing is, you have to spend money to make money. If you invest in your design team to use BIM and create a detailed view of the entire project with all the data in place, you won’t deal with lawsuits or going over budget due to conflicts during construction.

6. Gives you a competitive edge

More clients are aware of and requesting BIM than you might think. Whether people on their team have recommended it, or they’ve used it before - the demand is there, especially for large projects.

By leveraging your company’s use of BIM, you’re differentiating yourself from the competition, giving your clients peace of mind knowing you’ve meticulously planned their design. And, when your charge for the added value of BIM service, you improve your profitability.

With architects, reputation is everything. Word quickly gets out if a project went poorly or if it exceeded your client’s expectations. This is where BIM can help. It increases your credibility and offers more value for your clients.

Four Factors to Consider BEFORE you Start using BIM at your Architecture firm

Legal Implications

It’s imperative you have a team that understands how to put the whole process together to create accurate contracts. It should be clear within the contracts who is responsible for what and who will run the entire BIM process.

The American Institute of Architects (AIA) has done a reasonably good job with its standard contract templates - but they’re not all-inclusive. Watertight contracts keep everyone on the same page and protect you against costly lawsuits.

BIM use will continue to grow and be in demand by clients. To that end, if your firm is not using BIM to its highest and best use, you may be not performing to the standard of care that other architects in your area achieve. That could have a negative impact to the bottom line and profitability of your firm.

Team Capabilities

Before investing in BIM, it’s crucial to ensure you have the right staff on board or hire external BIM consultants, like ourselves, to consult on your project.

The most essential talent you need is:

An experienced architect on the team that also understands the construction process
An experienced leader of the BIM process who is responsible for the coordination of each element
A design team responsible for inputting the data, such as product specs and costs.

Upfront Costs

It’s important to be realistic about the number of hours your team will put in during the BIM process. Not only do you need to devise a strategy for selling this service to your prospects, but you’ll also need to ensure you package and price it correctly. If you charge for this service, you can make more profit and ensure the total satisfaction of your client.

Facilitating Communication

Communication is everything when it comes to BIM. Not only within your team but with your BIM consultants, construction manager, owner, facility manager, and others on your design team.

Every team member should have a deep understanding of each element, how it interconnects with other design elements, and what they’re responsible for. It’s only with effective communication and collaborative protocols that BIM works as it should.

Create a communication plan to ensure there’s enough of it, and it’s being handled methodically. For example, you could devise agendas for meetings, keep a paper trail of communication, check-in with every team member to ensure they’re not confused about anything, etc.

When to hire a BIM consultant

If you’re new to BIM but want to implement it as the new way forward for your firm, or if you have already implemented it and need help improving it, Burke Architects can help.

We offer BIM consulting services to help other architect firms implement this process for one-off projects or to help them revolutionize their entire design process.

Our focus is on ensuring return on investment from the software, helping craft contracts, and educating teams on using BIM practically.

If you’d like to learn more about BIM or are considering using it for your firm and need an experienced consultant on your team, please don’t hesitate to contact us .

Greg Burke, FAIA

On Leadership in Architecture — Special guest blog series for EntreArchitect

Wed, 21 Jul 2021 18:11:35 GMT

In a new series of guest articles for EntreArchitect , I explore leadership from many angles. What traits make a leader? What are the differences between leaders and managers (and what about the person who is both)? How do various leadership styles compare -- is one better than another? And I look at the impact and influence leadership has on the health and culture of an architecture firm.

Of course, leadership is a highly personal skill, even a talent, that can be manifested in many different styles. But, whether a firm is a solo practice, a 10-person collaboration, or a multi-office global presence, its leadership — and leadership style — will set the tone for the firm’s future and success.

Follow the links to read more on Leadership in each of the articles:

An Introduction To Leadership

Leadership is not a mystical thing that is hard to identify. It can be seen in just about anyone who involves themselves in operating a business. Not everyone is cut out to be a leader though.

Leadership. What is it?

A leader must be able to shape and share their vision with those who will help fulfill the concept. And leaders must be comfortable with the idea that they may fail at some point.

Leadership — A Matter of Style

Leaders can be both made and rise from learned experience. What gives the different leadership styles a distinctive appearance? Are some styles better than others?

Greg Burke, FAIA

What is the Future of Multi-Family Housing?

Mon, 19 Jul 2021 16:14:04 GMT

The United States is in the midst of a severe shortage of for-sale and rental housing. Estimates are varying widely from one to over five million units needed to meet the demand (as of mid-summer 2021). The shortage will drive a need for affordable, well-designed, and energy-efficient buildings with a variety of building types.

Multi-family housing will play a major role in solving the problem of the shortage. In his book, “Missing Middle Housing: Thinking Big and Building Small to Respond to Today’s Housing Crisis,” Daniel Parolek advocates for a multiplicity of building types that have disappeared from the developer’s play book of affordable solutions in walkable urban environments. These building types have been described as the “missing middle” not only for their size, but also for their ability to infill building sizes on smaller lots.

Building the Missing Middle: Opportunities and Advantages in Multi-Family Housing

The missing middle comprises buildings that are transitional between single-family residences and much more-dense urban and/or suburban apartment or condominium buildings. Buildings that were seen in many cities at the turn of the twentieth century need to be developed that will allow for market rate or affordable middle-class housing.

Middle missing housing consists of duplexes, stacked side-by-side duplexes, stacked four-plex, courtyard buildings, town homes, multiplex-medium sized buildings, stacked triplex and live-work buildings. These types offer a viable alternative to single-family, high-cost homes. With the cost of an average US home at approximately $295,000.00, these building types can offer a viable alternative to both single people and families. An average two-bedroom apartment can rent in the range of $1,000.00 depending on location. Three-bedroom units run approximately $1,250.00.

These building types have the advantage over large apartment complexes in that the scale of these buildings are more intimate and create the perception of living a more relaxed lifestyle, not encumbered by massive parking lots.

Buildings like townhomes and live-work housing offer the advantage of home ownership. The live-work unit can be seen as a townhome with a commercial venture on the ground level. This housing type offers the owner the opportunity to just walk downstairs to get to work. Possibly eliminating the need for a car or at the very least, elimination of commuting.

"Missing Middle" types of multi-family housing have the advantage over large apartment complexes in that the scale of these buildings are more intimate and create the perception of living a more relaxed lifestyle.

For the Pointe West Town Center in Vero Beach, Florida our office was retained to provide master planning and individual design for the buildings that would occupy the traditional neighborhood core. The original master plan called for 22 small buildings (between 2,015 sf for single story and 6,680 sf for two-story buildings). The buildings all consisted of either a retail or residential use for single-story units and mixed-use office/retail for the two-story buildings. The buildings proved to not be economically viable.

Our firm proposed a mix of unit types that included live-work, mixed-use, single-occupancy restaurants and apartments and a three-story office building. The site now consisted of 12 buildings on the site (see figures 1 and 2).

To blend the town center we proposed a variety of buildings to serve specific purposes:

A three-story mixed use building containing a ground level fitness center with two stories of affordable apartments above
A mixed-use building with office/retail on the ground and two stories of high-end apartments
A six-unit live-work building of three stories
Two buildings with retail on the ground level and two apartments above
A mixed-use building with a mix of office/retail and housing on the ground level and two stories of market-rate apartments above
A mixed-use building with retail on the ground level and two stories mixing affordable and market-rate units above
Two live-work buildings with a single apartment of two stories above the ground level offices.

The market rate and affordable housing types are in great need in this community. The design would help alleviate some of the pressure to deliver these types of units.

The availability of outdoor living space is becoming more important in multi-family design for a healthier lifestyle.

Re-imagining Live+Work Design

The live-work row house building (see figure 3) is a first of its type in modern day Vero Beach. The original downtown area consisted of a few buildings of this type dating back to the 1920's. this building type can have its facades easily changed to provide several levels of affordability.

The units as designed here would be market-rate and provide opportunity for some outdoor living. The availability of outdoor living space is becoming more important in multi-family design for healthier a lifestyle.

The Leading New Features in Apartment Development & Design

The Covid-19 pandemic has also affected the rental apartment industry. A recent survey of apartment developers, architects, and builders provided some indication what future apartments will look like. These features, no doubt, apply to homeowners as well as renters seeking multi-family housing:

Private Outdoor Space : Residents increasingly express their need and desire for more outdoor activities, especially terraces on ground floors and balconies on upper floors. Balconies will be a minimum of five feet deep providing comfortable space for occupants to get fresh air. Some developers are also considering outdoor workstations.
Dedicated Work-at-Home Space: Many developers will look to add 35-50 square feet to units for work from home nooks. While some the workforce is returning to their place of business before the pandemic, many are staying home to work, at least for a while.
Healthier Air : Indoor air quality is a major issue of concern. Better HVAC systems that provide air purification and filtering are being considered.
Limiting Noise: As more people work from home, there's a heightened awareness of noise in multi-family housing. Better acoustical control between units must be enhanced. With occupants in the units for a large majority of the day and working from home, sound attenuation is critical. While most codes mandate a sound transmission coefficient (STC) of 55 between units, developers are looking to increasing that number by 5 to 10 percent.
An Easier, Healthy Clean : In order to enhance the health and wellness of units, antimicrobial countertop installed along with ultraviolet lamps and touchless kitchen and bath fixtures. For community shared and public spaces, such as amenity centers, look for easy-to-clean vinyl furniture be to make a comeback.
Secure Delivery Units : Whether the multi-family use is a campus dorm, assisted living center or apartment, many developers are looking at refrigerated storage units for delivery of groceries and other items requiring refrigeration.
Shared Activity Spaces : Amenity centers or portions of the main buildings are expanding areas for exercise and fitness and physical therapy. Areas for socializing are also on the increase, with some developers providing dance floors for recreation.
Smart, Connected Living: Smart technology is also becoming important to the apartment dweller. The ability to control the environment of their apartment from their cell phone or tablet is attractive to many of the younger generations who tend to be the larger demographic apartment dweller. With even the greatest generation connected to cell phones and tablets, many are installing charging stations in the kitchens and bedrooms with, in many cases fiber optic connections.

Time to Re-Think and Start Planning

To successfully re-think and plan new multi-family housing and mixed-use master plans, the place to start is to re-examine and understand the new and changing needs of the customers – from renters and homeowners to retail and office business owners.

It is important for every developer to work with a market study and their architects to select and provide the desired amenities that will be used in their projects. It becomes a tremendous waste of money to provide tennis courts when the residents want to play pickleball.

When you take time to truly know your demographic and provide what they need and want, your development delivers the best return on investment and popularity of the residents.

Greg Burke, FAIA

Why do I need a BIM Execution Plan for effective collaboration?

Wed, 31 Mar 2021 16:55:56 GMT

When it comes to construction projects, design professionals and contractors often cite this old axiom —

There are three components in performing successful construction projects: Cost, Time, and Quality.

In many cases, clients can only pick two to control and the designers and contractors will control the remaining if the client cannot be responsible for all three.

Projects employing Building Information Modeling (BIM) have the opportunity to have all three components equalized for the successful completion of the project. A careful, well-constructed BIM Execution Plan (BIMExP) developed prior to delving too deeply into the design of the project is a complete necessity.

A properly executed BIM Execution Plan can — and will — result in an efficiently designed, constructed and managed outcome. The importance of all stakeholders in the project (design team, builder, owner and operator) is crucial to the success of the project.

To understand why and how a BIM Execution Plan provides for more effective collaboration, it helps to understand the evolution that brought us to BIM.

Prior to the advent of computer aided design (CADD) and BIM, drawings were produced by hand. It was often the role of the architectural project manager or project architect to produce a "cartoon set" of the drawings that would be produced for the Construction Documents. The cartoon set provided a road map for the production of the documents. Depending on the architect’s fee, the Construction Documents would be organized to provide the necessary information to gain a building permit and construct the projects. In many cases the hand-drawn system led to increased project costs for lack of collaboration of the builder and the owner.

For more on BIM Execution Plans, join Greg Burke at the AIA Florida 2021 Convention for his presentation BIM Execution Plan: How Do I Prepare One?

In the 1960's the construction industry saw the advent of the Construction Manager. A unique group of individuals who primarily held MBA degrees who were now entrusted with the management of the design and construction process of a project. In later days, universities developed construction management degrees that would couple the business administration need with the construction capabilities necessary to deliver a better construction process.

In the large projects the client and operator were usually an integral part of the team. But in many smaller projects, general contractors hung out their shingle as construction managers with no real expanded training or qualification than they had as general contractors. The latter system again often led to projects with cost overruns and not the greatest of collaboration efforts.

CADD held the promise for better coordination and collaboration than the hand drawn system. Drawing files were exchanged in a manner not demonstrably different from how they were exchanged in the hand system. It should be noted that the pin-bar system of creating drawings was an intermediate step between hand-drawn and computer generated drawings.

Pin bar was a system of overlaying several layers of information on mylar sheets to complete a single drawing, It was the precursor and intelligence that led to the layer system used by many CADD programs. It really did very little to increase the collaborative efforts of the construction process. CADD in itself did make some aspects of the design process a bit more efficient. Changes to documents were more efficiently made, transferring information became easier between all parties, but the collaboration remained about as efficient as the hand drawn system.

Effective collaboration, as always, depended on the capability of the team leader.

Adding up Efficiency

The efficiencies of BIM have been shown to be in the range of 25-30% (1) . The efficiency is an outgrowth of better managed and planned projects.

Construction costs have also shown a reduction in the realm of 22% (2) .

While there is currently a low level of digitalization in the construction industry, the gains noted above are made possible by developing a well-planned, effectively-communicated and coordinated BIM Execution Plan.

Interoperability of software systems are often cited as the main impediment to efficient workflows of information. However, both Revit and ArchiCad have developed software that can effectively solve the issues when all of the team members are using software created by their respective companies.

Where the software is used and produced by more than one company, the system of using Industry Foundation Class data assignment to the elements of the BIM model become an effective way of collaboration between all of the project team.

The Industry Foundation Class (IFC) system of classifying elements of a building information model was created providing a platform neutral specification format controlled by single vendor or vendors (3) . IFC allows for the free flow of information between all of the project team members. IFC is registered with an International Standard ISO 16739-1:2018.

The BIM Development Timeline

The advent of BIM dates back to the 1970's.

Several small companies developed programs that were extremely expensive to operate as computers had not reach the maturity that we see today. The actual involvement by software producers to insert themselves into the construction process did not begin until the early 21st century. A few companies had been producing their software for several years in the late 20th century:

Graphisoft began producing ArchiCad in 1987.
Not given much credit, Charles River Software began producing Revit in 1997. (Full disclosure, I was a part of what Charles River called its Pioneer Program , which consisted of 20 architects from around the country who were using the software to ascertain what worked and did not and what needed to be improved.)
AutoDesk, the owners and developers of AutoCADD , purchased the rights from Charles River in 2002 and has developed and marketed it ever since.
Several other companies have developed BIM software, such as Bently, but without the market share of Revit or ArchiCad .

Why is a BIM Execution Plan (BIMExP) necessary?

Just as the "cartoon set" for hand drawings, the BIMExP provides the road map necessary for the effective execution of the design, construction of the project and its eventual maintenance. It is vitally important that there be a lead consultant, either the architect or construction manager of the project to take the control of establishing the Plan. The responsibility for leading the project team in defining the BIMExP needs to be contractually agreed upon and documented through a standard document such as those provide by the American Institute of Architects or other project specific prepared document.

A properly executed BIM Execution Plan can — and will — result in an efficiently designed, constructed and managed outcome.

With responsibility for the lead on creating the BIMExP established, the lead must involve all of the stakeholders who will play an import part in designing, owning and operation the building or buildings.

For instance, if the final model will be used for maintenance and inventory of assets for the building, the facilities department is and should be a member of the team that will prepare the BIMExP.

The Kick-Off Meeting

With all of the team members assembled an initial kick-off meeting is necessary for the leader to determine what the final outcome of the model will be. This necessitates a bottom up type of planning in that assumes the final results (operations) and works backwards to the conceptual design of the project. During the kick-off meeting roles and responsibilities are established. It is likely that Programming and other Pre-design services have been performed in order to establish goals and objectives for the project.

The kick-off meeting will identify what consultants are using what software, versions, etc to produce documents. Where everyone is on the same page with software platforms from the same companies, a no-brainer scenario can be established. Where consultants, constructor and owner use the same platforms one of several ways to work in real time are available.

For instance, if the lead consultant chooses Revit, AutoDesk BIM 360 allows for the real-time collaboration. If ArchiCad is chosen, Graphisoft’s BIM Server provides the same real time collaboration. Where different platforms are used, the effective communication and collaboration can only be accomplished through the use of the IFC system. The identification of these constraints are necessary to be established at the kick-off meeting.

The IFC system will accurately identify construction elements, serial numbers, installation data, warranty data and other information that will be required by the entire project team. If the model will be used for facilities maintenance, information relative to warranty, cleaning, maintenance and other issues can be identified in the model for the facilities effective management of the inventory. Items such as this show the necessity for full coordination and collaboration of the entire team.

Kick-off meetings will establish the level of development (LOD) required for the model at the various stages. It is normal for many projects where the final model (termed the federated model) is delivered by the design team at a level of development of 2 (LOD 200).

The federated model by implication is a model with all construction elements included. LOD200 may in effect have several different levels of documentation. The architect is usually developing their portion of the model at LOD300 or 350 which would equate to a highly developed Construction Document level of CADD drawings, while the MEP consultant maybe at LOD200, a more schematic level. This type of model would likely have a contractual agreement for the construction of the building and no owner occupancy facilities maintenance required.

MEP Construction Documents delivered to building departments as 2D drawings are often identified as schematic in nature and will rely on the constructor to provide the necessary coordination of the systems into the construction of the building. This seems to negate the entire need for a BIM system of delivery. If we are using BIM to provide schematic type design, we are using sophisticated drafting tool rather than a collaborative information modeling tool.

Additional meetings may be as numerous as necessary for the team to produce an effective BIMExP. Internal meetings for each individual consultant are necessary to determine how much and what will be documented. Subsequent meetings with the entire project team are then organized to refine and hone of the information that will be delivered. Where a project’s model will be federated and used in facilities management a LOD500 is necessary. It should be noted that here may be several meetings held prior to beginning and real model development. Schematic design maybe begin, but data should be beginning to be incorporated into the model in a general manner.

Without an effective BIMExP, the collaboration effort for the project can fall apart, leaving the owner holding the bag.

What can happen when a BIMExP is not effectively planned?

To answer this question, I'll refer to a specific case I was involved in a few year ago. I was brought into a lawsuit as an expert witness for a project that was executed from 2015-2017. The project was for a five-story assisted living facility and two associated outbuildings. The building was to be designed and constructed using building information modeling for the design and construction of the buildings.

Architects were selected and contracts executed. The design architect was a large, well-respected out-of-state firm known for designing the type of facility. The design firm associated with a local firm for administration and BIM support. A nationally-known construction management (CM) firm was retained for the construction of the project. Both firms were responsible for creating models of their designs and construction.

While the construction manager held all of their consultants to creating BIM LOD400 models, only the structural and MEP sub-contractors actually took on the responsibility. The construction manager’s sub-contract form included a rider that stated the construction manager would create and monitor a BIMExP and the sub-contractors would be required to create their models, not relying on the models created by the design team.

During the design phase, the mechanical contractor was hired by the construction manager with a design assist agreement that did not adequately identify roles and responsibilities for all parties. This in itself created some of the issues that would lead to the lawsuit. The construction manager used no less than three individuals to direct the BIMExP. It became clear early on that neither the construction manager nor the sub-contractor had a full grip of the responsibilities required for the effective execution of the construction.

At no time was there adequate communication to the roles and responsibilities of the entire project team in delivering the facilities. Nor were there any contractual arrangements identifying who was to lead the BIM effort on the project. In the end the project was nearly six months behind schedule with several cost overruns.

Design team models were analyzed for conflict prior to the sub-contractor signing its agreement with the CM. Design team models identified a large number of conflicts. In information gleaned from depositions of the design team members, it was clear that some of the team members (both design and construction) were under-qualified in their knowledge of the deliverables necessary to the contract. This led to the sub-contractor and CM having many issues during the construction of the building. The sub-contractor did not enough employ qualified staff to execute their models and subsequent shop drawings leading to several tear-outs and re-constructs on the project.

In the end, there was no federated model of the project which was required of the sub-contractors and there was no effective use of BIM on the project. The mechanical contractor initiated suit against the CM for lack of supervision of their BIMExP. Both parties agreed to a settlement and, in the end, as is the case with many suits, the lawyers were the winners.

The above example provides information as to why it is critically important to prepare, execute, and monitor a BIM Execution Plan.

It is necessary that the lead have a thorough understanding of not only the level of development necessary, but a complete understanding of the contractual requirements of the entire project team. Without an effective BIMExP, the collaboration effort for the project can – and will – fall apart leaving the owner holding the bag.

Greg Burke, FAIA

Reference

1 Marketsandmarkets.com, Building Information Modeling Market. June 2020

2 ibid

3 Wikipedia, Industry Foundation Classes

Communication Leads to Effective Collaboration

Wed, 24 Mar 2021 17:00:13 GMT

Successful architecture design projects are built on it

In Frank Lloyd Wright’s day, the genius architect was the great wizard who delegated a design to his clients.

Those days are long gone. Architecture is not created in a vacuum.

Why does communication lead to effective collaboration for a successful project?

Many individuals, especially those who have never engaged an architect to design a building for them, have no idea what we do as a profession. Most think we just “draw a plan.”

Truth is, Architecture and just plain building, requires much more than that.

1. COMMUNICATE RIGHT FROM THE START

Whether you have worked with an architect or not, the starting point is QUESTIONS.

Ask a lot of them.

It’s just not “...what do you charge?” Many good architects won’t answer that question until they have an understanding of what you want.

By asking questions you can easily determine if the architect is the right person for your project. The architect should also be asking you a lot of questions. You might even feel the architect is getting too personal (especially if you are wanting a home designed), but it is important for the architect to understand how you live work and play. Remember, this is just the beginning of a long working relationship.

Asking – and answering – questions is the first step in establishing effective communication.

2. COMMUNICATE HONESTLY

As is the case in any personal interaction, communication, honest expression of wants and desires, can lead to results where everyone walks away happy.

Once you have hired your architect, a dialogue should be initiated by the architect. That dialogue can be a questionnaire for a residential project or host of meetings where the architect becomes a detective, asking many questions that form what architects call a “program.”

This initial dialogue is where wants and desires, goals and objectives are established that will form the basis for the design. You must be forthright with the architect in regards to the size of the project, its budget, the quality of the construction, the time you have to see the project completed and other issues that lead to getting what you want.

The architect has to be able to honestly discuss with you whether your desires will all work together to get what you want.

O ften a client will come to us with “champagne tastes and beer budgets.” And, oh of course, you want it tomorrow.

Your architect has to be able to tell you what can be done within your constraints. If you want a high quality building and you have a lot of money and all the time in the world – no problem. If you don’t – pick two and the architect will be responsible for helping you to manage the other element.

3. COMMUNICATE CLEARLY & CONSISTENTLY

Building projects can go “sideways” very quickly when there are misunderstandings between all of the parties involved.

During the design stage, you and your architect will have a lot of interaction making decisions that effect time, budget and quality. Having clear expectations for the communications process throughout the project will be a great help avoiding confusion over approvals, sign-offs, changes, delays, and so on.

For example, there should be a written summary of every meeting and phone call, and emails should be kept. If you are communicating through email and one party requests a “Read Receipt” of the email, that request should be honored. Having a written record and the results of the design process will ensure that what was said is accurately heard by the other party. And, importantly, that written record gives all parties on the team the opportunity to correct any misunderstandings.

It’s also very important that a consistent line of communication and reporting be established with the team. There will be many players in any design project. It must be determined – and communicated to all – who are the decision makers and who has the authority to communicate important decisions throughout the project.

4. COMMUNICATE OPENLY & ACCURATELY

The architect will have to communicate with his engineering consultants, building departments, and contractors during the project’s life. O pen communication between all of these parties is essential to completing a successful project.

A good architect will ensure that you, as the client, stay informed and are copied on EVERY piece of information that comes through on a project. The amount of paperwork can be daunting to those who have not built anything previously. The importance of reading, reviewing, and commenting on any correspondence is crucial to keeping things moving in the right direction.

When you and your architect establish an effective means and routine for communication, your chances of success go up exponentially. Even so, there will be times when an architect brings news to you that you might not want to hear. If you have established the trust and communication with your architect, that not so good news may be a lot easier to resolve.

In the end, when everything is resolved, there is a successful project.

Call us for a free consultation to begin an effective communication process – and your next project.

greg-burke-architect

What Traits to Look for in an Architect Expert Witness

How to Choose the Right Architect Expert Witness

Factors to Consider When Choosing Your Architect Expert Witness

1. Has NO Conflicts of Interest

2. Is a Licensed Professional

3. Technical Competency and Relevant Experience

4. Properly Investigates and Researches the Case

5. Presents the Case Clearly and Concisely

6. Fees Charged For Their Services

An Argument for Including Triplex and Fourplex Housing in the Residential Building Code

Addressing the Housing Crisis

Promoting More Efficient Land Use

Encouraging Diverse and Inclusive Communities

Environmental Sustainability

Economic Viability and Flexibility

Do Architects Assist in Financing Projects for Developers?

1. Designing for Marketability

Target Audience Insight

Sustainability and Innovation

2. Providing Detailed and Accurate Documentation

Comprehensive Plans and Specifications

Feasibility Studies

3. Cost Management and Budgeting

Value Engineering

Phased Development Plans

4. Risk Mitigation and Compliance

Regulatory Requirements

Preemptive Risk Assessment

5. Collaboration and Communication

Presentation and Visualization Tools

Collaborative Approach

How Our Design Process Brings Clients Value

Goals that inform my architectural designs

How do architectural software platforms work?

How Mitigating Risk is Valuable to Architecture Clients

Managing Risk is Important for Every Architecture Project

Using Teamwork to Manage Risk from the Start of Your Architecture Project

My Career History & What Value Means to Me

What Value Does Greg Burke, FAIA Bring to Your Project?

How My Career in Architecture Started

Starting My Own Architecture Firm

Does Missing Middle Housing Negatively Affect Single-Family Home Values?

Housing Demand and Changing Demographics

The Return of the Missing Middle

Is "Pattern Zoning" the Recipe for Success with Missing Middle Housing?

Part 4 - Missing Middle Housing

A Case Study of Pattern Zoning Success: Bryan, Texas

A Promising Future for Missing Middle Housing and Pattern Zoning

Tackling the Challenges to make Missing Middle Housing Work

Part 3.

Making Missing Middle Housing Work Today

Barriers to the Missing Middle Housing Comeback

1. Zoning

2. Lot Size

3. Fees

4. Parking Requirements

5. NIMBY (Not in My Backyard)

6. Regulations & Code

7. Costs & Profit

8. Emerging Opportunities

What's next?

What Makes Missing Middle Housing Neighborhoods Successful?

Part 2.

Characteristics of Missing Middle Housing ﻿

What makes up Missing Middle Housing?

Why do people want to live in these neighborhoods?

A closer look at German Village

Designing a Cluster Housing Development with Missing Middle in Mind

What makes these neighborhoods successful?

What's Next?

Can Missing Middle Housing Solve the Affordability Crisis?

The short answer is YES! The long answer is HELL YES!

So what is Missing Middle Housing and how did it disappear?

Where Did Missing Middle Go?

So, why did this type of housing disappear across the country?

It's time to embrace the Missing Middle

How will Missing Middle Housing overcome these issues?

The solution to the housing shortage and affordability isn’t easy

An Architect's Answers to Clients' Top 5 Missteps

Characteristics of Missing Middle Housing