Acknowledged in the first wave of Ankrom Moisan’s Rewards & Recognition program winners as a HOWNOW Champion, James Lucking embraces and celebrates AM’s culture, going the extra mile to embody the firm’s HOWs.
James in Ankrom Moisan’s Seattle office.
As a Technical Advocate, James’ primary role is quality control. “The bottom line is that I have to ensure the quality of deliverables when they pass through my hands,” James explained. “The unique thing about the way we do it at Ankrom Moisan is that the other Technical Advocates and I get assigned to a team and go through the entire process with them.” In this sense, James is there every step along the way. “I’ll do review at each milestone,” he elaborated. “I’m also a resource for when people want to ask quick, one-off questions.”
Because of his role as a resource for project teams throughout the design process, James is deeply immersed in the firm’s culture. He knows the ins and outs of each studio and helps to streamline the project design process for each of them. His work spans project types, but his favorite is renovations. “I enjoy working on projects with an existing component as well as new,” he shared. “When we have a project where we’re saving a historic facade and building onto it, those are always interesting to me. The intervention between the new and the old is very interesting to me.”
James’ HOWNOW Champion Recognition banner.
James first came to Ankrom Moisan around a decade ago, enticed by an open position that would ultimately become his. “I saw an opening for a Technical Advocate (TA) role and thought it was a good fit for my personality and the type of experience I had in my career, which has been much more technical than design-oriented,” he said. When he first started, Ankrom Moisan was still operating out of an office in Pioneer Square. “The space was pretty full, and we were growing really fast. It was quite a roaring economy at the time, it was great to experience this super high-energy design firm.”
“It was a highly collaborative environment,” he recalled. “We would have pin-ups around once a week. At other firms, people typically present their work in a general, architectural way. Ankrom Moisan does it differently. People are very directed and focused on what they’re contributing, and always open to suggestions. People would say ‘hey, we’re working on this and have this specific challenge’ and everyone would give ideas. It was a new way of doing things.”
Though James and the rest of Ankrom Moisan worked hard back then, they also embraced our HOWs by having fun with it. “We had a lot of celebrations of milestones. When the team completed some SD or DD milestone, they’d all go out to lunch and invite the TAs on the project,” James said.
Over the course of his career, James’ areas of focus have changed slightly. “I came with a lot of experience in building enclosures and exteriors,” he explained. “I’ve gotten to learn quite a bit about various codes, how they work together, and how to quickly find the right answer to a problem within the code. Sometimes it can be a little challenging.” He’s learned that if you think you’ve found the answer you’re looking for, but haven’t looked in at least two different places, there’s a good chance it’s not right.
Illustrated graph of Ankrom Moisan’s HOWs.
Nominated by Cara Godwin, Associate Principal, Murray Jenkins, Vice President, and David Kelley, Senior Principal, James found out about his recognition as a HOWNOW Champion the day after it was announced on SAM. “I felt really flattered,” he stated. “It felt good to have someone say that they thought I embodied the firm’s values and methods.”
Explaining how he embraces Ankrom Moisan’s HOWs, James said that he doesn’t see any other way to do it than to look at them frequently. “I look at the HOWs and ask myself if one of them will help me bring my best self to the problem I’m facing. They usually help with challenges when you’re struggling with something,” he stated. “To step back for a second and refresh your understanding of the HOWs is kind of like asking ‘what would David Kelley do?'” It helps put things in perspective. In James’ view, adhering to the firm’s HOWs ensures that Ankrom Moisan’s operations run smoothly. “We created the HOWs to try and make our firm really awesome, so if we look at the list and pull the rope in the same direction, so to speak, it helps everyone in the firm.”
James’ HOWNOW Champion nomination video.
The easiest HOW for James to embrace is simply being himself. “Being a technically oriented architect, this role is tailor-made for me,” James shared. “I feel like I can really be myself here, whereas at other firms I haven’t felt that way. The architectural field can be so design-focused that you can feel unworthy if you’re not a creative conceptual designer or architect.”
While he’s been with Ankrom Moisan for over a decade now and a lot has changed since he first started, James claims that the hardest HOW for him to follow is embracing change. “I can tend to resist change when it comes along, he revealed. “I always have to remember that we’ve got a bunch of really talented people here who are very ambitious and that there’s going to be changes that will come out of that, and that’s a positive thing.”
James working with Omar Torres, Chie Yokoyama, and Nancy Kwon (Left to right).
As a TA, James is a member of TAG, the Technical Advocate Group, where he does his best to bring Ankrom Moisan’s HOWs into their daily operations. Within TAG, specifically, James recognizes that there are many advocates for change that help him adjust to and embrace change. “The hard changes for me don’t come from the internal TAG group, because we discuss them and how to get onboard with them,” James explained. Rather, it’s technological changes that are difficult to adapt to. “The second that IT changes something, I have to step back and remind myself ‘this is changing for a reason. Those technological changes have gone through a vetting process and are being made by people who want to make things better.'”
Although it’s the HOW that he finds the most difficult to embrace, James finds his inspiration to embrace change in the people he works with. “There are so many talented people that come up with creative ideas of how to solve various problems and ways to add value to a project that the owner might not have thought of themselves,” James said. “I’m inspired by that every day.”
With the future on his mind, James’ advice for young professionals who may just be starting out in their careers and are looking for ways to embrace HOWs – whether they’re their own HOWs or the firm’s – is to keep learning and never be afraid to ask questions. “You’re not going to know it all,” he imparted. “You can still ask questions no matter how far along in your career you are. Architecture is big and complicated, and it’s always changing. Stay humble and always be ready to ask questions.”
The Ins and Outs of Adaptive Reuse
What is Adaptive Reuse?
Adaptive Reuse Residential Conversions are projects that repurpose existing buildings for uses other than what the space was originally designed for.
Adaptive reuse offers developers the unique opportunity to save their investment, create and unparalleled story for end users, and make money by converting a disused or underutilized project into a one-of-a-kind residential space.
Chown Pella Lofts, an old factory warehouse converted into a multi-story residential condominium in Portland, OR’s Pearl District.
However, updating old buildings comes with layers of complexity.
Since 1994, Ankrom Moisan has been involved with adaptive reuse projects and housing conversions. The depth of our expertise means we have an intimate understanding of the limits and parameters of any given site – we know what it takes to transform an underperforming asset into a successful residential project.
Why Conversions?
There are many reasons to choose conversion over construction when considering how to revitalize old structures or adapt unused sites.
Rental Housing Demands
According to the National Association for Industrial and Office Parks (NAOIP), the United States needs to build 4.3 million more apartments by 2035 to meet the demand for rental housing. This includes 600,000 units (total) to fill the shortage from underbidding after the 2008 financial crisis. Adaptive reuse residential conversions are an affordable and effective way to create more housing and fulfill that need.
Desirable Neighborhoods
The way we see it, the success of our buildings, neighborhoods, and infrastructure is our legacy for decades to come. Areas with a diverse mix of older and newer buildings create neighborhoods with better economic performances than their more homogeneous counterparts. By preserving and protecting existing structures, conversions contribute positively to the health and desirability of the neighborhood, leading to a quicker tenant fill.
Being committed to the places we occupy, live in, and care about is another reason to embrace adaptive reuse residential conversion projects; they revive our cities. Reducing the number of buildings that sit empty in urban areas plays a major role in activating downtown districts.
Reduced Waste
Saving older, historic buildings also prevents materials from entering the waste stream and protects the tons of embodied carbon spent during the initial construction. AIA research has shown that building reuse avoids “50-75% of the embodied carbon emissions that would be generated by a new building.”
New Marketing Opportunities
Aside from these benefits to the community, adaptive reuse conversions present a way for developers to recover underutilized projects and break into top markets like affordable, market-rate, and student housing.
Construction Efficiencies
Compared to new buildings, residential conversion projects save time, money, and energy, since their designs are based on an existing structure. Adaptive reuse conversions also benefit from not having their percentage of glazing or amount of parking limited by current codes, since they’re already established.
One-of-a-Kind Design
We don’t believe in a magic formula or a linear “one-size-fits-all” approach to composition. Each site is a unique opportunity to establish a one-of-a-kind project identity that’s tied to its history and surroundings.
At the outset of any conversion, we analyze each individual site and tailor our process to align with the existing elements that make it unique. Working with what you have, our designs and deliverables – plans, units, systems narratives, pricing, and jurisdictional incentives – are custom-fit.
It’s our philosophy that you shouldn’t fight your existing structure to get a conversion made; if you can’t fix it, feature it.
Chown Pella Lofts.
Approaching each conversion opportunity with this mindset, we analyze the factors that set a site apart, and embrace those unique elements to ensure a residential conversion stands out. With this intricate and involved process, we’ve been able to get over 30 one-of-a-kind residential conversion projects under our belt.
Through these past experiences, we have identified six key characteristics that make a project a candidate for successful conversion, and six challenges that may crop up during the renovation process. To learn more about what attributes to look out for and what traits to be weary of when considering a residential conversion, read about our “Rule of Six” here.
By Jennifer Sobieraj Sanin, Design Director of Housing and Senior Principal, and Jack Cochran, Marketing Coordinator.
Residential Conversion Case Study
Converted from a Holiday Inn hotel to a residential apartment complex, 728 16th St. embraces its midcentury hotel past while providing a new take on residential housing. By utilizing strategic efficiencies within the renovation process, Ankrom Moisan’s adaptive reuse and renovations design team contained costs, expedited construction, and completed the project in a sustainable fashion.
The Challenge
Originally constructed in the 1970s, the site of 728 16th St. had seen better days. Years of water damage to the roof and walls meant the building’s enclosure needed updating. Additionally, because the structure was originally designed for traveling guests, rather than as permanent lodging, many of the rooms lacked the necessary amenities for residential living, such as kitchen appliances and other utilities like washers and dryers.
Adding these appliances to the space uncovered unique challenges around the inclusion of proper ducts and plumbing for those utilities.
Before: 728 16th St. as a Holiday Inn
The Solution
Leveraging as much of the pre-existing space as possible resulted in the renovated 728 16th St. building’s unified design. Existing structure, utilities, and MEP infrastructure were optimized by the design team to maximize efficiencies and eliminate the need for a complete tear down. In this sense, the name of the game was understanding the parameters of the site and knowing how to work within those parameters to bring the design intent for the new building type to life.
Since the building’s enclosure was updated during the renovation, the design team was given the opportunity to reskin the building with a high performance rain screen system during the update, preventing any further water damage to the structure. This also allowed the team to shift the site’s layout and the location of amenities; the lobby itself was relocated, moved to a more central location of the site.
To increase the total number of units, portions of the existing hotel, such as the parking lot and food service kitchen were infilled and connected to the new lobby. Other existing hotel rooms were combined to create one or two-bedroom apartment units, with an emphasis on maintaining the pre-established bathroom layouts, since they contained plumbing fixtures and pipes that would be too difficult to relocate.
During: A rendering showing what 728 16th St. might look like as a residential housing complex.
Addressing the challenges that were uncovered by the lack of plumbing, pipes, and appliance ducts in the individual new and existing units, the renovations team made large-scale adjustments to the height of the ceilings, to accommodate those appliance ducts and plumbing pipes.
The Impact
By maintaining as much of the original structure as possible and eliminating the need for a tear down, 728 16th St.’s renovation created an expedited development process that ended up being more sustainable than a new build.
After: 728 16th St., converted from a Holiday Inn hotel to residential housing.
Embracing the existing structure, room layouts, and utilities of the Holiday Inn, Ankrom Moisan’s renovations team turned the underutilized hotel space into an affordable-by-design residential project in a desirable area. Shifting the layout and positioning of the site itself allowed 129 new units to be built, both increasing the amount of available housing in the area and diversifying the unit types within 728 16th St., as the original design was repetitive.
The fresh perspective on modern residential housing brought to life by the Ankrom Moisan adaptive reuse conversion team sets 728 16th St. apart as a place that remains competitive in new markets.
Overall, the building type conversion for this project was successful because the site exhibited at least two of the six key characteristics for effective renovations, otherwise known as the “Rule of Six.” Being situated in a walkable location and having at least a 12,000 square foot plate set 728 16th St. up for success, but a prospective adaptive reuse conversion truly only needs one of the six key characteristics to be a qualified candidate for successful conversion. Read more about the Rule of Six and how to tell if your site would make for a successful residential conversion here.
For guidance through the adaptive reuse process, contact Jennifer Sobieraj Sanin, Housing Studio Design Director and residential conversion expert.
By Jennifer Sobieraj Sanin, Housing Studio Design Director.
Contact: +1 (206)-576-1600 | jennifers@ankrommoisan.com
Should Your Building Become Housing? Critical Considerations for Adaptive Reuse
It’s the question on every developer’s mind right now. Is adaptive reuse feasible for my building? Cost-effective? What will a housing conversion project entail?
Since 1994, Ankrom Moisan has been involved with adaptive reuse projects and housing conversions. The depth of our expertise means we have an intimate understanding of the limits and parameters of any given site – we know what it takes to transform an underperforming asset into a successful residential project.
For customized guidance through the adaptive reuse evaluation process, contact Jennifer Sobieraj Sanin, Housing Studio Design Director and residential conversion expert.
The Rule of Six
While there is no magic formula or linear ‘one-size-fits-all’ approach to conversions, we have a framework that should be considered when approaching an adaptive reuse project. We call it “The Rule of Six.”
The Rule of Six outlines six key characteristics that make a project a candidate for successful conversion, and six challenges to be prepared for during the renovation process.
With this informed process, we’ve been able to get over 30 one-of-a-kind residential conversion projects under our belt.
The Six Key Characteristics for a Successful Conversion
Not every building is a good candidate for conversion. By evaluating multiple structure types and working closely with contractors on successful projects, we’ve identified six key characteristics that lead to the creation of successful, low-cost, conversions.
If a property has any of these traits – whether it’s one characteristic of all six – it might qualify as a candidate for a successful conversion.
- Class B or C Office
- 5-6 Levels, or 240′ Tall
- Envelope Operable Windows Preferred
- Walkable Location
- 12,000 Sq. Ft. Plate Minimum
- Depth to Core Not to Exceed 45′
To find out if a property makes for a good adaptive reuse project, consider conducting a feasibility study on the site.
Reach out to get started on your feasibility study today.
The Six Challenges to be Prepared For
West Coast conversions can be particularly challenging with their seismic requirements, energy codes, and jurisdictional challenges – your conversion team should be prepared for these hurdles. The solutions vary by project; contact us to see how we can solve your project’s challenges.
- Change of Use: It’s the reason we upgrade everything. The simple act of changing a building’s use from office to residential immediately triggers a ‘substantial alteration.’ This label starts all the other necessary upgrades.
- Seismic-structural Upgrades: Buildings on the West Coast must meet a certain code level to be deemed acceptable for the health, safety, and welfare of end-users. Often, this required level does not match the current code, meaning negotiations with the jurisdiction are necessary.
- Egress Stairs: Stair width is usually within the code demands for conversion candidates, but placement is what we need to evaluate. When converting to residential, it’s sometimes necessary to add a stair to the end of a corridor.
- Envelope Upgrades and Operable Windows: West Coast energy codes require negotiated upgrades with jurisdictions, as existing envelopes usually don’t meet the current codes’ energy and performance standards. Operable windows are a separate consideration. They are not needed for fresh air but are often desired by residents for their comfort.
- Systems and Services Upgrades: These upgrades often deal with mechanical and plumbing – checking main lines and infrastructure, decentralizing the system, and adding additional plumbing fixtures throughout the building to support residential housing uses.
- Rents and Financials: Determining how to compete with new build residential offerings is huge. At present, conversions cost about as much as a new build. Our job is to solve this dilemma through efficient and thoughtful design, but we need development partners to be on the same page as us, knowing where to focus to make it work.
At the outset of any conversion, we analyze each individual site and tailor our process to align with the existing elements that make it unique. Working with what you have, our designs and deliverables – plans, units, systems narratives, pricing, and jurisdictional incentives – are custom-fit.
To better understand if adaptive reuse is right for your building, get in touch with us. We can guide you through the feasibility study process.
To see how we’ve successfully converted other buildings into housing, take a look at our ‘retro residential conversion’ case study.
By Jennifer Sobieraj Sanin, Housing Studio Design Director.
Contact: +1 (206)-576-1600 | jennifers@ankrommoisan.com
What You Need to Know About Biophilic Design
Biophilia is the concept that there is an innate connection between humans and nature. Our love of nature and tendency to crave connections with the natural world is a deeply engrained and intuitive aspect of both human psychology and physiology. It’s part of our DNA.
Building off that concept, biophilic design is the intentional use of design elements that emulate sensations, features, and phenomena found in nature with the goal of elevating the built environment for the benefit of its end users.
Simply put, biophilic design is good design. It doesn’t have to be expensive or elaborate; it just has to be intentional. Creating connections to the outdoors in the built environment can significantly impact users’ mental and physical well-being.
How Biophilia is Integrated into Projects
There are many ways to integrate biophilic elements into a project’s design. Some of the most common methods of doing this have been categorized by the National Resources Defense Council (NRDC) as being either Nature in the Space, Natural Analogues, or the Nature of the Space.
1. Nature in the Space
Biophilic design that places emphasis on bringing elements of the outdoors into interior spaces would be classified as ‘Nature in the Space.’ These outdoor-elements-brought-inside can be anything from plants, animals, and water features, to specific scents, sensations (like the feeling of a breeze), shade and lighting effects, or other environmental components found in the natural world. They are organic features that are literally brought inside. An example of this could be a project using natural materials like exposed mass timber and green walls covered with living plants to mimic the sensation of being in a wooded forest.
2. Natural Analogues
‘Natural Analogues’ in biophilic design are human-made, synthetic patterns, shapes, colors, and other details that reference, represent, or mimic natural materials, markings, and objects without utilizing or incorporating those actual materials, markings, or objects. An example of a natural analogue might be the use of spiral patterns in a painted wall mural to link a project’s design to seashells and the coast, the inclusion of animal print motifs in fabric and material choices, or even the use of blue rugs and carpeting to link a site to a nearby river or other body of water. Subtle finishes, fixtures, and equipment (FF&E) touches can also be a biophilic natural analogue, like the use of shelves that reference the pattern and shape of a honeycomb. Natural analogues are most often design and material choices that pay homage to recognizable environmental elements.
3. Nature of the Space
A focus on the ‘Nature of the Space’ on the other hand, pays more attention to a location’s construction, layout, and scale than its FF&E and other accessories or interior design. It utilizes spatial differences, the geography of a space, and other elements of a project’s configuration to imitate expansive views, sensory input, or even feelings of safety and danger that are found in the wild. This may manifest as an open stairwell that embraces rough, asymmetrical walls to subtly mirror the textures of a canyon, or as the inclusion of an atrium to give end-users a perspective that parallels the wide-open views seen from a mountain peak. ‘Nature of the Space’ can also be seen in the use of soft lighting and smaller scale spaces to simulate the felt safety and coziness of a cave. It is the utilization of a project’s site itself to replicate experiences and sensations found in the world of nature.
By emulating natural features and bringing the outdoors in, architects and interior designers integrate the benefits of exposure to the natural world into built spaces, creating a unique shared experience for a site’s users.
A list of biophilic design elements and attributes.
When combined with intentionality and thoughtful design, these elements can transform ordinary spaces into spaces that support human health and wellness.
The Power of Biophilia
Aside from elevating design, the inclusion of biophilic elements in a project can have numerous positive health benefits for those who use and inhabit that space. Biophilia’s impact on health and wellness may not be something that we are conscious of, but it is a difference that we feel. Humans understand biophilia intuitively.
The amount of time humans spend interacting with nature – as well as the amount of time they are disconnected from the natural world – has real, tangible impacts on an individual’s health. In today’s industrial, technologically dominated world, it’s especially important to seek out connections with nature, since many built spaces often forgo biophilic features and the benefits that come with them.
The negative health impacts of not having enough connection to nature are:
- High blood pressure
- Muscle tension
- Anxiety
- Poor sleep stemming from an unstable circadian rhythm
- A weakened immune system
- Poor focus
- Weak memory
- Attention issues like ADHD
- Fatigue
- Decreased emotional regulation
The positive benefits of exposure to nature, on the other hand, include:
- Lower blood pressure
- Muscle relaxation
- Feelings of safety
- Restful sleep and a stable circadian rhythm
- A strong immune system
- Increased focus
- Greater memory and learning abilities
- Higher energy levels
- Increased emotional regulation
Knowing the range of benefits that biophilia has the potential to provide, architects and interior designers have the opportunity to purposefully design spaces with the health and wellbeing of its end-users in mind, positively influencing the experience of a location as well as the feelings of the people occupying it.
Some of Ankrom Moisan’s expert design teams have already done this, including biophilic elements in the shared spaces of project to elevate the end-user’s experience of those environments. In a follow up blog post, we will take a deeper look at how biophilia shows up in three distinct Ankrom Moisan healthcare projects, discussing how the inclusion of biophilia can be leveraged to support an evidence-based approach to holistic, whole-person care.
Conversations with Bethanne Mikkelsen
Workplace Team’s Managing Principal, Bethanne Mikkelsen, notices the flows of workplaces and simultaneously motivates clients to stay current and inventive. She extends this expertise to our team, but promotes her knowledge beyond our firm to encourage diversity in the industry, as well as maintaining flexible working strategies that foster a culture of inclusivity. To discover more about her perspective, she has been featured in these articles:
How corporate office lighting is getting a makeover to boost productivity
Commercial Office Space Must Evolve to Put People First
Own Who You Are and What You Deserve — Women Leaders in Design Weigh in On Rising to the Top and Empowering Others to Do the Same
Making the Future Feasible
Ankrom Moisan has offered feasibility studies as a service to existing and potential clients for decades. For those who are unfamiliar, a feasibility study helps assess the viability of a potential development on a particular property. It aims to help a real estate investor understand the future amount of revenue-generating area on a piece of land, and what a reasonable sales prices might be for that land.
Typically, the feasibility study process begins when a client, landowner, or broker reaches out to us. We usually start with a site analysis, to get an idea of the average unit size and parking ratio, and then conduct a ‘fit test.’ That fit test quickly and efficiently diagrams potential development outcomes that could be realized on the land parcel. When conducting a fit test, we look at the site’s zoning code, relevant building code, physical site characteristics, visible utilities, site context, and building typology constraints. These constraints are often related to building uses, building type, height and size, or the amount of parking required. For example, a housing-use structure has much different parameters than an office-use one. Further, a ‘Stick-Frame Wood’ building typology will yield something quite different than Cross Laminated Timber or Concrete.
Examples of a feasibility yield study.
If desired, we can go further and analyze architectural outcomes that consider preliminary ideas about building design and character. Sometimes, a client will provide their own constraints or parameters, like a more detailed unit type and amenity program. Renderings of varied detail may be added to this process to help visualize a proposed project idea; they are useful to illustrate the early-stage potential of development ideas to a wider audience.
Example of a Tier 2 Feasibility Study Perspective View.
We often provide our clients with multiple (and sometimes contrasting) design ideas. By discussing the advantages and drawbacks of each idea, we reach a point of mutual understanding with our clients and can begin to fine-tune their vision.
Animated early visioning sketch for a multifamily housing urban land parcel assessment.
It is all about leveraging future architectural solutions to effectively utilize what a site has to offer. We are constantly seeking improvement in this process and are regularly evaluating methods to do so. From a basic ‘back-of-the-napkin and a calculator’ approach to a deeper architectural examination informed by years of design experience, or even the use of Artificial Intelligence software that can automate metric evaluation of a site, we consider all possibilities and methods of maximizing a project’s design according to client desires and site parameters.
3D Massing Views and renderings conducted for a Tier Three feasibility study.
Through this process, we give clients, landowners, and brokers meaningful guidance towards the value of their land parcel. This process is especially helpful for people interested in working with Ankrom Moisan for the first time, as a feasibility study is an uncomplicated way for prospective clients to get to know us and learn how we work. It is a great opportunity to see if we work well together.
We have a vast resumé of work and pull from a wide range of past experiences with different building types – everything from tall to small, across a variety of uses (retail, hotel, office, hospitality, housing, etc.). We enjoy this work as it is an essential part of our process. We enjoy offering feasibility study services that share our expertise with longtime and prospective clients, landowners, and brokers alike, showing exactly why Ankrom Moisan is a valued design partner.
By Jason Roberts, Managing Design Principal, Bronson Graff, Associate Principal, and Jack Cochran, Marketing Coordinator.
New Code Increases Accessibility
Background
At Ankrom Moisan, we work hard to ensure an equal experience for all users of the spaces we design. We explore how to push beyond the expected with accessibility features on projects like Wynne Watts Commons, and we welcome updated codes and standards to address the needs of our community. As the 2021 Building Code takes effect in each jurisdiction, the embedded 2017 A117.1 Standard for Accessible and Usable Buildings and Facilities also takes effect. The new 2017 A117.1 provides significant updates to accessibility clearances based on a study of wheelchair users. The A117.1 is developed by the International Code Council (same authors as the International Building Code). Their challenge is to find the best design criteria for a wide range of abilities, from wheelchair users to standing persons with back problems to persons with low vision or hearing challenges. Ankrom Moisan has participated in their process as an “interested party” in one issue, kitchen outlets, and can attest to the countless hours that go into just one requirement.
At the Ronald McDonald House expansion we wanted to make all families staying for short or long stays be able to use all the amenities, including the common kitchens.
Changes
Overall impacts to projects by this change are modest, resulting in a few rooms being enlarged by a few inches. While the changes are minimal to buildings, they provide much higher levels of accessibility for impacted users. The most impactful updates are changes to the following requirements:
- In most cases, clear floor spaces grow from 30-inch by 48-inch to 30-inch by 52-inch.
- The turning circle that was a 60-inch “wedding cake” with knee and toe clearance all around is now a 67-inch cylinder with minimal knee and toe clearance.
When looking at a typical privately funded apartment building, the changes are minimal as long as they are understood at the start of the project. There are no changes to Type B units (except new exceptions for kitchens outlets were added), and for the Type A units, the kitchen, bathroom, and walk-in closet may grow a few inches. The trash chute access room will see the biggest change, growing up to 7” in both directions. All these changes are minor when incorporated into the initial design of the building but could be very tricky late in the design process.
There are still some unknowns; If there are Accessible units in a project, they will now require windows to be fully accessible. While the height and clear floor space requirements are easy to meet, we are still searching for a window style and manufacturer that can meet the requirements that windows are operable without tight grasping and less than 5 pounds of pressure to open and lock/unlock.
Our work isn’t done; kitchen outlets were simplified in the corners where a range and refrigerator protrude past the counter with this code cycle, but we must wait for the next A117.1 cycle for kitchen outlets to no longer dictate kitchen design. Ankrom Moisan submitted code changes that are now in effect in the 2022 Oregon Structural Specialty Code and submitted a proposal for the next version of A117.1 and can report that kitchen outlets will no longer drive design or require any special design or construction features in the next code cycle.
At the Wynne Watts Commons the team provided universal design residential units that included cooktops that pull out and upper cabinets lower with the controls shown in the cabinet front.
Added complexity with new code change
From a designer’s perspective, the requirements of accessibility have grown exceptionally complex. For example, under the new A117.1, there are now different size clearances for new and existing as well as Type A and Type B units, and the definition of “existing” in the A117.1 does not match the definition in the building code. This adds to the already confusing accessibility requirements that require us to reference multiple documents for any given item (building code with unique amendments by jurisdiction, Americans with Disabilities Act, Fair Housing Act, etc.). Coupled with different interpretations from different experts and code officials it is no wonder why accessibility requirements feel a bit daunting to us and our clients. As an example, California does not adopt the A117.1 but rather chooses to write its own Chapter 11 of the building code with its own unique scoping and technical criteria. And that is just accessibility, our Architects are juggling fire life safety, energy code, constructability, and our client’s budget all while creating great places where communities thrive.
As a firm, we had a challenge to overcome; the new accessibility requirements do not apply to all our projects at the same time. Depending on where they are in the permitting process and the jurisdiction they are in, every project must determine when, and if, they are required to flip to the new code. While most of our projects will be using the new code by early 2024, many will still be under the old code for years to come. We had to develop Revit resources for our project teams that could work for both codes at the same time. Our Accessibility experts partnered with our BIM team to develop a system meeting these goals and requirements:
- It had to be as simple and easy to use as possible for our project teams.
- It had to be blatantly obvious, by a quick glance within Revit, what codes were being shown on any given project.
- It had to provide all the options now allowed by the standards and guide teams to pick the applicable option.
Our solution to this challenge was rolled out to our project teams in September 2022 and provided over 500 updated Revit families.
Below is our graphic of the changes to the A117.1 that affect AM projects. The orange color helps all team members quickly identify the new families are being used.
We have found so many nuances in the accessibility codes that it can be hard to make generic statements. We would love to talk to you about your specific project or topic. Please reach out to Cara Godwin at carag@ankrommoisan.com to learn about accessibility for your project.
* Originally published October 6, 2022, updated 12/01/2023
by Cara Godwin, Senior Associate
Summer Travel
The summer has wrapped, and wintery weather has found us once again. Our Workplace team had some interesting travels this summer, and they’ve recalled some of their favorite summer travel design inspiration.
Clare Goddard, Senior Associate
Q: What was the most compelling design you saw?
A: The beauty of what nature has designed. From Gifford Pinchot to Sisters, OR to Rocky Mountain National Park, from lakes to mountains to tundra and trees, our natural world is so filled with beauty. Beauty that is not perfect or repetitive, that takes you out of the mundane of the day-to-day to appreciate the here and now.
Q: How did elements from these new locations translate into your design work?
A: That not everything has to be perfect and that those elements of surprise are what set a design apart from the boring.
Q: If you worked remotely while on your trip how & where did you work (desk, cafe, balcony with an ocean view, etc.)?
A: I worked from the kitchen table in Sisters, OR and from my in-laws home office in Colorado. No views, but really nice to be able to wrap up work for the day and go on a hike or to take Millie on a different evening walk 😊.
Kay Bates, Interior Designer
Q: What was the most compelling design you saw?
A: I went to Charlotte, NC for a friend’s wedding. One of the days, my friends and I visited Camp North End. This space has deep history. In 1924, its first intention was for a Ford Motor Company factory. During World War II, the site added 5 massive warehouses to store supplies for soldiers at basic training camps throughout all the southeast. When the Cold War hit, the site’s primary production moved to missile development. Once national threats neutralized, the complex was then sold to a pharmaceutical company. Then in 2017, the 76-acre lot was purchased and opened to the public where 500+ artists, startups, chefs, retail, and cultural festivities now home in this community to express their creativity and collaboration.
Q: How did elements from these new locations translate into your design work?
A: One of the main reasons why I love this industry is because you can truly bring a community together through design. It was a huge inspiration to me to see such a wide range of demographics in one space. There was something for everyone to enjoy. There was a sense of community. Elements from here I can translate into design work would be creating a safe space where communities help each other out instead of a “every-man-for-themselves” mentality. I also admire how they kept many features of the original history while modernizing it for today’s audience.
Q: If you worked remotely while on your trip how & where did you work (desk, cafe, balcony with an ocean view, etc.)?
A: I stopped in Atlanta before going to Charlotte and did work from home. I stayed at my parents’ place, and they set me up in my childhood bedroom, which was strange to be back in. We did not have a second monitor, so my mom brought a huge 50” TV I then connected my laptop to. It was super sweet and throughout my workday she would pop her head in and bring me food. Nothing beats a mother’s love. 😊
Aaren DeHaas, Associate Interior Designer
Q: What was the most compelling design you saw?
A: The most captivating design elements I saw while in Italy were the seamless balance of new and old elements and the intricate details that were used to create such giant marvels. With such a long and rich history there are so many layers to every aspect of the country, everything from its architecture to the customs are influenced by generation after generation of change and growth.
Q: How did elements from these new locations translate into your design work?
A: One thing this trip reminded me of is how important the details truly are in design. The design as a whole will catch people’s eyes and cause intrigue, but it’s the details that are created up close that hold the attention and make things much more exciting and unique. It’s also important to remember to work with what you have. New, cutting-edge design can be exciting but there are so many stunning creations and forms that have been around for centuries, you don’t always have to reinvent the wheel. A place’s history is something to be cherished and celebrated, bringing in elements that speak to the history of your project will only make it that much more special in the end.
Jessica Kirshner, Associate Interior Designer
Q: What was the most compelling design you saw?
A: Chicago is such a fun city to live in, especially as an interior designer. I always stop myself or my friends from admiring the greystones, retro style, gothic revival, etc. To be able to surround yourself with design inspiration every day is a game changer.
Q: How did elements from these new locations translate into your design work?
A: Overall, the architecture in Chicago sets a very different tone than what I’m previously used to in Portland. On any given day you can explore multiple different neighborhoods and see completely different styles. This wide range of architectural styles has begun to heavily influence my personal design style. I can appreciate the historical aspects of building and want to pull those elements into a project while creating a more modern and suitable design that will fit our client’s needs.
Q: If you worked remotely while on your trip how & where did you work (desk, cafe, balcony with an ocean view, etc.)?
A: I am now fully remote working out of my apartment, with AM allowing us to explore a more hybrid approach to our working style this created an easy transition. It doesn’t hurt that I have a gorgeous view of the city from my apartment as well!!
Emily Feicht, Interior Designer
Q: What was the most compelling design you saw?
A: I was really intrigued by the varieties of scale that I saw in Nashville, the lighting design and signage on the main road was incredibly unique, and how the city integrates the new and the old so seamlessly. Also, there is a “stage” everywhere, even at the airport and the botanical gardens, the vignettes of performance space were remarkably interesting.
Q: How did elements from these new locations translate into your design work?
A: Nashville is such a fun and lively place, it is encouraging to see designs that could be considered too kitschy, but this city reminds you if it is bright and entertaining, even over-the-top it has personality. I would like to nickname this the “Dolly Parton approach.” Especially because I went twice to the Dolly Parton-themed bar, and that had personality down to the drink garnishes and the beer taps.
Q: If you worked remotely while on your trip how & where did you work (desk, cafe, balcony with an ocean view, etc.)?
A: Many people outside of the interior design industry are unfamiliar with the opportunity that we get to go on factory tours to tile, furniture, flooring, lighting, etc. manufacturers to learn more about their products. The second part of my trip was focused on Crossville Tile, in Crossville, TN where we learned about their tile manufacturing process and sustainability initiatives. So, while I was not on my laptop, I was out in the field spending time with other designers for continuing education and in an educational environment. These trips are a great way to make connections with designers both in Portland and around the US.
Beth Mahan, Interior Designer
Q: What was the most compelling design you saw?
A: Design?! It was all about the food!! We were staying in Geneva, Switzerland, for the summer, and did a day trip with friends to the north end of the lake where we visited Le Corbusier’s Villa “Le Lac.” It was the summer home he built for his parents, right at the water’s edge; narrow and streamlined with an open floor plan, one of the first examples of ribbon windows, and beautifully framed views. It was extremely innovative and has stood the test of time.
Additionally, we visited the EPFL University campus, a prestigious university in Switzerland, with a campus full of famous architecture. My favorite was the Rolex Learning Center with its cascading design, sweeping over and around the user, through its organic forms and sloped interiors.
Q: How did elements from these new locations translate into your design work?
A: Working in healthcare we don’t have a lot of opportunities to take creative risks, however it’s always important to remember that we can include moments of intrigue and interest. While there isn’t a direct correlation between what we visited and my current design work, the inspiration is always welcome.
Q: If you worked remotely while on your trip how & where did you work (desk, cafe, balcony with an ocean view, etc.)?
A: I worked remotely while we were abroad, based out of my husband’s apartment in Geneva. Luckily, it meant I could set up my workstation and leave it intact, whereas when we travel and work out of hotels it can be laborious to get yourself set up each day and find a good workspace that is not going to leave you with shoulder pain. My recommendation is finding the pillows you need to get yourself at the correct seated height, and I always travel with an external monitor so I can have two screens. Two screens are a must! And there are lots of options for lightweight travel monitors. Otherwise, of course a nice view and a pleasant breeze are a bonus! The other tricky part when you are working and traveling is getting food for the day, so if you can find a hotel with a mini fridge that helps. And then of course identify your favorite croissant and espresso spot.
New Seattle Development Design Review Exemptions
The City Council has amended the land use code to make two important changes to the design review program aimed at encouraging additional low-income housing. The first change permanently exempts low-income housing projects from the Design Review program. The second change provides a new Design Review exemption for projects that meet Mandatory Housing Affordability (MHA) requirements by providing units on site via the Performance Option under the Land Use Code. Projects that opt into the Performance Option can skip MUP and Design Review and proceed directly to Building Permit where land use code compliance will be evaluated concurrently with other review subjects.
Expediated Timelines:
Bypassing Design Review and MUP milestones could yield significant time and cost saving on project delivery.
Schedule comparisons showing how fast the entitlements process can be if MHA units are provided instead of the ‘payment in lieu.’
Calculating the Number of Affordable Housing Units Required to avoid Design Review:
If a project contains commercial space, the area dedicated to affordable units required to satisfy the Performance Option is calculated as a percentage of the overall applicable area in commercial use. If a project contains residential space, the required number of affordable units is calculated as a percentage of the total number of dwelling units in the project. Developments that contain both commercial and residential space will use a combination of both calculation methods.
Performance Amount for Commercial Development:
The net unit area of affordable housing required to comply with Performance Option is outlined in Tables A&B for SMC 23.58B.050. The required square footage set-aside for affordable units varies respectively by zone, MHA suffix (M/M1/M2), and performance area intensity as noted in Map A for SMC 23.58C.050. For most zones, the area of affordable housing required ranges between 5-9% of the applicable commercial floor area.
Performance Amount for Residential Development:
The number of affordable housing units required to comply with Performance Option is outlined in Tables A&B for SMC 23.58C.050. The required percentage set-aside similarly varies respectively by zone, MHA suffix (M/M1/M2), and performance area intensity as noted in Map A for SMC 23.58C.050. For most zones, the number of affordable housing units required ranges between 5-11% of the total number of units to be developed in each structure.
Table from the Seattle municipal code indicating how many units need to be affordable for a project to be exempt from development design review.
Performance Standards for Qualifying Affordable Units:
Duration: Units provided to comply with the Performance Option must remain affordable for 75 years from the date of certificate of occupancy.
Distribution & Comparability: Units provided to satisfy the Performance Option must be generally distributed throughout the structure and be comparable to other units in terms of: Type of dwelling unit such as live-work unit or congregate residence sleeping room; Number and size of bedrooms and bathrooms; Net unit area; Access to amenity areas; Functionality; and Lease term.
Eligibility: Household eligibility varies with unit size and rental date.
At initial occupancy (lease-up), units with a net area of 400 sf or less are eligible to households with incomes up to 40% of AMI. Units with a net area greater than 400 sf are eligible to households with incomes up to 60% of AMI.
Thereafter at annual certification, units with a net area of 400 sf or less are eligible to households with incomes up to 60% of AMI. Units with a net area greater than 400 sf are eligible to households with incomes up to 80% of AMI.
Public Subsidy: Affordable housing units provided to satisfy the requirements of the Performance Option may NOT be used to earn public subsidy such as through the Multifamily Housing Property Tax Exemption (MFTE Program).
Rent Levels: Monthly rents for units with a net area of 400 sf or less, shall not exceed 30% of 40% of AMI. Monthly rents for units with a net area greater than 400 sf, shall not exceed 30% of 60% of AMI. “Monthly rent” must include a utility allowance for heat, gas, electricity, water, sewer, and refuse collection, as well as any recurring fees that are required as a condition of tenancy.
Annual Certification, Third Party Verification: Every year an owner of the rental unit must obtain from each tenant a certification of household size and income. Owners of rental units shall attempt to obtain third party verification whenever possible to substantiate income at each certification, which shall include contacting the individual income source(s) supplied by the household. If written or oral third-party documentation is not available, the owner may accept original documents (pay stubs, W-2, etc.) At the discretion of the Director of Housing, the owner may accept tenant self-certifications after the initial income verification and first annual recertification. The owner shall maintain all certifications and documentation obtained on file for at least six years after they are obtained.
Reporting: Once a year the owner of the rental unit shall submit a written report to the Director of Housing, verified upon oath, demonstrating compliance with Chapter 23.58C. The written report shall state: the occupancy and vacancy of each rental unit, the monthly rent charged for the unit, and the income and size of the household occupying the unit. The Director of Housing may require other documentation to ensure compliance including documentation of rents, copies of tenant certifications, documentation supporting determinations of tenant income including employer’s verification or check stubs, and other documentation necessary to track program outcomes and the demographics of households served. The owner of the rental unit shall pay the Office of Housing an annual fee of $150 per rental unit for the purposes of monitoring compliance with the requirements.
By Jennifer Sobieraj Sanin, Managing Design Principal, and Michael Lama, Project Designer