Tassled shoes or boots?

Many people judge a person by the car they drive or clothes they wear.  This judgement can include social or economic status, level of education, ability and knowledge, and skill.  But can you really determine these qualities by outward appearance?

I was working as a project manager for store planning associates in San Francisco in the 80's, designing large retail stores for Macy's, Norstroms, The Emporium, I Magnin.  As one of our more interesting projects, I went on a property condition survey field trip with the senior architect in the firm.  Our task was to visit the Macy's retail buildings for a corporate buyer, documenting the type and condition of Macy stores throughout California, Arizona and Nevada. 

We planned out our route to minimize travel, trying to visit two to three stores a day.  Even so, we were traveling for a month.  Our method was to first arrange a meeting with the store manager, who would show us the facility.  We would take notes on adequacy of parking, type of construction, building features, and condition of the facility and plant. 

The senior licensed architect I traveled with was around 55 years old.  He would always dress well but with a quirky bow tie. I was around 25 years old at the time, and wore nice slacks,  a button down shirt and tie to the surveys.  Inevitably as we approached the store manager's receptionist to start our survey, I was generally ignored and conversation was directed to the senior architect. 

A curious thing started to happen when I started to wear a suit.  All conversation was directed at me, and the senior architect was ignored!  I was the wet behind the ears recent graduate, and the obviously older senior architect had 30 years experience.  In the eyes of the receptionist, fashion was more important than experience, knowledge or even an architects license. 

In spite of this lesson, when the weather is nice I still drive my motorcycle to local jobs wearing a black leather jacket and boots.  I'm able to avoid traffic and tolls, get 50 miles to the gallon, and have a lot of fun traveling fast instead of being stuck in a metal box.  Sadly, some clients expect, want and are willing to pay extra for the architect to pull up in a Mecedes or at least a BMW, wearing tassles on his shoes. I realize the motorcycle and leather jacket put off some clients and I've lost work because of it, but that is who I am.  I'm an outside-the-box thinking individual providing unique architectural designs.  I do wear a suit and tie to design review or other formal meetings.  For those occasions clothes are another tool to obtain approval of the project I'm presenting, much like an artistic rendering.  But I have too much fun on a motorcycle to forgo it solely for fashion or expectations. 

If anyone expects me to wear shoes with tassels, you should find a conventional architect. One who is fearful of leaving the safety of an automobile or the boundaries of architectural convention.  If you are able to judge a person on their appearance, you will be more satisfied with an architect of style and little substance, one that meets your expectations.  

Residential Green Building

There are two organizations promoting green building in the United States: The United States Green Building Council (USGBC), and Build It Green (BIG).  The USGBC through their  'Leadership in Energy and Environmental Design' program (LEED) originally promoted green building measures for commercial buildings, but recently added residential green building standards.  LEED has enjoyed national use.  Build It Green, started in Berkeley, has promoted residential green building in California with 'Greenpoints Rating'.  Both organizations provide training and certification credentials for builders and design professionals. 

The State of California has been a leader in requiring water and energy conservation, alternate energy sources, and sustainable design.  They first addressed energy conservation in 1978 with Title 24 part 6 - the California Energy Code.  In 2011 they adopted and enforced Cal-Green, the California Green Building Standards Code. In addition to LEED type standards for commercial buildings, the residential portion of Cal-Green is almost a copy of build-It-Green's Greenpoints, requiring new home construction meet a required number of points chosen from a variety of sustainable building measures chosen from a checklist.  Local jurisdictions are required to adopt and enforce State Building Codes, however, many already require buildings meet the slightly more stringent LEED and Greenpoint ratings.  In July 2012 Cal-Green will also require green measures for remodels to existing homes.  The State Cal-Green Building Code allows individual cities and towns to adopt more stringent green building measures.  

Many towns and cities have included Greenpoint requirements in their residential building codes, but the threshold that triggers application, the qualifications of designers making applications, and the review and enforcement of Greenpoint measures differ greatly between authorities.  Luckily, the actual measures that earn points to achieve a Greenpoint rating have not been changed.  Greenpoints can be earned in five general areas: Community Design; Energy Efficiency; Water Conservation; Resource Conservation; and Indoor Air Quality.  For a new residence, there are approximately 200 different green building elements arranged in 16 different categories.  

Most Greenpoint measures require slightly more initial construction expense but by reducing maintenance or operating costs, are less expensive or even more economical in the long run. An obvious example of this would be the measures that reduce  energy use but pay back over time with reduced heating and cooling costs.  A less obvious measure that reduces both energy and maintenance costs is the points earned for larger roof overhangs.  Larger overhangs keep homes cool in summer with the shade they create, and also reduce rain weathering, extending the life of exterior paint and reducing the chance for wall leaks.  If the home is located on the site for passive solar heating, overhangs also can be configured to allow sun in the winter but block the sun during the summer. 

Some Greenpoint measures do not add to initial construction cost but require more planning and design.  An example of this is constructing water efficient landscapes.  In California's dry summers, drought resistant planting uses less water.  This saves some costs from reduced irrigation requirements, but also saves the electricity used by pumps to transport water.  Other measures if incorporated into your home will increase construction costs.  Forest Steward Certified (FSC) rated wood is more expensive then clear cut lumber.  The destruction of habitat and the environment is not computed in the purchase price.  It can be argued that FSC wood is less expensive in the long run.  Proper forest management will allow the continued harvest of timber lands while clear cut logging methods will eventually deplete this resource and create scarcity.  As more green products are used, the cost of green building materials will come down. 

Whether designing a new home or remodeling your existing residence, Greenpoint green building measures are easy to achieve with some planning.  Careful selection is needed for some building components to take advantage of rebate incentives or tax breaks offered by utility companies, counties and states.  The goal is to achieve a healthier home to live in while also creating a healthier and sustainable environment.  

'Occupy' Architecture!

The 'Occupy Wall Street' protests have been winding down, without any clear list of demands and results.  Maybe because no one clear purpose was ever identified, it has caused people to think about what they think it could mean.   It has been successful at directing some attention to the fact that many people are upset about the influence of wall street in politics, banker bailouts, and (hopefully) the role of the Federal Reserve.  It has been portrayed as a battle of the 99% against the 1%, Wall Street vs. Main Street.  

Architecture and Construction has suffered from the housing crisis.  Now that millions of homes have been foreclosed and people forced out of their homes, these empty homes are un-occupied.  Banks have been unwilling to negotiate loan terms and sell homes for less than what is owed.  The homeless and occupy protestors form tent cities in public parks. 

The Federal Reserve Rescue effort has committed 6.4 trillion dollars to backstopping bad loans, keeping the banking system liquid.  This is in addition to 4.6 trillion for TARP and other Federal Government stimulus programs, 1.2 billion in quantitative easing.   The Federal Reserve Rescue effort alone equals $20,456 per each American. Through quantitative easing, the U.S. government  and Federal Reserve increased member bank reserves by 1.2 billion. The U.S. government then sold US Treasury Bonds to obtain this loan, with treasuries bought back by the Federal Reserve, collecting 2% interest on the loan in the process. Our children and grandchildren will be paying for this 'stimulus' well after we are gone.

With Americans on the streets and looking for work, banker CEO's collect obscene pay and year end bonus's.  Disband the private banker cartel known as the Federal Reserve and return creation of wealth to Congress and the American people.  Make home loans to Americans for 2% interest.  Americans now pay seven times the original cost of a home, working most of a lifetime to pay off a 30 year mortgage.   Why should US taxpayers and homeowners backstop the bank's mistakes? 

Architecture is Intangible

Intangible: In-tan-gi-ble (in tan je bel) adj. 1. Incapable of being perceived by the sense of touch

What differentiates 'architecture' from 'building' is the intangible.  A venacular building is a safe warm dry building to inhabit.  Once a level of security and comfort is achieved, a building can aspire to aesthetic qualities. 

Intangible qualities that a building can be influenced by or capture include aesthetic proportions, views and vistas, interplay of outside and inside, interior adjacency, low energy use or environmental impact, exterior influences such as sun or wind.  Types and quantities of finish and hardware are tangible, reflecting levels of materialistic wealth.  Buildings have a dualistic character of both tangible/intangible, material/immaterial qualities.  The intangible can be repeated in the materials through application of architectural design throughout the smallest details, but will be missing from details if never given consideration. 

Because enclosures provide shelter from the cold, rain, the outside,  a structure and envelop is often considered the important part of the building.  But the structure exists for enjoyment, habitation and activity inside and out. It is the space, the connection between outside and inside, the intangible that is the substance of architecture.  It is space, and not the elements that define space, that create architecture.  Space exists without a boundary, but a boundary must enclose a space by definition.  The real substance is not material. 

Often a building owner will spend money on expensive finishes, but never create the space that this investment in construction deserves.  Actual space is a volume of air; the correct adjacency of rooms is good planning; the framing of a view by a well placed window and room is good design; allowing morning sun in a kitchen is utilizing of the environment.  These intangible qualities are incorporated into buildings through architecture, and are the best investment.  Ignoring the potential to do so is a wasted opportunity to improve the structure and those that use it. 

Why you should hire an architect before talking with contractors

With many experiences with contractors and various project delivery methods, one recent small project in particular clarified the architect's and contractor's separate roles to me. 

I was contacted by general contractor about a potential project in Oakland, a nearby city.  We had completed several projects together, but this one would be different.  Like many of my clients, this project was driven by a growing young family that needed more space.  They had hired a local architect for a home remodel and addition, and obtained a construction cost from the contractor when plans were complete. Although the design was nice and responded to the homeowners desires, the cost was way over the homeowners budget!  Unfortunately this is a common occurrence, and some people would say this is the exact reason a contractor should be involved early in the project.  And I agree, with important limitations. Over the next 6 months, the contractor and homeowner's jointly developed a plan that was within budget.

I agreed to take the project with preconditions imposed by the contractor and homeowner: The homeowners had just spent considerable time and money working with an architect to design something they couldn't afford, and just wanted to get the project done at this point. My role would be to complete building permit drawings from this preliminary design, coordinate with the structural engineer, and as specifically requested, 'not suggest any other designs, or redesign what had so far been done by the contractor'.  It is useful to know the contractor had completed most course work towards an architectural degree and markets himself as a contractor with design skills. 

The existing rectangular home was sited on a lot which sloped down from the street.  Looking south there were oblique views of San Francisco Bay and the Golden Gate Bridge from the upper floor bedrooms and a covered porch.  On the north side was an ugly 3 1/2 story apartment building that overlooked the homeowners rear yard.

The proposed remodel/addition was within the existing building footprint below the existing home, but would require a new foundation.  A basement laundry and bedroom at the lower level would converted and remodeled into two new bedrooms.  A new bathroom, closet and laundry would be constructed within a crawlspace area.  An upper floor porch would be enclosed to create an eating area off an existing kitchen, and the upper floor bedroom would be converted into a family room, expanded into the porch, with new windows to slightly improve the view. A new internal stair would connect the two floors.

The main difference between the new design and previous architect's design was the architect in order to create more square feet, extended the lower floor addition well into the grade, requiring a large amount of earth removal and 60 feet of retaining walls.  The contractor pulled the addition back to a more modest size to avoid the extent of grading and retaining walls, and eliminated a kitchen remodel.

After starting the project, I discovered zoning information the homeowner and contractor were unaware of, and the previous architect was ignorant of or ignored.  The rear yard setback was 15 feet, which allowed a 20 foot deep addition off the back of the home.  The homeowner's needs for a family room and new master bedroom could have easily been met with a two story addition off the back of the home.  There would be no need for earth removal, retaining walls or new foundations below the existing home.  An existing basement and upper floor bedroom could have remained, saving those remodel costs and substantially increasing  the floor area and number of bedrooms.  A family room extending from the existing kitchen would have shielded the rear yard from the adjacent apartment and provided privacy, with south facing windows and a deck with a spectacular view towards the bay.  A rear yard addition would have been less expensive to build than an under-fill addition.  But a two story addition would require design review approval before filing for a building permit, and if pursued at this point, would have delayed construction for 3 months.

As I completed the permit and construction drawings for this project, I experienced a deep and troubling sadness. The unimaginative and bare essential quality of the planned addition was all the more apparent in  light of it's potential. The homeowners were spending a life's savings constructing the addition.  I was able to make some small improvements to the plans and needed to make other changes to comply with building codes, but did not tell the homeowner about the missed opportunity.  The homeowner himself did not want any more design suggestions, and the contractor needed this project permitted soon to keep his work crew busy.  If I had discussed this new design with the homeowners, would they have pursued it?

The contractor had spent 6 months working on a plan part time with the homeowner's, and this would have been more than enough time to complete a design and obtain City of Oakland design review approval. Unfortunately the homeowner engaged a contractor for design, and the built project reflects the contractor's needs as well as the homeowners.  I will have to admit that architects can meet their artistic need for self expression while designing buildings, but usually there is not a profit motive. 

In the end, the unknowing homeowner was completely satisfied with the finished project. The remodeled bedroom and new family room provided needed space.  The contractor made a profit and was happy, but maybe less so after I mentioned the design possibility.  I was paid well for my small part, but money is not my only consideration. I felt like a drafting service used in some legal but criminal activity, or an accomplice in enabling the contractors unqualified 'need to design'.  I'm not sure what made me feel worse, but do not wish to repeat the experience.

So when do you select a contractor, and how and when do you work with him?

• If a contractor is any way involved in the design of your project, most will design the easiest or most expedient project to build which meets your minimal needs, while expecting payment of your complete budgeted amount. 
•  Do not divulge to your project budget contractor, or at least not before you have his bid on final construction drawings. Many contractors envision a project budget as two numbers: The cost to build and the profit. 
•  If you accept a contractors preliminary plan or project concept for a disclosed budget, every plan improvement, fixture, feature or finish that you want to add will be viewed as subtracting from the contractors profit. 
•  Although some contractors have creative abilities, you usually do not want to engage their imagination on larger design issues, as profit considerations are intertwined with project costs and design.  Contractors need to have profit as their foremost concern or else they would not stay in business. 
• In order to obtain the best project for your budget, contact an architect first and get bids on completed drawings. Although most architects consider all members of a construction project fairly, he/she will be your agent and look out for your best interests in selecting consultants and contractors. Experienced architects will also check the contractor's work and approve payments. 
• To design up to a fixed budget, obtain preliminary cost estimates from qualified contractors from schematic architectural plans, before the architect and structural engineer starts construction drawings.  Most contractors are happy to provide preliminary estimates for the chance to work on the project later.  For very large projects, the architect can engage a construction estimator. 

Design-Build vs. Design-Bid-Build

Architects and Contractors work together because we need each other to complete projects successfully.  Integral to this discussion of how we work together and the method of project delivery is the priority of design and profit among the owner, architect and contractor.  Design-build as been paraded as a better and faster way to complete projects, but there are obvious flaws and conflicts of interest in this method.  By adapting the traditional design, bid and construct process for better cost controls and a tighter schedule, it incorporates the benefits of design-build where appropriate without abandoning the cost advantages of competitive bidding for the homeowner.

My experience has been the traditional owner/architect design collaboration, then selective competitive bid process provides the best outcome. Everyone involved must respect their roles in the project to get along, and a certain level of competency and integrity is necessary.  The owner must start with a realistic budget and understand and communicate his needs effectively.  The architect and other consultants need to listen to the client, understand zoning and building codes, construction methods and costs, and provide accurate and detailed drawings. The contractor must know construction methods and costs, provide the owner with an accurate bid, and build according to plans and building codes. 

For design-bid-build to work well, I maintain on-going communication during both design and construction periods on design, construction and cost, and obtain rough estimates from contractors for preliminary designs. Owners have the chance to consider different design concepts with associated costs which helps to identify and prioritize what they want.  The clients desires are communicated thoroughly in the construction drawings reducing mistakes and construction changes later on.  Although contractors could miss out on future change orders, satisfied clients are great reference for future work, and the contractor can build effectively and profitably.

To adapt some of the elements of design-build into design-bid-build, additive or subtractive bid item alternates can be used for construction cost controls.  This has the advantage of identifying costs up-front and allowing the homeowner to choose design elements to stay within budget.  Several methods are be used to speed the process: Bidding can occur during the building permit plan check period.   Interior finishes and fixtures can be selected uring the construction period, and can be adjusted for the construction budget.  Contractors would rather not compete against other contractors for work, but prices can vary by 30% among equally qualified contractors.  Much of the cost difference is a result of how much of the work a contractor can accomplish with his own men verses how much work has to be subbed to another contractor. 

Without competent architects or contractors, this traditional design-bid-build process has flaws.  There are architects that do not listen to clients well or fail to determine their needs, over-design for the budget, provide poor designs and incomplete drawings. As the architects only defense, most don't do this to enrich themselves. Good contractor directed design-build or positive contractor involvement could help these projects.

There are also contractors that will 'go rogue' on the design, bid on projects deceptively,  bill clients for construction mistakes or hours not worked, and build poorly.  A contractor will often fail to tell an owner that something he requested will cost more, but presents a change order for this work after it is complete.  An experienced and independent architect engaged from project start to completion can keep a project on track under these conditions.  But the problem I've consistently experienced with the contractor providing designs or costs before the design is complete is the reduction of quality in the completed home.

It is better to start with trying to achieve a project meeting or exceeding the homeowners expectations and then redesign if necessary after bids to fit it within a budget.  If a contractor starts with a budget and a poor design idea then dictates what design is possible within that budget the owner will have missed an opportunity to obtain the maximum benefit for his time and money.  For some contractors, a construction budget is viewed as two pieces of one pie: construction costs and their profit.  There is an incentive for the contractor to reduce the cost of building and maximize profits. With a fixed budget project, many contractors will promote the smallest, easiest and least expensive type of construction, even when the homeowner's budget will obtain much more. A contractor can view every reasonable homeowner's desire, an architects fee or design suggestion as not just an increase in construction costs, but a reduction of his profit.

With a contractor design, design can suffer starting at the conceptual stage, lacking in quality before even drawn or built.  By failure to imagine what is possible, lacking the time or ability to consider various design options, many contractors will settle for what is most economical and expedient, which also happens to be most profitable.  Although many homeowners are satisfied with a functional shelter and nice finishes within their budget, this is vernacular building and not design or architecture.  And when the contractor designs do not meet the owners needs, or zoning or building codes, the additional work needed to make the structure legal or aesthetically acceptable become an additional change order cost for the owner. 

If an architect gets involved after the contractor has been 'designing' with the homeowner, the results can be better but it is very difficult for the architect to suggest another design.  Since the architect is really dependent on the contractor for bringing him this project, it is even more difficult for the architect to suggest to the owners that they can get a larger or better home or remodel/addition if they obtained competitive bids from two to three different contractors. 
 
It is the correct siting, space arrangement, scale and configuration, the volumes enclosed and not the enclosure itself that can make a home exceptional.  These priceless qualities are the least expensive part of home construction where a well conceived architectural design can add value.  The cost of architectural design is easily made up in construction cost savings by clearly communicating the homeowners desires, having clear and detailed drawings for the contractor and subcontractors to accurately estimate or bid the work, and having complete drawings to build from.

Architecture Building Failures - Misplaced Priorities and Effort

For about five years I worked at two different firms that specialized in repairs to building defects.  Some of these failed buildings were architectural beauties, and others dogs.  Repairs needed included roofing, flashing, siding, structural, concrete spalling, lead and asbestos abatement, buried membrane failures, etc. Sometimes a  'mystery leak' confounded contractors and previous repair efforts. Condominiums were the most dangerous.  A small overlooked design or construction detail repeated hundreds or thousands of times over multiple units adds up to expensive lawsuits. 

Days apart I had site visits to both Potrero Terrace of San Francisco Public Housing gangland fame and the private residence of a San Francisco real estate developer at the top of Lombard Street. Water damage did not discriminate based on building aesthetics, or on the money one had. Both projects had water leaks and resultant damage resulting from age related material failure.  A building owner can spend more money on durable materials up front and usually save money in the long run, but all buildings will fail eventually.  Correct design and installation buys more time. 

In building design there are high maintenance building assemblies and low maintenance more durable building assemblies.  For one example, the joint between wood trim above windows and siding can be caulked, or a metal 'z' flashing installed to shed water away from this joint.  The sealant joint will require regular maintenance which can be performed when painting the building, but even the best caulk is only as good as the surface it is adhered to.  The metal 'z' flashing is initially more expensive, but eliminates the recurring cost to caulk this joint.  The metal flashing is less likely to fail during the lifespan of the siding and cause damage to the structure. Suitability and lifespan of materials, expectation of proper installation, probability of maintenance all are evaluated for every building material, product and assembly. 

Often building failures are the result of misplaced priorities.  I have argued with contractors and developers to install 20 cent/lineal foot metal 'z' flashing on million dollar homes, while interior decorators have no problem getting the budget to upgrade kitchen counters from imported Indian granite to French limestone. Limestone counters sell, while flashing goes unnoticed and unappreciated. 

Other times a building will fail because of misplaced efforts caused by a poor understanding of building science.  On one large condominium project, the contractor was instructed to install sealant at window frame to sill and jamb trim joints, and not install sealant at window frame to head trim joints.  Of course, the head trim was sealed to the frame too, trapping any moisture that could accumulate behind the trim and siding from weeping out through this joint.  This unneeded caulking was wasted time and materials for the sealant subcontractor, who also had to remove it.