So Many Subjects, So Little Time…

When I finally decided to start this blog, I had in mind writing at least one entry a week.  I actually didn't think I could find enough to write about for very long at that pace but it was a good place to start. However, this last week has me rethinking that preconception; I am currently working on several topics with many more in the queue. It seems over the last couple of weeks, I have seen quite a bit of activity around subjects that affect the architectural design and construction industry, both directly and indirectly. The subject matter for this is not intended to focus solely on codes, but on broader subjects that concern our clients, potential clients and their projects.

The subject I want to touch on here, and may revisit later, has to do with what could be dubbed a reality check for the green building movement and its place in the broader subject of global warming. The concepts behind environmentalism and the effects it has on the built environment have been in the background for decades but have garnered immense attention in the last few years. If we were to graph the attention these issues have received in the last decade, I believe we would be looking at an exceptionally steep curve in the last few years. And unfortunately, most of it seems to be one-sided. Many behind this movement might say "it's about time". Others might claim it is simply the latest trend and like all things trendy will pass. However, with all things trendy, there are takeaways that endure; some good and some bad.

One noteworthy takeaway is the legislation. The regulations and codes being produced in response to these issues are important because they demonstrate a fundamental shift in the way the built environment is developed. The implication is higher costs on every front and the speed at which some of these policies are being ratified begs many questions about their appropriateness and timing. With so much debate still surrounding this subject, some feel the proponents of this movement are "riding the wave" of popular support and trying to pass as much legislation as possible before the hype fades. The fear is these policies are misguided, poorly written and racked with unintended consequences.

There have been a few events recently that may represent the beginnings of a shift in the support of these issues. Last month saw the filing of the first high profile lawsuit against the US Green Building Council and their LEED rating system alleging several fraudulent practices. See one article here. This suit will arguably set the stage for many more to follow. From what I have read, the merits of this case seem valid and valuable. It appears to be the first critical evaluation of this system.

From a different, but related direction, last week was the release of the movie "Cool It" a mainstream production that offers a counterpoint to "An inconvenient Truth". http://www.coolit-themovie.com/. The movie is from Bjorn Lomborg, the author of "The Skeptical Environmentalist". I haven't yet seen the picture, but am interested in the position it presents. It appears again to be a reality check for the more popular environmentalist rhetoric. I look forward to seeing how this movie adds to the discussion.

The real tests of these issues, I believe, are yet to come; my concern is with how many unnecessary costs will be paid in the process.

Significant changes in the new 2009 building codes

We have all heard the adage “the only constant in life is change”.  All things change, some good, some bad; it is all about perspective.  Anyone remotely connected to the architectural design or construction industries will understand code and regulation changes are a fact of life.  We live and work in an environment shaped and influenced by a variety of, at times dynamic and evolving regulations.  This is “normal” and we have all come to expect an almost constant degree of change in this industry.  What is arguably abnormal at this point in time is the magnitude of change reflected in the latest editions of the International codes recently adopted by many jurisdictions.  The ramifications and impacts these changes could represent to one’s project are not insignificant.  I strongly encourage anyone involved in a real estate transaction or construction project that may be influenced by these new codes to discuss their plans with a design professional knowledgeable in this area.  The impacts could have profound effects on the financial model for the project.

The core purpose of any building code is to protect the health, safety and welfare of the public with regards to the built environment.  The interpretation of this basic premise has been expanding in the past many years and the building codes have integrated these changes in an ongoing fashion.  The international codes, now being adopted by more and more jurisdictions, are revised and published on a 3 year interval.  The latest edition, the 2009, I argue steepens the curve of change most of us are accustomed to.  It includes new focus areas not previously defined and alters some long standing methodologies.  

One of the most noteworthy examples regards high rise buildings.  The 2009 Codes begin to incorporate the findings of The 911 Commission with regard to exiting and fire-fighting access matters.  There are provisions for glowing pathway markings in exit corridors and stairs, requirements for additional stairwells, supplemental requirements on elevators, and many other items.

A second example regards the threshold at which a sprinkler system is required for a project.  These thresholds have been significantly reduced from earlier understandings.  Some occupancy classifications that had a threshold of 300 occupants have been reduced to 100 occupants.  Another case had an area threshold of 20,000 square feet is now reduced to 12,000 square feet.  The net effect is the thresholds at which additional requirements are triggered is being lowered.  This will affect many smaller projects that were before exempt from these requirements.

Another factor to consider is local jurisdiction requirements.  Many cities amend the base code requirements with special requirements that affect projects within their jurisdiction.  These amendments can be minor or quite onerous depending on the jurisdiction.  The impact of local amendments can also represent significant impacts to one’s project depending on its scope and type.  A discussion with a knowledgeable design professional regarding the impacts to your specific project could save you thousands of dollars in “unforeseen” costs.

The items identified above represent a fraction of the requirement changes represented by these new code revisions.   There are far too many variables involved in any code analysis to present any level of comprehensive summary here; we therefore strongly encourage anyone considering any type of project to consult with a knowledgeable design professional regarding the specifics for their project.  If you find yourself in need of assistance or would like a second opinion, please feel free to contact me at Link Architecture.

At Link Architecture we strive to stay current in our understanding of the myriad of codes and different regulations that affect the projects of our many commercial clients.  We advise our clients of the changes that will benefit or modify their projects today and in the future.  If you have a project you have questions about or are concerned how the new codes may effect a future project, please give us a call.

This subject matter is something I will be expanding on in future posts, so if this is of interest to you, please stay tuned.

What are we doing?

At Link Architecture we are committed to assisting our clients at every step of their project's lifecycle.  We provide our services for the value of our clients and the needs of their projects.

We recognize the inherent value of reliable information and more importantly the impacts of timing regarding this information; reliable information loses its value if you don't have it in time.

We will be presenting and discussing many subjects related to the development of architectural projects.  In addition we will be presenting information valuable at all the decision points, transactions and interactions that surround these projects throughout the process. 

The processes surrounding these projects are numerous, complex and dynamic.  It is our goal to inform the process, improve the quality of information and enhance the value of the decisions.

We hope you find the subjects interesting and valuable.

Thanks.