The Importance of the "Due Diligence" Period During Development

Issues which must be addressed during the due diligence period to determine the project's feasibility include:

• Zoning - Can the property be developed with the intended uses? Is rezoning required and is it possible? What limitations are in place in the zoning ordinance regarding: intensity of use; height restrictions; ground coverage; parking requirements; building and parking setbacks; bufferyards; impervious surface ratios; greenspace requirements; noise, light and odor criteria? Is there a site plan approval process with the local zoning authorities? How long does it take and what do they review? It is important to remove risk by making sure that any site plan review process is completed prior to closing on the property.

• Utilities - Are all utilities available? Who provides them? Are they city owned and regulated or private? Where are they? Are there extensions of any particular utility needed as part of this development? If so, what and how much will it cost? What are the accessor impact fees that you will be subject to as a result of your development? Many communities are underwriting their infrastructure development costs through the imposition of "access and impact fees." These fees can run in the six digits on restaurant and hotel projects and add directly to the first costs on a project.

• Easements - What easements exist on the property and how do they affect the use of the property? Does the property require easements from adjacent properties for stormwater access, sewer or other uses? Are they available?

• Signage - Are signs allowed on the site? How many? What size? What height? What type?

• Traffic - Does the site have access to the public streets? Do you have access to a signalized intersection? Can you get one for your site alone? Is your access to the road system limited? What are the long range plans for improvements to the roads in the area? Will your access be limited in the future by a planned median? Will the city require your development to provide off site improvements to the road system as a result of your traffic? Do they assess road impact fees similar to the utility impact fees?

• Stormwater Drainage - Does the area have a regional drainage and detention plan? Is the site subject to on site detention? Is the site subject to flooding or other stormwater problems from upstream? Are easements required from downstream property owners for your drainage? At what cost? Will the city help secure them through condemnation if necessary? 

• Hazardous Waste - Has an environmental assessment been completed on the site? Are there hazardous wastes on site which must be removed? At what cost?

• Soil Investigation - What are the soil conditions on site? Is there solid rock six inches below grade? Is the soil stable or subject to expansion? Is there adequate bearing capacity for the soil? What is the impact of the soil on the construction of the foundation system? Does this mean extra cost over normal construction processes?

• Site Design - Can the site support the project needs? Given all the site limitations, can the site support the project and all required parking? Does the site allow for the type of design and character which the developer desires?

• Architectural Control - Are there covenants in place or ordinances which dictate the design of the project or otherwise affect your design freedom? What are they and what process must be used to secure approval of what you want to do? How long will it take? Many times, it is wise to secure the approval of the design from this committee prior to closing on the property. There is no reason to buy a piece of property and then find that you can't put your typical building there because it doesn't meet someone's subjective opinion of appropriate design.

• Building Permit Processes - What are the local building codes? How do they impact your project? How long does it take to secure a building permit? What fees are attached to the permitting process? How do they handle the inspection process during construction? Do they require spacial or extraordinary inspections on a regular basis? Do they require the contractors to be licensed? 

Be Prepared with a Plan of Action

Branson Tornado Damage Assessments (Branson, MO)

When one of our clients, HCW, LLC, recently experienced immense damage to several of its properties in Branson we were called in to help. Two of our partners, David Hess, AIA and Bruce Adib-Yazdi, AIA, LEED AP, went to help assess the situation at the Hilton Hotel and the Branson Landing. Since then, HCW has hired us to be available on site to immediately resolve issues, answer questions and assist the contractors through the process of repairing the damage. These on-site services will help expedite the repairs as well as ensure quality.

Joplin Tornado Damage Assessments (Joplin, MO)

Bill Bergmann, PE our structural engineer was called on for his experience and expertise by property owners in Joplin to assess the extent of damage to their properties. Bill was able to go in, examine the building structure, take pictures on site and compile a report for each property with an account of the damage and recommendations for repairs per required building codes and regulations.

Joplin Design Charrette (Joplin, MO)

Tim Rosenbury, AIA led a group of 25 architecture professionals and students in a housing and neighborhood design Charrette in October 2011 which was organized by the Springfield Chapter of the AIA to help with the rebuilding efforts in Joplin. Also participating in the two-day Charrette were two of BR&P's intern architects, Stephanie Shadwick and Daniel Hancock.

Joplin Nursing Home (Joplin, MO)

This facility was partially destroyed. The insurance company was quick to come down and attempt to salvage the facility and minimize their loss. They sent a contractor down to reroof the facility and make it weather tight as much as possible. We were brought in after discussions with the insurance company began to fall apart regarding whether the facility could even be rebuilt and salvaged. After a complete evaluation of the project condition, discussions with the City Code Officials and a detailed code review we determined that the facility could not be rebuilt and meet current building codes, the Americans with Disabilities Act and the State Licensing Regulations for Skilled Nursing. In the end, the facility had to be torn down and the insurance company had to fund a new facility on a different site (this site was too small). The early investment of hundreds of dollars on the roof system was wasted. Had we been brought in earlier, that could have been avoided.

City of Stockton Comprehensive Recovery Plan (Stockton, MO)

The City of Stockton, Missouri experienced mass devastation when an F-3 tornado touched down on May 4, 2003. BR&P worked as part of a consultant team to the Department of Homeland Security's Federal Emergency Management Agency (FEMA) to create a Comprehensive Recovery Plan for the City of Stockton. The Stockton Comprehensive Recovery Plan was developed to identify projects that will support and promote revitalization of the community and the local economy. After extensive field research, community input and study of the opportunities and constraints, several specific projects were identified that would restore the multifunctional qualities of the Stockton community. The plan strongly focused on four key aspects of recovery: creating a new identity for the Town Square, improving economic linkages to Stockton Lake, restoring quality of life features, and housing recovery. The plan provided a foundation for a broad-based recovery process that was used by the community to restore Stockton's infrastructure to predicator function and capacity, correct broader infrastructure insufficiencies and spark growth of the community's economic base.

Unique Conditions Make Way for Successful LEED Projects

 

As we gain more experience with projects designed according to the U.S. Green Building Council's requirements for LEED certification, we thought it would be beneficial to share some unique features, challenges and client requests that we have recently encountered. The following are a variety of intended results and solutions.

Jordan Valley Maintenance Facility (pictured above) Springfield, MO

LEED Level Sought: Silver     Status: In process

In addition to simply using efficient systems, the office location and the roof design allow for passive solar heating in the winter and shaded windows in the summer. The maintenance area was placed almost entirely below grade and only radiant heaters were provided. The site is situated on a greenway trail which encourages pedestrian access to the public functions of the facility.

Nantahala Outdoor Center at the Grove Park Inn Asheville, NC

LEED Level Sought: Certified     Status: In process

We analyzed several lighting options that would help us achieve energy reduction for lighting, and chose the option that provided the best retail accent light we could have used. In addition, with a minor change in existing ductwork we were able to achieve zone control credits and better customer comfort.

GSA Office Building Springfield, MO

LEED Level Sought: Silver     Status: In process

There seems to be a stigma attached to LEED Certified buildings - that they all mimic a certain aesthetic. In this case, the project had to conform to the existing development which is straightforward, yet we still designed the project to achieve a rating of LEED Silver.

Greenwood Lab School Science Scholars' Addition Springfield, MO

LEED Level Sought: Silver     Staus: In process

The client on this project wanted to incorporate the sustainable techniques and systems in a visible way. The piping and ducts are exposed in the classrooms and the color coding of the piping promotes a clear understanding of the systems throughout the building.

Nantahala Outdoor Center's The Great Outpost Gatlinburg, TN

LEED Level Sought: Silver     Status: Achieved

The existing building weighed heavily into the project design and earned LEED credits. It was an ideal situation in which the existing building design and materials matched the brand of the company so that much of the building and finishes could be reused.

Watershed Center of the Ozarks Springfield, MO

LEED Level Sought: Gold     Status: In process

The project was designed on an important site, one of the original drinking water supplies for the City of Springfield. Water conservation is a key category in achieving a higher LEED rating. As a continuation of our design services, we are creating educational exhibits for facility tours and educational sessions. 

Looking Forward

Code jurisdictions are adopting requirements that parallel many of LEED's criteria. Check out this link to ASHRAE 189.1 for the new Green Building Standard being adopted by many municipalities.

We provide architecture, structural engineering, planning and project management services and have four LEED Accredited Professionals well-versed in the design and process of LEED Certification. Call Bruce Adib-Yazdi, AIA, LEED AP at 417-521-6164 if you have any questions about LEED, and see how we can help with your next project! 

Innovative Science Lab Designed for Student Achievement

Located on the Missouri State University Campus in Springfield, the Greenwood Lab School Science Scholars' Addition opened for classes on January 17.

Greenwood students have a history of excellence in science and many go on to have careers in science-related fields. A new science wing has been a long-term dream for the school. The project was made possible by a family with three generations of Greenwood graduates who offered matching funds specifically for this project.

This addition is not just about adding more space, it's also about adding innovative, state-of-the-art labs and learning facilities for teaching students about physics, earth sciences, chemistry, and biology. The building is designed to be a teaching tool for high school and university students that features over-sized, flexible space for a range of curricula and pedagogy. All classroom elements (desks, lab stations, and computers) are mobile for greater flexibility and adaptability. As our MEP engineer on the project, Ross & Baruzzini designed utility service pipes that are color coded so students know exactly how their classrooms are serviced. The classroom ventilation system was designed to meet university laboratory air quality levels. Designed to be a truly 21st century school, the addition is intended to foster creativity and curiosity in an informal, student-oriented environment.

Additional needs addressed by the project include:

•  Informal learning spaces consisting of three student gathering/lounge areas, one of which can accommodate an entire class
• Enhanced primary and middle school science facilities in the existing science classrooms, which were renovated and re-equipped
• A new "front" to the rear of the building along an emerging primary vehicular route on campus
• Recognition of financial contributions by individuals and families with glass plaques that incorporate science iconography throughout the addition

Designed to and pursuing LEED Silver certification, the addition is oriented for passive solar heating and daylight harvesting which includes automatic and manual lighting settings. Further sustainable techniques utilized in the design include increased thermal performance and indoor air quality, an energy efficient mechanical system, and an efficient use of construction resources. 

Park Central Square

By: Tim Rosenbury, AIA, a principal in Butler, Rosenbury & Partners, was partner in charge of the Park Central Square rehabilitation project.

In 1836 Springfield founder John Polk Campbell set aside the space now known as Park Central Square. He called it Public Square. The most recent rehabilitation marks the 1972 version as the longest-lived version of the historic center of Springfield.

In 1974 Park Central Square was closed to traffic, and "tuning forks" were implemented at the east and west ends of downtown. In addition to the changes in traffic, additional concrete retaining walls and green space were installed around the square. The gazebo was painted dark brown.

These improvements failed. In the late 1980s the square and its spoke streets were reopened. In 1999 the tuning forks were decommissioned and two-way traffic was returned to McDaniel and Olive Streets. Park Central Square received its first maintenance project, by removing all of the trees on the brick plaza, as well as the concrete seating blocks. New concrete bricks were installed in places. Shrubs were added, as well as one ramp connecting lower level fo the square to the area underneath the gazebo. The remaining latticework was removed from the gazebo, and the gazebo frame was painted dark green.

By 2008 Park Central Square was in poor condition. The fountain's 40-year-old piping leaked, and replacement parts for the pumps were no longer available. 1 in 3 brick pavers were damaged. The square had little direct access from the perimeter, and was isolated due to the additional concrete walls and overgrown shrubbery. Lighting was inadequate. View the before photos and see the conditions at the square.

What's more, the perimeter of the square was as inactive as its center. In the mid 2000's the City of Springfield received federal funds specifically for improvements to the square, and the focus was on activating the square by making changes to it.

As changes were contemplated, a small but tenacious group of advocates of landscape architect Lawrence Halprin and Associates' square design listed the square on the National Register of Historic Places. This assured that if federal funds were used, the State Historic Preservation Office could determine how. Park Central Square - the portion designed by Halprin and Associates - became a preservation project.

Preservation projects often incorporate minor changes to improve accessibility, and this is where the most significant changes were made. Ramps at four corners of the square provide improved access. Formerly elevated areas at the southwest and northwest corners, and south of the fountain, were lowered to align with new perimeter sidewalks to improve accessibility. These spaces can also be used as informal seating and dining areas.

New irrigation, sound, lighting, security camera and drainage systems were installed. 40 truckloads of well-draining subsoil were brought on site to replace hard, expansive clay. 72,000 new brick pavers were placed. And, although 31 trees were removed in this project, 65 were added back.

These changes may not be immediately obvious, and that's the point. Lawrence Halprin and Associates' Park Central Square has been rehabilitated to last another 40 years. It has been adaptively reused to improve its purpose as an active space for programmed and unprogrammed activities.