Boise Office Achieves LEED Platinum

LEED Platinum CSHQA Boise Office

It's fair to say this was quite a process, but worth it!  Last week the CSHQA Boise office achieved LEED Platinum certification from the United States Green Building Council (USGBC).  It was awarded 83 points, the highest number for an Idaho building under the 2009 version 3 criteria.

This achievement was only possible through a dedicated team effort.  

CSHQA leadership had the foresight and determination to see it through design and certification.  The design team of architects, engineers, landscape architects, interior designers and communications designers created, innovated and chased down every opportunity to build a better building.  Jordan Wilcomb Construction was on board from pre-construction and materials specification through recycling and high quality construction.  Rocky Mountain Companies, developer, put together a development package that is a win for all parties.  Dozens of vendors and subs came through with good products and good work.  SEED Idaho worked closely with our team to provide vital commissioning services to ensure we made the very most of our high performance design.

We learned a great deal from this experience, and plan to share our insights in future posts.  Look for them on our new website (coming soon):  www.cshqa.com/media and select CSHQA Blog category.

LEED®, and its related logo, is a trademark owned by the U.S. Green Building Council® and is used with permission.

Building Your First Franchise? Don't Miss Six Steps To Success

Popeyes retail pad, Las Vegas, Nevada

CSHQA works with local, regional and national chains throughout the US.  Our experience with franchises ranges from kiosks and mall tenant improvements to stand-alone pad stores.  In our experience, first-time owners are the most likely to run into unplanned obstacles during design, permitting or construction.  If you are a first-timer - or not - these six tips will make you a pro.

Hire your architect early.  Very early.

You’ve selected a franchise brand and your realtor has found three potential sites.  How do you choose?  Aside from location, location, location and price, you need some critical information before you sign on the dotted line.

That’s when you engage an architect who can provide entitlement services including:

§  Site Investigation Report – Zoning, utilities, permitted uses.  Know your restrictions going in.

§  Property Condition Assessment.  What is the state of the property (building or lot)?  Will you have to fix someone else’s problem?

§  Site Survey and Conceptual Layout – Will your program fit?

Architects are experienced at uncovering the details, organizing a vast array of information, then solving potential challenges.  Before we even think about design, our role is to plan and advise for a successful outcome.

 

Understand the ‘Rules.’

You know the Franchise has a complete set of branding and operational standards and as your architect, we’ll follow them.  What about the community and the landlord?  Will you be subject to design review?  What are the local codes regarding signage?  What other codes will impact your project?  Does the landlord have his own set of restrictions? Your architect is instrumental in determining the impacts.  This step should also proceed your final purchase or lease decision.

Don’t wait until bidding to talk with contractors.

Contractors are your best source for current information on costs of materials and, in today’s building environment, labor.  The recession cost our nation tens of thousands of experienced trades professionals.  This is the cost to closely watch.  Contractors can also advise on lead times for major equipment, ideas for materials staging and cost-saving construction options.

Plan enough time…for everything.

Be realistic.  Plan time for ordering long-lead items, solving an unexpected problem, resolving delays caused by weather or labor shortage, and permitting.  Some things cannot be overlapped to make up time.  Plan for contingencies.

Write a comprehensive budget with room for surprises.

Franchise purchase + professional services + construction services + local fees + materials + supplies + contingency.  Plan to use your contingency.  If you don’t, it’s a bonus.

Trust your team and have patience.

Every site, every project, every store is unique.  Prepare good plans, plan for contingencies, remain proactive and enjoy the process.  –

James G. Murray, AIA, LEED GA is a principal with CSHQA, and specializes in retail design.  His expertise includes national chains, downtown urban renovations, mall tenant improvements, pad sites, anchor stores, multi-tenant plazas and multi-use residential and hospitality developments.  Recent clients include Dunkin’ Brands, T-Mobile, Tropical Smoothie, Starbucks, 7-11, Red Robin, Rite Aid, Safeway, Albertsons, Walgreens and JC Penny. 

Jim will be presenting these and other insights at the National Franchise Institute two-day training, September 21 and 22, in Glendale, Colorado.  http://www.nationalfranchiseinstitute.com/events/

 

 

Leadership - The Sixth Core Value

CSHQA's core values are incorporated into the interior graphics of our office.

Collaboration | Knowledge | Creativity | Integrity | Excellence
 

These are our core values as discussed, debated and finally selected by CSHQA in December 2012.  It was a challenge to limit to five only. In the end, a few words missed the cut, including Leadership.  We are definitely Leaders.  In design and innovation, in our profession and in our communities. Three recent stories demonstrate what we might call our Sixth Core Value.
 

Helping Clients Win Valuable Grants

Jim Murray, AIA, LEED GA has been assisting Colorado school districts with BEST Grant preparation for five years, even for districts that aren’t our client, and even if they don’t technically owe us the resulting work.  We have a growing record of accomplishing essential projects such as roofing, kitchen remodels and security.  Not glamorous, but very valuable to our clients.  And the conversations are now turning to new schools and classroom additions.  This  May Jim was two for two for districts awarded funds for 2015-2016 projects.  We are already on board for one and hope to win the second, who happens to be talking high school planning in the near future.  Congrats, Jim!

Moving the Needle in Urban Design

In a recent meeting with Boise’s Capitol City Development Corporation [CCDC] Project Managers, Doug Woodruff and Karl Woods, CSHQA received a very nice compliment.  Kent Hanway, John Maulin, Kyle Hemly, Jeff Ward and I were meeting to talk about urban planning and place making projects on CCDC’s agenda.  The conversation turned to our efforts to get approval for diagonal parking and a paver storm-water management system at the Boise building.  Long story short – it took patience and persistence from civil engineer Jeff Ward PE (and others) to bring several agencies to the table and persuade them of our ideas.  Doug Woodruff commented “You are innovators.  You made things happen and moved the needle in [Boise] urban design.”  Our efforts are now examples of best practices and part of the urban took kit.  Jeff modestly says the timing was right. I say Jeff was the right person.

Inspiring Young People to Think Big
Canyon Springs High School in Caldwell is working to broaden horizons and share new experiences with its students.  It is challenging freshman to get out of their comfort zone and visit area businesses for short tours to learn about different professions.  Two small groups of students recently toured CSHQA, learned about our building, and met and talked with staff at their work spaces.  Amy Dockter, PE, Jose Gallegos, AIT and Andrew Lauda, AIT each shared how their early interests in art, music, math, science, drawing and/or engineering led them to their professions.  They explained they didn’t always know what they wanted to do, but they kept looking, kept doing what they really liked, and found ways to add it together.  We know it was inspiring because three students wrote to thank us.

One wants to switch from mechanical engineering to architecture; another, who wants to be a lawyer, listened and asked good questions; and a third, who was a bit shy, really liked the computer animations and found them very interesting.  Sometimes we lead by simply doing.  Thank you, Amy, Jose and Andrew.  –

KK Lipsey is Business Development Director for CSHQA.  She welcomes your comments, feedback and thoughts on leadership, innovation and design.

 

The New Community Bank - It's Hip, Transparent and 'Green'



Pioneer Federal Credit Union incorporates casual lounge space, digital signage and branded messages in their new Broadway branch.

Pioneer Federal Credit Union is taking the meaning of community to new levels.  A new branch bank on Broadway Avenue in Boise reflects PFCU’s recent rebranding with fresh new colors and new marketing strategies to literally bring the community into the bank. Pioneer Federal wanted a space that is open and fresh - a place where people can hang out, access WiFi, and even host a community meeting or event.

Note:  CSHQA provided interior design services, including room layouts, signage and wayfinding, custom lighting fixture design, furniture selection including teller station design, interior finishes, and exterior color branding for the new building.  Architecture design and engineering were provided by others.

A key strategy is to be visible to the customer.  Offices, meeting rooms and the children’s area are enclosed with glass walls.  The exterior walls have large windows, opening the space to see in and out, and to bring in abundant natural light.  This physical transparency supports the concept of banking and financial transparency. 




Pioneer Federal Credit Union, panoramic view from entry

The second strategy is to be closer to the customer.  This meant removing traditional barriers between teller and clients, and inviting clients to enjoy the bank as an amenity, not just a place to rush in and out on an errand. 

Upon entry, clients are greeted at the door and entered into a digital queue.  Rather than stand in line they can wait in the lounge and have a cup of coffee. The teller then calls clients by name to the teller counter.  For this concept to work, the tellers must be visible, yet private.  They are located to the back of the main central space.  Wayfinding is integrated throughout to clarify the layout.



Custom designed teller stations

A third strategy is to align the style and ‘feel’ of the bank with its clients.  Bright green is one of PFCU’s new branded colors.  It is bold, fresh and youthful.  The credit union hopes to attract many of its customers from nearby BSU and the younger and professional demographic groups in the local neighborhood.  The rounded architecture of the building is reflected in the interiors with curved walls and a combination of curved and multi-faceted shapes in finishes and décor.

Proving their commitment to community, Pioneer Federal added a very special amenity:  a large meeting room built specifically to offer meeting space to the community.  The meeting space includes an integrated kitchenette and the restrooms remain accessible when the remainder of the bank is locked.  The curved space hugs and outer wall and like the spaces, the interior wall is full-height glass. 
 

PFCU community meeting room

Elizabeth Thomas, VP of Marketing for PFCU comments "People like the change and the vibrant, energetic colors.  The work space functions efficiently and is comfortable for the team members to work anywhere in the branch.  They enjoy the bank and its high tech look and are proud to promote their branch bank."



Pioneer Federal Credit Union, Broadway Branch, Boise (architecture by others)

Nicole Cecil, NCIDQ, ASID, LEED AP ID+C is the Project Manager and Design Leader of CSHQA's Interior Design Studio.  She has nearly 20 years of experience in matching materials and finishes to her clients' aesthetic style, business needs and project scope.  Her expertise spans many markets including retail, commercial office, healthcare, high-end residential and restaurant. 

Do Green Schools Make Better Schools?

Raymond S. Kellis High School Media Center, Peoria, AZ combines natural and interior lighting.

We believe energy efficient schools designed around principals of abundant natural light, healthier materials, lower energy use, healthy, low-contaminant air, and connection with views and nature are better for students and teachers alike.

A June 4, 2015 online article in Mountain States Construction magazine shared news about an inter-disciplinary team that will research this issue. The team, led by Colorado State University, will conduct a three-year study to learn if green environments have measurable effect on student learning, behaviors, health and well-being, and test scores.  [http://bit.ly/1GsHlDa]  Their goal is to take what we anecdotally believe to be true and closely study the effects of green schools on student performance.

Research team members are being drawn from CSU’s Institute for the Built Environment, plus several disciplines including sociology, economics, and environmental health sciences.  The St. Vrain Valley and Poudre School Districts in Northern Colorado will participate, helping researchers collect and measure data.  The four-year, $1 million grant is funded by the US Environmental Protection Agency.  


Eastern Arizona College Skilled Nursing Facility, Thatcher, AZ 

A Prior Study

A 2003 study conducted by Heschong Mahone Group regarding daylighting, windows and productivity in 450 Fresno, California schools was unequivocal in its findings that visual environment, including outside views, is very important for learning.  [http://bit.ly/1I1VZxV] 
 
Student learning was improved with outside views of nature or human activity, in rooms with ample daylight with methods to control glare and heat, in rooms where teachers used whiteboards vs. chalkboards (particularly for math), in rooms with good quality air, and in rooms where noise levels were controlled both within and without.  In its summary HMG found:

 The Importance of School Design Choices

These findings suggest the importance school planners should give to the architectural design of schools. The statistical models repeatedly demonstrate that physical condition of classrooms and schools are just as likely to affect student learning as many other factors commonly given much more public policy attention. Variables describing the physical conditions of classrooms, most notably the window characteristics, were as significant and of equal or greater magnitude as teacher characteristics, number of computers, or attendance rates in predicting student performance.

What Might We Learn?

So while the Colorado study is not the first study of green education environments by far, the timing, duration and multi-discipline approach should make it stand out.  We’re looking forward to learning the results and translating the findings into design refinements for future schools.  –


Queen Creek High School Cafeteria and Student Center, Queen Creek, AZ

Look for upcoming blogs on our healthy and energy efficient work in new and renovated schools.

Jim Murray, AIA, LEED GA is a principal with CSHQA and practices architecture in Denver, Colorado with an emphasis on designing healthy and energy efficient buildings.  He works with Colorado school districts on upgrades to critical systems such as security, food service and roofing replacements, as well as long-term planning and design of new and renovated K-12 facilities.

In Arizona, Scott Beck, AIA and Michael Harris, AIA provide education design services to school districts, community colleges and universities throughout the state.  Both of them bring over 30 years education design to new and renovated projects for classroom, food service, athletic, arts and performance, and vocational education spaces.   
 

 Efficient appliances speed cooking, reduce energy use, Lone Star Elementary School, Lone Star, CO

Airport Concesssions - Not Your Grandfather's Coffee Shop!

Big City Coffee, a local Boise favorite, is now in Boise Air Terminal.

In an industry known for wide fluctuations in volume and revenue, successful concessions contribute to airport profitability and long-term stability.

Depending on age and experience you may remember when the average airport had just three amenities:  a magazine, toy and candy stand, a brightly lit coffee shop (think pie case behind the counter), and a dimly lit lounge with rolling chairs and low cocktail tables.  Slim pickings with 2+ hours to kill between flights.

First Class Deli, restyled and updated technology, in San Jose Airport.

Average no more!  International airports have catered to arriving and departing travelers for decades, providing goods and services on site the moment a traveler needs them.  Large national airports followed and eventually the service-oriented trend reached all the way to general aviation terminals.  Now comes the new wave of restaurants and retail stores that are practically destinations in and of themselves.

And no wonder – non-aeronautical revenues at North American airports reached 45.1% of total revenues or $8.19 billion in 2013.  This includes $587 million for food and beverage, $663 million for retail and duty free, and $409 million for services such as telecom, shoeshine and spas.  (*data from the Airport Council International-North America 2014 Annual Benchmarking Survey)


Flames Restaurant, architectural rendering for San Jose Airport Terminal

Like any niche, concessions design has its unique elements:

• Circulation (and service) must focus on the traveler who is carrying bags and often has little time.
• Wayfinding must be clear.  Where to order, where to pay, where to be seated. 
• Entries and exits must be defined without doorways.
• Mobile ordering requires new tech solutions.
• A sit down restaurant needs to create atmosphere within an envelope while at the same time maintaining sight lines back into the terminal concourse.
• Kitchen spaces must be very well organized for production and flow.
• Lighting should be comfortable and define the space separately from the concourse.
• It goes without saying that furniture and finishes have to be durable and easily cleaned.
• Technology is going table-side.  No more finding a wall or column to plug in.

Before and after for San Jose Airport coffee bar

Our recent experience in this niche market includes Boise, Idaho and San Jose, California Airport Terminals.  Boise is remodeling and rebranding its concessions with more local offerings, including nine new venues including three full-service sit down bars and restaurants.  San Jose is adding new restaurants and refreshing existing spaces with a more polished look and better flow.

Airports are more than simple transportation.  They are a part of the experience, or the ‘journey’, and travelers are becoming more demanding.  The frequent flyer is professional, affluent and highly influential.  Capturing this market is critical.  Airports also serve as gateways and information centers to help market and sell the destination city or region.  Local food and beverage venues help brand and differentiate an airport, hopefully giving the traveler a positive memory for the next time he or she plans a business or vacation trip. –




Flames Restaurant Dining Room at San Jose Airport, architectural rendering


Based in Boise, Martin A. Hahle, AIA is a principal with CSHQA and design leader of the aviation design team.  His expertise includes planning, designing and coordinating renovations in occupied air terminals, while maintaining operations, access and security 24/7 throughout the construction process.  Based in Sacramento, Steve Wakeman, AIA, is an Associate and Senior Manager with CSHQA and project manager of work at San Jose Airport.

If Only We Were Owls: Design for People with Low Vision

An owl's excellent vision is enhanced by its ability to swivel its head a full 270 degrees.

Owls are renown for their field of vision and excellent night vision.  This is due in part to eyes that are very large in proportion to their skull.  We humans are not so blessed (perhaps that's just as well...), so as we age many of us tend to lose some aspects of our vision.  Fortunately, we humans can design our spaces to accommodate our changing needs.

Low Vision is not legal blindness.  While the ADA/ABA design guidelines accommodate some needs of people who are blind, the document does not consider those with Low Vision.  Low Vision cannot be corrected with medical or surgical intervention, nor glasses.  This visual impairment introduces functional limitations resulting in difficulty reading, mobility, visual motor activities and interpreting visual information.

As designers, we can make simple choices when defining our building environment which can have a dramatically positive (or negative) impact on those with Low Vision.  About 89 million Americans suffer from vision problems.  About 3 million of our citizens suffer from Low Vision.  Another 13 million suffer from eye disease that impairs vision.  About 10% of all seniors over the age of 80 suffer from Low vision.

Site Considerations

•   Bollards (or signs) to be 40” min high and of contrasting color

•   Curbs, wheel stops and other changes to the level of paving to be of contrasting color an value (in addition to those surfaces with  red fire lane paint)
•   Direct East and West facing building exposures should be avoided when siting the building.  Avoid uneven walkway surfaces.  Exterior and interior stairs, ramps and steps, if required, should be designed with leading edges (nosings) that clearly contrast in color and value with treads and risers.   Place drains and grates outside of walkway areas.
•   Create transition areas between the exterior and the interior of the building to allow those with Low Vision a place to pause to allow their eyes to adjust (larger than typical vestibule with seating)
•   Site furniture should be placed well outside the circulation path and should be lit and of contrasting color to prevent collision or a tripping hazard.  Raise fountains or planter beds placed in the circulation path and utilize contrasting materials.
•   Trees should not have low hanging branches nor should they drop fruit, nuts or cones next to paved walkways.
•   Signs mounted on walls are preferable to pole mounted signs.  White letters/information on a black background is best (just the opposite from what is typically used!)  Avoid raised letters due to the shadows. Because of the danger of glare, avoid backlit signs including LCD type displays except LED type lighting which works well.
•   Use card or proximity readers rather than numeric key pads or keyed locks at well-lit entry points.
•   Specify shields cut-off site lighting fixtures.

Building Considerations

•   Place windows to the side of the path, not at the end of the path to avoid strong glare.

•   Higher ceilings are better.  Consider and model the space both with and without daylight and make sure it works both ways.

•   Exterior louvers and light shelves help to provide luminance balance.
•   Use Low-e solar glass.  Consider reflective coatings with exterior and interior shading.
•   Public entrances must be easily identified as such from the street.  Secondary or service entries can be confusing if they are too visually prominent.  Make the entry door(s) visually distinguishable from sidelights and other adjacent features and wider than typical (up to 48” wide for those who are being accompanied by another)

Finish Considerations

•   Avoid reflective flooring throughout and within vestibules especially.  Place a reception person close to the main entrance and provide this person with a direct line of sight to the main entrance.

•   Touchscreens for the building directory and wayfinding information should provide fonts and graphics that persons with Low vision can read. Augment this display with sound.
•   Furniture in a lobby space must be positioned and be of color values to be easily seen and to avoid accidental collisions and fall risk.
•   Railings and handrails in circulation areas need to be a contrasting color and value.
•   Hallways and corridors need to be 4 feet wide minimum (Person with escort).
•   Non-chrome plumbing fixtures.  A darker oil rubbed finish set on a white fixture may be best.
•   Specify contrasting floor surface in restrooms so white fixtures can be located easily.
•   Avoid highly polished (granite) counter tops.
•   Avoid highly patterned or textured finishes on floor and countertop surfaces which may make retrieval of small dropped items very difficult.
•   Avoid Rugs.
•   Use cabinet drawer and door pulls which can be easily seen and which contrast with the cabinets.

Dave Davies, AIA is a licensed architect with CSHQA located in Boise, Idaho.  Dave has designed hundreds of facilities for the elderly in 26 states across the country. Reference:  Design Guidelines for the Visual Environment was published by the National Institute of Building Sciences, 2014.