Author Archive
Posted on October 3, 2008 - by Teresa
Plaza 7 Retail Building in Tracy, CA
We are finalizing construction documents for a $2.4 million retail building located in Tracy Marketplace at Grant Line Road in Tracy, California. Once completed, the 12,500 square foot facility will include tilt up concrete panels as well as a hybrid steel and wood panelized roof.
Designed to reflect a greater variety of architectural style, the new retail facility utilizes an all brick façade, expansive glass and rounded entryway. Enhanced design will not only improve aesthetic appeal, it will also complete the build out of a successful retail center. We are working closely with the owner/contractor to deliver a building that will meet the LEED requirements for a certified building. It is not yet decided if the project will pursue certification through the USGBC although sustainable components will be used regardless. Our efforts have included additional day lighting, increased envelope insulation for energy savings, and reduced water usage evaluating both the landscaping and restroom fixtures.
The City of Tracy is currently developing a website kiosk for green/sustainable references for all in the design industry to reference. We have offered to share our resources with the City and hope our efforts will encourage others to take a lead in sustainable building design and construction.
The project, delivered via a design build basis, is scheduled to permit and break ground later this year.
Basic rendering directly out of our Building Information Model (Revit)
Posted on September 9, 2008 - by Teresa
Make Marketing Fun
I attend events as often as I can for ULI (Urban Land Institute), NAIOP (National Association of Industrial and Office Properties), CREW (Commercial Real Estate Women) and a few others. Often one of the first things someone will ask when chatting is, “so are you in business development?” These days almost everyone should be answering yes to that question. For some, business development is their primary role and for others like me, we balance business development with our other responsibilities which are often project and office management.
I am an engineer by training and I fit rather uncomfortably in the role of business developer. I don’t think that this is uncommon. Recently, while chatting with a biz-dev person (you have to know the language if you are in business development) she admitted that she struggles to not come off as a sleazy sales person. There is a delicate balance between selling blindly and understanding a potential client’s needs and then offering your assistance, if there is a good fit.
While attending an open mic night for CREW last week I decided to try a new trick I learned recently at Vistage. Vistage is a business coaching organization with monthly meetings ran by a chair, with speakers and sessions of feedback and exploration with peers from other companies and industries. At a recent meeting our chair suggested that while marketing to new clients we use a leave behind as a visual reminder of our message. The leave behind we used as an example during our meeting was a multi tool with thermometer, whistle, compass, and magnifying glass. We all practiced our company’s message using the tool to tell our story. Most in my group used each component as a metaphor for their company. I chose to only use the thermometer and to say BJG like this thermometer responds quickly and accurately to your changing environment. The end goal is to create a lasting image by telling a story that would last longer than any brochure or random box of chocolates ever could.
So, back to the open mic, to be honest, I wa stressed about attending the event all day. This was a program where members could give a 2-3 minute public announcement about their business. I knew I had to attend and give my elevator speech, being as I am in business development; these relatively free opportunities are like a prerequisite in our job description, and even more so it was a good chance to practice in a non-threatening environment. The only problem is I have a love hate relationship with public speaking.
When the program MC kicked off the program she invited all to present on their company, or even about a non-profit they work with or she added tell a joke. Tell a joke… that was a good idea. I had been thinking of a possible image to use to tell my story all day thinking of relating BJG to a glass of red wine or other prop readily available at these types of functions, although nothing had stuck. A joke, that was a good idea, and I had the perfect joke. My mom had emailed it to me that morning. So when I walked to the microphone I started with, “Thanks for the inspiration I am going to tell a joke”, this was met with applause, a welcomed effort at open mic night. I introduced myself as Teresa Goodwin, previously Teresa Kulesza and shared that “as I am recently married my mom sent me an email today about a letter from a wife to her husband”.
I have included the joke below which I retold with the best memory I could muster, including my best effort to capture the picture in words.
Email joke, original author unknown:
To my darling husband,
Before you return from your business trip I just want to let you know about the small accident I had with your truck when I turned into the driveway.
Fortunately not too bad and I really didn’t get hurt, so please don’t worry too much about me.
I was coming home from Wal-Mart, and when I turned into the driveway I accidentally pushed down on the accelerator instead of the brake.
The garage door is slightly bent but the pick-up fortunately came to a halt when it bumped into your car.
I am really sorry, but I know with your kind-hearted personality you will forgive me. You know how much I love you and care for you my sweetheart.
I am enclosing a picture for you.
I cannot wait to hold you in my arms again.Your loving wife.
P.S. Your girlfriend called.
The audience laughed and I shared that this email made me think of my company BJG Architecture + Engineering; they laughed and looked at me questioningly. I shared with them our mantra, Responsive by Design. I explained that “we move quickly and accurately, as did this wife, did to respond to your needs from site planning to tenant improvements to new development designs. If you ever need an architect or engineer please call me and I will put the pedal to the metal for you!”
This effort made marketing more fun for me and the audience, and it also made our most important message more memorable. When marketing for your company or organization remember:
- Know your audience - this joke might not have been as funny at a mostly male event
- Tell a story - create a lasting image that reinforces your unique business proposition
- Make it fun - if you aren’t having fun your audience probably isn’t either
Posted on September 2, 2008 - by Teresa
2007 CBC Exit Distance with ESFR Sprinkler Systems
Background
One of our core areas of business is the design of industrial buildings. Some are build to suit (specifically designed and built with a tenant in mind) while others are speculative shells, no tenants. We have noticed a shift by fire departments after this most recent code adoption cycle, 2006 IBC/ 2007 CBC, with respect to the maximum exiting distance and ESFR (early suppression, fast response) sprinkler systems and smoke/heat vents. In both California and Nevada we have faced resistance from the fire department when completing tenant improvements in these large industrial buildings.
For the sake of this article we will use the following as a case study building:
Occupancies (These are the typical and also most conservative assumptions for this building type.):
- S-1: Moderate Hazard Storage and
- F-1: Factory Industrial Moderate-hazard, and also portions of
- B: Business Group (office)
Dimensions:
- 550’ wide and exit travel distances around 290’
Sprinklers:
- ESFR sprinkler system with skylights, smoke/heat vents sometimes although not always provided.
Rendering for a recent project included below:
In the past
The 2001 CBC exit travel distance for a building with automatic sprinkler systems and with most occupancy types is 250’ per section 1004.2.5.2.2. This allows for a building to be a little less than 500’ wide (because travel distance is on an angle). The 2001 CBC Section 1004.2.5.2.5 states that “the travel distance… may be increased to 400 feet (121 920 mm) if the building is equipped with an automatic sprinkler system throughout and is also provided with smoke and heat ventilation as specified in Section 906.” Section 906 describes the requirements for smoke and heat vents and refers to the Fire Code for high-piled combustible stock, which is one of the most common uses for large industrial buildings. The Fire Code had an exception that smoke and heat venting was not required with ESFR (Early Suppression Fast Response) sprinkler systems. This makes sense as ESFR sprinkler systems work best when the heat reaches the sprinkler head and starts the flow of water. Smoke and heat vents have a negative impact on ESFR systems as they let heat escape delaying the response time of the sprinkler system. In the past all jurisdictions that we had worked with had accepted the line of reasoning that ESFR sprinkler systems would allow for the maximum exit travel distance of 400’, equivalent to sprinklered buildings with smoke/heat vents, which in turn would allow buildings to be a little less than 800’ wide.
The “new” code
CBC 2007 (and IBC 2006) Section 1016 provides a table with exit access travel distances. The typical S-1 and F-1 occupancies are limited to 200’ without a sprinkler system and 250’ with a sprinkler system, in line with the 2001 CBC requirements. There is an increase in section 1016.2 to 400’ in one story buildings when roof vents are provided, this all sounds familiar. The referenced section 910 for roof vents provides an exception 910.1 #1 that states that automatic smoke and heat vents are not required in areas protected by ESFR sprinkler systems. This all seems to provide the potential for the same line of reasoning.
Now the fire marshals have to decide if the intent of the code is to allow a 400’ travel distance for ESFR sprinkler systems without smoke and heat vents. Certainly it makes sense that this well performing sprinkler system would be acceptable for the maximum code allowed travel distance.
However we are noticing a trend that fire marshals are looking very closely at this very topic. If you have a 550’+ wide building (travel distance roughly 290’), with an ESFR sprinklers system and no smoke vents what are your options if the fire marshal insists that smoke vents are required for a travel distance over 250’? We see the following as options:
- We can block off an internal 50’+/- wide strip of the building shortening the exit distance – this is meant to be a silly suggestion as it would drastically effect the function of the space.
- We can add internal corridors at each exit to limit travel distance, although this certainly impedes the use of the building along the end bays where forklift traffic is critical.
- We can down grade the occupancy type for this speculative building to F-2 and S-2, low-hazard factory industrial and storage, which per the exit travel distance table 1016.1 allows for a 400’ travel distance with sprinklers only. Although this also limits the prospective tenant options.
- Or we can replace the existing skylights with automatic smoke/heat vents. This system would then meet the letter of the code for a 400’ travel distance for S-1 and F-1 occupancy. Although also lessens the effectiveness of the ESFR system.
We had two recent scares where this issue came up. In one building it turned out the fire department had originally required smoke and heat vents as a plan check item and they were installed with the shell, thereby meeting the requirements of the code. In the other building we were able to show that the tenant required only an S-2 rating as described above. We anticipate that this trend will continue and that smoke/heat vents will be required with ESFR sprinkler system where the larger travel distance is necessary.
The Up Side
There is an argument (see links below) that smoke and heat vents with ESFR sprinkler systems is a good idea because they work as a backup, in case there is an earthquake that ruptures the water service and then there is a fire, at least the smoke vents would activate allowing occupants time to exit.
More to Consider
An argument we disagree with for these facilities is that smoke and heat vents can help with smoke removal after the fire. While this is true there are other better options available from opening the skylights manually to opening the dock doors that can easily be employed without lessening the effectiveness of the ESFR sprinkler system as automatic smoke and heat vents do.
The Summary
Code transitions can be painful for all of us. This transition has seemingly provided the jurisdictions an opportunity to review past decisions and decide if they do or don’t apply to the current code. There is no specific language regarding travel distance with ESFR sprinkler systems so it’s up to interpretation. It doesn’t seem worth it to hope the original interpretation sticks through the tenant improvements. Our take away: for existing projects work with the fire marshal to find the least painful patch and for future projects include automatic smoke/heat vents with ESFR sprinklers where the width of the building requires a travel distance greater than 250’.
References
Articles to reference for State Fire Marshall proposed changes regarding this issue:
- http://osfm.fire.ca.gov/codedevelopment/codedevelopment_2007cacodeadopcycle.php
- http://osfm.fire.ca.gov/codedevelopment/pdf/title24/part9-45-dayET.pdf (see page 9 & 17 for proposed code change)
- http://osfm.fire.ca.gov/codedevelopment/pdf/title24/part9-45-dayISOR.pdf (see page 7 & 10 for reasoning)
Posted on August 7, 2008 - by Teresa
Beach Day
The sites at our company meeting on July 22nd were much different than a typical meeting. The room was filled with flip flops, floppy hats, sunglasses and even zinc noses.
In pursuit of Core Value #10 - Have Fun, it was BJG Beach at Work day. Congratulations to the potato salad contest winners Cathy and Kim.
Everyone enjoyed the opportunity to relax a bit in the name of fun! Stayed tuned for results from our next “fun day” which will be coordinated with National Bad Poetry day!
-
- Kara, Mary, Kim and Cliff
-
- Jim at the BBQ
-
- Monica at the beach
-
- Noko, winner of beachiest look
-
- Kim and Kara
-
- Jon with his beach bod
-
- Pleasanton at the Beach
-
- Las Vegas through the video conference
Here is a presentation Monica made about Beach Safety tips!
Posted on May 27, 2008 - by Teresa
Everything I Know About Business I Learned From Running
I have BJG to thank for providing the motivation needed to keep going during 13.1 miles over the weekend. Well maybe not motivation so much as the impending humiliation of quitting and admitting failure. We set SMART goals every year with our supervisor. Specific Measurable Achievable Relevant and Time sensitive goals. One of my personal goals this year was to beat the time from my first ever half marathon last year. While I didn’t achieve this goal (made it in about the same time, ok a little bit longer) I none-the-less completed my second marathon at the Palos Verdes Half Marathon and I am in better physical and mental shape because of the efforts I have made to train and eat healthy in preparation.
Posted on May 22, 2008 - by Teresa
Harsch Greening Project
Over the next month BJG will be “greening” Harsch’s tenant improvement specifications. BJG will be writing the specifications so that future improvements in the Hacienda West and Hacienda Lakes properties are sustainable. This will include specifying a local sourced carpet that also has a recycled content, as well as is recyclable. Paints will be low VOC. Countertops will be Greenguard certified to include minimal air pollutants. Door options will include wood that is forested to meet FSC standards for forest management.
Beyond material specifications the contractor will be required to minimize waste sent to the landfills, which has become common practice in this region, so to take it further we will encourage reusing existing equipment and materials. The contractors staff will also not be allowed to smoke in or around the premises to promote air quality.
Posted on May 21, 2008 - by Teresa
Green Teams Presentation
I had the wonderful opportunity to speak on a panel of green team members at a Sustainable Silicon Valley event on April 30th. I enjoyed putting together a presentation on BJG’s efforts to green our company. It made me realize how much we have accomplished the last few years.
Our team was formed organically by two of our staff members who had a passion to change the way we did business. They started small. Double sided printing. Carpool to work week. Composting. These initiatives grew into our formal green team and company mission statement “We passionately enrich our environment through responsive design”. Our company is very fortunate that our president is passionate about the environment and he is an active and supportive participant of our green team.
