Bringing Bigger Buildings to Smaller Jurisdictions

September 13, 2022
Our Experience and Expertise Lead to Successes

Over the last several years, more demand in smaller markets has resulted in increased proposals for larger scale developments. These jurisdictions have not previously had to review projects that utilize code criteria that are unique to larger building types. 

 

From the construction permitting point of view, bigger buildings have different codes, and those codes have different interpretations from city to city, and sometimes reviewer to reviewer. 

 

Jurisdictions are experts at the familiar but can often be resistant to the new. Given the role that building officials play in safeguarding the health, safety, and welfare of their community, a conservative approach to new code criteria is a reasonably common practice.  

 

Our experience in jurisdictions with more complex code usage can help clients understand the way others have successfully worked with designers to implement unfamiliar strategies in code compliance. 

 

Our expertise in larger buildings in bigger markets can be valuable with code analysis and interpretation in smaller markets, both from the designer and reviewers’ points of view.  

 

We have consistently seen that building official/fire marshal engagement prior to submittal is key. Meeting early and often minimizes unforeseen issues arising during plan check review. Our history of discussions/solutions from multiple jurisdictions allows for specific issues to be flagged and addressed with real-world applications that have been proven to be successful. 

 

We have found that when discussing podium construction there are several key elements to consider within the wood-framed components that differ from applications that do not include a concrete podium. Here are a few key items to consider:  

 

  • Type III: A wood construction with two-hour rated exterior walls, from the inside and out.
    When building height exceeds 70 ft., this construction type allows for building heights up to 85 ft., and requires non-combustible exterior wall construction, commonly achieved through the use of fire-retardant treated lumber. Cladding and its support elements must also be non-combustible above 40 ft. Critical considerations include close study of the highest occupiable floor level based on fire access set-up point. If the lowest point of fire access results in a dimension to the highest occupiable floor level that exceeds 75 ft., then high-rise criteria become applicable. Cost typically limits high-rise construction to projects which far exceed 75 ft. height. Designers must consider this cost impact, especially when contemplating occupied roof decks, which some jurisdictions will allow to exceed the 75 ft. height, while others will not.
     

 

Project Example – Hudson on Farmer (Farmer Arts), Tempe, AZ (Framing construction, completed building) 

 

 

 

  • Type V: A wood construction with one-hour rated exterior walls from the outside.
    When construction does not exceed 70 ft. this construction type allows for reduced costs and more easily managed fire resistivity criteria. Building area is limited, and in many cases fire walls within the building are required to compartmentalize the structure. For multifamily buildings, corridors penetrate these walls requiring rated opening protection. Although these walls add cost, they provide an opportunity to reduce the number of stairwells when used as horizontal exits between building compartments. Designers must consider how, and when, to use the horizontal exit tool, ensuring that no more than half of the required exits from a floor level are provided by horizontal exits. Additionally, these opening assemblies can be provided via several options, including manufactured assemblies, and custom specified components. Designers must consider the comparative costs of the different approaches and the capacity of the project’s general contractor to manage the installation of the selected approach.
     

 

Project Example – Modera Northgate, Seattle, WA. (Final rendering, floor plan compartment diagram)  

 

 

 

  • Type I: Podium/basement non-combustible construction of one, two, or three levels can be provided as a podium for multiple stories of wood construction above.
    The ability to allow for the wood frame construction type of the building above to penetrate the podium reduces costs when stairs are able to be built of wood. Exterior wall framing must be built of non-combustible framing, however, when using metal studs, exterior insulation is often required to meet energy code insulation values. Using fire-retardant treated lumber can be an effective tool in allowing for exterior sheathing and cladding planes to align across the podium level.
     

 

Project Example – Canopy (Shea Aurora) Phase II, Shoreline, WA (podium construction photo, final rendering) 

 

 

 

There is no one-size-fits-all solution. However, being able to work from multiple points of view allows for specific concerns to be addressed, while looking to past successes for location-specific solutions. 

 

 

by Don Sowieja, Principal AIA, NCARB

CULTURE
Better Together
Every year, around this time, we gather as a firm and celebrate design. It’s like an Ankrom Moisan holiday. A week-long tradition we’ve all...
Every year, around this time, we gather as a firm and celebrate design....
ARCHITECTURE
HOUSING
Bringing Bigger Buildings to Smaller Jurisdictions
Over the last several years, more demand in smaller markets has resulted in increased proposals for larger scale...
Over the last several years, more demand in...
ARCHITECTURE
INTERIOR DESIGN
SUSTAINABILITY & WELLNESS
An Integrated Approach to Revolutionary Healthcare Design
Population health relies on more than simply treating sickness. Leading a healthcare shift to a value-based model whose viability depends on...
Population health relies on more than simply treating sickness. Leading...
ARCHITECTURE
HOUSING
INTERIOR DESIGN
SUSTAINABILITY & WELLNESS
Wynne Watts Commons
It is undeniable that housing insecurity affects millions across the United States. Rents are up and homelessness is on the rise. There are many...
It is undeniable that housing insecurity affects millions across the...
ARCHITECTURE
CULTURE
Employee Spotlight: Jennifer Sobieraj Sanin
Empathetic, balanced, and calm—three words you’ll hear from Jennifer Sobieraj Sanin’s team if you ask them to describe her...
Empathetic, balanced, and calm—three words you’ll hear from...
ARCHITECTURE
INTERIOR DESIGN
OFFICE
SUSTAINABILITY & WELLNESS
WORKPLACE
Mass Timber: Harder Mechanical
Located along Martin Luther King Jr. Boulevard in the historic Elliott neighborhood, known for its brick buildings and early 20th Century...
Located along Martin Luther King Jr. Boulevard in the historic Elliott...
INTERIOR DESIGN
OFFICE
SUSTAINABILITY & WELLNESS
WORKPLACE
Mass Timber: Moda Tower Lobby
For our first mass-timber curtain wall in Portland’s ...
For our first mass-timber curtain wall in Portland’s ...
ARCHITECTURE
OFFICE
SUSTAINABILITY & WELLNESS
Mass Timber: Skylight
Portland’s Central Eastside Industrial District is poised to transform its character and vibrancy. Designed to capture and elevate...
Portland’s Central Eastside Industrial District is poised...
ARCHITECTURE
HOUSING
SUSTAINABILITY & WELLNESS
URBAN LIVING
Mass Timber: The Standard at Seattle
With study spaces for every occasion, social areas, luxurious amenities, and ground floor retail just blocks from campus, ...
With study spaces for every occasion, social areas, luxurious...
CULTURE
INTERIOR DESIGN
OFFICE
WORKPLACE
Spotlight: Intern Jules Stafford
Q: Tell us what you learned through your summer internship at Ankrom Moisan.   A: This...
Q: Tell us what you learned through your summer internship at...
INTERIOR DESIGN
OFFICE
WORKPLACE
Mass Timber in the Office
Intro It is a challenge right now for employers everywhere to get people into the office. It has us rethinking ways to encourage people...
Intro It is a challenge right now for employers everywhere to...
ARCHITECTURE
CULTURE
Employee Spotlight: Ryan Miyahira
Ankrom Moisan Managing Principal Ryan Miyahira recently hosted AM’s second annual Pickathon, a video showcase of the firm’s many talented...
Ankrom Moisan Managing Principal Ryan Miyahira recently hosted AM’s...
ARCHITECTURE
CULTURE
INTERIOR DESIGN
Virtual Reality
Our incredible in-house visualization team is testing out some VR upgrades! Virtual reality has proven to be a valuable design tool for our teams...
Our incredible in-house visualization team is testing out some VR...
ARCHITECTURE
CULTURE
SUSTAINABILITY & WELLNESS
Employee Spotlight: Lori Kellow
Lori Kellow, Ankrom Moisan’s longest standing employee, has been with the firm since 1985. After a nearly 37-year tenure, Lori has a uniquely...
Lori Kellow, Ankrom Moisan’s longest standing employee, has been with...
ARCHITECTURE
CULTURE
Project Pin-ups
In pursuit of the best solutions, we create opportunities for collaboration.   After all this time meeting and sharing ideas...
In pursuit of the best solutions, we create opportunities for...
CULTURE
Ankrom Moisan’s Community Service
Old Town Cleanup Community Service, Ankrom Moisan Represents!   Many of our employees provide valuable time, skills and efforts...
Old Town Cleanup Community Service, Ankrom Moisan...
INTERIOR DESIGN
OFFICE
SUSTAINABILITY & WELLNESS
WORKPLACE
Celebrating Earth Day
Our Workplace Design Team is highlighting our integration of salvaged products and materials to celebrate Earth Day! We intentionally source and...
Our Workplace Design Team is highlighting our integration of salvaged...
INTERIOR DESIGN
OFFICE
WORKPLACE
Interior Design Camp
One of the most rewarding aspects of my career in interior design is sharing it with young people. Many years ago, when my, now, college-age...
One of the most rewarding aspects of my career in interior design is...
CULTURE
INTERIOR DESIGN
OFFICE
WORKPLACE
Sustainability & Ankrom Moisan Interiors
Q: What efforts are Ankrom Moisan making to provide better information and resources when it comes to...
Q: What efforts are Ankrom Moisan making to provide better...
INTERIOR DESIGN
OFFICE
WORKPLACE
Designing for Inclusivity
Designing for inclusivity is something that is always on interior designers’ radar.  ADA regulations instituted in 1990 blossomed into the...
Designing for inclusivity is something that is always on interior...
ARCHITECTURE
CULTURE
Employee Spotlight: Keith Larson
Did you know Ankrom Moisan has an in-house model maker?   Meet Keith Larson. While he’s been working as a professional...
Did you know Ankrom Moisan has an in-house model...
HOUSING
INTERIOR DESIGN
URBAN LIVING
Convenience Factor
The new standard is that services, products, and conveniences are available to people in a matter of minutes. Residents demand their communities...
The new standard is that services, products, and conveniences are...
ARCHITECTURE
SUSTAINABILITY & WELLNESS
Insights from the Advancing Mass Timber Construction Conference
Mass timber technology continues to develop rapidly as more and more projects seek to implement this beautiful, sustainable, and durable material....
Mass timber technology continues to develop rapidly as more and more...
ARCHITECTURE
INTERIOR DESIGN
SUSTAINABILITY & WELLNESS
What We Do
Bringing together cross-sector expertise, we are passionate designers driven to continuously elevate the end goal: integrated environments that...
Bringing together cross-sector expertise, we are passionate designers...
INTERIOR DESIGN
OFFICE
WORKPLACE
Project Materials Spotlight
A trend our workplace team has been observing lately: landlords are considering their tenants more like customers and creating spaces as a...
A trend our workplace team has been observing lately: landlords are...
INTERIOR DESIGN
OFFICE
WORKPLACE
Office Design that Supports Employees Holistically
With more employers offering the ability to work from home—and ...
With more employers offering the ability to work from home—and ...
INTERIOR DESIGN
OFFICE
WORKPLACE
Lifestyle Experiences at Work
Natural light. Fresh air. Lush greenery. Hospitality-inspired amenities. Companies want to give employees a lifestyle package that makes people...
Natural light. Fresh air. Lush greenery. Hospitality-inspired...
INTERIOR DESIGN
OFFICE
WORKPLACE
Technology-Rich Workplaces
Before the pandemic, relaxing with coworkers in the office breakroom or preparing meals in the communal kitchen were typical, stress-free, even...
Before the pandemic, relaxing with coworkers in the office breakroom or...
INTERIOR DESIGN
OFFICE
WORKPLACE
Simplifying the Specification Process
Within my design passion comes a desire to learn about how spaces and their materiality affect people mentally, psychologically, physiologically,...
Within my design passion comes a desire to learn about how spaces and...
ARCHITECTURE
HOUSING
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Comfort
Our homes should be comfortable, should rejuvenate us, and they can make or break our capacity for resiliency. Designing for comfort goes far...
Our homes should be comfortable, should rejuvenate us, and they can...
INTERIOR DESIGN
OFFICE
WORKPLACE
Discovering a Love for Design
This is a familiar story for many interior designers. I wanted to be an interior designer since I was in grade school; the signs were there from...
This is a familiar story for many interior designers. I wanted to be an...
INTERIOR DESIGN
OFFICE
WORKPLACE
Symbiotic Communities
Before the pandemic, it was common for businesses and office workers to have an insulated experience within the...
Before the pandemic, it was common for...
INTERIOR DESIGN
OFFICE
WORKPLACE
What’s Next for the Workplace?
What will it take to revive central business districts across the US? What role will your workplace play in this recovery?  What makes a...
What will it take to revive central business districts across the US?...
HOUSING
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Looking Ahead
Ankrom Moisan’s Jeremy Southerland, Alissa Brandt, and Chris Ebert led a presentation ...
Ankrom Moisan’s Jeremy Southerland, Alissa...
HOUSING
INTERIOR DESIGN
URBAN LIVING
Multi-Faceted Life
Apartment buildings are micro-neighborhoods, offering residents opportunities to connect to the community around them. And as individual unit...
Apartment buildings are micro-neighborhoods, offering residents...
ARCHITECTURE
HOUSING
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Fitness
The connections between exercise and overall wellness are well established—but how can we, as designers, create senior communities that...
The connections between exercise and overall wellness are well...
ARCHITECTURE
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Light
With access to natural daylight, we’re sharper and happier during the day, we sleep better at night, and we recovery faster when we’re sick....
With access to natural daylight, we’re sharper and happier during the...
HOUSING
INTERIOR DESIGN
URBAN LIVING
Adaptive Living
There’s a new focus on the changing needs of residents in an evolving world. Future-ready units with practical and customizable features will...
There’s a new focus on the changing needs of residents in an evolving...
HOUSING
INTERIOR DESIGN
URBAN LIVING
Leading the Evolving Market
As people adapt to the shocks of the pandemic, multi-family communities are responding to the long-term shifts in residents’ daily...
As people adapt to the shocks of the pandemic, multi-family communities...
ARCHITECTURE
HOUSING
INTERIOR DESIGN
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Vitality in the Village
Understanding the connection between a well-designed community and people’s overall resilience and health, our campus master plan for Mary’s...
Understanding the connection between a well-designed community and...
ARCHITECTURE
HOUSING
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Air
Fresh air and wellness are intrinsically connected. With ready access to fresh air, people are more alert, physically healthier, able to heal...
Fresh air and wellness are intrinsically connected. With ready access...
HOUSING
INTERIOR DESIGN
URBAN LIVING
[Home]Work
With the rapid acceptance of remote work, we are examining how residents’ needs are changing in multifamily communities. Building amenities...
With the rapid acceptance of remote work, we are examining how...
INTERIOR DESIGN
OFFICE
WORKPLACE
Re-Connect
What is the purpose of the office now? And in the future? To answer these questions, we surveyed nearly 400 people from various industries and...
What is the purpose of the office now? And in the future? To answer...
INTERIOR DESIGN
OFFICE
WORKPLACE
The New Suburban Office
Natural ventilation and access to fresh air are priorities for post-pandemic office spaces. With people’s growing interest in shorter commutes,...
Natural ventilation and access to fresh air are priorities for...
INTERIOR DESIGN
OFFICE
WORKPLACE
Evolution of Office Amenities Q&A
COVID-19’s influence on the future of office space is one of the real estate industry’s million-dollar questions today. With many employees...
COVID-19’s influence on the future of office space is one of the real...
ARCHITECTURE
HOUSING
Feasibility Studies
We conduct site feasibility studies for our clients, which are divided into three tiers. From Tier 1 to Tier 3, each tier deals with increasing...
We conduct site feasibility studies for our clients, which are divided...
ARCHITECTURE
HOUSING
SENIOR COMMUNITIES
SUSTAINABILITY & WELLNESS
Nourishment
Sharing meals is essential to people’s social and emotional wellness. Our insights support safer communal meals in senior living campuses that...
Sharing meals is essential to people’s social and emotional wellness....
CULTURE
AM Design Week 2020
For Seattle Design Festival’s 10th anniversary in August, 2020, our Portland, Seattle, and San Francisco offices celebrated Design Week...
For Seattle Design Festival’s 10th anniversary in August, 2020, our...
INTERIOR DESIGN
OFFICE
WORKPLACE
Re-New
Our wellness solutions are realistic and evidence-based. By investigating how the coronavirus affects workplace design, setting clear outcomes,...
Our wellness solutions are realistic and evidence-based. By...
ARCHITECTURE
HOUSING
Apartment Innovation Insights
After interviewing hundreds of apartment residents, we distilled their responses and refined our observations into practical design...
After interviewing hundreds of apartment residents, we distilled their...
INTERIOR DESIGN
OFFICE
WORKPLACE
Re-Entry
Ankrom Moisan has spent decades designing healthy, empowering workplaces. Working quickly and cost-effectively, we design and implement strategies...
Ankrom Moisan has spent decades designing healthy, empowering...
INTERIOR DESIGN
OFFICE
WORKPLACE
Re-Imagine
Our own reentry strategy for 38 Davis, Ankrom Moisan’s Portland headquarters, puts our design insights into practice. Discover how we...
Our own reentry strategy for 38 Davis, Ankrom Moisan’s Portland...
INTERIOR DESIGN
OFFICE
WORKPLACE
Re-Set
We surveyed 300+ people about returning to the office, and their responses were loud and clear. A holistic, employee-centered approach is...
We surveyed 300+ people about returning to the office, and their...
ARCHITECTURE
HOUSING
High-Rise Design
Download our latest lookbook on urban high-rise design.   ...
Download our latest lookbook on urban high-rise...
ARCHITECTURE
HOUSING
Design for Living: Mid-Rise
Download our inspiring 2020 lookbook on mid-rise living.   ...
Download our inspiring 2020 lookbook on mid-rise...
ARCHITECTURE
HOUSING
Apartment Innovation Survey
Our survey, conducted from May 28 through June 17, 2020, yielded over 400 responses and 1,635 written comments about apartment living...
Our survey, conducted from May 28 through June 17, 2020, yielded over...