Our Higher Education designers share why they’re excited about the future of student housing – from rising global demand to an increasing desire for sustainable design – and what they enjoy most about their work.
Ankrom Moisan’s Student Housing Team (From left to right, starting in the back row: Jason Jones, Jenna Mogstad, Matt Janssen. Front row: Cindy Schaumberg, Alex Kuzmin, Mackenzie Snyder, Zach Stofferahn, Sydney Ellison)
Jenna Mogstad
4 Years
Associate Interior Designer
What do you like best about designing student housing?
I love it because it’s FUN. Student housing is invigorating and creative, with really unique requirements and programs to consider. Designing spaces that inspire and cater to young adults and users that are in such a formative stage of their life is really rewarding.
What has excited you about future work in this sector?
I’m most excited about incorporating trauma-informed design principals into student housing and higher education projects. Creating safe and non-triggering spaces for users from every possible background is something I take very seriously. We need to ensure that this population can thrive and be successful, for the future of us all.
What interesting changes have you seen in this sector over the years?
Since I graduated college in 2017, I’ve seen a big shift in the level of amenities that are provided in student housing. Each new project seems to just get better and better in terms of the activities and spaces that students are offered – right in their homes. Bars, theaters, spas, fitness, you name it. There’s a whole new level of approachable luxury that didn’t exist even just a short time ago when I was a student. It’s really exciting to see!
Mackenzie Snyder
1 Year
Interior Designer
What do you like best about designing student housing?
There are endless possibilities to be creative through finishes (fun colors, patterns, textures, etc.) and functions of a space (feature stairs with integrated seating, rock climbing walls and fun fitness zones, variations in study areas, etc.).
What has excited you about future work in this sector?
I like that this sector will always give us the opportunity to help create environments that help young students feel comfortable in the process of moving away from home and going through formative new steps in their life. The fact that design can help make that transition smooth is something that will never change, even as other trends do.
Is there anything that makes you uniquely suited to working in this sector?
I’m the youngest on the team and therefore the most recently out of college. I think because of that I can bring a unique perspective. I’m close to the current generation of students and can see firsthand how they tend to interact in their college environments. That can be very useful.
Sydney Ellison, Jason Jones, Cindy Schaumberg, and Matt Janssen at a design charette.
Zach Stofferahn
3 Years
Job Captain
What do you like best about designing student housing?
Student housing has a much bigger focus on communal spaces than a typical multi-family project.
What has excited you about future work in this sector?
I have seen several student surveys indicating sustainability is important to students today. We are always looking for ways to incorporate sustainable features into our buildings, so it is exciting to work with a user group that shares that value. I am hopeful that as students continue to seek those features, our design solutions can become more and more bullish on sustainability.
What’s uniquely challenging about designing student housing?
Schedule is important on all projects, but in student housing even more so because it is so critical to align building completion with the academic calendar. Pushing the schedule is typically not an option.
Sydney Ellison
6 Years
Interior Designer
What do you like best about designing student housing?
Getting to be very playful with our designs.
What has excited you about future work in this sector?
I’m excited by the increasing focus on mental health and wellness being integrated into off-campus housing.
What inspires you?
Our higher-ed team is inspiring; we have a great dynamic and collaborative environment.
Alex Kuzmin
3 Years
Technical Designer, Project Architect
What do you like best about designing student housing?
There are unique opportunities to be creative that don’t present themselves in other market sectors. I enjoy striking that delicate balance with budget and client expectations.
What has excited you about future work in this sector?
Rising global demand. With a projected 594 million higher education students by 2040, our studio is uniquely positioned to capitalize in this market sector with our experience and specialized knowledge base.
What’s uniquely challenging about designing student housing?
Designing student housing is uniquely challenging because you need to strike a balance when considering functional, flexible spaces with the design of an engaging, communal environment that supports both academic and social development.
Want to get to know the Higher Education Studio leaders? Hear from Cindy Schaumburg and Jason Jones here. Hear from Matt Janssen and Alissa Brandt here.
Employee Spotlight: 2024 Employee Ownership Champion, Stephanie Hollar
Honored as a champion of employee ownership within the first round of Ankrom Moisan’s rewards & recognition program, Stephanie Hollar sees the greater whole of our efforts and embraces teamwork to make a difference.
Stephanie Hollar’s headshot.
Stephanie first came to Ankrom Moisan at the behest of her then-boyfriend (now husband). It was over a decade ago, back in 2013. She was living in Washington state and wanted to make the move down to Portland “My husband recommended that I reach out to Ankrom Moisan because he knew Amanda Lunger,” Stephanie explained. “They were friends in college, and since he knew I was interested in housing, he thought this would be a good spot for me. I sent my portfolio to Amanda, and that’s how I got my foot through the door.”
When she started at Ankrom Moisan, getting through the rest of the door, Stephanie recalled that it was a really exciting time. “We were doing lots of projects in Portland, and there was a lot of hiring. We hired quite a few people who were just right out of college,” she said. “It was fun to start with a bunch of people who were in the same boat as me, carrier-wise.”
In addition to the excitement of starting her first post-grad job with a group of similarly aged coworkers, Stephanie found lots of stimulation in her work. She described her first project, Goat Blocks, as “cool, interesting, and exciting,” due to its location just a quick bike ride away from where she was living at the time. Now, over ten years later, Stephanie is still just as passionate about the work she does as a Technical Designer, doing CA (Construction Administration, AKA Administration of the Contract for Construction) work on affordable housing projects. “I just love the reason behind doing affordable housing,” Stephanie said. “There’s absolutely a housing crisis going on. Being able to feel like you’re doing something to help fix that is really nice.”
Stephanie’s recognition banner.
Having worked consistently to make an impact on the housing crisis with Ankrom Moisan’s affordable housing team, Stephanie knows that she’s grown a lot in her time at the firm. “I’ve become a lot more confident over the years,” she said. “Confident and more comfortable asking questions and stepping into conversations, especially as a woman. It can be hard to bring your voice to the table when it’s all just men, but that’s something I’ve become more comfortable and confident with, with age and experience.”
Stephanie is a groundbreaker in holding space for women in architecture, leading research into the consequences of gender disparity in the industry as part of Ankrom Moisan’s 2023 Do Good Be Well research scholarship program. Her collaboration with Amanda Lunger and Elisa Zenk, titled “Where are the Women,” revealed six key challenges faced by women within the industry, and proposed solutions to boost equity and support women in architecture.
Elisa, Amanda, and Stephanie together in the Portland office, from their Do Good Be Well research project feature.
It was that spirited drive and initiative that led to Stephanie being nominated as Ankrom Moisan’s Employee Ownership Champion. When asked what ’employee ownership’ means to her, Stephanie revealed that it means “taking responsibility and ownership not just for your work, but also for your team’s work.”
Making the point that a document set is not created by a single person on their own, but rather by a team of people, Stephanie looks at the bigger picture, seeing how each team member contributes to the greater whole of a project’s design. “It’s important to recognize that it’s all of us together. We need to own that. That’s how I think of employee ownership; what we produce is our work.”
Stephanie’s Employee Owner Champion Nomination Video
Stephanie found out about her acknowledgment when she received a ‘congratulations’ text from Amanda. “I didn’t understand what she was talking about,” Stephanie admits. “Then I saw it on the Insider. I was very flattered and honestly a little bit shocked. I don’t have a project team I’m working with, so I didn’t think that this was something I had a chance of winning. I’m very appreciating of the nice words from everyone who nominated me and recognized the kind of work I’m doing, even if it’s just me doing it right now.”
Once the shock of winning subsided, Stephanie began to think about the future of what the Rewards & Recognition honor could be. “I really hope that this program encourages us to acknowledge when people do a job well done. Having a culture that values employees who do a good job and a program to celebrate that is a good thing that we should keep moving forward,” she shared.
Called out in her nomination video by David Kelley for leading the first ‘Lessons Learned’ with the housing studio, Stephanie stepped up to share what different teams can do to support CA work. The studio wanted to have some informative discussions with groups that weren’t in the same studio, discipline, or practice as them to provide updates on what’s going on in the office. “I put together a list of dos-and-don’ts for construction administration (CA) and other things I found helpful for what I’m doing,” Stephanie said. “I was trying to provide knowledge about what I thought was good and what I thought could be worked on. I think it led to some good conversations, because everybody has their own opinions on the best ways to do certain things. It was a productive work session that I think everyone appreciated, since it was the first of its kind.”
Being able to communicate to different studios how to support the CA work she does was huge for Stephanie. As the only one doing CA for the Shea project she is working on, she has a lot on her plate. She revealed that one way she’s supported in her role is by checking in with Don Sowieja, her direct manager, every other week. “He has a lot of trust in me. It helps me be successful, knowing I can come to him,” she shared. “He provides me with guidance but doesn’t overstep. He allows me to do work that maybe I haven’t done before, but he trusts I can do it well. That’s something I find very supportive – having trust as an employee.”
Outside of work, Stephanie continues spreading support by volunteering for ACE, and Architecture, Construction, and Engineering after-school mentorship program for high school students in the Portland area. “It helps me feel rejuvenated and excited about where architecture is going,” Stephanie said. “It’s fun to see students get excited about what we do. They come up with some very cool designs and ideas, so seeing the next generation really inspires and excites me.”
Stephanie with the ACE group in the materials library at Ankrom Moisan’s Portland office.
Her advice for the next generation of architects and interior designers is simple, yet impactful. “There are no dumb questions,” she said. “When you’re so young and first starting your career out, you think that school prepares you for everything in the real world, but it really doesn’t. It gets your mind ready to absorb all the information that you can’t learn in school.” Stephanie encourages young professionals to ask questions and absorb all the knowledge they’re receiving. “Don’t pretend you know everything right off the bat, because that’s not true,” she emphasized. “Every day I’m learning new things. Be open to always learning more.”
Going back to the idea of employee ownership, Stephanie’s second lesson for young professionals just starting out in their careers is that architecture – at least here at Ankrom Moisan – is a team effort. She emphasized being open to collaboration, saying “It’s not just one person doing everything. I really encourage everybody to have a mindset where they’re working as a team and being a team player.”
Working together as a team means many challenges are overcome quicker, and with less difficulty. That doesn’t mean that there will be no challenges, though. For Stephanie, the biggest challenge she’s faced in her position is leading a team that’s constantly changing. “Trying to keep things moving forward while everything in the background is shifting around you is really difficult,” she said. “To overcome that, being able to rely on other people in the office for guidance was huge. I had to come up with a work plan so that even if my team is changing, I still have a path to move forward.”
Just over the horizon is a new challenge for her, though – motherhood. “I’ll be confronting another big challenge moving forward, which is balancing both motherhood and working. I’m really curious to see how that will work out, moving forward,” Stephanie said. She plans on using her recently earned sabbatical to take an extended maternity leave, adjusting to her new life as a mother before coming back to work. Though this challenge will be one she must face herself, without a team, Stephanie knows that all of Ankrom Moisan is supporting her in her journey through this new stage of life. As the Employee Owner Champion, she knows that she is never truly alone here.
Employee Spotlight: 2024 HOWNOW Champion, James Lucking
Acknowledged in the first wave of Ankrom Moisan’s Rewards & Recognition program winners as a HOWNOW Champion, James Lucking embraces and celebrates AM’s culture, going the extra mile to embody the firm’s HOWs.
James in Ankrom Moisan’s Seattle office.
As a Technical Advocate, James’ primary role is quality control. “The bottom line is that I have to ensure the quality of deliverables when they pass through my hands,” James explained. “The unique thing about the way we do it at Ankrom Moisan is that the other Technical Advocates and I get assigned to a team and go through the entire process with them.” In this sense, James is there every step along the way. “I’ll do review at each milestone,” he elaborated. “I’m also a resource for when people want to ask quick, one-off questions.”
Because of his role as a resource for project teams throughout the design process, James is deeply immersed in the firm’s culture. He knows the ins and outs of each studio and helps to streamline the project design process for each of them. His work spans project types, but his favorite is renovations. “I enjoy working on projects with an existing component as well as new,” he shared. “When we have a project where we’re saving a historic facade and building onto it, those are always interesting to me. The intervention between the new and the old is very interesting to me.”
James’ HOWNOW Champion Recognition banner.
James first came to Ankrom Moisan around a decade ago, enticed by an open position that would ultimately become his. “I saw an opening for a Technical Advocate (TA) role and thought it was a good fit for my personality and the type of experience I had in my career, which has been much more technical than design-oriented,” he said. When he first started, Ankrom Moisan was still operating out of an office in Pioneer Square. “The space was pretty full, and we were growing really fast. It was quite a roaring economy at the time, it was great to experience this super high-energy design firm.”
“It was a highly collaborative environment,” he recalled. “We would have pin-ups around once a week. At other firms, people typically present their work in a general, architectural way. Ankrom Moisan does it differently. People are very directed and focused on what they’re contributing, and always open to suggestions. People would say ‘hey, we’re working on this and have this specific challenge’ and everyone would give ideas. It was a new way of doing things.”
Though James and the rest of Ankrom Moisan worked hard back then, they also embraced our HOWs by having fun with it. “We had a lot of celebrations of milestones. When the team completed some SD or DD milestone, they’d all go out to lunch and invite the TAs on the project,” James said.
Over the course of his career, James’ areas of focus have changed slightly. “I came with a lot of experience in building enclosures and exteriors,” he explained. “I’ve gotten to learn quite a bit about various codes, how they work together, and how to quickly find the right answer to a problem within the code. Sometimes it can be a little challenging.” He’s learned that if you think you’ve found the answer you’re looking for, but haven’t looked in at least two different places, there’s a good chance it’s not right.
Illustrated graph of Ankrom Moisan’s HOWs.
Nominated by Cara Godwin, Associate Principal, Murray Jenkins, Vice President, and David Kelley, Senior Principal, James found out about his recognition as a HOWNOW Champion the day after it was announced on SAM. “I felt really flattered,” he stated. “It felt good to have someone say that they thought I embodied the firm’s values and methods.”
Explaining how he embraces Ankrom Moisan’s HOWs, James said that he doesn’t see any other way to do it than to look at them frequently. “I look at the HOWs and ask myself if one of them will help me bring my best self to the problem I’m facing. They usually help with challenges when you’re struggling with something,” he stated. “To step back for a second and refresh your understanding of the HOWs is kind of like asking ‘what would David Kelley do?'” It helps put things in perspective. In James’ view, adhering to the firm’s HOWs ensures that Ankrom Moisan’s operations run smoothly. “We created the HOWs to try and make our firm really awesome, so if we look at the list and pull the rope in the same direction, so to speak, it helps everyone in the firm.”
James’ HOWNOW Champion nomination video.
The easiest HOW for James to embrace is simply being himself. “Being a technically oriented architect, this role is tailor-made for me,” James shared. “I feel like I can really be myself here, whereas at other firms I haven’t felt that way. The architectural field can be so design-focused that you can feel unworthy if you’re not a creative conceptual designer or architect.”
While he’s been with Ankrom Moisan for over a decade now and a lot has changed since he first started, James claims that the hardest HOW for him to follow is embracing change. “I can tend to resist change when it comes along, he revealed. “I always have to remember that we’ve got a bunch of really talented people here who are very ambitious and that there’s going to be changes that will come out of that, and that’s a positive thing.”
James working with Omar Torres, Chie Yokoyama, and Nancy Kwon (Left to right).
As a TA, James is a member of TAG, the Technical Advocate Group, where he does his best to bring Ankrom Moisan’s HOWs into their daily operations. Within TAG, specifically, James recognizes that there are many advocates for change that help him adjust to and embrace change. “The hard changes for me don’t come from the internal TAG group, because we discuss them and how to get onboard with them,” James explained. Rather, it’s technological changes that are difficult to adapt to. “The second that IT changes something, I have to step back and remind myself ‘this is changing for a reason. Those technological changes have gone through a vetting process and are being made by people who want to make things better.'”
Although it’s the HOW that he finds the most difficult to embrace, James finds his inspiration to embrace change in the people he works with. “There are so many talented people that come up with creative ideas of how to solve various problems and ways to add value to a project that the owner might not have thought of themselves,” James said. “I’m inspired by that every day.”
With the future on his mind, James’ advice for young professionals who may just be starting out in their careers and are looking for ways to embrace HOWs – whether they’re their own HOWs or the firm’s – is to keep learning and never be afraid to ask questions. “You’re not going to know it all,” he imparted. “You can still ask questions no matter how far along in your career you are. Architecture is big and complicated, and it’s always changing. Stay humble and always be ready to ask questions.”
The Ins and Outs of Adaptive Reuse
What is Adaptive Reuse?
Adaptive Reuse Residential Conversions are projects that repurpose existing buildings for uses other than what the space was originally designed for.
Adaptive reuse offers developers the unique opportunity to save their investment, create and unparalleled story for end users, and make money by converting a disused or underutilized project into a one-of-a-kind residential space.
Chown Pella Lofts, an old factory warehouse converted into a multi-story residential condominium in Portland, OR’s Pearl District.
However, updating old buildings comes with layers of complexity.
Since 1994, Ankrom Moisan has been involved with adaptive reuse projects and housing conversions. The depth of our expertise means we have an intimate understanding of the limits and parameters of any given site – we know what it takes to transform an underperforming asset into a successful residential project.
Why Conversions?
There are many reasons to choose conversion over construction when considering how to revitalize old structures or adapt unused sites.
Rental Housing Demands
According to the National Association for Industrial and Office Parks (NAOIP), the United States needs to build 4.3 million more apartments by 2035 to meet the demand for rental housing. This includes 600,000 units (total) to fill the shortage from underbidding after the 2008 financial crisis. Adaptive reuse residential conversions are an affordable and effective way to create more housing and fulfill that need.
Desirable Neighborhoods
The way we see it, the success of our buildings, neighborhoods, and infrastructure is our legacy for decades to come. Areas with a diverse mix of older and newer buildings create neighborhoods with better economic performances than their more homogeneous counterparts. By preserving and protecting existing structures, conversions contribute positively to the health and desirability of the neighborhood, leading to a quicker tenant fill.
Being committed to the places we occupy, live in, and care about is another reason to embrace adaptive reuse residential conversion projects; they revive our cities. Reducing the number of buildings that sit empty in urban areas plays a major role in activating downtown districts.
Reduced Waste
Saving older, historic buildings also prevents materials from entering the waste stream and protects the tons of embodied carbon spent during the initial construction. AIA research has shown that building reuse avoids “50-75% of the embodied carbon emissions that would be generated by a new building.”
New Marketing Opportunities
Aside from these benefits to the community, adaptive reuse conversions present a way for developers to recover underutilized projects and break into top markets like affordable, market-rate, and student housing.
Construction Efficiencies
Compared to new buildings, residential conversion projects save time, money, and energy, since their designs are based on an existing structure. Adaptive reuse conversions also benefit from not having their percentage of glazing or amount of parking limited by current codes, since they’re already established.
One-of-a-Kind Design
We don’t believe in a magic formula or a linear “one-size-fits-all” approach to composition. Each site is a unique opportunity to establish a one-of-a-kind project identity that’s tied to its history and surroundings.
At the outset of any conversion, we analyze each individual site and tailor our process to align with the existing elements that make it unique. Working with what you have, our designs and deliverables – plans, units, systems narratives, pricing, and jurisdictional incentives – are custom-fit.
It’s our philosophy that you shouldn’t fight your existing structure to get a conversion made; if you can’t fix it, feature it.
Chown Pella Lofts.
Approaching each conversion opportunity with this mindset, we analyze the factors that set a site apart, and embrace those unique elements to ensure a residential conversion stands out. With this intricate and involved process, we’ve been able to get over 30 one-of-a-kind residential conversion projects under our belt.
Through these past experiences, we have identified six key characteristics that make a project a candidate for successful conversion, and six challenges that may crop up during the renovation process. To learn more about what attributes to look out for and what traits to be weary of when considering a residential conversion, read about our “Rule of Six” here.
By Jennifer Sobieraj Sanin, Design Director of Housing and Senior Principal, and Jack Cochran, Marketing Coordinator.
Residential Conversion Case Study
Converted from a Holiday Inn hotel to a residential apartment complex, 728 16th St. embraces its midcentury hotel past while providing a new take on residential housing. By utilizing strategic efficiencies within the renovation process, Ankrom Moisan’s adaptive reuse and renovations design team contained costs, expedited construction, and completed the project in a sustainable fashion.
The Challenge
Originally constructed in the 1970s, the site of 728 16th St. had seen better days. Years of water damage to the roof and walls meant the building’s enclosure needed updating. Additionally, because the structure was originally designed for traveling guests, rather than as permanent lodging, many of the rooms lacked the necessary amenities for residential living, such as kitchen appliances and other utilities like washers and dryers.
Adding these appliances to the space uncovered unique challenges around the inclusion of proper ducts and plumbing for those utilities.
Before: 728 16th St. as a Holiday Inn
The Solution
Leveraging as much of the pre-existing space as possible resulted in the renovated 728 16th St. building’s unified design. Existing structure, utilities, and MEP infrastructure were optimized by the design team to maximize efficiencies and eliminate the need for a complete tear down. In this sense, the name of the game was understanding the parameters of the site and knowing how to work within those parameters to bring the design intent for the new building type to life.
Since the building’s enclosure was updated during the renovation, the design team was given the opportunity to reskin the building with a high performance rain screen system during the update, preventing any further water damage to the structure. This also allowed the team to shift the site’s layout and the location of amenities; the lobby itself was relocated, moved to a more central location of the site.
To increase the total number of units, portions of the existing hotel, such as the parking lot and food service kitchen were infilled and connected to the new lobby. Other existing hotel rooms were combined to create one or two-bedroom apartment units, with an emphasis on maintaining the pre-established bathroom layouts, since they contained plumbing fixtures and pipes that would be too difficult to relocate.
During: A rendering showing what 728 16th St. might look like as a residential housing complex.
Addressing the challenges that were uncovered by the lack of plumbing, pipes, and appliance ducts in the individual new and existing units, the renovations team made large-scale adjustments to the height of the ceilings, to accommodate those appliance ducts and plumbing pipes.
The Impact
By maintaining as much of the original structure as possible and eliminating the need for a tear down, 728 16th St.’s renovation created an expedited development process that ended up being more sustainable than a new build.
After: 728 16th St., converted from a Holiday Inn hotel to residential housing.
Embracing the existing structure, room layouts, and utilities of the Holiday Inn, Ankrom Moisan’s renovations team turned the underutilized hotel space into an affordable-by-design residential project in a desirable area. Shifting the layout and positioning of the site itself allowed 129 new units to be built, both increasing the amount of available housing in the area and diversifying the unit types within 728 16th St., as the original design was repetitive.
The fresh perspective on modern residential housing brought to life by the Ankrom Moisan adaptive reuse conversion team sets 728 16th St. apart as a place that remains competitive in new markets.
Overall, the building type conversion for this project was successful because the site exhibited at least two of the six key characteristics for effective renovations, otherwise known as the “Rule of Six.” Being situated in a walkable location and having at least a 12,000 square foot plate set 728 16th St. up for success, but a prospective adaptive reuse conversion truly only needs one of the six key characteristics to be a qualified candidate for successful conversion. Read more about the Rule of Six and how to tell if your site would make for a successful residential conversion here.
For guidance through the adaptive reuse process, contact Jennifer Sobieraj Sanin, Housing Studio Design Director and residential conversion expert.
By Jennifer Sobieraj Sanin, Housing Studio Design Director.
Contact: +1 (206)-576-1600 | jennifers@ankrommoisan.com
Should Your Building Become Housing? Critical Considerations for Adaptive Reuse
It’s the question on every developer’s mind right now. Is adaptive reuse feasible for my building? Cost-effective? What will a housing conversion project entail?
Since 1994, Ankrom Moisan has been involved with adaptive reuse projects and housing conversions. The depth of our expertise means we have an intimate understanding of the limits and parameters of any given site – we know what it takes to transform an underperforming asset into a successful residential project.
For customized guidance through the adaptive reuse evaluation process, contact Jennifer Sobieraj Sanin, Housing Studio Design Director and residential conversion expert.
The Rule of Six
While there is no magic formula or linear ‘one-size-fits-all’ approach to conversions, we have a framework that should be considered when approaching an adaptive reuse project. We call it “The Rule of Six.”
The Rule of Six outlines six key characteristics that make a project a candidate for successful conversion, and six challenges to be prepared for during the renovation process.
With this informed process, we’ve been able to get over 30 one-of-a-kind residential conversion projects under our belt.
The Six Key Characteristics for a Successful Conversion
Not every building is a good candidate for conversion. By evaluating multiple structure types and working closely with contractors on successful projects, we’ve identified six key characteristics that lead to the creation of successful, low-cost, conversions.
If a property has any of these traits – whether it’s one characteristic of all six – it might qualify as a candidate for a successful conversion.
- Class B or C Office
- 5-6 Levels, or 240′ Tall
- Envelope Operable Windows Preferred
- Walkable Location
- 12,000 Sq. Ft. Plate Minimum
- Depth to Core Not to Exceed 45′
To find out if a property makes for a good adaptive reuse project, consider conducting a feasibility study on the site.
Reach out to get started on your feasibility study today.
The Six Challenges to be Prepared For
West Coast conversions can be particularly challenging with their seismic requirements, energy codes, and jurisdictional challenges – your conversion team should be prepared for these hurdles. The solutions vary by project; contact us to see how we can solve your project’s challenges.
- Change of Use: It’s the reason we upgrade everything. The simple act of changing a building’s use from office to residential immediately triggers a ‘substantial alteration.’ This label starts all the other necessary upgrades.
- Seismic-structural Upgrades: Buildings on the West Coast must meet a certain code level to be deemed acceptable for the health, safety, and welfare of end-users. Often, this required level does not match the current code, meaning negotiations with the jurisdiction are necessary.
- Egress Stairs: Stair width is usually within the code demands for conversion candidates, but placement is what we need to evaluate. When converting to residential, it’s sometimes necessary to add a stair to the end of a corridor.
- Envelope Upgrades and Operable Windows: West Coast energy codes require negotiated upgrades with jurisdictions, as existing envelopes usually don’t meet the current codes’ energy and performance standards. Operable windows are a separate consideration. They are not needed for fresh air but are often desired by residents for their comfort.
- Systems and Services Upgrades: These upgrades often deal with mechanical and plumbing – checking main lines and infrastructure, decentralizing the system, and adding additional plumbing fixtures throughout the building to support residential housing uses.
- Rents and Financials: Determining how to compete with new build residential offerings is huge. At present, conversions cost about as much as a new build. Our job is to solve this dilemma through efficient and thoughtful design, but we need development partners to be on the same page as us, knowing where to focus to make it work.
At the outset of any conversion, we analyze each individual site and tailor our process to align with the existing elements that make it unique. Working with what you have, our designs and deliverables – plans, units, systems narratives, pricing, and jurisdictional incentives – are custom-fit.
To better understand if adaptive reuse is right for your building, get in touch with us. We can guide you through the feasibility study process.
To see how we’ve successfully converted other buildings into housing, take a look at our ‘retro residential conversion’ case study.
By Jennifer Sobieraj Sanin, Housing Studio Design Director.
Contact: +1 (206)-576-1600 | jennifers@ankrommoisan.com
What You Need to Know About Biophilic Design
Biophilia is the concept that there is an innate connection between humans and nature. Our love of nature and tendency to crave connections with the natural world is a deeply engrained and intuitive aspect of both human psychology and physiology. It’s part of our DNA.
Building off that concept, biophilic design is the intentional use of design elements that emulate sensations, features, and phenomena found in nature with the goal of elevating the built environment for the benefit of its end users.
Simply put, biophilic design is good design. It doesn’t have to be expensive or elaborate; it just has to be intentional. Creating connections to the outdoors in the built environment can significantly impact users’ mental and physical well-being.
How Biophilia is Integrated into Projects
There are many ways to integrate biophilic elements into a project’s design. Some of the most common methods of doing this have been categorized by the National Resources Defense Council (NRDC) as being either Nature in the Space, Natural Analogues, or the Nature of the Space.
1. Nature in the Space
Biophilic design that places emphasis on bringing elements of the outdoors into interior spaces would be classified as ‘Nature in the Space.’ These outdoor-elements-brought-inside can be anything from plants, animals, and water features, to specific scents, sensations (like the feeling of a breeze), shade and lighting effects, or other environmental components found in the natural world. They are organic features that are literally brought inside. An example of this could be a project using natural materials like exposed mass timber and green walls covered with living plants to mimic the sensation of being in a wooded forest.
2. Natural Analogues
‘Natural Analogues’ in biophilic design are human-made, synthetic patterns, shapes, colors, and other details that reference, represent, or mimic natural materials, markings, and objects without utilizing or incorporating those actual materials, markings, or objects. An example of a natural analogue might be the use of spiral patterns in a painted wall mural to link a project’s design to seashells and the coast, the inclusion of animal print motifs in fabric and material choices, or even the use of blue rugs and carpeting to link a site to a nearby river or other body of water. Subtle finishes, fixtures, and equipment (FF&E) touches can also be a biophilic natural analogue, like the use of shelves that reference the pattern and shape of a honeycomb. Natural analogues are most often design and material choices that pay homage to recognizable environmental elements.
3. Nature of the Space
A focus on the ‘Nature of the Space’ on the other hand, pays more attention to a location’s construction, layout, and scale than its FF&E and other accessories or interior design. It utilizes spatial differences, the geography of a space, and other elements of a project’s configuration to imitate expansive views, sensory input, or even feelings of safety and danger that are found in the wild. This may manifest as an open stairwell that embraces rough, asymmetrical walls to subtly mirror the textures of a canyon, or as the inclusion of an atrium to give end-users a perspective that parallels the wide-open views seen from a mountain peak. ‘Nature of the Space’ can also be seen in the use of soft lighting and smaller scale spaces to simulate the felt safety and coziness of a cave. It is the utilization of a project’s site itself to replicate experiences and sensations found in the world of nature.
By emulating natural features and bringing the outdoors in, architects and interior designers integrate the benefits of exposure to the natural world into built spaces, creating a unique shared experience for a site’s users.
A list of biophilic design elements and attributes.
When combined with intentionality and thoughtful design, these elements can transform ordinary spaces into spaces that support human health and wellness.
The Power of Biophilia
Aside from elevating design, the inclusion of biophilic elements in a project can have numerous positive health benefits for those who use and inhabit that space. Biophilia’s impact on health and wellness may not be something that we are conscious of, but it is a difference that we feel. Humans understand biophilia intuitively.
The amount of time humans spend interacting with nature – as well as the amount of time they are disconnected from the natural world – has real, tangible impacts on an individual’s health. In today’s industrial, technologically dominated world, it’s especially important to seek out connections with nature, since many built spaces often forgo biophilic features and the benefits that come with them.
The negative health impacts of not having enough connection to nature are:
- High blood pressure
- Muscle tension
- Anxiety
- Poor sleep stemming from an unstable circadian rhythm
- A weakened immune system
- Poor focus
- Weak memory
- Attention issues like ADHD
- Fatigue
- Decreased emotional regulation
The positive benefits of exposure to nature, on the other hand, include:
- Lower blood pressure
- Muscle relaxation
- Feelings of safety
- Restful sleep and a stable circadian rhythm
- A strong immune system
- Increased focus
- Greater memory and learning abilities
- Higher energy levels
- Increased emotional regulation
Knowing the range of benefits that biophilia has the potential to provide, architects and interior designers have the opportunity to purposefully design spaces with the health and wellbeing of its end-users in mind, positively influencing the experience of a location as well as the feelings of the people occupying it.
Some of Ankrom Moisan’s expert design teams have already done this, including biophilic elements in the shared spaces of project to elevate the end-user’s experience of those environments. In a follow up blog post, we will take a deeper look at how biophilia shows up in three distinct Ankrom Moisan healthcare projects, discussing how the inclusion of biophilia can be leveraged to support an evidence-based approach to holistic, whole-person care.
Conversations with Bethanne Mikkelsen
Workplace Team’s Managing Principal, Bethanne Mikkelsen, notices the flows of workplaces and simultaneously motivates clients to stay current and inventive. She extends this expertise to our team, but promotes her knowledge beyond our firm to encourage diversity in the industry, as well as maintaining flexible working strategies that foster a culture of inclusivity. To discover more about her perspective, she has been featured in these articles:
Making the Future Feasible
Ankrom Moisan has offered feasibility studies as a service to existing and potential clients for decades. For those who are unfamiliar, a feasibility study helps assess the viability of a potential development on a particular property. It aims to help a real estate investor understand the future amount of revenue-generating area on a piece of land, and what a reasonable sales prices might be for that land.
Typically, the feasibility study process begins when a client, landowner, or broker reaches out to us. We usually start with a site analysis, to get an idea of the average unit size and parking ratio, and then conduct a ‘fit test.’ That fit test quickly and efficiently diagrams potential development outcomes that could be realized on the land parcel. When conducting a fit test, we look at the site’s zoning code, relevant building code, physical site characteristics, visible utilities, site context, and building typology constraints. These constraints are often related to building uses, building type, height and size, or the amount of parking required. For example, a housing-use structure has much different parameters than an office-use one. Further, a ‘Stick-Frame Wood’ building typology will yield something quite different than Cross Laminated Timber or Concrete.
Examples of a feasibility yield study.
If desired, we can go further and analyze architectural outcomes that consider preliminary ideas about building design and character. Sometimes, a client will provide their own constraints or parameters, like a more detailed unit type and amenity program. Renderings of varied detail may be added to this process to help visualize a proposed project idea; they are useful to illustrate the early-stage potential of development ideas to a wider audience.
Example of a Tier 2 Feasibility Study Perspective View.
We often provide our clients with multiple (and sometimes contrasting) design ideas. By discussing the advantages and drawbacks of each idea, we reach a point of mutual understanding with our clients and can begin to fine-tune their vision.
Animated early visioning sketch for a multifamily housing urban land parcel assessment.
It is all about leveraging future architectural solutions to effectively utilize what a site has to offer. We are constantly seeking improvement in this process and are regularly evaluating methods to do so. From a basic ‘back-of-the-napkin and a calculator’ approach to a deeper architectural examination informed by years of design experience, or even the use of Artificial Intelligence software that can automate metric evaluation of a site, we consider all possibilities and methods of maximizing a project’s design according to client desires and site parameters.
3D Massing Views and renderings conducted for a Tier Three feasibility study.
Through this process, we give clients, landowners, and brokers meaningful guidance towards the value of their land parcel. This process is especially helpful for people interested in working with Ankrom Moisan for the first time, as a feasibility study is an uncomplicated way for prospective clients to get to know us and learn how we work. It is a great opportunity to see if we work well together.
We have a vast resumé of work and pull from a wide range of past experiences with different building types – everything from tall to small, across a variety of uses (retail, hotel, office, hospitality, housing, etc.). We enjoy this work as it is an essential part of our process. We enjoy offering feasibility study services that share our expertise with longtime and prospective clients, landowners, and brokers alike, showing exactly why Ankrom Moisan is a valued design partner.
By Jason Roberts, Managing Design Principal, Bronson Graff, Associate Principal, and Jack Cochran, Marketing Coordinator.
New Code Increases Accessibility
Background
At Ankrom Moisan, we work hard to ensure an equal experience for all users of the spaces we design. We explore how to push beyond the expected with accessibility features on projects like Wynne Watts Commons, and we welcome updated codes and standards to address the needs of our community. As the 2021 Building Code takes effect in each jurisdiction, the embedded 2017 A117.1 Standard for Accessible and Usable Buildings and Facilities also takes effect. The new 2017 A117.1 provides significant updates to accessibility clearances based on a study of wheelchair users. The A117.1 is developed by the International Code Council (same authors as the International Building Code). Their challenge is to find the best design criteria for a wide range of abilities, from wheelchair users to standing persons with back problems to persons with low vision or hearing challenges. Ankrom Moisan has participated in their process as an “interested party” in one issue, kitchen outlets, and can attest to the countless hours that go into just one requirement.
At the Ronald McDonald House expansion we wanted to make all families staying for short or long stays be able to use all the amenities, including the common kitchens.
Changes
Overall impacts to projects by this change are modest, resulting in a few rooms being enlarged by a few inches. While the changes are minimal to buildings, they provide much higher levels of accessibility for impacted users. The most impactful updates are changes to the following requirements:
- In most cases, clear floor spaces grow from 30-inch by 48-inch to 30-inch by 52-inch.
- The turning circle that was a 60-inch “wedding cake” with knee and toe clearance all around is now a 67-inch cylinder with minimal knee and toe clearance.
When looking at a typical privately funded apartment building, the changes are minimal as long as they are understood at the start of the project. There are no changes to Type B units (except new exceptions for kitchens outlets were added), and for the Type A units, the kitchen, bathroom, and walk-in closet may grow a few inches. The trash chute access room will see the biggest change, growing up to 7” in both directions. All these changes are minor when incorporated into the initial design of the building but could be very tricky late in the design process.
There are still some unknowns; If there are Accessible units in a project, they will now require windows to be fully accessible. While the height and clear floor space requirements are easy to meet, we are still searching for a window style and manufacturer that can meet the requirements that windows are operable without tight grasping and less than 5 pounds of pressure to open and lock/unlock.
Our work isn’t done; kitchen outlets were simplified in the corners where a range and refrigerator protrude past the counter with this code cycle, but we must wait for the next A117.1 cycle for kitchen outlets to no longer dictate kitchen design. Ankrom Moisan submitted code changes that are now in effect in the 2022 Oregon Structural Specialty Code and submitted a proposal for the next version of A117.1 and can report that kitchen outlets will no longer drive design or require any special design or construction features in the next code cycle.
At the Wynne Watts Commons the team provided universal design residential units that included cooktops that pull out and upper cabinets lower with the controls shown in the cabinet front.
Added complexity with new code change
From a designer’s perspective, the requirements of accessibility have grown exceptionally complex. For example, under the new A117.1, there are now different size clearances for new and existing as well as Type A and Type B units, and the definition of “existing” in the A117.1 does not match the definition in the building code. This adds to the already confusing accessibility requirements that require us to reference multiple documents for any given item (building code with unique amendments by jurisdiction, Americans with Disabilities Act, Fair Housing Act, etc.). Coupled with different interpretations from different experts and code officials it is no wonder why accessibility requirements feel a bit daunting to us and our clients. As an example, California does not adopt the A117.1 but rather chooses to write its own Chapter 11 of the building code with its own unique scoping and technical criteria. And that is just accessibility, our Architects are juggling fire life safety, energy code, constructability, and our client’s budget all while creating great places where communities thrive.
As a firm, we had a challenge to overcome; the new accessibility requirements do not apply to all our projects at the same time. Depending on where they are in the permitting process and the jurisdiction they are in, every project must determine when, and if, they are required to flip to the new code. While most of our projects will be using the new code by early 2024, many will still be under the old code for years to come. We had to develop Revit resources for our project teams that could work for both codes at the same time. Our Accessibility experts partnered with our BIM team to develop a system meeting these goals and requirements:
- It had to be as simple and easy to use as possible for our project teams.
- It had to be blatantly obvious, by a quick glance within Revit, what codes were being shown on any given project.
- It had to provide all the options now allowed by the standards and guide teams to pick the applicable option.
Our solution to this challenge was rolled out to our project teams in September 2022 and provided over 500 updated Revit families.
Below is our graphic of the changes to the A117.1 that affect AM projects. The orange color helps all team members quickly identify the new families are being used.
We have found so many nuances in the accessibility codes that it can be hard to make generic statements. We would love to talk to you about your specific project or topic. Please reach out to Cara Godwin at carag@ankrommoisan.com to learn about accessibility for your project.
* Originally published October 6, 2022, updated 12/01/2023
by Cara Godwin, Senior Associate