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Planning For a Tenant Build-out?


Written by Shabbir Kazmi, AIA

When renovating your building or planning for a new tenant build-out, there are some code issues you might want to keep in mind.

Most jurisdictions require a percentage of construction cost be allocated to upgrading the accessible route to the altered space. Many times this involves modifying the existing restroom facilities. Some ways to do this are:

1.  Adding grab bars to toilets stalls (vertical grabs are now required);

2.  Increasing stall size by reducing fixture count. Be careful to maintain an adequate fixture count to support occupant load; and

3.  In extreme cases it may be necessary to enlarge the restroom by moving the end wall and will affect adjacent areas.

Many times this requirement is overlooked and can lead to delays in building permit issuance and increase design costs. Let us know if you need any help planning for future projects.   Architect on staff!

Creating A Desirable Break Room


Written by Mindy Maronic

Looking for that perfect employee gift this season? How about creating an enjoyable break room that will be used year-round.

Here is an example of space once confined by full height walls and only indoor lighting. Now, after adding frameless glass panels, it allows for natural daylight, as well as an open concept feel. A break room once used only for coffee cup refills, is now the center hub of the office.

Contact Shabbir Kazmi, AIA to discuss your break room needs.

Wood Construction Trends


Written by Staff Writer

Wood construction is no longer constrained to low rise buildings and single-family homes. New uses are emerging resulting from an expanded interest in wood with new trends impacting construction. Tall wood construction has resulted in multiple high-rise wood buildings around the world from the 14 story Treet Building in Norway http://www.timberdesignandtechnology.com/treet-the-tallest-timber-framed-building-in-the-world/to the 18 story Brock Commons in Canada. http://journalofcommerce.com/Projects/News/2016/9/UBCs-Brock-Commons-rises-to-the-top-1018609W/

The interest in wood construction has led to office buildings, apartments, and commercial spaces being constructed out of wood. To support these structures, engineers have utilized advances in engineered lumber such as using glulam (glue-laminated timber), nail laminated timber, cross laminated timber, and other forms of engineered lumber. Engineered lumber is a strong wood based composite material that is often combined with special adhesives or other methods of fixation that can be used in columns, beams, and many other applications. 

Renewed interest in mass timber has also risen because of the desire to construct tall wood framed buildings. It seems everything old is new again when you consider that the Old Faithful Inn was constructed in 1904 and is the largest log hotel in the world. The advances in wood engineering and higher levels of interest have resulted in investigations into potential changes to the building code that would allow taller wood construction. These trends indicate that the future of wood as a building material for both existing and new construction is exciting and filled with possibilities.

Adding A Rooftop Deck


Written by Shabbir Kazmi, AIA

With Summer just around the corner, you may want to consider converting that unused roof area into a gathering spot with a beautiful view.  Rooftop decks can be quite appealing, but before sending out the party invitations, make sure to consider these few helpful tips

  1. Hire a professional to specify maximum allowable occupants. Decks are designed for specific live loads (such as people, type of activity, snow, furniture) and specific dead loads (such as decking, pergola, railing). Therefore, design your deck for a specific number of people and specific activity.
  2. Ask your design professional about cross-bracing (lateral support), a very important building code requirement that affects the overall look of the deck.
  3. Study and understand exit requirements for your rooftop deck as specified in the building codes. Requirements for a multifamily residential building are more stringent and costlier than a single family home.
  4. Specify proper slope for water drainage.  Our recommendation is ¼” per foot, although every situation should be carefully considered. Waterproofing of your deck and roof are very important factors of your project, if not properly built or maintained, it can cause problems and expenses for the residential unit below.
  5. Choose materials and construction details to last a long time. All framing should be pressure treated lumber and elevated above roofing material. Decking and railing material can be pressure treated or composite. Composite material is a mixture of sawdust, wood chips and vinyl. To keep it environmentally friendly, make sure the vinyl component is made from recycled plastic materials. Composite material is very low maintenance and there is no need for painting or staining.
  6. Pay special attention to lighting and controls, especially in areas such as stairs, change of levels and door entry/exit.

Fitness Center Facelift


Written by Shabbir Kazmi, AIA
Fitness centers are one of the fastest growing amenities in the residential and workspace market. As Americans of every age are becoming more and more health conscious, fighting against obesity or simply maintaining a healthy lifestyle requires a gym at home and/or work.  Therefore, when planning and designing a fitness center for your existing or new building, goals of the end-user should be considered and prioritized.

Here is our list of latest design considerations if you are planning to add a fitness center to your facility.

  1. Understand the type of desired physical activity that suites your community: for example, does your community want cardio equipment more than weights or do they require instructional studio-type facility.
  2. Understand local code requirements and have a professional perform code analysis and a feasibility study for your space/facility.
  3. The growing trend and appreciation is towards flexible space that can be tailored to any type of exercise activity such as stretching, yoga or pilates.
  4. End-users enjoy natural daylight during the work out; therefore,  if the space allows, fitness center should be located near the window façade of the building.
  5.  Entrance to the fitness center should be well marked with signage and preferably with glass doors and windows.
  6. Ceilings are a big area for cost savings. Often finish ceilings are not installed in the fitness center, painting the existing structure is all that is needed.
  7. LED light fixtures and simple ceiling fans are desirable and readily available at any hardware store.
  8. The growing market is towards less equipment and more open space.  A gym equipment company which offers both buying and leasing options should be consulted. Make sure to incorporate WIFI and TV connectivity to the gym equipment.
  9. Walls of the fitness center should be painted with light and vibrant colors that reflect daylight into the room.
  10. Floor of the fitness center should be rubber mats strong enough to support heavy traffic and exercise equipment. Rubber floors are available in rolls and tiles with a variety of colors and textures.
  11. Add a self-service water coolers or cold drink vending machines area. Water fountains should be strategically placed and handicap accessible.

Amenities for Condominium


Written by Shabbir Kazmi, AIA

shutterstock_127046474 (1)When buying a condominium or renting an apartment, amenity spaces have become an important aspect of resident’s comfort and lifestyle. In newer developments, as the size of the apartment is shrinking, it is the amenity spaces that become the home and outlet for activities. Traditionally, a residential building has a club room, weight room and an outdoor pool, which still serves well for many communities. However, in today’s market, buyers have many new interests and requirements. In general, the trend has been leaning towards spaces that suggest specific activity areas. Here is a list of growing trends in amenity spaces that has grabbed our attention.

  1. A Play Room for kids is a place for kids to go, without going anywhere (outside the building). It provides a place for kids (as well as parents) to have fun, play and interact with their community. Rooms are specially designed to provide kid’s furniture and colorful room finishes.
  2. A Fitness Center that is more than just a weight room. It includes a cardio room, machine room, free weights area, yoga/ Pilates studio and a massage room. We have seen many of these rooms located on ground floor with large windows to allow plenty of sunlight and fresh air.
  3. Entertainment and Sports Lounge for the sports enthusiasts. Watching a game with friends and having a pizza is a great American tradition. This room provides a comfortable family room environment to kick back and enjoy a game with friends and family.
  4. Rooftop Sundeck-Pool and an Outdoor Kitchen have become essential for residents to escape their daily lives and enjoy the outdoors on their rooftop. Many buildings offer special catered events to celebrate 4th of July and have a great meal.
  5. Dog Wash Room is a very practical amenity for pet lovers. Dog hair can easily clog your bath tub and taking your pet to grooming shop get tiresome during freezing months. Why not have a dog wash and grooming room that takes care of your pet inside your building.
  6. A Vegetable Garden is an amazing addition to your backyard, so why not to your building. Growing vegetables provides a healthy choice for food and exercise for the residents. Although it requires maintenance plans and agreements between management and residents, it is worth the effort.

Adding A Rooftop Deck


Written by Shabbir Kazmi, AIA

roof topWith Summer just around the corner, you may want to consider converting that unused roof area into a gathering spot with a beautiful view.  Rooftop decks can be quite appealing, but before sending out the party invitations, make sure to consider these few helpful tips

  1. Hire a professional to specify maximum allowable occupants. Decks are designed for specific live loads (such as people, type of activity, snow, furniture) and specific dead loads (such as decking, pergola, railing). Therefore, design your deck for a specific number of people and specific activity.
  2. Ask your design professional about cross-bracing (lateral support), a very important building code requirement that affects the overall look of the deck.
  3. Study and understand exit requirements for your rooftop deck as specified in the building codes. Requirements for a multifamily residential building are more stringent and costlier than a single family home.
  4. Specify proper slope for water drainage.  Our recommendation is ¼” per foot, although every situation should be carefully considered. Waterproofing of your deck and roof are very important factors of your project, if not properly built or maintained, it can cause problems and expenses for the residential unit below.
  5. Choose materials and construction details to last a long time. All framing should be pressure treated lumber and elevated above roofing material. Decking and railing material can be pressure treated or composite. Composite material is a mixture of sawdust, wood chips and vinyl. To keep it environmentally friendly, make sure the vinyl component is made from recycled plastic materials. Composite material is very low maintenance and there is no need for painting or staining.
  6. Pay special attention to lighting and controls, especially in areas such as stairs, change of levels and door entry/exit.

Glass Canopy Tips


Written by Shabbir Kazmi, AIA

canopyA glass canopy is an attractive and practical way to enhance your building entrance while also providing added curb appeal. Known as overhead glazing, an entrance glass canopy can keep the weather away and bring natural light inside the building. Here are some suggestions, if you are thinking about dressing up your building entrance with a new glass canopy.

  1. Keep the design of the glass canopy simple. Integrating with address, signage or building name are excellent ways to provide  brand identity and marketing; but remember less is more when it comes to first impressions.
  2. Several factors such as weight, supports, size, wind load and location affect the selection of glass and steel supports. Glass should be high-strength tempered/laminate glass and its thickness should be specified by a professional engineer.
  3. Frame-less glass and minimal steel supports are attractive available design options. However, glass canopies are custom design projects.  Always seek consultation services from a professional engineer who will review shop drawings, as well as assist in finding qualified contractors who have the expertise and experience to install a glass canopy.
  4. Specify proper slope for water drainage; our recommendation is 15% slope, although every situation should be carefully evaluated. 15% slope provides quick water drainage and glass should not deflect over time.
  5. Consider having a patterned glass to avoid having dust and water stains.
  6. Plan for gutter and downspouts. Pay close attention to ice and snow build-up and institute a maintenance program which is crucial for longer life expectancy of the canopy.

Helpful Tips For Daylighting Design


Written by Shabbir Kazmi, AIA

daylight1. Best type of light is natural daylight. Availability of daylight changes across the day. Successful daylight for a building depends on site location, building facade orientation and size of openings.

2. Allowing daylight into interior spaces saves on the electricity bill and daylight provides natural healthy environment for the residents.

3. The head height of a window opening determines how far light will reach inside the building, therefore don’t obstruct existing window heads with decorative shades.

4. Paint ceilings and walls with light colors to maximize daylight reflectance inside the building.

5. Avoid large windows on South and West facades, which gets direct daylight inside the building, It will create unwanted solar heat gain and fades color on interior finishes.

Leading The Way In New Hotel Design


Written by Mindy Maronic

HiltonETC has been selected as the architectural and engineering firm to design a NEW, 85 room, Home 2 Suites hotel in Atlanta, Georgia.  ETC’s lead architect, Shabbir Kazmi and Chief Structural Engineer, Chris Carlson will be heading the team from design to completion.

Hilton is a beacon of innovation, quality, and success in the hospitality industry and ETC is pleased to be included as a small part of the team.

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46040 Center Oak Plaza
Suite 100
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phone 703.450.6220
fax 703.444.2285

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Columbia, Maryland  21046
phone 410.312.4761
fax 410.312.0482

Delaware Location
1000 N West Street
Wilmington, DE 19801
phone: 302.295.4910 
fax: 302.295.4801

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