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Common Land Surveys Available From EVstudio in Colorado

evstudio — Thu, 19 Jan 2012 21:00:39 +0000

EVstudio has a Colorado Professional Land Surveyor as part of our team and provides a variety of surveys to meet our clients' needs. Four of the most commonly requested surveys are improvement location certificates, land survey plats, improvement survey plats and ALTA/ACSM surveys.

IMPROVEMENT LOCATION CERTIFICATE (ILC) – The simplest survey which includes the size of lot, size of structure(s), existing property corner evidence. Commonly requested for real estate transaction, simple and inexpensive. Only marginally useful for design work.

LAND SURVEY PLAT (LSP) – Also known as a boundary survey. Utilized to determine boundary lines and corners, determine encroachments, and/or construct new improvements on your property, etc.

IMPROVEMENT SURVEY PLAT (ISP) – Basically an LSP with some additional information regarding existing observable improvements such as streets, curb & gutter, sidewalks, dry utilities, wet utilities, etc. Can also include easements of record and topography if the client so desires. Utilized for more extensive proposed improvements and as a base for design services.

ALTA / ACSM SURVEY – Pretty much a cafeteria style survey where the client can pick items from an Optional Table A and create his own survey for specific purposes. The base required portion of any ALTA definitely meets the requirements of an LSP and includes some of the elements of an ISP and includes record Title research of easements and encumbrances to the property. Table A consists of additional options that can be shown depending on the goals of the project, requirements of the lender, etc. This is the 2005 version of Table A:

Originally posted 2010-01-21 00:09:38.

The Front Porch and What Makes it Functional?

John Olson — Thu, 19 Jan 2012 21:00:21 +0000

Front Porch: “an exterior appendage to a building, forming a covered approach or vestibule to a doorway.” (Definition from Dictionary.com)
Front porches are often installed on homes, but many are not used. Some porches are simply appendages of a home to give the traditional appearance to a home, but virtually unusable if a homeowner had the desire to use it. I have lived in multiple homes in my life and have always had the desire to use my porch. However every home I have lived in, aside from my current townhome, did not have a porch that was functional. I would like to discuss what components of a porch are key to make it functional.

Overhead Structure or Roof:
A porch without a roof is not considered a porch. The roof defines the porch and gives it the “covered approach” in the definition. Regardless of the size of the porch I have had, with every porch I had the desire to be on it when it was raining or when a storm was passing through. I do not think I am in the minority because in all neighborhoods I have lived, I would see others on the porch during storms. The roof provides the shelter and the depth of the shelter is critical in a rain storm. If a porch is too shallow, the rain can easily make contact with you.

The porches on these townhomes appear nice along the sidewalk, but the depth is limiting to the function.

Porch Depth:
To this day, I have not lived in a home with enough depth to the porch to utilize its full potential. I feel that a minimum of 6-feet is necessary for optimum use of a porch. I currently have a porch in a neo-traditional neighborhood and the depth of it is generous in comparison with CSD (conventional suburban developments) porches, but still inadequate for optimum use. The depth of my current porch is about 5-feet, on which I have a porch swing turned perpendicular to the street (though towards Pikes Peak). With an extra foot, I calculated that I could have comfortably positioned chairs and a small table between them and still leave room for leg room and passage by. With three extra feet, I could have turned the porch swing toward the street without risking rocking into the house.

Porch is sited for privacy and interaction.

Porch Height:
Another important consideration of the porch is the height of the foundation and its proximity to the sidewalk. Height is important for the feeling of privacy and use of the porch. Aside from ADA exceptions, a porch should be no less than 18” above the sidewalk height. Steve Mouzon, of the New Urban Guild, put together a great chart which can be seen in his book, A Living Tradition: Architecture of the Bahamas and also New Urbanism: Best Practices Guide which illustrates a ratio of height to setback from the sidewalk to allow for optimum privacy, yet interaction with passersby.

Adaptability and Flexibility:
A porch should not be considered any differently than anything designed. It should be adaptable and flexible for several uses. Some may wish to have their porch be purely decorative, with nice yet uncomfortable furniture. Some may desire a place to rest and read a book. Others may desire a place to drink their morning coffee or evening glass of wine. My porch is used most often for kids playing and sidewalk chalk but the point is that it must be flexible for all of these uses. In a home, we must adapt and change the functions of a lot of the rooms, bedrooms to offices, to playrooms, etc. The same is true for the porch, after all with the frequency of changing residences that our country has grown accustomed to, we can not anticipate remaining in the same house our entire lives like our ancestors once did.

The details of this porch provide the authenticity of a porch in South Main.

Architectural Details and Vernacular:
I have listed the details and vernacular last because they have the least to do with the function of the porch (at least with today’s technology), yet they have the most to do with the appearance of the porch. Have you ever looked at a house and thought “Something is just not right with it?” As a non-architect, I felt this way about houses and structures for a long time and could not peg what the problem was. This was true until I discovered new urbanism and its many facets including traditional architectural detail. The reason that we (as non-architects) have this sensation is because we have seen enough beautiful architecture to know what is right and what is not.
I am always reminded of a professor of mine at Kansas State who explained to us that when designing a raised deck, or similar raised structure, that we could structurally support a large mass with very little. He was referencing utilizing very small lumber and very little lumber for support. However, if we did use something so small, it would not appear or feel safe (modern architecture or modernism is notorious for this factor). Therefore many will not use it. Much of today’s home building provides a good illustration of this. Homes are built with the minimum amount of supports or columns that take the authenticity away. On a porch as an example, columns are spaced to a maximum. This maximum is not equal to the maximum that homes used to have because we did not have the technology. For a home with a porch frontage of 30-feet, historically we may have had six columns, whereas today there are typically no greater than three. There are many other details not mentioned that should be carefully analyzed when designing your porch.

Originally posted 2010-04-29 02:50:42.

The Neighborhood Unit: How Does Perry’s Concept Apply to Modern Day Planning?

John Olson — Thu, 19 Jan 2012 21:00:05 +0000

In the 1920's, Clarence Perry introduced a concept that he referred to as "The Neighborhood Unit". The image below is a sketch published by Perry in 1929 illustrating the relationships between the residential components of a neighborhood and the uses that could easily be traversed to and from by foot. Perry utilized the 5-minute walk (See The Five-Minute Walk: Calibrated to the Pedestrian) for more information) to define walking distances from residential to non-residential components, in particular Perry was very concerned about the walkability to and from schools.

Clarence Perry's "Neighborhood Unit" Diagram, 1929.

The "Neighborhood Unit" has since laid the foundation for modern-day planning movements including the "new urbanism" movement of the 80's, 90's and today. Unfortunately, the "neighborhood unit" concept has also provided fuel for today's suburbanization and road classification system. False interpretations of Perry's concept have conceived segregation of land uses, further validating the modern-day road classification system and unfortunately created an auto-centric society in today's first ring and outward suburban communities.

Perry's intentions were calibrated to the human foot, not the automobile. Please remember that Perry's Neighborhood Unit was conceptualized prior to an automobile-based society (1920's). His notes on the plan above refer to walk distances, narrow streets and a mix of uses. Note that there also is a fairly connected network of streets, another modern-day casualty from the road classification system. You do not see cul-de-sacs in the diagram above and in fact you see a lot of intersecting streets on highways and arterials. With today's road classification standards, intersections with this frequency are not permitted on arterials, let alone highways. The following graphic is an interpretation of the neighborhood unit created by Farr Associates, Architecture and Urban Design.

The Modern Day Neighborhood Unit Diagram. Graphic by Farr Associates.

Originally posted 2010-11-01 23:20:33.

HOA Landscape Retrofit – Spacing for Planting

John Olson — Thu, 19 Jan 2012 20:59:59 +0000

Tight landscape beds require careful plant selection.

Landscape retrofits can be an expensive budget item for homeowner associations. Recently, I assisted with the retrofit of the foundation plantings for the Spring Creek Townhome Association in Colorado Springs. The original landscape designer or landscape architect had specified plant material that did not fit the space it was given. This is a common mistake with new neighborhoods and homeowner associations (HOA’s) where the home builder requires an instant landscape in order to make the homes seem more attractive. Generally, the catalogs provided by the local nurseries provide a maximum size for plantings. However, there are instances where there is such a range that the nurseries narrow it down in there catalogs on a “typical” basis. One such instance, also a plant that was an issue in this particular Spring Creek Homeowner Association (HOA), is the Blue Mist Spirea, (or Caryopteris x clandonensis ‘Blue Mist’). According to Little Valley’s Wholesale Nursery Catalog - 2011, this plant is to only grow to be 2-ft to 3-ft in spread. A Blue Mist Spirea can grow to be much larger than this. I have seen Blue Mist Spireas in excess of 8-ft in height and spread in Colorado. When you have an area for planting that is in some instances only 18" in depth, plant selection is crucial.

Spring Creek is a neo-traditional neighborhood where setbacks are minimum and front porches range from 18-in to 8-ft away from the sidewalk. This planting space is important and additional consideration should be given. Even with a generous 6-ft sidewalk, a plant could easily overpower the entire sidewalk in one growing season if it is allowed to.

Originally posted 2010-04-15 13:13:54.

Water Wise Landscapes – Xeriscape Not Zeroscape

Landscape Urbanism: A Critique from a CNU Cardholder and Landscape Architect

John Olson — Sat, 31 Dec 2011 21:21:08 +0000

In this conceptual sketch of Yates Farms, the goal was to emphasize the drainage patterns and repetition of an existing pecan orchard as the organizing ecological elements of the neighborhood.

Landscape Urbanism sounds like a great name that really meshes together a lot of what I believe in and do as a professional. Landscape Urbanism is rapidly growing in popularity and I suspect this will continue as the CNU (Congress for the New Urbanism) is now getting involved. Not surprisingly, the "landscape urbanists" have a lot of the same beliefs that I have. There is one issue with the name that does bother me, and that is with the definition and core belief of landscape urbanists. According to Wikipedia: Landscape Urbanism is a "theory of urbanism arguing that landscape, rather than architecture, is more capable of organizing the city and enhancing the urban experience". Although I feel that landscape and the work of landscape architects is critical in creating great places, there is no substitute for great urbanity defined by great architecture for "enhancing the urban experience". I do feel that the definition is very accurate where it states that landscape, but perhaps more importantly, ecology, is very logical as an organizing element of the City. When organizing a city, or even a large neighborhood, the natural ecological factors of the site are critical. Every city and site are different and what may seem like limiting factors are crucial for a great neighborhood. To simply ignore the natural drainage patterns and topography of a site, or its wetlands and tree massings are a horrible mistake that is often made.

Landscape typically needs to create the interest along the street of parking garages such as this one I where I was the landscape architect.

There are instances that I have come across where the building, due to its initial intended use, does not allow some of the features of architecture to frame the street and provide vitality. I believe that there is no greater substitute than great building frontage, which includes a lot of fenestration (glass/openings) and activity. When the use of the structure does not permit or desire openings along the streetscape, the landscape really needed to define the pedestrian experience. I like to propose several xeriscape plants, vines, etc. to soften the pedestrian experience and provide a sense of enclosure and interest. Utilizing a rhythm of plant material to help invoke the rhythm that a building creates, based on the columns of the building, can accomplish the desired experience. Using a lot of the principles of architecture, such as emphasizing nodes, can create place-making and pedestrian experience.

In summary, I do not feel that landscape is a substitute for good quality architecture in enhancing the urban experience, however, it is a tremendous companion. Landscape and ecological factors are critical in organizing cities. As Landscape Urbanism continues to evolve, I hope that it is embraced by New Urbanism and the New Urbanist community as a compliment to new urbanism. The two movements need to work together in enhancing landscape urbanism. Landscape Architects play a critical role in organizing our cities.

For those of you attending CNU Atlanta this next week, Andres Duany will be speaking about landscape urbanism the day before at a SmartCode Central presentation. The following is a link for registering for the SmartCode Intensive where Andres will be presenting.

Originally posted 2010-05-13 00:02:06.

Planning for Housing and Community Development

evstudio — Sat, 31 Dec 2011 21:20:40 +0000

This post comes from Stephanie O'Hara, Planner Analyst for EVstudio. Immediately prior to joining EVstudio she worked for Jefferson County, Colorado for 6 years in various planning roles. EVstudio looks for planning opportunities in both the public and private sector:

While working at Jefferson County I developed the 2005-2010 Consolidated Plan which is a strategy for housing and community and economic development. The plan outlines goals, objectives and policies based on the housing and community needs for low to moderate income, homeless and special needs populations.

The plan was developed over 2 years with extensive community and stakeholder involvement. A technical steering committee was formed consisting of non-profit organizations that serve the target populations, representatives from participating jurisdictions and governmental/quasi-governmental entities involved in housing, and community and economic development.

The public was involved throughout the process. Numerous community meetings and events were conducted as well as a 30 day comment period when the final draft was completed.

Originally posted 2009-02-25 00:01:48.

Separation of Top of Foundation Wall and Adjacent Exterior Grade

Adam Denton — Fri, 09 Dec 2011 23:50:08 +0000

One of the most commonly asked questions to the structural department involved the required distance between the top of a foundation wall and the adjacent exterior grade. The 2009 International Residential Code requires a minimum of 6 inches of separation where brick veneer is not present. The idea here is to provide a buffer zone to help prevent moisture wicking into the timber framing typically framed above residential foundations. Where brick veneer is present this requirement drops down to 4 inches.

The code text reads:

R404.1.6 Height above finished grade. Concrete and masonry foundation walls shall extend above the finished grade adjacent to the foundation at all points a minimum of 4 inches (102 mm) where masonry veneer is used and a minimum of 6 inches (152 mm) elsewhere.

An example of where minimum separation is close, but not met.

Originally posted 2011-04-03 00:01:32.

When Should You Contact an Architect? What Phases of Your Project Can an Architect Help With?

Sean O'Hara — Fri, 09 Dec 2011 23:49:52 +0000

There is a common conception that the architect is the person you contact when you need plans for your project. That is only partially correct. In addition to your plans, a good architect can help you with many of the other phases of your project. Some of these services they will perform themselves and some of these services they can hire for you. At EVstudio our services have included:

Land selection and evaluation
Real estate services
Pro-forma, rent and cost analysis
As-built surveys and drawings
Conceptual design drawings
Schematic design drawings
Pricing and opinions of probable cost
Demolition plans
Design development drawings
Construction document drawings
Bidding, negotiation and contractor selection
City processes and planning services
Detailed specifications and product recommendations
LEED and sustainability consultation
Master planning
Site planning and civil engineering
Structural engineering
Mechanical, plumbing and electrical engineering
Construction administration
Construction management
Plans review
Local partner for out of state firms
Plans library development
Subject matter experts
Evaluations of existing structures
Entitlements and permitting processes
Interior design
CAD system design
Three dimensional models
Computer renderings
Marketing materials
Changes of occupancy
Contracts and agreements

The important thing to remember is that the architect has experience with most of the aspects of the project. They've seen many projects through. Choosing to involve them from the beginning to the end of the process will allow you to utilize their expertise and will allow them to help execute the right design for your project. Please feel free to contact EVstudio at any point in your process and we're happy to get involved with your project.

Originally posted 2009-03-31 13:00:11.

Streetscape Brick Paver Considerations

John Olson — Sun, 04 Dec 2011 22:02:49 +0000

The elegance of a single band of pavers adds to the urban environment of the Country Club Plaza.

The Incorporation of pavers in a Streetscape is a great way to economically break up the monotony of a sidewalk. Even a single band of brick pavers can go a long way to incorporate elements of the architecture into the landscape. The Country Club Plaza often serves as inspiration for me when designing a streetscape. The authenticity of the details at the Plaza are exquisite. It is an affluent area of Kansas City, therefore value engineering has an entirely different meaning. The image to the left illustrates a similar condition to what is described below. You can see that around the tree grate, the designer incorporated a single band of brick pavers between the grate and the sidewalk. This single band serves as a great border between the concrete that supports the tree grate and the sidewalk. Also note in this image the use of the increased curb depth.

Brick pavers must be incorporated with caution to avoid trip hazards caused by the shrink/swell of poor soils. A technique that I have used on prior Streetscape projects is to utilize a single pour of concrete a few feet on both sides of the pavers. As you can see in the detail sketch, there are not any construction joints or expansion joints between the pavers and the concrete walk. This limits the ability of the pavers to vary greatly from the concrete. The concrete base does limit the ability for water to infiltrate so other means are needed. In designing streetscapes, I tend to locate the brick pavers perpendicular to a tree well where the runoff can be directed to the tree well.

It is important for sub-grade conditions to be constant for brick pavers and adjacent concrete.

The Urban Streetscape Process

John Olson — Tue, 29 Nov 2011 05:34:46 +0000

EVstudio practices with a philosophy of designing the streetscape to compliment the adjacent architecture. We measure the success of the streetscape by the success of the uses alongside the streetscape. The avant-garde streetscape is one that you will not see from EVstudio. The avant-garde, or Peacock Streetscape, is a distraction and can be a potential detriment to the adjacent uses. Context sensitivity is crucial. It is our experience that when the function of the streetscape is the top priority, the constraints of the utilitarian needs often become tremendous opportunities for great design.

The close interaction between the civil engineering and landscape architecture for the streetscape below in Killeen, Texas provides an aesthetically pleasing, yet functional, streetscape.

In order to transform the constraints into opportunities, it is critical to have a great amount of communication and synergy between the landscape architect and civil engineer. EVstudio recently finalized an urban streetscape in Killeen, Texas. The in-house civil engineering and landscape architecture team proved to be a major advantage to the client. A great amount must happen between the area-confined spaces between the building and street, to work in a silo with little communication is not an effective process. The ability to simultaneously blend the utilitarian needs of the civil engineer with aesthetics from the landscape architect is value added for the client.

Photo from the top of the Main Street Garage in Downtown Pueblo of the Main Street Streetscape.

Equally important to the relationship between civil engineering and landscape architecture is the client/ consultant relationship. Perhaps the most pleasurable experience of working with the client for me occurred in the design of the streetscape at the Municipal Complex in Pueblo. The project involved two blocks of moderate level pedestrian traffic; two blocks of low level pedestrian traffic; three blocks of auto-centric streetscape; one and one-half blocks of mid-block pedestrian-way; and one block of peripheral streetscape near the HARP Riverwalk in Downtown Pueblo. The varying frontage types required different levels of pedestrian needs and a strong balance of budget/aesthetic balance. The client representative in this case was Steven Meier, a landscape architect for the City of Pueblo. The interaction during design, construction documentation, and construction observation between Mr. Meier and I resulted in an award-winning project that serves as a model streetscape in Downtown Pueblo today. The Pueblo Main Street Parking Garage won an award from the National Association of Housing and Redevelopment Organization and the the Justice Center was recognized by the Mountain States Construction Annual Rankings as a top Government/ Public Buildings Project of 2010.