COVER STORY, SEPTEMBER 2005

CREATING A LASTING IMPRESSION
Texas architecture firms turn to sustainable design elements and enduring concepts for their latest projects.
Haley Shuler

Across Texas, owners and developers are seeking out cutting-edge architecture firms that employ the newest materials, design elements and technologies in their creations. Texas Real Estate Business talked with several leading architecture firms to find out what types of designs they are producing and the role sustainable design and functionality play in the planning process.

Humphreys & Partners Architects

Based in Dallas, Humphreys & Partners Architects was founded in 1991 and has a staff of nearly 100 architects, designers and land planners. The firm focuses all of its attention on multifamily developments, and varies its designs between a mix of high- and mid-rise complexes, affordable housing, student housing and senior housing  —  offering both rental and for-sale units.

Humphreys & Partners is designing The Boardwalk at Town Center, a 345-unit high-density multifamily project in The Woodlands, Texas. Cambridge Development and USAA are developing the project.

Due to the current rental market in Texas, owning has become the new vogue  —  but it is a trend that is sure to stick around for some time. “The economics are such that the cost to operate apartments has gone up tremendously because of insurance costs and the like,” says Humphreys. “Rent has not gone up, if anything, it’s gone down — so the margins are squeezed.” Although Texas is beginning to see recent trends of higher occupancy in apartment complexes, it is not enough to override the unwavering demand for condominiums. If an owner sells an apartment complex with the way the market is now, then he will probably get about a third of the return he would for a condominium project, according to Humphreys.

Humphreys & Partners is focusing on two new development trends within the condominium market: non-corridor buildings and tunnel form construction. The non-corridor concept creates a feeling of privacy. After getting off the elevator of a non-corridor building, residents enter into a 30-foot long elevator lobby, which is a much smaller, cozier space than the typical elevator lobby. Humphreys & Partners has copyrighted this successful design and branded it HomeRise. The firm’s other new trend is tunnel-form construction, which is a system that allows a project to be built faster  —  and it’s actually stronger and cheaper, says Humphreys. Humphreys & Partners is using the new concept on a project in Minneapolis, which will be the tallest tunnel-form building in the United States.

In Texas, Humphreys & Partners is working on The Boardwalk at Town Center, a 345-unit high-density multifamily project in The Woodlands, which is a very north suburb of Houston. Cambridge Development and USAA are developing the project, which is being done in a Florida coastal style and is located on the waterway. Additionally, the firm is working on the conversion of an office building to multifamily use on Richmond in Houston. Humphreys & Partners has also designed a high-density complex in downtown Dallas that has an all-wood frame with ground-floor retail. In San Antonio, Humphreys & Partners will soon begin two 20-story condominium towers.

Demographic trends are playing a major role in the popularity of condominiums right now. “The two largest sections of the population are buying condos at a feverish pace,” adds Humphreys. “The baby boomers, the largest population, are buying condos to downsize — and their children, the echo boomers, the second largest group, are buying because they want tangible investments.” The empty-nesters are moving out of their big suburb houses for reasons of efficiency. Young professionals, who have seen only the worst of the stock market and the effect it had on their parents’ assets, are investing their money into real estate, specifically, condominiums.

One hurdle that Humphreys & Partners has faced has been rising construction costs. Humphreys estimates that over the last few years, construction costs have increased 7 percent annually.

Many old apartment buildings in Texas are being razed due to high operating costs and are being replaced with new complexes. The same trend is occurring with office properties, since they have a higher operating cost than multifamily developments. “The trend is going to intown living,” Humphreys says. “I think we are going to see a dynamic change in our urban cities all across the United States.”

The Beck Group

The Beck Group was created in 1999 when Urban Architecture merged with a construction company called HC Beck. The purpose of the merger was to transform the project delivery method. “We still function as an independent architecture firm — most of our architectural work is done that way — and we still function as a third-party independent contractor. But about 25 to 30 percent of our work is delivered through a completely integrated project delivery system, which is different than a design/build,” says Betsy Del Monte, principal and the head of communications for The Beck Group. “It’s not a joint venture kind of collaboration, but rather we have a method where we have the contractors and superintendents as part of the design team and they follow all the way through. And the architects are part of the construction team and go out into the field.”

Firewheel Town Center is under construction in Mesquite, Texas. The Beck Group designed the project.

One trend that The Beck Group is noticing is the surfacing of town centers. “Every small community, or even not so small community, wants the historic town center that they never had,” says Del Monte. “Firewheel Town Center, which is under construction right now in Mesquite, Texas, is one of these up-from-nothing town centers, where there was nothing, and now it’s complete retail — but it has the old Texas town aesthetic.”

There is a strong desire to have a live-where-you-work-where-you-play environment. The Beck Group’s mega-church developments, such as Prestonwood Baptist Church in Plano, Texas, consist of designing and constructing a whole community. Prestonwood has a family center, a health club, schools, a bookstore and retail services, in addition to worship facilities. Prestonwood is everything but the residential, and the church considering putting that in as well, according to Del Monte.

“The churches are responding to the same needs that are out there in the commercial community,” Del Monte adds. “People are yearning for a sense of community.”

The biggest change that The Beck Group has encountered has been the integration of technology. “The use of technology, not just what it can do, but the way it’s used, is huge,” Del Monte says. “We start envisioning our projects on the computer with three-dimensions from the beginning. Therefore, we can build layers of information as we go along, and much more rapidly design for ourselves as well as for our clients.” And that has become the expectation of the firm  —  to ascertain more clearly what clients are getting into and what the design will be like.

The Beck Group has its own proprietary software  —  a design tool that provides simultaneous costing. It is linked to the firm’s ongoing, continuously updated database that its contractors use for estimates. This tool provides a link between schematic initial design and hard-cost data that has never existed before. “I think that’s where the future is going  —  the way technology is used and the information that it can deliver is becoming greater and greater all the time,” says Del Monte. “When it is used properly, it alters dramatically the way a project is delivered.”

The main challenge The Beck Group is seeing is that its clients are more demanding. “They want more information, they want it faster, they want it more accurate, they want better designs, and they want everything to cost less,” says Del Monte.

Though these are legitimate concerns, the problem comes when clients want to produce a project in the same way as the past. “They want to use the same old system, but get different results,” Del Monte adds. “The clients are uncomfortable with taking risks and doing things in new ways — yet, they want a completely different result.”

Today’s power centers are built with head-in parking close to the shops and more focus on including landscape. Strip centers and power centers that were once the be-all and end-all have changed their character completely, according to Del Monte. “Lifestyle centers are the trend,” she adds. “That’s where the high dollar is right now.”

Sustainable design is also an issue to which The Beck Group gives much attention.

Wal-Mart is experimenting with green building elements in stores like the one in McKinney, Texas, and not just because the company wants to use fewer resources. The company has discovered that products sell better when they are under natural light and that buildings that are more efficient have lower operating costs. “The McKinney store was designed with all the bells and whistles  —  windmills, solar panels, skylights,” says Del Monte. “When Wal-Mart’s doing it, it’s the thing of the future. Every project has issues that can be made more sustainable and it’ll make a difference.”

0,0 Defining Space

Austin, Texas-based 0,0 Defining Space is an architecture and interiors firms that focuses on the simplistic, efficient design of retail, office and healthcare facilities. “In terms of design, with the global upheaval, people want to feel grounded and centered,” says Pamela Krisan, president and founder of 0,0 Defining Space, and Ray Logan, principal of the firm. “We see a real strong attraction to earthy color palettes and simple design.” Principals of feng shui, the ancient Chinese art of life-space design, are becoming more accepted in commercial design, where positive and peaceful environments are gaining popularity.

In Austin, 0,0 Defining Space is working on the interior and landscape architecture of a 10,000-square-foot building that is owned and occupied by Texas Computer Education Association (TCEA). The firm is incorporating the principles of feng shui through the design of a refreshing, relaxing patio.

Accessibility and universal design are becoming increasingly important. With 50 million Americans with disabilities, all environments need to be inclusive and ergonomic. The Texas Accessibility Standards are the building standards established in 1994 as an addendum to the original Texas Architectural Barriers Act, which was created to outline standards that ensure the public’s safety and promote a fair and competitive business environment. “While certain regulations are in place to ensure environments maintain a level of accessibility, we see a growing demand to design beyond guidelines and really think through the health, comfort and functionality of a space,” say Krisan and Logan. “Universal design, in architecture, means designing an environment to be usable by all people to the greatest extent possible.”

Sustainable design has also become increasingly important. The U.S. Green Building Council's Leadership in Energy & Environmental Design (LEED) movement is gaining speed, but there is still a long way to go before it is fully adapted in most commercial real estate. “We predict that sustainable design, feng shui and an increasing drive toward universal design will catch on in the next few years,” Krisan and Logan say.

“Many people want to do what they can for the environment. Innovations in green design are taking place everyday — more people are becoming educated on its benefits.”

Architects and designers have to be educated  —  on materials, sources, the choices and the return on investment. The design and architecture community has to know a great deal about increasingly complex codes and regulations. Sustainable design, value-based design, energy efficiency and technology are increasingly sophisticated in the built environment. “We have to know what it all means and what the real benefits are for the client and end-user,” say Krisan and Logan. “We know a lot more now, and we have to continually educate ourselves to create solutions.”

Overall, organizations are looking to maximize energy efficiency through the use of new, sustainable design strategies; highly efficient HVAC, lighting and water usage systems are an example. Clients want to create efficient and cost-effective energy solutions. “They want great looking spaces that will last,” Krisan and Logan say. “Comfort and aesthetics are always big issues. Working within budgets that are slimmer than in the past is also key.” Architecture trends have changed over the last few years. Functionality’s value has risen, and design choices are no longer based only on appearances.

Sikes Group Inc.

Established in 1987, Sikes Group Inc. of Houston provides a range of design services for an array of property types, the most common being hospitality, retail, health care, industrial and senior housing. But for all types of facilities, the focus is on usability, ergonomics and accessibility. “There is increasing emphasis on designing spaces that maximize new technologies to create comfort and efficiency,” says Herschel Sikes, founder of Sikes Group Inc. This can be achieved with indirect, softer lighting that is less harsh and intensive. Another example deals with materials. Flooring and wall coverings, particularly in the healthcare environment, are incredibly sophisticated. New vinyls and laminates have long life cycles, wide stylish selections and great functionality that enable higher levels of cleanliness. “The overall trend of increasingly sophisticated material choices and technologies is widespread,” Sikes says. “Healthcare environments, because they need to be, have been at the leading edge of innovation in terms of materials.”

Sikes Group’s clients are desiring projects that are completed cost-effectively and on time. The end-user’s comfort, the durability of the design choices and the quality of the overall product is always critical. Currently, Sikes Group Inc. is busy on a 9,400-square-foot outpatient dialysis center in San Antonio. DaVita is the owner/occupier of the project, which incorporates new materials and design strategies that optimize sterilization and patient comfort.

“While there is a great deal of discussion about sustainability, we’re not seeing it really affecting the healthcare industry or large-scale residential assisted-living environments,” says Sikes. “There’s a drive to use high-efficiency systems in our markets, but the upfront costs associated with implementing full-scale LEED-certifiable environments is still keeping clients from considering it as a viable option.”

The business of architecture is changing and cost-effectiveness, durability and return on investment are all contributors. “LEED and sustainable design are absolutely the future,” Sikes says, “In 10 years they will the norm. The upfront costs are hindering its adoption across the board.” Giant, inefficient spaces that waste energy and are only for sheer aesthetic purposes are on the way out. Today’s spaces are streamlined, efficient and maximize space.

lauckgroup

Dallas-based lauckgroup is a leading design firm with two decades of experience designing corporate headquarters and office environments, with some practice with call centers, educational facilities and public institutions. LEED certification is increasingly on the minds of leading businesses. Business owners, legislators, community leaders and the general public are conscious of the benefits of building with the environment in mind. Key to the movement’s adoption is a matter of economics  —  high-performance buildings make sense. The buildings consume less energy, thus resulting in lower utility bills and creating a payback for owners. “Sustainability in design is gaining momentum as a broad concept, but we’re seeing it in projects where cost is not the only driving factor  —  predominantly corporate offices,” says Brigitte Preston, design principal with lauckgroup.

lauckgroup is currently completing the interior design for Green Mountain Energy Company. The office space is located in an Austin high-rise owned by 300 West Sixth LP, a joint venture between CarrAmerica and JER Partners.

lauckgroup is currently completing the interior design for Green Mountain Energy Company. The 28,658-square-foot corporate headquarters is located in an Austin high-rise owned by 300 West Sixth LP, a joint venture between CarrAmerica and JER Partners. The design will be submitted to LEED for Commercial Interiors (CI) designation.

In interior architecture/design, modular design strategies continue to be popular. “Over the past 10 years, the concept has moved from simply the modular components of office furniture to the very underpinnings of the facility’s functionality,” Preston notes. This new idea encompasses a comprehensive approach to the flexible environment and includes raised floors for modular cabling, demountable walls and updated concepts of systems furniture.

The biggest challenge lauckgroup faces is coordinating and orchestrating all the elements that go into creating a great space. “The process itself is always unique, and always challenging,” says Preston.

Elaborate, inefficient spaces have gone out of style. Companies want to maximize the efficiency of their investment in real estate because of its expense. Workplaces today must be a strategic organizational tool and productivity center.

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