The design's personal character sets it apart from other luxury mountain residences, with natural materials and integrated views. Covered outdoor lounges and strong inside and outside connections make it ideal for hosting in any season. The team's attention to detail completes the vision, creating a retreat that infuses art, architecture and the natural surroundings into a home that is both refined and welcoming.

In her role at DAHLIN, Deborrah oversees the firm's accounting operations including financial reporting, payroll, billing, budgeting, and cash management. She is driving efforts to enhance efficiency and accuracy by streamlining workflows, integrating billing into Vantagepoint, and leveraging AI-powered tools to provide faster, more reliable financial insights.

Through a collaborative and solutions-driven approach, Deborrah fosters strong partnerships across the firm. She ensures that financial operations support day-to-day needs and empower leaders across the firm with the clarity and confidence to make informed decisions.

• 41% of Americans say it's too expensive to buy a home where they want to live
• 30% can't find the right home at the right price
• 24% cite ongoing home operating costs like insurance and utilities as a barrier to ownership
• 21% say that "home" now means "financial burden" (up from 14% in wave three)
• 30% feel less comfortable about making housing decisions today than in 2022

• 40% smaller home (up from 21%)
• 33% smaller or no garage (up from 22%)
• 25% smaller room sizes (up from 16%)
• 50% rent-to-own model (up from 33%)
• 32% modular or manufactured home (up from 22%)

• Better equipped and more modern kitchen for cooking (29%)
• Energy efficiency: insulation, HVAC, lighting/appliances (25%)
• Clean water: whole house water filtration system (22%)
• Clean air: whole house, always on quality indoor air filtration (22%)
• Solar battery storage or back-up power generator (18%)

• Access to nature for outdoor activities (54%)
• Walkability to coffee shops and casual eateries (49%)
• Trails (48%)
• Small neighborhood parks with seating and shade (45%)
• Large park and event space with open fields and green areas (44%)

"Today's consumers are trading space for experience and connection," said Belinda Sward, Co-Founder of the America at Home Study and Founder of Strategic Solutions Alliance. "People are choosing the casual, welcoming atmosphere of a cozy coffee shop or café that encourages social interaction over invite-only clubhouses that sit empty. They're willing to trade home and yard size for parks, trails, and everyday places where they feel known. That sense of everyday connection to nature and neighbors drives values, belonging, and well-being while reinforcing their sense of safety – the primary way people define home. This is an opportunity for builders and developers to design human-scaled homes and communities that align with real demand and better fit the future."

Designing for a New Reality
Wave four underscores a defining moment for the housing industry. Financial realities, household compositions, and consumer values have undergone a seismic shift, but the industry is clinging to outdated assumptions about who we're building for and why. The America at Home Study offers a way to realign housing with the lives Americans are actually living, shaped by hybrid work, rising wellness expectations, and the urgent need for more attainable, flexible, and supportive living environments.

"If mortgage rates drop tomorrow, it still won't solve the real problem," said Slavik-Tsuyuki. "A majority of people don't want what we're building, and the American Dream no longer fits the mold we keep pushing. If the industry doesn't adapt, homeownership risks becoming a relic of the past. We're at an inflection point, and consumers are telling us what matters. It's time we start listening."

For more information on wave four and additional initiatives from America at Home, visit americaathome.com.

About the America at Home Study
The America at Home Study was hosted online in four waves, revealing Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like to see as a direct result of the COVID-19 pandemic. The first wave took place April 23-30, 2020, with a nationally representative sample of 3,001 consumers 25-74 years of age with household incomes of $50,000+. The second wave took place September 24-November 6, 2020, with 3,935 responses, and the third wave took place October 6-31, 2022, with 3,000 responses. The fourth wave took place April 19 - May 13, 2025, with 6,002 responses. The America at Home Study was spearheaded by community design and marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president and CEO of DAHLIN. The second, third, and fourth waves were further enhanced with Kantar's MindBase® consumer attitudinal and generational segmentation, providing deeper insights across 12 unique consumer targets.

In his role as Director of Information Technology, Lyndon brings a unique blend of innovation, client-focused service, and risk management to DAHLIN's digital infrastructure. His leadership elevates the firm's digital capabilities while maintaining a responsive and service-oriented approach, enabling high-performing operational support.

Lyndon is passionate about keeping DAHLIN at the forefront of technological excellence. He anticipates needs, modernizes systems, and implements IT foundations that support growth, creativity, and help DAHLIN thrive in an ever-evolving digital world.

The Grand Awards celebrate projects that rise above in design, execution, and impact—and we're honored to be recognized among the year's most distinguished work.

2025 Grand Award Winners

Encelia at Côta Vera by Meta Housing Corporation

Alan Row by Alan Enterprise LLC

The Canvas at Cotino Community by Davidson Homes

The Picket Fence by Housing Innovation Alliance

These recognitions are a testament to the trust of our clients, the talent of our teams, and a shared drive to push the boundaries of what great residential design can achieve.

About PCBC Gold Nugget Awards

PCBC's Gold Nugget Awards are the oldest and most prestigious design awards in the nation, recognizing those who improve our communities through exceptional concepts in design, planning, and development.

DAHLIN's award-winning projects demonstrate the firm's continued leadership in single-family detached and attached townhome design—each thoughtfully crafted to reflect the lifestyle aspirations of today's homebuyers.

Winning Projects

Alan Row by Alan Enterprises

The Sycamore at Gloria Terrace by Thomas James Homes

Several other projects were recognized as MAME finalists:

Ascend – Residence 3 by Trumark Homes
Best Interior Merchandising of an Attached Model Over $1.25M

Enclave at Walnut Boulevard – The Cypress by Haven Development
Best Architectural Design Detached Home – Under 2,400 SF

The Nines at Gloria Terrace by Thomas James Homes
Best Architectural Design Detached Home – Over 3,000 SF

These recognitions reflect DAHLIN's commitment to elevating residential design through innovation, functionality, and a deep understanding of community context. The firm is honored to be recognized alongside its valued partners for projects that exemplify the highest standards of design excellence.

About BIA Bay Area MAME Awards
The Building Industry Association (BIA) of the Bay Area's Major Achievement in Marketing Excellence (MAME) Awards is an annual program that recognizes the industry's most outstanding professionals and firms who have distinguished themselves by working hard to deliver their best for the betterment of the homebuilding industry.

This recognition reflects DAHLIN's enduring belief that design can elevate the human experience. Whether creating spaces for families, seniors, or individuals in need of supportive housing, we approach each project with a deep understanding of the people and purpose behind it, driving thoughtful solutions across a broad spectrum of housing needs.

2025 DAHLIN Merit Award Winners

Champagne Point by Nilsson Homes

Encelia at Côta Vera by Meta Housing

Alan Row by Alan Enterprises

The Canvas at Cotino Community by Davidson Communities

Davidson Communities' collection of homes at Cotino have been recognized as a Merit Award Winner for Residential Detached Collection of the Year.

The Picket Fence by Housing Innovation Alliance

The Spoke by MainStreet Property Group

Weingart Tower by Weingart Center and Chelsea Investment Corporation

BOE Smart Healthcare Community by BOE Health

We extend our congratulations to the clients, designers, and partners whose shared vision and commitment to excellence made this recognition possible. We look forward to celebrating together at the 2025 Gold Nugget Awards on Wednesday, June 11, 2025.

View the 2025 Gold Nugget Award of Merit Winners.

DAHLIN is recognized alongside companies that show a remarkable rate of growth across all industries in the Pacific. Between 2021 and 2023, these 142 private companies had a median growth rate of 124 percent; by 2023, they'd also added 7,947 jobs and $5.6 billion to the region's economy.

"The honorees on this year's Inc. Regionals list are true trailblazers driving economic growth in their respective regions, industries, and beyond. This list celebrates their achievements and tells the stories of remarkable companies that are fueling growth and adding jobs in local economies throughout the country," said Bonny Ghosh, editorial director at Inc.

The complete results of the list, including company profiles, can be found at here.

About Inc.

Inc. is the leading media brand and playbook for the entrepreneurs and business leaders shaping our future. Through its journalism, Inc. aims to inform, educate, and elevate the profile of its community: the risk-takers, the innovators, and the ultra-driven go-getters who are creating the future of business. Inc. is published by Mansueto Ventures LLC, along with fellow leading business publication Fast Company. For more information, visit www.inc.com.

Centre Cottages – Dewberry Plan by Toll Brothers

DAHLIN's Silver Award-Winning Projects

In addition to Centre Cottages Gold win, three other DAHLIN projects were recognized as Silver Award Winners:

Champagne Point by Private Client

Steeple Rock by The Cordillera Group

The Pine by MainStreet Property Group

About BALA

The Best in American Living™ Awards (BALA) is the building industry's premier residential design award, recognizing outstanding achievements in architecture, planning, and interior design. The program celebrates innovation across all housing sectors, including Multifamily Pillars of the Industry Awards, Offsite Construction Awards, and Remodeling Awards. Winners exemplify design excellence, setting new benchmarks for creativity and craftsmanship. The 2024 awards were presented last night, honoring projects that push the boundaries of residential design.

Winning in the 55+ Assisted Living or Memory Care Community category, Aegis Living Ballard is a luxury senior living community designed to enhance quality of life while fostering a strong connection to its surrounding neighborhood. Thoughtfully crafted with high-end amenities, warm and inviting spaces, and a focus on holistic well-being, this project exemplifies how design can create vibrant, enriching environments for seniors.

DAHLIN's Silver Award-Winning Projects

In addition to Aegis Living Ballard's Gold win, three other DAHLIN projects were recognized as Silver Award Winners, further showcasing our commitment to exceptional design across diverse project types:

1905 Byron by Thomas James Homes

Centre Cottages – Dewberry Plan by Toll Brothers

The Pine - B6B by MainStreet Property Group

Selected from over 1,200 entries, these projects reflect our Passion for Place® and our dedication to delivering innovative, community-focused design solutions.

We are honored to celebrate these achievements with our clients and teams—congratulations to everyone who contributed to these award-winning projects.

About The Nationals

Showcasing the most exciting trends in New Homes Sales and Marketing along with 55+ Housing throughout North America, The Nationals honor the best in the building industry — including home builders, developers, associates, and consultants — for their determination, integrity, creativity, and endurance.

Senior Associates are recognized for exemplary and sustained leadership in the company and/or the industry resulting in added value that is instrumental in the company's growth and competence in their area of expertise.

• Chuanbo Jiao | Senior Associate / Senior Designer
• Daniel Berghauser | Senior Associate / Senior Architect
• Jun Ke | Senior Associate / Architect

Associates are recognized for leadership in the company and/or the industry that extends beyond an individual's technical or non-technical role.

• Casey Sullivan | Associate / Project Manager
• De Huynh | Associate / Project Specialist
• Maarika Amado-Cattaneo | Associate / Project Manager
• Tatyana Sirotinsky | Associate / Senior Project Manager
• Rita Nelson | Associate / Project Manager – Interiors
• Robert Borgeson | Associate / Senior Architect
• Schuyler Costello | Associate / Senior Designer
• Tatyana Sirotinsky | Associate / Senior Project Manager
• Tracy Nelson | Associate / Project Designer – Interiors

Darian's journey in architecture has been nothing short of remarkable. Raised in a family of homebuilders, her passion for design was sparked early on, and she has rapidly advanced in her career. Darian became a Principal at DAHLIN just nine years after earning her M.Arch and BA in Environmental Design and Architecture from Montana State University-Bozeman. Her commitment to the profession began during her undergraduate years, when she interned at DAHLIN, and was further shaped by her hands-on experience working in construction to build her grandmother a home.

Now a key leader at DAHLIN, Darian's influence spans multiple regions, where she mentors teams in designing residential communities and low-density attached projects. Her focus on creating livable, valuable design solutions for homeowners and homebuilders alike has set her apart as a visionary in the industry. In addition to her leadership within DAHLIN, Darian is an active member of AIA and BIA, including the Women in Housing Leadership Group, and is a licensed architect in several states.


Pro Builder Media is the leading B2B resource for the U.S. housing industry and the official media partner of the National Association of Home Builders (NAHB), delivering award-winning content through print, online, video, social, and in-person channels. Founded in 1936 and published by Endeavor Business Media, its editorial mission is to provide practical, proven solutions to help home builders, architects, trade contractors, and other housing professionals thrive in today's market;

PITTSBURGH (August 13, 2024) – The America at Home Study today announced the completion of The Picket Fence, a data-driven modular concept home designed and built to address the urgent need for more livable, sustainable, and attainable housing. Born from insights uncovered by the only national longitudinal consumer study capturing early, peak, and post-COVID consumer perceptions of home, The Picket Fence exemplifies a forward-thinking approach to homebuilding, with its design acting as a blueprint for nationwide learning and adoption. The project is a collaborative effort between the founding partners of the America at Home Study, architect DAHLIN Architecture | Planning | Interiors, development partner Housing Innovation Alliance, and manufacturing partner Structural Modular Innovations (SMI).

Understanding consumer behavior and meeting their expectations is crucial for the future of residential construction, particularly in the face of a deepening housing crisis. Affordability is at an all-time low, with the median US housing price reaching $442,000 in June 2024[1]. The US housing market is undersupplied by 2.1 million units (0.7 million for sale and 1.4 million for rent)2, making it challenging to achieve equilibrium. Homebuilders must adopt a data-informed approach to understanding true consumer needs in order to close this gap.

In response, The Picket Fence is a new three-story urban townhome + accessory dwelling unit (ADU) in Pittsburgh informed by insights from 10,000 respondents over three waves of the America at Home Study. The 660-square-foot ground level studio ADU and 2,007-square-foot two-story townhome target the "Trail Blazer," a millennial demographic seeking a modern and sustainable space for active urban living.

"The Picket Fence represents the paradigm shift that's taken place with the dreams and desires of Americans and how they want to live," said Teri Slavik-Tsuyuki, principal of tst ink, co-founder of the America at Home Study, and chair of the Global Wellness Institute's Wellness Communities & Real Estate Initiative. "We created a living space that caters to changes in how people live today and fosters a sense of community and well-being. The townhome and ADU combination is a unique solution for urban living, and we hope this project inspires other builders to think creatively about the future of housing and the importance of designing homes that truly support the way the people who reside in them really live."

The Picket Fence serves as a framework for builders to take measured risk in delivering housing solutions that exceed consumer expectations, align with household financial realities, and are easier to construct.

"This project started with a conversation about how we could shift the homebuilding industry towards more innovative practices," said Dennis Steigerwalt, president of the Housing Innovation Alliance. "The Picket Fence aims to motivate builders and architects to explore systems-built construction solutions for delivering healthier, high-performance homes. With well-defined goals, measurable results, and tangible lessons learned, The Picket Fence offers a valuable model for the homebuilding sector that can be replicated in just about any market. We believe this approach will help industry professionals remain competitive and create lasting change."

Livability: Wellness-Focused Design Objectives for Modern Functionality

From the outset, all stakeholders in The Picket Fence aligned on integrating data-driven design principles with a cost-effective and sustainable systems-built housing approach – volumetric modular construction (VMC) – resulting in a home that meets modern functionality needs and elevates wellness standards.

One of the lasting insights from Wave 3 of the America at Home Study, which guided the home's design, is that wellness is a key purchase motivator, and is the key reason consumers made decisions about sustainability features, technologies, and community attributes. The study also highlighted the growing importance of efficient and flexible living spaces, as well as an increased acceptance of smaller homes and yards.

With 94% of Trail Blazers associating their idea of home with safety, the team also integrated elements that enhance security and community interaction. Separate front and rear entries for each unit and elevated porches create a sense of arrival and safety for residents and guests, while front-facing porches on both units creates enhanced neighborly connection with additional "eyes on the street."

"We operated on a philosophy of ‘spaces, not rooms' when designing The Picket Fence, allowing us to maximize functionality over traditional bed and bath counts," said Ryan White, director of design at DAHLIN Architecture | Planning | Interiors. "Every area of the home serves a purpose to enhance the living experience for residents. By prioritizing social connectivity, wellness, efficiency, and flexibility, The Picket Fence has become a pioneering model for urban living. It not only checks the boxes for consumers, but also fosters a strong sense of community while addressing our current and future housing challenges."

Sustainability: Systems, Technologies, and Lessons Learned for Industry Progress

The Picket Fence integrates advanced systems and technologies developed in collaboration with the United States Department of Energy (DOE), following the spirit of the Zero Energy Ready Home (ZERH) program. Though not fully certified, the home successfully exceeds DOE's ZERH standard, as verified by building performance consultant SK Collaborative.

Three sustainability goals were set for The Picket Fence, with measurements verified by various collaborators. Top-line results for each goal include:

Goal 1 — High-Performance Home: The Picket Fence aimed to create a healthier indoor environment and ensure energy resilience in the face of a major event. The installation of ActivePure technology in the townhome resulted in reductions in particulate matter and residual VOCs by over 74% compared to only 45% in the ADU. This achievement was supported by continuous air monitoring and data analysis from Sanalife, meeting the goal of enhancing indoor air quality.

Goal 2 — 90% Less Waste Generation: Modular construction emphasized reducing, reusing, and recycling building materials. Monitoring the construction process and data provided by SMI revealed that The Picket Fence generated less than 0.5 pounds of waste per square foot, a stark contrast to the 4.4 pounds per square foot typical of site-built homes. This result confirms the project's success in achieving substantial waste reduction, approaching the 90% target.

Goal 3 — Carbon Emissions Reduction: Compared to traditional new home construction, The Picket Fence was able to achieve a 58% reduction in carbon emissions as verified Dr. Maryam Kouhirostamimi of the Construction Management Department at California Polytechnic State University San Luis Obispo, CA and Tangible Materials. This was primarily achieved through strategic material specifications, efficient material use, prefabrication methods, improved energy efficiency, and shorter construction timelines. Although this falls short of the initial target of a 70% reduction, the primary lessons learned include the necessity of collaborating with product manufacturers committed to strong carbon reduction goals and the identification of embodied carbon hotspots, such as insulation, concrete, gypsum board, and windows.

"While our goal of a 70% carbon reduction was ambitious, our achievements underscore the importance of continuous innovation and collaboration to advance sustainable construction practices," said Eric Newhouse, vice president of innovation at SMI. "We're immensely proud of what we've been able to accomplish with The Picket Fence, especially in demonstrating the many benefits of modular construction. By focusing on innovative, eco-friendly building practices, we can ensure that people have access to homes that are not only affordable but also contribute positively to their health and the environment."

Attainability: An Economic Model to Increase Homeownership

Designed to blend within the existing character of the neighborhood, The Picket Fence addresses the concept of Missing Middle Housing by offering two residences on one site, thereby increasing affordability and housing diversity . This dual-dwelling approach enhances economic opportunities that open a pathway for people to move into the neighborhood and offers flexibility for residents to move around within it based on their life stage and needs, while also creating the flexibility to generate rental income.

"Housing attainability is two-pronged: homes need to be affordable to buy or rent, and they need to be cost-effective to build while not sacrificing the livability for the people who will live in them," said White. "To make The Picket Fence a realistic option for consumers, we prioritized efficiency and environmental responsibility in the design while reducing our impact in both the construction process and ongoing living expenses. By focusing on smart design choices and innovative construction methods, we made measurable strides in creating a home that's simultaneously economical and sustainable."

The construction process, including the materials and methods used, influences the carbon footprint and significantly impacts the initial purchase price or rent. Maximizing the site's potential without compromising aesthetic appeal was a core design principle that led to the creation of two units instead of one. Utilizing three stacked volumetric modular structures made the project more economical to build in the factory and transport. The systems and technologies in place not only impact the carbon footprint, but the resident's monthly bills. The Picket Fence uses durable, low-maintenance materials and a whole-home integrated systems approach for optimal performance and cost efficiency. Features such as rheia's innovative home comfort solution, locally made triple-pane windows, air source heat pumps, continuous insulation, and active ventilation and air purification systems contribute to lower operational costs and enhanced air quality, making the home more cost-friendly to live in over time.

The design also plays a crucial role in minimizing operational costs. Features like low-maintenance exterior elements, covered porches and decks, hardscaping, and gravel patios reduce upkeep expenses. Window placement was strategically planned to maximize natural light in the most important rooms, enhancing overall wellness and ensuring cost-effectiveness by focusing investment where it counts most.

A New Dawn for Housing

The housing industry has often lagged in embracing innovation, but The Picket Fence confronts this head-on, showing how creativity and collaboration can improve housing in the future. By uniting design, construction, and manufacturing professionals, The Picket Fence captures the benefits of systems-built construction and presents a model to responsibly address the housing crisis.

"The Picket Fence has set the wheels of innovation in motion, ready to roll out far beyond Pittsburgh," said Slavik-Tsuyuki. "By celebrating our successes, reflecting transparently on the lessons learned, and remaining deeply connected to the needs and desires of consumers, we developed a scalable model that can be recreated in markets all over the country. Envisioning a future where sustainable and attainable housing is truly achievable doesn't feel so far-fetched anymore."

For more information about The Picket Fence, please visit americaathomestudy.com.

About The Picket Fence Concept Home

The Picket Fence is a physical manifestation of the shifts in living behaviors and needs of Americans during early, peak, and post-pandemic times. Envisioned and realized by three women leaders in the homebuilding industry who also serve as the America at Home Study founders, the new factory built concept home is a townhome + accessory dwelling unit in Pittsburgh, Pennsylvania. Completed in summer 2024, The Picket Fence is the collective effort of DAHLIN Architecture | Planning | Interiors (architect), Housing Innovation Alliance (developer), and Structural Modular Innovations, LLC (manufacturer). The intent is to inspire new ways builders and architects can think about designing healthier high-performance homes using modern methods of construction, while maintaining a focus on economic attainability.

About the America at Home Study

The America at Home Study (americaathomestudy.com) was hosted online in three waves, revealing Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like to see as a direct result of the COVID-19 pandemic. The first wave took place April 23-30, 2020, with a nationally representative sample of 3,001 consumers 25-74 years of age with household incomes of $50,000+. The second wave took place September 24-November 6, 2020, with 3,935 responses, and the third wave took place October 6-31, 2022, with 3,000 responses. The America at Home Study was spearheaded by community design and marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president of DAHLIN. The second and third waves were further enhanced with Kantar's MindBaseTM consumer attitudinal and generational segmentation, providing deeper insights across 12 unique consumer targets.

About PCBC Gold Nugget Awards

PCBC's Gold Nugget Awards are the oldest and most prestigious design awards in the nation, recognizing those who improve our communities through exceptional concepts in design, planning, and development. 2024 marks the 61st year of the esteemed event, honoring both excellence and innovation to the industry's finest.

Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

Emily Bonato's promotion to COO comes after working for DAHLIN for over two decades as a Principal/Senior Architect, overseeing quality assurance processes that uphold DAHLIN's legacy of design. CMO Vanessa Yust joined DAHLIN in 2019 and has served most recently as Senior Director – Branding, leading firm-wide strategy of integrated brand communications across all channels of marketing, business development and cultural activities. CPO Gabriela Eaton joined DAHLIN in 2014 and has served as Senior Director – People & Culture, helping to create a workplace that attracts and enables creative talent to thrive.

The expansion of DAHLIN's C-Suite comes a few months after the expansion of its Austin office and over a year after DAHLIN established a permanent presence in the Texas state capitol. It's also over a year following the firm's acquisition of San Diego-based Design Line Interiors. Together, these strategic growth moves reflect DAHLIN's scalability and commitment to fulfilling the demand for creative design solutions that enrich communities and cultivating the best talent in diverse regions of the country.

About DAHLIN

DAHLIN Architecture | Planning | Interiors is a diverse architecture, planning and interiors practice of 180+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities, and private clients, focusing on numerous sectors including homebuilding, multifamily and mixed-use, affordable housing, senior living, commercial, civic, education, healthcare, and interiors. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful, and sustainable design solutions. The firm maintains locations in Irvine, Pleasanton, and San Diego, California; Bellevue, Washington; Salt Lake City; Utah; Austin, Texas and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

Padavic and Sokolosky are celebrated architects encapsulating the zenith of design, recognized for their creative and professional work over the years. Their experience amplifies DAHLIN's design capabilities, particularly in the sphere of urban mixed-use development, while deepening the firm's focus on urban infill projects.

"Bringing Michael and Dan on board signifies a pivotal leap forward to help us build on the innovative design work we're doing throughout Texas," said Jack Gallagher, managing principal of the Austin office. "Michael and Dan each have a powerful ability to execute successful projects in tandem with developers, transforming everyday spaces with high quality design and thoughtfully crafted moments. Beyond being unmistakably talented, it's just as important to us that Michael and Dan exude passion for creating places that promote human fulfillment and well-being. They're a perfect fit for the culture DAHLIN has carefully nurtured."

Padavic and Sokolosky join DAHLIN's Austin office devoted to bringing top-tier design that enhances peoples' day to day lives. Their work won't simply be to create icons in the skyline, but to augment how people experience the places designed. Among the projects that will benefit from Padavic and Sokolosky's support include Indigo and Austin Point, two master planned communities with DAHLIN serving as the town architect. Indigo is a 235-acre neighborhood focused on creating an inclusive and resilient way of living and working, and Austin Point is a 4,700-acre town that will take shape over the next 25 years and meet intergenerational housing and lifestyle needs. Both projects are located in Fort Bend County, Texas and look to DAHLIN for innovative architecture and design that supports sustainable lifestyles and the well-being of both people and the environment.

"In our search for the right place where we, as a team, can take the next step in our design careers, DAHLIN emerged as the ideal firm," said Padavic. "DAHLIN has diverse experience across market sectors coupled with a strong developer-service practice and high-design aesthetic, a rare combination that presents a wealth of opportunities. We'll be able to apply our depth of experience and connections in the region right away, while being challenged outside our comfort zones. We're thrilled to join such a collaborative and well-rounded group of professionals who share our passion for placemaking and forward-thinking design philosophies."

DAHLIN has worked throughout the state of Texas for the past two decades on projects ranging from neighborhood residential, multi-family residential and affordable housing, to master planned and mixed-use developments. The addition of the design team from StoryBuilt will build on that foundation by layering in a perspective that complements many of DAHLIN's areas of expertise.

"Michael, Dan and their team have built a reputation of approaching every project without architectural ego while finding the best solution for each client and end user," said Gallagher. "Combined with that approach, we're impressed by their ability to maintain a consistent design language and approach, and their focus on clean lines and simple forms feels both modern and timeless. We're extremely excited to add that braintrust to our Austin office."

The expansion of the Austin office comes a year after DAHLIN established a permanent presence in the Texas state capitol. It's also a year following the firm's acquisition of San Diego-based Design Line Interiors. Together, these strategic growth moves reflect DAHLIN's scalability and commitment to fulfilling the demand for creative design solutions that enrich communities and cultivating the best talent in diverse regions of the country.

"The addition of Michael, Dan and their team marks another new chapter for DAHLIN as we continue to expand both geographically and across our practice areas and enhance our firm's philosophy of crafting unique stories for clients who want to express themselves through design experiences that exceed expectations," said Gallagher.

"As The Cordillera Group's first commercial project, we're thrilled to deliver these beautiful residences to the downtown Kirkland community," said Dan Wachtler, Principal at The Cordillera Group. "Kirkland is where we live and work and we are extremely proud to be providing new housing options not readily available in the market. Almost every single-story unit is a custom floor plan, which provides greater flexibility and options for buyers with different wants and needs and in different stages of life as well as for aging in place."

In designing Steeple Rock, TCG worked closely with DAHLIN to assess the unusual shaped, 18,743-square-foot lot and found ways to use every square inch of space and maximize the building's square footage. A few different product types and building configurations were considered before the team ultimately moved forward on a four-story building with a first-floor garage and three stories of stacked flats.

"Higher density townhome projects are becoming more common in Kirkland, but stacked flats are something that we rarely see in the city," said Wachtler. "As the need for housing in the Puget Sound continues, it was important to our team that we considered a higher density project. Through creative solutions and good design, we were able to deliver that desired density combined with superb quality and livability, which can often be a challenge."

"In designing Steeple Rock around the restrictions of the site's unusual shape, it was rewarding to find opportunities to differentiate each floor plan and bring more value to the units," said Justin Julian, Principal and Senior Architect at DAHLIN. "The result is that these single-story open floor plans live like a single-family detached home, with large outdoor decks positioned to offer the best views possible. The flats offer privacy while feeling spacious, as less space within the units needs to be allocated to stairs."

Steeple Rock's heightened level of design is meant to both blend seamlessly into and contemporize the neighborhood's existing architectural aesthetic. A greater attention to detail was especially given when designing Steeple Rock's public-facing street edges and how they respond to and exist in the surrounding landscape.

Priced from $1.7 million, each of Steeple Rock's 15 single-story flats, including four penthouses, have a custom feel and feature a unique open floor plan for optimal usable space. Ranging from 1,574 to 2,260 square feet, with one to three bedrooms and two to three and a half bathrooms, each unit comes with ample storage, a laundry room, and a flex space to be used as office space, a home gym, or more. Kitchens include quartz countertops and state-of-the-art JennAir, Wolf, and Sub-Zero appliances. Bathrooms feature quartz countertops, designer Grohe fixtures, and frameless glass showers with floor-to-ceiling tile. Main living areas feature engineered oak wood flooring built for sound minimization and state-of-the-art soundproofing in walls and ceilings. Certain units also feature a large private outdoor deck, in-floor heating in the primary bathroom, and a gas fireplace. The building features a lobby library, guest waiting area, elevators, secure mail location, and an outdoor fenced dog run area. A secure, 28-space garage provides keyless entry and several EV charging stations.

Steeple Rock is situated just blocks from boutique shops, gourmet restaurants and less than half a mile from Marina Park and Heritage Park. "Residents will love the walkability of the neighborhood, their proximity to parks, transit, entertainment and services, and of course the beautiful views of Lake Washington," said Wachtler.

Other project partners for Steeple Rock include broker Windermere Real Estate, and interior designer Counterbalance Studio.

Tours of the luxury building including two professionally decorated model homes are available by appointment. For more information, visit: www.steeplerockcondos.com

About The Cordillera Group
Founded in 2019, Kirkland, WA-based The Cordillera Group has developed and managed the construction of over 190 residential units, 100,000 square feet of commercial space, and 600+ acres within master-planned residential and commercial communities. In each, the firm has followed a disciplined approach to quality rather than quantity. As the Seattle region has become more crowded, The Cordillera Group has adapted, identifying smaller infill parcels that have become boutique developments and satisfied a strong demand within niche markets. From analysis and acquisition through all phases of a program – development, architecture and planning, construction, and real estate sales – the firm's unique single source capability enables comprehensive concept, development, and delivery of a finished project. Visit: www.cordillerainc.com

About DAHLIN
DAHLIN Architecture | Planning | Interiors is a diverse architecture, planning and interiors practice of 180+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities, and private clients, focusing on numerous sectors including homebuilding, multifamily and mixed-use, affordable housing, senior living, commercial, civic, education, healthcare, and interiors, which operates as the newly launched Design Line Interiors - A DAHLIN Company. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful, and sustainable design solutions. The firm maintains locations in Irvine, Pleasanton, San Diego, and Truckee, California; Bellevue, Washington; Salt Lake City; Utah; Austin, Texas and Beijing and Shanghai, China. Visit: www.dahlingroup.com

Panelists to include:

- DAHLN Director – Design Ryan White
- Strategic Solutions Alliance Founder and Chief Strategist Belinda Sward
- John Burns Real Estate and Consulting Senior Vice President Peter Dennehy

In the Renovation category, The Club at Castlewood has received an Honorable Mention in Golf Inc. Magazine's 2023 Clubhouse of the Year Awards. Featured in the latest issue of Golf Inc., a prestigious and widely distributed publication in the golf industry, this significant achievement is garnering national recognition for the project, our client, and for DAHLIN's commercial and interior design teams. Congratulations to the team for their collaborative spirit, project design excellence, and a shared commitment to Passion for Place®.

About Golf Inc.
Golf Inc. magazine is the world's only magazine for golf course developers, owners and management company executives. Catering to the largest operators, and the highest-end resorts, golf communities and developers, Golf Inc. magazine publishes quarterly, each issue packed with success stories, profiles of industry leaders, trends in development and operations, news updates and inspiring stories about extraordinary people in the golf industry.

2023 BIA San Diego Icon Awards Show
Saturday, September 23, 2023
Hilton San Diego Bayfront

BIA North State MAME 47^th Awards Gala
Friday, September 22, 2023
Hyatt Regency Sacramento


BIA SoCal MAME 50^th Awards Gala
Saturday, September 30, 2023
The Westin Resort in Anaheim

The Picket Fence is a three-story home that includes a 2,007-square-foot townhome + 660-square-foot full studio ADU with an entry porch on the ground floor, and a main home above with three bedrooms, 2.5 bathrooms, a flex space, an entry porch, and a front-facing covered deck. With a modern design and features that homebuyers want and are willing to pay for, the final result will be a home that was built in a drastically different way than traditional stick-built homes, yet nearly impossible to differentiate visually from the interior or exterior. With a deep commitment to making the home as livable as possible, the partners prioritized design choices that would nurture social connections, relaxation and personal well-being — all of which are factors the America at Home Study identified as critically important.

"The insights we gathered from the America at Home Study showed us pressing changes in how people want to live today," said Teri Slavik-Tsuyuki, co-founder of the America at Home Study and principal of tst ink. "As a concept home, The Picket Fence will have clear and measurable data to track, allowing us to share our learnings. Experimental housing solutions are essential if we want to make a dent in America's housing crisis."

The Picket Fence design offers two separate units within the same structure, providing a range of livability options that align with renters' diverse lifestyles. This two-unit solution not only enhances the efficiency of the living space but also maintains the aesthetic integrity of the home, a feat that would be challenging with a single unit design. By offering proper square footages for attainable rental costs and an efficient modular construction, The Picket Fence aims to support the financial well-being of renters while delivering an appealing and practical living environment.

"When designing The Picket Fence, we sought to create a home that caters to the needs and aspirations of a millennial demographic, providing them with a modern and vibrant living space, all while addressing their critical housing concerns including affordability, energy and operating costs, and how their home supports overall well-being," said Ryan White, director of design at DAHLIN Architecture | Planning | Interiors.


A Local Approach and its Scalability for Nationwide Adoption

Tackling housing attainability and pressing environmental concerns head on, this concept home is a controllable template that can be replicated in any market. The Picket Fence intends to be a beacon of inspiration for construction and home industry professionals to not only remain competitive, but also to make a lasting change.

"The Picket Fence serves a much larger purpose, because it's a symbol of possibility that demonstrates the power of collaborative innovation," said Dennis Steigerwalt, president of the Housing Innovation Alliance. "Design, manufacturing, and construction professionals can come together to bring rapid transformation toward a healthier future. Your city might have plans to reduce its environmental impact over the next decade, but we don't have to wait that long. The data shows that consumers want it and we're enabling a pathway for them to get it. We're creating something really special with The Picket Fence and we believe this concept home will have a ripple effect that extends far beyond Pittsburgh."

Further expanding the results of wave three of the America at Home Study, the partners are also developing a for-sale concept home in Pittsburgh, The 412, that will start construction later this year. For more information about The Picket Fence, please visit americaathomestudy.com.


About The Picket Fence Concept Home

The Picket Fence is a physical manifestation of the shifts in living behaviors and needs of Americans during early, peak, and post-pandemic times. Envisioned and realized by three women leaders in the homebuilding industry who also serve as the America at Home Study founders, the new factory built concept home in Pittsburgh, Pennsylvania is the collective effort of DAHLIN Architecture | Planning | Interiors (architect), Structural Modular Innovations, LLC (manufacturer), EcoCraft Homes (builder), and Housing Innovation Alliance (developer). The Picket Fence is a for-rent townhome + accessory dwelling unit anticipated to open in late 2023. The intent is to inspire new ways builders and architects can think about designing healthier high-performance homes using modern methods of construction, while maintaining a focus on market attainability.


About the America at Home Study

The America at Home Study (americaathomestudy.com) was hosted online in three waves, revealing Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like to see as a direct result of the COVID-19 pandemic. The first wave took place April 23-30, 2020, with a nationally representative sample of 3,001 consumers 25-74 years of age with household incomes of $50,000+. The second wave took place September 24-November 6, 2020, with 3,935 responses, and the third wave took place October 6-31, 2022, with 3,000 responses. The America at Home Study was spearheaded by community design and marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president of DAHLIN. The second and third waves were further enhanced with Kantar's MindBase^TM consumer attitudinal and generational segmentation, providing deeper insights across 12 unique consumer targets.

About PCBC Gold Nugget Awards

PCBC's Gold Nugget Awards are the oldest and most prestigious design awards in the nation, recognizing those who improve our communities through exceptional concepts in design, planning, and development. 2023 marks the 60th year of the esteemed event, honoring both excellence and innovation to the industry's finest.

Three DAHLIN projects win at 2023 BIA Bay Area MAME Awards, including finalists in both the Community of the Year Detached and Attached categories for Shea Homes' Beach House at The Dunes and Sea House at The Dunes respectively. Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About BIA Bay Area MAME Awards
The BIA Bay Area Major Achievement in Marketing Excellence (MAME) Awards recognizes the industry's most outstanding professionals who have distinguished themselves by working hard to deliver their best for the betterment of the industry. Winners were announced at the 46th MAME Awards show on May 19th at the Blackhawk Museum in Danville, California.

The America at Home Study is the only longitudinal study of consumer behavior, values and attitudes about home and community, accumulating more than 10,000 responses nationwide during early, peak, and post-pandemic times. "Studying and reflecting on the consumer data collected since the America at Home Study's inception in 2020, we have a clear view of the behavior and lifestyle trends that emerged, escalated and endured," said community design and marketing expert Teri Slavik-Tsuyuki, who spearheaded the study with consumer strategist Belinda Sward and architect Nancy Keenan, president of DAHLIN. "It has led to the creation of two new concept homes that will address these lasting changes and spark important dialogue about adopting more progressive home design and construction practices. The Picket Fence and The 412 will focus on the livability and buildability of attainable market rate for-rent and for-sale homes."

Both concept homes will be built in an offsite factory using a modern method of construction called volumetric modular construction, a process that is only currently used in 6% of housing starts in the U.S.¹ This homebuilding solution means consistently higher quality homes, reduced environmental impacts and construction waste, and more predictable, faster delivery times.

"These concept homes will bring attention to the scalable benefits of using modern methods of construction to create livable, healthy, and sustainable homes," said Dennis Steigerwalt, president of the Housing Innovation Alliance. "By demonstrating the benefits of volumetric modular construction—just one of numerous methods in the larger building technology-solutions mix designed to bring more precision and consistency—we aim to inspire more builders and developers to consider alternative construction processes that optimize resources to address the design and build aspects of the current housing shortage and create a more environmentally responsible, energy-efficient, and attainable housing market."

From Blueprint to Reality: A Tale of Two Homes

The concept homes are driven by the principle that space, material, and construction decisions must support holistic wellness across all domains for a better, healthier life. This guiding principle aligns with the study's latest findings that wellness is more than just a design driver, but for the first time it's also a key purchase motivator.

The Picket Fence is a three-story, 2,007-square-foot townhome + 660-square-foot ADU, anticipated to open in October 2023. The ground floor is a full studio home with an entry porch. The main home above includes three bedrooms, 2.5 bathrooms, a flex space, an entry porch, and covered deck. The home is a rental, designed for Trail Blazers, a millennial demographic identified using Kantar's MindBase^TM consumer attitudinal and generational segmentation, who seek a modern and sustainable living space that suits their active urban lifestyle.

Anticipated to open in April 2024, The 412 is a paired townhome consisting of two 2,024-square-foot residences. Each for-sale three-story home will include three bedrooms, 3.5 bathrooms, a loft, an office, one-bay garage, and multiple outdoor living spaces including an entry porch, covered patio, oversized roof deck, and more. Tailored to meet the needs of Full Throttles—a segment of younger baby boomers identified by Kantar's MindBase^TM segmentation who have a greater interest than other groups in wellness home features like energy and water conservation, eliminating chemicals, air filtration, climate control via smart devices, and solar—The 412 is being designed for buyers who are motivated to buy based on a desire to improve their health.

"Design is not just about aesthetics, but about creating intentional spaces that enhance the way we live, beyond the conventional ways of thinking about specific rooms," said Ryan White, director of design at DAHLIN Architecture | Planning | Interiors. "We're challenging conventional design standards to create spaces that truly support the needs of today's renters and buyers, reconsidering every aspect to ensure homes provide not only shelter, but spaces that make people feel better."

Building the Future Today with Volumetric Modular Construction

To set a new benchmark in sustainable and resilient construction, the America at Home Study concept home team is pursuing three tangible goals with important ESG considerations, including the documentation of embodied carbon emissions, construction waste, and healthy home performance metrics throughout the lifecycle of these homes.

The first goal is to reduce the carbon footprint of the homes by 70% compared to equivalent site-built construction, a desirable goal given that commercial and residential buildings account for 36% of total U.S. carbon emissions². By constructing homes in a factory setting and carefully selecting raw materials and products with lower environmental impacts, the concept homes will reduce both embodied carbon and operational carbon emissions. Each home will also meet the Department of Energy's Zero Energy Ready Home Program, providing a measurable way to reduce energy consumption and reliance on non-renewable sources.

The second goal is to reduce construction waste by at least 90% compared to an equivalent site-built home, demonstrating that factory-built homes can reduce significant construction waste through efficiency and recycling.

The third goal is to build higher-performance homes with healthier indoor environments and energy resilience in the face of a major weather event. Contaminant-resistant construction practices and whole house ventilation systems with high capture filtration technologies will provide healthier indoor air quality. Comprehensive thermal protection, effective water barrier systems, and advanced technologies ensure comfort, energy efficiency, and durability. The homes will include systems for clean water filtration and environmentally sensitive home energy management, while a single source dashboard will easily let homeowners track their energy usage and make more informed decisions to conserve resources.

"With optimized design, we're prioritizing material choices that are both planet and people friendly, while also profitable for the industry," said Eric Newhouse, vice president of innovation at Structural Modular Innovations and factory liaison to EcoCraft Homes. "Sustainability and profitability are not mutually exclusive and we're confident these homes will be a resilient business case for all aspects of the industry including financing, trades, builders, and manufacturers."

Further details about The 412 and The Picket Fence will be forthcoming as development progresses, including a digital experience by d3 Creative that will allow prospective buyers and visitors to interact with the homes virtually. The 412 is also a demonstration home project in collaboration with Pro Builder Media and SGC-Horizon. For more information and to follow the home's progress through completion, please visit pbthe412home.com and americaathomestudy.com.

About The Picket Fence and The 412 Concept Homes

The Picket Fence and The 412 concept homes are a physical manifestation of the shifts in living behaviors and needs of Americans during early, peak, and post-pandemic times. Envisioned and realized by three women leaders in the homebuilding industry who also serve as the America at Home Study founders, the new factory built concept homes in Pittsburgh, Pennsylvania are the collective effort of DAHLIN Architecture | Planning | Interiors (architect), Structural Modular Innovations, LLC (manufacturer), EcoCraft Homes (builder), and Housing Innovation Alliance (developer). The Picket Fence, a for-rent townhome + accessory dwelling unit, and The 412, a for-sale paired townhome, are anticipated to open in October 2023 and April 2024, respectively. The intent is to inspire new ways builders and architects can think about designing healthier high-performance homes using modern methods of construction, while maintaining a focus on market attainability.

About the America at Home Study

The America at Home Study (americaathomestudy.com) was hosted online in three waves, revealing Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like to see as a direct result of the COVID-19 pandemic. The first wave took place April 23-30, 2020, with a nationally representative sample of 3,001 consumers 25-74 years of age with household incomes of $50,000+. The second wave took place September 24-November 6, 2020, with 3,935 responses, and the third wave took place October 6-31, 2022, with 3,000 responses. The America at Home Study was spearheaded by community design and marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president of DAHLIN. The second and third waves were further enhanced with Kantar's MindBase^TM consumer attitudinal and generational segmentation, providing deeper insights across 12 unique consumer targets.

¹ Modular Building Institute: https://www.modular.org/2023/02/24/one-federal-code-for-modular-construction/
² U.S. DOE Office of Energy Efficiency & Renewable Energy "Carbon Emissions in a Typical New Production Home: A Case Study," February 2023

Highlighting the excellent work and accomplishments of building and development industry professionals, our merit projects span from recreational use facility design to innovation in housing concepts, single-family, multifamily, seniors, affordable, and custom residential design. Three of these projects demonstrate DAHLIN's interior design work in community amenities, interior commercial renovations, and multifamily residential housing model interiors. Our projects represent work spanning over multiple markets across the western United States.

Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About PCBC Gold Nugget Awards

PCBC's Gold Nugget Awards are the oldest and most prestigious design awards in the nation, recognizing those who improve our communities through exceptional concepts in design, planning, and development. 2023 marks the 60th year of the esteemed event, honoring both excellence and innovation to the industry's finest.

About BIA Bay Area MAME Awards

The BIA Bay Area Major Achievement in Marketing Excellence (MAME) Awards recognizes the industry's most outstanding professionals who have distinguished themselves by working hard to deliver their best for the betterment of the industry. Winners will be announced at the 46th MAME Awards show on May 19, which will take place in another exemplary DAHLIN project, the Blackhawk Museum in Danville, California.

About Best in American Living Awards
The Best in American Living™ Awards (BALA) is the building industry's premier residential design awards program. BALA spotlights the most creative and talented building industry professionals who have redefined design excellence for homes and communities nationally and internationally. Winning projects showcase what building industry professionals need to know to set their product apart and hit the right mark with today's highly educated and discerning home buyers.

Among the new insights, the America at Home Study accurately predicted how many Americans would purchase a new home from 2020 to 2022. In 2020, 16% of renters and owners surveyed said they were more inclined to purchase a new home due to COVID-19. Wave three confirmed 16% of homeowners purchased in the last two years, creating the recent real estate boom. Looking ahead, results from wave three forecast an optimistic look for new home demand, with 51% of renters across all generations noting their intent to purchase a home in the next three years.

Another notable finding, "home" evokes more positive emotions than at the start of the pandemic and is more important than ever. When asked, "What does home mean?," the top answers grew in importance. Americans associate home as a safe space first (93%, up from 89%), followed by comfort (91%, up from 86%) and relaxation (87%, up from 82%).

Post-Pandemic Wellness Drives New Motivations Across All Generations

Wave three uncovered new understandings about the well-being of Americans and how personal wellness influences lifestyle and home preferences. Coming out of the pandemic, Americans are more attuned to the different dimensions of health and wellness, but they feel less well overall.

People are significantly less satisfied with their well-being across multiple dimensions, suggesting there's a more critical role for homes to help improve this. In October 2020 (wave two), there was a 17% gap between the importance of physical wellness and the stated satisfaction respondents felt with it, with that gap jumping to 34% in October 2022 (wave three). Similarly, the same gap grew for both financial wellness (from 21% to 32%) and emotional wellness (from 16% to 24%). For all generations, all areas of well-being increased in importance since 2020. Emotional well-being is now the most important area

overall (89%, up from 83%), followed by financial well-being (86%, up from 83%), mental health (85%, up from 80%), and physical health/fitness (83%, up from 76%).

"Up to 80% of our health outcomes are related to our physical environment, and the rising importance of all elements of well-being are driving new motivations for the physical spaces we want in our homes and communities," said Teri Slavik-Tsuyuki, Co-Founder of America at Home Study, Principal at tsk ink LLC, and Co-Chair of the Global Wellness Institute's Wellness Communities & Real Estate Initiative. "Saving money used to be the top reason Americans were interested in wellness features in a home, but wave three shows that now it's just as important these features improve our health and wellness. Financial wellness still matters, but Americans value wellness in a more holistic way today."

The importance of emotional well-being is reflected in people's hopes for their futures as well. When asked what they were most hopeful for, respondents selected "immediate family" (62%), followed by "a better, healthier me" (39%) and "my home" (34%). Furthermore, when respondents ranked the most important rooms in their homes, they identified the family room (46%), primary bedroom (19%), and kitchen (18%) as most important.

In contrast, respondents stated their biggest concerns were inflation (62%), the economy/jobs (36%) and climate change (31%). Despite those worries, it's interesting that only 15% of respondents said they are putting off big purchase decisions like buying a new home or car. Additionally, with climate change as a top three concern, it's notable that there was a predominance of eco-friendly home features selected when respondents expressed the attributes in a home that were important to their wellness. A private outdoor space or garden (67%) and energy conservation (65%) were top priorities for wellness, followed by water conservation (54%), eliminating chemicals and VOCs (54%), low energy windows (52%) and a home that minimizes impact on the environment (46%).

These features – in addition to the most important rooms – embody what home really means to consumers: a place that provides comfort, security, relaxation, and a gathering space for family, which is also linked to their feelings about improving their personal health and wellness.

"We've already shown that Americans have strong opinions about what they want in a new home, but the insights from wave three brought underlying wellness considerations to the surface, helping us see the strong relationship between personal well-being and what we want from our physical environments," said Nancy Keenan, Co-Founder of the America at Home Study and President of DAHLIN Architecture | Planning | Interiors. "With the overarching desire for better wellness, the lasting reality of lifestyle changes including hybrid work, and the stated importance of home, this creates an abundance of new home design opportunities. The struggle for both shared and individual spaces that work for multiple purposes should guide builders, architects, developers and other home professionals as we plan new ways of living in the future."

Changes in Behavior Spur Changes in Surroundings

Even though the importance of home is expanding, the physical home may not need to. Data between waves two and three showed a 20% increase in renters who would be at least "somewhat willing" to accept a smaller yard. Additionally, 50% of people are "somewhat willing" to accept a "smaller than

ideal" home. To better understand this, it's important to recognize the in-home and community features Americans desire.

Different generations showed varied interests and priorities, but when asked about home features that were missing in their homes today, three specific features took the top spots across the board. Millennials favored expanded and better designed storage above all (62%), while storage came in second for Gen X and Baby Boomers (54% and 49%, respectively). The most important home feature for Gen X and Baby Boomers was greater technology and energy efficiency (58% and 50%, respectively), which was second most important for Millennials (59%). For every generation, the third most important home feature was a better equipped kitchen for cooking (Millennials at 58%, Gen X at 47%, and Baby Boomers at 38%).

Beyond the home, community features are also important for post-pandemic American lifestyles. Wave three revealed new data indicating a large portion of respondents want a new home with walkable access to coffee shops and casual eateries (43%). This was previously unidentified as an important community feature, yet now it outranks quintessential community features like small parks with seating (40%), farmers markets (38%), gym/fitness facilities (37%) and outdoor fitness spaces (36%).

"There is a robust consumer mindset for homes and communities that support how people want to live today, and that doesn't have to mean a big home or a big yard. It means a home that works for different family formations and helps people live better, healthier lives," said Belinda Sward, Co-Founder of the America at Home Study and Founder of Strategic Solutions Alliance. "Home means so much more since the COVID-19 pandemic. It is a place of refuge and reflection, an extension of who we are, as individuals and as families."

From Speculation to Confirmation: How the Need for Data Became a Growing Commitment

The third wave of the Study aligns with the first two waves as a nationally representative survey of 3,000 U.S. adults between the ages of 25-74 with an annual household income of $50,000 per year or more. The Study was hosted by Gazelle Global Research in October 2022, then appended with Kantar's MindBase^TM syndicated consumer attitudinal segmentation. Altogether, the America at Home Study has collected insights from nearly 10,000 people across all three waves.

"Kantar is excited to bring a generational lens to the America at Home Study. Digging into generational differences is at the core of what we do, and we're eager to see the impact these findings will have on product and service designers," said J. Walker Smith, Knowledge Lead at Kantar. "This data shows consumer needs are changing in fundamental ways. Home is the center of life and increasingly part of what we see in the wellness space. How we live and what we want from our homes is evolving in very specific ways, and homebuilders who heed this knowledge will have a competitive edge and understand how to create the value people are looking for in homes in the coming years."

About the America at Home Study

The America at Home Study (americaathomestudy.com) was hosted online in three waves, revealing Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like to see as a direct result of the COVID-19 pandemic. The first wave took place April 23-30, 2020 with a nationally representative sample of 3,001 consumers 25-74 years of age with household incomes of $50,000+. The second wave took place September 24 – November 6, 2020 with a nationally representative sample of 3,935 consumers in the same age and income brackets. The third wave took place October 6-31, 2022 with a nationally representative sample of 3,000 consumers in the same age and income brackets. The America at Home Study was spearheaded by marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president of DAHLIN. The second and third waves were further enhanced with Kantar's MindBase^TM consumer attitudinal and generational segmentation, providing deeper insights across twelve unique consumer targets and enabling potential for direct/digital activation and enhanced messaging.

About The Nationals Awards
The Nationals pays tribute to superior sales and marketing achievements by individual sales and marketing professionals, home builders and associates, and sales and marketing councils. It is the nation's largest competition for new home sales and marketing professionals and communities. Awards are presented at The Nationals Awards Gala during IBS.

About NAHB Multifamily Pillars of the Industry Awards
NAHB's Multifamily Pillars of the Industry Awards highlight creative development concepts, innovative financing strategies, great design, and superior management and marketing in the apartment and condo marketplace. The Pillars awards are held in high esteem by top-level multifamily development companies, management firms and experts in the field. The annual competition is judged by a jury of knowledgeable peers, each having a proven record of success in various facets of the multifamily industry.

About DAHLIN

DAHLIN Architecture | Planning | Interiors is a diverse architecture, planning and interiors practice of 180+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities, and private clients, focusing on numerous sectors including homebuilding, multifamily and mixed-use, affordable housing, senior living, commercial, civic, education, healthcare, and interiors, which operates as the newly launched Design Line Interiors - A DAHLIN Company. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful, and sustainable design solutions. The firm maintains locations in Irvine, Oakland, Pleasanton, San Diego, and Truckee, California; Bellevue, Washington; Salt Lake City; Utah; Austin, Texas and Beijing and Shanghai, China.


Media Contact
Andrea Wasilew Larson
541-639-5002
Alarson@newgroundco.com

To continue reading, access the full article here if you have a Silicon Valley Business Journal subscription.

The project is comprised of approximately 25 acres of property owned by Caltrans, HARD, BART, ACFC, and the City of Hayward. Originally, the parcels were meant to become a new freeway, but became vacant and underutilized over several decades as the freeway ultimately never came to fruition. The project is part of the City's long-term vision of transforming the underutilized Caltrans parcels into vibrant and sustainable neighborhoods. It has served as a catalyst in South Hayward to help spur more development in the area, which has historically been overlooked by the development community, with several housing developments in the adjacent area currently under development including an affordable housing community next to the project, a senior housing community across the street, and a local bowling alley that is being converted to housing.

The new development framework was an innovative approach in creating a strong community connection from a patchwork of isolated and irregularly shaped vacant parcels surrounded by existing development. The proposed plan relocated the park to the middle of the project with defined pedestrian and bike connections to connect all the parcels.

The project accommodates a variety of uses as follows: four-story mixed-use buildings fronting Mission Boulevard with cluster townhomes behind them and smaller townhomes along the interior of the site. Portions of the project are deed restricted and there are a wide variety of unit types to accommodate a population of varied incomes, age-groups, and abilities. The mixed-use, mixed-density plan also includes retail and apartments all of contemporary architectural styles.

DAHLIN had the privilege of working with the City of Hayward on the planning as well as working with the builder (originally William Lyon Homes, now Taylor Morrison) to bring the plan to fruition, designing the homes themselves. This project is demonstrative of what sets us apart from other firms, continuing our legacy of community planning and design of what are now vibrant, thriving communities throughout California and Washington. A huge congratulations to our team and our clients, the City of Hayward and Taylor Morrison!

About APA California Northern Section Awards 2022
The purpose of the American Planning Association, California Chapter, Northern Section Awards Program is to encourage quality in planning and increase the public's awareness of the planning profession through recognizing outstanding achievement in the planning field. Each year, the Northern Section bestows Planning Awards to honor the most outstanding efforts in planning in the Section. The program honors innovative plans and projects, distinguished APA members, and lay contributors to planning and achievements of the Northern Section. Often, our Section winners ascend to win awards at the State and National levels!

To continue reading, access the full article here if you have a San Diego Business Journal subscription.

Awarded in the category of Innovative Housing Concepts, ModHive is an all electric, modular tiny home village prototype that also received a Grand award in the City of Salt Lake's Empowered Living Design competition. This master-planned tiny home community prototype is one answer to the City's housing needs for the homeless and is now a part of the City's "library of designs" for use by homeowners and city officials to expedite the building and permitting processes.

Honored as Best Single-family Detached Home between 1,800 and 2,499 square feet, Elmwood at ShadeTree offers a simple, modern single-story plan with an open flow of spaces offering indoor/outdoor living and a charming front elevation and porch.

Lastly, receiving the Grand in the category of Best Multifamily Housing Community between 15 and 30 dwelling units per acre, McGraw Square at Queen Anne is a revered enclave located in the very special historical Queen Anne neighborhood of Seattle. Challenged by a steep sloping site with upslope, downslope and cross-slope conditions, this completely new 57-townhome community maximizes the premium views of Puget Sound and the Olympic Mountain range. It is carefully woven into the fabric of the historic neighborhood, while preserving existing on-site trees and renovating the existing school buildings shared by the site. The mixed classic and contemporary homes feel generous in their small footprint and thoughtful designs, creating impressive views and flooded with natural light to each home.

Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About PCBC Gold Nugget Awards

PCBC's Gold Nugget Awards are presented annually to the top innovators in design, planning and development. The competition is open to builders, developers, architects, interior merchandisers/ designers, and land planners with communities and projects across the United States and internationally. Award of Merit Winners are the top vote recipients in each category that compete for the Grand Award in their respective categories; Grand winners were announced June 22^nd at the Moscone Center in San Francisco, California.

Highlighting the excellent work and accomplishments of building and development industry professionals, our merit projects span from recreational use facility design to community amenities to innovation in housing concepts, single-family, multifamily, seniors, affordable, and custom residential design. Our projects represent work in multiple markets across the western United States.

Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About PCBC Gold Nugget Awards
PCBC's Gold Nugget Awards are presented annually to the top innovators in design, planning and development. The competition is open to builders, developers, architects, interior merchandisers/ designers, and land planners with communities and projects across the United States and internationally. Award of Merit Winners are the top vote recipients in each category and are the finalists for the Grand Award, which will be announced June 22.

Additionally, it was important to the City to integrate public art into civic projects. From early in the design process, a series of meetings were held with representatives of the neighborhood and the art commission to select an artist and to provide guidance to the artist on the desired theme of the artwork. The community chose to retain the "Under the Sea" theme of the original facility, and the artist designed a frieze for the main building entry as well as sculptures in the landscaping according to this theme. The design team and the City worked closely with the selected artist through construction to ensure that his artistic vision was truly integrated into the overall facility design and that the execution reflected the vision.

Washington Community Swim Center is making life better for the community it serves. There is truly something at this pool for all ages and all abilities. Congratulations to the City of Sunnyvale and the project team for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative facilities design for our communities.


About American Public Works Association
APWA Silicon Valley Chapter's Public Works Projects and Individuals was established to promote excellence in the management and administration of public works by recognizing the alliance between the managing agency, the consultant/architect/engineer, and the contractor who, working together, successfully complete public works projects. In addition, we recognize individuals who have demonstrated their dedication and commitment to excellence in public works.

When:
Monday, May 2, 2022
11:00 am – 11:45 am PT

Division Endorsement: Small Town and Rural Planning Division

Diversifying the typology and affordability of the nation's housing supply could negate some of missteps of the past by offering more equitable access to housing to people of various social standings.

Most jurisdictions don't allow for inventive housing typologies, using setbacks, parking, open space, minimum lot size, and other requirements to explicitly constrain what is possible. Further, the concept of density is outdated and persists as one of the most important controlling and misunderstood planning metrics. It influences concerns about changing neighborhood character, privacy, and impacts on existing infrastructure, such as traffic, utilities, and schools. However, the legacy of planning on race and equity, widespread shortages of affordable housing, and shifting control from the local to the state level require intentional action to leverage human ingenuity to generate additional — and better — housing options.

Using real-world examples, presenters discuss the success of regulatory programs in creating viable compact housing rules that have the potential to increase diverse and affordable housing throughout communities. Their insights are based on years of pilot programs, community education, and support.

Their examples include Minneapolis and Kirkland, Washington, which have enacted regulations to promote creative housing typologies. They explore community feedback, outcomes to date, lessons learned, and local responses.

The NPC Peer Reviewers assigned this presentation a learning level of Intermediate. For more on learning level descriptions visit our General Information Page.

Learning Outcomes:

Identify smaller, denser, and context-sensitive housing typologies that fit within existing neighborhood contexts, including tiny homes and ADUs.

Understand regulatory and market-based approaches to accommodating and promoting smaller, denser, and context-sensitive housing typologies that fit within existing neighborhoods, diversify the housing stock, and increase affordability.

Use actual case studies to understand how policy has translated to actual development, what has or has not worked well, and what changes are proposed.

This year, DAHLIN has multiple individual plans for both attached and detached homes recognized as well as projects in the categories of Best Architectural Design at the multifamily community scale, Best Architectural Series over a collection of plans, and two projects competing for the Best Amenity Space within a multifamily community. Winners will be announced at the 45th MAME Awards show on April 22^nd in San Francisco.

Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

Under this initiative, DAHLIN conducted an extensive client experience survey, and is planning to conduct a broader survey with additional clients to assess our progress and inform our ongoing client experience journey. "It is important to us that our clients express an appreciation for their client service experience in addition to the recognition we have received for design quality. One of our guiding principles is insisting on excellence and implementing an ongoing client experience initiative is one way we are doing that," said DAHLIN Senior Director of Branding Vanessa Pelletier, who has been co-leading this initiative alongside DAHLIN senior leadership.

Recognizing building client loyalty is an ongoing process, Client Experience Excellence (CX-cellence) submissions are judged based on the innovation of the CX design and/or process, the demonstration of purposeful leadership, the focus on creating a differentiated client experience, employee engagement, client connectedness, and measurable outcomes. Awards will be officially announced at the awards ceremony held at CXps 2022 in Durham, NC May 10-12.

"An insistence on excellence and raising the bar in service of our clients are guiding principles in everything we do, and I'm excited that Elizabeth is joining the team, offering her leadership and knowledge to elevate our services," said President Nancy Keenan. "Elizabeth has dedicated her career to designing educational environments out of a passion that aligns with our approach to Passion for Place®."

A hands-on leader, Sabol is known for working alongside clients to prepare school board updates, present to school boards, and facilitate district and community planning meetings in either Spanish or English, ensuring the inclusion of the community's voice while achieving project objectives. She is also intentional about leading project teams in establishing rapport and working closely with construction managers to ensure the integrity of the design through to the day of completion under a variety of construction delivery methods, including design build, design-bid-build, CM multi-prime, and Lease Lease-Back. Over the course of her career, she has worked with many K-12 school districts, such as Chula Vista Elementary School District, Carlsbad Unified School District, Escondido Union High School District, Cabrillo Unified School District, and Santa Ana Unified School District, to name a few.

Sabol is a licensed Architect and is accredited by the Leadership in Energy & Environmental Design (LEED). She holds a Bachelor of Architecture degree from the California Polytechnic University and has completed studies abroad at California State University in Italy and Universidad Anahuac in Mexico.

Highlighting the excellent work and accomplishments of housing industry professionals, DAHLIN received two Gold Awards for its work in single-family and Best of 55+ multifamily housing design. Gold Awards winners are the top vote recipients in each competition category. Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

DAHLIN and its project partners were recognized for the following projects, with Luminosa honored as a Top Winner and receiving a Platinum Award for "One-of-a-Kind Custom Home" as well as "Custom Home of the Year" and "Best in the Pacific Region."

Fueled by a Passion for Place®, DAHLIN's proprietary approach to creating meaningful designs incorporates a highly collaborative discovery process to gain a true understanding of the lifestyles of the end user. Information gleaned, coupled with technical expertise and tools, allow the firm to construct innovative and economically viable communities that appeal to and amplify the lifestyles of residents. Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

To read about all the 2022 Hall of Fame Inductees click here.

About DAHLIN Group Architecture Planning
DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities, and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design—best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains locations in Salt Lake City, Utah; Irvine, Oakland, Pleasanton, San Diego, and Truckee, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

Together with the American Institute of Architects Utah Chapter and the Community Development Corporation of Utah, Salt Lake City launched the Empowered Living Design Competition because a lack of housing inventory has resulted in a significant increase in prices, making buying a home out of reach for many. According to recent data, the median home price in Salt Lake City County increased 17% over the past year, while the number of active listings along the Wasatch Front dropped between 11% and 32% over the same period. The competition invited cause-minded designers, architects and others to submit designs for small residences to help address the City's affordable housing shortage, judging entries based on five criteria: affordability, accessibility, sustainability, durability, and livability.

Designed to a real, existing site that is typical of Salt Lake City, the MOD HIVE lot configurations are flexible with a high degree of replicability across the city. The inward-looking site plan creates a tiny village with space for a community garden, outdoor gathering space, and barbecue/firepit to create a sense of place that encourages community. The design respects the overall feel and rhythm of a neighborhood of two-story single-family detached homes by starting with a complementary lower density at the front while higher densities are placed at the rear. MOD HIVE responds to the existing charming traditional architecture in Utah while paving the way for the future through a modern cottage architectural style featuring warm wood tones, clean lines, and dark windows to contrast with the siding materials. The steep roof pitches of the style allow for vaulted ceilings that help make these tiny homes feel larger than their square footage.

"A key objective for the MOD HIVE team was to create a highly flexible and cost-efficient prototype that is easily adaptable to a variety of sites and contexts while never sacrificing a sense of community," said DAHLIN Principal Brett Bailey. "This prototype works as a small cluster on one lot or a small, planned development consisting of multiple lots. This honor endorses our commitment to innovative, real design solutions that promote human fulfillment and well-being. We applaud the City for their commitment to cultivating an atmosphere of innovation to help solve homelessness and housing insecurity."

Winners were announced at an awards ceremony the evening of December 8, 2021 at The Shop SLC.

About DAHLIN Group Architecture Planning
DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities, and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design—best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains locations in Salt Lake City, Utah; Irvine, Oakland, Pleasanton, San Diego, and Truckee, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

Highlighting the excellent work and accomplishments of housing industry professionals, DAHLIN's ten Silver Awards honorees advance through the awards program across seven categories. Congratulations to all clients and project teams for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

Efforts to expand on many parts of that spectrum have gained steam in recent years as the Bay Area and other parts of the country continue to grapple with a housing crisis, which the pandemic has only exacerbated. In September, for instance, Gov. Gavin Newsom signed legislation—Senate Bills 9 and 10—that effectively ends single-family zoning in California to spur housing density in neighborhoods and near transit and urban infill sites.

To continue reading, access the full article here if you have a San Francisco Business Times subscription.

The Fast Company awards, now in their 10^th year, recognize people, teams, and companies that transform businesses, organizations, and society through design. One of the most sought-after design awards in the industry, Innovation by Design is the only competition to honor creative work at the intersection of design, business, and innovation, recognizing the people, companies, and trends that have steadily advanced design to the forefront of the business conversation. The 2021 honorees include nearly 600 projects, products, and services from Nike, Verizon, Microsoft, and others.

"The Tiny Home Villages team has developed a tried-and-true formula for streamlining the housing process, reducing the timeline from start to finish to under two years, creating millions in savings–and most importantly, changing lives," said Rev. Jake Medcalf, Founder and Principal for Firm Foundation Community Housing. "This honor endorses the impact we've made in our community through inventive thinking and a shared commitment to ensuring a humanizing, dignified place for everyone."

Tiny Home Villages' success is attributed to its multipronged approach, which leverages each contributing organization's respective strengths to overcome obstacles that frequently sink truly affordable or supportive projects in the housing-strapped Bay Area. Firm Foundation Community Housing concentrates on working with faith-based entities, many sitting on large, underutilized land assets, to identify tangible opportunities to support the churches' people-centric mandates. HomeAid, whose mission is to end homelessness through housing and community outreach, serves as the charitable arm of the alliance, connecting builders and trade partners, like DAHLIN, who contribute both time and money to bring projects to life.

The result of these partnerships is cost-effective, prefabricated communities that provide shelter and support to the region's vulnerable homeless population. Relying on trade partners allowed Tiny Home Villages to take advantage of valuable industry insights and expertise when navigating different zoning jurisdictions, positively positioning projects in front of regulatory bodies, overcoming community objection, and informing building decisions. The Tiny Home plans now have state approval, making city/county inspections and plan checks move at a quicker pace.

"The San Francisco Bay Area is notorious for its lack of affordable housing, a challenge without a clear solution and exacerbated by the pandemic," said HomeAid Executive Director (retired) Cheryl O'Connor. "As the vulnerable homeless population swells, the unique partnership shared between the home building industry and faith-based organizations makes the difference when it comes to developing real solutions that quickly and efficiently bring resources to those most in need."







The Innovation by Design judges include renowned designers from a variety of disciplines, business leaders from some of the most innovative companies in the world, and Fast Company's own writers and editors. Entries are judged on the key ingredients of innovation: functionality, originality, beauty, sustainability, user insight, cultural impact, and business impact.

Winners, finalists, and honorable mentions are featured online and in the October issue of Fast Company magazine, on newsstands Sept. 28, 2021. View the complete list here.

About DAHLIN Group Architecture Planning

DAHLIN is a San Francisco Bay Area-headquartered diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design–best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, Oakland, San Diego, and Irvine, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

About Fast Company

Fast Company is the only media brand fully dedicated to the vital intersection of business, innovation, and design, engaging the most influential leaders, companies, and thinkers on the future of business. The editor-in-chief is Stephanie Mehta. Headquartered in New York City, Fast Company is published by Mansueto Ventures LLC, along with our sister publication, Inc., and can be found online at fastcompany.com.

About the Panel Discussion
As planners and architects, it is our practice to design homes that understand and respond to the existing fabric of a neighborhood. While zoning regulations and design guidelines define the framework we must work within, placemaking guides how we design within the framework to enhance the neighborhood and community that is already there. From this solutions-based perspective, Senior Principal and Senior Architect Lauri Moffet-Fehlberg moderates a focused discussion with Director of Design Ryan White and Senior Planner Ritu Raj Sharma on the legislation and what we believe the impact to neighborhood character and stability may be.

See below for a few project examples we believe demonstrate contextually appropriate design of increasing density within single-family neighborhoods.

In Harmony: New Expressions Fit for a Historic Neighborhood

With Seattle encouraging density in communities close to downtown, the redevelopment of McGraw Square at Queen Anne demonstrates successful design approaches to increasing residential density at a city block scale. As with so many older city neighborhoods, McGraw Square faced a variety of site and edge conditions that required creative design integration, from the renovation of a school building dating back to the 1800s to the preservation of mature, on-site trees within an historic neighborhood of cobblestone streets. Overcoming difficult site grades and overlapping city regulations, the unique mixed character and expression of architecturally classic and contemporary townhomes were seamlessly integrated into this historic Seattle neighborhood.

Micro Lots Offer Density Next to Transit

Located across the street from Caltrain Station 361 in downtown Mountain View, this infill neighborhood replaces outdated concrete office tilt-ups with affordable, small lot homes and townhomes, that recall the eclectic character of early California 1920s and '30s neighborhoods. In particular, micro lots with two- and three-story micro homes with single car garages, are mixed into the neighborhood offering "affordable by design" housing. The product increases the overall density of the single-family neighborhood without impacting the visual scale and character of the surrounding community.

Increasing Density with Accessory Dwelling Units

Our current housing inventory is an echo; it's an artifact of a different time in our history. The Link concept looks at removing barriers to affordable and accessible housing by creating a multigenerational community that challenges some of the current thoughts on how we live in neighborhoods today. Across three single-family lots in Cleveland's Old Brooklyn neighborhood, the study evaluates the transferability and increase of density with consideration of modular home construction applied to accessory dwelling units. The respect of existing neighborhood character is met with new ideas on how to build healthy, social neighborhood engagement and interaction.

"Bringing NOVA to completion through a global pandemic has made a notable project even more remarkable," said Padru Kang, a design director with DAHLIN. "The drive by the entire team to move this project forward through adversity demonstrates an unwavering commitment to delivering vital, transformative resources for people who need them. The grand opening is a truly special occasion that represents a brighter future for this community and the city, and our firm is proud to be part of it."

NOVA was constructed almost entirely during the COVID-19 pandemic period. Acknowledging the urgent need for housing projects of this type, the project team worked in concert with the City of Oakland on special considerations to streamline the planning process, leading the city's first 100% affordable housing development to receive entitlement in a record period of roughly three months. The entitlement milestone was of extra significance as it was secured during an exceptionally busy time for city planners who were also dealing with mass migration impacts as people sought to move from San Francisco to Oakland. Aside from a brief pause in construction when the region's lockdown mandate was issued, NOVA's essential project status and sheer tenacity from the dedicated team allowed progress to quickly press forward with minimal bearing on the original timeline.

As part of six-story complex's design process, the DAHLIN team worked alongside Affirmed Housing and the surrounding community to inform and develop the plans. The layout strategically marries housing goals and community outreach input to deliver safe, supportive living space that contextually fits into the surrounding environment.

The site, located in proximity to medical care and public transportation, repurposes an underutilized office building lot to bring these critically needed housing units and supportive services to the area. Building access through the lobby is located on the ground level and limited to tenants, property management, case managers and 24/7 onsite security staff. Concentrated on the ground floor are residential common spaces, including a multipurpose room, community kitchen, property management and case manager offices, and an outdoor courtyard with barbecues. Additional outdoor common spaces are located on the second and sixth floors. Floors two through six house 57 units–each with its own kitchen and bath area–in a mixture of studios and single bedroom apartments and one two-bedroom unit reserved for the property manager. A dedicated trach facility is located on every floor and laundry rooms are located on every other level. Noting that the majority of the building's tenants will not have vehicles, DAHLIN capped the first-floor garage area at 10 parking spaces, including a handicapped stall, to maximize the bike storage area, which can accommodate more than 60 bicycles.

In addition to independent living, NOVA is set up to accommodate supportive service activities that include on-site workshops, group sessions, life skills and job training, one-on-one meetings and informal gatherings. Up to four case managers will work on-site to support tenants in maintaining residency by developing individualized housing and service plans with the goal of accessing the range of available offerings needed to ensure long term stability.

About DAHLIN Group Architecture Planning

DAHLIN is a San Francisco Bay Area-headquartered diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design ̶ best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, Oakland, San Diego, and Irvine, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

State Regulators updated California's building code to require new homes and commercial buildings to have solar panels and batteries and the wiring needed to switch from heaters that burn natural gas to heat pumps that run on electricity. Some experts fear that the sweeping update which will go into effect in 2023, could be too much too quickly. With demand for high housing coupled with high construction costs, many experts fear that it could affect middle- and lower-income families' ability to purchase a home.

"You're going to see the impact in office rents. You're going to see it in the cost of the milk in your grocery store," said Donald J. Ruthroff, a principal at Dahlin Group Architecture Planning in Pleasanton, Calif. "There's no question this is going to impact prices across the board."

The goal of the code update is to reduce and eventually eliminate the use of fossil fuels by replacing them with renewable sources starting with new construction.

Don Ruthroff said the State's approach to focus on new homes made sense because it is "the low-hanging fruit." But he added that there was only so much to be gained from imposing such requirements on new buildings since they are already much better insulated and have more advanced appliances and heating and cooling equipment than older homes.

Regulators in California acknowledged that the building code changes could raise construction costs but agreed that the modifications will save money over time. Plus, with destruction from wildfires, heat waves and other extreme weather linked to climate change add up to billions of dollars.

Our three-part campaign involved the launch of a COVID-19 webpage to serve as a client resource for design thinking that was shaping the post-pandemic built environment; publishing timely and relevant stories; and sharing the content across all social media platforms to engage discussion, collaboration and problem-solving.

As part of the meaningful work we are doing to help others and help community, we continue to support our communities, clients and industry by connecting to one another and keeping the Conversations going.

Thatch and Bailey are Utah licensed architects. Thatch joined DAHLIN during its first years as a champion of new thinking and pushing the envelope of design with ideas that create thoughtful, livable and economically viable communities. Bailey has been with the firm for over 20 years providing strategic project and design leadership in complex multifamily and mixed-use projects to teams across the firm, tackling issues of high density, infill housing, and neighborhood sensitivity. Both Thatch and Bailey are passionate mentors of DAHLIN staff, continually raising the level of design and execution higher in service to our clients. Their hands-on, collaborative design approach engages the client and each member of the design team throughout the creative process.

In addition to DAHLIN's diverse residential portfolio, the firm offers expertise in urban design and planning, healthcare, education, civic and commercial projects to builders, developers, businesses and public agencies. Bailey said, "Our broad experience in various types of community design and principles of wellness, inclusivity, sustainability, and site sensitivity gives us an opportunity to contribute vibrant and memorable places to the growth of this region. We are looking forward to building strong relationships with new and existing clients who are active in the Utah marketplace."

DAHLIN believes their holistic approach to design, which is rooted in placemaking and puts the health and wellness of communities at the forefront, will help the region to grow responsibly. "When in a growth environment, community design that makes places that serve people and the environment leads to more sustainable, inclusive and equitable development," said Thatch.

As a member of the NAHB DEI Taskforce, DAHLIN is an active signatory of the DEI Compact, and we urge our industry colleagues to consider signing as well. While we recognize it is a small step, we believe it to be an important one for laying the foundation for meaningful change to occur.

You can review the Compact, the press release and other materials by going to www.nahb.org/DEI and join us in helping to move the association and the building industry forward.

With the design of the concept home developed by Dahlin Group Architecture Planning, it is expected to be the first new home designed and built in real response to the radical changes afoot in American home life during what has become an abrupt and historic lifestyle shift. Laser-focused on bringing the concept home to as many people as possible, the team has also engaged with customer experience property technology firm Cecilian Partners to create and demonstrate a digital modern community and home shopping experience that can be accessed from any device, and will provide real-time feedback into the areas of the home most important to consumers.

"The way we live is forever changing, as evidenced by the America at Home Study findings over the course of this past year," said community design and marketing expert Teri Slavik-Tsuyuki, who spearheaded the study with consumer strategist Belinda Sward and architect Nancy Keenan, president and CEO of Dahlin Group Architecture Planning. "When Americans initially entered lockdown, nobody could have predicted the widespread changes that would ultimately manifest. We wanted to proactively gather as much feedback as possible from homeowners and renters in real time to determine precise changes that would impact the homebuilding industry in the future. We knew the best way to convey the changes in American home life would be to build a concept home that accurately represented the findings we gathered and focused on the full potential of all the spaces in the home, even as needs change."

The concept home is designed for a hypothetical older Millennial family where one parent works from home and the other works outside the home. The home is a 2,600-square-foot, two-story home with 4 bedrooms and 3.5 baths, and sits on a 45-foot alley-loaded lot. With America at Home Study findings top of mind, design considerations and key decisions for the concept home will include separate

homeowner and guest entryways, two dedicated office spaces and additional flex spaces, a guest suite with outdoor access, a larger secondary bathroom, multiple outdoor spaces, better storage and more.

"Thanks to the America at Home Study and responses from almost 7,000 people, we know the ways people want to live, but the concept home is our chance to show how that can become a physical and widespread reality," said Alaina Money-Garman, CEO and co-founder of Garman Homes. "It's more than simply installing easy-to-clean textiles and appliances; it's about offering homeowners a different way to experience home. Every square foot was discussed and thoughtfully optimized. The floor plan is configured differently than anything we've ever done, and we want to make it realistic and attainable for buyers to purchase." Nancy Keenan says, "The shifts we're experiencing at home right now aren't something we just want to study; we're putting the findings into practice. The concept home is how we plan to walk our talk; it's a home built for how people want to live in today's world, and we can't wait for people to experience it."

The base price of the concept home is just under the median new home price of $444,500 in Chatham County and the actual concept home is expected to be priced in the mid $500,000s, with a high priority focus on implementing key features that consumers signaled they'd be willing to pay for in the America At Home Study. This will provide designers, builders and developers with a competitive advantage as they seek to create the kind of homes that people want in the post-pandemic world.

The virtual concept home will be an interactive modern digital customer experience designed to give future residents a way to see and explore the home and community digitally. The interactive immersive map and website will help tell the America at Home Study and concept home story while showcasing the area and lifestyle in Chatham Park where the home is being built. The team at d3 Creative is creating a digital 3D model of the home to showcase multiple design configurations that will allow future residents to explore the home from the comfort of their couch by either desktop or mobile device. The virtual concept home gives potential buyers transparency and agency, allowing access to all the information and letting them explore the concept home in their own way, at their own pace - truly a frictionless shopping experience.

Further details about the concept home, including the digital experience, will be forthcoming as development progresses. For more information, visit concepthome.garmanhomes.com

About the Concept Home

The concept home is a physical manifestation of the behavior and perspective changes Americans experienced at home during the first year of the COVID-19 pandemic. Envisioned and realized by three women leaders in the homebuilding industry who also serve as the America at Home Study founders, the concept home is the collective effort of Dahlin Group Architecture Planning (architect), Garman Homes (builder), and Cecilian Partners (digital customer experience). The concept home is located in Chatham Park in Pittsboro, N.C. and is anticipated to open in early summer 2021. The intent is to inspire new ways builders and architects can think about designing homes in the post-pandemic world. concepthome.garmanhomes.com

About the America at Home Study

The America at Home Study was hosted online in two waves during the COVID-19 pandemic. The first wave took place April 23-30, 2020 with a nationally representative sample of 3,001 consumers ages 25-74 with household incomes of $50,000+. The second wave took place September 24–November 6 with a nationally representative sample of 3,935 consumers in the same age and income brackets. The America

at Home Study was spearheaded by marketing expert Teri Slavik-Tsuyuki of tst ink, consumer strategist Belinda Sward of Strategic Solutions Alliance, and architect Nancy Keenan, president and CEO of Dahlin Group Architecture Planning. The second wave was further enhanced with Kantar's MindBase^® consumer attitudinal and generational segmentation, providing deeper insights across nine unique consumer targets and enabling potential for direct/digital activation and enhanced messaging. The results reveal Americans' desire for home purchases, how they feel about and live in their homes, and what changes they'd like as a direct result of sheltering in place. www.americaathomestudy.com

The concept home is expected to be the first new home designed and built in real response to the COVID-19 pandemic and how Americans want to live in their homes today. Based on consumer insights from two national America at Home studies, the home is anticipated to open in Chatham Park in Pittsboro, N.C. in early summer 2021.

(Image courtesy of Dahlin Group Architecture Planning and Garman Homes)

Trauma-informed design is welcoming, aesthetically pleasing shelters and housing that do not feel institutionally sterile and create a sense of safety and peace for residents. One former resident of Oregon's first and only trauma-informed shelter, Family Village, described her experience of the shelter's approach to design and care as, "The Hilton of all shelters…It changed my whole entire life." After living in a tent with her children for nearly eight months to entering the trauma-informed shelter, she and her children are now living in their own apartment.

Design features that resist re-traumatization to consider based on context and demographics include:

• Open corridors with cues and landmarks

• Natural light

• Art and nature – using pieces with biophilic elements and plants, avoiding abstract art

• Colors of nature – color affects mood with blues, greens, and purples being less arousing

• Natural materials

• Home design with commercial sustainability

• Elements of privacy – such as a locking cabinet in a kitchen or a locker

• Elements of personalization – such as a magnetic writing board

• Open areas for relaxation separate from bedrooms

• Soft, comfortable furniture

• Adequate and easy access to services, staff, and counseling

• Adequate indoor and outdoor spaces for children to play

• Adequate separation of men's and women's sleeping and bathroom spaces

• Accommodations for pets if possible

These features have applicability across the spectrum of housing programs serving individuals experiencing homelessness:

Villas on the Park | San Jose, CA
Affirmed Housing and PATH
Housing Type: Permanent Supportive Housing

WEAVE | Confidential Location in Northern California
Panattoni Construction
Housing Type: Emergency Shelter

WEAVE | Confidential Location in Northern California
Panattoni Construction
Housing Type: Emergency Shelter

Claire's House | Confidential Location in Northern California
HomeAid Northern California and Signature Homes, Inc. / Catholic Charities of Northern California
Housing Type: Transitional Housing

Pilot Tiny Home Project | Hayward, CA
HomeAid Northern California and First Presbyterian Church of Hayward
Housing Type: Transitional Housing

Tiny Home Program | San Leandro, CA
HomeAid Northern California and Bethel Community Presbyterian Church
Housing Type: Transitional Housing

Bridge of Hope Center for Women and Children | Richmond, CA
Bay Area Rescue Mission
Housing Type: Emergency and Long-term Housing

In both layout and interior finishes, these projects apply trauma-informed design principles in thoughtful ways that taken in whole evoke a sense of home and community that restores dignity, complementing the robust supportive services helping residents heal from trauma, restoring their emotional and mental well-being. Widespread integration of trauma-informed design into housing first strategies can significantly support agencies and organizations offering housing and services to address the homelessness crisis achieve more favorable outcomes.

Congratulations to our clients and project team for their collaborative spirit and project design excellence. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About Multifamily Pillars of the Industry Program

NAHB's Multifamily Pillars of the Industry Awards highlight creative development concepts, innovative financing strategies, great design, and superior management and marketing in the apartment and condo marketplace. The Pillars awards are held in high esteem by top-level multifamily development companies, management firms and experts in the field. The annual competition is judged by a jury of knowledgeable peers, each having a proven record of success in various facets of the multifamily industry.

"We are truly proud of this group of professionals—all exceptional representations of DAHLIN's values and principles. Our holistic approach to design begins with a passion for ensuring that there is a place for everyone in our communities and the desire to inspire others to raise the bar for excellence," said DAHLIN President Nancy Keenan. "Now, more than ever, we need new and innovative thinking to ensure environments are healthy, relevant and desirable, and this is a tremendous group of leaders that are paving the way—both for our firm and, most critically, for our clients."

Principals

Emily Bonato oversees the strategy and implementation of quality assurance processes that serve to uphold DAHLIN's legacy in design, ensuring DAHLIN drawings are solid and accurate. She mentors firm leaders and teams on the relationship between design and constructability, allowing the entire firm to successfully design and manage complex building typologies.

Brett Bailey and Sean Whitacre are both experts in complex multifamily and mixed-use development, working alongside developers to inform on appropriate and viable product types that achieve specific goals and meet the market's demand at multiple income levels—a challenge they both heed as the industry grapples with finite resources. In tandem, their efforts contribute to DAHLIN's ability to provide exceptional client experiences through raised levels of collaboration and execution methods.

Stephanie Fujimura's leadership enables DAHLIN to keep a finger on the pulse of technological advancements, facilitating the delivery of state-of-the-art solutions that move projects across all sectors forward in an increasingly digital work environment. An expert in institutional and municipal architecture, Fujimura builds on the firm's foundation of providing community-serving facilities for public agencies.

Directors

Believing that passion for place® begins with the internal working environment, Gabriela Eaton's promotion to Senior Director of Human Resources elevates the platform for her people-centric emphasis to best business practices that enables DAHLIN to create the best of architecture, promoting human fulfillment and well-being within our communities.

Lauren Jessup-Mosu, a longtime mentor of DAHLIN's junior staff, is now Managing Director of the firm's Bellevue, Wash. office. With an appetite for fostering the growth and development of newer professionals, she leads the firm's vision for the office and its focus on supporting the region's economic growth and vitality.

Chris Apostolopoulos, now Director of Affordable Housing, reinforces the firm's commitment to affordable housing—an area where the region's pre-existing need is exacerbated by the economic impact of the pandemic. He is an expert in the complexities of development and well-versed in the various funding source requirements, mentoring teams and committed to the mission of DAHLIN clients to provide quality housing for our society's vulnerable.

Carol Cole assumes the newly created position of Director of Interior Design, a role aimed at delivering on clients' goals through the integrated design of interior and exterior spaces and elevating the firm's interior offerings across sectors. Under Cole's direction, DAHLIN clients enjoy the aesthetic, efficiency, and economic benefits of a start-to-finish and inside-out approach to projects. While typical interior design planning is initiated well after a project is in development, DAHLIN's interior design group is involved from the very beginning of concept design for a smoother overall process that expedites development and minimizes redesign change orders.

Building upon DAHLIN's nearly 45-year legacy of inspirational design, Padru Kang and Ryan White have each been promoted to Directors of Design. Kang's zeal for motivating and encouraging greatness within his teams has positioned him as one of the firm's integral mentors, bringing up the next generation of leaders pushing design to the next level. White's approach to successful projects involves application of research-based concepts, including an R&D effort in the Southern California region that has led to innovation in the architecture of building types that is moving design forward, while passing the test of market demands.

About DAHLIN Group Architecture Planning

DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design—best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, San Diego, Irvine, and Oakland, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

In partnership with Affirmed Housing and PATH (People Assisting the Homeless) Ventures, Villas on the Park has created a regional model for Silicon Valley cities focused on permanent local housing for local homeless. The project is a finalist in the category of Best Affordable Development (up to 100 units) in the Multifamily Pillars of the Industry Awards program, providing affordable housing and supportive services with a combination of permanent and interim housing units.

Four other residential projects: The Link, Abbott Oaks, Homestead at Irby Ranch and Waterline, are also recognized as finalists in the Best in American Living Awards program in four separate categories. In the unique Game Changer category that "showcases innovation with the ability to significantly influence residential design and the housing industry over the next five years," The Link proposes to remove barriers and embrace access by linking individuals physically, economically, socially, and multi-generationally. The project study proposes efficient and affordable housing alternatives that champion diversity and inclusiveness in a shared communal environment.

Congratulations to all clients and project teams for their collaborative spirit, project design excellence, and endurance through the challenges of 2020. Our shared commitment to Passion for Place® pushes the limits of innovative residential and community design.

About Multifamily Pillars of the Industry Program

NAHB's Multifamily Pillars of the Industry Awards highlight creative development concepts, innovative financing strategies, great design, and superior management and marketing in the apartment and condo marketplace. The Pillars awards are held in high esteem by top-level multifamily development companies, management firms and experts in the field. The annual competition is judged by a jury of knowledgeable peers, each having a proven record of success in various facets of the multifamily industry.

About Best in American Living Awards Program

The Best in American Living™ Awards (BALA) is the building industry's premier residential design awards program. BALA spotlights the most creative and talented building industry professionals who have redefined design excellence for homes and communities nationally and internationally. Winning projects showcase what building industry professionals need to know to set their product apart and hit the right mark with today's highly educated and discerning home buyers.

Noah Homes Memory Care Homes, located in greater San Diego, is featured in this report of dementia-related design and built environments. In partnership with Noah Homes, DAHLIN designed two new residential care facilities for this Affinity Choice Community™, to add to its campus of care. Each home houses ten residents within a supportive environment that provides person-centered programming to help with becoming more independent while fostering the growth of the whole person.

The homes themselves are made up of spaces that are of a domestic scale. Good lines of sight assist individuals living with dementia, see and navigate where they want to go with supporting wayfinding cues as well as memory boxes of personal items to help them identify their individual rooms. Good lines of sight also help providers supervise the safety of residents, while built-in wall supports and handrails designed to look like wall accents, minimize trip hazards. Reducing clutter and providing positive sensory stimulation and calming were all given great attention to the design of spaces.

The two memory care homes are also mirrored and surrounded by an infinity path that allows residents to independently take daily walks without the worry of getting lost. An outdoor patio overlooks the open, oasis-like property grounds while the Great Rooms of both houses share an internal courtyard that take advantage of good year-round climate, natural light and fresh air.

In working with Noah Homes, DAHLIN has had the unique privilege of designing for a family of residents with disabilities, elevating the meaning of home to another level. Getting to know the residents, understanding how they live as a family and working with the amazing people who provide for them every day has been an honor for us in every way.

The World Alzheimer's 2020 Report captures the worldwide efforts, challenges and successes of different experiences, approaches and priorities for dementia-related design, in an effort to share information and spread knowledge. It is hoped that these facilities and programs that advocate for people with developmental disabilities like Noah Homes can leverage continued community support and partnerships, and demonstrate best practice models for meeting the unique care needs of a population with progressive age-related complications.

The link below shares the full research study conducted by the University of Wollongong in Australia.

Becoming Downtown Kenmore: The Success of a Public/Private Partnership and Strategic Civic Investment

The creation of Downtown Kenmore has been in the making for nearly two decades, beginning with the adoption of a Downtown Plan by the City of Kenmore in 2003, followed by the assembly of properties to the area that would define Kenmore Village today. Over the next decade, Kenmore made substantial infrastructure improvements and created a civic presence by delivering centralized iconic civic projects that would be a catalyst for change, including a brand new City Hall with civic plaza and skatepark, public library, town square and ultimately, revealing The Hangar.

To introduce housing to Kenmore Village, the City entered into a strategic and successful public/private partnership with MainStreet Property Group who invested over $100 million to help create the urban residential character of downtown. MainStreet has delivered nearly 500 housing units to the downtown area since; The Flyway being its fourth project completed just in the past five years with DAHLIN as its architect on The LINQ, The Spencer 68, Seaplane Kitchen + Bar and finally, The Flyway.

NAIOP Washington Night of the Stars Awards winners will be announced on November 6th, 2020.

Our current headquarters is a renovation of an old State Farm Insurance automobile claim center, renovated to LEED standards. It was specifically selected for its adjacency to the Dublin/Pleasanton BART Station and housing and services because it was important to provide our employees a convenient, sustainable commute. Building upon the sustainable aspects of our site selection and LEED certified renovation, we continue taking steps, big and small, over the past decade towards a holistically sustainable workplace. Here, are the highlights of our actions:



Recognizing that energy is one of many elements of sustainability, we are also seeking opportunities to reduce waste. We believe that 'recycle' should be our last option after 'reducing' and 'reusing' items. As such, we are reducing paper usage. For instance, we converted to a digital payment and invoicing system. We are also using cloud-based software to enable digital collaboration, editing, and drawing reviews, reducing the need to print. We have eliminated single-use plastics in our breakrooms replacing with compostable options. Even vendors doing in-house lunch presentations for our staff are provided with guidelines so that they can support our goals too.

Travel and the corresponding carbon emissions is another area of focus. We are actively improving the process for documenting, tracking, and analyzing metrics pertaining to staff travel between offices and job sites. We will apply the resulting analysis to minimize unnecessary travel, substituting it with virtual teleconferencing options, while offsetting our remaining necessary travel footprint.

As we monitor the performance of our practices, data will inform additional opportunities for sustainability-oriented improvements. Every positive step, however small, helps the community around us. We look forward to opportunities to partner with our clients to support their own sustainability goals as we push towards ours.

DAHLIN's project The Link was awarded a Gold Nugget Grand Award for Innovative Housing. Removing barriers and embracing access by linking individuals physically, economically and socially, The Link studies the idea of creating a multigenerational community that challenges some of the current thoughts on how we live in neighborhoods today. The cluster of modular homes addresses accessibility and aesthetics, efficiency and housing affordability, and champions diversity and inclusiveness in a shared communal environment. Learn more about the project here.

Three other DAHLIN projects also received an Award of Merit in categories for best affordable housing community and best multifamily housing community. Congratulations to our clients and the project teams.

About 57th Annual Gold Nugget Awards
Selected by a panel of top industry experts who reviewed nearly 600 entries, winners showcase the most exciting trends in design, planning and building. Award of Merit Winners are the top vote recipients in each category and are the finalists for the Grand Award, which will be announced July 24th. The competition is open to builders, developers, architects, interior merchandisers/designers, and land planners with communities and projects across the United States and internationally.

Do not expect a return to rows of private offices as a means to protect employees from COVID-19. Creative office space evolved as a way for people to interact with each other more openly and easily. Humans still want collaboration and interaction, so we will find ways to make that happen safely. The old ways of individual enclosed offices are certainly not desirable under these circumstances either.

DAHLIN co-sponsored the America at Home Study, a nationally representative study of over 3,000 US adults to understand the design changes consumers want in new homes and communities. We are advising our clients on these results and making changes to home design that emphasize the most important features to those surveyed – safety, comfort and family.

As retail centers adapt to post pandemic changes in consumer behavior, owners will look at what Westfield did at UTC as an example of successfully integrating housing. While the Palisade UTC is a high-priced condo project, traditional malls elsewhere can be excellent sites for integrating affordable housing. Whether market rate or affordable, we will see an increase in the integration of housing into retail more rapidly than what we were already seeing before the pandemic.

Implementation of a gridded development structure with multiple connection options has already enabled cities to create slow streets, which are providing their residents with much needed temporary outdoor spaces, an option not possible in suburban development with cul-de-sacs and dead-end streets. While the slow streets have been a welcome respite for citizens practicing social distancing, these measures are temporary. Furthermore, they were designed to primarily move cars, keeping differing transportation modes apart. However, this collective experience may provide a greater understanding of our need for more transformational spaces that can be leveraged to support designing more streets that can be shared at all times, with an emphasis on the plurality so that all modes of movement feel more at ease. Incorporation of paseos and multi-use trails that provide alternative ways to get around should also be integrated with the street network. And as we do so, create more breathing room in the spaces designed primarily for movement, such as our sidewalks and walkways.

Open Space
This experience has also highlighted the importance to public and personal health of creating opportunities for more people to have access to open spaces both private and shared. Jurisdictions should adjust their requirements for private and common open space, especially for projects at higher densities. For example, prioritizing private open spaces, such as balconies and decks over shared community open spaces. As balconies, stoops and porches became the window and the connection to the outside world, there also was a growing realization that they do need to be a minimum size to accommodate usability. The balconies and decks not only provided personal breathing room, but also a space for quarantined folks to physically connect to the surrounding community. It is therefore imperative that as we design these spaces we pay attention to their location to each other and to the public realm. As another example, transitional open spaces, such as stoops and porches, also provide a personal refuge as well as promoting interaction with the community.

Even in community open spaces we need spaces that can be segmented for use by a variety of users, creating smaller, break away spaces within the overall space. Equipping those spaces with anti-microbial materials as well as ensuring ample sunlight exposure for shared surfaces provides an array of multi-faceted public health solutions. Additionally, elements, like benches and street furniture, should be evaluated for flexibility, such as incorporating movable furniture that can be re-arranged according to needs as an alternative to large, stationary benches and picnic tables.

This experience has given society a new perspective on how we live and how the way we plan and design our communities can evolve to enhance our resiliency in the future.

For example, in multifamily properties, the common area doors that are touched to take out the trash or get fresh air or ways to receive deliveries without physical interaction are areas that are prime for retooling. Through these challenges, there is an opportunity to consider how to design multifamily buildings to support the health of residents, according to DAHLIN Group.

To date, unit size has trended downward as the focus has shifted to fostering social interactions through thoughtfully designed community amenities. For example, small or no decks particularly in for-rent product in favor of shared amenities provide opportunities to design more attainable housing and support resident interaction.

"But as we are experiencing, there are times when physical interaction must be restricted for a greater good," Padru Kang, DAHLIN Group senior associate/senior designer, tells GlobeSt.com. "Looking forward, it will be important to reconsider how we define optimal indoor/outdoor space ratios to ensure that as many people as possible have access to private outdoor space. As we do so, it is equally important to avoid the trap of becoming overly introverted and isolated."

This can be accomplished by ensuring that unit decks overlook a common open space, providing both a connection to the building community and private outdoor space. Equipping these private outdoor spaces with planters for gardening provides both an activity that supports an overall sense of well-being and an option for growing fresh herbs or produce to support less frequent trips to the grocery store. Designs should also capitalize on opportunities to visually engage with the broader neighborhood context and street activity to further reduce a feeling of isolation. Community spaces will continue to be important as these spaces address the innate need to connect.

The design opportunity is in how to design these spaces for maximum relevancy when facing threats to community health. Creating smaller breakaway spaces within a larger space such as a roof deck, community room or game room are all ways to accommodate social distancing protocols.

Ensuring these spaces have ample sunlight, air circulation and purification systems, viral- and bacterial-resistant furnishings and fixtures as well as integration of touchless automated door systems or sanitation stations provide an array of multi-faceted solutions to reduce the spread of illness within shared spaces, DAHLIN points out.

COVID-19 has accelerated increased reliance on delivery services with a new emphasis on reducing the need for physical contact to facilitate drop-off and pick-up. This protects both delivery personnel as well as residents.

"Coded drop-box systems–previously seen as a nice perk–may become a must-have amenity for potential residents," Ritu Raj Sharma, senior associate/senior planner with DAHLIN Group, tells GlobeSt.com. "When considering where to keep the essential items that people stock up on, unit design should strive to provide reasonably sized pantries, even in smaller unit footprints."

Moreover, the DAHLIN team has seen an increase in the inclusion of co-working spaces within multifamily product. While COVID-19 has forced entire industries to transition to full-time work from home operations overnight, the unique challenges of this time have made these co-working spaces temporarily irrelevant.

This provides future design opportunities. In-unit design, incorporating alcoves that can flex to a work-from-home space or a learn-from-home space as needed in the face of school closures–provides a space-conscious solution, says DAHLIN.

Additionally, re-thinking the design of co-working spaces in ways like the aforementioned community spaces provides solutions to maximize the utility of co-working spaces. For example, incorporating touchless entry points, air purification systems, viral/bacterial-resistant furnishings and fixtures, and perhaps moveable walls to allow for the creation of private, smaller spaces would be applicable fixes as needed.

Co-living, another multifamily trend that was gaining traction, faces unique challenges. However, re-thinking the design of these units holds potential solutions.

Some projects may have opportunities to provide private entries to bedrooms as opposed to a common point of entry through a communal space. Alternatively, integrating touchless entry into common areas as well as illness-spreading hotspot areas such as bathrooms are potential solutions. Touchless light and faucet fixtures as well as appliances further minimize the opportunity for contaminating shared surfaces. Air purification systems zoned by room are another consideration.

Even outside of co-living communities, roommate situations are very common in the for-rent multifamily market. Therefore, many of these same smart home technologies which enable touchless operation of otherwise commonly touched surfaces are highly relevant solutions as well, says DAHLIN.

"As we all do our part to flatten the curve, let us apply our collective human ingenuity to adapt existing buildings and design new buildings to better support our health and well-being at all times," Kang tells GlobeSt.com.

From the federal to the states to the counties, the country is preparing plans to re-open non-essential business operations and public life as safely as possible. As DAHLIN prepares our offices for our employees, a few of our immediate plans include installing hands-free sanitizer stations and removing all nonessential doors for improved air flow – a change we anticipate will be permanent – in each of our offices. Additionally, we are modifying our space planning to account for six-foot distances between desks and providing our employees the option of choosing where to sit. We will also continue to support working remotely as a complement to our in-office business operations.

Many smaller businesses, including some of our clients, with soon to expire leases do not plan to renew, instead adopting a fully remote operational plan. This is a trend we believe will continue as the workplace adapts to the way people have been changed by this experience.

The broad adoption of remote work – even as the ratio of remote to in-office work is certain to change with time – is also going to have lasting influence on all aspects of the planning and design of the built environment. Following are additional resources that address these impacts in more detail:

How Sustainable Design Supports Human Health and Wellbeing

Multifamily Design Trends for Maintaining Healthy Lifestyles

Single-family Design: Connectivity and Adaptability for Wellbeing

Webinar: How the Pandemic May Change Future Home Design

Now that our collective awareness is acutely attuned to the health implications in how any multistory building, whether commercial or residential in use, handles air, water, sunlight, and interior materials impacts the spread of infectious disease, widespread adoption of sustainability practices offer solutions to keep us all healthier and safer. Workplaces will be among the early adopters with consumer-facing retail and service businesses quick to follow.

For example, air purification systems, zoned HVAC systems, humidification, and fresh air exchange significantly reduces how long a microbe remains in the air. Water purification and re-use systems protect the water supply and conserve the resource. Integrating access to the outdoors – whether on or above ground – help to maintain a connection to nature. Designing buildings to maximize access to the sun allows the UV rays of sunlight to naturally disinfect air and surfaces in addition to supporting our mental health, especially important when spending so much time indoors.

Take it a step further, equip buildings with UV-based devices for individual use as an alternative to harsh, chemical-based disinfectants, such as chlorine bleach and alcohol-based sanitizers that can leave toxic residue or result in resistant microbes as has occurred in healthcare settings. A focus on materials innovation in our paints that go beyond low VOC to limiting how long microbes can survive, and fabrics that are non-toxic, yet durable enough to endure disinfecting practices, can make a significant contribution to health and environment. Additionally, bringing back naturally antimicrobial materials, such as copper and brass, on high-touch surfaces is another option. More widespread adoption of touchless features for doors, bathroom fixtures, lights, and air-conditioning minimize the need to touch otherwise high-touch surfaces as well as reducing the need to continuously disinfect those surfaces, especially with toxic chemicals.

Design buildings with an entry mudroom or clean room, with lockers to change from outdoor shoes to indoor shoes, sinks to wash your hands, and possibly a dry spray for your clothes, all at a social distance. Restrooms should have wipes or cleaner available at all sinks and stalls, and everything from the elevator controls to the door controls touchless – wave a hand to open a door, show phone code to get to your floor, or use a fob. Changes in space planning that incorporate multiple pathways through a space and more convenient stair options (with disposable gloves for the railing) as an alternative to elevators support social distancing protocols when those are in place.

As the country prepares to ease shelter-in-place restrictions, incorporating sustainability practices into the protocols of our after COVID-19 reality, is an important investment in human resiliency as well as the preservation of our collective home, earth.

Additional resources:

Three Most Common Sustainability Rating Systems

Multifamily Design Trends for Maintaining Healthy Lifestyles

Webinar: How the Pandemic May Change Future Home Design

From the perspective that quality of space is more powerful than quantity of space, a few top conversation points included:

Simple, Immediate Solutions – Integrating convertible and moveable furnishings that enable the same space to flex to serve multiple uses, such as a coffee table that can turn into a desk, a murphy bed, or moveable partitions that can temporarily sub-divide a room, offers builders and homeowners alike an immediate solution for built homes, no re-design or renovation required.

Creative Land Planning – Rather than duplicating the same conventional block shaped lots over and over, jogging the property lines allows a larger lot to sub-divide into smaller lots of different shapes. This provides a builder increased density to support attainability and a designer more flexibility in creating more usable space for the homeowner despite a smaller footprint to support their needs associated with working from, learning from, and recreating from home.

Designing Better, Not Necessarily Larger – A high quality space can provide the same livability of larger homes in less square footage. When spending more time at home, this is key to support work and family demands as well as our mental health. Designing for good airflow and lots of light significantly enhances space quality, which is easier to do now with three-dimensional design tools. Virtually walking through a home during design enables you to feel a space before it is built, informing space quality elements such as window placement that maximizes light without compromising homeowner privacy, a common challenge in denser communities.

For additional insights, read Single-family Design: Connectivity and Adaptability for Wellbeing https://www.dahlingroup.com/perspective/Insights/Single-family_Design:_Connectivity_and_Adaptability_for_Wellbeing

To date, unit size has trended downward as the focus has shifted to fostering social interactions through thoughtfully designed community amenities. For example, small or no decks, particularly in for rent product, in favor of shared amenities provided opportunities to design more attainable housing and support resident interaction. But as we are experiencing, there are times when physical interaction must be restricted for a greater good. Looking forward, it will be important to re-consider how we define optimal indoor/outdoor space ratios to ensure that as many people as possible have access to private outdoor space. As we do so, it is equally important to avoid the trap of becoming overly introverted and isolated. For example, ensuring that unit decks overlook a common open space, providing both a connection to the building community and private outdoor space. Designs should also capitalize on opportunities to visually engage with the broader neighborhood context and street activity to further reduce a feeling of isolation.

HEALTHY BUILDINGS TECHNOLOGY

Community spaces will continue to be important as these spaces address our innate need to connect. The design opportunity is in how to design these spaces for maximum relevancy when facing threats to community health. Creating smaller, break away spaces within, ensuring ample sunlight, air circulation and purification systems, viral and bacterial resistant furnishings and fixtures materials as well as integration of touchless, automated door systems or sanitation stations provide an array of multi-faceted solutions.

COVID-19 has accelerated trends towards increasing reliance on delivery services with a new emphasis on reducing the need for physical contact to facilitate drop-off and pick-up. Coded drop-box systems – previously seen as a nice perk – may become a must have amenity for potential residents.

WORK FROM HOME SOLUTIONS

Recently, we have seen an increase in the inclusion of co-working spaces within multifamily product. While COVID-19 has forced entire industries to transition to full-time, work from home operations overnight, the unique challenges of this time have made these co-working spaces temporarily irrelevant. This provides future design opportunities. In unit design, incorporating alcoves that can flex to a work-from-home space – or a learn-from-home space, as needed in the face of school closures – provides a space conscious solution. Additionally, re-thinking the design of co-working spaces in ways like the above discussion of community spaces provides solutions to maximize the utility of co-working spaces. For example, incorporating touchless entry points, air purification systems, viral and bacterial resistant furnishings and fixtures materials, and perhaps, moveable walls to allow for the creation of private, smaller spaces as needed.

RE-THINKING CO-LIVING

Co-living, another multifamily trend that was gaining traction, faces unique challenges. However, re-thinking the design of these units holds potential solutions. Some projects may have opportunities to provide private entries to the bedrooms as opposed to a common point of entry through the communal space. Alternatively, integrating touchless entry into the common areas provides a different solution, including touchless entry into key areas that can be hotspots for spreading illness, such as bathrooms. Touchless light and faucet fixtures as well as appliances further minimize the opportunity for contaminating shared surfaces. Air purification systems zoned by room are another consideration. Even outside of co-living communities, roommate situations are very common in the for rent multifamily market. Therefore, many of these same smart home technologies, which enables touchless operation of otherwise commonly touched surfaces, are highly relevant solutions in this market, too.

As we all do our part to flatten the curve, let us apply our collective human ingenuity to adapt existing buildings and design new buildings to better support our health and wellbeing at all times.

Designing floor plans with flexibility in mind not only allows a home to grow with a buyer through life's stages, it also provides an added level of adaptability for a family sheltering in place. For instance, bedrooms on the first floor that can flex to a classroom for students, a home office, or a home gym. Additionally, kitchen management centers and ‘cozy corners' and ‘away spaces' – as coined by Sarah Susanka – can do double duty as small second office or study spaces. Just as importantly, these can also function as retreat spaces for meditation or prayer or to simply get away, supporting the self-care that is necessary to our mental health. In larger homes, design spaces that can be a playroom, hobby, game room or home theater, all the things you would go out to do without a pandemic. Also, instrumental to our overall health and wellbeing is access to the outdoors. Access to private outdoor space, such as backyards, covered decks and California Rooms that seamlessly expand the home creates much needed outdoor places of refuge, which is particularly needed when access to community open space is limited by social distancing protocols.

PRIORITIZING SAFETY AND SECURITY

Drop zones, also known as mud rooms or owner's entries, which are often off the garage, create a space to drop the briefcase, the backpack, the keys, and so on. It also becomes a space to remove items that may have been contaminated from being outside before tracking that throughout the rest of your house and exposing your family. Including generously sized pantries, even in smaller homes, gives people places to store dry goods and other non-perishables, which becomes even more important when it's necessary to limit the number of trips to the grocery store.

Coded delivery drop boxes or spaces, which have been much more common in multifamily designs, offers more than just protection from porch pirates. As our already growing reliance upon delivery is accelerated with an added emphasis on limiting physical interaction, these boxes also limit exposure for both delivery personnel and the recipient. Add hand sanitizers at doorbells or hand wipes to clean packages before bringing them inside for an extra protective measure. Keyless entries for doors and gates further limit the need to touch communal surfaces not to mention the added convenience they provide.

HEALTHY HOMES TECHNOLOGY

When spending extended periods of time indoors, indoor air quality increases in importance. The integration of natural ventilation design solutions as well as air purification systems decreases the spread of illness while also supporting everyday health. Consider also the installation of kitchen and bathroom fixtures that are touchless or made of materials resistant to viruses and bacteria. Bathrooms when shared amongst multiple family members are a common hotspot for spreading illness, regardless of pandemics. Therefore, self-flushing toilets, automatic faucets, and using fixtures, especially for doorknobs, that are resistant to virus and bacteria can go a long way in keeping healthy family members healthy when someone in the home is ill.

Whatever challenges come our way, maintaining our connections to friends and extended family is vital to our individual and societal wellbeing. Designing homes to support robust internet capabilities supports the technologies that help us stay socially close even when we're physically distant. For example, why not design a large screen in the dining room to facilitate virtual dinner parties. You could have something delivered from the same place and talk about the food together or play a game. Afterall, many of us have friends and family we're physically distant from even when we're not facing a pandemic. The fresh design perspectives coming out of this crisis can help us be more socially connected all the time.

The program celebrates successful and well-rounded individuals under the age of 40. Nominees are judged based on their leadership skills, innovation, personal integrity and passion for excellence within the home building arena. This year's class of 14 women and 26 men were selected from more than 100 nominations submitted from all regions of the United States.

"This year's 40 Under 40 Award winners are an outstanding group of smart, determined, and innovative young housing industry leaders," says Editorial Director Denise Dersin. "Whether they went to work for an established company, joined a family firm, or started their own business right out of high school, they have achieved remarkable success in their chosen careers while also dedicating time and energy to community and charitable endeavors."

In just three years, Julian has successfully pioneered DAHLIN's Bellevue office into new territories and made significant positive impacts throughout the Pacific Northwest region. His dedication to his craft and desire to push the possibilities for clients have led him to create new product prototypes that have supported their geographical expansion and reach into urban areas beyond the Greater Seattle Area. Active in the community, Julian serves on the Membership Committee for NAIOP, the Commercial Real Estate Development Association, as incoming Chair for 2020 and donates time to Imagine Housing, an organization dedicated to developing affordable housing and welcoming communities.

"Justin consistently demonstrates an exceptional knack and drive for excellence in residential design and furthering our firm's mantra of Passion for Place®," said DAHLIN President Nancy Keenan. "His drive for enhancing communities has been a positive influence on the region's landscape, and he has emerged as a trusted advisor to both clients and peers. This is a well-deserved honor, we're incredibly proud of him."

To learn more about the Professional Builder's extraordinary 40 Under 40 Class of 2020, see their profiles online at ProBuilder.com.

About DAHLIN Group Architecture Planning

DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, San Diego, Irvine, and Oakland, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

Felver provides BIA strategic support of the organization's mission to push forward legislation, research and other initiatives that permit increased home development for all incomes throughout the local Bay Area region. Her position comes as part of her role as 2020 President of the Professional Women in Building Council (PWB), an affiliation under BIA and the National Association of Home Builders (NAHB) Women's Council that encourages networking and empowerment of members as they progress in their careers and foster professionalism within the building industry. As a member of BIA's board, Felver is tasked with growing the PWB and encouraging continuous education and involvement in causes that back the dual organizations. BIA's 2020 board celebrates a hallmark occasion as the first year in its history where 50 percent of its members are women.

"We're delighted to see Anna carry on the firm's longstanding history and dedication to ensuring quality housing access for all and pushing homebuilding forward, especially within the Bay Area where the region faces steep challenges," said DAHLIN Principal Don Ruthroff. "Her devotion to the cause, technical expertise and business acumen have been valuable assets for DAHLIN and will be leveraged well on the BIA board. We're proud to continue our support of Anna and BIA in their forward-looking efforts and successes."

Felver has been a member of the DAHLIN team for more than nine years and is an advocate for awareness and inclusiveness within the building industry. As president of the PWB, she focuses on encouraging networking and empowerment for men and women to advance their professional careers and business knowledge while also promoting the home building industry through support of community organizations. Additionally, Felver works with the organization to provide opportunities to educate and motivate students within the building and design industry and offer annual scholarships to students who show significant effort in learning about the architecture and building practice.

DAHLIN has a deep-rooted history with BIA spanning more than 35 years. The firm's Affordable Housing sector has partnered with several like-minded organizations, such as People Assisting the Homeless (PATH) and Affirmed Housing on projects aimed at providing underserved and disadvantaged community members with quality sustainable homes and services.

"I'm honored to be among such an esteemed group of industry leaders devoted to addressing the critical need for housing from all directions," said Felver. "Under the leadership of Chairwoman Dana Tsubota, the depth and breadth of experience of the board, our partners and supporters will take BIA's advocacy to new levels and make positive impacts on the lives of individuals and families in our communities."

About DAHLIN Group Architecture Planning

DAHLIN Group Architecture Planning is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, San Diego, Irvine, and Oakland, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

"The expansion of our leadership team with diverse backgrounds and technical knowledge is a big step towards providing our clients with added resources and solutions that enhance their success and accomplishments," said DAHLIN President Nancy Keenan. "Desiree, Jaclyn and Vanessa are all deeply dedicated to advancing our firm and clients to next levels of innovation and improving the broader community with forward-looking strategies that foster vibrant, active environments and wellbeing. We're thrilled to have them on board."

Pelletier, touting more than 15 years of experience working in the AEC (architecture, engineering and construction) industry and serving a wide range of public and private sector markets in the Western Region and internationally, has been brought on as Director of Branding. In her position, she leads firm-wide strategy of integrated brand communications across all channels of marketing, business development and cultural activities. A member of DAHLIN's leadership team, Pelletier oversees the marketing and graphics teams to drive brand awareness, visibility, client acquisition and retention. She has been an active member of the Society of Marketing for Professional Services for 15 years and is past president of the San Francisco Chapter. Pelletier is also the Administrative Director/Communications for Real Estate Divas (RED) Bay Area – an organization that connects professional women in the commercial real estate industry.

Anderson oversees business operations firmwide. A 17-year veteran of the firm, she leads administrative teams throughout the offices and works directly with clients on areas involving contract, legal and insurance matters. On all of the firm's contracting endeavors, Anderson strives to provide full transparency and face-to-face interaction with clients throughout the lifecycle of their projects to offer the personal touch and care for which the firm is known. Internally, Anderson leads teams toward best practices with trainings that build skills and leadership that uphold the firm's high-performance standards. As DAHLIN is an ESOP (employee stock ownership) firm, she also helps firm colleagues navigate and understand what it means to be an employee owner and the associated benefits. She is LEED accredited.

A longstanding member of DAHLIN since 2003, Pool has steadily climbed the ranks and guided the firm to push the lines of technological advancements to remain a leading-edge firm. Her role spans across offices and teams, and she is directly responsible for the management of design technology tools, facilities operations and both internal and external communication support. As Director of Information Technology, Pool works directly with the firm's sector leaders and directors to vet and deploy proper software solutions and packages to maintain seamless and efficient operations with an eye towards consistently improving the efficiency and productivity of the firm overall. She has played an integral role in the opening of DAHLIN's Bellevue and Oakland offices, the relocation of its San Diego office and the acquisition of Rodriguez Park Architecture and Planning.

About DAHLIN Group Architecture Planning

DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, San Diego, Irvine, and Oakland, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

"I could not have been prouder to host an awards show where the people I am honored to work alongside with received such great honors," said Ruthroff.

For more than 30 years, the Best in American Living Awards program has honored designers, builders, founders and members who have significantly influenced the residential design and construction field through their success in their professions. Judging is conducted by a panel of industry experts from across the country.

DAHLIN and its project partners were recognized for the following:

"The relationship between our clients, project partners and internal teams have been instrumental in developing quality designs that support a range of lifestyles and populations," said DAHLIN Senior Principal – Director of Design John Thatch. "Our firm is fortunate to have clients and partners that share our passion for creating all types of residential environments that push the boundaries of what it means to improve the lives of occupants."

Fueled by a Passion for Place®, DAHLIN's proprietary approach to creating meaningful designs incorporates a highly collaborative discovery process to gain a true understanding of the lifestyles of the end user. Information gleaned, coupled with technical expertise and tools, allow the firm to construct innovative and economically viable communities that appeal to and amplify the lifestyles of residents.

About DAHLIN Group Architecture Planning

DAHLIN is a diverse architecture and planning practice of 150+ multicultural professionals who share a Passion for Place®. The firm works with developers, municipalities and private clients, focusing on numerous sectors including healthcare, senior living, civic markets and affordable housing. Since 1976, DAHLIN has been committed to excellence in design – best demonstrated through long-term client relationships and award-winning, financially successful and sustainable design solutions. The firm maintains offices in Pleasanton, San Diego, Irvine, and Oakland, California; Bellevue, Washington; and Beijing and Shanghai, China. Visit: www.dahlingroup.com.

Speakers:
Donald Ruthroff, AIA – Principal/Senior Architect – DAHLIN
Rose Quint – NAHB

When:
Thursday, January 23, 2020 from 8:30 am to 9:30 am

Where:
Las Vegas Convention Center
3105 Paradise Road
Las Vegas, NV 89109

Room: LVCC – North 253

Speakers:
John Thatch, AIA, LEED AP – Senior Principal/Director of Design – DAHLIN
Steve James, AIA – Founding Principal and Director of Community Design – DTJ Design
Angela Harris – CEO & Principal – TRIO
Richard Gollis – Co-Founder/Principal – The Concord Group, LLC

When:
Tuesday, January 21, 2020 from 11:00 am to 12:00 pm

Where:
Las Vegas Convention Center
3105 Paradise Road
Las Vegas, NV 89109

Room: LVCC – North 253

Presenters:
Donald Ruthroff, AIA – Principal/Senior Architect – DAHLIN
Alaina Money – Garman Homes & Fresh Paint

When:
Tuesday, January 21, 2020 from 12:15 pm to 12:45 pm

Where:
Las Vegas Convention Center
3105 Paradise Road
Las Vegas, NV 89109

Room: LVCC – Design Central – South 224

Reaching beyond basic programmatic needs, owners, operators and designers all seek aesthetically appealing, functional design and material selections that aim to meet safety standards, maximize the overall investment and reduce costs to ensure the longevity of the facility. One aspect when looking at efficient operations for the long term is the incorporation of sustainable elements that reduce overall building energy use. The integration of sustainable elements comes in many shapes and forms—some visible and some hidden—but they are always served best when integrated into the overall design and vision.

SMART Design—design that is sustainable, maintainable, adaptable, responsive and thoughtful—is imperative in creating and renovating community facilities. The following design features can provide aesthetic, functional and energy-saving benefits.


OVERHANGS & INTEGRATED SHADES

When properly implemented, roof overhangs, awnings and integrated building shades allow for large expanses of glass to create views from within the facility and help control solar heat gain from direct sun exposure. Awnings should be strategically placed to block glare in winter months and minimize solar gain during summer months. Awnings can also serve as dynamic design elements to cast ever-changing shadows or messages.

In situations where use of a deep overhang or integrated shades is not desired, tinted electrochromic glass may be an option. An electronically tint-able glass in which building occupants or automation systems can directly control the opacity of the glass, electrochromic glass allows for maximum access to daylight and eliminates the need and cost of a secondary shading system. "Smart glass" can be programmed for individual zones in order to respond to different solar orientations and programming, as needed.


SKYLIGHTS & ETFE ROOFS

One of the easiest ways to reduce operating costs is to decrease electrical consumption and maximize daylight. Integrating solar tubes and skylights is an effective passive method to reduce electrical load. Skylights maximize natural daylight into spaces that cannot accommodate windows. In more constrained spaces, solar tubes offer a similar benefit with a small footprint. With premanufactured flexible systems, solar tubes are a cost-efficient solution for new construction and renovation projects.

On a larger scale, ETFE (ethylene tetrafluoroethylene) systems are a cutting-edge solution for maximizing daylight. ETFE is a plastic designed to have high corrosion resistance and strength, with the ability to resist a high temperature range, that can be used for both roof and wall panel systems. Providing a futuristic design while maximizing daylight, ETFE transforms enclosed areas into bright, dynamic spaces that allow occupants to feel as though they are outdoors while enjoying protection from the elements.

As a roof system, ETFE provides several benefits:

>> Lightweight & highly transparent: Only 1% of the weight of glass, yet capable of transmitting 95% of outdoor light. As an example, the ETFE roof at The WAVE in Dublin, Calif. sits over the natatorium and provides the room with light without the need for columns intruding into the openness of the space. The reduction in weight reduced the need for structural framework and granted faster installation compared to similar glazed systems. The high translucency of the material decreases the need for artificial lighting levels while controlling unwanted solar gain. The strategic placement of color-changing LED lights integrated with the ETFE pillow structure creates a true iconic glowing beacon for the park that can flex to celebrate occasions throughout the year.

>> Noise reduction: With 70% acoustic absorption/transmittance, sound generated by building occupants passes through the ETFE foil and is not reflected back into the space below, unlike less acoustically transparent materials such as glass. As most indoor pool enclosures are concrete, metal and glass, it's no surprise that one of the biggest complaints when it comes to natatoriums is the excessive noise level. An ETFE roof dramatically reduces ambient noise through the reduction of sound reverberation.

>> Durability: As a material that is designed to be corrosion- and chemical-resistant, ETFE does not degrade or color with UV exposure, and studies suggest a lifetime of 50-plus years.

>> Self-cleaning: With low coefficient of friction, ETFE is a cost-effective maintenance feature, preventing dust and debris from adhering to the roof.

>> Recyclable: At the end of their usable life, ETFE panels can be recycled and made into small components needed for the manufacture of new systems.



ADDITIONAL SUSTAINABLE DESIGN COMPONENTS

There are several energy and water-conserving features that owners can consider to ensure efficient facility operations. These systems have become more sophisticated over time, allowing for automated elimination of unnecessary after-hour lighting or equipment running, which ultimately saves on energy use and increases the overall life expectancy of lighting fixtures and equipment:

>> Solar energy to heat the pool and indoor pool enclosures.

>> High-efficiency LED lighting, including accent lighting to provide general illumination and accent (color) punches for enhanced aesthetics.

>> Variable speed motors.

>> Stormwater filtering systems.

>> Drought-tolerant landscaping with a state-of-the-art irrigation system.

>> Low-flow fixtures to minimize potable water use.

>> Vehicle charging stations.

WATER CONSERVATION FEATURES

Stewardship and conservation of fresh water is a key element of aquatic centers. The following features provide a direct impact on aquatic center operating costs:

>> Pool covers save energy by helping to maintain heat and reduce evaporation.

>> Reduction in pool temperatures combats evaporation.

>> Regular equipment maintenance helps keep filters and other equipment running effectively, prevents leaks in the pool shell, and reduces overall water consumption.

>> Water-free urinals can save up to 40,000 gallons of water a year.


This article first appeared in Recreation Management.

• Use the space to expand. A lobby can double as a pre-function space to support rented rooms for guests. This is especially nice for registration and socializing before events and during intermissions. This area can also serve as a place for celebration or festivities before or after an event.

• Bring the exterior in. Large expanses of glass, oversized sliding doors, or glass roll-up doors help to quickly and easily (both visually and physically) enlarge lobby space without the increased cost of a larger structure.

Space Allocation and Adjacencies

In a larger facility, the ability to separate different amenities provides greater revenue-generation options. Hosting multiple events simultaneously immediately increases these opportunities—making use of space that otherwise would have been vacant due to a single event.

Revenue generation was one of the main goals in the programming and design of the Emerald Glen Recreation & Aquatic Complex, known as The Wave, in Dublin, Calif. Each aquatic feature is set up to allow for a logical separation. Some gates are made of custom-patterned, perforated aluminum panels that are lightweight and durable, able to maintain visual lines of sight. A "boardwalk" runs through the entire exterior portion of the aquatic complex, providing clear access to each of these features, as well as linking back to the main building. When gates are rolled open, different elements can be combined to allow for access to the entire park (Image C). When gates are separated, safety is maintained while still preserving the open-facility feeling. In addition, the concession building, which was added by the city after the first season, is designed to serve multiple areas simultaneously, even when the park is separated for different events. (Image B)

Formal separation of amenities allows the facility to operate in a variety of ways—from opening the entire park to the public to only renting out select portions as needed. The competition pool area at The Wave is designed with a stand-alone pool building, which has pool-equipment storage, restrooms, and outdoor showers. The area is provided with dedicated access points and can operate independently without the need to open the main building, reducing overall staffing needs.

Separation also allows the city to rent out different areas of the facility for private events. The community room is an additional resource available for rental or corporate events and parties. From the city's standpoint, providing maximum flexibility of the facility maximizes revenue-generating opportunities.

Consider Staffing Impact

The other half of the revenue equation is minimizing costs. Since staffing is every facility's number-one budget cost, designing to minimize staffing needs can increase a facility's bottom line.

From allowing staff members to complete both reception and administrative duties simultaneously to reducing the amount of supervision needed on a pool deck, strategic design moves can create opportunities to reduce staff.

Use circulation to your advantage. At The Wave, separation of aquatic activities is organized off a central spine, allowing for each different water feature to be closed and unstaffed without draining pools.

Use adjacencies for double duty. The lobby and reception desk should be located adjacent to administrative offices for the greatest staff efficiency. Staff members can act as both greeters and support for the administrative team. Having direct line of sight through the entire lobby and circulation spine also provides an additional sense of security.

When space doesn't allow for immediate adjacency, consider using one-way glass between the administrative office and the building lobby to allow for a direct line of sight. At The Wave, the reception desk is a dual-sided feature, allowing for exterior ticket transactions on one side and general-activities questions and registration on the inside, allowing staff to flex and serve both sides of the ticketing areas, rather than needing duplicate staff members for separate areas.

Capitalize on Evolving Programs

Spaces need to accommodate a variety of activities and classes. The Pleasant Hill Community Center in Pleasant Hill, Calif., is one example of a building that successfully houses a broad range of programs and activities for the recreation and parks district and regional events within a single venue.

To maximize flexibility and minimize staff time, each of the large programs—preschool, events, and general community-center activities—has separate points of entry, which allows each to function independently with hours suited to each program. (Image A)

Flexibility in configuration of the events venue was a key consideration during the design process. The community center's Perera Pavilion can be divided into three rooms and rented out in seven different configurations, allowing clients to customize space as needed with the use of folding partitions designed to disappear when not needed. Each space can function as a smaller, stand-alone room or work seamlessly as a larger space. The floor in these spaces is a combination of carpet and cushioned wood, specifically selected to host programs from weddings to ballet classes. The pavilion is often pre-booked a year in advance—and in many cases, booked for more than one event at a time.

Much of the space in community centers is dedicated to "back of house" operations, such as kitchens. For this reason, consider simple adjustments in the equipment and layout to support events and additional programming, such as cooking classes or healthy-meal initiatives.

Finding the balance between functionality and flexibility is the key—especially with the growing trend of multi-generational centers that provide services for an entire community under one roof. Smart and thoughtful design can help make the best use of a budget by allowing more money to be spent on programming. Taking advantage of opportunities to incorporate flexibility will allow a facility to grow. Understanding that activities are constantly evolving, creating spaces with the goal of being able to grow with a community will keep a facility relevant and functioning longer.

When:
Thursday, November 14, 2019 from 8:00 am to 8:45 am

Where:
Bell Harbor International Conference Center
2211 Alaskan Way
Seattle, WA 98121

Room: General Session Room


About the Event

Marcus & Millichap / IPA Multifamily Forum: Pacific Northwest brings together the most active multifamily developers, investors, owners and operators from across the region and nation to discuss current market trends and provide the most up-to-date data and analysis. Key issues, the future demand for rentals, urban and suburban investment opportunities, best practices for deploying and raising capital and how to optimize property operations.

Speakers at the Marcus & Millichap / IPA Multifamily Forums are typically senior executives and company leaders who own, invest, and develop large portfolios of multifamily properties, as well as a curated selection of industry leaders from organizations that impact real estate today.

Speakers:
Stephanie Fujimura, AIA, LEED AP – Senior Associate – DAHLIN
Derek McKee, RLA – Principal – Verde Design, Inc

When:
Thursday, November 7, 2019
Educational Session 2 from 11:00 am to 12:00 pm

Where:
Woodland Community & Senior Center (Room 1)
2001 East Street
Woodland, CA 95776

Speakers:
Richard Fisher, ASLA – President – Richard Fisher Associates
Sue Leto – Recreation Specialist – Richard Fisher Associates
Stephanie Fujimura, AIA, LEED AP – Senior Architect – DAHLIN

When:
Tuesday, October 22, 2019 from 7:30 am to 1:30 pm
Session 3 from 11:25 am to 12:25 pm

Where:
Chino Hills Community Center
14250 Peyton Drive
Chino Hills, CA 91709

By now, critical decisions have been made by health care organizations providing acute care services in California, each have had to painstakingly evaluate options with millions to billions of dollars at stake. For organizations that do not yet have final plans in place to meet the 2030 deadline, it is not too late! With the amount of information that was required to meet past deadlines, the pieces are there; it may be time to compare new ideas with the options that have already been considered.

The first step is ensuring compliance with California Legislature AB 2190, Section 2, which includes that health care organizations providing acute care services in California not already in full compliance must submit a letter before January 1, 2020 stating recognition of the SB 1953 2030 deadline requirements. By doing this it acknowledges the possibility of facing hospital closure if found in non-compliance. The overarching question that may still need to be faced is: rebuild or retrofit?

The easier of the two complex options is to rebuild acute care spaces and the supporting central plant. Although upfront costs of ground-up construction can be steep, the outcome will result in a building that is sure to meet SB 1953 requirements with life to carry on services well beyond 2030. Since the Bill was enacted, the need for acute care spaces has lessened due to the continued trend of non-acute care services previously provided in a hospital environment shifting to de-centralized outpatient services. With that in mind, an option may be to strategically place new acute care spaces that allow for flexibility of subsequent construction in response to continually evolving health care delivery methods.

Structurally upgrading existing hospital buildings by retrofitting is a challenge to both document and implement, but still a valid option. Especially if real estate on campus is limited or if phasing is required to spread the cost of construction over time. Understanding how to work with multiple user groups for phasing is critical for these projects but can be done by keeping the goal of minimizing impact on hospital operations as a primary concern. It is also of vital importance to explore ways of creating functional and pleasing spaces within buildings designed around old codes.

Whatever option is best for the organization – rebuild, remove, replace or retrofit – it takes a team of architects, engineers and builders committed to providing thorough site investigations, quantifiable construction documents and solutions in a timely manner so that critical decisions can be made. With little time remaining prior to the 2030 deadline, it may be necessary to consider a design-build delivery method for even the structural and non-structural upgrades to the buildings that will remain as acute care.

With financial hardship still a concern, this is a call for private developers to consider contributing to communities by collaborating with health care organizations so that they will not have to face closure due to non-compliance for lack of sufficient capital – a noble cause that comes with risk worthy of reward. As healthcare architects, we are a team player for ground-up buildings or upgrades to existing buildings; as professionals and members of the community, we are experienced in working within existing operating hospitals and are here to do our part.

(2) WELL

What is WELL: It is one of the newer, more specialized rating systems utilizing scientific and medical research on the connection between buildings and health and well-being. It focuses on the people in the building by exploring how to optimize design, operations, and behaviors within the places where we live, work, and learn to advance human health and well-being. With a primary focus on the interior environment of buildings, it is especially suitable for office and institutional buildings. It goes beyond energy usage to address concerns such as availability of healthy food options and support of mental health. Therefore, it is imperative to understand that unlike LEED, adoption of WELL is a user-driven metric that requires an adoption of the values by the end user⁶.

Applicable Project Types: Commercial and institutional buildings, including new and existing buildings, core and shell, and new and existing interiors. Additionally, a pilot program exists that looks at multifamily residential, education facilities, retail, restaurants, and commercial kitchens.

Metrics: Preconditions are the core of the WELL building standard and projects are required to achieve the minimum level of certification. Optimizations are not required to achieve Silver, but offer a pathway to achieve Gold or Platinum. Both preconditions and optimizations address specific aspects of building occupant health, comfort, or knowledge. The preconditions are prerequisite requirements to meeting the optimizations within a category. These categories include air, water, nourishment, light, fitness, comfort, and mind⁷.

(3) LIVING BUILDING CHALLENGE

What is Living Building Challenge: The Living Building Challenge (LBC) is the certification process developed by the Living Building Institute (LBI), which has created a framework for projects to work towards the ideal built environment. The certification program, LBC, encourages designers, builders, and owners to work together to have their buildings function "as cleanly and efficiently as a flower."⁸

The Living Building Institute believes that buildings should be:⁹

• Self-sufficient - remaining within the resource limits of their site.
• Regenerative - connecting occupants to light, air, food, nature, and community.
• Positive - creating a positive impact on the human and natural systems that interact with them rather than merely minimizing negative impacts.

Applicable Project Types: Minor renovations (<75%), major renovations (>75%), new construction, and landscape and infrastructure (non-conditioned development), such as open-air, parklike structures, restrooms, amphitheaters, roads, bridges, plazas, sports facilities, or trails (LBC 3.1 Standard).

Metrics: The program consists of 20 imperatives, which are grouped by category under seven petals. There are three different paths to certification available:¹⁰

&bull; Living Building Certification requires the imperatives assigned to a typology as well as 12 months of occupancy data.
&bull; Petal Certification requires at least three of the seven petals be accomplished, one of which must be either water, energy, or materials. Additionally, imperatives 01- Limits to Growth and 20 - Inspiration + Education, must be accomplished.
&bull; Zero Energy Certification requires projects to generate all energy on site without combustion.

Which sustainability metric system is the right one for your project?

While each of these sustainability rating systems differ in their approach, they do share the fundamental goal of reducing the impact of our built environment. There are overlaps between the rating systems on certain categories that allows a project undergoing a certification under one rating system to qualify possibly for points under a different rating system as well.

LEED is the most commonly used metric as well as the most flexible. When incorporated from the beginning, design and construction decisions can be made to accomplish LEED certification. As many projects have been LEED certified, there are many precedents for understanding each credit and its requirements.

WELL relies heavily on the practices of the end user like offering healthy food choices and using green cleaning products. It is most applicable to projects that involve the end user in the design and construction process. For example, office spaces have seen a significant benefit from WELL certification¹¹. The process of receiving a WELL certification is long because it requires a one-year post-occupancy analysis and certification is only received after this has occurred; therefore, it is important to consider the timeline when pursuing this certification.

LBC has the strictest requirements and is best suited for building owners who are determined to make a positive impact. LBC projects are most successful when the entire design team, including contractors, are involved in the design process. Many LBC projects are projects constructed by building owners who retain possession of their projects after construction completion¹².

Each metric has different benefits depending on the project. Regardless of which metric you choose, you know that you are contributing to the health and longevity of the built environment.

• Discuss the potential obstacles related to the design and construction process associated with park facilities

Matt Beinke, Blackhawk Services Vice President and HomeAid Board Chairman for the past seven years stated, "Nancy's wealth of builder experience and four years of service on HomeAid's Board make her an ideal fit for this leadership position. We're thrilled and we know she'll bring valuable insight into guiding HomeAid Northern California."

As President of DAHLIN, Nancy leads strategic and executive direction for the architectural firm. DAHLIN is committed to collaborating with the development community to implement innovative housing solutions that contribute to housing affordability and housing the homeless. Nancy is also guiding the leadership transition of a diverse firm to an employee-owned company&mdash;increasing transparency in business operations with an emphasis on continuous professional development.

"I am honored to have the opportunity to help shape such a wonderful organization and to take the HomeAid charitable activities to the next level," said Keenan. "With the aid of generous builders and trade partners, HomeAid is able to leverage the dollars of shelter housing providers and make a difference in the lives of homeless individuals and families in our communities."

About HomeAid

HomeAid Northern California has completed 45 shelter projects serving over 8,000 homeless through the construction of over $20 million worth of real estate for 27 homeless service providers and provided over $10 million in donations to these projects. HomeAid's recent projects include the construction of Oma Village with Homeward Bound for formerly homeless working families and the construction of Claire's House for trafficked girls. For more information about HomeAid, visit www.homeaidnc.org. HomeAid Northern California is one of 18 chapters of HomeAid America, a leading national non-profit provider of housing for homeless families and individuals, which has sheltered over 300,000 people in its 30 year history.

About DAHLIN

Among the largest architectural firms in the San Francisco Bay Area, Dahlin Group Architecture Planning is a full-service architecture and planning firm with proven expertise in residential architecture, community and recreational facilities, commercial buildings, urban design and custom homes. Noted for its command of site-specific housing types, the firm is widely recognized for sustainable planning and design and diverse urban and suburban development achievements. Its commitment to green and sustainable land uses and building designs is underscored by TOD, redevelopment and affordable projects, and by expanding LEED accreditation for principals and senior architects/planners. DAHLIN headquarters are in Pleasanton; the firm maintains offices in Oakland, Irvine and San Diego, California; Bellevue, Washington; and in Beijing and Shanghai, China.

The New Home Council recognizes those frontline players who through innovation, creativity and just plain hard work, have carved out success in the past year, day-in and day out. These sales, construction and marketing teams have shown their stuff. You know who they are. Your teammates who never give up. The agent who inspires their team to new heights. Sales professionals who help customers make one of life's most important decisions. Let's recognize those who bring "game" with fresh ideas, brimming energy, and contagious enthusiasm. From star rookies to lifetime professionals who continue to learn and grow, Tribute celebrates these outstanding achievers every year.

For additional information about the Tribute Awards: click here

April 28 to June 2, 2018
Opening Reception Saturday, April 28, 1:00pm to 3:00pm

Modernizing Design Guidelines: The Rise of Contemporary Residential Architecture

The rise of transitional design &ndash; a blending of traditional and modern styles that gives a fresh take on familiar forms &ndash; is mainstreaming contemporary-styled homes as it moves from the interior to the exterior.&nbsp; Between 2014-2015, the AIA Home Design Trends Survey charted a seven-percent increase in both the popularity of contemporary-styled homes and of simpler exterior detailing, but most municipal design guidelines pre-date these trends &ndash; inadvertently creating conflict between what is allowed and buyer preference trends.&nbsp; Panelists will discuss these trends, show examples, and provide strategies for municipal leaders to modernize design guidelines without compromising the character of their cities.

Moderator: Ryan White, Senior Associate and Senior Designer, Dahlin Group Architecture Planning

Speakers: Rob Williams, Chairman of the Planning Commission and Chairs the Design Review Board, City of San Juan Capistrano / Studio 6 Architects | Garrett Hinds, Director of Architecture, Trumark Homes

Learn More

CITY COMMUNITY DEVELOPMENT
Start by meeting with the City Development Director of the city in which you&rsquo;re interested in locating your expansion.&nbsp; This will give you invaluable insight into the lay of the land.&nbsp; Be prepared to communicate your vision, but also be prepared to listen to their vision for the city.&nbsp; Questions you&rsquo;ll want to address include:

• Will the city support and work with you?&nbsp; How does your vision align with the city&rsquo;s vision?&nbsp;
• Who else at the city do you need to work with?&nbsp;
• Are there other breweries in the city or will you be the first?&nbsp;

It is very difficult to get project approval without the support of city staff, and it is very expensive to find out at city council that you don&rsquo;t have their support.&nbsp; Starting a relationship with the city early in the process is the surest path to a smooth, timely approval.

ZONING
Zoning is the process through which cities assign permissible land uses, such as commercial, manufacturing, or residential, to specific areas.&nbsp; You need to identify how the city in question classifies all the elements of your vision in order to understand which zones will allow you to operate this type of facility today.&nbsp; Additional questions to consider include:

• Are there secondary locations that would allow the majority of what you want to do with minor modifications?
• Is there a site you are in love with, but will require lots of zoning modifications to allow you to operate there?&nbsp; Will the City support this or not?

LEASE NEGOTIATION
Before signing a lease, do a quick fit plan to ensure you meet code requirements for what you want to do.&nbsp; This is especially key if you wish to integrate a restaurant component.&nbsp; The fit plan should address items such as:

• Occupancy and egress issues: Can the existing building configuration support the public areas with safe exiting per the building code while also supporting the functions of your brewery, taproom, restaurant, and so on?
• Plumbing fixture count: Does the existing facility provide restrooms?&nbsp; If so, are modifications required based on what you want to do?
• Construction type:&nbsp; It is important to know the existing construction type, typically type III or V, and if the building has a sprinkler system as this classification could limit the size of the brewing or retail and restaurant areas.

If possible, don&rsquo;t sign a lease until you have determined the location works for all of your needs.&nbsp; Take more time, if necessary, to ensure you have everything right before committing to a lease or purchase on an existing space.

JURISDICTIONAL PRE-APPLICATION MEETING
A pre-application meeting is your opportunity to meet with the city as well as other agencies having jurisdiction in the process.&nbsp; Take the fit plan discussed under lease negotiation to the meeting.&nbsp; As you walk through your plans with them:

• Ensure you can do what you want to do.
• Know the steps that will be required to make it happen and obtain all of the necessary approvals from them.

At the end of the meeting, you should know the steps required to gain approval.&nbsp; Be sure to ask many questions to ensure you have it all covered.&nbsp; Missing something in the pre-application meeting can translate to delays in terms of months, not weeks to your project timeline.

CONDITIONAL USE PERMIT
A conditional use permit (CUP) allows for a special use on a given site, if it is not currently allowed prescriptively.&nbsp; If the site you selected is not zoned currently for the uses you plan to provide, you will need CUP.&nbsp; Therefore, you will want to know what the steps required to obtain a CUP, and whether the city will support you in that process.&nbsp; Usually, these are formal plans submitted to the planning commission and city council for review and approval.&nbsp; This step usually requires a public outreach process, allowing for public review and comment at multiple steps along the way.&nbsp; Depending on the city, their process, and how busy they are internally, it can take several months.

BUILDING OR SITE UTILITIES AND CAPACITIES
You need to understand what your utilities needs are based on what you want to do in order to assess whether the existing utilities will require modifications.&nbsp; It is not unusual, especially if you&rsquo;re the first brewery in town, to be in a positon of educating the utility provider on your utility requirements.&nbsp; Following basic utilities to assess include:

• Water. Most commercial water supplies are sufficient to provide for water, especially if you are using reverse osmosis and storing onsite prior to brewing.&nbsp; If you are a high capacity brewery (brewing almost 24/7), do you have sufficient water capacity?&nbsp; Or do you need to add a water meter or new line to increase capacity?&nbsp; The cost of a new water meter can be excessive, so verify this need up front.
• Sewer. Have good estimates for your first year's-worth of volume available, and know the industry standards for BOD (Basis of Design), solids and chemicals you will be putting into their system.&nbsp; However, it is better to underestimate than overestimate because that will set your initial rate, and they allow future corrections. Depending on the rate and your needs, you may consider whether you can save money by diverting or filtering solids on your end.&nbsp; A new collection or water filtration system on your side of the pipe may pay for itself over time.
• Electricity. Check the existing system or capacity of the feed.&nbsp; Ideally, you want a high capacity three-phase system.&nbsp; A small brewery will need 300A &ndash; 600A on the brewery side and double that for a commercial kitchen or restaurant.
• Gas. Typical commercial gas meters and lines into a building are too small for gas-fired kettles, requiring upgrades.&nbsp; Coordinating with the utility will take time and fees, so plan ahead to understand the cost and time impacts.
• Structural. If you are going into an existing building, assess whether the shell structure can support the heavy loads and extra tall requirements of typical brewery operations and equipment:
  • Slab. Check the existing slab to ensure that it will handle the loads of your current and future tanks when filled to capacity.&nbsp; You may have to replace this if it is an older building.
  • Height. Know if the building has the natural height within to allow for scaled equipment and tanks, plus the overhead clearance requirements for access and utilities.
  • Available Exterior Space. Identify if there is space outside available to install grain silos or spent grain tanks.&nbsp; Assess how you can access this space and any planning limitations that might be imposed.

Additionally, consider what technologies &ndash; for example, water reclamation, solar PV or water heating, fuel cell &ndash; you can implement to reduce overhead utility costs.&nbsp; Reducing overhead costs is one of the easiest ways to reduce your overall production costs without sacrificing quality.

Lastly, consider if the utility provider has a backlog of work that will delay when they can start work on your site.&nbsp; It may be possible to hire your own contractor to do the work and have the utility provider inspect it, which can save a significant amount of time.

For more information on the other stages of the brewery facility expansion process, such as defining your vision or master budget, read: How to Avoid Pitfalls of Expanding Brewery Facilities.

DEFINE YOUR BIG IDEA.&nbsp; This is about looking at where you are today and where you want to be in the next 5 years and beyond.&nbsp; Consider whether you will develop the facility all at once or in phases over time.&nbsp; Because different elements may require different permits or a different set of regulatory approvals, decisions you make now will either support your big idea or limit it.&nbsp; Identifying the scale and nature of your operations is a key element in this stage, such as number of brewing cycles anticipated and the public services or events you plan to provide at your facility.&nbsp; Don&rsquo;t forget to account for details such as bulk materials storage.&nbsp; Your dry kegs, cans, bottles, growlers, service wares, and other consumables take up space and need a good place to live.

&nbsp;

DEVELOP YOUR MASTER BUDGET.&nbsp; This is the financial planning aspect of your &ldquo;Big Idea.&rdquo;&nbsp; The goal in this stage is to identify all the elements of implementing your plan and the associated costs.&nbsp; Cost categories to include are: Soft costs &ndash; jurisdictional fees, initial application and final permit fees, design and engineering fees, ABC and other business licensing and application fees, and HOA or other location specific costs; Hard costs - related to the physical development and construction, and are typically paid to a contractor; FF&amp;E (furniture, fixtures and equipment) &ndash; these are items the general contractor doesn&rsquo;t provide and include indoor or outdoor furniture, brewery equipment, restaurant equipment, artwork, linens, flatware, glassware, POS systems and so on; and Operations costs&ndash; reoccurring expenses based on location or by utility provider.

&nbsp;

CONDUCT DUE DILIGENCE.&nbsp; This is about doing your research on a specific location as it relates to your &ldquo;Big Idea&rdquo; before starting detailed design or construction.&nbsp; Focus your research around these 6 points of consideration: city community development, zoning, lease negotiation, jurisdictional pre-application meeting, conditional use permit, and building or site utilities and capacities.&nbsp; While it is tempting to skip or truncate this stage of the process, this stage will surface the devil in the details that will make or break you down the line.&nbsp; Read, Brewery Facility Expansions: How to Effectively Conduct Due Diligence, for a deeper understanding.

&nbsp;

SELECT YOUR DEVELOPMENT TEAM.&nbsp; Good communication is the most important aspect of selecting your development team as you may be working with them for up to 2 years from the start of design to completion of construction, depending upon the scale of your facility.&nbsp; In this stage, you will decide on a delivery method, such as Design-Build, Design-Bid-Build, or Build-to-Suit, a turnkey process some landowners provide.&nbsp; An architect acts as the central coordinator of your design efforts with the other members of the development team, and is responsible for distilling your &ldquo;Big Idea&rdquo; into a set of drawings that can be built.&nbsp; If you are constructing a new building or adding a restaurant component to your brewery, an architect should be a key member of your team.&nbsp; Always pick a contractor based on qualifications and experience first and their costs second.&nbsp; Your architect can assist in this process.&nbsp; When comparing contractors without a finished set of drawings, a common mistake is to focus on the Anticipated Project ROM (Rough Order of Magnitude).&nbsp; Because of the level of information available to the contractor at this time, there are too many unknown variables for ROM to be a deciding factor.&nbsp; Instead, focus on the percentages of their OH&amp;P fees, Additive CO costs, Deductive CO costs, and Insurance fees as well as the Anticipated Pre-construction costs.&nbsp; These tell you how much it will cost to make changes and if they&rsquo;re adequately staffing the project for timely completion.&nbsp;

&nbsp;

By Gregor Markel, DAHLIN

With over 25 years of professional experience, Gregor Markel has perfected his craft working with clients and contractors to help shape places we live, work, shop, recreate, care, protect and worship. His diverse background of architectural experience allows him to lead project teams undertaking a wide variety of types and styles of architectural projects. "Our project approach is to craft a unique solution for each client, one that should be functional, creative, environmentally sound, and will meet the client's timeline and budget expectations."

TapTalk: Time to Grow - How to Successfully Identify or Develop a New Facility

When your success outgrows the capacity of your facility, what you may not know about developing a new facility or leasing an existing facility can hurt your business.&nbsp; Following a set of key best practices for due diligence and for how you should work with cities will go a long way in minimizing unnecessary growth pains.&nbsp; Speakers will address: How to create a master budget for your project; How to conduct due diligence on potential locations; and How to identify your development team.




CCBA Members can download the slides and request the full recording at californiacraftbeer.com

About TapTalks

TapTalks are a new California Craft Brewers Association (CCBA) webinar series, designed as educational seminars with tangible takeaways for the brewing industry audience, providing valuable educational content for CCBA members. Topics range from the stories behind successful breweries to close looks at the why and how of popular brew types.

Aquatic Centers:&nbsp; Bridging the&nbsp;Cost / Revenue Gaps

-Identify current and cost saving trends that should be applied to new and existing aquatic facilities.
-Recognize total costs for different aquatic features and identify strategic methods to lower operational costs and how you can design for them to maximize programming goals.
-Identify revenue generation opportunities and how to integrate them into your facility.

Speakers:&nbsp;

Dennis Berkshire
President, Aquatics Design Group

Stephanie Fujimura, LEED AP
Senior Architect, Dahlin Group Architecture Planning

Jim Rodems
Former Director of Parks &amp; Community Services,
City of Dublin

Learn more about the CPRS Conference&nbsp;&amp; Expo

• Solar energy to heat the water in the Natatorium pool.

• Roof design utilizing ETFE (Ethylene Tetrafluoroethylene), an innovative transparent polymer that is only one percent the weight of glass, yet, still transmits 95 percent of light.&nbsp; This was the first ETFE ceiling in Northern California and only the second in California overall at the time of completion, behind ARTIC&mdash;Anaheim&rsquo;s Regional Transportation Intermodal Center.&nbsp; It provides better insulation with the following benefits:

-High light transmission while reducing solar heat gain
-Solar reflection and high durability under environmental exposure
-Reduces UV radiation absorption
-Increased thermal performance and natural ventilation by roof arc
-Reduces evaporation of pool water
-Recyclable and sustainable material contributes to global energy efficiency of the Natatorium

• High-efficiency LED lighting throughout the facility.

• Variable speed motors for the pool water circulation equipment.

• Storm water filtering system.

• Drought-tolerant landscaping with a state-of-the-art irrigation system.

• Low flow fixtures to minimize potable water use.

• Infrastructure for up to 10 electric vehicle-charging stations.

&nbsp;

Juniper at Beacon Park by Pulte Homes - PLATINUM

BALA Single-Family Production Awards, Category 3: Detached Home 2,501 - 3,000 sq. ft., Built for Sale

The Copenhagen by JayMarc Homes - GOLD

BALA Single-Family Production Awards, Category 6: Detached Home Over 4,000 sq. ft., Built for Sale

SummerHouse by Zephyr Partners - SILVER

BALA Community Awards, Category 36: Single-Family Community, Under 100 Units

Kaiyuan Block #9 by Hangzhou Kaiyuan Tourism Development Ltd - SILVER

BALA Specialty Awards, Category 51: International Housing

Now in its 34^rd year, BALA recognizes outstanding achievement by builders and design professionals in all sectors of the residential housing industry including single-family production, custom, multifamily, affordable, remodeling, community and interiors. BALA is built on the principle that all great homes start with great design, no matter cost or size.

Buying a home is often the most significant purchase people will make in their lifetime, and BALA winners spotlight what building industry professionals need to know to set their project apart and hit the right mark with today&rsquo;s highly educated and discerning home buyers.

Additional Information about the BALA program can be found at bestinamericanliving.com. The 2017 Winners Portfolio, featuring design trends and project photographs, will be available online beginning January 10, 2018.

DAHLIN projects Artesian Estates by CalAtlantic Homes and Juniper at Beacon Park by Pulte Homes received 2018 Silver Award honors:

Artesian Estates

Best Architectural Design of a SFD Home over 5,000 sf

Best Interior Merchandising of a Model Priced over $1.5 Million

Detached Community of the Year

Juniper at Beacon Park

Best Architectural Design of a SFD 2,501 to 3000 sf

Artesian Estates is a luxury, estate-style collection of 39 single-level and two-story homes on the western-most edge of Del Sur. These oversized residences range from 4,223 to over 5,600 square feet and feature grand entertaining spaces inside and out, chef-par kitchens, incredible owner&rsquo;s suites, bonus rooms and optional guest suites or private cabanas.&nbsp;

Juniper at Beacon Park offers oversized single-family homes within a master planned community ideally suited for young families.&nbsp; The homes feature indoor/outdoor living options, perfect for everyday living or entertaining guests.&nbsp; All plans feature a dirty kitchen and multigenerational suites, with the plan 1 elevation offering a subtle contemporary twist on traditional architecture.&nbsp; The community offers the enjoyment of an onsite neighborhood park with adjacent community pool, spa, and tree house.

&nbsp;

The Nationals salutes and honors the best in the building industry for their determination, integrity, creativity and endurance.&nbsp; During a three-day judging process, a panel of seven industry professionals from across the country determined the Silver and Gold award winners from a field of over 1,300 entries.&nbsp;Gold Award Winners are selected from Silver Award Winners, which represent the top vote recipients in each category.

&nbsp;

ABOUT DAHLIN

Among the largest architectural firms in the San Francisco Bay Area, Dahlin Group Architecture Planning is a full-service architecture and planning firm with proven expertise in residential architecture, community and recreational facilities, commercial buildings, urban design and custom homes. Noted for its command of site-specific housing types, the firm is widely recognized for sustainable planning and design and diverse urban and suburban development achievements. Its commitment to green and sustainable land uses and building designs is underscored by TOD, redevelopment and affordable projects, and by expanding LEED accreditation for principals and senior architects/planners. DAHLIN headquarters are in Pleasanton; the firm maintains offices in Irvine and San Diego, California; Bellevue, Washington; and in Beijing and Shanghai, China.

&nbsp;

Visit www.dahlingroup.com.

Exhibition:&nbsp; Saturday, December 2, 2017 from 10:00 am - 5:00 pm

Artists:
Gregory Byard, ceramics
Kurt Fehlberg, ceramics
Kolby Fehlberg-Burns, jewelry
Lisa Franklin, photography
Jim Glanton, painting
Kimiko Kogure, fiber
Lauri Moffet-Fehlberg, painting

Location:&nbsp; DAHLIN, 5865 Owens, Pleasanton, CA 94588 (adjacent to Dublin/Pleasanton BART station)
RSVP with&nbsp;rsvp@dahlingroup.com&nbsp;for Friday's reception.

Consequently, municipalities must create operational efficiencies and alternative revenue opportunities. Whether your city is considering a new facility or the renovation of an aging facility, how you design the facility can help or hinder your ability to optimize your operations and programming to close the gap between expenses and revenue.

Following are the elements to consider upfront:

• Identify the needs, wants, and expectations of your community and stakeholders. For example, is there a need for year-round programming or is partial year programming sufficient?
• Understand which aquatic features (i.e. competition pool, splash pad, etc.) will best meet their needs, wants, and expectations and determine each feature&rsquo;s construction cost, operational cost, and cost recovery (revenue) potential.
• Determine how your facility will function in light of the information uncovered in steps 1 and 2

It is in the reconciliation process between what is desired and what the budget allows for that aquatic facility design succeeds or stumbles in supporting a financially viable aquatic facility. While the optimal combination of aquatic features depends on your specific community needs and resources, strategically laying out the facility to enable separation of uses is a powerful design solution with broad applicability that results in built-in efficiencies.

Regardless of the specific aquatic features under consideration, accounting for a separation of uses in the layout when combined with a flexible gating and fencing system enables you to operate the components of the facility independently. Connecting the selected aquatic features with a central spine will minimize excess circulation. This is a two-fold benefit that addresses both the cost and revenue sides of the equation:

• You only need to staff the components in use at any given time, which allows you to manage your labor costs in tandem with demand.
• It makes more revenue generating use scenarios viable. For example, you can rent the competition area for a swim meet while allowing general public recreation use of the rest of the facility &ndash; doubling your revenue potential.

The Wave at Emerald Glen Park in the City of Dublin, California is an excellent example of this design solution.

&nbsp;

Location:&nbsp;&nbsp;Woodland Community Church &amp; Senior Center
2001 East Street, Woodland, CA 95776

Learn more

Date:&nbsp; Thursday, August 10, 2017
Time:&nbsp; 5:00 - 6:00 pm, light bites, drinks and networking to immediately follow
Location:&nbsp; DAHLIN, 5865 Owens, Pleasanton, CA 94588

BIA Members: $25
PWB Members: FREE (Promo code required)

Contact events@biabayarea.org for code prior to registering.

Register online at www.biabayarea.org

The Urban Forest concept driving the architecture represents modern living in nature.&nbsp; Thoughtful and expressive modern forms and natural materials capture Redmond&rsquo;s essence as an urban oasis and the site&rsquo;s natural beauty. The two proposed buildings are carefully placed with respect to the natural grade, views, solar orientation and preservation. The garages and site walls will create a terracing effect, controlling the grade and creating a natural experience for guests and residents. Views of the lake, forest and surrounding areas provide a natural amenity for the project while western warmth and light will activate amenity spaces. Features within the outdoor amenity area will include a sport court, barbeque, ping-pong and social space. Indoor amenities will include a fitness club and demonstration kitchen. Additionally, a view deck is planned on the fifth floor of one of the buildings. The modern living structures are characterized by generous glazing and a rich wood-inspired color palette. Modern forms enclose the glass amenity pavilion, which has a sophisticated skin of heavy timber and light lattice elements clearly referencing its surrounding forest and notable architecture of the region. Building entries have similar timber and glass features. Prominent concrete elements will incorporate surface treatments to beautify the material and to reflect the character of the neighborhood.&nbsp;

Research by the Alzheimer&rsquo; Foundation of America shows that individuals with Alzheimer&rsquo;s Disease and Related Dementias (ADRD) function best in small group care environments of 10 to 14 residents based on residential design rather than institutional design. In short, it should look and feel like a home.&nbsp;

It starts with design&mdash;everything from building massing and internal layout, materials, furnishings, and color palettes should be designed to create a home-like environment. As an example, incorporating a Great Room&mdash;where the kitchen, dining, and living room merge and the room opens onto an outdoor living and gathering space&mdash;provides multiple opportunities for residents to come together as family or for activities. Furnishing the spaces with conversational groupings of soft-textured furniture, adding personal artwork and home d&eacute;cor accents complete the sense of home.

2.&nbsp;&nbsp;&nbsp;&nbsp; Enable safe and engaging wandering.

Commonly, individuals with ADRD wander&mdash;they have a desire to walk around. While walking should be encouraged, design of the physical space can have a significant and direct impact on residents&rsquo; safety and their sense of well-being. For safety, a resident should only have the opportunity to wander, both indoors and outdoors, in areas with supervision and in a continuous loop. Contributing to their sense of well-being includes eliminating barriers to wayfinding&mdash;reducing the agitation residents can easily experience when confused by something they don&rsquo;t understand.

The design solution&mdash;infinity or continuous pathways&mdash;includes elimination of dead-ends or pathways that terminate in 90-degree angles. The pathways should also provide opportunities for engagement, ideally passing through an activity room or other common area. Placement of familiar objects and use of color along the way encourages residents to keep walking as they recognize landmarks. Incorporating unobtrusive fencing limits where a resident can wander, while silent alarms at gateways alert caregivers and reduce agitation triggered by noisy alarms or the perceived intrusiveness of a hovering caregiver.

3.&nbsp;&nbsp;&nbsp;&nbsp; Provide private and personalized spaces.

Just as home design balances shared spaces with private bedrooms, giving individuals a personal space to personalize and to relax provides them the same balance. In cases where a single-occupancy room is not viable, limiting to two residents per room can still provide personal space&mdash;such as separate desks and separate closets. Encouraging each resident to distinguish the room with their belongings and mementos reinforces familiarity with their space. Personalized shadowboxes, also known as memory care boxes, designed outside each bedroom provides a sense of belonging&mdash;and familiar objects are more powerful landmarks than generic objects. Designing private space for personalization helps residents to find and recognize their room.

4.&nbsp;&nbsp;&nbsp;&nbsp; Use lighting that orients and calms.

Natural light helps to regulate circadian rhythms and helps to alleviate sleep disorders and sundowning, also known as &ldquo;late-day confusion&rdquo;. Use of windows in bedrooms and direct access to outdoor spaces allows natural light and temporal cues for time of day and time of year. Landmark objects visible through windows or from within outdoor spaces also help residents to know where they are. The type and placement of artificial lighting can either enhance the benefits of natural light or contribute to disorientation. For example, a brightly lit hallway when it is dark outside can disorient and agitate a resident. Mitigation of conflicting cues between natural and artificial light can be accomplished by installing lights adjustable by brightness, tone and color according to the time of day, helping residents wake up and go to sleep more easily.


By Nancy Keenan, DAHLIN

Adapting to change, embracing challenge, and identifying solutions and opportunities is Nancy Keenan&rsquo;s expertise. As President of DAHLIN and the managing principal for the Southern California offices, Nancy believes that much good design is born of the collaboration of great minds. She oversees firm-wide strategy in the areas of operations and finance, leadership and growth, design and production, and business development. Aligning all disciplines across the firm, she also manages talented studios in architecture, land planning and landscape design&mdash;developing the most creative solutions in an interactive, collaborative design process. Collectively, this teamwork represents the freshest thinking and graphic presentation to clients globally. She is interested in following through on every facet of design&mdash;from the livability of a community plan to the design detail of its buildings. Her leadership and quality control ensure successful project execution, innovation and integrity.

Integrating Sustainable Strategies
It can be easy to think about sustainability in discreet categories&mdash;energy, water, site selection, and so on&mdash;inadvertently overlooking how these strategies can integrate with other strategies for a more significant impact. For example, in thinking about energy efficiency one might consider installing LED lights that turn on and off by sensor, which is an energy reducing sustainable feature. However, if you apply solar orientation, topography and landscape as criteria during site selection and planning, the building design can utilize those inherent site characteristics to maximize natural light and naturally keep the building cooler in the summer, warmer in the winter. The integration of passive sustainable site characteristics and LED lights on a sensor reduces use of artificial light and the energy they use when on. It's also important to reduce water use and consumption. Once again, you could just install low flow toilets and automatic faucets and landscape with less thirsty plants, which are sustainable features that will reduce water usage. However, if you also collect reclaimed water, you could re-use the water for watering plants and as a heat transfer to reduce the amount of energy the HVAC system needs. Adding an air purification system, which will improve indoor air quality, will also reduce the energy demand of the HVAC system.

Want to dive a little deeper into sustainability and design?&nbsp; If you&rsquo;re planning to attend the 2017 PCBC Conference, you may want to consider registering for the Tuesday, June 27th&nbsp;pre-conference workshop on preparing for ZNE compliance. The workshop will take attendees through the critical steps involved in ZNE compliance from the perspectives of builders, planners, designers and regulatory experts. It'll provide a detailed understanding of what this means for residential design, including: the integration of energy goals into physical design decisions during the initial phases; the cost implications of increasingly integrated design and construction approaches; and the consideration of other sustainable features, such as site selection, materials, and water usage.

By Ritu Raj Sharma, DAHLIN

Ritu Raj Sharma is a dynamic, urban designer working with communities, private developers and public agencies. As a senior leader on the planning team, he provides design and planning expertise on a wide scale of planning projects including large master plans, urban mixed-use projects, streetscape plans, and design guidelines encompassing issues of public access, urban design and open space. Through years of seeing numerous projects from start to finish, he has developed a holistic perspective on the planning process from which he actively draws insights for creating innovative planning and development strategies for better communities with a strong focus on sustainable planning practices.

Like transitional interior design and furniture, taking traditional architectural styles, such as Farmhouse, Spanish or Tuscan, and making them feel more contemporary by blending elements of modern design characterizes transitional architectural style. While homeowners are free to design the interiors of their home according to their preferences, most architects and homebuilders have other considerations they must address. Beyond the obvious that homes must appeal to potential homebuyers, architects and homebuilders are accountable to the design guidelines of municipal jurisdictions and the cost of materials not to mention the variety&mdash;or sometimes the lack thereof&mdash;of materials offered by vendors.

A current project of ours for Taylor Morrison in the Pacifica San Juan community of San Juan Capistrano, California, is a perfect example of this trend and some of the challenges associated with designing homes during a time in which architectural styles are changing, yet, design guidelines can get trapped in time. Sitting atop a bluff with stunning views of the Pacific Ocean, we created unique floor plan designs&nbsp;that offer every home an ocean view in this community. Accordingly, we made use of expansive glass with rear yards and rooftop decks to get the most of the views as well as provide the indoor/outdoor lifestyle that the Southern California climate makes so appealing year round. We started with Cape Cod and Farmhouse styles for their steep roof pitches, which allowed us to tuck in a third floor while still staying within height restrictions. Because the intent is to design the house as a whole with four-sided architecture, it doesn&rsquo;t make sense to have the backside of the house that looks contemporary because of the expansive glass with a front that is very traditional. We resolved this by retaining the concept of the traditional style, blending it with modern design elements, such as simple, clean line massing, corner windows, cable railings, tight eaves, barn door shutters, and corrugated metal awnings.

When our transitional designs were first presented to the City, we encountered a fair amount of skepticism. Contemporary architecture didn't fit into their design guidelines. However, when we explained both the concept of transitional architecture and the site specific and contextual reasons behind those design decisions, it made sense to them. The project was unanimously approved.&nbsp;

The trend towards contemporary design styles is much larger than the homebuilding industry. From the clean, sleek lines of the technology devices that we carry and now even wear to the minimalist movement that is leading people in simplifying and decluttering their lives, homebuyer preferences will continue to shift towards contemporary design styles. It takes the whole team&mdash;planners, architects, homebuilders, interior designers, landscape architects, vendors, and municipalities&mdash;to deliver homes that are relevant to homebuyers, now and into the future.&nbsp;

By Ryan White, DAHLIN

Ryan White specializes in the innovative architectural design of many building types and specializes in the design of single-family homes with a keen eye for the future families who will reside within. He has lent his efforts to domestic and international designs, and leads R&amp;D efforts within the Southern California region. Ryan manages projects and designers within the region ensuring superior service to our existing and new clients.

To incorporate a roof deck feature successfully, it needs to be a part of the design, not merely an afterthought. Though roof decks work on all architectural styles, they tend to work best with styles that emphasize shallow or flat roofs. When designing, important aspects to address include:

• Taking care to address noise and lighting by designing with adjacencies in mind as well as through covenants, conditions and restrictions.
• Privacy to neighboring decks and lower or one-story homes.
• Knowing what coverings are allowable because while shade structures are highly desirable, they may not be allowed without constituting a fourth floor by code.
• Determining if stair enclosures are allowed by code and local ordinance or if you must use exterior stairs, which are open to the elements.
• Since roof decks are open to the elements, proper waterproofing is essential to protect both the builder and the homeowner. Using raised decking on pedestals can help avoid wear on the waterproof membrane, create access to the membrane for future repairs and visually enhance the rooftop deck.

By Kurt Donnelly, DAHLIN

There is a story behind every place&mdash;a story derived from history, culture and experience. As an architect immersed in design, Kurt believes these stories contribute character and soul to the built environment. Whether he is working close to home or across the globe, Kurt absorbs and understands the context of a place before he starts thinking inside the walls.

The three primary benefits of the IBC update to section 510.2 to builders are:

• Increase density by up to 20 percent.
• Achieve this density at a lower cost.
• Shorten time to build.

Since building in higher densities is more expensive due to construction, land costs, and lenders wary of the inherently higher risks, the option to build higher densities using higher proportions of wood construction lowers the cost as wood is generally more cost effective than concrete. Furthermore, construction techniques for concrete are more time intensive than those for wood construction, which means the building can be completed faster.

From a design perspective, there is a lot more flexibility to vary the edges&mdash;what you can do around the perimeter. For example, in the concrete you can use liner units, which are edge units that typically wrap around parking; however, they could also wrap around retail. Alternatively, you could increase the value of commercial space by achieving higher plates. Within a mixed-use project, you can create better separations between uses as well as achieve a more urban look below while creating a softer fa&ccedil;ade with more articulation for the residential units above.

By Sean Whitacre, DAHLIN

Sean Whitacre is a talented designer, project manager and problem solver with a wide range of abilities in the field of architecture. With substantial experience in all phases of the design process, from planning and schematic design to construction administration, and an expertise in 3-Dimensional design software, he is uniquely equipped. Sean has designed single-family residences, large condominium projects, high-rises, retail complexes, sales centers, community and golf clubhouses, driving ranges, entry monuments and gatehouses, both internationally and domestically.

By Chris Apostolopoulos, DAHLIN

Chris leads DAHLIN's affordable housing team, and as such, works with affordable developers on many different types of projects, including family, senior, and SRO housing. Chris has specialized knowledge of building codes, cost effective design and construction, and energy efficient solutions for new construction and renovations. He is well versed in the various funding source requirements related to programming, design and construction standards, accessibility, process, etc., and how these impact a project's design, budget, and schedule. He keeps his finger on the pulse of the affordable housing community through active participation in various affordable groups, including Non-Profit Housing, East Bay Housing Organization, and Housing California.

Just because water is used does not mean it is consumed. Through holistic sustainable design principles, aquatic parks can reduce water use, reclaim used water and use it again. Since these design innovations run behind the scenes, a common misperception of aquatic parks is they use water once and down the drain it goes. By designing aquatic parks according to holistic sustainable principles, they can, in reality, consume significantly less water than the passing observer could imagine, allowing them to operate sustainably in and out of droughts. Case in point, The Wave at Emerald Glen Park, is designed thoughtfully and creatively to consume as little water as possible.

Here's a behind-the-scenes look into The Wave's sustainable design features:

• Automated pool filtration and backwash &ndash; Every time a filtration system backwashes, water goes down the drain. In filtration systems with manual backwash systems, operators tend to backwash on a weekly schedule whether or not the system needs it. Automation allows the system to backwash as needed, reducing the amount of water lost not to mention reducing costs in heating and chemical treatment of replacement water.
• Automated water make-up systems &ndash;&nbsp;This technology operates off the same principle as automated pool filtration and backwash, which is to only add water as needed as opposed to a predetermined schedule.
• Automated water chemistry controllers &ndash; Keeping with the automation theme, constant monitoring by sensors ensures that the pools always have the proper amount of chemicals, adding according to need versus a predetermined manual schedule, which reduces water wasting associated with manual water chemistry correction.
• Thermal Blankets &ndash; While a low technology solution relative to all the automated technology in place, there is a 40 percent savings on evaporative water waste while the covers are in place.
• Retain and repurpose pool backwash water for irrigation purposes &ndash; This takes the water conservation gained from the automated pool filtration and backwash system to the next level by reclaiming the water necessarily lost to backwash to water the landscape and fields in the park surrounding the aquatic facilities. A storage facility and de-chlorination of the water that subsequently filters into the irrigation system facilitates this process. Considering watering municipal fields wastes significantly more water than pool maintenance, utilizing reclaimed water in this manner is a boon to water conservation.
• Reduce water use outside of the aquatic features &ndash; Looking beyond the pools and the water slides for even more ways to reduce water use, timed showers, low flow showerheads, and low flow toilets are in use. Additionally, extensive use of bioswale basins collect surface runoff from rain, treating it before releasing it back into the natural water environment, which helps protect native streams and the bay.

&nbsp;

Their additional sustainable features include: thermal solar heating system; all wood used in construction sourced from FSC (Forest Stewardship Council) certified suppliers; all interior furniture Green Guard Certified; innovative use of an ETFE (Ethylene Tetra Fluoro Ethylene) roof&mdash;a 100 percent recyclable material&mdash;for the natatorium, which is much lighter than glass, meaning less steel was required for the supporting structure while its translucency means reducing usage of the natatorium lights and supporting solar heating; and all other lights across the facility are LED, which are more energy efficient with longer lifespans. The City of Dublin has also elected to purchase 90 percent of their power for the next two years from a Green Power provider to show their commitment to green power as a force for positive environmental and social change.

By selecting design teams passionate about and knowledgeable in sustainable design principles, owners and operators of aquatic facilities can be responsible stewards of our natural resources while also reducing operational costs.&nbsp;

By Gregor Markel, DAHLIN

With over 25 years of professional experience, Gregor Markel has perfected his craft working with clients and contractors to help shape places we live, work, shop, recreate, care, protect and worship. His diverse background of architectural experience allows him to lead project teams undertaking a wide variety of types and styles of architectural projects. "Our project approach is to craft a unique solution for each client, one that should be functional, creative, environmentally sound, and will meet the client's timeline and budget expectations."

&ldquo;I&rsquo;ve got a lot of money, and it means nothing to me compared to how I feel about this,&rdquo; Hofmann said. &ldquo;I worry about passing it on to kids, the education (about the outdoors) they get in schools, making sure they know about the experience&rdquo; in nature.

Hofmann, who deflects attention and has declined most interviews in the past 25 years, has proposed a $75 million facility called the Pacific Flyway Center. It would be located on the western edge of the Suisun Marsh, adjacent to I-680, about midway between San Francisco and Sacramento, within reach of some 10 million people.