I did a double take when I picked up my local newspaper last Saturday and saw a headline and thumbnail image proclaiming the Solar Decathlon was going to have a change of venue, from the nation’s capital to “the OC.” “Not that Solar Decathlon,” I thought, but there, in the picture, was a glimpse of the Sci-Arc/Cal Tech house from last year’s event, standing out because of its overstuffed and tufted exterior that really gives it the flavor of a hip piece of lounge furniture. So I read on to find that former Irvine Mayor Beth Krom, who is now chair of the Great Park Board, evidently lobbied the organizers to move the event to southern California, after it was initially suggested by Professor Fred Smoller of Brandman University. This, when you think about it, makes all the sense in the world.

Twice I have attended the Solar Decathlon in Washington, D.C. Both times it rained. A lot. On the first visit, it poured and the temperature was in the 40s—making waiting in line to tour the houses especially brutal. At least at last fall’s event, it was warm outside so the rain was more of a nuisance than what felt like a possibly health-threatening event. Despite the interlocking vinyl “walk pads” that had been laid on the ground to absorb the impact of the masses, the grounds turned into a mud pie. For 2011, the event had already been moved off the national mall due to the great damage it inflicted. Instead it was held in Potomac Park, a more accommodating, if considerably less stimulating setting. (Also much harder to reach by public transportation—a shuttle carried visitors from the park to the closest Metro stop.)

So now the showcase is coming to my own backyard, and I couldn’t be more excited about it. The progressive nature of the decathlon seems a better fit for the left coast. Tim Shaw, the manager of external affairs for the Great Park, notes not only that California has an enormous amount of available sun, but is also home for many other innovators. (I like the idea that both Fiskar and Tesla are headquartered here. Maybe they’ll provide NEVs for folks to tool around the display grounds.)

It would also appear that California schools will have better representation in 2013 (the event is held only in odd-numbered years). In addition to Sci-Arc and Cal Tech, USC will participate. The potential for a friendly cross-town rivalry emerging in the California delegation is something to eagerly anticipate.

In my experience, there are always a couple of take-aways from the decathlon that get under my skin and begin to influence my work, even in the multifamily sector. Three years ago it was moveable partitions and built-ins that really provided a sense of “user configurability” in the dwellings. From last year, the “whole-house power kill switch” located by the back door of the Sci-Arc/Cal Tech home stuck with me (as well as that marshmallow-y exterior, which was really cool, if not for everyone), and I’m already seeing the idea show up in some supportive housing projects, so it’s only a matter of time before it appears in market rate apartments.

So mark your calendars for fall 2013! And need I make a shameless plug for Orange County, California tourism? While you’re here to check out the techy-est tract on earth at the Solar Decathlon, you can schedule a side trip to the Magic Kingdom or Surf City, USA. If you’re looking for a local guide or host, drop me a line.

Recently I’ve heard murmuring from a couple different quarters that there could be a bubble forming in the rental housing sector. It has been suggested that in some markets, development talent and money started to flow into multi-family projects about a year after the economy crashed because it needed somewhere to go. Consequently, lots of new apartments were constructed (or are in the process of being entitled, designed, and constructed), leading to too much supply, which was having a flattening effect on rent growth. Furthermore, fears were expressed that since renting, in some markets, was now more expensive than buying, pressure was building for a flight back into ownership of the 3 percent, give-or-take, of Americans who moved from owning to renting in the housing crisis because they had no other options.

Huh. I suppose this could be happening, or about to happen. I’ve even heard a bit of testimony from a colleague in the Midwest that some evidence of this has surfaced. I don’t get much sense though, from scanning the press, that it is at all widespread.

So it got me to thinking about a few things.

First, whenever there’s a discussion of “the housing market,” it is invariably concerning single-family dwellings. Since nearly two thirds of everybody lives in them, this makes sense. A multifamily community, on the other hand, is a different animal. Individual residents don’t sink their life savings into a down payment on an apartment; nor do they reap the economic benefits of expanding equity in those glorious times when SFDs are actually increasing in value. (Remember that?) Renters are also highly mobile, and leaving a rental apartment may be sad, but it is rarely the devastating event that losing one’s home can be.

 

“Bubble” suggests over-eager, and perhaps under-educated persons buying into something when its price has been driven to the point where there’s no escalation room left. One day the bluff is called, a selling frenzy ensues, and losses, some massive, are incurred, especially for those who got in right near the end.

Could it be possible that too many apartments are being planned or built right now? Not from what I read. First, it is possible that the paradigm has been reset, and many among the 3 percent mentioned above will simply not return to housing ownership. Beyond that, simple birth rate and “un-coupling” are expected to continue to keep demand percolating at a decent clip for a while yet, and the pause in apartment construction over the last few years created a deficit that will be some time in the filling.

Locally (LA), I keep wondering what will happen if the right nexus of influences occurs that leads renters to start moving back into for-sale housing. I’m thinking particularly of a decent number of condominium projects that were constructed and never sold, but rather rented. Say it began to be evident in the marketplace that renters were starting to evacuate in droves. How many moves from a condo-rented-as-an-apartment would it take for a building owner to start scratching her head and thinking, “hmmmm . . . is it time to put these puppies back on the market?”

I expect it would take a lot, and I don’t see that happening anytime soon. On the other hand, one might argue that the gestation period for a new apartment building, if one started the entitlement process today, is a minimum of 3, and possibly more like 5 years. How many renters will be getting the itch (and down payment, and loan approval) to bail in 2016? I guess I’m arguing that if the for-sale condominium market really ratchets up, then the other 80 percent of the residents of a building that’s being un-rented will need a place to go, won’t they?

Too bad my crystal ball is still broken.

There was recently an article in my local paper about new “net zero energy” houses being constructed in Orange County, Calif. The headline on the piece referenced the homes being “nearly ready for electric cars.” A conversation with the developer (Herb Gardner of City Ventures) ensued, in which some of the nuances of home charging for electric cars was explored. Now that I am a driver of an electric car (thanks, Nissan, I finally got my Leaf and I love it!), I was intrigued.

I’ve been following the emergence of the viable electric car for some time, looking forward to the day I would drive one. Now that I do drive one (well, share it with my wife actually), I’m pleased with the opportunities it brings me to be an evangelist for more sustainable behaviors. Everybody wants to know about the car, and what it means to own one.

Let’s be clear:  they’re not for everybody. As with many “greener” behaviors, it takes conviction, discipline and planning to make it work. My wife and I took a thorough look at our driving habits before making the leap. I was motivated to get a vehicle that qualified for car pool lane access in California, since the stickers for my Prius expired at the end of June. The Leaf was the best option. (Though I’m able to take heavy rail into the city for work most days, there are times when driving is required, and the commute from my home to my office is punishing without the use of the HOV lanes.) Because it’s 38 miles one way, it was iffy whether the Leaf would make the round trip journey on a single charge. This caused me to sniff around to find available charging stations in a reasonable vicinity of my office. The default location was the downtown Nissan dealer, where I could charge up in a pinch. As it has turned out, I have also started a new job, and there are two charging stations in our parking structure, which were installed just last November! Now my “range anxiety” is abated on those days when it’s necessary to take my car to work—I just charge up at either end of the journey.

The rest of the time, my wife drives it. She very typically travels fewer than 60 miles a day, running errands and seeing clients, which is the perfect application for this car.

We installed a special 240-volt charging station in our garage, which took some cash. But guess what? The California Vehicle Rebate Program found us eligible for an incentive that completely covers the cost.  In addition, my utility company has offered us a special rate for overnight charging, which is what we typically do. (The very clever Leaf has a timer for charging that makes it easy to capitalize on the lowest tier rates, which start at midnight.)

Occasionally we also “top off the tank” in the middle of the day. One would typically want to avoid this because of peak-hour electricity rates, but we are able to generally relax about it because the photovoltaic panels on our roof are cranking out power at that time, so we are generally juicing it ourselves without the utility’s help.

These two items—the charging station and the PV—were what was considered necessary to have a new home “electric car-ready.” Mr. Gardner made the beautiful and very compelling argument that when one buys a home so equipped, one will save a great deal of money on both gasoline and electricity. The cost of these items would just be incorporated into the price of the house.

But “net zero?” That’s a horse of just a slightly different color. To achieve NZE in this example house, more energy would need to be produced than consumed. This is not as difficult as it may seem. With PV, more energy is produced during the day (usually) than the house (and car, in this case) consume, power is fed back into the grid, and the electric meter spins backwards. Then, at night, when rates are lower, the home draws from the grid, but usually at a much lower volume. As long as the excess energy generated during the day that is fed back into the grid is more than what is consumed at night, the property is considered “net zero energy.” The trick is to anticipate the home’s demand and design a PV system that generates enough juice to just barely exceed it. (Even the greenest green might be reluctant to provide any more free power back to the utility than is absolutely necessary.)

I haven’t yet assessed how much juice the Leaf is drawing. I know that I still have space on my roof, and the sun is still shining, so maybe some day in the not-too-distant future, I too will achieve NZE at my house. But wouldn’t it be great to walk right into a house that was good to go in the first place? I believe Mr. Gardner is on to something.

(Daniel Gehman is an associate at Harley Ellis Devereaux in Los Angeles, where he leads the Corporate and Commercial studio. He can be reached at dpgehman@hedev.com.)

A funny thing happened as I entered my first week of waiting for my new electric car. One of my partners, who drives a Chevy Volt, was preparing to leave town for an extended vacation and asked if I’d like to drive his car when he was away. Naturally, I jumped at the opportunity, if for no other reason than to get acquainted with this intriguing new product, even if it doesn’t qualify for the magical California white clean-air decal (see my previous post.)

GM’s advertising for the Volt includes a couple of interesting tag lines. The first is, “It’s more car than electric.” The second says, “It plugs in anywhere and goes everywhere.” That second line is pretty subtle, but it captures the convenience designed into this otherwise unconventional vehicle. Now that I’ve had it in my hands for three days, I’m struck at how monumentally understated that line really is.

Unlike the fully electric Nissan Leaf, the Volt’s battery-powered electric drive system is engineered to deliver a typical American’s daily round-trip commute (less than 40 miles) on a single charge. The premise is simple: You charge up overnight, drive to work and back, and repeat. Go beyond that, and the power source changes. The Leaf has a range of between 65 and 90 miles (or so) on a full charge, depending on one’s driving habits, then it’s simply dead in the water. Because the Volt is designed with a lesser range, it also takes less time to charge.

On Saturday morning, we left for our local farmers’ market on a full charge, and got home with about a third of the capacity left. We knew we had another event that evening, so we plugged the car in and went about our regular Saturday chores and relaxation. When it came time to leave for our soiree, the Volt was fully charged and ready to go again. The excursion to the market was about 22 miles round trip (virtually the same as my commute), and the charging time between trips about seven and a half hours. Slick.

(For convenience, I had left the transformer/extension cord at home in the garage, but after we parked at our friends’ house, I thought to myself, “I’ll bet if I asked them, they’d let me juice up my car while we’re sitting here.” Most homes have an exterior power socket—it would have been simple. And I’m sure they wouldn’t even have noticed the blip on their energy bill. Lesson learned—I’m not going to leave the cord at home any more and miss the opportunity to freeload “fuel” off friends and family.)

This simplicity may be one of the absolute coolest things about the Volt. Remember the “plugs in anywhere and goes everywhere” line? I’m certain now it refers to the ability to charge from a regular 110 household socket without any more special equipment than the cord that comes with the car. “Anywhere” in this case might be the aforementioned friend’s house, the office, a job site, or even the random parking structure. I admit I found myself scanning the walls of a structure we parked in Friday evening to see if there were any unsecured outlets.

Friday evening, you see, we had started a journey with very little charge left. I wanted to see how simple the transition was from traveling on pure battery to using the electric power as it was continuously produced by the gasoline-powered generator. What a trip. I had been watching the gauges, hoping to catch the changeover, and I didn’t even notice until it had occurred; the little symbol on the instrument panel allows the battery icon to swap places with the gas pump icon. That’s it—it is perfectly seamless. This is the “goes everywhere” part of the marketing line. There’s no such thing as range anxiety with the Volt. You use electric power only for most routine commutes and stuff like the farmers’ market and church on Sunday, and only rarely rely on the gas generator, which exists to re-charge the battery in motion and continue to use the electric motor for propulsion.

Avoiding the switch-over to use of the gas generator takes a bit of planning, but even in my extremely brief experience with the car, it becomes something of a sport. Our goal becomes to never run out of a charge—how cool would that be? And even if we do, it’s only on a rare occasion, and the blended “mileage” of the car over this kind of use is spectacular. The vehicle I’m driving has about 5,000 miles on it and has a lifetime average mpg of over 130.

So why doesn’t this ride qualify for a white decal that would allow me access to the car pool lane? I suppose it’s because it does use evil gasoline on extended journeys (which would be necessary for me if I were to drive it to L.A. and back), but if the rest of my commuting behavior was in line with what I described above, it would still be a pretty decent environmental bargain.

This week I will see what’s it’s like to drive the Volt outside the car-pool lane. My local commute won’t really increase by that much time. L.A. trips, though, will still be in the Prius while the blessed access to HOV heaven lingers. Could I be persuaded to choose a Volt instead of the Leaf, and play Russian roulette with my car pool needs? Hmmm. …

Nissan, are you listening?

I’m on the waiting list for a new car. This is the second time I’ve been through this. The first was back in early 2004, when my prize was a second-generation Prius. I waited less than 90 days and got lucky when some real-housewife-of-Orange-County type returned to the dealer a cute little black model her husband had surprised her with as a holiday gift. After I bought it, I wasted no time in obtaining the coveted “clean air decal” from the California Department of Motor Vehicles, which allowed me to travel as a solo driver in the car pool lane. As I worked in both our downtown L.A. and Irvine offices, the car pool lane access was a cherished feature of this vehicle.

But times change. At the end of this month, the yellow clean-air decals expire. This will have the immediate effect, just prior to the July 4th weekend, of expelling something on the order of 60,000 Prius pilots from the golden state’s HOV lanes.

I knew this was coming. When I got the official notice from the DMV about a month ago, I began my new vehicle search in earnest. While I still love the Prius, I continue to work in both offices and loathe the thought of being thrust back into the general freeway population after having behaved like royalty for the past seven years.

Fortunately, there’s a way out of this dilemma. I mentioned above the yellow stickers are expiring, but there’s another color—the rare and elusive white stickers. In the recent past these decals were reserved for natural-gas-powered vehicles and the occasional electric Rav 4 (or equivalent.) Moving forward, this pantheon of commuter purity will include the aforementioned CNG cars (most typically Honda Civics), but also a quartet of all-electric rides that come with official California Air Resources Board blessing. (There’s also the Honda Clarity—a hydrogen-powered fuel-cell vehicle—but only something like four of them exist. Of course, one is in Newport Beach. One has to be hand-picked by Honda and within a tight radius of one of Southern California’s two hydrogen filling stations to qualify for one of these babies.) The battery-powered cars on the table are the Tesla Roadster, Ford’s Norwegian-built Think, the smart electric drive, and the Nissan Leaf.

Just to spare myself the heartbreak, I didn’t even attempt to go through the pretense of driving the Tesla, which at $109,000 is unattainable. The Think is really a glorified neighborhood electric vehicle (NEV), not really designed for freeway travel, and, unimaginably, even smaller than the diminutive Smart Fourtwo, so not a real contender, even if I could find one. Thus the field is narrowed to two candidates—one from Europe and one from Japan.

My wife and I drove both cars. The Smart is fun, and “so cute!” as my spouse likes to remind me, and even comes in a cabriolet model with a power roof that can deploy when in motion, which is pretty cool. On the other hand, it has a top speed of 65 mph; it’s not here yet; they plan to bring over only 250; and being selected to receive one is only slightly more likely than becoming a finalist on American Idol. It’s also pretty expensive, and can only be leased, but over the life of the “beta” lease, the company plans to swap out the car three times as upgrades come on line. Just to hedge, we’re staying on the reservations list.

But for us, the clear winner of this sustainable beauty (and performance) contest is the Nissan Leaf, which is a truly remarkable piece of engineering. The car is roomy, attractive,and has considerably more power than the Smart. Plus it seats four, with some leftover storage space. It is moderately priced and can be purchased rather than just leased. That is, one could be purchased if one were available, which one isn’t. It turns out there’s been a confluence of events that have made these little gems really hard to come by. First, the demand has already exceeded the supply. Then, there’s been a mass exodus of Prius drivers out of the nifty hybrid and into the alt-energy flavor of the month that will get them their stickers back. Finally, of course, there’s the lingering effects of the Asian tsunami that has severely limited production of cars in general, but Japanese cars in particular.

So, following our test drive that sold us on the Leaf, we humbly accepted our position as number 80 on the dealership’s waiting list. Wanting a white one could lengthen the wait. So we’ll wait. Maybe we’ll get a lucky break. In the meantime, I’ll keep enjoying the car pool lane until July 1, then make the best of it thereafter until our ship comes in.

One great answer we got from the dealer really helped curtail my “range anxiety.” I searched in vain for a public-access electric-vehicle charging station within a few blocks of my downtown L.A. office. There aren’t any. (Doesn’t that strike you as just odd?) While it is possible that if I drive in “eco” mode, I could potentially get to my office and back home on a charge (“actual driving results may differ”), it would certainly help my peace of mind to know I could “top off” while I’m at my office. The kind salesman with whom we spoke pointed out that I could charge the car at the downtown L.A. Nissan dealer, which is reasonably close to my office. This means the electric car will really solve my car-pool sticker problem, and I won’t have to fear getting stranded in the city, begging some stranger for access to a 110 socket to obtain a “trickle charge” just to make it home.

I expect the infrastructure for electric vehicles is going to grow rapidly over the next couple of years. Maybe our landlord will even put one in. We’ve been discussing their inclusion in our multifamily projects for a couple of years already, and we’re now starting to see the idea get traction. I’m close to becoming one of those people we’ve talked about—who really begins to make choices based on whether or not I can plug in my car.

As architects, we like to celebrate the little things that color our experience, like ground breakings and grand openings. For us, the former represents a welcome birth after a typically long and challenging pregnancy, and the other, I suppose, is like a debutante ball. Now, to have both occur on the same day is a rare and exquisite delight.

Not for the same project, of course. (That happens only on reality TV.) But just the same, the layering of these two seminal events in one “shift” is a pretty remarkable event.

Our special moment is hemmed by two Los Angeles projects. This morning, gold shovels in hand, the developer, the district City Council member and key team players (including one of my partners) turned over a bit of specially staged dirt with the cameras clicking away. As the developer mentioned, planning and design for the project had started way back in 2004, so the excitement about finally being able to begin was palpable. This is a 300 or so market-rate apartment project in the Chinatown neighborhood. There aren’t too many of these communities seeing and bricks and sticks activities these days, and the forces of the universe, seen and unseen, have clearly aligned for this enterprise. And good for them. Good for us. Good for the community.

Out a bit further west, in the “Miracle Mile” district of Wilshire Boulevard, preparations are underway for the ceremonial debut of another 200 or so units in a mixed-use infill location not far from LACMA and the Tar Pits. Naturally, it’s already been open for a while, and is largely leased up—for at the final C of O bell, the project joined the community as rental apartments. (It began its life, back in 2003, as a for-sale design.) I believe that everyone involved with the project is beaming and jubilant, as they deserve to be, and the party will be a tremendous success, as they always are. (I hope those of you who are not architects will appreciate what a gas it is for us to attend these events—where we get to hang around in the realized fruit of our imaginations, listening to actual users fawn about how wonderful it is. Rare and delectable, indeed.)

So is this piece just a bit of self-congratulation? Well, not completely. It feels more to me like a really remarkable coincidence that I’m taking as an omen of better times today, with more on the way. With unemployment dropping (even here in California), money finally becoming available (and still at a pretty low rate), and construction remaining on sale, there’s a window of opportunity in the multifamily space unlike anything we’ve seen in a while. It’s encouraging, and given the levels of inquiry we’re receiving at the moment, I believe it’s the real thing, and I’m looking forward to a lot more.

This morning things went awry for me, in spite of good intentions and relatively careful planning. I had booked a flight from Los Angeles to Sacramento for a day’s business. Mostly for convenience (and a little for sustainability) I planned to use my usual commute trick: drive 20 miles from my home near Disneyland to a park ‘n ride on the Orange/Los Angeles County border; mount the light-rail system; make one transfer and take the subway to Union Station; then catch the Flyaway Bus to LAX. Simple. (All right, it sounds complicated, but when you subtract the brain damage of stop-and-go freeway traffic—even in the car pool lane—and the costs of parking, it all balances out.)

But, alas, simplicity was not to be the case today. When I arrived at the park ‘n ride, both the main and overflow lots were full, and a steady stream of frustrated drivers were leaving to pursue Plan B. I headed for the next stop along the Green Line, where there was another, if smaller, park ‘n ride, but it was full, too, and I was forced to hop back on the freeway and resign myself to driving to the airport.

Why so much ridership? Why today? It’s only Tuesday, which is never the busiest commute day (that honor belongs to Thursday). Do I have this to look forward to as 2011 progresses, and the economy really starts to climb out of the well into which it tumbled?

There is no doubt in my mind that this full-capacity transit situation is directly related to two factors: declining unemployment and rising gas prices. Yes, here in the sunshine state our main commuting fuel has crossed the $4 per-gallon threshold. At this point, people start getting out of their cars and onto the busses and rail. The last time gas prices spiked, up past the $4.50 mark, my morning Metrolink train became standing room only. Every trip. And that was in 2009, when the economy was hemorrhaging jobs.

I should also note that at the peak unemployment stage, and especially during summer, the freeway traffic was noticeably lighter, which I must say was something of a silver lining in the gloom.

But what does one do, exactly, when one’s reduced car-commuting options just don’t work anymore due to peak demand? I mean, I’m glad to see more people going to work, of course. But it’s hard to make an argument to persuade folks to use transit when it has simply reached capacity. As of this moment, I don’t have a fallback, and really need to engage in some creative planning.

You may know that in L.A. there are a lot of transit projects in the planning stages, both light and heavy rail, above and below ground. Based on this morning’s experience, and the specter of rising employment and $5 gas, they can’t bring it fast enough.

There is a great deal of discussion to be heard these days about “walkability” and “walkable neighborhoods.” Great! It’s a beneficial and practical idea to consider. But, like “sustainability,” everyone who uses the word probably has a nuanced meaning for it. What makes a neighborhood “walkable?” Is it just about destination? Or infrastructure? Or flattering urban appointments?

I think maybe one of the most important elements of walkability is the attitude of the walker. Seriously. When I am working in our Irvine office in California, I have for a decade moaned that “there’s no place to walk to for lunch.” If you break down that sentence, there are several terms that demand clarification, starting with “no place.” For me, that really has meant “no place I consider acceptable as an eating establishment.” There’s a café in the office building next door (less than 5 minutes away) that I find bland and overpriced. There’s a juice bar in the Equinox gym on the other side of our complex (about 5 minutes away) with high prices and limited choice, and a trendy sit-down restaurant and bar in essentially the same building, but I consider it a “special occasion” place. Across the street and up the block a bit is a chain taco place, and the answer there is just no.

But a little further, and in the opposite direction, there’s a little commercial center with a sub sandwich shop, a liquor store, a Starbucks, a sushi restaurant, a fish taco place, a gyro place, a pizza place, and, my usual choice, a chicken/beef/rice bowl place. Do you know how many times I’ve walked over there to pick up takeout? I’m so ashamed of the answer I’m not even going to share it with you, but it rhymes with “hero.”

So today, it’s a new year, and on my first non-brown-bag lunchtime, I resolved to WALK to the corner to get some grub. It was fun! Aside from the fact that there is no public sidewalk access to my building (I’m not making this up—you can literally enter only from a parking lot), the rest of the journey is pretty civil, including one ginormous (though nicely signaled) intersection. There are gentle slopes that some might even consider hills, but not enough to even cause one to break a sweat. Note I never encountered a bench or even a street tree—but the paved surface was clean, even and pretty comfortable. Walking is a really wonderful way to engage most of one’s senses—sight, sound, smell, even possibly touch as various sidewalk irregularities are felt through the soles of one’s shoes—and a revitalizing break from the cubic cell, monitor and landline.

The journey took eight minutes, including waiting for two light changes. Eight! I’ve spent over ten years DRIVING AN EIGHT-MINUTE WALK! To summarize, I left my office, walked to the restaurant, ordered and picked up my food, and strolled back all in about 25 minutes, leaving me a pleasant half hour to enjoy social time in our break room with some colleagues.

I’m still kind of stunned, which is why I had to write about it. Walkability, I’m persuaded, now more than ever resides largely in the mind of the walker. An abundance of options and attractions is at some level just gilding the lily. Choice doesn’t make a neighborhood walkable; attitude does. My universe has just cracked open a little bit more.

“There’s no by-right development in Los Angeles.” I’ve both heard and experienced this notion enough in the last decade to believe there’s really something to it. Every development, it seems, requires a protracted process of submittals, meetings, revisions, more meetings, community outreach strategizing, revisions, and maybe a few more meetings for good measure. The benefit of all this is that we become acquainted with the decision-makers, which at least leads to more pleasant and familiar working relationships, if not actually to speedier approvals.

I’ve noticed a new phenomenon afoot since we’ve begun to scratch and claw our way out of the recent second dark ages, which I’m going to dub “There’s no by-code development.” Okay, this language may be a little strong, but that’s the nature of slogans.

Podium-style construction, with the maximum allowed number of wood stories stacked over a concrete deck, is a fairly complicated undertaking, just on the face of it. Even in the best of times, it was challenging to get them to “work” from a pro forma perspective. This led design teams to really stretch, pull, bend, interpret and manipulate the building code (and their own creativity) as far as could be imagined to craft a really sophisticated solution. Actually, virtually all of the recent projects on which I’ve worked went beyond a mere stretch, and necessitated modifications to building codes, fire requirements, zoning or specific plan rules, or all of the above. Now, with the contracted economy making successful solutions more elusive than ever before, “playing” with the codes appears to have become a new baseline.

Denser, cheaper, faster—these are values for large multifamily infill developments with which we are all familiar. It feels like our current pursuit of these (along with firmness, commodity and delight, of course) leads us into consistent conflict with the rules. Consequently, together with our clients, we reach further and dig deeper to conjure unique contextual solutions that, with persistence and persuasion, can be found to be tenable, and therefore approvable.

Like almost every other facet of development, this process is not for beginners or the faint of heart, but it does feel like staying one step ahead of the codes, even as they evolve, and the approving authorities, is the new normal.

Feels like being back in school; and that’s a good thing.

When traveling for business, it seems there’s often one little detail that gets overlooked. Today I had to be in Phoenix to visit a property with a client, as sort of a fact-finding mission. (“Shade” at Desert Ridge, a former Gold Nugget “Rental Apartment Community of the Year.”) It’s only a short flight over to Arizona, but the community is about a half hour drive from the airport. (Sprawl—go figure.) A rental car was necessary.

Since business has been slow for a while, I haven’t traveled a ton, especially to destinations where a rental car is required, so I guess I’ve lost my edge. I neglected to select my style of vehicle in advance. When I do, I typically select the most economical ride I can manage, including a hybrid vehicle when it’s available, which it often is. Well, on this occasion my reservations were made by others, and this is the element that slipped through the cracks.

“Ewww” was my response when the rental agent handed me the keys to a Grand Marquis. Number one, this is the exact car my dad used to drive, so that was kind of creepy; number two—it felt like the kind of government-issued land yacht that might be piloted by a character on Law & Order, with a gaping maw of a back seat ready to have a perp stuffed into it. Its trunk probably would have swallowed up a smart car. Hard to hide in one of these babies, if you know what I mean.

Well, the crew with whom I was visiting the site certainly noticed, jumped on me like it was some sort of fraternity hazing—mocking me, the erstwhile tree hugger, for transporting myself in the Mercury Valdez. (At least we had two people in it.)

But it wasn’t negative, not in the end. The only reason I got teased for driving a huge car was that I have been known for some time as the designer who walks the walk. It’s been my responsibility to be the Lorax on the projects I’ve been leading, consistently bringing the sustainable ideas to the table to try them on for size. I decided a long time ago that it would help my credibility if I were personally practicing the ideas I was pitching to my clients. They all know about my Prius, and the solar PV on my house, and, for goodness’ sake, that I schlep home the coffee grounds (and filters) from the office to be composted in my organic back yard—it just comes up in conversations. If it wasn’t for all of that, my monstrous rental would have just been chalked up to another day of doing business.

But it wasn’t. It was called out for being inconsistent with my other convictions. And that made me proud.

(Daniel Gehman is principal at Thomas Cox Architects. He can be reached at DanielG@tca-arch.com)

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