ArchPLUS A PUBLICATION OF THE AMERICAN INSTITUTE OF ARCHITECTS WESTCHESTER + HUDSON VALLEY CHAPTER
THE CONSTRUCTION ISSUE SHORING BRACING FUN ADVANCED FRAMING LESS MATERIALS BETTER RESULTS
Design EXPO EVENT HIGHLIGHTS
cover photo:
PRECAST PILE CAPS ARE INSTALLED AT THE BASE OF THE NEW TAPPAN ZEE BRIDGE
Photograph courtesty of New York State Thruway Authority
VOLUME 1 | NO. 4 | FALL 2014
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ArchPLUS: A publication of the AIA Westchester + Hudson Valley Chapter
Fall 2014 Vol. 1, No. 4
ArchPLUS Staff
Editor-in-Chief Peter F Gaito Jr., AIA pgaitojr@pfga.net Art Director Ken Baviello, Assoc. AIA Photo Editor Jason Taylor, AIA, LEED AP Advertising Jaclyn Tyler, AIA, LEED AP bd+c Valerie Brown, Hon. AIANYS, LEED AP Contributing Editors John Fry, AIA LEED AP bd+c, Gregg DeAngelis, AIA LEED AP, Manuel Andrade, AIA, LEED AP
Board of Directors 2014 President
John Fry, AIA, LEED AP, bd+c
President-Elect
Peter F. Gaito Jr, AIA
Treasurer
Manuel Andrade, AIA, LEED AP
Secretary
Michael Berta, AIA
Directors
James Copeland, AIA May Kirk, AIA Sunghee Park, AIA, LEED AP Elizabeth Parks, AIA Joe Sencen, AIA, LEED AP Jason Taylor, AIA Rick Torres, AIA
Associate Directors
Erika Conradt, Assoc. AIA, LEED AP Jaclyn Tyler, AIA, LEED AP, bd+c
State Director
George Gaspar, AIA
Immediate Past President
Gregg DeAngelis, AIA, LEED AP
Intumescent Paint Application
Photo by Peter Gaito Jr. while at one of his project sites in Queens, NY
Executive Director
Valerie Brown, Hon. AIANYS, LEED AP chapteroffice@aiawhv.org
AIA – Statement of Purpose: The AIA is a visionary member organization providing advocacy, leadership, and resources for architects to design a better world. American Institute of Architects Westchester + Hudson Valley Chapter P.O.Box 611, Katonah, NY 10536 914.232.7240 E-mail: chapteroffice@aiawhv.org website: www.aiawhv.org twitter: @aiawhv
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ArchPLUS is a quarterly publication of the AIA Westchester + Hudson Valley Chapter. For advertising information, please contact us: phone: 914.232.7240 or E-mail: chapteroffice@aiawhv.org.
Submission
ArchPLUS is currently accepting unsolicited material for upcoming publications. For submission guidelines and/or to become a regular contributor, see our website for information; www.aiawhv.org. For further information please email the Editor or the Executive Director.
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ArchPLUS is currently available online at www.issuu.com/aiawhv Print issues are available for order through the Chapter office. Single copy price $10.
ArchPLUS
is a benefit of the American Institute of Architects Westchester + Hudson Valley Chapter as a quarterly publication. For information on professional or allied membership, please call 914-232-7240 or email chapteroffice@aiawhv.org. The opinions expressed hererin or the representations made by contributors and advertisers, including copyrights and warranties, are not those of the AIA Westchester + Hudson Valley Chapter, its Staff or the Editor of ArchPLUS, unless expressly stated otherwise. ©2014 The American Institute of Architects Westchester + Hudson Valley Chapter. All rights reserved. Reproduction in whole or in part without expressed written permission is strictly prohibited.
FALL 2014
ArchPLUS
Fall 2014 Vol. 1, No. 4
REGULARS
FEATURES
6 A Word from the Editor
14 Special Technical Feature: Advanced Wall Framing
Put On Your Work Boots By Peter Gaito Jr., AIA
8 President’s Perspective
Advanced framing with 2x6 wood studs spaced 24 inches on center—combined with wood structural panel sheathing—is one of the most cost-effective solutions for builders trying to balance increasingly stringent energy codes with structural building code requirements. In short, advanced framing delivers several significant builder benefits.
11 Emerging Professionals
26 Member Highlights: Dan Contelmo, AIA
7 Sustainable Design
Best selling architecture and engineering books on Sustainable / Green Design Parting Thoughts By John Fry, AIA, LEED AP bd+c
News and Events By Jaclyn Tyler, LEED APAIA, bd+c and Erkia Conradt, Assoc. AIA, LEED AP
13 Legal Corner
Architectural Copyright Infringement By Jarrett M. Behar, Esq.
22 Structural Solutions
Shoring, Bracing and Other Fun Stuff By Ciri Cuono, PE
32 Interview
Ivan Michos of XYLO Construction By Peter Gaito Jr., AIA
AIAWHV Chapter Member Daniel Contelmo, architect, recently won a citation award from the New York State Chapter of the American Institute of Architects. The winning project was a 5,500 square foot carriage house constructed in Dutchess County.
29 Event Highlights: Top Chapter Events of 2014
Memorable social and business events, tours, meetings and chapter meetings from the past year - hope you were there!
30 Event Highlights: Design EXPO September Chapter Business Meeting with Russ Davidson, FAIA, Ray Beeler, AIA, and Andy Tung, ASLA, Esq, photo by: Jason Taylor, AIA
A Word From The Editor
Put On Your Work Boots Construction
ArchPLUS construction starts are on the rise
6 ArchPLUS Fall 2014
is a very important aspect to our profession. It is one of the true
aspects that separates our profession from other art forms. A building on paper can be classified as a design, while having a built manifestation of that design, is architecture. In the past decade we have witnessed a building boom, a shut off of that boom, and recently, a slow but steady return to having projects in design AND under construction. I for one, am very happy to personally and professionally report this, and I hope that also applies to you and your clients that are following through with the construction of your carefully designed projects. Some architects choose to harness their skills in the office and some choose to offer their expertise in the job site trailer. But the real fun is when you can achieve both, for each place is rewarding and requires very different skills, yet architecture success cannot be achieved without the other. An architect who has spent months drawing a particular detail as part of a larger space, and in turn part of a larger building, must push that baby bird out of the nest and into the arms of another, who will in turn, do their best to achieve the desired physical results. This is most often done in a purely technical manner, leaving the spiritual intent of the design to remain in the architect’s heart and mind. Architecture can be thought of as the true celebration of drawing and construction when an architect finds a contractor who can both build out the space and cares about the spirited intent. Likewise, it is also cause for celebration if an architect can understand both the spirit desired and the physical craftsmanship and technical prowess needed to achieve that design intent. Now add in the team of professional design consultants, financial stakeholders, sub-contractors, product vendors, building officials, owners and future building
occupants and you have a real design-build party. I love it I know that a chapter such as ours has such a breadth of architecture and construction talent on all scales of projects for both public and private clients, and that we don’t have to look very far for these successful architect-builder relationships and the projects that were forged between them. Those relationships are often the key to a project’s success and as we are continually in the mode of explaining our value to our clients and to the general public, the architect’s on-site presence and expertise during the construction administration phase has proven to be very successful for the client. In addition to architect-contractor relationship, a project’s success is aided by their efforts, dedication and a willingness to both learn and teach from one another. In supporting the American Institute of Architect’s initiatives, we can help to illustrate our value as architects during all phases of the building process. This is something we can all do to continue to be advocates for our profession. We navigate through the 4th Issue of ArchPLUS exploring messages from our regular contributors, memos and photo highlights, as well as some final thoughts from our outgoing 2015 Chapter President. The front and back covers capture the largest construction project in our area: The $1 billion + construction of the New NY Bridge, which will be a replacement for the existing Tappan Zee Bridge. More will be written about that in future articles and I encourage you to view the bridge details online, at the local offices in Tarrytown and Nyack, and of course, in person. When else in our lifetime will we see an undertaking of this scale and magnitude on our backyard? We shall see... Talk soon -
Peter Gaito Jr, AIA
Sustainable Design
Bestselling Book List Cradle to Cradle: Remaking the Way We Make Things by William McDonough Micro Green: Tiny Houses In Nature by Mimi Zeigler Sustainability in Interior Design by Sian Moxon Greening Modernism: Preservation, Sustainability, and the Modern Movement by Carl Stein Green House: Green Engineering: Environmental Design at Gardens by the Bay, Singapore by Patrick Bellew and Meredith Davey 150 Best Eco House Ideas by Marta Serrats The New Net Zero: Leading-Edge Design and Construction of Homes and Buildings for a Renewable Energy Future by Bill Maclay Passive House Design: Planning And Design Of Energy-Efficient Buildings by Gonzolo Roberto Walkable City: How Downtown Can Save America, One Step at a Time by Jeff Speck
Fall 2014 ArchPLUS 7
President’s Perspective
Parting Thoughts by john fry, AIA, LEED AP bd+c
“Past President”
fosters a range of thoughts and emotions for me. The initial and frank notion is that I can breathe a sigh of relief, both in my professional and personal life. The transition from President to Past President is bittersweet, as I feel a sense of accomplishment towards Chapter wellbeing and a level of disappointment that I didn’t achieve everything I had hoped for. I am grateful to those I came to know over the past 6 years, your contributions, support and encouragement were, and will remain an important chapter in my life. I am sad that the rhythm of participating and leading chapter business will diminish significantly but look forward to perhaps participating in all things AIA at another level. I, along with other past leadership do have compass points for active collateral continued efforts in the causes of affordable housing and allied professional network efforts. I remain excited about these efforts as an extension of my AIAWHV tenure. You’ve all heard through professional and domestic media outlets that the economy has gained meaningful significant momentum, which by all accounts has had a positive influence in our profession and in our chapter. I am happy to report our Chapter’s financial health improved significantly over the past 3 years and it appears that will continue. During this period chapter members, allied professionals and vendors shared numerous thoughts regarding this ‘post great recession’ trajectory and what it will mean within the Chapter ranks. All of these thoughts helped shape the agenda’s set for Chapter programs and efforts. Concurrently AIA National launched what I feel remains the most important and relevant initiative in the organization’s 8 ArchPLUS Fall 2014
history. The ‘Repositioning’ effort has yielded results and assisted significant segments of membership to serve as a reawakening resource towards their own relevance. All of these circumstances lead to literally hundreds of conversations at Chapter events and in phone conversations regarding the evolution of the Chapter. Both in member’s personal goals and agendas and in chapter firm tectonics. There is movement out there and I am fascinated by the potential this movement will yield. I am fortunate to have been Chapter president during this period, and am humbled by the level of sharing and dialog that chapter members have entrusted with me. The gears continue to turn and the 2015 Chapter leadership roster has significant and exciting plans which will continue to gain airspeed and altitude towards programs and initiatives. The value AIA and our Chapter component in particular provides, is there for the taking. It is significant, relevant and in many ways, almost overwhelming. The AIA is there working on your behalf, 24/7, whether you are overtly aware of it or not. You are a stronger professional because of the AIA collective voice - whether you realize it or not. We all benefit from AIA efforts, whether you are an active member or not. I encourage you to be an active member and embrace all of the valuable opportunities offered. The Chapter frame work exists both as a resource and as platform for you to make a contribution and I can’t wait to see what the future of the chapter will yield.
Thank you for allowing me to be your 2014 Chapter President and I hope to remain a valued asset for all things AIA.
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Fall 2014 ArchPLUS 9
10 ArchPLUS Fall 2014
Emerging Professionals
Emerging Professionals QUARTERLY FEATURE
The resource for Emerging Professional AIA chapter members
News/Kudos •
•
ARE 2014 Kaplan Study guides have arrived! All Associate members are elgibile to borrow the material. Each section may be checked out individually on a loan period of 6 weeks with renewal possibilities avilable. Contact Jaclyn Tyler @ jaclyn.a.tyler@gmail.com for more information
The AIA Westchester + Hudson Valley is excited to announce that the Emerging Professionals Commitee is forming in 2015. Watch your emails for more information.
•
Congratulations to Rochelle Rusinko, Associate AIA, employed by Design Development, pllc in White Plains, NY, on passing the Schematic Design section of the ARE.
•
Congratulations to Jaclyn Tyler AIA, of Tyler Architecture & Planning, Purchase, NY on passing the LEED AP bd+c exam.
E • merg • ing Pro • fes • sion • al noun
1. Any Member of the Architecture world that meets the following: Current Student, Recent Graduate, Licensed less than 10 years.
Spring 2014 ArchPLUS 1 Fall 2014 ArchPLUS 11
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12 ArchPLUS Fall 2014
Legal Corner
Architectural Copyright Infringement by a Non-paying Client by Jarrett m. behar, esq.
Depending on the project size, the substitute architect’s profits may pale in comparison to the available statutory damages. You have designed the building’s exterior (1) actual damages suffered as a result of the infringement elevations and obtained approval from the and the “profits of the infringer that are attributable to the Architectural Review Board. Perhaps you’ve also infringement” that are not already part of your actual damages; completed the interior layout and technical drawings necessary to or (2) statutory damages in an amount up to $150,000 build the project. You could have even put in all of the time and effort to obtain a building permit and maybe even a variance for your client. Now a payment dispute arises and your client fails to pay you and gives your completed drawings to another architect to finish the job. You may think that you are limited to liening the job and going after your client for the unpaid portion of your fee. However, it is extremely likely that you are also the copyright owner of your drawings and that the substitute architect that copies your drawings (sometimes by necessity due to the approvals already in place) and the owner that has failed to pay you for your work are infringing on your copyright. That opens up a world of leverage and possible damages that can greatly exceed the amount due under your contract. As of December 1, 1990, copyright protection was extended to the original “design of a building as embodied in any tangible medium of expression, including a building, architectural plans, or drawings.” This specifically “includes the overall form as well as the arrangement and composition of spaces and elements in the design, but does not include individual standard features.” An architect on a project is typically an independent contractor and retains ownership of the copyrights in his or her designs. In fact, both the old AIA. B141-1997 and the updated B141-2007 specifically state that the architect’s instruments of service remain property of the architect, and that the owner is granted a nonexclusive license to use those instruments of service subject to the owner’s substantial performance of its contractual obligations including, most importantly, its payment obligations. Those architects using their own contractual forms, or forms provided by an owner, should take care to use similar language to avoid any ambiguity concerning the owner’s right to use the architect’s instruments of service in the event of non-payment. Now, assuming that infringement has occurred, there are two types of damages that you may be entitled to from an infringer:
per infringement in a case of willful infringement and costs and reasonable attorneys’ fees. Actual damages and profits on one hand and statutory damages on the other are mutually exclusive, however; you may not recover both. In many instances, the profits of the owner/infringer attributable to the infringement has the potential to be greater than $150,000, but is subject to apportionment to the extent that the infringer can demonstrate that the some amount of the profits were solely caused by reasons other than the use of your copyrighted work. However, you can only recover statutory damages and costs and attorneys’ fees if you have registered your work either before the infringement took place or within three months of the first publication of the work. Even assuming that you would elect to attempt to recover profits, the ability to obtain reimbursement of your attorneys’ fees in prosecuting a copyright infringement action, a rare ability in the United States, is a significant benefit. In addition, depending on the project size, the substitute architect’s profits may pale in comparison to the available statutory damages. The fee to register a copyright with the U.S. Copyright Office is not that great, ranging from $35 to $85, and can be done online, but it may not be practical or cost-effective for an architect, especially one with a high-volume practice, to file a copyright registration for every drawing that he or she produces. However, when you start to receive signs from the client that payment may become an issue, it may be advisable to file for a copyright registration in your drawings just in case. Indeed, letting the client know that you are aware of your copyright rights and remedies may even end up avoiding costly payment disputes altogether.
For additional information concerning this article or other issues of significance to architects, please feel free to contact Jarrett M. Behar, a member of the firm Sinnreich Kosakoff & Messina LLP at jbehar@skmlaw.net. Mr. Behar practices in the areas of commercial litigation, construction law and professional liability defense, and has represented architects in both the prosecution and defense of architectural copyright infringement claims.
Fall 2014 ArchPLUS 13
SPECIAL TECHNICAL Feature
Advanced Wall Framing
by the U.S. Department of energy
From time to time, we will be bringing you some technical information obtained from a variety of industry related sources. These articles are thought to add to, or complement, your base knowledge of a particular topic, and will be presented in clear language with photos, images and diagrams, so that your time reading them is well spent and your interest and comprehension levels are sustained. The world of design and construction is a complex and varied one, and the range of topics to be chosen and delivered to you, will be ones selected by the editors based on issue theme and current events. Should you have suggestions for future articles and/or have read something worth reprinting for the benefit of the chapter, please email the Editor with your thoughts. Happy reading
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Structural Solutions
Shoring, Bracing and Other Fun Stuff by ciro cuono, PE
“Well if you are the engineer (or architect) why wouldn’t you do that?”
The “Means and Methods” phrase has been around for a long time and we are all probably a bit guilty of using this as both a sword and shield, to suit the situation, at times. As construction practices, delivery methods (e.g. integrated design), codes, and bureaucracy all seem to become more complex year after year, it would seem that we as an industry of architects and engineers, and other design professionals should discuss “Means and Methods” more often. As many aspects of our industry evolves so too should our approach to dealing with means and methods issues. The typical way that we as an industry deal with these issues is through a series of notes on the drawings and specifications that might read something like this: “The contractor shall provide all temporary shoring and bracing required for plumbness, structural stability, and safety, whenever required to support loads as may be imposed upon the structure during construction. Bracing and shoring and sequencing of such work shall be the sole responsibility of the contractor and his / her licensed engineer…” Or “Contractor shall provide all temporary shoring, bracing, and sheeting, and make safe all floors, roofs, walls, and adjacent property as project conditions require. Shoring and sheeting shall be designed by a registered engineer…” These notes are fairly typical and serve to protect the client and the design professional from the liability associated with temporary works for which they typically have little control over and which the industry has deemed to be within the complete responsibility of the contractor. Some situations to be mindful of include, underpinning, sheeting and shoring of excavations, needling shoring, and stability bracing:
22 ArchPLUS Fall 2014
Underpinning is the permanent support of a foundation to lower, safer strata. It is needed when excavating a site adjacent to an existing building where the excavation is to be deeper than the existing building’s foundations or when lowering the basement in an existing building. The traditional method is the pin method where small pits are excavated by hand to allow for the installation of a concrete “pin”, usually not reinforced. This is installed in a sequenced way allowing for the support of the building and a safe excavation. Some key points to underpinning are the maximum width of the individual pits (usually in the 3’-5’ range) and the intersection of the concrete pin and existing foundation. In order to get full bearing and achieve a load transfer a gap is left between the top of the concrete pin and underside of the existing foundation. After some curing, this gap is grouted and packed with steel shims and wedges. This ensures full bearing and allows for a slight jacking or load transfer onto the pin which is supported at the newer lower strata.
Sheeting and shoring
of excavations is generally for vertical cuts in excavation. When convenient, an excavation is generally sloped say at a 1 to 1 slope or maybe shallower. Analogous to playing with sand on a beach, it is sloped to its natural angle to allow for safe excavations. When a site is constrained (maybe by a sidewalk, or a neighboring property, or a tree), a vertical cut maybe necessary. Since soils do not generally lend themselves to vertical cuts (sometimes they can) some means of temporary support such as cross bracing and sheeting are necessary.
Needle shoring refers to temporarily supporting a wall,
usually a masonry wall, through a series of small closely spaced beams that pierce the wall, like needles, and then are supported by posts or columns down to a lower level or foundation. An example might be creating a 10 ‘ or 20’ opening in a load bearing brick masonry wall. The design of the steel lintel might be an easy and straightforward calculation and detail, but the needle shoring is trickier. The premise of the needle shoring is that the interlocked brick units will act as a series of small arches spanning between the needle beams (say 2’ to 4’ apart). Once the needling is inserted and fully supported at each end, removals can begin and the then permanent steel installed. In many situations, the new beam has to be fabricated and on site before the needle shoring is installed; otherwise it wouldn’t be able to be installed due to the presence of the needles supports and cross bracing.
Stability bracing is a more generic term and its need can
be more elusive. In a large wood framed commercial building if all the plaster finishes are removed on the interior “shear” walls, the building could lack lateral stiffness and be susceptible to lateral forces and unless some temporary stability bracing was installed.
The demolition of a rear wall of a traditional masonry and wood framed structure would result in the temporary loss of stability until the new façade or extension is built and locked into place. A temporary braced wall would be warranted in this case. Another example might be the replacement of a parking deck in a steel framed parking structure. If the new concrete deck formwork is supported by the existing beams, these beams would not be braced by the concrete until full curing. Some temporary cross bracing may be need to preclude lateral torsional buckling or from “keeping the beams from rolling” While these are generally considered “means and methods” designs, rather than ignore them or hide from them here are some questions and comments to consider. I don’t pretend to have all the answers and would welcome and feedback for discussion purposes:
What happens on a small job…say a renovation on a single family residence?
My experience tells me that a typical smaller residential contractor would certainly install shoring but would not hire an engineer to design it. Let’s say there is a rotten girder at the threshold of a previous renovation, installed below the original exterior wall, to allow for an addition. An architect may develop a drawing and call for the girder to be replaced in kind. Who will develop the details to temporarily hold up the bearing wall above so that the beam can be safely removed and replaced? The homeowner client and contractor might be perplexed and say something along the lines, “well if you are the engineer (or architect) why wouldn’t you do that?” My solution to this job type is simply to make the design of the shoring part of my services. It is simply a matter of practicality; the budget probably wouldn’t permit 2 engineers and leaving the details up to the contractor probably wouldn’t lessen Fall 2014 ArchPLUS 23
the impact of liability. Legal issues aside, avoiding a problem in the first place is infinitely more desirable than “it wasn’t my responsibility clauses”.
Why is this so expensive?
By way of example, a brownstone gut renovation in NY provides a good case study. Let’s say the scope of work includes that the rear facade is to be demolished to make room for a new rear addition as well as floor and joist replacements, etc. This requires a lot of temporary works. Scaffolding and netting is needed to safely demolish the rear masonry wall, a temporary braced wall (say wood or light gage steel) is needed to maintain stability, and a sequence of installation is needed. All this is just as complicated as the actual permanent structural design. Coupled with site visits, review of shop drawings and inspections, means that the total fee could easily be as much or even more than the base engineer of record’s fee. Typically the cost of these designs, like most soft costs, is a fraction of the overall construction cost; however, it is buried in the bid. It might be unpalatable for a client to pay this upfront but in the end it is the same amount. In NYC many plan examiners are now demanding these drawings for permitting, forcing the client to pay for this upfront and drawing the engineer of record into these issues from the beginning. Again, legalities aside, there are positive points to this scenario. Developing the shoring upfront forces the designers to think more closely about the sequence and could avoid unbuildable details that generate RFI’s and delays. One strategy that we have seen used is to develop the temporary works up to a point, say providing enough information to bid that aspect of the work and then have the general contractor bring their own professionals to submit a final fully developed drawing. This would hopefully result in a tighter bid (since after all a contractor is typically not hiring their engineer to give them a design before they even have the job), forcing the designers to address the practical issues of construction up front, and still, at the end maintaining the traditional strict division of responsibility for shoring, bracing, and means and methods.
I don’t care; I want the traditional division of responsibility and like Means and Methods! That is fine too, but it should not absolve us, as the design professionals, from doing are due diligence. We are still obligated to point out the need for shoring and demand that the right professionals are brought on board to do it. Here is a scenario. Underpinning is a common enough thing. It is also probably one of the most risky operations on any job, if approached with a cavalier attitude. Structural engineers often carry a boiler plate detail for underpinning, however; only a geotechnical engineer is really capable of advising on some of the most important aspects, i.e. what is the maximum width of underpinning pits given my loose sandy soils? Brining the right professional to the table or insisting that the contractor brings them to the table is a great and easy (maybe) way of addressing these issues.
Ciro Cuono, P.E., LEED AP, is a structural engineer and principal at Cuono Engineering PLLC, Port Chester, NY. and an assistant adjunct professor of structural engineering at the Bernard and Anne Spitzer School of architecture at the The City College of NY. He can be reached at ccuono@cuonoengineering.
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Feature
Member Highlights: Dan Contelmo, AIA Daniel Contelmo, architect, recently won a citation award from the New York State Chapter of the American Institute of Architects. The winning project was a 5,500 square foot carriage house constructed in Dutchess County. The timber frame structure was fastened only with oak pegs, reminiscent of the method used for historical barns. Inspiration for the carriage house’s curving stone walls came from buildings on the Franklin D. Roosevelt estate in Hyde Park, New York. Inside, the main space is dedicated to automobiles, viewed from above from a custom steel catwalk, while an attached wing features a bar, library, and sitting area. Dan will be recognized in October at an awards dinner in Saratoga, along with architects and firms from around the world. Winning projects will be displayed at various functions throughout the state during the year. Dan is the principal of Daniel Contelmo Architects in Poughkeepsie, NY, one of the premier residential design firms in the Hudson Valley. The firm won several awards this year including Best Architecture of 2014 by Westchester Home Magazine and Best in Show from the Master Design Awards.
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28 ArchPLUS Fall 2014
Top 10 AIAWHV Events of 2014
The chapter celebrated many memorable events this past year promoting stewardship and fellowship. These events ranged in size and scale, and appealed to the diverse groups within our seven county chapter area. If you were there, you know how fantastic they were. If you missed them, you are in luck, because we plan to have some of them again in 2015.
1. Design EXPO 2. Bowling Gras 3. Design Awards 4. Golf Outing 5. Tour of Marcel Breuer House and Stone Barnes 6. Small Practitioner’s Symposium with Westchester Magazine 7. SoirÊe 8. Tour of West Point Architecture and Football Game 9. September Business Meeting with Russ Davidson, FAIA, 2016 AIA National President Elect, Ray Beeler, 2014 AIA NYS President and Andy Tung, ASLA, Esq. 10. Summer School Fall 2014 ArchPLUS 29
Event Highlights
EXPO: Progressions
Held at the Marriot Grand Ballroom, Tarrytown, NY October 27, 2014 130 attendees, 38 Vendor Booths, 26 CES classes and the debut of our AIAWHV Lounge
Photos by Susan Fisher Attendees had time to review many products in between CES classes. Vendors offered services, products, systems, information and energy efficient design. In addition to the vendors, twenty six Continuing Education Classes were presented. CES presentations were made by EXPO vendors along with other exciting speakers. A total of 32 credits were offered throughout the day. Participants also visited vendor booths to gather stamps in their passport program in order to qualify for drawings for numerous prizes and other
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Chapter members and future members enjoyed themselves and learned a lot from a variety of vendors.
Vendors from all aspects of architectural design presented their latest products and services in the design and technology world. Attendees of the Expo visited the 38 vendor booths gathering product information while vendors had the opportunity to inform architects and engineers of the details of their new product, designs and energy saving technologies.
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Interview
Ivan Michos of Xylo Construction by peter gaito jr, aia Peter spoke with Ivan about what is happening in the world of construction and how owners can benefit from a great archietct-contractor relationship
PG: Your work is residential and commercial construction,
which do you find came back faster post-recession?
IM: We have gotten into a niche doing high-end residential work,
and that’s what has been keeping us busy lately. There is a lot of commercial work out there that we have been bidding on, but the majority of our projects have been residential. What other type of work do you do that is once again active?
We have completed religious projects in the past, but we have not had opportunities to bid on much church work lately. What kind of residential work are you are doing?
Its high end work, a lot of apartments in the city including a 4,000 sqft Park Avenue apartment, and a ground floor Doctors offices in the same building, Central Park South. The range is about $500 to $2million for a renovation. Lots of custom millwork as well. The kitchens can be $250,000. People spend what they spend because they want what they want. Do you find the NYC permitting process to be difficult?
There are a lot of hurdles but I think that the architects have more problems overcoming those problems than the contractors do. Architects hand us the job with everything approved and all we have to do is hire our own expediters to pull some permits and off we go. It’s you guys that have to jump through all of the hoops to get it approved. You have also done a lot of work in Westchester and Hudson Valley. What projects are you are proud of and what projects do you hope to start soon?
Firstly, we prefer to work in Westchester and Hudson valley for a lot of reasons, but even though most of our work has been in Manhattan, we have also done some good size projects in Westchester. We have built some Town Halls, Libraries, shopping centers. I prefer the commercial work, but lately we have been offered more residential work, so we are taking what we can get. A lot of contractors choose either residential or commercial, but we specialize in both for the past 20 years. 32 ArchPLUS Fall 2014
What is the secret to working with architects, in the classic triangular relationship of Owner-Architect-Contractor?
You have to work with architects and we find that it is always good to work with them because the architect is a good intermediary between the Owner and the Contractor. They can act more like a neutral party because they understand what has to get done and sometimes the owner doesn’t so the architect can help explain to the owner better the project particulars, rather that the owner thinking that the contractors are trying to take advantage of something. So it always helps to have an architect that understands the construction and that can talk to the owner as well. And your firm has always been great with that. Thanks. Tell me about what you are finding in regard to a contract signing and receipt of deposits.
We were just reviewing a contract the other day and thinking of what type of deposit to ask for. We usally get something, but I called a friend of mine who works for a very high end residential contracting company to see what they do, and he said they are now getting between 30% and 40% for a deposit when the job starts. Wow, so right from the start you are getting 30%? Does that cover securing subs and other expensive long lead items?
Yes, that 30 to 40% is given to you at the contract signing. But that’s it- out of that deposit we hire all of our subs, put down deposits for elevators, HVAC equipment, and things like that. Then the regular pay req schedule starts. What we have found is that the subs are asking us for up to 50% deposit for some things. That makes it difficult for us once in a while. So that 30% sounds like a lot, but it really goes straight to the subs and to place orders and secure materials. One of our millwork subs wanted 40% deposit of a $180,000 contract. So really, that initial deposit goes quickly. So you don’t ask the owner for deposit money every time a sub is asking for a deposit from you?
No, we can’t do that- our deposit money gets distributed as we see fit, an then the next time we can bill is in 30 days after doing work.
Why do bids sometimes come in over a large range of costs?
Large companies include a large overhead and profit, small companies have low overhead and often just try to get the job first. If you can, it’s best to have contractors bid the job that are roughly the same size and do the same size of work. We are a medium sized contracting company so we are right in the middle and able to offer fair prices to clients.
WILLIAM A. KELLY & CO.
What material costs have changed the most in the past few years?
Steel goes up and down, drywall pricing can goe sky-high, and sometimes there is a shortage of plywood. Those three are the most volatile based on a lot of world and weather conditions. Concrete pricing is the most stable. Do you use local products and materials?
Yes, for convenience and it helps the project move faster. Its nice to have someone local. What materials and systems do you find popular now and what materials and systems are fading away from use?
That’s more of an architectural question, but I have been seeing less and less stucco/EIFS work being specified on commercial projects. It is being replaced with insulted panels, metal panels and other cladding systems.
CONTRACTORS 914-232-3191• wakellyco.com charity@wakellyco.com
What are two pieces of advice can you give an owner before they hire a contractor?
Get a list of references and make sure you have an architect on board during the construction phase. Even better would be to have a architect as full time construction manager for them. The owner obviously doesn’t know all that goes into a construction project, so they have to pay someone that does. They sometimes need a different opinion of what the contractor recommends so its always best to have an architect on board who is knowledgeable and to act as that neutral party. What advice can you give to architects so they can work better with contractors?
Be a little bit more flexible.
Why would want I want to hire XYLO?
We are a family owned business. Owners go to job sites, so you get personal attention. We have been around for over 25 years, which is key. We are a diverse company with dedicated staff for our residential work and different staff specializing in commercial work. We find this works individually for us and when there are overlaps, for example; a mainly commercial project with a residential component or a mainly residential project with a commercial component. You don’t have to hire separate contractors for each job, we can take care of both parts. One stop shopping. And we play nice with architects.
Ivan can be reached at: xylocorp@aol.com
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View of cranes, construction barges and new bridge pier formwork on the Hudson River as seen from Tarrytown looking towards Nyack
Photo Credit: New York State Thruway Authority