Discover how libraries in Henrico County, Virginia, are embracing community needs and redefining public spaces for the 21st century

Andrew Carnegie’s vision for community progress depended on libraries as the instrument of change, inspiring him to fund more than 2,500 between 1893 and 1919. Typical elements included separate wings for children’s and adult books and a professional librarian in the middle, preserving order. Although the stacks occupied most of the space, the building also included a community assembly room.

But today’s libraries turn that model on its head. There’s no need to store every possible book when they’re available in digital form and through interlibrary loan. “We’ve come to the point where the books stopped pushing the people out of the building,” said Jeff Hoover, principal, Tappé Architects, Boston. Today’s library programs call for flexible, multi-use spaces for people to gather, interact, learn, imagine and create. That human focus means listening to and understanding the different needs of each library community—even if they’re only 20 miles apart.

The designers of three libraries built in Henrico County, Virginia, in the past decade took this to heart. Quinn Evans of Richmond (formerly BCWH), architect of record, and Tappé Architects, library planning and design associates, collaborated to create one-off, state-of-the-art libraries perfectly attuned to their communities.

Libbie Mill Library: Reimagining the Traditional Library for the New Urbanism

Built in 2015, the three-story Libbie Mill Library is the centerpiece of a development that epitomizes New Urbanism, with walkable neighborhoods blending retail, office and residential facilities interlaced with green spaces and promenades.

Awards: AIA Virginia Honor Award, LEED Silver certification

The Libbie Mill Library’s form starts with a massive and traditional box—but the interior program of reading and meeting rooms projects through the façade and becomes part of the vibrant scene outside. Similarly, group study areas and a digital media lab create a collage of boxy spaces inside. Chuck Wray, principal, Quinn Evans, said the distinctive geometry is a result of the ounty giving the designers “the flexibility and the freedom to help reinterpret how those spaces could be used in a 21st century library.”

The library’s two entrances let people flow in from both sides of the building—the parking lot or lake—with the main reception desk in the center. “It gave us a chance to create that tight adjacency to an urban environment, to have active public spaces just outside the building,” Wray said.

Opposite the reception desk, children enjoy a tactile and interactive learning center, with reading nooks and kid-sized furniture, including upholstered seesaws. Deconstructed cardboard boxes encourage them to use their imaginations. “We didn’t want the architecture to tell the kids what to think,” Hoover said. But that’s not restricted to the children’s area—the designers tried to satisfy every visitor’s needs without directing how they use space.

On the second story, the central jewel is the digital media lab. “It floats out in the space with a unique geometry that’s not orthogonal,” Hoover said. Transparent walls let visitors enjoy a close-up view of technology like two 3D printers, audio-video editing equipment and green screens. Nearby, teens get social prompts from small group study rooms and open gathering areas, including video gaming spaces.

The community’s desire for sustainability called for siting the library for maximum daylight and minimum solar heat gain and landscaping with water-efficient plants. But the library’s design also ensures a sustainable future by allowing reconfigurability as the community diversifies and grows.

Varina Library: Merging Agrarian Roots with Paradigm-Changing Design

Opened in June 2016, the 43,000-square-foot Varina Library features an assemblage of pavilions that borrow from the forms of tobacco barns and reinforce a Virginia vernacular.

Awards: Library Building Award, American Institute of Architects & American Library Association Merit Award, AIA Virginia and Library Journal New Landmark Libraries 2019, LEED Silver certification

The three pavilions of the Varina Library look modest until you realize they’re only the top of two stories that cascade down a slope to 22 acres of protected wetlands and lush woodlands integral to the library design. Once inside, the clean lines, natural stone and wood and views straight through the building reinforce the agrarian feel. Daylight from clerestory windows and skylights offers a volumetric experience without requiring a large footprint.

The pavilions are linked by gathering spaces, including a Reading Landing—giant steps that provide seating for films, lectures and performances. Deep overhangs shade the large south-facing windows, and a high-albedo roof fends off the Virginia sun, keeping the building energy-efficient.

The Varina Library’s three pavilions cascade towards protected wetlands, blending clean lines, natural materials and abundant daylight to create a harmonious, agrarian-inspired design.

The library supports state-of-the-art resources and programming, with stacks and collaboration areas for adults, teens and children. At every turn, the design lets patrons choose the level of engagement they want, whether that’s a minute perched on a stool or an hour lounging in an Adirondack chair.

In the adult section, the public computing space offers 35 computers, four times the previous number. A nook nearby holds print and digital periodicals. The fiction collection beckons with cozy chairs and a view to nature, and the nonfiction section includes tables for longer work sessions.

“One of the most exciting places in the library is the teen area in the collaboration zone wing of the building, which also incorporates the digital media lab,” Hoover said. “They flow together very nicely in a programmatic way.” Here, teens can learn how to code or edit podcasts or visit the Minecraft gaming club. Fun furniture and clear study rooms encourage others to join in.

The children’s area lets kids be kids without the risk of shushing. The design prioritizes a fun and interesting environment that’s not overstimulating. Even away from the windows, biomorphic textiles and furniture mimic a deep green forest.

During design, the team preserved a historic oak tree on the site by choosing to frame it at the end of a pavilion. It’s a symbol of how strongly the Varina Library connects with the natural landscape and the history of its rural community.

Fairfield Area Library: Uniting Families and Beliefs in a Multifunctional Hub

Opened in October 2019, the Fairfield Area Library is characterized by two large masses that reflect diverging philosophies of how Black people could best advance.

Awards: Merit Award, AIA Richmond, LEED Gold certification

In the 20th century, W.E.B. DuBois championed academic learning while Booker T. Washington emphasized skilled trades as the path forward for Blacks. Henrico County leaders challenged the architects to unite both ideas in the Fairfield Area Library design. The 44,000-square-foot structure sits at an intersection as well, a 10-acre site in an area of investment to promote equity for area residents.

Engagement to hear the voice of the people made it clear that the county’s prototypical library program wouldn’t meet Fairfield’s needs. Instead, multifunctional spaces support various learning styles and activities, with a life skills classroom, expansive meeting and conference spaces and ample teen study rooms.

Visitors entering the library are met by soaring ceilings, skylights, balconies and the reference desk and digital trailblazers wall. A saffron-yellow staircase climbs to a family collaboration zone between the children and teen wings. This area reflects feedback that as many as four generations of a family might visit the library together, so adults must be centrally situated to monitor younger charges.

In another nod to family needs, Quinn Evans collaborated with TMC Furniture to create a custom workstation with a play area that keeps babies and toddlers secure and entertained while their parents use computers. The expansive children’s section lets kids explore picture books divided into “neighborhoods” of genres. Glass sliders open into a multipurpose room for read-aloud and arts and crafts activities. 

In the teen wing, young adults find tempting displays of texts plus a video gaming area. Clear-sided study rooms look out over the library’s adult section to the monolithic fireplace and welcoming chairs that surround it.

One of the most appreciated library features is the “One Button Press Room,” where patrons can capture video and audio in a state-of-the-art recording booth for job interviews, podcasts and music. Afterward, creators can take a USB with the recording and edit it in another room using Adobe software that library staff teach.

The Fairfield Library has become an anchor in eastern Henrico and a source of cultural pride for the neighborhood, a hub for learning, opportunity and prosperity. Although the design has transformed since the Carnegie model, the library remains a place to help everyone reach their full potential.

Designing 21st-Century Libraries: Community-Centered Spaces for Innovation and Connection

Three libraries of similar size in the same county, designed for the same client by the same firms but with distinctly different building expressions. That’s how it should be, Hoover said. “I think that’s how we get libraries right for the 21st century—to make them uniquely local, so they couldn’t possibly have happened anywhere else.”

Photo credit: Chris Cunningham Photography

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Interior designers do amazing work—here’s how Bluebeam can make their jobs easier

As you sit in your office, look out over the different workstations, cubicles, communal areas and conference rooms. Do you ever think about where all the furniture and fixtures came from? It’s no small stroke of luck that all the correct colors, textures and quantities showed up when delivered.

The interior designers responsible for this magic not only work to capture the look and feel of the indoor built environment, but they also consider traffic flow, occupancy restrictions and other code compliancy. If you’re interested in the how-to technical side of the tools below, check out my blog, “Bluebeam Revu for Interior Design.”

So, which Bluebeam features are most important for interior designers?

  • Groups
  • Layers
  • Spaces
  • VisualSearch
  • Legends
  • Digital Dashboards

Groups

Laying out large office spaces can have standard configurations multiplied several times throughout the space. Tagging each chair, desk and file cabinet can take a long time depending on the number of workstations. To help speed this up, several markups can be Grouped, allowing the user to copy/paste the entire workstation with all its components, thus reducing the number of picks and clicks significantly.

Layers

Sometimes office layouts can get busy and cluttered when you add power poles, data connections, ceiling-mounted projectors and wall-mounted screens. By creating a layer system in Bluebeam, you can hide or isolate each of these individually, making the plans much more comprehensive.

Spaces

Differentiating distinct areas on layout plans is another way to keep everything organized. Using Spaces in Bluebeam allows you to sketch out specific rooms, sections, departments or entire floors. As a result, you can sort fixtures by room number or department. If you have eight employees on the finance team, for instance, your counts for chairs and desks should report eight of each. You can have a breakdown of fixtures per department and quickly get totals per floor or entire layout.


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VisualSearch

With many of the equipment and fixtures being labeled on the plans, a visual search is extremely powerful for finding all instances of a particular chair, desk or power pole. Bluebeam has the ability to search for a specific layout of pixels forming a symbol. The ability to count all the office chairs in one search saves considerable time over shifting through drawings clicking on each one individually.

Legends

Having the ability to display fixture counts directly on a printed sheet helps everyone downstream. From delivery to installation, it’s important to know what goes where and how many. Legends in Bluebeam provide accurate counts directly on the layout sheet along with other important specifications. Customized data can be sorted, filtered and displayed, putting the most valuable information at the forefront.

Digital Dashboards

Often a client may not be familiar with drawings or specifications and may need a more visual representation of the package they’re purchasing. A Digital Dashboard using Bluebeam is a powerful way to convey industry data to the design team while being extremely visual for the client. The design quickly comes to life with a look and performance of a common website. Digital Dashboards show different views, product images and use hyperlinks in a universally understood language.

These are just a few of the essential tools and functions in Bluebeam helping interior designers efficiently lay out and accurately count fixtures while communicating with the client.

Learn more ways Bluebeam can change your life.

The progression of the Howard Frankland Bridge reflects a commitment to sustainability, resilience and connectivity

The Howard Frankland Bridge, often referred to as “Tampa Bay’s Main Street,” has been a vital artery connecting Tampa and St. Petersburg since its opening in 1960. Over the decades, it has witnessed Florida’s rapid growth and the accompanying surge in traffic, necessitating significant upgrades to meet contemporary demands.

The current $865.3 million renovation, slated to be completed in early 2026, is not merely a structural enhancement but a testament to modern engineering, environmental stewardship and resilience in the face of nature’s unpredictability.

Named after Howard Frankland, a prominent Tampa businessman who championed its construction, the original two-lane bridge revolutionized connectivity across Tampa Bay. By the late 20th century, escalating traffic volumes underscored the need for expansion, leading to the addition of a parallel span in 1990.

Today, more than six decades later, the bridge is undergoing its most ambitious transformation: the construction of a new eight-lane northbound structure designed to accommodate 21st-century transportation needs.

Overcoming Florida’s Climate Challenges: Managing Construction Amid Storms

Florida’s climate is synonymous with unpredictability, particularly during hurricane season. The Howard Frankland Bridge project has faced significant challenges from major storms since starting construction in 2020, including Hurricanes Helene and Milton in 2024. These hurricanes brought record-breaking storm surges and extensive flooding to the Tampa Bay area, testing the resilience of ongoing construction efforts.

“We look at weather as often as a meteorologist,” said Ricky Grogan, project manager for Walsh Construction & Archer Western, who spoke with Built about the project prior to the hurricanes. Grogan’s team relies on real-time weather data to make critical decisions, often halting construction three to four days ahead of anticipated storms to safeguard assets and personnel. This proactive approach ensures minimal disruptions and maintains the project’s momentum.

Once storms pass, the recovery process is swift. “It’s much harder to prepare for a storm than it is to get everything back in position,” Grogan explained. This meticulous planning and rapid response underscore the team’s adaptability and commitment to meeting project timelines.

The new bridge is set to feature 113 spans, 44 hammerhead piers and 180 multi-column piers, solidifying its status as a cornerstone of Tampa Bay’s infrastructure. Constructing such a monumental structure necessitates a vast array of equipment: 23 cranes, seven tugboats and 74 barges are deployed in a coordinated effort. With five crews operating daily, the project’s scale and complexity are akin to those of major port operations.

Protecting Tampa Bay Marine Life: Achieving Environmental Harmony in Construction

In an era where environmental considerations are paramount, the construction team has diligently adhered to stringent regulations aimed at protecting marine ecosystems. One notable measure is the implementation of “sound windows,” 1,000-foot-wide corridors designed to minimize underwater noise pollution that could affect species such as manatees and sea turtles.

Studies conducted by the University of North Florida revealed that the noise impact was less than anticipated, allowing the team to proceed with bulkhead wall installations with minimal ecological disruption.

Beneath the surface of Tampa Bay lies a geological challenge: jagged layers of collapsed limestone. This uneven seabed means that pile-driving depths vary significantly—some piles extend only 60 feet, while others must reach depths of up to 200 feet to secure a stable foundation.

In total, the project required driving 3,014 piles, which, if laid end to end, would stretch 65 miles. This aspect of the project showcases the precision and adaptability required to overcome such geological complexities.

Innovating Under Pressure: Cutting-Edge Solutions for Construction Challenges

Necessity often breeds innovation, a principle evident in the techniques employed on this project. Drawing lessons from Hurricane Ian’s impact on the Sanibel Causeway, the team developed a conveyor system to transport concrete across the bay. This method minimized delays and enhanced quality control, ensuring materials maintained their integrity while reducing environmental impact. Grogan credits this innovation with preventing delays of up to nine months, highlighting the project’s commitment to efficiency and excellence.

In addition to physical innovations, the project has leveraged cutting-edge technology to streamline operations.

Bluebeam Studio Sessions has been instrumental in coordinating schedules, reviewing designs and managing logistics. Initially adopted during the COVID-19 pandemic, it remains an integral tool for daily planning and problem-solving, facilitating seamless communication among team members.

The Howard Frankland Bridge project is not just about constructing a physical structure; it’s about building resilience. Hurricanes Helene and Milton underscored the importance of adaptability and proactive problem-solving. In response, the team redesigned mechanically stabilized earth (MSE) walls to fortify the bridge against future storms, reflecting a commitment to long-term durability and safety.

Building a Legacy: The Future of the Howard Frankland Bridge

As the Howard Frankland Bridge project approaches completion, it stands as a symbol of innovation, environmental stewardship and resilience. This new chapter in the bridge’s history is poised to enhance Tampa Bay’s connectivity and quality of life for generations to come, embodying the spirit of progress and the power of human ingenuity.

For commuters traversing Tampa Bay, the Howard Frankland Bridge is more than infrastructure—it’s a lifeline, a legacy and a testament to what can be achieved when vision and determination converge.

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A look at how Lighthouse Electric’s digital transformation with Bluebeam ensured growth and longevity in a changing industry

In the high-stakes world of construction, where precision and efficiency can make or break a project, staying ahead of the curve is essential.

For Lighthouse Electric, a family-owned electrical contractor based in Canonsburg, Pennsylvania, the challenge wasn’t just meeting the demands of a fast-evolving industry—it was ensuring the company could thrive for generations to come.

Faced with the looming “third-generation curse” that dooms many family businesses, Lighthouse Electric turned to innovation and technology as the keys to its longevity.

Central to this transformation was Bluebeam, a digital collaboration tool that revolutionized the way the company approached its work, setting a powerful example of how to future-proof a legacy in an ever-changing field.

Facing the third-generation challenge 

Founded in 1984 by Tony Mikec and his sons, Lighthouse Electric began as a small business with a single contract: lighting a church parking lot. Over the years, the company grew into a major player in the electrical contracting industry, completing high-profile projects for business centers, hospitals and even sports stadiums. 

Still, as the third generation of leadership stepped into their roles, Lighthouse Electric’s management recognized a common threat.

Family-owned businesses often face significant challenges in sustaining success across generations. Research indicates that approximately 30% of such businesses transition to the second generation, about 12% make it to the third and only 3% survive to the fourth generation and beyond.

Determined to beat the odds, the company conducted a comprehensive audit in 2015 to identify inefficiencies and establish a plan to ensure long-term growth. 

“They process mapped the entire thing and looked to eliminate duplicate workflows and streamline their processes,” said Matt Dole, Lighthouse Electric’s director of workforce development, who was close to its digitization effort.

Strategic initiatives for growth

The audit revealed two core strategies to secure the company’s future: prefabrication and digitization.

Prefabrication, the process of assembling electrical components offsite in a controlled environment, allowed Lighthouse Electric to reduce time-consuming, error-prone work on job sites. 

Digitization, the second pillar, focused on streamlining operations, minimizing manual paperwork and fostering better collaboration across teams.

Together, these strategies promised to make Lighthouse Electric more efficient, scalable and adaptable to the demands of modern construction. 

Discovering Bluebeam 

The shift toward digitization began with a practical problem: managing a large-scale buyout of light fixtures. For one project, thousands of fixtures needed to be tracked from purchase through installation, and the team struggled to find an efficient way to organize and monitor the data. 

This challenge led Lighthouse Electric to discover Bluebeam, a digital collaboration tool that promised to simplify workflows. Initially used for tracking light fixtures, Bluebeam quickly proved its versatility. The team expanded its use across departments, unlocking new ways to improve communication and efficiency. 

“We realized that Bluebeam had way more potential than just tracking light fixtures,” Dole said.

Implementing digital workflows 

Transitioning from paper-based systems to digital workflows was no small task. The Planning Department led the charge, creating standardized procedures for Bluebeam use and documenting best practices to ensure consistent implementation. 

There were challenges along the way. Employees had to learn new software, adapt to a paperless mindset and fine-tune workflows to match their specific needs. Mistakes were inevitable, but they became opportunities for growth as the team refined its processes. 

Unlocking Bluebeam’s potential 

Bluebeam’s features transformed how Lighthouse Electric worked. Custom columns and tool sets allowed the team to standardize data entry, which reduced errors and sped up routine tasks. The software’s Studio Sessions feature became a game-changer, enabling real-time collaboration between team members, even when spread across different locations. 

This shift from paper-based workflows to digital collaboration not only improved day-to-day operations but also allowed the company to take on larger, more complex projects with confidence. Efficiency, accuracy and communication all improved, creating a solid foundation for future growth. 

Scaling for the future 

By digitizing its workflows, Lighthouse Electric streamlined onboarding processes, making it easier for new employees to hit the ground running. Standardized procedures ensured that every team member—regardless of experience—could quickly contribute to ongoing projects. 

This scalability enabled the company to grow beyond its local roots. No longer confined by the inefficiencies of manual workflows, Lighthouse Electric expanded its reach and took on larger national projects, solidifying its reputation as an industry leader. 

Looking ahead: building a sustainable legacy

Lighthouse Electric’s journey is a testament to the power of embracing change. By identifying critical areas for improvement and implementing innovative solutions like Bluebeam, the company has not only overcome the “third-generation curse” but has positioned itself as a forward-thinking leader in the construction industry. 

The company’s story highlights the importance of technology in shaping the future of construction. For businesses looking to thrive in a competitive landscape, Lighthouse Electric offers a blueprint: embrace innovation, digitize your workflows and never stop evolving. 

“We bought Bluebeam in 2016,” Dole said, “and we’re still using it for electrical layout to this day because there just isn’t anything that can capture that much data as consistently and with that level of standardization as Bluebeam. Nothing has come close yet.”

This case study was inspired by Lighthouse Electric’s success story. Read more at Bluebeam.com.

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Bluebeam’s new CPO sat down with Built to discuss customer centricity in technology, his new love for pickleball and what yoga has taught him about business

Manish Sharma, Bluebeam’s new chief product officer, is passionate about outdoor activities and learning new sports like pickleball. He’s in good company—outdoor pursuits often involve setting goals and working diligently to achieve them, whether it’s completing a hike, mastering a yoga pose or picking up a new sport. This goal-oriented mindset translates directly to professional environments, where perseverance and vision are key to success.

Pickleball, a fast-growing paddle sport played with a wiffle ball on a smaller court resembling tennis, has taken the world by storm. Sharma, who has recently joined the craze, is equally dedicated to making construction technology just as ubiquitous. At Bluebeam, he has a front-row seat to the latest innovations in digital collaboration software.

Built caught up with Sharma to discuss his fascination with technology, his love of nature and—of course—the lessons pickleball brings to his role at Bluebeam. Edited excerpts follow.

What inspires you about working in technology, and what excites you about being in this space?

By training, I’m an engineer, so technology has always been a natural path for me. But as I’ve delved deeper, I’ve realized the tremendous problems we can solve through technology—the impact we can make on the world. Technology touches people’s lives in ways that make things simpler, faster and more enjoyable. I believe technology is foundational; it’s the key to unlocking a better future.

Manish hiking with his family.

Is there someone, either professionally or personally, who has shaped your life? 

There are several people. First, my previous company’s CEO, Vimal Kapur, is one of the greatest leaders I’ve worked with. He has a unique ability to think strategically on a big-picture level while also being incredibly operational. That combination is rare and inspiring. 

Second is Steve Jobs. I admire his relentless drive for innovation and his refusal to give up. Another is Satya Nadella. I truly appreciate how he’s steering Microsoft with such vision and empathy. 

When you’re not working, how do you like to spend your time?

I enjoy a range of activities. Yoga is my passion—it helps me stay centered and focused. I also love hiking, especially in the mountains, where I can reconnect with nature. Sports are another favorite, and I recently picked up pickleball—it’s such a fun and engaging game. Finally, I cherish time with friends, whether it’s socializing or celebrating together.

Do you find lessons from yoga, hiking or pickleball that apply to your professional life?

Absolutely. Outdoor activities and sports teach preparation, vision, continuous learning and adaptability to unexpected challenges. These skills mirror the professional world, where strategic planning and flexibility are vital.

Manish practicing yoga.

For example, learning pickleball taught me that I can pick up new skills—even in an unfamiliar domain. Similarly, I’m confident I can dive into this industry, understand its customers and adapt to their needs. Yoga, with its emphasis on flexibility and pushing boundaries, reinforces the importance of agility and openness to new environments and ideas.

What message do you have for Bluebeam customers who are just getting to know you?

Bluebeam is an incredible product, and I’ve heard countless positive remarks from customers. They love its simplicity, ease of use and the immense value it provides. Bluebeam is more than software; it’s a cornerstone for innovation in construction and design. It bridges the gap between vision and reality.

The future with Bluebeam is not just digital—it’s smarter, faster and built to last. I’m thrilled to work alongside our customers to continue driving innovation and creating solutions that transform their industries.

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Bird strikes are estimated to kill 1 in 10 birds annually, but bird-safe buildings can keep more alive while improving thermal efficiency and aesthetics

Birds see things differently—and that’s a deadly problem for them.

When they’re flying toward a window, they see food, trees and skies, not a reflection. The next instant often brings a gut-wrenching thud and a stunned bird or carcass on the ground. But humans seldom see or hear this, making it seem like these strikes are rare, limited to when migration paths cross skyscrapers, easily solved by pasting a sticker on a window.

These are myths, according to Brendon Samuels, a doctoral student at the University of Western Ontario and expert in how birds perceive the world. An estimated 400 million to 1 billion birds strike buildings and die each year in the United States and Canada. Some 44% to 90% of deaths occur at low-rise residential structures, and birds fly around those colorful stickers and aim for the clear spaces that surround them.

One point is crucial: The amount of glass on a building—especially clear or mirrored—is the best predictor of the number of birds that will die running into it.

“We can’t change the bird, so we must change the building,” Samuels said. That takes a willingness to modify the structures so they don’t contribute to the 30% drop in bird numbers that Cornell Lab has seen since the 1970s. To save avians, architects, engineers and planners need to incorporate bird-friendly design in every project, while bird advocates, government authorities and legislators strive to implement model ordinances and bird-safe building codes.

 The scourge of bird strikes

If no one sees or hears a bird run into a window, it goes unnoticed except by the bird suffering from hemorrhage, concussion or damage to its bill, skull, eyes or wings. But during the COVID-19 pandemic—when millions around the globe teleworked—the Google search volume for “bird window” skyrocketed, indicating this “infrequent” event became much more observable, especially at home.

“There’s very little uptake of bird-safe design in residential building construction,” Samuels said. “It’s almost entirely voluntary adoption by homeowners and renters who treat their windows.” If the treatment is stickers—or raptor and crow calls or plastic owls—it’s largely ineffective.

One more confounding factor is artificial lighting at night that disorients birds, compelling some to circle until dawn. The Audubon Lights Out Program offers an immediate solution by encouraging building owners and managers to turn off excess lighting during months when birds are migrating.

Bird-aware building design

The first step architects and designers can take to protect birds is determining what ordinances or building codes apply. To assess the risk a specific structure might pose, Fatal Light Awareness Program (FLAP) Canada developed the BirdSafe® DIY Building Risk Assessment to estimate the collision risks—both day and night—that a building and its individual façades present.

Bird-safe building design standards help alleviate that risk, Samuels said. The American Bird Conservancy (ABC) offers an in-depth Bird-Friendly Building Design guide that covers underlying science and solutions for new and existing buildings. Although LEED adopted a permanent “Bird Collision Deterrence” credit in 2022, it isn’t mandatory—so even all LEED-rated buildings aren’t bird-friendly.

Expertise is also critical. “Start with a professional, because design is not one-size-fits-all,” said Heidi Trudell, bird friendly specialist, regional technical advisor, Guardian Glass. “You may need to triage solutions or use multiple products to fine-tune for your situation.”

For a new structure, Trudell recommended incorporating bird-friendly design and products as early as possible for greater control over aesthetics, thermal benefits, cost and effectiveness. On the other hand, retrofit solutions have a limited lifespan compared to glass, with labor for installing solutions like films making up the bulk of the cost. But after-the-fact treatments may be the only option for residences, because most bird-friendly glass comes in 6” commercial thicknesses, not the 4” thickness that residential framing supports.

A close-up look at glass

The goal for glass is incorporating a visual element that birds detect, react to and avoid by diverting their path. Three bird-friendly categories of glass products are available—frit, etch and UV. For all these categories, patterns and visual interest should appear on S1 (the outermost layer of glass) to increase effectiveness, Trudell said. Any low-e coating can be used on S2 or S3 as needed to meet thermal performance goals. Bright white ceramic frit provides the best contrast, critical to ensure birds can see the patterns against the interior background.

Bird-safe glass can also lead to a win-win for thermal efficiency and aesthetics. “In cases where a frit pattern is planned for the glazing, slightly modifying the proposed pattern’s size and spacing to provide bird deterrence may have a minimal impact on cost while still meeting the required design and energy performance required,” Trudell said.

The tight arrangement of stripes and dots needed to stop birds can surprise designers. “The recommended spacing is usually 5 centimeters or 2 inches between markers,” Samuels noted. “Applications must cover the entire surface and not leave gaps too much wider than the bird.” Designers can gain inspiration from successful installations that use certified products, like those included in the ABC Products & Solutions Database.

Convergence of code and products

With more effective solutions coming on the market, municipalities can enact ordinances and implement building codes to enforce bird-safe design. Toronto was the first city worldwide to update local bylaws and adopt bird-friendly building design into regulation. Now others are following suit. In 2020, New York City passed legislation requiring bird-friendly materials on the outside of new buildings and alterations replacing all exterior glazing.

Elsewhere, concerned citizens are working to develop and pass ordinances requiring adoption of bird-friendly building standards. For example, American Bird Conservancy has a model bird-friendly building ordinance that municipalities, states, universities and businesses can use as a starting point. Ordinances should apply to as many building types as possible, not just skyscrapers, and incorporate the need for retrofits to reduce bird collisions.

The U.S. government intends to lead by example. The Bipartisan Bird Safe Buildings Act focuses on reducing bird impacts with federal buildings—and hopefully that will raise awareness of building strategies to protect birds and offer guidance that can keep the world’s feathered creatures alive.

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Societal shifts following the COVID-19 pandemic—namely the rise of remote work—have left millions of square feet of office space vacant. But converting those buildings to housing and other potential uses comes with several building complications (from 2023)

The idea of office-to-housing conversion isn’t new, but in the past few years, the affordable housing crisis coupled with major societal shifts stemming from the COVID-19 pandemic that has left idle millions of square feet of office space has kept the conversion concept alive.

Empty office space plus need for housing equals no brainer, right? Not so fast, as anyone in the building industry might attest.

“There’s actually a running joke with developers that you do one conversion and then you realize your mistake and you don’t do another one because it’s so complicated,” said Nihar Shah, partner at Perseus TDC, the Mid-Atlantic regional office of Transwestern Development Co., based in Washington, D.C.

And there are relatively few “big players,” adds Shah. In the first quarter of 2023, Transwestern, which focuses on developing office, industrial, multifamily, mixed-use and health care projects throughout the United States, has completed one conversion project and looked at three other sites. Shah isn’t sure which of these prospects, if any, will proceed.

At the end of 2022, there were 125 office conversion projects underway nationally, WealthManagement.com reported, citing commercial real estate services firm CBRE. And a recent Gensler study found that only 30% of office buildings are actually convertible, which decreases available, viable stock.

The challenges are numerous—location, design, engineering, municipal regulations, access to capital—but doing due diligence, following processes and finding the right structure in the right place can be a win-win for firms that take the chance.

The Foundry

Recently, Shah oversaw the conversion of a 13-story federal government office building in Alexandria, Virginia, into a mixed-use apartment building. The site didn’t have parking, however, as employees used to park at the various surface parking lots around the building. Shah’s firm converted the first three floors into a parking garage, then built three more floors on top of the existing structure to compensate for the loss of density with the garage. (This was allowed since it’s a suburban location and not restricted by D.C. height limits.)

Designed in a 1970s Brutalist architectural style, the building needed to be re-skinned. Transwestern used masonry, metal panels and added more glazing to the exterior. Inside, the contractor removed the dropped ceilings one would see in a typical office fit-out and made the piping a little more prominent to maintain an authentic and industrial feel since “it had been an old office building with concrete slabs and columns,” Shah said.

The project took two years, from breaking ground to ready to rent. Known as The Foundry, the 400,000-square-foot building is now home to 520 studios, one-, two- and three-bedroom rentals as well as amenities such as a coffee bar, multi-floor lounge area, a conference area, library, rooftop pool, high-end fitness center and pet park. There is also 20,000 square feet of retail.

Eyes wide open

“The biggest impediment to conversion,” Shah said, “are the unknowns.” Older structures were built under different codes and “possibly a less rigorous inspection process.” At The Foundry, Transwestern discovered that the seventh-floor concrete slabs had no rebar. “It’s a miracle the building didn’t collapse,” Shah said. They added in rebar and additional layers of concrete to strengthen the materials and bring it back to structural integrity so they could build out the apartment community. 

Shah said Transwestern built in a lot of contingencies to make sure they’d have enough capital “to ensure that these ‘oops’ from back in the day didn’t resurface.” There are other stumbling blocks with older buildings including the need for removal of asbestos and other hazardous materials. These things can offset some of the benefits of a conversion. “People often say conversion is cheaper, it’s quicker,” Shah said. “But some stumbling blocks add more time and money than the ideal case.”

While conversions have picked up a bit in cities like Washington, D.C., Shah said, they ultimately have to pencil out for more developers to take them on. “It may be more efficient and cost-effective to demo a building and start from scratch.”

The conversion process

Location, location, location isn’t the only answer to finding the ideal building to perform a conversion. It’s just one of several factors including shape and size. “A rectangle is the best shape for conversion,” said Shah, adding that suburban office buildings often work better. “They are usually rectangles and have surface parking around them, which means you have light and air and windows on all four sides.” An urban building, especially one mid-block, will be hemmed in and may have only two sides with access to light and air. 

Shape also helps determine where to place systems like mechanical, electric and plumbing (MEP) and back-of-house necessities such as trash. In office buildings these may be sited around the perimeter; it’s more efficient for apartment living to have them centrally located.

The other important consideration is the floor plate and “how deep it is in terms of window line to window line,” Shah said. An efficient apartment building has a unit on one side of the corridor and a unit on the other side, about 25 to 35 feet deep from the outside window to the unit entry door at the corridor. “If it’s deeper, it becomes cavernous and dark,” Shah said. “Newer office buildings, those built post-war, may be anywhere from 90 to 120 feet or even deeper.” For that reason, an older office building, which is likely less deep, may offer a better option for conversion.

Take a tour

Shah suggests touring the prospective building with an architect. If you decide you’ll be able to turn an office building into a residential space, have the architect do some conceptual designs. “See how much density and how many units you might create from the floor plate or whether you’ll need to remove a portion of a building to create more light and air for an apartment building.”

A recent New York Times article on conversions highlighted how one builder cored out the center of a circa-1970 office building at 180 Water St. in Manhattan. This allowed for additional windows and created a courtyard. Apartments were then added to the roof to make up for the lost square footage. Shah said that in Washington, D.C., and other locales, height restrictions may prohibit additional rooftop development.

Select team players

Not every industry pro can do this type of work. It’s not a “straight, ground-up project,” Shah said, and because of the complexities, you need an architect with a discerning eye and a design team that pays close attention to detail.

Find a “collaborative general contractor with in-house experience. You don’t want someone who will farm out the labor to the cheapest subcontractor,” Shah said. There will be a lot of back and forth with the design team and ownership on how best to build this. Bring in the general contractor early to be part of the design discussions with the architect. “Then they can ask questions if they need, and say, ‘Time out; we need to think of the design in a different way because X, Y, Z may not work.’”

Study session

You may start with an environmental study. Shah said his company does “borings to see what the soils are like and if we will be able to build a taller structure. The soil may be too weak to take on additional load.” Then look at the structural integrity. “If it’s an older building, can the steel that’s been holding up the building withstand an additional 30, 40, 50 years of use? Or do you need to add structural support?”

Depending on location, you’ll have to consider resilience to the elements; everything from seismic shifts to earthquakes, fire, wind and weather will affect a project. “The codes are more stringent than they used to be,” Shah said. And following them adds time and cost.

Design considerations

Typically, in most jurisdictions, Shah said, there’s about a year’s worth of entitlement and design before you can break ground. When you do begin work, you may have to “demo the façade first and then go in and begin working from the inside out.” Every decision you either choose or are forced to make is going to add time and cost to the project.

Aside from decisions about the façade and the MEP system, you’ll need to consider windows and ceiling heights. Windows are often not operable in office buildings (although in many pre-war buildings they are), but they must be operable for apartments.

Offices may have 12- to 15-foot ceilings, whereas an apartment typically has 9- to 10-foot ceilings. “You’re losing out on 2 to 5 feet of rentable space. Think about that in terms of height per floor. Sometimes the math doesn’t work out, especially in cities like D.C. where there’s a height limit. The seller of the office building may not capitulate on their land’s value because they think they have so much density, but in reality, 20% of it can’t be rented.”

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Builders and manufacturers are moving forward with ESG to meet regulatory and financial requirements and reap clear benefits. A roadmap for the building sector simplifies the process

Despite political resistance to environment, social and governance (ESG) practices and reporting in the United States, many builders and manufacturers are finding unexpected value.

“Companies realize that ESG principles are common sense and reduce risk and costs while enhancing brand reputation and loyalty,” said Sara Gutterman, CEO of Green Builder Media. “Financial benefits and regulatory pressures are also pushing the building industry to adopt ESG, making it more mainstream.”

Three main elements drive ESG. “First is the environmental reality—we’ve already hit 1.5°C of warming globally,” Gutterman said. Second is the social reality of climate anxiety, “especially among younger generations, who think humanity is doomed because of climate change.” Third is investor demand, making ESG and climate technology the fastest growing portion of venture capital.

To a large extent, ESG builds on the tenets that firms already follow to manage environmental and societal risks and operate ethically. More than ever, lenders are requiring ESG strategies and full reports when companies seek financing. Also, in March 2024 the Securities and Exchange Commission (SEC) adopted rules requiring disclosures about climate-related risks that impact business strategy, operational results or finances in SEC filings beginning year-end 2025. Plus, stakeholders and shareholders often prefer companies with strong ESG performance, which can ease access to new markets and opportunities.

This article takes a closer look at the benefits of ESG reporting for all construction firms and manufacturers—not just publicly traded ones—along with the new SEC and European Union (EU) rules, material metrics for ESG, and a roadmap to get started.

The advantages of adopting ESG

ESG creates value in various ways, from making borrowing easier to creating a positive work culture:

  • Streamlined access to capital: ESG reporting demonstrates a commitment to environmental and social responsibility, which can translate into better terms when securing financing. “Investor demand and greater access to capital can drive ESG adoption for builders, while manufacturers often see more leadership commitment to sustainability and ESG at the executive and board levels,” Gutterman said.
  • Minimized operational risks: Construction firms can protect their financial performance and reputation by identifying and mitigating risks before they become public issues and implementing effective risk management systems and strong internal controls.
  • Enhanced operational efficiency and cost reduction: Acting in a sustainable manner can slash operating expenses and increase profits by up to 60%, according to McKinsey. For instance, energy-efficient equipment and techniques can lower power bills and circular design principles help reduce waste.
  • Increased consumer trust and improved brand reputation: Consumers are using their purchasing power to drive change toward a sustainable future. McKinsey research found that more than 70% of consumers surveyed on purchases in multiple industries, including building, said they would pay an additional 5% for a green product if it met the same performance standards as a nongreen alternative.
  • Improved talent acquisition and retention: The social component of ESG encourages an inclusive and safe work environment, where prospective employees—especially the younger demographic—want to work and current employees want to remain.

Moving from SEC regulations to EU alignment

A growing number of construction companies are embracing ESG practices, procuring carbon offsets and enhancing the transparency and strength of their sustainability commitments, Victoria Muharsky wrote in an article for Green Builder Media. In fact, the majority of national home builders report on ESG metrics, whatever they call them, although small companies lag on adoption.

The passage of the SEC climate-related disclosure rules in March 2024 signaled increasing investor demand for corporate sustainability. The SEC requires reporting on Scope 1 and 2 emissions—direct emissions from sources companies own or control and indirect emissions from the production of energy they purchase. Corporations with 75 million or more publicly traded shares must meet even more rigorous requirements, including disclosing costs of severe weather events and other natural disasters, as well as actual and potential material impacts of climate-related risks.

The United States often follows Europe’s regulatory direction—slowly. Most recently, the European Union’s Corporate Sustainability Reporting Directive (CSRD) mandated disclosures starting in 2025 for the 2024 financial year. In time, the SEC will likely align with these requirements.

ESG drivers and metrics for construction

Determining the most pressing ESG risks and opportunities usually starts with an internal audit as well as benchmarking against peers. Here are metrics that Gutterman said firms in the building sector most often report.

Environment: Energy efficiency, GHG emissions, site selection, supply chain management and water management.

Social: Employee retention and satisfaction, diversity, equity and inclusion initiatives, and universal design principles for accessible housing.

Governance: Board composition and oversight, environmental, health and safety management, risk management, code of ethics, supplier code of conduct and shareholder agreements.

Selecting the path forward

One look at the alphabet soup of ESG organizations, frameworks and acronyms can stall a company’s best intentions.

Consider the Task Force on Climate-Related Financial Disclosures (TCFD) and Sustainability Accounting Standards Board (SASB), two of the best-known standards for disclosure, which recently consolidated into the International Financial Reporting Standards (IFRS) Sustainability Disclosure Standards from the International Sustainability Standards Board (ISSB).

If that’s not muddled enough, throw in the Global Reporting Initiative (GRI) and UN Sustainable Development Goals (UN SDGs).

To get through this maze, it helps to follow guidelines developed specifically for the building sector. One possibility is the comprehensive guide that Green Builder Media developed with the help of the ESG for Building Working Group, a consortium of more than 60 builders, architects, manufacturers, nonprofit participants, energy consultants and developers. ESG for Building: Defining Principles for the Building Industry focuses mainly on residential and community development, but it lets readers choose the path that works best for them as they implement ESG practices and streamline reporting. The shift toward ESG practices and reporting doesn’t upend how builders and manufacturers operate today. Rather, it fine-tunes in a way that can make companies more sustainable, profitable and resilient.

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