M.S Yearsley and Sons, a True Value hardware store and John Deere franchise opened in 1917 and served the West Chester community from a series of attached 19th century buildings. In 2006 they relocated and the real estate was purchased for redevelopment. This project is a reflection of JL Architects history in mixed -use and infill projects. Today, the site is home to 88 apartments, over 20,000 sf of ground floor retail and restaurants, and over 100 off-street parking spaces.
To achieve that density and increased value, JL Architects supported the team in obtaining zoning changes and adjustments, Historic Review Board approval and the blessing of the community. Those efforts resulted in a site density increase of 100% over its prior allowance.
Our support came in the form of building and zoning code research and analysis, master planning, feasibility studies, sun studies, and expert witness testimony.
The property is now owned and managed by Hankin Group and was constructed by Pancoast and Clifford.
nationally licensed architect
Public Space and the Pandemic
These are unprecedented times. Online shopping, avoiding public gatherings, wearing masks in public and keeping 6 feet apart from each other has become the new normal. But what does that mean for public spaces? All we know for certain is that the way we live is changed.
Looking Back and Learning from Disaster
This isn’t the first major pandemic the world has faced, the most recent major notable pandemic in American history was the Spanish flu, which lasted from 1918-1920. The Spanish flu was a major catalyst for open air public spaces within apartment complexes in the city. Another notable effect in design brought change to the home bathroom. Powder rooms become much more popular in-home design as it kept guests from using the main bathrooms.
Current Climate
All over the United States, the government has implemented a dress code in the select stores still open to the public- No Shoes, No Shirt, No Mask, No Service.
Many people are also bringing to light the struggles that we are facing to maintain these social distancing rules. An urban geographer from Toronto created a device just to show how difficult it is to walk on the sidewalk while maintaining the necessary distance.
Some designers are taking on the task of trying to create public space that works fluidly with the current CDC guidelines. A group of Designers have come up with the concept of Gastro Safe Zones. These are outdoor eating spaces with bright yellow circles that visually maintain the social distancing requirements. They allow for dining establishments to join the public realm. Citizens can utilize and enjoy the public space while continuing to be mindful of the current pandemic.
Future Catalyst for Great Innovation
We are seeing new innovations that are changing our near future. Automation is being utilized more than ever to prevent as much human-to-human contact as possible. We will see a rise in touch-less doors and sinks to help prevent the spread of germs. We expect a rise in self service checkout and ordering. There will be changes to how many can access our public open spaces. As everyone in the architecture industry is aware, we have occupancy requirements within buildings for fire safety. But the question now is, will occupancy laws be created for outdoor spaces as well? Will new crowd management techniques enforced such as staggered access times, limit of people, and extending hours be the new norm?
We may start to see a change in the standard width of sidewalks and hallways and an increase in open floor plan design for offices. At JL Architects the transition to post pandemic life will be easier as our studio layout is open plan and our studio desks are spacious enough to maintain 6 feet distancing.
All our essential workers, especially our healthcare workers have worked tirelessly to keep people safe and healthy. And as designers we have the chance to actively participate in creating a new future, a future that will learn from COVID-19 and be better for it.
-Hannah Helmes, Architectural Designer
The Architect – Client Relationship
As an architect, I come across all sorts of commercial clients. Some are very experienced in the industry protocols, some used to be practicing architects, while others have no familiarity with the industry protocols. No matter the client’s knowledge, the key to creating a reoccurring client is to understand their needs and expectations. Providing our knowledge of design, permitting, and construction is what we are hired to do, but anticipating our client’s intentions while they provide their vision and desires is the key to a distinguished relationship.
JL Architects has been involved with many teams, individual clients, and corporate scenarios over the years. Whether it’s a global café company, a developer of multifamily housing, shopping centers, or corporate space, JL Architects has been involved with it. Working on projects in over 38 states has provided us with the expertise to anticipate challenges involved with the design, permitting, and construction of every region in the United States. Being in business for over 30 years has proven our professionalism and expertise in our industry. We have practically done it all, except something for you. So, think of us when planning your dreams. And, checkout the testimonials on our website to see what our clients say about our relationships.
-Nathan Houser
Architectural Project Manager
H.B. 152: Virginia’s Answer to Affordable Housing?
The legislature of the state of Virginia recently introduced H.B 152. This legislation stipulates “All localities adopting a zoning ordinance under the provisions of this article shall allow development or redevelopment of middle housing residential units upon each lot zoned for single-family residential use. For purposes of this section, “middle housing” means a two-family residential unit, including duplexes, townhouses, cottages, and any similar structure by whatever name it may be known. Such structures shall not require a special use permit or be subjected to any other local requirements beyond those imposed upon other authorized residential uses. Localities may regulate the siting, design, and environmental standards of middle housing residential units, including setback requirements, provided that the regulations do not, individually or cumulatively, discourage the development of all middle housing types permitted through unreasonable costs or delay. Nothing in this section shall prohibit local governments from permitting (i) single-family dwellings in areas zoned to allow for single-family dwellings.” (1)
The legislation was characterized as a mandate for an “affordable housing initiative”. Up until now, zoning for single family homes has restricted the supply of new housing construction by limiting housing units to one per lot. This new urban development legislation mandate provides for more dense housing and is efficient compare to the urban sprawl that has dominated North American after the second world war. After the war, the Federal Housing Authority and Veterans Administration focused on construction of new single family homes than promoting the renovation of existing homes or new row houses and mixed used buildings. This resulted in urban sprawl. (2)
That was 75 years ago and the slow march of urban sprawl has devastated much of pristine and agricultural land. The population has continued to grow through immigration or birth and the middle class buying power are also increasing.
The introduction of HB 152 in Virginia made a number of people express consternation and while others expressed jubilation. So what does it mean for people who currently possessed a single family home or people seeking a single family home in Virginia? Some believe that if HB 152 passes the value of existing single family homes will go up and that only wealthy people will be able to afford the homes. Further, there may be demand for higher taxes to pay for additional infrastructure and higher taxes may squeeze retirees out of their single family home.
Yes, H.B 152 is somewhat controversial. However, if you think about the devastation that urban sprawl has brought to the land and wildlife. Environmentalists and conservationists will think it is a good idea to explore because it will allow conservation to flourish and provided more open space to current residence and reserve the open space for future generations.
As always architects should be part of the solution demanded by our government and society. We should be not only focus on creating unique building needs but also find solutions to combat urban sprawl.
The question is, “Are Pennsylvania legislators will try to adopt similar legislation and are we ready?”
Citation:
(1) https://legiscan.com/VA/bill/HB152/2020
(2) Surburban Nation: The rise of the Sprawl and the Decline of American Dream by Andres Duany, Elizabeth Plater-Zyberk and Jeff Spec
-Myrna Villanueva
Outdoor Dining Spaces – All Year Around
Many restaurants and bars have outdoor spaces where customers can enjoy a meal or drink al fresco. When the weather is sunny and warm, outdoor spaces can provide a wonderful atmosphere where you can enjoy nature as well as eat and socialize with friends. Owners also benefit from the outdoor area. Offering additional seating to patrons increases the amount of meals and drinks served, therefore increasing the revenue. It’s a win-win for everyone…until the seasons change, and the temperature gets colder. Who wants to eat outside when it’s 32 degrees and snowing? I would! Keep reading to find out why.
The weather is certainly the biggest hindrance when it comes to outdoor dining, but restaurant and bar owners may have found the perfect solution. Heated igloos are popping up all over restaurant and bar rooftops and patios from Michigan to New York to Tennessee. While the igloos obviously aren’t made of snow, they create an enclosed space that provides warmth and comfort while still being able to enjoy the outdoor atmosphere. One such restaurant that provides these trendy accommodations is Bobby Hotel in downtown Nashville, TN. They provide everything from tables and chairs to pillows and card games in their heated rooftop igloos. During the holiday season, they play classic Christmas movies in the background and serve spiked hot chocolate. The igloos can seat 8 people and while reservations are strongly encouraged, they always keep 2 igloos open on a first come, first serve basis.
For a more formal dining experience, visit the igloos at Tappo Restaurant in Buffalo, NY. There you can enjoy a 3-course family style meal prepared from a pre-selected menu. What better way to get into a festive winter mood, than to sip on a mulled red wine or a carmel spiked cider and watch the snow fall around you? Or check out the igloos on the patio at The White Horse Inn located in Metamora, MI. These beautiful igloos are not only warm and cozy, they are decorated to the nines and provide such a unique outdoor experience. But make your reservations early, because they are already booked for weekends months in advance.
These igloos are not only unique and fun, they are a great solution for utilizing outdoor areas all year around. Winter doesn’t have to mean the end of the outdoor dining season. By providing these enclosed spaces to keep patrons warm, comfortable, and happy they can continue to enjoy the outdoor atmosphere while dining with friends and family no matter what the temperature and that is certainly a win-win for everyone.
-Amy Estrella
Photo Credits: Bobby Hotel, Tappo Restaurant, and The White Horse Inn
The Best Reason to Have An All-Electric Building
When you must make a choice between electricity or natural gas, it’s clear that electricity is better for the environment and maybe for your checkbook, too.
Maybe you’ve heard the rumblings coming out of the environmental and building science crowd. Maybe not. But it’s getting louder lately. The rumbling I’m alluding to is the move to switch from natural gas to electricity as the energy carrier of choice for buildings.
There are several reasons for doing so. Combustion safety is a big one. Your natural gas roof top heating unit will never poison you with carbon monoxide in your office or retail store if it’s running on electricity. Also, heat pumps can carry the load, even in cold climates. And depending on where you live, getting rid of gas may save you money on your energy bills.
The big picture
But the biggest reason, in my opinion, is related to the big picture. To see it, let’s look at the most recent energy flow diagram from the Lawrence Livermore National Lab (LLNL). Here it is:
It’s a complex diagram showing the inputs on the left, with the size of the line proportional to the amount of energy. But let’s ignore most of the data shown here and focus just on electricity generation.
In 2018, the US used 38.2 quadrillion BTUs (Quads) of energy to generate electricity. The three biggest inputs were coal (12.1 Quads), natural gas (11.0 Quads), and nuclear power (8.44 Quads). Coal, the dirtiest fuel we use, accounted for 32% of the fuel used in generating electricity. Solar (0.61 Quads) and wind (2.53 Quads) together account for 8%.
The total source energy that went into electricity generation ten years earlier was 39.97 Quads, or about 5% higher than it was in 2018. That’s not the interesting part, though. The portion of electricity that came from coal in 2008 was 51%.
Coal dropped from 51% to 32% as the source energy for US electricity. We decreased our coal use by more than 8 Quads in ten years. Yes, the amount of natural gas we used went up in those ten years, but only by about 4 Quads. Nuclear was flat, hydro gained a small amount, but the biggest gainers were solar and wind, which increased from 0.52 Quads to 3.14 Quads. So about half of the reduction in coal use was made up by solar and wind.
Another big change happened even earlier
Now let’s go back a bit further in time. Here’s the US energy flows diagram for 1978.
Aside from the improvement in chart quality, there’s another significant improvement we can see here. Coal accounted for about half of the energy that went into electricity generation (10.4 out of 20.4 Quads). But the biggest change that’s happened since the 1970s was the near elimination of petroleum and natural gas liquids (NGL) from electricity generation. It went from 18.9% to 0.6% in 40 years.
The number one reason is…
The big takeaway from these data is clear: Electricity keeps getting cleaner. We’ve gotten petroleum out almost completely. We’re now seeing coal disappear rapidly. And solar and wind are beginning to take off.
When you must make a choice of electricity or natural gas, it’s clear that electricity is the better choice for the environment. Gas, on the other hand, is not getting cleaner. And with all the problems associated with fracking, gas has probably gotten worse.
In addition to being better for the environment, electricity may well be better for your pocketbook, too. A new whitepaper from Pecan Street, a research and policy organization, finds that converting from natural gas space heating to a heat pump could save Northeast homeowners from $57 to $452 per year.
Finally, of course, having an all-electric building makes it easier to offset your energy use with site-generated solar power if you install photovoltaic modules. I’m going for net zero energy use with my house I just bought, and I’ve already changed out the old natural gas furnace with a beautiful new high efficiency heat pump.
So the next time someone tells you that electric cars or heat pumps or water heaters don’t help because they use dirty coal, you can respond by saying, yes, coal is still part of the mix but it’s decreasing rapidly. Electricity is getting cleaner all the time.
-Kipp Happ, Project Manager