Event House Case Study

AIA Case Study Team

Design Team

The Building InstituteW. Geoff Gjertson, AIAGraham GoodyearMichael ReidStephanie Bordelon Contractor

The Arceneaux GroupJeremy Arceneaux

Consultants

Structural Engineer- Randall Hebert, PELouisiana Solar SolutionsHVAC- Rachel Landry

Client

Lafayette Public Trust Financing AuthorityRagin Cajun Facilities

Case Study Author Graham Goodyear- Graduate Student Professor

W. Geoff Gjertson, AIA

Director

Robert McKinney, AIA, NCARB, LEED AP

Event HouseLafayette, LA

University of LouisianaBuilding Institute

in collaboration with LPTFA and Ragin Cajun Facilities

Table of Contents

Introduction to Case Study......................................................................................................................1

Firm Profiles The Building Institute....................................................................................................................2 Client Profile............................................................................................................................................5

Project Abstract......................................................................................................................................5 Project Analysis/Perspectives Community...................................................................................................................................7 Client............................................................................................................................................8 Design .........................................................................................................................................9 Delivery and Services..................................................................................................................12 Conclusion.................................................................................................................................16

Bibliography...........................................................................................................................................17

AIA Case Study

Event House The Building Institute of the University of Louisiana

Introduction to the Case Study

The Building Institute of the School of Architecture and Design at the University of Louisiana has initiated a design/build neighborhood infill housing project, which will better

the community through neighborhood revitalization, sustainable design, and potentially providing student and faculty housing. UL Lafayette is building infill homes in the urban core neighborhoods of Lafayette, Louisiana. The first infill house is the Event Home and

was designed by graduate architecture students. It is located at 500 Madison St. in the La Place neighborhood north of downtown and will be completed in January 2011. The home employs sustainable design features such as solar photovoltaic panels, under floor

air plenum, passive ventilation, energy efficient appliances/lighting and foam insulation. The home will be the first new home built in the neighborhood since the 1970’s, it is affordable, and also GREEN. It is anticipated that the Event Home will achieve the National

Association of Homebuilder’s (NAHB) Model Green Home Building rating of Gold.

Design Team Profiles- The Building Institute The Building Institute is a design/build program within the School of Architecture and Design at the University of Louisiana. The co-director and associate professor Geoff Gjertson in conjunction with students taking the design/build course become the designers and workers. The class typically ranges from 8-15 students during the course of a project. Geoff Gjertson along with Hector Lasala are the co-directors of the program and students fill in roles from there. The Building Institute offers community design outreach, neighborhood infill housing for at risk areas, and urban renewal projects. The program enables young architecture students to receive on site job experience, which seems to be in high demand among the students. BI is the vehicle for service-learning and “Hands-on” design. Projects range in size from small-scale interventions at local community outreach centers to international solar decathlon competitions. The Building Institute has completed approximately $3 million in work over the past 10 years.

Most of the project locations have been within the Lafayette. La community, with the exception of design charrettes with The Boys and Girls Clubs in Opelousas, Abbeville, and New Iberia Louisiana. Client types for the program range from Habitat for Humanity, Lafayette Public Trust Financing Authority, Boys and Girls Club, Acadiana Outreach Center and Vermilionville. The broad reaching client types ensures involvement with many different community organizations, as well as varied experiences for students. BI places sustainable design at the forefront of many of the design decisions made for the projects. Quality, efficiency and affordability are also major focuses on projects. In smaller installations there has been an emphasis on improvisational/ad hoc design.

The Building Institute has put a structure in place which allows participation in service-learning by the entire student body and faculty thus institutionalizing the pedagogy

2AIA Case Study


Building Institute working at Acadiana Outreach Center Building Institute Habitat For Humanity Home

3AIA Case Study


and service. One of the missions of higher education is to cultivate a critical eye in students. A commonly cited problem of the academy is the gap between theory and practice. The Building Institute through its hands-on service-learning program seeks to counter “theoretical detachment” and in doing so, nurture “social critics.” (BI Web Site) The Building Institute provides an opportunity for students to act. It is founded upon the belief that the act of making meaningful architecture requires our students to take responsibility for their designs: cultural, social, political, fiscal and technical responsibilities, to name a few.The program sees design and building as inseparable. The Building Institute is founded upon the belief that the act of designing and making meaningful architecture requires rigor and tolerance- from both faculty and students. (BI Web Site)

The BeauSoleil Home completed in 2009 for an international competition is probably the most significant project for the Building Institute. The home won the market viability award as well as people’s choice during the solar decatholon competition. Other significant projects include work with Habitat for Humanity and the Acadiana Outreach Center.

Students design projects in graduate school studio from schematic design through the construction documents phase in conjunction with an owner’s representative and the

The BeauSoleil Home designed and built for the solar decatholon competition

director Geoff Gjertson. Most of the projects are unique in the way that construction of the project is handled.

The Event House was built by a general contractor, with the assistance of student labor. The BeauSoleil home was built primarily by the students with some assistance for MEP. Another case was a Habitat for Humanity home designed by the students of the Building Institute and constructed by students in conjunction with Habitat volunteers. The student teams are typically arranged with project leaders/Designers delegating tasks within the project. Students with the supervision of the professor manage all research, graphics, budget and phases of the project. Promoting the efforts of the Building Institutes projects is key to community involvement and in some cases the sale of a house. Avenues such as newspaper articles, news, radio, and the web are all taken advantage of during a project.

4AIA Case Study


Acadian O

utreach Center. Lafayette, Louisiana

Building Institute projects at Acadiana Outreach Center and The Boys and Girls Club

5AIA Case Study


Client Profile- LPTFA

The clients for the home at the outset of the project were the Lafayette Public Trust Financing Authority and Ragin Cajun Facilities. Financing for the home came through a no interest loan from the Lafayette Public Trust Financing Authority of which John Arceneaux is a chairman. John guided the design team to develop an affordable home that would be marketable to a first time homebuyer. John was the deciding factor for the numbers of bedrooms, bathrooms and estimated overall square footage for the home to be marketable to the intended target. The chairman met with design teams at critical stages in design development. The clients aspirations were to design an affordable in-fill eco-friendly home as a revitalization tool for an older Lafayette subdivision. Through early meetings with John the students began to understand the client’s vision and were able to translate that through space and design elements. The concept of having a sustainable market rate home that would have a positive influence on the surrounding community was a major aspiration to all who worked on the project.

Project Abstract

Project Description: Location: 500 Madison Street Lafayette, La 70501

Project Specifics: Building Type: Single Family Residential

Client: LPTFA and Ragin Cajun Facilities

Budget/Cost: $153,000 (Including Property)

Programs: 2 bed/ 2 bath, Event spaces and Large Exterior Porches Size: 1346 square feet interior 500 square feet exterior porches

Site: 50’ x 110’

Structure: 2” x 6” Advanced Framing

6AIA Case Study


ST

UD

EN

TS

Gra

ha

m G

oo

dye

ar

Mic

ha

el R

eid

S

tep

ha

nie

Bo

rde

lon

AS

SO

C. P

RO

F.G

eo

ff G

jert

son

PR

IMA

RY

DE

CIS

ION

CH

AIN

CO

NT

RA

CT

OR

Jere

my

Arc

en

ea

ux

Su

b-c

on

tra

cto

rs

LEN

DE

R $

LP

TFA

Joh

n A

rce

ne

au

x

OW

NE

R $

Ra

gin

Ca

jun

Fa

cilit

ies

7AIA Case Study


Project Analysis- Community The home is thought to be an event space for the homeowners and a gathering space for their friends and families. Its location is within a 5 minute walking distance from downtown Lafayette providing all the activities of the area from festivals to theatrical performances to fine dining.The goal of the home is to be a spark that will renew the area and create interest within the community to revitalize this historic neighborhood. The neighborhood has been slowly degrading over time with a few exceptions in the area, and needs the refreshing presence of a new home focused on sustainability and growth. The project introduces new housing stock to a neighborhood with only older homes, which will spark raising property values. A precedent for contemporary, affordable and sustainable design is the desired outcome for the project. The home is designed to accept guests and the homeowners from the street down a 25’ path, enveloped by the cantilevered roof of the front porch, which shades much of the front of the home. A cypress rain screen draws the occupants up the front steps to a dynamic front entrance defined by a glulam supported roof and a large custom storefront window. The front door of the home is centrally located, but set back divided by the shifting public and private areas. The back of the house features a 350sf back porch, which also greets the users with a warm cypress siding. The front and back porches of the home are screened and oriented for privacy while still being open to the activities of the neighborhood. The homeowners access their cars from the rear of the home leaving the front yard a green space for landscaping and possible garden. The home is located on the corner of Madison and Oliver Streets, which reveals the homes north, east and west orientations. The home is situated on the site to receive optimal southern sun exposure

1/4” scale model of home built during design development

for the photovoltaic panel array. The large shed roof is able to cover much of the window openings on the south and west elevations of the home while screening devices also aid in the reduction of direct sunlight. The storefront window in the front of the home directs homeowner’s views from inside the living room to a landscaped green space outside as well as down Madison Street. The homes form was developed through the study of traditional homes in the area and an effort to connect to the scale, massing and volume. Calculated roof pitches and appropriate height considerations connect the home to the existing fabric of the residential area near downtown Lafayette, La.

Project Analysis- Client

LPTFA and Ragin Cajun Facilities had a productive and professional relationship that led to a smooth transition between legal contracts and financing, which to say the least was not the easiest part of the process. Finances, liability issues and contract negotiations were a significant part of the cooperative endeavor agreement between the University of Louisiana, LPTFA, and Ragin Cajun Facilities. The client was involved through most phases of the project, which led to a successful collaboration between all parties.

The client kept an open mind during the design process because they knew it would lead to the most developed and interesting outcome. The client had beneficial insight during the design process on key aspects of what would create a marketable home in an at risk area. John Arceneaux presented the idea for the project with very few boundaries and limitations, which was a great opportunity for the designers. The client was for the most part in agreement with all design decisions made by the design team with the exception of a couple of differences in opinion. The most notable disagreement with the client was in the decision to split the front porch down the center of the public and private space to aid in defining the walkway leading up to the front steps. The decision was made and the porch stayed as it had been designed with the porch splitting and defining the entrance and volume of the front of the home.

8AIA Case Study


S o

l a

r O

r i e

n t

a t

i o

n

P a

s s

i v

e V e

n t

i l

a t

i o

n

D a

y l

i g

h t

i n

g

S o l a r O r i e n t a t i o n

P a s s i v e V e n t i l a t i o n

D a y l i g h t i n g

Natural site forces on the home

The project at its inception was created with the notion that future homes would be designed and built with the proceeds from the previous homes sales. A $400,00 no-interest loan was awarded by the LPTFA to aid in the cyclical process of designing, building and selling homes on a yearly basis with the stipulation that the previous years home had been sold. This unique agreement enables graduate architecture students, under the direction of Associate Professor Geoff Gjerston, to design and build infill homes on a yearly basis, for at-risk areas in the Lafayette community.

Project Analysis- Design

The main ideas driving the project were naturally the inclusion of low-maintenance sustainable materials and energy efficient utilities that would benefit the end user of the home. The connection to the fabric of the surrounding neighborhood with material choices such as corrugated metal siding, which references the corrugated metal roofs throughout the neighborhood, was also important. The selection of a cypress siding rain screen was in keeping with the wood siding on the homes in the area, as well as being a traditional building material of Louisiana and also allowed for local procurement. The home is intended to be a contemporary and responsible intervention in keeping with the traditions of the neighborhood and Louisiana culture.

9AIA Case Study


Rendering of Event House during design development

The project began with precedent studies on efficient space planning for single-family residential homes, and an in-depth look at the successes of the BeauSoleil home. The students studied several building methods for the structure of the home and finally decided on advanced framing due to affordability and availability of materials. Waste prevention during construction, sustainability and prefabrication were all avenues studied before designing the home. These studies led to innovative systems such as the under floor air plenum of the house which is an untraditional technique that supplies air into the home through floor vents. It functions as radiant cooling and heating in the summer and winter months as well as saves on energy bills due to its efficiency at cooling air from the ground up rather that ceiling down, as well as the thermal mass that the ground affords.

The home is a 1,350sf. two bedroom two bath single family residence that focuses on promoting gathering areas within the home and on its porches to accommodate multiple events, parties and activities. The spaces that support this dynamic program are the over 500sf of exterior porches, a large transitional gathering area centrally located adjacent to the kitchen, and the designation of public and private space within the home. The homeowners and most of the visitors to the home will access the home from the back porch area due to the lack of parking space along the street in front of the home. When entering the home from the back porch the occupant will enter into the transitional space of the home. The transitional area functions as entry space, connection of public and private, dining area, and in general a flex space for a number of dynamics. The flex space is directly connected to the kitchen as well as entry to the bedrooms. The kitchen also has direct access to the back porch for serving meals outdoors and promoting gathering during the events of Cajun cooking. The living room is open to the kitchen, which

BeauSoleil Assets Emulated

* rainscreen* Transitional Porch* Solar* Water Catchment* Passive Cooling* Mini-Split* Daylighting

10AIA Case Study


allows for constant communication between activities in both spaces. The exterior of the living area is wrapped by the front porch and is connected to the space by the large custom storefront window. The central utility core, on the private side of the home, houses the HVAC, laundry and bathrooms, as well as separates the two bedrooms.

The back porch of the home gives ample views of the backyard of the home while the front porch is a more confined space that creates more directed views at the front green space and down Madison and Oliver Streets. The storefront as mentioned earlier opens up the living space to receive ample day lighting and focuses views to the front yard and because of its height also directs views through the top mullion into the large trees along Madison street.

Material choices for the home were chosen for their low maintenance qualities as well as regional acquisition. The corrugated metal as discussed earlier fits into the context of the traditional use of the material as roofing in the neighborhood. Cypress siding was chosen for the entrance areas of the home to envelop the visitors and homeowner in the warmth of wood. Exposed glulam beams were incorporated as structural elements that are in keeping with the natural wood theme throughout the home. The bamboo flooring creates a continuous surface circulating through the home that speaks to the sustainable material choices selected during the design process.

Sustainable design was naturally at the core of this project because it is an issue that all involved consider should be fundamental in decision making during the design process. Sustainable features include low maintenance materials, native/low water landscaping, 6 inches of polyurethane foam insulation, 2x6 advanced framing techniques, a high efficiency HVAC plenum system, instantaneous gas water heater, and an approximately 690 watt photovoltaic solar electric system with micro converters which allow expansion up to 3KW. The house is on track to obtain an NGBS rating of gold, which will set a green precedent for green, affordable housing and be in keeping with the design intent to revitalize the neighborhood.

11AIA Case Study


Final floor plan with office addition

12AIA Case Study


Project Analysis- Delivery

The project delivery for the home was a negotiated fixed-sum contract with the Arceneaux Group that took place during the construction document phase. Jeremy Arceneaux was involved with the project during design development as well, which was a great benefit for the students in determining cost effective ways of detailing custom elements, choosing materials and coordinating an achievable estimate for such a tight budget of under $100 per square foot. The early negotiations with Jeremy were beneficial because of the construction insight he was able to give the design team before the final documents were drawn up. The Arceneaux Group took on much of the construction liability for the home and were completely on board with the idea of educating the architecture students on the construction process through their involvement on site. Jeremy Arceneaux also is a graduate of architecture school and does much of his own design work, so this led to an easy transition from design to construction.

Prior to the construction of the home the team leaders Graham Goodyear, Michael Reid, and Stephanie Bordelon met frequently with Jeremy Arceneaux to discuss design intentions and budget issues. These early meetings with the contractor were educational for the students in learning what it takes to turn a design into an actual constructed

Construction photos during summer 2011

13AIA Case Study


reality. Once the construction was under way the main contact with Jeremy over the summer months was team leader Graham Goodyear. On site decisions had to be made daily and much of these were handled between Jeremy, Geoff and Graham. Constant communication over the phone was necessary because Jeremy also had his hands full with a number of other projects. Communication was an important factor to ensure the intent of the design team was realized during construction.

Construction of the home began in early June of 2011 after intense legal negotiations between all parties involved. Surveys and excavation for the foundation began shortly after. Not long after the concrete had been poured and the cmu chain wall was up the annual summer rains began to cause delays. The unique plenum system designed sub floor for the HVAC was 2 layers of 10 mil visqueen with sand and dirt between the layers. The plenum was a struggle to keep dry when the inevitable afternoon showers occurred for over a month. Despite the rain delays with the plenum and sub-floor structure the project only fell behind 2 weeks. Rain or shine the team of architecture students and crew from The Arceneaux Group accomplished as much as possible during the daily downpours that are not uncommon for summers in Louisiana. Over the next two months the home took form with the walls, roof and decks framed and wrapped with weather barriers.

In early September 2011, still during construction a potential homebuyer came on board who appeared to be a great fit for the home. The potential homebuyer requested that an office be added on to the back of the master bedroom to fit their needs for space. An additional month was granted to the construction contract to complete the addition and finances were arranged. Sadly in late October the family that had come on board as the homebuyers were unable to receive financing and were removed from negotiations in buying the house. Peggy Grace of PAR Realtors is the realtor for the home and has done an excellent job of creating interest in the Lafayette market and continues to promote the home. Peggy recognizes the uniqueness of the green aspects of the home as well as close proximity to Lafayette’s downtown. She is a true asset to the Event House team and will hopefully find the future homeowner very soon.

Construction progress as of Dec 10, 2011

14AIA Case Study


Design/Construction ScheduleAs Of Dec.10, 2011

Aug

. 10

Sep

t. 10

Pre

desi

gn p

rece

dent

&

rese

arch

Sch

emat

ic D

esig

n

LPTF

A pr

esen

ts id

ea

Hou

se d

esig

ns c

onso

lidat

edS

emes

ter e

nds

cont

inue

cd’

s Lega

l con

tract

s pr

epar

edR

efine

men

t of S

pecs

Con

stru

ctio

n st

arts

Pot

entia

l hom

eow

ner

Dai

ly ra

in d

elay

s

Com

plet

ion

date

mov

ed to

Nov

. 1

CO

# 2

$6,

300

+ 20

day

s C

O #

3 $

1,99

3 +

7 da

ys

CO

# 6

Sub

stan

tial c

ompl

etio

n ex

tend

ed

She

etro

ck

and

Pai

nt

Win

dow

sIn

stal

led

Ext

erio

r S

idin

g

App

lianc

es F

ixtu

res

Pot

entia

l hom

eow

ner b

acks

out

Com

plet

ion

date

Dec

. 21

Des

ign

Dev

elop

men

t

Mid

term

Rev

iew

Fina

lR

evie

w

Intensity of work

Foot

ings

pou

red

CM

U P

lenu

m

Sub

-floo

r fra

min

g

Wal

l & ro

of

fram

ing

Glu

lam

bea

ms

plac

ed Hou

se w

rap

&po

rch

fram

ing

Por

ch d

ecki

ng

Plu

mbi

ng

Doo

rs &

sho

wer

sin

stal

led O

ffice

add

ition

Ele

ctric

al ru

n

Met

al ro

of

inst

alle

d

She

athi

ng &

roof

dec

king

Site

wor

k

Offi

ce a

dditi

on

Con

stru

ctio

n D

ocum

ents

Oct

. 10

Nov

. 10

Dec

. 10

Jan.

11

- Apr

. 11

May

11

June

. 11

July.

11

Aug

. 11

Sep

t. 11

Oct

. 11

Nov

. 11

Dec

. 11

Ele

ctric

al re

-run

15AIA Case Study


The initial construction budget for the project was $125,000 plus an additional $5,000 for student interns. Over the course of construction 6 change orders have been implemented into the contract, which has increased the total contract amount by $10,000. The two most significant change orders were #’s 2 and 3. Change order #2 was a $6,300 increase in budget and additional 20 days to the contract timeline. Change order #2 was the addition of an office onto the master bedroom, which was a request from a potential homebuyer. Change order #3 was implemented because of a miscommunication in the construction drawings of a specified type of UV water barrier located behind the cypress rainscreen. Tyvek was originally specified, but after closer consideration a higher quality product was chosen. The Delta Fassades water barrier was an additional $1,993 to the contract.

The projects budget was tight for the custom nature of the home, but Jeremy Arceneaux accomplished the unique features of the home because of the careful allocation of funds. Student team leaders initially prepared the estimates with the assistance of Jeremy Arceneaux and Jeremy completed the final estimate. The biggest challenge the budget presented was keeping construction costs down for a home in an at risk neighborhood, which still had to be sold at market rate. There were really no comparable new construction homes in the area to gauge an appropriate cost, so realtors and lenders were an integral part in determining an appropriate selling price. Generous donations from suppliers and sub-contractors were vital parts of what made this unique home a reality.

Project Analysis- Conclusion The original completion date of the home, by The Arceneaux Group with the help of graduate student volunteers, was October 1st. Due to unforeseen delays and additions mentioned previously, the homes projected completion date is December 21 2011. Change order #6 was agreed upon on November 14, 2011, which extended the substantial completion date to the 21st and also stipulated liquidated damages after this date. It is everyones intent to have this project completed by the most recent deadline, but as of the completion of this writing on December 11, 2011 there is still much to be done before substantial completion can be reached. The construction delays and other hiccups along the construction process were a realistic view for students into the complex world of construction. The involvement of students in multiple phases of design and construction projects educates them in ways that no in-class lecture or presentation can match. This unique opportunity for architecture students to gain insights into the realities of design/builds is something that all students who are seeking experience and knowledge should take advantage of.

16AIA Case Study


Construction progress as of Dec 6, 2011 view from Madison Street

17AIA Case Study


Bibliography

Interviews:

Gjertson, Geoff (Associate Professor UL Lafayette)Personal Interview

Arceneaux, John (Lafayette Public Trust Financing Authority, Chairman)Email Correspondence

Arceneaux, Jeremy (Arceneaux Group, Owner)Personal Interview

Reid, Michael (UL Lafayette Graduate Student)Personal Interview

Bordelon, Stephanie (UL Lafayette Graduate Student)Personal Interview

Websites:

Building Institute Website: http:// buildinginstitute.louisiana.edu/

Event House Case Study

Documents

event home

aia case study event

building institutew

new home

aia case study teamdesign

infill house

neighborhood revitalization

place neighborhood