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Cover Image: Revised B.A.R. Process For New Construction and Large Projects

Cover Image: Revised B.A.R. Process For New Construction and Large Projects

Charleston's Revised BAR Process: 5 Things You Need to Know

October 1, 2015

The City of Charleston recently published a report titled: “Revised B.A.R. Process for New Construction and Large Projects.”  The report was prepared by DPZ Partners under the leadership of the famed urban planner, Andrés Duany.  The City of Charleston and the Historic Charleston Foundation hired DPZ to study the current B.A.R. process and to make recommendations on how to improve the process and make better architecture.  

““The client’s directive was simple: Charleston architecture must be great and must be of Charleston. The BAR Process has not been resulting in excellence.””
— Introduction; Revised B.A.R. Process For New Construction and Large Projects

For a copy of the report:  Revised B.A.R. Process For New Construction and Large Projects

I have reviewed the report and am excited about the potential changes.  The report is 48 pages. That is 47 pages more than most people are willing to read.   So I'm gonna do you a big one and boil it down to:

The 5 Things You Need to Know

 

#1.  2 Boards is Better Than 1

The report proposes 2 separate boards: one for small buildings and one for large buildings.  Large buildings are classified as 10,000sf and above.  Within each board, 3 of the 5 board members shall be architects.  The most interesting part is that at least 1 of the 3 architects shall be sympathetic to traditional architecture and at least 1 shall be sympathetic to modern architecture.  Architects don’t typically have that classification on their resume, but I get the point (Pages 6, 7; Revised B.A.R. Process For New Construction and Large Projects)

What This Means For Clients

The multiple boards shall allow members adequate time to review and evaluate all applications.  Currently, the members are overwhelmed and it is suspected that the applications are not getting reviewed prior to the meeting.  If you see the board members frantically flipping through the drawings during your presentation, that’s a good sign that the drawings have not been previously reviewed.  Also, with one board focused on large buildings it should be assumed that projects would no longer be criticized for being too large or for maxing out the zoning envelope. 

What This Means For Architects

All of the above.  In addition, architects presenting large projects would have adequate time to properly present their projects.  In a recent meeting, we were presenting a 300,000sf apartment building.  When I asked for 15 minutes to present rather than the normal 10, the chairmen gave me a mean look before reluctantly agreeing.  Even with 15 minutes, I was racing through the presentation glossing over major elements of the design.  Big buildings take some time to present and digest.

The gentlemen that presented right before me was presenting a garden wall and he used every second of his 10 minutes.  A freakin wall!!!!!

The modern/traditional minded architect idea is intriguing.  It should lead to much better architecture rather than the homogenization that Duany described.

 

#2.  1 Less Board Meeting

The report proposes that the final BAR review will be by staff rather than the board.  However, it does say that staff reserves the right to require final review with the BAR.  (Page 9; Revised B.A.R. Process For New Construction and Large Projects)  

What This Means For Clients

One less board visit should shorten schedules.  

What This Means For Architects

On paper this appears to be a good thing.  One less board meeting is definitely a benefit.

However…

The ‘Final Details to Staff’ review has historically been one of the most frustrating steps of the BAR process.  On many occasions, the duration for this final details review has been longer than if we had just gone to the board.  I was once shown a list of 70 projects in the final details to staff queue.  Our project was #70.  

For this to work, additional BAR staff will need to be added because the current staff is overworked.  The jury is out on whether this will be a positive change.

 

#3.  The Approval Matrix

I think this is my favorite part.  It is really hard to graphically articulate a process that is extremely subjective.   And that is just what this little chart attempts to do.  The chart basically says, "If you do these things on the left, your project will be easier to approve and if you do these things on the right, buckle up cowboy...it’s going to be a long ride.”

What This Means For Clients

It provides a more predictable format.  

What This Means For Architects

This chart should be very helpful for architects.  It will help architects better articulate the B.A.R.’s expectations to their clients and inform design decisions.  

Some may argue that this is too formulaic.  Perhaps?

 

#4.  Potential for a Dialogue?

Under the current procedures, the applicant does not have the opportunity to speak once the board begins their discussion.  The report proposes that the applicant will have an opportunity to clarify points of discussion after the board’s deliberation and prior to the motion.  Essentially allowing for the opportunity of a dialogue.  (Page 9; Revised B.A.R. Process For New Construction and Large Projects)

What This Means For Clients

This format supports a dialogue and creates an opportunity for clarification.  Should increase the chances of projects getting approval, which expedites schedules.  

What This Means For Architects

It is sad that this change is so groundbreaking.  It highlights one of the major faults of the current system.  I have already mentioned that the time constraints are challenging for the applicants. This 'last word' allows the architects an opportunity to clarify and defend the design.  This is huge.

 

#5.  Changing to Story-Based Height Districts

This would be a game-changer.  The report proposes changing the definitions of height districts to a story based system rather than feet.  For example, instead of a 55’ district you would have a 4 or a 5 story district.  

What This Means For Clients

They can finally deliver on those 10’ ceilings they have been fibbing about in their marketing literature!  On the flip side, this change could be a negative.  If the 55’ district becomes a 5 story district than that is a positive.  If it becomes a 4 story district than many developers will be missing out on that extra 5th floor that they have been squeezing in.  Decreased density potential will lower land values.

What This Means For Architects

That newfound ceiling height freedom will make for better spaces, more natural light and better proportioned facades.  Just better architecture all around.  Do you know how much time I have spent trying to squeeze out a couple extra inches to make a parapet detail work?

 

Charleston Design School?

OK.  So I snuck in a 6th item.  Sue me!  This one is a bonus because it really doesn’t have anything to do with the B.A.R.  When Duany was here in March, he planted this seed for a Joe Riley Design School in which students would be trained on the architecture and urban design of Charleston.  I think many thought this was not real but the school is mentioned in this report.  And after a discussion with Duany the seeds have started to take root.

What This Means For Clients

Not really sure.

What This Means For Architects

Having a local design school would help elevate the local talent pool of architects.  Elevating the profession and the architecture of the city.

So what now?

The next steps are that the city is going to boil this report down to the essential ingredients. Once that occurs, that list will be written into code language.  Those new codes will then be presented to the Planning Commission.  If successful at the Planning Commission, it will move on to the City Council for a vote.  

I would estimate 3 months for the code language to be written and another 3 to make it through the Planning Commission and the City Council.  And I think this schedule is even optimistic.

So what do you think?

I encourage everyone to review the report and comment here on the pro's and con's.  The City welcomes feedback and Andrés told me to send him comments.  Here's your opportunity!

Cheers,

Steve Ramos AIA, LEED AP

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Good morning from Elliott Street!  This handsome devil is a newish building that has some great brick details.  How about some brick terminology?  At the heads of the windows and doors at the 2nd and 3rd floor you will see what is called a ‘Jack Arch’ or some call it a ‘Flat Arch.’. Rather than a typical round arch the jack arch angles the bricks to create a keystone effect in which it can actually support the wall above.  Look up at the top of the building and you will see banding.  This banding is created by gradually stepping out the brick like a game of jenga.  This stepping of the brick is called corbelling or one may say brick corbels.  One last 🧱 term, this brownish colored brick is referred to as Savannah Grey and is very common in the Low-country.  And there you have it folks.  #themoreyouknow🌈
Good morning from Elliott Street! This handsome devil is a newish building that has some great brick details. How about some brick terminology? At the heads of the windows and doors at the 2nd and 3rd floor you will see what is called a ‘Jack Arch’ or some call it a ‘Flat Arch.’. Rather than a typical round arch the jack arch angles the bricks to create a keystone effect in which it can actually support the wall above. Look up at the top of the building and you will see banding. This banding is created by gradually stepping out the brick like a game of jenga. This stepping of the brick is called corbelling or one may say brick corbels. One last 🧱 term, this brownish colored brick is referred to as Savannah Grey and is very common in the Low-country. And there you have it folks. #themoreyouknow🌈
Good morning from South of Broad!  Another photo where I can't remember the street.  I believe it was either Church or State?  #punny  This #singlehouseoftheday has got something that is very rare in Charleston.......a front yard!  One of the biggest differences between urban design and suburban design is that in the city, the buildings are right up on the street, whereas in the burbs the buildings are set back from the street.  This is certainly the case in Charleston.  It is one of the things that makes are streets so beautiful.  The buildings line up like soldiers (soldier buildings we call um) and form an urban wall that makes the street feel like a room.  Now, occasionally there is a home that bucks the system and has a front yard like this guy.  And good for them! Yards are awesome.  When I am on my urban safaris I am often enamored by the landscaping and hardscaping of these little yards and driveways.  Buildings are cool...but so are gardens and even driveways if done well.  In fact, when I give folks tours South of Broad I find them most amazed with the driveways and mini-gardens.  #gardensarecool
Good morning from South of Broad! Another photo where I can't remember the street. I believe it was either Church or State? #punny This #singlehouseoftheday has got something that is very rare in Charleston.......a front yard! One of the biggest differences between urban design and suburban design is that in the city, the buildings are right up on the street, whereas in the burbs the buildings are set back from the street. This is certainly the case in Charleston. It is one of the things that makes are streets so beautiful. The buildings line up like soldiers (soldier buildings we call um) and form an urban wall that makes the street feel like a room. Now, occasionally there is a home that bucks the system and has a front yard like this guy. And good for them! Yards are awesome. When I am on my urban safaris I am often enamored by the landscaping and hardscaping of these little yards and driveways. Buildings are cool...but so are gardens and even driveways if done well. In fact, when I give folks tours South of Broad I find them most amazed with the driveways and mini-gardens. #gardensarecool
Good morning from King Street!  You know that it is @sewechs weekend when you see a fella carving a wood duck in front of the @audubonsociety gallery.  Head over to Marion Square this weekend to see all the cool wildlife and neat things.  And if you are like us 8 years ago, walk by @mdumasandsons and accidentally buy one of the puppies in the window from @charlestonanimalsociety  Best accident that ever happened.  Cheers and have a great weekend !!!! #dailydoseofcharleston #sewe
Good morning from King Street! You know that it is @sewechs weekend when you see a fella carving a wood duck in front of the @audubonsociety gallery. Head over to Marion Square this weekend to see all the cool wildlife and neat things. And if you are like us 8 years ago, walk by @mdumasandsons and accidentally buy one of the puppies in the window from @charlestonanimalsociety Best accident that ever happened. Cheers and have a great weekend !!!! #dailydoseofcharleston #sewe
Good morning from State and Chalmers!  This building is one of my favs.  It does a lot of things right but it it is also imperfect and quirky.  The proportion of the facade is 💯 Tall and skinny just looks good.  The aspect ratio of the facade is 2 to 1, which would be the height to width.  It has great balance, aka symmetry.  Each floor has a different window pattern which adds interest.  The stucco has that patina look that we all go gaga over.  Some of the quirks:  the 2nd floor window looks like it may have been a balcony at some point.  The front door seems too small and should be taller.  The proportion of the top window is wonky.  The banding at the 3rd floor line almost seems industrial.  But it still works.  It has character.  What do folks think?  #dailydoseofcharleston
Good morning from State and Chalmers! This building is one of my favs. It does a lot of things right but it it is also imperfect and quirky. The proportion of the facade is 💯 Tall and skinny just looks good. The aspect ratio of the facade is 2 to 1, which would be the height to width. It has great balance, aka symmetry. Each floor has a different window pattern which adds interest. The stucco has that patina look that we all go gaga over. Some of the quirks: the 2nd floor window looks like it may have been a balcony at some point. The front door seems too small and should be taller. The proportion of the top window is wonky. The banding at the 3rd floor line almost seems industrial. But it still works. It has character. What do folks think? #dailydoseofcharleston
Good morning from Charleston!  Ya know.....I don’t recall where I snapped this photo.  But I do recall loving this view.  Happy Valentine’s Day Y’all!  #singlehouseoftheday
Good morning from Charleston! Ya know.....I don’t recall where I snapped this photo. But I do recall loving this view. Happy Valentine’s Day Y’all! #singlehouseoftheday
Good morning from Broad Street!  This little guy is known as ‘Fast and French.’. The longer and much harder to pronounce name is Gaulart and Maticlet French Cafe.  I hadn’t stopped to look at this building before until last night when  I was down here with my @cpad12bull students.  About 20 minutes later we got caught in a crazy rain storm 😜 🌧..........but back to the building.  I am not a master of architectural styles but I might call this Greek Revival.  The pilasters on the corners and pediment look at the gable recalls a Greek Temple.  Thoughts?  One thing I can decipher is the form of the Charleston Single House.  If you look to the left you see a sliver of the  building that looks like it could have been a piazza (side porch). Maybe it was a piazza that was filled in at some point?  Because of that I am going to call it the #singlehouseoftheday
Good morning from Broad Street! This little guy is known as ‘Fast and French.’. The longer and much harder to pronounce name is Gaulart and Maticlet French Cafe. I hadn’t stopped to look at this building before until last night when I was down here with my @cpad12bull students. About 20 minutes later we got caught in a crazy rain storm 😜 🌧..........but back to the building. I am not a master of architectural styles but I might call this Greek Revival. The pilasters on the corners and pediment look at the gable recalls a Greek Temple. Thoughts? One thing I can decipher is the form of the Charleston Single House. If you look to the left you see a sliver of the building that looks like it could have been a piazza (side porch). Maybe it was a piazza that was filled in at some point? Because of that I am going to call it the #singlehouseoftheday
Good morning from Marion Square and the Hotel Bennett!  This brand new hotel is all everyone is talking about.  My favorite part of the exterior is this little bit here.  I love the large windows and especially love that they have this exterior seating area.  It is a great way to engage with Marion Square.  It reminds me of the great piazzas in Italy where the surrounding sidewalk cafes spill out into the space.  The roof deck at the top of the photo is another great way to connect.  I have not been inside yet.  Have you? #dailydoseofcharleston
Good morning from Marion Square and the Hotel Bennett! This brand new hotel is all everyone is talking about. My favorite part of the exterior is this little bit here. I love the large windows and especially love that they have this exterior seating area. It is a great way to engage with Marion Square. It reminds me of the great piazzas in Italy where the surrounding sidewalk cafes spill out into the space. The roof deck at the top of the photo is another great way to connect. I have not been inside yet. Have you? #dailydoseofcharleston
Good morning from King Street!  These are a couple pix from yesterday’s Second Sunday on King.  For those not familiar with Second Sunday’s, from 1-5pm, the city closes King Street from cars leaving it as a pedestrian paradise.  If someone were to ask me about Charleston’s best public space, I would say King Street.  A good urban street should feel like an outdoor room and that is definitely the case with King Street.  Question: should they close King Street off from cars more than just one Sunday per month?  Twice a month?  Four times?  Every day?  #dailydoseofcharleston
Good morning from King Street! These are a couple pix from yesterday’s Second Sunday on King. For those not familiar with Second Sunday’s, from 1-5pm, the city closes King Street from cars leaving it as a pedestrian paradise. If someone were to ask me about Charleston’s best public space, I would say King Street. A good urban street should feel like an outdoor room and that is definitely the case with King Street. Question: should they close King Street off from cars more than just one Sunday per month? Twice a month? Four times? Every day? #dailydoseofcharleston
Good morning from Archdale Street!  This #singlehouseoftheday is a big boy!  One of the tallest Charleston Single Houses you will find at 4 1/2 stories.  In Charleston we refer to a habitable attic as a 1/2 story.  Although it is hard to see from this angle there is a hip roof up there and we can guess it is habitable from the dormer window.  For scale purposes  look at the 2-story single house to the right.  This exhibits the versatility of the single house in that it can be scaled up or down.  This house has something that is now considered taboo.....can you guess?.........The piazza (side porch) has been filled in on floors 2 and 3.  Nowadays, the Board of Architectural Review (BAR) will not let folks infill their piazzas.  Although this infill looks pretty good, this sort of thing runs contrary to the preservation mantra we embrace in the Holy City.  The piazza is the most defining feature of the Single House therefore it is critical that we save these gems. #dailydoseofcharleston
Good morning from Archdale Street! This #singlehouseoftheday is a big boy! One of the tallest Charleston Single Houses you will find at 4 1/2 stories. In Charleston we refer to a habitable attic as a 1/2 story. Although it is hard to see from this angle there is a hip roof up there and we can guess it is habitable from the dormer window. For scale purposes look at the 2-story single house to the right. This exhibits the versatility of the single house in that it can be scaled up or down. This house has something that is now considered taboo.....can you guess?.........The piazza (side porch) has been filled in on floors 2 and 3. Nowadays, the Board of Architectural Review (BAR) will not let folks infill their piazzas. Although this infill looks pretty good, this sort of thing runs contrary to the preservation mantra we embrace in the Holy City. The piazza is the most defining feature of the Single House therefore it is critical that we save these gems. #dailydoseofcharleston
Good morning from Tradd Street!  Yesterday was a white house with a red door. Today is a white house with a pink door.  Or is it salmon?  Or Coral?  Whatever it is, it works.  You may be thinking, is this a Charleston Single House?  It does have a Piazza (side porch). But a single house is called a single house because it is a single room wide.  I have not been in this house but it is clearly more than a single room wide.  Likely 2.  Is it a double house?  Double houses typically are 2 rooms wide plus a hall that runs down the middle.  A double house would be 5 windows wide on the facade.  So not a double house.  So what is it?  #dailydoseofcharleston
Good morning from Tradd Street! Yesterday was a white house with a red door. Today is a white house with a pink door. Or is it salmon? Or Coral? Whatever it is, it works. You may be thinking, is this a Charleston Single House? It does have a Piazza (side porch). But a single house is called a single house because it is a single room wide. I have not been in this house but it is clearly more than a single room wide. Likely 2. Is it a double house? Double houses typically are 2 rooms wide plus a hall that runs down the middle. A double house would be 5 windows wide on the facade. So not a double house. So what is it? #dailydoseofcharleston

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