Cornerstone Architectural Group

Ramboll's Princeton Office Redefines the Hybrid Workplace

Mon, 08 Jun 2026 19:55:18 GMT

As organizations continue to rethink the role of the office, global engineering firm Ramboll set out to answer a question many companies are still wrestling with: what makes people genuinely want to come in?

Ramboll partnered with Cornerstone Architectural Group, who led the architecture and interior design, working alongside Engineering Driven Design, JSD Office, and Unity Construction to transform the firm's Princeton office into a workplace prototype centered on wellbeing, flexibility, and employee choice.

Rather than relying on return-to-office mandates, the project reimagines the workplace as a destination employees actively want to use. The result balances collaboration, focused work, and social connection while reducing overall real estate demands and supporting Ramboll's hybrid workforce strategy.

A Workplace Built Around Experience

Inspired by Ramboll's Nordic heritage, the design concept focuses on creating a dynamic, human-centered workplace experience. The office is organized by a spiraling ceiling plan, rendered in various colors of Rockfon Stone Wool, that illustrates the Golden Section. Overlaid on that plan are three experiential zones (Energize, Incubate, and Catalyze), each supporting a different mode of work and interaction.

Energize spaces activate circulation areas through bold color, layered textures, translucency, and meandering flooring patterns that intuitively guide movement through the workplace. These environments encourage exploration and help employees connect with the spaces best suited to their tasks.

Incubate zones support collaboration, mentorship, and knowledge sharing. Flexible furniture arrangements, acoustic layering, and transparent design elements foster interaction across departments while maintaining visual connectivity throughout the office.

Catalyze areas serve as focused "home zones" designed for productivity and refinement. Residential details, biophilic elements by GreenMood, modular layouts, and integrated technology let employees personalize their work experience while supporting evolving team needs.

Together, the three zones create a workplace ecosystem that encourages curiosity, innovation, and shared discovery.

Supporting Connection in a Hybrid Workforce

The project responds directly to what today's workplaces are navigating: hybrid communication gaps, employee engagement, and mentorship across generations.

As younger employees increasingly seek the structure, support, and collaboration often associated with academic environments, the design introduces strategically distributed collaboration pods, informal gathering spaces, and technology-enabled meeting areas that promote spontaneous interaction and relationship building.

By emphasizing comfort, flexibility, and inclusivity, the office creates opportunities for connection while reinforcing trust between leadership and staff.

Neuroinclusive Design from the Start

Supporting neurodiversity and employee wellbeing was a priority from the earliest stages of planning.

Activated social environments are balanced with quiet, restorative spaces that offer varying levels of visual and acoustic privacy, allowing employees to move between energetic and calming settings depending on their work style or personal preferences.

Amenity areas, including a gaming lounge, social hub, and open pantry, provide opportunities for relaxation and informal connection. Interactive features such as a vapor fireplace, bubble wall, and Sensitile countertop introduce movement, sound, and tactile engagement throughout the space. Adjustable acoustic elements by Snowsound give people greater control over their sensory environment, improving both comfort and focus.

Sustainability, Flexibility, and Human-Centered Materials

The workplace prioritizes adaptability over a one-size-fits-all office model. A spectrum of work settings ensures employees can find environments tailored to their needs while supporting accessibility, sustainability, and long-term flexibility.

Opening the perimeter of the suite maximized daylight deep into interior spaces, while glass-fronted offices maintain transparency and visual connection across collaborative areas and workstations.

Material selections reinforce both sustainability and sensory richness. Linear pendants from Lightly, fabricated from poplar wood, wool, and hemp, incorporate locally sourced, low-carbon materials, VOC-free finishes, and recyclable packaging. Warm textures and natural materials soften the modern industrial aesthetic and create a more residential atmosphere. AIS furniture systems emphasize mobility and adaptability through height-adjustable workstations and flexible configurations, while switchable glass technology lets meeting spaces transition between openness and privacy as needed.

Setting a New Workplace Benchmark

The completed Princeton office has become a benchmark for Ramboll's future global workplace projects. Rather than relying on a single signature feature, the design turns the entire environment into an immersive experience where collaboration, focused productivity, and wellbeing coexist.

By prioritizing autonomy, inclusivity, and experience-driven design, Ramboll's Princeton office shows how the future workplace can foster engagement not through obligation, but through meaningful human connection.

Perhaps the most unexpected part of this project came from our furniture vendor, the amazing Cathy Daler of AIS.

Walking the space at the end of the job, she observed that projects typically have framed views and focal points, a series of elements that build toward the "star" of the design, with her team strategizing about how best to fold into the overall setting. This project didn't follow that methodology. Cornerstone played up everything as the star, and it works brilliantly.

In her words: "You nailed every detail with this project! I have to rethink my strategy that everything can't be a star!!!"

One Last Thought from Cornerstone

Explore the complete Ramboll Princeton portfolio , including the full photo gallery.

Photography by Frank DiGiovanni.

See the full project.

By Scott Marchio, LEED AP

What a Commercial Architect Actually Does (And Why It’s Not What You Think)

Wed, 27 May 2026 23:16:39 GMT

Just the Highlights

Many clients come to us assuming our role is limited to producing drawings. Commercial architecture is a completely different animal.
A good commercial architect manages the entire project ecosystem (design, permitting, consultants, code compliance, and client communication) from day one through construction. Not all of them do.
Hiring the wrong type of architect (or hiring too late) is one of the most expensive mistakes commercial clients make.
The real value of a great commercial architect isn’t the drawings. It’s what they prevent from going wrong.
Here’s what you should expect from your architect, what we actually deliver, and why it matters more than most clients realize up front.

What Clients Think Architects Do — And What Good Architects Actually Do

We’ve been doing this for 35 years.

And in those 35 years, we’ve had some version of the same conversation more times than we can count. A new client comes in, smart person, accomplished in their field, not inexperienced in the business world, and somewhere in our first meeting, they say something like: “So you’ll draw up the plans and then we hand it off to the contractor?”

That’s the moment we know we have some explaining to do.

It’s not their fault. The popular understanding of what architects do is stuck somewhere between a guy at a drafting table (dating myself here) and the dramatic reveal moment on a home renovation show. In reality, when an architect designs a commercial building, neither of those images applies. The scope of architectural work is far broader than most people assume.

So let us set the record straight. Understanding what you’re actually buying when you hire a commercial architect (and what you’re not getting when you don’t) is genuinely important before you sign a lease, pull a permit, or break ground on anything.

Frequently Asked Questions

First, Let’s Clear Up the Most Common Misconceptions

1. Projects are linear

Clients expect the process to be linear. Sign the agreement, design starts, drawings appear, construction begins. Neat and sequential.

It’s not. Architectural design is interdependent. Take something as specific as a mechanical equipment package. Before we can spec that equipment, we need to understand how the space will be used, what the structural system looks like, what power and gas are available, and how it all coordinates with the rest of the building. Everything feeds everything else. That’s not a flaw in the building design process. It’s the nature of it.

2. There’s a simple cost per square foot

We hear this one constantly: “Isn’t there just a cost per square foot?” There are ballpark ranges, sure. But they have enormous variables attached to them. Construction cost depends on building type, condition, use, location, materials, market conditions, and a dozen other factors. Clients hear a number from a friend or read something online, and that number lodges itself firmly in their head. Part of our job is helping them replace that number with an accurate one, before they’ve committed to a scope they can’t afford.

3. Approvals are quick

Clients often think: Submit for permit, start construction a week later. In New Jersey, where we do most of our work, that’s almost never the case. Give yourself a month or two as a baseline, and on complex projects, much longer. We’re currently working with clients waiting on electrical power upgrades from utility companies that will take the better part of a year. That’s not a paperwork issue. It’s just the reality of infrastructure in a dense, heavily regulated state. The design and construction process has many moving parts, and the sooner a client understands that, the better decisions they make.

Managing expectations honestly, whether clients want to hear it or not, is one of the most important things we do.

What We’re Actually Doing From Day One

When a commercial client engages us, here’s what actually starts happening. Most of it is behind the scenes.

We analyze your project against the applicable codes before a single line gets drawn. Bob Longo, our principal and founder, is a licensed architect and a licensed code official in New Jersey. That second credential might seem like a footnote, but it’s not. He originally got it because he kept getting shut out of Department of Community Affairs code seminars that were only open to licensed officials. His solution: get the license. He passed the exam without much trouble because he already had the knowledge. Now he gets access to ongoing training that keeps him sharper than most.

What that means practically is that when we look at a project, we’re reading it the way a code official will. We know what’s going to generate a comment letter, what’s going to require a variance, and what a fire official is going to push back on. A lot of architects genuinely aren’t strong on code. We say that not to be unkind, but because it’s true and clients deserve to know it. When code issues surface late, they’re expensive. Catching them in week one is a different conversation entirely.

We coordinate your entire consultant team, and we hold the contracts. On most commercial projects, the architect isn’t the only professional involved. There’s typically a structural engineer, an MEP engineer (mechanical, electrical, and plumbing), and depending on the project, a civil engineer, fire protection consultant, landscape architect, and various specialists. Architects work closely with all of these disciplines. We hold the contracts for our consultants. We oversee their scope, schedules, and deliverables. The client gets one point of contact.

Not every firm works this way. In fact, plenty don’t. We see the debates on professional forums all the time. The argument against it is that taking on consultant contracts increases liability. And maybe it does, marginally. But here’s our counter: if you don’t control the purse strings, you can’t really control the project. We’re currently working on a project where the owner is managing the MEP engineer directly. That engineer isn’t responding to calls, emails, or anything else. The client is frustrated, the project is slower than it should be, and nobody wins. That’s what uncoordinated consultant management looks like, and it’s more common than clients realize.

Our go-to consultants on MEP and structure get well over 80% of our work. They know us, we know them, and we’ve built the kind of relationship where if something needs to jump the line on a tight timeline, it can. That doesn’t happen when everyone’s working in silos.

Think of it the way a conductor relates to an orchestra. The conductor can’t play every instrument. But she knows exactly what each one is supposed to be doing, when it comes in, and what it sounds like when something’s off. That’s the architect’s role on a construction project.

We manage the municipal approval process. This is where a lot of commercial projects lose time and money, and where clients get genuinely frustrated. Permit reviews, zoning board hearings, planning board submissions, fire official approvals: these are not linear processes, and in New Jersey, they’re particularly layered. We have over 500 municipalities in this state, each with its own zoning ordinance, its own board, its own interpretation of how things work. Local knowledge matters enormously here. We know how to submit packages that minimize comment cycles. We know who to call when something stalls. That knowledge has real dollar value.

We stay with you through construction. This is the part that surprises some clients who’ve worked with firms that hand off drawings and disappear. We provide construction administration, which means reviewing submittals and specification compliance, responding to contractor RFIs (requests for information), making site visits, and verifying that what’s being built actually matches what was designed. Good project management through this phase protects the client’s investment. When there’s a discrepancy, and there are always discrepancies, we’re there to work through it. Construction is complicated. Nothing goes perfectly. What matters is that someone is advocating for the client when things come up.

Unlike contractors, we don’t have a financial stake in what things cost. Contractors’ opinions are often influenced by what things cost them. Ours aren’t. That independence matters.

For a closer look at how we guide projects from first conversation through construction completion, visit our How We Help page.

The Commercial vs. Residential Distinction Matters More Than You Think

We are a commercial-focused firm. That’s a deliberate choice, not a limitation.

Commercial architecture and residential architecture are genuinely different disciplines, not just in scale, but in the regulatory environment, the project delivery models, the consultant structures, the code frameworks, and the way buildings are designed to function as business assets. A commercial architect can work across many building types: Office buildings, industrial buildings, healthcare facilities, retail centers, municipal projects. Industrial architects, interior architects, and firms focused on interior design and interior architecture each bring different expertise to the table. A firm that does both commercial and residential work can serve certain clients fine. But a firm that has spent 35+ years in commercial work has a depth of knowledge in that world that a generalist practice simply can’t match.

There are also specialist roles that often intersect with commercial projects. Civil engineers are responsible for site design, including grading, drainage, and utilities. Structural and MEP engineers handle the building systems that support and service the structure. Landscape architects focus on the design of exterior spaces, including landscaping and hardscaping. On larger commercial projects, an architect may coordinate all of these disciplines under a single contract. Architects must understand how every piece connects, even when specialists are handling the details.

Sustainability and energy efficiency are increasingly part of commercial building design as well. A good commercial architect should be able to speak to sustainable strategies honestly, helping clients understand what actually moves the needle versus what’s mostly marketing.

When we walk into a municipal planning meeting, the people on the other side of the table know who we are. When a contractor submits an RFI on one of our projects, they’re getting a response from someone who has navigated that exact type of situation many times before. That experience doesn’t appear on a fee proposal. But it shows up in how your project runs.

The Hidden Value: What We’re Preventing

Here’s what most clients don’t fully appreciate until they’ve been through a difficult project: a significant part of the value a good commercial architect provides is in what doesn’t happen.

We’ll give you two real examples.

First: A client recently purchased two large buildings to manufacture a snack food product. The buildings were zoned for warehousing and manufacturing, which looked fine on the surface. What they didn’t know when they bought them was that the original developer had received municipal approvals restricted to warehousing only. The buildings were zoned for manufacturing, but the resolution tied them to warehouse use. Now we’re working to unravel it, attorneys are involved, and the client has lost months they can’t get back. Time is extremely valuable to a manufacturing operation. This type of zoning issue is entirely avoidable when an architect is involved early in the project.

Second example: A client bought a building near our office intending to convert it to a daycare center. They went through the full zoning board process, hired a civil engineer, retained attorneys, appeared before the board, and got approval. Then they came to us and said, “We’re all set. We just need drawings.” We did a code analysis and discovered immediately that they would not be able to put a daycare center in a two-story wood frame building. The code simply doesn’t allow it. The project was dead. The client had spent $20,000 to $30,000 or more on zoning approvals they couldn’t use. They ended up keeping the building as an office and apartment.

If we’d been in the room at the beginning, that conversation would have happened before any money was spent.

These are real things. They happen to real clients when professional architect oversight isn’t there from the start. Sometimes the most effective thing we can do for a client is the thing they never find out about: The problem we identified and addressed before it became one.

So When Should You Bring Us In?

Earlier than you think.

The single most common missed opportunity we see is clients who engage us after they’ve already signed the lease, bought the property, or had preliminary conversations with a contractor about scope and budget. By that point, some decisions are already locked. And sometimes those decisions have real consequences for the design, the budget, and the schedule.

Commercial real estate brokers are often the first call. Contractors sometimes get involved before anyone else. Civil engineers can get deep into site design before an architect is in the picture, which creates its own set of problems. We’re working on a warehouse project right now where the civil engineer laid out loading bays so tightly that there’s no room left for required exit doors between them. The client is now losing dock positions they planned on. That’s the kind of thing that doesn’t happen when everyone is coordinating from the start.

We can join a site search. We can look at a building with your broker before you commit, and tell you what we see—zoning considerations, code implications, what the space can and can’t be used for, and what a realistic construction budget looks like. All of that information has genuine value. It can change a decision and it can prevent a bad one.

Our best advice to clients is simple: You do what you do, let us do what we do. It’s going to be better for everybody that way.

Knowledge, Integrity, Experience — In That Order

Those three words have been part of how we describe ourselves for a long time. They’re worth explaining.

Knowledge means we know what we’re doing: not just design, but code, process, consultant coordination, municipal approvals, construction. Thirty-five years of commercial building projects across corporate interiors, institutional buildings, manufacturing facilities, and municipal work . We’ve been in these situations before.

Integrity means we tell you the truth. About timelines, about costs, about what’s realistic. Commercial clients don’t need a firm that tells them what they want to hear. They need one that tells them what they need to know, before it becomes a problem, and then delivers on what it promises.

Experience means we’ve earned the right to say the first two things. Anybody can claim knowledge and integrity. We can point to 35 years of commercial work, long-term client relationships, and a track record of projects delivered the way they were supposed to be delivered.

That’s what you’re getting when you hire a commercial architect. Not just drawings. A partner who knows the terrain, tells you the truth, and stays with you through the whole process.

If you’re early in a project, or even just thinking about one, we’re happy to have that first conversation. No pressure, no pitch. Just an honest discussion about what you’re trying to accomplish and whether we’re the right fit to help you get it done.

Apply for a consultation .

New Jersey Adopts 2021 Building Code

Tue, 06 Sep 2022 18:19:00 GMT

Today, New Jersey adopted the 2021 version of the International Code Council (ICC) codes along with updated versions of the National Electric Code, the National Standard Plumbing Code, and other related standards.

New Jersey’s Uniform Construction Code (NJUCC) adopts codes by regulation. The codes are administered by the Department of Community Affairs (DCA) Division of Codes & Standards. They are uniform statewide and local jurisdictions are not permitted to make amendments.

The following is a list of codes currently adopted in New Jersey

BUILDING SUBCODE

International Building Code 2021 (IBC) with New Jersey Edits

PLUMBING SUBCODE

National Standard Plumbing Code 2021 (NSPC) with New Jersey Edits

ELECTRICAL SUBCODE

NFPA 70: National Electric Code 2020 (NEC)

ENERGY SUBCODE

International Energy Conservation Code 2021 (IECC) (Low-Rise Residential)

Energy Subcode ASHRAE 90.1-2019 (Commercial and Other Residential)

MECHANICAL SUBCODE

International Mechanical Code 2021 (IMC)

ONE-AND-TWO-FAMILY DWELLING SUBCODE

International Residential Code 2021 (IRC) with New Jersey Edits

FUEL GAS SUBCODE

International Fuel Gas Code 2021 (IFGC)

REHABILITATION SUBCODE

NJUCC Subchapter 6 (NJAC 5:23-6)

BARRIER FREE SUBCODE

IBC Chapter 11 & ICC A117.1-2017

New Jersey allows for a 6-month grace period before new codes become mandatory. Complete permit applications (including all prior approvals) submitted by 6 March 2023, may be reviewed under the previous versions of the code. This is the option of the design professional and the applicant, not the code official.

A Few Key Changes to IBC

IBC now defines Mass Timber Construction and permits wood structures constructed of mass timber up to 18 stories tall.

Distilling and brewing of alcoholic beverages has been removed from the “H” high-hazard occupancy classification.

Puzzle rooms are now regulated as special amusement areas.

New scoping requirements to require accessible electric vehicle charging stations

Changes to Accessibility Standards

The Barrier Free Subcode now references the 2017 edition of ICC A117.1. This newer standard includes several important changes the most significant being the larger turning radius and wheelchair parking spaces. The familiar 60” turning radius has been replaced with a requirement for 67” and the wheelchair parking space has been enlarged from 30” x 48” to 30” x 52”. This will result in slightly larger toilet rooms and accessible toilet stalls. These new requirements only apply to new construction and additions. The older smaller numbers still apply to existing buildings.

Stay tuned for more information regarding these important updates. If you have any questions, just ask the code experts at Cornerstone.

Robert M. Longo, AIA

The Road to Recovery – Blue Crest Recovery

Mon, 01 Nov 2021 20:23:00 GMT

The 17,000 square foot three-story office building was designed to be renovated in phases to allow BlueCrest to continue to operate and grow during the renovation. The program included administrative offices, conference rooms, clinical offices and rooms for group therapy, yoga and meditation.

The space was designed to be warm and welcoming with an abundance of natural light. The color pallet is light and soothing and incorporates wood grain on the floors and furniture to bring warmth and depth to the space. We believe the result is a functional and aesthetically pleasing space that we hope will make the difficult road to recovery a little easier for BlueCrest’s clients.

Library Begs, Raise Your Voices

Mon, 01 Nov 2021 20:00:00 GMT

The town of Sea Girt is unveiling renderings of their long awaited, historic, library expansion project in the hopes of gaining a surge of public support. The current 1,500 square foot facility is bursting at the seams, ready to roll out all sorts of new programs and events, but a lack of space and insufficient funding has stunted their growth for years.

Situated on The Plaza, the former train station, turned library, has been a part of the fabric of this beach community since 1895 and remains a proud architectural feature, steeped in tradition. The 4,000 square foot expansion project will preserve the original, historic structure while expanding function and capacity to better serve the public. The design offers flexible spaces, improved technology, and other holistic, diverse needs for the town, as a new hub for Sea Girt.

The re-emergence of a public gathering space has become a focus for many towns in recent years. With the current pandemic, recent devastating storms, and a sea of misinformation, many citizens are looking to their elected leaders for free, secure, resilient, forums to voice their concerns, spread knowledge, seek shelter, connect with neighbors, and build community. The Sea Girt Library addition, designed by Cornerstone Architectural Group, will have both indoor and outdoor spaces, be flexible for groups of all sizes, allow for simultaneous occupancy, and operate either in conjunction with, or independently of, library operations.

Weston Alumni Lecture Hall Ribbon Cutting

Tue, 26 Oct 2021 19:47:00 GMT

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On September 30th, 2021, the New Jersey School of Architecture at NJIT held a ribbon cutting ceremony and donor plaque unveiling for the newly renovated Weston Alumni Lecture Hall. Located on the ground floor of the School of Architecture and Design, the lecture hall, formerly known as Weston Lecture Hall, was renamed for the school’s alumni, whose donations helped fund the renovations. Cornerstone Architectural Group was proud to donate to this much needed project.

Pictured are Cornerstone Architectural Group founding partners and NJIT alumni, Michael G. Soriano, AIA and Robert M. Longo, AIA.

Mendham Township Police Groundbreaking

Mon, 04 Oct 2021 20:13:00 GMT

Breaking Ground on a Police Station Built for Mendham Township's Future

This week, local officials and police officers gathered at 4 West Main Street to place ceremonial shovels into the ground and mark the start of construction on Mendham Township's new police station. For a department that has served the community since 1956, it is a meaningful milestone: the first facility designed and built specifically for its needs.

We are proud to have served as the architect on this project, and prouder still of what it represents for the township and the people who protect it.

A facility that has earned its moment

For decades, the Mendham Township Police Department has operated out of a converted split-level house, with trailers added over the years to keep pace with a growing department. It served its purpose for a long time. But a modern police force deserves a building designed around the realities of public safety work, and a community deserves civic infrastructure that reflects its investment in the people who serve it.

The new station answers that need directly, with space planned around how officers actually work and how the public is welcomed and served.

Designing within a historic neighborhood

One of the most important aspects of this project was its setting. The new station sits within the Brookside Historic District, a neighborhood with a character worth protecting. A new municipal building in that context is not simply a question of square footage. It is a question of fit.

Working closely with the Township Committee and the Construction Project Exterior Design Advisory Committee, our team developed a design that meets the department's operational requirements while respecting the historic fabric of the surrounding streetscape. That collaboration ran from December 2020 through March 2021 and shaped decisions large and small, down to how the building is approached.

Rather than introduce a separate, visible parking area along Main Street, the design routes access to the station's parking through the adjacent municipal lot. It is a practical solution that keeps the focus on the neighborhood's appearance rather than on vehicles and pavement. Thoughtful choices like these are what allow a contemporary public building to belong in a historic setting.

Part of a larger vision for the township

The police station is one piece of a broader plan to strengthen Mendham Township's civic core. The nearly century-old Town Hall, home to municipal offices and the library, is slated for its own improvements. Looking at these buildings together, rather than in isolation, gives the township a clearer path forward and a more coherent result.

This is where our integrated approach matters most. Coordinating architecture, interiors, and construction administration under a single point of responsibility helps a municipal client navigate a complex, multi-stakeholder process with confidence, from concept through completion.

What comes next

Construction is expected to continue through the coming months, with completion anticipated in the summer of 2022. When the doors open, Mendham Township will have a police station that supports its officers, serves its residents, and honors the neighborhood it calls home.

Projects like this are a reminder of why we do this work. After 35 years and more than 2,300 completed projects, the ones that strengthen a community, and stand the test of time, remain the most rewarding of all.ccess.

Fire Watch Requirements for Buildings Under Construction

Mon, 13 Jan 2020 20:53:00 GMT

As result of the tragic fire in Bound Brook last night, there has been renewed discussion surrounding the safety of wood frame buildings. When designed and built properly, wood frame buildings can be safe, affordable, resilient and sustainable. From the accounts I’ve read, the buildings in Bound Brook where the fire started were under construction. Buildings in this state are particularly vulnerable because required elements like fire rated gypsum board, fire doors, smoke alarms, and sprinklers have not yet been installed.

For these reasons, the 2018 International Building Code, which was recently adopted in NJ, allows the Fire Official to require a fire watch in combustible buildings that exceed 40 feet in height. A fire watch means that trained workers are on site 24/7 to monitor the building and alert emergency personnel if smoke or fire are spotted.

These new regulations will certainly help protect buildings under construction and hopefully prevent future similar incidents.

Robert M. Longo, AIA

New Requirement for Buildings in New Jersey with Solar Panels

Fri, 23 Feb 2018 22:01:00 GMT

On December 20, 2017 the New Jersey Division of Fire Safety adopted a new rule requiring identifying emblems for structures with solar panels.

Photovoltaic (solar) panels pose a risk to emergency personnel especially firefighters. Solar panels can carry enough voltage and current to injure or even kill someone who comes in contact with the energized conductors. They can also be a trip hazard and interfere with ventilating a roof during a fire. For these reasons it is important for first responders to be aware when they are entering a building that is powered by solar panels so they can take proper precautions.

The photovoltaic system warning signs require an emblem in the shape of a Maltese cross made up of a three inch diameter circle with a stroke width of one-half inch and Maltese cross wings that are one and one-eighth inches in height or width with a stroke width of one-half inch. Signs must also have a white reflective background with red lettering. Depending on the installation, one of the following three signs will be required; “PV Roof Mounted”, “PV Adjacent”, or “PV Roof Mounted and Adjacent.” All lettering shall be one and one-quarter inch in height with a stroke width of one-quarter inch.

The owner of the building is responsible for posting these signs. They shall be permanently mounted to the left of the main entrance door at a height of between four and six feet above the ground and shall be maintained to ensure readability. If a truss identification sign has already been posted, this new sign shall be posted directly above the truss sign.

Detached one and two-family residential structures shall be exempt from the signage provisions, however the owner of any residential or nonresidential structure who installed a roof mounted solar panel system must provide written notification to the local fire official. This written notification should include the name of the property owner, the address of the structure where the PV system has been installed, the year they were installed, and a copy of the permit that was filed.

The full text of the rules adoption can be downloaded here.

If you need signs for your building, we found an online retailer that is making signs that conform to the New Jersey requirements; they can be purchased here.

Carbon Monoxide Detectors Now Required in All Use Groups

Fri, 09 Feb 2018 20:43:00 GMT

New Jersey recently adopted a rule modifying the Uniform Construction Code (UCC) and the Uniform Fire Code (UFC) to require Carbon Monoxide (CO) detectors in all use groups. Previously, CO detectors were only required in use groups where occupants would be sleeping unattended, including group I-1 and all group R buildings.

Carbon monoxide is primarily a concern in buildings with fuel burning appliances. If a building has natural gas or oil fired appliances such as a furnace, boiler, water heater, stove, clothes dryer, etc, then CO detection will be required.

This requirement is retroactive under UFC, meaning all buildings with fuel burning appliance must now comply. The law is currently in effect and there is no grace period. This requirement will likely be enforced during the annual fire inspection process required for most commercial buildings.

The requirements for CO detection also apply to new construction. Relevant changes have been made to UCC via errata to IBC 2015 NJ edition, which can be downloaded here. Requirements for additions, alterations and reconstructions can be found in the Rehabilitation Subcode.

The retroactive requirements in UFC for non-residential use groups are outlined below.

Carbon monoxide detection is required to be installed in the immediate vicinity of all sources of carbon monoxide.
In addition to providing detection at the source, the following additional areas need to be protected:
Spaces adjacent to the source of carbon monoxide.
In the immediate vicinity of any shaft, including but not limited to, stair towers, elevator shafts and ventilation shafts at the level of the potential source of carbon monoxide.
In the room at the first register or grill off the main duct trunk(s) from the HVAC equipment that is a potential source of carbon monoxide.
In any story that is within two stories of a source of carbon monoxide.

There are specific cases where the UFC exempts the installation of carbon monoxide detectors. These include repair garages, battery charging areas and most warehouses.

Carbon monoxide alarms may be battery-operated, plug-in, or hard-wired. Combination fire and carbon monoxide detection systems are permitted. The alarm must provide sound at a level that is 15dB above ambient sound. There is no requirement for fire department notification.

Additional information is available in DCA Bulletin 2017-1 which can be downloaded here.

If you have any question regarding these changes or any other code requirements, just ask the code experts at Cornerstone.

Cornerstone Participates in CANstruction

Fri, 03 Nov 2017 19:15:00 GMT

CANstruction is a competition created under the vision of uniting design and engineering through a unique and fun medium that improves the lives of the underprivileged and benefits local food bank programs. This charity event is part of a national program that calls upon teams of architects and designers to envision and create structures made entirely of canned food.

Cornerstone Architectural Group’s team was thrilled to participate in this notable event once again this year. This year’s theme was Childhood Toys, and our entry build was The Fisher-Price “Chatter Telephone”. Our entry required almost 4,000 cans! After the build, all food was donated to a local food bank. Truly a great cause and effect.

We would like to thanks our generous donors; S&K Construction : Ajay Barthwal : The Holder Group : Beth & Louis Eisenberg : The Reynolds Group : Cheryl & Anthony L’Altrelli :Jeff Maglietta

Cornerstone Celebrates 30th Anniversary

Fri, 29 Sep 2017 14:11:00 GMT

Cornerstone Architectural Group, LLC, celebrated 30 years in business during a reception at the firm’s Hamilton Boulevard office building. Staff, invited guests, clients, business partners, friends and family gathered at an outdoor social gathering amid tasty treats and favorite beverages. The celebration was highlighted by Borough Council President Derryk C. White, when he presented and read a proclamation from the Mayor’s office congratulating the partners and staff of Cornerstone on their 30th Anniversary.

Ranked by NJ Biz Magazine as one of New Jersey’s top 50 architectural design firms. Cornerstone Architectural Group is a local, design award winning firm that specializes in professional services in architecture, interior design, land planning and construction management. The firm employs a staff of ten at its South Plainfield office. The firm delivers design excellence in public, civic and commercial buildings.

Fire Sprinklers for Rooftop Occupancies

Fri, 26 Feb 2016 21:39:00 GMT

On 21 September 2015, NJ adopted the 2015 ICC series of codes including the International Building Code (IBC). We are currently in the 6 month grace period and transitioning into the new code. All projects submitted for plan review after 21 March 2016 must use these new codes.

One significant change in the fire sprinkler requirements brings further restriction to occupancies with assembly uses on roofs. We are seeing with more frequency, rooftops being used for lounges, bars, restaurants, passive green space and other similar purposes. Because a roof does not meet the definition of a fire area, protection of the occupants can be less than would be required if the occupancy were located on a floor. Section 903.2.1.6 of the 2015 IBC was added to address this concern. The section states:

When an occupied roof has an assembly occupancy with an occupant load exceeding 100 for Group A-2 and 300 for other Group A occupancies, all floors between the occupied roof and the level of exit discharge shall be equipped with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2.

In simpler terms, in most cases this means; if you put a lot of people on the roof, you are required to install sprinklers in the entire building.

While this provision does not require sprinklers on the roof, it provides additional protection to the occupants on the roof should a fire occur in the building.

In summary, including roof top occupancies in a new building may trigger the need for a fire sprinkler system that might not otherwise be required. Additionally, adding a roof top occupancy to an existing building may require adding sprinklers to the entire building.

The End of Impact Resistant Glazing?

Sun, 03 Jan 2016 16:32:00 GMT

On 21 September 2015, New Jersey formally adopted the 2015 ICC series of codes including the International Building Code (IBC) and the International Residential Code (IRC). This is the first code update in NJ in nearly six years and it comes with many changes.

One significant change is the removal of most buildings in NJ from Wind Born Debris Regions. These are areas that the code defines as hurricane-prone due to high wind speed and/or proximity to the coastline.

This change stems from updates to the wind speed maps that are referenced in the code. By moving the higher wind speeds farther off the coast, the new maps essentially find that NJ is at a lower risk of wind events than previously thought.

Here is an excerpt from the IBC commentary explaining the reason for the change:

This code change results in the removal of the requirement for Impact Resistant Glazing in most New Jersey buildings, including all residential buildings.

As evidence by recent storms including Hurricane Joaquin, the continued threat to NJ is likely to be from flood events rather than wind related events.

It is important however to remember that building codes are a minimum standard and there are reasons why one may want to include impact resistant glazing. Building owners are encourage to consult with their architect regarding the appropriate application of all glazing types.

For those interested in more detail, below is a summary of the relevant code provisions.

IBC 2015 (and 2012) reference ASCE 07-10. This is where the changes are derived from.
Buildings will be assigned to Risk Categories that will essentially align wind design with seismic design based on risk to human life, health and welfare that would result from the failure of that type of building.
Due to the different wind speed design maps, the windborne debris region will be different depending on the Risk Category of the building being built.
Most buildings will fall into Risk Category II & III and use map Figure 1609.3 (1) for the purpose of determining windborne debris regions.
Buildings in Risk Category IV (essential facilities) will use map Figure 1609.3 (2)
Windborne debris regions are defined as areas within hurricane-prone regions that are either within 1 mile of the coastal mean high water line where the ultimate design wind speed is 130 mph or greater; or any areas where the ultimate design wind speed is 140 mph or greater.
By definition, Risk Category III buildings, will use Risk Category II wind speed maps (1609.3(1)) for the purpose of determining if a building is in a wind born debris region.
Risk Category II & III buildings will NOT be in wind born debris regions because the 130 mph wind speed line in map figure 1609.3 (1) is over the ocean.
Risk Category IV buildings MAY be in wind born debris regions because the 130 mph wind speed line in map figure 1609.3 (2) crosses over land in parts of costal NJ.

In summary, most building in NJ will no longer be in wind born debris regions. Only “Essential Facilities” (Risk Category IV) located within 1 mile of the coast AND in areas with 130 MPH wind will need to meet these requirements.

If you have any question regarding these changes or any other code requirements, just ask the code experts at Cornerstone.

NJ Formally Adopts 2015 ICC Series of Codes

Mon, 21 Sep 2015 13:38:00 GMT

On 21 September 2015, NJ formally adopted the 2015 ICC Series of Codes including the International Building Code (IBC) and the International Residential Code (IRC). This is the first code update since 2009 and it comes with literally hundreds of changes.

Below is a small sample of some of the significant changes to the code.

Wind born debris regions that trigger the requirement for impact resistant glazing have been modified. This will affect many buildings along the NJ Shore.
Institutional uses, including medical offices & assisted living facilities will be affected by the addition of “Occupancy Conditions.”
Requirements for the handling of hazardous materials including flammable and combustible liquids have been revised.
Egress requirements from mezzanines have been changed.
New sprinkler requirements for buildings with assembly occupancies on roofs.
New requirements for low level “Exit” signs in some occupancies.

If you have any question regarding these changes or any other code requirements, just ask the code experts at Cornerstone

Robert M. Longo, AIA Named to AIANJ Task Force

Fri, 10 Apr 2015 16:35:00 GMT

In the aftermath of the Avalon Edgewater Building Fire, the New Jersey chapter of the American Institute of Architects (AIA-NJ) has announced the formation of a task force of member architects to review possible improvements to design practices and building codes and standards in order to enhance building safety in New Jersey. Click on the following link for more information about this task force; AIANJ Blog . Robert M. Longo, AIA is a firm principal and a licensed building code official. Bob also chairs the AIA NJ Building Codes and Standards Committee.

Raymond Chisholm Community Center Youth Wing Grand Opening

Fri, 03 Apr 2015 15:17:00 GMT

On March 21, 2015, the official ribbon cutting and dedication for the Youth Wing was celebrated by Freeholders from Union County, Springfield Township officials, the community center staff, the design team, the builder and community youth groups. The new design and construction features a fully updated Lee Adler Memorial Gymnasium, interactive teen center, group meeting rooms and remodeled rest rooms. The objective of the design solution is to revitalize what was once existing and underutilized interior space, and turn it into a vibrant and active youth center. The project was financed by the Township of Springfield Capital Improvement Budget and grants from the Union County Kids Recreation Trust Fund. Project Architect, Donna M. Miller, AIA, was responsible for the architectural design as well as the project management during construction. Pharos Enterprises of South Amboy, NJ preformed the general contractor duties.

Donna M. Miller, AIA Earns NJ Architect License

Wed, 25 Feb 2015 20:14:00 GMT

Cornerstone Architectural Groups’ Donna M. Miller, AIA has just successfully completed all sections of the rigorous Architectural Registration Examination administered by the New Jersey State Board of Architects and NCARB. As a newly Registered Architect in the State of New Jersey, Donna now assumes all of the professional responsibilities of a licensed design professional. Donna has made many very positive contributions in the management of significant design projects over the past five+ years at Cornerstone. She is a project manager, (now Project Architect ), overseeing the design, documentation and implementation of designs for several of CAG’s high profile clients. Most notable; SHI, Chelsea Senior Living, Springfield Township, PTC Therapeutics, Foley Inc., and Environ among others. Donna lives in Matawan NJ with her husband Jason and their dog Blue. Donna’s next “Big Project” will be an addition to her family, “expected” VERY shortly!

New Jersey State Board of Architects Member and CAG Principal, Michael G. Soriano, AIA (right) congratulates newly licensed Architect Donna M. Miller, AIA (left) just after the State Board confirmed her licensure at their meeting held on February 12, 2015 in Newark, NJ.

The “BIG Game”

Fri, 31 Jan 2014 21:58:00 GMT

Cornerstone has been busy in preparation for the “Big Game” this weekend. Click below for some highlights of our work at MetLife Stadium.

You are no doubt aware that there will be a major sporting event this weekend in our home state of New Jersey. We are unable to tell you the name of the event because it is trademarked, but we will assume you have an idea of what we’re referring to.

Here at Cornerstone, we have been working hard for the past three years in preparation for the big game. We are fortunate to have completed over 15 projects at MetLife Stadium for a variety of clients. Projects include work directly for the stadium as well as branding for some well know corporations.

In addition to the two projects featured here, our completed work includes; offices for the “big game” host committee, medical replay room, and ticket booth alterations. We have done several branding projects and signage installations for Chase Bank, Bud Light, Tostitos, and Toyota.

We are proud that this event is taking place in our home state and we feel privilege to have had the opportunity to work on these projects.

Please also take a quick read of the “BIG Game” special edition of our newsletter and we hope you enjoy watching the game on Sunday!

Cornerstone @25

Tue, 04 Dec 2012 15:47:00 GMT

2012 marks the 25th year in practice for New Jersey’s Cornerstone Architectural Group, LLC . We are proud to share this short video celebrating our 25th anniversary , showing you some of our architectural projects and more importantly the people that make up our team. A BIG Thank You to our families, friends and clients for supporting us for the “First 25”!

Marco T. Migliaro Named Firm Associate

Tue, 21 Feb 2012 19:32:00 GMT

SHI – A Story in Sustainability

Mon, 28 Nov 2011 16:08:00 GMT

The existing building consisted of open office floor plates with central cores and ribbon windows around the perimeter, allowing natural light deep into the space. The design team took advantage of this and kept the plan open, with private offices into the corners of the plan, allowing natural light into both the offices and open office spaces. The energy efficient lighting design included direct-indirect lighting fixtures that were centered over the open office furniture, as well as a task lighting component. This allowed people to customize the light level in their space. This lighting design was mocked up for the client to ensure them that there would be comfortable lighting levels. The lighting design resulted in a 35% reduction in the lighting power density.

The water efficient design for SHI International allowed the team to anticipate a 40% reduction in water usage. This was achieved by using low flow toilets, waterless urinals, and automatic sink faucets. This design is anticipated to achieve 12 points toward LEED Silver Certification.

SHI International Opens New Doors in Somerset, NJ

Fri, 11 Nov 2011 19:50:00 GMT

On November 10, 2011, almost 1,000 special guests attended the ribbon cutting ceremony celebrating the grand opening of SHI International Corporation’s world headquarters building in Somerset, NJ. New Jersey Lt. Governor Kim Guadagno delivered the keynote speech to the standing room only audience in the three story high main atrium. SHI’s CEO Thai Lee spoke of the new facility and praised the design team, project managers and builders for their collaborative efforts to deliver the project in less than one year from commencement to completion. SHI occupies more than 50 percent of the 440,000 square feet within the building. Through continued growth, SHI looks to fully occupy the building very soon. LEED Silver certification for Commercial Interiors is anticipated early next year from the USGBC. The interior design implements the best green design practices; including water conservation, energy efficiency, innovative interior lighting design, and the use of recycled materials. Office space for SHI’s Operations, Sales, Accounting, Marketing, IT, Web and Training staff are all contained within the five-story building. A world class data center design solution by the Cornerstone team provides SHI’s newest business venture with a state-of-the-art cloud computing platform. A multi-phase project designed by the Cornerstone design team includes: Interior fit-out for SHI, Roof replacement, a Roof top mounted photovoltaic panel system, Upgraded building automation and fire alarm systems, and a Cloud computing center. Cornerstone is proud to have been part of this most important project, and to have partnered with an outstanding Owner, Design, Management and Construction team that included; Becht Engineering, The Reynolds Group, McQuilkin Associates, Carrol Engineering, JLL, Unity Construction Services, and Turner Construction. CAG’s in house team included; Robert Barranger AIA – Partner in Charge, Marco Migliaro Assoc. AIA – Project Manager, Erin Jimenez IIDA – Interior Designer, Donna Miller Assoc AIA – Project Designer, and Vito Tamborrino AIA – Construction Administrator.

Vito Tamborrino Named Chairman of the Forks Township Planning Commission

Fri, 13 May 2011 17:21:00 GMT

At the 2011 Forks Township Pennsylvania’s Planning Commission reorganizational meeting, Cornerstone’s very own Vito Tamborrino, Jr., AIA was unanimously voted and named Chairman of the Commission. Vito had been the acting Chairman for the past 5 months, as well as previously having been the Chairman from 2003–2006. He has been an active member of the Commission since 1997 and has been involved in two major Zoning Ordinance revisions, two Comprehensive Plans, the development of the new Township municipal building complex, a Township wide recreational path web that connects all major areas of the Township, and the development of one of the area’s first Solar Ordinances. He is currently working with the Commission and the Township on its third Zoning Ordinance revision, as well as the planning of a new 50 acre park. CAG is very proud of our team’s efforts to improve our communities and make them more “livable”. Good Luck Vito!

The Fanwood – Scotch Plains YMCA Completes Its Latest Phase

Fri, 29 Apr 2011 19:27:00 GMT

January 2011 ushered in a new year for all of us, and it also marked the “beginning of a new era” for the Fanwood – Scotch Plains YMCA with completion of its latest phase of construction and finalization of their master plan that was promised to the communities of Scotch Plains and Fanwood, and the Y’s members 5 years ago. Completion of this portion of their facility plan added a new 2 story building to the existing complex. It contains a second natatorium with a 6 lane / 25 yard competition pool, a state of the art child care facility , Y program classrooms, administrative offices, and basement storage spaces. Previous phases created a new 2 level wellness center , and doubled the Y’s parking capacity. The very last piece of the plan, the renovation of the Y’s original 1970’s first natatorium, is now underway. Completion of this last portion will unify the look of the Y throughout their entire complex. Cornerstone Architectural Group is very proud to be associated with these projects and wishes the F-SP Y and all its members many fruitful years in their “new” facility. Cornerstone truly believes in the YMCA’s Mission ‘For Youth Development, For Healthy Living and For Social Responsibility’ .

Cornerstone at the 2010 YMCA of the USA’s General Assembly

Fri, 01 Apr 2011 20:12:00 GMT

The 2010 General Assembly took place July 8-11, 2010, at the Salt Palace Convention Center in beautiful Salt Lake City, Utah. More than 3,000 staff members and community volunteers from YMCAs across the nation gathered at the once-every-three-years meeting to focus on the work being done at 2,687 YMCA facilities nationwide to help children develop in healthy environments and to strengthen families. Mike Soriano represented Cornerstone and participated on behalf of the firm a s member of the YMCA of the USA’s Partner Provider Network to offer comprehensive architectural design services to YMCAs. This dynamic network expands resources available to YMCAs while ensuring use of new insights consistent with YMCA values and practices. Cornerstone draws from a wealth of knowledge and experience to offer YMCAs exceptional guidance in developing and managing YMCA properties. The firm will partner with Y Associations to ensure that their facilities support program needs, and that services inspire a positive member experience. CAG assists Y’s from “start to finish” to identify areas of significant savings in construction and operational costs while achieving design excellence. Cornerstone will continue focus on the Y’s missions “For Youth Development, For Healthy Living and For Social Responsibility”.

Neptune’s CityWorks Project Completes First Phase

Thu, 25 Feb 2010 15:56:00 GMT

Construction on the core and shell for the new three story; 50,000 square foot office building for CityWorks, Inc. is complete. The building, located on West Lake Avenue in Neptune, NJ is the first phase of a multi-block, mixed use redevelopment that will include affordable housing and retail space. Construction on two major tenant spaces in the building will also be completed shortly. Cornerstone is currently working with Jersey Shore University Medical Center on the design of a 30,000 square foot Family Health Center that will occupy two floors in the building. The firm is also working with the New Jersey Division of Taxation, designing a 15,000 square foot space on the third floor of the building.

South Brunswick Family YMCA Honored

Thu, 28 Jan 2010 18:18:00 GMT

2009 Q4 YMCA of The USA Honoree of the Recognition Program for Excellence in Facilities for Renovation/Addition is: The SOUTH BRUNSWICK FAMILY YMCA – Monmouth Junction, NJ Completed in February 2007, the renovation transformed 12,000 square feet of existing warehouse space into a state of the art, space efficient Youth Complex providing space for gymnastics, soccer, basketball, and badminton as well as an area for a Sportwall, Dance Dance Revolution, Nintendo Wii, foosball, pool and air hockey, which has dramatically increased membership, summer camp, child care and sports programming in addition to the creation of a sorely needed After School Program. Family memberships have grown 210% since the renovation was completed and in January 2009. This success has served as the impetus for the current facility / capital improvement plan to add a new 8-lane full-sized indoor pool, gymnasium, health and wellness center and family leisure pool.

Congratulations SB-F YMCA! Cornerstone is proud to be your Y’s Architect.