Thirty-One 11 Sunset
Flower Mound, Texas
- mechanical / plumbing engineering
- electrical engineering
- 607,347 SF
BHB provided mechanical and electrical engineering services for the design of a new 16-story high-rise multifamily development on the shores of Lake Grapevine. The 210-unit apartment/townhome tower, Thirty-One 11 Sunset, broke ground in early 2023. It is part of a larger development called Lakeside Village that will also include a 12-story luxury hotel/condominium tower and a six-story office/retail tower that will begin construction in 2024 with long-term plans to add an additional six towers.
Lakeside Village will house six retail/restaurant spaces as an amenity for residents and visitors, along with two parking garages: a two-level, subterranean garage below the hotel/office building and another two-level, partially below grade garage next to Thirty-One 11 Sunset.
In order to stay within the allotted budget, Thirty-One 11 Sunset was redesigned to be 15 feet shorter than the original design. The new reduced height required strict coordination between MEP systems due to the decreased amount of ceiling space. It was a major undertaking to verify that all the systems designed up to that point will fit within the new measurements while still maintaining the project schedule.
The plumbing scope of the project included a central water heating and distribution system serving the apartment tower as well as independent systems to serve each of the three-level townhomes, storm drainage systems for multiple roof levels and the amenity deck, a Provent sanitary waste and vent system to serve the apartment units plus conventional sanitary systems for the amenity and townhome areas, and a natural gas distribution system for the entire building.
One challenging aspect of this project was the varied programming (apartment units, penthouse apartments, amenity spaces, garage levels, and townhomes) that resulted in differing floor plans. Our engineers had to do additional coordination to make sure all of the routing of piping coordinated with walls and ceilings of the floor below. As cost-saving measures, the design used a Provent single stack waste and vent system to reduce the amount of materials, labor, and space required for installation of the sanitary drainage system and a Teal boiler system that not only reduces the upfront cost to the owner but will be maintained by the provider, thus also reducing future maintenance costs.
The electrical distribution for this project was designed to minimize cost and equipment sizes by serving the facility at two different voltages. Meter packs for the residential levels of the apartment building were distributed in stacked electrical rooms to minimize conductor lengths and keep the meter packs out of sight from the building occupants and visitors.
Richard J. Watters, PE
Richard J. Watters, PE
Principal | Senior Mechanical Engineer
Richard Watters came to BHB after working with a design-build contractor in the area for two years. As an active member of BHB’s leadership team, Richard manages some of the firm’s multiple long-term engineering projects, including healthcare, commercial, oil and gas, retail, and municipal. He is experienced in sustainable design, energy studies/audits, design-build, HVAC, plumbing, and medical gas design along with construction administration.
Richard has been named one of the Top 40 Engineers Under 40 in the country by Consulting-Specifying Engineer Magazine and one of the Top 20 Engineers Under 40 in our region by Engineer News-Record magazine.
In the office, his hands-on style has helped him successfully find solutions for clients and mentor young engineers. Outside of the office, Richard has been active with student organizations of the American Society of Heating, Refrigerating and Air-Conditioning Engineers and the American Society of Mechanical Engineers as a guest speaker; he also travels back to Texas A&M to guest lecture and has sponsored projects for the construction science department at Texas A&M.
With his wife Yesenia, he enjoys being outside with their kids, traveling, working on multiple home improvement projects, and especially helping others. They have sponsored scholarships for children in El Salvador, his wife’s native country, who would otherwise not have access to advanced education. Richard is also a founding board member of the Paul Schulte Foundation, a non-profit organization with a goal to empower, inspire, and facilitate individuals with disabilities.
Project ExperienceArlington Animal Services Center
Doss Heritage and Culture Center
Ott Cribbs Public Safety Center
Texas Wesleyan University Jack and Jo Willa Morton Fitness Center
Texas A&M University:
Master’s Degree/2001/Mechanical Engineering
The University of Texas at El Paso:
Bachelor’s Degree/1997/Mechanical Engineering
Gibran Michel, DBIA, LEED AP
Gibran Michel, DBIA, LEED AP
Associate | Senior Mechanical Designer
Gibran Michel began his career at BHB in 1996 as an AutoCad drafter, back when AutoCAD was accessed through DOS. Since his time at BHB, he has moved up within the company, creating contacts, clients, and friends inside and outside the industry. Gibran is a member of the East Parker County Chamber of Commerce and is also DBIA certified and a LEED Accredited Professional.
When he’s not working, Gibran likes to spend time with his wife, Molley, and kids: Isabella, Will, and Hayden. He enjoys hunting when he can, and he can be found working out at CrossFit Aledo four or more times a week. His favorite place to vacation is the Caribbean.
At home, Gibran does a majority of the handiwork himself, anywhere from building a 200-foot-long railroad tie retaining wall to fixing the plumbing on a sink. He associates his ability to do these things with his understanding of the collaboration between design and construction.
Paul Morris, PE
Paul Morris, PE
Associate | Electrical Engineer
In the early years of his life, Paul went through several intense experiences at the hands of nature: a severe thunderstorm in his hometown, a significant blizzard while in Virginia in second grade, an EF-4 tornado direct hit to his college dormitory, and a large typhoon while in South Korea where his family lived for eight years. These close calls led to an interest in meteorology—that is, until his Sunday school teacher shared with him about his career as an engineer. As he learned more about the profession, he felt it would be a good fit (he’s always enjoyed math and building things), and the rest is history.
Paul began working at BHB in 2013 as a graduate electrical engineer and works on many of the firm’s municipal, commercial, and hospitality projects. He is part of the core team here at BHB working to implement data-driven power systems such as Power over Ethernet (PoE) in facilities looking to simplify their low-voltage power systems.
Outside of work, Paul is an active member of his church and enjoys playing outdoor sports or board/card games with friends, drinking coffee, watching movies, and reading books. When given the chance, he loves escaping to Colorado to enjoy the peace and tranquility of the mountains and beautiful scenery.
Project ExperienceThe Sinclair
Bachelor’s Degree/2011/Electrical Engineering