How We Work With You
Programming
Initial meetings with clients often begin with expressions like, “I have a problem” or “I have an idea” – or sometimes both. Our focus is to help clients find the best solutions for their issues and develop concepts for building renovation that translate those ideas into a feasible architectural design. Clients generally possess much of the information required to successfully shape a project that aligns with their needs, whether it’s in commercial architecture or residential design. To gather this crucial information, we listen attentively with the intent to understand rather than to respond, as it's too early for responses. Our experience has also made us adept at asking questions that elicit the necessary responses to fully comprehend the client's needs and wants. We take this information, categorize it, prioritize it, and present it back to the client as the 'program' that will guide the design process. This wealth of client information will now steer the architectural design in a direction that best serves their objectives.
Documenting Existing Conditions
Generally, this means the site and the building(s) involved with the adaptive reuse project. We take ample time to review and verify any existing drawings, take photographs, make field sketches with dimensions, and document all building systems including structural, mechanical, electrical, and plumbing that will be integral to the architectural design. Until we thoroughly understand the existing conditions, it is impossible to determine what can be salvaged, what can be re-used, or what must be demolished as we develop the design for the building renovation, whether it involves commercial architecture or residential design.
Budget
We refer to this concept as “The Big Balancer.” For a successful project, particularly in areas like adaptive reuse and architectural design, there are three critical components that must remain in balance: the program, existing conditions, and the budget. The existing conditions are fixed and cannot be altered, which means we must rely on effective programming and budget management to achieve the necessary equilibrium. It's rare that we encounter the issue of having too much money to work with! Our team is equipped to deliver reliable cost estimates for projects ranging from building renovation to final construction contract documents. We consider our estimates for these final construction documents to be accurate if they fall within 10% of the average bid. In our design/build projects, we will provide a lump sum cost to construct the project, ensuring clarity for both commercial architecture and residential design initiatives.
Preliminary Design
As architects specializing in adaptive reuse and building renovation, we can begin to develop several possible architectural design plans that meet the program requirements. There is no strict timeframe for this phase since neither the client nor the architect is certain how long it will take to create a plan that the client will approve. We ensure our designs remain simple and direct when addressing program requirements related to both commercial architecture and residential design. Occasionally, we may hit the nail right on the head with our first set of designs. However, it generally takes two or three rounds of meetings with the client and revisions to the conceptual plans to arrive at a solution that satisfies everyone. Throughout this process, we continuously strive to refine and simplify the designs, with the ultimate goal of achieving an elegant solution as the approved plan.
Construction Contract Documents
Also known as the drawings and specifications, this is where we excel in architectural design, particularly in the context of adaptive reuse and building renovation projects. These documents require approval from the authority having jurisdiction, typically the building official, to secure the necessary permits. They serve as vital references for the General Contractor and all subcontractors involved in the construction process and effectively act as the contract for construction. We ensure that all required engineering disciplines are well-coordinated and integrated with the architectural plans, whether for commercial architecture or residential design. Throughout this process, we focus on refining and simplifying our approach. The end result is a clear, concise set of documents that facilitates closely grouped accurate bids, reduces change orders and RFIs, and accelerates the construction timeline.
Construction Contract Administration
Generally, we find this to be an easy and enjoyable phase of the project, especially in the context of adaptive reuse, due to the effort put into the Construction Contract Documents as described above. We periodically visit the site to ensure that the building renovation adheres to these documents and that the construction completed aligns with payment applications, which we also approve. We provide any requested clarification regarding the architectural design and process any changes to the construction contract, including change orders or substitutions. We inspect the project at substantial completion, compiling a 'punch list' for the Contractor to address, before conducting a final inspection to ensure compliance in both commercial architecture and residential design.