ArcWest Architects

The primary reason for this requirement is simple: safety and welfare of the occupants and nearby neighbors. The regulatory agency needs to insure that the proposed use is compatible with the existing building type and construction, as well as appropriate for the assigned zoning.  For example, a multi unit residential use may not be appropriate for a building that was used as a business office space. With any “change of use” compatibility is the question. The building department needs to verify that the requirements for the proposed use are suitable to the existing building architecture and allowed within the zoned district.

As a professional service, ArcWest will work with the owner first to obtain or create an as-built drawing of the building’s slated or envisioned new use.  Next with an understanding of the building’s current use and proposed use, ArcWest can complete a Building Code Analysis to understand what the requirements are.  Basic items reviewed under this Code Analysis will include:

• Construction Type
• Occupancy Classification
• Height of Building and Number of Stories
• Gross Area in Square Feet
• Occupant Load
• Exiting / Egress Systems
• Sprinkler Systems / Fire Alarm & Detection

Depending upon the comparative review of the current use and the proposed use during the code analysis, improvements or modifications to the building may be required in order for the project to be in conformance with current building code regulations.  A few common building elements that can potentially be affected by a change of use are egress requirements, mechanical ventilation, fire resistance of walls, number of plumbing fixtures required, etc..

A few scenarios to consider:

• If the project is a simple adaptive reuse, meaning the new owner intends to occupy the space with minor, if any changes for the new use then the number of drawings required for the “Change of Use“ application are minimal.  This is the simplest process.

• More often, the building owner wants to complete renovations that will enhance the proposed business activity.  In this situation a complete set of drawings (architectural, structural, mechanical, electrical, plumbing and potentially fire protection) is required for both the change of use application and a building construction permit.

• An owner may be just in the process of considering the feasibility of a proposed use for a prospective property (i.e. new coffee shop in an old retail store) ArcWest can assist with the initial diligence prior to completing the purchase to understand what physical improvements may be required for the proposed occupancy to be compliant with current building code and zoning regulations.

Regardless of the scenario an owner may be considering, ArcWest Architects can support the process. Whether submitting an application for a “change of use” for a simple adaptive reuse, or diligence and feasibility for a proposed business and building, or for a more in depth renovation project requiring a change of occupancy, ArcWest can provide the professional assistance and services required.

- Robin Adams

For more information on how ArcWest can assist you, contact us directly at 303.455.7741 or through our website.

Vehicle Storage Facility ArcWest is working with CDOT (the Colorado Department of Transportation) to implement a new building prototype for a Vehicle Storage and Maintenance Facility to be constructed in the small town of Kittridge in the foothills west of Denver.  The building incorporates features that will make it a cost effective project from initial costs through the long term (life cycle) operating costs that will result in a more durable structure with a long efficient and high performing service life.  A few key features include:

• Provide continuous clerestory windows along front and back of building for natural daylighting.

• Provide full vision panels in top of overhead doors for daylighting

• Energy Efficient lighting using florescent fixtures

This project at a base level taps into ArcWest’s competency and core experience in working with pre-engineered building structures.  This is certainly one of the most utilitarian applications of a pre-engineered metal building compared to some of our other past projects.  Nonetheless, our experience is instrumental in the project development, engineering coordination and final implementation during construction.

What we want to convey and reiterate in this article is how this project, as one example, illustrates the ArcWest Architects group’s background and architectural experience is well suited and applicable for a wide range of building designs and architectural project types.

- Robin Adams

Bella Bridal Boutique: ArcWest, lead by Kevin Anderson, will provide complete scope of services, design through construction administration, for the Boutique project. The property consists of two buildings, landscaping and parking along the south side of East Montview Ave. between Galena & Fulton Streets.  ArcWest has prepared a conceptual design for the west building for a complete exterior façade renovation. The east building, a reception hall, is not included. A main feature of the site improvements for a portion of the property will be a decorative wrought iron fence with brick pilasters.

A Day Spa: ArcWest Architects is working with a client to complete the initial due diligence and feasibility for the application of a 4,000 SF design program for a spa located within a prospective building in the Highlands neighborhood.

Day Spa Concept | Design by ArcWest

Conceptual plans have been developed illustrating how the space requirements “fits” and works within the existing building, examining the benefits and potential shortcomings for each idea.  The proposed spa facility will offer two whirlpool tubs, steam room, dry sauna, a common Jacuzzi, massage rooms, juice bar, and retail area promoting body and skin care products.

Along with the preparation of the conceptual plans, constructability and building cost are being reviewed with a contractor who is providing pre-construction services. The goal is to establish one preferred approach to be used as a guide in cost estimating, finishes, equipment and property location.  ArcWest Architects and Atelier Interior Design are partnering to provide complete design services for the project.

Proposed Interior Renovation | Design by ArcWest & Atelier

Private Residences: In partnership with Atelier Interior Design, ArcWest is assisting various local residential property owner to complete interior design and space renovations.  The members of Atelier ID and ArcWest will meet to have a brainstorming session often generating 4 or 5 different design options.

ArcWest prepared the initial conceptual presentations.  Atelier will then review the interior finishes and material selection. As the final step, ArcWest prepares the documents required for construction, and permit if necessary.

- Robin Adams

For more information on how ArcWest can assist you, contact us directly at 303.455.7741 or through our website.

When you consider all the positive attributes of the site: the location adjacent to Lake Rhoda, the size of the parcel, the visibility from the interstate, the unique character of the folks living in the community of Wheatridge, the local Berkely and Highlands neighborhoods … The proposed development illustrated sorely misses the mark in reaching it’s potential.

Proposed Lakeside Redevelopment Plan for 44th Street and Harlan Ave.

The open sea of parking with minimal landscaping ringed by single points of box retail stores is classic suburban planning of 20 years ago.  The development completely turns it’s back on the biggest amenity of the site: Lake Rhoda.  There is no attempt to create pedestrian avenues that weave through the buildings and site to integrate the commercial buildings with mixed uses,  landscaped green space with parking and take advantage of the lake as a primary feature.

ArcWest visualizes a more exciting opportunity looking at the dynamic nature of the Tennyson Street district (between 38^th and 44^th Avenues) for example.  Architects, planners and developers should take inspiration from the mixed use, pedestrian friendly 2 and 3 story buildings, moderate density fabric of this street.  We believe an urban plan of buildings of similar diversity and scale integrated with open space parks that link to Lake Rhoda could be a concept which would offer so much more potential to the immediate and adjacent communities.

The debate about the redevelopment appears to center on the rejection of  a mainstream “big box” brand as the primary culprit.  Leaving the “Mega Store” debate to the side, the real issue is the integration of an oversized retail building (whatever variety) in a concept of suburban sprawl and a dated model of development.   In contrast, by taking the approach of an urban environment integrating public plazas, art and sculpture, patios for eating, with moderate scaled buildings supporting mixed use of retail and living, a sustainable environment is achieved that inspires surrounding areas to achieve the same or beyond.

The Belmar development of the former Villa Italia Mall is an excellent example and model for what the Lakeside Redevelopment could be striving for.   A destination urban district which integrates mixed use of retail, residential, commercial with open public amenities.

This debate should be more about creating a change for the better: an enhanced concept for livable communities, sustainable growth promoting a healthy human environment that might even last for generations.  The proposed redevelopment plan will be obsolete before it’s completed.

- Robin Adams

Most restaurant projects will be designed and fitted for an existing space.  The building space may be a “vanilla” box or the space may need to be renovated from a previous use.  On the other hand, a restaurant project may be a stand alone building on its own property.  The strategic step is to understand and program the space requirements for the proposed restaurant, whether it is a new stand alone building, tenant finish for a “vanilla” box or a renovation of an existing building from a prior use.

The major programmatic restaurant spaces to be defined may include, but not limited to:

• Entry and Waiting Area

• Dining Room

• Bar or Lounge

• Walk-up Service or Take Out Counter

• Restrooms (ADA compliant)

• Kitchen

• Hostess and Wait Stations

• Ample Aisle and Circulation Space

• Dry and Refrigerated Storage

• Office and Employee Amenities

Relationship Diagram for Conceptual Restaurant

The arrangement of these spaces relies on a strong understanding of the building program that you develop with the owner. There are some simple relationships of restaurant spaces that can be universal for good design, for example:

• Clear Circulation allowing for a natural flow

• Patron Entry and Waiting Area are adjacent to the Dining and Lounge

• Walk-up Service is provided,  locate Take Out Counter near main lobby, but not to create a conflict between the dine in customers waiting and take out customers.

• Core of Restrooms (ADA compliant) and Kitchen  to centralize plumbing

• Back of House functions may cluster around the service entry

• The Kitchen is often the hub of the activity

• Separate customer / patron circulation from employee / staff circulation

Various factors will influence the design. The relationships need to be flexible and planned accordingly to best integrate with the existing building space or site. The owner may have a vision for an arrangement of the elements which can be reflected in the design.  There are always influences upon these basic programmatic relationships which will need to be addressed.  The task is to review early on these factors during the building programming work sessions phase.

Potential influences upon the Building Program and Restaurant Design:

• Site  and Building Orientation

• Access to roads and public circulation

• Delivery Access

• Views and Visibility – Visual Opportunities

• Location of existing building systems (Mechanical, electrical & plumbing)

• “Curb appeal” for highest visual marketability of the Restaurant

• Specific preparation process for the kitchen to achieve the cuisine (i.e. visible and open cooking areas)

• Level of privacy desired for the dining areas  (Cozy and intimate, or more communal and open)

From the start, the restaurant concept should be identified early on along side the vision for the culinary menu – Menu and Concept should be paired.  This will reinforce the direction and decisions to make the building programmatic requirements clearly understood.  With a well defined building program, the design process can be logically guided to achieve the restaurant design the owner is seeking.

- Robin Adams

Restaurants or cafés can be built in all sizes from a small 750 SF corner coffee shop to a larger, full scale multi faceted 5,000 SF plus restaurant.  The bigger the establishment equates to a more complex project with additional issues.  Regardless of the scale of an eating place, all restaurants share common components that must be planned and carefully organized.

Commercial Kitchen of a Bakery Retrofit for an Existing Building

Though all programmatic spaces of a restaurant are vital, by far one of the most important to consider is the restaurant kitchen. So the focus of this article is to highlight major considerations regarding the design of a commercial kitchen for a restaurant, bakery or café.  The following items are the essential issues or elements that will need to be addressed and incorporated into a kitchen design for a restaurant or café.

Commercial Kitchen Considerations | Checklist:

• Site / Building Evaluation to verify Suitability

• Equipment Schedule based on Menu requirements

• Physical Space Requirements

• Process Map of Food Handling and Preparation Techniques

• Layout of Kitchen Equipment and Workstations

• Dry Storage and Refrigeration Requirements

• Preliminary Regulatory Review

• HVAC  Requirements

• Ventilation Hood, Make Up Air and Fire Suppression Requirements

• Sizing and Installation for Grease Interceptor

• Hot Water Requirements

• Gas and Electrical Service

• Lighting

The very first step is to understand the proposed Menu for the restaurant. The Menu range and versatility should be the driving force in selecting kitchen equipment and understanding required support spaces.  Once the equipment and space requirements are identified, the design team (Architect and consultants) can prepare a preliminary design of the layout. This preliminary design in turn can be used by the engineering members of the team to prepare conceptual engineering systems for the HVAC, Plumbing and Electrical requirements.

Once initial coordination is complete at this schematic level, the owner should review to insure the proposed kitchen design meets his or her expectations and needs.  Upon the owner’s approval, the next step is to set a preliminary design review meeting with the local building department coordinator.  This is a critical step in the process to insure you have a well conceived plan before any additional funds are invested in the proposed restaurant, bakery or café development.

Go to the Denver Building Department website for a reference document, “Restaurants: Building Advisory“, which outlines the plan review process for restaurants.

Upcoming blog … ArcWest will discuss the Design Process for an overall Restaurant or Cafe.

In the discussion of architectural firm’s qualifications the question often comes up as to ones specialty.  Is ones specialty Residential? Is it Commercial? Or is it Light Industrial.  Although the most evident answer is defined by a firm’s resume or recent clients.  For ArcWest Architect’s this would be “Publishing Facilities”. Although a fair assessment, it does not reveal the depth of experience and knowledge that other project types can benefit from.  It simply defines the project type most successfully won in the past.

A publishing facility embodies four distinct project types, which includes Office, Manufacturing, Warehouse, and Information Technologies, as well a wide variety of processes. The publishing facility project type demonstrates ArcWest is actually proficient in numerous project types.

So the real question for an owner/client to ask: “What type’s or projects has the architect completed and what aspects are most paramount to the owner’s proposed project type?”  Based on the answer to this a client can look to his own operation and project goals to determine if a good match exists.

ArcWest Architects clearly has a great depth of experience collectively spanning over 40 years serving the Publishing and Newspaper industry.  What that indicates, beyond the experience with that one client type, is that ArcWest has a knowledge base which includes feasibility studies, masterplanning, building design, space planning, engineering coordination, process integration, equipment coordination, programming, project management, etc.  The key is not the built project type, but the depth of project planning experience.

As a case study, ArcWest recently entered Phase II of construction for a client who provides navigation and informational materials to the aviation industry.  In this case ArcWest’s resume of clients would not appear to have a strong relationship to this Client, but upon further review, ArcWest has strong credentials in process planning, equipment coordination, expedited schedules, and existing facility integration.  The project was the renovation of an existing space to integrate digital imaging equipment, within a extremely short period.  Thus this is a prime example of matching the Project Type to the Project Experience, opposed to looking specifically to a resume of clients.

Project experience is transferable to a variety of project types.  The active or potential project benefits from both the institutionalized knowledge, but also the variety of solutions that might be employed based on past experience.

- Todd Heirls

We recently experienced that moment as we just received a kind letter from our past client, Service Uniform.  We want to share that letter with you.  There is no way for us to convey more clearly to prospective clients what value ArcWest can bring to a potential project then letters like this from a satisfied owner.

To read the complete letter, please click on Service Uniform.

Thank you -

Robin Adams

Urban areas are littered with older, well located, commercial/retail properties which have been neglected for too long.  I am sure we all have a location that comes to mind. During a boom economy, “yes there was one and will be again”, this neglect was rewarded with stable tenants and profitable lease rates. Times have changed more and more property owners now realize that location isn’t enough, tenants are leaving, traffic is down and the problem begins to accelerate. Progressive property owners understand that now is the time; and one thing for certain is if you do not invest you will not be positioned to compete.

Azteca Market  | 195 South Union |  The Hole Bakery

As one of our recent clients said “we need curb appeal”. This is where ArcWest Architects can help with creative design, economical solutions and conceptual feasibility studies for maximum effect.  To get a better understanding of what is possible and the approach our recent clients have taken, please visit our website to review the  profiles for projects pictured above.

Recent commercial retail / building projects  ArcWest has completed include The Hole on Tennyson Street , 195 S. Union Blvd. in Lakewood and Azteca Market on Colfax Ave in Aurora.

- Kevin Anderson

It’s that bitter sweet time in which we are pleased to see the completion of a project we have been working on for so long.  The “bitter” is that we no longer have that weekly interaction with the great clients you grow to have a great relationship with.  The “sweet” of course is to finally see the final built product of the design, and a tangible result for all the ideas that were considered (some thrown to the floor in the process) and others  integrated into the final designand  drawings.

There is quite a lot of buzz about the restaurant as you can read in online sources.  The examiner.com published an Introduction by Sarah Gerhart-Bryan.   The Westword set up a profile which has a number of appetizing photos of the doughnuts and pastries.   I stopped in last weekend to introduce the family to the restaurant ArcWest had been working on, and to try out a few of their gourmet doughnuts.  The family thought they were truly awesome!

View of upper seating area and bar at the Hole Bakery & Restaurant

All said, it is certainly a proud moment to see the commercial project complete and the business in operation.  We wish the Delmonico family all the best with their new business and hope “the hole” sells lots of doughnuts.

For more information about the project and to see a series before, during construction and after photos, please see ArcWest Architects “The Hole” commercial project page .

- Robin Adams