Taking it a step further, there are many people who own small business who travel the same path of completing by taking on many of the business infrastructure needs themselves.

Not a week passes by in which we do not receive a call from a prospective client , in some cases a contractor, who is budgeting a small addition, residential modification, tenant finish for a leased space, the opening of a new restaurant or looking to build their dream home. The questions posed to the architect usually follow this line: Have you done this type of project before? How much do you charge?  Or how much will it cost to complete?  As we attempt to frame up the actuality of what it takes to complete a building project without completely discouraging the interested caller, we will start discussing the process for reaching their goal.

Question: Do I really need an Architect?  Answer:  No and Yes!

First step – We have to establish the clients goals and understand what they really want & what they really need- with what they can afford. Our questions in response to the call from a prospective client may be something like:

• Have you established a budget for your project? (We’re hoping to find out what it costs first)
• Are you planning on doing this yourself or do you have a contractor on board? (not sure yet)
• When do you want to start? (hmmm…)  As architects we are searching to get a sense of where the  client is in the “process” and what the expectations are.

• Do you have a drawing or sketch on hand that illustrates what they want?  This is good!

If a project is anything other than adding a new awning, patio structure, replacement of an old piece of HVAC or plumbing equipment, more than likely you will need the services of an architect. At a minimum, the architect will guide you through the process and can ultimately provide documentation to the building department required for a (residential or commercial) building permit. The prospective client can do a substantial amount of the initial work making it simpler for the Architect and less expensive for the client  At some point, the architect needs to take the reigns of the project to drive the process towards the final goal.  The final target is to have the “vision” of the prospective client come to life (within budget) in built form “blessed” to be safe and sound by local governing agencies.

Reality Checks:

1. Building permits are required for new construction to insure the proposed building project will be safe and built to industry standards.  Completing a building project that is not permitted and inspected by the local regulatory agencies can set you up for problems down the road.  Resale of a property with nonconforming improvements can be very expensive in many ways.  You may have to correct the item prior to the transfer of the property and/or take a lower bid for the sale to compensate for the issue.
2. In the City and County of Denver, for instance, stamped (architectural) plans with framing and foundation engineered by a licensed professional are required for any major (residential) addition over 400 square feet
3. Building permits are required in order to insure the proposed building project will be safe to the occupants, future owners and guests, in addition to the safety and welfare of the adjacent properties and occupants.  Aesthetics aside, architects and engineers are licensed to assume the role to design and plan accordingly.

If you have any questions about a project you are considering or the process required to obtain a building permit, please contact us:

Directly by phone at: 303 455 7741

or email: radams@arcwestarchitects.com

We encourage you to read the article “Recession’s silver lining: cost to build” which affirms ArcWest premise promoted in past communications.  There is a great opportunity to have a commercial architecture / facility project designed and built now for much less expense than what most executives and planners have been accustomed to prior to the start of the recession.

See our earlier post “Commercial Architecture | Construction Costs are Down”

For more information, contact ArcWest Architects

- Robin Adams

Understanding that this is easier said than done, in an industry dependent on the availability of financing, but it is not just the next hype to secure a contract.  In 2006/2007 the construction industry was saddled with an ongoing escalation that sent shock waves through the industry.  These conditions of escalation prompting individuals to actually pre-buy materials for their projects, before the design using those materials were completed.  All in an effort to get ahead of the material cost escalation.

That time has passed and a new day has dawned.  If a step is taken back from the doom and gloom prophesies, and the damage that has been done, one can see through the rubble.  There is a silver lining for the survivors.   Per the Turner Building Cost Index, there has been an 8.4 Percent declining change in the index for 2009 weighted with the largest declines in the early parts of the year.  Construction costs are down below the levels of 2004.

If a client has a building need, and has the resources or backing to support it, “Now is the Time to Plan”.  Every project has an associated pre-construction component, which can include any number of items required prior to breaking ground, from Feasibility Study, to some form of Construction Documents.  The pre-construction phase can entail anywhere from a month to as much as a year dependent on the complexity of the project. Prices continue to decline but there is evidence the bottom of the bell curve is near.  The Kirksey’s 2010 Annual Construction Cost Update, indicates that “Now might be the best time to build”.  Planning now will allow one to take best advantage of silver lining.

The reality of the economic situation is that a recovery will occur, at which point construction costs will begin to rise.  Will the costs rebound to the peak seen in 2008?  Probably not anytime soon, thus leaving an ample period where owners will be in a buyers market for construction services.

It is truly “Time to Plan for Commercial and Facility Projects”

For more information, contact ArcWest Architects

- Todd Heirls

…… Just an informal note updating a few activities of the New Year.

First to share a highlight of the day to day business |  The ArcWest Partners  are taking time to meet with and mentor a local high school student who is completing a senior project to explore the profession of architectural practice.  The student has a definitive interest to become an architect and notably made this effort to contact a local company to help them understand more about the business of architectural design and engineering.   I think this will turn out to be a good lesson for all involved.

Back to task | The partners at ArcWest have been very busy during the month of January, and the first weeks of February, with active architectural projects, new endeavors and prospective opportunities  including:

• Completing and coordinating a set of documents submitted to the Denver Building Department  (DBD) for a proposed Bakery in the Highlands neighborhood.   With the contractor on board, the owner is anxiously waiting for the building permit pending review comments from the DBD.
• Providing a proposal to a prospective client for multiple fast track projects out of state … Hopefully much more to share on this soon.
• Meeting with a residential owner to discuss their desire  for different improvements to their Denver Bungalow, including vaulting the ceiling of their living room, building on a rear deck above grade that aligns with the main floor and basement remodel to allow for two new bedrooms that comply with the local building codes. We are very excited about this opportunity!
• Providing a complete Architectural and Engineering proposal for a prospective Irish Pub and Restaurant to be located in a nearby suburb of Denver.  The owner is completing their due diligence for the leased space and completing applications for their financial resources.   We are eager and very interested to be involved with this project as well – This will be fun!
• Kicking off a community redevelopment project for a main street building facade improvement in East Denver.
• Meeting with a husband and wife who are interested in taking a “warehouse” approach for the construction of a new home in a surrounding Denver suburb.  The prospective client approached us with the concept of using a premanufactured metal building for the exterior then utilizing an architect to complete a custom plan layout and interior finishes design.  We anticipate we would also assist with the coordination of foundation requirements for the building shell, along with proposing elevations and building forms that will work with the metal building system … This could be a lot of fun and an interesting challenge!
• Offering strategic business planning and operational consulting to a national corporate client.

We are very encouraged with the level of activity we’ve been experiencing at the start of the New Year.  Our goal will be to write further detailed and illustrative articles (including pictures and drawings) in the coming weeks about the subjects introduced and outlined above.

ArcWest wishes everyone is having a great start to the New Year!

ArcWest Advertisement in the Denver BBB Premier Issue

Street view of mixed-use project for NW Denver Neighborhood

As a step in the feasibility planning process, a due diligence exercise was completed to confirm the local Denver Zoning regulations.  Particular details included:

• Identify the Zoned District of the prospective site
• Validate allowable uses within the district
• Examine particular limitations and conditions for permitted use
• Understand the allowable building area and building height
• Review adjacent zoning districts for potential impact to the site
• Study the Bulk Plane standards applicable to the site
• Research applicable parking requirements

Other aspects of the feasibility and planning study included a site visit to confirm existing site conditions; arranging for a civil / property survey; preliminary review of the building code; and the diagrammatic layout for conceptual floor plans.  Finally the rendering above was generated for the owner to review and use for promotion of the project.

For more infromation, please contact ArcWest Architects.

Proposed Main Library Elevation on HWY 72

The project  will allow for the opportunity to propose a “green” building design practices that will incorporate sustainable features at the inception, such as:

• Sustainable Site Design
• Natural Daylighting
• Locally Sourced Materials
• Recycled Building Materials (High Recycle Content)
• Natural Ventilation and Cooling
• High Efficiency HVAC
• Solar Power
• Sustainable Irrigation Systems using “Gray” Water

Proposed Site and Building Plan

The Team at ArcWest Architects is very hopeful that our design will generate the level of interest that will allow for future discussions leading to our involvement with the project.  As the community of Nederland is  our “backyard”, we would be very excited at the opportunity to work with our mountain neighbor!

This continued decrease in construction cost will certainly improve both the level of and length of time for a return on investment in a capital project.  Taking into effect of the continued decline, and the time required to bring a project to fruition, it is truly “Time to Plan“.

When the world recovers from the current economic conditions what will the “Headlines” read?  What will be some of the back story to the conditions at the time recovery is reported?  If anyone really had the answers to these questions I am sure we would start to see the articles today.

Hopefully these stories will be full of lessons learned and checks and balances that will inhibit the chances of it happening again.  Hopefully the stories will talk of a new economy based on sustainable financial mechanisms and moderated growth.

What these stories will certainly contain is reports of lower costs of construction and examples of forward thinking businesses who took advantage of the economic adjustments and the lower costs of construction resulting from the downturn.  As recent as 6 months ago the cost of construction was still expanding and the refrain being heard was “How can this continue?”, “How can the industry continue to absorb the double digit increase in material costs?”.  The answer to these questions is now being realized.  It could not be sustained.

Please see the original article “Index: Construction costs continue to drop” that motivated these thoughts.

- Todd Heirls

• What is the long term strategy?

• What is the vision for the company’s position at the end of this financial storm?

• Tough question: Do you expect to be on point for the rebound that will come?

Nobody knows for certain exactly when this recession will recede, and the economic engines will fire up again.  Optimists have indicated the 3^rd quarter of 2009 or earlier, while others believe that it could be another year or more pushing into 2010.  If our companies want to be on deck for the ebb in which the tide turns, whether its 6 months or 18 months from now, the Time to Plan projects is now.  As dark and gloomy as recent media reports have been, there is no doubt that there will be an economic recovery.  We all want to be in the best place to take advantage of the market when the funds start to flow freely again.

Update: See recent article “Intel to Spend Heavily on U.S. Plants, Calls on Others to Invest” from the Wall Street Journal “... follow (their) it’s strategy of investing during the down turn“

There are numerous sub-topics and side debates to this overarching issue, the main point to make is that the current conditions actually presents a golden opportunity for positioning a company and business model by planning capital projects now.  This is parallel with Warren Buffet’s attitudes about current markets and economic timings. A quote from a NY Times article by Warren Buffet published October 16, 2008:

“A simple rule dictates my buying: Be fearful when others are greedy, and be greedy when others are fearful. And most certainly, fear is now widespread, gripping even seasoned investors. ….. What is likely, however, is that the market will move higher, perhaps substantially so, well before either sentiment or the economy turns up. So if you wait for the robins, spring will be over.“

How do the current conditions of the economy present a window of opportunity?  The major costs for a new facility project, perhaps obviously, are the site and the building.  With economic conditions as they stand, the first costs for both of the above have never been lower and most likely will continue to shrink.

• Real Estate:  The prospect to negotiate a favorable lease or purchase of a property has never been better.  The market is extremely motivated and great values abound.

• Financials:  Interest rates are at historic lows.  And despite the fallout on Wall Street, there are plenty of banks open for business with cash available to lend to qualified interests.

• Material Costs:  The costs of building and construction materials have ceased to escalate and are moving lower.  They currently are lower than 2 years ago.  For example: “$1.75 Price of an 8-foot stud, the lowest since 1990“

• Fuel and Energy: The depressed market value of crude oil is a bonus too.  Not only does it reduce the associated transportation costs of building materials, it also factors into the construction process and resulting cost.

• Construction Companies:  There are many companies fortunate to be currently involved with large projects that came off the drawing boards years ago.  Just the same, the firm positioned for 2010 is considering now what project they will have in backlog.  Other construction firms are eager to get involved with a “shovel-ready” project next month.

• Architectural and Engineering Firms: A recent AIA study indicated that the billing index for architectural firms was reported at 34.7 in October 2008, 15 points below the median which reflects no change.  Firms providing planning, design and engineering are eager to provide extremely competitive proposals for projects.  ArcWest Architects included!

Timing is everything:  From the moments a capital project may be conceived in the board room to the point that it’s a built reality in operation typically requires no less than 12 to 18 months.  If we conservatively anticipate that the economy will have moved past the recession one year from now, one might deduce that we are already behind the eight ball.

Our optimistic view is that the 2009 glass is half full, and the time to plan is now!

- Robin Adams

Please contact ArcWest Architects to learn more about how we can assist you.

Service Oriented Architecture differs from many approaches to the field in that it is rooted in one simple question, “How can we best assist the client in realizing their goals”.

This question filters through all aspects of a contract starting with the initial determination of project scope. Every project is unique and thus a service oriented architect will work very closely with the client to determine the required scope.  The service oriented consultant will ask what initially seems like an inordinate number of questions.  These questions will range from what experience the owner has with this type of project, to the planned implementation methods.  The questions will also cover project drivers, basic design ideas, planned equipment & fixtures, anticipated ROI, cchedule, project team and initial budget …. to just name a few.  All these questions are geared to gaining a clear understanding of the project scope so the proposal can be individualized to the unique needs of the project.  A service oriented consultant does not have a standard approach that is overlaid on every project.

The next area where a Service Oriented Architect sets itself apart in the industry is in programming.   Often when working on a familiar project type the Architect can be tempted to take the short cut and answer many of his questions from his own experience then present that to the client for confirmation.  This approach can often result in the unique aspects of a project slipping through the cracks.  This pitfall can affect the industry specific or newspaper architect more than other design professionals due to the repetitive nature of the project type.  The service oriented design professional does not short cut this process.  In asking the extensive questions required to generate a quality program many unique characteristics will be identified and the opportunity will be afforded to challenge the past solutions.

These same tenants follow the entire design process.  The practice of architecture is not an endless opportunity for architects to realize their design ideas and philosophies.  Architecture is the creation of built habit-able spaces with the intent of housing a specific purpose.  The Service oriented architect will continuously ask the question of how each aspect of the design will meet the specific needs of the client.  Again this goes back to asking questions and designing based on the answers.

A service orientation follows every element of project scope, including the implementation phase of a project.  In some ways the most important part of a project is providing guidance during construction.  Regardless of the skill and effort of the design professional a set of documents could not possibly address every construction element.  One only needs to look around the space in which they sit and try to assess all the details that would have to be drawn to address every single contingency.  Now apply that to a whole building and add to it an entity constructing it that might have conflicting goals.  The service oriented Architect works tirelessly to follow a project through to its conclusion, always asking the question:

• “What decision would be in the best interest of the client?”

In closing a Service Oriented Architect or design professional is one who continuously asks the question:

• “How can we best assist the client in realizing their goals”.

If you would like to learn more, please feel free to contact us.

- Todd Heirls

Selecting the right architect for your project, from a small scale private residence to a large complex multi-faceted commercial project, can initially seem like a daunting proposition.  The following are a couple of suggested thoughts to minimize the angst as you start the process.

Create List of Potential Architects: There are numerous avenues to create your short list of potential professionals to choose from:

• Recommendations: Ask friends, coworkers or fellow business owners for a personal recommendation.  Working with a firm that performed well for an associate or friend will give you a degree of confidence in their abilities.
• A.I.A.: Visit the American Institute of Architects office or website to review a list of qualified architects in your region.
• Online Research: Perform an internet search for architects matching your criteria in your area or for the proposed project location.

Evaluation for Selection: As there are numerous factors to consider when choosing an architect, a couple of primary aspects to keep in mind and consider include:

• Local versus Expertise: Consider the need for a local architect.  Having a firm that is local to your vicinity and the project site can be convenient and have definite advantages.  However, don’t overlook the benefits of a firm that may specialize in your building or project type with offices remote and/or out of state.
• Project Evaluation: Prior to interviewing Architects, do some homework to understand what your projects basic needs are. The benefit of this effort is to match the scope of your project with the skills and nature of the firm to be selected.
• Degree of Custom Design: Establishing your expectations for the level of customization and detail for the project you want to include is important to understand prior to the start of the project.
• Self Evaluation: Consider your level of ability in building design and construction.  This translates to how involved you want to be, and therefore how much the architect needs to be a representative on your behalf.

The Interview: Once you have engaged prospective architectural firms to interview, the following are a few key questions and ideas to discuss during the meetings:

• Lines of Communication: Good communication is paramount to a successful project.  Who at the firm will be your primary contact?  How often do you expect to have updates during the process?  Keeping in mind that time is money establish clear mutual frequency expectations of conference calls, sit-down meetings, work sessions or even concise email status reports.
• Design Phases: The design process is unique to every project.  While reviewing the vision of your project, request that the architect being interviewed describe the steps and process for how your project might be completed.
• Finances Matter: Review financial terms.  A clear mutual understanding of your project budget, the proposed design fees for services and the arrangements to administer each are a must.
• Economy: With a clear understanding of the scope and your vision for the project, a quality architect can provide an economical fee that aligns the scope with the project goals.
• Look to be Heard: Finally – Look for a good listener and you’ll find a good architect.  Good architects will listen to you and can translate your ideas into a viable construction project.

Design is an iterative and interactive process between you and the architect.   Choose an architect that will make the journey fun and enjoyable.  Chances are at the end of the adventure you and your architect will be pretty well acquainted and good friends.

Given this is a very brief synopsis for “How to chose an architect?”, only touching on a few key points, if there are particular questions or details you would like to understand further, please feel free to contact us.

- Robin Adams