Ask Ionic

Ask IONIC #5 – Permits

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Ask IONIC is a napkin series of questions that we often hear from our client and others that may assist those who are also seeking answers.

No question is dumb… just the ones you don’t ask.

We hope these will help you understand our industry just a little better so you can make informed decisions on your project.

Information that leads to knowledge is the key to success.

 Do I need to hire an architect to obtain building permits?

We have this question asked of us all the time. The easy answer is, yes! Of course you do. What would you expect an architect to say?

Okay so here is the truth of the matter, there are times when you do not need to hire a licensed architect to create permit drawings. The tough part for me to answer is when exactly that time is. The reason I say I don’t know for sure is because I don’t need to produce a set of drawings without my license seal on it. I OWN ONE! So I can seal all of our work even if it is only interior-related work.

The primary reason most clients do not want to hire an architect for their work and obtain a set sealed drawings is all about COST. They simply do not want to pay an architect to review and stamp their design drawings. I get it! If you don’t need to spend money, then don’t! Which I can understand if you are on a very tight budget. However some jurisdictions will absolutely require an architectural seal on anything that is requesting a construction permit.

Honestly, for almost all commercial construction, jurisdictions will ask for a sealed set of documents. Most do this for liability reasons. They don’t want any! Residential construction is not always required as long as all of the calculations and the related information needed has been included in the documents. This seems to be the most common occurrence when you would not need to have a sealed set of construction documents.

In many cases when you’re doing interior design renovations moving interior non-load bearing walls and upgrading finishes you won’t need a sealed set of construction documents either. However, many times if the interior work is extensive it still might be beneficial for an architect to review and seal the work to ensure code compliance has been met.

IONIC partners with several interior designers that we know very well and have worked with them through their code review and analysis.

We have also been asked to stamp drawings that have been prepared by others. In cases where other architects have produced prototypical plans and it is a repeat of the same construction work, an owner has come to us and requested that we simply stamp the drawings without review. And of course only want to pay a few bucks. The problem with this first, is it’s unethical. I don’t know if I need to say any more than that. Secondly, the architect that seals these drawings is taking on full liability and if they didn’t review the drawings and thoroughly investigate all of the calculations and considerations they would be foolish. Most times it is not worth the risk for a few dollars to take on this kind of liability.

Also let me mention that you cannot necessarily take a set of documents that somebody else has produced and stamp them as your own. That is a copyright infringement.

So, please don’t ask us to!

Every jurisdiction is slightly different in regards to what they would require. It’s best to first ask your local reviewer what the requirements would be for your specific project and the scope of work occurring. They can share with you what would be required at minimum and then the owner or client could seek their best solution and determine how to proceed.

Every job is different. Every jurisdiction is different. It is getting more and more complicated to obtain permits and approvals.

Hope this clarifies the question for you. Should you have others, please submit them to us and we will add them to the list and post answers. Feel free to contact us.

We look forward to hearing from you.

Ask IONIC #4 – MEP Services

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Ask IONIC is a napkin series of questions that we often hear from our client and others that may assist those who are also seeking answers.

No question is dumb… just the ones you don’t ask.

We hope these will help you understand our industry just a little better so you can make informed decisions on your project.

Information that leads to knowledge is the key to success.

Are Mechanical, Electrical and Plumbing Engineered drawings required for my Project?

We often get questions not only from our clients but also from general contractors about engineering requirements for projects. MEP stands for mechanical, electrical and plumbing.

In most jurisdictions, any modifications to an existing facility where the mechanical, electrical or plumbing will be altered, the jurisdiction requires engineered drawings. This is also applicable to any new construction. In some cases, again depending on where you live, the jurisdiction will allow drawings that are either unsealed or sealed by a licensed architect. The drawings need to explain in detail all the requirements of these engineering scopes.

Although IONIC is not an engineer in these trades, we often incorporate within our scope of work the hiring of engineering consultants to help facilitate this need. This is the easiest and most complete way to organize a set of documents without confusion. All of our CADD files and Revit files can be shared with the engineering firm of record to make sure all of the work is coordinated and matched for continuity.

Here is a list of typical services:

Mechanical Engineering and HVAC Design:

Heating, Ventilating, and Air Conditioning Systems (HVAC)

Central Plant Design

Exhaust Systems

Direct Digital Control (DDC) Systems

Chilled Water Systems

Heating Water Systems

Ground Source Heat Pump Systems

Outside Air Pretreatment and Dehumidification

Pool Dehumidification

Lab Fume Hood Systems

Energy Recovery Systems

Electrical Engineering Design

Power Distribution Systems

Interior and Exterior

Lighting Design

Photometric Analysis

Lightning Protection Systems

Fire Alarm Systems

Outlets and Raceway Systems for Voice and Data

Backup Power Generators

Uninterruptible Power Supplies (UPS’s)

Dimming Systems

Special Grounding Systems

Plumbing Systems Design

Domestic Cold and Hot Water Systems

Domestic Waste and Vent Systems

Fuel Gas Piping Systems

Storm Water Systems

Fixture Unit Analysis Calculations

Performance Specification of Automatic Sprinkler Systems

Lab Gas Systems

Medical Gas Systems

Compressed air systems

Vacuum Systems

Grease Interceptors

A common phrase in our industry is design build. We have previously written about this definition and the buried understandings of what design build entails. In short, many times the general contractor will hire the trades for mechanical, electrical and plumbing to produce the minimal amount of documents needed to obtain a permit for their scopes of work. We have seen all ranges of how this can be accomplished.

In some areas we have seen the trades hire an engineer to produce their work. We have also seen the trades do line drawings on top of our architectural to obtain a permit. And yes, we have even seen napkin sketches get approved for the minimal amount of scope that might be needed in a smaller project. Some jurisdictions do not require any documents whatsoever just the application noting that most or all of this work will be verified in the field and inspected by the jurisdiction or a third party ensuring that all is done properly and to code.

Owners would often look at this as an opportunity to save money.

This is true as the owner will spend less money on engineering upfront. However it is possible that they might spend more on construction because the trades will need to do this extra step to obtain their permits. The cost of construction in each of these areas might increase. However, that is not always the case. Most likely what does occur is the general contractor selects a competent subcontractor that can do this work and utilizes their skills and experience as well as a long-lasting relationship to establish a team on the project. As long as the subcontractors are pricing this competitively, IONIC does not see a disadvantage to this. However the owner must be very cautious in making sure that the bids and scope of work are apples to apples.

For instance, one subcontractor for the mechanical might propose only 8 tons of heating and cooling whereas another subcontractor might review the conditions and consider that 10 tons are required. Less is not always the right choice, and neither is more.

It needs to be calculated properly according to the needs of the space in the occupancy determined.

By going this route, it also eliminates competitive bids by all the subcontractors of the trade. It might be beneficial to have all the engineering documents so that multiple subcontractors can price the work not only for value but also for time availability.

This could be very important to the schedule of the construction.

Either choice is acceptable as long as the jurisdiction allows it. The owner must know the conditions of the permit requirements for their specific jurisdiction before proceeding with any one option.

Ask your architect what is required and what is the best scenario for your specific project. 

If you are exploring this opportunity, IONIC suggests that you reach out to us and we can quickly provide some useful information for your project.

Hope this clarifies the question for you. Should you have others, please submit them to us and we will add them to the list and post answers. Feel free to contact us.

We look forward to hearing from you.

Ask IONIC #3 – PEMB

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Ask IONIC is a napkin series of questions that we often see from our client and others that may assist those who are seeking answers.

No question is dumb… just the ones you don’t ask.

We hope these help you understand our industry just a little bit better so you can make informed decisions. Information that leads to knowledge is the key to success.

 

How does that pre-engineered metal building affect my architecture?

This is a question that we often explain to our clients because so many general contractors like to use pre-engineered metal buildings as a way to simplify the structure for a building. And we agree, there are many advantages for using a PEMB. Cost can be a benefit. Large clear spans un-interrupted by columns. Industrial uses. However there are limitations to a pre-engineered metal building.

The client should know both advantages and disadvantages before making a final decision.

IONIC has used pre-engineered metal buildings for industrial uses, gymnasiums, multipurpose spaces for churches, and other similar projects. In all of those cases, it has been a huge success. Because we shared the facts with our clients.

Most often there isn’t a need for a structural engineer for all of the system of the building when using PEMB components. We will use a structural engineer for the foundations and for any specific modifications such as an exterior façade applied to the design as the client requires. Designs that can’t easily be accomplished with the limitations of the factory fabricated steel can accommodate some modifications allowing conventional steel to meet the goals. A fancy brick veneer with multiple windows is an example. The PEMB often requires cross bracing and limits the multiple openings. Taller tower features are another application where conventional steel works better as an added component.

In most cases, the structural engineer will require the completed metal building shop drawings to complete their full calculations regarding the moment reactions needed for foundational confirmation. It’s a math thing! Without those moments calculated the structural engineer cannot fully complete their work. In many cases, they can make assumptions that allow us to move forward while returning later for a cross check on the reactions.

One of the other things that is explained to our clients is the need for cooperation between the manufacturer of the pre-engineered metal building and the architect/engineer. oordination is very important. Too many times it is overlooked because of improper understanding. The architect, with an understanding of the pre-engineered metal building requirements will design the space that most likely will work while the manufacturer will take our documents and complete a set of shop drawings that reference in detail how the structural will be assembled.

It is a back and forth effort to make sure all is coordinated properly. Coordinated! Properly! Achieve optimal results!

What IONIC has found most often is that our documents, without the shop drawings provided by the manufacturer, will not receive 100% approval during permit review. The jurisdiction reviewing the documents will always want a sealed set of “engineered” pre-engineered metal building shop drawings to accompany our work. The catch here is that most PEMB will not provide these free of charge they will require the owner to sign an agreement to purchase the building and pay a deposit so that they can begin their work on the shop drawings. The don’t just want a fee for doing the drawings. They want the sale of their building product.

What this means to the owner is they will need to expend money towards the project, the construction of the building, in order to obtain 100% approvals by the governing jurisdiction. They may not want to do this or they may want to bid to various general contractors with the idea that the general contractors can choose a similar manufacturer of the PEMB to facilitate their needs best.

What works best typically is a fully committed owner and a design build construction team if this is the design path the owner wishes to take.

If the owner wants the flexibility to choose the general contractor and a manufacturer that might allow the best pricing scenarios, then the owner needs to allow the architect to submit for permit drawings and receive the approvals minus the pre-engineered metal building shop drawings. Many jurisdictions will often write a letter saying that all things are approved with the exception of this or that. With letter of conditions and knowing that only one piece remains to obtain full permits, the owner can proceed with bidding and negotiating with various general contractors to obtain competitive pricing.

The owner needs to understand that the architect’s obligation in seeking approvals has really been fulfilled at this stage.

One of the other issues that is critical to the process of success relates to complying with shop drawings and architectural drawings. The shop drawings must match our foundation details before they can be released for fabrication. If the general contractor releases fabrication of the metal building and they do not match what is shown on architectural or structural foundation drawings, there will be a disconnect when the steel arrives to the jobsite, and when this happens the owner and general contractor take liability and risk unnecessarily.

An anxious owner should never bypass this critical process of proper coordination.

Another consideration when using PEMB is the idea that all exterior walls of occupied spaces such as offices and populated areas will need to meet energy requirements. All of the walls must be insulated and comply with local energy code. Again, another coordination that must be accounted for when seeking PEMB solutions. There are still many items that need to be accounted for.

An architect is still needed for permits and code compliance. You will still need mechanical, plumbing and electrical solutions. A floor plan. Exterior elevations. It’s not necessarily one stop shopping by choosing PEMB.

A mistake that many owners make is the assumption that just because you elect to use a PEMB as your primary structure that it means the building will look like a metal warehouse. IONIC has seen the use of PEMB in historical applications where the entire building is shrouded in brick veneer and detailing to meet the requirements of the surrounding design criteria. We have seen PEMB clad in metal panel for a high contemporary look or cladding in EIFS which is an economical  and attractive solution for the owner.

There are many ways to make a pre-engineered metal building fit your project needs.

If you are exploring the opportunity, IONIC suggests that you reach out to us and we can quickly provide some useful information as to whether it would be beneficial for you to seek this as a building solution for your next project.

Hope this clarifies the question for you. Should you have others, please submit them to us and we will add them to the list and post answers. Feel free to contact us.

We look forward to hearing from you.

Wendy’s Convention

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IONIC to Showcase Services at 2017 Wendy’s Restaurant Convention

When we received an invitation to exhibit at the Wendy’s Convention, we were beyond excited! IONIC has had the pleasure of handling architecture and planning for hundreds of Wendy’s restaurants over the years, collaborating with Wendy’s corporate office and franchise owners across several states.

 

What Happens in Vegas…

So, we’re heading off to Las Vegas this week to set-up at booth 2515 in the Supplier Expo. This year, the convention runs from 9/17-9/20, with an estimated 3,000 attendees expected.

Dahlia White, Director of Restaurant Architecture for IONIC, and I will be meeting with franchise owners to discuss their Wendy’s restaurant project vision. We’ll follow-up to address their specific needs, balancing them with requirements, deadlines and budget, to help them create their signature Wendy’s restaurant.

Live from the Show Floor at Mandalay Bay!

Keep an eye on our social posts over the next several days as we will be sharing photos and highlights from our upcoming Wendy’s trade show experience. You can check out our featured restaurant projects, including a Wendy’s restaurant design at ionicdezigns.com.

IONIC Welcomes Soloman Peterson

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Ionic DeZign Studios is pleased to announce that Soloman Peterson, Architect, AIA has joined the IONIC team serving in the position of Branch Director in our Richmond, Virginia office located at 3307 Church Road, Suite 200. Soloman has relocated from Nashville, Tennessee to join the firm and will focus on day to day management of the office, management of projects and business development along with building and fulfilling client relations.

Soloman has over 30 years of experience in the design professions, most recently serving as Director of Business Development / Senior Project Manager for Lose & Associates, a multi-disciplinary firm.  He previously served as Director of Architecture and Business Development with Crabtree, Rohrbaugh & Associates / Architects, opening and managing their Charlottesville, VA office, and prior to that served as Director of Architecture and Engineering with Lantz Construction Company in Broadway, VA.

Soloman also operated his own practice based out of Charlotte, NC for nearly 20 years and the first project he completed was in 1986 for the Pearson Signature Dealerships Richmond Honda location. He is the Architect of Record on well over 100 Virginia projects including completed projects for Richmond Public Schools, Chesterfield County Government, Rockingham County Public Schools, and the City of Harrisonburg as well as a broad array of private projects; most notably including the recent renovation and expansion of the historic Wayne Theater for the Wayne Theater Association located in Waynesboro, VA.

Soloman excels at leading integrated project teams in the collaborative delivery of planning, architectural and branded environment projects and will be joined in the office by a staff of 2 registered Architects and 3 associates to serve the current and future clients of the firm in Richmond and throughout central Virginia.

Please feel free to reach out to us if we can assist you in any way with your architectural or interior design needs. www.ionicdezigns.com