Inside IONIC

Ask IONIC #8 – The Final Look

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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.

 

What will the completed product look like?

Owners are typically trying to find someone…i.e. an architect, that can ensure that what they envision in their heads or scratched on their cocktail napkins will look the same (or better) when it’s built.

So how can an architect best represent what’s communicated from the owner to the real world?

Architects have a variety of tools that we use to help owners visualize their completed projects before shovels even hit the ground. There has been a recent increase in the use of technology and software applications in construction, and we have seen the benefits first-hand. Our team utilizes Computer Aided Drafting Design (CADD) floor plans, elevations, conceptual drawings and 3D renderings that provide a photo-like image of your proposed building.

Basic Autocad is … well, just basic. It’s only a beginning. If this is all your architect is using, you might need something more.

At the start of a schematic design phase most efficient and creative firms will use design technology that represent your project in three dimensions. This is a huge help to see how your project looks and feels with all the appropriate materials. The project can be placed in its specific surroundings or similar one depending on your preferences and needs.

Be prepared to expend more in fees if you want the detailed exact surroundings. The designers will have to create these…they aren’t just “out there” on the internet.

If Interiors are a key part of your project, ensure that your design team has this capability. Often, a lot of other “pieces” are needed to populate an interior and make it visually exciting. Furniture, pictures on the walls, lighting, etc. Image if you went to look at an apartment that was empty versus one that was staged. Get the idea? Again, these take time to develop. If you are wanting the exact furniture or infill items, most likely the designer will have to create it from scratch…there is no “Easy Button”!

What’s next?

How about a walk-through video. These are great and really give you an idea of the flow for how you might enter the building and stroll through each of the spaces. There are a variety of programs that help the architect achieve these. These are very helpful for clients that are trying to receive an approval from a committee or a church. Maybe even for fundraising purposes.

Image it being like a movie set… you aren’t just doing one angle of a scene but rather everything as you turn around within the space. Be sure to ask your professional about these available services and examples that they have previously completed. How did they work for those groups?

What’s next? Can there really be more?

Oh yes, in today’s world of advanced computer modeling there seems to be more everyday. Holograms? Not yet… sorry, maybe next year.

Images that are interactive rather than just still renderings. These are beneficial if you are using them on your website for potential tenants. Like the example below.

How about a “walk-around”? Similar to a walk-through video but typically shared within the architects office. Videos produced by many architects take TIME to render. So they aren’t always immediate for the client needs. A system we often use at IONIC allows the clients to see in real time the space and places that we are designing. They tell us where to walk, where to turn, what to see. Standing inside an important space and turning around looking everywhere, left, right, up and down. It’s amazing!

With ours…none of those goggles needed.

Perfect for design-build teams!

Go back and look at the approved renderings and the final product…how do they compare?

Our team takes immense pride in the work we do. We treat each client’s project as if it’s the only one we have. When construction is complete, you can be confident that your new building or renovation will serve you not just now, but for many years to come.

Let IONIC serve you too.

Ask IONIC #6 – Project Cost?

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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.

How much will my project cost?

This is typically one the first questions owners ask our design team–and understandably so. Constructing a new building or renovating your current facility is a huge investment and commitment. A structure that hopefully accommodates both present and future needs. Unfortunately there is quite a few answers to ask before we can work towards an answer for you. An accurate answer not just a guess!

There isn’t a simple one-size-fits-all answer.

We are sometimes asked for a “cost per square foot” ballpark figure. In England they call it “a wet finger in the air.” I love that phrase. Ballparks are a big area. You can get a number from several different contractors that are all over the place. It simply wouldn’t be as accurate as you might think. But it can be a starting point and we do recommend it.

The next BEST step is to produce a development set of documents. The more complete the better but at a minimum 30% should be used for a detailed break out. Further estimates can always be provided for further detailed pricing at 60% or even 90% complete. A friend of mine, a trusted contractor, uses the example of a camera lens:

“More detail provided, the more focused the picture is.”

Each project starts with the coordination with a general contractor that has a strong history with the project’s type. Thorough understanding of the schematic designs, often taking hours to fully comprehend the project scope will need to be facilitated between the architect and contractor.

The general contractor’s estimators and project managers calculate the project’s materials down to the number of bricks, blocks and rebar required. Cost analysis is completed on sitework, carpentry, masonry, roofing and drywall, all to narrow in (or focus in) on the exact cost of a project. Bid requests are then submitted to subcontractors and tradesmen who then send in proposals for their services. This stage requires immense attention to detail – and lots of phone calls and meetings. To avoid costly change orders, each subcontractor proposal is reviewed to ensure every aspect of the project is addressed and that estimated costs are accurate.

This is critical at these early stages of estimating since the “complete” picture hasn’t been formed yet.

Every building is unique and the type of construction methods and materials will impact the cost of construction. Availability of labor can have an extreme impact as well. A shortage means we won’t get as many competitive numbers. Or higher proposals because they are all too busy.

A building’s location, size, purpose, and features all contribute to the project’s overall costs. Although the estimating and pre-construction process can be time-consuming, we’re able to provide our clients with an accurate project cost without hidden fees using our trusted construction partners. We encourage an “open book” on actual costs from a general contractor during these negotiations and IONIC considers it our job to help you navigate design costs and design decisions that directly impact construction costs.

If your contractor is going to charge you for these pre-construction services…STOP! and call me right now! I mean it! 757.343.2461

IONIC believes in being forthright, prepared and to provide our clients with clear options that they can make educated decisions…so our project together can be successful and we end with a handshake and a smile.

As mentioned above, there are many factors that influence the cost of construction. Some are obvious: land acquisition, permits and construction costs. Then there are the future costs or life-cycle costs to consider: maintenance, repair, replacement—the cost of keeping the facility and its systems up and running. Many design decisions affect the life-cycle costs and we make sure our client’s have all the information needed to make those informed choices.

Construction Options:

DESIGN BID BUILD – The traditional method of construction delivery, the owner commissions an architect or engineer to prepare drawings and specifications, then separately selects a contractor by negotiation or competitive bidding at a later stage in the project’s development.

DESIGN/BUILD – In contrast, to the Design Bid process is to establish early involvement between the owner and the contractor. Design/Build process has the ability to streamline project delivery through a single contract between the owner and the design-build team, creating an environment of collaboration and teamwork between the designers and construction team.

Both are great ways to price a project. It simply depends on how you as owner what to work through the project.

Give IONIC a call and we can walk you through all the pros and cons of both of these common methods for your project so you can get the best value.

Crescent Community Center

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Team IONIC is excited to share a sneak preview of the project that is currently in development. Crescent community center is a project in Virginia Beach off of Salem Road where the clients had received the condition of use approval back in 2013. The design that was completed at that time was very adventurous but didn’t quite capture the cultural desires of the client.

IONIC was brought in to assist the client in completing the vision that they so desperately desired. WPL is the civil engineer of record and had completed an approved site plan for the client to proceed with developing the infrastructure, grading and  parking but the client hadn’t move forward with any of the building documents.

The original plan called for 12,400 square feet of new construction. However this was too much for the congregation to afford. Originally a tower was included along with a dome structure both of which needed to be eliminated to bring the cost of construction within budget. After several years of frustration the client brought the issues to IONIC for assistance. We had previously worked with Syed Haider on other convenience store projects and had an excellent relationship with him over the years. When he walked in the door he told us that if anybody could make this happen it was us.

What a great testimonial!

And what a great responsibility to perform!

So after our discussion talking about the desires, goals and potential reduction in square footage for the initial phase, IONIC went to work on creating a plan that could be implemented. Our team of designers researched ideas, materials, and cultural impact that would make this project a success. All of these things needed to come together to meet the restricted budget.

IONIC first started with a floor plan and shared our initial ideas with client. After several back and forth conversations we were able to come up with a plan that fits the needs of the client and seemed to allow us to produce a structure within budget. This plan would also allow future growth to the full 12,000+ square feet whenever the church/mosque was capable of moving forward.

The next phase was researching ideas of how to keep the structure both contextual, cultural, and affordable. Yes, all those things usually do not go together. Regardless, that was our task.

Our team sketched ideas and concepts back and forth deliberating on an approach.

IONIC shared our the IONIC Masterplan with our client and achieved outstanding success!

Once we presented the idea and walked through the concepts as well as the interiors of the space by utilizing a three-dimensional model and capabilities of spinning the structure around so the client could see all sides different angles and interiors of our proposed design. Alongside our model we shared samples of exterior finishes which included porcelain tile on higher impact areas and stucco on the remaining portions.

Our primary focus was to have the front of the building become dominant in the design so the two key bookends were featured on the front utilizing the porcelain tile with tall glass entryway fronted by a simple arcade. To accomplish some of the blending of culture we proposed sandblasted storefront that characterized the Mosaic pattern often found in similar structures. This idea would allow sun to stream in from the outside and create a shadow cast across the floor replicating the Mosaic feel. Conversely at nighttime when interior lights are gleaming brightly, the shadows would be cast outside onto the paving in front of the entryway.

The effects will be dynamic!

After receiving accolades from our client in accomplishing exactly what they desired, our next hurdle was to see if we could get approvals administratively from the City of Virginia Beach on our new design. The primary concern here is that if they felt our design deviated too far from the original plans, we would have to go through the entire condition of use process again. This would delay the construction document phase by over three months if it was required.

With great joy the city’s planners saw that our design as being compatible with the original plan and found it pleasing. With this information we were granted an administrative approval to move forward!

Let us know if we can help you finish your master plan and help your project move forward. Feel free to contact us.

We look forward to hearing from you.

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.

the IONIC Masterplan For Your Church Project

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Developing a plan for a group can have its challenges if you don’t have your act together. It takes a carefully crafted process to guide a church’s building committee successfully.

We have been told by so many of our clients that our process was the most thorough and detailed that they had ever experienced. Our step-by-step process that leads a committee from the beginning of a program guide to a projected budget has helped our clients fully understand the process of renovating or modifying their church facility.

First let me share that it isn’t an easy process. It can be very time consuming, if done improperly. There are many factors that go into developing a master plan for a church and any one of them can create chaos if not approached properly. We feel we have been given an opportunity to be good stewards for our church clients and not lead them down a path that would create hardships or delays in their projects.

Here are a few of the issues that we have helped our clients face:

1. Budget

2. Re-purposing existing spaces

3. Expansion of new facilities

4. Focusing on priorities

5. Committee members’ different desires

6. Providing solutions when the budget doesn’t allow them to fulfill all their wishes.

7. Creating a phasing plan

8. Team involvement

Any one of these can be a challenge to the committee and it helps to have someone steering the committee in a direction that will get them positive results.

IONIC’s goal is to assist the church in recognizing its own VISION and allowing it to rise to the surface. We are not here to push our own agenda but rather carefully take the needs and requirements of the church and help craft a plan that can be successfully implemented.

Push to the Finish

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I have ran a lot of marathons over the last few years and no matter how exhausted I am near the finish, I always manage to dig deep and push at the end to cross the line. Always trying to finish strong.

So what do we do at work when we get to December? Stop short? Slack off? Coast through the holidays? Yep…..that’s what we often feel towards the last days of the year. Everybody else is doing the same, right?

So…..Welcome to the last month of the year! While it might be tempting to take your foot off the gas, coast through the remainder of the year, and set your sights on how great next year is going to be (and it’s going to be great, without question), consider a few things:

1. December is 1/12th of the year – equal to 8.333% of your productivity and bottom line.

2. Would you light more than 8% of your income on fire just because you needed amusement?

3. You have a couple of choices for December: double-down on any goals you haven’t quite achieved yet, or relax and let the chips fall where they may.

I have never seen a race where the leader eases up at the end, only to lose the race to the guy who is giving his all? I suggest you run through the tape (in this case, December 31st…..however I’ve never been able to run through a tape….never been first), which also means you’re going to have some pretty sweet momentum as you start the new year!

Even if you take off the last couple of weeks of the year, you can finish strong and set yourself up to win big time next year.

Now, I’m sure wondering how you finish strong and start next year with momentum. I’m glad you asked …

Step 1: Create a plan for December and be intentional about the days you work, and the days you don’t. Set 3 goals for the month, find some accountability, and go for it like you mean it!

Step 2: Schedule time (1-2 hours at most) to do a review of the year.
1. What worked?
2. What didn’t work?
3. How did you do on your goals this year (so far)?
4. What would you do differently if you had the year to do over?
5. What did you learn about yourself?
6. What was great about the year?
7. Any wins you might want to celebrate?

Step 3: Schedule another block of time to create an Annual Plan for next year and Goals, and then do a 12 Week Plan so you exponentially increase your odds of achieving your desired outcomes.

 

Happy Holidays and here is to your best December and New Year yet!

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Welcome Daniele Garcia

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We would like to formally introduce one of our recent additions to our IONIC family, Daniele Garcia! With a bachelors in Architecture and Urbanism from Brazil, Daniele brings a wealth of experience in design, construction documentation and interiors. She not only worked in Brazil but also owned and operated her own practice DG Architecture & Interiors in Curitiba Brazil for several years focusing on many high-end custom homes.

Daniele has been working with IONIC on our new restaurant projects as well as other various small commerical designs. She is currently working on some custom home renovations for local clients as well as some in northern Virginia.

With her talents extending into interiors and finishes, she will be consulting on many of those needs within both offices as well. Her skills in producing high end rendering solutions for the interiors are key to our continued success and development in our field of design and architecture. She will be primarily based out of our Virginia Beach office.

We wish her great success.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Meet Chris Warren

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We are excited to anounce the addition to our Virginia Beach team, Chris Warren Associate Architect. Chris grew up in Hampton Roads and graduated at Virginia Polytechnic Institute and State University in 2011. Previously he worked at Cox, Kliewer & Co. working on construction documents for many apartment complex projects from schematic design to final CDs. His vast experience in commercial work will help IONIC continue to deliver our projects on time and on budget.

Chris is also highly active in various community organizations such as YAF – Young Architect’s Forum, AIA Hampton Roads, P40 Network, tHRive as well as others.

Currently, Chris is helping us develop some master plans for a church in Richmond as well as construction documents for another historic church in Virginia Beach.

We look forward to seeing Chris continue to grow.

Be sure to welcome him the next time you see him out and about.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

BGAV Convention

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This week we took to the road…..well not really. It was only 10 minutes away from our office in Richmond. We packed up a few of our marketing items and set up shop at our booth at Mount Vernon Baptist Church in Glen Allen, VA. It was for the 195th annual meeting of the Baptist General Association of Virginia.

The three day convention allows us to share our experience with churches looking for some work on their buildings. It’s also a great opportunity to meet up with old friends. A good time for all. For architecture, it’s not a typical sales presentation but we are able to get our name out to those who may not have heard of us before.

IONIC always likes to share our trademarked the IONIC Masterplan process with our church clients.  Far too often we see churches that find the VISION but fail to put in place the ENGINEERING. In simple terms you need to have more than a pretty picture. Master planning from architects who don’t clearly illustrate the needs for their clients fail to meet ALL their expectations.

Here are a few of the 12 tips we share on the the IONIC Masterplan PRINCIPLES.
For a more detailed list and ask plan, please reach out. We would be glad to share the full set of goal requirements for your church project.
1. Consider the Site – Making a detailed assessment of the current conditions to better plan the future.
2. The Vision – Taking your ideas and goals and determining what is possible at your facility, both financially and physically.
3. Future Growth – Properly prepare by analyzing your congregation’s growth trends, programs and age distribution.
4. Obstacles – Identifying unique opportunities and potential threats, expressed in a master plan.
5. Phases – Developing a comprehensive phased building program including renovation areas as well as new construction.
6. Design Options – Considering the site – Parking, Utility Studies, Circulation, Worship Programs, Exterior and Interior ideas and Future Needs.
7. Leadership Review – Developing a consensus on a final plan with leaders and stakeholders.
8. Timeline – Mapping out an implementation process and time frame.
9. Marketing and Fundraising – Providing illustrations and plans for utilization in capital raising campaigns.
10. Approval Process – Coordinating for both civil and building permit requirements.
11. Team – Retaining needed consultants, and handling all contractual relationships.
12. Contract Administration – Assisting in selecting local general contractors, schedules, phases, etc.

Hope this gives you some food for thought as you prepare to expand your borders and your walls. IONIC would be glad to assist you in any way possible.

IONIC Vision: Creating Places and Spaces that Enrich the Lives of Those Who Use Them.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Find out more about IONIC & our church projects at www.ionicdezigns.com