Tag Archive for: Conceptual

Ask IONIC #1- Concept vs. Schematic

/in ,

Ask IONIC is a napkin series of questions that we often see from our clients 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.

Ask IONIC image

What is the difference between a “Conceptual” Phase and a “Schematic Design” Phase?

This is a question we received from a client after we had completed an IONIC Masterplan plan for the renovation of an existing facility. While preparing our proposal we included a phase for schematic design. The owner asked why we had included this because we had already prepared the concept… wasn’t this a duplication of services?

Actually no. It wasn’t a duplication but rather an extension of what we had started. In our initial study for the client, we used  PDF plan provided for the building. We had walked the site and taken a few pictures of the building so we had a good idea what challenges were going to be presented. No field measurements were conducted during the site visit.

Our office prepared a conceptual floor plan that represented areas for demolition, walls that were considered load-bearing and of course a new plan for how the client could adapt their program to the existing footprint in the most efficient manner. We also produced color exterior renderings for the proposed new use.

All was approved… now on to the next step.

So wasn’t that enough for you to jump in straight to the construction documents?

Unfortunately, NO!

First, we need to take detailed measurements of all the existing conditions so we can prepare an accurate digital plan to work with. Why is that important? Actually, a few inches here and there could take an area out of ADA compliance. Changes required during construction could cause delays and additional expenses. This first step is critical!

Secondly, once we have prepared all of the as-builts (definition: a digital accounting of the actual pre-existing conditions typically produced in AutoCAD.) Our design team can go back and develop the previously created floor plan concepts into a more detailed and accurate plan that not only we can use, but also our consultants. Again, we try to avoid changes in the field down the road.

Finally, we also take into account all the various little ambiguities with the exterior elevations and ensure that our heights are correct. Our bearing walls are correct. The structural integrity and sizes of existing beams are accurate. So many times we have seen changes made in the field that were never shown in the drawings provided.  Never assume!

With these new schematic documents completed, our office can proudly and confidently present a dimensioned floor plan, exterior elevations and even early building and/or wall sections of the design for everyone to progress safely onto the next phase of work.

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.

Crescent Community Center

/in , ,

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

/in ,

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.