Commercial Architecture Part 3
Part three of our series on commercial architecture explores some final points to consider.
Commercial Architecture | Call Us Today | 480-710-3861
Why Should You Hire a Commercial Architect?
Why should you hire a commercial architect? It is very rare to find someone that can balance your business needs while protecting you from damages and trouble with municipal authorities. It all starts with the process of consulting.
According to the site WISEGEEK.COM: “Work with the client to either visit the proposed site location or discuss the space requirements for the type of building required. Look at the other buildings in the area to get a sense of local style, height, physical presence and use of color. For example, a building designed for a location with a large number of office towers will be very different from one designed for a park-like setting.
Create the concept drawings and designs for the client to review. Focus on the exterior of the building, main floor and office work spaces. Many commercial architecture firms employ model makers to create a scale model of the design. This process helps the client to visualize the final product
Once the conceptual design has been approved, the technical and costing aspect of commercial architecture begins. Prepare detailed project plans, time lines, costs and decision points. This project plan forms the basis of the quotation and must be approved by the client before any work can begin.” [READ SOURCE ARTICLE]
Commercial Architects Consult and Design
First off, an architect is a consultant. He or she will work with you on your project and help you to both realize your vision as well as fulfill your business needs.
So remember, if you’re doing any sort of architectural project, it isn’t only recommended that you call an architect, it is required by law. So call a commercial architect today.
For more information on commercial architectural design, be sure to read part one and part two as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Commercial Architecture Design Part 2
Part two of a series on commercial architecture explores some general concepts about it.
Commercial Architecture needs a professional’s touch | 480-710-3861
What is Commercial Architecture?
What is commercial architecture? According to the site WISEGEEK.COM: “Commercial architecture is the design of buildings and structures for use by business. This genre of architecture is focused on combining function with style to meet the needs of a wide range of business types. The impact of commercial architecture can be seen in any major city center, where almost all the buildings are commercial. Architecture is the designing and building of structures designed to provide protection from the elements. The simplest structural requirements are easily satisfied by building a shelter, but an architect’s job is to combine good design elements into a building that meets both current and future needs.
The field of commercial architecture has been in place since the very beginning of architecture, and some of those structures are still available today. Roman and Greek commercial architecture included the building of elaborate structures, complete with courtyards and meeting rooms. Today, most architects work in commercial architecture. There are four stages to commercial architecture projects: obtain client requirements, determine site location, create design proposal and submit project plan and costing.
The first part of the process is to meet with the client and define his needs. The more specific and detailed the requirements, the more accurate the proposal can be. Ask to meet with people at different levels of the organization to understand how they conduct business, the practical requirements and the company’s public image. Look at the corporate image, publications and marketing materials provided by the firm to get a sense of its design tastes and preferences. [READ MORE]
A Commercial Architect Helps Keep You Within the Law
A commercial architect helps keep you within the law. Even something as simple as not having a permit can result in fines, civil suits, or even criminal charges. He or she can help you to navigate the permit process.
There are certain things you must go to a professional for. If you’re seriously ill, you go to see a physician. If you need professional legal advice, you consult an attorney. For help with your taxes, you hire an accountant. And for help with building projects, you consult a professional commercial architect.
For more information on commercial architectural design, be sure to read part one and part three as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Remodeling Projects Part 2: Expanding a Building Tenant’s Space
Part two of a series on remodeling projects covers expanding a building tenant’s space
Hiring a Tenant Improvement Architect
Call in a Tenant Improvement Architect in Phoenix | 480-710-3861
When you are a tenant in a commercial building, there may be a need to remodel your existing space. One of the most common thing that happens is if a tenant needs to expand. Building suites are more than just drywall and struts. A lot of time there can be plumbing fixtures, electrical wiring, and network cabling all running through various areas of the walls, ceilings and floors. If a tenant expands the right way, namely by hiring a tenant improvement architect, then everything should turn out okay. If they try to do it themselves, it can be disastrous.
Let’s look at Scott for example of why you should call in an architect. Scott runs a small insurance agency in a multi-story building near Chandler. Well, business started to boom, and Scott got approval to expand into the next suite. However, what he didn’t get approval for was to knock out a wall, which he did on his own to save a bit of money.
Why Hiring an Architect is Crucial
Unbeknownst to Scott, he also knocked out the power for one of his neighbors upstairs, and the phone system for another. He also didn’t get building permits and thought that getting permission from the property management company was enough. It wasn’t. All of this could have been avoided with an architectural firm’s assistance.
By the time Scott was done with the bill for the damages from the property management company as well as the fines from the city, he ended up paying over five times what he would have by simply hiring an architect.
This concludes part two of our series. For more information on remodeling projects, be sure to read part one and part three as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Architects and Architectural Design Part 3: The Final Stages of a Project
Part three of a series on architects and architectural design explores the final stages of a project.
The Architectural Process: It’s All in The Details
Home Remodeling-Call an Architect | (480) 710-3861
At this stage your architect is bringing the design concepts that he or she learned in college. if it is a current building that is being remodeled, at this point maybe a feature can be improved on. For example, let’s say you don’t have enough light in a room. This may be the time to add another window or a skylight. All changes are checked, double-checked, and even modeled to make sure that they don’t adversely affect the structural integrity of your home or business. After all the checking is been done, it enters into the permits process.
The reason that permits are put in place are to help with oversight, keep in compliance with building codes, and to protect public safety. It’s all very well and good to make a building that is five stories high, but if the local jurisdiction only permits buildings of two stories, then the project will encounter snags. There is also the aesthetics of your building project, both on a residential level and on a commercial level. An architect has to have familiarity with the city’s codes.
Architectural Design and City Planning
A professional architect has to know the way the city works. For example, in places such as Santa Barbara and Cape Cod at opposite ends of the country, there are only a handful of building styles that are permitted in each city. Why? Well, the city planners don’t want anything to disrupt the aesthetics of the city. Multinational corporations such as Starbucks and McDonald’s had to learn the hard way about signage, building design and more when they tried to expand into these areas.
It makes sense if you think about it. No one wants a bright neon sign in the middle of a quaint village, nor does nayone want a skyscraper in an area that’s all residential. That’s why it’s always best to hire the right architect to help you with any remodeling projects, or designs.
This concludes part three of our series. For more information on architects and architectural design, be sure to read part one and part two as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Don’t Do It Yourself: Hire an Architect
Mesa Building Permits
Hiring an architect can help you to avoid some major legal hassles, particularly in Mesa, as this article from AZCENTRAL shows:
Building Permits and a Mesa Architect
Mesa targets do-it-yourselfers who don’t get proper permits
gannett.com
By Gary Nelson The Republic | azcentral.com Wed Jan 2, 2013 9:21 AM
People who think they can save a few bucks by ignoring Mesa’s building-permit requirements sometimes are in for an expensive surprise.
In rare cases, illegal additions have to be torn down altogether. In others, the city will discover that the work has been done, require that the owner get a permit and may require modifications to bring the do-it-yourself work up to code.
And in rarer cases still, unsafe additions can contribute to property damage and even personal injury.
Mesa would really rather not have any of that happen. So the city is launching an educational effort aimed at helping homeowners understand when and why permits are needed.
“Sometimes the work is quite expensive and the reason it is of concern to us is because there are potential life safety issues if it is not done properly,” said Laura Hyneman, who oversees Mesa’s code-compliance office.
To read more of this article, please click here.
Avoiding Fines By Getting a Home Remodeling Architect
Sometimes violations of city codes can be quite expensive. Fines can range from a few hundred to several thousand dollars. All of which can be avoided by getting the proper building permits.
How Can An Architect Help With Building Permits?
Because of all of the training, any architect is an expert at navigating the sometimes complicated permit process. They can tell you easily what type of permits to get and when, and in many cases get the permits on your behalf.
So be sharp. Don’t find out when it is too late that the project you’re working on required a permit. Call in an architect that can navigate Mesa’s permit process.
Design Line Architects, LLC is an architect serving Mesa, Gilbert, and all cities within the Phoenix Metropolitan area.
Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
(480) 710-3861
http://www.designlinearchitects.com
Accelerated Tempe Building Permits
The City of Tempe offers an accelerated process to obtain building permits for minor remodels.
Obtaining approved building permit in Tempe has been put on a “fast track” for those who are planning for minor commercial tenant improvement for your business OR for a minor home renovation. These special programs will significantly shorten the plan review and building permit approval process.
City of Tempe Building Permits
Over The Counter Plan Review
If you meet the following criteria and have a form of payment with you, you may be eligible for an Over the Counter Permit. The Building Permit may be processed while you wait, depending on the complexity of the project. Plan check and building permit fees vary depending upon the type of work being done and the valuation.
- Minor residential additions not exceeding $10,000.00 valuation, patio covers, interior remodels, detached accessory structures, carport to garage conversions, covered patio to livable, and mobile home permits.
- Residential Fire Damage Repairs under 50% damage if the Fire Damage Report is available.
- Counter plan review may be provided for commercial Tenant Improvements (TIs) given the following situations:
- Under 3,000 sq. ft. for Business Offices (no medical offices)
- Under 1,500 sq. ft. for Mercantile space
- Under 15,000 sq. ft. for storage of Low Hazard Storage less than 12’ in height.
- Fire Damage “ Restore to Original” with no structural requirements
- Depending upon the complexity of the work to be constructed, Mechanical, Electrical, and Plumbing (MEP) plans for any tenant space under a, b, or c above.
- All other Occupancies—Multi-Family Residential, Medical Office, Assembly, Educational, Factory or Manufacturing, Hazardous, and Institutional Occupancies will require submittal.
3. A counter plan review will NOT be provided when any of the following conditions exist:
- A Notice to Comply has been issued for Construction Without Permits
- A Change of Occupancy or revision of required exiting will occur upon completion of construction
- A Use Permit, Parking Variance, etc. is required from Planning
- Changes to the exterior of the building which will require Planning approval, including roof top changes that add equipment extending above the parapet, exterior lighting changes, window and door changes, paint scheme changes, etc.
- Residential expansion larger than 25% on retention lots requiring engineering approval.
- Mechanical, electrical, plumbing which is part of a pending building project or a building project not suitable for over the counter permits.
- Projects where structural calculations are required.
Please Note: The counter plan review is usually available on TUESDAY and THURSDAY (only) from 8:00 AM – 4:00 PM. To learn more, call (480) 350-8341 to verify availability of services.
City Of Tempe Building Permits
Fax: 480.350.8677
How Do I Know if I Need a Permit in Tempe?
You May Need a Tempe Building Permit, if you’re:
- – Moving a sink- requires the proper extension of plumbing.
- – Demolishing a load-bearing wall- means redistributing weight from above.
- – Changing the home’s roof line framing.
- – Punching in a new window or door- requires a new header that carries weight from above.
- – Altering the footprint of your house.
- – Installing new electrical wiring.
You May NOT Need a Tempe Building Permit, if you’re:
- – Putting in hardwood floor.
- – Installing carpeting.
- – Upgrading your counter tops.
- – Paint
For more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale.
About the Author
A Tempe architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Tempe building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com.
Architect in Tempe
Doug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona www.designlinearchitects.com
Case Study – Prescription for a Master Bath Remodel : master bathroom remodel.
Written By Doug Rusk, Architect
Chandler Master Bathroom Remodel
When Dawn, a San Francisco Pharmacist, decided to move closer to her grandkids in Chandler, she found an amazing home that was more than what the doctor ordered. But despite this home’s idyllic location in an exclusive gated Arizona community, Dawn knew that her first move was to renovate her dark, out dated Master Bathroom.
Using a trusted referral for a reputable, licensed contractor, Dawn called Ken from Behrmann Home Basics (BHB) to start work immediately. Ken knew that a quick hand sketch would help Dawn visualize a few alternate ideas for her Master Bath Remodel. So he brought in Gilbert Architect Doug Rusk from DESIGNLine Architects to help Dawn make sense of the many design choices available.
With her casual / contemporary styling preference and a flexible budget in mind, Dawn’s main requirement was to remove the Master Bath Tub in order to make room for a large walk-in shower. Below are pictures of the original Master Bathroom, showing the dated tub/shower combination and two small windows over the vanity.
Although Doug’s first sketches of Option’s 1 & 2 worked reasonably well (shown above), it was Option #3 (shown below) that Dawn immediately knew was the Master Bathroom renovation she wanted.
Master Bathroom Remodel – Scope of Work
In addition to removing the Master Bath Tub in order to make room for a large walk-in shower, Dawn wanted the mirrors on the closet doors replaced with a wood paneled door in her Master Bathroom Remodel. She also wanted an electric hair dryer available to grab at a moment’s notice from one of the drawers under the sink that was already plugged in (SHOWN ABOVE). For the borders over the shower and the vanity splash, we used colorful glass tile.
Chandler Master Bathroom Remodel
Below are pictures taken during the construction phase, showing the framing, plumbing and electrical work inside the walls. During the short construction phase, the BHB construction team did an amazing job of installing plastic walls with zippers to seal off the construction zone from the main home.
Chandler Master Bathroom Remodel
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential design and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
480-710-3861
www.designlinearchitects.com
CASE STUDY– Mesa Office Tenant Improvement
Written By Doug Rusk, Architect
Mesa Office Tenant Improvement
A recent office tenant improvement we performed for a national insurance company showcases a great example of why some businesses are more successful than others. When you’re an insurance business that focuses all day on helping other businesses and individuals with risk prevention, damage protection and safety & Loss control, it’s no surprise to find they are just as smart at handling their own office tenant improvement in a similar way.
So when Mary, their regional Project Manager, needed a reputable General Contractor for her company’s 2875 SF office tenant improvement project in Mesa, she called Joe Harris, managing partner of AZ Construction, LLC. Joe’s first move was to confirm this project qualified for the “Permit By Inspection” program offered by the City of Mesa for minor tenant improvements projects. His second move was to retain Doug Rusk, a principal with DESIGNLine Architects, LLC ASAP, who he knew would make him look good to his client by expediting their design/permit submittal package. And because our client Mary provided a detailed specification package that described all their project goals, Doug’s design team needed only 21 business days from signed design contract to obtain City approved building permit in order to start construction. And Joe’s team needed only 20 business days from building permit approval to finish construction so the tenant could move in.
And as a result of our team’s continuous communication with the City of Mesa, we discovered that the current drinking fountain code requirement could be reduced to only requiring drink cups next to the break room sink. So including the plumbing work that would have been required, this saved the client over $1200.
Mesa Office Tenant Improvement – Scope of Work
Overall, the tenant improvement scope of work on this project was relatively straightforward:
– Removed several decorative walls and ceiling elements in the main room.
– Remove the old ceiling work, and replaced with a new 11’-4” high T-bar ceiling, modified layout of lights and mechanical as required.
– Removed glass door wall in order to open up the front entry.
– Built 3 new walls to create one new office and two conference room. Painted Orange contract color on new office walls shown on left in photo above).
– Added all the necessary electrical outlets, power panel updates, lighting and data lines necessary for 12 cubical work stations.
– Updated paint and flooring throughout entire 2875 SF space.
Have you noticed the growing number of unattended office lobbies these days? In order to create efficiencies in our tenant improvement, we down sized the fancy lobby and instead positioned one of the typical workstations to act as the reception (see image above).
After removing the curved, multi-height ceiling elements and added the new office and conference room (see left side of top picture), we installed a new single height ceiling grid. We saved $1600 by carefully designing the new ceiling grid and lighting so that we didn’t have to move too many fire sprinkler heads. Per Mesa Fire Department codes if you relocate no more than 9 fire sprinkler heads, then you will not be required to submit complete fire sprinkler design drawings to the City of Mesa.
Office Tenant Improvement – Location is Key:
So if you’re business will benefit more exposure, consider some of the moves our subject insurance client performed:
– Find a prominent corner location on a busy intersection with a gas station next door. – Provides great drive by exposure to drivers waiting at a stop light.
– Locate your business between nationally franchised restaurants on one side and a Fed-Ex type postage delivery store on the other side. This will provide continuous walk by traffic that will build familiarity to your brand.
For other great ideas, read this: Cost Effective Tenant Improvement Ideas
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial tenant improvement for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
480-710-3861
www.designlinearchitects.com
Mesa Building Permit “Shortcuts”
The City of Mesa offers an accelerated process to obtain building permits for minor remodels.
If you haven’t already heard… the City of Mesa offers a “shortcut” to obtain building permits for minor commercial remodel. This special program, called “Permit By Inspection” (PBI), will significantly shorten the Plan Review and Permit Approval process – if your project qualifies.
City of Mesa
Minor Commercial Tenant Improvement
Permit By Inspection (PBI)
The permit by inspection program (PBI) is a voluntary alternative to the standard construction document plan review and building permit approval processes for special projects of certain building uses, occupancies and degree of complexity. The PBI program is intended to provide a stream-lined approach to building permit plan review review and issuance in which senior building inspectors review construction documents in the field and approve the issuance of the building permit. There is a 20% premium for the PBI process on top of the regular building permit fee and other fees.
Benefits of the “Permit By Inspection” (PBI) Process:
- – Typically the Permit By Inspection (PBI) is processed in a 5 day turnaround time (instead of 18 days).
- – Cuts down on paperwork.
- – Much of process is done by email.
- – One contact person who is familiar with the project and special conditions.
- – Construction work can proceeds as the plan review is taking place.
- – Quick response time to changing field conditions.
There are currently no written criteria to determine if your project will qualify for the building permit by PBI process. To learn more, call Clyde at (480) 644-4273.
If your project does NOT qualify for the PBI process, the regular Plan Review Turn-Around Times at this writing are:
Commercial
- – 5 business day PBI review.
- – 18 business days review.
- – 10 day expedite review (100% of building permit fee).
- – Super expedite review with negotiated turn-around time (200% of building permit fee).
Residential
- – 10 business day review (5 days for master plot plans).
- – 5 day expedite review (100% of building permit fee).
Signs
- – 10 business days.
- – Get Your Sign Permit Approved in One Review – 10 Steps!
Over-The-Counter Plan Review
The City of Mesa also offers same day over-the-counter plan reviews for the following projects types:
- – Emergency repairs (water, sewer, gas, electric).
- – “Like for Like” repair/replacement (gas, water, electric).
- – Banner Permits.
City of Mesa
Construction Plan Review and Building Permits 55 N. Center St. Mesa, AZ 85201 PHONE (480) 644-4273 OFFICE HOURS: 7:00am to 6:00pm, M-TH CLOSED FRIDAYS AND HOLIDAYSFor more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale.
About the Author
A Mesa architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Mesa building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com.
Architect in Mesa
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
www.designlinearchitects.com
CASE STUDY: Chandler Master Bathroom Remodel
Written by Doug Rusk, Architect
Chandler Master Bathroom Remodel
Nestled among a large group of Sun Lakes retirement homes, where golf carts dot a sleepy street in South Chandler Arizona, stands a home that’s in desperate need of a Master Bathroom Remodel. bathroom remodel, bathroom remodel, bathroom remodel, bathroom remodel
Recent New York transplants, Ana and Ayad, did what most people do when they move into a home that shows signs of mold in their shower; they called a reputable, licensed contractor, who in this case was Ken from Behrmann Home Basics (BHB). Because this wasn’t the first or the last project that Ana and Ayad would need, Ken knew the first step would be to have a quick hand sketch designed by Doug Rusk, from DESIGNLine Architects, that would help his clients visualize a few alternate ideas for their Master Bath Remodel. Ana had a very specific idea in her mind for the Bathroom remodel. bathroom remodel, bathroom remodel
She wanted to remove the makeup counter, drawers and knee space between the two sinks (shown above). “This would leave 3-1/2 feet of space between the sink vanities for a nice sized floor plant”, she said. But because she also wanted the medicine cabinet storage removed also, Doug, her Architect, had another idea for her Master Bath Remodel.
bathroom remodel
He wanted to replace the lost medicine cabinet with storage for a toothbrush, soap and accessories. So Doug also proposed Option A (shown above) which would instead add a tall cabinet between the two vanity sinks, high enough for the vanity counter to extend behind the false cabinet front, creating a storage niche. Ana ended up sticking with her original Master Bath remodel vision and kept the space for a healthy green plant. bathroom remodel
Here is the shower converted from a light pink, vintage 1992 ceramic, to a more updated ceramic tile finish, with a textured glass, frame-less enclosure. Below are a few pictures that show the Master Bathroom remodel.athroom remodel
Chandler Master Bathroom Remodel
Many of the Sun Lakes home, built in the early 1990’s, are well designed and have great bones. Now that these homes are getting a little older, certain areas need updating. With some strategic planning, the lives of these homes can be extended for another 20 years +. Intelligently remodeling an existing house to make it last for another generation is also one of the most sustainable things a homeowner can do.
Below we’ve outlined a couple of our primary strategies you should consider for your next home remodel:
1. Limit the scope
While it would typically be ideal to update the entire home, most homeowners have a budget that requires a limited scope; being aware of where dollars are spent allows a homeowner to get the most renovation for their buck. Usually there are certain areas of older homes that need the most attention and we’ve found that the kitchen and bathrooms remodeling are typically most in need of modernizing. bathroom remodel
2. Be Selective
Sometimes it’s hard to know where to stop with a home renovation. While you’re updating the kitchen, it’s tempting to also update a few things in the living room, and then why not replace too old, hall bath shower enclosure and, then you realize, that awful garage floor needs that speckled paint you always wanted. Before you know it, budget creep occurs. We find it useful stay true to your budget and to specifically define where the remodel is ending.
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your Master Bath remodel budget quickly. bathroom remodel, bathroom remodel, bathroom remodel
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
480-710-3861
www.designlinearchitects.com