An architect in Phoenix can do a lot where an architectural project is concerned.
Tenant improvement architecture is a big service that architects offer. However, that is just one service.
Continuing the list from our previous article:
2. An architect in Phoenix oversees the entire project.
Once the design phase is completed to perfection, you may involve the architect in the actual construction process of the project. You can seek the services of a qualified architect to design the project and create all the required drawings. For an extra fee, an architect will help you manage the project. For instance, he or she will do the following to ensure that your project is completed to your expectations:
– An architect will hire qualified subcontractors for you
– An architect will assign schedules.
– He/she will confirm that your project is done correctly and precisely in accordance to the final set of plans.
You and the architect can work out the scope of the project as well as your involvement in it. You can chose to let the architect have carte-blanche over all stages of the process, and only come to you when the job is done, or you can choose to be involved in each and every step of the process. One important thing to realize, though, is that while the architect is working for you, he or she is very well educated. So don’t micro-manage them.
3. To see the Big Picture
An architect sees more than you do, in short, the big picture, or more accurately, he can see an architectural project three dimensionally. He or she can tell you if the project will suffer if you make a change to the design or not.
However, what really makes an architect valuable is the capacity to create and refine the finished project in such a way that you can see and comprehend the changes and improvements. Furthermore, architects are highly qualified professionals at seeing not just the big picture, but they are also experts at seeing hundreds of tiny steps between concept and completion.
4. Architects can help hire other construction professionals
Other than a qualified architect, no one else understands the design of your project better. Therefore, an architect may be right person to direct the various construction services before the work begins in earnest. For instance, your trusted architect will meet with various HVAC techs or structural engineers prior to construction to deliberate on the matters of design, answer a couple of questions and to make sure that everyone at the site understands the job.
So remember, you want a successful architectural project. You don’t want a fiasco on your hands. It could cost you a lot, in terms of time lost and most importantly of all, your money.
So don’t be a lawsuit waiting to happen. Call a professional Phoenix architect for your project.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
An architect is more than just about design. He’s also an expert in multiple areas of specialty, including: mechanical, structural, electrical, geo-technical, and civil. Part two of our series explores mechanical and electrical engineering.
Does an architect in Phoenix deal with mechanical engineering? Not on a residential project, but definitely on an industrial or commercial project one would, yes. First off, though, what is mechanical engineering? “Mechanical engineering is a discipline of engineering that applies the principles of engineering, physics and materials science for analysis, design, manufacturing, and maintenance of mechanical systems. It is the branch of engineering that involves the production and usage of heat and mechanical power for the design, production, and operation of machines and tools.[1] It is one of the oldest and broadest engineering disciplines.” [READ MORE]
Say an architect is designing an industrial space, he would need to know a bit about mechanical engineering or work with a mechanical engineer on the design team. And what about an electrical engineer?
Electrical engineers design complex power systems. What a lot of people don’t realize is that a building is more than just walls and floors. It is a sophisticated combination of logistics, aesthetics, and components that all must work together or the design is flawed. So the power system must be able to be included in the architectural design, and everything on a mechanical level must work with the power system as well as the building design. The more complex a commercial project is, the more an architect should be involved.
So as you see, a commercial project is just that, a project. It involves ingenuity, discipline, and above all else, coordination. And who is the best person to coordinate it all? Why, a Phoenix architect of course.
This concludes part two of our series on commercial architects. Be sure to read part one as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Part two of our series on the process of a Phoenix architect explores the more mundane side of a project. Be sure to read part one of this series as well.
As a professional architect, I get asked one question above all others: how much will this architectural project cost? The best way to answer this depends on one’s approach. The cost question must be answered quickly so that the project can proceed. First off, you must know the answer to some questions.
What’s your budget? What about your design goals? How flexible are you regarding your budget as well as your architectural design goals. If you identify both your budget and design goals, an architectural firm can provide you with a low cost conceptual design package. If you need a building that holds 400 people, and your design goals will comfortably fit 200, then you need to expand your design, which in turn will impact your budget. You must be willing to have up to 20% flexibility on your budget at this stage.
Once your conceptual design and budget align, the project enters into the final phase of the design phase. At this stage, you must allow up to 10% +/- the cost. You must also start looking into materials and finishes at this point.
Before the project is complete, everything must be in place. There should be no technical issues, and nothing should be out of place on whatever level, be it mechanical, structural, electrical, geo-technical, or civil. An architect is more than a designer, he is also an administrator, and someone that communicates with the city and/or county governments. He is your representative to the appropriate government entities.
So as you see, the design process is more than just blueprints and budgets. It is a complex trail that involves a lot of paperwork as well as patience. And who is your guide? Your local architect of course.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
http://www.designlinearchitects.com
Architecture is a process that results in a finished product. With that in mind, why wouldn’t you want a process to be followed when you’re looking at either building something from the ground up, or making some improvements?
You know what often separates a triumph from a fiasco? Communication at all steps of the process is key. While projects undertaken by a Phoenix architect often determine their own courses of action, they usually follow a pattern. For example, the first meeting should always be a complimentary consultation.
Architectural consultation should be all about ideas and discussion. It’s a good time to have your documentation in order, and have field measurements and pictures taken. At the end of the consultation, it’s a good idea to plan if and how to move further into the design process.
When you’re going through the architectural design process, you should start to get ideas from your architect. This in turn leads to a conceptual design. During this process, things start coming into balance. What’s practical is balanced by what’s aesthetically pleasing. On the subject of practicality, your architect is also a guide, and can help you navigate the often complex rules regarding building codes and permits at various levels of government. This is the point that you start entering into the practical phase of your design.
It isn’t as simple as just buying some building materials, hiring some workmen, and putting the building up. A lot of people have some unreasonable expectations. A good design will take several weeks to even months to complete. While you may balk at that time-frame consider this. Wouldn’t you rather have the building done right, and not have to worry about things like fines or even criminal charges? That’s why you hire an architect in Phoenix.
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.
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.
3. A counter plan review will NOT be provided when any of the following conditions exist:
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.
You May Need a Tempe Building Permit, if you’re:
You May NOT Need a Tempe Building Permit, if you’re:
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
Written By Doug Rusk, Architect
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.
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.
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.
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.
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.
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:
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
Residential
Signs
Over-The-Counter Plan Review
The City of Mesa also offers same day over-the-counter plan reviews for the following projects types:
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.
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.
Chandler is one small business richer since a new bread making business, Gratifying Grains LLC, opened this week. The new Mother and Daughter owners, Betsy Moore and Megan Moore, said that “because they only planned on a minor remodel, the City of Chandler offered us an expedited process to obtain our tenant improvement building permits.”
But they’re not the only ones. Many new Chandler businesses, who are planning to apply for a minor commercial tenant improvement (TI), have recently utilized this special Chandler program called the Small Business Assistance Program. According to Betsy, “this terrific program significantly shortened the plan review time and building permit approval process for us. “ Because not all construction projects will qualify for this program, she recommended that people call Martin Perez at 480-782-3138 for more information.
Small Business Assistance Program
The Small Business Assistance Program is similar, but slightly different, to the Permit By Inspection (PBI) program offered at other Southeast Valley cities. Here’s how it works. A four member team from the Development Services staff, called the Small Business Assistance Team, will visit your new tenant space, and then mail you a written letter that identifies any issues of “significant importance” that might have the potential of costing you time and money. This team is available at no cost and is intended to assist the small business community by helping clients navigate the City’s planning, building permit and licensing process.
There are currently no written qualifications to define a “minor tenant improvement”. To learn more, call Martin Perez at 480-782-3138.
Phone: Call Martin Perez at 480-782-3138 to answer expedited method of obtaining building permits.
May Need a Phoenix Building Permit, if you’re:
You May NOT Need a Phoenix Building Permit, if you’re:
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.
A Chandler 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 Chandler building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. building permits, Building Permits, Building Permits, Building Permits
“We just want to convert a storage closet into a small break area and move a few walls. “
“How much do you think it will cost for our remodel?”
Clients call me with questions like these who are considering the remodel or relocation of their Gilbert business. After the prospective landlord offers a tenant improvement allowance, I’ll get a call asking me to confirm if the offered will be sufficient to cover any costs incurred during the commercial remodel, hoping they will not have to come out of pocket to pay for the construction and design work.
Yes the question is simple, but the answer is never easy and usually followed by a series of disclaimers, taking away all value to the answer.
When lease negotiations start to move quickly, the prospective tenant can understandably become very frustrated when they are asked to execute a contract before fully evaluating their financial commitments. And when the cost of the tenant improvement cannot be established upfront, it makes the decision more difficult to accept any lease offer.
Many Gilbert businesses these days are choosing to make a few minor revisions to their existing office space instead of building a new office building or even undertaking a tenant improvement. Whether dividing up office space to sub-lease a portion of it, or making changes that improve productivity, or attract customers, companies are searching for ways to increase revenue with minimal expense.
Despite the fact that your tenant improvement design may appear to be the same as your last one, in truth it has never been built before. Many of the workers that have been hired for your project may not have ever worked together in the past. These new workers may require training in order to address the special conditions of your unique space and be required to interpret a design they have never seen before. It is this diverse combination of workers as well as the unique conditions of your project that drives the fluctuating, unpredictability in labor cost.
Moving walls for tenant improvements is not as straightforward as most people think.
Actually, walls are not moved at all.
Many subcontractors (trades) are needed to relocate even one wall, so a General Contractor (GC) must be hired to coordinate the necessary sequence of events amongst the various trades. The GC will hire framing, drywall, HVAC, electrical, cabling, flooring, and demolition trades, and charge a management fee about 10 – 30% above and beyond the total trade’s fees. A minimum amount is charged to make it worth their effort, so small tenant improvement projects in Gilbert can cost more per square foot than large projects.
So back to the all important question, “How much will it cost?”
Generally, the Design/Build approach works like this:
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 budget quickly.
If you’re building a minor residential or commercial remodel in City of Scottsdale and need a building permit, there are special programs in place that will significantly shorten the plan review and permit approval process.
If you meet the following criteria and have a form of payment with you, you may be eligible for an Over the Counter Buliding 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.
1. For smaller residential remodels/additions, the City of Scottsdale offers a convenient over-the-counter plan review and building permit process, available Monday through Friday, 8 AM to 4 PM, opening at 10 AM on Wednesdays. Plan Review is completed over the counter at the One Stop Shop.
Over The Counter Plan Review
– Home Remodels or Additions less than 1000 SF – no second floor additions.
– Patio additions and enclosures.
– Carports enclosures into garages or livable space.
– Garage conversions to livable space.
– Non-habitable accessory buildings less than 1000 SF.
– Solar panels that are in compliance with City of Scottsdale placement guidelines.
– Properties with non-conforming structures and/or properties, requiring additional research, may be submitted for a standard 20 day review.
– Projects zoned Environmentally Sensitive Lands (ESL) must be submitted for a 20 day review.
– During busy waiting periods, only one plan per customer will be honored.
2. The City of Scottsdale is now processing minor Commercial Tenant Improvements (TIs) using a two-tiered process that will allow certain types of TIs to be reviewed, and building permits issued, either same day or within 15 days of submittal. building permit, building permit, building permit
Over The Counter Plan Review
– 2,000 sq. ft. MAX
– Group B or M occupancy ONLY
– Single-story, non-structural
– No use changes
– Do not require a Use Permit
– Do not require a Use Permit
– Ask for a Counter Plan Reviewer
15-Day T.I. / Commercial Remodel Review
– Groups A, B, E or M occupancy ONLY
– Non Structural
– No use changes
– No Use Permit required
– No exterior work* (other than roof mounted equipment that is fully screened)
3. Projects north of the CAP will require some planning input before approving for over-the-counter review. Please ask to speak with a Planner.
4. Fire Sprinklers – Any residential improvement that involves 25% or more of the existing structure; and/or adds more than 25% to the original structure, requires that fire sprinklers be installed in the entire home.
5. Building Code – Any residential improvement that involves 50% or more of the existing structure; and/or adds more than 50% to the original structure, requires that entire structure must be brought up to the current Building Code standards.
6. Water & Sewer improvements may be required.
If your project does NOT qualify for the Over The Counter Plan Review process, the regular Plan Review Turn-Around Times at this writing are:
Commercial
– 15 business day review – Tenant Improvement (See item #2 above)
– 20 business day review – Downtown Projects less than 3,000 sq.ft.
– 10 day expedite review (100% of building permit fee)
– Super expedite review with negotiated turn-around time (200% of building permit fee)
Residential
– 20 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!
To learn more, call 480-312-2500 at the One Stop Shop 7447 E Indian School Road, Suite 105, Scottsdale, AZ 85251
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.
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. building permit, building permit, building permit
A Scottsdale 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 or office remodel. To discuss your Scottsdale building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. building permit, building permit, building permit