"Yurt" going to love this!

Over the years, I have been very lucky to work on a wide variety of projects.  This diversity and flexibility, I believe, is one of the reasons why we have been able to stay in business for over 19 years.  Earlier this year, I was approached by a client to work on a very unique project.  It is a yurt that is now under construction in Canada.  I thought I would share with you some of the pictures we received of the project being built.  Hope you enjoy!

Sincerely,

Robert Juris Robert Juris & Associates, Ltd.

Yurt (yoort) a portable, felt-covered, wood lattice-framed dwelling structure traditionally used by Turkic and  Mongolian nomads in the steppes of Central Asia.   

The client bought the complete yurt structure and hired us to design the interior layout.  Brent Ludwig worked on the project and enjoyed the challenge of designing the rooms to fit in the circular plan.  All of the building materials had to be brought in by boat, since there are no roads at the site.  This is truly the ultimate 'man cave'!  

 

Design-Build vs. Design-Bid-Build

Image Courtesy of M&M Contractors

It seems that more and more clients are interested in exploring the option of using the Design-Build method of project delivery, as opposed to the more traditional Design-Bid-Build method.  "What is the difference?" you may ask and "How do I know which method is right for my project?".  In this blog post, we will give a brief overview of each method in attempt to answer these questions.

Traditional Method:  Design-Bid-Build
The "traditional" method of carrying a project from inception through construction has four phases.  (If you have been reading our blog, you know that there are actually six phases, but we shall condense these for clarity).
These phases are:
1.   Preliminary Design (This encompasses the previously mentioned Pre-Design, Schematic Design and Design Development).
2.  Detailed Drawings, aka Construction Documents
3.  Bidding and Permitting
4.  Construction Administration and Observation
(If you would like to read more about what each phase entails, please follow the links)
In this method, the actual cost of the project is established after bidding the contract to multiple general contractors.

Pros of Traditional Method:

• Competitive bidding may lead to a lower construction cost.

Cons of Traditional Method:

• The lowest bidder is not always the most qualified for the job.
• The owner will have multiple contact persons as the project is "handed off" from the architect to general contractor.
• The bidding phase adds additional time to the total project, as a typical bid period ranges from 3-6 weeks. 

Design-Bid Method
The major difference with this method is that the project is not put out to bid for multiple general contractors to price.  Therefore, the phases are:
1.  Preliminary Design
2.  Detailed Drawings
3.  Permitting, Construction Administration and Observation
In this method, the contractor is brought into the project at the beginning and is therefore able to collaborate with the architect throughout the design process to establish an actual project cost much earlier.

Pros of Design-Bid Method:

• The owner has only one point of contact throughout the project, the architect.  This is why this method is sometimes referred to as 'one-stop shopping'.
• The contractor may be able to influence the design to keep construction costs down.
• Eliminating the bidding period can lead to quicker construction completion.

Cons of Design-Bid Method:

• There is no competitive bidding between general contractors. (Although the general contractor can still get competitive bids from the sub-contractors.)
• Public entities are usually legally required to publicly bid projects, thus this method would not be allowed.

If you have any questions about Traditional Design-Bid-Build vs. Design-Build, please feel free to contact our office at 815-806-0146 or connect with us at www.facebook.com/rjaarchitects.

RJA at Mies van der Rohe's Farnsworth House

Nicole Corbett, a project manager at Robert Juris & Associates, has volunteered her time to become a docent and tour guide at the historic Farnsworth House in Plano, IL for the 2011 season.  The Farnsworth House was designed for Dr. Edith Farnsworth in 1946 by Mies van der Rohe, who is widely regarded as the "Father of Modern Architecture".  Construction was completed in 1951 and this small weekend retreat home is considered to be Mies's masterpiece because of tits innovative design and extreme attention to detail.  Dr. Farnsworth owned this house for approximately 20 years before retiring to Italy and selling it to Lord Peter Palumbo.  Lord Palumbo used it as a vacation home for nearly 30 years before selling it to the National Trust for Historic Preservation for nearly $7.5 million dollars.  Tours are available April-November and advanced reservations are appreciated.  Please visit www.farnsworthhouse.org for more information.  

Chicago Only Has Two Seasons - Winter & Construction!

Dear Friends, 

As the old joke goes, Chicago only has two seasons - winter and construction.  Anyone driving near our Frankfort office knows that is true.  The Route 30 expansion project is well under way, as are the repairs on I-80.  While that construction is not so fun to watch as I am stuck in traffic, observing our building projects go from ideas to reality gives me great satisfaction.  Below are some projects that are currently under construction.  I hope you enjoy!

Sincerely,

Robert Juris 
Robert Juris & Associates, Ltd.

Under Construction...

The Birches Apartment Complex - Leasing Office.  Joliet, IL

This project completely remodeled their existing facility to include office space, an exercise room, and a computer center.  The general contractor, Denny Deckinga of VR Builders, expects construction to be completed soon.

Little Joe's Pizza and Restaurante - Interior Remodeling  

Frankfort, IL 

Little Joe's, with locations in Tinley Park and New Lenox, is opening another restaurant in the Crown Centre of Frankfort.  The above photo shows the recently completed demolition work to transform the existing space.  

Additional recently completed, and soon-to-be under construction projects include:

• Fishing Pier as part of the Lake Park Expansion Project for Des Plaines Park District.  Construction to begin shortly.

• Park Pavilion at the 191st St. Park for the Frankfort Square Park District.  Construction recently began.

• State Farm Insurance Office - Interior suite build-out in New Lenox, IL. Construction recently completed.

• Second-story Home Addition in Riverside, IL.  Construction to begin shortly.

• Interior Remodeling (including lowering the existing basement slab by 2') to a home in the Historic District of Oak Park, IL.  Construction recently completed.

• Clock Tower Renovation at the Orland Park's Village Hall.  Construction to begin shortly.

Working with an Architect: What to Expect - Final Phase 6 of 6

Phase 6: Construction Observation & Administration

 

Goals:  Act as the owner’s representative throughout construction.

Fee breakdown:  Typically for residential projects and small commercial projects, the architect is retained at an hourly rate and only consulted when needed.  For public projects where the architect is much more involved during construction, this phase can represent 10-20% of the total fee.

Services May Include:

· Periodic site visits to ensure compliance with Construction Documents

· Review Pay Requests

· Review Shop Drawings and material submittals

· Respond to RFI’s (Request for Information) from the contractor

· Issue Change Orders

· Mediate Owner/ Contractor disputes

· Oversee and Document LEED strategies (if applicable)

· Final Submittals for LEED Certification (if applicable)

· Administer project close out (Punch lists)

Phase Is Typically Completed When:

Construction is complete.

Missed phase five?  Read last week's post HERE to catch yourself up! 

Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Happy St. Patrick's Day!!

What do you associate with "green"?  Soon the grass, Chicago River, and the beer at the local tavern will all be turning green.  As architects, however, we most commonly hear "green" associated with the push to design buildings that are more energy and resource efficient.  While this trend seems to have just recently gained widespread popularity, we at Robert Juris & Associated have been practicing this philosophy for years.  When I designed my home in New Lenox over twenty years ago, I used the methods known as "Passive Solar" to maximize the efficiency of my house.  So for us, this is nothing new, but we hope that the trend will help our clients jump on the "green" bandwagon.  I hope everyone has a very safe and happy St. Patrick's Day!

Sincerely,

Robert Juris Robert Juris & Associates, Ltd.

Spring is Coming...Think Green!

What do you associate with "green"?  Soon the grass, Chicago River, and the beer at the local tavern will all be turning green.  As architects, however, we most commonly hear "green" associated with the push to design buildings that are more energy and resource efficient.  While this trend seems to have just recently gained widespread popularity, we at Robert Juris & Associated have been practicing this philosophy for years.  When I designed my home in New Lenox over twenty years ago, I used the methods known as "Passive Solar" to maximize the efficiency of my house.  So for us, this is nothing new, but we hope that the trend will help our clients jump on the "green" bandwagon.  I hope everyone has a very safe and happy St. Patrick's Day!

Sincerely,

Robert Juris 
Robert Juris & Associates Architects

How Can You Go GREEN?

DeVry moved their Online University Offices in to a vacant office building

1.  Don't build a new building!

While this may sound like strange advice coming from an architect, one of the greenest ways to build is to renovate an existing building.  Most of the time, there will be considerable time, energy, resources and money saved as opposed to building new.  We assisted DeVry University with this task when they moved their Online University
 Offices in to this vacant office building in Wood Dale, IL.  For smaller companies, moving your office into an existing business center is equally as green.  We have provided services from space planning to construction documents to bidding and permitting** for clients that moved into business centers including President's Row, the Brookside Commons, Abbey Woods and the Crown Centre of Frankfort, IL.

2.  Get advice from a LEED AP.

What is a LEED AP you ask?  LEED stands for "Leadership in Energy and Environmental Design" and the AP stands for "Accredited Professional".  Brent Ludwig, a self-proclaimed "tree hugger" and project manager here at Robert Juris and Associates is a LEED AP and our go-to guy whenever anyone has a question related to green building.  Whether you are interested in new construction, an addition or remodel, Brent can help you make informed decisions about what are the best ways to make your project more GREEN!

**Not sure what the architectural process includes?  Click HERE to read more about it in our blog series "Working With an Architect:  What to Expect"

Working With an Architect: What to Expect - Phase 5 of 6

Phase 5: Bidding and Permitting 

 

 

Goals of this phase: Assist the owner in selecting a contractor and secure a building permit. 

There are two primary ways that an owner can select a contractor:

1. Bidding – getting competitive pricing from more than one contractor.  The bid process may be open to the public or private between invited contractors

2. Qualification Based– the owner selects a contractor based on experience and/ or referrals.  If this method is chosen, the involvement of the architect is minimal

Some building departments will not issue a building permit until a contractor has been selected.

Building departments often hire third-party plan reviewers to look over the construction documents and verify that what is to be built complies with all building and zoning codes.  Often times, they will want clarifications and/ or additional information from the architect, which we will provide at no additional charge.  Depending on the building department, it may take them just a few days to review the drawings and issue a permit, or as long as several months if they are really backed up.  Call your local building department to see what is required for a building permit, how long you can expect to wait for the review, and the associated fees.

Fee breakdown:  2-10% of total fee

Services May Include:

· Assist Owner in selecting the Contractor based on qualifications

· Prepare Bid Documents

· Assist in making the Construction Documents available to Bidders

· Issue Addenda and/ or Clarifications

· Attend Pre-Bid Meeting

· Assist in Bid Opening

· Assist in Contractor selection

· Assist in implementing Owner/ Contractor agreement

· Issue Revisions and/ or Clarifications for Permitting

Phase Is Typically Completed When:

The owner has selected a contractor, signed a contract with him/ her and secured a building permit.

Missed phase four?  Read last week's post HERE to catch yourself up!  Check back next week for information on Phase 6:  Construction Administration!

Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Working With an Architect: What to Expect - Phase 4 of 6

Phase 4: Construction Documents

Samples of Construction Documents for a Home Addition

Goals of the Phase:  Prepare the Construction Documents, which clearly indicate the entire project through graphics and text.  (Commonly known as blue prints.) 

These documents can serve three major purposes: 

1.   Submit for a building permit

2.   Get competitive bids from contractors

3.   Instruct the contractor what to build.

Fee breakdown:  25-35% of total fee (typically represents the largest percentage of fee)

Services May Include:

· Site Plan, Floor Plans, Ceiling Plans, Demolition Plans, Foundation Plan, Roof Plan, Building Elevations, Interior Elevations, Building Sections, Wall Sections, Details, Door and Window Schedules, Door Hardware Schedule, Interior Finish Schedule

· General Notes and Specifications

· Structural Calculations

· Review and Incorporate drawings from Engineers

· Review and Incorporate drawings from Consultants

· Revised 3-D Models

· Revised Cost Estimate

· Complete LEED Documentation (if applicable)

Phase Is Typically Completed When:

The construction documents are completed and signed by the Architect.  There will typically be periodic reviews of the construction documents by the owner throughout this phase.

Missed phase three?  Read last week's post HERE to catch yourself up!  Check back next week for information on Phase 5:  Bidding & Permitting!

Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Working With an Architect: What to Expect - Phase 3 of 6

Phase 3:  Design Development



Sample Design Development Drawing for a Home Addition



Goals:  Refine and finalize the design

Fee breakdown:  15-25% of total fee

Services May Include:

· Revised Site Options

· Revised Floor Plans, Elevations and Building Sections

· Ceiling Plans, Wall Sections, Key Details

· Interior Finish Selections and Materials Research

· Preliminary Structural Calculations

· Involve Civil, Structural, Mechanical, Electrical, and Plumbing Engineers, if needed

· Involve Consultants, if needed

· Revised 3-D Models

· Revised Cost Estimate

· Continue LEED Documentation (if applicable)

 

Phase Is Typically Completed When:

The owner has approved the revised/ refined design from the previous phase.  At this point, almost all design decisions have been made.

Missed phase two?  Read last week's post HERE to catch yourself up!  Check back next week for information on Phase 4:  Construction Documents!

Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Happy Holidays from RJA!

Ho!  Ho!  Ho!  Whether you have been naughty or nice this year, all of us at Robert Juris & Associates Architects hope that you have a very joyful holiday season.  We thank you for your continued support, business, and friendship.  Cheers to continued success in 2011!

Sincerely,

Robert Juris
Robert Juris & Associates, Architects Ltd.

Working With an Architect: What to Expect - Phase 2 of 6

Phase 2:  Schematic Design

Sample Elevation and Floor Plan Options for a 2nd Story Home Addition

Goals of this phase:  Graphically explore design options

Fee breakdown:  15-25% of total fee

Services May Include:

· Building Site Options

· Floor Plan, Elevation and Building Section Options

· Massing 3-D Models

· Preliminary Cost Estimate

· Begin LEED Documentation (if applicable)

Missed phase one?  Read last week's post HERE to catch yourself up!  Check back next week for information on Phase 3:  Design Development!Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Working With an Architect: What to Expect - Phase 1 of 6

Phase 1:  Pre-Design



Sample Pre-Design Sketch



Goals of this Phase:
Initiate project and determine the owner's criteria to define the scope of the project.

Fee Breakdown:
5-10% of total fee

Services May Include:
Feasibility Studies
Site Analysis & Selection
Code Analysis
Programming
Budget Analysis - Hard Costs (Construction) and Soft Costs (Fees)
Schedule Development
Existing Facilities Survey and Analysis
Preparation of Owner/ Architect Contract
Determination of Level of Green Ratings Certification Desired (LEED or other)

Phase is Typically Complete When:
The owner has approved the scope of work and the Owner/ Architect contract is signed.

Missed the introduction?  Read last week's post to catch yourself up!  Check back next week for information on Phase 2: Schematic Design!

Questions?
Please feel free to contact us at (815)806-0146 or e-mail Nicole at n.corbett@rjaarchitects.com

Working with an Architect: What to Expect - Introduction to Series

For someone who has never worked with an architect, the design process can be intimidating and often misunderstood.  There are standard phases of design that are common throughout the industry for architects to follow.  Because projects can vary greatly in scope and complexity, some projects will not require all the phases, while other projects may require additional services.  The scope of work should be determined in the initial phase and clearly defined in the Owner/Architect contract.  Each phase of work has certain goals that should be reached and approved by the client before moving on to the next phase.  Also, each phase will vary in the amount of time spent to complete it and therefore will represent a varying percentage of the total fee. 

Fees

Our fees are usually based on how much time we think it will take for us to complete the project.  Some factors that we take into consideration when estimating this is project size, type, location, complexity, and scope of services.

Questions?

Call us at (815)806-0146

E-mail Nicole at n.corbett@rjaarchitects.com

The six standard phases of design are:

1. Pre-Design

2. Schematic Design

3. Design Development

4. Construction Documents

5. Bidding and Permitting

6. Construction Administration & Observation

In the upcoming series of posts, we will explore each phase of design in more detail.  Coming up next....Pre-Design! 

Clip art licensed from the Clip Art Gallery on DiscoverySchool.com

Andersen Windows



Andersend Windows Headquarters Bayport, MN

Nicole Corbett recently had the opportunity to go to Bayport, Minnesota and learn more about a product that we often recommend, Andersen Windows.  The trip included a tour of Cardinal Glass, where the glass is manufactured, and Andersen Windows and Doors. 

Happy Thanksgiving!

Pre-Design Services for Business Suites & Commercial Interiors

If you are considering buying or leasing an existing space to house your business, you will probably need some interior alterations to suit your specific needs.  By examining the feasibility of such a project before you  commit to a location can help save you time and money.   There are several questions to ask when considering a space for your business:

· How much will it cost to remodel/ renovate/ add-on to?

· What will the City allow?

· Will I need additional restrooms?

· Is the space up to current Building and Accessibility codes?

· What is the process?

· How long will it take?

· Do I need to use an Architect?  Or can I just hire a builder?

· Are there other special considerations I need to be aware of?

By utilizing our Pre-Design Services, we can help answer these questions without commitment or upfront costs.

Services Included in FREE Initial Consultation:

· Meeting: We will meet with the client, either at our office or the prospective site location, to discuss their needs and goals

· Site Visit: We will walk-through the existing facility to assess the existing conditions

· Code Analysis: We will review the applicable Zoning and Building Codes to determine which apply to your project and how it will affect what you can build

· LEED Project Feasibility: If the client is interested in pursuing LEED (or any other Green Ratings System) certification, we can help determine which level may be achievable

· Consultants Fees: We will determine what, if any, additional consultants will be needed for the projects such as Structural, Mechanical, Electrical, and Plumbing Engineers and provide the client their proposed fees

· Architects Fees: We will provide the client with a  fee proposal - usually based on how many hours we believe it will take us to complete the project

 

Additional Services We Can Provide:

· Programming: If the client needs additional assistance in determining what spaces are needed for his/ her business to be functional and efficient, we can take an in-depth look to map out the project

· Project Schedule: We can develop a preliminary schedule with a the time it will take to go from design through construction

· Schematic Floor Plans: We can design preliminary options for the how the space may be laid out

· Schematic 3-D Rendering: We can develop 3-D renderings of what the space may look like to help you visualize what the completed project will look like

· Preliminary Construction Cost Analysis: We use cost estimating guides and our previous project experience to calculate our estimates.  We can also invite contractors to review our estimate or provide their own.

Here is our flyer: