We're Cool with Design/Build

According to the Design Build Institute of America’s website, this year the number of projects completed using Design/Build is projected to equal or exceed the number of projects undertaken with the more traditional method of designing, then bidding, then building the project.  Many architects see this as a threat to our profession.  At Blue Ridge Architects, we’re cool with that.

Most people call a project “Design/Build” when they hire a contractor and give them responsibility for planning and designing the building along with constructing it.  The contractor either has architects and engineers on staff or will sub-contract the design work to an architecture or engineering firm.  Proponents of Design/Build claim the Owner or Client benefits from:

• One point of contact and accountability
• Tighter control of budget and schedule
• Reduced risk and potential for litigation

At Blue Ridge Architects, we believe there is no single “best” or “right” way to undertake a project.  Any method for designing, pricing and constructing a building ultimately succeeds or fails because of the experience, talent and integrity of the team members regardless of who is working for whom.

When we are asked by a contractor to be part of their Design/Build team we look to see if that contractor approaches client service with the same priorities we do.  These priorities include creating buildings that are:

1. Functional, adaptable over time and expandable
2. Energy efficient and sustainable
3. Able to be operated and maintained for a reasonable cost

The contractor’s approach to project management should demonstrate a commitment to providing the client with a full range of options and information for making informed decisions.  There should also be transparency about where costs reside and how each team member is making their fair and earned profit.

Several years ago I attended a conference hosted by the Washington D. C. chapter of the American Institute of Architects.  The topic of the event was changing project delivery methods.  One of the keynote speakers was the President of a large, national general contracting firm.  He said, “The demand for architects will continue to grow.  The only difference is that many of you will be working for Contractors.”  The room, full of architects, was subdued.  Not me.  At Blue Ridge Architects we’re prepared to provide clients the ideas and expertise for successful buildings regardless of who is working for whom.

What is it Worth To You?

Typically architects discuss and price their services as a percentage of the cost of construction.  This method has two weaknesses.  First, there is little incentive for the architect to make a building cost less.  Second, it tempts owners into comparing architects solely on the basis of who will accept a smaller piece of the pie.  What owners really should be asking is, “Which architect can deliver the best value and what are their fees relative to the value delivered?”

How do building owner’s measure value?  It’s different for different types of projects. Below are some examples of how architects can deliver value and how to measure that value:

The Building Costs Less – A $5 per square foot savings on the construction cost translates into $100,000 of savings for a 20,000 square foot building. The value grows when you consider the savings in financing and carrying costs.

The Building Gets Done Quicker – In the example above, if an owner borrows $2,000,000 to build the building, and it takes a year to build, you could be paying as much as $10,000 per month in interest if you borrow the money at a 6% interest rate. If the architect and contractor work together to shave two months off the schedule, the savings could be up to $20,000.

The Building is Less Expensive to Operate and Maintain – Many owners track operation and maintenance costs per square foot of their building.  A 50,000 square foot classroom building at a university can cost $5.50 per square foot annually. A 10%, or $.50 per square foot savings, is $25,000 per year.  Over a 30 year period, that is three quarters of a million dollar in savings.

There are many more examples:

• Increased retail sales per square foot based on well-designed space
• Healthy buildings that decrease staff sick days and increase productivity
• Efficient layouts that reduce increase the ratio leasable space to non-leasable space

All of these benefits can be calculated and measured.  The next time you ask an architect for a fee, ask the architect to also propose how they will save you time and money.  Then compare the cost to the benefit. Better yet, ask Blue Ridge Architects how we can save you time and money.

Go Ahead, Try a Taste!

We’ve all been to COSTCO and worked our way down the main aisle sampling pizza rolls, pudding and pomegranate juice. Sometime I feel guilty making a meal of these offerings, but I remind myself that the manufacturers willing do this because it results in higher sales.

Architects frequently get asked to provide services for free and, like those manufacturers of mini hot dogs, we are generally happy to do so. Reasons for giving away the fruit of our experience, training and talent include:

Gratitude for a long-term relationship – If we have done several projects for you, it’s probably because the relationship has been mutually beneficial. For the sake of continuing that relationship we will gladly help you:

• prepare a presentation to your board
• estimate the cost of a project so you can make a budget request, or 
• do a quick zoning analysis so you can make an offer on a piece of property

To help you see the forest for the trees – If you’re managing a campus full of buildings or a facility that is busy 24/7 you may not be able to see beyond the crisis at hand. We can bring “fresh eyes” to your situation and quickly spot a simple renovation or addition that you hadn’t considered that will yield big returns for small costs.

The risk justifies the reward – Many of our commercial clients risk their time and money to make projects happen. We’ll gladly share in that risk if the reward on the back-end of the project is proportional.

You are doing a good thing – Social service agencies and community-care groups often have critical facility needs and few resources to address them. We don’t mind helping with occupancy changes, addressing code violations or helping you get permits for building projects in the name of helping you serve your community.

So, go ahead, contact us at Blue Ridge Architects and ask for the freebie. If we can help, we will do so gladly. If we can’t, we’ll either suggest other resources or respectfully explain why.   

Safe by Design

Well-designed buildings and grounds contribute to the safety of those that live and work there. Crime Prevention Through Environmental Design – or CPTED, for those of you with a passion for acronyms – is a time-tested approach to making buildings and public spaces safer.

There are three components to CPTED:

• Natural Surveillance – The configuration and location of buildings should enable observation of the surrounding outdoor areas. This means windows must be placed with care, obstructions such as signs and landscaping, must be eliminated, and outdoor gathering places need to be strategically located and properly lit.
• Natural Access Control –Defining points of entry to neighborhoods, parks and developments through the use of fencing, landscaping and signage is vital. Having visitors come and go where they can be seen lets residents know who is in the area.



Harrison Heights Public  Housing -- Harrisonburg, VA

• Territorial Reinforcement -- Definition of public and private space is critical. In multi-family housing situations, making sure that each resident’s outdoor space is delineated promotes pride of ownership and encourages custodial care.  Porches and carefully crafted outdoor areas can be transitional spaces that the encourage residents to welcome visitors.

Even the safest, most well-designed spaces will deteriorate if not maintained.  Planning and budgeting for on-going up-keep is crucial.  Surfaces should be easy to clean and re-finish.  Places for junk to accumulate should be eliminated.  

If you’re interested in learning more about promoting safe behavior through good design, contact us at Blue Ridge Architects.