Hospitality Design

Hospitality Desing, tenant finish out, architects in dallas

Hospitality Desing

Understanding Commercial Finish Out

Tenant finish out or tenant improvements are the changes tenants make to their space to express a particular style or uniqueness. Architects, like others in the construction industry face different challenges when designing spaces.  They require many considerations.  Typically, these changes are made to malls, offices, retail, or restaurants (to mention a few) and they accommodate specific needs.  For example, it may include moving interior walls or partitions, carpeting or other floor covering, shelves, windows, toilets, etc. Sometimes these costs are incurred by the tenant or negotiated in the lease agreement.

When negotiating a lease, a provision for a certain sum or amount per square foot is given to the tenant to customize the space provided.  For example, for a retail tenant leases space for 5 years at a $13 per square foot annual rental rate, the landlord provides new concrete and gypsum walls and a concrete slab, and will pay the tenant a finish out allowance of up to $4 per square foot for costs to customize the space.  The money the landlord spends on the property in new paint, carpet, wall, etc, not only may enhance the property, but also may benefit the building or the community.

Some say that time is money; and if so, making the transition into a new space should be a smooth process.  Functionality as well as creativity are significant factors in determining the size and arrangement of the new space. The purpose of planning ahead of time is to minimize downtime and continue the flow of business.  The layout of the space should show functionality, one space flowing into the other naturally and without disruption.

Choice of color, texture and materials are selected to show the aesthetics desired.  Once the preliminary items are recorded, more detailed plans are required.  These plans include locations of equipment, HVAC, lighting, wall types etc.  All these elements must be coordinated and must be verified for code compliance as well as handicap accessibility.

Our environment gives us a glimpse of our past, while lending character and serving a new practical purpose in modern communities. Environmental benefits, combined with energy savings and the social advantage of recycling make sustainable design a necessary component of the process. In many ways, a sustainable project can invigorate a community by meeting the changing needs of its users. 

The process continues by getting bids from different contractors and submitting the drawings for city permit.  Typically, there are verifications that must be followed.  For example, if required, the city must verify if the commercial project was submitted for accessibility review.  Also, depending on the amount of demolition an asbestos report must be filed. The plans must comply with current laws including building and energy codes.  All of this is recorded in the construction documents.  Some municipalities require multiple copies of these sets as well as specifications.

After the review and approval process is concluded suggestions and adjustments are incorporated into the design and construction begins. The finalized design is then communicated to all involved in the construction and development process. The contractor gathers the subcontractors and they work with the plans to produce the final design.  The architect makes visits to the site for observation and sees that construction is going according to plans.

About Archiphy
Archiphy is a full service architecture firm located in Dallas Texas.  We provide quality services to a wide range of clients.  We present innovative designs and specialize in architecture, interiors, master planning and sustainable design & consulting.

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5 Phases of Successful Design

Architecture and the design processes are expressions to the needs of the client.  There are different issues that will influence a design including location, lifestyle and budget.  The five phases of design work with these issues to create the best solution for the project. 

Programming Phase

Programming is the process of discovery. Requirements and desires for a project are set in written and graphical form. For a project to be successful, all participants must understand and agree on the program at the start, and it should determine the needs to be fulfilled.  In this phase the scope, objectives, limitations and criteria are established.  Research and assessment information from post-occupancy of similar types of projects can be used to assess the project’s feasibility.  This includes an examination of who the users will be, what rooms they need, adjacencies, and private or public spaces, etc.  It also includes an examination of constraints such as cost, zoning and building code restrictions, and locally available materials.

Schematic Design Phase

After establishing the program, the focus changes from analyzing the problem to solving it. During schematic design, the focus is on high-level design. In general, schematic design is the development of graphic and written conceptual design solutions to the program for the client’s approval.

Developing alternative solutions to a specific program is the goal of this phase.  Here, minor details should be ignored. Instead, the design should focus on creating a coherent solution that covers the project as a whole; documentation and presentation of solutions to a client for approval follows.

Design Development Phase

This step occurs after the client has approves the schematic design.  During the design development phase of the process, the design is refined with more detail. In previous phases, the focus was consistency. During Design Development, the project’s design includes more details and selecting materials, components, and systems to be incorporated into the scope. The architect provides drawings and documents for the client showing the project’s range and quality.

Construction Document Phase

Construction documents are the written and graphic directions used for construction of the project. These documents must be presented to the client and should be precise, consistent, and comprehensive.  They must be coordinated with structural, mechanical, electrical, and plumbing systems with the building and site.  They may be prepared in conjunction with specifications.   A production sequence flow chart to illustrate the relationship between construction documents and the construction process is very helpful for the entire team.

Construction Phase – Contract Administration

Observation ensures conformance with drawings and specifications. These reviews help in certifying amounts due to contractors.  In this phase the architect manages the field observation and documentation task as well as evaluates compliance with construction documents and specifications.

In the end, the keys to a successful project include effective communications among all involved in the project including the client, consultants, contractors and the community as a whole. 

About Archiphy
Archiphy is a full service architecture firm located in Dallas Texas.  We provide quality services to a wide range of clients.  We present innovative designs and specialize in architecture, interiors, master planning and sustainable design & consulting.

Posted in Architecture | 1 Comment