Archive for the ‘architect’ Category

Construction Costs in Santa Barbara

Friday, July 30th, 2010

Homeowner:     My friend told me they built their home addition for $100 per square foot. Can we build ours for that much?

Us:         In Santa Barbara?

Not to be cynical but living in Santa Barbara has a lot of positive benefits but one of them is not the cost of construction. Our small city has some very high construction costs, ranging from $250/s.f. to as high as $1200/s.f. With today’s recession in full throws, many people are expecting, or at least hoping for, a large reduction in the cost of building. They believe in the supply and demand principal, and hope to take advantage of these “hard times” to finally get that project they have dreamed about, at a price they can afford. While we are also seeing some changes in the pricing, it isn’t quite as dramatic as we expect.

The cost of construction is a tricky subject for all of us involved in the building industry and it is usually the critical factor in determining the feasibility of a project. Let’s look at the factors involved in construction cost. There are really only three elements to the cost of any product or system:

- the size of the project – the amount of stuff being installed

- the labor involved - how many people does it take to get the job done and how long it takes them for them to do it. Labor can range from 40% to 60% of the cost of construction

- the scarcity or quality of the material being installed – think white ceramic tile versus Ann Sachs glass tile

That’s it. Nothing more, nothing less.

From the start of any project it is important to be honest about your budget and equally honest about the expectations you have for your project. Most clients are afraid to say what their budget is for fear that the actual cost will eventually trickle past their budget after they are locked into the construction. We certainly understand the concern. We don’t want to spend more than the actual value of a product or service, and we always hope to negotiate a discount with our vendors and consultants.

The reality is this: plan your budget for the worst (higher cost) then design and specify for the least (cost). Our recommendation is to design for 80% of your budget and then use the remaining 20% as a contingency for unforeseen circumstances and potential material/finish upgrades. For more complex remodels the numbers may shift slightly to reflect a more conservative approach. Collect as many proposals from qualified subcontractors as you can. Experienced bidders will provide a bid for the materials that have been specified with line item additions/deductions for proposed alternate materials or construction methods. We tend to put aside bids that don’t provide pricing for the materials specified in the drawings. It’s usual a clear sign that the bidder isn’t reviewing the drawings carefully and, in our experience, a warning of future change orders. You want to know exactly how the cost is broken down so that you can appropriately select the most qualified bid. Notice that we said the most qualified bid not the lowest bid. It’s important that your project be built correctly and in a timely manner. Trying to squeeze the most from the least can be more effort (time) than it is worth (delays).
So, more than ever, working with an experienced and creative architect is an important first step. We develop a budget that includes the soft costs of design fees, engineering fees, permitting fees, and a contingency. Those will generally add 15% to 25% on top of the construction costs. We also highly recommend working with a contractor from the start of the project. We work closely with them to have the cost fit in to the clients budget and schedule. That said, it is important to talk about your budget in terms of what you would like to spend in total and clearly state the maximum budget for the project. While it isn’t always easy to talk about cost, it’s clearly an important factor in any project and it’s better to get it out in the open than to have undisclosed expectations. After all, you’re looking for a project that meets your expectations and demonstrates money well spent.

Posted in addition, architect, construction process, contractor, materials, new, owner, remodel, residential | No Comments »

This Old House…

Friday, May 21st, 2010

“The ability to simplify means to eliminate the unnecessary so that the necessary may speak.” – Hans Hofmann

Remember when it seemed like everyone was remodeling their home? Well times have changed. More and more of our projects reflect this change. Gone are the medium to large additions. In their place are more scaled back interior remodels. The objectives are almost always the same: a more open feeling to the house, more indoor to outdoor connection, and more storage…as much storage as can be squeezed in.

In response to this changing climate our clients are taking a conservative approach to their investment and the result is a new life for an old structure with more attention being paid to quality (function and finish) in lieu of quantity (square footage).

The existing structures tend to be rather modest by today’s standards, some with only a one car garage, and most with very little exterior changes since they were constructed. The existing square footage ranges from 1000 to 1200 square feet. They are usually one story,  2 bedroom and 1 bath, though the occasional 2nd bath has been added to the house as part of an earlier remodel.  Most of these projects are in single family neighborhoods, on moderately sized lots. They are usually post WW2 homes built in the late 40’s and early 50’s where they served as affordable new suburban houses for returning war vets and their families wanting the American Dream.

Rather than add square footage, our approach has been to re-work the existing square footage to provide modern, airy, visually stimulating, and functional spaces within the framework of an older home at a fraction of the cost of a tear down or large addition.

Gone are the small, disconnected rooms. Instead, a few simple space planning modifications and some strategic wall removal are all that is needed to transform the space from a collection of small spaces into open, visually dynamic areas of intersecting functions.

It’s not always easy to see what you already have but it is very likely that the home you want is hidden somewhere in the house you have.

Posted in architect, interiors, owner, remodel, residential | No Comments »

Take the Time to Understand Site and Context

Saturday, March 6th, 2010

“It is better to know some of the questions than all of the answers.”
-James Thurber

Our office is located in downtown Santa Barbara and we have a very nice view of the mountains from our second floor downtown location. If you’re in the area, feel free to stop by for a visit to experience it first hand. Prior to moving in, we spent some time measuring the empty office, assessing the views from the office and even documenting the views to the office from the street level below. We then made a computer model of the empty room, did some initial layout sketches and tested furniture/desk layouts using our 3D modeling software. We followed the computer modeling with a rough mock-up of our favorite arrangements in the actual office space. When we confirmed the layout we wanted, we went shopping for the furniture and had our lighting and electrical services installed.

Okay, so you may be asking why this is important to understanding your site. It basically describes the design process on a small scale and in a compressed time frame. Moreover, it demonstrates the importance of working with a site or, in our case, an existing wall configuration. Our layout is the direct result of dealing with all of the opportunities and constraints of a specific location. We didn’t force a solution. We let the solution develop from all of the information available to us.

Analyzing the site conditions provides a thorough description of site features such as views, existing access paths, sunlight, prevailing winds, a myriad physical features and contextual conditions such as neighboring properties. It balances the constraints of the existing conditions with the requirements of the project design goals. By documenting this information on a site survey we have an overall context to the various site features and constraints. Once documented on the survey, this information is used in conjunction with our client’s goals to come up with a variety of design solutions relating to the site features and topography. While we work to take advantage of featured elements of the site, ultimately analysis allows for the transformation of site constraints into design opportunities. We often find that this early analysis also helps to minimize the extensive and costly effects of site grading by developing solutions that work with the existing conditions.

The overall benefit; a design that has an intimate relationship with site while also being respectful of the existing conditions. It’s an important first step for any size project.

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The Importance of Being a Good Listener

Tuesday, February 2nd, 2010

“The most basic of all human needs is the need to understand and be understood. The best way to understand people is to listen to them.”-Ralph Nichols

Architecture is problem solving. Precisely what the problem is varies from project to project. It could be as complex a problem as an urban renewal project or as simple as a request for a functional seating arrangement. It’s about setting goals for the project and then setting out to find the best solution to achieve those goals. Understanding the project goals, referred to as the ‘design problem’, is key to providing competent design solutions. That said, understanding the project goals takes more than just a statement of functional requirements. It requires the skills of good designer and more importantly, the skills of a good listener. For this reason, it is important to take the time to listen to clients early in the design process; focusing on client goals, expectations, likes and dislikes, unique lifestyle needs, experiences with the design/construction process, desired involvement in the design process, and other unique qualities of the project. Information is obtained in a variety of formats during this  early information gathering phase of the design process, including; magazine clippings, product cut sheets, hand sketches, lifestyle needs, anecdotal stories, travels, etc. From these various sources, our job is to develop the design problem, helping to define the project goals in terms of function, aesthetics and lifestyle needs. As an example, a magazine clipping of a brightly lit kitchen and highly detailed cabinetry tells us a lot about formality, placement, comfort expectations, social importance, and workspace expectations.

It is not enough to simply listen. A good listener is also an engaged questioner and we never hesitate to ask questions about our clients needs. The purpose is to get to the root of client’s design goals whether they be style, function or emotion. Going back to the magazine clipping of a kitchen cited above, we might respond with a series of questions to understand what our client finds appealing about the image – what about this particular kitchen do they like? Sometimes it’s simply the drawer layout, sometimes the response has more to do with a functional need and nothing to do with the style. Whatever the response, the key is to help our clients get to the root of their goals for the project, large or small.

The benefits of spending time as a good listener aren’t solely for the benefit of the owner. We find it incredibly helpful to our working relationship with our client. Taking the time to listen establishes a sense of trust between us and our clients while also establishing a level of open and honest communication between the members of the design team.

Ultimately, it’s about developing a design solution that combines the client’s objectives with our professional experience in a collaborative relationship built on trust and honest communication. It’s a key component to providing design that are responsive to our client’s needs. For us, being an attentive listeners is the first step.

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