CONima Architects' latest project is in Bloomberg Businessweek

Our recent design for Innovation Endeavor's new Palo Alto office space was featured in Bloomberg Businessweek's article on the unconventional Venture Capital Firm funded by Google's executive chairman and former chief executive officer Eric Schmidt

http://www.businessweek.com/magazine/eric-schmidts-newest-vc-fund-07282011.html

The space was designed to be a continually evolving collaboration space that could be reconfigured in minutes for any situation. Every detail was done so that those in the space could see connection details and structural support for everything from the building structure, to the furniture, and that virtually every surface was a potential collaboration point; using such details as plexiglass walls which allow dry erase markers, and simultaneously make the interior wall structure visible.

Equilar construction progress

We're nearing completion for the new Equilar office in Redwood City. Below are some progress pictures of construction.

second floor open office - June 17
































2nd Floor Open office - July 21


















reception area - July 21

Dental Remodel Progress

The dental office is coming together. Still to come: cabinets, glazing, furniture...should be complete in a couple of weeks!

Lease Negotiations

During the negotiation process of the lease of the property, the landlord is considering providing more money to make improvements if the tenant is willing to upgrade the exterior of the building.

Below is an elevation drawing of the improved exterior of the building.

The design was inspired by California-Mission style architecture. A false wall was created with a parapet extending above the roof to give more presence to the entry and also to create more room for the signage. We re-used the existing columns in the front to form and arbor and added exterior lighting along the walkway to the parking lot.

Dental Office Finish Board

This is the client approved finish board showing finishes for cabinetry, countertops, glazing and paint colors. Next we will be moving on to the dental equipment specifications.

Space Planning/Schematic Design

This is the architect's plan for the dental surgery. Several changes were made to the owner's original plan.
The entry door was moved from the side to the front of the building to face the street. This made the surgery more inviting and noticeable.

Five consultation rooms were placed around the central garden to give patients a calming, peaceful atmosphere.

A separate children's waiting room away from the adult waiting room was created for children to watch T.V and play computer games.

The reception area was relocated from the center right to the center left of the surgery in between the adult and the children's waiting rooms. A large window opposite the reception would provide plenty of natural light and again a view of the garden.

The restrooms were enlarged and modified to meet accessibility needs for disabled people.

A curved ceiling element running through the length of the surgery was introduced to define areas and circulation paths.

Programming and Pre-design

The next stage was to meet with the client and go through the programming to find the spacial relationship requirements. Included in our discussions were how many exam rooms were needed and what equipment would be going into them.

The owner's original drawings for the building showing survey dimensions. (Owner's drawings do not match existing conditions)

Pre-design bubble drawing showing early space planning.

With the programming information and the bubble drawing we could see how all the spaces could fit together with the existing building.

Case Study Of A Dental Office Remodel By CONima Architects

CONima Architects was recently contracted to remodel an existing building and transform it into a dental office.

Currently the building is in a poor state of repair and has been unoccupied for the last 4 years. We're using this as a case study of how to rehabilitate a commercial space and to address the challenges of a dental/medical facility within an existing building. Over the next coulpe of months we will be showing the progress of this project.

The existing waiting room.

A view of the dated existing bathroom.

A before picture of the reception area.

Architectural Styles Defined: Modern Architecture

Part 3 in our series of articles on the misuse of terms as they apply to the architectural style of a building, and how that misuse leads to poor communication between clients and professionals. Here’s an in-depth look at what defines “Modern Architecture:”

Mies Van Der Rohe's Farnsworth House:

image source farnsworthhouse.org

Let me start by saying "Modern Architecture" is a misnomer. The term modern simply represents the current style of the day that reflects society's impression of itself to the world. Modern architecture as we know it today however started with the International Style, Bauhaus, and the impact of cubist art on the form of a building. Like most styles, it began as a rejection of what was accepted and as an embrace of new technologies. In this case, the progression of steel as a building material allowed greater spans, previously impossible cantilevers, and minimized the ratio of thickness for vertical support. All of which meant that buildings could now be built proportionally in such a different way that they actually didn't even look as though they were capable of standing.

'International Style' Le Corbusier's Villa Savoye:

image source wikipedia

While these buildings are examples of classic modernism, the problematic term is 'classic'. Soon after, a new wave of architects began a new interpretation of how to reconcile the traditional forms of architecture with the new styles and technology in what they called 'Post Modernism'. At the same time, another movement began called 'Brutalism' which spiritually could even be considered a hybrid between modernism and the craftsman movement for truth in materials by leaving rough exposed concrete and using the wooden formwork in many cases to create the finish texture of the concrete.

'Postmodernism' Robert Venturi's House for his mother:

image source about.com

'Brutalism' Paul Rudolph's Westport House (demolished):
image source nothingliving.com

As technology advanced, the limits began to push further. Architects began a new style a 'Deconstruction' which was based on taking traditional geometry, breaking it apart, and then recombining it in different forms. Simple things such as the value of right angles finally came into question, as architects attempted to incorporate new ideas such as chaos theory into space and form.

'Deconstruction' Peter Eisenman's Casa Guardiola:

The question however is, "What is Modern Architecture?" Within the styles described above, the consistent threads are challenges to traditional forms, proportions, and materials; an openness of space, flexibility of arrangement. For the greater part, modern architecture displays a truth in materials and construction. The problem with modern architecture is in the term 'modern'. As time passes, others will decide if the architecture of modernity in the last century is unified as one style and what that style would be called. In the present, there is a strong departure from classic modernism / minimalism, and the deconstruction movement. Whether it remains a pure departure or experiment within 'modernism' such as post-modernism and brutalism remains to be seen.

Commercial Lease Negotiations

If there is one thing I wish all clients, brokers, and project managers could understand, it is the critical importance of involving an architect in site selection. During the five years that CONima has been in business, we have saved our clients hundreds of thousands of dollars in avoided costs by evaluating buildings prior to signing a lease.

Unfortunately, I've probably seen clients spend well over twice that amount trying to resolve fundamental problems with buildings that went unnoticed because they were not evaluated prior to leasing.

So numbers are easy to throw out and they sound impressive, but they mean very little without understand what an architect actually does during the site selection and lease negotiation phases of a project. For this article, I will focus on tenant improvement related work only, as core and shell construction has an entirely separate set of concerns.

So what are the tasks?

Programming and Fit Planning:
Every client knows how many people they have working for them, and most have an idea how many they want to plan for in the future. However working off of simple ratios of square footage per person ignores office standards, adjacency requirements, ancillary spaces, labs, data centers, etc...all of which are critical components to laying out a space successfully. Unfortunately, once a lease is signed, it is too late to make sure that the building suits your needs, and typically will result in making some level of sacrifice in programmatic functionality of a space.

Egress and Path of Travel:
Nobody would advertise a building that doesn't meet code, right? This is a much more frustrating problem for clients that I've had to resolve for both landlords' and tenants'. The problem is twofold.

• Codes change every few years, and things that were legal when a building was built are no longer so. With the recent adoption of the International Building Code this problem has become so exaggerated that many buildings are no longer considered legal because the method of calculating allowable floor area has now changed. Modifications to the occupancy classification further complicate this, resulting in different exiting and fire rating requirements.
• Subdividing floorspace for multiple tenants is the other major cause of headaches. Code requirements change significantly when trying to exit multiple companies from one building or floor as opposed to just one. In this case the distance between exits, overall exit travel distance, fire protection systems, and fire separations become critical. As a simple rule of thumb, one of my professors once told me,"Draw a fire in front of an exit, now see how many will die as a result. If the answer is more than zero it's your fault."

Accessibility (ADA / Title 24)
This category has unfortunately made a few landlords hate me. Accessibility is a very broad topic, but the priorities to negotiate into a lease are those deficiencies that are the most expensive to repair.

• Bathrooms, not just having a 5ft wide stall, but making sure the toilet is spaced the correct amount from the adjacent wall, are grab bars present, how much clearance is in front of the toilet? How high are the counters? Is there adequate knee space below them? Do the shower dimension comply? Fixture mounting heights? etc... A single bathroom can quickly cost over $100,000 to bring into compliance
• Building Entry, the accessibility requirement for most buildings is to have a fully accessible path to the public way. Most cities will bend this to just require it to the parking lot, but this is not much relief. In California especially, for years California's guidelines differed from federal in how to create a curb ramp to an accessible parking space, causing a great deal of commercial parking lots to currently be illegal. Additionally, the slope of the sidewalk to the building, irregularities in pavers, damaged or raised door tresholds, etc...can also lead to a great deal of remediation work. A recent client had to spend $40,000 repaving the entry plaza to their office because their lease did not include a provision for maintaining and accessible pathway into the building.

Do it yourself?

This blog has a tendency to praise all things architectural from, dare I say it, an arrogant perspective. This will probably be a continuing focus of what we write about because of the effort it takes in this country to actually become an architect. Even with this necessity of involvement in the process, even I have to admit that there is something immensely satisfying in doing a project yourself. As my wife will attest, I've built many failures with my own hands, and to this day my own brick laying wouldn't pass a punchlist inspection from a one-eyed drunken sea pirate. But every uneven wall I've ever bricked is both a source of pride in my efforts and a source of respect for quality craftsmanship.

I've told contractors that I will be the best friend they've ever had on a job because of the fact that I like to build projects on my own and know how hard it is to build buildings well. It requires an attention to the details of a wall before it is even built. Verifying layouts and making adjustments constantly while still keeping the exact detail dimensions of a piece of millwork in your head.

Every person should build something on their own as long as you can live with the failure of your own mistakes, or have the patience and money to correct them. It gives a satisfaction and respect for architecture and construction that no amount of writing can describe. My only bits advice are:

1. Know your ability limits and tolerances for imperfection
   
2. A good architect is there to facilitate your vision, not his/her own.
   

What is the difference between a residential building designer and an architect?

This is perhaps the most important question a person should ask before hiring someone to design their home. To be fair, I should preface that I am an architect, but there are substantial differences, as well as myths that should be dispelled. For the sake of this article, designers may go by many different designations (building designer, residential designer, home planner, etc...) I will use the title of 'designer' for simplicity.

So to begin, at the surface the difference is very simple:

1. Qualifications:
A designer can be anyone. A homeowner with an idea and a sketchbook, a contractor working at a drafting table to fix a problem, or a consultant hired to coordinate a project. A designer is any unlicensed person who designs buildings, and due to that lack of license are restricted by most states to a very limited number of building types that they are allow design.

An Architect is a state licensed professional in the design and construction of all buildings. The licensing process is for most a 10 or more year path that includes a university degree in architecture, and a multi-year internship, followed by 5 written examinations, 3 graphic examinations, and in California an additional oral examination. This process ensures that a licensed architect is knowledgeable in project planning; interior and exterior design; site planning and drainage; construction methods; mechanical, electrical, and plumbing systems; construction management; construction contract and dispute resolution; mechanics liens...essentially all the tools needed to effectively manage any building project from house, to office, to university building, from start to finish.

2. Price:
A prevalent myth is that hiring a designer is less expensive than hiring an architect. In most cases, an architect's fees for basic services and those offered by a designer are actually quite similar. Most services typically range from 5-10% of construction costs depending on the level of complexity of a project and the amount of construction supervision an owner wants to leave to the consultant. If engineering is required in addition to the basic design, that may cost an additional 2-5%.

What the price myth also fails to take into account is the benefits of qualifications. An architects experience not only equips them with more knowledge in how to design a more cost effective construction project, it also includes many benefits in relating to contractors. A great deal of architectural training is in what are referred to as "CD's". Most people mistakenly refer to these as the 'construction documents' because they include the drawings that a general contractor will build from. The true meaning is 'contract documents', and drawings make up only one piece of them. A projects drawings, specifications, and written contract are all equal parts of the contract between and owner and a builder. The accuracy of these documents is the only real basis that an owner has to protect themselves from change orders in the construction process. Additionally, an architect will typically review all contractor payment request for accuracy to ensure that overbilling has not occured and that mechanics liens are released upon payment.

Summary:
So the virtues of the architect have been extolled, even so there are projects where hiring an architect is excessive. If you want to replace cabinets, remodel a bathroom, or do a similar interior project that does not include the relocation of walls, it is typically safe to assume that a contractor can handle the needs of the project without involving an architect. Likewise, an designer can be incredibly valuable in helping you envision a particular layout, color scheme, or fabric and furniture coordination. However if a project involves adding space, raising ceilings, moving walls, or cutting large openings, an architect is the only professional specifically trained to manage all the disciplines of design, engineering, and construction necessary to make the project successful.

Picture of the Day - 2/11/09

San Mateo City Council Chambers remodel:

design by CONima Architects

Architectural Styles Defined: Ranch Style...

Part 2 in our unfortunately delayed series of articles on the misuse of terms as they apply to the architectural style of a building, and how that misuse leads to poor communication between clients and professionals. Here’s an in-depth look at what defines the “Ranch Style:”


The Ranch Style is considered one of the more varied and difficult styles to define. This is because it is one of the rare styles born out an socioeconomic shift more than an actual architectural movement. The roots of the ranch style were the tremendous housing and commercial construction needs of post World War 2 America and the Baby Boom. America's most renowned architect of the time was arguably Frank Lloyd Wright who's 'prairie style' had gained much popularity do to it's rejection of victorian box and its vertically accentuating aesthetic. Concurrent with the Crafstman Style, it featured long overhangs, but was driven primarily by an accentuation of the horizontal plane and the use of open spaces within the interior.

Frank Lloyd Wright's Robie House:

Post-War Ranch House:

The Ranch Style continues this stretching of the horizontal plan but, while still not formal in its spacial arrangments, is less open in plan in order to simplify the structural loading of the building. In addition, the common ranch will typically have more simplified detailing and smaller overhangs in its original condition in order to be produced more quickly and efficiently.

As a result of this lack of true stylistic origin, the Ranch Style has been adapted to many different types of homes and as a result is derided by many critics of architecture as not being a true style. However, with roots in the one of America's most celebrated styles and being perhaps the most widely implemented building type in this country, it would be a mistake to simply dismiss Ranch Style. It may lack the openness and sophistication of detailing that a Prairie home would have, but in doing so it created a vernacular for the middle class that is maleable to regional and individual tastes.

For Architects, this creates an unique remodeling situation where changes to the original structure can be driven by a client's personality as much as the original style of the home. Because of this, for better or worse, the Ranch Style should be considered a true style of american individualism and the middle class.

What is Inspiration?

When beginning the process of building design, one first must come up with a concept. A concept can be anything. A piece of furniture, a faucet, a certain way in which spaces must relate, a pool, a prevailing wind, or an optimum view. The concept is the driving force that dictates, to a certain extent, how the building will look and function. It can be seen (sometimes clearly but often not) in every detail and every space as it permeates through the general design of the structure.

Some ask, "why bother?" As designers, we respond that the concept is the soul of the building: its reason for existence. Whether or not it is evident to everyone who uses the building is not important. When we look at a Picasso we see beauty but do not necessarily understand every line, every abstraction, every choice of color. In a building a concept may be understood in a similar manner. We may see that the focus of all the windows is a view of a mountain, or that the house harnesses the summer wind to cool a veranda. But we may not initially understand more subtle choices until we spend an hour or a decade in the building. The concept provides for a level of depth that creates a more interesting structure. Like the Picasso, we may see layers of thought made into physical form. The concept allows the building to communicate with the person, revealing those layers to those who wish to uncover them.

The concept is an important part of design. As designers, we use the concept as a tool and as an organizational principle. As inhabitants, the concept exists in every room, every wall, waiting for us to discover its purpose and thereby further our understanding of the building and ultimately, ourselves.

Architectural Styles Defined: Craftsman Style…

One of the most troubling aspects of architecture and real estate is the misuse of terms as they apply to the architectural style of a building, and how that misuse leads to poor communication between clients and professionals. Here’s an in-depth look at what defines the “American Craftsman:”

The Craftsman, or “Arts and Crafts” style began in Britain as a response to the relentless grandiose nature of the Victorian era which was consumed with all things ornate. Victorian architecture had evolved primarily into applied bays, peaks, and other features onto a basic architectural box, with all of these elements tied together with fanciful detail elements that had little to do with the structure underneath them.

It was a movement based on truth in materials and a construction method that celebrated the designers and craftsmen who built them by exposing their structure as an architectural design element. Craftsmen homes would typically be represented by natural materials such as wood and stone that were not painted over or applied as simple veneers, and intentionally used multiple combinations of materials in order to both break up the design of the building and highlight more expensive materials by using them in targeted areas.

The movement has seen a strong recent revival based on its historical adaptability with local materials and construction methods within any given region. Though current sustainability practices make heavy timbers a less responsible choice, and stone is more likely to be a veneer than a structural system, the style can still be considered truthful to its roots through calculated exposure of materials and by taking advantage of inherent design features such as extended overhangs for solar shading benefits. The style is adaptable in form and materials, low pitch roofs and mission style detailing in the desert west and California, shaker inspired carpentry in the northeast, and heavier use of bricks and screened porches across the Southeast.

At its heart, the American Craftsman is a complete rejection of Victorian ideology. To be truly craftsman, a building must tell the story of how it is built through its design, not merely use vernacular materials.

Do I need an Architect?

When building a new house or simply adding on an extra bedroom, you have a couple options. You can hire only a builder (or contractor) to do the work, or you can hire an architect to design and coordinate the entire process. When hiring a builder, you would likely pick details and plans from a prearranged list of options. In many cases this will result in a perfectly fine home. Hiring an architect provides you with a much deeper level of customization geared solely towards you and your family’s needs. Do you need a covered outdoor space to entertain? Do you enjoy waking up with the morning sun? Do you want an extra large bedroom for the twins? An architect’s job is to collaborate with you and translate these needs into a design for your house. He or she then follows through with the design and acts as your representative during construction, ensuring that everything is built to the highest standards. It is true that not everyone needs an architect, but if you dream of a house that will make a statement about yourself or perfectly suits you and your family’s habits and favorite activities, then an architect is the best person to help you accomplish those goals.

Billy