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Restaurant Floor Plans Free Initial Consultation

Dean Dalvit — Sat, 31 Dec 2011 21:20:43 +0000

Evstudio has had the pleasure of designing a wide variety of restaurant, cafe, bar and similar projects and it has become a specialty within our greater body of commercial work.

Overseas Cafe Floor Plan

Designing a restaurant can be difficult business if you are not fully in tune with all of the codes and regulations that go along with it. Whether you are renovating an existing retail or restaurant space or building an entirely new building, with a free initial design consultation from EVstudio, you can quickly learn the ins and outs of what you will be up against with your local jurisdiction as well as the health department. Our expert staff is well acquainted with everything from kitchen design to the egress requirements from an assembly space, and everything in between.

Boom-A-Rang Diner

And you can be sure that the building department will not permit your project without all of the required construction documentation:

Architectural plans and space design for the amount of seating, functional spaces, kitchen layout and ADA restrooms, all compliant to the fire code, accessibility, health department and even your bank.
Mechanical engineering for heating, ventilation and air conditioning (not to mention those pesky Type 1 and 2 Hoods)
Electrical engineering for the systems, lighting and refrigeration necessary
Structural changes that would need to be made within an existing space or for a new structure entirely.

The in-house integration of all of these disciplines allows EVstudio to be your most affordable choice for getting your project permitted in the shortest amount of time. We can also help you with estimating the construction cost of your restaurant design so that you know that you can build the restaurant you envision for the budget you have.

Acapulco Mexican Restaurant Floor Plan

And do not underestimate the power of good design. The atmosphere you create in your restaurant is in the top three things people claim keeps them coming back. The great food and service is your expertise, leave the quality of the space to us.

Giovanni's Italian Restaurant

So, give us a call and let's talk about your project!

Originally posted 2011-01-21 08:30:13.

LEED Project Team Formation is an Important First Step in any LEED Certification Project

Elicia Ratajczyk — Sat, 31 Dec 2011 21:20:37 +0000

The first step in preparing for the LEED Certification process on a building project is the formation of the LEED Project Team. Integrated design is one of the most important sustainability strategies and a good project team will become the key to an integrated, efficient, cost-effective and ultimately successful sustainable design and LEED Certification project. It is important to include as many of the Project Team members as may be needed early in the process because this allows for a more seamless flow of information and work and allows for the valuable input of multiple experienced and knowledgeable stakeholders in the project from the onset. Every project will have a different team formation because every project will have different needs and sometimes multiple roles may be filled by a single team member. The following list includes some of the most common team members that may be included on a LEED project:

Project Administrator – By default, the person who registers the project with the USGBC will become the Project Administrator for LEED Online. This person should be a LEED-AP (accredited professional), if possible, and should be experienced and knowledgeable about LEED certification projects and process. This person is responsible for managing the assignment of team roles in LEED Online and the management of all of the LEED documentation and coordination throughout the LEED certification process.
Developer / Owner – This is the person responsible for making the final decisions for the project including all strategies, targets, project goals, financial decisions etc.
General Contractor – This is the person responsible for the construction of the project and plays a key role in assuring that all of the LEED strategies and design elements are effectively and efficiently carried through to reality. It is helpful if this person has previous experience with LEED or green building projects but not essential if they are included in the process from the beginning of the project and there is a LEED-AP or experienced Project Administrator on the project team.
Sustainability Consultant – This person is knowledgeable and experienced with LEED, green building or sustainability projects. This person should be a LEED-AP as well and will provide valuable knowledge, resources and structure to the LEED certification process.
Architect / Designer – This is the person responsible for the architectural design of the building. An architect with experience in LEED or other green building or sustainability projects can skillfully include highly effective, low-cost sustainability strategies into the design of a high performance building such as passive solar design, reduced building footprint, etc.
Landscape Architect – This is the person responsible for the landscape planning of the site and can also skillfully include a number of highly effective, low-cost strategies into the design that will benefit the project goals and LEED certification.
Engineers – This category may include Civil Engineering, Structural Engineering and MEP (Mechanical, Electrical & Plumbing) Engineering. The engineers are responsible for a large portion of the LEED criteria, including both pre-requisites and credits and are the key to designing a truly integrated and efficient building design.
Energy Modeler – This team member will model the energy usage of the building according to the required standards and utilizing the required software platforms that conform to LEED criteria and a myriad of additional modeling needs that may be included in the project goals such as analysis for tax incentives, energy rebates and additional building or energy certifications for the project.
Commissioning Authority – This is the person responsible for organizing, coordinating & overseeing the Commissioning of the building after construction and according to the LEED criteria, must have previous experience on a minimum of two LEED projects. Although the commissioning does not take place until after the major building systems have been installed and are operational, it is very helpful to include this team member early in the process so that they can provide valuable information, resources, real-world experience and knowledge from their previous LEED projects.

These team members are essential to the success of a LEED certification and building process and each of the above mentioned roles should be filled in some capacity. As previously mentioned, it is possible that a single team member may fulfill several of the above mentioned roles. For example, it is common for the MEP Engineer to also be the Energy Modeler and even sometimes the Commissioning Authority or for the Architect or Designer to be the Project Administrator and/or Sustainability Consultant. The following list includes some more team roles that are helpful to a LEED certification project and should be included in the Project Team meetings whenever possible:

Broker / Real Estate Agent
Marketing / PR Director
Financial Manager / Cost Consultant
Facility Manager
Suppliers
Key Sub-contractors
Key Stakeholders (building tenants, users, community members)

EVstudio includes several LEED-AP’s who are experienced on previous LEED certification projects. In addition, EVstudio incorporates green building practices and sustainability strategies into our design strategies for each project. There are many strategies that improve livability without increasing cost. It is our philosophy that sustainable design is sensible design and that many of the most effective strategies require great designers, not great amounts of money.

Originally posted 2009-09-12 00:24:19.

Separation of Top of Foundation Wall and Adjacent Exterior Grade

Adam Denton — Fri, 09 Dec 2011 23:50:08 +0000

One of the most commonly asked questions to the structural department involved the required distance between the top of a foundation wall and the adjacent exterior grade. The 2009 International Residential Code requires a minimum of 6 inches of separation where brick veneer is not present. The idea here is to provide a buffer zone to help prevent moisture wicking into the timber framing typically framed above residential foundations. Where brick veneer is present this requirement drops down to 4 inches.

The code text reads:

R404.1.6 Height above finished grade. Concrete and masonry foundation walls shall extend above the finished grade adjacent to the foundation at all points a minimum of 4 inches (102 mm) where masonry veneer is used and a minimum of 6 inches (152 mm) elsewhere.

An example of where minimum separation is close, but not met.

Originally posted 2011-04-03 00:01:32.

Fastening to Concrete – Wedge Style Expansion Anchors

Adam Denton — Fri, 09 Dec 2011 23:50:00 +0000

A 5/8" diameter wedge style expansion anchor.

There are many situations were it may become necessary to attach a timber ledger to a concrete wall. It is desirable in many new homes to lower the elevation of the finished floor to make a home more wheel chair accessible. An example of the differences between the finished floor elevations that can be achieved with a framing ledger are shown below. Additionally, when an addition is made to a residential home a timber ledger is installed so that the finished floor of the new construction can match the finished floor elevation of the existing construction while utilizing the existing foundation wall.

Conventional Floor Framing vs. Ledgered Floor Framing

Wedge style expansion anchors work because of the friction forces developed between the studded collar (see photo at top) and the concrete. To begin a typical installation a hole must first be drilled into the concrete. All manufacturer’s instructions for hole size and depth should be followed carefully because the recommendations will vary between bolts sizes and manufacturers. Once a hole is drilled and cleaned the anchor may be driven into the hole with a hammer. The studs on the collar are slightly larger than the widest diameter of the bolt so initial contact with the concrete is only at these areas. Once the bolt is driven to its specified depth a pre-drilled timber ledger may be installed over the bolts. Finally, the nuts (with supplied washer) may be installed. As the nut is tightened, the studded collar with catch on the edges of the hole in the concrete and will be forced onto the wedge. The collar will expand as it is driven onto the wedge creating a greater frictional force against the concrete. With the nut installed to the proper torque the anchor may be safely loaded to the manufacturer’s design specifications.

Originally posted 2010-07-30 23:04:52.

Proper Bearing of I-Joist Rafters

Adam Denton — Mon, 21 Nov 2011 08:02:24 +0000

As today’s architectural design trends toward more open floor plans with vaulted ceilings there is a need for economical rafters that will span long distances while maintaining a shallow profile. In many situations pre-manufactured I-joist rafters fit that need.
As a structural engineer I have inspected many roofs framed with I-joist rafters, but very few that have not needed a correction due to the I-joist bearing. While typically not a problem when the roof is flat and the I-joists bear perpendicularly on the top plate, when the rafters are sloped proper bearing becomes an issue. The simplest way to properly bear the I-joists is to attach a full length beveled block to the top plate. As a structural designer I have not gotten a lot of positive feedback from framers when I specify this method. Beveling the end of the I-joist seems to be preferred over beveled blocking. The problem comes with the compromised stiffness of the I-joist’s web once the bottom flange is beveled.

As shown in the above detail, the web of the I-joist rafter should be reinforced with plywood to increase it’s stiffness at the bearing edge. As always, blocking should be provided between rafters as well as a mechanical clip (such as the Simpson H2.5) to counteract uplift forces.

Originally posted 2010-10-25 00:01:45.

Structural Modeling in Revit

Anthony Ries — Thu, 10 Nov 2011 07:39:06 +0000

With each new project we use more and more of the tools in our BIM toolbox. The latest tool that we have developed to the level of prime-time is our structural steel framing within Revit. We are currently working on a very unique custom home in the foothills of the Rocky Mountains which has some unique requirements. This home will be making extensive use of architectural concrete and structural steel.

Normally we can create a 3D walk through of a project as an additional architectural service. With this current project we have created the entire structural steel system in Revit and with a few mouse clicks are able to create a structural steel walk through. Below is a short video showing the preliminary structural steel layout only. No bearing walls or concrete is shown.

As a design and documentation tool we are able to pan, zoom and rotate in 3 dimensions to thoroughly vet our structural design and also more quickly identify problem areas where structure may be interfering with other trades or design features. Additionally it provides a solid model that indicate lengths of beams, joists and columns. This particular model will be shared with the steel fabricator in order to improve their accuracy, speed and reduce questions. We also use it internally to investigate how various pieces come together in a direct way.

With all of that said, 3D modeling is no substitute for expertise, education and practical experience. We use the software as a tool to further explore and document our designs, not as a crutch to develop the design.

Navigating the Design and Permitting Process for a Mountain Home

Dean Dalvit — Sat, 29 Oct 2011 06:37:10 +0000

We provide Architectural design, Engineering, Surveying and Real Estate services for residential projects all along the Rocky Mountain Region, and there is no doubt that while permitting a mountain home has a lot in common with its urban counterparts, there are a few issues that are unique to the mountains and most building jurisdictions will have special requirements for these properties. In order to stay sane, it is important to know what you will have to do before you start.

Here's what Mountain and Urban properties have in common:

The largest scope in the set of residential permit drawings is the Architectural and Structural design – the core of the set of plans for the home. This includes everything about the home itself, from the initial programming, the design concepts, floor plans, elevations, sections, electrical lighting and switching layouts, to the structural engineering of the foundation plan, floor and roof framing plans and all of the necessary details for the builder to build the home. While local climate and regional location drives a multitude of design parameters, these core documents are largely the same for mountain and urban projects.

Also required these days by any jurisdiction adopting the new International Energy Codes will be a Manual J, Manual D and a Rescheck energy model for the home's energy performance and heating system design. These documents are not typically a part of the architectural drawings as they are most often provided by the HVAC system installers or separate MEP engineers. Be that as it may, expect to see these requirements for permitting any home, rural or otherwise, and find out the cost of these services up front.

A geologic soils report in the general location of the proposed structures will also be necessary for any project in order to determine appropriate soil characteristics for the design of a foundation. Mountain properties are often in geologic zones that have few issues with soils, however pockets of unusual strata can be encountered anywhere, so at a minimum, the soils should be examined by a professional during excavation. These services need to be coordinated, and can be costly, depending on your location, so find out what the impact will be early on to eliminate unhappy surprises.

Urban Living

Most jurisdictions are now requiring stamped and sealed truss drawings prior to releasing a permit. While this practice is questionable because field changes can drive changes to shop drawings, and cause confusion during framing, the International Residential Code is clear on it's requirement for permitting. Some jurisdictions will grant a conditional permit, requiring these drawings to be submitted prior to framing inspection, which is much more reasonable. Truss drawings should be coordinated by the structural engineer and provided by the truss company as a part of the truss package, so it would be unusual to incur a separate design fee for this scope.

It is always important to have a property survey, showing the property boundaries, easements, setbacks, any improvements, and spot elevations around the site in order to determine building heights, location and orientation, and ensure positive drainage around the building. Understanding what entitlements and encumbrances on a property are crucial to understand. They are itemized on a title commitment, and should be a part of any survey. Do not take anything for granted or assume anything about the lot without documentation. Survey costs vary significantly with lot size and survey complexity, so be sure you know what your site will entail.

In addition to the above requirements, a mountain project will also require the following additional documents prior to release of a building permit in most jurisdictions:

A more detailed topographic survey of the portions of the property will be necessary for the design. This is critical for larger lots where steep grades can be encountered. Driveways need to be designed to exacting standards, and existing topography will drive what can and cannot be done. Steeply sloping sites will also drive design of the home and any other structures as well. Other site elements include large trees, rock outcrops, wetlands areas, riparian boundaries, and any other natural features found on the site. Documenting these features not only helps to preserve them for the enjoyment of the owner, but also to enhance them and integrate them into the design. These elements do add complexity to the survey, and the lots are generally much larger, so expect a sharp increase in costs for these kinds of surveys.

Civil Engineering necessary for a driveway and/or grading permit will also likely be required. Because of larger lot sizes, driveways really become private roads and the amount of site disturbance required to get to the building site can be significant. Civil engineering documents for the driveway design, erosion control plan, and grading plans all are necessary for the proper design of the driveway, emergency access, and also help to identify potential issues. This is a scope largely unseen in urban environments, unless you're developing commercial property or tracts of land.

Mountain Property

For lots without utilities, a full Septic design will be required for the site. This will outline the septic tank and leach field based on the number of bedrooms in the home. Careful design of the septic field will ensure longevity of the system, but also protect underground water from contamination. While you will enjoy the value of not having to pay for tap fees, the design and installation of the sewer system will be no small number, so be aware of these requirements. Also note that most jurisdictions are not very keen on "alternative methods" of waste disposal. Any effort to propose things outside of the norm will require more engineering proof to the department for its acceptance.

You will also need to demonstrate proof of water for the site. Again, most rural mountain lots will not have a metro district nearby, and therefore, you will need to show that a well can legally be drilled, and also that the well can produce a minimum amount of production prior to a building permit being issued. While the amount of water necessary to support a home is a highly debatable issue, the fact remains that you will have to prove you have water before they will let you build. The well design often comes with the septic design as the two are related. However, the cost of the well and the cost of the septic installation are two different line items, and akin to their respective tap fees on urban properties.

Often taken for granted, you will also need to demonstrate that you can legally access the site. On urban lots that have been developed, this issue rarely comes up, but on mountain property, there are often parcels that result from illegal subdivisions that can orphan interior lots. Our advice: Do not buy one of these properties unless you know with certainty that the issues can be resolved and necessary easements granted. The survey for the property may need to be broad enough to demonstrate this proof of access, or the title work will need to identify the appropriate easements necessary to legally access the site.

This is not an exhaustive list, and there are many more considerations to be aware of when dealing with mountain property. If you are considering building a home in the mountains, it is best to get help selecting the right site before you even make an offer. While it is unusual to hire an architect before owning a lot, our real estate department offers these services at no additional cost. Give us a call and we can help you select the right property for the perfect home.

Originally posted 2010-05-28 00:48:48.

The Abbey on Adams: Structural Design for a Historic Building Remodel

Adam Denton — Sat, 01 Oct 2011 07:47:03 +0000

EVstudio was recently awarded the contract to provide structural engineering services for the remodeling of a luxury condo unit located in a historic brick church at 14^th and Adams in Denver. This church was repurposed as two unique luxury condo units in 2000. The scope of our services is the design of a new office floor “platform” and roof replacement in the bell tower.

The Bell Tower

The original construction of the bell tower appears to be triple wythe brick covered with a newer brick veneer at the exterior. The bell tower is braced on the south by the structure of what was the original congregation area which includes several magnificent heavy timber trusses (unfortunately hidden from view inside the condos). Because of the age of the brick and mortar beds, the main challenge with this project will be the design of the connection of the new structure to the historic brick walls so that the new loads do not overstress the original building components.

Further updates will follow as the project continues.

Visualizing Your Next Project with BIM

Anthony Ries — Tue, 27 Sep 2011 15:20:26 +0000

As EVstudio moves to full integration of the 3D BIM (Building Information Modeling) software Revit we are doing more and more basic renderings as a matter of course. Currently all architectural projects are completed 100% in Revit. Our structural department is gearing up and is currently completing about 75% of their projects in Revit. With each project our staff becomes more efficient with the software which allows us to give you more service.

Below is an early rendering we completed as part of the design process for a modern home we are designing for a west coast client who is relocating to the foothills just west of Denver. This rendering clearly shows the design concept, locations of different materials and, of course, massing. As an additional service we can map the exact materials to the model in order to get a true feel. However, for most clients the basic rendering with accurate material types is sufficient to understand the material vocabulary of a project.

South West View of Home

This home is designed for optimal solar orientation with the long axis east to west. The main level's roof overhang is designed to provide maximum shade in the summer while allowing direct sunlight in the winter. There is also an east/west mass wall as a center spine with an integral fireplace. As you have already surmised, this will allow the heat of the fire to build into the mass wall and really radiant out a steady, warmth to the great room and recreation room. This will go a long way in modulating the temperature of the interior spaces. There are no windows on the north side. The master bedroom on the upper level is situated so that the windows can be opened and create natural convection from the lower level through to the upper to help purge the home of excess heat.

Why Hire an Architect When a Contractor Offers to Design-Build

Sean O'Hara — Mon, 19 Sep 2011 22:00:11 +0000

Design-build is a common delivery method in construction and a popular buzz word in the industry. What it generally means is that you hire a single person or company who both designs your project and builds your project. Design-build can be great and it can be a real mistake. What is important is to know who the players are behind the design-build label.

Just to admit bias to new readers, EVstudio is an architecture and engineering company, we participate in many projects titled "design-build".

Design-build can be a great setup where you have a company that has experts and licensed professionals working on both the architecture and construction portions of the project. They can typically deliver a project on budget and they may be able to reduce your upfront design fees because they bury them in your total project cost.

Unfortunately, what often happens is that the design-build team is an outgrowth of only one profession. You frequently have a general contractor who has decided that they can do the design work as well. Suddenly you are hiring someone to design your home who is only marginally qualified and yet you are paying enough for the service to hire a full time architect. With this approach you are also hiring someone to design the project who is often most concerned about the simplest details and is likely to give you reasons that you can't have something more complex.

What I would advise all clients entering a design-build setup to do is make sure that you know who is actually doing the designing on the project. You should be meeting with the architect directly and be pleased with the design work that you are receiving. When we participate in design-build we meet with clients directly for the design and the contractor meets directly for the build. They only pay one bill but it is distributed according to the work involved. The architect is your advocate and more able to provide solutions based on years of full time design experience rather than excuses.

Another solution that works well for the client is hiring an architect and a contractor at the same time and working as a team throughout the project. We do this with many of our favorite contractors and it is a rewarding way to bring experienced professionals and still give the client an integrated project. While it is not truly design-build it offers many of the advantages.

There are a large number of project delivery methods in architecture and construction, please ask questions or give us a call.

Originally posted 2010-01-20 00:01:06.