krM services
krM Architecture+ provides a full range of architectural and interior design services from the earliest feasibility considerations through post occupancy evaluations. Although each project is unique and the services provided tailored to specific requirements, some generalities about our services can be outlined.
Our services fall into the following categories:
BIM (Building Information Modeling)
krM uses Autodesk Revit to provide their clients with an integrated and efficient design process that combines conventional construction document creation with 3D visualization. This allows the clients to see and walk through their buildings before construction begins and utilizes a collaborative process incorporating all design professions.
FEASIBILITY STUDY/MASTER PLANNING
When considering the viability or need for a project, several questions need to be answered before proceeding. While the specific set of questions vary, a common group of questions that need to be answered are:
+ What are the real needs of our business, staff,
and customers?
+ What is the condition of our existing facility and how could it
be utilized?
+ Are there special site constraints?
+ What are the likely costs to implement a project that will fulfill
the needs of the business?
In almost all cases, the study will lead to multiple-choice options for the leadership to consider in planning. krM gathers information and helps describe the options available to fulfill the needs of the client and the uses of a new and/or remodeled space.
PROGRAMMING
The preparation of a thorough program is essential in understanding and planning a successful facility. The program becomes the starting point for planning and achieving the client’s expectations. krM leads the client through a thorough process that helps extract, synthesize, and organize all of the information into a useful program that will guide the design of the building.
The process includes:
+ Establishing a project schedule
+ Gathering information such as existing conditions,
furniture inventories, staff members
+ Understanding the organization and their workflow processes
+ Identifying department representatives and conducting
interviews
+ Developing a written space program with the needs relevant
to each department
EVALUATION OF EXISTING BUILDING
If the project involves an addition or remodeling of an existing building prior to the start of the project, it is beneficial to thoroughly evaluate the existing facility. This involves evaluating all mechanical and electrical systems, exploring the condition of the structural exterior skin, and all other building components.
COMMUNITY INPUT AND COMMUNICATION
To actively engage the key business stakeholders, krM has orchestrated and facilitated input meetings. krM can also assist the administration in their relationships with the staff and customers through these input sessions. Our involvement is tailored to the specific need of the client and could include any or all of the following activities:
+ Generating informative mailers and inviting event participants
+ Participation on a panel discussion regarding various aspects
of the project
+ Leading design charettes
+ Presenting the conclusions of the planning process
to stakeholders
We have found that these meetings work best if structured so that they become a two-way flow of communication. krM typically develops illustrations that explain to the group the background information that has been gathered such as possible property locations, site acquisition concerns, the needs of the client in terms of building size, and possible schedules. We have found it beneficial to offer various options for possible building design and let the community respond. Group members appreciate the opportunity to see various options and share their thoughts. Through our experience, we have found this system superior to the white sheet method in that it actually develops reasonable input and concrete suggestions.
ARCHITECTURAL DESIGN
The design phase is when anything is possible and many ideas will be considered. Brainstorming, freethinking, and communication between the client and the architect are the rules. Once the parameters are known, the program established, and attitudes understood, many people’s ideas begin to transform into possible designs. We start with the most general relationships and show a variety of organizational schemes that are possible.
Once an overall organizational scheme is agreed upon, we will start developing the design further to allow more specific input from the client, staff and other stakeholders.
INTERIOR DESIGN
The interior atmosphere of a building attracts, engages, and encourages use and performance. Our in-house Interior Design Department is intimately familiar with the complexities of creating the appropriate ambience and selecting durable products for the correct applications.
Equally important in the success of the building's interior is the quality of the furnishings installed. krM has a vast amount of experience in space layout planning, specifying, and furnishing bidding. When furnishing a new addition, we go to great lengths to properly catalog all existing furniture and evaluate how they may be used in the new design scheme.
Furnishings
+ Existing furniture and equipment inventory
+ Furniture reuse assessment and repair coordination
+ New furniture selection
+ Casework design
+ New layout design and/or temporary phasing layouts
+ Bidding/quoting work for furniture movers
+ On site installation coordination with movers, owner,
and staff
Finishes
+ Design and specification of finishes (flooring, walls, ceiling,
and window treatments)
+ Owner finish manual
Signage and Fixtures
+ Interior and exterior signage design and specification
+ Donor plaques or artistic features design
+ Artwork display systems design
+ Placement and coordination of artwork
+ Lighting design and fixture specification
COST ESTIMATES
Cost estimating is absolutely critical in the planning of a successful project. The best planning in the world can be undercut by over-the-estimate bids. Over the years, krM has developed a cost estimating system that has been accurate and flexible. We make every effort to know the approximate costs of designs and planning options as they are proposed. At some point, however, the selected scheme must be subjected to a detailed cost estimate that evaluates the different components being proposed for the building.
PRESENTATION DRAWINGS AND MODELS
Fund-raising campaigns and a positive community perception are critical components in ensuring a project’s overall success. We help the client articulate their vision through hand-drawn images, computer-generated 3-D models, and interactive building walk-throughs. The type of project and the vision of the client will dictate what types of presentation materials are best suited. Often, we will use a variety of media to convey the ideas.
CONSTRUCTION DOCUMENTS AND BIDDING
Once the designs, budgets, and financing methods are agreed upon, krM prepares detailed plans and specifications to allow competitive bidding by interested contractors. Our plans and specifications are designed to allow competition on as many products and materials in the building as possible. Where propriety items are listed, we strive to find acceptable substitutes. We answer all questions of the bidders and prepare addenda that help clarify questions to the bidders.
In addition to providing a basis of competitive bidding and product specifications, our specifications will help summarize special procedural requirements that the building may have. Examples might include phasing of the work to allow continuous owner use, special contractor payment provisions, or site circulation. These documents become the basis for the contract between the owner and contractor and are essential in regards to accuracy and completeness.
CONSTRUCTION ADMINISTRATION
To protect the client from delay and excessive expenses, krM continues quality control through the construction phases. An experienced construction administrator is designated to the project and continually observes the progress on-site, responding to all inquiries, submittals, and requests for changes and payments.
POST OCCUPANCY
After the building is completed and occupied, we will aid the client in coordinating with contractors the repair of items under warranty that may malfunction. In addition, KRM will visit the building after seven months to verify that items are in proper working order. We will request that the contractor repair under warranty items that are not functioning properly.