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harris architecture + design management HARRIS a+dm Why Design Management? Services

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Design entices and it sells, but the complex team needed to create today’s luxury hotel, spa or senior living project is large, expensive, and fragmented – with multiple design authorities working toward independent, often conflicting goals. The results for the owner are wasted resources, diminished design team performance, and diluted design value. The result for the project is unrealized design potential.

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Fig. 1: Original project team 2


At one time, the architect was the master builder, and he did everything.

What happened? As the science of building evolved, areas of technical expertise (structural, mechanical, etc.) were removed from the architect’s scope, creating a ‘design team’ managed by the architect. As projects became more complex, project management was removed from the architect’s scope, often performed by the owner or a third-party project manager. As the expectations for design quality increased, areas of aesthetic specialization also became separated from the architect’s scope, including landscape design, lighting design, graphic design, and interior design. On many project types, including all high-end hospitality projects, the architecture of the building interior was also removed from the architect’s scope, resulting in the creation of the ‘interior architectural’ design practice.

“In a way, architects gave away the interiors of their own buildings.” Michael Graves, architect

When this fundamental change occurred, the active management of the primary design consultants was not replaced.

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Fig. 2: Today’s complex project team (idealized) 4


Fig. 3: Today’s complex project team (reality) 5


Fig. 4: Complex project team with Design Manager 6


It doesn’t have to be that way. 

The design team’s contracts can be coordinated.

Evaluation of the design consultants can go deeper than “who will be on my team?” Their scope – and their documentation – can be tailored to their capabilities, and to how they actually work.

The design team can be actively monitored, and their efforts can be intelligently synchronized.

Issues can be framed to facilitate efficient review and approval by the owner and the design team.

Time wasting conflict and inefficiencies can be anticipated, and can be avoided.

Critical issues can be “walked-through” the approval process.

Design direction and decisions can be documented.

Design team meetings can be objectively moderated, and they can be more productive.

Procedures for the concurrent production of CAD drawings can be resolved.

Design continues during construction, and managing the design team can as well.

The collective design effort can be improved.

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Westin Book Cadillac / Lobby Lounge Detroit, MI

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Interior Design: ForrestPerkins


HARRIS a+dm provides the active management required to achieve maximum design value and maximum design quality. Proactive coordination and management of the primary design consultants – architect, interior designer, lighting, landscape and others – minimizes the conflict and inefficiencies inherent in the traditional project management approach. Design management objectively considers and responds to the design team’s strengths and weaknesses and actively monitors their performance and progress. Conflicts that can slow or stop the team’s momentum are avoided before they happen, and the design team remains focused on their real challenge – meeting the owner’s program and budget requirements with the highest possible design and documentation quality.

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Stoneleigh Hotel and Residences Dallas, TX

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Architecture: Gromatzky Dupree & Associates


harris architecture + design management

Project Experience HARRIS a+dm was established to address the lost time, talent and design potential that occurs on most complex architectural design projects. The following represents previous project experience relevant to the services provided by HARRIS a+dm.

HOSPITALITY

SPAS

Burj Al Arab Hotel, Dubai, UAE

Fairmont Empress Willow Stream Spa , Victoria, BC

Del Lago Golf Resort & Hotel, Montgomery, TX

JW Marriott Resort Spa, San Antonio, TX

Disney Fort Wilderness Lodge, Orlando, FL

Ritz-Carlton Club Spa, Santa Barbara, CA (design only)

Fairmont Chateau Lake Louise, Lake Louise, Alberta

St Regis Spa & Fitness Center, Houston, TX

Fairmont Empress Hotel, Victoria, BC Fairmont Hamilton Princess, Hamilton, Bermuda

RESTAURANT

Fairmont Royal York, Toronto, Ontario

Dakota’s Restaurant, Boston, MA

Four Seasons Aviara Resort, North San Diego, CA

Epic Restaurant in The Royal York Hotel, Toronto

Four Seasons Hotel & Resort, Irving, TX

Restaurants and bars as part of most hotel projects

Four Seasons Kingdom Centre, Riyadh, Saudi Arabia Grosvenor House Hotel, London, England

RESIDENTIAL

Hyatt Carlton Tower Hotel, London, England

#47 & #49 Winnington Road Residence, London

Hyatt Lake Las Vegas, Las Vegas, NV

Private Palace and Villa, Abu Dhabi, UAE

InterContinental Hotel, Dallas, TX

Ritz-Carlton Club & Residences, San Francisco, CA

JW Marriott Resort, San Antonio, TX

Ritz-Carlton Club, Santa Barbara, CA (design only)

La Manga Club Resort Hotel, Murcia, Spain Marriott San Juan Resort and Casino, Puerto Rico

CASINO

Mayfair InterContinental Hotel, London, England

Marriott San Juan Resort Casino, Puerto Rico

Park Lane Hotel, London, England Renaissance Grand Hotel, St. Louis, MO

OTHER

Stoneleigh Hotel and Residences, Dallas, TX

Southland Corp. Cityplace Headquarters, Dallas, TX

Westin Book-Cadillac, Detroit, MI

Viking Culinary Arts Center, Dallas, TX

Westin South Coast Plaza, Costa Mesa, CA

Watkins & Eager Law Office, Jackson, MS

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harris architecture + design management

Four Seasons Hotel at Kingdom Center Riyadh, Saudi Arabia New construction 249 rooms, 2 restaurants, function spaces & public spaces Interior Architecture: Wilson Associates, Dallas Interior Design: Wilson Associates, Dallas Building Architecture: Ellerbe Becket, Minneapolis

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harris architecture + design management

Westin Book Cadillac Hotel Detroit, Michigan Renovation of historic hotel 455 rooms, restaurant, bar, function spaces, public spaces & fitness center Interior Architecture: ForrestPerkins, Dallas Interior Design: ForrestPerkins, Dallas Building Architecture: Kaczmar Architects Incorporated, Cleveland Lighting Design: Illuminating Concepts, Detroit

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harris architecture + design management

Private Palace & Villa Abu Dhabi, UAE New construction 75,000 sf with gardens on 40 acre site Interior Architecture: Wilson & Associates, Dallas Interior Design: Wilson & Associates, Dallas Architect of Record: Ghazi Awad Architects, Abu Dhabi Landscape Design: EDAW, Denver Lighting Design: Craig Roberts Associates, Dallas Specialist Painting: Peter F. Gorman & Associates Inc., Vancouver, BC

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harris architecture + design management

JW Marriott Resort and Spa San Antonio, Texas New construction 1002 rooms, 2 restaurants, 2 bars, function spaces, public spaces, spa & golf clubhouse Interior Architecture: ForrestPerkins, Dallas Interior Design: ForrestPerkins, Dallas Building Architecture: HKS Inc., Dallas Lighting Design: Lang Lighting, Dallas Graphics and Signage: David Carter Associates, Dallas

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harris architecture + design management

Ritz Carlton Club and Residences San Francisco, California Conversion of historic office building 49 club units, 53 luxury residences, public spaces & lounge Interior Architecture: ForrestPerkins, Dallas Interior Design: ForrestPerkins, Dallas Building Architecture: Office of Charles F Bloszies, San Francisco Lighting Design: O’Mahony & Myer, San Rafael, CA

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harris architecture + design management

Disney Wilderness Lodge Disney World, Florida New construction 1200 rooms, 2 restaurants, bar, gift shop & public areas Interior Architecture: Urban Design Group / Wilson Associates Interior Design: Wilson Associates, Dallas Building Architecture: Urban Design Group, Denver Lighting Design: Lighting Design Alliance, Los Angeles

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harris architecture + design management

Burj Al Arab Hotel (originally Chicago Beach Hotel) Dubai, UAE Concept and Design Development 202 suites, restaurants, public areas Building Architecture: WS Atkins, London Interior Architecture: Wilson & Associates, Dallas Interior Design: Wilson & Associates, Dallas

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harris architecture + design management

Renaissance Grand Hotel St Louis, Missouri Historic renovation and new construction 900 rooms, 2 restaurants, bar, function spaces & public areas Interior Architecture: ForrestPerkins, Washington, DC Interior Design: ForrestPerkins, Dallas & Washington, DC Design Architect: Peter Filat, Baltimore Architect of Record: RTKL, Dallas & Washington, DC Lighting Design: Randy Burkett Lighting Design, St. Louis

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Offices of Wilson Gregory Aeberhard London, England

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harris architecture + design management

Management Experience Roger Harris brings over twenty five years of international architectural, interior design and project management experience to the leadership of HARRIS ARCHITECTURE + DESIGN MANAGEMENT. Over the course of his career he has actively managed the design teams of large luxury hotel, resort and spa projects in the United States, Canada, Europe, and the Middle East. Building on his experience with complex design teams, Mr. Harris brings a seasoned approach to his work that objectively merges project and design management. Prior to establishing HARRIS a+dm Mr. Harris provided design and project management services as Principal and Vice President of International Design Development, Inc. (IDDI), a Dallas firm with projects in the United Kingdom, Middle East, and United States, and as the client representative on an Abu Dhabi, UAE Palace and Villa. He also held senior management positions in two international interior architectural design firms – Wilson & Associates and ForrestPerkins, both in Dallas – serving as Project Director/Senior Project Manager on a wide range of domestic and international projects for Fairmont, Four Seasons, Marriott, Westin, Ritz-Carlton, Hyatt, InterContinental, and Disney. Many projects were accomplished during two years as Director of Operations in the London office of Wilson & Associates. Mr. Harris is a registered architect and a member of the American Institute of Architects and the Texas Society of Architects.

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Disney Wilderness Lodge / Lobby Orlando, FL

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Interior Design: Wilson Associates


harris architecture + design management

Why Design Management? Improved Design Team Performance 

Better design. By coordinating scope, minimizing conflicts, and actively monitoring progress, the design team spends more time on design.

Better documentation. Coordinated and comprehensive, with less duplication, fewer gaps, and a consistent attention to design detail.

Designs within budget. Designing to the budget is not only the design team’s responsibility, but it is also the best way to ensure time is spent on design – not redesign.

Deadlines met. Realistic planning, clear communication and active management mean presentations, drawings, and submittal reviews are on time.

Improved Project Team Performance 

Efficiency. The singular focus of active design management brings multiple design efforts into alignment, and offers a single point of contact for design communication, direction and approval.

Communication. Active, involved communication facilitates the successful design team, and regular, succinct communication regarding their efforts keeps the owner/ client and the project team properly informed.

Consistency. Design consultants are likely to change from project to project. Design management offers a consistent interface even when the design team changes.

Improved Projects 

The quality of a project is always under pressure – even with the most talented consultants. It takes constant attention to keep the design effort moving forward efficiently. Creative, productive, and efficient.

What is designed is built. Quality drawings and active monitoring assures that the design is not diminished during the construction process – an all too frequent occurrence.

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Ritz-Carlton Club & Residences San Francisco, CA

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Architecture: Office of Charles F. Bloszies


harris architecture + design management

HARRIS a+dm provides the following services Design activities start early and stay late. To assure efficient management of all design scenarios, HARRIS a+dm provides these general categories of service:

Design Contract Coordination The realistic evaluation of the design consultants’ capabilities and a coordinated delineation of their scope form a foundation for the hospitality design team’s work. As such, their individual contracts are more than legal agreements – they are guiding documents for their collaborative efforts and a fundamental component of their success as a team. Services include project analysis, consultant team evaluation, and detailed scope assignment to avoid many typical conflicts before they start.

Design Management Active and objective design management of the architect, interior designer, and other primary design consultants is required to meet the measurable goals of budget and schedule without compromising the equally important design expectations for the project. In addition to the Contract Coordination services mentioned above, Design Management services include confirming schedule and staffing, review of design and documentation planning, and active monitoring of the design effort from Concept Design through Construction – with proactive intervention as required.

Design Administration All project teams are different, and in some cases the addition of organized support for a strong owner, operator or project manager may sufficiently complement an existing design team to assure maximum design value is achieved. Design Administration services include active monitoring of design related communication and tasks, and regular communication to the owner/client and project manager regarding the progress of the design effort.

Distinct Services For existing projects, or projects where comprehensive design management is not warranted, individual design management services can be provided on an as-needed basis, including dispute or issue resolution and milestone document audits.

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harris architecture + design management

Services / Design Contract Coordination HARRIS a+dm provides the following Design Contract Coordination Services as an integral part of Design Management or as a stand-alone service. PRE-DESIGN PHASE  Review the Owner’s design priorities for the project.  Analyze the design and documentation requirements for the project.  Review the Client's RFP to assure that those requirements have been accurately conveyed to the potential consultants.  Evaluate the selected consultants’ capabilities during office visits, in-depth discussions with the proposed project team and manager, and a thorough review of the consultants’ standard design documentation.  Report to the Client on the relative strengths of the primary design team members, including design and documentation.  Review the project schedule, budget and design standard with the consultants and obtain confirmation of their understanding and acceptance.  Conduct a working session to finalize an expanded differentiation document establishing detailed design and documentation requirements.  Issue a final report on the differentiation document including any concerns regarding the capabilities of the selected design team to achieve the project goals.  With the design team, prepare a coordinated design and documentation milestone schedule.  Establish guidelines for design consultant communication.  Moderate a work session to resolve procedures for concurrent use of CAD drawings during the project.  Evaluate the sufficiency of consultant fees and staff availability.  Assist the Client in finalizing coordinated agreements with the primary design consultants.

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harris architecture + design management

Services / Design Management HARRIS a+dm provides the following Design Management Services to focus and maximize the efforts of the primary design team. PRE-DESIGN PHASE (see previous page) DESIGN & DOCUMENTATION PHASES  Review Owner’s budget and suggest design contingencies to carry in milestone cost estimates.  Coordinate the efforts of the primary design consultants, and resolve conflicts if they occur.  Monitor the primary design consultants’ contract compliance and mediate disagreements regarding scope of work.  Facilitate the development of a comprehensive design and documentation schedule.  Monitor communication between design consultants and notify Client if warranted; record significant project related communication.  Review minutes of project team meetings and attend specific meetings.  Plan coordinated and proactive design team agendas.  Schedule, moderate, and minute specific design meetings.  Frame issues and questions for consideration by the Owner/Client, Operator or other design team members.  Document design decisions and maintain a design and documentation task list.  Review drawings for compliance with project design program. Review results with design consultants and monitor follow-up.  Issue monthly status reports noting design consultant progress, and proposing remedial action if required.  Monitor the design consultants’ compliance with key performance components including schedule, budget, operator standards and client comments.  Review and formalize the documentation requirements for each milestone drawing issue.  Attend specific design presentations and prepare a task list for each design consultant based on comments received.  Assist with documentation planning and perform milestone document audits.  Review design consultants’ invoices against design and documentation progress, and evaluate Additional Service requests. CONSTRUCTION PHASE  Facilitate review of the design requirements with bidders.  Establish and document requirements and schedule for material samples and mock-ups.  Monitor design consultants’ activities affecting program requirements, design quality, project budget and construction schedule, and proactively intervene as required.  Review minutes of project team meetings and attend specific meetings.  Monitor design consultants response to contractor and purchasing agent queries and RFIs.  Review design consultant punch lists, visit the project site to observe the implementation of the design, and produce a design and construction task list of incorrect or omitted items.

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harris architecture + design management

Services / Design Administration HARRIS a+dm provides the following Design Administration Services as a limited alternative to full Design Management. PRE-DESIGN PHASE  Review the Owner’s design priorities for the project.  Review the design and documentation requirements for the project.  Review the selected consultants’ capabilities and standard documentation.  Record the established project schedule, budget and design standards.  Record the established differentiation document.  Record the design and documentation milestone schedule.  Review guidelines for design consultant communication.  Review procedures for concurrent use of CAD drawings during the project. DESIGN & DOCUMENTATION PHASES  Record Owner’s budget and requirements for milestone cost estimates.  Monitor the primary design consultants’ contract compliance.  Review the comprehensive design and documentation schedule developed by the consultants.  Monitor and record significant communication between consultants and notify Client if warranted.  Review minutes of project team meetings.  Review design team agendas.  Review minutes of specific design meetings.  Document design decisions and design & documentation task lists.  Review drawings for compliance with project design program and issue results. Monitor consultant follow-up.  Issue monthly status reports noting design consultant progress on recorded tasks.  Monitor the design consultants’ compliance with recorded schedule, budget, operator standards and Client comments.  Record the design consultants’ documentation requirements for each milestone drawing issue.  Review minutes of design presentations and prepare a task list for each design consultant based on comments received.  Perform milestone document audits.  Review design consultants’ invoices against design and documentation progress. CONSTRUCTION PHASE  Review requirements and schedule for material samples and mock-ups.  Monitor design consultants’ activities affecting design quality, project budget and construction schedule. Advise client if warranted.  Review minutes of project team meetings.  Monitor design consultants response to contractor and purchasing agent queries and RFI’s.  Review construction punch lists.

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harris architecture + design management

Services / Distinct Services HARRIS a+dm provides the following Design Management Services on a stand-alone basis as needed. PRE-DESIGN PHASE  Analyze and report on the design and documentation requirements of the project.  Analyze of the need for as-built drawings on existing projects.  Attend and take part in consultant interviews, and report observations.  Evaluate the proposed or selected design consultants and report on the relative strengths of the primary design team members, including design and documentation.  Conduct a work session to finalize an expanded differentiation document establishing detailed design and documentation requirements.  Evaluate the sufficiency of consultant fees and staff availability.  Assist in finalizing coordinated agreements with the primary design consultants. DESIGN & DOCUMENTATION PHASES  Review the design consultants’ staffing and labor estimates and evaluate their adequacy for completing the project or interim milestone event.  Review drawings for compliance with project design program.  Perform milestone document audits for consistency, completeness, and suitability for use during construction. Issue a design and construction task list of incorrect or omitted items. CONSTRUCTION PHASE  Assist in resolving conflicts between the Owner, the design team, and the contractor.  Visit the project to observe the implementation of the design, and produce a design and construction task list of incorrect or omitted items. POST-CONSTRUCTION  Review and evaluate claims regarding the design teams’ performance.

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harris architecture + design management

harris architecture + design management 5005 greenville ave. #147a dallas, texas 75206 www.harris-adm.com Phone: 214.265.7670 Fax: 214.361.8944 Email: info@harris-adm.com

+ SEEING QUALITY THROUGH

08/01/2012


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