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Tenant Improvement Services Programming + Test Fits + Interior Design


Our Firm Since 1978, our firm’s commitment to strong, vibrant communities — and our keen sense of community values — has inspired a wide range of distinctive yet accessible projects, reflecting our belief that effective planning and architecture reach across economic and social boundaries to touch all who experience them. We favor timeless projects designed with an eye, not on the latest architectural trend or signature styles, but on the special needs of our clients and the community at large. Interior Design Creating space is about balance. By balancing the needs of the tenant within the requirements of the building, we can craft environments that respect both the desired aesthetic vision and functional needs. We approach each project with a fresh perspective, yet we draw from a broad base of experience and recognition founded in respecting our clients’ objectives, schedule and budget as well as the environment. Whether our clients are commercial office tenants, local restaurateurs or retailers, we create environments that embody their individual brand. The following selection of projects demonstrates the spectrum of interior spaces we have had the opportunity to design. Additionally, we will share a brief summary of our tenant improvement process. The final pages of this brochure is a sample programming questionnaire. This questionnaire describes our initial conceptual analysis for any programming project. We look forward to the opportunity to bring our experience and our passion for sustainability to your next project.

Contact: Erik Ulland, LEED AP BD+C Randall Owen, LEED AP BD+C

erikulland@huoarchitects.com | 512.474.8548 randallowen@huoarchitects.com | 512.474.8548


Tenant Improvement Services

Our goals for any tenant improvement include the following: • Translate tenants’ needs into interesting and relevant spatial solutions • Provide services from initial test-fit plans to full project completion • Create spaces that enhance employee satisfaction • Promote awareness of sustainability in the built environment • Generate fresh ideas within a variety of project budgets

Test fit space plans We offer Basic Test Fit Plans which include basic programming. Researching prices for flooring, fixtures, and furniture can be very time consuming. Having strong, established relationships with many vendors in Austin and the central Texas area, we are able to provide test fit plans with pricing notes in a very timely fashion and with accuracy. These plans include general notes regarding interior finishes for budget pricing by contractor. Interior Design, Permit Documents, and Construction Documents Interior Design Services include the following options: • Remodel within Existing Space - Design based on extent of existing construction to remain and scope level of interior design requested • New Construction Tenant Improvement - A new building, or otherwise “warm shell,” where no interior improvements have previously been made • Furniture Selection and Specification - Services include selection of new and integration of re-used furniture • Inventory of existing furniture typically completed by furniture dealer • Graphics and Signage - Services available for a range of quantity and complexity of signage • Furniture and Artwork Installation Coordination - Coordination with the furniture dealer and artwork consultant for delivery and installation into the completed space Construction Administration Construction Administration Services available include permit submittal intake, attendance at construction meetings, site visits, shop drawings, submittal reviews, and final punchlist.


Test-Fit Plans Whether you are a tenant wishing to test several different opportunities, a property manager looking for tools to better market your properties, or a broker working toward a successful tenant fit, the h+uo design team can create innovative solutions and fully engage you or your client to create that vision. Our dedicated design team will listen, assess the possibilities and collaborative to develop a successful plan. We work efficiently and thoroughly to meet your needs, deadlines and budget. As a small business, we are aware of the importance of budgetary restraints and will work with you to design spaces that suit a project whether large or small. Additionally, we offer services to work within core and shell spaces to study ideal demising wall scenarios and occupant exit strategies. Our team is available to provide services from the initial test-fit through project completion.


Pr o gr a m m ing Questionnaire

The information requested in this questionnaire will provide the design team with a profile of the department or group that will be occupying the newly designed space. The basic categories covered here are function, size/growth, organization, space standards, proximity and equipment needs. The accuracy and completeness of this information will have a direct impact on how well the finished facility meets your group’s needs. Working with you to complete this questionnaire is the first and most important part of our programming process.

Functions 1.

Summarize your group or department’s function and how it relates to the rest of the company (if applicable).

2.

Describe any unusual working hours and/or seasonal requirements. (e.g. 24 hour operation)

3.

Does the public deal directly with your group/department? If so, at what frequency?

4.

Do you foresee any significant changes in the department/group function in the future? (e.g. merger)

5.

Are there any unusual technical needs? If so, describe. (e.g. 24-hour AC, structural floor reinforcements, special lighting)

Support Spaces and Shared Equipment Identify the areas that are required within your department/group.

Conference Space

Using the matrix below, indicate the frequency and average duration that your department currently requires the use of the conference rooms. Designate if the meetings (or what percentage) involve people from outside the company. (e.g. under medium conference size, per week, a designation of 4/1 hour /50% would indicate four meetings per week lasting about one hour each, half of the meetings involve visitors.) Size

Per Day

Per Week

Per Month

Small (4-6 people) Medium (8-12 people) Large (16-20 people)

Indicate any special needs within the various sizes (e.g. audio/visual, marker board, tack board, etc.) Small: Medium:

Personnel Space Standards

Large:

Identify each category of personnel currently in your department and quantities starting with the department head. Note the current workspace information as follows: Job Description/ Function

Quantity

Current Workspace Size & Type (e.g. 150 s.f.. private office)

Adequacy of Current Space (small, adequate, large)

Appropriate Workspace type (e.g. shared, cubicle, private)

Other Support Areas

Libraries: How would the staff utilize a library or resource room? How many linear feet of shelving are needed? Can the library be combined with another room? Labs or Work Areas: Are labs or other work areas required? If so, provide quantity and define size, function, technical or special construction requirements, etc. Break Areas: How many staff would utilize a centralized break area? Vending area?

1.

Which categories require audio privacy or security?

2.

Which categories of personnel have meetings with other people in their workspace?

3.

What are the strengths or advantages of the present departmental workspace?

4.

What are the disadvantages of the present departmental workspace?

Computer Areas: Do you have/need a computer or server room? How large? Is or would it need to be on raised access flooring? Does it require 24-hour cooling or UPS backup? Other: How many of your staff would utilize a seating area for informal meetings? Describe any other support areas that might be needed.

Programming Questionnaire


Equipment

Pr o gr a m m ing Questionnaire

Is there a requirement for secured or fireproof filing? If so, what percentage overall?

List major items of shared equipment needed within your department. Small: Can fit on top of work surface Medium: Requires less than 5’ of floor space Large: Requires more than 5” of floor space

Indicate in linear or square feet the amount, if any, of storage needed for office supplies within the department. How long would this supply last? (e.g. one week, etc)

Type

Current/ Future

Sm. Med. or Lrg.

Location Central/Remote

Significant Noise Y/N

Significant Heat Y/N

Proximity Requirements Departmental List other departments at the company that your group would benefit from being near in terms of efficiency. Indicate the frequency of contact by the following: Department

Frequency A

B

C

D

E

Does any of the above equipment require additional layout space? If so, describe.

Filing/ Storage

What percentage of your department’s filing needs area handled in the following way? (Do not include filing that occurs within individual workspace.) Current

Future (3 yrs)

Centralized filing shared with other departments:

%

%

Centralized filing within your department’s area:

%

%

Dispersed filing within your department’s area:

%

%

Indicate linear feet of the following types of fining that you currently have and will need in the future within your department’s area: Current Open Filing Shelving: File Cabinets

Lateral: Vertical:

High Density (movable isle)

Faculty Support Spaces List shared support spaces at the company that you group would benefit from being near in terms of work efficiency. (e.g. Reception, Computer Room, Central Filing, Training, Room, Lab Space, Loading Dock, etc.) Indicate the frequency of use of each room. Support Space

Frequency A

B

C

D

E

Future (3 yrs) L.F.

L.F.

L.F. L.F.

L.F. L.F.

L.F.

L.F.

Indicate other departments or facility support spaces that yours should definitely be distanced from and why. (e.g. next to copy/workspace, away from break room)

(Note: A 3’ wide, 7 shelf high unit would be 21 L.F.) List and indicate lineal feet for filing of unusual items such as print-outs, binders, rolled plans, exhibit boards, etc. Type

Current

Future (3 yrs) L.F.

L.F.

L.F.

L.F.

L.F.

L.F.

Programming Questionnaire


The Partners Concepts

Pr o gr a m m ing Questionnaire

Tom Hatch, FAIA

Erik Ulland, RA + LEED AP BD+C

Randall Owen, RA + LEED AP BD+C

Tom Hatch has amassed an extensive and varied background in his 39 years of practicing architecture. He has worked on a tremendous variety of projects, ranging from a variety of retail projects and offices, to public institutional buildings such as schools and libraries, to large multifamily projects, rural retreats and custom private residences.

As a licensed architect for 20 years, Erik has a comprehensive background in commercial architecture and design which includes multimillion dollar office complexes, schools and libraries, and various retail projects including car dealerships and franchise operations. Additionally, his extensive experience includes solar energy consulting, large scale multi-discipline project management, civic and design-build projects.

Randall began his career in architecture over 19 years ago. He specializes in commercial design and development including retail shopping centers and tenant improvements, restaurants, bars, flex-office space and warehouse buildings. He prides himself on being able to take “off-the-shelf” and readily available products and use them in innovative ways.

1) List other working environments that you feel are/are not beneficial, Describe any aspects that you think are pertinent.

2) Discuss any other issues or concepts that you think are important in the ideal office environment. (e.g. workstation groupings, layout concepts, lighting/power issues, etc.)

3) What type of image does your group want to project to its clients, employees, the public? (e.g. workstations groupings, layout concepts, lighting/power issues, etc.)

4) Define, in one word, what you believe best describes the company’s corporate culture.

5) List three things you dislike about your current office environment.

6) List three things about your current office environment that you feel makes your job easier.

7) What three items are absolutely essential to getting work done in your office?

8) Describe, in one paragraph, your ideal office environment.

9) Use a metaphor to describe your personal workspace (one word).

10) In your opinion, what is the single most important feature of your office space?

11) What is your favorite building in Austin?

In 2008, Tom was honored with the John V. Nyfeler, FAIA Community Service Award and in 2011, he was elevated to fellowship in the American Institute of Architects.

Collaborative teamwork is the foundation of Erik’s project management skills. He listens to the client and works within the budget as well as inherent environmental and governmental constraints. He believes the best results are realized when the owner and the architect work in tandem to develop a project that truly integrates the owner’s desires, innovative design and environmental responsibility.

Randall works closely with contractors and problem solving in the field. In this way, he can help to maintain the integrity of the design and the quality of the project.

702 San Antonio Street | Austin, TX | 78701 | 512.484.8548 | www.huoarchitects.com


Tenant Improvements Brochure