Commercial Tenant Improvement Design and Permitting
PROVIDED BY |
The Alliance for Pioneer Square
PRESENTED BY | Henry Walters, Architect, Co-Founder Shane Staley, Architect, Associate ATELIER DROME architecture. interior design. branding.
Flatstick Pub, Pioneer Square (by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
OVERVIEW Key Players Considering A Space The Phases of Design Schematic Design Construction Costs
Commercial Tenant Improvement Design and Permitting
Overview
Key Players
The Atelier Drome Office in Pioneer Square
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
KEY PLAYERS Owner / Landlord • Person or company that owns the Building and is listing the space for rent / lease Tenant • You! Owner’s Agent / Listing Agent • Real Estate Agent representing the Landlord • Assists with negotiating and preparing the lease for the Landlord Tenant’s Real Estate Agent • Represents you and assists with negotiating and preparing the lease • Paid for by Landlord upon closing of transaction Commercial Tenant Improvement Design and Permitting
Key Players
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
KEY PLAYERS Tenant’s Real Estate Attorney • Helps you to review the Lease to make sure it is fair for you Architect / Designer • Henry and Shane • Your Advocate to listen and translate your dream into a design that can be built • Coordinates other consultants and obtains permit approval Builder / General Contractor • Person who uses the Architect’s drawings to build your space • Responsible for coordinating many different disciplines & trades (mechanical, electrical, plumbing, low-voltage, sprinklers, framing, drywall, etc)
Commercial Tenant Improvement Design and Permitting
Key Players
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
KEY PLAYERS The Pioneer Square Preservation Board • Reviews and approves any changes in use and any changes to the building exterior Seattle Office of Economic Development • Assists small businesses on navigating the requirements and regulations • Helps connect entrepreneurs to small business development resources The Alliance for Pioneer Square • Helps connect you with property owners, managers and brokers • Provides connections and referrals to small business assistance services
Commercial Tenant Improvement Design and Permitting
Key Players
Considering A Space
Cherry Street Coffeehouse, 1st & Cherry (by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
PHYSICAL PROPERTIES OF THE SPACE • Size of the space, ceiling heights • Exposure, orientation • Materials • Surrounding Uses • Deliveries • Accessibility, entry point and restrooms • Storage
Commercial Tenant Improvement Design and Permitting
Considering A Space
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
LIFE SAFETY Issues important for meeting code: • Exits • Sprinklers
Commercial Tenant Improvement Design and Permitting
Considering A Space
Flatstick Pub prior to construction
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
USE OF THE SPACE • Existing use (i.e. restaurant, coffee shop, retail, etc.) • Current permitted use (confirm building department records match existing conditions) • Proposed use • What must happen if change in use is necessary • PSPB Use Approval • Building Permit Requirements
Elm Coffee Roaster (by Atelier Drome)
Clementines on Occidental Park
Commercial Tenant Improvement Design and Permitting
Considering A Space
The Estates Wine Room
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
UTILITIES Is there adequate supply or availability of: • Electrical • Gas • Water • Heating & Cooling (HVAC) • Garbage
Commercial Tenant Improvement Design and Permitting
Considering A Space
Flatstick Pub, Pioneer Square, under the sidewalk
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
CODE CONSIDERATIONS • Is the building located in the Pioneer Square Preservation District? • Number of occupants - calculated based on the size and use of the space, not how many seats you have
photo source: seattle.gov
• Exits - 1 or 2 required, depending on size of space and number of occupants
Commercial Tenant Improvement Design and Permitting
Considering A Space
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
IS IT AN OLD BUILDING? • Is the space located in a Historic Landmark building? • Will a substantial alteration be triggered? • If so, structural, life safety & insulation upgrades might be required
photo source: wikimedia
• Opportunities above and below the sidewalk
Commercial Tenant Improvement Design and Permitting
Considering A Space
Flatstick Pub, Pioneer Square
The Phases of Design
The Pastry Project on opening day! (Permitting by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
MONTHS NOW
1
2
3
4
5
6
7
8
9
10
11
12
13
14
ARCHITECT SIGNED ON BUILDER SIGNED ON
Pre-Design Schematic Design Design Development
PSPB USE APPROVED, THEN LEASE SIGNED PSPB DESIGN REVEIW APPROVAL
13-17 WEEKS
PERMITS APPROVED
Construction Drawings
8-12 WEEKS PSPB USE REVIEW BEGINS
Construction
PERMIT REVIEW BEGINS PSPB DESIGN REVIEW BEGINS
Commercial Tenant Improvement Design and Permitting
Schematic Design
12-16+ WEEKS CONSTRUCTION BEGINS
CONSTRUCTION COMPLETE READY TO OPEN!
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
PRE-DESIGN Services
Typical Products
• Clarify requirements and parameters
• Code Analysis
• Determine goals and objectives
• As-built drawings
• Prioritize wants vs. needs
• Pre-submittal conference, if needed
• Research codes and regulations • Document the site and existing structures
Result • Research completed • Pioneer Square Preservation Board use approval received (as necessary)
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
PRE-DESIGN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
SCHEMATIC DESIGN Services
Typical Products
• Define space layout and scope
• Pre-Lease design plan
• Discuss materials and systems for early
• Concept sketches • Preliminary pricing guidelines
pricing
• Concept board
• Begin concept board • Test design concepts through sketches • Begin to develop the brand for your business
Result • Early design direction for preliminary pricing
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
SCHEMATIC DESIGN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
DESIGN DEVELOPMENT Services
Typical Products
• Starts when lease is signed
• Permit submittal drawings
• Design is refined with real dimensions, equipment locations
• Approved permit drawings
and materials
• Revised concept board
• Coordinate consulting engineers, if needed (Structural, Electrical, Mechanical, Plumbing) • Develop design into technical drawings and details • Obtain required permits Result • Pioneer Square Preservation Board design review approval (as necessary) • Building and health permits issued • Obtain more detailed pricing from builder Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
DESIGN DEVELOPMENT
Equipment Schedule
Design Rendering
Computer Drawn Floor Plan Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
CONSTRUCTION DOCUMENTS Services
Typical Products
• Starts while we wait for City to review permit drawings
• Interiors: Interior elevations, cabinetry
• Fully develop and finalize design
design and detailing, lighting and
• Develop construction details, materials, finishes
electrical plans, materials selections
• Prepare construction specifications
and detailing
• Selection and procurement of furniture, light fixtures, art, accessories, etc.
• Exteriors: waterproofing details, exterior building / window / door trim, framing
• Further development and coordination with your brand
details, other architectural features.
identity Result • Contractor has what they need to finalize costs and...you are ready to start construction!
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
CONSTRUCTION DOCUMENTS
Material Board
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
CONSTRUCTION PHASE SERVICES Services • Starts when construction begins • Review and approve submittals and shop drawings from sub-contractors • Regular meetings on-site with you and builder to answer questions and clarify details • Available to answer questions and provide additional detail • Develop and coordinate final “punch list” items
Result • Design is built as you envisioned, and you are ready to open!
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
CONSTRUCTION PHASE SERVICES
Commercial Tenant Improvement Design and Permitting
Schematic Design
Schematic Design
Elm Coffee Roaster (by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
SAMPLE SCHEMATIC DESIGN PLAN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
WHAT WE NEED TO KNOW FROM YOU • What is your concept / big idea? • Your food preparation procedures • Your desired menu • List of desired kitchen and bar equipment
photo source: melanie beihle, seattle refined
• Preference on equipment placement
Elm Coffee Roaster Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
KITCHEN DESIGN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
KITCHEN DESIGN • This is where we START the design of the space • The kitchen must work for you and flow well • Many customers like to see into the kitchen to watch the chef • An open kitchen allows the sights, sounds and smells of the culinary process to take center stage (and your customers are the audience) • When possible, it is nice to hide some things, like the dishwashing area • Typically, the kitchen, bar and storage areas take up 30-40% of the size of the whole space (for really small spaces, they may take up to 50%).
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
BAR DESIGN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
BAR DESIGN • The bar can be a way to attract more customers to stay for dinner and increase revenue • Place bars near the front of the space where possible and close to windows to show activity to pedestrians • A good size bar could be 8-12 seats and could be larger if the space is larger
Damn the Weather Commercial Tenant Improvement Design and Permitting
Flatstick Pub, Pioneer Square Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
DINING ROOM DESIGN
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
DINING ROOM DESIGN It is good to offer a variety of seating options to accommodate different sized groups and a variety of different experiences: • Tables and chairs allow for flexible layouts for different size groups • Banquettes divide up a large space and offer quick seating options for large parties • Booths offer a cozy alternative but are not very flexible • Square tables (not round) are more easily combined • Consider opening your dining room to the outside with sliding or
London Plane
folding glass doors. This allows the sights, sounds and smells of your restaurant to attract customers • Private or semi-private dining areas allow you to rent out a portion of your restaurant for parties while allowing the rest of the dining room to be open to the public. Commercial Tenant Improvement Design and Permitting
Schematic Design
Cherry Street Coffeehouse 1st & Cherry (by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
OUTDOOR SEATING
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
OUTDOOR SEATING • Allows for more seating during warm months • Makes your restaurant more visible to drivers and pedestrians • You can serve alcohol outdoors too • Consider a covered or convertible structure & heaters to allow for 3-season dining options.
Outdoor Seating at Cherry Street Coffeehouse (by Atelier Drome)
• Permit may be required for outdoor seating
Commercial Tenant Improvement Design and Permitting
Schematic Design
Outdoor Seating at Casco
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
PROPOSED DESIGN EXAMPLE
Commercial Tenant Improvement Design and Permitting
Schematic Design
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
BAD DESIGN EXAMPLE
Commercial Tenant Improvement Design and Permitting
Schematic Design
Construction Costs
Counter Culture (Permitting by Atelier Drome)
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
PRE-LEASE / PRELIMINARY PRICING • We recommend having a Builder provide preliminary pricing during pre-lease, so you know roughly how much the project might cost before going too far in the process. • One early way of estimating costs early on is “dollars per square foot” ($/sf) • Many experienced Restaurant Builders use $350/sf - $450/sf. • Therefore, for a restaurant that is 1,300sf in size, you might expect starting Construction Costs to be about $450,000 - $525,000. • For retail spaces, costs are typically about half of restaurant spaces, therefore $175/sf - $225/sf. • You need to find a builder that is experienced in building a restaurant. Experienced builders are hard to find. Locate them early and get on their schedule.
Commercial Tenant Improvement Design and Permitting
Construction Costs
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
SYSTEM COSTS • A more accurate way to consider costs is to look at specific systems. This level of cost detail happens during design development. • Electrical: $20-$25/sf • Plumbing: $45-$55/sf • HVAC: $3,000-$4,000/ton • Type-1 Hood (for grease-producing cooking): $50,000 - $100,000 • Type-2 Hood (light duty non-grease cooking and high temperature dish washers): $30,000 - $50,000
Commercial Tenant Improvement Design and Permitting
Construction Costs
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
WHAT CONSTRUCTION COSTS TYPICALLY INCLUDE • Mechanical, Electrical and Plumbing systems and fixtures • Kitchen hoods • A “Construction Contingency” of between 5-10% (in case of unknown surprises during construction) • Builder’s Profit and Overhead (can range from 20-30%, depending on the builder) • Make sure the builder includes Washington State Sales Tax too!
Commercial Tenant Improvement Design and Permitting
Construction Costs
Elm Coffee Roaster, under construction
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
WHAT CONSTRUCTION COSTS DON’T TYPICALLY INCLUDE • Tables & chairs • Kitchen and bar equipment (stoves, ovens, dishwashers, etc) • Walk-in coolers • Audio / video system • Security system
Good Bar Commercial Tenant Improvement Design and Permitting
Construction Costs
ATELIER DROME + ALLIANCE FOR PIONEER SQUARE
OTHER IMPORTANT COSTS TO REMEMBER • Real Estate Agent fees • Architect / Design fees • Permit and Approval fees • Kitchen & bar equipment costs • Furniture, silverware, plates, etc.
Commercial Tenant Improvement Design and Permitting
Construction Costs
Thank you for attending! Feel free to reach out: The Alliance for Pioneer Square Chris Woodward | chris@pioneersquare.org ATELIER DROME architecture. interior design. branding. Henry Walters | henry@atelierdrome.com Shane Staley | shane@atelierdrome.com All photos and graphics courtesy of Atelier Drome or the Alliance for Pioneer Square, unless otherwise noted