Blog – Page 2

Staying On Budget – 0.27%

June 21, 2017 by David Goode

An owner wants and needs predictability with their money.

For an Architect, there are many ways to deem a project a “success”. It could be a design award or recognition from the community, it could be schedule, internal profits, and sadly for some…not getting sued.

There are a few key items for me that really dictate a successful project:

Did we complete the project on time?
Did we stay on budget?
Is the entire team walking away wanting to work together again?

Focusing on budgets, in my mind, the end cost of the project should be very close to the established budget in the pro forma. I like to set the expectation of a 5% to 10% variance with my clients. This allows for some unforeseen circumstances as well as price fluctuations during construction. I can control the design side… and it sounds almost ridiculous to have to say… so, design within budget and prepare quality drawings.

Why bring this up? Well, a pat on the back is due for the Lincoln Commons project team. We had a net budget add of $9,000 on a $3.34 million project….that’s a 0.27% increase in the original contract amount. Predictable.

The tenants have been able to start work (on time), and the entire team is working on the next building together. I would chalk this one up as a success.

30 Years

May 31, 2017 by David Goode

Fireworks of various colors bursting against a black background

I have reached a pretty significant milestone in my career…. I have 30 years of experience in architecture.

I began working at 18, two days after graduating high school in 1987, as a draftsman at design/build general contractor firm The Bick Group. I had the pleasure of working with architects and engineers while producing plans for all aspects of building, including HVAC, electrical, plumbing and fire protection. The wealth of experience I gained in seven years there still serves me today, and I left as a Project Manager.

I joined Gray Design Group in 1994 as an Assistant Project Manager, taking a small step back to prove my value at a renowned firm in St. Louis. After six months, I was asked to relocate to Denver to help open a branch office. We grew the Colorado operation to two locations and 38 employees before the dot com bust and 9/11 knocked us out.

In 2002, I joined up with MCG Architecture as a Project Director/Architect. In 2006 at 37 years old, I took over as Managing Principal of the Denver office with 28 employees. Unfortunately, the economic crisis of 2008 and 2009 saw the retail development market come to a complete stop, and we suffered as a result. MCG was the dominant firm in the Front Range for retail design and architecture for many years.

In 2009, we architects had plenty of time to reflect since we had so little work. I realized after 20-odd years of working for larger firms that client relationships held more key to success than anything else in architecture. I decided that in order to best be in touch with my clients and their projects, I needed to break away from the corporate architect world and venture out on my own….launching David P Goode Architecture.

Why not a modern name like “3.14 Collaboration Studio” or the “Genius Loci Collective”? Two things: name recognition, and more importantly, personal connection. Having worked in Denver for so long, there is familiarity in my name. But to me, the decider was the personal connection I try to make with my clients and their projects. You hire me, you get me… not a junior architect that needs to fill his timesheet. Yes, there are folks in the background getting work done… but, I will answer the phone and show up at your meetings.

You get an Architect with over 30 years experience in projects ranging from restaurants, small offices and warehouses, to major data centers, office buildings, big box stores, and major shopping center developments…. and pretty much everything in between. You get an Architect that has a true interest in your project and how best to make it successful.

30 years…

Misconceptions – Not Just Small Projects

May 1, 2017 by David Goode

One thing I have heard over the last year or so is the misconception that DPGA only works on small projects…. This not the case! So, I thought it would be a good idea to provide some insight on recent work. Over the last 18 months, the following projects have been completed in this office and are at various stages of delivery:

Gateway Pointe Plaza – new 25,000 SF retail shell, wth a 12,000 SF liquor store anchor, opened November 2015 in Aurora, CO.

Stein Mart – new 32,000 SF retail shell and tenant finish turnkey delivery, opened October 2016 in Thornton, CO.

Michaels Arts and Crafts – 23,000 SF tenant finish, opened February 2017 in Boulder, CO.

Sable Center – new 9,500 SF multi-tenant retail shell, opened September 2016 in Brighton, CO.

Lot 10 Shops – new 14,000 SF multi-tenant retail shell, turnover to tenants May 2017 in Thornton, CO.

ULTA Beauty – new 10,000 SF, shell delivery May 2017 in Brighton, CO.

Lincoln Commons Bldg. C – new 20,000 SF, two story office over retail shell with turnover to tenants May 2017 in Lone Tree, CO.

Lincoln Commons Bldg. H – new 7,500 SF multi-tenant retail shell, scheduled for turnover Fall 2017 in Lone Tree, CO.

Tuesday Morning – new 12,500 SF retail shell and tenant finish, turnkey delivery scheduled for August 2017.

Retail Shops – new 7,500 SF multi-tenant retail shell, scheduled for delivery Fall 2017 in Northern Colorado.

Retail Shops – new 7,500 SF multi-tenant retail shell, scheduled for delivery Fall 2017 in Southern Colorado.

Grocery Store – 23,000 SF tenant finish, scheduled for delivery late Fall 2017 in Denver, CO.

Grocery Store – 25,000 SF tenant finish, scheduled for delivery Fall 2017 in Denver, CO.

This is just a list of the larger projects and does not include the smaller projects that pass through our office which include many restaurants and retail stores. We’ll get some pictures up on the website soon.

The bottom line is this: we have the horsepower to complete these projects, but we take a different approach to the business of architecture. Our approach allows DPGA to provide efficient, quality client service at more competitive fee structures for our clients. We have amazing sub-consultants that share our vision, and we’ve worked together seamlessly for years. I would love to have you give us a try, I think you’ll be pleasantly surprised.

The DPGA model is working, as 80% of our business is from repeat clients.

The Grove Shops

April 18, 2017 by David Goode

Another DPGA project getting close to turnover. The Grove Shops in Thornton, CO is nearing completion and turnover to the tenants for their work.

The 14,000 square foot multi-tenant retail shell building features a small sprinkler room and alley in the back to hide the utilities serving the building. These areas connect essentially two halves of a building and allows all the utilities to be in the middle for shorter runs to tenant spaces. On the front, this middle area is a large patio for restaurant users. The best result of this middle connection area is that we created four end-cap spaces, all leased by restaurants, which is like gold for a landlord.

Despite starting in the dead of winter, we’re ahead of schedule. Great news as the building is 80% leased already and tenants are ready to accept the spaces.

Raptor Education Foundation

April 6, 2017 by David Goode

The Raptor Education Foundation (REF) in Brighton, Colorado has been “promoting environmental literacy since 1980.” David P Goode Architecture has been honored to work with the REF as they begin to realize the dream of “Eagle World”, an education, observation, and visitor facility on 10-acres in Brighton. Our relationship began in 2008 when the REF came to Prairie Center, and we were thrilled when asked in 2016 to prepare a conceptual design to further define Eagle World.

In 2015, the Brighton Lodging Tax Advisory Committee awarded the REF a grant to initiate a feasibilty study for the 10-acre parcel in what is now referred to as the Prairie Center Wildlife Sanctuary. In order to gain a more complete picture of the financial commitment required for the facility, DPGA prepared a program, conceptual design, and preliminary construction budgets.

This process took several months to complete as we analyzed each part of the facility: what do the birds need and how they can thrive, how can we present the birds for the public to see, promote education, what about rehabilitation, day to day operations, etc., what might we or the raptors need in the future, how can we build this in phases? We went so far as to determine what it would take to provide new water (which needs redundancy) and sewer service to the property from nearly 1/2-mile away. The details of the enclosures, called a mews, were designed using the nearly 40-years experience of the REF staff.

2016-07-25 Report Drawing Sheets-05 - Site Plan

Ultimately, the entire 10-acre project was priced conceptually by a contractor in order to generate some fundraising goals based on reality. To aide in that fundraising and to generate more excitement to REF members, DPGA generated several renderings…

2016-0805 Raptor Presentation - w-titlblock2

At the entry to Eagle World, visitors will pass through the Administration building with its winged roof form. The structure will house not only the administrative offices, but also a clinic/hospital, gift shop, reception area, and multi-purpose rooms.

2016-0805 Raptor Presentation - w-titlblock3

Inside the facility, the mews will be arranged around the site so visitors can wander to each enclosure much like a zoo. There will be rest areas as well as educational displays so visitors can learn how the raptors are impacted by the environment.

2016-0805 Raptor Presentation - w-titlblock4

An amphitheater is also proposed, which will provide flight presentations and educations to visitors. This structure is located on the site to also be available to the general public (for rent) for other events. The tent shade element reflects the forms of nearby Denver International Airport and is reminiscent of swooping curves of birds in flight.

The result of the design, studies, and budgeting is a 45-page report to be included with a marketing and financial analysis and presented back to the Lodging Tax Committee. It is hoped that additional grant money will be awarded to help accelerate the project towards reality.

The REF does amazing work with these majestic animals. This project, even in its infancy, has been very exciting. While DPGA specializes in retail and restaurant work, the REF study project reminds us that we can expand beyond our specialty and excel in the work we do.

We can hardly wait for the next phases of design for Eagle World.

ULTA Beauty Progress

March 31, 2017 by David Goode

The latest tenant at Prairie Center in Brighton, Colorado is well into construction. ULTA Beauty is moving into a 10,000 square foot building later this year, and shell delivery is progressing weeks ahead of schedule.

ULTA Beauty - Prairie Center — ULTA Beauty – Prairie Center

This building, like the others in Prairie Center, is site-cast tilt-up concrete exterior walls. This method of construction moves very quickly and is often less costly than the more traditional masonry exterior wall construction. The roof framing is the typical steel joist and deck, and the structure bears on the exterior walls. Tenant entrance canopies are easily framed with steel and metal studs.

David P Goode Architecture has been working within Prairie Center since 2003, when we began site planning and master planning the development. It is a great honor to still be the project architect for the client, 14 years and dozens of buildings later.

Planning Commission

March 8, 2017 by David Goode

Not many folks know that I’m on the Planning Commission for the City of Castle Pines….yep, in the second year of my three year term. I have the pleasure of working with a great group of commissioners and one of the best Planning Directors I’ve ever come across.

Why planning commission? I “sit” on several design review committees for shopping centers, where we provide review and approval for the various tenants taking pad lots for their buildings. I’m also the president of my neighborhood HOA’s design committee. And… how many times have I stood in front of other city’s planning boards presenting project for my clients? So, it it made sense to take the next step and help shape my city as it grows.

Perhaps one of you will present your project to me…

Comida opens at The Stanley

February 28, 2017 by David Goode

Comida is open and serving up their amazing street tacos at the Stanley Marketplace in Aurora. David P Goode Architecture had the pleasure of working with Xan Creative on the restaurant in one of Denver’s hottest redevelopment projects.

A cool feature of the space is the old crane that remains above the dining room….of course, shown off in bright pink.

Comida’s brand fits very well in the Stanley and we wish them all the success in the world!

Actual Blueprints to get Geeky About

February 24, 2017 by David Goode

There are times I’m convinced I was an Architect in a past life too. Or, perhaps, its just that I believe so strongly in being an Architect and what it used to mean. When I come across old plans, I get a little geeky about it. I had the pleasure of seeing these the other day…nothing special, just a simple two story office building. The plans were drawn in 1953, and they’re actual “blue prints”.

I like the mid-century modern design happening here. Its interesting to see how information was conveyed on the plans, I see a lot of similarities to how we do it now.

Not the most energy efficient design.

I love how the graphic symbols we use today are not simply random, they’ve been around for a long time. We try to take advantage of this “industry custom” when preparing drawings as it can lead to efficiencies in plan production time, ultimately lowering our fees.

This architect spent a great deal of time and attention to graphic presentation on this section detail. You can tell each line and material graphic symbol or hatch is meticulously drawn. Even the pipe column is graphicly shown as round by the line work. Glorious!

I still do a lot of sketching by hand because it helps in the design process by allowing a rapid run through of ideas. These days, I’m not so sure I can draft by hand faster than CAD, but there was a day in the not too distant past that I could. The biggest difference is when something needs to change… erasing or starting over by hand, or a slick move and stretch command in CAD.

I can imagine a big, smoke filled studio of architects and their drafting boards with pinbars and table lamps, and parallel bars….

Interior_View_of_Drafting_Room

Lincoln Commons – Gettin’ Vertical

February 17, 2017 by David Goode

Building C at Lincoln Commons in Lone Tree, a 20,000 square foot two-story mixed use building, is nearly topped out with steel. Work has been progressing a a great clip despite being the dead of winter. The tower element to the middle-left of the building is the lobby, stair, and elevator group, which forms the entrance to the second floor offices. The retail storefronts are on the ground level at the opposite side of the building.

Lincoln Commons - Building C — Swinging Steel