4500 SF of office open space - who designs office lay out?
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Jared W SmithBusiness Member
Architect · Westchester County, NY · Member since 2018 · 682 posts · 476 votes@Cody L., That's your big problem then. You haven't worked with any "designers" which are worth even their compensation. (Mind you a "designer" is not an architect. I won't delve into this as I could write a book on this and there are mixed emotions about licensure and where it is needed and for what project types.. but I digress)
Anyway.. An Architect is suppose to take the anguish away from the client/owner since this is not their specialty. This is what we do. You don't tell us, architects what to do. You are suppose provide parameters and with several exchanges we weed out pertinent information for you/end user. We then use that info to bring you various schemes which meet most if not all your spacial requirements. You choice from those and we proceed to develop this until its of a level that it can be used for permit filing and be constructed by a Contractor.
You don't just google Houston Architect. This may also be your problem in finding the right person. You don't have any connections that have utilized architects in your area? Start with referrals. Also Use this website to find qualified architect through the National organization AIA - American Institute of Architect: https://aiahouston.org/v/architect-search/ Search by project type.
Also call my good friend Bao Loi. He's an architect and owner of a Design-Build firm called Design Craft in Houston, Texas. He may be able to help you out. PM me for his contact info.
Architect Owl PLLC521 Reviews
20 Replies
FYI this is sort of what the third floor looks like. The previous bar operator was getting it ready to be another floor of the nightclub. The only part of this render that would need to stay are where the four interior polls are and the two staircases and restroom.
- Appraiser · Denver, CO · Member since 2018 · 40 posts · 58 votes7y
Are you looking for a full remodel contractor/designer or just ideas to move forward with?
It honestly looks like it’d be a pretty big job to convert it from this to a “wework” type of workspace. They’re usually very well-designed and aesthetically pleasing, compared to just throwing up movable cubicle walls.
- 7yRonald RohdePro MemberAttorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
Interior designer or architect. You're not going to get anything useful from Fiverr.
- 7yJared W SmithBusiness MemberArchitect · Westchester County, NY · Member since 2018 · 682 posts · 476 votes
Originally posted by @Ronald Rohde:
Interior designer or architect. You're not going to get anything useful from Fiverr.
What Ronald said.
Beyond my obvious bias, it baffles me that this isn't an obvious choice for your needs.
Architect Owl PLLC521 Reviews - Architect & Investor · Bothell, WA · Member since 2015 · 102 posts · 78 votes7y
Ditto with @Jared W Smith and @Ronald Rohde.
These are typically referred to as concept plans or test fits. For either you need a program (list of spaces: reception, lobby, toilet rooms, etc.; how many desks/people to be served, as well as desired styling: contemporary, open office, the like).
If you give your designer no direction you are likely going to get less useful information back.
Originally posted by @Tyler Erickson:
Are you looking for a full remodel contractor/designer or just ideas to move forward with?
It honestly looks like it’d be a pretty big job to convert it from this to a “wework” type of workspace. They’re usually very well-designed and aesthetically pleasing, compared to just throwing up movable cubicle walls.
Well this is currently a big open space with windows on all walls. So it could be configured to be whatever. And yes, my goal would be 'well-designed and aesthetically pleasing'. I don't want to just make it a giant cube farm.
Originally posted by @Mike Garrett:
Ditto with @Jared W Smith and @Ronald Rohde.
These are typically referred to as concept plans or test fits. For either you need a program (list of spaces: reception, lobby, toilet rooms, etc.; how many desks/people to be served, as well as desired styling: contemporary, open office, the like).
If you give your designer no direction you are likely going to get less useful information back.
That's typically my problem when I have tried to hire designers for my buildings. My brain just isn't wired is such a way where I'm able to give them any direction. If I was to give them my own thoughts, I'd worry that I'd 'poison the well' and they'd design around what I suggested vs just coming up with what they thought was best -- unencumbered by what I think I want.
Yeah, I guess I'll just google "Houston Architect" and start down the list. Wasn't sure if this was a more specific task request to look for.
Thanks
- 7yJared W SmithBusiness MemberArchitect · Westchester County, NY · Member since 2018 · 682 posts · 476 votes
@Cody L., That's your big problem then. You haven't worked with any "designers" which are worth even their compensation. (Mind you a "designer" is not an architect. I won't delve into this as I could write a book on this and there are mixed emotions about licensure and where it is needed and for what project types.. but I digress)
Anyway.. An Architect is suppose to take the anguish away from the client/owner since this is not their specialty. This is what we do. You don't tell us, architects what to do. You are suppose provide parameters and with several exchanges we weed out pertinent information for you/end user. We then use that info to bring you various schemes which meet most if not all your spacial requirements. You choice from those and we proceed to develop this until its of a level that it can be used for permit filing and be constructed by a Contractor.
You don't just google Houston Architect. This may also be your problem in finding the right person. You don't have any connections that have utilized architects in your area? Start with referrals. Also Use this website to find qualified architect through the National organization AIA - American Institute of Architect: https://aiahouston.org/v/architect-search/ Search by project type.
Also call my good friend Bao Loi. He's an architect and owner of a Design-Build firm called Design Craft in Houston, Texas. He may be able to help you out. PM me for his contact info.
Architect Owl PLLC521 Reviews - Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes7y
Just to add a bit. Make sure you look through the architect projects and see if they have done something similar before. Since you are new to this aspect of design and dont have a trusted relationship with an architect already I would not suggest picking one that doesnt have experience already. Not that they wont do a good job just that you dont have the experience dealing with an architect or with WeWork spaces. Since you will be relying soley on them for pretty much every aspect of the design you need to make sure they know all the details and specifics of what works and what doesnt.
I've worked on a couple WeWork style designs and know its not as easy as filling an open space with desks and making it look cool.
Also are you planning on managing this WeWork space yourself or hiring a manager or renting the space as a whole to a wework type company? This business model is a full time job on its own, btw, and not as simple as just a typical renter. Originally posted by @Jared W Smith:
@Cody L., That's your big problem then. You haven't worked with any "designers" which are worth even their compensation. (Mind you a "designer" is not an architect. I won't delve into this as I could write a book on this and there are mixed emotions about licensure and where it is needed and for what project types.. but I digress)
Anyway.. An Architect is suppose to take the anguish away from the client/owner since this is not their specialty. This is what we do. You don't tell us, architects what to do. You are suppose provide parameters and with several exchanges we weed out pertinent information for you/end user. We then use that info to bring you various schemes which meet most if not all your spacial requirements. You choice from those and we proceed to develop this until its of a level that it can be used for permit filing and be constructed by a Contractor.
You don't just google Houston Architect. This may also be your problem in finding the right person. You don't have any connections that have utilized architects in your area? Start with referrals. Also Use this website to find qualified architect through the National organization AIA - American Institute of Architect: https://aiahouston.org/v/architect-search/ Search by project type.
Also call my good friend Bao Loi. He's an architect and owner of a Design-Build firm called Design Craft in Houston, Texas. He may be able to help you out. PM me for his contact info.
Thanks. I'll take your advise. I don't even know if I have the temperament to work with the people who are skilled in this process. Our team is large enough where I've been meaning to add some type of project manager who would spearhead these efforts. But until that happens -- it's me. Since I don't really manage the properties themselves I have to find SOMETHING to keep me busy :)
Originally posted by @Nik Moushon:
Just to add a bit. Make sure you look through the architect projects and see if they have done something similar before. Since you are new to this aspect of design and dont have a trusted relationship with an architect already I would not suggest picking one that doesnt have experience already. Not that they wont do a good job just that you dont have the experience dealing with an architect or with WeWork spaces. Since you will be relying soley on them for pretty much every aspect of the design you need to make sure they know all the details and specifics of what works and what doesnt.
I've worked on a couple WeWork style designs and know its not as easy as filling an open space with desks and making it look cool.
Also are you planning on managing this WeWork space yourself or hiring a manager or renting the space as a whole to a wework type company? This business model is a full time job on its own, btw, and not as simple as just a typical renter.I have a plan for the management. Not worried about that. At this point just need a few sketches of possible office layout ideas. I goofed around with some layout tools last night and came up with some crappy ones that might be enough to get started :)
- 7yMike ReynoldsPro Memberconstruction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
Originally posted by @Cody L.:
I own a 3 story historic building in downtown Houston. The first two floors are rented to a night club. Actually I take that back: The full 3 floor are rented to them but they only use two. So I thought I’d see if they’d like me to knock a few bucks off their rent and I’ll take the 3rd floor
Since it’s located downtown and has 3 of the four walls as windows looking out (ie great views), it seems like it would be great for shared office space (think, “weWork”). So I thought I could get $x/month in rents for the third floor while knocking down the existing tenants rent by .75 * $x.
However, as good as I like to think I am at running a portfolio of apartments, I don’t have much creativity.
So I wanted to go on fivver or use google to see what some cool options might be to design out this space. But I don’t even know what the person who designs such a space would be called? Or what deliverable it would be called if I wanted to pay someone to draft something up.
So.... Might be a long shot but since I don’t ask my questions here I thought I’d ask if anyone here has skills in this area, or could point me in the right direction?
I could give you a few names if you'd like. Even a historical contractor in the area if you are so inclined.
- Renter · Las Vegas, NV · Member since 2018 · 278 posts · 71 votes7y
Highest and best use or have fun or both?
- 7yRonald RohdePro MemberAttorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
Originally posted by @Cody L.:
Thanks. I'll take your advise. I don't even know if I have the temperament to work with the people who are skilled in this process. Our team is large enough where I've been meaning to add some type of project manager who would spearhead these efforts. But until that happens -- it's me. Since I don't really manage the properties themselves I have to find SOMETHING to keep me busy :)
I'm not sure if this is a weird humble brag or honesty approach, but a good business owner understand what they do well and only does that. Hiring the right people is a key to growth. Are you open to learning how to work with technical/creative people? If not, this entire thread is a waste of space
Originally posted by @Ronald Rohde:
Originally posted by @Cody L.:
Thanks. I'll take your advise. I don't even know if I have the temperament to work with the people who are skilled in this process. Our team is large enough where I've been meaning to add some type of project manager who would spearhead these efforts. But until that happens -- it's me. Since I don't really manage the properties themselves I have to find SOMETHING to keep me busy :)
I'm not sure if this is a weird humble brag or honesty approach, but a good business owner understand what they do well and only does that. Hiring the right people is a key to growth. Are you open to learning how to work with technical/creative people? If not, this entire thread is a waste of space
I'm not sure how my pointing out a flaw is a 'humble brag' (and I find that to be a silly term anyway)
So far I've had a good deal of growth, going from my first 8 unit to over 1000 units in a decade without any investors. I understand what I do well. It's more on the left brain analytical side of things. And I know what I don't do well. It's the right brain creative side.
I have 40 employees at this point. As I've grown, I've had to plug different holes that didn't make themselves apparent until I hit different points of scale. So yeah, now I'm at the point where having a full time designer or equivalent person is likely needed. Even if they're not the ones to actually design our properties -- it would help to have someone that at least speaks that language and has that as a base understanding so that they're equipped to work with a fee hired designer.
So that's what I mean. I don't think I have the skill (maybe that's a better description than temperament) to deal directly with the person who would supply the deliverable. Rather, I need to add someone to my team that can translate that world to my world as that would have a far better chance of succeeding.I think you have a two different issues. There are folks that you can hire to get a space look aesthetically pleasing. Then there are folks you can work with to make space functionally for it's intended purpose. For example, you can hire an interior designer that can help you make choices to end up with a very nice looking shared office space. But that's kind of pointless if the space is a nightmare for the tenants to use because it doesn't actually meet their needs. This kind of situation happens a lot in specialized industries. For example, I know many restaurants and coffee shops where people end up with a nice looking space that is impractical for it's intended use.
With that in mind, maybe look for architects or interior designers that worked on similar projects.
Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney. What I wrote above does not create an attorney/client relationship between us. I wrote the above for informational purposes. Do not rely on it for legal advice. Always consult with your attorney before you rely on the above information.
- 7yRonald RohdePro MemberAttorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
Originally posted by @Cody L.:
Originally posted by @Ronald Rohde:
Originally posted by @Cody L.:
Thanks. I'll take your advise. I don't even know if I have the temperament to work with the people who are skilled in this process. Our team is large enough where I've been meaning to add some type of project manager who would spearhead these efforts. But until that happens -- it's me. Since I don't really manage the properties themselves I have to find SOMETHING to keep me busy :)
I'm not sure if this is a weird humble brag or honesty approach, but a good business owner understand what they do well and only does that. Hiring the right people is a key to growth. Are you open to learning how to work with technical/creative people? If not, this entire thread is a waste of space
I'm not sure how my pointing out a flaw is a 'humble brag' (and I find that to be a silly term anyway)
So far I've had a good deal of growth, going from my first 8 unit to over 1000 units in a decade without any investors. I understand what I do well. It's more on the left brain analytical side of things. And I know what I don't do well. It's the right brain creative side.
I have 40 employees at this point. As I've grown, I've had to plug different holes that didn't make themselves apparent until I hit different points of scale. So yeah, now I'm at the point where having a full time designer or equivalent person is likely needed. Even if they're not the ones to actually design our properties -- it would help to have someone that at least speaks that language and has that as a base understanding so that they're equipped to work with a fee hired designer.
So that's what I mean. I don't think I have the skill (maybe that's a better description than temperament) to deal directly with the person who would supply the deliverable. Rather, I need to add someone to my team that can translate that world to my world as that would have a far better chance of succeeding.Fair enough, so you need someone who understand the vocabulary and can ask you the right questions before the architect does. 40 people...don't you have someone who is interested in this?
Originally posted by @Ronald Rohde:
Originally posted by @Cody L.:
Originally posted by @Ronald Rohde:
Originally posted by @Cody L.:
Thanks. I'll take your advise. I don't even know if I have the temperament to work with the people who are skilled in this process. Our team is large enough where I've been meaning to add some type of project manager who would spearhead these efforts. But until that happens -- it's me. Since I don't really manage the properties themselves I have to find SOMETHING to keep me busy :)
I'm not sure if this is a weird humble brag or honesty approach, but a good business owner understand what they do well and only does that. Hiring the right people is a key to growth. Are you open to learning how to work with technical/creative people? If not, this entire thread is a waste of space
I'm not sure how my pointing out a flaw is a 'humble brag' (and I find that to be a silly term anyway)
So far I've had a good deal of growth, going from my first 8 unit to over 1000 units in a decade without any investors. I understand what I do well. It's more on the left brain analytical side of things. And I know what I don't do well. It's the right brain creative side.
I have 40 employees at this point. As I've grown, I've had to plug different holes that didn't make themselves apparent until I hit different points of scale. So yeah, now I'm at the point where having a full time designer or equivalent person is likely needed. Even if they're not the ones to actually design our properties -- it would help to have someone that at least speaks that language and has that as a base understanding so that they're equipped to work with a fee hired designer.
So that's what I mean. I don't think I have the skill (maybe that's a better description than temperament) to deal directly with the person who would supply the deliverable. Rather, I need to add someone to my team that can translate that world to my world as that would have a far better chance of succeeding.Fair enough, so you need someone who understand the vocabulary and can ask you the right questions before the architect does. 40 people...don't you have someone who is interested in this?
You'd think so, right?
Nope.
It's cool though. Thought I'd ask on here as sort of a long shot. I have a group that will be taking over the space come June and they'll configure to their needs.
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