DESIGN GUIDE
U N - B OX S T U D I O . C O M
“We shape our buildings;
thereafter they shape us.” – WI N STO N CH U RCH I LL
Un.box Studio is a collaborative design studio based in Austin, TX. Our goal is to enhance the everyday environment through minimalist, efficient and sustainable design. Our creative approach to design has enabled us to successfully work in a variety of typologies including residences, mixeduse developments, installations and art exhibits. Formed in 2010 under principal Jared Haas, the studio now occupies a converted warehouse space on the East side of Austin, known as the East Side Collective. The studio’s engagement with Austin’s creative community allows it to be an active agent for quality design. We collaborate with our peer disciplines throughout the design process to ensure a streamlined and holistic building approach for the client.
contents
01
TEAM
02
PHASES
03
C O S T S & C O N S I D E R AT I O N S
04
CASE STUDIES
01 TEAM
Buildings are complex. They demand a talented team and a tremendous amount of collaboration to achieve success. This section will discuss the team members and roles necessary to properly carry out the process.
client
MEP Engineer: Mechanical, Electrical,
The team starts with you. You may be
complex residential projects, these
an individual, a husband and wife team,
engineers may not be necessary.
or a business entity. You and your team
However, for more complex residential
may consist of partners, investors,
projects and commercial projects,
or friends and family. Regardless, the
these engineers will be essential.
client is the visionary. Your design team
Mechanical Engineers handle heating,
is here to help you articulate your
ventilation and air conditioning (HVAC)
vision. Your build team is here to bring
design. Electrical Engineers design the
that vision to reality.
wiring systems for lights and electric
and Plumbing Engineers. For less
appliances. Plumbing Engineers design all water (storm, domestic, waste, irrigation, other special) and gas systems.
design team
Civil Engineer: Traditionally, a Civil Engineer is known to design roads,
BUILDING DESIGNER
bridges and dams. You may be required
Think of us as your captain. We are here to develop the design and documentation in accordance with your program. We help assemble and coordinate with the right consultants needed to finish the job.
to consult with a Civil Engineer to help with parking lots, garages and major topography alterations including excavations and site drainage. Landscape Architect: These designers help tie your building to your site. Such design elements include hardscapes
C O N S U LTA N T S
(plazas, patios, pergolas, fountains,
Surveyor: All projects start with a site survey provided by a licensed surveyor. A survey is a graphical description of your property. Chances are you have a survey for your property given to you along with your deed during purchase. However, if your survey is 5+ years old, you will need an updated survey.
etc) and landscapes (lawns, ponds, gardens, etc). Exterior lighting is an often overlooked design service that a Landscape Architect can provide that will add significant value to your project. Interior Designer: While we do offer basic interior design services, we will work in tandem with other interior
Structural Engineer: This engineer develops structural drawings in accordance with the architectural drawings. They will size and coordinate all structural members including floors, slabs, walls, columns, beams and roofs.
designers. Interior Designers can help with furniture, finish, and equipment selections. Some may offer even more specialty services such as lighting design calculations for projects with specific lighting requirements.
U N . B OX S T U D I O D E S I G N G U I D E | T E A M
Specialty/Other: Common examples
Contractor for design phase services.
include a Green Consultant, Pool
This allows the design team to properly
Consultant, Acoustic Engineer, Zoning
collaborate with the build team to
Consultant and Permit Expeditor.
holistically develop the design.
build team
S U B C O N T R AC T O R S
Also known as the ‘trades’ or ‘subs’,
G E N E R A L C O N T R AC T O R
these are the guys that the General Contractor will hire to perform the
The General Contractor is your builder.
work. Typical examples include
They will hire and coordinate with
framers, concrete crews, and drywall
subcontractors for the construction
specialists. Some subcontractors
process. Once the design team has
may bridge between design and build.
completed the design documentation
For example, cabinet makers will
(known as construction documents),
provide what are called ‘shop’ drawings
you will contract directly with the General Contractor for the construction
before fabricating the pieces. Shop
of your building.
drawings are highly detailed drawings
Unlike the traditional process, we like
documents and need to be approved
to work with the General Contractor
by the Building Designer and General
from the beginning. This may require
Contractor. Other fabricators may be
entering a ‘Preconstruction Services
needed for specialty items, such as stairs,
Agreement’ with your selected General
and will also provide shop drawings.
based on the original construction
CLIENT
DESIGN TEAM
BUILD TEAM
BUILDING DESIGNER
G E N E R A L C O N T R AC T O R
+
+
C O N S U LTA N T S
S U B C O N T R AC T O R S
U N . B OX S T U D I O D E S I G N G U I D E | T E A M
02 PHASES
We have divided the design process into 6 phases. From the initial vision to building completion and beyond, we will be there to guide you through the entire process.
01
02
PROGRAM
03
PRE DESIGN
S C H E M AT I C DESIGN
A building is more than
This is the process of
In this phase we develop
just a list of rooms
setting up the proper
a design based on
and a budget. Site and
documentation for
the conditions and
social context, spatial
existing conditions
parameters found in
relationships, light and
and uncovering the
the earlier phases. We
shadow, material, and
pre-existing building
may choose to develop
color are all examples
and site constraints.
several design options
of concepts that help
We gather all site and
depending on the
dictate a building design.
building information
nature and complexity
It is important that we
and enter it into our
of the project. After
articulate and document
system to develop
several meetings and
your goals and desires.
existing drawings and a
discussions, we refine
feasibility study report.
the design into a single
For larger or more
unified scheme.
Before we decide to move forward, lets find out a few things about each other and your project. We give you a client questionnaire and follow up with a free initial consultation. We also recommend that you interview with other firms. Likability and trust are equally as important as design aesthetic or style. We are about to form a relationship and need to know that we are
S TA R T
mutually compatible.
01
A P P R OX . 1 WEEK
02
complex projects, third party consultants may be necessary to produce a more detailed feasibility
All of our schematic designs are developed and shared using 3D
study report.
building information
Your program and initial
known as BIM. We will
budget are further
elaborate upon the BIM
developed at this stage.
process in the ‘Cost and
Precedent images and
Considerations’ section.
modeling software,
ideas are gathered and shared using a Pinterest board. Pinterest is an online medium which enables us to add web images to a single source folder, known as a board.
A P P R OX . 1 W E E K– 1 MONTH
03
A P P R OX . 1 -2 M O N T H S
04
A P P R OX . 2-4 MONTHS
*TIMELINE BASED ON A T YPICAL 2 , 500 SF NEW CONSTRUC TION
U N . B OX S T U D I O D E S I G N G U I D E | P H A S E S
04
05
CONSTRUC TION DOCUMENT
06
CONSTRUC TION A D M I N I S T R AT I O N
P O S T O C C U PA N C Y
We use the schematic
The team may decide
It is important that
design to develop
to put the construction
we keep an open and
construction document
documents out to bid
honest relationship
drawings (or CD's) for
to various contractors.
after occupancy. A
permitting, pricing,
This can help ensure the
post occupancy walk-
and construction.
best price per quality and
through interview allows
Construction document
team relationship.
for feedback. We may
drawings are a detailed set of instructions on how to construct the building.
ensure that construction
will be specific to your
activity conforms
project and are the
with the construction
most time consuming part of our process. Other design consultants develop their drawings which are added to the construction document set. This requires constant coordination. As the designs are further articulated, it is important that the client is well informed. We work with you to review updated designs and help make important design decisions, such as material and fixture selections.
begins, it is our duty and legal obligation to
These unique documents
communication and
Once construction
use this information to remedy a problem or enhance a solution. This information can also help us make better design decisions in the future.
documents. We
We take pride in our
coordinate with the
work and often want
build team to answer
the world to know this.
questions and make
Photoshoots allow us
revisions as necessary.
to properly market your
Unforeseen conditions are inevitable and quick design decisions will be required. There may be
project. This may require a little extra legwork for items such as furniture staging.
unresolved details and
We hope that you will be
item selections, so we
equally as excited to show
develop and provide
off your project! We rely
the proper design
on referrals and hope that
information. We help you
you will want to spread the
and the contractor work
word about our process
with proper vendors to
and your final product.
make final selections and orders. We review all new information before
05
A P P R OX .
06
6 -12 MONTHS
A P P R OX . 6+ MONTHS
S I N G L E - FA M I LY H O M E L O C AT E D W I T H I N T H E AU S T I N U R B A N C O R E .
U N . B OX S T U D I O D E S I G N G U I D E | P H A S E S
FINISH
implementation.
03 C O S T S & C O N S I D E R AT I O N S
There are many items to consider before and during the design and build process. It is important that you are well prepared for your journey, and this section will help you on your way.
budget
COST VS DESIGN
Project budgets are broken down into soft costs and hard costs. Soft costs are the design costs which are paid to the design team during the design phases. Hard costs are the construction costs (including contractor fees) and are paid in ‘draws’ to the contractor. Check with your financial lending institution to verify draw frequencies because they can vary per bank and loan type.
We are all guilty of having champagne taste on a beer budget. If you already feel like you are entering a project on a tight budget, we recommend that you revisit your program (owner requirements such as number of baths). For example, do you really need that 4th bedroom for a family of 3? Leaving room in your budget will allow for better design decisions, higher quality materials, and items that can ultimately enhance your environment.
SOFT COST FEES
approximately 20-30% of budget Keep in mind that every project is unique and thus, soft costs are relative. While overall soft costs will depend primarily on project size, scope, and complexity, expect to allot 20-30% of your total budget to design team costs & fees. We work hourly to account for the dynamic nature of projects. We include an estimated fee cap so you can budget accordingly. Although we recommend that other consultants use the same pricing structure to allow flexibility throughout the project, they can, and typically will, give fixed fee proposals if their scope is clearly defined.
Expect to add a contingency of 10-20% to your initial budget for upgrades and unforeseen conditions which could happen at anytime, even during construction. Lean on your design team to find creative alternative solutions that could ultimately allow you to have your cake and eat it too! Although it is often cheaper to do everything altogether, you may want to consider breaking your project into phases. For example, you may eventually want to add a future pool, guest house or office. These items should be brought to the designer’s attention early on to ensure future feasibility. Cost-per-square-foot analysis is
HARD COST FEES
relative to project size. For example,
approximately 10-20% of hard cost
a 1-bedroom house at 500 sf could cost $500/sf while the same house
Hard costs are also relative to
at 1500 sf could cost $250/sf. In the
your project size, scope, and
US, buildings are expensive primarily
complexity. Expect to allot 10-20%
due to the high cost of labor. Much of
of the construction costs for your
the construction cost lies in the cost of
General Contractor’s fee. Some General
hiring laborers to be on site. Adding a
Contractors may also have monthly
few extra square feet does not always
project management fees in addition.
extend costs proportionately.
U N . B OX S T U D I O D E S I G N G U I D E | C O S T S & C O N S I D E R AT I O N S
communication
BIM process
It is important that you maintain open
Not very long ago, buildings were
communication with the entire team.
designed and drawn by hand. This was
This is especially important early in
replaced by Computer Aided Drafting
the design phases in order to avoid
(CAD) which allows for a more
mistakes or regrets that become even
precise design process. Recently
more costly to resolve in later phases.
we have entered the age of Building
Keep in mind that your team members will have several projects occurring simultaneously. Communication via email gives the team record of correspondence and allows us all to electronically organize and keep track of action items. Phone calls
Information Modeling (BIM) which enables us to design and develop documents in 3D. BIM ensures a more streamlined and precise process for the design and build teams. BIM also enables better communication between consultants.
and live meetings will be essential
We share all of our design and
to maintain open and collaborative
documentation with the client and
communication for more immediate
other team members through a free
needs and presentations.
app viewer called BIMx. BIMx enables you to virtually tour the building in 3D alongside the 2D documents (such as floor plans, elevations, etc). You can
team
view live updates which keeps you well
Rely on us to help coordinate your team early in the design phases. We have strong relationships with past collaborators and know how to utilize
informed throughout the process. You are able to show the project to your family, friends, bankers or investors from your desktop or mobile device.
their strengths and weaknesses. We believe that assembling the team early results in a more efficient and holistic process.
R E A DY T O TA K E T H E N E X T S T E P S T O WA R D S TA R T I N G YO U R P R O J E C T ? C O N TAC T U S T O DAY T O G E T YO U R F R E E P R O J E C T G U I D E . I N F O @ U N - B OX S T U D I O . C O M
U N . B OX S T U D I O D E S I G N G U I D E | C O S T S & C O N S I D E R AT I O N S
04 CASE STUDIES
We are a general practitioner studio and have diversified experience working with various project typologies, budgets and teams. We have developed strong relationships because we feel that a project is only as good as its team members. This section reviews a few success stories.
lake austin cabin
TYPE
This previously undeveloped 5 acre lot,
Custom residential new construction
nicknamed ‘the Narrows’ had been a gathering place for the client’s family
BUDGET
since the 1970’s. It is a beautiful Lake
$250,000
Austin waterfront oasis lined with Cyprus
C O N T R AC T O R
trees. The owners insisted on a simple,
True Build
humble, yet unique cabin to host their
INTERIOR DESIGNER
family gatherings and quiet weekend
Herb Schoening Interior Design
retreats just a few miles outside of downtown Austin.
LANDSCAPE ARCHITECT
Tait Moring & Associates
The 610 sf cabin consists of a single
Landscape Architects
kitchen-living-dining room, bath, storage
PH OTOG R APH Y
Stross Photography
space, and deck. We chose natural materials and methods that would be as maintenance-free as possible for years to come including ipe wood rainscreen siding, custom floor-to-ceiling face-glazed steel windows, and an integrated boardformed concrete planter wall.
U N . B OX S T U D I O D E S I G N G U I D E | C A S E S T U D I E S
cove
TYPE
Un.box Studio worked in collaboration
Commercial retail new construction
with 3423 Holdings to create a new retail building for the Cove clothing store
BUDGET
founded by Rebecca Yanoff. Located in the
Undisclosed
heart of the SoCo district, this building will
D E V E L O P E R /C O N T R AC T O R
be the face of an upcoming multi-phased
3423 Holdings
mixed use development project.
INTERIOR DESIGNER/BRANDING
Creative Tonic
The original design features a custom masonry block screen facade around a simple, minimalist volume. It engages with the lively SoCo streetscape with planters and an open deck. Floor-to-ceiling storefront glazing helps create a retail space that feels open and connected to the environment around it.
U N . B OX S T U D I O D E S I G N G U I D E | C A S E S T U D I E S
peoples residence
TYPE
Un.box Studio teamed up with Newcastle
Speculative residential
Homes to create a speculative home in
new construction
the heart of East Austin. This utilitarian single-family project separates the
BUDGET
master suite with a glass entry to create a
Undisclosed
home away from home. The entry allows
D E V E L O P E R /C O N T R AC T O R
a clear site line to the backyard which
Newcastle Homes
was designed around a large heritage
INTERIOR DESIGNER
oak that has dominated the property for
Newcastle Homes/Homeowner
nearly a century.
PH OTOG R APH Y
The modern vernacular style was
Austin Real Estate Photography
designed to appeal to both the modernist and traditionalist, all while seamlessly fitting into an original Austin urban core neighborhood. It features a hand-stained cedar facade and charcoal galvalume roofing with matching dark bronze anodized windows.
U N . B OX S T U D I O D E S I G N G U I D E | C A S E S T U D I E S
sunnyvale residence
TYPE
This project was a modern remodel of an
Custom residential remodel
outdated single-family historic residence to help create a timeless feel for years
BUDGET
to come. Using only the existing footprint,
$270,000
we opened up and consolidated the
C O N T R AC T O R
existing spaces to make them feel larger
Melde Construction
and brighter.
INTERIOR DESIGNER
We tied the existing space to the outdoor
Maryl Georgi
private pool area with a glass multi-sliding
PH OTOG R APH Y
pocket door and expansive windows in
Scott Wade Photography
the kitchen overlooking the exterior. We chose a light and cool color palette to put life back into the space. Warm, natural wood materials throughout balance the cool color scheme, making this a thoroughly modern yet cozy living environment.
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