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Old Morris Bridge Road (OMBR) Mixed Use Office Building

  • OMBR Office Building Preliminary Design
    Designed by:  Chris Currie
  • This is my first time actually going through the design process like this online as a blog/photo album.  I typically keep everything to myself so this is just as much of an experiment for you reading this as it is for me to show it.  

    I know some of you are really unfamiliar with how things are done in the A/E/C industry.  So I am going to explain some of the things that go on behind the scenes of designing a building to give you an idea of what it's like to walk in my shoes.  I have also tried to explain some of my creative process and also what goes on while developing a project.  I included hyperlinks to resources and references in order give you the best view of the products used in the design so you can see more than just a pretty picture.  

    Perhaps people will more reluctant about the idea of outsourcing our work to a foreign country if they knew that a simple program operator can not replace a designer and understand the drastic difference in the skills or abilities.  Currently I am like many A/E/C professionals whom have run out of work.  If anyone is hiring AutoCAD, REVIT, or SketchUp designers please feel free to contact me.  I am also well connected for those people who would like to be clients for projects needing my services.

    The client of this project is my best friend Syed Ali from Laeqali and Associates Inc., a design build firm located in Tampa, Florida.  The initial use of the property involved in this project has changed on paper several times and eventually a decision to build an office here was made. After developing the first initial series of drawings that do not even remotely resemble this building the project died on the drawing boards and on the computer. So on my free time I developed a design of my own and copy righted it.  It did not get the initial approval or acceptance until it was seen developed in 3D form.  

    The pictures of the OMBR office building shown here are considered a work in progress and are my solely designs.  I have even included some of the photos used as study pictures which will also be explained. I will also try to explain the contents and significance of each picture regardless of its' state of completion.  
  • Old Morris Bridge Road & 122nd Avenue
    Tampa, Florida

    The location of this site is outlined in the map above.  

    The building will be used as an office and an apartment.  Due to the proportional amount of area used for business and home it's easy to determine this is a occupancy class B building per FBC section 304.  After looking at the FBC charts on section 500 and 600 you'll notice if I try to get approval for a bigger building the fire rating requirements go up.  An example of this is if I used construction type I-A can build up to an unlimited height and have an unlimited square footage per FBC table 503 but I get hammered by the fire codes on FBC table 603 which starts asking for 4 hour fire ratings and fire sprinklers.   As you start asking for less space and height the fire rating requirements start coming down dramatically.

    I am pointing this out for a few reasons.  There are many people out there that have no idea what the difference is between fantasy and reality when it's time to design buildings.  Showing this explains to people how things work in the real world.  This is only one of several governing factors that can and will limit your building size and height.  Every place you go, including your home was designed and built to building codes.  Knowing the building codes, looking them up and applying them to your design while incorporating function of the end user separates the professionals from the people using CAD software as an etch a sketch.  

    I personally think the best fit for this project would be to go with construction type II-A.  It offers an 37,500 square feet total when my building is significantly less than this, a maximum total height of 65 feet or 5 stories which ever comes first and the highest fire rating it requires me to use is 1 hour.  The last part might be cutting it a little close but I can deal with it.  A two hour fire wall at worst case scenario costs much less than a four hour rated one needed for the type I-A.  Keep in mind it's not simply just slapping on an extra piece of type "X" gypsum to fix the problem.  There are requirements for every penetration and structural member within the building also.  This still does not even cover the added cost of the labor, shipping or the other materials to install it.  Adding all of this together is far more than just the cost of the extra gypsum board.

    Even after looking at the size limitations and requirements for the construction type II-A , if I am a few feet over and it's totally necessary I can opt for a variance but I need to keep those kinds of requests for emergency use only.  Now it's time to look at some of the real problems that come into play when we start looking at the site:

    Lack of a sewer means the owner of the property is responsible for treating the run off from their land. So all of the water has to be treated before it gets into the creek that dumps out into the Hillsborough River at the north side of the property. 

    Part of the property is designated as wetland which means even that much less space you can build on and another setback you need to maintain for your building. 
    The flood plain designation also makes some of this property more expensive to develop than others. 

    There isn't a fire hydrant in close proximity to the property limiting the size of the structure you may build. 

    The shape of the property tapering off at the south instead of being an easy square parcel of land while maintaining the required set backs make placing the building on the property that much more difficult. 

    There is only one access to the building from the north due to 122nd Avenue being a dead end. 

    The allowable permeable and impermeable square footage made things almost impossible especially when planning for parking.

    Odds we will still have to use fire sprinklers in the building due to a lack of a fire hydrant in close proximity to the site.  So I'll try and make lemonade out of the lemons by exploring the idea of taking recycled rain water, treating it and then using it for the fire sprinkler system. There's a green idea we will probably put to good use in the future.

    Due to the types of issues and the amount of other problems that have occurred through other agencies we can not make a normal building entry like found on many buildings which was depressing to find out.  The current entry is a lack luster journey through the Level 1 parking area.  I was thinking of eventually developing a canopy design for an exterior  elevator entry but I have not fully explored that option as of yet.  Sometimes that's how things are when dealing with large bureaucracies that have impossible or impractical demands.  

    Just to give you an idea this is only the start of the red tape I have to go through.  I still have to chase down every single last item used to make the building for an approval code.  Only if they were this tough on other industries like the banking industry perhaps we would all be working instead of going through a financial crisis.   So sometimes we have to settle for things that are not optimal or less desirable which is far better than not having a building at all.

    So much for designing buildings for fantasy land.  We are off to make a Occupancy Group B Building with Construction Type II-A guidelines using the smallest foot print possible while making everything we can cantilevered for the most square footage.  It's a good thing I design projects to be built in the real world which isn't to say I won't need a few variances to make this happen.
  • (Study Picture) Legacy Sabre Springs
    San Diego, California

    After looking at the products from     Innovative Structural Glass I decided their glass fin wall was the perfect way to maximize the amount of viewable area in a space or building if I can get an approval code for their product.  This would provide the best view of the trees and nature elements to the north while letting the natural light in from the south. 
  • (Study Picture) South Mac Dill Avenue & West Barcelona Street
    Tampa, Florida

    The only feature I really liked about this building was the open stair area. I also felt it was a little incomplete and irrelevant to the current structure theme I was designing. I needed to make the biggest building I can while providing the smallest building foot print which can only be achieved by cantilevering everything after the first floor.  I felt the only way to tie this in with the rest of the building was to have an element of it also cantilevered. This is why there is no column in the corner of the stair tower by windows in my design which means the roof becomes cantilevered.
  • (Study Picture) Rubik's Cube

    Everyone has inspirations, experiences and etc. to pull from through out their life which makes everyone even that much more different from each other.  Incorporating such items into a design takes things a step further making it just as unique.  So I chose a childhood toy I used to have for one of the study photos.  This is a mechanical puzzle that was invented in 1974 well before computers were used on a regular basis to develop building plans.  After taking a closer look at the Rubik's cube several properties of the cube are readily apparent.   Expanding ideas beyond the toy while using it as a starting point or a spring board to other ideas are listed below.  

    All the colors shown in this photo are primary colors and the other colors used on the cube were relatively basic colors like a box of 8 Crayola crayons.

    If we look a little bit closer we can see other things like all of the squares the same size and it also has a graph appearance if you were to repeat the pattern in an array.
    The cube could also some what represent those cubed figures on the orthographic projection tests. 

    I am sure many of you who have been in the A/E/C industry are familiar with the Leroy, triangles, scales, lead holders and drafting tables. When once upon a time before the wide use of computers to do this kind work it was all done on several kinds of paper. Graph paper and college line ruled paper patterns are represented by reveals found on some of the exterior features of the building.

    In a broader sense the design I have created is a modern idea with some old school ideas that had influenced me through out my childhood, career and education.
  • (Study Picture) Sandstone Tombs of Petra, Jordan

    Sandstone is also a common material in Florida.  A few concepts of the design came from this picture like the colors and textures which helped pave the way for many of the elements that make up the current building design. 
  • Preliminary Site Planning for the OMBR Office Building

    Due to the negative aspects of the highway to the west and the condition of the property to the east I wanted to minimize the views to them.  This also makes it ideal to position the walls needed to support the structure parallel to these boundaries.  Due to the noise of Interstate 75 these walls also need to act as sound barriers.  The cantilevered walls with black reveals also provide a space for plumbing lines, vents and electrical conduit.  I also decided that I didn't want to make the building so modern that it was totally irrelevant to the location.  So I have toned it down some in comparison to my other designs.  Several components in the design like the Innovative Structural Glass - Glass Fin Wall     and glass guard rails were selected to make the most of the view. There is a large quantity of trees and the creek to the north while the south also offers a view to a few trees.  These are important elements to incorporate into the building design.  Now that I have explained the easy elements I'll try to explain the more difficult ones.  I am almost positive I'll lose people in the translation but I will try anyways.
  • Preliminary Design for the OMBR Office Building

    There are many different building codes that must be adhered to if a building design is going to be built in reality. The idea is to turn in the project for review at the end and have minimal if any comments come back. In my career I have never worked on a project that received no comments back. Even if something is perfect the people at the building department still have to justify their need to exist. So even if I did everything right I still expect to get comments back it's just part of the game.

    The typical elevator shaft size predetermined by the dimensions of manufacturer which will provide the inside dimension that needs to be extruded. After figuring out what  Underwriters Laboratories approved 2 hour fire rated assembly will be used and finishes used on the walls the exterior dimension is determined which will be the shape that needs to be extruded. The same idea can be said for the stair tower too once egress codes and ADA compliance are factored into the equation.  So everything you see in this model was developed per code and to scale.

    The only other predetermined area in a building I can think of is the restrooms. The building currently is designed as a design build office for 20 employees, a handful of guests and a few executives which is about 30-40 people total.  Sometimes even building an office based on reality doesn't matter because the building code is the only thing that matters to the people reviewing the plans for permitting.  According to FBC Section 1004 Occupant Load the chart determines how many people you need to accommodate for.  After the amount of people are determined the contents of the restroom are determined by the FBC Plumbing codes specifically section 403. The orientation of the contents is mostly determined by the ADA Codes.  Once a shape is developed based on the size of the building, contents of the restroom, and the accessibility has been addressed the restroom becomes just another repeated component in a building.

    A good rule of thumb for plumbing is the closer you keep plumbing fixtures together the cheaper the engineering and construction bills for the plumbing will be. This makes a common plumbing wall, common vent area, and simple drainage requirements with out a bunch of variations or complications a really good idea.  The easier it is for engineers and contractors the cheaper and the faster the building gets building constructed.
  • Preliminary Design for the OMBR Office Building

    We have defined the predetermined areas of the building, their content, orientation and the basic requirements with out addressing the finishes. It's time to research the exterior finishes for the building in regards to their compliance with the Underwriters Laboratories rated assemblies, LEED credits, Miami Dade county approval, and color.

    The first step in defining the exterior finishes of the build is determining the color and texture. Most of the colors are already derived from the study pictures I have posted in this project and none of them are dark or glossy for a very good reason. Dark colors and glossy textures attract heat which will bring up your electric bill. To experience this as a person just touch something that is chrome metal that has been sitting out in the summer sun for an extended period of time and compare it with touching something white and dull like concrete. The concrete tends to be much cooler to the touch. You'll also notice this when you compare wearing dark clothes versus light clothes during the peak of summer. The dark color brings heat from the sun on you faster instead of reflecting the light off and heat of you. The exterior of a building is no different.  Another general thought that comes to mind is that I want the finishes to be non porous due to the heavy amounts of precipitation Florida is subjected to.  This would reduce the amount of potential areas for mold growth within the building and make it easier to maintain a clean building.

    Colors
    The simplest and safest colors to use on a building are khaki, white and grey. They are widely accepted in the business world in people's attire and are neutral with the ability to match with just about anything. Putting them on a building is no different. At this point we have a grey elevator tower, a khaki colored stair case, white main structural support walls and a toned down blue curtain wall. This also covers the colors shown on the Rubik's cube photo except red if you count the khaki as a yellow.  I also think the red has to be toned down to prevent it from becoming overwhelming. The red color I pick would need to be relatively neutral compared to the typical red color achieving the proper balance of color in the design which is much like the reds found in the sandstone picture from the study photos.

    Materials
    Reynobond with Kevlar is the only standalone aluminum composite material that meets the stringent requirements of the Miami-Dade County Building Code. Installed utilizing Alcoa-designed extrusions, it is engineered to sustain hurricane-force winds while passing small and large missile impact tests.  

    Corian has many different properties that make it a good choice for cladding on the exterior. Corian is solid and cannot delaminate. Joints can be glued inconspicuously, making it possible to produce virtually unlimited surfaces, which are hygienic because they are non-porous. Also Corian is inert, non toxic, and hypoallergenic, and the aluminum trihydrate means it is highly flame retardant. It is available in a range of colors and sizes, with the lighter six millimeter plates being more translucent. The sheets can be thermoformed and treated like wood. I decided to start using this as a finish on more than just countertops which is the most common use and decided to use it as wall cladding. This has already been done for several projects in the past like the     Seeko'o Hotel in Bordeau, France but it's not commonly seen in many of today's construction.

    After conducting my research I felt this would be a good project to use a Corian exterior  with Reynobond with Kevlar to minimize the electric bill and to keep maintenance expenses low.  As an added bonus all of these materials are considered green for LEED points that can be put towards a tax write off.
  • Preliminary Design for the OMBR Office Building

    Components

    Parking area 
    The walls are made of poured concrete because it needs to mitigate any mishap with a vehicle while carrying the full load of the building structure being cantilevered. Knowing the parking area is not going to be a focal point of the building and it will be over shadowed by all of the cantilevered components it's best that I spend a minimal amount of money here on aesthetics.  The material color and texture of the material will be it's natural finish.  In order to tie the parking area in with the rest of the building I added two reveals to make the wall proportionally and aesthetically relevant to the rest of the structure.  The reveals are also made of concrete with smoke aggregate and some dye that would be a separate pour during the construction.  As an added bonus concrete also has a natural fire resistance that complies with the code requirement.   

    Curtain wall
    The Innovative Structural Glass - Glass Fin Wall gave us an excellent opportunity to make the most of the view of the trees but I had to start thinking about the electric bill and the rest of the elements on the site. I immediately started looking for a tint to place on the windows and referred back to the idea of bringing the nature elements into the project. After thinking about the creek to the north.  I came to the conclusion I wanted a tint that emulated water.  I chose PPG Industries - 6mm Azuria (old Azurlite) SB70XL (3) on Starphire for the color and the energy saving benefits.  The manufacturer claimed this tint matched the color of water and when I compared the water fall photo posted as a study picture later on in the project it appeared to be a good match.  This should will make a solid reference to the creek at the north of the property.

    Elevator tower
    Corian Silverite cladding with Corian Nocturne reveals offer a modern feel to machinery inside.  This is also a theme expanded upon in the elevator itself as a cold sterile place of the building.  

    Stair tower     
    Corian Sandstone cladding offers the native Floridian stone appearance with less maintenance. 

    Main structural support walls     
    Reynobond with Kevlar in Champagne Metallic which is an environment friendly cool finish over CMU at the areas supporting the levels and roof while using metal stud framing for the cantilevered areas to minimize the weight of the mass that is projected out.

    Side tower
    Reynobond with Kevlar in Chameleon series Autumn Wind J8102 B was chosen after comparing it with the color on the sandstone tombs study picture. It also provided the ability to have at least one feature to stand out on the building in a subtle manner while not clashing with the other components of the design.  The red color dilemma is now solved.
  • Preliminary Site Planning for the OMBR Office Building

    At first I wasn't too sure how this would really be with all of the trees in the area.  
    • How big would the trees be in comparison to the building? 
    • How much shade would they provide?  
    • How much space would they really take up on the property with the building there?  

    I also started looking at the parking requirements needed for the building and the whole drainage issue also.  
  • Preliminary Site Planning OMBR Office Building
  • Preliminary Site Planning OMBR Office Building
  • Preliminary Site Planning OMBR Office Building

    The break down of the mixed use building.

    LEVEL 1 Parking
    LEVEL 2 Office and Reception
    LEVEL 3 Production Offices
    LEVEL 4 Apartment
  • Preliminary Site Planning OMBR Office Building

    After further review the trees and the wall just were not enough to isolate the building from the noisy interstate on the west side by themselves.  I decided to flip the building giving the stair tower and the elevator towers an additional function as a sound barrier.          I also decided to make better use of the roof by rotating the building and adjusting the pitch to 15 degrees which is the optimal angle for solar panels. Uni-Solar's Power Bond PVL 144 solar power system has a low profile that provided little to no detrimental effect on the overall appearance of the building in comparison to a typical panel system which made it the ideal system for this application.

    Looking at the map I also noticed most of the traffic coming to this building will be from the north due to the dead end on 122nd Avenue. I would like to flip the parking lot to the other side of the building but I am not sure if there will be enough space for the required parking. The reason for doing this would be to maximize the amount of trees seen on the north. This would also mean that when you drive up to the building a parking lot isn't the first thing you see.  The main concern I have with this idea aside from the codes and regulation would be that I do not want to eliminate too many trees on the south exposing a view to to the interstate.
  • Elevator

    The executive corridor and the elevator are the two cold spaces in the building.  I call them cold spaces because I want them to seem as sterile and as insincere as possible.  The best way for me to convey this was to show metal as you would see on an appliance like a refrigerator or a stove.  It highlights more of the function and utilitarian side of the design while providing a stark contrast to the spaces where employees, guests and clients are supposed to reside for longer periods of time.  
  • Elevator

    The image above shows the Thyssen Krupp elevator with a custom ceiling. Targetti Quickled LED fixtures are placed in a grid pattern on the ceiling. 
  • (Study Picture) Waterfall Photo

    I started looking at several of Florida's nature parks and ran across a picture of a waterfall called Steinhatchee Falls.  If the initial idea was to bring elements of nature into the interior of the building.  It seemed obvious to me that I needed to match the water element of the creek to the north in the reception area. I started searching the internet for pictures of water falls on the planet in a similar climate to Florida when I could not find many suitable photos.  I looked in Asia, Central America and  the near by tropical islands until I found these two photos.  I used both of these photos to determine finishes and colors in the reception area.  The current water illustration will be better represented once the final project is pulled into the rendering program.
  • (Study Picture) Waterfall Photo
  • (Study Picture) Tera Patrick Curves Photo

    After thinking about the structure for a considerable amount of time I started to notice that everything in nature has an equilibrium.  I also felt that this building should be no different.  Looking at the shell of the building everything has sharp corners, 90 degree angles, squares, rectangles and anything but a curve.  In order to make this work I needed to provide some cuved elements into the design in a very bad way.  I honestly could not think of a better place to get some curves than the beautiful women found in many of the pictures in today's media.  Just like Michaelangelo, Picasso, Dahli, van Gogh, and Monet would sometimes use a model for their art I decided to do the same for the project.  I searched through thousands of pictures of women to find the best curves for creating many of the features in this building and ran into this old photo of Tera Patrick.  This artistic approach of using a female model even shocked Syed and the results speak for themselves.  In a sense this is also putting the art back into designing a building on so many different levels that many professionals have totally neglected in their designs.  Several elements such as walls, guardrails, ceilings, millwork and monorail lighting systems use Tera Patrick's curves from this photo. 
  • Level 2 Reception Area

    Tera Patrick's body curves from the photo earlier were used for the waterfall wall, ceiling, monorail lighting, and reception desk.  The waterfall wall finishes include Caesarstone 6250 Wild Rocks quartzite and Corian Rain Cloud.  I have also used Corian Rain Cloud on a portion of the ceiling representing a mist from falling water and clouds in the sky.  I am still debating on changing the bottom piece of the wall back to the Corian instead of the Caesarstone.  Overall I think it turned out well with the textures and colors.  

    The main lighting for the feature is provided by Bruck Lighting's Flex Line monorail system with Ledra Chroma II fixtures.  I will have to adjust the monorail light fixture quantity and position based upon the rendering program results once everything else is finished to ensure the appropriate amount of light for each space.  This applies to every monorail lighting system in the project. Ceiling up lighting is done with staggered Lithonia's Rayzer LED Modular Lighting Systems to minimize dead spots.  This is also a is typical ceiling condition repeated through out the entire project.  Additional lighting is provided by the Louis Poulsen Oslo recessed ceiling fixtures and Louis Poulsen Oslo Pendants on the level 3 ceiling above.  

    The reception desk is made of cypress wood and has Corian Nocturne reveals.  The reveals are considered decor on the front of the desk and have Bruck Lighting's Orion's Belt lighting while the reveals on service side of the desk function as handles to open drawers or cabinets.  The reception desktop is a tempered glass with PPG Industries - 6mm Azuria (old Azurlite) SB70XL (3) on Starphire tinting matching the ISG glass fin wall.  The floor is finished with Jaipur Vanilla Quartz from Stone Italiana which has a similar textured appearance and color as the sand washed up at the edge of a river or stream.
  • Level 2 Reception Area

    Here you can see the reception desk with two computers and a better view of how the Tera Patrick's curves were cut into the ceiling from the waiting area that I still need to furnish.  The area past the waterfall wall on the left hand side of the picture still needs finishes completed.  As mentioned earlier this is all still considered a work in progress.
  • Level 2 Reception Area

    Looking up at the reception area is where all of those hours looking at thousands of women photos for curves paid off in my opinion.  I think this is one of the best images of the project and I have not even had a chance to render it yet.  I can't wait to see this part rendered.  
  • Level 2 Reception Area
  • Levels 2 & 3 Public Restrooms

    The only things I have left to do in the restrooms are the lighting at the mirrors and a few finishes.  I intentionally chose this side of the structure with the frosted window to be in the women's restroom to provide natural light for women doing their make up.  I am good at many things and considered an expert at a few things.  Unfortunately women isn't one of them so I am open to suggestions here if there are any ladies reading this with some insight on this topic.
  • Levels 2 & 3 Public Restrooms

    Finishes
    Wall: China Landscaping - Slate Mosaic
    Other Walls: (TBD)  I know that I have to worry about water splashing from the lavatories onto the wall
    Floor: Stone and Surface Designers - Madre Perola (Mother of Pearl) 

    Plumbing Fixtures
    Low Flow Tankless Water Heater: Eemax SP3208 
    Lavatory: Kohler K-2362-1 Cimarron® pedestal lavatory in Cashmere
    Faucet: Kohler K-14402-4A Purist® single-control lavatory faucet 
    Toilet: Kohler K-3489 Cimarron® Comfort Height® elongated toilet in Cashmere
    Urnal: Kohler K-4919 Steward® L waterless urinal in Cashmere

    Accessories
    Mirror: Kohler K-11579 Loure® 24" mirror
    Soap Dispenser: Georgia Pacific - Pacific Garden® Soap Sanitizer & Lotion Dispenser 
    Paper Towel Dispenser: Georgia Pacific - enMotion® Impulse® 10 Automated Towel 
    Toilet Paper Dispenser: Georgia Pacific - Jumbo Jr. Two Roll Bathroom Tissue Dispenser 
    Air Freshener: Georgia Pacific - Pacific Garden® Air Gel Dispenser

    Lighting
    Ceiling Up Lighting: Lithonia Rayzer LED Modular Lighting Systems
    Lighting at the Mirrors: (TBD)
  • Level 2 Executive Board Room

    This board room is an extremely versatile room for many different functions and has a card access entry to limit outside disruptions. The waterfall wall adds a natural feel to the room  while providing privacy at the same time.  The numerous variables the waterfall wall provides with the water, transparency in smart glass and colored LED lighting can drastically alter the mood of the entire room.  The ceiling feature has Lithonia Rayzer LED Modular lighting systems and is still in the design phase. The Kwik Wall movable glass partition that separates the two board rooms also has smart glass providing space for multiple meetings at the same time or having one large room for special functions.  I still have some work left to do in the board rooms but as you can see much of it is well underway.
  • Level 2 Client Boardroom

    This features, finishes and functions of this room are an exact duplicate of the of the adjacent boardroom mentioned in the previous photo.  To the left you can see the Kwik Wall moveable glass partition with the smart glass.  I still have to add finishes and furnishings along with integrating some of the media components into the room.  I also have to read up a little bit more on the partition to make sure it can function as intended in this design.
  • Level 2 Executive Corridor

    The card access doors are finished with brushed nickel Acrovyn from Construction Specialties Group.  The walls have Corian Nocturne reveals and the same metal acrovyn metal finish found on the doors. The light from the Targetti Filo LED fixtures reflecting off the metal panels illuminate the select grade southern cypress wood flooring by Indian River Woods.  The space itself is much like the elevator. It's meant to be a cold and sterile except for the flooring that flows into the executive offices offering views the trees outside.
  • Level 2 Typical Executive Office

    These offices feature a custom desk over select grade cypress wood flooring by Indian River Woods. The desk consists of storage units made of Chameleon series Autumn Wind J8102 B colored Reynobond matching the exterior of the building and two desktops.  The first desktop is made of Anthracite Corian and the second is made of smoke tinted tempered glass which I plan on making expandable similar to the Cattelan Italia smart table.  The AMX LCD panel on the wall controls all of the lighting and many other features in the building.  The wall behind the storage units are painted slate blue balancing the Chameleon series Autumn Wind J8102 B color of the storage units while the faux painted khaki wall completes the minimalist Rubik's cube theme mentioned earlier as the sandstone ashlar wall tie everything together.  I still have to finish the reflected ceilings in these offices and I am still debating on changing the Herman Miller Embody chairs out for Artifort Channel chairs which seem more appropriate.  
  • Level 3 Slab at the Exterior

    The initial idea was to have it look similar to the project shown previously in the Innovative Structural Glass example but the condition is different because the post tension slab is adjacent to it unlike their project in the picture shown earlier.  I would really like to make this side of the building appear as one continuous glass wall extending to the top of the guard rail on level 4 but I am not sure if that's possible or how it would be done in real life.  I will have to try and address this issue with the help of the manufacturer before the project gets developed for the construction phase.
  • Level 3 Office Cubicles

    The Indian River Woods - Select Cypress Flooring provides continuity with the view of nature and the trees outside viewed from the north and south of this area.  The cubicle's color scheme consists of a charcoal color colored fabric over a powder coated (RGB 184 184 170) shell, overhead storage and file cabinet that matching several other features within the building.
  • Level 3 Typical Office Cubicle

    The desk tops are made of Corian platinum which provides just enough color to be aesthetically pleasing but not an overwhelming distraction to people working.  Glare and direct lighting are very bad for people working on computers for extended periods of time which can eventually damage their vision. I made an effort to ensure all of the lighting as indirect as possible for the cubicle work areas.  I also made a point to provide LED task lighting to minimize for each cubicle. When extra light is needed there is the Lithonia Rayzer modular LED lighting system under each overhead storage unit. Ambient lighting is provided by the Lithonia Rayzer modular lighting systems in the ceiling and the Louis Poulsen Oslo ceiling fixtures that are specifically designed for use in areas with computers. The Herman Miller Embody chairs also match the cubicle color scheme mentioned earlier.
  • Old Level 3

    This was the original version of the opening at level 3 looking down on to the reception area on level 2.  I was not happy with the end results.  When I decided the project needed curves most of level 2 and 3 were totally redesigned.
  • Old Level 3

    This was the original version of the level 3 office area which was before I added the curves.  It looks plain and stale in comparison to the new design.
  • Old Level 3 Break Bar

    This is a picture of the original break bar on level 3 before it was developed further.  I am showing this more or less as a part of a design process.
  • (Study Picture) Dollicia Bryant Curves Photo

    I used the Dollicia Bryant's curves to develop the ceiling and monorail lighting system above the bar area at level 3.
  • Level 3 Break Bar

    This is intended to be a versatile area where employees can gather for lunch, brainstorm or relax.  It's a wide open  space with a full kitchen and ample amount of storage two large screen LCDs. The entry area by the restrooms and the service side of the bar have a Stone and Surface Designers - Madre Perola (Mother of Pearl) finished flooring. The back wall is faux painted khaki and has two Louis Poulsen Oslo wall sconces illuminating the restroom entry area. Eventually the wood finish on the restroom doors are going to be cypress wood matching the Indian River Woods select cypress flooring on the outside of the bar but I just have not gotten around to it yet.

    The adjacent wall with smart glass windows have a Eurostone's Carrara Venato C engineered quartz marble finish that is a durable LEED / green recycled material resistant to stains and scratches.      Under the Corian Atlantis counter top Cattelan Casper bar stools are lined up along the exterior of the Corian Eclipse finished bar with continuous Corian Nocturne reveals. The reveals on the exterior side are lit up by a Bruck Lighting's Orion's Belt providing a glow to the bar while on the service side the reveals serve a more functional purpose substituting the need for handles to open drawers and cabinets giving it a clean appearance. 

    Looking at the top of the picture you will see the Dollicia Bryant's curves cutting a cove in the ceiling across the bar area. The Dollicia Bryant curved ceiling feature has a glass wall on the service side that is back lit with Bruck Lighting's Orion's belt and is capable of changing colors to modify the mood of the surrounding area. The remaining cove boundaries have Lithonia Rayzer LED Modular Lighting Systems to light up the rest of the cove.  
  • Level 3 Break Bar

    Looking at the top of the picture you will see the beginning of Dollicia Bryant's curved feature in the ceiling with the glass wall back lit with Bruck Lighting's Orion's Belt. Bruck Lighting's Flex Line Monorail lighting system with Ledra Chroma II light fixtures also features Dollicia Bryant's curves. The cooking wall is slate brick with a full Miele kitchen. I intentionally placed the oven at the end of the bar area to minimize the amount of people interfering with someone cooking. I am still thinking about adding a Miele coffee center CVA 4066 and a Miele microwave M 8260-1 also. 

    Furnishings
    Plumbing
    Sink: Kohler K-3361 Staccato™ large/medium self-rimming kitchen 
    High Flow Tankless Water Heater: Eemax EX100

    Appliances
    Lighting
    Monorail Lighting: Bruck Lighting's Flex Line monorail lighting system with Dollicia Bryant's curves 
    Monorail Light Fixtures: Bruck Lighting's Ledra Chroma II 
    Dollicia Bryant Ceiling Feature Lighting: Bruck Lighting's Orion's Belt
    Finishes
    Millwork: Corian Eclipse 
    Millwork Reveal: Corian Nocturne
    Counter Top: Corian Atlantis
  • Level 3 Open Conference Area
  • Level 3 Open Conference Area and Break Bar

  • Level 3 Open Conference Area

    The chairs and conference table are subject to change here. Initially I would like to place the Cattelan Smart table here with black lacquered legs and smoke tinted glass. I wanted to also use Cattelan Vanilla chairs with suede leather as seen on the Cattelan Casper bar stools. The area is lit by the Louis Poulsen Oslo ceiling fixtures. The Indian River Woods - Select Cypress Flooring stops at the glass guard rail with Tera Patrick curves over looking the level 2 reception area lit with Louis Poulsen Oslo pendant lighting fixtures. It's close proximity to the break bar also adds more functionality to the space for special events.
  • Level 3 Tera Patrick Opening 

    Here you can see the Louis Poulsen Oslo lighting fixtures and pendants along with the Tera Patrick curves used in the glass guardrail and cutting across the ceiling.
  • Level 3 Tera Patrick Opening

    This is the view looking down to the reception area on level 2 from level 3.  The appearance of the material used on the floor from this view is an example of Google SketchUp's limitations and why it seriously needs a rendering machine in the software.  
  • Level 3 Tera Patrick Ceiling

    This is located in the ceiling above the waterfall wall on the level 3.  I wanted to show this to explain I could not take any short cuts when making the ceilings and lighting for this project.  I knew that I needed to place light fixtures in their places which would eventually get redefined with the actual light properties in the rendering program I would eventually export the model to.  Once I redefine what a light fixture's illumination properties are it will redefine that fixture through out the entire project because I created them all as components which are similar to a Revit family or a world block in AutoCAD. In the final stages it will easier to realistically determine how many fixtures are needed and where their exact placement should be to achieve the desired effect. The light fixture shown over the opening is one of several Louis Poulsen Oslo pendants and the lighting fixtures along the ceiling cove edge are Lithonia 24 inch Rayzer LED Lighting systems which are staggered to minimize dead spots.
  • Level 3 Elevator Landing

    Here you can see the how Tera Patrick's curves were used on the floor opening, glass guardrail, handrail and the ceiling.  Louis Poulsen Oslo Pendants are suspended over the opening below.  This is also going to have a great view of all of the trees to the south of the building.  The AMX LCD panel on the wall between the elevator and the stair door controls many features in the building including lighting.
  • Stair Tower

    The stairs have glass panels held in place by modified componance flow form stanchions connected to the W shape beam supporting each tread while the HSS steel runs across the middle of the beams for additional support adding balance for the structure.
  • Stair Tower

    Most staircases typically use a stringer and the same boring balusters and treads.  I wanted my staircase for this project to be different so the only thing I used that was considered "A-Typical" was the beveled profile from the ADA figures listed in the code diagrams.  The ADA compliant glass LED back lit stair case was developed totally from scratch and just to make it that much more unique I used no stringers.  

    As mentioned earlier I cantilevered the roof of the stair tower to tie it in with the rest of the building's theme but I didn't stop there. The structural members to the stairs just as cantilevered which is readily apparent when you look at the sub-structure of the stairs by the window.

    The     PPG Industries - 6mm Azuria (old Azurlite) SB70XL (3) on Starphire tinting on all of the exterior glass on the building is also on all of the glass on the stair treads and landings which are lit by Targetti MicroLED light fixtures providing just enough lighting to give the stairs a blue glow when the lights are turned on.  The sub structure of the stairs are all powder coated (RGB 184 184 170) which is just the right shade of grey to help spread the blue color from the LED lighting at night through out the space.


  • Stair Tower

    This is the interior ceiling of the stair tower.  I need to consult an engineering friend of mine about the cantilever calculations for this.  Initially I was told it was going to be difficult and expensive if it can be done.  As I had mentioned earlier there is no column in the corner of the curtain wall.  This was done intentionally to give the design continuity in the cantilevered theme through out the structure.  This cantilevered roof structure with the open corner at the curtain wall is the main architectural feature of the stair tower shell and it's void will be illuminated by the indirect lighting from the Louis Poulsen Plate fixtures suspended from the ceiling.
  • Level 4 Spa

    The Jacuzzi on level 4 is currently sitting on a block of marble with a custom a guardrail that is curved and cantilevered.  I have also provided an area for BBQ and an area where people can relax outside over looking the trees. 
  • Level 4 Spa
  • Level 4 Spa Area

    This is the latest photo of the Spa area.  I would like to point out level 4 is in the most unstable state of all of the levels and it's still in the design phase so much of it is subject to extensive changes.  I wanted to include many of the amenities found in luxury apartments and in high end homes into a very small space.  Unfortunately I could not fit some of these things into the penthouse suite so I had to make several compromises.  I decided I had to put a bigger focus on quality over quantity.   This can be seen in several places through out this project but it becomes more readily apparent on this level.  This entire level has smart glass in the glass fin walls and it's sectioned off on a per room basis so privacy is as simple as a flipping a switch or going to an AMX LCD control panel.
  • Level 4 Kitchen & Utility Areas

    Extremely durable and low maintenance Eurostone Vanilla Quartzite C is used for counter tops and flooring giving the space a minimalist uniform appearance.  The Bishop wood millwork with continuous Corian Nocturne reveals function as handles for drawers or cabinet doors eliminating a cluttered appearance of handles and knobs.      Staggered Lithonia Rayzer LED modular lighting systems are located under the upper cabinets provide direct lighting for the work spaces.  I have been looking at the Louis Poulsen Olso Magic Glass fixtures which might also end up having a future role in this area pending on the rendering results of the adjacent lighting. 

    The slate wall dilemma:
    The apartment already has slate in the great room adjacent to it. Considering the place is not that big incorporating it might make it look like its one big room which is a good idea. The bad idea of this is it could be too much slate as a whole but making another material choice would only break up a small apartment making it seem even smaller. 

    The appliance dilemma:
    I was also looking at the idea of hiding the appliances with in the millwork but I think this might be impractical once you get to the clothes.  One other thing I was debating on was to move the laundry and refrigerator appliances to the other side of the kitchen closer to the hot water heater tower. The reason for doing this would be to make the counter space continuous but I am not sure if it really makes a difference.  I know from a contractor's point of view it really doesn't make a difference.  I still have to run the plumbing vent for the restroom across the center of the top of the header to the exterior wall.  The same goes for the hot water line.  Perhaps I need a chef's perspective on that or maybe a woman's opinion on that too since the bulk of my cooking usually involves a phone, a microwave or turning on my car.  One thing I have learned about this industry if you are ever unsure about a functionality of something whether it's cooking, house keeping, or working in the garage.  Ask someone who does that for a living and is passionate about it, or ask someone who does that activity on a daily basis and gripes about it.  Either way you'll get the what to do and what not to do list really fast because asking the person that does neither of them is a waste of time.

    Stools: Cattelan Italia Casper 

    Lighting
    Ceiling Up Lighting: Lithonia Rayzer LED Modular Lighting Systems
    Monorail Lighting: Bruck Lighting's Flex Line with Kim Kardashian's curves 
    Monorail Light Fixtures: Bruck Lighting's Ledra Chroma II 
    Monorail Light Fixtures: Bruck Lighting's Alana
    Ceiling Feature Lighting: Back lit frosted glass with Bruck Lighting's Orion's Belt
    Milwork Feature Lighting: Bruck Lighting's Orion's Belt
    Recessed Ceiling Lighting: Louis Poulsen Oslo
  • Level 4 Kitchen & Utility Areas
  • Level 4 Kitchen & Utility Areas

    The tall wood tower in the center of the image that runs from the floor to the ceiling is reminiscent of a childhood game I used to have called Jenga.  This piece of millwork stores utility items like the GE Geospring hybrid hot water heater,  GFX Drain Water Heat Recovery System,  HVAC ducting, and provides extra storage for the kitchen and utility areas.  The Corian Nocturne reveals on this millwork function as handles for drawers or cabinet doors like the millwork in the adjacent areas.  
  • (Study Picture) Kim Kardashian Curves Photo

    Kim Kardashian's body curves from the left side of this photo can be found in the architectural ceiling feature on level 4 above the bar area at the kitchen. 
  • (Study Picture) Catalina Cruz Curves Photo

    Catalina Cruz's body curves on the left side of this photo can be found in the architectural ceiling feature on level 4 above the bar area at the kitchen.
  • Level 4 Great Room Bar

    Architectural Ceiling Feature
    This was designed using Kim Kardashian's and Catalina Cruz's body curves.  The Bruck Lighting's Flex line monorail systems with Kim Kardashian's curves is suspended from the outer portion of the feature with Catalina Cruz's curves and a Bishop wood finish.  I used the Bruck Lighting's Alana fixtures over the people sitting on the Great Room side of the space and used the Bruck Lighting's Ledra Chroma II fixtures over the people on the Kitchen side of the bar.  The side walls of the feature are made of glass back lit by Bruck Lighting's Orion's Belt.  The inner portion of the feature has Kim Kardashian's curves with a cherry wood finish and 4 equally spaced Louis Poulsen Oslo recessed ceiling fixtures.  All of the lighting fixtures are controlled individually with the AMX LCD Panel.  As with all of the lighting fixtures especially the monorail systems I will have to redefine how many fixtures and their location according to the results of the rendering.  The initial size of this room has changed in the north and south directions so this feature is currently in the process of being redesigned to match the new room size also.

    The Bar
    The bar is made of bishop wood with Corian Nocturne reveals and lighting provided by Bruck Lighting's Orion's Belt on the Great Room side.  The back service side of the bar has  reveals that just serve as a means of opening up drawers and cabinet doors.  The counter top is made of Eurostone - Vanilla Quartzite C and is surrounded by Cattelan Itialia Casper stools.  Off to the right of the bar there is a custom Cattelan Italia Futura 4 compliment made of cherry wood and lacquered doors matching the slate in the space for added storage.

    Appliances
    Ceiling Up Lighting: Lithonia Rayzer LED Modular Lighting Systems
    Monorail Lighting: Bruck Lighting's Flex Line with Kim Kardashian's curves
    Monorail Light Fixtures: Bruck Lighting's Ledra Chroma II     
    Monorail Light Fixtures: Bruck Lighting's Alana
    Ceiling Feature Lighting: Back lit frosted glass with Bruck Lighting's Orion's Belt
    Milwork Feature Lighting: Bruck Lighting's Orion's Belt
    Recessed Ceiling Lighting: Louis Poulsen Oslo

    Furnishings
    Millwork: Cherry wood & Bishop wood
  • Level 4 Great Room

    I wanted a very modern great room that had an open feel to it.  As the model progresses many of these things are subject to change as mentioned earlier.  I am currently looking at a Milmueble set up for a entertainment system and several other changes.  I have already changed out the two TV idea for one TV as shown below and many more are to come for this area.  I am also looking at a few LCDs for the kitchen area.
  • Level 4 Great Room

    Furnishings
  • Level 4 Suite

    I still have quite a bit of work left in here .  I have updated the pillows on the Cattelan Italia William California King sized bed since this image was taken.  I still would like to come up with a better idea for the lighting and the TV hanging off the wall as if you were in a hospital.  There has got to be a better solution.  I thought of the ceiling mounted LCD idea but the liability thing scares me not to mention it appears sophomoric and tactless.  I have also thought about the idea of a retractable screen recessed into the beam above the double doors but I am not sure if I am going to like that either although it does seem to be a bit more refined than the ceiling mount idea.  

    I am also not happy with the wall sconces in such a small room I think that things protruding out from the wall is a bad idea especially if it eats up floor space.  Initially the idea behind the lighting on this side of level 4 was to have the up lighting hit the ceiling and expand to the apex of the roof while reflecting the light back down.  I am not sure if I am going to be able to accomplish this with the staggered Lithonia Rayzer LED Modular Lighting Systems.  I will have to verify the results after rendering the model to see if additional lighting is need for the space.  If I need additional lighting I am currently looking at a few Louis Poulsen Olso Magic Glass fixtures or a few Targetti fixtures to fill in the void if there is one.
  • Level 4 Bathroom

    The ISG glass fin wall on this entire level is made of smart glass and is separated room by room for those wanting privacy it's as easy as a flip of a switch or a visit to an AMX LCD control panel.  The Jacuzzi Flexa Thema Round ELT122 shower features a full body wash, massage therapy and more.  All of the plumbing fixtures on this level drain out through a GFX drain water heat recovery system.  

    A custom double Robern vanity with Lithonia Rayzer modular LED lighting systems underneath highlights the Stone and Surface Designers - Madre Perola (Mother of Pearl) finished floor.  The vanity also features a custom double sink modeled after Kohler K-2372 Nature's Chemistry™: Runway® 31" x 22" one-piece surface and integrated lavatory matching the PPG Industries - 6mm Azuria (old Azurlite) SB70XL (3) on Starphire tinting on the glass fin walls with Kohler K-14402 Purist single-control faucets.  Above the vanity a pair of Kohler K-3091 Purist(R) Mirrored Cabinets are embedded into custom bishop wood millwork with matching tinted glass providing even more storage space.

    I am still in the process of developing the bathroom and it is considered incomplete.  Some of the finishes walls and the accessories have not been totally figured out yet.  The area around the toilet is going to change so drastically it wasn't even worth posting a picture of it.  I still need to draw up a Jaccuzi Morphosis toilet because I am not happy with the Kohler one currently in the model.  Louis Poulsen Oslo Magic Glass ceiling fixtures also need to be drawn and added in this area. 

    In order to make a finished product functional for all I need to consider more than just a guy's needs.  Most of the women I know would prefer a tub in their bathroom to shave their legs but there is only so much room in this little apartment and I could not fit every luxury item in here.  I can say I didn't totally neglect this thought when designing the bathroom because the Jacuzzi massaging shower has a seat in it which will make this task easier for women than a regular shower.   I still need to consult with a few women on their lighting needs for when they do their makeup.  This will ensure I have the correct lighting at the vanity and the mirrors in the women's restrooms done correctly.  The forums I have looked at online and the websites for lighting manufacturers are not doing much for me in the way of providing useful information on this.  Simply throwing up any light fixture avoiding the issue is not taking any regard towards a woman's needs and makes for a poor design.  So if any women have any input on this it would be appreciated.  Thanks.
  • Level 4 Balcony
  • Level 3 Balcony

    I still have to pull this balcony out a little to make it more functional but the rest of what is here will remain the same.
  • Here you can see even the pit for the elevator shaft was taken into consideration which is why it extends further down than the rest of the structure.
  • All of the pictures posted in this project came from Google Sketchup 8 which does not have a rendering machine in it.  Once everything is completed I have to export the model to a third party application like Kerkythea or 3DS Max for rendering.
  • I have used every short cut and file management maneuver I could to create this model.  After breaking the current project down into one file per floor it is still taking me way too much time to execute even the simplest commands in order to further develop the building.  Unfortunately I am going to have to put the rest of this project on hold and wait until I have access to better hardware to complete it due to my current hardware limitations.  In the meantime I will take any comments and save them for future development and add to this project as further progress is developed.   Food for thought, if I can develop this with very poor hardware imagine what I can do with the right hardware and software.  

    Currently I am like many A/E/C professionals whom have run out of work. If anyone is hiring AutoCAD, REVIT, or SketchUp designers please feel free to contact me. I am also well connected for those people who would like to be clients and have a project needing my services.  

    Thank you and Happy Holidays.
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The pictures of the building shown here are considered a work in progress and are my solely designs. I have even included some of the photos used… Read More
The pictures of the building shown here are considered a work in progress and are my solely designs. I have even included some of the photos used as study pictures which will also be explained. I will explain the contents and significance of each picture as it relates to the design also. I am still looking for work if anyone has an opening needing AutoCAD, Revit, and Google Sketchup designers. Read Less
Published: December 18, 2011
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