It's Monday, and I have a cold.  I'm writing this post from under my duvet where I intend to stay for most of the day.  The art rental I've coordinated is installing all day tomorrow so I need to be tipity top by 9am!  No sense wasting prefectly good work hours when I have a laptop and wifi though!  You can start feeling a little sorry fo me now if you like......ok, on to the post.

In my previous post I mentioned the martini lounge I'm working on.  It's on Main Street in downtown Belleville.  The landlord has a real love for the historic buildings that line the downtown streets, and takes his time to ensure they are restored and modernized properly.  We are in the early stages right now.  You can see from the photos that there is still a bit of the infrastructure itself to be completed before we can begin with our interior build-out. 

Over the next few weeks YDF will be working on Design Development and Project Set Up

Design Development includes a thorough site review and base drawing file update to ensure accuracy.  Once the Auto CAD file is up to date, we begin with some basic planning.  Allocate the area needed for the kitchen, washrooms, storage and circulation, then plan in the bars and surrounding lounge seating areas, transitional dance floor and hostess area for evenings.  There will also be an office and staff area to be planned on the second floor.

In tandemwith this initial planning, we wil be securing the mechanical and electrical engineers and any additional consultants required.

By mid to late January the team will all be in place and ready to have a sit down with the landlord to iron out who is responsible for what.  Questions like, "who is responsible for plumbing rough-in?".  and "How does everyone define rough-in?" 

Sometimes the landlord presumes he will run supply and drainage and cap them in the locations you require.  This makes our portion of the build-out faster and cheaper.  Other landlords will simply bring the city supply from the street to one termination point and the tenant must do all the runs within their budget.  These types of questions need to be asked and answered within the lease to ensure there are no surprises or costs.  A simple miscommunication on a job like this could mean in excess of $20,000.00 on mechanical alone that comes out of the tenants pocket.  Not to mention the time these extras take.  

I've given you a basic plumbing scenario - but, there is the electrical supply, run and upgrade if required, appropriate fire separation from one floor to the next, HVAC (heating and cooling), building facade and signage, landscaping, permiting, approved work hours, does the landlord only allow union labour (yes this can and does happen!)  All of these represent hidden costs and time delays.

I can't say it enough - hire a professional to manage this process!  The fee you pay them will save you time and money again and again.  Not to mention stress.....

Well, now that I've ranted about all the potential issues.....let me show you some pretty pictures.  These are of the yet to be named lounge, and give you a sampling of what a stunning raw space I get to work with. 

The perimeter walls are the original limestone.  The rear of the main floor lounge will be a wall of glazed doors, opening to the patio.  The patio is partially covered by the overhanging second floor above, and extends to the boardwalk at the water.  Honestly, I could put one long table with some white linens and candles and this would be one of the most beautiful spaces I've seen.  Of course they expect it to be a bit more finished....clients can be so demanding.

I've begun collecting images of inspiration spaces and potential furniture and finishes.  I can't wait to share a bit - but the client hasn't seen anything yet, so I best let them see before all of you....