One of the first decisions to face a ski resort operator contemplating a new building or an improvement to an existing building, is the selection of an architect. This single step can have far-reaching implications… not only for the design process, but throughout the operating life of the building.
Moreover, this decision will have a major impact on the image the resort projects and the kind of marketing position it creates. It is important to make the right choice, not only for the short-term design process and cost of architectural services, but also for the long-term value of the building investment.
Where to begin? What criteria should be used to select an architect? Here are some important factors that can help in reaching the right decision:
1) Experience—The requirements of successful mountain architecture are complex and demanding. Sloping sites, freeze/thaw, snow loads, wind and ski boots place a heavy burden on buildings. History often repeats itself and experience is an invaluable aid in designing for mountain conditions. The more complex the project, the more important experience will be. Find an architect who has previously addressed the issues you will be facing. Look for experience in mountain resort architecture for the building type you have in mind.
2) Reputation—The building to be developed will stand for many years and be a bold statement of your decisions and values. It will be your image for the future. Therefore, it is important that the architect creates an image that is compatible with your resort. Ask other resort managers what architects they have used and if previous projects were successful and if the process of working with the architect was enjoyable. An architect’s reputation is a critical asset, so check with the architect’s previous clients and the users of their buildings to confirm his or her reputation. The stability and consistency of your architect is important… the process will be long and will require continuity to be successful.
3) Resources and Professional Staff—You will have a schedule and design requirements to be met by your architect. It is therefore important that you meet the key professionals who will be on your architect’s team and produce the work for you. Depending on the size and complexity of your project, this may be one architect or a complete staff. The workload in the architect’s office also may have a bearing on your schedule and what staff people are available.
Computer Aided Design (CAD) is a resource that your architect may be able to provide. It can be a valuable tool for the accuracy of documents, ease of making revisions, overall coordination and maintenance of document records. Find out if your prospective architect has a CAD system, how long it has been in use and how many of the architect’s staff are trained to use the system.
4) Management Skills—While an architect must be creative and innovative, the design portion of the work represents about one third of the architect’s involvement. The other two thirds of the architect’s service will be managing people, time and information. Contract documents, bid negotiation and construction administration are services that require management skills.
Ask the prospective architect what type of scheduling and time management tools he or she has in place. Ask to see sample forms that will be used to manage time, people and money. What has been the architect’s experience relative to project schedules and budgets on the last five projects similar to yours?
While your architect must be creative—an artist to some degree—it is important that business management skills are well tuned and part of your architect’s daily practice.
5) Personal Compatibility—You will be working closely with your architect for a long period of time. It will be important that your architect understand your goals, motivations, resources and constraints. Therefore, you will want to establish a close working relationship with someone you trust and enjoy on both a personal and professional level. Your architect will probably know a lot of relatively confidential information and will help you explore ideas to reach important decisions. The chemistry should be right… if not, look further. A personal interview is imperative in your selection process.
6) Creativity—Your architect can bring a balance of creativity and technology to your project. Look for past work that exhibits innovative ideas within a framework of cost realities and operational needs. Your architect can bring excitement through design creativity and give you a building that will enhance your overall resort image, give your employees and investors a sense of pride and enhance value for real estate buyers. Look for creative ideas within the context of your overall vision for your resort.
7) Cost and Value of Service—Balance cost with the long-term value of the architectural service you will receive. A percentage point saved in design fees may end up costing many multiples in construction and future operating costs. Savings in architectural fees that produce a mediocre building will probably reduce the overall value of your resort investment. Real estate values are dependent on good, responsive architecture.
Select your architect based on qualifications and then negotiate a fair and equitable fee. It is the quality of judgement and skill of your architect that will prove to be the most important selection factor… not the price of services.
Generally, an architect can be selected through an interview process to evaluate the qualifications needed for a project. Select three or four candidates by referral or reputation and set up personal interviews. If possible, visit the architect’s past projects and call previous clients.
Another selection approach is a paid competition whereby candidates are paid a fee to produce a conceptual design. This will allow you to determine if an architect’s ideas are consistent with yours and if the design is starting in a good direction, prior to making your choice. Under this approach it is often a good idea to engage the services of another architect, who is not a candidate for your project, to set up the procedures and invitations for your competition.
Once your architect has been selected, the process of design can begin. It should be fun and rewarding. Your architect should be a contributing member of your team… bringing strong ideas and skill to your development effort. Your architect should be a good listener and respond with creative solutions. If you feel the process is not working to your satisfaction, then consider a change… go to step one and reconsider your selection criteria. Generally, however, the process will work well the first time through.
Jack Zehren, an architect of Zehren and Associates, Inc. in Avon, Colo., has been working in the industry for the past 20 years. He is a member of the American Institute of Architects and is certified by the National Council of Architectural Registration Boards.
