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[In the following pages, we will use our design for The Marina at Fays Point, part of an ongoing residential and marina development in Blue Island Illinois, as a Case Study. The Marina at Fays Point is a 5,000 square foot building that celebrates both the restoration of the natural habitat and landscape as well as the community that surrounds it. Composed as a pair of similar pavilions resting above the restored bank of the Little Calumet River, the marina houses both and community center and a restaurant, as well as boater support facilities. Embracing the best of sustainable design practices, the marina not only sensitively engages the site, but it also employs advanced passive energy design as well as sustainable material practices. methodology The following pages will illustrate the and deliverables that OKW will provide throughout the process of design and construction document services for the Interpretive Center.] imagine create inspire project definition Fays Point is a peninsula of fallow land between the Little Calumet River and the Cal-Sag Channel. Historically used as farmland, followed by a boat storage and maintenance yard, Fays Point was characterized by fly-dumping of concrete waste, collapsed structures, a concrete river edge, sunken boats and invasive plant species. [site plan and existing conditions] Led by Arvydas Laucius, Fays Point LLC, assembled the property in late 2003. In early 2004, Fays Point LLC, sought and selected OKW Architects for master-planning and architectural design of the entire site, including all residential buildings, marina and site amentities. The development of the marina required the landscape and habitat restoration of over 1000 ft the Little Calumet River bank, restoration of wetland areas, dredging of the river area, and the placement of docks for 80 pleasure craft. schematic design The schematic design began with the presentation and analysis of broad level masterplan strategies, and the presentation of a variety of images of buildings, landscapes and materials to establish a vision, in broad terms, of the character, "feel" and spirit of the landscape and building. [images for visioning exercises] The area and functional requirements of the marina / community center were defined thru discussion and narrative text. OKW then began to explore building plan and massing strategies, presenting initial design ideas in black and white plan and perspective views. [intial concept] [early concept 3D design modeling] [OKW works is very adept with three dimensional cad software and use it to its presenting variations on maximum advantage, design strategies to the client in multiple viewpoints and techniques.] schematic design The initial plan was defined by a linear shaped building, perched above the river and split into two pavilions, one housing the community center and toilet rooms, the other housing a restaurant. Two dominate design themes emerged: A "butterfly roof" that would shade the expansive south facing glass areas, and a fabric structure that would define a gateway thru the marina to the restored river edge and docks. [revised plan concept] Site plan requirements included parking for 100 cars, as well as large outdoor terrace areas facing the restored river and dock area. Early planning schemes were reviewed and discussed with MEP, structural and civil engineers, as well as contractors. During the schematic design phase, early reports from the Army Corp of Engineers came through that redefined the "floodway" of the Little Calumet River, necessitating an early design change - breaking the linear design shape of the building to pull the structure out of the floodway. This "fold" in the building was embraced as a new design theme, and the architectural massing became less symmetrical and pure, and more fragmented and asymmetrical. The "fold" in the building then became an opportunity to create series of stepped terraces that step down to the river bank. [ stepped terraces step down to the river bank ] design Development Once the plan and massing strategies for the building were established, OKW investigated the design with a more focused lens, and began a more rigorous coordination of structural and mechanical systems. Drawings take on the format of construction drawings in which plan and section details are studied, and constructability issues resolved. Alternate structural systems and materials were analyzed with water salvaged, old-growth spruce from Alaska selected for both the primary structure and the roof decking, and for its sustainable origins. The cost/benefit of the roof overhang as a sun shading device for the south facing glass was studied in detail to assure that key exposures were protected at the hottest times of the day / year. 10 am 12 pm 3 pm design Development Two specific design elements were presented in multiple studies - the link between the two pavilions was computer modeled in several modest variations that could be shared and discussed with the client through email. Likewise the fireplace of the community room was studied as a sculptural and material form, presented in three dimensional and elevation studies. [link studies] [fireplace studies] [ Because the timber frame was such an important part of the architecture, the detailing of the timber connections were studied and discussed with the entire team ] design Development Lighting fixtures, material color and selection, as well as furniture layout and selections were presented and selected. Final renderings, both computer generated and hand drawn were created by OKW for use by the client in marketing and press releases. Throughout the design development process, material and construction cost analysis was done, for both architectural and MEP systems. [site furniture studies] construction documentation Construction documentation is a seamless transition from Design Development. In fact, there is no hard edge between the two phases. Most fundamental decisions of system coordination, material and finish selection, and structural and envelope design are made during design development. Construction documents focus on defining critical construction and design conditions, the scope of all work, and performance specifications. While the Marina at Fays Point is a complex building, the construction documents are a concise set of documents— graphically very legible, well organized, and rigorously detailed. bidding and construction permitting, While yet to begin formal construction of the building, multiple aspects of the project have been coordinated through permitting and bidding. As part of a master-plan for the site, permits with the Army Corp of Engineers, the Illinois EPA, as well as the City of Blue Island were implemented early in the process. Because of its special sourcing, the salvaged old growth timber was pre-purchased from Alaska. OKW assisted in establishing the scope of that purchase and reviewing submittals and specifications of the material. [As part of the marina complex, OKW designed structures gate for access to the docks. They are based on the architectural design and detailing to be used for the marina building ]