Brittmoore Dental built a single tenant building for long term positioning and value creation.
The Owner
After serving in the United States Navy as the dental officer aboard the USS Tortuga, LSD 46 from 2000 to 2003, Dr. Philip J. Cimo opened his private practice in 2004. The practice has grown organically as well as through the acquisition of other practices.
The Patient Lobby enjoys an abundance of natural light, high ceilings, stone floors, and architectural millwork.
Patient care is Dr. Cimo's top priority and, as a keen observer of the business side of dentistry, he has witnessed the two converge as the consolidation of practices through corporate roll-ups are determining standards for care. He has been inspired to create a non-corporate environment for his patients, where they never feel like just a number.
In order to accomplish this, he needed to be able to control his business outcome. Designing and building a state-of-the-art facility was a way in which he could stake his flag as an independent provider, create a franchise within his market, and deliver the quality of care that met his high standards that puts the patient first.
Operatories are spacious with large windows admitting natural light and sliding doors to create privacy.
Financial Incentives
Dr. Cimo understands that ownership of business real estate is an excellent savings vehicle and the total cost of occupancy is often less than leasing comparable space. Owner occupied properties receive favorable financing terms, enjoy tax benefits, and often appreciate in value. In addition, by owning his building, he could fix occupancy costs over an extended period of time and realize more value from his investment into finishes, furnishings, fixtures and equipment.
Planning Considerations
Planning the building entailed considering issues of establishing a work/lifestyle balance, creating a pleasant anxiety-free patient experience, and promoting his dental business.
Dr. Cimo spends a considerable amount of time at his office and wanted to create a setting that would make that as enjoyable as possible. He wanted expansion room for additional operatories and multiple dental surgical suites to be able to attract associates to join him in the future. In addition, he felt that providing a facility that was flexible enough to easily deploy emerging technologies such as 3D printing would help do so.
His vision was to have a mid-century styled office building with clean lines, high ceilings, natural light, and an abundance of open space.
Clean lines, high ceilings, and natural light were major design considerations.
Starting the Process
Dr. Cimo knew nothing about the development or building process and was literally starting from zero. To assist him, he engaged an experienced real estate lawyer, Debra Gilbreath of Dow, Golub, Remels, & Gilbreath PLLC to assist with many of the front-end details from finding and evaluating potential sites to developing land acquisition contracts and agreements with the team that would design and construct the building.
Ms. Gilbreath recommended Civil Engineers who were employed to evaluate sites for drainage and related issues. In addition, she suggested bringing Stewart Development and Construction, LLC onto the team early in the process under a Design/Build arrangement. They, in turn, recommended Method Architecture, who had experience in designing buildings for Healthcare and Dentistry.
While Dr. Cimo considered several general contractors who specialize in building for dental practices and handle all aspects of the process, he felt their fee was expensive relative to the fees he would be paying the team he assembled. Further, he was confident his team could deliver a product that was equal, or even superior, to the others for a lower total cost.
The design integrated materials selected to match budget, aesthetics, and durability.
The team looked at four sites with interest enough to evaluate them, settling on a site on Brittmore Rd. for the following reasons:
Availability - Small sites are difficult to find in this market area. They could acquire approximately 1/2 acre, enough for a 3,700 square foot building, parking, and required detention.
Cost - Approximately half the cost of the most expensive site under consideration.
Location - In the epicenter of his existing patient base.
Access - Just north of the I-10 feeder road between the Beltway 8 and Wilcrest Drive.
Visibility - The road had been recently expanded to four lanes plus a turning lane with traffic increasing.
Transitional Area - The area is transitioning from industrial to residential and higher-end commercial uses.
Design and Construction
The design-build team worked closely with Dr. Cimo and his staff to deliver their vision. The overall scope of work for the dental facility consisted of the design for reception area, 5 exam rooms, 2 surgery rooms, x-ray room, consultation room, laboratory and sterile area, and a breakroom and private office.
The exterior design features a mix of dark brick stacked-style work, horizontal wood, and stone to help bring out the clients request of a “mid-century” style with clean lines. The interior design flows nicely from the exterior by allowing you to walk into the lobby with floor to ceiling wood slat panels that match the exterior wood. Sliding modern barn doors with wood that matches the cabinets are used on the exam rooms to save space while also keeping with the stylish design. An accent of dark teal was used in the hallways to break up the stark white colors.
Expectations Met
Dr. Cimo's expectations were met and he credits the team that was assembled, making special note of the advice and direction provided by his legal counsel. He cited the professionalism of the entire team, their availability at all times of the day, and open communications as keys to making his experience enjoyable. The project caused no interruptions in his dental practice and the transition into the new building was smooth.
A storage area was created based upon a space module that would accommodate future operatories.
Method Architecture - Architecture
Brittmoore Dental was designed by Method Architecture, a uniquely ego-free architecture firm, committed to a systematic creative process that focuses on clients and their needs first and foremost. Operating with the flexibility of a small firm, but with a big reach, Method is a full-service architecture firm specializing in tenant finish and ground-up projects encompassing industrial, corporate interiors, healthcare, hospitality, breweries, retail and more.
Stewart Development & Construction - Development and Construction
ALJ Lindsey - Civil Engineering
Henderson Rogers - Structural Engineers
Infinity MEP - Mechanical, Electrical, and Plumbing
AWR Designs - Landscape Architecture
Jay Holland is the publisher of Archidoodles with over 40 years of experience as a builder, developer, investor, consultant, marketer, and broker for commercial properties ranging from raw land to urban mixed-use developments. He has been a pioneer in the development and use of digital media, databases, and related cutting-edge publishing tools for the promotion of both properties and services within the design, build, and operating disciplines. You can contact him at jholland@archidoodles.com.
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