Hi All -
Just joined yesterday. Everybody's looking but nobody's helping out. Please take a moment if you can.
This is so important to the industry and who knows - you might help start a trend in building or certainly gain MY friendship and appreciation.
We're developing a high / mid rise complex with residential, medical, small hotel and office condos in the Southwest.
Please let me know, what would you change if you could or make sure the next job has - whatever problems you've experienced - those little things that come up that make you wish the darn developer had designed differently - people problems, traffic problems, logistics, energy systems, on-site water treatment, leasing, management styles, choice of materials, ease of maintenance, ideas for increased profitablity...
...Anything you'd love to see in your buildings if you could blink and make it happen.
Please help and don't hold back.
We know the silliest thing can mean the difference between convenience & efficiency and a lifelong pain in the ___.
Thanks for every single idea!
Steve
TTO
Steve - that is a great question and I think everyone has something that they would want in the building if they could change anything.
As for me, just a couple of things I would wish had been done:
1) Look toward the future - so many times the developer / builder takes the easy route and looks at the immediate needs. What is going to be needed in the future and how can you plan for that now. At my last position, the building was built but they did not consider what would be needed if it needed to be expanded. While some would not have been realized, some should have been obvious.
2) Into the initial plans, look for products that will be easier to maintain. Some products look great - but man, you have to wonder if the designer thought about the cleaning and maintenance of the product after it is in use. In one apartment building I was talking to on Wednesday, the manager was telling me about the shut off valves that had to be exchanged. They could replace them out with ones that were less expensive, but they were being replaced every couple of years. The others were 21/2 times more expensive, but they last 10 years plus.
Just a couple of things, I will see if I can remember any others...
Thanks
Eric
We just finished up a $135m hotel tower here and have many many things that should have been included but were "value engineered " out. Some times the $$ outweigh quality.
1. Back up power supply generator too small to handle complete load.
2. HVAC controls not user friendly
3. Archectural finishes too proprietary to duplicate easily.
4. never enough storage or maintenance areas.
I'm sure that there are many property and facility managers who wish that more developers would ask what they need. That gap between the design/construction stage and the operations/management stage can be found on any type of project, even on renovations on college or hospital campuses. You might check out this article:
www.facilitiesnet.com/.../The-Second-Time-Around--2014
Have you asked your design team what they would do differently if they were working on an owner-occupied project instead of a development? Just asking them might not be enough. The green building community uses something called a design charette that brings together the entire design team (architects, engineers, facilty management, contractors) at the very start of the project. One of the reasons is to everyone stays focused on the goal of a green design.
It doesn't sound like you're doing a green building, but you are taking a different approach than many developers. So if you want your design team to think differently about the project, you may need to work hard to communicate that message and keep them focused.
1) Scrutinize sealant applications at very beginning of project with a top-rated curtainwall consultant. It's too late to do this at the end of the project. Use best sealant subs in the area and be careful to bid only to the very best.
2) Water rebates are increasing because of drought. Analyze water efficiency measures and take full advantage of rebates. Waterless urinals need to be standard. Dual flush water closets should flush number 1 when pushing down and number 2 when pushing up. Human nature is to push down and current installations are backwards which defats the purpose.
3) Matrix all energy efficiency improvements with payback, IRR, LEED points etc. ... to prioritize and determine which make the most sense.
4) Use enthalpy control on outside air economizers, as well as heat pipes to preheat/cool outside air. See HOK's book on this (page 321).
5) Have top rated operations personnel involved in upfront design. They know how it all works (or doesn't work) long after the GC leaves the site.
6) Hire best commissioning agent (unbiased, third party) from the early design stages. Manage the cost of commissioning carefully.
7) Tour other top rated facilities in the SW to determine what is working and what is not.
8) Look carefully at on-site cogen systems, and other proven technologies for on-site electric generation for peak shaving.
9) Hire best air and water balancer in area. Do not bid to second best. Use the very best. Be careful how you determine who is best. Reputation should be the absolute best in the area. Be sure to also get their best person.
10) Hire a top-rated roof consultant for design and quality control of installation.
I could go on and on