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How To Have A High-Tech Building Without Looking High-Tech
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Business New Haven
11/11/2002
By: Anne-Marie Brungard
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Need a new facility but can't find the right site or wait for a build to suit? You will probably need to buy an existing building. Finding one in excellent condition may be challenging, and finding one with historical features is likely, especially on the shoreline. Why not have the best of both worlds - melting old-world style with New England charm while utilizing technology that jettisons your company into the twenty-first century. In some instances, historical character is being not only maintained - but actually enhanced.
Renovation projects are a bit trickier to plan than a new building. There are literally hundreds of decisions to be made by the design build team, which places a premium on pre-construction planning. You may want to retain the building's original facade as it undergoes an internal metamorphosis into a modern business facility. Remodeling often makes better financial, environmental and aesthetic sense.
If you choose to renovate, three critical components should be in place:
Establish Realistic Project Goals:
The owner must see the construction service provider as a true consultant whose primary function is to provide design options, budget information and solutions. These may include: (1) upgrading the architectural appearance of the building, (2) constructing new office space, training rooms, production facilities, and (3) accomplishing everything on tight schedule and guaranteed maximum budget. A design build company with an open mind can help you brainstorm through ideas. Your facility must be thought of as a business tool to help the business operate more profitable. This is a time-consuming process and the owner must slow down enough to address the details.
Evaluate Existing Building Structure & Systems:
Any building of significant age will probably need upgrading or repair in certain areas. It is up to the design/build team to evaluate all of the major systems of the facility and report the findings with recommendations to the owner. More than likely, some of the existing systems will remain due to the cost of replacement.
Components to review include: (1) Electrical - Does the existing electrical service provide adequate power for the manufacturing or production process of the new company? Is the lighting efficient? How will the owner's equipment be incorporated into the building? There is tremendous variety in energy efficient and higher tech lighting systems with traditional looking fixtures with features like color corrected light. Access flooring and drop ceilings are ways to run and access new cabling or wiring for systems networking and more. (2) Mechanical - What is the condition of the existing HVAC units in the building? Does the owner have any special process equipment that needs make up air or exhaust? Will there need extensive redistribution of existing ductwork? Protect your investment with the appropriate environmental controls. (3) Plumbing - Are the existing restrooms and/or locker rooms sized adequately for the new company? Are existing storm and sanitary sewer lines sized properly? (4) Fire Sprinkler System - Depending on the age of the building, a fire sprinkler system may not even exist. If one does, the design/build team needs to ensure that it complies with today's stricter fire department standards. Consider wet, dry or dry-chemical systems to match your company's needs. (5) Roofing - Most roofing membranes are designed for a maximum 20-year useful life. Can the existing roof be patched in conjunction with an aggressive preventive maintenance program or should the entire roof be replaced? (6) Structural Components - Have any of the columns or beams in the facility been damaged over the years through abuse or neglect? Will the structural system support any new roof mounted HVAC or process equipment that the owner may have? Construction crews can pull up the old wood floors, lay down plywood to comply with modern codes, then place the original wood floors back on top. Energy efficient windows can be used with hi-tech glazed glass features encased in period frames. To the casual observer, it might appear as if nothing has changed. (7) Landscaping – A landscape architect will assist with planning in this particular area. Landscaping should be upscale in keeping with the look and feel of the local area. Irrigation systems should also be included to allow for continued maintenance. Obviously, there can be a significant amount of time spent prior to groundbreaking while the owner and contractors consider their options.
Develop a Realistic Project Budget
The strength of the design/build process is that the entire team is involved at the beginning of the process and can often identify the "surprises" before they happen. Even with the most knowledgeable team players, there may be items that neither the company owner nor design/builder could have possibly identified - such as hidden asbestos or improper electrical wiring within existing walls. Therefore, it is strongly suggested that a construction contingency be added to the budget for these unforeseen conditions. A good rule of thumb is to add seven- to ten-percent of the construction costs. Also, be aware that the local municipality has the right to ensure the latest building codes and ADA requirements are being adhered to. This can often result in unexpected costs not included in the original budget. Whether renovating or building - your completed project can meet the needs of your business, having all the earmarks of integrated technology and still add character to the community.
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