Designing and constructing a building is a complex undertaking.
Designers draw hundreds of pages to convey their vision. Contractors bring that vision to life. Sometimes, however, it doesn’t go as smoothly as everyone would like and dimensioning is one area where improvements can benefit the entire project team.
In the first four parts, we discussed how the installers of work both use and view the plans, and the concept of offset gridlines. We also took deep dives into specific areas of the building, including the core, residential units, and outside areas. In this fifth part, we discuss a few small considerations and leave you with our final thoughts.
Furniture, Fixtures, and Equipment (FF&E)
FF&E can be a tricky one. It rarely gets finalized prior to construction. No one’s fault. Typical unknowns that drive delay include the amount of money remaining in the owner’s budget, building branding, property management input, and so on. Items selected early are often not fully committed to or may not be available when needed. Regardless, the practice of earmarking locations and putting in place holders for these items is key for success. For example, coffee makers need water, art needs lighting, lockers need power and internet, and workstation loungers need floor outlets. If there is to be an FF&E package or artwork in the building, the team needs to be aware of it. Even if it’s not finalized, placeholders should be made in the plans for them.
Here, designing placeholders with some flexibility and asking general questions is essential. Take the coffee station in the lobby; let’s review five options. Often, this review will yield several key parameters. Height, width, length, water, power, drain, and internet connection are all quickly discoverable and easily integrated into the project before it’s built. The goal here is to future-proof as best as you can.
Identifying some typical elements and reviewing where they may go early can save a lot of headaches down the road. Package lockers, game tables, TVs, workstations, back-of-house, and leasing office needs should all be considered, and generous accommodations made for them.
It’s amazing how much time and effort goes into constructing a building, and then the end-user walks into the space and complains there is nowhere to plug in their Bluetooth speaker that is dead. How did they not appreciate that there is a perfectly sized steel beam, fire-wrapped and seamlessly integrated into the ceiling above them?
FF&E is often treated as something to be addressed at the end of the project. When it does, it shows in a negative Yelp review.
Parting Thought
If we could leave you with one takeaway from this series, it would be not to design to the maximums or minimums. Allow room for design evolution, construction, and an ever-changing set of rules and interpretations.
Good luck out there everyone.
This is the fifth of five articles that explore ways of dimensioning a set of plans that can reduce the opportunity for errors.
Part 1 – Overview
Part 2 – Parking Garage and Building Core
Part 3 – Inside of the Building (Rooms/Units)
Part 4 – Outside of the Building
Part 5 – FF&E and Final Thoughts
Kevin Rowe
Kevin’s education includes a Bachelor’s Degree in Business with an emphasis in Real Estate Finance from the University of San Diego and a Certificate in Construction Management from the University of Washington. This background developed his critical thinking skills and gives him a unique understanding of the owner’s perspective and business side of construction.