Landlord Planning

The objective of the Detailed Programming Phase is to establish detailed project criteria, which will confirm the macro programming and further define the total project requirements. Facilitec will conduct interviews with the client's team to obtain information regarding space usage, projected growth or organizational changes including: size and function of departments; space used by department, requirements for offices, work stations (i.e. engineering, exec. assistants, clerical, managerial, and professional) and common use areas (i.e. conference, reception, break room, filing, storage, and training); requirements for special areas (i.e. boardroom) and support areas (i.e. computer area); adjacency priorities (i.e. relationships among various groups affecting work-flow and communications); and a qualitative analysis of the clients expectations.

• Programming is the client interview process that helps Facilitec understand how the client's organization currently functions.
• The detailed programming phase is a tool used by the design team to address the physical workspace of the organization.
• It collects current information and incorporates future workspace goals.
• Programming should parallel a client's business plan. The program will reflect the flexibility necessary to accommodate changes within the organization.
• We take into account the size of each individual's workspace and the size of ancillary workspace
  Adjacency considers both interdepartmental and intradepartmental flow.

The objective of the building analysis or space plan is to evaluate proposed building floor plates against the client's detailed program. Facilitec will analyze the lease provisions and use the program to prepare a preliminary space plan to further test the appropriateness of each building under consideration. Expansion spaces will be blocked out in each building to indicate the options available over the lease term. Each preliminary plan will include a tabulation of total rentable square footage, allocation of rentable square footage by use, and the total usable to rentable efficiency for the total space in each building.

• This is a drawing that depicts the client's new workplace and how it fits into a particular building.
• We will be able to evaluate each building location and how each building accommodates the client's program.
• Expansion space will be shown on each plan.
• Each plan will show the total rentable square feet used and a useable to rentable ratio.

The preliminary pricing service can be requested by the client or tenant. In this case, a pricing letter accompanies each approved space plan and is returned to each building management team for a pricing analysis. The pricing letter describes general specifications that may vary from the building standards of each building being considered. Existing building standards for each building are included for verification purposes. Contractors and building managers can use the pricing letter and the space plan to determine the cost and to project a budget. A building budget summary is submitted to the client for evaluation of each location.

• This service is often used to establish a budget for each building management team.
• It gives the client a clear indication of the intent of the buildings to accommodate their program within their budget.
• Each building has build-out standards that should be considered, but can be changed if the standards do not accommodate the client's goals. The pricing letter will reflect any deviation from the building standards.
• Add alternates are always important to the client and should be cared for in the pricing as important line items.

Upon receiving approval of the design development & pricing and, in most cases, after an agreement has been reached between the new tenant (client) and the new landlord, Facilitec will initiate the final project documentation. Final architectural construction documents will include all architectural drawings, specifications, and contract documents required to permit, construct, and occupy the new space. Mechanical, Electrical, and Plumbing (MEP) engineering drawings are included as part of these documents. MEP drawings are often required by local building code departments to obtain a construction permit.

• Can be used for final pricing.
• Architectural Construction Documents are the final step in drawing and will be used by the contractor to build the workplace.
• Local building departments require these documents to issue a construction permit.
• Final furniture plan layouts are shown in these drawings.
• Air conditioning, power and data, and plumbing engineered drawings are included in these documents.
• If final pricing is done, Facilitec will prepare a comparison spreadsheet for contractor pricing comparison.

• Field surveys and as-builts
• CAD input
• BOMA calculations
• Marketing plans
• Suite analysis
• Spec suites
• Lease logs
• Stacking plans