Construction Design Works Solution

Contemporary office remodel should incorporate occupant connectivity

Benefits of biophilic design

Out with the new, in with the old. Yes, that’s right. We can learn a thing or two from architectural design from as far back as 600 B.C. The Hanging Gardens of Babylon are considered one of the seven wonders of the ancient world. It was a true wonder and remarkable feat with a rising series of gardens alongside a great palace.

It was meant to combine the building with nature. In modern times it is when a contemporary office remodel incorporates occupancy connectivity. The current term for this is biophilic design.

Biophilic design is a concept used within the building industry to increase occupant connectivity to the natural environment through the use of direct nature, indirect nature, and space and place conditions. Used at both the building and city-scale, it is argued that this idea has health, environmental, and economic benefits for building occupants and urban environments, with few drawbacks.

Although its name was coined in recent history, indicators of biophilic design have been seen in architecture from as far back as the Hanging Gardens of Babylon mentioned above.

When planning a construction renovation, a principal objective of the building owner is a successful guest experience-driven tenant improvement. One way to be effective is with biophilic design, but first, we need to understand biophilia. Biophilia is an intrinsic connection between people and nature. A couple of examples are how a crackling fire, soothing wind through leaves, and crashing waves captivate us and have healing effects.

Five ways to introduce nature into your space when doing a contemporary office remodel

Water

The presence of water will enhance the user experience by seeing, touching, and hearing the water. It’s been long known for its calming effect.

3 Areas of Focus for Interior Commercial Construction

Construction DesignWorks Specializes in Second-Generation Space Improvements

KANSAS CITY, MO- While the majority of commercial general contractors target new ground-up construction projects, there are a select few that specialize in interior commercial construction improvements like Construction DesignWorks, Inc (CDW). A recent study by CDW reveals that there is a potential of $2.5 billion worth of commercial interior improvements in the next 18 months in the Kansas City area. This includes class A and B office space in the central business district, as well as the suburban office market.

“Only a few general contractors that concentrate in commercial interior improvement projects have honed their skills at addressing the complications that can arise from second-generation space,” says Scott Hamele, President of Construction DesignWorks, Inc. “A customer moving into a space that has previously been occupied will be affected by the countless users that have come and gone, thus inheriting years of modifications and code violations which will influence their new design and costs.”

Second-generation space is a term typically applied to a space that has had some improvements done on HVAC, plumbing, lights, ceilings, and walls by a former tenant that may be reusable, by an ensuing tenant. This differs from first-generation space which is wide open and unfinished and has never been tailored for a tenant. Click here for contemporary office remodel.

The following are three areas that experts in interior commercial construction improvements focus on:

Site Survey

A thorough site survey of the property is essential in determining how the design is to proceed. Too many times, architects, engineers, and general contractors fall short in investigating what conditions are present before they begin the design. Existing ductwork may not be suitable for an open ceiling plan. The customer may want a polished concrete floor but finds out the surface has been roughed up from multiple types of flooring over years and years of use. These are just a few items that need to be evaluated before launching the design.

Code Violations

While a customer might be attracted to an old building because of its location, charm, or cost, it will most likely have numerous code violations. Building, fire, and energy codes change almost every year and this can quickly turn a 10-year-old space into one with numerous non-compliant issues. Items such as ADA restrooms, a distance of travel to a fire exit, and fire-rated corridors are just a few of the hurdles encountered when a tenant takes over a second-generation space.

Incorporating Existing Elements

It only makes sense to try and use some of the existing elements in the space. Try and start with restrooms being left in the same location, and utility rooms which include electrical distribution panels and water heaters. Reusing light fixtures as well as ceiling grids can be incorporated easily into a new design.

Construction Specifications Institute (CSI) Master Format

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General Requirements

Summary of Work

Allowances

Measurement and Payment

Alternates/Alternatives

Modification Procedures

Coordination

Field Engineering

Regulatory Requirements

Identification Systems

References

Special Project Procedures

Project Meetings

Submittals

Quality Control

Construction Facilities & Temporary Controls

Material and Equipment

Facility Startup/Commissioning

Contract Closeout

Maintenance

Sitework

Subsurface Investigation

Demolition

Site Preparation

Dewatering

Shoring and Underpinning

Excavation Support Systems

Cofferdams

Earthwork

Tunneling

Piles and Caissons

Railroad Work

Marine Work

Paving and Surfacing

Utility Piping Materials

Water Distribution

Fuel and Steam Distribution

Sewerage and Drainage

Restoration and Underground Pipe

Ponds and Reservoirs

Power and Communications

Site Improvements

Landscaping

Concrete

Concrete Formwork

Concrete Reinforcement

Concrete Accessories

Cast-In-Place Concrete

Concrete Curing

Pre-cast Concrete

Cementitious Decks and Toppings

Grout

Concrete Restoration and Cleaning

Mass Concrete

Masonry

Mortar and Masonry Grout

Masonry Accessories

Unit Masonry

Stone

Masonry Restoration and Cleaning

Refractories

Corrosion Resistant Masonry

Simulated Masonry

Metals

Metal Materials

Metal Coatings

Metal Fastening

Structural Metal Framing

Metal Joists

Metal Decking

Cold Formed Metal Framing

Metal Fabrication

Sheet Metal Fabrications

Ornamental Metal

Expansion Control

Hydraulic Structures

Wood and Plastics

Fasteners and Adhesives

Rough Carpentry

Heavy Timber Construction

Wood and Metal Systems

Prefabricated Structural Wood

Finish Carpentry

Wood Treatment

Architectural Woodwork

Structural Plastics

Plastic Fabrications

Solid Polymer Fabrications

Thermal & Moisture Protection

Waterproofing

Dampproofing

Water Repellents

Vapor Retarders

Air Barriers

Insulation

Exterior Insulation and Finish Systems

Fireproofing

Firestopping

Shingles and Roofing Tiles

Manufactured Roofing and Siding

Exterior Wall Assemblies

Membrane Roofing

Traffic Coatings

Flashing and Sheet Metal

Roof Specialties and Accessories

Skylights

Joint Sealers

Doors & Windows

Metal Doors and Frames

Wood and Plastic Doors

Door Opening Assemblies

Special Doors

Entrances and Storefronts

Metal Windows

Wood and Plastic Windows

Special Windows

Hardware

Glazing

Glazed Curtain Walls

Finishes

Metal Support Systems

Lath and Plaster

Gypsum Board

Tile

Terrazzo

Stone Facing

Acoustical Treatment

Special Wall Surfaces

Special Ceiling Surfaces

Wood Flooring

Stone Flooring

Unit Masonry Flooring

Resilient Flooring

Carpet

Special Flooring

Floor Treatment

Special Coatings

Painting

Wall Coverings

Specialties

Visual Display Boards

Compartments and Cubicles

Louvers and Vents

Grilles and Screens

Service Wall Systems

Wall and Corner Guards

Access Flooring

Pest Control

Fireplaces and Stoves

Manufactured Exterior Specialties

Flagpoles

Indentifying Devices

Pedestrian Control Devices

Lockers

Fire Protection Specialties

Protective Covers

Postal Specialties

Partitions

Operable Partitions

Storage Shelving

Exterior Protection Devices for Openings

Telephone Specialties

Toilet and Bath Accessories

Scales

Wardrobe and Closet Specialties

Equipment

Maintenance Equipment

Security and Vault Equipment

Teller and Service Equipment

Ecclesiastical Equipment

Library Equipment

Theater and Stage Equipment

Instrumental Equipment

Registration Equipment

Checkroom Equipment

Mercantile Equipment

Commercial Laundry and Dry Cleaning Equipment

Vending Equipment

Audio-Visual Equipment

Vehicle Service Equipment

Parking Control Equipment

Loading Dock Equipment

Solid Waste Handling Equipment

Detention Equipment

Water Supply and Treatment Equipment

Hydraulic Gates and Valves

Fluid Waste Treatment and Disposal Equipment

Food Service Equipment

Residential Equipment

Unit Kitchens

Darkroom Equipment

Athletic, Recreational & Therapeutic Equipment

Industrial and Process Equipment

Laboratory Equipment

Planetarium Equipment

Observatory Equipment

Office Equipment

Medical Equipment

Mortuary Equipment

Navigation Equipment

Agricultural Equipment

Furnishings

Fabrics

Artwork

Manufactured Casework

Window Treatment

Furniture and Accessories

Rugs and Mats

Multiple Seating

Interior Parts and Planters

Special Construction

Air Supported Structures

Integrated Assemblies

Special Purposes Rooms

Sound, Vibration and Seismic Control

Radiation Protection

Nuclear Reactors

Pre-Engineered Structures

Aquatic Facilities

Ice Rinks

Site Constructed Incinerators

Kennel and Animal Shelters

Liquid and Gas Storage Tanks

Filter Underdrains and Media

Digester Covers and Appurtenances

Oxygenation Systems

Sludge Conditioning Systems

Utility Control Systems

Industrial and Process Control Systems

Recording Instrumentation

Transportation Control Instrumentation

Solar Energy Systems

Wind Energy Systems

Cogeneration Systems

Building Automation Systems

Fire Suppression and Supervisory Systems

Special Security Construction

Conveying Systems

Dumbwaiters

Elevators

Escalators and Moving Walks

Lifts

Material Handling Systems

Hoists and Cranes

Turntables

Scaffolding

Transportation Systems

Mechanical

Basic Mechanical Material and Methods

Mechanical Insulation

Fire Protection

Plumbing

Heating, Ventilating and Air Conditioning

Heat Generation

Refrigeration

Heat Transfer

Air Handling

Air Distribution

Controls

Testing, Adjusting and Balancing

Electrical

Basic Electrical Materials and Methods

Power Generation – Built-Up Systems

Medium Voltage Distribution

Service and Distribution

Lighting

Special Systems

Communications

Electric Resistance Heating

Controls Testing

7 Areas of Commercial Construction Management

A Smooth Transition from Design to Construction in Commercial Renovations

Commercial renovations can require up to 120 common responsibilities from a building contractor’s construction manager (CM) according to the Construction Management Association of America. Construction DesignWorks, LLC values all areas of commercial construction management. Managing even a small tenant finish project requires directing and coordinating multiple subcontractors, understanding every detail of the design and coordinating material, as well as human resources. The role of a project or construction manager is the most important role of a successful project.

Commercial Construction Management can be narrowed down into 7 distinct areas of responsibility:

Project Management Planning
Cost Management
Time Management
Quality Management
Contract Administration
Safety Management
Professional Management- managing the project team, defining roles and responsibilities

Our design-build projects in Kansas City have required the construction manager to be an integral part of the planning and design phase process of all commercial renovations. This ensures a smooth transition to the construction phase because the CM already understands the budget, anticipated schedule, expected quality as well as the projected subcontractor team members. The traditional design-bid-build process inherently does not benefit from the CM being informed in the early stages of the design process. The CM in a design-build project DOES benefit and will perform more effectively in all 7 areas of the management of the project which naturally creates continuity and a better understanding of critical information.

Some CM’s may excel at cost management and lose sight of the quality required by the client. Others may value scheduling the most, by focusing only on the one aspect in which they excel could lead to safety problems or lapses in other areas. Whether you are a building owner, tenant, subcontractor or design team member, you will benefit greatly from a CM that equally values all 7 areas of commercial construction management.

What is a White Box Construction Finish?

Ambiguous Construction Terms Finally Defined

In the world of construction, the term “white box” is often used by real estate brokers and landlords to define the level of finish a space has prior to a tenant’s office remodel or tenant finish. However, it is an imprecise term. The white box is often synonymous with vanilla shell, lit shell, plain vanilla shell, plain vanilla box, warm vanilla shell, warm vanilla box, warm white box, and warm white shell.

White box is a term used for a type of finish in commercial real estate with an unfinished interior and does NOT include: interior walls (other than code required restrooms), wall coverings, paint, flooring, plumbing fixtures (other than code required restrooms and drinking fountains), upgraded electrical fixtures, and upgraded code required restroom fixtures. A white box–build out is ready for tenant improvements (TI’s), which are to be completed once the lease agreement has been negotiated and executed.

It includes a space that is protected from the outside elements which typically includes a roof, exterior windows, and doors. Also included is a basic finished ceiling, concrete floor sufficient for most flooring, basic heating, ventilation and air conditioning (HVAC), basic lighting, hot water, adequate access by way of an elevator or stairs, and if required by code fire protection, restrooms, and drinking fountain.

This particular form of construction is for commercial owners who need to quickly incorporate a new tenant into their property. It is typically an interior space that is minimally finished. The idea is that the next tenant will be presented with a shell space that they can quickly convert into virtually anything.

Though the finished project may seem like the bare minimum, the process required to achieve this state is far from it. All components of the space must be up to code and ready for a new interior tenant build-out. Typically a building permit and other licenses are required, depending upon the jurisdiction of the space.

Usually, white box finishes, or those improvements necessary to upgrade the building from a cold shell, are not completed until the lease agreement between the tenant and landlord has been negotiated and executed. This ensures that the landlord does not pay for improvements that are unnecessary or that the tenant does not want.

Construction services company in Kansas City

Construction DesignWorks is a self-performing general contractor

Is your general contractor a paper contractor or do they self-perform any of their services? A construction services company would typically be the latter. A ground-up services company typically would be providing 100% project management services which are closely defined as a paper contractor. General contractors that specialize in commercial tenant finish as well as building reconstruction services typically self-perform a portion of their work. Self-performing offers benefits such as lower costs, higher quality, and improved schedules. The general contractor has a much better labor force than a subcontractor.

Construction services companies that self-perform provide specialty services

Framing

Commercial metal stud framing is much different than wood studs you find in the residential construction industry. Not only are the materials different, but the installation techniques are very different. You normally do not see a crossover of commercial to residential framing because they are so different and are in their own different specialties.

Drywall

Subcontracting drywall (gyp board) work has its advantages. It also has its pitfalls. Not much can go wrong during the hanging phase. Gyp board finishing is where the craftsmanship is most noticeable. Self-performing the gyp board finish can make or break the final product and help make the construction services company successful when delivered with a high degree of quality and attention to detail.

Finish Carpentry

Levels of finish carpentry vary greatly between carpenters, crews, and companies. While one finish carpenter might specialize in building cabinets, another might be an expert in hanging and trimming doors. Self-performing finish carpentry gives the construction services company a much larger range of products and options for clients and architects to choose from. A new brewery may require a highly customized bar top and front that a casework and cabinets company may not be able to produce.

Acoustical Ceiling

The ability to install your own acoustical ceiling tile (ACT) systems can be invaluable since this is completed toward the end of the project and needs to be coordinated with lighting, fire sprinklers, audio speakers, and HVAC supply registers. This coordination of different disciplines toward the end of the project can kill a schedule and prohibit the project from being turned over on time.

There are countless specialty areas a general contractor may self-perform in addition to these four areas. Fields of construction such as tile and flooring installation, insulation, data, low voltage, and painting all offer value and scheduling advantages to the project. The ability to self-perform may just be the deal maker or breaker; serious consideration should be made by the owner and architect when interviewing and evaluating a construction services company for a new project.

White Box Finish

White Box (also known as Vanilla Shell, Vanilla Shell, Lit Shell, Plain Vanilla Shell, Plain Vanilla Box, Warm Vanilla Shell, Warm Vanilla Box, Warm White Box, Warm White Shell)

‘White Box’ is a term used for a type of finish in commercial real estate with an unfinished interior and does not include: interior walls (other than code required restrooms), wall coverings, paint, flooring, plumbing fixtures (other than code required restrooms and drinking fountains), upgraded electrical fixtures, and upgraded code required restroom fixtures. A white box is ready for tenant improvements (TI’s), which are to be completed once the lease agreement has been negotiated and executed.

It includes a space that is protected from the outside elements which typically includes a roof, exterior windows, and doors. Also included is a basic finished ceiling, floor sufficient for most flooring, basic heating, ventilation, and air conditioning (HVAC), basic lighting, fire protection (if necessary per code), restrooms(s) (if required by code), hot water, drinking fountain (if required by code), adequate access by way of an elevator or stairs.

Though the finished project may seem like the bare minimum, the process required to achieve this state is far from it. All components of the space must be up to code and ready for a new interior tenant build-out. Additionally, typically a building permit and other licenses are required, depending upon the jurisdiction of the space.

In many cases, the landlord will offer financial incentives in the form of a tenant improvement allowance (TIA), which pays for or at least partially defrays the cost of any improvements necessary for the tenant to occupy the building itself. Tenant improvement allowances do not usually include furniture, fixtures, and equipment (FFE) or trade fixtures necessary for the tenant to conduct business. Usually, white box finishes, or those improvements necessary to upgrade the building from a cold shell, are not completed until the lease agreement between the tenant and landlord has been negotiated and executed. This ensures that the landlord does not pay for improvements that are unnecessary or that the tenant does not want.

Advantages of design-build construction for property owners

General contractor provides piecemeal pricing to fast track projects

Construction DesignWorks, LLC recently worked on three commercial construction projects that are great examples of the advantages of design-build construction compared to the typical design-bid-build (DBB) delivery method. The projects included us as a general contractor (GC) and were in the restaurant renovations/hospitality sector. All of the projects had very tight budgets. These projects involved competent and creative architects and professional engineers. However, in order to keep costs in check, we needed to limit the hours of these design professionals.

As a GC specializing in design-build, we have developed a vast number of vendor contacts from mechanical contractors, electricians, and flooring installers to tile suppliers and beyond. This allows us to consult directly with these vendors, providing value-added services and options for the design, without involving the design professional every single step of the way, all the while being able to fast-track the project after gathering enough information to commence construction.

Time and money are the crucial advantages of design-build construction

Two of these projects were breweries and the other a restaurant. In all of these cases, we immediately obtained pricing for the demolition, new electric service, sub-grade plumbing and framing. We all understood that these particular items were essential and needed to be done regardless of the final details of the project.

We provided piecemeal-type pricing for each of these scopes of work for approval and then provided the service, accelerating the schedule. The remaining scopes of work such as the mechanical system, quantities and types of electrical devices and light fixtures, flooring selections, and wall colors, were all finalized and pricing firmed up.

A new ground-up project we were involved with also required an expedited schedule. Like the other projects above, the overall building design was not complete. We as a design-build general contractor assisted in finalizing the overall job site layout, location of the building, footings, and foundation design, as well as locations and sizes of major utilities. Utilities included electrical power, domestic water, fire protection line, natural gas, and sanitary and storm sewer. We procured all of these services ahead of the overall final project design. This process reduced the overall construction schedule and saved money for the owner.

While piecemeal pricing and phasing the design, development, and construction of a project is not the preferred process, it does offer owners the ability to release the leading parts of the construction project early. This allows the design team and owners to concentrate on the all-important guest experiences and finishes. There are definite advantages of design-build construction over the traditional DBB when the primary contract is direct with the GC. This allows the GC the flexibility to work independently of the architects and engineers to investigate different products and methods to get the greatest value out of the design, ultimately benefitting the owner.

4 Cutting Edge Office Remodel Ideas

Hire a Design Builder to Increase Productivity

Construction DesignWorks, LLC has researched numerous cutting-edge ideas for office remodels that will attract better employees, keep them engaged and optimize the workspace. While every business is different and requires diverse design and construction solutions, these ideas are best delivered by a design-builder. A design-build delivery method allows the owner to realize the cost implications during the design phase versus after or during construction.

1. Offer up different workspaces within the office environment. Working in one place all day long takes its toll on an employee. It causes the worker to tire more easily, get bored and stifle their creativity. While a typical desk is where most work may be done, a couch, standing work surface, or a bench might be more suited to enhance and inspire their work experience.

2. Use of color throughout the office can boost imagination, increase productivity and make people happier. Assimilate a wide spectrum of color throughout the space. Divide different office functions by color-coding those areas; green for accounting, yellow for marketing, and so on.

3. Create community meeting areas other than a break room. Employees need to get to know one another on a personal level and do so in a comfortable environment that includes collaborative community tables, social lounge areas, and even relaxed indoor and outdoor sitting areas.

4. A flexible workspace layout can be the key to success. Employees need different work environments. An introvert may need a quiet private office, while an extrovert may thrive in an open office with collaborative spaces. Allow an employee to give feedback on how he or she is most productive.

Your business is only as successful as the happiness and productivity of your employees. Your clients will benefit from your forethought of incorporating these four ideas into your next office remodel.

Construction Contractors in Kansas City Offer Naked Ceilings

Exposed Ceiling and Associated Costs

Like a lot of construction contractors in Kansas City, there isn’t a week that goes by that I don’t have the discussion with a client or commercial broker about the local costs associated with a naked ceiling (open or exposed) design. Construction DesignWorks is a proponent of this design and loves the final look, which is commonly known as industrial contemporary.

Most people assume a naked ceiling is less expensive compared to an acoustical one. However, this assumption is incorrect. An open ceiling can cost as much as $5 – $8 per square foot more than the common ACT (Acoustical Ceiling Tile). To better explain, I have broken down the costs into 4 categories:

HVAC [$2.50 per square foot] – The materials and labor required for the heating, ventilation and air conditioning (HVAC) are greater because of the final aesthetic look needed for a naked ceiling. Typically, a spiral round replaces a rectangular duct. Flex duct is not used. And the overall layout needs to look crisp and clean.

Lighting & Electrical [$3.00 per square foot] – No longer can an electrician simply install a flex conduit wherever they want; it needs to be installed in rigid conduit tight with ceiling joists. Light fixtures change from inexpensive 2×4 troffer lights to suspended indirect/direct lights. The installation may require additional uni-strut and all-thread to straddle and avoid the ductwork above.

Fire Sprinklers [$2.00 per square foot] – Code requires that fire sprinkler heads be turned up in exposed ceilings. The main header and ancillary lines are typically relocated to a higher location and aesthetics are crucial to the overall look of the naked ceiling.

Painting [$1.50 per square foot] – Now that you have an exposed ceiling deck above, prep and painting are needed to cover up the imperfections and materials used in the construction. In some cases, the ductwork, electrical conduit, and fire sprinkler lines need to be painted for additional time and costs.

If budget is an issue, my advice is to incorporate the naked ceiling in your reception and common areas seen by your customers. The use of ACT clouds is also a good idea to hide unsightly equipment and add an appealing look with acoustical benefits. Naked ceilings are a great way to enhance the look of your business and convey to your employees and customers a sense of cutting edge design and creativity.