The design and construction of your practice will undoubtedly be met with obstacles. Whether your facility is a tenant finish out or a new building, making the right initial decisions can help keep small issues from becoming large headaches. The severity of these hurdles can be mitigated by taking the right steps in the right order. Leasable area, Site selection and lease negotiations are often completed before a contractor has been brought in to your team of professionals. One common obstacle we see when our interior design staff is brought on board to help create or complete the project plans is that the leasable square footage is based on incorrect assumptions.

Leasable area is measured from the center line of shared partitions to the outside face of a wall. In most scenarios, a property manager keeps a floor plan showing the building as it was constructed. As tenants fill up the building, the shared “demising” partitions are added to the floor plan to keep track of how much area is left to be rented. This floor plan is usually transmitted to a tenant in a drafting format for their space planner to work off of. The problem occurs when the existing “demising” partitions in the building are not in the same location as the existing “demising” partitions on the plan. One important role of the space planner is to verify the actual dimensions available to construct. A small error in leasable area can have big impacts on the recurring cost of the space.

Layout
Another common obstacle that we see with lease space selection involves the layout of the space plan without taking into account the foundation design, or in multi-story buildings, the structure location below. Many times with older buildings, the structural plans are not available. With a newer building this information is readily available. The positioning of plumbing fixtures above foundation beams or the building supports is typically not feasible to construct and the extra costs should be avoided.

Site development
There are many things to consider when selecting a site for a new building, but often times the focus is on land price, surrounding aesthetics and demographics.

One of the largest hurdles faced by potential building owners is the realization that site utilities are not available for the lot they have already purchased. This is most common in a property that is not part of a master planned development, but even on a “pad site”, the building owner can be responsible for completing the utility development for their lot.

The major utility costs to be on the lookout for are Sanitary Sewer, Water, Storm Drainage and Onsite Runoff Detention, Electric Delivery and Natural Gas Delivery. Another note is that site development costs will be almost the same for a 3,000 square foot building as they would be for a 5,000 square foot building. There is no price per square foot correlation. A general contractor or civil engineer can help you walk through your site selection process to minimize the potential for unforeseen costs.

Accessibility
Your professional space planner will be scrutinizing handicapped accessibility whether you are building your facility from the ground up or as a tenant finish out. Common accessibility problems include the following:

1) Rooms. Closed rooms that will be used by more than one person but not for a specific work function will need to have at least a five-foot circle available for wheelchair turn around. This includes all restrooms, offices, walk-in closets, and waiting and reception areas.

2) Doors. All latching doors need to be 36 in. wide in these areas. On the side of the door you pull from, accessibility standards require at least 18 inches from the edge of the doorknob to the nearest wall.

3) Counters. At your reception counter for both check-in and check-out, a 36-inch maximum height countertop should be installed 36 inches in width for accessible access. This can replace or be adjacent to a higher countertop.

4) Protrusions. Any object protruding from a wall in an egress area below 80 inches in height cannot protrude further than 4 inches except under rare circumstances. This includes countertops, wall sconces, televisions and any other fixed items.

5) Compliance. Any project over $50,000 in total construction cost is required to be registered and inspected for accessibility compliance, but all new work that is completed in a commercial setting is required to comply whether inspected or not. These are just a few obstacles commonly encountered while designing and constructing your new practice. Diligence by you, your real estate professional, and your design and construction team will keep these obstacles from becoming problems and ensure a successful project for all.

It seems like yesterday when we sent out our newsletter for December 2010. As we look back on the early months of 2011 it is very apparent that the coldest weather of the year will soon be upon us. With the lower temperatures once again comes the need to review the precautions necessary to help prevent frozen water lines. Below are several items which can easily be overlooked and the damage and resulting repairs can be very expensive.

Fire sprinkler systems can cause serious damage if not properly maintained. Auxiliary heat sources should be checked so they are working properly to keep a wet pipe system from freezing.  The addition of heat tape to piping that is over unprotected porches can help ensure the pipes there are protected. On a dry pipe system, the lines should be purged to remove any condensation that may have gathered in the piping. Since the heads are oriented down, condensation can gather at the head and freeze causing leaks or a broken pipe.

Building waterlines on outside walls are also prone to freezing.  At outside faucets, remove hoses and cover with a frost proof cover. In severe cold, leave the faucet open just enough to allow for a steady drip. On the inside, open cabinet doors and closets where possible to allow the heat to warm the wall from the inside. If extreme freezing weather or the possibility of freezing rain and power outages occurs, leave faucets on at a steady drip in the entire building to help prevent freezing in  case of a power outage.

Irrigation systems typically are not thought of since most are cut way back on watering times.  They do still run though and the water accumulating in unsealed cracks in paving and sidewalks can cause damage if it freezes. There is also the possibility of someone falling if they slip on an ice covered walkway. Freeze protectors are required by most cities to prevent the system from running in the event of freezing temperatures and citations can be issued if water on public streets and sidewalks is observed.

I hope everyone has a safe and prosperous 2012. If you need additional information or if we can assist you in getting your systems services for better protection please feel free to contact us.

How can you save money on your building cooling costs and protect the environment? The answer is as simple as a white roof. Traditional roofs are dark colored and absorb the visible light energy of the sun. The heat energy is transferred through the building materials into your conditioned space, driving up your cooling costs.

White roofs reflect most of the radiant energy, reducing building cooling loads and the urban heat island effect. A traditional dark colored roof can increase in temperature as much as 122　°F above ambient air temperature, while a white roof typically only increases 25 °F above ambient air temperature. That translates to about a 15%-30% reduction in cooling costs. Many manufacturers now offer white or light colored roofing membranes. There are even white tar roll on coatings available to “paint” over dark shingles with the same effect as white roofing membranes.

White roofs reduce pollution created by power plants by reducing energy consumption. As white roofs become more aesthetically acceptable, you are sure to see them on a building near you.

Best Practices for Water Conservation

By: Dave Hartman

In Texas about 25 percent of the water supply is used for landscape and garden watering. Much of this water is used to maintain traditionally high water-demanding landscapes, or it is simply applied inefficiently. One popular strategy for water reduction is Xeriscaping.

Xeriscaping

refers to a method of landscape design that minimizes water use. Other commonly used phrases are drought-tolerant, zeroscaping and smartscaping. Some cities have mandated the use drought-tolerant plants. Check to see if your city has such a mandate.

According to the Texas Agricultural Extension Service, “Xeriscape landscapes need not be cactus and rock gardens. They can be green, cool landscapes full of beautiful plants maintained with water-efficient practices. The same green Texas-style landscape which we are accustomed to can be achieved and still conserve water.”

Best Practices:

·Don’t over water

·Implement a zoning system – grasses, shrubs, trees

·Permanent sprinkler system – more efficient than hoses

·Drip irrigation – more efficient than sprinkler… can use lower quality water

·Mulching – conserves moisture

·Proper mowing and fertilizing

Helpful links:

Xeriscaping

A&M Horticulture

 http://aggie-horticulture.tamu.edu/extension/xeriscape/xeriscape.html

 http://thoroughreview.com/xeriscape/links.shtml

Success stories: NY Times

 http://www.nytimes.com/slideshow/2008/08/20/garden/20080821_sustainable_ss_index.html

City of Corinth

 http://cityofcorinth.com/index.asp?Type=B_BASIC&SEC={75C5C898-EA0E-47D8-BF71-B96ECD7088E9}

City of Austin

 http://www.cityofaustin.org/growgreen/default.htm

Texas Urban Landscape Guide (A&M)

 http://urbanlandscapeguide.tamu.edu/sources.html

Along with the summer heat, we experience higher electric and water bills. There are several steps that can be taken to help manage these costs and the ever shrinking pocket book.

 First I would look at the construction of your building. If there is not the equivalent to an R-30 insulation in the attic, I would add insulation. Look at the attic ventilation to make sure there is sufficient air flow so excessive heat is not being retained. If there is not a radiant barrier then look at the possibility of having one installed. The windows on many of the older buildings are not very energy efficient. The typical window has a typical R value of 3 or less. Today there are many companies that can do replacement windows that are substantially more energy efficient than what you currently have.

 With the continuing drought conditions and increasing cost of water landscaping to minimize water usage should be considered. Many heat tolerant plants are available that can be utilized to reduce water consumption.  There are many online resources detailing how to xeriscape your property to minimize water usage. As part of this process, water harvesting can be done to utilize storm water runoff. A gutter system on the eave collects the water and directs it into a storage container for future use. These containers can be made of just about anything. Many companies sell used plastic tote tanks and they are readily available on the internet. Typically a ¼” rain collected in about 40 feet of gutter off of a roof will yield approximately 275 gallons.  Just one container could water a xeriscaped flower bed for over a week.

 These are just a couple of items that require a little investment but the long term savings are well worth it.

After a brutal bout of cold weather, the warm days are here and now it’s time to begin the spring chores. If you haven’t already begun, now is the time to assess the damage to your trees and bushes caused by the prolonged cold spell. Spring is the time to plant to insure that a good root hold is established before we reach the dog days of summer. It is also the time to clean out the flower beds and trim back old growth on trees and bushes to allow for new growth to begin. New plantings should be buried to the proper depth and mulch added to help retain soil moisture.

Now is also a good time to check on the gutters and downspouts. Any leaves that have accumulated over the fall and winter should be removed. Seams and downspouts should be checked to make sure they are properly sealed so all of the water flows properly. Splash blocks or underground piping should be inspected to insure that the water is properly funneled away from the building. Gutter attachments should be inspected to insure that any snow, ice, or leaves and debris have not weighted down the gutters and pulled them loose. These minor details can help prevent damage from the spring rains.

With the drought and wildfires being discussed in the news almost daily, the topics of landscape maintenance and irrigation is becoming a daily issue as well. Watering restrictions are in place as well as burn bans across the state. Many lawns and trees are showing signs of stress and are very difficult to maintain in a healthy state. As I commute around the area I have noticed many trees that have succumbed to the drought. There are many trees and shrubs that are already dead and many more that are stressed. Accordingly, many plants will continue to die off in the coming months or even years as they are weakened and become more susceptible to disease and insect infestation.  

Trees and shrubs should be fertilized and watered deeply to help maintain their health. Typical irrigation will not be sufficient enough without supplemental watering. Tree bags, slow soaking or deep watering using a long pipe pushed down to the root system can be utilized for this. Deep tree watering apparatuses and additional information are available at most landscape supply outlets. Over watering can be an issue as well, so don’t overdo it. Consult with your local landscape experts to help maintain a healthy landscape.

The Christmas and New Year celebrations are behind and I hope everyone had an opportunity to enjoy them. That being said, the coldest days of winter will soon be upon us and there are several precautions that need to be taken. Listed below are several items which can easily be overlooked and the resulting repairs very expensive.

Fire sprinkler systems can cause serious damage if not properly maintained. Auxiliary heat sources should be checked so they are working properly to keep a wet pipe system from freezing.  The addition of heat tape to piping that is over unprotected porches can help insure the pipes there are protected. On a dry pipe system, the lines should be purged to remove any condensation that may have gathered in the piping. Since the heads are oriented down, condensation can gather at the head and freeze causing leaks or a broken pipe.

Building waterlines on outside walls are also prone to freezing.  At outside faucets, remove hoses and cover with a frost proof cover. In severe cold, leave the faucet open just enough to allow for a steady drip. On the inside, open cabinet doors and closets where possible to allow the heat to warm the wall from the inside. If extreme freezing weather or the possibility of freezing rain and power outages occurs, leave faucets on at a steady drip in the entire building to help prevent freezing in  case of a power outage.

Irrigation systems typically are not thought of since most are cut way back on watering times.  They do still run though and the water accumulating in unsealed cracks can cause damage if it freezes. There is also the possibility of someone falling if they slip on an ice covered walkway. Freeze protectors are required by most cities to prevent the system from running in the event of freezing temperatures.

I hope everyone has a safe and prosperous 2012. If you need additional information or if we can assist you in getting your systems services for better protection please feel free to contact us.