CREJ

March 2020 \ BUILDING DIALOGUE \ 33 ing with municipalities is always a good starting point, espe- cially if it includes the architect, developer and civil engineer. Understanding the surrounding community, its history, possi- ble friction points, and the shared vision is critical in soothing the “nimby-ism” that remains as one of the biggest challeng- es in the quest for more density. A collaboration needs to be formed with community groups right away for any chance of success. Remember, time is money, so upfront work in these areas canget theproject startedquicker andonapositivenote. Value engineering. Value engineering takes on two differ- ent roles and perspectives for a project depending onwhether it’s a for-sale or for-rent development. Due to the current liti- gation environment surrounding construction defects, condo- minium construction is almost nonexistent. When approach- ing for-sale projects, the project team must be careful not to value engineer the things that can trigger a lawsuit. Water and sound transmission are normally the first things the law- yers look for, so never cut corners in these areas. Accessibility is often a focus when designing units but can be overlooked in amenities and common spaces. On-site storage units are a great example. Storage is a popular amenity, but be sure it is fully accessible, or it could lead to a potential lawsuit. Valueengineeringduring thedesignprocessof for-rentprop- ertiesoftentakesonadifferentmeaning, especially if theown- er plans on holding the property as a long-term investment. The team must evaluate how much the property will cost to maintain over time and what the potential replacement costs will be for the building’s operating systems. Life-cycle cost and maintenance play an important role, since both of these fac- tors affect the bottom line. Cost-saving design solutions. A great deal of cost savings can be realized for a multifamily project by designing for cost saving construction. Keep things simple: reduce corners, sim- plifyroof formsandconsider constructionsequencing. Usinga “repetitive kit of parts” approach to standardize items such as exterior detailing, interior layouts in kitchens and baths, and even mechanical equipment layouts can achieve great cost savings. In for-sale projects, keeping specifications and finish- es simple helps keep costs lower in the beginning; the owner can always upgrade later when he can afford it. When select- ing finishes in for-rent projects, life-cycle costs should be con- sidered. The cheapest finishes right nowmight actuallyendup costingmore in the long run. There are numerous challenges that will impact the bottom line of a new multifamily development, whether it’s for-sale or for-rent. In order to maximize profitability – and save time during the design and construction pro- cess – it’s imperative to identify and work with a team that has experience and success at providing solutions that work. \\ jguilliams@kgarch.com ELEMENTS Money-Saving Design Building a Better World for All of Us Engineers | Architects | Planners | Scientists sehinc.com/ subscribe • 800.325.2055 Let’s show the world what we can do together. Day by day. Project by project. Together we’re renewing infrastructure and keeping the world in business.