when you can’t have it all: balancing cost, quality & quantity in library remodels
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One of the presentations from a program called "Where Did the Money Go?!: Understanding Hidden Expenses That Derail Small Scale Renovations". It was coordinated by LLAMA BES at ALA Annual 2010 (June 26, 2010). Many library leaders will find themselves planning a remodel of library space. Whether repurposing for a new use or just improving function and aesthetics, a limited budget can be eaten up by existing building issues: HVAC problems, asbestos abatement, interruption of systems, or simple staging logistics. Experts will share with attendees what to watch for, what questions to ask, and how to plan to anticipate these considerations so that project goals are met.TRANSCRIPT
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
When You Can’t Have it All:Balancing Cost, Quality & Quantity in Library Remodels
ALA 2010 Presentation by:
Stephanie Kingsnorth, AIA
June 26, 2010
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Finding a Balance
QUANTITYQUALITY
BUDGET
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Prepare Yourself - Developing A Project Plan
What is A Project Plan?
Goals and Priorities
Cost Modeling/Estimate
Define Quantity / Quality / Budget
Schedule
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 1: Identify the Goals
Aesthetics
- Updating the Look/Feel
- Color/Texture
- Furniture/Equipment
Service
- Service Points
- Patron Movement/Comfort
- Materials Movement
- Staff Efficiency
Infrastructure
- Information Technology
- Lighting
- HVAC
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 2: Prioritize the Goals
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Now what?
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – What do you look for?
Tangible Factors
Intangible Factors
(aka “Hidden Landmines”)
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – What do you look for?
Tangible Factors
- Structure
- Infrastructure (Building Systems)
- Current Configuration/Layout
Intangible Factors (aka Hidden Landmines)
- Structure
- History (Age of Building)
- Hazardous Materials
- Construction Type
- Codes
- Domino Effect
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Tangible Factors
Structural Issues
- Previous Building Additions (Connections)
- Floor to Floor Height
- Column Spacing (Grid)1952
19601965
B
1965A 1975
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Tangible Factors
Building Infrastructure
- Age of Systems
- System Capacities
- Mechanical
- Heating
- Air Conditioning
- System Typology
- Electrical (Outlet Spacing/Location)
- Plumbing
- Fire Suppression
- Telecommunications
- Routing
- Flexibility
- Serviceability
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Tangible Factors
Current Configuration
- Patron Circulation
- Visibility/Sightlines
- Wayfinding
- Serviceability
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Structural Issues
- Floor Loading
- Floor Slab Construction
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
History
- Age of Building?
- Historic?
- Character Defining Features
- Archaic Materials
- Faux Finishes
- Alternate/Unusual Construction Methodologies
- Nostalgia/Emotion
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Hazardous Materials
- LeadPaint
- AsbestosInsulationCeiling TilesFloor FinishesMastic (Adhesives)
- PCBs (Poly-Chlorinated Biphenyls)TransformersLight Ballasts
- CFCs (Chlorofluorocarbons)Air ConditionersFire Extinguishers
- MercurySmoke DetectorsLightsSwitchesThermostats
- Mold
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Construction Type/Condition
- What’s Really…
…Behind the Walls?
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Construction Type/Condition
- What’s Really…
…Behind the Walls?
…Above the Ceiling?
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Construction Type/Condition
- What’s Really…
…Behind the Walls?
…Above the Ceiling?
…Under the Floor?
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Building Codes
- Code Requirements
“Triggers”
Exiting
Fire Sprinklers
Fire Alarm
ADA Upgrades
- January 2011…New Building Code
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Domino Effect
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Domino Effect
- Examples:
1. Additional technology stations…
- Wiring
- Routing
- Floor Slab Construction
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Domino Effect
- Examples:
1. Additional technology stations…
- Wiring
- Routing
- Floor Slab Construction
2. HVAC Improvements…
- Electrical & Plumbing Impacts
- Lighting
- Structural Support
- Hazardous Materials
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 3: Understanding Your Building – Intangible Factors
Domino Effect
- Examples:
1. Additional technology stations…
- Wiring
- Routing
- Floor Slab Construction
2. HVAC Improvements…
- Electrical & Plumbing Impacts
- Lighting
- Structural Support
- Hazardous Materials
3. New shelving…
- Lighting
- Wall Mounting Attachment
- Fire Suppression
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 4: Managing the Costs
•Cost Modeling- Define all project elements at the outset- Early exploratory work to eliminate multiple unknowns
•Define Quantity / Quality / Budget- Balance expectations with resources- Determine project priorities
•Monitor Line Items- Look for scope “creep”- Identify alternatives
•Design Priorities and Options- Design and bid alternates
- Early VE list development
•Value Management- Lifecycle costing, sustainability, and
long-term value- Design and bid alternatives
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 5: Developing the Schedule
•Establish a Clear Work PlanA roadmap for the projects
•Define Decision Making Milestones
Critical path issues – get the right people in the room
•Allocation of Resources
Staffing and consultant performance time frames
•Anticipation
Know the pulse of the project and approval needs
Provide “look ahead” agendas
•CommunicationKeep everyone in the loop
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 6: Admitting That You Can’t Have it All…
Be Prepared for Change
Change is inevitable - except from a vending machine.
- Robert C. Gallagher
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 6: Admitting That You Can’t Have it All…
Phasing Options
- Is Phasing An Option?
Domino Effect
Cost Impact
Schedule/Living Through It
Revisit Your Priorities
- Priorities Always Change
Critical…
Important…
Wish List…
Quality, Quantity, Cost – Choose Two
- Unlimited Budget is Rare
- Limit Quantity?
- Limit Quality?
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
Step 6: Admitting When You Need Help
Possible Partners
- University/College Setting
Capital Planning
Facilities
University Architect
- Public Libraries
Building Department
Planning Department
Reference Information
- RS Means Building Construction Cost Data
- Building Construction Illustrated
- Professional Organizations
- Peer Institutions
When You Can’t Have It All:Balancing Cost, Quality & Quantity in Library Remodels
When You Can’t Have it All:Balancing Cost, Quality & Quantity in Library Remodels
ALA 2010 Presentation by:
Stephanie Kingsnorth, AIA
June 26, 2010