Questions About Building Construction

Hi,

As an engineer myself, and knowing how engineers think, and being this forum an engineers one, I'd recommend you, first of all, contact a good architect, and tell him what you'd like to do.

Engineers will give you the very best economic solutions for a lot of troubles, but they lack the skills for a beautifull building.

Please, colleagues, don't consider this a critic or a blame, I'm just saying that those are different areas of knowledge.

I was going to say to consult with an architect, but since it has already been said, please allow me to voice my support for that assertion. There are many facets of building construction and the field of Architecture is so broad as to desire some specialization. Never spend on commercial construction before consulting one. The money an architect will save you will more than make up for their fee.

East Texas is beautiful. Good luck with your project!

spend extra on insulation as energy will get more and more costly with time and you will supply the heat. Make sure you have a heating cost escalator built into the lease. This will act to make the tenant turn down the heat.

give each suite it's own electric meter.

make the washrooms with safety lips and drains for the inevitable flood, and also give any flood a path down that does not damage.

Architects usually save enough that their fees are free.

Once the design is frozen and has been critically looked at by several people who know these things. Then make NO CHANGES.

Changes are an excuse for the conntractors to hit you with fees and blame it on the changes.

from an 85 yr old engineer:

Let me suggest a few things which might be of benefit in helping in your decision making. Since everyone has advised you getting an architect, we wont dwell on that. Before you engage an architect, you need to do some things first.

1) If you haven't already visited some office buildings, do so to get some ideas as to how the different areas look and how they are related to each other.

2) Then decide how you want your building to look.

3) Organize a list of your requirements. Include snapshots of your site.

4) You should have an idea of the cost of the building, etc. You can obtain an estimate from a general contracter.

5) Obtain a list of architects in your area. Select three or four from that list. There are some good architects in Beaumont.

6) Visit each architect with your list and photos and inform him of your budget. If he is interested ask him for a proposal and a sketch of his proposed building.

7) Make your decision on the architect, then negotiate his fee.

8) Review his plans at 50% complletion and his cost estimate.

9) When the plans are completed and you have reviewed them and approved them, then you're ready to take bids.

The architect handles all the paper work and details.......just keep your checkbook handy!

The number one rule...."DO NOT MAKE CHANGES!!" .......and GOOD LUCK.

g scott

college station

Betty,

Buildings on stilts have their limitations especially for retail businesses, like restaurants--once the initial novelty wears off: they are difficult to make attractive with landscaping because the center of visual attraction, the parking lot, is paved; they can tend to look top heavy or unstable, hence uninviting or desolate; if parking is below grade (as it frequently must be) there can be drainage problems--made worse in flood plain areas or which get lots of rain--like east Texas; moving large numbers of people up and down during limited time periods (like lunch and dinner hours) can be problematic and necessitate extra costs (elevators) on the project, and hydraulic elevators used on low buildings might be even more problematic. Like others have said, an architect would be best able to advise on such matters. But, typically, structures such as you describe find best use in applications such office or professional space or mixed use. I have seen structures such as you describe, however, along water fronts--where the water front scene (not the building) is the primary attraction. There, the placing of the (not one but several) restaurants and other business attractions on stilts is necessitated by periodic riverbank overflows. Perhaps this is the reason you are considering the type of building you describe? To develop otherwise unsuitable land? From a business prospect, I would probably only consider such a venture in partnership with others willing to share risks and help attract tenants. Perhaps a good way to picture the aesthetics might be to visit an airport elevated parking lot and try to envision how your business concept might look and work in its place. After all, only you and your architect can see what you see at your specific development site.

For what it's worth, here are some thought on elevated buildings.

From an engineering perspective, keep in mind that without support contribution of walls on the first level, enhanced steel supports or robust columns might entail significant additional expense over a ground floor first story.

From an economic perspective--and this would apply whether or not the parking level is to be open or enclosed--one reason more such buildings are not seen is that (customer or employee) parking does not provide a good return of investment, if any, for the space used; or for the cost of elevating the building. Where fees for parking--the more spaces the better--are feasible..then that's another matter. So you should analyze the return you will get (in revenues and rents) for the space used both for providing parking under the building versus parking around the building--that is, if you have space for parking around the building.

From a comfort point of view, parking structure floors and under building parking lots are sometimes subject to high or gusty winds and eddies due the winds shearing off the building walls and passing through the smaller, tunnel-like space (in your case) under the building. You should discuss that aspect with your architect...since being buffeted by winds, especially cold winds, might tend to discourage customers (restaurant patrons) from returning, especially if there are alternative places to dine (as is most often the case since restaurants in isolation from other restaurants are more likely not to succeed without compensating factors).

Hi Betty , I like the sound of your project . You have an initial idea of what you want it to be . Get somebody to draw an artists impression for you , then canvass opinion from some potential users . The feedback will give you an idea of potential interest and commercial viability . Sometimes our own notion of what looks great isn't shared , and the feedback from others can help you get the most attractive (in all senses ) design . After that you can get an architect to work it up into a build-able design - If he's any good he will know his Engineering stuff , and respect your design wishes whilst offering positive modifications . Architects and Engineers are not always motivated by commercial success.

Find out what potential customers like and want . It's the Architects job to follow your brief and deliver a design that does the job.

All the best , Kris.

ps-avoid upper-case words on the internet (it's seen as shouting !)

Betty,

Kris has some good suggestions. Maybe even posting a pic of the site could generate some more ideas about your project idea. By the way, you mentioned SE Texas and Interstate. Are we talking I 45? 10? Houston area? Beaumont? other? Just curious...whether urban, suburban, rural, rustic? Is the water public or private? Freshwater or GoM? Does parcel included the water edge? Any of the water itself?

BT

Ms. Betty,

One should consider that we are living in an age when that perhaps a vehicle under the building is not such a great idea, as they do blow up upon demand.

Murdering Terrorist stories aside untill the 6 oclock news , I will tell you that I once had a good friend that had a Garage business and as we were speaking in the shop one day, the Bentley in the next bay , which had the hood up cooling for an oil change ( but yet UN touched ) began to flame up and caught fire. Quickly, everyone came running with their fire extinguishers and ended the blaze before total disaster.

My friend later told me that a diode in the alternator gave way, to allow electicty to flow & this caused the fire. That said he told me of A friend of his that died when his Land Rover did the same thing, while he slept. The vehicle, in the attached garage beside his bedroom. The fire took 2 kids , both parents and a fine home.

Just a thought .

How about a good old rammed earth restaurant , with 2 motes & a ballys around it ? It is dirt cheap , quite attractive and they have been build ( that Iv'e seen in South Yemen ) 10 stories high.

Love & Luck,

Bond

bondjamesbond@rock.com

*warning*****warning*****warning*****warning******warning*****warning

I hope I'm wrong but, frankly, I don't like the smell of this one bit. Is it you, Betty, or someone else who wants a building built...a secretarial service...and a restaurant....??

Is the secretarial service a major regional or national service/franchiser who has approached you about your property? Have you taken pains to confirm their identity...and made sure they have both DBA and "agent for service" registration with the Texas Secretary of States office?

Likewise, with the restaurant....does it, too, have the stature and national name recognition--or the wherewithal, legitimacy... to have a prayer of succeeding in a highly competitive market where failure--especially for small startups--is the rule?

To me, what you have asked has all the trappings of a possible scam (not by you, but possibly by others against you) attempting to be perpetrated.

First I note your age (and, to a degree, gender)...as one which draws out all manner of offers and solicitations which purport to help the recipient but usually only relieve him or her of an estate. Reaching years and means--even by inheritance or passing of spouse--will almost assure that exploiters will come knocking in one way or another (and, sometimes the exploiters are relatives). And, those who engage in such "businesses" have ways to find out who you are.

Second, you seem to admit needing information of the sort which a person involved in land development would already be familiar with...and/or would not come to an online forum to ask....even if you were simply trying to confirm the advise of others.

Third, it seems highly unlikely that any restaurant of secretarial service--one large and established enough to commit to long term lease in a building such as you describe--would approach you or anyone in such a manner: seeking rent space that does not already exist; seeking a building to built with no assurance or control over whether it will be completed; seeking restaurant space in which the floor space and facility provisions will be left to others;....

So, Betty, if it is true that you have been approached by others--by a broker, developer, restaurant firm, employment agency firm, a son, daughter, or other relative.....--I would recommend you to do what serious people/businesses do in such situations: do not rely on your own devices but, rather, retain a lawyer (if you don't already have one) to handle the matter for you...to advise you of the risks, do's and don'ts. If not a lawyer, then a registered consultant experienced in such matters as commercial real estate and development--this is no place for amateurs (no offense intended). What you are considering/proposing is something which takes considerable time and must never be hastened...even when children and friends say how urgent things are. So before wasting a lot of time, and risking your nest egg, it is imperative to check out everything...before proceeding to building design. Your attorney is in best position to save you from potential disaster...or spare you from fruitless waste of time (and possible grief) spent pursuing an unwise goal that could leave you with greatly reduced financial standing.

Now, I know that some will not like what was said here...but what you are considering is truly the kind of thing which calls for a tough minded person to accomplish. The world is full of wolves in sheep clothing, so beware.

PS: perhaps others can chime with their own anecdotes and advise of "things business" (and un-business) to be wary about...before worrying about building construction details and particulars.