The proliferation of mixed -use projects has brought developers into the market who have little understanding of how each component inter-relates and reacts to one another. Worse, there is not an abundance of highly skilled managers in the marketplace that truly understand how these centers operate.
The old "build it and they will come" mentality must be brushed aside and thoughtful consideration needs to be given to each component of the project and how it relates to the other.
During my formative years in property management, I managed all property types including Office, High Rise Office, Critical Data Centers, Retail, Industrial, Flex, Warehouse and Condominiums as well as Single Family Homes.
Each offered unique challenges and each property type differs in some very fundamental ways. An office user's expectations are far different from that of a retailer's. Retailer's differ from that of a condominium owner or apartment dweller. Each has basic needs that must be met through thoughtful design and consideration in order for them to co-exist in a single project.
My experience in each of the sub-types has given me a competitive advantage over others in the business of managing and consulting on mixed-use design and development. I live it and breath it everyday and have learned from mistakes that I have made as well as those I have witnessed first hand.
All to common and far too often, architects and developers bring property manager's into the equation only after critical decisions have been made. Flaws in design, which could have easily but more importantly, been corrected at substantial savings become magnified once the project is vertical.
For example, the location of trash containers and their effect on each component of the project. A second floor condominium owner does not want to look out his window and see containers or trash piling up. The same restaurant or tenant below wants the containers to be located close by for convenience and optimizing labor efficiencies. Did the architect take this into consideration? Did the developer?
Another example is surface parking. An office users expectations differ from a retailer's, but each come together under the theme of entitlement. Often these users are vying for the same space after design flaws are put in practical use. Office users want close proximity and reserved spaces for staff and clients. Retailer's often need those same spaces in order to drive sales. There is nothing worse than a retailer losing a sale to a customer due to lack of parking in front of the store. Nor is it permissible to allow a disabled user to go a measurable distance to get to the office tenant.
I managed my first mixed-use project in 2005 putting me at the forefront of the mixed-use/outdoor center expansion. It has given me far more actual hands-on experience than many of my colleagues in the profession who pawn themselves off as experts or consultants in the mixed-use domain. Many are paid exorbitant fees for their so called expertise when they've never actually been in the trenches as I have. Using the phrase, "Until you've walked a mile in my shoes..." it's best that these consultants put a stop to the dog and pony show and stick with what they know, single use projects. It's the critical little details that these people miss and fail to understand. That's what makes for a great project.
In conclusion, a failure in any component of the design leads to a fatalistic cascading breakdown of the entire project. The resulting cascade effect can be anything from affecting operational efficiencies to having to offer reduced rents. In either case, it ultimately effects the bottom line.
The old "build it and they will come" mentality must be brushed aside and thoughtful consideration needs to be given to each component of the project and how it relates to the other.
During my formative years in property management, I managed all property types including Office, High Rise Office, Critical Data Centers, Retail, Industrial, Flex, Warehouse and Condominiums as well as Single Family Homes.
Each offered unique challenges and each property type differs in some very fundamental ways. An office user's expectations are far different from that of a retailer's. Retailer's differ from that of a condominium owner or apartment dweller. Each has basic needs that must be met through thoughtful design and consideration in order for them to co-exist in a single project.
My experience in each of the sub-types has given me a competitive advantage over others in the business of managing and consulting on mixed-use design and development. I live it and breath it everyday and have learned from mistakes that I have made as well as those I have witnessed first hand.
All to common and far too often, architects and developers bring property manager's into the equation only after critical decisions have been made. Flaws in design, which could have easily but more importantly, been corrected at substantial savings become magnified once the project is vertical.
For example, the location of trash containers and their effect on each component of the project. A second floor condominium owner does not want to look out his window and see containers or trash piling up. The same restaurant or tenant below wants the containers to be located close by for convenience and optimizing labor efficiencies. Did the architect take this into consideration? Did the developer?
Another example is surface parking. An office users expectations differ from a retailer's, but each come together under the theme of entitlement. Often these users are vying for the same space after design flaws are put in practical use. Office users want close proximity and reserved spaces for staff and clients. Retailer's often need those same spaces in order to drive sales. There is nothing worse than a retailer losing a sale to a customer due to lack of parking in front of the store. Nor is it permissible to allow a disabled user to go a measurable distance to get to the office tenant.
I managed my first mixed-use project in 2005 putting me at the forefront of the mixed-use/outdoor center expansion. It has given me far more actual hands-on experience than many of my colleagues in the profession who pawn themselves off as experts or consultants in the mixed-use domain. Many are paid exorbitant fees for their so called expertise when they've never actually been in the trenches as I have. Using the phrase, "Until you've walked a mile in my shoes..." it's best that these consultants put a stop to the dog and pony show and stick with what they know, single use projects. It's the critical little details that these people miss and fail to understand. That's what makes for a great project.
In conclusion, a failure in any component of the design leads to a fatalistic cascading breakdown of the entire project. The resulting cascade effect can be anything from affecting operational efficiencies to having to offer reduced rents. In either case, it ultimately effects the bottom line.
So the next time you are considering a consultant for a mixed-use project, ask them if they've actually managed one from the ground up. Chances are they have not.
For more information on my company and services, please call or visit my website at www.qs4p.com.
For more information on my company and services, please call or visit my website at www.qs4p.com.
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