My father in law, a retired engineer, is very involved with his community’s activities and so was asking me questions about the process of building a new clubhouse and restaurant on their golf course. He’s truly one of the brightest people I know, and answering his questions about the process of building, especially where food service is involved, tells me that if he knows this little a lot of people could benefit from a bit more understanding. So I put together a list, then I added to it and expanded a bit, and probably told him way more than he and his cohorts in this project wanted to know.
If you’re embarking on a building project, especially if it involves food service, you may be interested. Here’s what I told Bob….
Dear Bob… For a $5.5 mil/12,000sf project I’m sure you want this done right. That’s not a very fat budget (although it sure sounds like a lot of money!), so you’ll need a team that can work efficiently together. They should all be involved at the very beginning in order to fold the various disciplines’ work product in without having to make major changes due to surprises. Surprises always add to the budget (ie: the lighting designer didn’t realize a duct would be required RIGHT THERE, the mechanical engineer didn’t know you were using THAT very hot piece of equipment, you want to remote the motors WHERE?). The architect can coordinate most of the disciplines. You should have an owner’s representative as well who works with the architect to manage the project (not a committee if it can be avoided….that will add time to every decision which ends up messing up your schedule and usually even affects budget). Also, who will run the facility? Ideally a representative for the food service operator will be involved from the beginning of the project as well. They will be able to shed light on operational needs that the owner may not have in mind.
Here’s a list of the people you will need involved in your project
- Owner’s representative
- Operator/operator’s representative
- Architect who has done food service projects
- Interior Designer who has done food service projects (may be employed by the architect or work as a consultant to the architect)
- Lighting Designer (can be coordinated by Interior Designer)
- Kitchen Designer
- Acoustical Engineer if necessary (work with architect and interior designer to determine if this is needed based on your program)
- AV Designer (this is becoming more and more a specialty)
- Engineers: electrical, mechanical, plumbing (great if they are LEED accredited as this is where you’ll need super efficiency) and they must be versed in food service projects
- Structural engineer will be needed and should also be involved early. You don’t want to find out down the road that a structural column is required in a terribly inconvenient location
- Since this is a ground up project, you may need additional engineering. Your architect can help you to determine additional needs
Your architect/design team can bring consultants. We’ve all worked with many consultants and will have opinions on who is easy to work with, efficient, knows their stuff, can creatively solve complex problems. Food service projects are always complex since there are so many moving parts and so many regulatory agencies to deal with: building department, planning department, health department, sanitation, etc.
Your architect/design team can also help you to create a budget. There are essentially 5 pieces to a food service project budget: FFE (furnishings, decorative light fixtures, etc), KE (kitchen and bar equipment), fees (architect/designer, consultants, permitting, etc), owner (POS system, art, signage, accessories, landscaping, table top, etc), GC. In order to stay on budget everything needs to be taken into account from the beginning.
Hiring a GC
Something that always comes up is how to select a general contractor. There are basically 2 methods: bid or relationship. Many people choose to bid (in my opinion mistakenly) which means that a very complete set of drawings needs to be put together at the beginning of the process, several contractors bid the project, and one is selected. This leads to contractors trying to outbid one another by guessing and can lead to much higher costs (change orders) and difficult relationships. My recommendation is always to interview several contractors (your architect/design team can make recommendations based on the type of project and will even aid you in interviewing) then choose the contractor that you feel most aligns with your needs and communicates with you well. Then you can use your contractor to price the project at various intervals allowing the clubhouse to be designed and built within budget and hopefully avoiding change orders.
I hope this helps. I know it’s a bit more than you asked for, but figured you’d rather have too much info than too little. Let me know if you have questions or want any more info.
Same to you out there in the blogosphere…if you have questions, send them. Your project may be smaller than Bob’s (most are), and may not require the same list of consultants. But you will require someone to corral the project, not just make it pretty. That can and should be your design/architect team.
And if you have anything you’d like to add I’d like to hear that too. This business has a never ending learning curve.
Keep in touch,