Re-drawing lines on existing properties.

In the last few months, I've noticed several articles stating that New York City is in a weak position with respect to attracting businesses that. promise economic growth, particularly those requiring advanced technology and/or laboratory research. Our region offers residential communities and cultural advantages to attract the finest scientific talent, but there may be a false assumption that these new operations require a building shell ideally situated in the middle of a cornfield, I recently toured several such "state of the art" bio-technology facilities in the Detroit region.

Adaptive re-use may pose a far greater design challenge for architects, but I would argue that it is both feasible and cost effective. Currently the New York City Police Department is constructing a new scientific laboratory within a 1930's warehouse building in Jamaica, Queens. Having directed the feasibility studies, programming and design of such a specialized facility, I am convinced of the opportunities that await us in the "found spaces" of New York City.

Many firms, including our practice, have focused upon restoring and adapting existing buildings and spaces. Smart property owners are currently taking inventory on their existing stock of buildings, to identify major repairs and preventive maintenance, in addition to looking at ways to resituate their real estate assets to accommodate new requirements.

Architects are being hired to perform condition surveys, budget analysis, and strategic design, all of which is essential to the leasing and re-construction process. The fact is that in the 1990's tenants or buyers seem to have a tremendous advantage in selecting among many types of properties, but the existing design features, mechanical and electrical services, and ease of adapting the space will have an influence upon the selection of a particular property. The architect can act as a liaison while also taking on turn-key responsibility for the fitting out and move in of new tenants.

The New York City region now offers vast choices to relocating corporations, start-up operations and public agencies looking to adapt existing buildings or spaces. Most often we are dealing with an older, seemingly obsolete structure that fails to attract forward-looking companies with special needs. The challenge of the 90's is to upgrade and re-market existing properties. Owners, property managers, banks, and investors will be working with architects to see that improvements go deeper than a cosmetic repointing and result in tangible benefits to the new or potential tenant.

While commercial construction and renovation work has remained slow, our office has built a strong client base among residential property management firms. Many cooperatives and condominiums are faced with the need for major re-roofing and facade repairs. Those who have completed essential exterior work are now considering a demand for improved security which often necessitates lobby and entrance improvements. Buildings that have plazas, courtyards, garages or other common areas are looking at better utilization, restoration and/or enhancement of such amenities.

Both for commercial and residential properties, Architects can provide the design vision and technical know-how to help owners and managers carefully plan and coordinate improvements to acheive the greatest value and effect. And while it is still an extremely favorable time for bidding out construction, it may prove equally smart to bid out professional services. Increasingly, it has become foolish to assume that a higher price or old reputation will yield a higher level of commitment, effort, or quality than can be obtained from the well qualified, experienced, but more reasonably priced bidder. Whatever the scope of work, this is an excellent time to enlist the services of an architect, and the ablest architects are very eager to serve.