Some tips on building law firms.

As the result of mergers, increasingly favorable rental rates, globalization and other related circumstances, law firms have emerged as one of the most active segments in the New York office market. With spatial requirements for the larger firms averaging between 50,000 to 500,000 SF, the construction of the offices is complex and industry-specific.

In the past few years, Gardiner & Theobald has had the opportunity to work in the dual capacities of cost manager and project manager for several law firms and has developed a professional expertise and sensitivity to this market regarding its specific construction and cost criteria. Not ironically, our London and European markets have also experienced the proliferation of law firm relocations and have developed proficiency commensurate with their respective countries. In addition, there are common requirements that enhance the global movement of the larger firms and we are distinctly qualified to coordinate different aspects of the construction to expedite these expansions through our various offices.

For example, Gardiner & Theobald is the construction consultant for Clifford, Chance, Rogers & Wells at 31 West 52nd St., comprising 380,000 SF in 14 contiguous floors. Concurrently, our London office is working on a 750,000-SF space for the law firm and our San Francisco office is responsible for 80,000 SF in that city. All of which enables our firm to orchestrate consistent technical systems and other congruencies between the offices that will greatly benefit the law firm.

At this time, we are also working for such other preeminent firms as Thacher Profitt Wood at the World Financial Center and O'Melveny & Myer, LLC at Times Square Tower. Again, much of this new work is the by-product of mergers and global expansion. Many of the venerable, established firms are merging and although there are fewer remaining, they are larger and more influential than ever before.

Therefore, one might say that the type of construction required is reflected in the new style of the old guard. The massive law libraries, that were intrinsic to the culture of large firms, have been replaced by smaller, more efficient ones that feature traditional law texts, as well as data based archives and data centers for up-to-the minute information. In addition, there are "town hail" meeting areas, i.e., open, flexible space in which the partners may address the associates together at one time. These meeting areas, which may be open space areas or actual assembly rooms with seating, are multi-purpose and have taken on an important role in the modern ethos of law firms.

We are constantly studying trends in different industries in order to accommodate the changing needs of our clients. In the case of law firms, we have discovered that the benchmark for modern fit-outs includes an amalgamation of old standards with new-uses for space. This is largely due to changing attitudes about staffing, as well as the increasing role of technology in this professional sector. Private offices are an excellent example. Although, private perimeter offices are still integral to the classic layout, many firms have elected to use glass walls in order to infuse natural light into the center of the offices, where support staff is generally situated. Privacy may be maintained through the use of translucent glass, but the overall effect is brighter and collectively uplifting.

Such ancillary spaces as cafeterias. and lunchrooms have taken on greater importance, as well. Services beyond the traditional coffee makers and water coolers include full kitchenettes and comfortable seating. In the larger firms, there is often a full-service cafeteria.

For security purposes, most of the large central mailrooms have been relegated to the basements of the office buildings, using smaller mail centers within the individual offices. It is a necessary change that is prevalent in most industries today, but what has not changed in law -firms are the number of war rooms or litigation workrooms that: are still part of the overall fit-out.

Space allocated for word processing centers is still the norm.

We are also seeing -the advent of conference centers on each floor, which are self-contained, employing an almost hotel mode of operations. Within each mini complex are dedicated secretaries, reservation personnel and catering areas. The fit-outs must reflect those functions. In that context, the audio/visual requirements have changed radically -- and will continue to do so. We are dealing with. more specialized teleconferencing rooms, as well as an increase in A/V work overall. Of course, it is our role to ensure that the installations for any A/V system may be modified for upgrades, which happens constantly.

What has not changed in the 460 years that we have been-in business are the integral roles of the partners when dealing with large issues, including cost and project management of office relocations and construction. On the whole, partnerships take a much more personal view of their firms operations and decisions tend to be made somewhat slower than with corporations. But it is, after all, the partners money and by the very nature of their livelihoods, they tend to be analytical and thoughtful about important decisions.

Law firms are evolving all the time, which is certainly reflected in their construction needs. Each new law firm project we take on has its own character, but through experience, we also recognize universal requirements. As construction consultants, we are vigilant about advising our clients on how to maintain flexibility in the design, so that upgrades may be implemented flawlessly, as needed. It is as much about building a law firm physically as it is about building a relationship with our law firm clients.