Warehouse Building Considerations: Midwest Review

Warehouse Building Considerations – What you should know before you buy, build or remodel

Warehouse building considerations have been a topic of discussion of late, as one of the building types APPRO/CERRON is frequently contacted about for real estate and construction projects happens to be warehouse projects. There have been some great deals on warehouses in the last few years, and a potential buyer is often posed with the dilemma of whether it makes the most sense to buy an existing building and spend the money to renovate it to his or her company’s individual needs, or design and build a warehouse custom built to those needs.

To build new, one potentially loses out capitalizing on the devaluation of existing buildings (the availability of which are quickly diminishing on the commercial market). To renovate, however, often means to compromise on some of the features of the building, and/or to invest money into a building whose components might not all last as long as those in a new building.

With APPRO pricing your projects, you can weigh the various pros and cons of either option to come up with a solution that best fits your needs before proceeding to hire us to assist you along whichever solution (buy, remodel, add or build) you choose.

Some of the other considerations that we’ve seen owners look at include more detailed considerations (or checklist), like the following:

  • What are the clear height dimensions and door size dimensions that will work best for you?
  • Are super-flat floors a requirement for forklift traffic, more typical of higher clear height warehouses?
  • Are steel fibers or a special floor coating required for wear?
  • Will high-speed racking be utilized?
  • What height will the product be stored to, and what will be stored in the warehouse, as this affects sprinkler coverage, and associated cost?
  • How susceptible will the walls be to damage from forklifts, which will affect whether the exterior walls are precast, metal or something else?
  • Will rail access be a consideration?
  • Will a loading dock be needed, as is typical, or just drive-in doors that close at pavement height?
  • If a loading dock is needed, will the design include locks to attach the truck to the dock while loading or unloading?
  • Is it important for the truck to be able to engage its dock and park, and then open truck doors (drive through docks); or is it OK to open truck doors before backing into its dock space?
  • Will there need to be a stop and go light system in place for trucks?
  • Will a canopy be needed above the overhead doors?
  • What kind of grade is acceptable driving in and out of the docks for trucks?
  • Will the warehouse need to be heated and/or cooled? Insulated?

There are more considerations, of course, than those above. But take a look at the list and consider which of these options are important to you when you make that all-important decision to buy or design/build.

Whether you are just starting the process or have been considering your building needs for a while, allow our team to assist you with any questions you may have about the construction (remodeling, additions or new building) process. We are here to help!

Secrets, secrets are no fun… Changes to LEED v4

Changes to LEED v4 – APPRO Architect Casie Radford Discusses Recent LEED Activity

 

LEEDBuilding-APPRO Development discussion of recent LEED v4 changes LEED Building. Source: Oregon-DOT (Flickr)

LEED (Leadership in Energy and Environmental Design) has been the primary program for certifying the sustainability and “greenness” of buildings for the past 15 years. Now LEED v4 has come out and the focus on the building industry has been expanded to include the manufacturing industry, particularly as it relates to materials and resources. The focus and responsibility is not off the building and construction industry, but will trickle down the line to understand more clearly where and how materials (and the raw materials involved) are manufactured and with what they are manufactured. Sustainability reporting is no longer the exclusive responsibility of the building industry.

Manufacturers and materials suppliers will now have stronger motivation to complete life cycle assessments (LCA) or they could see a decline in demand, as the use of their products for more than just one LEED credit won’t be allowed. Best to take care of LCAs, EPDs, and HPDs (mentioned later), before the requirement goes into full effect and LCAs may be harder to complete in a timely or cost effective manner. Don’t worry though, projects can file under the previous version of LEED up until 2015.

One interesting factoid about the revised credits are that one LEED point can be obtained if a manufacturer of a building product discloses information related to environmental and health impacts – even if it is not environmentally friendly or healthy. I understand the importance of honesty here and also that “transparency drives improvement for business”, but what about the point of LEED in the first place. Isn’t there another way to promote safe materials? Why should a product be rewarded by being honest if not an otherwise LEED credit acceptable material?

Utilizing LCA as a tool to assess products is an important tool for evaluating the true energy and environmental impacts a product has. A new tool created for product assessment is the Environmental Product Declarations (EPD) which is a third-party verified LCA. This tool will enable a product to achieve additional points if the impacts to the environment are below industry averages. This goes to show that a peer review is never undervalued. Similar to the transparency point, you can still get one LEED point for just having an EPD.

Supply chain information, for certified wood for example, is often viewed as highly confidential. To achieve a credit for the responsible sourcing of all raw materials; however, manufacturers are required to report extraction locations and supplier commitments for 90% of a product’s raw materials. The aim for LEED is to reward those who already openly disclose and communicate with suppliers to avoid future issues.

LEED v4 will also address hazardous materials by requiring companies to declare every ingredient more than 0.1% (by weight). For declaration alone one LEED point can be achieved, while another point can be had by proving they are dodging hazardous materials as determined by the government. The Health Product Declaration (HPD) has been created as a format for reporting a product’s ingredients.

Have concerns about commercial or industrial building materials or manufacturers; or, want to know more about how LEED has an impact on your next building project? Contact the APPRO Design and Architecture team for more information HERE.

Commercial Architect – Services by APPRO Development

MN Commercial Architect

Commercial Architect - APPRO Development - MNThe commercial architect services by APPRO Development, provides our clients attention to every detail – within their budget and time frames – to create unique commercial spaces. We recently completed a project for Erik’s Bike Shop which is now located in St. Paul just off of Ford Parkway. This commercial construction project illustrates the design process involved with the remodeling of this commercial retail building. We met with the owner to determine site feasibility, design the new space design and to discuss the details of this specific site and its impact for this local bike retailer.

Our initial steps in the process were to create plans that not only met the owners needs and requirements, but also with the City of St. Paul and State of Minnesota officials. As a commercial architect with more than 26 years of experience, we put our expertise to use to work with city officials to obtain the necessary permits and to follow the guidelines involved in commercial building. Our process initially includes a competitive bidding phase in which we invite pre-approved subcontractors to submit bids for our projects. This allows us to present the best priced product to the owners with whom we work. We work with a team of highly skilled subcontractors to execute the building plans. When the plans and budget are determined and agreed upon by all vested parties, a design-build contract is put in place and the construction work begins (in some instances, it makes sense to place a design contract in place initially, and then add the construction contract further along in the process).

Our talented design/architecture team along with our expert project management team oversees each and every one of our projects from initial inception to final completion. Project managers work closely with the owners, subcontractors, architect, and city and state officials to ensure streamlined communication with all vested parties in the project. If materials or finishes change during the project, those changes and associate costs are made known to the owner. The owner and subcontractors are then issued change orders to document the agreed upon changes.

Upon completion of the project, a walk-through with the owner and exit interview is scheduled to review the projects, and to determine if any outstanding items remain for the final completion (e.g. plantings or seeding in the spring). A substantial completion form is also issued at this time and the warranty period begins.

Our entire team makes every possible effort to not only meet the expectations of our clients, but to exceed them! We are not happy until you are. If you would like to discuss a project you have in mind, or simply have more questions about our process, please do not hesitate to contact us. An initial conversation costs you nothing more than a few minutes of your time, but could save you much more by choosing to start that initial conversation with a reputable commercial architect.

CONTACT AN ARCHITECT
APPRO Services

Lakeville High School Career Jamboree (2013)

Lakeville High School Career Jamboree (2013) – Lakeville Community Event

Casie Radford and Kris Bockelman at the 2013 Lakeville High School Career Jamboree

The 2013 Lakeville High School Career Jamboree was a very exciting and well attended event! Three (3) team members from APPRO and CERRON were able to attend the event held on on Monday, November 4, 2013:

  • Casie Radford, APPRO’s architect
  • Kris Bockelman, CERRON’s Commercial Administration Assistant
  • Andrea Kaderlik, Marketing Coordinator for both APPRO and CERRON

Representing both APPRO and CERRON, these team members spoke to many of the 850 Lakeville High School (North and South) juniors who were invited to this event between 2:30 p.m. until 4:30 p.m. While meeting with the students, we had the opportunity to discuss careers in each of our respective fields of design and architecture, commercial real estate and administration, and sales and marketing.

The students asked many thoughtful questions and hopefully learned about opportunities in the commercial real estate, design, architecture and construction services fields. Many students were surprised to find out the amount of years required to obtain an architectural degree and subsequent license upon visiting with Casie. Students were also curious to find out what a typical day in commercial real estate administration or of a marketer may look like, should they choose to pursue a career in these areas of interest.

Our two sister companies, APPRO and CERRON, were joined by approximately 70 other area businesses including: agriculture, food and natural resources, arts, communication and information systems, business management and administration, engineering, manufacturing and technology, health sciences technology and human services. It was a full house indeed!

The entire team at APPRO Development and CERRON Commercial Properties, is thrilled to be a part of the Lakeville community and to volunteer our time for events like this. We were very encouraged and highly optimistic about the future of our community as a result of conversations with the students with whom we met this week!

Feel free to read more articles about our commitment to and involvement in our local community in the “Community” section of our Blog Page. You may also see the handout we shared with students: 2013 – career jamboree handout-full page. We are grateful to Lakeville (North and South) High School and the Lakeville Area Chamber of Commerce for the opportunity to be a part of this fun day! Thank you!

 

 

Commercial Property Tips: 13 Spooktacular Ideas for Non-Creepy Spaces

13 Commercial Property Tips for Non-Creepy Spaces

 

APPRO and CERRON commercial property tips for non-spooky buildings “Spooky Moon” Source: rcbodden via Flickr

Our team would like to share some fun commercial property solution ideas to keep your space from being creepy (BEWARE: this blog post contains many links to helpful resources – you may need to hover your cursor over to see the link and a description will “magically” appear – only a little spooky, right!?):

  1. Clear out the spiders and cobwebs to make your space enchanting. We team up with the best subcontractors in the industry, including commercial cleaners & landscapers.
  2. If your parking lot is looking more like a graveyard, than a welcome space for your employees and visitors, it might be time to consider an exterior update. We hire the best Project Managers in the Midwest who oversee our remodel, expansion and new building projects.
  3. If your employees are looking more and more like zombies because their workspace needs changing, you may want to consider a possible remodel. Our design team can plan out ideal space configurations for your workplace.
  4. If you encounter monsters on your drive into work, you may want to consider moving your business to a different location. CERRON Commercial Properties – our website includes ALL Minnesota commercial properties*!
  5. Does the thought of finding a new space feel a little scary? A new lease space is waiting for you.
  6. Afraid of the Dark? Shed some light on your office, retail or industrial spaces by implementing new lighting and/or design options. Our award-winning Architect has the perfect solution.
  7. Are ghosts and tumbleweeds the only things passing by your retail space for lease or sale? The CERRON team can connect you with some live prospects.
  8. Wondering if it is time to sell your space, but the cat’s got your tongue. Get a quick, easy, and free market analysis.
  9. Do you find the prospect of financing a new project downright hair-raising? Clear, solid financing options are available.
  10. Face the skeletons in the closet and tackle building maintenance. Use our annual maintenance checklist.
  11. Looking for the perfect potion for configuring space or calculating financing? Easy estimating tools (space & mortgage calculators) are bubbling up in our cauldron.
  12. Are your employees howling for more space? APPRO can fast track a new building for your favorite werewolves.
  13. Finding vampires everywhere you go? Might be time to consider working with our friendly, (non-blood-thirsty) APPRO and CERRON team.

 

Wishing you and your team a very Happy Halloween!

“Orange” you going to consider sharing this? We sure would love it if you did!

Lakeville Manufacturers Appreciation Reception 2013

This Year’s Lakeville Manufacturers Appreciation Reception Was the Best!

Mayor Little & Adam K at Manufacturers Reception 2013 - photo by APPRO Development Mayor Matt Little and Adam Kienberger, Economic Development Specialist announce awards from the prize drawing

The APPRO and CERRON team had the opportunity to attend the annual Lakeville Manufacturers Appreciation Reception this year, and found it to be the best in many years (if not ever)! We sincerely appreciated the opportunity to connect with many of our local neighbors; some we have known for years, and some we met for the first time. Every time we attend the event, we learn something new and that is what makes it so much fun! The businesses in Lakeville are doing some amazing things.

This event is hosted by the City of Lakeville, and was sponsored by MN Energy Resources, Xcel Energy, Frontier and Dakota Electric. This invitation only event was held at the Holiday Inn in Lakeville, MN, just off of I-35 and Kenrick Avenue, on Tuesday, October 22, 2013. In attendance were City of Lakeville staff, City Council Members, Economic Development Commission members, and a diverse representation of the manfacturers & businesses in the Lakeville community. The event is held to celebrate Manufacturers Appreciation Week (October 20-26, 2013). According to the City of Lakeville’s website, “Lakeville has over 3,100 manufacturing jobs amongst 150 businesses. Thank you to all of our manufacturers for being a part of Lakeville’s business community!”

Just shy of 40 companies attended this event and engaged in some great networking and recognition of the manufacturers in our community. If you were considering attending and just didn’t have the opportunity, we urge you to try to make it out to next year’s event. Great reason, great food, great people – you can’t go wrong!

We are grateful to continue our 26th year as a part of this great Lakeville community! If you are Manufacturer in Minnesota and would like to discuss a possible project, give our team a call. We are happy to answer any questions you may have!

 

MN Architecture and Design Update

APPRO Development’s MN Architecture and Design Update

October 22,2013

The MN Architecture and Design Team at APPRO Development has been busy this autumn as we prepare for cooler months ahead. We have an award winning architect on staff; we have been busy tracking trends; and, we want to share a design secret with you.

 

Award Winning Architect on Staff at APPRO Development, Inc.

 

MN Architect Casie RadfordAPPRO Development is thrilled to have Casie Radford, AIA, LEED AP, as our staff architect. Recently, her accomplishments were recognized at the 2013 Fort Collins Urban Design Awards Ceremony, Fort Collins, CO. Before APPRO Development recruited Casie, she worked with SLATERPAULL Architects, Inc. in Colorado.

While in Colorado, Casie worked on a historic restoration project which ultimately resulted in the acknowledgement of this project at the Fort Collins Urban Design Awards on Wednesday, October 2, 2013 at the Midtown Arts Center in Fort Collins, CO. The award was under the “Best Architecture” category for a historic preservation project of the Avery Block Storefront in Fort Collins, CO. Casie flew back to Colorado to be a part of the awards ceremony. We are overjoyed for her as she receives this honor. We are equally thrilled for our team here in Minnesota as Casie Radford brings this award winning expertise in architecture to our Minnesota design build projects.

More information on this project and awards ceremony can be found in the following publications:

Award winning architect Casie Radford presents CO project-3 Exterior Project Photos, Source: Casie Radford, AIA, LEED AP, 2013

Award winning architect Casie Radford presents CO project Award winning architect Casie Radford presents CO project-1 Award winning architect Casie Radford presents CO project-2

 

Trends in Architecture & Design

APPRO Development commercial architect and design team Image Source: Wikipedia, 2013

We have found a few fun architecture and design articles to share with our readers. The first is an article about how staircases are being used as seating in a variety of applications: Staircases that double as seating (via dezeen.com). The next trend we found takes a look at the benefits of incorporating Smart Technology into building design: Smart Technology can have quick payback (via bdcnetwork.com). On the local front, Dakota County is investing in Solar Energy. And, the final article we found, simply had to be shared as part of the season upon us: Just for fun: Creepy Pumpkin Design (via Inhabitat.com).

We hope you enjoy!!

 

Shhh…We want to share an architectural design secret

MN Architecture and design ideas on Napkin Sketch-APPRO Development can helpFew may know or be aware of the time it takes to build a new commercial construction project, plan a building expansion, or implement an interior remodel. A new building can take on average approximately 12-24 months from start to finish. Addition & Remodel projects, less overall time is required, but depends on the scope of the project with site selection and city processes, a few of the initial variables. Regardless of the type of project, design work must be factored into the overall schedule.

Our design team takes clients from ideas sketched on a napkin to more formal design sketches to complete architectural drawings ready for the city submittal process. If you are considering a commercial construction project, winter is the ideal time to work on designs. You may always “pull the trigger” at any time, but can’t really do so until you have a solid design in place. Now is the time to work on finalizing design ideas.

As we head into the cooler winter months, talk to our award winning design team today to share your ideas and to discuss the ideal timeline for your next architectural design or complete design-build project. Fill out this quick form to let us know a little about your company and current needs. We will get back to you quickly to chat with you about your ideas.

We thought you might want to know about this design secret – best wishes!

South Metro Building Expansion Nears Completion: Lakeville, MN

QA1 Project Expansion Nears Completion of South Metro Building Expansion

South Metro Building Expansion, by APPRO Development, is just a couple weeks away from completion. This commercial project is an addition onto an existing building for QA1. The site of this project is located in the Airlake Industrial Park located in Lakeville, in the heart of Dakota County, Minnesota.

As you can see, much progress has been made:

QA1-Project Nears Completion by APPRO Development

 

 

 

 

 

 

 

 

QA1-Project Nears Completion by APPRO Development-2

You may track the continued progress of this project by linking directly to the progress page for QA1. Over the next few weeks, we will be wrapping up landscaping, final lift of asphalt and completion of gutter/downspout.

 

Also, if you missed it, you may view the initial Groundbreaking festivities at the onset of this project by reading our previous blog post for the QA1 kick-off. You may also visit QA1’s website for additional information about their company.

 

If you are thinking about expanding or remodeling your current office, warehouse, industrial or retail facility, feel free to Contact Us today. We would love to work with you and your company on a south metro building expansion project, too!

Commercial Property Improvements Equal Tax Benefits in 2013

Are You Missing an Opportunity to Capture 2013 Tax Benefits?

commercial property improvements by design builder APPRO Development 09-26-2013If commercial property improvements are on your horizon, there is still time to improve your commercial property before the end of the year. Did you know there are tax benefits available if you own and lease out commercial real estate? But, you will need to act fast – you have until December 31, 2013 to take advantage of these tax benefits.

According to Stephen Fishman in a recent blog article in Inman News, “Improve Commercial Property Now to Capture 2013 Tax Benefits”, “Qualified leasehold property improvements made during 2013 can qualify for the following tax benefits:

 

  • 15-year depreciation period (instead of 39 years).
  • Section 179 deduction up to $250,000.
  • 50 percent bonus depreciation.

Any one of these benefits would be great, but all three together enable commercial landlords (and lessees) to deduct a huge percentage of the cost of making improvements in a single year, rather than having to depreciate the entire cost over 39 years.”

APPRO Development, Inc., your midwest design-build, general contractor, has been helping business owners like you to find unique property solutions for more than 25 years. We have a few openings left in our fall schedule – Contact Us today to schedule your commercial property improvement.

Wood Framing in Commercial Construction

Curious about wood framing in commercial construction?

Wood Lumber Framing in Commercial Construction article by APPRO Photo Source: Wikepedia, 2013.

Occasionally, changes in wood supply cause a downgrade in the structural properties of wood. You can see an example of this type of activity in the article at this link for the information put forth by Carolinalive.com at: http://www.carolinalive.com/news/story.aspx?id=674670.

The angle this particular news story takes is to focus on the economic impact that may occur to the industry in the area or state. The steel framing industry association presents this info in a different light entirely by promoting the properties that steel framing members include.

I believe it will cause a trickle-down effect to consumers who will have to, in some instances, be required to use larger wood framing members than in the past to get the same job done. This affects us all when it comes to residential or commercial building when wood is the chosen material.

Interestingly enough the wood groups aren’t necessarily arguing the downgrade itself, only how quickly it is being proposed to be put into effect.

Both steel and wood association groups tout the sustainable properties of their products. It will remain to be seen how each product continues to be affected and the impact on residential or commercial construction.

If you’re not sure which material is right for you on your next project, contact our team at APPRO. We have been helping our clients make these types of decisions for more than 25 years, and we would be happy to help you, too!