Working for the weekend....

okay maybe working ON the weekend....

I know I am not caught up with construction updates but thought I would post one anyway

Major progress planned for tomorrow - 8 guys hanging drywall...ALL drywall will be up by the end of the day!  

Pictures to come Monday...stay tuned.

Centro's new address (or soon-to-be I suppose)

222 W. Hubbard

Suite #400

Chicago, IL 60654

confirmed today!!

Creating Centro's Design Program

What is a design program?

Design Programming is a multi-step process used to gather information, identify goals and establish the decision making process which defines the scope of the design.  It is imperative to include the client (end-user) in the programming process in order to design an efficient and productive space. 

“By assisting the organization in understanding its needs, as well as analyzing and recommending ways to link the organization's mission, business, and work processes to an intelligent workplace and space strategy, the interior designer adds value to the client's organization and real estate." (Source: WBDG Web site, design disciplines, Interior Design). 

Centro's Design Program:

To create the design program, I gathered department and employee data (some of which was already compiled due to previous attempts at a move), met with team leaders and studied Centro’s work environment and culture to determine goals and objectives for the performance of their new space.  Prior to the project I was familiar with Centro but not to the extent I would need to be in order to design a space that reflects their very unique culture.  For this reason, I requested to use one of their non-occupied desks as a touch-down space for this project.  My desk is on the floor with the tech team (in hindsight – the absolute best location) where lighting the office is optional and very infrequent, yet it is surrounded by arcade games, a foosball table and an abundance of snacks and beverages.  Not too bad!  After many revisions to employee counts and growth projections, I finally developed a comprehensive program to use to begin planning the new space. 

New layout thanks to SMartin!!  :-)

What has been happening in Chicago?

Chicago Project Process (Pre-Design)

The relocation of Centro’s Chicago HQ has always been the main focus of this project with 3 out of the 4 main goals pertaining to this office.  The Chicago team had considered relocating a year prior but without the available time required to analyze and coordinate such a move the project was put on hold.  In August they had already started to revisit the option of moving and had a couple spaces in mind. 

Financial Analysis:  Before making any site visits, I sat down with Centro to define financial goals that would ultimately determine the success level of the project.  I then completed a comprehensive financial analysis of their current lease obligations in all three Chicago offices.  Using this analysis I was able to evaluate the financial benefit of a move based on a steady state projection (if current leases were renewed) and the projected rent for a new space, including relocation and buildout expenses.  I also built a financial model that was used in the lease negotiations to compare rental rate vs. concessions to ensure Centro was getting the best possible deal.

Site Selection:   Once financial goals were established, I developed criteria for Centro’s new space,  visited potential spaces and met with agents.  Centro had a couple spaces in mind and both were owned/managed by Urban Innovations, their current landlord, however, both were raw unfinished spaces and would require a complete buildout.  I met with Urban and received a proposal for each space.  I reviewed and submitted an analysis and recommendation to Centro on how to proceed.  Centro agreed with my recommendation for the 4^th floor at 222 W. Hubbard St. (right around the corner from their current location) and lease negotiations began.

Lease Negotiations:   Since Urban is Centro’s current landlord, they agreed to terminate all three of the leases upon moving into the news space.  With my involvement and a potential direct deal with Urban, Centro did not need to work with a broker.  We negotiated lease terms, went through an intense legal review and performed due diligence until an agreement was reached and a lease was executed.  All the while, I began gathering employee data and drafting a project program.