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Three experts in the telecommunications field told members of the Central Ohio IFMA Chapter to rid themselves of the belief that space required for technology is wasted space and adds little or no value to a building.
Instead, Chip Chapman, managing principal, The Knowledge Group, Inc., said, “Technology infrastructure is a key element in functionality of a building, and ignoring technology space during design results in higher building costs to revise the completed design, and even higher costs if revised during or after building construction.”
Chapman was one of three panelists who discussed Telecommunications, Return on Investment October 8 at the Fawcett Center at The Ohio State University. The other panelists were Ray Essex, president and chief executive officer of Datatalk/Executone, and Brad Hayes, president and chief executive officer of TTG. James D. Sauer, principal and project manager of DesignGroup, served as moderator.
Chapman said for those involved with installation of cabling systems to “plan early. Plan today to support today’s and future needs as to where your customers want to go. You can use your infrastructure as a selling point that it has been managed properly and that you are proud to show it. In planning telecommunications space, look to the structure and layout of the building, pathways, the air conditioning/ humidity, cabling and wiring, and electric and lighting.”
While the size of telecommunication rooms will vary depending on the square footage of the area to be served, all should be centrally located, within 295 cable feet of all work areas, and stacked vertically for multiple story buildings with at least one per floor, Chapman said.
He also recommended that all systems installations be properly identified and labeled in case they need to be repaired or removed, and that building owners and vendors be more involved with location and installation of the systems.
“The emergence of these (numerous) technology systems requires more space to accommodate the equipment, space above the ceiling, and more entrance requirements for tie-ins to public utilities, as well as new consultants and contractors who understand how to design and build them,” Chapman said.
Essex, in discussing telecom trends, said phone systems have a new look. “They now range from traditional wired systems to the new local area network (LAN) based internet phone (IP) systems that merge data and phone systems into one.
The benefits of IP telephony, which is still in infancy but gaining in acceptance, include:
Hayes reminded the audience that the space necessary for telecommunication equipment is “your space” and must be managed accordingly.
“Planning for infrastructure should begin very, very early because vendors will take all the space you will allow them to have. Control of your space is now your advantage. Historically, incumbent local exchange carriers (ILEC’s) such as SBC were given space in every building to install their cable because they had to provide service to your tenants. Today (because of the competitive local exchange carriers or CLECs) this has become a gray area that creates opportunity.”
He urged those involved in telecommunications to provide the proper locations and adequate space for their systems. Hayes said by providing pathways for both ILEC and CLEC into the building you enhance service opportunities for tenants and prevent future digging around the property.
“The cost is relatively low, adds value to the tenant, saves provider money, and reduces long-term maintenance. You also are providing a better-than-average lease return at no cost to the tenant, helping protect long-term infrastructure investment, and helping to maintain grounds and landscape look to attract new tenants.”
Two significant events are scheduled for IFMA members for November. On Nov. 12, members will tour the newly remodeled Ohio Supreme Court building in downtown Columbus. The building, which is being renovated by Messer Construction Co., will be open for use by the state’s high court and the public early in 2004. The second is the chapter’s annual President’s Dinner at the Four Seasons Columbus, 4355 Davidson Rd., Hilliard. The event begins at 7 p.m. with cocktails and hors d’ oeuvres, with dinner and dancing.