In a perfect world, collaboration during the feasibility phase of site development would be easy.
But in the real world, the developer, architect, and contractors often don’t have enough time or financial incentive to work deeply together. A critical factor is that the tools available in the market don’t allow them to move fast enough.
🛑 The developer doesn’t have the luxury of weeks to make decisions on a new property – they need to know if this deal pencils or not quickly.
🛑 The architect needs to convert the Pro Forma into a viable spatial design that meets the site, and existing tools are highly manual.
🛑 The contractor doesn’t want to invest heavily in something that might not actually happen. But if this project does move ahead, they need to advise on cost and constructability rapidly.
In order to develop the right site plan quickly that will win that deal, you need the combined expertise of all three stakeholders.
TestFit creates a space for stakeholders to come together to integrate those different pieces of knowledge. With all that expertise at the table, you’re able to iterate rapidly, make the most of every development dollar, and de-risk the development process.
Keep reading for a collaboration workflow with TestFit, plus some real-life examples of what successful collaboration looks like.
Fast-track your collaboration workflow with TestFit
Fig 1.0 – A feasibility phase collaboration workflow with TestFit.
1. Set up TestFit file with known constraints
First, the developer needs to set up a TestFit file with known deal and site constraints, such as land area, setbacks, zoning parameters, unit types, parking ratios, etc. You can check out our How to Use TestFit YouTube series to learn how.
Fig 2.0 – Mapping out site plans in TestFit.
Fig 3.0 – Defining a TestFit Kit of Parts for using configurator
With the constraints of the site, and the desired unit sizes, the team can now rapidly explore the potential approaches to development.
2. Iterate live with stakeholders
This is where the magic happens! After the developer has input those site and deal constraints, the architect and contractor can join the fun.
Rather than a typical feasibility study workflow where design options can take up to 8 hours per solution, TestFit allows architects to generate and iterate through options in under 30 minutes.
From here, the contractor can give high-level feedback on the constructability of the proposed development approaches. They should also be able to improve hard cost assumptions with cost information that’s relevant to buildings in that area.
One of the biggest benefits of collaborating in TestFit is that deal iterations happen in real time, so teams can instantly understand the tradeoffs between building program, cost, and building form.
For example, with each new iteration:
- The developer can see the yield on cost 💵
- The architect can look at the spatial design in 3D 🏨
- The contractor can track key quantity metrics 🏗️
Fig 5.0 – TestFit’s Development Panel tracks financials in real-time.
3. Agree on a layout and yield on cost estimate
After a round of rapid-fire iterations integrating the expertise of the developer, architect, and contractor, it’s time to commit to a winning site plan and fine-tune the deal.
The Tabulation tab on TestFit’s output panel provides key metrics for the contractor to estimate the cost of the deal. Expanding the tabulation will show instant takeoff calculations done by Test Fit.
Fig 6.0 – Track key quantities and takeoffs in TestFit’s tabulation tab.
The Deals Editor allows the developer to evaluate the costs and revenue from the TestFit. They can also add key data from the Pro Forma, such as assumed costs, targeted rents, or proposed land value, without giving too much information away.
Figure 7.0 – Evaluating costs and revenue in TestFit’s Deals Editor.
This is the sort of radical collaboration the TestFit enables – everyone has access to the information they need to do their job, and can integrate their knowledge for effective collaboration.
Ultimately, this leads to faster test fits, better investment decisions, and happier occupants.
Real-life examples of successful collaboration in the feasibility phase
We’ve covered the theory, but maybe you’re still wondering what happens when the rubber hits the road? Keep reading for real-life examples of successful collaboration on both multifamily and industrial deals.
Example 1. A large multifamily deal
Novin Development Corp., an affordable housing developer in Walnut Creek, CA, used TestFit to fast-track collaboration during the extremely competitive process of securing affordable housing subsidies.
Faced with more than 30 prospective sites, the team used TestFit to move quickly through a collaborative decision-making process that led to a successful acquisition on an ideally suited site.
Figure 8.0 – An initial TestFit made by Novin Development Corp. for an affordable senior housing development.
After outlining initial estimates with TestFit takeoffs, Novin Development Corp. brought on an architect and contractor to validate pricing and give a more detailed estimate. This initial TestFit gave the architect a much more informed starting point to guide their initial design work, which really sped up their process.
As soon as the site was under contract, the architect went straight into design work allowing the developer to demonstrate project readiness and compete for state funding ahead much faster.
Figure 9.0 – Rendering of 603 A Street in Hayward developed from the initial TestFit.
The team successfully secured $7.4m in State TOD funding, going from site plan to funding in just 2 months instead of the usual 6-8 months.
You can read the full case study with Novin Development Corp to see their process in more detail.
Example 2. An industrial development deal
Industrial deals present a very different challenge to multifamily deals. Instead of looking at a building’s performance contextually on a site, you’re looking at how to solve a much larger logistics problem in how the building fits into a supply chain.
TestFit Industrial can help with taking parcels of land and arriving quickly to a yes/no as to whether a viable facility can work on the site.
Seeing the trade-offs between layout and operating costs in TestFit in real-time brings immediate clarity to the architecture, developer, and construction teams.
Figure 11.0 – Test fitting an industrial site plan in real-time.
With TestFit, the starting point for discussion between stakeholders happens in days, not weeks, allowing the developer to get to that site plan quicker.
Benefits of feasibility phase collaboration you can’t afford to miss
With so much at stake at the feasibility stage, fast and effective collaboration is vital. Any time wasted on a no-go site is an opportunity cost for all stakeholders.
Here are some of the key benefits of feasibility phase collaboration you can’t afford to miss out on:
👍 Developers de-risk their development decisions by bringing in the expertise of their architect and contractor earlier.
👍 Architects are able to deliver better design services faster. That competitive edge means everything when pursuing new work.
👍 Contractors can find a simpler path to an estimate with a better understanding of the tradeoffs between the Pro Forma, design, and costs.