THE ART OF FINDING WILLING COLLABORATORS

A national cheese processing company, since absorbed into an international food conglomerate, engaged our firm to design a new facility in the southwest US.?This was similar to other projects I had managed for them, but a first for my cheese company contact, Ralph.?Once the contract was signed, Ralph inquired about my initial step.

“Fly down to the site, of course,” I responded without hesitation.

“Why so soon?” was Ralph’s next question.

The contract was lump sum, so he did not need to be concerned about expenses I would incur traveling from Central PA.?In those days before the pandemic, flying offered little health risk aside from catching a cold from the person squeezed next to you.?I replied, “I am in search of some co-conspirators.”

As globalized as we’ve become, I went on to explain, construction of a building remains a local affair.?There was little schedule buffer for land development and permit resubmittals in the process with the aggressive completion date I had accepted. ?With that imperative in mind, I’d have three stops to make on my trip to the desert.

Ralph offered to meet me there, but I suggested we hold off until my next visit.?At the meetings I would schedule, if I was asked about the owner’s intent or the owner’s past conduct, I could honestly say that I didn’t know and that I’d get them an answer, and then move the meeting along.?If Ralph was there, he’d be expected to have the answer, and it might not be a response they’d welcome or a disclosure his company wanted to make.

The first stop on the day of my arrival would be at the site, about 16 pristine acres in an industrial park.?While the park developers had provided me with numerous photos and plans of the site, and I could obtain even more information on line, experience suggested that being on site provides information that even the best digital models miss.?In later discissions with local officials, I also wanted to divert any questions about whether I had even seen the site.?I was meeting the civil engineer there who had previously completed projects in that industrial park.?Although my firm had a highly competent civil engineering department, I typically hired a local engineer on these projects, one who was familiar with the geotechnical conditions and the local land development approval process, for which I’d be ultimately responsible.?He also knew the locale, and could answer an important question for me.

The address of the diner the civil engineer provided was downtown, a short distance from the local train station.?There was a variety of vehicles in front of the diner, ranging from high end sedans and SUVs to 20-year-old pickups, and more parked there than at the train station.?Waking up for a 6:00 AM breakfast wasn’t so early considering it was 8:00 AM eastern time.?I took a seat at the bar and ordered the special.?Then, glancing around the diner, I saw the man I had come to spot.?His button-down shirt had “Ned” plus the city’s insignia on the right pocket.?I did not give him any sign of recognition, as I happily consumed more calories than I typically allow myself for dinner.

Once I paid the check in cash, leaving a nice-but-not-too-generous tip, I walked over to the man, sitting with the cronies with whom he likely had breakfast most weekdays.?Ned saw me coming, as did the others, and their conversation abruptly stopped.?I quickly extended my hand to him, introduced myself, and said I looked forward to meeting with him at our appointment at 10:00 AM.?The code official smiled, shook my hand, said he too looked forward to the meeting, and a few minutes later I was out the door and climbing into my rental car.

The third stop, of course, was that date with the code official, now our second meeting.?Neither of us mentioned our quick hello at the diner.?Once we got passed formal introductions and a brief discussion of each of our alma mater’s football team’s fall prospects (Ned had done his Linked-In homework, too), I began, “I could really use your help with this one.”

This perked his interest, and first we went through the site plan and then some preliminary floor plans I had brought along.?I used this discussion to demonstrate that I had read the zoning ordinances carefully, as well as being experienced with the portions of the International Building Code that would be applicable to this project.?I admit that I was pretty sure I knew the answers to some of the zoning questions I asked Ned, and was visibly relieved at the favorable code interpretations he offered, unofficially, of course.?At points that I disagreed with his approach to the building code, I asked his advice on how to reconcile our conflict, and he wasn’t too hesitant to offer design input.?We also talked about how to handle zoning variances and code equivalencies, if needed.

A few weeks later I had to appear before the local Zoning Appeals Board as the height of the milk silos we proposed exceeded the maximum building height allowed by the ordinances.?Ralph had brought along a company expert to explain why the four structures needed to be the diameter and height that my renderings indicated.?The city’s ordinances had not contemplated milk silos, and the city solicitor was unsure whether the silos were even actually part of the building.

That was when Ned turned on his microphone and asked me, “What color are those silos?”

Everyone on the Board then leaned forward.?Not sure yet where he was headed with his question, I answered, “They would be white, sir.”

He replied, just starting to smile, “Would your client consider perhaps painting them another color?”

Ralph was vigorously nodding almost before Ned had finished the question.?

“Of course,” I confirmed.?“Perhaps we could have local art college help us on that?”

The zoning variance was then quickly approved, with the solicitor appearing the most relieved.

Later over dinner, Ralph asked why I couldn’t pick out those silo colors myself;?I was certainly qualified to do so.?I briefly reviewed for him all the actions I had taken since our first phone call, and how each step had increased the willing collaboration of the city officials and community by addressing any resistance in a way that met the needs of all involved.

“This is their city,” I concluded.?“We need to demonstrate our respect.?As stakeholders, they should have input on what we build here as long as it meets your company’s needs and budget, and conforms to the law.?I trust that no matter what colors they pick, it will be a design that they’ll be happy to see each day, and you’ll be good with it, too.?And they can brag that they were the ones that picked out the colors!”