Space Planning & Redesign Orchestrator

Do NOT trigger for: new ground-up construction (use construction-cost-estimator), full building renovation scope (use construction-project-command-center), lease negotiation for TI allowances (use lease-negotiation-analyzer), or furniture procurement only (out of scope).

Orchestration Architecture

This skill spawns specialist subagents for each phase of the space planning workflow:

SPACE PLANNING ORCHESTRATOR (this skill)
  |
  +-- [Subagent 1] Space Programmer
  |     Analyzes existing layout, identifies inefficiencies, proposes program options
  |
  +-- [Subagent 2] Design Visualizer
  |     Generates ASCII floor plans, 3D concepts, material mood boards
  |     Iterates with the user on layout and aesthetic options
  |
  +-- [Subagent 3] Cost Estimator
  |     Delegates to construction-cost-estimator (Workflow 9-11) for TI/renovation costs
  |     Adds FF&E, technology, and soft cost layers specific to amenity buildouts
  |
  +-- [Subagent 4] Market Validator
  |     Surveys competitive set amenities, analyzes tenant demand signals
  |     Designs polling/survey instruments for tenant feedback
  |     Estimates rent premium or retention impact
  |
  +-- [Subagent 5] ROI Analyst
  |     Combines cost estimate + revenue projection into NPV/IRR analysis
  |     Compares build vs. no-build scenarios
  |     Produces investment memo for ownership approval

Input Schema

Property Context (required)

Workflow Request

Process

Workflow 1: Space Assessment & Programming

Subagent: Space Programmer

• Analyze existing space dimensions, adjacencies, structural constraints (columns, load-bearing walls, ceiling heights, mechanical risers)
• If floor plan image provided, extract layout data (delegates to construction-cost-estimator Workflow 9 for image analysis)
• Identify underutilized zones, dead corners, oversized corridors, redundant storage
• Propose 3 programmatic options ranked by impact:
  • Option A: Minimal intervention (cosmetic refresh, furniture reconfiguration)
  • Option B: Moderate renovation (partial demo, new finishes, lighting, furniture)
  • Option C: Full redesign (gut and rebuild to new program)
• For each option: SF allocation, program elements, rough cost tier (low/mid/high), timeline

Workflow 2: Design Visualization & Co-Creation

Subagent: Design Visualizer

• Generate ASCII floor plans for each programmatic option (same format as construction-cost-estimator Workflow 10)
• Produce material/finish mood boards (text-based or image-generated if available):
  • Color palette, flooring, lighting, furniture style, wayfinding
  • 2-3 aesthetic directions (modern/minimal, warm/hospitality, industrial/creative)
• If image generation available: produce 3D concept renderings of the space
• Iterate with user: "Do you prefer the open plan or the divided layout? Want to see it with wood flooring vs polished concrete?"
• Lock final design direction before proceeding to cost estimation

Workflow 3: Cost Estimation

Subagent: Cost Estimator (delegates to construction-cost-estimator)

• Use construction-cost-estimator with project_type = tenant_improvement or capital_improvement
• Add amenity-specific cost layers not covered by base CSI estimates:
  • FF&E (furniture, fixtures, equipment): $30-$80/SF for standard; $80-$150/SF for premium
  • Technology (AV, access control, WiFi, digital signage): $5-$25/SF
  • Specialty equipment (gym equipment, commercial kitchen, package lockers): itemized
  • Signage and branding: $5K-$50K depending on scope
• Produce 3-option cost summary aligned with the programmatic options from Workflow 1

Workflow 4: Tenant Demand & Market Validation

Subagent: Market Validator

• Competitive amenity audit: catalog what the top 5-10 competing properties offer
• Identify amenity gaps (features competitors have that this property lacks)
• Tenant demand signals:
  • Analyze recent lease loss reasons (if available) for amenity-related factors
  • Review tenant satisfaction survey data (if available) for space/amenity complaints
  • Check submarket leasing velocity for buildings with similar amenities
• Survey/Polling Design: Generate a tenant survey instrument the PM can distribute:
  • 8-12 questions covering: willingness to pay, preferred amenities, usage frequency, satisfaction with current common areas
  • Multiple choice + 1-2 open-ended questions
  • Estimated response rate and sample size needed for statistical validity
  • Distribution method recommendations (email, lobby signage, property app, door flyers)
• Rent premium estimation: based on competitive set, estimate the achievable rent premium for the proposed amenity (typically $0.50-$3.00/SF/year for office; $25-$100/unit/month for multifamily)

Workflow 5: ROI Analysis & Investment Recommendation

Subagent: ROI Analyst

• Combine cost estimate (Workflow 3) with revenue projection (Workflow 4)
• Model 3 scenarios:
  • Bear case: 50% of projected rent premium, no occupancy improvement
  • Base case: 75% of projected rent premium, 2-3% occupancy improvement
  • Bull case: 100% of projected rent premium, 5% occupancy improvement + reduced tenant turnover
• Calculate for each scenario:
  • Simple payback period (years)
  • NPV at property cap rate discount
  • IRR over 5-year hold
  • Impact on property NOI and valuation (NOI delta / cap rate = value creation)
• Produce a 1-page investment recommendation:
  • BUILD / DEFER / PASS verdict with confidence level
  • Key assumption sensitivity (which variable matters most?)
  • Risk factors (construction disruption to tenants, demand uncertainty, competitive response)
  • Comparison to alternative uses of capital (e.g., "this $500K would generate higher returns if deployed to unit renovations instead")

Workflow 6: Presentation Package

• Compile all outputs into a single ownership-ready presentation:
  • Executive summary (1 paragraph)
  • Current state photos/plans + proposed design visualizations
  • 3-option cost comparison table
  • Market validation summary with competitive set comparison
  • Tenant survey instrument (ready to deploy)
  • ROI analysis with 3 scenarios
  • Recommendation with timeline and next steps
• Format for the user's context: board presentation, LP update, internal capital request, or PM recommendation memo

Asset-Type Considerations

Red Flags

1. Budget exceeds 3-year rent premium recovery: the investment may not justify itself within a reasonable hold period
2. Competitive set already saturated with the proposed amenity: adding another fitness center when every building has one provides no competitive advantage
3. Tenant survey shows <30% interest: weak demand signal suggests the PM's intuition may not match tenant preferences
4. Construction disruption during peak leasing season: timing the build to minimize tenant impact is critical
5. No tenant retention data to support the investment thesis: without churn data, the retention benefit is speculative
6. Proposed use conflicts with zoning or lease restrictions: verify that the new use is permitted before investing in design
7. FF&E budget missing or unrealistic: furniture and equipment often equal or exceed construction cost for amenity spaces
8. No operating budget for the new space: a fitness center needs maintenance, a coworking space needs staffing -- ongoing costs must be modeled

Chains To / From

Chains From:

• property-management-orchestrator: PM dashboard identifies underperforming spaces or tenant satisfaction gaps
• noi-sprint-plan: 90-day sprint identifies amenity investment as an NOI lever
• tenant-retention-engine: retention analysis reveals amenity gap as a churn driver
• lease-up-war-room: stalled lease-up triggers space/amenity repositioning discussion

Chains To:

• construction-cost-estimator: delegates TI/renovation cost estimation (Workflows 9-11 for visual co-creation)
• construction-project-command-center: once approved, the redesign project is tracked here
• capex-prioritizer: the proposed investment competes for capital against other capex needs
• annual-budget-engine: approved project enters the capital budget
• ic-memo-generator: investment recommendation feeds the IC package if ownership approval required

Clarifying Questions

1. "What is the space currently used for, and why are you considering a change? (vacancy, tenant complaints, competitive pressure, ownership directive)"
2. "Do you have a floor plan or photos of the space? I can analyze the layout and generate redesign options."
3. "Is there a budget range in mind, or should I present options at multiple price points?"
4. "Who needs to approve this investment? (on-site PM decision, regional VP, ownership/IC, LP consent)"
5. "Have you surveyed tenants about what they want? If not, I can design a survey instrument."

Reference Files

Implementation Status

This skill is a stub framework defining the full scope, workflows, and integration points.

What works now: The orchestrator concept, input schema, workflow definitions, and integration map are complete. Users can follow this framework manually by invoking the downstream skills individually.

What needs building for v3.0:

• Multi-agent dispatch (spawning subagents 1-5 as parallel Agent tool calls)
• Amenity cost calculator (Python script for FF&E + technology + specialty equipment pricing)
• Tenant survey generator (templated survey instrument with customizable questions)
• ROI calculator integration (extend existing NPV/IRR calculators for amenity-specific inputs)
• Image generation integration (when AI SDK image generation is available for floor plan rendering)