Complex «Federation».
Interview with Artur Vladimirovich Alexandrov ,
director for construction of the Federation complex (MIBC Moscow City)
Artur Vladimirovich Alexandrov, director of construction of the Federation complex, MiraxCity. Graduated from St. Petersburg VISKA named after. Komarovsky. Worked as Deputy General Director of the Stroymontazh company (St. Petersburg). Since 2002 he has been working in Moscow (MIRAX GROUP corporation). Participation in projects: “Crown”, “Golden Keys 2”, “Federation” complex.
— Artur Vladimirovich, how did the idea of building a complex come to MIRAX GROUP?
— The Federation complex is undoubtedly a very ambitious project, and MIRAX GROUP was faced with the task of increasing its status in the Moscow construction market. The fact that we were able to prepare a project that satisfied all interested parties and met the expectations placed on us is the result of long, painstaking work and professionalism of the corporation’s employees. Now we can say that the “Federation” complex is our “calling card” and justifies itself from both economic and ideological points of view.
— Were you afraid of the technical difficulties that you had to face? After all, until now such facilities as the Federation complex have not been built in Russia.
— We took the issue of studying international experience in high-rise construction very seriously, visited many construction sites around the world, where our specialists got acquainted with a large number of objects, studying issues on building structures, functional zoning, organization of vertical transport, integrated security, fire protection systems, solutions for facades, etc. Before starting construction of the complex, we did a lot of research and understood what we had to do.
— Which country, in your opinion, has the greatest potential in the field of construction of high-rise buildings? Who should Russian specialists look up to?
— You can also look up to Russia. The Russian approach to the design of engineering systems is not very different from German solutions, but differs markedly from American systems, where, from an energy point of view, completely different, much less conservative approaches are adopted.
— But in Germany it is not so many high-rise projects?
— Nevertheless, the level of technology in design and construction in Germany is very high. Today Germany sets the tone in construction in Europe, and throughout the world. German designers work, for example, in China and the UAE.
— Have you carried out economic calculations on the feasibility of building the Federation complex? There is an opinion that high-rise buildings, when exceeding a certain number of storeys, become extremely unprofitable for owners due to sharply increasing operating costs.
— Naturally, we conducted economic research. Moreover, independent assessments were carried out on functional zoning, architectural solutions, vertical transport, engineering systems, and design. After detailed studies of the proposed options, we chose the least optimistic option and realized that it would still be profitable.
— Are the economic calculations now justified?
— They are justified. And not only economic calculations, but also calculations for organization and design.
— Design documentation for the engineering systems of the complex was initially developed by domestic specialists. Why was the German company Ebert International subsequently chosen as the general designer?
— The general partner of the Federation project is Vneshtorgbank. One of the conditions of our agreement is to attract the world’s leading companies to design and build the complex. Partly thanks to this, we came to the need to enter into a contract with Ebert International. However, in the end we received a result comparable to what was proposed by domestic experts.
— So we can say that the level of Russian specialists is comparable to leading European designers?
— Certainly. The level of Russian specialists is quite high and comparable to European ones. Our designers are able to competently carry out complex projects.
— What is new from an engineering point of view implemented in the project of the Federation complex? What makes it different from other high-rise buildings?
— From an energy point of view, there are very interesting solutions. We supply 20 kilovolts directly into the building to transformer substations located on the technical floors. There is definitely not even a similar solution in Russia and, most likely, not in other countries. Usually, no one pulls 20 kilovolts to energy concentration nodes. Tower “A” will have 7 technical floors, tower “B” will have 5. Almost every technical floor will have its own transformer substations.
Special approaches and a separate project for an integrated security system are being developed. This is not to say that there will be something completely new here, but for most of our facilities such projects have not been done before.
— The automation and control system of the complex will be based on the international BACnet standard. How do you assess the choice of this protocol as the main link for the technical equipment of both towers?
“Unfortunately, I do not have deep knowledge in this area and from a technical point of view I will not be able to appreciate the protocol. However, as a manager, I can say: it is certainly convenient that BACnet allows you to combine systems and equipment from different manufacturers. This technology plays into the hands of the building owner, who can easily combine all signals from engineering equipment into a single circuit and control it as he sees fit.
— At the end of February 2006, the pouring of the concrete base was completed tower «A». What is the construction schedule for the second tower of the complex?
— The frame of tower “A” will be prepared in about 2 years. Then, at intervals of 6 months, the main systems: engineering equipment, facade, finishing. A year after finishing work on the frame, we will fully commission the facility. Both towers will be commissioned in stages. First the lower part of the building, and then the upper. In tower “A”, 34 floors will first be commissioned, then 47 and then a hotel and apartments.
— Will the lower part of the towers be put into operation, and construction work will be carried out above it?
— Yes. Tenants will occupy the lower floors and operate them. It will be safe there and all conditions for normal work will be created. In this case, the upper part will be completed. Of course, by that time the façade of the tower will already be finished. It is already clear how the work on the facade is catching up with the construction of the frame.
— When holding a tender for the development and installation of engineering systems for the first tower, MIRAX GROUP offered to buy tender documentation to participants. Were your expectations met regarding the quality of the proposals provided?
— Our expectations from the tender for Tower “B” were fully justified. We received acceptable quality of documentation and design work. In general, it is normal practice at all tenders to offer to buy tender documentation. We use this approach everywhere, except perhaps for small tenders.
— Will the tender for the engineering systems of Tower “A” be held in a similar way?
— Yes.
— Will it be carried out in separate lots (automation, electrical, security, HVAC) or will a general contractor be selected?
— Breakdown by lot is necessary to maintain detailed tracking of the contract value. If you look at the results of the tender for Tower B, you will see that it was won by the consortium of ARMO-Group, Schneider Electric and Johnson Controls. They, in fact, act as the general contractor for the engineering systems of Tower B. Who will be selected for work in Tower “A” will be shown by the results of the tender.
— Can it be argued that the so-called “Asian way” is used in the construction of the Federation complex? (Competing companies are present at the construction site.)
— Exactly. There is healthy competition, which increases the responsibility of each company to its area of work, quality and deadlines. Therefore, we attracted different contractors for the frame, different ones for the piles, etc.
— The Federation complex will be the largest multi-vendor (uniting engineering equipment from different manufacturers) BACnet project in Europe. Russian specialists have never encountered a technical problem of such complexity before. How could the BIG-RU association be useful to you in this matter?
— The BIG-RU Association will certainly be useful for MiraxCity to establish additional contacts. We expect to enter into other relationships with manufacturers and suppliers through the Association; we are interested in reviews about certain companies and systems.
Today, the most important thing is information. Our company is interested in obtaining the necessary information to make informed decisions.
— That is, the BIG-RU Association can act as a consultant when choosing partners for engineering systems?
— Yes, as a consultant, advisor on engineering systems and, perhaps, as a provider of our corporate ideas.
— What is the usual practice of MIRAX GROUP for the maintenance of constructed buildings?
— We have our own building maintenance company — MiraxService. It is headed by the vice-president of MIRAX GROUP — Privezentsev Maxim Vyacheslavovich. Currently, he is actively working to establish the operation of the operation service in the Federation complex.
— Is a single operation service expected for both towers?
— Both towers will be served by one service operation. At the same time, there is the possibility of dividing the object into blocks so that it would always be possible to operate, maintain or even sell part of the complex. For example, you can sell tower “A” separately from tower “B” and operate them separately. Everything is done for the convenience of the operational service.
— The complex provides premises for various purposes, including the HYATT hotel, the management of which, for sure, has its own requirements for engineering systems and automation systems in particular. What features are provided in the organization of maintenance of engineering equipment?
— Technical solutions have been prepared that meet HYATT’s pre-set requirements regarding interiors, engineering systems, access control, and even washing towels. Similar regulations exist for most of our clients in the Federation. We have combined them, systematized them and offered solutions that meet any needs. Each tenant will have the ability to control their own unit, but signals required for security and general building management will be routed to the main (or backup) general operations control center located in one of the towers of the complex.
— Information was recently published about the construction of a six-hundred-meter Rossiya tower on the territory of the Moscow City International Business Center. Having unique experience in the construction of Federation towers, how do you assess the prospects of the Rossiya tower?
— From an engineering point of view, the task is certainly feasible. Economically, this is not a fact, since it is difficult to predict the liquidity of the project. I don’t think there will be many people willing to finance the project, especially considering the scale of the plans. First, using the American approach, it is necessary to obtain investments for 75-90% of the cost of the building. That is, first you need to sell it, and then start building it.
— But what is your forecast regarding the construction of the “Russia” tower?
— It’s not difficult to build it. I know how to do it. But I won’t make a general forecast. I am a builder and, to a lesser extent, a developer.
— What projects does your company plan to implement in the near future?
— We are actively negotiating with the MonArch company on participation in the construction of the Moscow City Hall on the 15th section of Moscow City and we really want to participate in this landmark project, which is interesting for us from all points of view. Moreover, neither we nor the MonArch corporation have enough strength to do this alone. In order to implement this project, other objects will have to be abandoned, which is wrong from an economic point of view. It seems logical to us to combine our experience and efforts by dividing blocks of work.
— When will the decision be made?
— The tender has not yet been announced, but we are in close negotiations to create a consortium.
We are ready for the construction of any building inside Moscow City. There are no buildings more complex than the Federation complex. All projects are equally complex. We have plans for the development of construction in the City, and we have accumulated a lot of experience. We are ready to take part in a tender for the construction of any building, we know how to build it, we understand what the developer wants, we have experience working with suppliers and contractors.