The Urban Grocery Store

Moderator Steven M. Duffy – Cuhaci & Peterson MEP Engineering Joe Keene - Cuhaci & Peterson Urban Planner Geoff Fitzgerald – BL Companies Construction Joseph Venie – cm&b Store Environments Chris Studach – KRS

Steven DuffyModerator VP Grocery

Cuhaci & Peterson

Joe Keene MEP Engineering VP Engineering

Cuhaci & Peterson

Our Panel

Geoff Fitzgerald Urban Planning

Principal BL Companies

Chris StudachStore Environments

creative directorKRS

Joseph Venie Construction Management

Sr. Vice President cm&b

Addresses the complexity of store format, design, construction and regulatory trends

With the advent of increased urbanization of our downtowns, retail grocers and developers have

responded to the opportunity with “the urban grocery store.” This session will review the challenges

and opportunities of downtown store environments, including entitlements, planning, engineering,

construction, parking and operational needs. Downtown markets are expanding in number, and are

increasingly more complex – and more expensive. We will feature mixed use tenancy of residential,

retail, commercial and parking. The project design and approval process is complex and protracted,

requiring an adept team to deploy and construct these projects. Join us for an insightful discussion

on urban grocery and get a realistic understanding of the necessary resources to successfully

deploy this type of store.

The Urban Grocery Store Tuesday, September 29, 2015

Develop a realistic understanding of resources necessary to successfully deploy this project type.

Discuss the project complexities and regulatory hurdles to overcome.

Consider project scheduling and entitlement process.

Project benefits & incentives.

Understand the construction cost drivers

Learning Objectives

Who’s on your team ? Developer RE team / Legal / Special Land Use / Special consultants Urban Planner / Civil / Expeditors / Traffic / Noise / Environmental Impact reporting Project Designer / AOR – Architecture / Shell CM – overall Project Management to develop shell and coordinate TI City – Public Development / Planning / Boards / Building / Health … Public Buy-in Grocer Real Estate / Legal / Executive Leadership Store Planning / Procurement EQ Merchandising Operations / Safety / IT Facilities Grocer Architect of Record TI (AOR) PM / CM – TI Store Environments + Branding – Décor / Marketing / Signage

Typology 1

Low Rise – small downtown

Primary Sales Area – Ground floor

Parking – Ground / Roof top

Loading / service areas– Shielded from street

Support spaces – Mezzanine or below grade

Building Section

Typology 2 Occupied floors above grocery -

residential above cause a “plumbing

intensive zone above Grocery ”.

Multi-Story Residential above

Grocery Store Retail Spaces Ground floor

Residential Spaces above

Apartments

Grocery

MEP Zone

Building Section

Typology 3 Structure conversion to a grocery store Above the grocery are parking deck levels and above that are Residential units

BOH Receiving Area’s

MEP Mezzanine – (Free air)

Residential units DWV Piping

ResidentialUnits

Kitchen Exhaust Systems

Refrigeration House

Mezzanine Area

Parking Deck Levels

Structure conversion to main grocery sales floor

Parking Deck Elevators

Residential Elevators

New Lower Level Sales Area

Building Section

“Urban” Store Planning – Geoffrey Fitzgerald, BL Companies

DRAFT IMAGES

Some Urban Grocery Developments are More “Urban” than Others

DRAFT IMAGES

Some are a little less “Urban”

DRAFT IS

Some combine elements of both: Suburban typology in an Urban location

DRAFT IS

56k SF Supermarket with Parking for 200 cars

Former Industrial/mfgsite requires rezoning to allow retail/grocery

Significant Environmental cleanup required

Green Infrastructure investment can help advance entitlement process

True Urban Grocery Stores retrofit nicely into former Department Store Space

DRAFT ISFormer FilenesNow Roche Bros.

Photo credit: www.bostonherald.com

Appropriate Scale and Massing of Building assists in Place Making

Site Planning Considerations in the Pedestrian Realm

Broad Sidewalks

Pedestrian-scale lighting

Active Building Facade Windows & Awnings

Passive Accessibility

Bicycle Racks

Grab n Go Outdoor Seating

Site Planning Considerations (cont’d)

Bus Stop

Street Trees

Vertical Landscape Elements – Maintains Street Line

Outparcel Development –Maintains Street Line

Pedestrian-scale Lighting for Safety

Scale and Massing: Corner Outparcel Building

PLACEMAKING: Small buildings can be HUGE in helping define the urban street edge and screen parking. • Amenities (benches, transit waiting areas, etc.) are comfortable and conveniently located.

Parking Considerations:

This is America – People Drive Cars!

DRAFT IMAGES

In Urban context, emphasis is on pedestrians, not cars

Parking Considerations Alternative Parking solutions:

DRAFT IMAGES

Rooftop Parking

Structured Parking

Parking Considerations

Alternative Parking solutions:

DRAFT IMAGES

West Hartford, CTParking Level Below Store

Planning Considerations

Average Ground Floor Area’s 18K – 30K

Footprints are without exception non-prototypical & may not be rectangular

Limited ground sales floor require additional sales area on separate floor or mezzanine

Many locations feature mezzanines (sales + seating + support) or below grade support area’s

Floor to ceiling heights are critical allowing for sufficient clearances / coordination of S/MEP

Occupied floors above grocery – many cases these are residential that are “plumbing intensive”.

Cost to build in a downtown environment are much higher – Labor / materials transit…

3Square (Urban Grocery of the Near Future)

3Square (Urban Grocery of the Near Future)

3Square (Urban Grocery of the Near Future)

3Square (Urban Grocery of the Near Future)

Green Zebra

Green Zebra

Green Zebra

Green Zebra

Capital Strategy - Ukraine

Capital Strategy - Ukraine

Capital Strategy - Ukraine

Role of the Construction Manager

Understands the unique complexities of food store construction

Prepares detailed project development schedules

Provides responsible budgeting

Anticipates potential roadblocks

Minimizes exposures/surprises/risks

Manages owner’s expectations & tests them against budget

Effective Pre-Construction Planning

Cumbersome and multi-faceted permitting/approval processes

Long lead time items

Environmental remediation & testing

Special inspections (EPA & DEP)

City-wide holiday impact (Gridlock Alerts & material/equipment delivery)

Off-hours construction

Working around existing building tenants

Scheduling Impacts

Urban Grocery Building Types

Logistical ChallengesInterior Fit-Out Construction

Site ChallengesGround-Up Construction

Limited Staging Area

Congestion/Site Accessibility

Site Perimeter Safety/Compliance

Working in Occupied Buildings

Specialized Foundation Construction

Environmental/Soils Remediation

Site Perimeter Safety/Compliance

Seismic Monitoring

Urban Logistical Challenges: Compliance/Approvals

Dept. of Buildings (DOB)

New York City Dept. of Transportation (NYDOT)

Building Enforcement Safety Team (BEST Squad)

FDNY

Use of a Qualified Expeditor

Use of TCO for Occupancy

Need for shanties for individual trades

Vertical Transportation Operation

Work hours

PLA (Project Labor Agreement)

Urban Logistical Challenges:Labor Relations

Limited staging/lay down/receiving area & off-hour deliveries

Working within occupied buildings

Limited work area

Debris storage

Urban Logistical Challenges: Congestion

Site Challenges:Site Accessibility

Sidewalk enclosures

Material delivery

Hoisting

Rooftop Equipment Rigging

Zero lot line constructability

Site Challenges:Site Safety & Protection

Vibration monitoring of adjacent buildings

• Daily seismic monitoring

• Monthly survey points for building

settlement

Site safety compliance

• Signage

• Lighting

• Security Guards

Specialized foundation construction

Management of potential site hazards

Soils remediation

Soil disposal/management of unsuitable soils

Dewatering

Site Challenges:Urban Fill

Major Cost Drivers

Unique Foundation Construction

Debris Removal

Off-Hours Work

Vertical Transportation – Elevator Operator

SecurityUnion Labor Force

Sustainability (LEED)

Site Remediation

MEPR Overview

• HVAC - hood exhaust/make up, ventilation, dehumidification

• Plumbing – sanitary, grease (interceptor), venting, water pressure, natural gas, case condensate

• Electrical – voltage, service size/location, generator

• Refrigeration – system type, location• Other Issues – Many …

Bottom Line = Heavy coordination required

Urban Shell Before & After Fit-up

HVAC SystemsHood Exhaust / Makeup Air

• Pollution Control Unit• Space Requirements• Exterior Louver• Maintenance

• Exhaust to Roof• Shaft size and location• NFPA Clearance

25’

PCU9’

PCU WITH MAINTENANCE AREA

PCU IN FLOOR PLAN

PCU IN SECTION

CEILING

GARAGE LEVEL

GROUND FLOOR

MEZZANINE

EXHAUST SHAFT

Typical clearance dimensions

Maintenance Area

KITCHEN HOOD

HVAC SystemsDehumidification

• Rooftop Units – hot gas bypass, dual path air flow system, desiccant system

• Split Systems –controls, reheat: electric coil, hot water coil, natural gas

• Chilled Water –controls, reheat: electric coil, hot water coil

• Water Source Heat Pump, integral

AHU with DX coil and natural gas duct furnace Water source heat pump with

integral dehumidification

Plumbing Systems

• Sanitary invert• Grease invert• Water -

size/location/pressure• Natural gas – location,

pressure• Venting – local

requirements• Other – trap primers,

trap guards, AAV, separate case drainage system, drain pans for sanitary pipes of tenants above

Local code requires each fixture to be separately vented. AAV’s not allowed. Each fixture to have Bow Vent

Exposed sanitary piping from tenants above, require drain pans

Electrical Systems• Service size/voltage – 208 volt or

480 volt. 480 volt service requires a transformer.

• Electric room space –approximately 200 ft2 in store or mezzanine with department electric panels

• Distance to service entrance effects wire, conduit size, and number of runs

• Generator – location (roof or mezzanine), serves Emergency Systems, issues: size, noise, consider generator connection in lieu of generator.

• Local code – more stringent restrictions than NEC

Typical Grocery Store Electrical Layout

Main MDP in electric room

Tenant MDP on mezzanine

Sales Floor and Mezzanine

Urban Grocery StoreElectrical Layout

Electric/Refrigeration Mezzanine Transformer

Generator

Full building generator tap box

Refrigeration – Machine Room Space, Roof Space

• DX System – Base system: Circuit Piping, Loop Piping, machine room space, air cooled condenser roof space, least cost

• Distributed DX System – multiple smaller compressor/condenser units requires more space than base system and additional costs

• Secondary System – Glycol; addition of circulating pump and heat exchanger (maybe more than one) requires more space than base system and additional cost

• Secondary CO2 System – multiple systems; LT, MT requires more space and additional cost

• Cascade CO2 DX system – multiple systems, requires more space and additional cost

• Ammonia Primary System – Expensive, safety concerns

Rooftop unit, condenser rack, exhaust fansTypology 1 Roof

Typology 2 Roof

Rooftop unit, ductwork, exhaust fans, condensing units, roof appurtenances

10’

Other Issues• Local code requirements• Real Estate – as in space available• Type of urban setting, (typology) clearance to other buildings• Construction issues

• Foundation – grade beam, garage, basement• Clear height of space, mezzanine• Construction coordination between landlord contractor and tenant contractor

• Scope of Work – Landlord vs. Tenant Improvement• What is landlord responsible for, what is tenant responsible for• Method of document delivery – shell/TI, below grade/above grade

responsibility

18’ – 6” floor to floor height- 6” slab thickness

- 11’ – 11” top of mezz floor6’ – 1” Mezzanine Height

Thank you !

Develop a realistic understanding of resources necessary to successfully deploy this project type.

Discuss the project complexities and regulatory hurdles to overcome.

Consider project scheduling and entitlement process.

Project benefits & incentives.

Understand the construction cost drivers

Learning Objectives We hope you’ve put a check in each of the boxes