The Urban Grocery FMI E.sd 2015 conference

1. 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

2. StevenDuffy Moderator VPGrocery Cuhaci&Peterson JoeKeene MEPEngineering VPEngineering Cuhaci&Peterson Our Panel GeoffFitzgerald UrbanPlanning Principal BLCompanies Chris Studach Store Environments creativedirector KRS Joseph Venie ConstructionManagement Sr.VicePresident cm&b Addresses the complexity of store format, design, construction and regulatory trends

3. 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

4.  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

5. 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

6. 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

7. 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

8. 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 Residential Units 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

9. “Urban” Store Planning – Geoffrey Fitzgerald, BL Companies DRAFT IMAGES

10. Some Urban Grocery Developments are More “Urban” than Others DRAFT IMAGES

11. Some are a little less “Urban” DRAFT IS

12. Some combine elements of both: Suburban typology in an Urban location DRAFT IS 56k SF Supermarket with Parking for 200 cars Former Industrial/mfg site requires rezoning to allow retail/grocery Significant Environmental cleanup required Green Infrastructure investment can help advance entitlement process

13. True Urban Grocery Stores retrofit nicely into former Department Store Space DRAFT IS Former Filenes Now Roche Bros. Photo credit: www.bostonherald.com

14. Appropriate Scale and Massing of Building assists in Place Making

15. 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

16. 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

17. 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.

18. Parking Considerations:  This is America – People Drive Cars! DRAFT IMAGES  In Urban context, emphasis is on pedestrians, not cars

19. Parking Considerations  Alternative Parking solutions: DRAFT IMAGES Rooftop Parking Structured Parking

20. Parking Considerations  Alternative Parking solutions: DRAFT IMAGES West Hartford, CT Parking Level Below Store

21. 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…

22. 3Square (Urban Grocery of the Near Future)

26. Green Zebra

27. Green Zebra

28. Green Zebra

29. Green Zebra

30. Capital Strategy - Ukraine

33. 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

34. Effective Pre-Construction Planning

35.  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

36. Urban Grocery Building Types Logistical Challenges Interior Fit-Out Construction Site Challenges Ground-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

37. 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

38.  Need for shanties for individual trades  Vertical Transportation Operation  Work hours  PLA (Project Labor Agreement) Urban Logistical Challenges: Labor Relations

39.  Limited staging/lay down/receiving area & off-hour deliveries  Working within occupied buildings  Limited work area  Debris storage Urban Logistical Challenges: Congestion

40. Site Challenges: Site Accessibility  Sidewalk enclosures  Material delivery  Hoisting  Rooftop Equipment Rigging  Zero lot line constructability

41. 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

42.  Specialized foundation construction  Management of potential site hazards  Soils remediation  Soil disposal/management of unsuitable soils  Dewatering Site Challenges: Urban Fill

43. Major Cost Drivers Unique Foundation Construction Debris Removal Off-Hours Work Vertical Transportation – Elevator Operator Security Union Labor Force Sustainability (LEED) Site Remediation

44. 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

45. HVAC Systems Hood Exhaust / Makeup Air • Pollution Control Unit • Space Requirements • Exterior Louver • Maintenance • Exhaust to Roof • Shaft size and location • NFPA Clearance 25’ PCU 9’ 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

46. HVAC Systems Dehumidification • 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

47. 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

48. 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 Store Electrical Layout Electric/Refrigeration Mezzanine Transformer Generator Full building generator tap box

49. 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

50. 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 floor 6’ – 1” Mezzanine Height

51. 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

The Urban Grocery FMI E.sd 2015 conference

The Urban Grocery FMI E.sd 2015 conference

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The Urban Grocery FMI E.sd 2015 conference