1 architectural deaiqn

When designing a new lifestyk center, design teams and developers often do not involve operations and facilities personnel in the decision-making process until it is too late. This article serves to outline some of the many ways that operations and facilities teams can contribute to create e successful project. BY ALLEN DEDELS, AIA

into the architedural

center. Debsior#i are

design - and the overall rucceas - of any large

retail project.

In terms of cost, efficiency and overall effectiveness, it is critical to consider operational issues and their impact on the design deci- sions early in the planning phases of a lifestyle center. Incuing additional a s t s and *naive design changes can be reduced by invoIving the client's operatiom department or facilities personnel early and o b n during the design process and team meetings.

Sue Rice, director of operations for Mayfaire Town Center in Wilmington, North Carolina, agrees that king involved early on can be a life-saver down the road. With any project, operations inherib what the design and construction leaves behind. To have some say in that early an was key." R i ~ e cummenb that for her "to be able to provide input during the design phase was extremely beneficial so that wise and practical decisions could be made that would facilitate ongoing operations for years to come."

Communication with facilities personnel provides invaluable information to the design team. Ynteraction typically etarts early in the design pracess with the project d i t e ~ t s , ~ sags Tom Gilkeson, vice president of operations for Forest City Enterprises, "During these early meetings, we provide a list of items tbat should be included in the project and how we believe taey should be incor- porated into the project." Discussing the specific operational issues of specific architectural features early in the design phase, before the concrete is poured md the streets are paved, can save a lot of

architectural design I

At ktyfam Town Center, in Wilmington, NOT& Cadiha, o p a h m staff provided the dimm&mm of containera, required tumir - dii for imcks, and the n e e d s d & t ~ u s b r p l e e c h s p e c i f i c & c w r t , w h i c h h e l @ t ) l e ~ ~ a e r v i c e W p -

time, money and headaches for all project stakeholders. of ample lighting in areas where shoppers are not permitted but The Shops at Wiregrass in Wesley Chapel, Florida, which held tenants must visit daily, such aa the service cwrt, for pmkd. ik grand opening in late 2008, is a case etudy demonstrating the Tenants need to f-1 safe taking their trash out or accepting deliv- succeae of the collaboration between operations and facilities per- eries at night. l o w lighting levels in these areas can create ehad- sonnel and the design team in a e earIy life of the project. Gilkesm ow8 and dark spots which become a d t y isaue. The Foreat City wanted his team "involved in all aapeetg as it affectad the e x p r i - operations team reviewed the lighting drawings for the Shops at ence customers would receive." For exampIe, he notes that &public W h g m ~ s and pmvided input to the lighting d t a n t on provid- seating and landscaping are important elemenb that are instru- ing the right lighting levels and iktme plawm-t in the service mental in setting the tone for the shopping center and the experi- court a m . ence delivered."

'It is important to deliver this experience within parameters that meet our conetruction budget, but also be budgebfriendly in the future," says Gilkeaon.

Regular project meetings for the Shops at Wiregrass included typical consultants such aa lighting, landscape, mechanical, el=- trical and plumbing, and also brought in the Forest City operations team. There were several areas of design on the project where the information from the operations team guided and influenced the design team's decisions.

i LIGHTING DESlQN The lighting design for The Shops at W i has made the

project come alive at night with decorative a d specialty light ~IX-

tures. A lot of energy and attention was given to the dection of the particular 6 x t m and the lamp types. The decision waa made to have multiple decorative light Wures. The operations team sng- gested that the lamps should all be the erne, so that the facilities team would not have to order and change numemu different lamp types. With this input, the amount of ~ - ~ c i d ~ lamps was kept k a minimum. The operations team waa invoked with the selection of the the qmahs mnl h v d d mt d y in the eaFty design

I

decorative light fixtures in the main shopping areas, but also pro- a h d m ammxh, is a kgr in- in the -ad mruragement - vided key input on the lighting design for the back-of-house areas. ofa retad-. Pichrd hisMqfamTownCenterm Operations and fhcilities personnel do not take the importance ~ i k n i w , ~ o r h ~ m h r 1

RETAIL FACIUTY BUSINESS May 2009 rn 27

1 architectural desi,gn

BACK-OF-HOUSE A R W Service courts are the unattractive, back end of a project, but are

essential to the successful operation of any lifestyle center. There --are many factors that induence the design and layout of these

areas, such as who will use them and how they will operate. The rsize of the aervice court can vary depending on the tenant require- ments, size and number of wmte containers and owner operational requirements. For Mayfaire Town Center, operations staff provided *the dimensions of waste containers, required turning radii for trucks, and the needs of each tenant using each specific court," says Rice, which "helped the team design service courts properly."

Sin& the trash compactors and dumpsters are located in the service courts, coordination with and input from the waste man- agement company or provider can be very helpful in the design. Waste management will provide design g u i h o e with the layout based on the tenant mix. They can also review and provide design input on the service court size based on the size of their trucks and equipment. Waste receptacles for a specific restaurant may need to be housed in the building so that it can be refrigerated - it may be n e c e s s q to keep the odors to a minimum if the service area is near an exterior patio space. The leasing team may have to give up valuable space to accommodate the necessary waste receptacles. In addition to the waste containers, service courts can contain

numerous other ustuff to support the operation of the center. Typically, there are loading bays for the delivery trucks. The length of the courts depends on the expected types of delivery trucks.

At Irght: Each fountain at The Shop et Wregraas requires d M n t kids of maintmmce and upkeep. When deding the fountain for a pmj&,

opedons prowded input IW to how they would maintain the featurn. Thi input was heavlty rekd u p during the fid d d a n of Ihe w&erfedum

28 1 May 2009 . RETAIL FAClLrrY BUSINESS

provided with a very detailed map of all rams so that if an 3wue a presswe w d e r can eawe tb arises, a Iot of digging is eat necessary." d btwm the p a m tu b,

~ s m i o n s 4 t h the aper&ma team on the cleaning program blown a& if too high of a p -an inftuence the design and w W o n of a lifemle center'^ paving is d &me t y p a o f p - ma

ma&rkL Pavere require addithml care when cleaning. The use of be easily removed and m p h d 1 -

RegUterprcllject meetkrgsfwthe Smps at Wimgmm indudad typeal

c o ~ ~ sudr as l i n g , IandsEape, m ~ i c a l , & & i d e u u i

plumbing, and a h brought in the Fwet3t~operalionsBBam.

when damaged br at&ed, which can etwQ h completed by the facilities personnel.

SECUIL EVEm Hofldap d h r and promotion-

al evenb can be B ~ ~ Q U S rev- enue generatom and adequate utility s e m k w far h e dv i - ties am often wrerldtd. The c e n b court or pbblic meeting rapaoea have to be -ed to accommodate multiple holiday

..LY_ _ . . .- . and promatid activities. Early . .S AAmr@fii)3.d WOW I=~c&s~QW ~ ~ & , ~ ~ ~ p- and dkttasiona wikh %sw-md,tw Misnaptentksai tbe owner* operatiom, and even 1 ,+& 'E*fkdIy @tactlcw

-mt'ta vendors for the

i \ " proamttianal g r o w are key Eo pmviding the dirsign with enough input ta l~~tb an Mormd decision. Thme pro- glrm am w t l y Muence the d d g n and &ape of the pub- lic s- and the surrounding b w i &wing the menb ta #upport the programs early in the, deaign phase w i l l 4 t h the most effective M a - sfructwe - hWed d - CaIwhMted.

Fkdhg the =t spot for ape- &I event e l d d equipment

30 May 2OOQ RETAIL FACIUTY BUSINESS

architectural desi~n I I

Allen Dedels, AIA, is an &iwchb d i w at Cooper Carry, a national design firm. He works in the firm'a retail studio,

Nationwide Janitorial, ~aintenahce & Repair

ike You Just P VI , . , I Rounds with Your Current Facility

can impact construction ~ 0 8 % building h i g n a d lew13ing. There are several potential locatians including in-ground d b , on the building exterior, or housed kn unused retail spaea Zach one of -- these has pros and corn md should be digcussed with the opera-

1 tims and management team, ineIuding the vendor pmmkiing the displays and decorations.

If lighting will be provided in the trees, then electrical outlets will be required in the planter beds at the base of th ths treea. This may require additional electrical conduit and mtIeb. We kept in mind the fact that a holiday d4mr package would be installed amaaliy;" says Rice of Mayfaire Town Center, 'and that available areas would drive decisions as to what pieces of ddcor would work for us?

In caw operations and WIitiea personnel h d themelves not integrated in the design process, there are wverd ways to become involved. The eotsiest and quick- est way is ta attend the project design meetings. Mdwting in face-to-face meetings is one of the best ways fa discuss project issues. If attending dwign meet- ings is not pohble, then review- ing and providing comments on the de~ign drawings is a helpful alternative. Creating operational guidelines in the form of a man- ual or criteria md providing the manual at the anset of the project is another way oprational and facility people can provide input. These can range in complexity, anywhere fmm listing manufae turers and products to a single page of service requiremenk

These are only a few iamw that cm shape and Muace the desim of a proj&. Many times, issues tend to b forg~tten until they pop up later when the proj- ect is under wmtmction or the grand opening has taken place. Having the operations team

t The Strength of AIC To Work For You ! involved not only in the early design phases, but also d d h g constmckion, ia a key ingredient in the sucms and management of a retail center. &

"It's a h e balance between an I efficient and functional design,"

says Porter. 'A pwductive dia- log with operatiom and manage- ment helps get it done right." RFB

Services & Facility Management "Coast to Coast"

RWLFACILIIT BUSINESS May 2009 . 31