Construction Terminology, Part II

A few more acronyms to whet your appetite.  At the recent NextGen meeting, these came up in conversation and discussion:

• ADA.  American's with Disabilities Act.  This is the legislation that defines how we design and construct to allow equal access to all.  Sets things such as, for example, ramp slope and surface type, counter heights, door widths.
• TDLR. Texas Department of Licensing.  This is the agency that sets our regulatory guidelines for construction and permitting.
• RAS.  A Registered Accessibility Specialist; usually connected to a design firm or architect.
• CD. Construction Document.
• PSF. Price per square foot.
• FDC. Fire Department connection.
• CMU. Concrete masonry unit.
• M-E-P. Short for mechanical-electrical-plumbing.
• CDS.  Cold dark shell. As defined in a earlier post, the very basic shell in a retail setting, waiting for finish out.

More later.

Dave

Defining Retail Spaces: The Boxes

Retail lease spaces come in several "flavors".  In this and subsequent posts we will define the two major types of space as defined by our industry and known as:

• Vanilla boxes
• Cold dark shells

There are other names.  For example, the vanilla box is also known as:

• Vanilla shell
• White box
• Warm shell
• Landlord work

These names describe the condition of the floors, walls and plumbing and other details that have been included or not in a space.

Cold dark shells are also known as:

• Dark box
• Grey shell
• Base shell 
• Cold shell

These spaces are first-generation space and are more basic than the vanilla box.

More details on each in subsequent posts.

Dave

"It Depends"

At a recent meeting of the ICSC Next Gen group here in Dallas, our colleague, Don Epperson, and I talked about a number of things related to costs and trends in our industry.  In this, our first in a series reporting from that event, we talk about our old friend of a phrase "It Depends".

This phrase comes about because while we can have rules of thumb on cost, every situation has its variables and specific criteria to the situation.  However, you only get to ask so many "It Depends" questions before the client or prospect or tenant tunes you out.

So, consider these types of variables:

• A restaurant of the same square footage as a soft goods retailer has many more requirements of equipment and code, thereby driving costs.
• A multi-level building, because of its structural differences, has different demands.
• Even demolition varies due to age of the building, what has to be removed and how it has to be removed.

You really have to consider each case.  But by asking a few critical questions (try and keep it to three), you can quickly surmise the situation and give your audience the guidelines they are looking for for budgeting purposes.

Consider these rules of thumb, given some perimeters and basic assumptions:

• A water line averages $18 a lineal foot to install
• Storefronts and facades on buildings run $300 to $1,000 per lineal foot
• To provide adequate HVAC coverage plan on 1 ton of air per 300 square feet in a 12- to 15-foot tall space
• Concrete costs an average of $70 cubic yard

But it all depends......

Dave

Construction Terminology, Part I

There are so many terms and jargon surrounding retail design and construction; we thought it a good idea to prepare a primer or list for reference. Here are a few terms defined in a simple list:

• Cold dark shell. The raw space ready for interior wall panels and other details. Precedes vanilla shell.
• Anchor. The largest store in a retail development. Examples: Macy’s, Bloomingdales.
• Big Box. A standalone retail store. Examples: Home Depot, Walmart.
• Strip center. An unenclosed retail space with drive-up parking.
• Tilt-up panels. Concrete wall panels, cast on the ground and lifted into place when cured and dry.
• HVAC. Heating, ventilation, air conditioning.
• QSR. Quick-service restaurant.
• Vanilla Shell. The basic walls of a commercial space, ready for HVAC, electrical and fixturing.

More definitions in future entries.

Dave