15 Nov Industrial Repositioning

Posted at 06:00h in POV by kod-wma

Point of View:

Industrial Repositioning – Designing for Today & Planning for Tomorrow

At a time when many markets have been negatively impacted by the pandemic, one sector that has seen positive gains in the wake of COVID is the design and repositioning of industrial and logistics properties. According to international commercial real estate services company JLL’s latest Industrial outlook, “The logistics sector continues to benefit from the huge shift in online buying……Tenant touring activity and move-in’s strengthened relative to the beginning of the year, rents continue to climb, annual absorption is on track to close at 200 million square feet, and deliveries hit an all-time high.”

Industrial complexes appear, at least on the surface, as simple, utilitarian arrangements surrounded by acres of blacktop.

In reality these campuses require high levels of site utility and function across a myriad of systems. Designs for well-planned and executed industrial developments draw on operations, production, manufacturing, environmental and code expertise for competitive edge.

In Southern California, a region that boasts being the largest industrial center and one of the busiest distribution centers in the nation, designing to the highest levels of detail can mean the difference between efficiency, agility and Class A designation, or disorganization, cumbersome circulation and properties that aren’t attractive to tenants or prospective employees.

Withee Malcolm’s experience in new and repositioned industrial complexes dates back decades, and includes properties for automotive, aerospace, food processing, manufacturing, warehousing and distribution companies. Senior-level Principals and Project Managers apply their expertise to test fits, planning and entitlement documents, and full design and construction for end users, developers, owners, and brokers. For every project we examine a range of issues, generally grouped as site considerations, building considerations and aesthetic, amenity or environmental considerations. Following are the specifics under each category, which ensures we evaluate projects for site utility, function, and aesthetics.

Site Considerations

Quantity of trailer parking spaces
Fire lane access around the building
Truck circulation around building (one-way vs two-way traffic)
Easy truck access in and out of the site
135’ truck yard distances (offering full or reasonable access)
Visual and acoustic truck yard screening
Employee and visitor parking per building use
ADA access (parking, path of travel, etc.)
Supportive site equipment (lighting, hydrants, sprinkler risers, trash enclosures, etc.)

Building Considerations – Office

Exit travel distances that meet current codes (single tenant and multi-tenant)
Multi-tenant opportunities
Proper office sizing relative to warehouse space
Workplace flow and efficiencies
Restrooms (number and ADA compliance)
Fire sprinkler systems (code compliance and flexibility for future uses)

Building Considerations – Warehouse

Dock loading (depth, shape)
Adequate dock doors (per size of the space, tenant needs, owner desires)
Ramp access or grade level doors
Multi-tenant opportunities
Fire protection (access doors, fire exit corridors)
Electrical service (per space uses, future tenant needs, owner desires)
Natural Lighting (clerestory windows, skylights)
HVAC versus climate controlled
Restrooms (number and ADA compliance)
Fire sprinkler systems (code compliance and flexibility for future uses)

Aesthetics, Amenities and Environmental Upgrades

Exterior design / general curb appeal (façade modernization, paint, concrete polishing, signage)
Interior design appeal (finishes, ceilings, etc)
Daylighting in office and/or warehouse
EV charging stations
Clean air vehicle parking spaces
Energy efficient lighting and controls / LED lighting upgrades
Energy efficient glazing
Energy efficient HVAC systems
Low water usage plumbing fixtures