JL Architects

Archives for October 2013

The Profitability of Renovating a Shopping Center

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In 2008 the economy experienced a downturn which forced many retail companies to take a defensive position. This resulted in shopping centers with closed and abandoned retail stores. Some retailers questioned the viability of “bricks and mortar” altogether.

Entering the 3rd quarter of 2013 the US economy is well into a slow, but steady recovery. With this brings profiting retailers back into the commercial real estate marketplace. The market is far from flourishing, making those three most important factors in real estate investment so much more important (Location, Location, Location). The slow recovery has resulted in a protracted “buyer’s market”. For property owners, this has presented an opportunity for acquisitions. For tenants, it has resulted in the opportunity to be more demanding. Owners and developers need to look at every property and identify a Competitive Advantage.

With an abundance of available inventory in direct competition, how do owners create a Competitive Advantage? The answer; Hire an architect! To be specific, JL Architects. The new shopping center acquisition may look the same as it did when the Walkman was the “gadget” of the year. No wonder it was a bargain! The retail market has changed A LOT. But one thing has not, shopping is an experience. It can be a “Discount” experience or it can be a “Value/Luxury” experience. Positioning and presenting a property matched with the desired “Experience” creates the Competitive Advantage.

 

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Cedar Realty Trust – Academy Plaza

 

Well over 50% of JL Architects business has been with retailers, and being in business for 25 years we are well informed on what the market demands. In the last two years our clients have been busy renovating their shopping centers. They approach us with their shopping “Experience” identified. JL Architects looks at the existing asset and leverages what can be kept and what says “this was last renovated in 1972”. After a series of studies, budgets and proposals the property is transformed. Renovations can be as simple as a coat of paint, while others result in a reduction in GLA (gross leasable area), or adding focal point structures and façade updates. Either way the shopping centers have, or will be seeing changes that will benefit the developer, the retailer, the structure itself, and its surrounding community.

 

Cedar Realty Trust - Shore Mall
Cedar Realty Trust – Shore Mall

 

Not every property should be the biggest, or most fashionable. There is a space in the marketplace for every type, and price point. Studies show that the appropriate alterations can lead to sales increases in excess of 100% per foot, per over year. What it takes is providing the right setting for the right experience. Call on JL Architects to get you there.

 

Future Facade Renovation for Riocan in York, PA
Future Facade Renovation for Riocan in York, PA

 

– Nathan Houser

Fast Casual Restaurant Architects

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ABP at Otto’s Cafe – Penn State

Casual dining and quick service restaurants (QSRs) have been booming. People are lining up to get a great meal at a great price, and some are also looking for a piece of the action. Restaurant-industry sales on a typical day in 2013 are about $1.8 billion. In the past five years, Panera, Chipotle Mexican Grill, and Buffalo Wild Wings all experienced increases in their stock prices by over 300%. Following that trend, Potbelly Sandwich Shop held its initial public offering on October 4th and share prices more than doubled in the first day of trading.

JL Architects has worked with many fast casual restaurants across the country, achieving mutual success and forming long-lasting relationships. We completed over 25 Potbelly locations in the D.C. area, Massachusetts, and Missouri. We also worked with Starbucks on over 700 locations! JL Architects is proud of its work with quick service restaurants such as these.

JL Architects is also very proud of our newly formed relationships with Au Bon Pain and Zoës Kitchen. The three Au Bon Pain locations at Penn State University that we told you about back in May are now open and doing very well. Despite Au Bon Pain being a brand new client and the university requiring a compressed timeline so the restaurants would be open for the first day of the semester, Colleen and the rest of our team delivered. The students are raving about the food and atmosphere of the brand new Au Bon Pain locations and sales at these locations have more than doubled Au Bon Pain’s forecasts.

 

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For those of you who are unfamiliar with the brand, Zoës Kitchenserves “Mediterranean-inspired food, where grilling is the predominate method of cooking along with an abundance of fresh fruits and vegetables, fresh herbs, olive oil and lean proteins”. JL Architects paid a visit to a location near our office to do some “research”, and the food is very tasty! Zoës is now in 15 states and continues to expand (Click hereto find one near you). We will keep you updated as our drawings become reality.

– James A. Stedman IV, LEED AP BD+C

 

Don't forget your PERMIT!

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At JL Architects, our mission is to provide you, our clients with exceptional service on every single project. We believe that an integral part of an exceptional project that opens on time, and on budget is the permitting process. This process can have a significant impact on the overall project schedule. For this reason, we have a staff member dedicated to your site’s permitting and expediting needs.

Building permitsare required as part of the process to protect the health, safety and welfare of the public. It is a broadly applied term that that includes general building review, specific trade reviews (such as electrical, fire and plumbing), zoning compliance and health/food safety. The applicable codes include national, state and local codes. As a national firm, we are familiar with the various national model codes, as well as being aware of some unusual local amendments.

As the permit coordinator/expeditor at JL Architects for 15 years, I pride myself on knowing how to navigate the permitting system, and the specifics needed in getting our clients their permits on time. I enjoy creating relationships with the building officials, health officials, and building department staff across the United States. Building a personal and professional relationship results in a stronger team and creates an environment of working together toward a common goal – the issuance of your permit in the shortest time span possible. The permitting process starts with an understanding of the scope of work, and researching the location of the property. An exact address of the space is very helpful, but not always known at the time we receive the project; this can make the process a bit more time consuming. Sometimes properties are situated in multiple municipalities presenting the challenge of determining jurisdiction. Once the location is verified, the real permit research begins. This process includes many phone calls, internet searches and e-mails to confirm applicable building codes, identifying local amendments, application procedures, sequences and time lines, as well as any other critical items that will impact the review proceedings. Being well informed of the plan review time line, and having the submission package complete at the beginning of a project can prevent many costly delays. There are many different scenarios that will impact your time line, such as, Is this project a retail store, a restaurant, an office building? Is it a “ground-up” facility or a complete remodel? Are you changing the “USE” of the previous occupant? How does the local authority define “USE”. Is this project compliant with local zoning, or will a variation be required? Are there applicable exceptions or other opportunities to avoid a public hearing or a variance process? Will the design need to be adjusted for the local zoning ordinance, and how will that impact your needs? This information can significantly impact your time line, and make or break an On-Time opening. Investing at the start of a project with an appropriate site investigation, and the proper permitting knowledge and processes in place, helps ensure you opening on time, every time.

DeAnna Zynn