2A — March 30 - April 12, 2012 — Mid Atlantic Real Estate Journal ABC......................................................................... 17A Aldo Design Group ................................................. 10A All-Rite Construction ............................................. 30A American Boiler Company..................................... 21A Auctioneers Directory .............................................. 6A B.R. Kreider & Son, Inc. ........................................ 31A Beacon Commercial RE ........................................... 6B Belfor Property Restoration .................................. 13A BL Companies ........................................................ 41A Bohler Engineering................................................ 33A Capitol Aerials........................................................ 20A CBC Bennett Williams........................................... 31A CBC Bennett Williams........................................... 37A Cooper Roofing INC. ................................................ 8A Delmarpa Janitorial Services................................ 12A Delran Builders...................................................... 17A Dietrick Group ....................................................... 19B Earth Engineering ................................................. 38A Expert Publishers, Inc. .......................................... 26A Fix Asphalt ..............................................................11A Fowler ..................................................................... 18A Franchise World ..................................................... 32A Gerber/Somma Associates .................................... IC-B Gilbeaux Associates, P.C. ....................................... 20A Grant Street Associates ........................................... 4B Green Power Developers........................................ 23A Hafteck CWS .......................................................... 12A Harkins Builders.................................................... 17A High Associates ........................................................ 3B Hutchinson ............................................................. 20A Hylant Environmental........................................... 33A IREM ...................................................................... 15A Kaplin|Stewart........................................................ 2B Kay Realty Services ............................................... 30A KW Commercial The James Balliet Comm.’l ....... 27A Landcore Engineering ........................................... 36A Landmark JCM...................................................... 18A Lebanon Valley......................................................... 1A M. Miller & Son........................................................ 3A Marcus & Millichap ............................................... 35A Meridian Capital Group .......................................... 3A Metro NJ................................................................... 5A Motleys Auctioneers.............................................. IC-A NAI CIR.................................................................. 30A NAI DiLeo-Bram & Co........................................... 11B NAI Emory Hill ........................................................ 9B NAI Fennelly .......................................................... 10B NAI Global.............................................................. 14B NAI Keystone Commercial ...................................... 8B NAI KLNB.............................................................. 13B NJ USDA ................................................................ 10A PennCap Properties .............................................BC-B Poskanzer Skott Architects ..................................... 9A Ray Angelini, Inc.................................................... 22A RD Management LLC.....................................28A-29A RE/MAX of Reading ................................................. 3A Remco Realty Grp. ................................................. 30A ROCK Commercial................................................. 31A Sheldon Gross Realty............................................... 1B Target Building ..................................................... 39A Taylor Long Properties .......................................... 31A The Frederick Group.............................................. 19B Vanguard Energy Partners, LLC .......................IBC-A Vantage Landscaping........................................9A,10A Wohlsen Construction............................................ 17A MAREJ A DVERTISERS D IRECTORY
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Mid Atlantic R EAL E STATE J OURNAL Publisher ............................................................................Linda Christman Co-Publisher .........................................................................Joe Christman Section Publisher ..............................................................Michael Campisi Section Publisher ................................................................Elaine Fanning Senior Editor/Graphic Artist ................................................ Karen Vachon Production Assistant ........................................................ Rachel Rugman Office Manager ...................................................................Joanne Gavaza Editorial Consultant ............................................................. Ben Summers Guest Columnist ..................................................................Darrell Kratzer Mid Atlantic R EAL E STATE J OURNAL ~ Published Semi-Monthly P.O. Box 26 Accord, MA 02018 (Mail) 312 Market Street, Rockland, MA 02370 (Overnight) Periodicals postage paid at Rockland, Massachusetts and additional mailing offices Postmaster send address change to: Mid Atlantic Real Estate Journal, P.O. Box 26, Accord, MA 02018 USPS #22-358 | Vol. 24 Issue 6 Subscription rates: $99 - one year, $198 - two years, $4 - single copy REPORT AN ERROR IMMEDIATELY MARE Journal will not be responsible for more than one incorrect insertion Toll-Free: (800) 584-1062 | MA: (781) 871-5298 | Fax: (781) 871-5299 www.marejournal.com
Mid Atlantic Real Estate Journal
By Darrell Kratzer Re-Imagining, Repurposing, and Revenue: Lessons in Strategic Space Optimization
M
any building owners and facility manag- ers are faced with the
daunting task of maximizing productivity within existing space where budgets aren’t available for new construction or major renovation. Philadel- phia architecture firm Buell Kratzer Powell has developed a program for strategic space optimization guided by “Three Rs” – re-imagining, repurpos- ing, and revenue. The Three Rs strategy for existing facilities is guided by positive, informed, and finan- cially sound choices. Spaces are re-imagined with an eye to institutional or organiza- tion identity, the visitor/staff experience, and a connection to workplace trends. Repurposing involves maximizing underuti- lized spaces and developing alterations that make these spaces active, vibrant build- ing components. Ultimately, the process uses revenue as its guide. The owner’s financial objectives are on equal footing with spatial decision-making, and a thorough understanding of revenue generation shapes designs. At its most basic, the design process evaluates space use and distribution, assesses current conditions, determines short- and long-term future needs, evaluates alternatives, and identifies a program for phased improvements. But the process does not occur in a vacuum; qualitative and quantitative research shapes every decision. Electronic surveys, interviews, and focus groups supplement
The views expressed by contributing columnists are not necessarily representative of the Mid Atlantic Real Estate Journal
traditional architecture meth- ods such as space allocation studies and programming. A recent institutional project illustrates the process in prac- tice. A dental school embarked on a master plan to define op- timal investments in its labs, clinics, and administrative space over 10 years. The study examined the condition and function of existing facilities plus demand for new space, while anticipating changes in dental education, introduction of new technologies, and a need to increase student enrollment by 20 percent over the plan’s timeline. The collaborative, five-month study included participation by all users, from facility manage- ment to faculty, staff, students, and patients who visit the school’s public clinic. From feedback gained through elec- tronic surveys and interviews, the study defined a series of test-fits for clinic, research, and teaching spaces. Designs sup- port faculty and student recruit- ment, improve patient care, and enhance the ability of the school to generate revenue. While revenue was consid-
ered at the macro level in terms of issues such as enrollment and capital expenditures, revenue also was distilled to an integral component of the dental school’s finances – the individual dental chair. Revenue per s/f was cal- culated based on the number of clinical operatories, both in terms of patient visits and stu- dents who work with patients at each chair. The study mapped invest- ments in a sequence of projects to be constructed using swing space identified during the space assessment study. Unde- rutilized spaces included those allocated to paper filing before digital record-keeping became the norm, or those encompass- ing clinical facilities that were outdated or not in regular use. By translating space to dollars, the goal of maximizing opera- tory facilities motivated other spatial decision-making. The study culminated with a 10-year plan with five phases of improvements. Phases one through three could be com- pleted in sequence, with swing space defined at each step. As each phase is completed, the continued on page 3A
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