Resource Manual for Airport In-Terminal Concessions (2011) / Chapter Skim
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12 Capital Investment
12 Capital Investment
Pages 188-199
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From page 188... ...
Building out convenience retail and specialty retail units averaged $307 and $320 per square foot, respectively. These numbers are averages, and, depending on local factors, in some markets, construction costs are considerably higher.
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From page 189... ...
Reported average annual space buildout costs per square foot by concession category -- 2009 dollars. $458 $385 $308 $350 $400 $385 $298 $294 $421 $440 $318 $339 $0 $100 $200 $300 $400 $500 Sit dow n Re st aur ant s Qu i ck- Se rv e, Fa st F ood C onveni ence Re ta il S pec ia lt y Re ta il Bu il dout Co st per S quar e F oot Lar ge H ubs M edi um Hu bs Sm a ll H ubs Source: LeighFisher using data from the airport surveys conducted for ACRP Project 01-11.
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From page 190... ...
190 Resource Manual for Airport In-Terminal Concessions Business Practice Weighted Average Rank 1 Minimum annual guarantees 4.3 2 Cost of constructing improvements 4.0 3 Length of term 3.9 4 Street pricing 3.6 5 Percentage rents 3.4 6 RFP processes 3.4 7 Design review processes 3.1 8 Performance standards in concession agreements 3.1 9 Lack of transparency in solicitation process 3.0 10 Midterm refurbishment requirements 2.9 Source: LeighFisher using data from the airport surveys conducted for ACRP Project 01-11. Table 12-1.
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From page 191... ...
A typical list of information included in tenant design standards for food and beverage concessions is the following: • General landlord criteria – Theme goals and guidelines – Tenant design responsibilities – Base building utilities and provisions • Unit design standards – Limits of tenant space – Base building elements to be provided by airport operator Capital Investment 191
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From page 192... ...
Tenant space is defined, and guidance is provided on how movable displays may be used. In the past, tenant design criteria typically required movable displays to remain within the leased space.
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From page 193... ...
The unit design criteria also apply to the layout of the unit to guide the design and ensure the following: • Adequate store area exists to maintain customer queuing within the lease lines Capital Investment 193 Source: Architectural Alliance and LeighFisher, "Terminal Planning, Design, and Construction, Norman Manley International Airport, Kingston, Jamaica 2005–2009," unpublished. Figure 12-3.
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From page 194... ...
• Layouts cater to passengers' limited time, with displays arranged to encourage impulse purchases • Ease of browsing and speed of transactions are incorporated • Displays do not interfere with egress from or access to the store • Aisle widths are adequate for passengers with baggage or luggage carts and to accommodate disabled persons, particularly those in wheelchairs Expectations with respect to fixtures and furnishings are also included in the unit design criteria.
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From page 195... ...
Airport operators require the signage and related graphic designs to be fully integrated and coordinated with the overall terminal design concept and of a quality consistent with the terminal. To achieve this, the signage design criteria define acceptable sign types, for example: • Light conductive, edge-lit glass • Push-through illuminated letters • Reverse channel-lit lettering • Routed metal or stone • Dimensional letters of metal, stone, or wood • Etched on glass halo lit and/or surface illuminated signs • Creative use of materials complementary to the facility theme Capital Investment 195 Source: Architectural Alliance and LeighFisher, "Terminal Planning, Design, and Construction, Norman Manley International Airport, Kingston, Jamaica 2005–2009," unpublished.
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From page 196... ...
Signage criteria may also require tenants to submit interior store signage for review and approval by the airport operator. 196 Resource Manual for Airport In-Terminal Concessions Source: Architectural Alliance and LeighFisher, "Terminal Planning, Design, and Construction, Norman Manley International Airport, Kingston, Jamaica 2005–2009," unpublished.
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From page 197... ...
12.4.5 Submissions Ideally, the tenant design criteria are circulated with RFPs for concessions so that the prospective concessionaires are already generally familiar with the criteria at the proposal stage. To ensure that the tenant design standards are implemented, a series of submissions of the concessionaire's designs are typically required -- including a preliminary design, submissions at various stages of preparation (e.g., 30%, 60%, and 95%)
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From page 198... ...
Even in a new terminal, concessionaire buildout must be managed to coordinate with terminal construction, which is typically occurring simultaneously. The construction criteria for the construction process and the concessionaire's responsibilities must be clear and include the following: 198 Resource Manual for Airport In-Terminal Concessions
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From page 199... ...
The airport operator has the responsibility to monitor construction to verify that life safety issues are being addressed (gas and electrical connections and testing for example) , that the materials installed comply with the approved submittals, and that the quality of construction is acceptable.
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