Good retail store designers design good retail stores, for customers!

A Specialty Retail Store Renovation Design Concept:

General - Landlord, tenant space and City requirements

With most commercial lease spaces, the landlord (or commercial property management company) will have specified tenant requirements, that need to be addressed BEFORE any design work can be started. These requirements often include a clause regarding bylaw and building code compliance. It is often the new tenant's responsibility to upgrade the space (at their expense), to comply with current City bylaws for the store's new use. This could include a wheel chair accessible washroom, additional sprinkler heads, modifications to the (HVAC) system, emergency lighting, etc., etc. Knowing what these additional costs could be, might make the difference between signing a commercial lease and looking for a different location. Knowing that a retail space lease is the only way that the landlord generates revenue, allows you to protect yourself from costly surprises.

Landlords do not automatically pay for fixing or modifying the building (tenant improvements) for you. Since the City holds the landlord legally responsible for everything that you do to the building, they usually protect themselves in the lease agreement. NEVER assume that you can simply renovate a commercial space without a building permit. You will need to have an occupancy inspection as part of your business license application process. Any renovation work that was performed illegally, could prevent you from getting the approval of the building or bylaw inspector to obtain a business license (and open your store). In the rush to open their new store, commercial tenants often overlook the expensive consequences of hasty, un-informed decisions.

Demising walls provide fire separation... and more

More than just the wall between two retail spaces, the demising wall protects your store from both fire and intrusion from the people next door. Commercial buildings are classified as either combustible or non-combustible for BC building code and bylaw purposes. When designing your store's renovation, knowing which category your building falls under, can make a significant difference in your budget requirements. In general, non-combustible buildings are far less flexible in the materials that are permitted and the structural alterations that can be made. There are strict rules for modifying or breaching this type of wall. This is not something that an amateur should ever attempt. Your store design drawings MUST indicate the fire separation rating for all demising walls. Without providing this information, your building permit application will be delayed or rejected by the building inspections (plan checking) department at City Hall. Even though this retail space was already equipped with a current code compliant sprinkler system, the demising wall required upgrading to a (2) hour fire separation rating from the restaurant next door. Indicating who your neighbors are, is important information to include on your permit application drawings. The opposing demising wall is (drywall covered), concrete block. This makes electrical changes both difficult and expensive. Understanding the internal wall structures, can make a big difference in your costing and design options.

Retail Store Sub-Flooring problems

All modern commercial buildings have concrete sub-floors that have been manually placed, leveled and finished (usually) by cement finishing crews. They are very rarely level and smooth. The finished flooring can be adversely affected by any serious flaws in a concrete sub-floor. Ceramic tiles are hard and very fragile (brittle). If your concrete sub-floor cracks, so will the ceramic tiles. The larger the tile size, the more likely the finished floor will show cracks prematurely. Cutting or coring of any concrete sub-floor should be left to professionals. This is particularly critical for suspended slab floors. Plumbing and electrical lines are frequently embedded in the concrete floors. Without detailed structural drawings to help locate these pipes, you could cause serious damage to the building's systems by cutting in the wrong place. An expensive liability insurance claim is often the result of an amateur, concrete cutting!

Older buildings may have a wood framed flooring system. This could pose serious load-bearing problems, if your merchandise (and store fixturing) is heavy. Ceramic tiles should probably be a last choice flooring material for use over wood sub-floors. Another consideration, the fire risk of a wood frame building also affects your insurance costs. Wood framed buildings burn easily, so all insurance companies charge increased premiums for this increased risk.

Your Retail Store-Front Portrays and protects YOUR store

An important design consideration must be your store-front. Although you conduct business inside the store, inviting your customers in, is the responsibility of your store-front. At the same time, you want to discourage would-be thieves from targeting your store. Achieving a balance between attractive and easy target is not always simple. However, unless you can convince your insurance company that you are trying to control their risk, you might have difficulty insuring your store after the second break-in. Incorporating security measures into your initial design, can pay big dividends over the term of your lease. There are a number of security films that can be installed directly onto the windows. This makes it difficult for burglars because they need to work harder to gain entry. The biggest drawback to this system is cost. They are relatively expensive and show scratches easily (from window washing). Even if the burglary is prevented, the glass and film will need to be replaced after each break-in attempt. Installing a fixed security grid system is relatively inexpensive, but can give the appearance of Fort Knox to your customers. The most effective (and least obvious) system would be a retractable gate system. Security when you're closed, hidden when you're open. Your customer is welcomed and would-be thieves are still deterred. Regardless of the system you choose, planning ahead is always more cost-effective, than reacting to a break-in problem (after-the-fact).

Fire sprinkler systems

NEVER alter the fire sprinkler system without the assistance of a qualified certified and licensed sprinkler fitter. The owner of the building will usually provide the name of the company who is responsible for maintaining and installing the sprinkler system for your space. Each tenant may need to alter the sprinkler head spacing to suit their hazard rating use. The greater the risk of a fire and the greater the combustible fuel load of the tenant space, the closer the sprinkler head spacing needs to be. Before attempting to determine the hazard rating of your store, have a sprinkler system professional examine the current system. Adding heads may not always be feasible without upgrading the entire piping system. Engineering a sprinkler system MUST be left to a qualified mechanical engineer. Your building permit will not be issued without a mechanical engineer's seal, if your system requires substantial upgrading. Just because your proposed renovation is for a retail store, doesn't mean it will be simple. Restaurants, book stores and clothing stores have a higher hazard rating than jewelry stores (for obvious reasons). Restaurants have a particularly high fire hazard rating, because of the kitchen fire probability. This retail store was similar (in combustible load) to the previous tenant, so only minor upgrading was required.

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HVAC - Heating, Ventilation and Air-conditioning

Customer comfort should be your first priority. The perception of too hot or too cold, can easily turn a paying customer into a browser who leaves quickly. By observing your customers' reactions, you'll quickly determine the optimum temperature for your store. Since achieving that cozy, warm and inviting atmosphere can be enhanced or destroyed by air quality and temperature control, paying close attention can pay big dividends. A customer who stays in your store because they feel comfortable, is far more likely to purchase something and return more frequently to enjoy repeating the experience! The (HVAC) system for a retail space is usually adequately sized to produce a comfort zone that is slightly cooler than your home system. The number and spacing of the ceiling diffusers should provide a constant flow of air, without producing blasts of either heated or cooled air (anywhere) in your retail display area. For any (HVAC) system to function efficiently and comfortably, periodic cleaning and air balancing should be performed. The building owner (landlord) will usually have a list of approved (HVAC) service companies for your building. Modifying the (HVAC) system components, should always been handled by licensed professionals.

Emergency lighting systems

The emergency lighting includes both EXIT signs to guide occupants to safe evacuation routes and the lighting to allow minimal illumination of the evacuation areas. If your proposed renovation alters the partition wall placement or hides the exit signs, you will be required to add emergency lighting, illuminated signs, or both. This is a particularly important item to the Fire Inspector. Along with the fire extinguishers, emergency lighting must function properly, for the inspector to pass your store (to obtain your business license). Modern exit signs use LED lighting for the letter illumination. Although a little more expensive, they provide constant service without the risk of burning out light bulbs at the wrong time.

Ceiling finishes and ceiling options, for a retail space

T-bar ceiling installation costs have increased dramatically in 2004. The cost of steel being the single biggest factor. Before you decide to replace a t-bar ceiling, consider re-painting first. The main advantage of t-bar ceilings is easy access to the ceiling cavity. If your mechanical components are located in the ceiling cavity, you won't be allowed to put a permanent ceiling in anyway. There are different fire ratings for different tile types. Be sure to check with the building inspections department at City Hall before you change tile types. Since non-combustible buildings require a fire rating on the ceiling tiles, changing to a cheap tile may cost you a lot, just to change it back! Many modern retail stores have eliminated "finished ceilings" in favor of the open ceiling look. The main disadvantage of doing this is the loss of heating and cooling control. The higher the ceiling, the harder your HVAC (heating, ventilation and air-conditioning) system will work, just to maintain a comfort level for your customers. Your energy costs could go through the roof if you simply eliminate the t-bar ceiling. Unless your store design absolutely requires the highest possible ceiling height, eliminating the t-bar ceiling could be a VERY costly mistake (over the term of your lease). Most retail space heating systems use the ceiling cavity (above the t-bar) as the return-air for the (HVAC) system. A ceiling cavity that hasn't been cleaned for several years, could be a source of dust for your new store. Cleaning this area may be time consuming, but it's something you could do yourself. Replacing air filters in the (HVAC) unit at least twice a year will also help with dust control problems. Ceiling cavity return air is also an extremely energy inefficient method. Designing a dedicated return-air system can provide substantial energy cost savings over your lease term. Although this is not always cost-effective from a space planning perspective, it's an option that should at least be discussed with your store designer or mechanical contractor.

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Display lighting is a critical design decision

Display lighting can produce dramatic results, without breaking the budget. The careful use of both general and specific area lighting, can create the illusion of a larger space and highlight or featured merchandising areas at the same time. This store has only (1) florescent fixture (over the cash counter, which also doubles as the night light) . All the display areas are lit by low voltage halogen fixtures. By incorporating both spot and flood lighting, the merchandise is featured without any harsh lighting. By replacing the florescent light fixtures with low voltage halogen tracks, the energy costs for this store are dramatically lower than they were for the previous tenant. Low voltage track lighting offers extremely versatile lighting solutions, since the individual heads can be easily relocated when you decide to rearrange your store displays. Keeping the look of the store fresh will require frequent changes in merchandising displays. The ability to easily light these display changes, is far more cost-effective than renovating!

Merchandising display security considerations

For valuable or delicate merchandise, a conspicuous display case can provide a secure merchandising solution. The display case for this store was incorporated into the back of the cash-n-wrap area, to allow every customer to see it when they pay for their other purchases. Since it is in a staff only space, locks aren't necessary to maintain security. By installing glass doors, the impression of valuables is presented to the customer. Any unauthorized person opening the doors, would be easily noticed by the staff.

Payment security and customer comfort

Making your customer comfortable while they pay for their purchases is obviously very important. This design allows the person paying, to have access to the P.O.S. system, view the computer screen and still have some privacy to enter their personal information. The computer monitor is (intentionally) not flat screen design. Since it is visible from the store-front, flat screen monitors invite burglaries. The computer system is also remotely located, to provide additional anti-theft protection (and the data loss).

Your Cash-n-wrap location decision

The location, material design, size and functionality of your cash-n-wrap (check-out) area will be determined by the type of store, your customer profile and the number of store staff. This is not simply where you take their money! It should be as comfortable to pay for their purchase, as it is to find it. Allowing your customer to feel at ease while paying for their purchase will make them willing to do it again. It should allow sufficient room to put all their purchases on the counter, without crowding the displays (or other customers). Since it will take a lot of wear and tear, the materials should be of durable quality. A worn cash counter can give a poor impression for the first time customer. Laminate counter-tops that can be replaced every few years, offer good value and a clean surface that's easy to maintain. We suggest that you have a counter that is high enough to prevent people from sitting on it and low enough to permit easy packing of bags etc. You should also consider how easy it might be for someone to reach into your cash drawer, before you design a free cash give-away into your counter. Some retail stores need to have their cash counter near the front to prevent shop-lifting, others prefer to have them near the back of the store to bring customers to the back of the store to pay for their purchases. Your merchandising space plan will include the best placement for this important store component.

Flooring choices require significant consideration

The flooring finish you choose can have a significant impact on your customer (and your bottom line). For this store, hardwood laminate provided the best combination of utility, initial cost and design. With a small retail store, dark floors are definitely a mistake. Since the floor area usually determines the size appearance, having a dark floor will make any space appear even smaller than it actually is. With a small, high traffic floor space, durability is a major factor. Laminate flooring (commercial grade) will give a warm, casual appearance and last for the lease term (with easy maintenance). The light wood finish also focuses the customers attention on the display millwork, not the floor. Commercial carpet is also a good choice for many retail stores. Unless your store sells materials or products that could spill and stain the carpet, it is a cost-effective flooring solution. Vinyl flooring in either tile or roll form should only be used if you need to wash the floors frequently. Although this type of flooring provides good utility on a budget, the design loss isn't worth the savings. We rarely suggest either ceramic tiles or stone, (marble, granite, etc.) due to the high initial cost and the extreme life-spans that these floors offer. Any floor that outlasts your lease is simply profit for the Landlord or the next tenant.

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Retail store merchandising display flexibility

There are a number of commercial shelving systems available. The most common of these is slot-wall panels. With a wide variety of fixturing hardware available, slot-wall is a relatively inexpensive method of good display merchandising. Although it is inexpensive, it's not the most attractive solution for every application. By mixing slot-wall with conventional millwork display shelving, you can have the best of both worlds, function and economy, while presenting a design theme that is attractive to your customers. Slot-wall can be ordered with custom finishes to match most wood grain and laminate colors. Since this is usually a factory special order, you will need to allow 6-8 weeks for delivery. If your time constraints don't permit this, painting MDF slot-wall is frequently the most preferred option.

Enameled steel shelving assemblies are also available from a number of store fixturing suppliers. Unless you are a high volume merchandiser, steel shelving is probably not for you. Utility and economy are the main advantages of steel shelving. Unfortunately, this comes at the expense of your display appearance. Convenience stores use this type of display unit for utility reasons. It lasts and it doesn't make any design statements beyond tough and durable. If that is the image you want to portray, steel shelving is a good choice. If not, have your display shelving custom made to portray the image you want (and need) your customer to perceive.

A Retail Store Design summary:

When you lease a commercial space, you accept numerous obligations that you must be aware of. Your right to use the space between the walls, ceiling and floor, does not entitle you to alter the building as you see fit. Any changes that you intend to make, will require the approval of the landlord, the City (building inspections, by-law enforcement, etc.) and possibly the Provincial and Federal governments. (Electrical, gas, sprinkler systems, health and safety are not within City jurisdiction.) If you make changes without considering all the consequences, your right to continue doing business may be revoked. The rules are there to protect you, your employees, the public, the landlord and even your competitors! If you play by the rules, you won't get a nasty surprise visit from a building or by-law enforcement inspector. We ensure that you are aware of your rights and responsibilities, before you make a decision you'll regret. From the planning analysis above, it should be obvious that there are a great many decisions to make when you design a (commercial or retail) space. Every component is critical to the overall effect (and your ultimate profitability). We can assist you to make the most efficient use of your space design and your renovation budget.

Related Retail Store Design and Planning Information

• Important Retail Store Renovation Planning Steps
• Your Legal Responsibilities
• About Leasing Commercial Space
• Commercial Tenant Improvements
• Common Renovation Myths

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We provide retail store renovation project planning and design services to lease space clients in Vancouver, North Vancouver, Burnaby, New Westminster, Coquitlam, Port Coquitlam, Port Moody, Delta, Richmond, Surrey, White Rock, Langley, Maple Ridge and Pitt Meadows, BC.

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