Western Real Estate Business

SEP 2018

Western Real Estate Business magazine covers the multifamily, retail, office, healthcare, industrial and hospitality sectors in the Western United States.

Issue link: https://westernrealestatebusiness.epubxp.com/i/1027244

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Page 69 of 82

www.REBusinessOnline.com Western Real Estate Business • September 2018 • 67 Phoenix for cost-effective options. This market also has the resources they need to build modern projects that "fully utilize the cube," both hori- zontally and vertically. The 40-foot clear height ceiling (as is being built at TEN Distribution Cen- ter) has emerged as a top requirement, allowing tenants to rack and stack product, and strategically integrate packaging machinery, mezzanine levels, and Automated Storage and Retrieval Systems. To support these large-scale developments, contractors must pay close attention to a number of key details, including the levelness of the floors — critical for robotics and retrieval systems to operate cor- rectly — having the correct "bones" of a building to accommodate future mechanical loads, and building in the right infrastructure to accommodate future mechanization needs. Greater truck traffic is requiring more points of ingress and egress, more loading docks, longer truck courts and increased trailer storage, all with the level of security that ecom- merce users demand. Higher product volume also necessitates more em- ployees, and a traffic plan that keeps cars and trucks separate while allow- ing for plenty of employee parking. The Future is Now When it comes to what modern in- dustrial space can accomplish, tenants continue to push the envelope of what is possible. This is partially to satisfy the increasing "want it now" expecta- tions of consumers, and partially to manage another major but inevitable factor in the buyer's journey: product returns. At Prologis Park Riverside, Gray- cor addressed Amazon's need for re- turns management with a first-ever "inbound" facility. Scope of work started with the completion of a 475,000-square-foot, 36-foot minimum clear height tilt panel building shell, followed by a fast-track, 15-week ten- ant improvement. The result was an operation that, in contrast to a tradi- tional outbound Amazon fulfillment center, would process product coming back to the company as returns or ex- changes. Other prototype projects in the West have the same potential to bring about an entirely new approach to prepar- ing and moving packages within the fulfillment process. Designed based on constants in the supply chain, these projects are considering new ways to integrate traditional conveyance methods and the limitless boundaries of robotics. In a project currently un- derway by Graycor, these concepts are being envisioned and developed so rapidly that we are modifying design, adjusting pricing and implementing change plans in the field. This is all in an effort to maintain the competitive- ness of our client in a retail sector that changes daily. This fast-paced evolution requires every industrial real estate player to keep their head in the game. They must watch the landscape for innova- tive new strategies and commit to the time and resources necessary to apply those concepts for a future that we can only just imagine. Todd Ostransky, Vice President — Southwest Division, Graycor Construction Company in Tempe, Ariz. TEN Distribution Center represents the first phase of Irwin G. Pasternack AIA + Associates PC's planned 3.6-million-square-foot industrial park in Phoenix. Trusted to deliver. firstindustrial.com As an industry leader, First Industrial is dedicated to helping businesses stay ahead of their rapidly evolving logistics real estate requirements. For more than 20 years, we've built a reputation as a strategic partner that devises creative ways to help our customers manage and grow their business. We bring together the right capabilities, resources, and professionals to satisfy a broad range of industrial real estate needs—with unmatched speed, service, and responsiveness. Because it's not just about the buildings. It's about the trust.

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