Ryan OnDesign Industrial (2022)

OnDesign

Welcome to the final issue of Ryan OnDesign for 2022, focused entirely on our A+E Industrial team's efforts.

Throughout this past year as we have seen continued growth across the industrial sector, our A+E team has continued to deepen and add to our national relationships, broaden our food and beverage expertise and develop our environmental leadership. We thank you for your partnership, leadership and support and are continually thankful to practice as One Ryan.

ERIC MORIN

Vice President of Architecture - Industrial ERIC.MORIN@RYANCOMPANIES.COM

ISSUE 1 A+E Update

ISSUE 2 Healthcare

ISSUE 3 Industrial

ISSUE 4 Year in Review

ISSUE 5 Senior Living

ISSUE 6 Multifamily

Ryan A+E Industrial Projects

Specialized Expertise: Distribution E-Commerce Automation Manufacturing Cold Storage Flex Office / Industrial Travero Logistics Park Cedar Rapids, Fairfax, IA

#10 A+E Firm BD+C Top 300 Industrial Giants (2022)

COMPLETED A+E PROJECTS A+E PROJECTS IN DESIGN/CONSTRUCTION

Kroger Ocado Fulfillment Center, Romulus, MI

Ryan A+E Clients

44+

Dedicated Industrial A+E Team Members

34

4

5

Architects & Designers

Interior Designers

Civil Engineers

Kroger Ocado Fulfillment Center, Forest Park, GA Honorable Mention >$35MM CEBA Built by the Best Award Confidential Manufacturing Facility, Hagerstown, MD Groundbreaking, June, 2022 Kroger Ocado Fulfillment Center, Tolleson, AZ Groundbreaking, August 2022

1 Landscape Architect

Recognitions & Project Milestones

Confidential Distribution Center, Centerville, MN Groundbreaking, August 2022 Confluence Mesa Gateway Building 2, Mesa, AZ Groundbreaking, October 2022

Project name

OnDesign

Target Photo Studio, Minneapolis, MN

What's Colder than Cold? Refrigeration.

Refrigerated space requires thoughtful design of all parts of the system and design-build is a preferred delivery model as the design detailing is complicated and requires the designer to intimately understand how it will be built and the builder to intimately understand why it was designed in a certain manner. Due to the complexity, Ryan is developing an in-house training program to capture the industry best practices we’ve developed through our extensive experience.

The training program includes: tools that help with success; list of preferred design-build refrigeration subcontractors; tips and tricks for thermal scans and pre-construction detail review meetings; and guidelines for navigating alignment to owner standards. Throughout all of the specific details related to delivering successful refrigeration projects, the key design considerations related to the building envelope that need to be incorporated include:

CHAMBER DESIGN

Food distribution centers typically have multiple chambers with different temperature setting including freezers (-15°F to -10°F), meat coolers (+28°F), dairy coolers (+38°F), wet produce (+34°F) and special ripening rooms for bananas and avocados (+55°F). Understanding the temperature requirements is the first step of a successful design. Additionally, it is critical to determine adjacent spaces to identify what values and vapor considerations need to be taken into consideration for the impact it can have as produce is moved around the space. Depending on the magnitude of the temperature delta between spaces, the team will evaluate isolating the slab, options for underfloor warming and will give careful consideration to how the panels intersect or protrude through the roof.

HUMIDITY CONTROL

Water vapor in the air (humidity) is a major concern in these spaces. It can manifest as condensation or ice when a surface is below the dew point. Because these areas are operated 24/7, the typical “cycling” that we get in a natural environment for recovery and drying never happens and problems only continue to grow. Our team works closely with the refrigeration design-builder to coordinate the location of the evaporator coils and piping to minimize potential for issues related to door openings and other penetrations.

FOOD SAFETY

Handling of products on and off of trucks is critical to making sure the “cold-chain” is preserved and the food safety is not compromised. While distribution facilities do not have to follow strict manufacturing practices, efficient design of docks including column spacing and dock equipment allow for food to be put away more quickly and efficiently.

To learn more, contact:

ERIC MORIN

VP OF ARCHITECTURE - INDUSTRIAL ERIC.MORIN@RYANCOMPANIES.COM

OnDesign

ROBERT HUSER

SR. PROJECT ARCHITECT ROBERT.HUSER@RYANCOMPANIES.COM

Reyes-ing the Bar on Sustainability

KEY INDUSTRIAL SUSTAINABILITY CONSIDERATIONS

Many corporations are addressing climate change with Environmental, Social and Governance (ESG) goals to address impacts from their operations, including their manufacturing, production, distribution and transportation assets. As a strategic partner, Ryan translates these high-level goals into individual project wins through the coordination

Site & Natural Improvements

Water Re-Use and Reduction

of design and construction practices and operational efficiencies in

Energy Use Environmental Material Use & and Reduction Quality & Enhancement Wellness

Construction Impact

Operations Impact

Innovation

our built environments. In 2020, the Ryan team was brought on as design-builder for three new distribution projects in partnership with Reyes Holdings. The design team identified an opportunity to adopt their current sustainability approach–to use widely acknowledged

STRATEGY DEVELOPMENT PROCESS

third-party green certification systems as a guideline. As the project designs progressed, opportunities for improvement emerged in clarity, consistency and customization to make the existing framework both easier for project teams to implement and easier for the Reyes team to track. Together, Ryan and Reyes evolved their existing methodology into a new set of standards that is more streamlined and tailored to their needs. With four more projects underway and a strong pipeline, the Ryan-Reyes partnership is on track to deliver healthier, higherperformance projects around the country.

610 zane -- sites

To learn more, Ryan iscontact: connected to the site and connections to broker community, we are able to look at parcles in that area that help / might be a good fit for the client.

KAITY VEENSTRA

ASSOCIATE DIRECTOR OF ARCHITECTURE SUSTAINABILITY KAITLIN.VEENSTRA@RYANCOMPANIES.COM

BRITTA RYAN

SUSTAINABILITY PROJECT MANAGER BRITTA.RYAN@RYANCOMPANIES.COM

OnDesign

1. Input at Every Level

2. Streamlined Format

3. Integration

The Ryan team approached this challenge with Reyes at both the project-level and portfolio-level to tackle individual issues and resolve the source of those issues for the future. This allowed the team to understand both the level of detail needed to execute on sustainability strategies on a project as well as the client's motivation for better performing buildings.

By understanding that 'why', we were able to craft a new document that both conveyed the central goals important to the client while also streamlining the process and detail needed for project teams to execute without specialized training.

The new sustainability approach needed to clearly convey the sustainability strategies at all phases of the project to the right team members responsible for executing the work and to make it easier for the Reyes and Ryan teams to navigate. We used a 'Baseline, Enhanced and Optimized' framework to establish a clear hierarchy for project teams.

The 'Baseline' category covers strategies that must be included to minimize confusion on all projects, while 'Enhanced' and 'Optimized' strategies incentivize teams to strive for better with climate and site-specific strategies.

Everything is clearly visible in one master document to make tracking and communication a one-step process.

With Reyes’ buy-in and approval, the team ensured the tactics and requirements were integrated into the drawings, specifications, bid documents and subcontractor contracts. The A+E team included Ryan's sustainability and construction team members in joint review sessions to capture all items in the contract documents and the construction team carried those through the buy-out phase and build process. We are working together to achieve more consistent results and client satisfaction with the sustainability stories for Reyes projects moving forward.

COST-EFFECTIVE BAY SIZES

Making Spec a Success Last-mile facilities have created a new paradigm shift challenging what constitutes the ideal speculative industrial building. Compared to build-to-suit projects, speculative projects need additional levels of pre-planning as it relates to the design and strategy that goes into constructing a building with no identified end user. Industry organizations

NAIOP and other industry organizations have published guidelines for bay size-to-height ratios needed for speculative facilities, which directly correlate to requirements for racking and forklift aisle widths. Adjacently the giants of e-commerce have proven that smaller cost-effective bay sizes (50’x50’) can be successful with the use of zero-radius robots compared to their clumsy forklift cousins that need larger (50’x56’) bays. For speculative buildings that only serve forklift-using companies, the wider bays are typically more desirable. For speculative buildings that serve companies using robotics, the machines are more flexible to negotiate tighter turns and smaller bays can be more desirable. Overall, market research is important to understand and predict what type of clients and equipment would be attracted to each speculative building and location.

and varying development strategies have helped us identify opportunities for cost efficiencies and streamlined design

TENANT IMPROVEMENT COSTS

approaches including:

Certain development strategies transfer tenant improvement costs to the owner, which can lower overall upfront building costs that may only be needed for specific tenants. While these scenarios may appear as an overly frugal approach, some buildings may not need fully conditioned spaces, so eliminating up-front costs associated with under-slab vapor barriers and wall/roof insulation can improve the proforma metrics and can be a key differentiator in the competitive speculative project market.

EARLY PRICING & COLLABORATION

To learn more, contact:

ADAM NOWOJ

ANDY DZULYNSKY

ADAM.NOWOJ@RYANCOMPANIES.COM

ANDY.DZULYNSKY@RYANCOMPANIES.COM

ASSOCIATE DIRECTOR OF ARCHITECTURE - INDUSTRIAL

OnDesign

ASSOCIATE DIRECTOR OF ARCHITECTURE - INDUSTRIAL

Recently, our team has found success in delivering schematic design packages and graphics to our development and construction partners allowing them the ability to obtain early pricing for the equity partner search. For this approach to be successful, it is critical that the design team has the ability to remain fluid and nimble throughout the design process, changing market demands and economic pressures. When done successfully, this allows our teams to work collaboratively to discover the best solution for each market and client.

Bringing Kroger’s Vision to Life: Three Ways Ryan Helped Integrate Automation When Kroger set out to build the first comprehensive, automated grocery fulfillment centers in the U.S., one of their key tasks was to build the sheds and frameworks to house Ocado’s sophisticated automation. The automated system, created by Ocado Group in the U.K., features hundreds of robots that operate on a grid called “The Hive,” working quickly and accurately to fill thousands of online grocery orders daily with the help of Kroger associates. Creating a new framework to merge the best of Kroger’s existing fulfillment centers with an advanced automation solution was key. Kroger turned to Ryan for help and insight. Now, several years later, we are the designer and builder for the Kroger sheds that house Ocado automated fulfillment technology, creating six of the current live facilities, with plans for more. Here are three ways our team has helped Kroger translate their vision into these innovative, automated distribution centers:

HIG H A M E N I T Y OF F ICE

"Partnering with Ryan allowed the Ownership team to be able to focus on a broader range of responsibilities because Ryan was able to solve whatever challenges came their way in a creative, cost-effective and timely manner – without overburdening Kroger on the behind-the-scenes efforts.

- Matt Theiss, Regional Construction Manager Kroger Facility Engineering

RE F RI G E RAT E D AS RS

DEFINE VISION

PARTNER WITH BOTH KROGER AND OCADO

MAINTAIN OPEN COMMUNICATION & ASK THE RIGHT QUESTIONS

One of our first tasks was to define their vision and standards for these automated fulfillment centers. Working closely with Kroger, we narrowed which standards from their traditional distribution centers applied to the automated facilities and rightsized the scale to better meet evolving space needs and fulfillment goals. Evaluating each location individually, we worked out the sitespecific details and gave Kroger confidence moving forward as they expanded into new locations. Our integrated design-build services and more than 80 years of complex industrial project experience allowed us to recommend solutions and stay flexible as multiple locations were designed in tandem. Kroger’s needs and goals have evolved throughout the program, and we’ve consistently brought forward solutions to meet their needs.

Ryan served as project anchor, fostering seamless integration between Kroger (owner), Ocado Group who install and operate their automated solutions within the sites, and our own design-build team. Developing a strong partnership with both Kroger and Ocado was essential to providing coordinated delivery and consistent outcomes. Partnering with Ocado as the automation provider and operator allowed Kroger to receive a custom solution for their vision of continuing as leaders in the grocery delivery market. Using our past automation experience and insight, we were able to increase efficiency, reduce costs and streamline the delivery timeline from 24 to 14 months.

Integrating Ocado’s automation required clear communication and the ability to anticipate challenges and provide solutions. Our pulse on the rapidly changing industry and complex industrial experience enabled our teams to ask the right questions and stay on top of changes. Weekly collaboration meetings helped us meet all of Kroger and Ocado’s requirements, and we often used 3-D and 4-D modeling as a communication tool to help everyone understand the vision and the integration. The team worked successfully with some of Ocado’s overseas teams, whilst Covid travel restrictions remained in place. We defined ways to best share files, stay on the same page and support their team members.

OnDesign

Read more on the Ryan Latest Page here.

Project Highlights Target Photo Studio, Minneapolis, MN Target sought to relocate its Minneapolis Photo Studio to be adjacent to its recently remodeled Target Sortation Center (completed by Ryan). The team remodeled an existing 1954 warehouse and second level of a 1972 warehouse with new passenger and freight elevators and a two-story pic-mod storage system. Within the photo studio, natural light was critical in the 85,000 SF space and is highlighted by floor-to-ceiling windows along the north facade.

Confidential Distribution Center, Osceola County, FL Serving the southern Orlando market, this 254,703 SF overflow distribution center includes a refrigerated 30,000 SF Keg Box, a 3,800 SF truck maintenance bay, new parking, exterior amenity spaces and a 12,600 SF, two-story office featuring a bar and fitness center. Working with the client, the team was able to adopt sustainability measures from LEED framework into their sustainability initiative. As this is one of several projects we’re working on with this client, the team worked hard to balance cost and consistent design aesthetics among all projects while creating a regional look and feel. Construction is expected to be completed on the 20-acre site by December 2023.

Confidential Automated Freezer Facility, Central Texas Now under construction, the 289,000 SF Automated Freezer Facility is the first fully automated distribution center for this client. Since automation becomes more efficient with greater vertical heights, the -20°F freezer component with automation will measure 95 feet at the roof peak. This one-story warehouse has 44 dock doors to receive and ship product, and it’s accompanied by a 30,100 SF, two-story office. Working together with the construction team, steel, low-temp panels and roofing (insulation and membrane) were procured in the first two and half months of the design, with most of these products on site by the time footings were poured.

Kurita America, Brooklyn Park, MN The new 156,000-SF Kurita America industrial building includes a 32-foot high warehouse production area with two interior 15-ton cranes, lab rooms for water testing and a two-story office space with an observation deck overlooking production. With a prominent location on the busy Highway 610, the facility consolidated and replaced three Kurita locations in Saint Michael, Plymouth and Shakopee. From structuring the roof slant to accommodate the cranes to meticulously constructing the lab rooms for their specific needs and equipment, Ryan created a facility as unique as the custom water treatment solutions Kurita designs for its customers.

Harper Apartments | St. Paul, MN

OnDesign