Now that we have seen the architectural view of a Family Entertainment Center (FEC) conversion, the next logical step is to jump into the structural aspects. The benefits of an FEC conversion may be lost, if the modifications to the structure can’t be made. I have learned, the best thing to be is flexible. Typically, we can achieve the outcome in most cases, but maybe not as originally planned.
The most intrusive element in the structure is the demising wall. Below are some general structural approaches to addressing existing demising walls. These tactics are dependent on the size and location of openings. Possible options include:
CIP concrete:
A solid wall, typically used to carry gravity and lateral loads, has the potential to add openings without excessive work.
Precast:
Another solid wall system used to carry gravity and lateral loads, usually in widths of 8′ to 10′ sections. These are easier to modify as removing a complete section is possible; coordination of openings with the panel joints is required.
Tilt Wall:
Same approach used as with CIP concrete.
CMU:
Concrete Masonry Units are like concrete walls, but unreinforced cells, intermittent steel reinforcing has an added challenge for wall capacity and use of anchor types.
Steel:
The easiest and possible the most troublesome at the same time. Typically, it is never an issue to remove the infill light gauge framing to enlarge the volume. In some cases, though, an X-brace is in the wall. Both the steel columns and X-bracing, which is a pretty cool feature, will need to remain.
The auditoriums themselves are typically straightforward, with the auditorium seating platforms able to be removed completely. Whether framed with structural steel, light gauge, or foam, reclaiming auditorium space is typically straightforward and requiring only demolition. Removing or filling a sloped floor is a simple fix to create a level surface at the required elevation.
Some difficulty comes into play with using the space under the mezzanine framing. There usually are columns between the demising walls to accommodate mezzanine offsets, steps, or reduce beam spans. In most cases, removing mezzanine columns can be completed with the correct reinforcing. Typically, removing one column requires two columns to be added.
To keep costs lower and downtime less, the location of the new framing is critical. The best solution is to design the new framing as the shoring element and the final condition framing. Having a contractor on board during the initial design phase is beneficial as they can provide guidelines or limitations on what they can do. Such as the maximum lifting weight, achievable framing lengths, and numerous other construction coordination requirements they are in control of that will push costs up or down.
Framing around kitchens is always a challenge. Owners want an open floor plan, with a preference for kitchen operation. That can be a problem based on the column interferences mentioned above. Coordination with a kitchen vendor early on to work on keeping unobstructed paths is recommended. Additionally, added kitchens require new rooftop equipment, typically supported by existing roof joists. In most cases, these joists do not have much additional capacity beyond their original design, requiring coordination with kitchen equipment to locate them efficiently and safely.
In summary, with Family Entertainment Centers becoming the next big thing, retrofitting an existing theatre is an excellent opportunity to bring in additional revenue. Bowling, arcade/redemption, axe throwing, laser tag, etc. provide diverse revenue streams that can be established for year-round, all-day business and an existing auditorium is an excellent place to find the space.
The last round of cinema transformations revolved around the experience. Many customers took the position that the in-home technology available allowed them to re-create cinema picture and sound in the convenience of their home with the familiarity off their comfy chair.
Exhibition responded:
Branded Premium Large Format auditoriums with giant screens unachievable at home
3D immersive sound
Power reclining seats for comfort
Multiple choices to view movies:
PLF
Screen X
4DX, D-Box, MX4D
VIP
Dine-in
Groups
Since Then
The pandemic caused the cinema industry to halt due to disrupted film production and the shutdown of exhibition. Furthermore, known threats to the industry worsened. The options to stream film at home have become wider and easier. The theatrical ‘window’ discussion intensified to the point of eliminating it completely.
Over the years exhibitors have become accustomed to threats, so some self-examination was warranted. Questions to be answered:
How can we diversify revenue sources beyond Hollywood and become less dependent on them?
Are there too many screens for the content being released?
How can we generate higher revenue from under-utilized space?
What’s Next
The cinema business model as we know it could become obsolete. Cinema is not going away it is just evolving into something new. Entertainment Centers are quickly becoming the next big thing. Consider an FEC where cinema is a key attraction alongside bowling, arcade / redemption, axe throwing, laser tag, etc. Diverse revenue streams are established for year-round, all-day business.
Stay longer
Adult focus AND family focus
Gaming, competition focus
Competitive Socializing
Even more F&B! Many existing cinema properties already have the F&B infrastructure
Challenges / Opportunities you run into…
Existing cinema facilities come in all shapes and sizes and markets dictate attractions, ROI, construction cost, etc. However, there are some things you can always count on:
Advantages
Square footage and volume available
Toilet rooms in place
Potential for exterior yard space
Structural Considerations
Demising Walls
i. Many demising walls are non-load bearing metal stud and gypsum board walls with a few structural steel columns. In these cases, very large openings can be made or the entire wall can be removed.
ii. If a demising wall is structural, or made of concrete block for example, deliberate, small linteled openings for visibility can be made
Stadium Seating
i. Built up stadium seating is mostly non-load bearing metal studs, geofoam or steel stringers and can be removed completely
ii. Multiple floor elevations below grade can be leveled with geofoam and concrete
Projection booth mezzanine can remain or can be repurposed
Design and Construction Decisions
The facility is an Assembly Occupancy, and therefore we are dealing with the movement of large groups of people. The design solution will be based on your specific market, existing conditions and:
Customer Circulation
Safe exiting
Minimal crossover
Accessibility for customers with disabilities
Staff Circulation
Labor consolidation
Fat Cats – AR Mays
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Phased Construction
Stay open
Consider sarting with converting a small auditorium
You can visualize how closing an auditorium (or 2 or 3) will not be cause for business stoppage
Consider expanded F&B which is a high revenue generator
Bar
Kitchen
Seating
Adjacency to existing kitchen utilities
Consider arcade games and redemption which are a high revenue generator
Create gathering space
FFE for attractions
Equipment for kitchen and bar
Utility connections
Phased investment
New phase after ROI achieved
Movie going habits have changed and cinemas are changing in response. Streaming movies has been a failure and there is a full flow of wide releases this year. The writer’s and actor’s strikes could impact movie going down the road. Now is the time to consider converting your facility to preserve and increase your revenue, and to combat future threats to exhibition.
The Covid pandemic had a significant impact on the industry. The overall number of stores and revenue declined, and it also changed purchasing patterns. The pandemic highlighted how gaps in the global supply chain added a sense of urgency to keep pace with high-demand products in non-traditional C-store categories. Many customers relied on the channel for daily essentials, including grocery items, as well as treats to boost spirits.
The C-Store Landscape covered the most prevalent functions/types of C-Stores including travel centers, fueling C-Stores, Grocery C-Stores, and Urban C-Stores.
There are still many opportunities for new locations within all types of C-Stores. But what is currently happening in the marketplace and what is next?
The most interesting current trend is the diversity of food choices. From personal experience driving to jobsites, I would decide where to stop based on demonstrated ability to provide a good cup of coffee. That is basic and can provide an alternative to the coffee shop. Not only are food choices the most interesting trend, but it can also have a large impact on revenue. Foodservice sales in convenience stores increased 20.5% in 2021 after falling 10% in 2020, according to the 2022 Convenience Store News Industry Report. Some of the increase was driven by changes in consumer behavior during the pandemic, but it is also driven by demographics. Data from Cargill show millennials are the top indexing convenience store customers. “Better-for-you” foodservice offerings are key to capturing the demographic, as are Mexican-inspired flavors, said Jessica McMillan, strategic account lead for convenience stores at Cargill. “When we look across the consumer base, millennials are actually the first generation to prefer Mexican flavors over Italian flavors,” she said. “If you look at Gen Z, Asian flavors are their top choice.”
By incorporating more diverse flavors like Mexican and Asian, along with healthier choices, can C-stores become an alternative to fast-casual restaurants and/or the market section of a grocery store? I believe they can.
Have you noticed that grocery stores have added market sections to their offerings or included branded C-stores on their sites? That empirical evidence alone demonstrates the opportunity For C-stores. Some restaurants pivoted and sold basic grocery items during the pandemic. The C-store can provide both groceries and meals on a 24/7 basis.
I expect this duality of grocery and fresh meals represents the current evolution opportunity in the C-Store market. Providing diversity of offerings in grocery, meals, snack, and beverage categories can increase revenue per visit as well as deliver new, regular customers.
Full realization of the concept will require a focus on convenience including loyalty apps, self-checkout, drive-throughs, and express options.
That is what is happening today in the marketplace, but what about tomorrow? Stay tuned.
This is part 2 of a 3 part series. To see previous parts, see our news tab, on our website!
Convenience stores serve a variety of needs and continue to evolve. Full disclosure – I am a fan of C- stores, both in my daily life and when I am on the road going to jobsites. There are more than 150,000 C-stores in the US, and it is a half-trillion-dollar annual industry. They may or may not sell fuel. C-stores are evolving from the traditional “cokes and smokes” to becoming a destination and not just a place for gas and a cup of coffee. C-stores come in all kinds of sizes from small walk-up non-fueling locations to the biggest in the world like Buc-ee’s.
Most convenience stores fulfill a variety of needs so they can be difficult to categorize. Among the primary needs that C-stores can fulfill:
Travel centers are generally large facilities with convenient auto and diesel fueling, large restrooms and lots of drinks and snacks. Many have a restaurant incorporated. Travel centers offer a welcome stop on road trips to stretch your legs and refuel. Other amenities that you might find at a travel center include:
dedicated truck and RV parking areas
Pet relief area (I had no idea so many truckers travel with a pet)
Expanded food choices.
Fueling convenience stores
The primary function of some C-stores is to sell fuel, with an assortment of snacks and beverages. Many times, these may be the only fueling option in town or within miles.
Grocery convenience stores
The primary function of some C-stores is to be the local grocery store; these may be the only grocery option within miles. These stores will also have an assortment of snacks and beverages, and other convenience items, and may also sell fuel. Grocery is now the third most common category purchased at convenience stores, falling just below snacks and candy, according to data from NRS.
Urban convenience stores
These small, non-fuel locations are normally seen on an active, pedestrian street and cater to people living or working nearby. I was quite surprised to encounter these types of C-stores while traveling internationally. One in Beijing on the ground floor of a high-rise office building features a steam table serving lunch to workers in the office building.
As I said, most convenience stores fulfill a variety of needs and fit within multiple categories. The good news is that there are still many opportunities for new locations within all types of C-Stores. And for new types of stores. Will the “lessons learned” during the Covid pandemic lead to evolution of C-stores or even new types of C-Stores?
For TK Architects, the gift of 2022 was growth. After two very difficult years, we saw our efforts pay off with work from new clients. We added a new Principal, Trevor Ruhnke, which is very exciting. Leading the next generation of owners will be an architect, a Structural Engineer and a MEP Engineer. We also doubled our staff including some fantastic interns. The talent that has joined us is so exciting and fresh. We are seeing their growth daily.
Cinema projects have started to reappear on our drawing boards (okay, monitors but that isn’t quite as elegant of an image). Entertainment is showing growth too. Renovation to update and augment amenities is widespread and growing.
Our F& B clients are kicking off national growth programs and expanding their franchisee rosters. We’ve been working with them to develop their prototypes to allow this growth to be efficient and cost effective while offering the best guest experience. I was able to attend the Food Service Equipment and Design Thought Leadership Summit conference in Chicago for the first time. It was great to spend a couple days thinking about what the customer experience of the future restaurant will be.
We have further expanded our project types to include convenience stores. These clients growth was being hampered by not being able to roll out drawings fast enough. We were able to help them accelerate and increase their growth and surpass their desired location count by end of this year.
We are happy to leave the early 2020’s in the past. In 2023, we look forward to adding new clients and more staff to help them achieve their goals. Stay tuned for further developments!
