Fifth Year Studio Program Document

Anna Lyle
25 November 2014

Fifth Year Studio Program Document

Anna Lyle
25 November 2014

Business Incubator Program Research

Document
Case Study:
EmergeMemphis // Business Incubator
Located in Memphis, TN
Designed by Hord Architects

Fifth Year Studio Program Document//

//Table of Contents
Document Introduction
// page i
Precedent Study
// page 01

Introduction & History

// page 01

Drawings & Photographs

// page 04

Interviews
// page 16

Program Analysis
// page 24

Site & Element

// page 25

Rule & Cost

// page 32

Sources
// page 37

Introduction

Torn down by decades of a strong history of racism and abandonment, Jackson,
MS now stands as a lost city. The economy has plummeted for downtown and the
outskirts of the city. The question of now what is constantly on a loop for those who
are in political and high standing positions of Jackson. Revitalization is a must; letting
Jackson take its natural course is not an option. After a group collaboration of city
planning, there is hope to create a Jackson, MS that is alive and thriving. The plan is by
year 2100 to create a city that is well mixed with multi-family housing, basic amenities,
and other attractions. This will create a downtown that will bring citizens and tourists
to visit and stay in Jackson. A portion of that proposal is the program development of a
business incubator located near the heart of the city across from Smith Park.

Prior to development of the program, necessary research of what exactly a
business incubator took place. The final definition for a generic business incubator is this:
A highly flexible operation consisting of a web of either small or developing businesses
that work in a shared space. A business incubator, although previously a rare find, is
becoming a necessity for businesses. These young businesses are in the very difficult
and vulnerable stages of development and are aiming to become a larger company. This
program seems fit in the revitalization process of Jackson because not only does it bring
in a motivated and ambitious demographic, but it also invites clients of all types and
other professionals to carve the city as their own.

Emerge Memphis, a business incubator of roughly 60,000 square feet and
located in Memphis, TN, has proven this prediction to be true. Located on Tennessee
Street, in a previously developing area, Emerge Memphis has become a known source
for entrepreneurs of all fields seeking to grow as professionals and their businesses.
They offer a variety of packages for their rentable office spaces, public work spaces,
break rooms, large conference rooms, and smaller meeting spaces. Depending on the
businesss revenue and overall progress, the C.E.O. grants the said business the ability to
expand to a larger office space. Emerge Memphis tracks each companys progress via a
revenue and client base tracking system. These numbers are digitally displayed along the
office hallways for all the businesses to see where everyone stands. The idea of healthy
competition and overall company encouragement also keeps Emerge Memphis afloat.
Once a business has reached a level of strong client base and revenue, Emerge Memphis
helps them find another space outside of the business incubator to continue their
company progress. In this program document package, a similar program is proposed
that will exist across from Smith Park, near the Governors mansion.

In this document you will find the following: history on the business incubator,
further investigation of the case study (floor plans, images, interviews, etc.), site data, and
building code analysis for the program. More importantly, the program reveals how this
program helps to shape and improve Jackson, MS as a downtown district.
//Document Introduction // page i.

Introduction & History

A similar program, almost identical to the program I have chosen, is Emerge

Memphis, a business incubator located in Memphis, TN. I chose this building as a case
study because of its unique adaptation to its surroundings, while still have a language
of its own. Emerge Memphis is a renovated building on Madison Avenue in the heart of
downtown Memphis. It contains flexible office spaces that can easily and quickly adapt
to new entrepreneurs who have undergone the application and interview process as a
qualified young business that can take advantage of the space.
This company has obtained sponsors who have dedicated money and overall
interest in Emerge Memphis who share the same beliefs of this company. I believe
that this building as a case study is a great example of a business incubator that
has succeeded in not only obtaining sponsors, but in keeping them on board while
sponsoring new successful companies in Memphis, TN. This program includes rental
spaces of various sizes and types; all are able to adapt to any kind of business.
In an architectural and space planning mind-set, this building contains a bright
atmosphere which I believe to be an excellent way to design for innovative, creative,
and aspiring young businesses. It is surrounded by a similar density, variety of
demographic, and atmosphere as that of Jackson, MS.

What others are saying about Emerge Memphis:

Really, this is a testament to incubation. Its a good story for incubation and entrepreneurship.
This has been personal to me. Ive dedicated a lot of time to it. And its been a spectacular year if
you look at the past 12 months.

- Eric Matthews, Co-President of the organization Launch Your City
The incubator, which was founded in 1998 by Bryan Eagle to give small businesses a place to
house their offices, has evolved from a technology-based organization to a catch-all for startup
businesses...

- Michael Sheffield, Writer for Memphis Business Journal
Instead of investing in commercial space, I was able to invest in my employees, including
providing 100 percent health care, Ellett says. We started with 700 feet in 2006 and moved into
twice as much space in 2009 and then even more. We grew within the confines before hatching.

- Courtney Liebenrood Ellett, Founder and President of Obsidian
Emerge and its companies have made great strides over the years, including the move of FedExs
IT Innovation Group into 8,000 square feet of space on Emerges third floor...new leadership has
a long way to go to ensure the incubator has long-term success.
Im happy to see companies come in, but Im happy when they leave because that means theyve
grown and are doing their own different things...But theres always going to be work going on
with community building, recruiting companies and continuing to build out. Its a never-ending
process.

- Gwin Scott, Former President of Emerge

// Precedent Study // page 01

Introduction & History

History of the Business Incubator

The concept of providing business assistance services to early-stage
companies in shared facilities did not catch on with many communities until at least
the late 1970s. In 1980, approximately 12 business incubators were operating in the
United States all of them in the industrial Northeast, which had been hard-hit by
plant closures in the previous decade.

Throughout the 1980s, business incubation industry growth was swift, as a
few farsighted individuals saw the limitations of common economic development
strategies that focused solely on industry attraction and large corporate expansions.

As others began to recognize the value of creating and expanding new businesses to sustain local
economies, more communities developed business incubators to support these new ventures.
Three major activities drove industry growth during the period:
- In the mid-1980s, the U.S. Small Business Administration (SBA) strongly promoted incubator
development, holding a series of regional conferences to disseminate information about
incubation. The SBA also published a newsletter and several incubator handbooks during the
period. As a result of these activities, incubator development grew from about 20 openings
annually in 1984 to more than 70 in 1987.
- In 1982, the Pennsylvania Legislature enacted Walter Plosilas design for the states Ben Franklin
Partnership Program, one of the countrys first comprehensive technology and manufacturing
agendas. This program, which included incubators as a key component, became an early model
for other states support of business incubation.
- Control Data Corporation, under the direction of company founder William Norris, became
one of the earliest supporters of the business incubation industry. With a belief that large
companies should work with government and other sectors to address major societal needs,
Norris formed City Venture Corporation (CVC), a Control Data division that developed
business incubators in several large and small cities. Several successful incubators that were
initially developed with assistance from CVC including the Entrepreneurial Center in
Birmingham, Ala., and the Pueblo Business & Technology Center in Pueblo, Colo. still exist today.
In more recent years, communities around the world have embraced the business incubation
concept. In Columbus, Ohio; Birmingham, Ala.; Troy, N.Y.; Atlanta; San Jose, Calif.; Philadelphia;
Canberra, Australia; Shanghai, China; Coventry, England; and in many other places, model
incubation programs have become deeply respected institutions.
Recognizing the need for information sharing within this new growth industry, business
incubation leaders formed the National Business Incubation Association (NBIA) in 1985
to provide training and tools for assisting start-up and fledgling firms and to serve as a
clearinghouse for information on incubator management and development issues.

// Precedent Study // page 02

Introduction & History

Prior to Emerge Memphis

renovating the 60,000 square foot
building as a business incubator,
completed in 2001, this building
that rests on 516 Tennessee
Street in Memphis, TN was an
International Harvester warehouse.
It was essentially a large open floor
plan used for making and storing
equipment for tractors and other
agricultural tools.

This history is traced all the way back to 1906. Because of this buildings programming
needs for this large mechanical equipment, the structural system was heavy timber construction
with the exterior walls being load-bearing masonry. This building use also had a high floorto-floor distance, according to Carter Hord, the principal architect of the Emerge Memphis
renovation project.
Carter, and other designers from Hord Architects, knew after speaking with the building
owner and company C.E.O. at the time that the aesthetics of the building needed to remain as
raw and true to its history as possible. Maintaining the existing character to keep the soul of
the city alive was a goal for Hord Architects throughout the design and construction of this
project. Because of the buildings rich, industrial history, this business incubator now reveals a
series of layers through time both physically and metaphorically. Hord Architects combined the
new and the old in 2001 to create what now stands as Emerge Memphis in the heart of the city.

Above: panoramic view from the Emerge Memphis rooftop deck

// Precedent Study // page 03

Drawings and Photographs

Macro Site Map

EMERGE
MEMPHIS

Our 60,000 square foot facility services entrepreneurs and startups in Memphis. We
are located in the Historic Downtown South Main District on the corner of Tennessee
Street and GE Patterson Street. The South Main Trolley stops in front of our building for
easy access to city center and Beale Street. - www.emergememphis.org

// Precedent Study // page 04

Drawings and Photographs

Above, middle, and bottom left: exterior

photographs of Emerge Memphis with slightly
overcast skies
Bottom right: interior photograph
looking towards the main entrance
on Tennessee Street.

// Precedent Study // page 05

Drawings and Photographs

Above and right: photographs of slanted and curved wall
that accents the lobby and reception area at the entrance
of the building
Below left and right: main circulation hallways

Right: photograph of small kitchen adjacent to waiting

room on the second floor

// Precedent Study // page 06

Drawings and Photographs

Above left: small kitchen located on the

third floor central to the rentable offices
Above right: one of the conference rooms
being used for a presentation
Left: circular entrance space on the fourth
floor. This is located right outside one of
the conference rooms. This provides a
transitional space from the more narrow
hallways to the larger conference room.
Bottom left: view from rooftop deck
Bottom right: one of the rentable office
spaces that has been furnished by the
tenant

// Precedent Study // page 07

Drawings and Photographs

Analyzing the Precedent Study for Plumbing Code

After looking at the floor plans that Hord Architects provided
me, I counted up the following numbers of the respective elements that
actually exist in the entirety of the building.
6 drinking fountains, 3 service sinks, 17 water closets, 10 lavatories

The programmatic, and diagrammatic, floor plan below shows
where these elements are located on the first floor. The second and third
floors are laid out very similarly to the first floor.

restrooms
meeting spaces
tenant offices

service sink

water fountains

main
entrance

water fountains

N
First Floor Plan

When I interviewed the current C.E.O. and the architect, Carter Hord, I
learned that being a business incubator means creating and pushing flexible
space. This building needs to be well equipped to meet its clients (and their
clients clients) needs. This information has proven to be helpful for the pursuit of
the planning for my own design project: a business incubator located in the heart
of downtown Jackson, MS.
// Precedent Study // page 15

Interviews

Carter Hord, Principal of Hord Architects

Each floor plate is designed into quadrants with tenant spaces being
separated with of 1 hour rated structure. The rest of the subdivisions
are made of ultra wall which is demountable, but appear permanent
in 2 foot sections and set into tracks. These make the office spaces easy
to increase and decrease based upon the building owners and clients
needs. The structure plates are each 15,000 square feet. There are 4
stories, including the basement: where the parking garage is located. An
alley is excavated for a ramp that leads into the parking garage. According
to Carter, this is a key factor in the urban environment. For Hord
Architects, the biggest challenge was funding, which is provided by the
government (EDA) and private funding (TVA).

// Precedent Study // page 16

Interviews

1. When did you move into the Emerge Memphis building?

In the beginning of 2014

Angela Copeland, Copeland Coaching // Emerge Memphis client

2. How would you describe the transition of moving your business into the building?

It was very smooth. I was able to have furniture delivered directly to my
office.
3. How much square footage/what kind of space did you start out with? Has your
office/work space increased since the day you moved in?

About 600 square feet; no.

4. Whats the work environment like on a day-to-day basis?

I work one on one with clients.

5. When you have your own clients come to your office, do they first approach
a receptionist or are they just told to go to your specific suite once inside the
building?

I ask them to meet me in the lobby.

6. Are you pleased with the way the parking garage is set up? Is it easy to navigate?

Yes.Yes.

7. Which floor is your business located on?

4th.

8. If you were to increase your office space, how do you go about requesting this? Is
it a long or a short process?

I would speak with Carlton. It would be a short process.

9. Whats your interaction like with the other in-house companies on a daily basis?

Its relatively limited, but they are available as needed.

10. Whats your opinion on the aesthetic of the buildings exterior and interior?

I like the building, and its design.

11. How often do you use the rooftop deck? And for what purposes?

I rarely use it, but when I do, its for things like happy hours.

// Precedent Study // page 18

Interviews

12. How does your individual office space operate? And are you the sole employee
of your business or do you have others that work in your space as well?

Im the sole employee.

Angela Copeland, Copeland Coaching // Emerge Memphis client

13. Do you host presentations or large meetings in your space or in another part of
the building?

Yes. In the shared spaces on the first floor.

14. Would you say that moving your business to Emerge Memphis has helped or
hurt your business? And how?

It has helped. It has given me legitimacy as a business.

15. How would you describe the application process of becoming a part of the
Emerge Memphis family?

I was using more of a shared space before I got my office. So I built a
relationship with the building over time.
16. Do you like the way the building interacts with the rest of the street? How
about the rest of the downtown area?

Yes. I think there are still opportunities to get the community more
involved, but I do think Emerge is a wonderful partner in downtown.
17. Is public parking and access easy for your clients? Why or why not?

There is parking on the street. Availability depends on how much traffic
there is at a given time.
18. Have you encountered any issues with maintenance in the building or in your
office space since youve moved in?
No.
19. What is your daily work schedule like? Do you operate mostly from within the
building? If not, where else?

Yes, I operate from within the building. I have fairly normal business hours,
Monday through Friday.

// Precedent Study // page 19

Interviews

Rick McConville , Cardinal Health // Emerge Memphis client

1. When did you move into the Emerge Memphis building?

November 2012
2. How would you describe the transition of moving your business into the building?

There were only two people working in our office when we moved in. One
of them was working at home until the move and other moved to Memphis just to
be a part of the environment. Both of these things made the move process relatively
easy and the Emerge [team] themselves helped to get things such as internet
service setup.
3. How much square footage/what kind of space did you start out with? Has your
office/work space increased since the day you moved in?

We have, and have always had, approximately 1200 square feet.
4. Whats the work environment like on a day-to-day basis?

Things can be chaotic at times. Because we wanted an open environment
to work in, disruption comes often. However, the open environment also makes
collaboration and intraoffice communication much better so that more than makes
up for the disruptive nature of the open space.
5. When you have your own clients come to your office, do they first approach
a receptionist or are they just told to go to your specific suite once inside the
building?

We personally meet visitors at the entrance to have them sign in and then
escort them to our space.
6. Are you pleased with the way the parking garage is set up? Is it easy to navigate?

There really is no parking garage...at least none of us use one. What I will
say about parking here is that it is horrible. We all have to park on the street and
that space is at a premium sometimes...especially if there are 3rd parties holding
large meetings in our building.
7. Which floor is your business located on?
2nd.
8. If you were to increase your office space, how do you go about requesting this? Is
it a long or a short process?

The space request is easy but expanding is not. In order for us to grow
into additional space and maintain our continuity of space we would have to wait
for one of our neighbors to move out or for a larger space somewhere else in the
building to open up.

// Precedent Study // page 20

Interviews

9. Whats your interaction like with the other in-house companies on a daily basis?

Daily our interaction is little more than saying hello and being cordial in the
halls.

Rick McConville, Cardinal Health // Emerge Memphis client

10. Whats your opinion on the aesthetic of the buildings exterior and interior?

Both are pleasant. We often get comments from visitors about how cool
our space is.
11. How often do you use the rooftop deck? And for what purposes?
Never.
12. How does your individual office space operate? And are you the sole employee
of your business or do you have others that work in your space as well?

We are a spur of a very large corporation and there are 8 of us that work
here daily.
13. Do you host presentations or large meetings in your space or in another part of
the building?
No.
14. Would you say that moving your business to Emerge Memphis has helped or
hurt your business? And how?

It has helped due to the fact that the atmosphere has helped us entice
some of the best talent in Memphis. People like working in a location where the
parking is free (even if hard to find at times), there is easy access to major roads,
there is easy access to restaurants, and, where the space allows for, creativity.
15. Do you like the way the building interacts with the rest of the street? How
about the rest of the downtown area?

We are somewhat isolated from the rest of downtown since we are south
of most of the activity.
16. Is public parking and access easy for your clients? Why or why not?

Not easy -- hard to find available parking for anyone
17. Have you encountered any issues with maintenance in the building or in your
office space since youve moved in?
None.
19. What is your daily work schedule like? Do you operate mostly from within the
building? If not, where else?

We work at the building most of the time.

// Precedent Study // page 21

Interviews

1. What would you say has been the overall impression by your clients? Coworkers?
General public?

Clients like it aesthetically and functionally. Because FedEx is located on the
3rd floor, people come in from all over to this building and admire the renovation.

Carlton Crothers, Emerge C.E.O.

2. How have the companies within the incubator been successful since the building
opening in 2001?

Clients have increased space based on their revenue, seven companies have
graduated and moved out, and three companies in the last 15 months have grown
into larger spaces.
3. What would you change about the building?

The building has an ambient noise, mainly due to the lack of isolation
between floors. There are about 2 in between floors using tongue and groove
connections and only 1x4 joists across 8x12 load-bearing beams. The hardwood isnt
indigenous. The floor surface is hard maple which is from the Midwest. It wears very
well over the years, but creates an acoustical issue in the business environment. This
may also have something to do with how the heating and ventilation system was
installed. Parking is always an issue and there is not a lot of return value. The parking
garage is useful, but hard to navigate. The layout of the kitchenettes and eating areas
should be more open. These spaces arent as inviting as they should be. There is a
lack of open community space (other than the fourth floor). The entrance should be
located on the south side of the building, and not where it is currently located. The
south elevation is much more inviting to the public.
4. Was any part of the final product a surprise to you? How so?

Nothing was a huge surprise. The utilities are about $10,000-$12,000
per month. This would be cheaper if the building were designed more efficiently.
Carlton does plan to fix the issue eventually. Another expected financial issue is the
maintenance of managing two elevators. One elevator is used only for the 1st-4th
floors and the other is used for basement up to the rooftop deck.
5. Could you describe your involvement in the design process?

Was not involved in this design because Carlton has been C.E.O. for only 15
months. Whereas the building opened after construction in 2001. Carlton previously
ran business incubators in Michigan and was involved in the design development of
those office buildings.
6. When did your company move into the building?

2001. Construction consisted of two phases, each lasted about six months.
7. Are there any other locations for your company besides Memphis?

All other branches are virtual.

// Precedent Study // page 22

Interviews

Carlton Crothers, Emerge C.E.O.

8. Could you give me a brief history of the company?

Started in 1999, opened doors in 2000. Operated in an office building. Then
renovated the current building. Gone through multiple renovations. Only renovated
first 2 floors, then the top floors and rooftop deck. Floor plans seem as a traditional
incubator as designed in the 90s (common areas on the first floor). Most rentable
spaces are 600 SF. The total building is 60,000 SF. Building is designed as rectangular
rooms that surround the perimeter of the building, with two massive halls on either
side of the common areas (with bathrooms, stairs, kitchen, elevators, etc.).
9. How soon after did your clients begin to rent out the office spaces?

Most clients previously existed in another office building prior to the
construction of the renovated Emerge Memphis.
10. What would you say has been the biggest complaint from either maintenance
staff, administrative staff, or clients who work within the building?

Personalities have clashed between staff and clients.
11. How often do you interact with the various businesses within the building?
Whats your communication with them like?

Monthly meetings and informally on a weekly, and sometimes daily, basis.
12. When a client leaves the business incubator, whats the exit process like?

Depends on if theyre profitable and financially ready. Square footage prices
cost more there than in the community. Theyve all remained in Memphis. Red Rover,
Obsidian have anchored places in downtown.
13. How does the general public approach and access the building?

Directory and sign-up are located in front of the building after you enter. It
is a very secured building in Memphis. Clients are given a code to visit so they can
access the front door.
14. If you interact with the maintenance staff, what would you say is their impression
of the building? Have they come across any issues in the building?

They, along with the general public, like the building aesthetically and
functionally. There have not been any maintenance issues.

// Precedent Study // page 23

// Program Analysis

// Program Analysis // page 24

Locating the Site

Analysis

My sites location is located just across

from Smith Park in downtown Jackson, MS.

Impact of the Program

Local businesses, young entrepreneurs,
churches, schools, and a people group
with a wide variety of social and
economical statuses are what make this
site a great place to plant a business
incubator.

As a city-wide revitalization movement,
Jackson, MS will need to include several local multifamily housing units, amenities, attractions, and places
to work. Building a business incubator in the heart of
corporate and commercial activity, is a great way to
bring in another level of enthusiasm into the city. This
will attract and invite young entrepreneurs and small
and developing businesses to continue to grow.

Jackson, MS

Another positive feature of planting a
business incubator in the downtown area, is that
local organizations, schools, companies, and colleges
will have the chance to be involved. Like most
business incubators, a patron, or patrons, will be highly encouraged to take advantage of this
opportunity for students, coworkers, and aspiring business leaders.

Building a business incubator right across from Smith Park and near other businesses
and schools will create an energetic and positive atmosphere for those working inside and those
around.

// Program Analysis // page 25

Site & Element

History of the Site

In 1929, H. Billingsley, H. Long, Samuel U. Puckett, Daniel Wafford, William Matthews
and Hiram Coffee proposed to build on Capitol square at Jackson, a State house to
be worth $50,000, for which they would take the entire two sections of land donated
by the United States, including the town of Jackson. But a State House, as has been
seen, was provided for the capital and the constitutional convention of 1832 was held
therein, the constitution establishing the capital at Jackson until the year 1850, after
which the legislature was empowered to designate the permanent seat of government.

This is all happening just around Smith Park. When you look at the Sanborn maps from 18851950, this history is part of the story as to how and why the area is changing.
It was about 1840 that the county began to enjoy its first railroad facilities, the predecessors
of the present Alabama & Vicksburg railroad giving much-needed transportation and connecting
it with the Mississippi River at the city of Vicksburg. The first census report made by John
A. Grimball, secretary of state, gives the county a population of 5,340 in 1832. In 1900 it had
increased to 52,577.
The general development and progress of Hinds County, which were so marked during the
period preceding the Civil War, were due to a large extent to the fact that the capital of the
State was located within its borders. Activities of a varied nature found an outlet here. Many
large institutions, both industrial and educational, sought the capital city, and the whole political
history of the State colored its history. Since the day of the location of the capital, it began to
be recognized as the center of state affairs, and indeed the rich section throughout this region
before the Civil War was a fitting support for any state capital. Here the slave-holder had
amassed large fortunes, villages, towns, and cities sprang up, and churches, schools and playhouses were erected.

// Program Analysis // page 26

Site & Element

Macro Site Plan

Proposed site

// Program Analysis // page 27

Site & Element

Urban Environment Conditions and Social Patterns

Because of its location in downtown, Smith Park is surrounded by blocks of
taller buildings. Some are three stories, and some are 20 or more stories. This includes
hotels, banks, law firms, schools, and churches. Smith Park is right in the middle of a lot
of activity and wide variety of people groups. On Sundays, a few local churches have
services in the park and serve a mid-day meal. On one Sunday specifically, the local
Methodist church was serving lunch to a large number of homeless people. Those
serving were stationed under a pavilion while those receiving a free meal were lined up
along the sidewalk within the park.

State S
t.

North P
reside

St.

North

nt St.

s St.

North W
est St.

North C
ongres

East G
r i ffi t h

Nort

h La
ma

r St.

There are several large trees in the park which, during the warmer months, have a wide
canopy. This keeps most of the park itself from getting direct sunlight. On hot and humid days
in Jackson, MS, this extra shade is a nice feature. Wind is limited in the park also because of the
larger buildings that block most of the wind. However, if you look at the site map below, my site
is located directly across from Smith Park on the block with shorter buildings. The few buildings
on the perimeter of the block are civic buildings, a few law firms, church offices, and non-profit
organization offices. This site does get a great deal of sunlight and wind is not as scarce as that of
Smith Park. Currently this site is being used for parking for the buildings on the outskirts of the
block. The topography changes are drastic within this larger and, most often, empty parking lot.

Missis

Ya z o o

Smith

sippi S
t.

St.

Park

East A
mite S
t.
East C
apitol

St.

N
Micro Site Plan
Green space

Empty space/parking

Streets

Proposed site

Existing buildings

// Program Analysis // page 28

Site & Element

Photographed Documentation of the Site

Left: heading towards site from East on East
Amite Street
Below:View of topographical change in sites
current state

Character of the Site

The most influential space that impacts this sites character, is Smith Park because of the
sudden break in urban fabric. This open space creates a central hub for the blocks surrounding
while fitting in nicely with the language. Other architecture that plays a role on the sites
importance is a tall and ornate Episcopalian church, a large Methodist that takes up a large
portion of the surrounding square footage, and a high school with a spacious and well kept front
lawn. Below are a few images of the architectural language that currently exists in and around the
site.

// Program Analysis // page 29

Programmed Spaces

Analysis

As a business incubator, this building design will include community spaces on the
first floor. This envelops large presentations spaces, smaller sized meeting rooms
designed for an in-house office meeting with the C.E.O., Building Owner, and/or
Building Manager, a printing lab, and a reception/lobby space. Each floor will contain
the necessities such as restrooms, kitchens, elevator and stairs, janitorial closet, etc.
The second floor and beyond will include various types of flexible office spaces. Like
Emerge Memphis, there will be standard square footages set up based upon each
individuals start-up companys needs and goals. Parking for both staff and the general
public (including Client Type B), will be established at street level and/or as a parking garage
beneath the first floor level.
The following list is a minimum requirement of spaces for the program:
1 reception space with nearby waiting/lounge area
3 small meeting spaces purposed for business meetings with a single client or with the C.E.O./
building owner
2 conference rooms used for businesses to meet with each other with multiple representatives
40 flexible office spaces (If all spaces reach their maximum square footage, then the number
would become 20 office spaces.)
2 work rooms: where office supplies, basic machines (i.e. printers and fax machine), and mail are
all located
2 break rooms: will include tables and chairs, refrigerator, and a microwave
3 bathrooms (each with 3 lavatories and two sinks); see Rules & Cost
2 storage rooms
1 mechanical room
2 fire stair shafts

// Program Analysis // page 30

Analysis

User Groups
One C.E.O./Building Owner
Business Managers: one or two, based on company
growth
Patrons
This group could include local schools, colleges, larger
companies, and non-profit organizations. This group
would not be using the space like the C.E.O., building
owner, or clients would, but would be involved based on
a former agreement made between them and the C.E.O.
Maintenance Staff: two or three, based on company
growth and overall need

Client Type A: those who rent the office spaces for

temporary in-house business use. These tenants
occupancy time will vary based on individual business
revenue and need for more space.
Client Type B: clientele who visit and do business with
Client Type A. This user group has very limited access
to the building as opposed to the other user groups
who are able to access the building as needed. This
group could also be referred to as the public. This
could include a wide variety of unemployed individuals,
investors, and customers. Because the businesses that
rent spaces within the building will be varied, the overall
public clientele will vary greatly as well in terms of social
and economic status.

Equipment
The specialty equipment required for this specific program is minimal. The first is movable walls
that are located on tracks. This is important for this program because of its required flexibility.
Office spaces will need to be able to expand and contract in square footage based on each
businesss need and the need of the business incubator as a whole. These will be placed based
on a set of three basic allowed square footages (small, medium, and large). Another feature that
this building will require is high speed internet and specific computer programs that the business
incubator will require for each tenant to use on a regular basis to track their businesss progress.

// Program Analysis // page 31

Rule & Cost

From the International Building Code 2012 manual, the building codes for
the precedent study directly inform the formation of the future programming
project. The building codes will fall under the occupancy type Business
Group B and the type of construction is Type II. The codes that regulate this
precedent and that will determine the form and the circulation of the design of
the future business incubator will fall under these main two categories. Because
the precedent study building actually follows the 1999 edition of the IBC, my
business incubator will not directly correlate with this case study in that sense.

Finding the Required Plumbing Fixtures

The Occupancy Classification is business. I found this information in Chapter 3 Use and
Occupancy Classification under Section 302 Classification, page 23. Then I went to Section 304,
Group B to see more information about my occupancy classification. The International Building
Code gives this as the Group B occupancy type definition: Business Group B occupancy includes,
among others, the use of a building or structure, or a portion thereof, for office, professional or
service-type transactions, including storage of records and accounts.
This leads to: 6 drinking fountains, 1 service sink, 13 water closets, 8.5 lavatories
(rounded to 9 lavatories for both male and female, 18 total)

Table 503

// Program Analysis // page 32

Rule & Cost

Allowed Area and Dimensions for a Parking Garage

// Program Analysis // page 33

Rule & Cost

// Program Analysis // page 34

Rule & Cost

Programmed Spaces

A generic office suite will be approximately 960 SF. This square footage will consist of
the following:

- 4 office suites: each 150 nsf, a total of 600 nsf*

- 1 storage closet: 15 nsf

- 1 work room: 25 nsf

- 1 kitchenette: 120 nsf

- 1 conference room: 200 nsf
* The office suites can also become a one office space of 600 nsf. This all depends on the
client and their needs for their company.

According to the calculations on page 32, this building will need six restrooms. Each will have
three lavatories and two sinks. They will each be approximately 150 net SF. Multiplying this
number by 6 means that 900 net SF will be devoted to restrooms.
The reception and lounge/waiting room area will be approximately 400 net SF.
Both the C.E.O.s and the building managers offices will be 225 net SF. All together this leads to
450 net SF.
There will be at least two break rooms and each will be approximately 200 net SF. This makes a
total of 400 net SF.
All together, the occupied
net SF is:
C.E.O.s office:
Building managers office:
Reception/waiting room:
Total restroom:
Break rooms:
26 office suites (960 x 26):

225 net SF
225 net SF
400 net SF
900 net SF
400 net SF
24,960 net SF

This approximately leaves the gross SF at a

little higher than 8,000 gross SF.
With a gross square footage of 35,000 and a net square footage of 30,000, this programmed
space will have a building efficiency of 77%:
27,000 SF / 35,000 SF = .77 or 77% efficient
This leaves the rest of the unassigned nsf/gross SF with a 23% efficiency:
8,000 SF / 35,000 SF = 0.23 or 23% efficient
So the programmed space and unassigned area ratio is 77/23.

// Program Analysis // page 35

Rule & Cost

Cost Estimate Analysis

A. By a rough estimate, the building will cost:

35,000 gross SF at $90.00/GSF --- $3,150,000

B. The fixed equipment is 8% of $3,150,000. So the fixed equipment will cost $252,000.
C. Site development will be 15% of $3,150,000. So site development will cost
$2,700,000.
D. The total construction cost (A + B + C) is $6,102,000.

E. Site Acquisition/Demolition will cost $500,000.

F. Moveable Equipment will cost 8% of $3,150,000 which is $252,000.
G. Professional Fees will cost roughly 6% of $6,102,000 which is $366,120.
H. Contingencies will cost roughly 10% of $6,102,000 which is $610,200.
I. Administrative costs are 1% of $6,102,000 which is $61,020.
The sum of letters E-I is $1,789,340.
So the total budget required for this project is roughly:
$6,102,000 + $1,789,340 = $7,891,340

// Program Analysis // page 36

Sources

Quotes on page 01:

http://www.bizjournals.com/memphis/print-edition/2012/03/02/
emerge-memphis-incubator-matures-into.html?page=all

http://seriousstartups.com/2013/02/08/launch-city-graduates memphis-incubator/
Business Incubation History on page 02:
https://www.nbia.org/resource_library/history/
Quotes and Information on page 03:

Direct from interview with Carter Hord, Principal of Hord
Architects
Images on pages 03-04:
http://www.emergememphis.org/common-area/

http://www.emergememphis.org/our-building/
Architectural Drawings pages 08-14:
Hord Architects, Memphis, TN
Interviews on pages 16-23:

Direct quotes from individuals as noted per page

// Program Analysis // page 37