「英中对照」大盒零售商店改造社区医疗枢纽 宾州兰开斯特儿科中心落地

Adaptive reuse of former big box store facilities brings several advantages – including proximity to large populations and ample parking.原大型卖场设施的适应性改造再利用具有多项优势——包括靠近大量人口且停车位充足。

As healthcare systems seek to expand their community reach and bring care closer to patients, the adaptive reuse of former big box retail stores is emerging as a faster and more cost-effective solution. Due to economic pressures and shifting consumer trends, retailers such as Sears, Toys ‘R’ Us, and Bed Bath & Beyond have declared bankruptcy in the last decade, leading to mass store closures across the country. The large facilities left unoccupied are often in highly visible, suburban locations, presenting a unique opportunity for healthcare systems. Their size, accessibility, and existing structure can be leveraged to support modern outpatient facilities, behavioral health clinics, and other decentralized models of care. 随着医疗系统寻求扩大社区覆盖面、让医疗服务更贴近患者，对原大型零售卖场进行适应性改造再利用正成为一种更快、更具成本效益的解决方案。受经济压力和消费趋势变化影响，Sears、Toys ‘R’ Us、Bed Bath & Beyond等零售商在过去十年中宣布破产，导致全国范围内大量门店关闭。这些闲置的大型设施通常位于郊区醒目位置，为医疗系统提供了独特机遇。其规模、可达性和现有结构可加以利用，为现代门诊设施、行为健康诊所和其他去中心化医疗服务模式提供支持。 

Building owners and managers face several challenges when converting a space built for shopping into one centered on healing. From mechanical, electrical, and plumbing (MEP) systems to patient experience, successful transformation requires strategic planning, collaboration, and a thorough understanding of both healthcare operations and the existing building’s limitations. When done right, these conversions can produce functional, patient-centered facilities at a fraction of the cost and time required for new construction.   将为购物而建的空间改造为以康复为中心的空间时，建筑业主和管理者面临若干挑战。从机械、电气和管道（MEP）系统到患者体验，成功转型需要战略规划、协作，并透彻理解医疗运营和现有建筑的局限性。若改造得当，这些项目所需的成本和时间仅为新建建筑的一小部分，即可打造出实用、以患者为中心的设施。  

There are several common features of big box stores that make them ideal for conversion to a healthcare function. Often located near suburban neighborhoods, they bring care closer to home in a facility that is already familiar to members of the community. This supports a comfortable and approachable experience for families and patients. Retail facilities with ample parking offer plenty of space for vehicles and pedestrian traffic on the existing site. Big box stores have clear visibility from major roadways, providing an opportunity to integrate impactful branding and enhance recognition. These characteristics offer an advantage for healthcare systems at minimal cost. According to Trade & Industry Development, the adaptation of existing buildings leads to about 16 percent savings in project cost and 18 percent savings in construction time compared to new buildings. To achieve these benefits, factors such as the existing infrastructure systems, exterior envelope, and layout require further consideration and investment to optimize the existing big box store structure for a healthcare occupancy. 大型卖场的若干共同特征使其非常适合改造为医疗用途。这些卖场通常位于郊区社区附近，可在社区成员已经熟悉的设施中让医疗服务更贴近家，为患者和家庭带来舒适、亲切的体验。停车位充足的零售设施可在现有场地上为车辆和行人交通提供充足空间。从主要道路可清晰看到大型卖场，这为整合醒目的品牌标识、提升辨识度提供了机会。这些特征以最低成本为医疗系统带来优势。据Trade & Industry Development称，与新建建筑相比，改造现有建筑可节省约16%的项目成本和18%的施工时间。为实现这些收益，现有基础设施系统、外围护结构和布局等因素需要进一步考量和投资，以优化现有大型卖场结构，使其适合医疗使用功能。 

The existing site of the former big box store provides plenty of parking for the new Lancaster Pediatric Center. The design team shifted the front door off to the side to create a buffer between vehicles entering the site and pedestrians at the drop-off area. Fresh striping adds accessible parking spaces near the front door. 原大型卖场的现有场地为新的Lancaster Pediatric Center提供了充足停车位。设计团队将正门移至侧面，以在进入场地的车辆与落客区行人之间形成缓冲。新施划的标线在正门附近增设了无障碍停车位。 

Key Considerations for Facilities Managers 设施管理者的关键考量因素 

MEP Systems: Thorough assessment of the existing MEP systems is crucial. The HVAC requirements for healthcare facilities are more stringent than retail facilities, so the systems in place are likely insufficient and often at the end of their life cycle. Facilities managers can expect to replace the existing mechanical infrastructure completely. The benefit is that new MEP systems, designed specifically for healthcare, eliminate the constraints of adapting existing infrastructure. If there is not enough room to locate systems at grade, structural assessment and modifications will be required. Backup power is essential for healthcare facilities, ensuring redundancy and supporting critical medical equipment and life safety systems. Facilities managers must evaluate the condition and capacity of any existing generators. Plumbing needs are also drastically different between retail and healthcare. To service additional rooms and fixtures, facilities managers should plan for extensive routing and installation during renovations.  机电（MEP）系统：对现有机电系统进行全面评估至关重要。医疗设施的暖通空调要求比零售设施更为严格，因此现有系统很可能已无法满足需求，且通常已达到使用寿命。设施经理应做好全面更换现有机械设备基础设施的准备。其优势在于，专为医疗设计的新型机电系统可消除改造现有基础设施所受到的限制。如果地面层没有足够空间布置系统，则需要进行结构评估和改造。备用电力对医疗设施至关重要，可确保冗余，并为关键医疗设备和生命安全系统提供支持。设施经理必须评估所有现有发电机的状况和容量。零售设施与医疗设施的给排水需求也存在巨大差异。为服务更多房间和卫生器具，设施经理应在翻新期间规划大量管线排布与安装。 

Exterior Envelope: Like the MEP systems, the building envelope of former big box stores is likely at the end of its life cycle and not optimal for a healthcare facility. Complete replacement is more cost-effective than attempting to enhance existing insulation and windows to suit a new purpose. Constructing new exterior walls provides an opportunity to improve energy efficiency with updated insulation and high-performance windows for long-term cost savings. The sloped roof of a big box store facilitates external rainwater management that eliminates the need for roof drains and reduces the risk of water infiltration. However, roofing material and insulation will also need to be updated to create a tighter envelope for the building. Through renovation of the exterior, facilities managers can control the appearance of the building’s façade to patients and visitors and integrate healthcare system branding for a recognizable identity.  外围护结构：与机电系统一样，原大型卖场的建筑围护结构很可能已达到使用寿命，且并不适合医疗设施。与尝试增强现有保温和门窗以适应新用途相比，全面更换更具成本效益。建造新外墙使项目有机会采用更新的保温材料和高性能窗户来提高能源效率，从而长期节约成本。大型卖场的坡屋顶有利于实现外部雨水管理，无需设置屋顶排水口，并可降低渗水风险。不过，屋面材料和保温层也需要更新，以使建筑围护结构更加严密。通过外部翻新，设施经理可以管控建筑立面在患者和访客眼中的外观，并整合医疗系统品牌标识，形成高辨识度。 

Floor Plan Layout: The steel structure of a big box store is arranged in a regular column grid, providing a standard layout within which to arrange a new program. The open floor plan offers flexibility for interior configurations, but also demands strategic programming and partitioning to create an optimized layout in the expansive interior space. Facilities managers must consider departmental adjacencies and the flow of patients, staff, and supplies to develop a successful solution.  平面布局：大型卖场的钢结构按规则柱网布置，提供了可用于安排新功能布局的标准平面。开放式平面为室内配置提供了灵活性，但同时也需要进行策略性功能规划和分隔，以便在开阔的室内空间中形成优化布局。设施经理必须考虑科室相邻关系以及患者、员工和物资的流线，从而制定成功的解决方案。 

Occupant Comfort: The large interior space and high ceilings of big box stores present a challenge to occupant comfort, particularly for patients and healthcare workers. A major concern is patient privacy and confidentiality, which is mainly impacted by acoustic control. Facilities managers must consider the cost and complexity of implementing proper sound insulation in exam rooms and consultation areas, such as the height needed to extend walls to the deck. It is also important to optimize access to natural light in healthcare facilities, for the benefit of patient and staff well-being. Big box stores have minimal exterior windows located at the perimeter of the facility, requiring significant structural modifications to create or enlarge window openings. The expansive interior space is a challenge for wayfinding, leading to visitor confusion, anxiety, and delays in care due to difficult navigation. To support a positive experience and help patients find their destination without staff assistance, intuitive strategies must be incorporated, such as visible signage, color coding, and digital navigation tools.  人员舒适度：大型卖场的开阔内部空间和高天花板给人员舒适度带来挑战，对患者和医护人员而言尤其如此。主要关切之一是患者隐私与保密，这主要受声学控制影响。设施管理人员必须考虑在检查室和问诊区实施适当隔音措施的成本与复杂性，例如将墙体延伸至结构顶板所需的高度。此外，为了患者和员工的身心健康，优化医疗设施内的自然采光条件也很重要。大型卖场位于建筑周边的外窗极少，需要进行大量结构改造才能开设或扩大窗洞。开阔的内部空间也给寻路带来挑战，导航困难会导致访客困惑、焦虑，并延误就医。为支持良好体验并帮助患者无需员工协助即可找到目的地，必须融入直观策略，例如醒目的标识、颜色分区和数字导航工具。 

Site Safety and Accessibility: While the abundant parking spaces of a big box retail store offer sufficient capacity for a healthcare facility, minor site interventions will enhance pedestrian safety. Facilities managers must assess the flow of vehicle and pedestrian traffic on site and implement solutions that create a clear and safe path from the site entrance to the drop-off area and front door. The parking lot might require restriping to accommodate the appropriate size and distribution of accessible spaces in accordance with the Americans with Disabilities Act (ADA). 场地安全与无障碍：尽管大型零售卖场充足的停车位可为医疗设施提供足够容量，但少量场地改造措施即可提升行人安全。设施管理人员必须评估场地内的机动车和行人交通流，并实施相关解决方案，形成从场地入口到落客区和前门的清晰、安全路径。停车场可能需要重新施划标线，以便按照《美国残疾人法案》（ADA）设置尺寸和分布适当的无障碍车位。 

From Toys ‘R’ Us to Pediatric Outpatient Center 从 Toys ‘R’ Us 到儿科门诊中心 

Penn State Health Children’s recently converted an existing big box store to create Lancaster Pediatric Center. The site offers strategic advantages for a community healthcare center, including proximity to neighborhoods, highway visibility, and ample parking. The organizations was able to successfully transform a former Toys ‘R’ Us into a new outpatient location serving families and young patients in the Lancaster, Pennsylvania, community. The renovation design addresses the challenges of the existing facility and maximizes its benefits to create a pediatric healthcare hub offering convenient care in a familiar, comfortable environment.  Penn State Health Children’s 近期将一栋现有大型卖场改造为 Lancaster Pediatric Center。该场地为社区医疗中心提供了战略优势，包括靠近居民区、公路沿线可见度高以及停车位充足。该机构成功将原 Toys ‘R’ Us 门店改造为新的门诊部，为宾夕法尼亚州兰开斯特社区的家庭和低龄患者提供服务。改造设计解决了现有设施的各项难题，并最大化发挥其优势，打造出一个儿科医疗枢纽，在熟悉、舒适的环境中提供便捷医疗服务。 

Penn State Health Children’s opted to replace the existing MEP systems and install purpose-built infrastructure for the new outpatient occupancy. The design team provided updated HVAC with rooftop variable air volume boxes that keep patients and staff comfortable and maintain the air quality appropriate for a healthcare environment. The Toys ‘R’ Us had no backup power, so new generators were installed. Lancaster Pediatric Center retained the existing concrete floor slab, but extensive trenching was required to route plumbing for sinks in each exam room. The design took advantage of the existing mechanical location to consolidate equipment and create easy access for maintenance personnel.  Penn State Health Children’s 选择更换现有机电（MEP）系统，并为新的门诊用途安装专用基础设施。设计团队升级了 HVAC 系统，配备屋顶式变风量箱，使患者和员工保持舒适，并维持适合医疗环境的空气质量。原 Toys ‘R’ Us 没有备用电源，因此安装了新的发电机。Lancaster Pediatric Center 保留了现有混凝土楼板，但需要进行大面积沟槽开挖，以便为每个检查室的洗手池敷设给排水管道。设计利用现有机电设备区的位置整合设备，并为维护人员创造便捷的检修通道。 

The design team determined that demolishing the existing exterior and starting fresh was more cost-effective than adapting the walls to accommodate additional insulation, cladding, and windows. The new exterior creates an efficient, purpose-built envelope that supports a medical business occupancy. Penn State Health Children’s retained the steel structure of the Toys ‘R’ Us, minimizing the amount of material sent to landfill. The layout of the outpatient departments works with the regular grid of steel columns to organize the interior program.  设计团队认定，拆除现有外立面并重新建造，比改造墙体以容纳额外保温层、覆层和窗户更具成本效益。新外立面形成高效、专门建造的围护结构，可满足医疗业务场所的需求。Penn State Health Children’s 保留了 Toys ‘R’ Us 的钢结构，最大限度减少了送往填埋场的材料量。门诊科室的布局结合规则的钢柱网来组织内部功能空间。 

IKM Architecture designed an uninterrupted skylight that aligns with the main public corridor, bringing natural light to the interior of the floor plate. Adjacent waiting areas are open to the corridor to capture the natural light and create a welcoming, accessible environment for visitors. IKK Architecture 设计了一扇与主公共走廊对齐的连续天窗，将自然光引入楼层平面内部。相邻的等候区向走廊敞开，以获取自然光，并为访客营造宜人、无障碍的环境。 

The design prioritizes access to natural light in key areas of the facility. The design team arranged departments along a public circulation spine and brought in daylight through a new skylight extending the length of the building. Windows at the exterior are allocated to patient areas, staff offices, and conference rooms, while clinical areas are placed inboard where natural light is not appropriate.  设计优先考虑设施重点区域对自然光的获取。设计团队将各科室沿公共动线主轴布置，并通过一扇延伸至整栋建筑长度的新天窗引入日光。建筑外窗分配给患者区域、员工办公室和会议室，而临床区域则设置在不宜采用自然光的内侧。 

The design team addressed stakeholder concerns about sound transmission to prevent private conversations occurring in exam rooms from being overheard in the corridor. Interior partitions were extended to the deck, which is higher in a big box store than in a typical healthcare facility. the design incorporated additional measures, such as drop sweeps on doors, to enhance acoustic control. 设计团队解决了利益相关方对传声问题的担忧，以防止诊室内的私密谈话被走廊中的人听到。室内隔墙被延伸至结构顶板；大盒子式商店的结构顶板比一般医疗设施更高。设计还采用了附加措施，例如门底升降密封条，以增强声学控制。 

Effective wayfinding was achieved through an innovative signage system that combines a color-coded department key with graphic flooring. A directory beside the reception desk displays the departments in a tree-like design, while a river of color in the floor guides visitors as each color peels off at its associated department. This allows families and young patients to navigate the circulation spine and locate the appropriate waiting area without assistance.  高效的导视系统通过一套创新标识系统实现，该系统将色彩编码的科室索引与图形化地面相结合。接待台旁的指南以树状设计展示各科室，地面上的色彩河流则引导访客，每种颜色在其对应科室处分流。这使家庭和年幼患者能够沿动线主轴行进，无需协助即可找到相应的等候区。 

The design also considered the flow of vehicles and pedestrians on the existing site and developed solutions that enhance visitor safety. The design team relocated the existing main entrance from the center of the building off to the side to increase the distance between the patient drop-off area and the vehicle entrance to the site. This protects the families and children that once shopped here for toys and now come to the same location for specialized pediatric care.  设计还考虑了既有场地内车辆和行人的动线，并制定了提升访客安全的解决方案。设计团队将原有主入口从建筑中央移至侧面，以加大患者落客区与场地车辆入口之间的距离。这为那些曾经来这里购买玩具、现在来到同一地点接受专科儿科医疗的家庭和儿童提供了保护。 

The Broad Applications of Big Box Store Conversions 大盒子式商店改造的广泛应用 

As healthcare delivery shifts toward accessible outpatient care centers, the adaptive reuse of big box stores offers a repeatable, scalable strategy that aligns with capital constraints, patient preferences, and sustainability goals. According to the National Trust for Historic Preservation, a new building that is 30 percent more efficient than the average requires up to 80 years of operation to offset the negative climate change impacts of its construction. Reusing existing facilities, on the other hand, has measurable and immediate benefits for economic and environmental sustainability. Conversions achieve energy savings up to 46 percent higher than new constructions at the same level of energy performance. By reusing the steel structure of a big box store, developers eliminate the carbon emissions generated by additional steel production and construction. 随着医疗服务供给向便捷可及的门诊护理中心转移，大型卖场的适应性再利用提供了一种可复制、可扩展的策略，与资金约束、患者偏好和可持续发展目标相一致。根据 National Trust for Historic Preservation 的数据，一栋比平均建筑能效高30%的新建筑，需要长达80年的运营才能抵消其建造对气候变化造成的负面影响。另一方面，再利用现有设施在经济和环境可持续性方面具有可衡量且立竿见影的效益。在同等能源性能表现水平下，改造项目的节能量比新建建筑最高高出46%。通过再利用大型卖场的钢结构，开发商可避免新增钢铁生产和施工所产生的碳排放。 

The adaptable and sustainable features of former retail sites also appeal to industries beyond healthcare. For instance, the expansive floorplate is ideal for an open, flexible office environment. Entire bays could be removed to increase exterior wall space for windows and create an outdoor amenity for workers. With additional MEP infrastructure, big box stores can accommodate industrial equipment and manufacturing processes. The large open interior could be outfitted with shelving for storage and material handling. Existing loading docks offer a cost advantage for a warehouse conversion with delivery access already in place.  原零售场地的适应性和可持续特征也吸引了医疗保健以外的行业。例如，开阔的楼板平面非常适合开放、灵活的办公环境。可以拆除整个开间，以增加用于设置窗户的外墙空间，并为员工打造户外配套休闲设施。借助额外的 MEP 基础设施，大型卖场能够容纳工业设备和制造流程。宽敞的开放式室内可装配货架，用于仓储和物料搬运。现有装卸平台已有配送通道，为仓库改造提供了成本优势。 

These buildings are more than vacant shells – they’re untapped community assets. Whether transformed into pediatric clinics, specialty outpatient centers, or flexible mixed-use facilities, big box stores offer a way to meet community needs while reducing environmental impact and investing in familiar, accessible locations. With the appropriate planning and design, yesterday’s storefronts can become tomorrow’s healthcare hubs. 这些建筑不只是空置的躯壳——它们是尚未开发的社区资产。无论是改造为儿科诊所、专科门诊中心，还是灵活的混合用途设施，大型卖场都能在满足社区需求的同时减少环境影响，并投资于人们熟悉且便于前往的地段。通过适当的规划和设计，昨日的店面可以成为明日的医疗枢纽。 

Christine Lyons, AIA is Senior Associate & Senior Project Manager at IKM Architecture. Christine Lyons, AIA 是 IKM Architecture 的高级协理兼高级项目经理。 

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