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Re-Imagining Detroit Historic Factory Rehab Renovation Uses Geothermal SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

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CONTENTS

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d e t a r o Perf tal Me

JUL/AUG 2016 Vol. 14 No. 6

DEPARTMENTS 6 64 65 66

The Architects Showcase Index Portfolio

About The Cover 8

Re-Imagining Detroit The city may not be what it once was, but it’s on its way to re-inventing itself within the context of its history.

The completely renovated Detroit Opera House is one of many historical structures that have been restored to their former glory as the Motor City rejuvenates itself.

For more about this city-wide effort, turn to the cover feature on p. 8.

Windows & Doors

HVAC & Plumbing

16

26

16 Cigar Factory Embarks On A New Life

26 Historic Renovation Includes Geothermal

Despite a false start and an arduous approval process, the resulting authenticity was worth the effort.

The renovation of Rancho Los Alamitos involved a geotheral heat-pump system to provide low-cost, sustainable cooling and eliminate noise.

30 Church Sings Praises Of Condensing Boilers

Weil-McLain’s Evergreen boilers provide efficiency and ease of operation.

Interiors

Exteriors

38

48

38 Raising The Roof On Historical Bath House

48 Library Blends Stone And Glass

Laminated veneer lumber’s renewable and sustainable characteristics handle building changes in temperature and humidity.

Eldorado Stone replicates natural stone found in the area for a California facility.

42 Two Paws Up For Rubber Floors

Rubberized flooring meets demanding performance standards of Louisiana SPCA facility.

Lighting & Electrical

Building Technology

53

60

53 Lighting For The Future

60 High-In-The-Sky Safety

To aid in achieving climate neutrality, a Virginia university commits to LEDs and lighting control.

Passive fire-containment system supports the building enclosure for One World Trade Center.

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CONTENTS

online editorial products JUL/AUG 2016

New Online

VOLUME 14, NO. 6

• Fire-systems interview. Gary L. Parr interviews Angie Ogino of Thermafiber Owens Corning about high-rise fire-control systems.

• Flexible workspaces. In a new podcast, architect Christopher Bockstael talks about creating dynamic workspaces.

• Mixed-use design. In conjunction with his June column, Michael Johnson shares more about mixed-use designs in a podcast.

• Geothermal systems. Geothermal systems are gaining ground and our resident expert Jay Egg discusses the latest technology.

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Podcasts are supported by a resource page and are available for download from the website and iTunes.

Mixed-Use Design: Michael Johnson

Informal Workspaces: Christopher Bockstael

Michael Johnson, AIA and founding design principal at CarrierJohnson + CULTURE, San Diego, explores the many aspects of large mixed-use developments as part of the greater movement to re-energize urban spaces that attract new businesses and residents.

Christopher Bockstael, AIA and partner and director of innovation space at Svigals+Partners, New Haven, CT, shares his thoughts about what is involved in developing and designing informal workspaces that meet today’s needs for flexibility and employee collaboration.

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Kenneth W. Betz Senior Editor

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Authentic Design: Gordon Carrier

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Gordon Carrier, FAIA, NCARB, and founding principal at Carrier Johnson+CULTURE, San Diego, shares his firm’s authentic-design approach to architecture. The discussion centers on how authentic designs honor client heritage, commit to living in the present, and shape brand values for the future.

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Designing for Millennials: Marlyn Zucosky Marlyn Zucosky, IIDA, and partner at Joshua Zinder Architecture + Design, Princeton, NJ, talks about what is involved in designing the flexible, sustainability-oriented workspaces that help employers attract and retain millennial-generation workers.

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EDITOR’S

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Pottersvilles?

O

ur home is in one of a cluster of three small river towns. In one of the towns is a large manufacturing business owned by an apparently wealthy businessman. In recent years, he has been buying and renovating proper-

ties in his “home” town and the small town across the river. His justification is that he wants potential customers to have a good impression of the town in which he does business so they’ll have a positive impression of his operation. Recently, he has been doing the buy/renovate thing in the town in which we pay taxes.

If he’s being upfront about his motives, I really can’t fault him. These old mill towns have a lot of nice architecture that has fallen into disrepair and really should have been demolished. His investments have made a visual difference in the area, even though most of the renovated structures remain empty.

What makes me nervous is that, intentionally or unintentionally, he’s gaining ownership of a lot of property and, therefore, influence over decisions made by the respective city councils. One could argue that city leaders need a little “influence” and the small tax base in each of the towns does put them in a difficult position in terms of making decisions that will grow that tax base. He represents funding they need but I truly doubt those dollars come without strings.

I tell you this tale, not only because I’m concerned about the town in which I live, but because the same kind of thing is happening in Detroit, as you’ll read about in our feature article by senior editor Ken Betz on p. 8, in Baltimore, and, I’m sure, in other cities.

As someone who grew up in southeastern Michigan and saw Detroit in its glory days and then in its decline, and at its worst point in history, I understand why city councils go with the flow when someone comes along, wants to build a business in a deteriorating city, and has the funding to do the renovation that initiates true growth.

Several years ago I was in downtown Detroit, and it was in such disrepair that all I wanted to do was get out. When I traveled to Detroit with Ken Betz this past June, I was stunned to see the inner core of the Motor City shining once again. It’s absolutely exciting to see what they’ve done with the place and they’re not finished. I was particularly pleased to see that so many of those

Renovation is everywhere and the Motor City is being transformed. When private funding is behind these types of projects, there may be a long-term price to pay.

beautiful old buildings have been spared the wrecking ball and, instead, are being restored to their former glory. From all reports, the city is energized and growth is in the future.

But (and you knew there was a but), the little voice in the back of my head keeps saying that I hope the proper safeguards are in place in these large cities and even in the small town in which I live. If not, the potential is very high for these apparently well-meaning business people to gain undue influence and create Pottersvilles out of many of our cities (For you younger folks, see the movie It’s A

Wonderful Life.) Though these cash-strapped cities need what is offered now, ending up beholden to a Mr. Potter is not a good long-term strategy. CA

Gary L. Parr Editorial Director

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5

DEPARTMENT

the architects

Informal Workplaces Make Play Productive Christopher Bockstael, AIA Partner, Svigals+Partners

I

n recent years, commercial and institutional groups increasingly ask designers to create office settings that are more friendly, comfortable, and informal. “Lighten it

up” is the new rule, not the exception. This has opened the door for real innovation. It’s also part of the stated mission at Svigals+Partners, New Haven, CT, to conceive productive playgrounds: environments that are condu-

For break rooms, develop ideas for lounge spaces with a mix of comfortable seating and family-style tables. Furnishings that can be easily grouped together for staff meetings and presentations stretch the versatility of these spaces.

cive to open participation and creative collaboration, and the kind of grown-up play that supports progress, inspiration, and productivity.

Along with these opportunities come challenges,

For a major soft drink brand, Svigals+Partners created an “ideation lab” that incorporated digital media, flexible furniture solutions, and floor-to-ceiling writeable walls of whiteboard or blackboard paint over a level 5 drywall finish.

however. For example, interpreting what “friendly” or “informal” mean to different clients or corporate cultures

wireless charging systems are advancing rapidly. Mean-

and reclaimed and rustic materials. New research shows

is essential. Many workplace projects demand some level

while, well-designed plug-and-play pods in the floor or

the benefits of such finishes—as well as views of the out-

of flexibility, too. But different organizations define flexi-

furnishings can serve electricity and data needs.

doors, interior plantings, figurative art, and other such el-

bility in vastly divergent ways. The key to success and the

Modular furniture, re-locatable partitions, and raised

ements, often referred to as biophilic—to occupant health

most supportive workplaces is to engage each client in a

floors allow quick refreshes of the workplace look. Com-

and productivity. Mixing these materials with bold colors

collaborative process from the earliest possible pre-plan-

pany divisions or employee groups can completely recon-

and patterns creates vibrant, visually stimulating spaces.

ning phases.

figure at will, rearranging workspaces, break rooms, meet-

The ideation lab described above, for example, incorpo-

ing areas, and lounges to support their needs and even

rated a rich maple discovery wall. The feature serves as a

their whims.

storage space and idea center, with sliding cubbies backlit

Programming to support flexibility and a friendly environment requires rethinking how open-plan offices work. For example, traditional break rooms and kitchen-

The most playful and productive playgrounds of all

ettes are out. Forget those usual two- and four-top tables

employ unique ways of customizing work space. An in-

tucked away in a small non-descript room. Instead, devel-

vestment banking firm’s Connecticut headquarters, for

Everyone needs a productive playground in their lives.

op ideas for lounge spaces with a mix of comfortable seat-

example, takes inspiration from its leadership’s shared love

But change is hard for many organizations. Fortunately,

ing and family-style tables. Using adjustable and move-

of music. The result? Smack dab in the middle of the trad-

innovation and creativity can be introduced with small

able furnishings that can be easily grouped together for

ing-room floor is the Quiet Room, as it’s known, which

gestures as well as big ones. Encouraging play and infor-

staff meetings and presentations stretches the versatility

looks like a recording studio enclosed in sound-treated

mal collaboration can offer surprising rewards, including

of these spaces.

to display images from nature on transparent polycarbonate 3Form panels.

double-glazed walls etched with the company’s branding

increases in employee focus and morale. Once our clients

This flexible approach promotes workplace collab-

and fitted with color-changing lighting and an illuminat-

see that playgrounds can be productive, they tend to ask

oration and communication. Add to this some focal el-

ed “In Use” sign. Inside, a high-tech sound system stocked

for more. CA

ements that support office culture, such as an art wall,

with the employees’ collected music libraries provides an

a coffee bar, or a ping-pong table. These add a comfort

oasis in the middle of the trading floor, suited for private

lifestyle that can benefit recruiting and retention of the

meetings, chat sessions, and reflective moments.

Christopher Bockstael, AIA, is a partner at Svigals+Partners, New Haven, CT, and director of innovation space for the firm. Bockstael approaches design through the holistic integration of client vision, culture, and sustainability to develop meaningful environments, weaving together the creative aspects of architecture with pragmatic design solutions. He spearheads quality assurance for the firm, and identifies strategic business opportunities.

best people. For one client, a major soft-drink brand, we

Speaking of lighting, integrating daylight into our

created an “ideation lab” that incorporated digital media,

workplaces is essential today. For the below-grade ground-

flexible furniture solutions, and floor-to-ceiling writable

floor offices of a leading pharmaceutical company, Svi-

walls of whiteboard or blackboard paint over a level 5

gals+Partners brought together glass walls, transoms, and

drywall finish. In another case, we specified back-painted

bright finishes to maximize natural illumination. Years

glass as a striking alternative. In each instance, the design

ago, calculating the number of lighting fixtures for an in-

featured a splash of color, texture, branded graphics, or all

door office space only required determining the average

of the above, to reinforce the client culture.

uniform horizontal illumination in a space. Now, how-

Interview With Christopher Bockstael

With wireless technologies, informal workplace ap-

ever, non-uniform approaches to office lighting design

proaches are even more effective. Furnishings are more

are taking the lead, thanks to an increased emphasis on

Learn more about creating informal and flexible

moveable without wired data ports, and Wi-Fi eliminates

energy conservation and a shift toward task lighting at

workspaces in our interview with Christopher Bockstael

cable-management issues and the unsightly runs of visible

workstations.

at commercialarchitecturemagazine.com/architects.

wires. Power continues to be a connectivity challenge, but 6

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We’re also specifying far more natural-wood finishes

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new urbanism

FEATURE

Re-Imagining Detroit The city may not be what it once was, but it’s on its way to re-inventing itself within the context of its history.

Kenneth W. Betz, Senior Editor

The Detroit Athletic Club, an Albert Kahn building that dates to 1915, was renovated by SmithGroup JJR. Additions and renovations included a completely new vehicular entry circle, a new porte cochère, a 1,300-gsf entry vestibule, renovated lobby, new café, and new 10,000-gsf rooftop terrace. Photo: Jason Robinson Photography

M

estate, and development, but it’s not some-

“Cities grow over the years; they change; they be-

thing that has happened overnight nor is the transforma-

come a city and then another city, and we’re in the pro-

tion complete.

cess of building the next Detroit,” said Mark Nickita,

uch has been made of what has been called

now,” said Melissa Dittmer, AIA, director of architecture

of time thinking about the future of Detroit, but it never

a “renaissance” in Detroit architecture, real

and design for Bedrock Detroit.

moved beyond the planning threshold. Now, coming out

Nor is “renaissance” a particularly apt term. “I would

AIA, Archive DS (Design Studio), Detroit.

of those years of planning, it’s the first time we’ve reached a moment of becoming a city of building,” she said.

“I’ve practiced in the city since the 1960s, and I’ve never seen it like this. I see that as a positive thing, not as

say Detroit has gone through a lot of renaissances, so it’s

“As we went through the recession and then through

a negative, but that doesn’t mean there aren’t a whole

a word architects don’t like to throw around lightly.

[municipal] bankruptcy, Detroit spent years as a city of

host of issues,” said Stephen Vogel, FAIA, professor of

We’ve heard those buzzwords used multiple times, but

planning,” Dittmer said. “I mean, all we did was plan fu-

architecture, Univ. of Detroit-Mercy.

it’s definitely an exciting place to be an architect right

ture neighborhoods and future buildings. We spent a lot

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“For architects it’s been great the past three years. If I

FEATURE

new urbanism

look at the faculty at the school of architecture who have small practices on the side, they’re all swamped. We can’t graduate students fast enough to fill all the open positions,” he said.

“Mayor Mike Duggan and city planner Maurice Cox generally feel that Midtown and Downtown are going to take care of themselves because of the money that’s poured into the area. Everything is propped up, especially in Midtown, by foundations,” Vogel said.

According to Vogel, Cox is placing emphasis on neighborhoods where he believes there are assets on which to build. He plans to establish community design centers that would make a planning staff person and an urban designer available to the residents of that neighborhood.

Asked if the boom in real estate and development is sustainable, Vogel observed, “There’s a wild card, and that wild card is Dan Gilbert [of Quicken Loans and Bedrock Detroit]. He seems to be in for the long haul, and he’s spending money unbelievably. I don’t know if he’s making money in development; I assume he’s making money in his mortgage business.

“But if he’s here to stay, he’s one of the big reasons for the turnaround. He’s attracting money from all over the world. The Chinese, the Germans are all in town buying buildings,” he said.

Nickita doesn’t think the market is oversold or oversaturated or that the boom in real estate and development is anywhere near over. “It has a long way to go before that becomes a concern,” he said. “It’s a matter of having had a lot of deficiencies for a long time, so there’s a long way to go before we get to the point of saturation. We lost a lot of momentum in the ‘70s and ‘80s. We are in need of a lot of different things, and we’re just filling those voids right now.”

LOCAL INVESTMENT

A number of things happened at the same time, or very close to one another, that helped drive the rebuilding of Detroit. General Motors purchased the Renaissance Center and consolidated their employees there, Paul Urbanek, FAIA, LEED AP, SmithGroup JJR, Detroit, explained. That moved some out of New Center but it also brought people from Pontiac, Auburn Hills, and Lansing to a central Downtown location.” In 2004, General Motors completed a $500-million renovation of the center as its world headquarters, which it had purchased in 1996.

In 2003, Compuware, a software company with products aimed at corporate IT departments, moved its headquarters and 4,000 employees from Farmington Hills to Downtown Detroit. Compuware was founded by Detroit native Peter Karmanos, Jr. Dan Gilbert, who also grew up in the Detroit area, moved his Quicken Loans company from Livonia to Downtown in 2010. He also began buying Downtown real estate. His real estate development company, Bedrock Detroit, now owns more than 90 properties.

“Dan Gilbert is a key figure. I don’t think there was a pro forma in the world that would have told him to do what he did. He just took a big risk, came in and started developing buildings, and they started skyrocketing,” said Urbanek.

In an interview with the Detroit Free Press, Gilbert acknowledged that at the time of Quicken’s move Downtown, he didn’t fully realize the investment potential that move presented.

Another home-grown business, Little Caesar’s Pizza, opened by Michael and Marian

Above. The Detroit Opera House was designed by C. Howard Crane, who also designed such Detroit landmarks as the Fox Theater, State Theater, and Orchestra Hall. Opened in 1922 as a movie palace known as the Capitol Theater, the theater was restored by Kahn Associates Inc. Photo: Kahn Associates Left. Detroit has an impressive stock of architecturally significant buildings that have been preserved or restored. The Guardian Building was completed just before the Great Depression, as were many Downtown skyscrapers. Wirt C. Roland of Smith, Hinchman & Grylls, which today is SmithGroup JJR, was the architect.

SmithGroup JJR participated in various renovations throughout the years and has offices in the building. Photo: Laszlo Regos Photography

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FEATURE

new urbanism Woodward Ave. from Downtown to New Center. Originally known as M-1 Rail, the transit line was funded by a consortium of investors, including Quicken Loans and Olympia Development, the rail line was renamed the QLINE when Quicken purchased the naming rights for an additional $5 million. Now under construction, completion of the line is expected in 2017.

“You would go to Midtown development meetings and it was propose, propose, propose,” Urbanek observed. “Now that the QLINE is under construction, realtors say people are calling from all over the country wanting to buy property on Woodward Ave.,” he said.

NEW PLANNING DIRECTOR

Maurice Cox, Detroit’s planning director, has been in town approximately 18 months and is already being praised by local architects.

Before coming to Detroit, Cox was director of the Tulane City Center, a community-based design resource center for New Orleans and associate dean for Community Engagement at the Tulane Univ.

School of Architecture.

“I would say that Maurice is a champion and the best design advocate for the future city of Detroit,” Bedrock’s Dittmer said. “There have been many instances where I’ve seen him say, ‘OK, that may have been an acceptable development or design solution two years ago, but it is no longer acceptable for Detroit standards now.’

“For many years Detroit was so happy to get anything built,” she continued, “so after years of thinking like that, we need someone at a city level who is a champion. Detroit needs and deserves more.”

“Without him being there in the place that he’s in and with the power that he has, Detroit could take a totally different trajectory than where it’s going now,” she concluded.

“Maurice Cox has already had a huge impact, and he’s pushing very hard to up the design level,” agreed Stephen Vogel. “Because Detroit has been desperate for a long time, they would almost accept anything. Maurice has put a stop to that. Some really bad developments occurred, but now there is much more attention to good design, quality, and detail.”

Another factor that’s seems to be working in Detroit’s favor is increased regional cooperation, said Alan Cobb, FAIA, LEED BD+C, Kahn Associates, Detroit. “The Cobo Hall development is a perfect example of something that never would have happened 10 years ago,” he said. “Basically five entities—the city of Detroit; Wayne, Oakland, McComb counties; and the State of Michigan— came together to do a $300-million project to restore Cobo Hall and The pre-Depression Art Deco David Stott building was purchased by Dan Gilbert’s Bedrock Detroit in May 2015. The 38-story landmark is expected to house residential, commercial, and retail tenants, according to Bedrock’s website. Photo: Bedrock Detroit

Ilitch as a small restaurant in Detroit in 1959, now looms large in the redevelopment of Detroit. Ilitch owns the Detroit Red Wings hockey club and the Detroit Tigers baseball team.

it’s working beautifully,” he said.

There is even talk of taking the QLINE all the way to Pontiac, Cobb related. “These are things that 10 years ago would not have

When others were leaving Downtown, Ilitch painstakingly re-

been on the table, but I think the city and the suburban govern-

stored the 5,000-seat Fox Theatre, built in 1928, to its original splen-

ments are beginning to understand that we have to solve problems

dor and relocated his suburban staff to offices in the building. The

in a regional way,” he said. The QLINE itself is the product of a

latest project of Ilitch’s Olympia Development LLC, is The District

consortium of private investors, foundations, and government.

Detroit, a sports and entertainment district that will transform doz-

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ens of blocks of underutilized land, connect Midtown to Down-

ADAPTIVE REUSE

town, and include a new arena for the Detroit Red Wings and a new

Much of what has happened so far in Detroit is adaptive reuse of ex-

world headquarters for Little Caesar’s adjacent to the Fox Theater.

isting buildings. “Detroit is extremely unique in relation to Chicago

Another project that is having considerable impact on develop-

and other cities that really developed heavily in the ‘60s, ‘70s, and

ment along its route is the 3.3-mile streetcar line that runs along

‘80s. Detroit really stalled in the ‘60s, and so a lot of the buildings

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FEATURE

new urbanism

from the Roaring ‘20s back to the early 1900s still exist here. Rather than being replaced, they stayed and they’re still in good shape,” Cobb said.

In recent years, they’ve been picked up by developers such as Dan Gilbert’s Bedrock Detroit for pennies per square foot. “Now it’s a much different situation, but in general there is a lot of enthusiasm about reuse and revitalization here in Detroit,” he said.

Urbanek agreed that much of the activity so far has been renovation of existing buildings. “There was a tremendous amount of building stock that had been held to very low standards because of the economy, but as each one becomes renovated and moves up in quality, the next one becomes a valuable piece of real estate. They’re all appreciating as they go,” he said.

“Renovation has been the driver of development,” Archive DS’s Nickita agreed. “Detroit and other older cities—Buffalo, Cleveland, St. Louis, Chicago, Milwaukee, Pittsburgh—have plenty of old buildings, many buildings that are under-producing or even empty. Detroit is no different. It has lots of good stock, lots of bones, lots of things to work with. As the demand and the interest in the city has increased, the first places that the development community went to get control of was some of these buildings to turn them around.”

In contrast to the visible and much-publicized developments of Gilbert and Ilitch, Nickita, who was chair of the local CNU (Congress for New Urbanism) host committee that brought CNU24 to Detroit in June 2016, feels that small incremental developments can create a synergy that, in time, really starts to establish a district. He prefers a systematic choosing of one building after another that are in relative proximity and “progressing to a point where it collectively becomes a district of substance.”

Aside from places such as the Red Wings stadium, new construction isn’t all that visible to visitors, but Dittmer predicts, “we will see more cranes in the air in the

Little Caesar’s Pizza is building a new, eight-story Global Resource Center on Woodward Avenue next to the Fox Theater, which Little Caesar’s owners, the Ilitch family, restored. The company also will renovate its existing offices. Architect for both is SmithGroup JJR. Rendering: SmithGroup JJR

next six months to a year and then it will be apparent to everyone, not just the people here embedded in the archi-

tricts of Midtown and the financial and technology dis-

evolve and develop,” Bedrock’s Dittmer said. Four histor-

tecture profession, but also to those outside, both nation-

tricts of Downtown—and a block from the new QLINE.

ic homes in the district will be restored. Work is expected

ally and internationally.”

Bedrock Detroit and Hamilton Anderson Associates,

to start in the fall of 2016.

also of Detroit, were named winners of the 24th Annual

As of now, Dittmer said, the project is on track to have

RESIDENTIAL DEMAND

Congress for New Urbanism’s grand prize for the design

about 22,000 sq. ft. of retail on the ground floors of the

So far the emphasis has been on commercial space, but

of their Brush Park project. CNU24 was held in Detroit

apartment buildings. The retail spaces will be corner-fo-

there is a strong demand for residential properties. There

in June 2016.

cused establishments intended to be neighborhood retail

are a lot of residential units in the pipeline, according to

Brush Park was formerly occupied by Victorian man-

operated by independent, eclectic entrepreneurial busi-

Dittmer. Market studies show demand for another 5,000

sions, a few of which still remain. The new development

ness people. Right now, she related, there are virtually no

to 7,000 units over the next five to seven years, she noted.

will be a fairly high density, with 40 units/acre. The archi-

retail options in the immediate area.

Two high-profile projects, Bedrock Detroit’s Brush

tecture will be modern but in a multitude of building

Park and Olympia Development’s The District Detroit,

styles and residential typologies to create a visually di-

MOVE TO DETROIT?

will include substantial amounts of much-needed new

verse community.

Why is Detroit attracting companies and workers to the

housing near Downtown.

“We have townhomes, duplexes, apartment build-

city? According to several accounts, one of the reasons

Brush Park, a Bedrock Detroit mixed-use project, is

ings, and carriage homes—all designed by different archi-

Quicken Loans, a company that relies heavily on tech-

roughly two blocks north of Comerica Park and a block

tects in different styles and aesthetics—so it will look like

nology, moved to Downtown was to attract talented tech

east of Woodward Ave., located between the cultural dis-

the site has evolved naturally over time the way cities

workers who said they didn’t want to live in the suburbs.

commercialarchitecturemagazine.com

JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

11

FEATURE

new urbanism

Brush Park is a Bedrock Detroit mixed-use project located between the cultural districts of Midtown and the financial and technology districts of Downtown. The development will include a variety of residential and commercial properties in different building styles. These three- to four-story townhomes were designed by Studio Dwell of Chicago. Rendering: Bedrock Detroit

es for the top 10% of Detroit’s real-estate listings were nearly half of the U.S. average for the luxury segment.

The auto industry hasn’t left Detroit, even if many of its manufacturing jobs have. Design and research and de-

Millennials are the most often-mentioned demo-

ers that has always been here,” Cobb said.

velopment are alive and well in the Motor City and its

graphic when the subject of who is moving to Detroit is

In fact, in December 2015, Detroit became the first

discussed, and that demographic is currently moving to

U.S. city to receive a UNESCO City of Design designa-

“If you think about it, the engineers they’re trying to

cities across the country and internationally, Dittmer

tion, joining 47 cities from 33 countries as new members

hire are coming out of Michigan and Harvard and Geor-

agreed. “But I would say that we have a broader spectrum

of the UNESCO Creative Cities Network. The Creative

gia Tech or wherever and they’re the same people that

of people looking to come back to the city of Detroit,”

Cities Network comprises cities that represent a strong

Google and Amazon and Apple are trying to hire. Ford

she added. Many who left in the past because jobs weren’t

legacy in one of seven creative fields, from gastronomy

isn’t just designing a car, it’s designing a computer on

available want to come back to their city, and empty nest-

and literature to design.

wheels,” Urbanek said.

environs, and competing for young talent.

ers are coming Downtown to be near the cultural attrac-

Creative types have always been attracted to places

He related that his SmithGroup JJR is working with

tions of the area. Then there are those interested in the

with low rents. “Let’s say you’re a sculptor from New York

Ford Motor Co. on a master plan for that company’s re-

single-family residential opportunities as well as opportu-

and you can buy a house or a warehouse in Detroit for

search and development center that will double the num-

nities to open their own businesses,” she explained.

peanuts. This is like nirvana,” Vogel said.

ber of people in that facility. They want a campus envi-

“I will say,” Stephen Vogel said, “I do a lot of traveling,

“What’s going to be interesting to follow is that in

ronment, a workplace that is attractive to Millenials, one

and everywhere I go, young people say they want to go to

Midtown and Downtown the prices are going up. Now,

that changes that whole idea of what it means to work for

Detroit.”

they’re not close to Chicago, Boston, DC, or New York,

Ford Motor Co., he said.

Artists and designers are also said to be attracted to

but it’s already starting to push people out. You can see

“If you have a stodgy, old office, you’re not going to

Detroit, although some have been there all along. “Peo-

some of the younger faculty at the university are buying

attract the most creative and forward-looking individu-

ple don’t always understand that because of the auto in-

on the fringes because they already feel they can’t afford

als,” he added.

dustry there already was a really strong design communi-

this area,” he said.

CHALLENGES

ty here. You have auto designers, industrial designers,

Indeed, the luxury residential niche has surged in

advertising people related to the auto industry, and

Downtown Detroit, even if prices are well below the na-

One of the big problems in Detroit is that the cost of

graphic designers. There is a group of artists and design-

tional average. According to the Wall Street Journal, pric-

construction is no different than Chicago or New York,

12

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JUL/AUG 2016

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FEATURE

new urbanism

but rental rates are about a third, Stephen Vogel commented. But that’s changing, he added.

Ken’s V I E W

Those rising rental rates generally signal gentrification of a

Beyond The Headlines

neighborhood. “There have already been a number of panels on gentrification and what that means,” Vogel said. “Gentrification in a city that has lost its middle class is a good thing, but to the people being pushed out, it’s not such a good thing.”

Another issue that many people don’t understand is that the city has difficulty assembling large parcels of land even though, depending on who counts, there exists between 20 and 40 sq. mi. of vacant land in Detroit, Vogel observed.

The City of Detroit owns considerable property, much of it inherited from county foreclosure tax sales that occur when properties don’t sell. The problem is that the majority of that land consists of individual, non-contiguous lots. If a developer wants 100-acres for a project, there are very few plots of that size available.

Aside from real estate and construction, jobs and education are the two elements in the future of Detroit that are the subject of much discussion and concern. “Ultimately you have to have jobs. The people you see sitting here [an upscale coffee shop in Midtown] work at Detroit Medical Center or for Dan Gilbert Downtown. They have jobs,” Vogel observed.

“However, a person living in a lower-economic neighborhood, because they don’t have the skills and education, isn’t so lucky. So, to me, the big unknown is the school system,” said Vogel. He noted that a recent job fair revealed that there were thousands of unfilled jobs in Southeast Michigan because of a lack of qualified applicants.

Nevertheless, Vogel concluded, “As someone who has been here for 50 years, it’s pretty amazing, I would say I have more hope for this city than ever in my entire career.”

“There’s a lot of energy,” agreed Nickita. “Having been here 31 years, there have been a lot of ups and downs, but we’ve felt the momentum in recent years.” CA

Want more information? The resources below are linked on our website at commercialarchitecturemagazine.com and our digital magazine at commercialarchitecturemagazine.com/ digital/julaug2016.

Watch the Eminem Super Bowl commercial.

In the 1960s, following the city’s stint as the “arsenal

isn’t what you think it is. It’s not just the negative

of democracy” during World War II, the city was at the

publicity and ruin porn of recent years. But neither is

top of its game. Detroit was selling more cars than ever

Detroit a Cinderella story.

before. The Mustang had just been introduced. Motown

I went there recently to investigate the “renaissance”

recording artists were making names for themselves.

some of the press is reporting. I suspected the term was

Walter Reuther’s UAW was dominant in the city, and

a bit overblown. Anyway, didn’t Detroit already have—

Martin Luther King, Jr. tried out his “I Have a Dream”

or wish for—a renaissance back in 1977 when the

speech there before he delivered it to a wider audience

Renaissance Center was built and so named? How many

at the Washington march.

renaissances can one city have?

With the gift of hindsight, David Maraniss, in his

The local architects I spoke with tended to shy away

book, Once a Great City: A Detroit Story, said that some

from the word, too, using terms like re-imagining and re-

part of Detroit was dying even then. But hindsight wasn’t

building to more accurately reflect what’s happening.

necessary to see what was happening. Univ. of Detroit-

All of them had been in Detroit for a long while and

Mercy professor Stephen Vogel said demographers

all had experienced the city’s darkest times. Nearly all

were predicting a population decline as early as the

concluded, in surprisingly similar words, that they’d never

1960s, but no one wanted to hear it. Detroit’s problems

seen anything like the activity taking place right now.

obviously didn’t start last year or even a decade ago, and

In some ways, Detroit is unique. In other ways, it

the solutions, whatever they are, aren’t likely to manifest

shares many of the same characteristics and dilemmas of

themselves in a renaissance that takes place over a

most Rust Belt cities. Cleveland is said to be rebounding,

couple of years.

and Baltimore is about to be “saved” by Under Armour

Large-scale developments and big investments, of

sports apparel guy Kevin Plank, who is being compared

course, make headlines, but neighborhoods are important

to Detroit’s Dan Gilbert for his Baltimore development

too, Paul Urbanek of SmithGroup JJR suggested. He

plans.

stated that there is a need to start drawing people back

Perhaps Detroit has captured the imagination in a

into the neighborhoods in different ways.

way other cities have not because its ups and downs

Grassroots community groups, churches, and

have been extreme—the loss of auto-industry jobs, a

community-design centers are in play here. Architects

decline in population from 1.8 million to about 700,000, and

and developers willing to take on smaller, incremental

the largest municipal bankruptcy case in U.S. history. It’s

projects are needed. Midtown Detroit Inc. is a nonprofit

worth noting, however, that St. Louis lost more population

planning and development organization that promotes the

on a percentage basis. Other cities have lost similarly

Midtown and New Center areas. Midtown Detroit grew

staggering percentages.

out of several organizations over a period of 30 years. The

Still, Detroit is the poster child for urban decline.

area’s proximity to resources such as museums, Wayne

Detroiters must get tired of hearing it. For example, the

State Univ., the Detroit Medical Center, and a new rail

city has long been thought of as the murder capital of

system have obviously given it a huge advantage over

the U.S.—even though St. Louis lately appears to have

other neighborhoods. Projects are generally funded by

surpassed Detroit in that category, too. Besides, even the

myriad smaller investors and foundations, according

FBI cautions that statistics such as murders-per-100,000

the MDI website. Midtown Detroit Inc., of course, is

Bedrock Detroit Promo: Anthem of Us

may not be the most reliable way to judge the relative

mainstream and well established by now. Whether other

Bedrock Detroit timeline

safety of a city.

neighborhood organizations will have the same success

Detroiters, to an extent, may be to blame. Some

Midtown Detroit Inc.

remains to be seen.

have cultivated a rough, slightly dangerous image and

In the end, there is more to Detroit than meets the eye,

7.2 Sq. Mile Report

swagger. They celebrate their toughness, grittiness,

more than just big developments, grandiose headlines,

The District Detroit

perseverance, and hard work. The Eminem Super Bowl

and whopping statistics. Like any city, the story of Detroit

Chrysler commercial in 2011 exemplifies that image. It

is an ongoing one, a continual re-imagining of what the

was widely acclaimed at the time and even gave some

city can and should be.

Detroiters chills.

— Kenneth W. Betz, Senior Editor

City Modern: Brush Park

14

U

nless you’ve been there recently, Detroit probably

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PROJECT

windows

Cigar Factory Embarks On A New Life Despite a false start and an arduous approval process, the resulting authenticity was worth the effort.

Above. The Cigar Factory, a jewel in the architectural treasure chest that is Charleston, SC, has a long history.

Above, right. To “create a little street presence” for the retail on the ground level, a steel-and-timber canopy runs along the front of the property. Hung off the building with steel tie rods, it features exposed timber decking underneath.

I

“

tell the young architects in my office, sometimes

struggles for equality, but for its standing as one of the

ganization and Atlanta developer Boyd Simpson, pur-

projects can take seven years from start to finish,”

city’s few remaining Victorian-era industrial buildings and

chased the property in 2007 with the idea of creating 66

said Ron Stang, AIA, LEED AP, and chairman

its key role in the region’s textile and tobacco industries.

condominiums over a mix of retail and office space.

A LONG HISTORY

Stevens and Wilkinson and Trident Construction, North

of the architectural firm Stevens & Wilkinson, Atlanta.

“This one’s pushing nine.”

They opened a sales office and took deposits. With

“This one” is the Cigar Factory, one of the jewels in the

Built in 1881 as a cotton mill, the five-story, 244,000-sq.-

Charleston, SC, leading the way, Stang said demolition

architectural treasure chest that is Charleston, SC. “The

ft. structure was converted in 1912 into a factory for the

and construction “started in earnest.” However, six

building is iconic in Charleston,” said William Cogswell,

American Tobacco Co., and it performed that function

months after commencement, the recession hit. Things

principal, WECCO Development, Charleston. “Every-

into the 1970s. It is actually nine buildings that, over

went from bad to worse when Silverton Bank, the bank

body knows the Cigar Factory. It’s a very unique building

time, were consolidated into a single structure.

that was funding Simpson’s project, failed. The Federal

and to say a single building stands out in Charleston is

Once the American Tobacco Co. ceased its Charleston

Deposit Insurance Corp. stepped in and soon pulled the

operations, the building found other purposes—first as an

plug on Simpson’s loan, forcing him to shut down the

It is the site of what is thought to be the first singing of

office building and eventually as the home of a Johnson &

project in 2009. Legal wrangling ensued for the next few

“We Shall Overcome” in a moment of civil rights and la-

Wales Univ. campus. Beginning in 2006, it stood empty—a

years. The case was eventually settled out of court, with

bor activism (see sidebar). Yet its inclusion on the Nation-

big and doleful reminder of what had been.

Simpson retaining the building.

saying something.”

al Register of Historic Places is not for its role in America’s 16

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

TSO Cigar Factory LLC, headed by The Simpson Or-

commercialarchitecturemagazine.com

Meanwhile, the property had caught the attention of

PROJECT

windows

The Cigar Factory Strike Anthem W

“

Over the years, many of the original window openings had been bricked in, adding stability to the structure. When those bricks were removed during the redevelopment, seismic reinforcing was accomplished with pattress plates and tie-backs.

Cogswell and his Atlanta-based partner Jay Weaver, of

just done core and shell work—we were able to come in

Weaver Capital Partners.

and utilize a lot of the work they had done and keep

“I was fascinated by its economic history and its

going with it,” he explained.

relationship to the city,” Cogswell said. “At the time of

He decided to retain the team of Stevens and

construction, there was nothing going on here. Origi-

Wilkinson and Trident Construction. “We knew the

nally, it was built as a textile mill, and that became an

building. We had done so much work on it,” said

industry that not only lifted Charleston out of the

Stang. “We had a building permit, reams of drawings,

dark days of Reconstruction, but the South, as well. So

all the engineering. We had gone through the BAR,

it was a big breath of fresh air when private investors

we had gone through all the other approvals…so we

put it together back in 1886.”

started to help them reframe up the deal to be office

Cogswell

and

Weaver

space in lieu of where the

headed up the ownership

condos were going to be

group, Cigar Factory Develop-

on the top four floors.”

ment LLC, which purchased

Added Cogswell, “I re-

the property in April 2014.

member

They were backed by joint-ven-

could go in a different di-

ture partner Federal Capital

rection, but if something

Partners, a privately held re-

blows up in the future, I’ll

al-estate investment firm out

look back and say I wish

of Chevy Chase, MD. Their

I’d gone with the original

plan differed from Simpson’s.

team.” More to the point,

thinking

we

“When we came in, my in-

he knew both teams, and

tent was to take it to commer-

knew the quality of their

cial,” Cogswell said. “Residen-

work

tial—especially

condo

“Plus they both had a real

market—was dead. Charleston

interest in the property,

has a pretty strong office de-

more than just financially.

mand and there wasn’t a lot of

In the end, it was a pretty

what I call ‘creative office’ in

easy choice,” he said.

the

the region.” The building was not resistant to being massaged in a new direction. “Because they hadn’t really started residential build-out—they had

and

reputations.

Their plan differed in None of the original radius-top windows existed, but a blurry, old photograph gave an idea of what was needed: a double-hung or a single-hung window with offset upper and lower sashes.

another important way, too. Cogswell’s group decided to pursue historic

e Shall Overcome,” the protest song that became the unofficial anthem of the Civil Rights Movement, first found its voice in the struggle for workers’ rights at the Cigar Factory in Charleston, SC. Twelve hundred unionized workers, most of them African American and female, walked off their American Tobacco Co. cigar factory jobs October 22, 1945, hoping to obtain better wages, improved benefits, fairer treatment, and the retroactive pay management had previously agreed to pay upon the conclusion of World War II. In addition to the Cigar Factory issues, Local 15’s action was part of a broader strike against the American Tobacco Co., with workers also walking out in Philadelphia and Trenton, NJ. At the time, the American Tobacco Co. was one of Charleston’s largest employers, with young, working-class, black and white women and men providing as much as 30% of the cigars and cigarettes enjoyed by American troops overseas, as well as the most popular five- and 10-cent cigars in America.

Four days after the workers first took to the streets, Local 15 held an integrated meeting at the African American Morris Street Baptist Church, the local’s first-ever black and white union meeting. African-American union representative Marie Hodges later characterized the local as, “one of the world’s greatest institutions in the breaking down of racial, religious, and national prejudices.”

During the walk-out, as strikers stood in the cold, one picketer, Lucille Simmons, would often sing “We Will Overcome,” to the tune of the spiritual “I Will Overcome One Day.” According to fellow activist Lillie Mae Marsh Doster, Simmons’ song on many occasions marked the end of another day of picketing. Doster once told an interviewer, Simmons’ song was, “almost like a prayer of relief” for the workers, many of whom would join in, singing, “We will win our rights someday.”

Five difficult months later, after an unusually cold and wet Charleston winter, the strike ended. Workers received a nominal wage increase and small advances in the race-based restrictions for skilled jobs. Charleston workers received their retroactive pay, too. Perhaps most importantly, the workers gave hope to labor activists elsewhere, given that their actions attracted the attention and intervention of the federal government, yielded concessions from management, and for a time leveraged a coalition of black and white workers for the common good.

Shortly thereafter, during a visit to Highlander Folk School in Grundy County, TN, a school for labor organizers, members of Charleston’s Local 15 taught Simmons’ song to Highlander cofounder Zilphia Horton. Horton began to perform it at the school and taught it to Pete Seeger, who published it as “We Shall Overcome” in People's Songs Bulletin. Introducing the song were the following words from Horton: “It was first sung in Charleston, SC....Its strong emotional appeal and simple dignity never fails to hit people. It sort of stops them cold silent.”

Seeger, director of the organization that published People’s Songs Bulletin, added the song to his performance catalog and performed it throughout his career. Joe Glazer, a folksinger known as “Labor’s Troubadour,” recorded it in 1950 and Guy Carawan taught the song to the Student Nonviolent Coordinating Committee in 1960, thereby introducing it to the Civil Rights Movement.

tax credits. Cogswell said commercialarchitecturemagazine.com

JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

17

PROJECT

windows any luck. A search for alternatives, he said, turned up, “a few people saying they could do it in aluminum, but not of the national quality of Graham. Graham was the one window company that we got comfortable with, that was proven, and that we knew could deliver.

“Our firm has done a lot of historic buildings and we’ve worked a lot with Graham. We had just finished a huge project over at Georgia Tech, which was an old, 1940s dorm renovation that involved putting in historically compatible windows. So we’re very familiar with Graham and knew they were the ones who could most likely deliver what we needed to have delivered in an aluminum window.”

Still, it was a challenge for Graham. “We do National Park Service work all the time,” said Cooper, “but the size of these windows, in conjunction with the hurricane impact requirements–that’s what really made this a difficult project. Well, that and the very short time frame that we had to design and manufacture them.”

According to Stang, a lot of collaborative work took

All the office space in the building is leased, with tenants ranging from 1,000 to 30,000 sq. ft.

place between the National Park Service, Stevens and Wilkinson, Graham, and Richard Sidebottom, a consul-

the entire team shared a vision for, “the kind of renova-

when the old Cooper River suspension bridge was torn

tant from MacRostie Historic Advisors LLC, Washing-

tions that we wanted to do on the property. We wanted to

down and replaced by the spectacular Ravenel Bridge.

ton. Stang said specific hurdles included matching the

do it right. We didn’t want to go in and put product in–

Ownership of the small corridor had been transferred

jamb sightlines, rail dimensions, and mullion details of

windows for example–that weren’t in keeping with the

from the Department of Transportation to the city.

the original windows. “The National Park Service really

historical context, because we’d only end up devaluing it.

“It would have been difficult to develop, because in

focused on the window issue, and we had a lot of back and

Ron [Stang], Trident, and the lender were all on the same

Charleston, you have to pile drive everything,” said Cog-

forth, regarding the sightlines and trim details and getting

page, but, of course, that does bring the cost up.”

swell. So he approached the mayor and proposed that the

the hurricane rated, impact-resistant windows in profiles

city master lease it to the Cigar Factory.

we felt were most appropriate for the building.”

Not only did the team earn federal tax credits, it received two from the state, including one reserved specifi-

“That’s what unlocked it for us,” he said. “The key to

“The National Park Service actually rejected our win-

cally for the redevelopment of historic textile mills. “It was

getting the project going was the parking, but the key to

dow jamb sightline once or twice so we had to redesign

a very complicated structure,” Cogswell said, “but it ended

the project getting completed was the tax credits.”

our frame to get them to approve it,” recalled Cooper.

up working very well for us, so we were able to do the development the way we all wanted it to be done.”

The building’s windows offered another challenge.

“We essentially had to take some metal out of our design

Stang said, “Getting the windows right was no doubt the

to make it a smaller sightline, which could have been det-

In the summer of 2015, the Cigar Factory reopened its

most important component in rehabilitating the Cigar

rimental in the hurricane impact testing, because you’re

doors—this time as Charleston’s premier mixed-use desti-

Factory into an award-winning, successful ‘certified reha-

pulling out some strength. So that was a hurdle our engi-

nation for high-end retail, professional, culinary, and

bilitation’ project.”

neers had to overcome.”

event experiences. Current and soon-to-be tenants range

Getting the windows right was complicated: not only

Cogswell added, “Graham was critical. We have the

from Garden and Gun magazine, and Mercantile and

did the windows have to satisfy the rigorous National Park

same wind rating as Miami, but there wasn’t a window

Mash—a food hall and casual bar—to the Clemson Univ.’s

Service (NPS) standards, but the openings were enor-

that had been engineered and tested that would work. Gra-

College of Architecture’s School of Planning, Develop-

mous–as much as 11 ft. tall. Meanwhile, the regional code

ham was the most proactive company in figuring out a

ment, and Preservation. The restoration’s long odyssey is a

demanded that the windows be hurricane resistant.

way to engineer a custom window to meet the aesthetic

testament to the kind of persistence that Stang encourages in his protégés.

Those are “very large windows for hurricane impact,” said Tim Cooper, southeast regional sales manager for

needs of the park service, but also have it meet code. The windows on the building make the building.”

Graham Architectural Products, York, PA, the company

The event space also required some back and forth be-

THE CHALLENGES

that would eventually be tasked with developing a win-

tween the team and the NPS. “It was a great space with a

Along the way, there were several big challenges. Parking

dow solution.

vaulted ceiling and timber floors,” Stang said, “but it had

was one. In the original plan, a single parking space for

None of the original radius-top windows existed, but a

columns running down the middle. We found a very sen-

each of the condo owners was to be located underneath

blurry, old photograph gave Stang’s team an idea of what

sitive way to take out the columns and open it up for a

the building. In fact, block walls had been built to sepa-

was needed: a double-hung or a single-hung window with

dance floor. The Park Service said we’ll let you take some

rate the parking from the retail area. Significantly more

offset upper and lower sashes. And the 100 or so wood

of the columns out, but we’d like you to preserve some of

parking would be needed for the office and retail mix.

casement windows that had already been delivered for

the original columns. So we took a few out, (and) then

Simpson’s project–and approved by Charleston’s BAR–

added a steel tress up high. Through that compromise we

couldn’t quite match that necessary profile.

were able to preserve some of what was original, while en-

“We didn’t have enough parking onsite to do commercial,” said Cogswell. However, a block north of the Cigar Factory sat an unoccupied strip of land that was created 18

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

Stang initially looked for a wood window, but without

abling the space to become functional for special events

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PROJECT

windows

being held today.” Once the project was unlocked and

yond the honors bestowed upon the finished project,

NPS approvals were granted, work resumed on numerous

including the Carolopolis award from the Preservation

fronts.

Society of Charleston, and recognition as one of “Pres-

Bats–and their droppings–had to be removed from

ervation’s Best of 2015” by Preservation Action, the Na-

the tower. Graffiti had to be scrubbed from walls, and

tional Trust for Historic Preservation, and the National

termite infestations had to be remediated.

Trust Community Investment Corp.

More importantly, according to the U.S. Geological

“The tenants are over the moon on it,” Cogswell said.

Survey’s 2014 national seismic hazard map, Charleston is

“All the office space is leased, with tenants ranging from

among the nation’s highest risk areas. The historic record

1,000 to 30,000 square feet. We have all but three small

attests to its vulnerability: The earthquake of 1886, one

retail bays leased and we’ve kind of kept those off market

of the most damaging ever to hit the East Coast, crippled

because we’re pretty particular about who we have come

the city. Accounts indicate nearly every building had to

in, especially on the retail.”

be torn down and rebuilt, although the Cigar Factory,

Being particular has been part of the game plan from

which was completed in 1882, apparently only lost some

the beginning, Cogswell said. “Jay and I both had a pret-

bricks on the tower that fronts the building.

ty heavy hand in making sure we catered to local and

Over the years, many of the original window openings had been bricked in, adding stability to the struc-

ADD DAYLIGHT -

regional companies and branded the building as such.

That’s kind of tough to do.”

ture. When those bricks were removed during the rede-

The duo was so committed to this local brand, they

velopment, Stang said, “We had to do a lot of seismic

deflected an overture from an interested publicly traded,

reinforcing with pattress plates and tie-backs.”

AAA-credit tenant. “It just wasn’t what we wanted,” said

In addition, some of the old arch openings had to be

Cogswell. “We prefer to have regional and local tenants.

reframed. Mortar had to be repointed and there was a lot

Fortunately, we were able to get our lenders to see the

of brick replacement and repair. “There was a good bit of

benefit in that, too.”

care-taking with the brick and masonry restoration. It

He continued, “The Cigar Factory has always played

was not a total restoration as we wanted the building to

a major role in the economic history of the city. Now it’s

maintain its longstanding patina.”

put itself back out there as a major beacon of our diversi-

The team dug new foundations for the elevators, ele-

fied economy here in the Lowcountry.

vator pit, and stairways, and shored up the building in

“There are a lot of different types of uses that you

other ways. Ground water was encountered during the

don’t typically see in your run-of-the-mill mixed-use

course of digging the foundations. Stang said the build-

building, but the character and history of the building

NOT GLARE & HOT-SPOTS

ing also required a fair amount of timber remediation,

really lends itself–and provides real authenticity–to that

both in the decking and the beams, as a result of water

story.”

From custom and pre-engineered skylights to translucent wall systems and retrofit-ready translucent adapter panels that fit into existing curtainwall framing, Major has an energy-saving daylighting solution that fits both your needs and budget.

damage incurred during the building’s dormant time.

Stang thought back on the near-decade long road to

To “create a little street presence” for the retail on the

fruition and felt a good deal of satisfaction: “While it was

ground level, Stevens and Wilkinson designed a steel-

a long, sort of arduous process, I think in the end the

and-timber canopy that runs along the front of the prop-

building and the project benefitted from the passing of

erty. “It’s very industrial looking,” said Stang. “It’s hung

time. It has a lot of new, exciting things happening, yet a

off the building with steel tie rods and it features exposed

lot of what was done there reflects the original vision of

timber decking underneath. It’s designed to hold signage

what we and the organizational team had put together.

for the retail tenants and to designate the ground floor as

So, looking back, I guess I’m just happy I got to stay in-

something a little different.”

volved in it. We had a lot of hard work and sweat equity invested in it, so it was really fulfilling to stay involved

THE OUTCOME

with the second group that came through and delivered

In the end, the pursuit of another architectural jewel in

the project. And now the Cigar Factory has been reborn

Charleston proved worth all the sweat and effort, be-

to serve Charleston for a full second century.” CA

Want more information? The resources below are linked on our website at commercialarchitecturemagazine.com and our digital magazine at commercialarchitecturemagazine.com/digital/julaug2016.

SKYLIGHTS, CANOPIES & TRANSLUCENT WALL SYSTEMS

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20

CIRCLE 208

Circle 11 on the Reader Service Card.

Find out about Graham Architectural Products.

Get information on HI2200 windows.

Tour the Cigar Factory.

Download information about HI6800 windows.

CIRCLE 209

windows & doors

PRODUCTS

Flushed-glazed doors

VistaGrande flush-glazed smooth fiberglass patio and entry doors bring light into a space and have a clean, contemporary look. The streamlined appearance provides a wider viewing area. Available in a variety of styles, the doors carry a limited lifetime warranty. A 10-in. bottom rail complies with ADA requirements.

Masonite, Tampa, FL Circle 51 masonite.com

EDITORS’ CHOICE

Ribbon window 900RW series ribbon windows: • Part of the Therml=Block line • 0.30 U factor • Specified as part of a system or individual units

The 900RW series ribbon windows have single and dual poured-and-debridged thermal options as part of the Therml=Block line.

For strip window applications, the series is said to save installation time while meeting energy codes and supporting LEED certification. Tested according to NFRC 103-14 procedure, the windows have a 0.30 U factor and a frame condensation resistance factor of 72. The 2 1/4-in.-wide thermal framing is available in depths of 4 1/2 or 6 in. The windows may be specified as part of a complete entrance, storefront, or curtainwall system, or individually. They are compatible with the company’s aLuminate light shelves and Max/Block sunshades.

Tubelite Inc., Walker, MI Circle 50

COMMERCI A L A RCHI T EC T URE

VNE-53 high-performance, low-e coating meets rigorous energy codes and features a visible light transmission of 52% with a solar heat gain coefficient of 0.23 on low-iron glass in a standard insulating unit. The coating has a neutral-silver exterior appearance that provides a consistent color straight on and off angle to ensure the same exterior appearance when viewed from all angles. The coating is available with the company’s jumbo-sized architectural glass capabilities in sizes to 130 x 236 in.

Viracon Inc., Owatonna, MN Circle 52 viracon.com

Antimicrobial protection

Antimicrobial protection for architectural metal products’ high-touch surfaces is available in more than 30,000 colors. Coatings for exterior and interior surfaces include handrails, doors, windows, entrances, light shelves, and column covers. The protection is infused into PVDF finishes to inhibit the growth of stain- and odor-causing bacteria on the coating of aluminum surfaces.

Linetec, Wausau, WI Circle 53 linetec.com

Universal strikes

Two universal Grade-1 strikes include three stainless-steel faceplates for ANSI square, round, and wood frames. The CX-ED1079L low profile for 5/8-in. latch projection and CX-ED1079DL standard depth for 3/4-in. latch projection strikes have selectable 12/24-V AC/DC and fail safe/fail secure operation.

Each offers horizontal faceplate/body adjustment and latch monitoring.

Camden Door Controls, Mississauga, Ontario Circle 54 camdencontrols.com

tubeliteinc.com

22

High-performance low-e coating

JUL/AUG 2016

commercialarchitecturemagazine.com

Copyright Š 2016 Yale Security Inc. an ASSA ABLOY Group company. All rights reserved.

Make a Clean

Getaway

Sinks, dryers, toilets, and now‌doors The age of the touchless public restroom has arrived. Now visitors can have a totally hands-off experience, thanks to the Norton 5600 Series Low Energy Power Operator. This easy to install and adjust option is operated by the Norton wave to open wall switch. Wave goodbye to germs and say hello to cleanliness with the Norton 5600 Series.

To learn how, visit nortondoorcontrols.com

CIRCLE 210

5610K1 Kit

PRODUCTS

windows & doors Specialty glass

CrystalBlue glass is a light-blue glass said to give architects multiple options in achieving performance and aesthetic requirements. It is available coated and uncoated at a 6-mm thickness in a variety of sizes.

Guardian Industries, Auburn Hills, MI Circle 55 guardian.com

Pivot door

A custom wood pivot door with a Rockwood GeoMetek locking pull handle and energy-efficient, tempered LoE2-270 reeded glass shows the companies’ capabilities in specializing entries. More than 6-ft. wide by 9-ft. tall, the specialized pivoting hardware is almost invisible, creating a sleek appearance, while allowing reported easy operation in spite of its large size.

Kolbe Windows & Doors, Wausau, WI Circle 56 kolbe-kolbe.com

Switchable privacy glass

Clarity switchable privacy-glass solution is activated with an on/off switch that applies an electrical charge to change the glass state from opaque to clear. In its frosted state, the glass acts as an electronic blind, providing privacy and security for glass windows or partitions. Panels are available to 35 sq. ft. in a variety of colors. Single or double-glazed panels are offered.

Vistamatic, Coral Springs, FL Circle 57 vistamatic.com

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SandRidge Tower, Oklahoma City

Contact Scott Mitchell for more information: 1-856-628-5753

24

EXISTING GLASS

CIRCLE 211

For us, advancing light is more than a promise: It’s an attitude.

Discover the complete line of SYLVANIA LED luminaires. Straightforward products with proven performance, from a brand you can trust. No frills, just quality.

For more information, visit www.sylvania.com/luminaires

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LEDVANCE is your new, yet trusted partner for SYLVANIA general lighting products and beyond – worldwide and with local expert teams.

PRODUCT LICENSEE OF TRADEMARK SYLVANIA IN GENERAL LIGHTING CIRCLE 212

PROJECT

geothermal The ranch house, occupied by three generations of the Bixby family from 1878 to 1961, was completely renovated as part of the Rancho Los Alamitos project. Photo: David Wakely

Historic Renovation Includes Geothermal The two-phase renovation of Rancho Los Alamitos involved a geothermal heat-pump system to provide low-cost, sustainable cooling and eliminate noise.

Jay Egg, Egg Geothermal

R

ancho Los Alamitos, in Long Beach, CA is a sig-

ty within the scope of historical accuracy and functional-

volved remodeling a barn to include 10,000 sq. ft. of new

nificant national landmark with history dating

ity was completed in the summer of 2012.

construction for administrative offices, a learning center,

to 500 A.D. To preserve the historic features of

The $18-million renovation took place in two phases.

the sight, the Rancho Los Alamitos Foundation (RLAF)

The first phase involved restoration and upgrades to five

engaged the services of architect Stephen J. Farneth,

historic buildings to return them to their original design

PHASE TWO

FAIA, co-founder of the Architectural Resources Group

and use. Then those buildings had to be moved across the

A major component of the second phase was the HVAC

in San Francisco. Farneth has been involved in histor-

property to their original locations. The project also in-

system that supports all of the public buildings. Seager was

and an exhibit hall.

ic-preservation projects for at least 30 years.

determined to preserve the peaceful serenity

Pamela Seager, RLAF’s executive director

of the 7 1/2 acres. She wanted no cooling tow-

Rancho Los Alamitos Awards

since 1986, said that she was responsible for giving Farneth the second project he ever worked on early in his career. Since then, he has made quite a name for himself, complet-

ers and no outside fans. Also, the cooling and heating systems had to use renewable-energy technology.

Farneth recommended geothermal heat-

The Rancho Los Alamitos renovation project has earned at least three awards, all as a

ing major restorations such as Los Angeles’

result of publicity others did for the project:

ing and cooling. A geothermal heat pump

Union Station and the Stanford Univ. Mu-

• •

July 2014: Los Angeles Conservancy Preservation Award

(GHP) system had all of the right features to

February 2013: Long Beach Heritage Award for the Rancho Center (a blending of old and

more than meet Seager’s requirements:

new architecture using the 1947 horse barn, wrapped with new, compatible construction)

• • • • •

seum of Visual Arts.

The Rancho Los Alamitos property has operated under the RLAF, which is a public/ private partnership with Long Beach, since

•

October 2012: American Institute of Architects Design Award for the overall barn area restoration and Rancho Center project.

1986. As part of this partnership, an impressive effort to restore and upgrade the proper26

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

no cooling towers no outside equipment quiet (nothing outside to make noise) no water consumption highest efficiency

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PRODUCT CERTIFIED FOR LOW CHEMICAL EMISSIONS: UL.COM/GG UL 2818

PROJECT

geothermal leave their rooftops clear and eliminate as much clutter around buildings as possible.

Because all of the equipment is inside, it stands to reason that it is a long-lasting system. Geothermal equipment often lasts two or three times the life span of cooling towers or outside condenser units. Except for air-filter changes and minor planned maintenance, manpower efforts are practically eliminated for a geothermal HVAC system.

“The great thing about the GHP system is that it runs itself. It isn’t like other systems that require constant attention,” Seager stated. The dependability and low energy costs that come with the geothermal systems allow RLAF to use their resources more productively, rather than be concerned with mechanical maintenance issues and costs.

Farneth was pleased with the choice, and would recommend geothermal again. He said that the system is remarkably energy efficient, quiet, and environmentally friendly; everything that he likes to see on an upscale project. He recommends geothermal to fellow professionals and states that architects should hire experienced mechanical engineers, general contractors,

Above. The Secret Garden is one portion of the gardens area of Rancho Los Alamitos. The gardens were also restored as part of the project. Photo: David Wakely

and sub-contractors. “Geothermal heating and cooling is a great technology, but you must have experienced professionals on your team.” CA

Right. The Rancho Room walls are covered with enlarged watercolor plant illustrations created by the late artist Dugald Sterner. The floor holds a painted map that shows the history of the area spanning 1,500 years. Photo: David Wakely

Jay Egg is a geothermal consultant, writer, and the owner of EggGeothermal, located in Port Richey, FL. He has co-authored two textbooks on geothermal HVAC systems published by McGraw-Hill Professional and can be reached at

• renewable-energy technology.

jayegg.geo@gmail.com.

Geothermal technology systems use the constant temperature of the earth to assist in heating and cooling a

Below, left. Drilling the 30, 350-ft. boreholes was carefully planned and executed to protect the numerous historic trees on the property.

Below. The mechanical room is where the geothermal system is monitored and controlled.

building. Fluid is circulated through long-lasting high-density polyethylene (HDPE) pipes placed in the earth.

To perform the installation, Michael Burrous of Summitt Consulting, Long Beach, worked closely with Steve Guttman, PE, of Guttman and Blaevoet, Sacramento, CA, who did the mechanical design. Mike Myers of Gregg Drilling, Martinez, CA, handled the drilling operations.

Drilling operations had to be conducted carefully as every tree on the property has special significance, especially the historic California Pepper Trees.

Myers followed a design prepared by Guttman, drilling 30 boreholes to a depth of 350 ft. Each borehole contains two 1-in. HDPE pipes inserted with a “U” bend fused to the down-hole end, and then backfilled with a bentonite grout that seals the hole from top to bottom, protects the aquifers, and promotes heat transfer from the pipes to the surrounding soil. The system uses 22,000 ft. of borehole pipe that will likely never be seen or thought

Want more information? The resources below are linked on our website at commercialarchitecturemagazine.com and our digital magazine at commercialarchitecturemagazine.com/digital/julaug2016.

of again.

Geothermal is an out-of-sight technology, which makes it a mystery to many. But, by its very nature, geothermal is a best friend to architects who would prefer to 28

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

Circle 12 on the Reader Service Card.

Learn about Rancho Los Alamitos.

For more information about geothermal technology, visit the IGSHPA (Int’l Ground Source Heat Pump Association website.

Read more about this project in GeoOutlook magazine.

AIA Master Agreements Are The Cure

Renegotiating contracts for each scope of service is time-consuming and results in project delays (and headaches!). AIA Master Agreements allow parties to agree on a predefined set of terms and conditions that will apply to multiple scopes of services, removing any renegotiation. Protect your project with AIA Contract Documents.

Get free samples of AIA Master Agreements at www.aia.org/commericalarch

Learn more at www.aia.org/commericalarch CIRCLE 214

hvac

PROJECT

Zion Episcopal Church in Oconomowoc, WI, installed high-efficiency condensing boilers from Weil-McLain, Michigan City, IN.

Church Sings Praises Of Condensing Boilers Weil-McLain’s Evergreen boilers provide efficiency and ease of operation.

The 95% AFUE Evergreen unit provides simple controls, flexible functionality for multiple applications, a durable design, and is said to be easy to install, use, and maintain.

W

copal Church in Oconomowoc, WI,

The boiler manufacturer offered to honor the warran-

sign seemed attractive in terms of overcoming our issues,”

church administrators needed guidance and help. New,

ty and install new units, but church administrators de-

said Georgeson. “We also liked the warranty, the ability to

high-efficiency condensing boilers from Weil-McLain,

clined. Instead, Georgeson requested bids from three me-

easily service them, and that Schulte Heating was a local

Michigan City, IN, provided the answer to solve their

chanical contractors, including local firm Schulte

firm.”

heating woes.

Heating. Schulte submitted a bid to install Weil-McLain

Rich Schulte, Jr., vice president of Schulte Heating,

boilers, while the two other firms proposed installing dif-

oversaw the boiler-upgrade project. “Upon our analysis, in

ferent manufacturers’ equipment.

addition to having unreliable boilers, the church also had

ith failing boilers and an inefficient heat-

that were considered state-of-the-art when we bought

ing system at the historical Zion Epis-

them.”

The church is a Wisconsin landmark, founded more than a century and a half ago. The present-day stone church situated on Fowler Lake was built in 1889.

“We chose Weil-McLain Evergreen units because we thought the engineering was excellent and the system de-

“We invested a lot of time researching and evaluating

quite a bit more capacity than they needed with the four

“Our heating system consisted of four nearly 12-year-

commercial boilers and reviewing the proposals we re-

previous boilers,” said Schulte. “And, the church knew it

old 199-MBH boilers,” said Linda Georgeson, senior war-

ceived,” said Georgeson. “In an open meeting of the

had to act quickly because they wouldn’t be able to heat

den with the church. “Two of the four boilers were no

church, we charted cross comparisons of all of the differ-

the building with only one functioning boiler.”

longer functioning, and we were convinced the other two

ent units, the associated costs and warranties, and who

In September 2015, church staff determined it was time

would fail because one was leaking. We were quite dis-

would handle installation.” In the end, Schulte Heating

to proceed with the project, and the Evergreen units were

tressed to have such failures on this large purchase of units

and Weil-McLain came out on top.

installed in October.

30

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

Performance Solutions for Every Project Kolbe’s TeutonicŽ Series leads the industry in thermal performance, allowing you to create building envelopes with large window-to-wall ratios that exceed the energy performance of all-aluminum systems. In addition, Teutonic Series windows and doors can provide: } } } }

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CIRCLE 215

800.955.8177

PROJECT

hvac

INSTALLATION

themselves and rotate as needed,” said Schulte. “Both op-

floor-standing or wall-mount options, and environmental

Schulte Heating staff replaced the four failing boilers with

erate at the lowest rate to optimize efficiencies.”

sustainability.

two Evergreen boilers, a 299 MBH and a 399 MBH. They

The new 95% AFUE Evergreen from Weil-McLain

“Evergreen is the only boiler I proposed to Zion be-

were installed as a multiple-boiler system (MBS) using the

offers simple controls, flexible functionality for multiple

cause I really like the technology of the fire-tube heat ex-

Modbus communication feature. In this configuration, a

applications, a durable design, and is said to be easy to

changer in those boilers,” said Schulte. “In addition, they

master boiler controls the modulation and sequencing of

install, use, and maintain.

are easy to set up through the set-up wizard option provid-

boilers on the network to achieve the desired system supply temperature.

The units are adaptable for most heating needs, includ-

ed on initial start-up and also easily maintained. Another

ing light-commercial or large-residential applications and

important feature is the units don’t require a separate, ex-

“With the automatic sequencing feature, the boilers

for single- or multi-boiler installations. Evergreen offers

ternal control panel or boiler panel, and that was ideal

communicate directly with one another so they sequence

quiet operation, an aesthetically pleasing design,

because the church did not currently have a separate interface to view the status of the systems. It’s now very easy to see the system status and service the units, if needed.”

The installation took less than a week.

UPGRADE BENEFITS

Georgeson is already seeing efficiencies with the new units, though installed for less than a year.

“We’ve noticed a significant savings on our energy bills when comparing this year’s monthly bills to last year,” she said. “This was not surprising as we expected to experience energy savings based on the high efficiency of these boilers. We imagine we will save hundreds of dollars in the long term.

“The Evergreen boilers also are very reactive to our heating needs,” Georgeson continued. “The units keep the baseline water temperature at a level where they can react quickly if additional heating is required, such as when our church doors open on Sunday morning.”

The units are configured to handle five separate church thermostats/zones. Each thermostat is programmed for use depending on the day and whether the area is occupied.

“I can control temperatures throughout the church when people need heat or when I can keep it low,” she said. “The units are very responsive for zone use.”

DMV Headquarters

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Georgeson also appreciates the easy-to-use interface.

Lionakis

“I can even reboot the boilers myself if needed because the interface is very user-friendly,” she added.

The two Evergreen units also allow more space and

THE RIGHT FIT

access in the boiler room. “It’s not an overcrowded area

Building retrofits present a unique set of challenges, and no two projects are the same. Each one takes a customized blend of the right project plan, the right people and the right products to achieve the right performance

anymore because we have two appropriately sized boilers handling the heating load of the church instead of four,” said Georgeson. CA

and the building team’s vision. At CENTRIA we provide an unparalleled line of architectural metal wall systems for any retrofit project. Just as important is our experienced team of building experts who understand the challenges and opportunities that each retrofit project brings. When Formawall® Dimension Series®

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Want more information?

The resources below are linked on our website at commercialarchitecturemagazine. com and our digital magazine at commercialarchitecturemagazine.com/digital/ julaug2016.

Circle 6 on the Reader Service Card.

or visit CENTRIAperformance.com/retrofit.

REIMAGINE METAL

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32

7/12/16 2:31 PM

CIRCLE 216

hvac & plumbing

PRODUCTS EDITORS’ CHOICE

Digital wall heater Artisan SmartSeries: • Digital wall heater • Automatically adjusts wattage output and blower speed • Connects to building-management systems

Artisan SmartSeries architectural digital wall heater automatically adjusts wattage output and blower speed to provide quiet operation and energy efficiency. The slim unit has 5-day/2-day programmability with four daily program periods to respond to a variety of environment needs and uses an LED touchscreen thermostat.

A built-in fan delay cools the unit after shut off to prolong heating-element life. The unit connects to building-management systems.

Marley Engineered Products, Bennettsville, SC Circle 101 marleymep.com

Bath collection

Series 150 bath collection offers a sophisticated line of matching fixtures. Twenty matching pieces add grace and elegance with contemporary shape and smooth lines.

Included are a wall-mount thermostatic tub filler with hand shower and thermostatic valves and controls.

Mitsubishi Electric Cooling & Heating Suwanee, GA 800.433.4822 mitsubishipro.com/ready

Isenberg Bath Corp., Irving, TX Circle 102 isenbergfaucets.com

Circle 250

FEMA-rated grille

XAV-545 5 1/2-in. aluminum grille for buildings needing protection against violent weather is FEMA 320 or FEMA 361 rated for storm shelters and safe rooms. AMCA certified, it reportedly withstands design loads of 300 lb./ft.2, produced by extreme wind phenomena.

HVAC load reducer

The HLR 1000E, described as an HVAC load-reduction module, is designed to reduce heating and cooling energy consumption from 20% to 40% in all climates. The unit uses an integrated design that features a closed-loop regeneration technology. Rather than continuously replacing indoor air, the “smart scrubber” unit cleans the indoor air with reusable sorbents, thereby reducing the load on the HVAC system and achieving double-digit energy savings. The control and communications system includes the BACNet protocol that connects with most building-automation systems. The system features real-time user access to monitor energy savings and indoor air quality, including cloud connectivity for advanced system control and operability.

EnVerid Inc., Boston Circle 104 enverid.com

Pottorff, Fort Worth, TX Circle 103 pottorff.com

Energy-control product

An addition to the VariGreen line of energy-control products includes Model VGD-100, a factory-mounted and wired variable-speed control for three-phase motors to 10 hp. The drive is said to virtually eliminate voltage spikes. The preprogrammed device uses R3 filtering technology to reduce transmission of electrical harmonics back into the building.

Greenheck, Schofield, WI Circle 105 greenheck.com

commercialarchitecturemagazine.com

JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

35

PRODUCTS

hvac & plumbing Hydronic heat pump

Electric water heaters

A line of 150- to 1,000-gal. electric water heaters from 12 to 162 kW has 150-psi ASME-code glass lining, ASME temperature and PRV, internal fusing, and magnesium anode rods. The heaters offer immersion thermostats, manual reset high limit, a hinged and locking door, and a channel-iron skid base.

Versatec Ultra single hydronic heat pump uses Aurora base controls. The modular controls are said to allow application flexibility and expandability while offering traditional safety sensors that include high/low pressure, and condensate overflow and freeze detection. The unit has an EER of 14.0 to 17.5 and a COP of 2.9 to 3.1.

WaterFurnace International Inc., Fort Wayne, IN Circle 107 waterfurnace.com

Condensing tankless water heater

Mascot ST condensing tankless water heater is a natural gas- or LP-fired unit that uses a 0.96 EF stainless-steel heat exchanger. Available in a 199 MBH size, it produces a constant supply of domestic hot water.

Niles Steel Tank, Niles, MI Circle 106 nilesst.com

Laars Heating Systems Co., Rochester, NH Circle 108 laars.com

Integrated sink system

AER-DEC integrated sink system has a sensor-activated soap dispenser and BASYS faucet that uses air-dam technology that redirects air and water to eliminate backsplash and updraft. The integrated soap dispenser, faucet, and hand dryer require no touching of handles.

Sloan, Franklin Park, IL Circle 109 sloan.com

Beautiful, Durable, Resinous Flooring

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36

Š2016 LATICRETE International, Inc. All trademarks shown are the intellectual properties of their respective owners.

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CIRCLE 217

Resinous Flooring Systems

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TIME TO THROW IN THE TOWEL® CIRCLE 218

PROJECT

interiors Left. Laminated veneer lumber (LVL) products were chosen for their ability to handle significant changes in temperature and the highly corrosive effect of the humidity, salt water, and chlorinated water.

Below. For 115 years, the indoor pool at the Kaifu-Bad swimming complex served as an oasis for water lovers, but by 2009, deteriorating conditions and ailing roof trusses forced staff to close the building.

Raising The Roof On Historical Bath House Laminated veneer lumber’s renewable and sustainable characteristics handle building changes in temperature and humidity.

F

or 115 years, the indoor pool at the Kaifu-Bad

over long spans, preserve the barrel-shaped vaulted ceil-

and steel for some applications. Its renewable and sustain-

swimming pool complex served as an oasis for

ings, and stay within budget.

able characteristics are a big draw for builders and archi-

water lovers amid the hustle and bustle of Germa-

tects concerned about the carbon footprint of other com-

ny’s second largest city, Hamburg. But by 2009, deterio-

HUMIDITY, CORROSION CHALLENGES

rating conditions and ailing roof trusses in the complex’s

“What sounds simple actually presented unusual chal-

Voss and Heidrich selected prefabricated engineered

indoor-pool building forced staff to close the facility. De-

lenges,” said Voss. “The salt water has a salt content of

Kerto LVL products for their ability to provide solutions

construction and renovation began in November 2011.

6%, which is good for humans but bad for steel. The salt

to the challenges of the Kaifu-Bad renovation. The LVL

Only this time around, as part of the renovation project,

will consequently cause an enormous exposure to corro-

product handles significant changes in temperature and

one of the pools was converted from an indoor freshwa-

sion. We knew from the beginning that a standard solu-

the highly corrosive effect of the high humidity, salt water,

ter pool into a saltwater bath.

tion of steel was not an option,” he added.

and chlorinated water.

mon building materials.

This posed a unique challenge for the architect select-

Having ruled steel out, Voss and Heidrich turned to

In addition, the ability to have all building compo-

ed to lead the renovation, Manfred Voss from the archi-

Kerto LVL (laminated veneer lumber) from Finnish lum-

nents fabricated to precise specifications in the factory

tecture firm MRLV, Hamburg. Voss and structural engi-

ber company Metsä Wood, Espoo, Finland. Metsä Wood

resulted in significant time reductions and budget savings.

neer Stefan Heidrich from WTM Engineers, also of

USA is located in Ft. Gratiot, MI.

What is unique about this build is that even the metal

Hamburg, had to come up with a solution that could

Wood is an old building material that has been getting

joints were replaced with wood solutions. Any metal

withstand the salty and humid conditions of the new salt-

new life as advancements in engineered products have

joints that are still visible only serve as an assembly aid

water pool, hold up under significant weight loads and

made it a more attractive building solution than concrete

and have no static importance. “Using industrially manu-

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COMMERCI A L A RCHI T EC T URE

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commercialarchitecturemagazine.com

CIRCLE 219

PROJECT

interiors

factured, dimensionally stable wooden trusses helped us

halves were joined by a round metal bar, which works as a

to achieve an efficient solution. We were able to develop

pin in the structure. The entire roof truss is fully accessible

an object-specific design that meets both the static and

to ensure easy monitoring of the roof’s condition and

the financial requirements,” Voss said.

parts replacement. Two rows of wooden purlins, one for the roof and one for the ceiling, connect the main trusses

IMPROVING LOAD STRENGTH

with special wooden joints. The purlins were made of

Because the engineered wood was fabricated to custom-

slender, high-strength Kerto-S LVL beams. The main

ized specifications, it allowed construction solutions that

trusses were drilled for service access in a way that is not

conserve the unique historical architectural elements of

visible from the swimming pool.

the building while meeting the structural requirements.

The forged drawstrings that are based on historical

The laminated veneer lumber panels are cross-bond-

models give the wood trusses the necessary horizontal

ed, meaning that the veneers are glued crosswise. This

bracing. The metal parts add a touch of historical continu-

criss-cross composure dramatically improves the lateral

ity, as they are fully visible above the swimming pools.

bending strength and stiffness of the panel, increasing

Thanks to the strength of the engineered wood, the

the material’s shear strength and allowing beams to be

architects were able to make arched cuts in the bottom of

thinner. This provides extreme flexibility in the architectural elements that can be created, according to the manufacturer.

The prefabricated wooden trusses were constructed in two halves, which are a mirror image of each other. The halves were joined by a round metal bar.

For example, the main trusses of the Kaifu-Bad reno-

the trusses. These cuts, together with the forged-metal drawstrings that echo the bygone steel trusses, preserve the building’s grandiose, historical barrel-vaulted ceilings and gracefully frame the many windows and skylights in

vation span nearly 46 ft., yet they were manufactured with

the structure.

a thickness of only 5.2 in. Also, the 2.7 in.-thick Kerto-Q

material of choice in floor and wall panels for their ability

LVL used for the roof shell paneling not only acted as

to stabilize the whole structure while highlighting the nat-

SAVES TIME, MONEY

panels, but also stiffened the roof structures and stabi-

ural beauty of the wood.

Economics played a significant role in the selection of

lized the original mason-bricked walls against wind loads

The prefabricated wooden trusses were constructed in

Kerto-Q engineered wood by the project’s architects. All

and structural asymmetries. Full-length panels were the

two halves, which are a mirror image of each other. The

wooden parts were manufactured at a factory and ready to install on site. This meant that the whole project was finished much faster than a conventional reconstruction, saving time and money. Moreover, the savings from the

You need 80,000 ft of long-lasting pipe for domestic water, heating/cooling, and compressed air, and ideally it would contribute directly to LEED points.

quicker and more efficient installation covered the extra costs of this extremely challenging salt-water structure, including other moisture-proofing requirements.

After nearly five years of preparations and renovations, Hamburg’s first saltwater pool opened Jan. 1, 2016.

Although the building renovation posed multiple challenges that neither traditional construction methods nor steel structures could address, the use of prefabricated engineered-wood elements made the project a success.

Use of prefabricated wooden elements on this scale is still a new process for renovation projects, but as the Kaifu-Bad renovation demonstrates, it can provide significant time and budget savings. CA

we’ve got a pipe for that Heat-fused Aquatherm polypropylene-random piping systems can be used for virtually any building application and come with a 10-year multimillion-dollar warranty. Throw in material savings over metal, LEED V4 points and potential labor savings, and you’ll see why Aquatherm is your best choice.

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Circle 2 on the Reader Service Card.

801.805.6657

aquatherm.com

Learn more about Kerto LVL. Watch a production video.

Read more about Kaifu-Bad.

40

CIRCLE 220

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CIRCLE 221

For more information, visit www.SlimFitBoiler.com.

PROJECT

interiors

Two Paws Up For Rubber Floors Rubberized flooring meets demanding performance standards of Louisiana SPCA facility.

L

ouisiana SPCA’s new 40,000-sq.-ft. Adoption Resource and Clinic Center replaces the 21,600-sq.-ft. Animal Rescue and Care Center on the 11.2acre Dorothy Dorsett Brown Campus in Algiers, one of the oldest neigh-

borhoods in New Orleans.

Today, the original building houses animal-control operations and dropoffs for found pets, while the new, much larger facility is home to a variety of services, including a community animal clinic with four exam rooms, a cat colony, 24 dog-adoption rooms, two surgery suites to support spay-and-neuter efforts, a fetch room, play yards, quarantine and grooming spaces, classrooms for humane education and obedience training, a grief room, a photo studio, and a laundry room.

Accommodating these services, and the specifications unique to an animal shelter, required careful planning, including the selection of floor coverings.

“A lot of thought went into making sure the space looks nice and is easy to clean,” said Joe Young, communications associate, Louisiana SPCA. As a result, the center selected Noraplan Environcare flooring from Nora Systems Inc., Salem, NH, to cover much of the new space. The rubber flooring offered unlimited design options that contribute to the happy feeling that pervades the facility.

“When you go to adopt, you don’t want to be depressed,” said Young. “You want to feel happy, because you’re making a happy decision.”

SIMPLE CLEANING REGIMEN

The floor also provides the center with a number of performance features that are important to the LSPCA, beginning with a simple cleaning regimen. The material’s dense, nonporous surface helps repel dirt while resisting staining. As a result, the floor tends to stay clean longer and can be maintained with regular dust mopping or a mop and tap water. The natural density also allows it to stand up to chemicals and other liquid spills without absorbing them.

“The nonporous surface is easily sanitized, which is so important in combating the spread of contagious conditions among the animals,” explained Young.

“For example, ringworm is a big issue in animal-care facilities. We need to ensure that ringworm is contained, because it’s very difficult to treat and it can be quite common, especially when our human law-enforcement folks bring in animals off the street.”

The center also appreciates the fact that rubber flooring never requires waxing, labor-intensive stripping, or the application of sealants. This means significant time savings when it comes to maintaining the floors and eliminates the need to close large areas of the facility while waiting for irritating fumes to dissi-

Above. The noraplan environcare foor from Nora Systems Inc. provides a number of performance features that are important to the LSPCA, beginning with a simple cleaning regimen.

Left. The floor must stand up to a steady stream of foot and paw traffic—as many as 350 animals on any given day.

42

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

interiors

PROJECT pate and wax to dry. Even emergency spills can be

The result of these and other design ele-

cleaned up quickly, without the need to move animals

ments and finish selections is a center the

and staff and the fear of compromising the quality of

LSPCA is proud to call home. According to

the air they breathe.

Young, the space functions well and looks

Want more information? The resources below are linked on our website at commercialarchitecturemagazine.com and our digital magazine at commercialarchitecturemagazine.com/ digital/julaug2016.

beautiful, thanks in large part to the flooring.

Circle 7 on the Reader Service Card.

EVERYONE BREATHES EASIER

“Having flooring that’s easy to clean, doesn’t

In fact, rubber flooring can contribute to improved in-

get marked easily, and looks nice is hugely

Download a product catalog.

door air quality for animals and staff. Because rubber

important,” he said. “The rubberized floor-

Learn more about noraplan environcare.

flooring does not contain PVCs, the floor covering does

ing has been a great fit for this facility.” CA

not generate any hydrochloric acid, dioxins, or furans, it contributes to healthy indoor air quality. Nor do rubber floors contain plasticizers (phthalates) or halogens (chlorine), and some, like Nora products, are Greenguard Gold Certified for low-VOC emissions. This high-level certification offers stringent criteria to meet the strict emissions levels as presented by the UL Environments, which focuses on healthy indoor environments.

Meanwhile, the floor’s durable surface stands up to a steady stream of foot and paw traffic. According to Young, the LSPCA can accommodate as many as 350 animals on any given day. In addition, it can per-

BRING YOUR VISION. SunGuard SNX 51/23 ®

form about 60 spay-and-neuter procedures and welcome between 50 and 60 animals for wellness visits on a daily basis, which means the center handles somewhere between 400 and 500 animals each day.

Dogs, in particular, can be hard on the floor as they play and roughhouse, but since the center opened a year ago, the flooring has withstood the abuse and shows no signs of scratching or other degradation.

What’s more, its projected long life cycle (as long as 30 years) contributes to the center’s overall sustainability goals.

SUSTAINABILITY GOALS

The LSPCA is seeking LEED certification, meaning it must meet rigorous standards that ensure it is energy efficient and environmentally friendly. “Every aspect of the building is energy and environmentally efficient,” said Young. In addition to the choice of rubber flooring, the facility boasts a number of features that will support this goal:

• large retention garden to help slow rainwater drain-

amount of electricity the building consumes

• low- or zero-emissions materials for improved in-

ing recycling whenever possible

• access to public transportation • parking for bicycles • faucets that turn off automatically.

3 4

JOSH BOLTINHOUSE, AIA, LEED AP | LAMBERT ARCHITECTURE + CONSTRUCTION SERVICES

door air quality

• responsible disposal of construction waste, includ-

1 2

Interior

cludes a number of trees indigenous to the area

• natural light throughout the facility • timers and sensors that control lighting to limit the

“Our choice in glass opens up a historical structure to highlight its character, while creating a bright, comfortable, modern workplace.

SNX 51/23 delivers exceptional clarity and energy performance, without unwanted tint or reflections.”

Exterior

age in the area and prevent flooding

• abundant green space and landscaping that in-

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CIRCLE 222

5/20/16 8:56 AM

43

PRODUCTS

interiors EDITORS’ CHOICE

Bamboo-panel ceilings Plyboo Ceilings: • Carved and textured bamboo ceiling panels • Fit standard grids • Custom applications to 4 x 10 ft.

Plyboo Ceilings is a line of 40 carved and textured ceiling panels. The system uses the company’s bamboo panel products including the Reveal, Sound, Linear, and Linear Sound collections, all fabricated to fit standard ceiling grids or available in custom applications to 4 x 10 ft. Made form 100% FSC-Certified, rapidly renewable bamboo, the panels pass VOC emissions standards for ULEF (ultra-low emitting formaldehyde). Panels are fabricated in 3/4- and 1/2-in. thicknesses and are Class B or C fire rated. RealCore technology ensures the revealed cores are consistent and that layers of bamboo material in bi-directional construction enable stability and strength through the product.

Smith & Fong Co., San Francisco Circle 58 plyboo.com

Marble-inspired surface

HanStone Quartz Cascina collection marble-inspired surface includes additions to the line that reflect veining patterns from traditional white hues to pale gray and soft taupe. The material is said to be easy to maintain, stain and heat resistant, and nonporous. Colors include Brava Marfil, Campina, Savoy, Strato, Empress, and Nova Bisque.

Hanwha Surfaces, Atlanta Circle 60 hanwhasurfaces.com

Fabric ceiling system

Joint compound

Sheetrock brand all-purpose joint compound is a conventional-weight material providing a smooth texture, and reported excellent bond and good open time. Used with Sheetrock brand Mold Tough gypsum panels, it provides a mold-resistant system.

USG Corp., Chicago Circle 59 usg.com

Sefar Architecture, Depew, NY Circle 61 sefar.us

Patcraft Dalton, GA 800.241.4014 patcraft.com

Circle 251

44

Lightframe illuminated modular fabric ceiling system provides an NRC value to .90. The system provides a sound-absorptive ceiling that delivers true, usable light. Applications include large interior spaces that are heavily trafficked yet must remain quiet and lit. Modules pivot to a vertical position for cleaning and maintenance.

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

PRODUCTS

interiors

Urban-focused fabrics

Cityscape collection uses images and ideas transformed into textiles. Inspired by the perpetual pulse of the city, the collection captures the energy and graphics that define the urban landscape.

Brentano, Wheeling, IL Circle 62 brentanofabrics.com

Duro-Last®

The most water, wind and worry-resistant roof in the business.

Duro-Last’s industry leading warranties are supported by prefabrication of roof panels and membrane accessories in a factory quality controlled environment. This eliminates up to 85% of field welding. Our highly trained technical field team inspects the field welded seams. Once you put a Duro-Last roof on, you can put it out of your mind.

Edge-to-Edge & Deck-to-Sky™ Self-leveling underlayment

Self-leveling underlayments include high-flow Ultraplan LSC, lightweight Ultraplan Lite, and rapid-setting Ultraplan QuickTraffic. LSC is a skimcoat. Lite levels substrates that are not rated to carry the full weight of a traditional SLU. QuickTraffic is reportedly ready for all types of floorcovering installations as soon as 1 to 3 hr. after placement.

Visit duro-last.com or call to find out more.

800-248-0280

Mapei, Deerfi eld Beach, FL Circle 63 mapei.com

Certified ceiling products

Third-party verified EPDs for Ecophon ceiling products include the Advantage, Gedina, Solo, Focus, and Hygiene lines.

Products are also certified compliant for VOC emissions.

CertainTeed, Malvern, PA Circle 64 certainteed.com “Duro-Last” and the “World’s Best Roof” are registered marks owned by Duro-Last, Inc. WaterWind_E2E_11.19.13_1

CIRCLE 223

45

PRODUCTS

VERDEdri

interiors

TM

Go ahead. Have it all.

World Dryer’s New VERDEdriTM creates a benchmark for all hand dryers on the market today because it offers exceptional simplicity as well as quality for any facility seeking a high-speed hand dryer that answers every need—from energy efficiency, to hygiene, to ADA compliance.

Coatings and finishes

Vynguard high-performance coatings and finishes are available for specialty fabric and leather-hide applications. The line includes seven base chemistries the company custom formulates for each client. Coatings have improved abrasion resistance, surface tension, and additional UV inhibitors. Available in solvent or water based, the coatings exceed industry standards for dirt shedding, moisture resistance, and stain protection.

APV Engineered Coatings, Akron, OH Circle 67 apvcoatings.com

VERDEdri uses only 950 watts of power, making it extremely energy efficient. It is equipped with a HEPA filtration system, perfect for facilities where clean is of utmost importance. Making installation even easier, VERDEdri is a surface mounted ADA compliant hand dryer and offers global universal voltage to accommodate any restroom environment.

Broadloom carpet

Ceremony collection Skinny Planks carpet is available in three patterns and eight colors. Constructed of 100% recycled nylon made in part from reclaimed fishing nets, it can be recycled using the company’s ReEntry program.

So easy. So effective. Perfect for projects where cost savings and performance matter.

Interface, LaGrange, GA Circle 68 interface.com

Enjoy the convenience of an all-in-one solution.

Rubber tile, plank collection

Johnsonite Mesto Configurations rubber tile and plank flooring collection uses color gradients for visual interest and to enliven expansive surfaces. Three gradation tones are available for each color grouping. The flooring provides sound absorption and is naturally slip resistant.

Tarkett, Solon, OH Circle 65 tarkettna.com

Denim-dye-resistant vinyl

World Dryer offers a full portfolio of fast, state-of-the-art hand dryers designed to fit the individual needs of any facility.

For more than 60 years, our products have set the industry standard by integrating leading technology, convenient functionality and attractive design to give every user an unparalleled experience.

Experience a world of choice!

Contact World Dryer today at 800.323.0701 or visit us at www.worlddryer.com.

46

CIRCLE 224

Allante Touch denim-dye-resistant vinyl provides the look and feel of leather in 21 colors with and added cleanable topcoat. The vinyl is said to stand up to traffic, stains, mildew, sun, and denim.

Morbern, High Point, NC Circle 66 morbern.com

Introducing the MOST EFFICIENT single-phase VRF system in its class Up to 20% more efficient than the competition!

INTRODUCING THE NEW

series The single-phase J-II Airstage VRF heat pump serves heating and cooling applications requiring sizes from 3 to 5 tons, making it ideal for large residential and small commercial installations. This system is the most efficient single-phase VRF system in its class.

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At up to 19.8 SEER and 11.4 HSPF, the J-II efficiency significantly exceeds other equivalent VRF products and rooftop units of comparable size.

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Connect up to 9 indoor units to each condensing unit and choose from 11 indoor unit styles to create individually zoned comfort for any size space or decor.

208-230V, SINGLE PHASE

208/230V, 460V 3-Phase

Long Piping

Long piping lengths up to 590 ft. - more than one and a half football fields - provide major installation flexibility.

Fujitsu offers an extensive lineup from 3 to 24 Tons with 45 different indoor units available in 11 styles.

For more information visit AirstageVRF.com CIRCLE 225

208/230V, 460V 3-Phase

PROJECT

exteriors

Library Blends Stone And Glass Eldorado Stone replicates natural stone found in the area for a California facility.

To complement and balance the use of glass, more than 10,000 sq. ft. of Manzanita Cliffstone was used throughout the Temecula, CA, library.

P

anoramic views and state-of-the-art technology are what visi-

site for the project. Extensive research and thoughtful detail went into

tors find at the new Temecula Library built on a hilltop over-

every aspect of its location and design.

looking the growing suburban community of the same name

in Southern California.

Filling approximately 32,000 sq. ft., the award-winning library is a tribute to the natural history of the valley and incorporates a variety

48

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

The Temecula Valley, or “Valley of the Filtered Light” as the Native Americans called it, is known for its granite quarries, hot-air balloon and wine festivals, and the highly influential heritage of the Pechanga tribe.

of elements that create an unforgettable experience for visitors. The

“To honor the unique history of this area, we created a history

design team of LPA Inc., an architectural firm in Irvine, CA, was

walkway that leads you to the library from the parking lot and pro-

initially commissioned by the City of Temecula to identify the best

vides information reflecting the days of the early Native Americans

commercialarchitecturemagazine.com

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CIRCLE 226

PROJECT

exteriors A large community room with a massive 40-ft. fireplace clad in Eldorado Stone creates a focal point and natural gathering place for visitors.

that inhabited the region all the way to the recent incorporation of the city,” said Jim Wirick, principal at LPA Inc. “The doors of the library are where you leave the known history behind and you cross the threshold from the past to a place where you can create your own future.”

“We’re extremely proud of this building,” said Bill McAteer, construction manager for the city. “The library has become a beacon of learning in our community and is the most technologically advanced library in the entire state of California. It offers Wi-Fi throughout and 43 public-access computers.”

The library design is based on a cathedral spine that divides the space into three main sections. Left of the spine are administrative areas, meeting rooms, and reading positions. To the right is a children’s library. A large community room with a massive 40-ft. fireplace is found in the heart of the library and creates a focal point and natural gathering place for visitors. An inspiration garden with a water feature opens off the children’s area, creating another appealing space for visitors of all ages to enjoy.

The north side of the building is all glass with views that reach 20 mi.

To complement and balance the use of glass, more than 10,000 sq. ft. of Eldorado Stone’s (San Marcos, CA) Manzanita Cliffstone profile was used throughout the library. Eldorado Stone material is found on the fireplace, on accent walls inside the library, in the front entry, and on battered exterior walls that dramatically angle back.

“We originally considered natural stone, but we liked the look we achieved with Eldorado and it saved us a lot of money,” said construction manager McAteer. “It blended beautifully with the hillside and gave us exactly the look we wanted.”

“Our goal in using Eldorado was to find a stone that could replicate the type of stone found naturally in the area, but in an economical fashion that could be used today,” said LPA’s Wirick. “The budget laughed at using real stone.”

Wirick’s experience with manufactured stone goes back more than 10 years when he used Eldorado Stone on the Mission Viejo (CA) Library his firm designed. A manufactured stone is often the ideal choice for projects with limited budgets because it is typically half the cost of natural stone, lighter weight, and more readily available. Eldorado Stone has manufacturing plants across the country and a network of certified distributors that builders and architects can work with directly to best meet their needs.

“We’re honored that our stone was selected for this prestigious project,” said Brent Spann, Eldorado Stone’s vice president of marketing. “The textural look and feel of stone adds a timeless sense of beauty to any space and it’s gratifying to know that so many people will enjoy this library and all the attention to detail that went into creating such a welcoming place to learn.” CA

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Watch an installation.

Download product information.

PRODUCTS

exteriors

EDITORS’ CHOICE

Reflective roofing systems Kemperol roofing: • Liquid-applied refl ective roofi ng systems • SRI of 110 and 108 • Class-A fi re rated

Two liquid-applied reflective roofing systems exceed LEED solar reflectance requirements and have a Class A fire rating. Kemperol Reflect 2K FR with a Solar Reflectance Index of 110 is odor free, and Kemperol AC Speed FR has an SRI of 108 and is a fast-curing PMMA. The cold-liquid-applied fully reinforced membrane systems dry to a bright white. The systems are fully reinforced membranes that weather harsh conditions, fully adhere to substrates, and are self-flashing and self-terminating.

Kemper System America Inc., West Seneca, NY Circle 69 kempersystem.net

Architectural stone

Evolution full-bed masonry units are available in 3 5/8-in. high x 31 5/8-in. long and 7 5/8-in. high x 31 5/8-in. long at regular full-bed depth in four colors in a sandblasted finish. The company’s Natural Process technology uses natural materials and color pigments and replicates how stone is created in the earth to provide natural aesthetics and durability.

Arriscraft, Cambridge, Ontario Circle 70 arriscraft.com

Drainage, ventilation

WaterWay rainscreen drainage and ventilation mats create space for moisture drainage and promote air circulation through convection. Made of polypropylene filaments bonded to a moisture-resistive filter fabric, the material is designed for stucco; EIFS; manufactured and natural stone; fiber cement; brick, lap, and cedar sidings; and other wall-cladding systems.

Solar heating/snow melt

ThermaPanel melts snow on exterior surfaces using low-temperature heat sources such as geothermal, waste, stored thermal energy, or high-efficiency conventional heat sources. Panels are installed under pavement. Heat-exchange fluid is pumped through the panels in turbulent flow channels to create even energy transfer. In warm months, the system collects thermal solar energy for heating swimming pools, domestic water, or industrial uses. The modular units install under sidewalks, plazas, rooftop patios, driveways, or roads.

Rooftop pedestal-mounted panels can be used with 2x2-ft. pavers or stones. The surface-mounted version can be used with pavers, brick, flagstone, poured concrete, or asphalt surfaces. Panels are joined to form parallel rows with induction-welded PE-RT tubing eliminating the need for mechanical connections.

Therma-Hexx Corp., Portsmouth, NH Circle 72 therma-hexx.com

McNichols Co.

Stuc-O-Flex International Inc., Redmond, WA Circle 71 stucoflex.com

Tampa, FL 800.237.3820 mcnichols.com

Circle 252

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JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

51

PRODUCTS

exteriors Stone lightweight veneer

Echelon brand stone lightweight veneer includes Westpeak texture, available in Onyx, Magnolia, and Wheat. The material is made using the company’s dry-cast system that creates a natural stone look with integrated color throughout the depth of each masonry unit.

Oldcastle Architectural, Atlanta Circle 73 echelonmasonry.com

Wood shearwall

Strong-Wall wood shearwall is a prefabricated wood shearwall with a holdown with visible front, back, and side access to allow anchorage attachment in various framing conditions. The front access opening allows inspection of the connection to the anchor bolt.

PROJECT-BASED SOLUTIONS. CLIENT-CENTRIC SUPPORT.

MARVIN COMMERCIAL

Simpson Strong-Tie, Pleasanton, CA Circle 74 strongtie.com

What’s the Marvin

difference? Local experts providing unparalleled architectural support, technical services and project-based solutions from concept through completion. New construction or historic renovation, Marvin products bring unmatched quality and superior performance to every job site. Our team of Architectural Project Managers do the same. Marvin’s the name to trust for your next commercial project. Learn more at MarvinCommercial.com

Metal wall panels

Additions to the company’s Pac-Clad Precision-series metal wall panels include four rib patterns. With a 1 3/8-in. depth the panels create deep shadow lines for dramatic building exteriors. All have uniform locking mechanisms, allowing multi-pattern designs.

Panels can install horizontally or vertically to maximum lengths of 20 ft. The series is available in 38 colors. Perforation is available for panels that require air flow.

©2016 Marvin®Windows and Doors. All rights reserved. ® Registered trademark of Marvin Windows and Doors.

52

CIRCLE 227

Petersen Aluminum/Pac-Clad, Elk Grove Village, IL Circle 75 pac-clad.com

PROJECT

lighting

In use at Virginia Commonwealth Univ., TekDek luminaires from Kenall Manufacturing are designed specifically for parking structures and deliver excellent uniformity and vertical luminance for enhanced safety and security of garage patrons.

Lighting For The Future To aid in achieving climate neutrality, a Virginia university commits to LEDs and lighting control.

W

hen considering how to best update the

chased electricity (generated mostly by coal and nuclear

facturing, Kenosha, WI. Further reinforcing VCU’s pur-

lighting in Virginia Commonwealth

power) accounts for half of the school’s greenhouse gas

chase decision was Kenall’s 10-yr. limited LED warranty

Univ.’s (VCU) $17.3-million Jefferson

(GHG) emissions. To accomplish this, VCU must cut en-

that covers excessive lumen depreciation—as defined by

Street parking deck in downtown Richmond, VA, VCU

ergy consumption by 2%/yr. and seek alternative sources

L70 luminaire lifetime—resulting from defects in work-

staff and architects at Baskervill, an architecture, interior

in order to reduce carbon dioxide emissions by 30% in

manship, materials, LED lamps, and internal power-reg-

design, and engineering firm in Richmond, agreed the

2025. Prior to signing ACUPCC, the university was al-

ulation components.

first priority was a high level of uniformity to ensure the

ready subject to Virginia’s Executive Order 48, signed in

With additional assistance from Richmond-based

safety and security of garage patrons and their property.

2007, which required all state agencies to reduce energy

agency Lighting Virginia and Baskervill, VCU reduced

costs by 25% by 2012. VCU achieved 100% of its goal on

the number of fixtures installed from 446 to 273. The old

time, while realizing a cost savings of $1.6 million.

175-W metal halide and induction lamps, 10% of which

They also knew that energy reduction in the 689-space garage was a critical goal because of commitments made after the garage was built in 2008. In 2010, VCU signed

“Baskervill was the original architect when the parking

had already been re-lamped with LED bulbs, were re-

the American College & University Presidents’ Climate

garage was built. At that time, the emphasis was on

placed with 49-W LED luminaires. TekDek is designed

Commitment (ACUPCC). ACUPCC, now part of a larg-

high-intensity, high-footcandle lighting, rather than ener-

specifically for parking structures and delivers uniformity

er group known as Second Nature, is an initiative founded

gy efficiency. Our challenge was to upgrade the whole fa-

and vertical luminance for enhanced safety and security

in 2006 by twelve U.S. college and university presidents.

cility to a modern LED system,” said Jay L. Woodburn,

of garage patrons. Those involved with the project espe-

Their goal was to encourage learning institutions to not

architect and principal at Baskervill.

cially liked the fixture’s optics, which are designed to re-

only work toward achieving the scientific goal of climate

duce disabling glare for drivers and pedestrians. “They

neutrality, but to also educate and prepare students to de-

NEW LOOK AT OLD LIGHTS

really liked the fact that there were no hot spots and that

velop new, sustainable solutions for energy-related proj-

At the start of the project, VCU staff installed and care-

you could stare right at the lights and not see the LEDs

ects on campus. Since its inception, more than 650 col-

fully evaluated LED luminaire samples from several

because of the [specially designed tertiary] lens,” said

leges and universities have signed the commitment.

manufacturers. They toured existing installations near

Woodburn.

As a signatory of ACUPCC, VCU has committed to

Richmond, and all vendors submitted to a competi-

In addition to the LED luminaires, VCU staff identi-

be 100% carbon neutral by 2050. Reducing electricity us-

tive-bid process before the university selected TekDek

fied lighting controls as yet another way to conserve ener-

age plays a major role in meeting this objective, since pur-

TD17 luminaires, designed and made by Kenall Manu-

gy. “Diligence is very important to Baskervill, so our engi-

commercialarchitecturemagazine.com

JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

53

PROJECT

lighting

neer, Richard Nelson, dug more deeply into the control

Installing TekDek and TekLink together also provides

controls in the 984-space West Broad Street parking

systems available from each manufacturer to ensure that

a level of simplicity and serviceability that isn’t easily

deck. The Broad Street garage provides public parking

the controls fit all the needs of the project,” said Wood-

found elsewhere, since everything is designed, built, and

for commuters and visitors to the Monroe Park campus,

burn. TekLink TL1000 lighting controls, a cloud-based

shipped by a single manufacturer. Carter Adams, princi-

Siegel Center sporting and special events, the VCU Wel-

lighting-control system designed and manufactured by

pal at Lighting Virginia, added, “I think [for customers]

come Center, and the street-level Barnes & Noble @VCU

Kenall was chosen.

the idea of being able to monitor all of their parking garag-

bookstore. Upon completion of the lighting upgrade on

es in one system has great appeal.”

the West Broad Street deck, facilities staff will be able to

The new network of luminaires and controls further reduce power consumption by using occupancy sensors,

monitor energy consumption, cost savings, and mainte-

which allow VCU to trim the lighting during periods

COST SAVINGS

nance needs for both parking decks remotely with Tek-

when there are no students in the garage. TekLink lighting

Energy cost savings were significant from the beginning.

Link controls.

controls carefully monitor energy usage and allow the fa-

In the first six months, savings steadily increased from

The new installation checks all the boxes: enhanced

cility manager to adjust system settings using a simple user

44.4% in August 2015 (the first month the luminaires

safety and security for the university’s parking-garage pa-

interface, accessible with a tablet, cell phone, or PC.

were in use) to 55% in January 2016 after the TekLink

trons as well as energy savings and reduced GHG emis-

The ability to monitor the lighting remotely saves time

control system was fully operational for two months.

sions for the university. VCU officials are now conducting

compared with manually inspecting the lights. TekLink

VCU is also installing TekDek luminaires and TekLink

tours of their own campus to showcase lighting. CA

can also monitor power consumption and e-mail reports directly from the tablet. That means the days of hiring someone to drive around each parking garage to check for lights that are malfunctioning or out are over. “Perceived security is a very big deal to VCU and they are very on top of their maintenance so, unlike some other parking facili-

Want more information? The resources below are linked on our website at commercialarchitecturemagazine. com and our digital magazine at commercialarchitecturemagazine.com/digital/julaug2016.

ties that might let a third of the lights burn out before

Circle 10 on the Reader Service Card.

making repairs, they were fixing each individual light

Download information on TekLink.

Download information on TekDek.

whenever there was an issue,” said Woodburn.

Yale Commercial Solutions

The next big thing in access control

Bold. Graphic Caption. Rum idit eostiatiae nos ea de nus, int as aut hiliquae nimincia in endi dnimincia in endi doluptatem iurest que dolore evenis qui occum quatinisse elecoluptatem iurest que dolore evenis qui occum quatinisse electu. Photo Credit: Indented Text

Introducing nexTouch™, the next generation of keypad access control from Yale®. nexTouch is an ANSI/BHMA Grade 1 certified cylindrical lock that combines effortless installation and innovative technology for a truly scalable solution: Use as a stand-alone keypad lock to manage access with PIN codes Utilize Data-on-Card technology as part of the Yale Multi-Family Solution Easily expand ZigBee or Z-Wave capable alarm or automation systems for use in small businesses When you need the perfect balance of security, convenience and flexibility, Yale Works for YouSM.

Learn how you can take the next step in security www.yalelocks.com/nexTouch

Copyright © 2016, Yale Security, Inc., an ASSA ABLOY Group company. All rights reserved.

54

CIRCLE 228

PRODUCTS

lighting & electrical

EDITORS’ CHOICE

Suspended LEDs Cu-Beam: • Suspended LED fi xture • Uses single, high-power LED • Downlight, uplight models

Cu-Beam suspended LED fixtures use a single, high-power LED instead of multiple light sources. Heat-pipe technology cools the light, transferring heat away using technology typically found in satellites and microprocessors. A custom-engineered lens reportedly projects more light than conventional lenses. Combined with effective cooling, each fixture is said to run at 88 lm/W. The luminaire is available in a downlight model for focused lighting and an uplight version for ambient lighting.

Dyson Inc., Chicago Circle 76 dyson.com

Architectural façade lighting

LED streetlight

GR series LED streetlight replaces 100- to 125-W HID systems. The cast-aluminum housing has tool-less entry and a 7-pin NEMA photocell receptacle for optional wireless control. Available in 4,000 and 5,000 K with a minimum 70 CRI, the series uses Type II medium and Type III medium optics.

Parade S is a slim, LED surface-mount linear wall-wash luminaire that provides illumination and dramatic effects in RGBW, dynamic, warm, or cool white light. Five light distributions with electronic control options provide lighting effects for a wide range of applications. Adjustable brackets allow ground mounting or installation in any vertical position and orientation on building surfaces. The luminaire is available in lengths of 20, 35, or 53 in.

Griven USA, Gaffney, SC Circle 78 griven-usa.com

EYE Lighting, Mentor, OH Circle 77 eyelighting.com

Exterior projection fixture

Exterior Projection 500 fixture integrates light textures and graphics in outdoor lighting designs. With a high-precision optical design and 7,000-lumen output, the fixture’s flat field, high-contrast image projection is based on a high-power LED engine with eight interchangeable colors, six gobo slots for projecting graphic images, and a gobo animation system.

Harman International, Stamford, CT Circle 79 harman.com

commercialarchitecturemagazine.com

JUL/AUG 2016

COMMERCI A L A RCHI T EC T URE

55

lighting & electrical

PRODUCTS

Waterproof LED high bay

A line of LED high-bay fixtures is waterproof and designed for ceilings to 40 ft. Available in 125, 185, and 220 W, the fixtures come in 4,000 and 5,000 K and deliver 16,000 to 29,000 lumens. Only 6-in. high and 16- to 18-in. wide, they provide a CRI of 84.

Litetronics, Harvey, IL Circle 81 litetronics.com

Linear LED vapor-tight luminaire

Decorative pendants

Mountain View pendant lights are hand crafted of blown glass. The luminaires produce diffused direct/indirect white light for a wide range of interior applications. From a single piece of transparent glass, a diffuser includes an outer bell-shaped shell and an inner element resembling a mountain. The topography of the inner element changes with views of the dome enclosure. The luminaire measure approximately 15-in. high by 22-in. dia. Maximum hanging length is adjustable to 9 ft.

Axo Light USA, Danbury, CT Circle 80 axolightusa.com

Viking wet-location rated LED vapor-tight luminaire has a fiberglass-reinforced polyester housing and polycarbonate lens to form a rugged platform for harsh operating environments. Emergency battery packs are available. Luminaire dimensions are approximately 4 ft. long x 3 1/2-in. wide x 4-in. high.

Nordeon USA, Gaffney, SC Circle 82 nordeon-usa.com

Solar-powered street/area fixture

For decades, M-1 has been the cure-all for every type of roof application: repairing flashing, sealing termination bars and coping joints, even underwater emergency repairs. Now in celebration of our 25th anniversary, CHEM LINK has made M-1 even better: Improved elongation. Increased tensile strength, tear strength and shear strength. Better weathering. And M-1 is still solvent-free, moisture-curing, and non-shrinking—a super adhesive/sealant that applies smoothly in both hot and cold climates. Look for the new bright silver package with CHEM LINK’s 25th anniversary icon.

Give your next roofing project your best shot. ®

Contact us at 800-826-1681 or visit us at www.chemlink.com.

56

CIRCLE 229

SolarUrban LED solar-powered, full-cutoff outdoor pole-mount luminaire has a classic design. Units are completely off-grid, with no electrical needed. A compact battery provides a minimum of five-days autonomy when fully charged. Solar assemblies range from 30 to 550 W. SEPCO, Stuart, FL Circle 83 sepconet.com

PRODUCTS

lighting & electrical

LEDiocÂŽ A Fast HID to LED Solution Upgrade to energy efficient LED with LEDioc, an adjustable lamp that preserves the optics and photometric performance of your existing HID luminaire.

LED task light

Amble LED task light was developed in collaboration with industrial designer Stephan Copeland. The luminaire has no moving joints or articulation. The only moving part is a gravity-powered eye. Users adjust the light to one of three vertical positions, creating pools of illumination that range from expansive to concentrated. The light housing is made of ABS polymer. A battery-powered option is available, along with built-in USB charging and an occupancy sensor.

LightCorp, Grand Haven, MI Circle 84 lightcorp.com

Adjustable recessed downlight

Premier LED recessed downlights use high-lumen COB LEDs and are available with three field-replaceable reflectors for focusing light into 16-, 24-, and 43-deg. beams. Fully dimmable, the luminaires are available in 3 1/2- and 4-in. versions.

Jesco Lighting Group, Port Washington, NY Circle 85 jescolighting.com

Campuses Street/Area Historic Districts City Parks & Recreation Glass or Plastic Lens Post Tops

High-bay LED

A round and IP65-rated LED high bay has wireless communications and reported easy installation. The fixture allows setup through a mobile app to group and ungroup fixtures, allowing customized light levels. With an integrated daylight and occupancy sensor with three levels of system integration, flexibility within a lighting-control system is possible.

LG Electronics USA, Englewood Cliffs, NJ Circle 86 lglightingus.com

*

* Check the latest update at www.DesignLights.org for listed product catalog numbers. Not all versions are listed.

www.eyelighting.com

CIRCLE 230

57

PRODUCTS

lighting & electrical

Marker lights

LiniLED marker lights are round or square LED spot/ accent in-ground luminaires that create diffused spots of light for walkways, pathways, streetscapes, or drive-over applications. Each unit contains a white or RGB liniLED strip encapsulated in drive-over-rated cast polyurethane resin in a stainless-steel housing. The marker lights have non-slip surfaces and are available in a range of colors and sizes.

Organic Lighting Systems, Azusa, CA Circle 87 organiclighting.com

Hazardous location LED bay

HazLoc-LED series indoor/outdoor surface- and pendant-mount bay luminaires are specification grade for use in hazardous locations. The high- and low-bay models are circular-design, low-profile luminaires with cooling fins for heat dissipation. The Class 1, Division 2 and Class 2, Division 2 models have T4A and T5 equipment and combustible-substance temperature ratings.

Solas Ray Lighting, Anderson, IN Circle 88 solasray.com

Street, roadway fixture

ValuLume LED street and roadway fixture uses a PLED optical system and is available with 10 light distributions with field rotatable and replaceable optics. The 40- and 80-array PLED modules rotate in 90-deg. increments. Able to incorporate a variety of control packages, the luminaire is a solution for new or existing sites that use integrated energy-management systems.

U.S. Architectural Lighting, Palmdale, CA Circle 89 usaltg.com

58

CIRCLE 231

PRODUCTS

lighting & electrical

Redefining Curbs!

Replace Replace Old Old Rooftop Rooftop Units Units in in Hours!

Hours!

®

Retro-Mate adapters eliminate the need for removal of existing curbs when replacing rooftop units. It’s custom made to adapt the existing curb to the new rooftop unit.

Architectural LEDs

LumiStik line of architectural LEDs is available in a wide range of heights, from a bollard of 20 in. to a column of 26 ft. Various columns have a clear lens with an integral optic system, IESNA distribution, and are dark-sky friendly with full cut off. Pendants and wall luminaires have a downlight component. With an aluminum base and acrylic diffuser, the design provides 360-deg. illumination.

Luminis, Montreal Circle 90 luminis.com

* Saves time & costly roof construction. * Preserves roofing integrity and reduces system down time. * Takes advantage of existing duct work. * Quick Ship Program!

RETRO-MATE ADAPTER SAVES TIME & MONEY!

www.thybar.com Illinois Ohio Texas Kentucky Nevada

800-666-CURB 800-837-CURB 800-777-CURB 800-993-CURB 866-917-CURB CIRCLE 232

WhiteWalls

®

Magnetic Whiteboard Steel Wall Panels

LED canopy luminaire

CPY-20L LED canopy luminaire provides 143 lumens/W at 5,700 K. With a slim, low-profile design the unit reportedly mounts in most canopies or soffits. The series is also available at 4,000 K and includes the company’s 10-yr. limited warranty. The line is Class I, Division II hazardous-location rated.

Cree Inc., Durham, NC Circle 91 cree.com

Small LED floodlights

A line of small LED floodlights is offered in four power levels in wide- and narrow-beam distributions. The lights replace 100-W quartz halogen through 250-W metal halide fixtures. Efficacy for the line is 130 lumens/W with a lifetime on most models exceeding 200,000 hr. Each fixture has an integral listed driver, potted within a separate compartment, for cool operation and maximum lumen maintenance.

MaxLite, West Caldwell, NJ Circle 92 maxlite.com

Brainstorm, Innovate & Create These whiteboard walls give you and your team an unlimited blank slate that encourages original ideas and fosters outof-the-box solutions.

WhiteWalls.com CIRCLE 233

800 624 4154 59

PROJECT

building technology

High-In-The Sky Safety Passive fire-containment system supports the building enclosure for One World Trade Center.

T

Linking New York City’s Tribeca neighborhood to

IMPEDING FIRE PROGRESS

the Financial District and standing 1,776 ft. high, the

Passive fire-containment systems hinder a fire’s spread

104-story, 2.6-million-sq.-ft. building is home to busi-

in part by addressing the three key paths that allow fire

nesses operating in industries ranging from finance to

to spread vertically at the building exterior perimeter. A

publishing to real estate and international commerce.

first path of fire propagation occurs when the void be-

Its dramatic, shimmering form blends geometric shapes

tween the floor slab and the exterior curtain wall is left

and prismatic glass to create a stunning visual that re-

unprotected, permitting flame and hot gasses to spread

flects light in myriad ways throughout the day.

up through the joint.

owering above a city renowned for its skyscrap-

more risks than a life-safety system that incorporates de-

ers, One World Trade Center stands as the

tection, active, and passive elements.

tallest building in the Western Hemisphere.

While the building’s design is breathtaking, One

A second path of vertical fire spread is not as com-

World Trade Center also evokes awe due to its location—

monly understood. Typically, the building materials

standing at the very site where the Twin Towers once

used to construct a building’s curtain wall are made of

stood. Given the location’s painful moment in Ameri-

low-melt and heat-sensitive materials. If the spandrel

can history, it is not surprising that the building facts

panel is not properly protected, fire can cause an early

posted on its website mention, “life-safety systems far

failure of the curtain wall, allowing fire to propagate up

exceed NYC building code.”

and through the curtain-wall cavity.

Whether specifying building materials for a marquee

Finally, a third path of fire propagation—although

project such as the World Trade Center or a lower-profile

not a requirement of the building codes and ASTM

building, the building community evaluates three ele-

E2307—demands consideration when it comes to deliv-

ments when specifying life-safety systems. Detection

ering the maximum level of safety in a high-rise struc-

systems include alarm systems such as smoke and heat

ture. Referred to as leapfrog, this path of fire spread oc-

detectors. A second element focuses on active systems

curs when fire breaks out the vision glass on the floor of

that suppress a fire. Sprinkler systems are the most com-

fire origin. When the vision glass is broken, flame and

mon suppression systems used in buildings.

hot gasses can escape and lick up the exterior face of the

A third life-safety element is compartmentation, also

curtain wall. Eventually, the vision glass on the floor

referred to as a passive approach to fire containment.

above breaks, allowing fire to re-enter the building

Unlike active systems that are dependent upon an “on”

through the window opening. The fire will continue to

mechanism

jump from floor to floor using this path.

to

activate

the

system,

passive

fire-containment systems feature no activating device.

Thermafiber Firespan 90 curtain wall and Thermafi-

Therefore, the passive approach promises to always work

ber Safing mineral-wool insulation from Owens Corn-

once the system is correctly installed. Passive systems

ing, Toledo, OH, were used in One World Trade Center

also play a key role in containing a fire to a room of ori-

to deliver fire-containment barriers between a fire source

gin, delaying its spread, and adding precious time for

and the building’s floor slab perimeter and curtain wall.

occupants to evacuate or take refuge in a safe zone.

New York’s One World Trade Center was built with life-safety systems that far exceed the building code. Passive fire containment plays a large part.

60

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

In addition, Thermafiber Impasse mineral-wool-in-

As passive fire-containment systems slow the spread

sulation hanger system uses a stepwise technique of

of fire, firefighters have an opportunity to enter the

overlapping components during installation to lock the

building and extinguish the fire while it is still manage-

Firespan curtain wall insulation materials in place. The

able. In conjunction with a building enclosure’s curtain

Firespan 90 insulation is secured to the aluminum fram-

wall, perimeter fire-containment systems are designed to

ing of the exterior curtain wall. This protection is an

prevent the spread of flame and hot gases at the void

important part of any building’s design because the lon-

created where the exterior curtain wall bypasses the

ger the curtain wall insulation stays in place, the longer

floor assembly. History has borne out that relying on

it can help provide protection to the building’s alumi-

just one or two life-safety elements is associated with

num framing, thus maintaining the structural integrity

commercialarchitecturemagazine.com

PROJECT

building technology

of the system. Additionally, this approach allows the Safing insulation, which is compression-fit between the curtain wall and the perimeter edge of the floor slab, to remain in place and continue providing a barrier to flame and hot gases at this critical intersection.

MATERIALS, INSTALLATION MATTER

While the precision design and installation of perimeter containment fire systems are critical, the materials comprising these systems are also of paramount importance.

Want more information? The resources below are linked on our website at commercialarchitecturemagazine. com and our digital magazine at commercialarchitecturemagazine.com/digital/julaug2016.

In the online version of this article, listen to a special podcast in which editorial director Gary L. Parr talks with Angie Ogino, technical services leader at Thermafiber Owens Corning, about the three components of a complete fire-protection system and the roles they play in high-rise buildings, in addition to installing proper fire protection in renovation projects.

Circle 3 on the Reader Service Card.

Watch a video on fire containment.

Download information on FireSpan.

Download a Safing data sheet.

Gain information on Impasse systems.

Qualities intrinsic to mineral wool make the material a natural choice for high-rise applications. Mineral wool is the only tested/proven curtain-wall insulation material that maintains integrity within perimeter fire-containment systems where exposure temperatures can exceed 1,800 F. Thermafiber Firespan 90 curtain wall and Thermafiber Safing mineral-wool insulation systems are rated to three hours when tested in accordance to ASTM E2307-Standard Test Method for Determining Fire Resistance of Perimeter Fire Barriers Using the Intermedi-

The Ultimate

Waterproofing System

ate-Scale Multi-Story Test Apparatus.

An ongoing challenge that must be addressed is the unique design of every building. Architects want to design aesthetically desirable buildings with beautiful facades. But engineering judgments evaluate whether a building’s design will provide perimeter fire containment for the required hourly rating. Issues with mullion and transom spacing, multiple transoms, spandrel height limitations, floor location with respect to sill height, and types of curtain-wall mounting brackets and their locations can all vary widely, creating challenges.

However, in the final building-approval process, perimeter fire containment must provide a system that meets the building-code requirements. Perimeter fire-containment systems must be tested or determined using an engineering judgment to be in accordance with ASTM E2307. While the code allows alternative materials, design, and methods of construction and equipment as a means to resolve an issue, the key is that engineering judgments should be supported by a tested system that is similar in nature to the construction details.

MFM SubSeal™ is a pre-fabricated, self-adhering, self-sealing waterproofing membrane that stops water and moisture in its tracks! This advanced system aggressively bonds to prevent damage caused by water penetration.

Multi-Purpose Waterproofing Protection for: • Through-Wall Flashings • Foundation Walls • Plaza Decks • Sills, Pot Shelves, Parapets • Parking Garages Realize maximum protection, increased savings and more than 55 years of waterproofing experience.

Call 800-882-7663 to get a quote or visit www.subseal.mfmbp.com for more information.

BENEFITS BEYOND

• Vertical or Horizontal Applications • Aggressive Bonding Characteristics

The World Trade construction conformed to the

• Extreme Moisture Protection

USGBC’s LEED-Gold standard. Thermafiber mineral-wool insulation was specified to help support not only fire protection but sound control and energy conservation in the structure, and contributes to the overall sus-

• Ideal for Below Grade Foundations and Structures

ICC-ES AC38, ICC-ES ESR 2783, ASTM D 1970

• Available in 40 or 60 Mil Thickness • Self-Adhering for Fast Installation

tainable building goals as the product contains a minimum 70% recycled content that is non-combustible, inorganic, and does not support mold growth.

One World Trade Center opened in October 2014.

Today it stands as a public beacon for urban building design and a tribute to American history. More quietly, it

800-882-7663 www.subseal.mfmbp.com

is an example of incorporating passive fire-containment systems into the building enclosure. CA CIRCLE 234

61

PRODUCTS

building technology EDITORS’ CHOICE

Smaller-footprint switches Transfer, bypass switches: • Medium voltage (5 to 15 kV) • Smaller footprint than earlier versions • RPTCS control system

Medium-voltage (5 to 15 kV) circuit breaker-type automatic transfer switches and bypass/isolation switches have 20% to 50% smaller footprints than earlier versions. UL tested, listed, and labeled under UL 1008A and suitable for use in legally required alternate power systems, the switches transfer electrical loads between preferred and alternate power sources through controlled opening and closing of circuit breakers. Switches can be configured for open- or closed-transition transfer. Designed for unattended operation, they include controls for manually initiated operation. Switch functions are controlled by the company’s RPTCS programmable microprocessor-based control system and meet or exceed IEEE, NEMA, and ANSI standards.

Russelectric, Hingham, MA Circle 93 russelectric.com

Paralleling system

IP/analog keyboard

SPC-7000 IP/analog hybrid keyboard controller for IP and analog PTZ cameras, recorders, and network software provides a versatile solution for migration from analog to IP-based surveillance systems. Incorporating a keyboard and joystick controls and used with the company’s SmartViewer surveillance software and SSM video-management platform, the solutions increase the controller’s flexibility by ensuring it is compatible with DVRs and NVRs in addition to camera control.

Hanwha Techwin America, Ridgefi eld Park, NJ Circle 94 hanwhasecurity.com

Series 300 generator paralleling system is a pre-packaged, transfer-switch-based power system for paralleling generators. For load management for mid-tier installations, the system parallels 2 to 4 gen-set installations and manages 4 to 8 transfer switch load blocks. The UL 891-listed compact system enables managing generators by runtime usage, assigned priority, or load requirement. It also includes the ability to distribute power by load prioritization and to control load bus optimization, generator load demand, and generator power metering. The Series 300 is available from 208 to 600 V. ASCO Power Technologies, Florham Park, NJ Circle 95 asco.com

Cyber-secure IP video solution

Genetec Inc. and SecureXperts have collaborated on an IP video solution said to be resilient against unauthorized access, malware, brute-force cracking, and other exploit techniques. The system uses Credentialed High Assurance Video Encryption (CHAVE) technology to reportedly provide highly secure identification and authentication through multi-factor smart-card credentials. CHAVE-enabled cameras meet Federal Information Processing Standard Publication 140-2 Level 3 certified encryption standards.

Bosch Security Systems Inc., Fairport, NY Circle 96 boschsecurity.us

62

COMMERCI A L A RCHI T EC T URE

JUL/AUG 2016

commercialarchitecturemagazine.com

PRODUCTS

Intercom door station

An intercom door station is SIP compliant. The Power over Ethernet station is designed for use with the Omni security and automation systems to provide an interface at doors or entry gates. The device includes snapshot previews on as many as four touchscreens before users accept a call and relay activation to open a door or gate.

Leviton, Tualatin, OR Circle 97 leviton.com

building technology

Occupancy/vacancy sensors

Dual-technology occupancy and vacancy sensors monitor most any area within a building. The in-wall and ceiling-mount units are Title 20 compliant and can contribute to LEED credits. Using zero-crossing technology to suppress in-rush current impact, the sensors are said to provide reliable on/off sensing no matter the lighting technology. Features include adjustable PIR sensitivity, 15 sec. to 30 min. time delay, and an adjustable ambient light sensor override.

Intermatic Inc., Spring Grove, IL Circle 98 intermatic.com

Wireless building control

Air-Fi wireless technology replaces the need for wired building controls and provides flexibility as building spaces change. Zone sensors move to accommodate space reconfigurations and don’t detract from historical or architectural design. Self-repairing mesh technology uses redundant signal paths to reportedly prevent communication failure. The system is a ZigBee certified building automation solution and supports BACnet open standards.

Trane, Piscataway, NJ Circle 99 trane.com

ADVERTISE your products, services, training programs, and career opportunities in

Commercial Architecture’s Showcase section.

GET RESULTS Put your message in front of qualified decision makers in the commercial-construction marketplace with Commercial Architecture’s Showcase advertising.

Expansion-joint fire barriers

Fireline 520 expansion-joint fire barrier system creates a physical barrier to keep fire and smoke contained. The system provides factory-assembled directional changes with male/ female connections for consistent installation. The line also offers Water Guard systems to protect the blanket from water infiltration.

JointMaster Systems, a div. of Inpro Corp., Muskego, WI Circle 100 inprocorp.com

Reach Your Audience CALL NOW FOR DETAILS: Matt Walsh | Phone: 978.315.1015 Email: mwalsh@commarchmag.com

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ADVERTISING

showcase

DESIGN with Drywall

11 Ways to Finish a Corner

Chamfer Bead, the newest corner bead to redefine the look and feel of interiors. Add Chamfer Stop to ceiling and wall details for a modern aesthetic and a custom finish. View the entire series and request a sample today.

Photo courtesy of: Eagle Drywall of Fort Worth, TX

Order Samples www.trim-tex.com

Greenbuild booth 1032

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Flex-C Arch

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Reach Your Audience

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& SUBTRACT ENERGY USE

ADVERTISE your products, services, training programs, and career opportunities in Commercial Architecture’s Showcase section.

GET RESULTS Put your message in front of qualified decision makers in the commercial-construction marketplace with Commercial Architecture’s Showcase advertising.

CALL NOW FOR DETAILS:

Matt Walsh Phone: 978.315.1015

The Curved Wall People™ MA D E I N TH E U S A

Greenbuild booth 1217

Greenbuild booth #939

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WWW.MAJORSKYLIGHTS.COM WWW.SHOPMAJORSKYLIGHTS.COM 7120 STEWART AVE, WAUSAU, WI 54401 888-759-2678 / 715-842-4616 Greenbuild Booth 4565N

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Email: mwalsh@commarchmag.com

Page number

SUPPLIER

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index

AGC Glass . . . . . . . . . . . . . . . . . . . . . . . . . . . . BC . . . . . . . . . . . . . . . . 243 American Institute of Architects . . . . . . . . . .29 . . . . . . . . . . . . . . . . .214 535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

Aquatherm Pipe . . . . . . . . . . . . . . . . . . . . . . . .40 . . . . . . . . . . . . . . . . 220 Armstrong Commercial . . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . 203 Assa Abloy/ Yale Commercial . . . . . . . . . . . . .54 . . . . . . . . . . . . . . . . 228 Centria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 . . . . . . . . . . . . . . . . .216

Phil Saran Vice President, Group Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com Scott Cunningham Regional Sales Manager Southeast, Mid-South 770.913.0115 678.576.1487 cell scunningham@commarchmag.com John Clemens Regional Sales Manager West Coast 480.206.1594 C/W Publishers Reps jclemens@commarchmag.com Jim Morrissey Regional Sales Manager Midwest, Northeast 847.274.6482 APM Media Group jmorrissey@commarchmag.com

Chem Link . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . 229 Construct . . . . . . . . . . . . . . . . . . . . . . . . . . . . IBC . . . . . . . . . . . . . . . . .242 Duro-Last Roofing Inc. . . . . . . . . . . . . . . . . . .45 . . . . . . . . . . . . . . . . 223

Dave Foster List Services 800.520.9020 dfoster@inforefinery.com Maria LeMaire Electronic Marketing Manager 815.919.4638 mlemaire@commarchmag.com

in future issues

Excel Dryer Inc. . . . . . . . . . . . . . . . . . . . . . . . .37 . . . . . . . . . . . . . . . . .218 EYE Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . .57 . . . . . . . . . . . . . . . . 230 Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . .240 Forbo Flooring Systems . . . . . . . . . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . 204 Fujitsu General America . . . . . . . . . . . . . . . . .47 . . . . . . . . . . . . . . . . 225 Greenbuild . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 . . . . . . . . . . . . . . . . 226 Guardian Sunguard . . . . . . . . . . . . . . . . . . . . .43 . . . . . . . . . . . . . . . . 222 Hanwha Techwin America. . . . . . . . . . . . . . . . 13 . . . . . . . . . . . . . . . . .205 Hendrick Manufacturing . . . . . . . . . . . . . . . . . . 1 . . . . . . . . . . . . . . . . .201 Jeld-Wen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200 Kolbe & Kolbe Millwork . . . . . . . . . . . . . . . . . .31 . . . . . . . . . . . . . . . . .215 Laticrete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36 . . . . . . . . . . . . . . . . .217 Magnatag. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 . . . . . . . . . . . . . . . . 233 Major Industries . . . . . . . . . . . . . . . . . . . . .20, 64 . . . . . . . . . . . . 208, 241

Matt Walsh Showcase 978.315.1015 mwalsh@commarchmag.com

COMING

Marvin Windows & Doors . . . . . . . . . . . . . . . .52 . . . . . . . . . . . . . . . . 227 MFM Building Products. . . . . . . . . . . . . . . . . . 61 . . . . . . . . . . . . . . . . 234 Musson Rubber . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 238

SEPTEMBER Healthcare Flooring Lighting & Electrical Energy & Backup Systems

Norton Door Controls . . . . . . . . . . . . . . . . . . .23 . . . . . . . . . . . . . . . . .210 Parkland Plastics . . . . . . . . . . . . . . . . . . . . . . .27 . . . . . . . . . . . . . . . . .213

OCTOBER

Petersen Aluminum Corp.. . . . . . . . . . . . . . . . 15 . . . . . . . . . . . . . . . . 206

Mixed-Use Facilities

Polyglass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 . . . . . . . . . . . . . . . . .219

Roofing

Renovate by Berkowitz . . . . . . . . . . . . . . . . . .24 . . . . . . . . . . . . . . . . . 211

Interior Surfaces

Samsung HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . . . 202

Windows, Doors, Entrances

Savannah Trims Inc. . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 235 Sylvania . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 . . . . . . . . . . . . . . . . .212 Thybar Corp. . . . . . . . . . . . . . . . . . . . . . . . . . . .59 . . . . . . . . . . . . . . . . 232 Tjernlund Products Inc. . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . 237, 239 Trim-Tex . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 236 Glen Gudino, President/CEO Applied Technology Media ggudino@commarchmag.com Arthur L. Rice, Chairman Applied Technology Media

Uponor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 . . . . . . . . . . . . . . . . 207 Voigt and Schweitzer . . . . . . . . . . . . . . . . . . . . 21 . . . . . . . . . . . . . . . . 209 Weil-McLain . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 . . . . . . . . . . . . . . . . .221 Wooster Products Inc. . . . . . . . . . . . . . . . . . .58 . . . . . . . . . . . . . . . . .231 World Dryer. . . . . . . . . . . . . . . . . . . . . . . . . . . .46 . . . . . . . . . . . . . . . . .224

commercialarchitecturemagazine.com

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PORTFOLIO â–˛

T

he atrium of the St. Rita’s Regional Cancer Center in Lima, OH, features 180 deg. of floor-to-ceiling windows and a striking dome. Under the dome is a water feature, manufactured

by Bluworld of Water, Orlando, FL (bluworldusa.com). The BluGuard feature has three fully encapsulated water panels that exceed all relevant healthcare regulations and are virtually maintenance free. The tallest panel is 14 ft. high and the frame material is powder-coated stainless steel in oil-rubbed bronze.

Photo: CorpComm Group.

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BEYOND

LIMITS

EDUCATION: SEPTEMBER 7-9, 2016 EXHIBIT HALL: SEPTEMBER 8-9, 2016 AUSTIN CONVENTION CENTER AUSTIN, TX REGISTER TODAY! SPECIAL OFFER FOR CA READERS: FREE EXPO PASS WHEN YOU REGISTER ONLINE WITH THIS CODE: ADCON1616

WWW.CONSTRUCTSHOW.COM REGISTER @ CONSTRUCTSHOW.COM CIRCLE 242

*OFFER VALID FOR NEW REGISTRANT ONLY. NO REFUNDS WILL BE ISSUED.

More Light. Less Heat. Stunning Visual.

Introducing NEW Energy Select 23. Featuring a neutral blue reflected color, 50% visible light transmittance and 0.23 solar heat gain coefficient, this high-performing low-e glass lets natural light in, while keeping more heat out—for maximum energy savings and indoor comfort. AGC provides just the right solutions. For Every Code. For Every Region.

Visit us.agc.com to learn more, or email us at info@us.agc.com to request a sample.

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