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New Urbanism Restaurant Window Trends Historical Mill Renovation SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

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Vol. 15

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Building Focus: New Urbanism 10 ..

inside

JULY 2017 Vol. 15 No. 6

DEPARTMENTS 8 64 65 66

10

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CONTENTS

The Architects Showcase Index Portfolio

Rediscover Urban Milieu Recapturing neighborhoods and communities is central to new urbanism.

18

Patience Sustains Vision Careful planning, funding, and persistence equals project success.

About The Cover

HVAC & Plumbing

Windows & Doors

24

35

24 Fishing For Energy-Efficient Heating 28 Hand Dryers Clean Up Grand Central

MANUFACTURER – OF – ARCHITECTURAL METAL

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35 Opening Up To Experience 40 Dirty Habit Diners Enjoy Historic View

Interiors

Lighting & Electrical

45

51 45 Unused Space Gets Fit 46 Blending Flooring With Culture

51 Good Mood With Great Food 53 Creative Lighting Redevelopment

cladding | corrugated panels entrance grilles | stair components sunshades | tree grating

Exteriors

trench grating | ventilation grilles

Building Technology

59

61 59 Roofing Tops Tight Schedule

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CIRCLE 202

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CONTENTS

online editorial products JULY 2017

New Online

VOLUME 15, NO. 6

• Urban designs in the suburbs. Joshua Zinder returns to share how his firm is making suburban facilities attractive to Millenials.

• Cloud-based building automation. Alerton’s Kevin Callahan outlines the benefits of cloud-based BASs. • EPDs and product specs. Mark Thimons, Steel Market Development Institute, sheds light on EPDs in a Commercial Conversation podcast.

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EDITORIAL

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Focus on Invisible Architecture: Victoria J. Cerami

Urban Designs in the ‘Burbs: Joshua Zinder

Victoria J. Cerami, CEO, Cerami & Associates Inc., discusses the importance of the invisible architectural elements—wireless systems, acoustics, and life-safety systems—and how overlooking these unseen components can have a negative impact on overall building success.

Joshua Zinder, AIA, NCARB, LEED AP, and founding partner of Joshua Zinder Architecture + Design, Princeton, NJ, shares ways his firm is creating urban environments in suburban properties, making the non-urban facilities attractive to today’s young workforce.

Effective Lab Design: Robert Skolozdra

Tactical Infill Adds Multifamily Value: Jason Boyer

Robert Skolozdra, AIA, LEED AP, Svigals+Partners, New Haven, CT, shares his laboratory design experience, focusing on spaces that promote effective/successful research, provide occupant comfort, and help companies attract and retain talented scientists.

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CIRCLE 204

EDITOR’S

notebook

Walkability, Make Room For Bikeability

W

alkability is one of

resulting in separated and much safer

the linchpins of new

bike lanes. Several studies show that

urbanism. As you’ll

these physically separated lanes notice-

learn in this month’s lead feature,

ably increase bike use.

“Rediscovering The Urban Milieu,”

As numbers of bike riders increase

by senior editor Ken Betz (p. 10), just

throughout the country, there is more

about all of the architectural plan-

demand for bike-parking accommoda-

ning involved in the movement back

tions in buildings. As a result, archi-

to the city revolves around making

tects are looking for solutions, accord-

living, working, and shopping avail-

ing to the exhibitors I talked to.

able, as much as possible, within

“Nobody wants a pile of bikes outside

walking distances.

their building,” as one put it.

Of course, that’s not always practical. The assumption is that public transportation will play a role in shortening distances, but getting to and from trains and busses still must

Gavin Brink, engineer, Bike ParkIndoor bike parking can use horizontal or vertical configurations. Association of Pedestrian and Bicycle Professionals guidelines are a good place to start when designing a space. Amenities, such as lockers and showers may also be welcome. Photo: Saris Cycling Group

be walkable.

ing Products, Sportworks Northwest Inc., Woodinville, WA (sportworks. com), shared some indoor bike-parking guidelines in a blog post: • Download the APBP (Association of

An alternative to public transportation and walkability, and

Pedestrian and Bicycle Professionals, apbp.org) guidelines, “Es-

one that hits a soft spot in my heart, is bikeability. That’s because

sentials of Bike Parking: Selecting and Installing Bike Parking

I love riding my bikes. I’m a suburbanite, which gives me access to

that Works (2015).”

miles of lightly traveled country roads. While I have no plans to

• Determine whether your parking is going to be horizontal (on

test the waters of new urbanism, if you mention something to do

the ground) or vertical (hanging). Horizontal parking requires

with making things more accessible by bike, you’ll have my full

a rectangular area of 24 x 72 in. for each bike. Vertical parking

attention.

requires an area 13 to 18 in. wide x 40 in. long. Be sure to check

Case in point, I noticed a notable increase in bike-parking ex-

local codes.

hibitors at this year’s AIA show. There are always two or three man-

• Height for horizontal parking can be as low as 48 in. Vertical

ufacturers showing bike racks and other storage mechanisms, but,

parking can require heights as high as 103 in., depending on the

without counting, I estimate that the number doubled this year.

Why? More cities are building safe bike lanes and more people are using them.

rack design.

• APBP recommends aisles 36 to 48-in. wide. Brink finds that 36 in. is sufficient for most racks.

Some cities are being “forced” into building safe bike lanes, i.e.,

• When laying out a room with bike racks, Brink suggests main-

doing more than simply painting stripes on pavement. This year

taining easy access to entry/exit doors and breaks in long spans

there were three examples of “guerrilla bike lanes,” two of which

of racks to allow users convenient access.

resulted in “official” lanes. In Providence, RI; Omaha, NE; and

In addition to parking spaces, Brink said he is receiving in-

Wichita, KS; cyclists bought toilet plungers, wrapped reflective

creased requests for amenities such as on-ground ADA-accessible

tape on the handles, and placed them along the pavement stripe

bike parking, repair stands, pumps, accessory vending machines,

indicating a bike lane to provide a physical separation between

lockers, and showers.

autos and bikes. In Providence and Wichita, the city governments soon thereafter replaced the plungers with permanent plastic poles,

The point? If new-urbanism projects are on your board, walking is king, but don’t forget to factor in the bikes. CA

Gary L. Parr Editorial Director

commercialarchitecturemagazine.com

JULY 2017

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7

DEPARTMENT

the architects

Left. Combining a robust amenities program with visual connections among multiple floors helps create an activated social space for this repositioned office property, offering the urban environment that younger employees may desire.

Proto-Urban Designs In The ‘Burbs

Below. Adaptive reuse of part of The Tannery in Yardley, PA, combined a bleacher-style architectural element to serve as stairs and as an informal relaxation/collaboration space. Exposed industrial elements create a unique, “authentic” workplace experience.

Creating urban environments in suburban office parks makes it possible for businesses to attract younger workers.

Joshua Zinder AIA, NCARB, LEED AP Joshua Zinder Architecture + Design

B

usinesses of most sizes and types thrive on the

Our own successful repositioning projects focus on

introducing architectural flourishes and contemporary

availability of talented people. Increasingly,

creating robust offerings for shared amenities. By convert-

finishes. The result is a workplace with a unique character,

that talent pool is dominated by the generation

ing central atriums and lobbies into densely programmed

a relaxing vibe, and an authentic experience.

referred to as Millennials, or Generation Y, soon to be

social spaces—with cafes, lounge areas, after-hours coffee

joined by the post-Millennial Generation Z members.

kiosks, and fitness rooms—the environment simultane-

CROSS-GENERATIONAL DESIGN

These younger demographics characteristically prefer

ously attracts younger employees and encourages them to

Younger generations also appreciate a social experience

to live and work in urban environments, which offer a

work longer hours, a bonus for tenant firms. Because these

that is multicultural and multigenerational. An integrat-

highly integrated social atmosphere and density of social

companies will need fewer private amenities, each can opt

ed, collaborative design process is the optimal method for

activity and amenities. But office space in cities can be

for a smaller footprint, giving the owner room to charge a

delivering a workplace that supports this rich social fabric.

very expensive. Can emerging companies compete for

higher per-square-foot rental rate, even as the lessee per-

Owners of suburban properties looking to reposition ef-

top recruits in the suburbs?

ceives that they are getting more value for their money.

fectively will benefit from working with design firms that have a culturally and generationally diverse staff.

In fact, designers and their owner/developer clients are

Improvements to the property’s aesthetic are essential

coming up with creative ways to produce the urban envi-

as well. Shared spaces in older office parks will usually

Our design team’s work in creating these proto-urban

ronment that Millennials desire by repositioning existing

need to be made lighter, brighter, and airier, and entrances

environments in the suburbs has benefited from delib-

suburban buildings, with strong ROI results. Many of

may need a refresh for added curb appeal. A cost-effective

erately soliciting input from the range of generationally

these properties were built during the boom of the 1980s

investment in a new look adds a level of prestige that will

diverse designers in our firm. This is not to suggest simply

and have aged poorly. But, by focusing on the potential

have an impact on lessees’ employees, clients, and visitors.

“let Millennials design for Millennials.” Rather, the most

for the social space within the buildings and deemphasiz-

The right approach can create a timeless aesthetic that

innovative ideas for repositioning office properties tend

ing the expanses of parking, it is possible to create “urban

won’t feel dated two or three decades from now.

to come from a kind of cross-pollination among designers of differing ages and experiences. CA

oases” in the ‘burbs. By following a few top-level guidelines, the results can offer the dense social environments

CONSIDER THE END-USER

younger people want, and a timeless aesthetic that any

Remember, the goal is to offer young people aspects of

generation can enjoy.

urban life, even in the suburbs. In addition to desirable amenities, younger people are attracted to venues that

DON’T BUILD, REPOSITION

support socialization and interaction. This can mean sim-

Owners of properties in suburban office parks have

ply a comfortable place to meet and interact with others

watched over the past two decades as premium tenant

or infrastructure that supports the use of mobile devices.

firms increasingly launched in, or moved to, cities. The

Both are eminently achievable, and at reasonable cost.

Joshua Zinder, AIA, NCARB, LEED AP is founding partner of Joshua Zinder Architecture + Design (JZA+D), an architecture and interiors practice headquartered in Princeton, NJ. The firm's international portfolio includes commercial, hospitality, retail, and residential projects, as well as product, furniture, and graphic designs.

Interview With Joshua Zinder

owners have become aware that the aging commercial

In addition, Millennials crave authenticity. This can

properties in their portfolios offered little of what these

be interpreted many ways, but in commercial design it

potential lessees wanted. Savvy owners recognize the op-

can be achieved through adaptive reuse. JZA+D recently

portunity they represent for themselves and for tenants

completed the offices of medical-marketing firm Red Nu-

whose business models don’t support leasing expensive

cleus in Yardley, PA, in a 100-year-old building called The

Learn more about creating urban environments in

downtown offices. Cost-effective repositioning strategies

Tannery, because it was originally used for tanning hides.

the suburbs in our interview with Joshua Zinder at

can make aging suburban office properties competitive,

The design team capitalized on the stone, wood, and steel

commercialarchitecturemagazine.com/architects.

and even elevate them to the Class A market.

of the existing structure, leaving much of it exposed and

8

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FEATURE

new urbanism

Rediscovering The Urban Milieu Recapturing neighborhoods and communities is central to new urbanism.

Kenneth W. Betz, Senior Editor

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JULY 2017

commercialarchitecturemagazine.com

FEATURE

new urbanism

C

ities evolve and change. They always have. For a time following World War II, many U.S. cities were in serious decline,

and residents fled to the suburbs. These days some cities are seeing a revival of varying degrees. Residents, and would-be residents, recognize the advantages of diverse communities with necessities and amenities close at hand, preferably reachable without reliance on an automobile.

New urbanism is a concept that characterizes the changes taking place in cities and, to some extent, even the suburbs, but what is new urbanism, exactly?

“In the United States, new urbanism would be something that looked like a piece of the United States as if it were built before World War II. It’s about the simplest way that I can say it,” remarked John Torti, FAIA, Torti Gallas + Partners, Silver Spring, MD. “It’s about how to plan and remake some of our older cities and suburbs and how to make new towns and villages beautiful, more pedestrian friendly, and more walkable,” he continued. “It’s also about restructuring public policy that changes the weight of the automobile in our public environment and produces better places for human beings—better walkable communities whether they’re high-density communities or medium- or low-density communities.”

“New urbanism is a way of making buildings, neighborhoods, towns, regions in ways that favor walkability, transit, and compact, more livable mixed-use communities that are less reliant on the automobile and are organized around a very strong public realm,” added Elizabeth Moule, partner, Moule & Polyzoides Architects and

BOSTON PUBLIC LIBRARY Left. The Congress for the New Urbanism (CNU) recognized William Rawn Associates, Boston, for the redesign of the Boston Public Library main branch. The project took the Grand Prize among 16 winners of the Charter Awards. The renovation included the removal of granite plinths, which blocked the ground-floor windows, and replacement of the dark glazing with a visually transparent curtainwall.

Right. The transformation of the Boston Public library main branch fills a new public room with light and extends the library into the newly defined shaded public plaza, with tables that encourage passersby to linger. The programming of the redesigned space was carefully considered to address 21st Century library patrons—from toddlers to adults.

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FEATURE

new urbanism

PARK VAN NESS

Urbanists, Pasadena, CA. “They encapsulate important

“Remember simultaneous algebra equations where

Torti Gallas + Partners, Silver Spring, MD, was the recipient of a CNU Charter Award for Park Van Ness, a six-story, 271-unit apartment building that features ground-floor retail near a transit stop on Connecticut Avenue in Washington.

This Art Deco building is a striking addition to a major urban thoroughfare, terminating in a vista at the end of a cross street with a grand, twostory archway that leads into a 5,000-sq.-ft. public plaza overlooking Rock Creek Park. The building acknowledges the vista with a view of nature framed by architecture that makes the pedestrian experience more interesting by breaking up the large building into two halves. The street-level view of the park’s magnificent tree canopies, highly visible because of a drop-in grade, is a gift to the community.

Options for walking, bicycling, and transit are plentiful—as is on-street parking—and so the Park Van Ness includes fewer than one parking space for each unit. A courtyard faces the primary thoroughfare.

environmental and sustainable considerations in making

you solve for several things at one time?” Torti asked.

towns. It’s a way of trying to restore the sense of commu-

“That’s what this is really all about. You’re solving for the

nity that people can share with one another in neighbor-

form of the city and how it behaves. You’re solving for the

hoods and towns and restore balance between the natural

quality of the space between the buildings, the public

world and development.”

space or public realm, or squares, or piazzas, or parks.

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COMMERCI A L A RCHI T EC T URE

JULY 2017

You’re solving for a mix of anything you could think of.

ARCHITECTURE OR PLANNING?

It’s possible that I could live and possibly even work, play,

New urbanism is about a combination of architecture

go to school, or shop in the same neighborhood without

and city planning. “It’s absolutely both,” Moule agreed.

getting into my car every time I leave the house. Making

“There really aren’t fantastic cities, towns, and neighbor-

those kinds of environments come alive again is import-

hoods that don’t have beautiful architecture. Architecture

ant. It’s also not only a mix of physical things, it’s a mix of

contributes to the kind of visceral qualities of a place as

people,” Torti said.

much as anything, and the way that buildings are de-

“One of the things that my firm, Torti Gallas + Part-

signed contributes positively to walkability or not. For

ners, prides itself in is creating neighborhoods for

instance, the way that a building faces the street, whether

mixed-income people, people that live on the same block

there might be a curb cut or two for an automobile, may

with one another, in the same neighborhood, that come

disrupt a pedestrian experience on a sidewalk. The façade

from different economic backgrounds and are racially di-

that a building presents toward the city can be interesting

verse as well. This is possible; this is the way the United

or not and induce more walking or discourage more walk-

States grew up once upon a time. It is not the way the

ing. That’s a question of scale; it’s a question of material;

suburbs have developed since World War II, which were

it’s a question of how the sidewalk, the entire street front-

really more about separation and division rather than con-

age, is managed,” she said.

nectivity and inclusiveness,” Torti explained.

commercialarchitecturemagazine.com

FEATURE

“Architecture is secondary,” Torti said. “The architecture supports the design of the city. If you travel and you go see the places that attract people, whether it’s to a New England square or a plaza in Rome or a wonderful park in Paris, you understand that you go see the places more than you go see the city, and the city makes those places with the fabric or background buildings more than the hero buildings, if you will. The churches, museums, synagogues, and town halls are the special hero buildings in a city.

They make the places of significant points of interest, but the city itself is made up of a fabric of simpler, more plain buildings that are normally the shops, offices, houses, and apartments of the city. The fabric of the city creates and forms a public realm and that public realm is punctuated by the important buildings of the city.”

OBSTACLES AND CHALLENGES

new urbanism

STOREFRONT THEATRE Among those recognized by CNU was artist Matthew Mazzotta for his Storefront Theater in Lyons, NE, a project that is itself a work of art, and also encourages artistic events.

Working with local craftspeople, Mazzotta created a theater that folds out from a vacant brick façade, using two hydraulic pump arms to raise and lower it for events. The theater can be engaged with the push of a button, providing seating for 100. Typically, a movie screen is pulled into the middle of the street with a tractor—a fitting sight in this prairie settlement, population 851, about 50 miles from Omaha. In the process, Main Street becomes a town square, a focal point for the community once again.

Since the opening, the catalytic theater has hosted movie screenings, video-game nights, an antibullying event, and music concerts. The new energy brought by the venue has inspired another Lyons native to purchase the empty building next to the theater and turn it into an art gallery that had its first show in 2016.

One of the obstacles to new urbanism in its early days 20 to 25 years ago was convincing people that it could be done “because we had spent from 1948 till 1995, 40 to 50 years, making the rules that in essence built the suburbs. We perfected a separate zon-

compact communities that looked different than the suburbs was a hurdle,” Torti said.

ing set of categories; we perfected how to get the federal government money to build

“We’ve really gotten rid of a lot of obstacles,” Moule commented. “There used to be

big roads; we perfected a lifestyle of having to get in the car to deliver Johnny to the

many, many more. There were obstacles for financing, obstacles or rules about streets,

soccer game and get in the car again to deliver Mary to school. We had to get in the car

or rules about parking, or single-use zoning that required or disallowed mixing of uses,

yet again to go to work and once more to go shopping. The notion of building more

or public works departments that wanted to emphasize high traffic speeds over slower commercialarchitecturemagazine.com

JULY 2017

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13

FEATURE

new urbanism

ST. JOSEPH’S

vehicular speeds that favored greater walkability and, for

CRITICS AND OBJECTIONS

Among the CNU Charter Award honorees was Van Meter Williams Pollack LLP, San Francisco, for their redevelopment of the landmark former St. Joseph’s convent in Oakland, CA, into affordable housing.

The unique character of St. Joseph’s provides a strong sense of place in Fruitvale, Oakland. Five historic buildings, dramatic trees, and the rumble of the nearby trains contribute to a cohesively designed site that includes new construction, landscaping, and restoration. The redevelopment of the 3.3-acre block has vastly improved the safety and attractiveness of the streets it faces, with welcoming new entrances, new uses, and more people offering “eyes on the street” at all hours of the day.

The redevelopment provides 146 affordable homes for senior citizens and families, 3,200 sq. ft. of commercial uses, and two indoor community spaces. Unique touches include the conversion of a brick guardhouse into an art room, located next to the children’s play area.

The development also adds much-needed density— approximately 40 units per acre—on a transit corridor.

that matter, bikability.”

Not everyone is eager to move back to the city “because

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JULY 2017

Transit, a key element in most new urbanist plans,

that’s where the poor people live,” Torti observed. But

could be a challenge in the short term, Moule fears. “I

that’s changing, he thinks. “Towns and cities are becom-

think at a federal level we’re going to see less funding

ing more economically diverse. One of the difficulties

for rail projects that help commuters access parts of

with moving families back to the cities is the quality of the

town that are beyond walking distance and otherwise

school systems, but those are slowly getting better. Many

would require getting into a car. That’s surely going to

cities have made great strides in this area; many have not.”

be a challenge moving forward.”

Torti said.

Even though people may live in more walkable com-

Torti strongly favors creating mixed-income neighbor-

munities, getting them out of their cars continues to be

hoods. “Because you’re poor doesn’t mean you’re a bad

a challenge, Moule continued. Generationally, younger

person. It means that you have less money than I do. Nor-

people seem to be less enthused about getting driver’s

mally if a neighborhood has a range of income groups the

licenses, but there still may be some resistance about

way they used to, it makes for a better neighborhood. It

giving up private automobiles among middle-aged pop-

certainly makes for a more enjoyable neighborhood,” he

ulations, she observed.

commented.

In addition “there are still, jurisdiction by jurisdic-

Some critics have cited gentrification as a negative im-

tion, zoning codes that are completely obsolete. I

pact of new urbanism, but while Moule says it may be a

mean, just the term zoning code is itself expressive of

fair criticism, it doesn’t necessarily have to be so.

single-use zoning. That’s what zoning codes meant; ev-

“There are ways to manage growth and densification

erything had to have a zone, a single-use zone. Plenty

in existing places that accommodate people, and there are

of codes throughout the entire country and, for that

ways that one can actually increase more affordable hous-

matter, around the world still require single-use zon-

ing than currently exists in some places. I think that’s

ing,” Moule said.

more a way that things are done, rather than something

commercialarchitecturemagazine.com

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CIRCLE 206

new urbanism

FEATURE

that’s intrinsic to new urbanism,” Moule said.

She believes affordability is an important issue, as is making

Ken’s V I E W

sure that places that are being made are not only attractive to

Where The Sidewalk Ends

millennials but attractive to middle class and to the broadest possible section of the population. It’s always been the objective of new urbanism, she stated.

“I think a lot of people also believe that there’s something sort of backward looking about making places walkable,” Moule continued. “But the fact is that if you just look at the history of cities and you look at the places that have been most successful over time, they have always been walkable, and they will be continue to be walkable.”

Indeed, if new urbanism seems to be looking for inspiration from the past, it’s because many aspects of urban living were useful and have been proven to work.

“If you look at a place like the city of Rome, it’s existed for millennia because it is as profoundly useful for residents today as it was when it was first built. It’s a city that has sustained many different kinds of populations and a growth in different ways. I do believe that there are time-honored ways of making places that not only suit our culture today but will continue to suit people well into the future. It is absolutely my goal to make places that I knew are responsive to folks today as well as folks tomorrow,” Moule said.

“I think that those are very consistent themes, they’re diverse, they’re compact, they’re mixed in use, they have plenty of open space, they have easy access to food, water, recreation, schools, a way to have a livelihood, a way for people to have a spiritual life, easy access to the natural world. Those are things that people have always wanted and I think will continue to want. There may be newer building technologies, but I think the basic human settlement pattern has hardly changed for the last several thousand years,” she said.

“I’d like to think of us, as new urbanists, as having an understanding the way older cities looked, were designed, and behaved with their citizenry, and also the ability to combine that with today’s 20th century lifestyles. Putting both of those together was in no small degree a part of what new urbanism has done,” Torti said. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1707newurban

N

ot everyone is a fan of new urbanism or is

air about it (is that worse than creepy?) and

even sure what it means, I suspect. I get that.

dismissively reported that a store was playing one

Nor is everyone a fan of cities, new or otherwise.

of “those jam band songs that lasts 23 minutes.”

Ambivalence and even hostility toward cities

You know, like the Grateful Dead, the Allman

has been conspicuous in literature throughout

Brothers, or Phish. Ah, now I’m beginning to

history. Just read a Charles Dickens novel if you

understand. Old folks listen to that stuff. Of course

want a thoroughly negative depiction of city life,

it’s creepy. And boring. Who has the attention span

suggested John Torti, whom I interviewed for the

to endure a track that’s 23 minutes long?

foregoing article. And Thomas Jefferson thought

The author made further note of a place where

cities were corrupting: “When we get piled upon

the newly poured sidewalk ended and turned into a

one another in large cities, as in Europe, we shall

dirt path through a vacant lot. Somehow this was a

become as corrupt as Europe,” he said.

demarcation between the real and the fake, as the

Maybe, but there have been plenty of stories

author puts it. Between the old and the new, that is.

about small-town corruption. I’m not here to argue

Is one of those necessarily unreal? Unfortunately,

the point, but I will say that I’ve lived in cities and,

when old and new have met, especially in the

in the case of at least one of them, I found the

recent past, we have been led to believe we must

convenience of having a grocery store, a hardware

choose one or the other, the implication being that

store, a dry cleaner, a pharmacy, an embarrassing

one is better, the other inferior. But which one? Is

choice of public transit, a public park, and a choice

that even a useful distinction?

of eateries or a dive bar within walking distance

I suspect the author as a young child was

mostly compensated for any corruption that wafted

traumatized by being read the poem “Where The

from city hall. A few blocks away, the Cardinal was

Sidewalk Ends” by Shel Silverstein or by seeing

cozy in his mansion, and just out his back door

the photo of him on the dust jacket. Silverstein was

some of the wealthiest people in the metropolis

not a popular children’s author when I was young,

were domiciled. A mile or two to the west some

so I missed out on such a reading, but I came

of the poorest subsisted. I don’t know that I’d call

across his books years later. The portrait on the

it new urbanism. Maybe it was just urbanism, but

dust jacket was indeed a little creepy.

it wasn’t creepy.

They have to. They can’t go on forever. That’s just

Internet headline that asked the question: Why

the way things are, OK? But is a new sidewalk

is New Urbansim So Gosh Darned Creepy? Well,

necessarily a phony? Or does the end of the

golly, gee willikers, I don’t know. Creepy is not

sidewalk signify the unknown that lies beyond—

something I have come to associate with new

perhaps scary or perhaps a great adventure

urbanism. Nor did the story exactly explain what

depending on your frame of mind? I can understand

was creepy.

how the end of the sidewalk can seem ominous, an

I concede that the author may have a case

end to the familiar and structured, a gateway to the

against what could be seen as the artificiality and

unfamiliar. Maybe even creepy. Or is it an invitation

contrived nature of some of what passes for new

to adventure, an escape from the quotidian? Go

urbanism, but she lost me at creepy. She describes

ask your mother.

a Colorado development that indeed does sound

I mean, how should I know? Worse, how is a

a bit like a theme park. I haven’t been there, but

little kid supposed to fathom this? Maybe that’s the

The Charter of the New Urbanism

the place’s website says the development was

point. Nothing is black and white. Not old and not

CNU 2017 Charter Awards

designed with new urbanist principles in mind. I’m

new. Not phony and not real. Good luck, kid, and

not prepared to say whether it’s new urbanist or

thanks a bunch, Uncle Shel, for raising questions

not, but I was hard pressed to find anything creepy

with no easy answers.

Torti Gallas + Partners Moule & Polyzoides Architects and Urbanists

about the place.

The author further said the place had a freakish

16

Listen, kids, sidewalks end. They always do.

That’s why I was startled to encounter an

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FEATURE

adaptive reuse

M

ost projects, especially those involving the adaptive reuse of an historic property, are

Patience Sustains Developer’s Vision

likely to have a significant backstory about

how that project succeeded against the odds and maybe even a legendary leader who inspired it all. The Cable Mills Lofts development in Williamstown, MA, is no exception.

The conversion of a mill complex, built between 1873 and 1984, into a contemporary residential community was the vision of Robert Kuehn, founder of Keen Development, and one of Boston’s early champions of affordable housing. His untimely passing made the final reali-

Careful planning, the right combination of funding, and persistence allow a project to succeed in the face of hurdles.

zation of his vision all the more poignant.

Kuehn was drawn to complicated projects that required careful planning that others thought impossible.

It is said much of his ability to get difficult projects up and running was due to his diplomatic, easy-going style, which was appealing to those with whom he had to work, including politicians.

Kuehn stumbled across the aging mill complex while at a planning meeting across the street. As the story goes, Kuehn was in the market for a new project when it presented itself to him and he took it. What unfolded was unexpected, and took more than fourteen years to complete, but transformed an aging, ready-to-be-demolished site into a thriving, lively community with enhanced site amenities that can be enjoyed, not just by Cable Mills Lofts residents, but by everyone in the community.

The project almost perished in 2006 with the unexpected death of Kuehn but was revived by Bart Mitchell’s company, Mitchell Properties, Boston, and Dave Traggorth, then a project manager for Mitchell. Eventually, Traggorth formed his own firm, The Traggorth Companies, and continued to work with the design team at Finegold Alexander Architects, Boston, who considered the project through the lens of urban-planning design principles. The Boston firm lent its expertise in historic restoration and renovation and its project-management finesse to the redevelopment.

Thus, the Cable Mill came to have “three fathers”— first, Kuehn, whose visionary hopes for the site set it into motion; then Mitchell, who purchased the site after Keuhn’s demise; and finally, Traggorth who took the project to completion as he moved from project manager to developer. If there were three fathers, Finegold Alexander Architects was the thread that provided continuity, adaptability, and collaboration, from the very beginning to the end.

The architects at Finegold Alexander define urban planning and design as a comprehensive technical and political process concerned with the development and use of land, protection of the environment, and the design of a sustainable community. This type of small-town planning involves new urbanism principles, regional and urban design, and contextual town development. Cable

18

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

FEATURE

adaptive reuse

The original mill complex consisted of 15 buildings. As the project unfolded, eight of those buildings, totaling 96,000 sq. ft., were renovated.

Mills is an example of those concepts applied within a

including The Clark Art Museum, MassMOCA, and the

convert the mill building into apartments and offices.

rural setting.

Williams College of Art.

Kuehn retained Finegold Alexander as planners and de-

“In reality, this is a project that did not start off as a

Between 1873 and 1930, the mill was used by a succes-

signers and brought on Boston Community Capital as

traditional urban-planning assignment,” noted senior as-

sion of owners for various purposes, including the manu-

acquisition and lender for soft costs for the design work.

sociate, Christopher Lane, Finegold Alexander Archi-

facturing of twine, dyeing, and weaving. From 1936 to

In the following two years, his company, Keen Devel-

tects. “However, as it progressed and funding sources

1984, the building was used to produce wire and cable.

opment, did preliminary work on the property until

evolved, its success is a model for the development of

The original mill complex consisted of 15 buildings. As

Kuehn suffered a fatal heart attack in 2006. As a mentor

distressed properties in rural settings.” Traggorth secured

the project unfolded, eight of those buildings, totaling

to many in the development industry and someone with

funding from numerous sources, including the Property

96,000 sq. ft., were renovated.

the ability to get the toughest projects done, his death was

and Casualty Initiative, established by thirteen Massa-

Finegold Alexander Architects created a multi-phase

a devastating blow to the community and the project.

chusetts-based property and casualty insurance compa-

master development plan and designed the Phase I adap-

Cable Mills was put on the market and after more than

nies to promote economic development by providing

tive use of the historic mill buildings for conversion into

25 developers considered it, Mitchell Properties LLC,

loans to high-impact projects in communities across the

61 housing units and shared outdoor space. The complex

Boston, bought it. Founded in 2000 by Bart Mitchell, a

Commonwealth; Boston Community Capital, a nonprof-

contains a mix of lofts and one-, two-, and three-bed-

Williams College alumnus, the company developed resi-

it community-development financial institution that

room apartments. The units feature exposed brick walls;

dential, retail, and mixed ventures in Massachusetts.

provided the original acquisition loan to Kuehn; the

high, wood-beamed ceilings; large, steel replica operable

The Cable Mill complex Mitchell purchased, in June

Commonwealth of Massachusetts through the Massa-

windows; and energy-efficient mechanical systems. The

2007, consisted of the four-story mill building and two

chusetts Affordable Housing Trust Fund; the Town of

project also includes extensive landscaping and the cre-

smaller buildings on an approximately nine-acre site. Lat-

Williamstown through the Massachusetts Community

ation of a public river walk along the Green River. Com-

er that year, the Williamstown zoning board approved

Preservation Act; and the National Trust Investment

munity members as well as residents benefit. The area has

the plans for the project, which called for transforming

Corp. as the federal historic tax-credit partner.

thrived and become completely renewed, and an entire

the complex into 61 condominium units within the his-

conservation area has received a much-needed lift. How-

toric mill buildings, including 13 affordable/subsidized

ever, it wasn’t an easy or a linear path to success.

housing units, and constructing a total of 21 new town-

HISTORY

Built in 1873, the General Cable Mill was the third mill

houses and duplexes along the river.

built in Williamstown, a rural town in a bucolic setting

THE STARTS AND STOPS

that has become a haven for intellectuals, bohemians,

The saga of the reincarnation of Cable Mills illustrates

for the Cable Mills project in 2007, due to the recession

and nature lovers. Williamstown, home of Williams

the financial complexities often encountered by projects

in 2008, Mitchell was unable to move forward with the

College, is a scenic, quiet little town at the foothills

of its kind. It begins with General Cable Industries selling

project as lending for condominium development proj-

of the Berkshire Mountains at the crossroads of New

the complex to Robert T. Kuehn, founder and president

ects dried up entirely.

York, Massachusetts, and Vermont—an area filled with

of Keen Development Co. in Cambridge, MA. Kuehn

While waiting out the recession, and recognizing the

world-renowned educational and cultural institutions,

paid $400,000 for the property in 2003, intending to

enduring value of the mill property, Mitchell and the

Though the zoning board approved Mitchell’s plans

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

19

FEATURE

adaptive reuse

The Cable Mills complex contains a mix of lofts and one-, two-, and three-bedroom apartments, along with common areas.

DESIGN TEAM

team protected its investment in the complex by stabi-

As the economy improved, the creativity of the

lizing the former mill building in 2009. In addition,

design and development team started to pay off as

the town of Williamstown stepped up, voting at annu-

NEI General Contracting based in Randolph, MA,

al town meetings in 2007 and 2009 to approve a total

was awarded the project and financing closed in Feb-

ARCHITECT

of $1.55 million in Community Preservation funds

ruary 2015.

Finegold Alexander Architects, Boston

for the Cable Mills project, allotting a third for afford-

At the ribbon cutting in May 2016, attended by

CONTRACTOR

able housing, a third for preservation of the historic

state and local officials along with community mem-

mill buildings, and the final third for the walking path

bers and new residents, Dave Traggorth summed up

along the Green River. The now-completed project

the project. “We’ve learned how to be patient. A cou-

stands as a model for the effective use of Community

ple of months here or there don’t matter. The most

Preservation Act funds in the Commonwealth.

important thing was getting it right. That’s what we

OWNER

Traggorth Companies LLC, Boston

NEI General Contracting, Randolph, MA STRUCTURAL ENGINEER

DM Berg Consultants PC, Needham, MA M/E/P/FP ENGINEER

Building Engineering Resources, Easton, MA CIVIL ENGINEER/LANDSCAPE ARCHITECT (HARDSCAPE)

Guntlow Associates Inc., Williamstown, MA GEOTECHNICAL ENGINEER

McPhail Associates LLC, Cambridge, MA HAZARDOUS MATERIALS CONSULTANT

Axiom Partners Inc., Wakefield, MA LANDSCAPE ARCHITECT (SOFTSCAPE)

Offshoots Inc., Boston SURVEYOR, CIVIL, LANDSCAPE

Guntlow Associates, Williamstown, MA

20

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

Later in 2010, Bart Mitchell was tapped to lead the

focused on.”

Community Builders, a national non-profit organization that focuses on affordable housing, leaving the

ADDITIONAL CHALLENGES

project to Dave Traggorth and his new development

Other than financing, there were other challenges

and consulting venture, Traggorth Companies.

confronting the development team. “This was one of

Working closely with Traggorth, the design team

the most decayed projects we have ever worked on,”

and the town forged ahead from 2010 to 2014, con-

noted Christopher Lane, of prior projects with Fine-

verting the project to apartments from condominiums

gold Alexander Architects. Lane served as the project

and raising the necessary capital that was now avail-

manager and Jim Alexander, senior principal, was the

able as a result of the change.

principal-in-charge.

After the awarding of sufficient federal and state

“The biggest issue here was simply the enormous

historic tax credits, along with an award from the

extent of masonry restoration and decay in the build-

Commonwealth of Massachusetts funding for the 13

ing. Balancing how far to take it for repair versus re-

affordable apartments, the project was reapproved by

building was an issue. There were places where the

the town zoning board of appeals in February 2014,

whole brick end of a building was gone and had to be

readying the project for a construction start.

completely reconstructed. Some portions of the ma-

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CIRCLE 208

FEATURE

adaptive reuse sonry, stabilized in 2009, had to be redone when the project finally went ahead in 2014,” Lane continued.

In addition, there were some siting issues. The site is bordered by Green River conservation land. The project was subject to riverbank stabilization work before the permeable public Riverwalk was constructed. The Riverwalk also required designated extra parking for walkers.

OTHER DESIGN CHALLENGES

A significant design challenge faced by Finegold Alexander Architects was evaluating which buildings to keep, noted Alexander. “As with any large complex spanning over 100 years, many alterations and poor-quality additions were made to the original mill brick buildings,” he added.

The design team identified the most historic and usable eight structures, all built between 1895 and 1924. The re-use of these buildings required demolition of more than 80,000 sq. ft. of useless, dilapidated in-filled sheds and warehouse, many from the 1940s and 1950s. This allowed the remaining 90,000 sq. ft. to be economically reused and also available for federal and state historic tax credits.

An additional benefit of the demolition was the creation of new entry courtyards and exterior recreation spaces.

WINDOWS

Windows were a particular challenge at Cable Mills, noted Lane. “Because the Above. The units feature high, wood-beamed ceilings; large, steel replica operable windows; and energy-efficient mechanical systems.

complex was built and added to at different times in its history, there was a hodge-podge of window openings ranging from some less than 4 ft. tall to others standing at more than 9 ft. There were more than 20 types of windows at the site ranging from traditional steel industrial windows, double hungs, awning

Below. The complex features a variety of sustainable features, including water-saving fixtures, energy-efficient mechanical systems, low-VOC finishes, efficient lighting, native vegetation, and a walkable neighborhood.

windows, to captured hopper windows, where the middle of the window pivots.

Since historic tax credits were involved, National Park Service approval was required for the replacement windows.”

According to Bill Wilder, director of technical sales for the window supplier, Graham Architectural Products, York, PA, arriving at the right solution wasn’t easy. “You’re trying to replicate with insulated glass an appearance that basically meets the minimal amount of material required to hold a single piece of glass.

So that becomes a challenge–trying to meet the historic criteria while meeting the structural requirements and the enhanced thermal performance as well.”

Cable Mill Lofts was named as the award winner for Biggest Impact Rural/ Suburban by Preservation Massachusetts, Plymouth, MA, a non-profit preservation organization dedicated to preserve the state’s historic heritage. The award was presented in May 2017 at the organization’s annual Power of Preservation Awards event.

Bringing the Cable Mills project to completion was made possible by a high degree of patience, planning, and cooperation. It stands as a testament to the vision of those who conceived it and saw it through. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1707cablemills

22

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

Finegold Alexander Architects

Cable Mills

Complete project team and funding list.

Preservation Massachusetts

CIRCLE 209

PROJECT

hvac

Fishing For Energy-Efficient Heating A Weil-McLain boiler system works for an aquaponics farm.

S

hifting a career focus from soybeans and corn to tilapia and lettuce, the Goodenough family was in unchartered waters as they began a new

venture into aquaponics farming. An advanced building-control system using Weil-McLain, Burr Ridge, IL, Evergreen boilers helped ensure smooth sailing for the first growing season.

The Goodenoughs are a fourth and fifth generation farm family in Mindoro, WI, located on the west side of the state. The farm began with raising hogs and cows, then later moved to a corn and soybean operation, and now is an aquaponics grower. The catalyst for the move to aquaponics occurred several years ago when, according to Tim Goodenough, “input prices were high, grain prices were fluctuating constantly, and Mother Nature was throwing us curve balls.”

As a result, Tim started researching different agricul-

tural methods. He had fish farming in the back of his mind after seeing an operation on an American Soybean

An advanced building-control system uses Evergreen boilers to regulate the growing season for an aquaponics farm.

Association trip to South America several years earlier.

“When I came back home I had a lot of information about fish farming, and we began looking into the concept,” said Tim, who was raised on the farm and runs it

dent of Ron Hammes Refrigeration, recommended

with his wife, Bonny, and their four children. The fami-

installing four 399 MBH Weil-McLain Evergreen

ly’s research led them to consider aquaponics.

boilers with primary-secondary pumping in a multi-

Aquaponics combines aquaculture, or fish farming,

ple boiler system (MBS). In this configuration, a

and hydroponics (raising plants without soil), in a closed-

master boiler controls the modulation and sequenc-

loop system. The nutrient-rich water that results from

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

raising fish provides a source of natural fertilizer for the TESTING THE WATERS

growing plants.

“With the automatic sequencing feature, the boilers

Ready to give the aquaponics operation a go, Tim and

With the greenhouse ready for operation in November,

communicate directly with one another so they se-

Bonny purchased a used four-section, 13,600-sq.-ft.

and the wintry Wisconsin weather setting in, the heat-

quence themselves and rotate as needed,” explained

greenhouse. The family spent three months physically

ing system needed fast installation.

Hammes. “They operate to optimize energy use and

disassembling and dismantling the structure before

“We require air temperatures of about 70 degrees in

transporting the greenhouse piece by piece to their farm.

the greenhouse year-round and water temperatures be-

The next year, the family finalized construction plans for

tween 70 and 75 degrees for the fish and plants to

the greenhouse and the attached lean-to building that

thrive,” said Bonny.

The re-construction began in 2016. The Goodenoughs worked in tandem with a construction crew for

on one-by-one as needed.”

The Evergreen units were tied to existing heat exchangers on site and installed as part of a Wadsworth

Another important concern was the greenhouse

system, a building-control solution that monitors exter-

structure, which consisted of lightweight polycar-

nal temperature, wind speed and direction, precipita-

bonate, could collapse under the weight of a heavy

tion and humidity, and also internal factors such as

snowfall.

temperature and humidity. To maintain conditions, the

would house the mechanical systems. Concrete piers were poured and support posts and trusses were set.

efficiencies. When heat is required, the boilers will stage

six months until the facility was completed. They also

“Snow could wreak havoc on our structure and so it

advanced Wadsworth system cycles the boilers, heat ex-

hired Ron Hammes Refrigeration, a residential and com-

was imperative to get the heating system online as soon

changers, and grow lights on and off, and opens and

mercial HVAC company based in La Crosse, WI, to han-

as possible,” Tim added.

closes vents and shade cloth based on the amount of

dle installation of the heating equipment and piping.

24

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

To meet project parameters, James Hammes, presi-

available sunlight. It is designed to keep humidity and

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CIRCLE 210

8 8 8 . 6 8 5 . 3 6 9 1 e x c e l d r y e r . c o m

PROJECT

hvac

temperature levels inside the grow operation at target-

varieties of vegetables. When all fish tanks are filled,

ed parameters.

they hold approximately 2,300 fish.

“We are essentially trying to create the longest summer day of the season year round in the greenhouse,”

RESULTS HOLD WATER

explained Tim. “The vents, lights, and shade cloth are

According to Tim, the installation of the boilers went

all computerized and move automatically to maintain

smoothly, and the family’s Floating Gardens LLC

conditions.”

aquaponics farm operation is already a success. The

With the heating system in place, the nursery was

four Evergreen boilers accurately maintain proper

filled in early December with 130 tilapia and several

temperatures in the building, while providing supple-

New ThermaLift System ™

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A master boiler controls the modulation and sequencing of boilers on the network to achieve the desired system supply temperature.

mental heat for the fish tanks and nurseries.

“The boilers are very energy efficient and will cycle on and off as needed,” said Tim. “They typically shut off when the temperature outside is 65 degrees and above.”

Alleviating a major concern, the boilers also allowed the greenhouse to stay snow free all winter. “We had some major snowfalls this past season, but it always melted and never accumulated on the roof of the greenhouse,” Tim reported.

Today, the Goodenoughs are producing approximately 250 heads of lettuce a day with varieties of romaine, butterhead, and summer crisp. The family also is growing other produce such as Swiss chard, peapods, string beans, kale, tomatoes, and radishes.

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CIRCLE 211

“We harvested our first gourmet lettuce crop in April, and we will begin selling freshly harvested tilapia mid-year, when the fish have reached market weight of about 1 1/2 pounds,” said Bonny.

The Goodenoughs sell their products at their onsite market, and to farmers markets, local restaurants, schools, and grocery stores.

“We believe aquaponics is the new face of farming as it is sustainable, healthier, and can supply more food per acre than traditional methods,” said Tim. “We are very happy with the system we have in place, and the Weil-McLain boilers are a key component in making this efficient growing method a success.” CA

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restroom fixtures

PROJECT

Hand Dryers Clean Up Grand Central Installing touch-free hand dryers in Manhattan’s Grand Central Terminal eliminated paper towel expenses, reduced maintenance costs, and improved the guest experience.

S

prawling across 48 acres in the heart of Midtown Manhattan, Grand Central Terminal hosts 750,000 visitors daily and an additional 10,000

lunchtime diners. The facility houses 68 shops and 35 restaurants and opens its doors to tourists and locals who enjoy tours, special events, and entertainment throughout the year. Esteemed for its Beaux-Arts architecture, the high-profile venue also holds another distinction: busiest train station in the country.

Given its popularity and historical significance, it’s hard to believe that Grand Central was once in danger of being destroyed. Through a preservation campaign led by former First Lady Jacqueline Kennedy Onassis and a ruling from the Supreme Court of the United States, Grand Central’s rich history was recognized: the building was listed on the National Register of Historic Places

Top. Installing touch-free hand dryers at Manhattan’s Grand Central Terminal eliminated paper towel waste. Graffiti-resistant custom covers fit into the décor of the historic structure.

Right. Since the Xlerator dryers were installed, the terminal restrooms have been nominated as among America’s best public restrooms. In addition to eliminating paper-towel issues, the dryers touch-free, sensor-activated technology reduces touch points and improves hand hygiene.

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COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

PROJECT and declared a historic landmark in 1976.

them to get rid of graffiti and keep them clean.”

restroom fixtures

Grand Central Terminal restrooms have been nomi-

With the building preserved, restoration projects

Others have taken notice of the newfound cleanli-

commenced. Over time, thoughtful planning was giv-

ness of the restrooms. Since the dryers were installed,

nated as among America’s best public restrooms in Cintas’ America’s Best Restroom contest. CA

en to upgrading systems and integrating energy-efficient and sustainable products as new technologies emerged. “Everything we do, we must look at with sustainability in mind. We’ve made a number of upgrades to Grand Central Terminal over the years, including

Want more information?

To download the information listed below, visit commercialarchitecturemagazine.com/1707excel

updating the electrical, plumbing, and lighting sys-

Circle 11 on the Reader Service Card.

Calculate hand-dryer savings.

tems, led by our sustainability team,” said Steve Stroh,

Visit Excel’s website at exceldryer.com

Watch video case studies.

assistant deputy director of electrical and mechanical maintenance for the facility.

One area receiving attention were the restrooms throughout Grand Central. Originally outfitted with paper-towel dispensers, restroom floors were often strewn with errant waste, and the sinks and toilets were frequently clogged by improperly disposed of paper towels. To eliminate these problems, hand dryers were considered as a sustainable solution. An added challenge, however, was finding a product that could meet performance needs without compromising the integrity of the original architecture.

While at an expressway rest stop, Stroh experienced the Xlerator hand dryer, manufactured by Excel Dryer Inc., East Longmeadow, MA. Impressed with its performance, he and his supervisor researched the product and concluded it could meet all of their performance, reliability, and sustainability objectives. “We thought if they could hold up to the abuse of a public rest area, they would be a great option at Grand Central,” stated Stroh. “With the Xlerator, we don’t have to worry about paper towels ending up outside the garbage cans, clogging toilets, or plugging

endless always has a solution.

up our sewers. It’s eliminated the need for paper towels in our restrooms,” he continued. “We dug around and researched the Xlerator and saw that it also had a lot of green certifications.”

PAPER TOWELS ELIMINATED

The hand dryers proved to be the perfect solution at Grand Central. Twenty-four units were installed to replace paper-towel dispensers throughout the terminal in public and office spaces. In addition to eliminating the paper-towel issues, the dryers’ touch-free, sensor-activated technology reduces touch points and significantly improves hand hygiene. “Visitors don’t want to touch something that hundreds of other people have touched,” Stroh said.

We design tankless hot water systems to fit any blueprint.

of colors, textures, and finishes, Stroh had no trouble

A Rinnai Tankless Hot Water system delivers an endless supply of hot water to any size building and makes your job easier from the beginning. Our customer support team is there for you throughout the process, from the initial quote to the finished installation. A proven sizing methodology guarantees accuracy. And your clients will appreciate the energy efficiency and built-in redundancy of our systems that deliver quality and reliability, year after year.

selecting one to fit in with the décor. An added bene-

Learn more at rinnai.us/commercial.

Because of Grand Central’s historic significance and the unique needs of the facility, custom covers were recommended and selected. Offered in a variety

fit was the vandal-resistant coating and finish. The

©2017 Rinnai America Corporation.

dryers “take a lot of abuse,” he said. “The new covers are great for our application because we can scrub CIRCLE 213

29

hvac & plumbing

PRODUCTS

EDITORS’ CHOICE

Manifold system for tankless water heaters

Ready-Link manifold system for NPE tankless water heaters makes manifold mounting onto a rack or directly to a wall reportedly simple for new multi-unit installations. Kits are available in configurations of 2, 3, and 4 units side-byside, and 2 and 4 units back-to-back. Multiple systems can be combined to support as many as 16 cascading units in 30 different arrangements. Components are portable and fit through a standard door opening.

Navien, Irvine, CA Circle 51

Faucet line

Magnetic filtration solution MagnaClean DualXP:

The company’s line of 0.35 gpm flow-rate faucets provides LEEDv4 compliance without sacrificing a smooth, sleek aesthetic. The line includes the Optima and Sloan families of sensor products. Faucets are equipped with lower flow rates and shorter time outs, achieving 30% or more in water usage reduction.

Sloan, Franklin Park, IL Circle 52 sloan.com

• Magnetic filter for hydronic systems • Two chambers with magnetic rods • For copper and NPT iron pipework

MagnaClean DualXP magnetic filter for hydronic-system installations is a dual-chambered filter with two magnetic rods said to capture and eliminate almost all of the suspended iron-oxide sludge circulation in a system. The double chambers also house four non-magnetic capture zones for larger circulating debris. Filter installation does not block or restrict flow, and pressure drop is said to be minimal. Integral flow diverters ensure 360-deg. distribution for uniform flow around magnets. Rotating filter connections allow customizable installation.

Designed for 1 1/2-in. copper and NPT iron pipework, applications for the unit include light commercial facilities. The unit incorporates a three-inone multi-tool, designed to remove the drain valve, air vent, and lid assembly.

Circle 50 adeyusa.com

COMMERCI A L A RCHI T EC T URE

The EME720 7-in. horizontal louver has a 56% free area and combines a continuous-blade appearance with the performance of a wind-driven rain-resistant louver. The product’s architectural mullion is recessed, notched in the blade, and uses drain pockets allowing water to drain away while contributing to an appearance of a continuous louver. Closely spaced horizontal blades minimize the penetration of wind-driven rain, reducing water damage and additional operating expenses. The louver is available in single sections as large as 90 x 120 in. and can be ordered with a variety of anodized and painted finishes.

Ruskin, Grandview, MO Circle 53 ruskin.com

Adey USA, Pittsburgh

30

Horizontal louver

JULY 2017

commercialarchitecturemagazine.com

CAN ONE COMPANY

deliver unmatched performance across any heating application?

The answer is YES. With the broadest line of high efficiency boilers for home and business, the answer is always Weil-McLain.

CIRCLE 214

www.Weil-McLain.com/CA

PRODUCTS

hvac & plumbing

DOAS systems

A line of York dedicated outside air systems includes a range of 100% outside air units and mixed-air units that provide users with more options and application flexibility. The line includes air- or water-cooled units in various configurations ranging from cooling only to heat pump. Factory-installed options include modulating or staged gas heat, modulating electric heat, or hydronic heat, and a six-row evaporator coil for maximum capacity and moisture removal.

Johnson Controls, Milwaukee Circle 54 johnsoncontrols.com

Low-flow diffuser

Model TJD standard OMNI diffuser addresses low-airvolume codes. The unit performs at 20 to 50 cfm and throws air at 50 ft./ min. as much as 9 ft. from the diffuser. The high mixing increases the discharge isovel and its throw, providing uniform temperatures and equally distributed outside air throughout the space. The unit is said to work well in smaller spaces with low equipment and external loads, but is also suitable for occupied spaces.

Titus, Plano, TX Circle 55 titus-hvac.com

Solid-surface hand-washing system

Sundara hand-washing system is an architecturally inspired approach for commercial restrooms. The system combines a seamless countertop and basin with matching faucets and soap dispensers and has a 300-lb. load rating to assure vandal prevention. Reef, Drift, and Float designs provide a range of appearances.

Zurn Industries, Milwaukee Circle 56 zurn.com

C E R T I F I E D

Signed & Sealed

by Licensed P.E. on Staff!

Thybar designs and manufactures seismic/ windload rated roof curbs that resist the effects of site-specific forces determined by IBC codes. Curb walls are heavy gauge galvanized steel construction & thickness is determined by analysis of curb wall stresses caused by the rooftop unit.

Calculations will be signed and sealed by PE registered in project’s state. Available in insulated, non-insulated, and vibration isolation styles.

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Illinois Ohio Texas Kentucky Nevada

32

CIRCLE 215

800-666-CURB 800-837-CURB 800-777-CURB 800-993-CURB 800-917-CURB

Wall-mount bathroom exhaust fan

Model SP-L bathroom exhaust fan has an overall depth of 3 1/8 in. for 2x4 wall installation. With units rated 50 and 80 cfm, the unit provides quiet operation and reported effective moisture and air ventilation. Applications include multifamily construction and those with reduced ceiling clearance.

Greenheck, Schofi eld, WI Circle 57 greenheck.com

windows & doors

PROJECT

Opening Up To Experience Window and door selection parallels hospitality industry trends.

T

he hospitality industry is about experience. Not just one aspect, but all of it. For example, dining out

isn’t exclusively about the cuisine. The experience can be enhanced by the ambiance and aesthetics of the venue. Window and door manufacturer Kolbe & Kolbe Millwork, Wausau, WI, has identified a number of trends that reflect how patrons’ desires for a distinctive tone and memorable experience can be influenced by the judicious selection and placement of windows and doors.

Depending on its location, views may be the number-one consideration for hospitality spaces. Whether a property looks to the mountains, ocean, or something in between, the goal of windows and doors is often to frame a spectacular view. Kolbe sees its contemporary VistaLuxe Collection, which has a good frame-to-daylight ratio, used often to frame nature’s beauty.

Similarly, merging indoor and outdoor spaces continues to be a main focus in the hospitality industry. Folding windows and doors, sliding windows, and numerous expansive-opening doors are options to help combine indoor and outdoor spaces. This is especially useful in restaurant applications.

With as much as 52 ft. of viewing area, fold-

Cincinnati’s historic Metropole Hotel has been re-outfitted and re-imagined for the 21st century. 21c Museum Hotel is a multi-venue contemporary art museum, a boutique hotel, and home to Metropole restaurant. With the building listed on the National Register, a meticulous design team worked to restore the character of the once grand hotel while concurrently creating a space to showcase the work of today’s artists. Kolbe’s Sterling double-hung windows help replicate traditional style, while providing updated energy efficiency.

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

35

PROJECT

windows & doors

ing windows can open up spaces immensely. Folding

Another noteworthy trend that impacts the hos-

store the character of this historic building for 21st

and sliding windows are also beneficial in pass-

pitality industry today is historical replication.

century functionality. The upgraded building now

through situations, such as a bar connecting to an out-

Older buildings have incredible history, but need

houses a contemporary art museum, a boutique ho-

door seating area. Building owners are even adding

upgrades to help them look and perform at their

tel, and a restaurant. Kolbe windows were chosen

countertops to allow patrons to enjoy the weather,

best. An example is the 21c Museum Hotel in Cin-

to replicate historical details while providing im-

indoors or out.

cinnati. A meticulous design team worked to re-

proved energy efficiency for the building over the

Above. When Malarkey’s Pub and Townies Grill in Wausau, WI, opened, it occupied what previously had been two separate, but connected, locations. The building had been divided and built-out in the 1960s for various retail businesses, offices, and restaurants. Kolbe’s folding windows were chosen as a replacement to the previously inefficient single-pane glass storefront windows.

Design plans included elevating the tables along the windows to give customers an even better view of the downtown park’s activities. When there are concerts in the summer, the windows are opened for everyone to enjoy the music. Retractable screens help keep bugs out while bringing in the fresh air.

Right. At the Red Eye Brewing Company, Wausau, WI, artisan beer and food are served. This sustainable design project features a wood-burning oven and solar thermal hot-water system. Kolbe’s Ultra Series awning windows allow ventilation above the stationary picture windows. Chutney fluoropolymer finish creates a striking exterior, along with 3 1/2-in. flat extruded aluminum casing. The main entrance doors have glass lites and raised panels, custom moulding, and commercial hardware. The French doors that open out to the patio feature full glass lites and 1 1/8-in.-wide PDL bars.

36

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

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Professionals who specify, design and install Uponor PEX tubing report faster and more reliable installations and superb design flexibility. It’s time to connect with better solutions, stronger support, smarter technology, bigger profits and greater peace of mind.

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Check out commercial plumbing and hydronic piping solutions at uponorengineering.com CIRCLE 216

PROJECT

windows & doors

For more than 135 years, The Ocean House resort hotel in Watch Hill, RI, offered one of New England’s most spectacular ocean views. After a three-year renovation, its warm, yellow façade re-opened to welcome hotel guests and residents to their 72 rooms, five restaurants, croquet court, and oceanfront beaches. Improvements to this coastal property included enhancing its structural integrity and hurricane-force protection. Kolbe Sterling double-hung windows replicate traditional details, including curved glass in the sitting room.

structure’s original windows.

Guests and restaurant patrons want more than just an appealing venue and a satisfying meal. Sustainable, locally grown, and farm-totable are keywords in the restaurant industry, and sustainability can also translate to windows and doors. New restaurants often focus on being as sustainable as possible, as seen in examples such as growing their own herbs and vegetables and using solar panels. Wood windows, with species sourced from managed forests, are a sustainable option for restaurants and hotels. Efficient windows and doors help reduce the amount of energy required to heat or cool buildings, and thereby mitigate costs.

Patrons also want more than a cookie-cutter dining experience. Customization is king in the hospitality setting, specifically in restaurants. The aim of providing a one-of-akind dining experience means restaurants are popping up in some unlikely places, notably previously used warehouses and other industrial spaces. Custom windows and doors can add to the unique atmosphere.

Adding openings with bright exterior colors contributes to interest and personality for previously lackluster buildings. Similarly, options for interior wood species, stains, and paints allow windows and doors to make a significant impact on the interior ambiance of a restaurant.

Clearly, designing a restaurant or hotel without careful consideration of fenestration options would be a costly mistake. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1707kolbe

Circle 5 on the Reader Service Card.

38

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

View a gallery of window applications.

Explore the VistaLuxe collection.

The Announcement of the Decade AIA Releases 2017 Contract Documents Like the fog that drifts through the Grand Canyon every ten years, the core set of AIA Contract Documents gets updated every ten years to ensure your design and construction projects are protected against changing industry trends and needs.

Changes affecting architects include a single Sustainable Exhibit that can be added to any AIA document, new agreements containing a fill point to prompt the parties to discuss and insert an appropriate “Termination Fee” for terminations for convenience, and an added evaluation provision by the architect if the contractor proposes an alternative means and methods.

Learn more and download samples at aiacontracts.org/commercialarch

Photo by Maci MacPherson / National Park Service

CIRCLE 217

PROJECT

windows

When the dynamic glass is clear, the view from the surrounding patio into the front of the Dirty Habit reveals an exciting interior design.

Dirty Habit Diners Enjoy Historic View Restaurant renovation in the Hotel Monaco DC uses dynamic glass to provide a comfortable view for occupants.

L

ocated in the heart of Washington D.C.’s Penn

restaurant that had previously inhabited the Hotel Mona-

challenge of creating a dynamic space that featured cut-

Quarter, the Dirty Habit restaurant at the iconic

co for 14 years. The owner wanted to ensure the East

ting-edge design while adhering to the General Service

Hotel Monaco DC offers an invaluable addition

Coast location would attract a multitude of diners and be

Administration’s (GSA), Washington, historic-preserva-

as successful as its flagship restaurant.

tion-committee requirements to preserve visibility to the

to the city’s thriving restaurant and bar scene. The hotel is located inside the classical revival architecture of

The designer, Stanton Architecture, San Francisco, is

General Post Office façade. The architects also knew the

the General Post Office Building, which was constructed

known for overseeing the recent renovation of the build-

space had suffered from heat gain and glare in the past

in 1839 and has since been named a National Historic

ing’s historic mail sorting room. The firm specializes in

and the courtyard could get hot and uncomfortable in

Landmark.

compelling design solutions for hospitality, historic pres-

summer months.

The owner of the original Dirty Habit restaurant in

ervation, master planning, and rebranding. Stanton

Based on this information, the architects considered

San Francisco was considering opening a restaurant on

teamed with interior designers at Dawson Design Associ-

how they could create a space with structural glass to pre-

the East Coast and became interested in replacing the

ates, Seattle. The two firms were confronted with the

serve views to the Post Office façade, while developing a

40

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

PROJECT

windows

Fire Resistant.

Design Consistent.

Fire-Rated Aluminum Window And Door Systems Aluflam has a complete offering of true extruded aluminum fire-rated vision doors, windows and glazed wall systems, fire-rated for up to 120 minutes. Available in all architectural finishes, our products are almost indistinguishable from non-fire-rated doors and windows. You won’t have to compromise aesthetics to satisfy safety regulations.

On hot, sunny days, the dynamic glass is darkened to keep diners comfortable inside. This view of the rear of the Dirty Habit shows the reflected building across the patio.

cutting-edge design. Additionally, the architects want-

Stanton Architecture. “SageGlass provided us with the

ed to ensure they would be able to combat heat gain

flexibility to create a dynamic restaurant with histori-

and glare, since they would be replacing the previous

cal views that was both free from heat gain and glare

restaurant’s traditional façade with an all-glass façade.

and maximized the restaurant’s outdoor space.”

They wanted to provide diners with a truly dynamic

SageGlass partnered with glazing contractor Inno-

experience, so they would feel equally comfortable eat-

vo Construction LLC, Washington, to install 2,042 sq.

ing indoors or relaxing in the outdoor patio space.

ft. of dynamic glass on the façade and skylight of the

The architects knew they would be unable to use

restaurant to provide diners with unobstructed views

traditional options such as blinds and shades, since

and a dining experience free from heat gain and glare.

those solutions would block views and interfere with

Diners are able to enjoy the outdoor patio space or can

the space design. After exploring a number of so-

dine inside and still experience the ambiance of the

lar-control options, the architects chose SageGlass dy-

outdoors, since the atrium’s dynamic glass walls that

namic glass, Faribault, MN, for its ability to optimize

overlook the patio can be cleared by remote control.

daylight, outdoor views, and comfort while preventing

Additionally, the dynamic-glass façade stands out

glare, fading, and overheating. The dynamic-glass tech-

among the classical architecture of the General Post

nology answered all of the architect’s design challenges

Office, attracting tourists and locals to the restaurant.

by preserving the view to the façade, optimizing din-

The restaurant, which officially opened in Septem-

ing comfort, mitigating solar heat and glare, and creat-

ber 2016, features cocktails and social plates, edgy de-

ing a unique dining experience.

sign, and an urban patio that encompasses an entire city block. Located across the street from the Smithso-

we took into account the ample outdoor patio space

nian American Art Museum and the Smithsonian Na-

and provided unobstructed views of the General Post

tional Portrait Gallery, the restaurant attracts visitors

Office façade,” said Michael Stanton, principal of

from around the world. CA

Photo: Nick Merrick ©Hendrich Blessing

“When designing Dirty Habit, we wanted to ensure

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1707sage

Circle 9 on the Reader Service Card.

Learn about SageGlass technology.

Explore the SageGlass portfolio.

Plan to dine at Dirty Habit.

Aluflam North America 562-926-9520 aluflam-usa.com CIRCLE 218

41

PRODUCTS

windows & doors EDITORS’ CHOICE

Translucent wall system Lightwall 3440: • Translucent wall-panel system • Polycarbonate glazing options • Anti-refl ective, infrared blocking, anti-graffi ti

Lightwall 3440 interlocking translucent wall-panel system has three polycarbonate glazing options: anti-reflective, infrared blocking, and anti-graffiti. The anti-reflective glazing facilitates a better distribution of light through a building interior, while reducing reflections and glare. Infrared blocking filters out unwanted IR and UV waves and reduces solar heat gain. Projects in high-traffic areas or at risk of damage or vandalism use the anti-graffiti glazing that resists vandalism and scratching and is also more resistant to natural weathering and typical chemicals. The Lightwall system is lightweight and said to be easy to install. In addition to enhancing a building’s appearance, the system meets performance specifications including high wind loads, impact resistance, fire rating, air infiltration, water penetration, and thermal and structural performance.

Extech/Exterior Technologies Inc., Pittsburgh Circle 58 extechinc.com

Vinyl single slider

Model 1630 vinyl single-slider window has dual-pane insulated glass. The slim profile provides a large viewing area and unobstructed outlook.

Available in two- and three-lite configurations, colors include white, clay, or almond.

MI Windows & Doors, Gratz, PA Circle 61 miwindows.com

Patch filling for all-glass entrances

A hydraulic patch fitting for interior all-glass entrances uses a self-closing mechanism that is integrated in to the fitting, eliminating cutting into the floor to install a conventional floor closer. Only the base plate is anchored to the substrate. The fitting has adjustable closing and latching speeds and a 90-deg. hold option. Designed for 3/8-in. or 1/2-in. monolithic tempered glass, it holds doors as heavy as 220 lb. and 39-in. wide.

C.R. Laurence Co. Inc., Los Angeles Circle 59 crlaurence.com

Mortise lock

Wood-grain fiberglass door

AF-219-1 contemporary wood-grain composite door is part of the All Fiberglass Composite door series. Constructed by factory bonding FRP face sheets to fiberglass stiles and rails, the doors are lightweight, strong, impervious to moisture, and resistant to rust, rot, and corrosion. The face sheet has a realistic wood look with cherry species replication in four stain colors.

Special-Lite Inc., Decatur, MI Circle 60 special-lite.com

42

COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

Part of the Behavioral Health series, the 8200 series mortise lock with BHW trim provides an innovative solution for behavioral health environments. An integrated lever and escutcheon combines aesthetics with safety. All components have tapered surfaces. A Microshield antimicrobial coating is available.

Sargent Mfg Co., New Haven, CT Circle 62 sargentlock.com

windows & doors

PRODUCTS

Wood-tone interior doors

Woodview interior-door collection combines the durability of molded doors and hand-brushed finishing. The illusion of real wood emanates from a two-tone color process. Prefinished colors include hazelnut, chocolate, espresso, and amaretto. Six designs complement contemporary, traditional, and craftsman styles.

Jeld-Wen, Charlotte, NC Circle 64

Hurricane impact resistance

ForceFront Storm curtainwall, storefront, and entrances provide hurricane impact resistance. The curtainwall systems use a 2 1/2-in. face pressure-bar system for single-and twinspan applications. Storefront systems are for use on first floor, single-span applications. Entrance doors complement the company’s curtainwall and storefront products.

Warm-edge spacer

TGI-Spacer M is a high-performance, warm-edge spacer for large insulating glass units. By reducing the heat transfer at the glass edge, the spacer is said to minimize condensation on the interior glass surface.

Technoform Glass Insulation, Twinsburg, OH Circle 65 glassinsulation.us

Tubelite Inc., Walker, MI Circle 63 tubeliteinc.com

McNICHOLS® Wire Mesh multitasks at the Cubs

Store at Wrigley Field. The Carbon Steel Square Mesh forms railing infill panels, stairway risers, display cases and signage at the retail location of the 2016 World Series champions. More than 96 pieces were skew-cut and installed at a 45-degree angle to mimic the shape of a baseball diamond. The design result––a game-winning home run!

F E AT U R E D H O L E P R O D U C T McNICHOLS® Wire

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CIRCLE 219

43

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PROJECT

interiors

Below. A previously unused outdoor area at Sacramento State Univ. was transformed into a functional turf space with products from Ecore, Lancaster, PA. Right. TurfX is highly customizable with options for logos, agility drills, or other designs, and is available in seven colors.

Unused Space Gets Fit Ecore outdoor-surface products support fresh-air exercise.

S

acramento State Univ., Sacramento, CA, offers

Sides suggested installing Training Ground with Nike

floor. Sacramento State installed the UltraTile to “follow

seven academic colleges with 58 undergraduate

Grind TurfX and Everlast UltraTile. TurfX features a

the line of the building, which is kind of curved,” said

majors. In keeping with the campus’ rugged out-

35-mm-thick system that includes a 25-mm turf wear lay-

Blessinger. “It looks functional, and you won’t trip over

door environment, the university offers opportunities for

er field united to a 10-mm Nike Grind SmashPad. What’s

anything.” That’s because the UltraTile provides a nice

adventure indoors and out. The school’s state-of-the-art

unique about TurfX is that the SmashPad comprises ma-

transition between the TurfX and existing surfacing in

recreation and wellness center, known as The WELL, ex-

terials generated from recycled athletic shoes. This sur-

The WELL.

ists for the benefit of the university’s students and the

face’s thatch support system eliminates the need for infill,

School personnel are very happy with the results of

greater Sacramento community.

making it the perfect training turf. TurfX also is highly

the new functional training space. “We have more than

customizable, with options for logos, agility drills, or oth-

5,000 people a day come into our building,” said Bless-

er designs, and is available in seven colors.

inger. “The university has 32,000 students, and there is

“The WELL was built six years ago and is a 150,000-sq.ft. facility that offers student health support, outdoor education, a recreation facility, and climbing wall,” said

“We got our logo in it and it looks really cool,” said

nothing else around, so it’s highly utilized. Flooring and

Jason Blessinger, assistant director of fitness. The build-

Blessinger. “The logo enhances this space from the out-

equipment gets used very frequently, so we look for stuff

ing had additional outdoor areas that could provide fit-

side in. We don’t have turf anywhere else in our building,

that will last.” CA

ness space if used effectively. The nationwide trend to-

so to be able to offer an alternative exercise space is great.

ward functional training also was starting to have an

Members do sprints, agility work, roll tires, and perform

impact on the university. “We started creating other areas

outdoor work in this area.”

in the building for non-traditional exercise space, things

In addition to these activities, the new functional fit-

like TRX and boxing, and it was getting used,” said Bless-

ness space offers small-group classes featuring bells, bags,

inger. “Our customer base was asking for more non-tradi-

ropes, and sports agility. “It’s an awesome space to use for

tional exercise space.”

classes, because we’re not blocking off part of a weight

As a result, the previously unused outdoor area was transformed into a functional turf space. Having had

room to do it, or actually having to be on a field,” reported Blessinger. “It’s a really cool place.”

good success with Ecore, Lancaster, PA, Athletic Bounce

The TurfX is surrounded by Ecore Athletic’s Everlast

2 surfacing in its GroupX room at the facility, university

UltraTile, a 2-ft. x 2-ft. x 1-in. tile. The surface’s patented

representatives began working with David Sides, Ecore

ultra wear layer on a molded base allows it to surpass the

athletic and fitness regional sales manager.

noise and shock absorption qualities of any other fitness

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1707ecore

Circle 7 on the Reader Service Card.

Watch a video.

Get information on TurfX. Get information on Everlast UltraTile.

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

45

PROJECT

flooring

Blending Flooring With Culture Visual design, environment, and function influence a restaurant flooring choice.

W

hen planning a new, authentic Japanese restaurant, the owners sought the assistance of designers

at Benning Design Construction, Sacramento, CA, to achieve a truly blended aesthetic of American and Japanese styles. In addition to culturally significant décor and furnishings, design efforts for the 1,908-sq.-ft. construction project involved careful selection of hospitality flooring.

As a new construction project situated in a cul-

turally diverse community, not to mention a college town, designers sought to achieve a careful cultural blend within the new restaurant space. Owners of Yakitori Yuchan, Davis, CA, wanted students and professors alike to be comfortable in the space, but they also needed it to exude a casual sophistication— especially in terms of the visual design, environment, and function.

Yakitori Yuchan is an Izakaya-type restaurant, a casual Japanese drinking establishment intended for after-work imbibing. It’s similar to that of a saloon or an Irish pub. An Izakaya-type restaurant also serves food, but unlike other Japanese styles of dining it offers small portions that are usually shared by everyone at the table.

Inside the restaurant, the space moving from the bar to the dining area is long and narrow, and then opens into the dining room and kitchen. To maintain that open feeling throughout and add more fluidity within the space, designers selected one single flooring product design in the restaurant as opposed to a mix and match of colors and patterns; this allowed the space between the bar area and the dining area to feel more elongated. Designers also knew they needed to connect the spaces with the choice of one flooring product, but at the same time

Top. To maintain an open feeling throughout and add more fluidity within the space, designers selected one single flooring product for the restaurant.

Left. As a way to make the bar area stand out on its own, luxury vinyl was also installed as a feature wall behind a row of hightop tables, and along the exterior side of the bar underneath the counter.

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COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

PROJECT

flooring

breathe a more rustic feel into the Japanese-inspired restaurant but, given the trend with clean, gray hues and a neutral palette, it also bolstered its ability to be taken more seriously as a contemporary dining establishment.

Lancaster Weathered from Parterre’s InGrained resilient plank line was selected because of its beautifully aged and weathered wood-grain design, a simple and clean rustic look that has become increasingly popular in the design industry. The design of Lancaster Weathered, mixed with the bright accents of the furniture and décor, brought a contemporary feel to the restaurant space. Not only was design important when choosing a floor, but durability was as well. Restaurant flooring in particular needs to be incredibly durable and easy to maintain and clean due to the excessive amount of wear and tear and The design of Parterre’s Lancaster Weathered resilient plank flooring, mixed with the bright accents of the furniture and décor, brought a contemporary feel to the restaurant space.

constant spills it will endure, which is why the luxury vinyl was the perfect flooring choice for this design project.

“Parterre worked beautifully on this project,” said Kerry Ellis, senior designer at Benning Design. “It allowed us to provide the look our client wanted within budget and it is

they still needed to achieve some distinct separation from the bar and the dining area.

durable as well.” CA

In an effort to create a seamless transition between spaces, designers chose to install Parterre, Wilmington, MA, luxury vinyl flooring in the bar area and the adjacent dining area. As a way to make the bar area stand out on its own, luxury vinyl was also installed as a feature wall behind a row of high-top tables, and along the exterior side of the bar underneath the counter. The neutral palette of the floor and feature wall allowed the bright colors and designs of the neighboring mural to pop. Even though the wall was the

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same product that was on the floor, just having that distinction on the wall made the bar

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area its own, further defining the space from the remainder of the restaurant.

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More about InGrained Resilient Plank.

Designers at Benning selected a wood vinyl flooring product that not only helped

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CIRCLE 220

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PRODUCTS

interiors EDITORS’ CHOICE

Acoustic solutions

Zintra acoustic solutions include textures and geometric configurations. The high-performance sound-control products resemble decorative architecture. Giffard and Blanchard clouds use elliptical and diamond constructions with openings to let light pass through. Zintra on Zintra offers a range of dimensional designs for walls, paneling, desk dividers, and concertina screens. Gorge, an acoustic baffle, has an asymmetrical profile and perforated accents. The products have a Noise Reduction Coefficient rating of 0.26 to 0.60, depending on the design.

MDC, Chicago Circle 74 mdcwall.com

Graphic ceiling panels Techstyle panels: • Graphic, customizable acoustic ceiling panels • Organic, abstract, and geometric patterns • Class A fi re rated

Techstyle graphic, customizable acoustical ceiling tiles change the atmosphere of a space with a curated palette of color and design options for the ceiling plane. A selection of organic, abstract, and geometric patterns can be re-colored to fit a wide variety of room designs. Integrated into a creative room environment, the graphics can instill calmness, produce excitement, or add subtle directionality. The panels have a honeycomb design that absorbs high and low frequencies for reported superior acoustical performance across the spectrum. With a Class A fire rating, the product has a formaldehyde-free, fiberglass composite construction. Greenguard Gold Certified, the panels also offer lighting and diffuser integration. A variety of panel sizes, to 24 x 96 in. and 48 x 72 in. are available.

Hunter Douglas Architectural, Denver Circle 73 hdarchitectural.com

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COMMERCI A L A RCHI T EC T URE

JULY 2017

commercialarchitecturemagazine.com

Wall-mount coat rack, storage

Krok Box is a wall-mounted coat rack and storage box in one. The painted steel box has four plastic coat hooks. Available in black, dark blue, dark green, light blue, red, white, and yellow, the box measures 4 3/4-in. high x 19 3/4-in. wide x 5 3/8-in. deep and mounts on brick, concrete, or wood.

Magnuson Group, Woodridge, IL Circle 75 magnusongroup.com

Acoustic gypsum board

Silent FX QuickCut noise-reducing gypsum board is said to score and snap like regular drywall while providing acoustical control. For projects requiring a high sound transmission class (STC) rating of 50 and above, the material can be used for interior walls and ceilings in new construction or renovations over wood or steel framing.

CertainTeed, Malvern, PA Circle 76 certainteed.com

PRODUCTS

interiors

Countertops

Secolo porcelain slabs replicate authentic marble veining and mimic the look and feel of marble, yet offer the durability of porcelain. With a 12-mm thickness, the porcelain is available in slabs to 126 in. x 63 in. for use as countertops. Nonporous and stain-proof, the material is impervious to red wine, lemon juice, and other acids that stain natural stone. The slabs can also emulate cement and wood and are available in 12 colors.

Articulating monitor arm

Evo articulating monitor arm has a one-touch monitor adjustment and is powered by the company’s Better Balance technology, supporting the monitor with constant force. When attached, flat-panel computer monitors can be rotated for viewing in portrait or landscape dimensions. The unit mounts to a desk edge or grommet without detracting from the workspace. A cable-management system routes cables beneath the arm. The device is available in three finishes.

Innovative, Easton, PA Circle 78 lcdarms.com

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PRODUCTS

interiors

Luxury-vinyl flooring

Textural carpet

The Outskirts Collection includes three carpeting styles in rich, textural patterns in a range of colors. Outlier uses bold geometrics with metallic lines and insets. Ritual has the texture of high-end wool. Broken lines resemble branches. Coexist is designed to mix and mingle with other styles. With no specific linear direction, it has a subtle, all-over visual.

Bentley, City of Industry, CA Circle 79 bentleymills.com

X-Core Connect click luxury-vinyl floor has a dimensionally stable core technology and an acoustic EVA backing. Available in 18 authentic wood and stone looks, the flexible lightweight fiber-reinforced concrete composition provides durability and accommodates high traffic.

Mats Inc., Stoughton, MA Circle 80 matsinc.com

Double-reveal ceiling system

Chicago Metallic Integrity 4200 double-reveal ceiling system provides a high-end look with the smooth, white surface of acoustic stone-wool panels. Panels with a square tegular narrow edge are mounted in a 9/16-in. exposed suspension system. The panels rest flush with the center bar of the grid profile to produce the double reveal.

Rockfon, Chicago Circle 81 rockfon.com

Seating solution

Grove seating line includes a variety of customizable seating. Available in 1-, 2-, and 3-seat versions with a choice of two arm styles or without arms, the line also offers leg options and eight hardwood-finish options. Plush seats and backs and a wide range of fabric choices allow customization.

The HON Co., Muscatine, IA Circle 82 hon.com

50

CA1707intprods.indd 50

CIRCLE 222

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PROJECT

lighting

Rather than purchasing new lighting fixtures, Abigail’s American Bistro switched to LEDs to maintain its serene atmosphere. Replacement LED lamps with similar light output, lamp size, and function did the trick.

Good Mood With Great Food LED lighting puts restaurant décor and food in the spotlight.

F

ollowing his philosophy and mission, Michael

Just as important as the food is the restaurant’s profes-

ing space to have lighting play an integral role in the look

Paulsen, executive chef and owner of Abigail’s

sional, yet warm and relaxed, neighborhood décor that

and feel of the bistro. Unfortunately, Abigail’s was using

American Bistro in Highland Park, IL, a North

makes everyone feel at home. Walls feature soothing

antiquated incandescent lighting that was wasting energy

Shore Chicago suburb, strives to make his restaurant an

earth tones with splashes of color and creative organic

and consistently needed replacing, even though it was

unpretentious neighborhood destination with great food

finishes. Combined with the wooden bistro chairs, long

providing a nice, warm environment.

served in a welcoming and comfortable atmosphere.

banquettes, and joint tables, the restaurant has a vibrant

“The food, décor, and size of our restaurant work together with our staff to create the ideal neighborhood dining experience,” said Paulsen.

Under his leadership, the restaurant follows the mantra “born from the love of pure flavor” and, as such, only

social atmosphere.

With her broad base of food service and hospitality experience, the restaurant manager, Cindy Jarvis, knew

“Every dish served is very important to me, because

that the lighting played a significant role in the appear-

there are no strangers in our restaurants,” said Paulsen.

ance of the upscale bistro. That’s why she wanted to pre-

“We want our customers to enjoy their food in a relaxing

serve the look and feel of incandescent lighting.

atmosphere, which keeps them coming back.”

“Our incandescent lighting created a warm and com-

uses the best ingredients to offer an affordable regional

To make sure patrons enjoy the atmosphere along

fortable environment for our guests, which we did not

menu. Paulsen and his team go to great lengths to pro-

with the outstanding food selections, Paulsen recognized

want to change,” said Jarvis. “Yet, we are very energy con-

cure the best products, including local ingredients, and

that the appropriate lighting was essential to set the

scious. We knew that Abigail’s needed to improve its

prepare them with respect.

mood. In fact, the restaurant’s architect planned the din-

lighting system by converting the dining room of the

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

51

PROJECT

lighting and functional illumination to the space.

Enter EarthTronics, Muskegon, MI, which provided Energy Star LED solutions to meet the restaurant’s criteria. Each of the products specified features a multi-chipset high-power LED with an advanced cooling system that provides a 25,000-hr. performance life, improves lighting output, and reduces the need for ongoing maintenance and continually changing light bulbs.

To provide an exact match for the BR20 incandescent lamps in the recessed downlights, a 7-W BR20 EarthBulb LED floodlight was selected to replace the 50-W lamps.

The luminaire provides 2700 K soft, white light with an 82 color rendering index (CRI) that maintains the warm atmosphere in keeping with the original design. In addition, the LEDs provide smooth dimming to 10% for easy lighting adjustments.

For the existing decorative wall sconces, Jarvis chose B11/BA11 candle LEDs. The 4.7-W candle-style EarthBulb LEDs provide 315 lumens and replaced 40-W incan-

EarthTronics provided Energy Star LED solutions to meet the restaurant’s re-lighting needs.

descent candle bulbs. The clear-glass LED decorative lamps not only deliver the same soft white color and dimming characteristics as the incandescents they replace,

restaurant to LED lamps without changing our friendly

to LEDs and maintain the atmosphere. The restaurant

but the B11/BA11 candle LEDs also fit the sconces and

atmosphere.”

had existing small-aperture recessed downlights, as well

fixtures properly, maintaining the light patterns original-

as functional highlight up lights that required replace-

ly designed for the space.

PRESERVING THE ATMOSPHERE

ment LED lamps with similar light output, lamp size,

In addition, 11-W PAR30 short-neck LEDs replaced

Rather than purchase new lighting fixtures, which could

and function. In addition, candle bulbs had to use the

the existing popular short-neck 75-W halogen PAR

be very expensive, Jarvis determined they could switch

existing decorative wall sconces to provide decorative

lamps. The PAR30 LEDs produce the same crisp 3000 K light with a very high 90+ CRI.

An unexpected failure in carbon-steel piping at the University of Florida needed a budget- & eco-friendly solution – fast.

APPETIZING SAVINGS

As a result of converting the lighting source in Abigail’s dinning space, the LEDs delivered more than an 80% energy savings and reduced lighting maintenance time and costs. A simple calculation suggests that annual energy savings (using a conservative $0.11/kwh national rate and just 60 hours/week use) for the restaurant is more than $1,600. Its return on investment is just eight months.

“We are thrilled by the energy savings and that we don’t have to continually change out light bulbs,” said Jarvis, “Most important, our patrons continue to enjoy our great food in our familiar warm and friendly atmo-

we’ve got a pipe for that Aligning with the 21st century, forward-thinking philosophy of the university, Aquatherm Blue Pipe® was chosen to replace a damaged chilled water line. The buried installation of 700ft of Blue Pipe® at UF was completed in less than 8 hours, and will last well into the 21st century.

sphere.” CA

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801.805.6657

aquatherm.com

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More information on products.

52

CIRCLE 223

PROJECT

lighting

Creative Lighting Redevelopment Historical textile mill uses track lighting as it becomes a trendy housing site.

L

oft Five50 is the new name of what was an historical textile mill in Lawrence, MA. Recently repurposed into a family housing community with modern ame-

nities, the space includes energy-efficient LED track lighting systems from Nora Lighting, Commerce, CA. Originally known as Malden Mills, the facility was built between 1879 and 1925 and was most recently the home of Polartec active wear. When fire destroyed several buildings, several renovation plans were considered and the Loft Five50 concept was born. The project is LEED certified and features 137 housing units, ranging from studios to one-, two-, and three-bedroom apartments, plus a full slate of amenities: a 15,000-sq.-ft. community room, communal kitchen with entertainment space, Wi-Fi lounges, a fitness/yoga facility, movie theatre, outdoor patio, and indoor children’s play area.

Throughout the living units and lounges, NT-300 series single-track lighting systems were installed featuring energy-efficient Step Cylinder LED fixtures.

“Nora Lighting’s NT-300 system was the first choice of the architectural and engineering staff at The Architectural Team [Chelsea, MA] which designed the project,” reported Jerry Sinatra of SK & Associates, Nora Lighting sales representative in Canton, MA. “The Architectural Team successfully married historic aes-

thetics with modern lighting by specifying Nora track and LEDs. The cylindrical fixtures are a contemporary accent to the vintage woodwork and brick,” said Sinatra.

The Step Cylinders use LED lamps and have a matte-black

Top. Nora Lighting’s NT-300 series single-track lighting systems were installed with energy-efficient Step Cylinder LED fixtures.

Left. Many of the mill’s historic features were restored, including high wooden ceilings, oversized windows, and exposed brick walls.

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

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PROJECT

lighting

Originally known as Malden Mills, the Loft Five50 project is LEED certified and features 137 housing units with a full slate of amenities.

finish with a black baffle. They measure 4 3/8-in.wide x 6-in. in length and are also available in bronze and white.

The slim-line NT-300 series tracks are just 1 3/4-in.-wide x 5/8-in.-high and available in five lengths (2, 4, 6, 8, and 12 ft.) While a black finish was specified for LoftFive50, the track and fixtures are also available in bronze, natural, silver, and white.

“Nora single-track systems are a practical and economical solution for renovation projects,” said Chris Johnston, Nora national sales manager, commercial division. “While trim and stylish, Nora track systems are inherently designed for solid support with robust aluminum construction and 12-gauge, push-in solid-copper connectors,” he continued. “And the ready availability of Nora products kept the project on schedule.”

of 2,400 W, the tracks are a workable solution when

“We’ve seen a major uptick in track lighting,” said

The single-circuit track systems include a three-

only one lighting circuit is needed. A full line of ac-

Johnston. “Major residential and commercial renova-

wire layout with a dedicated ground for greater reli-

cessories is available with additional switched feed

tion projects are specifying energy-efficient LED sys-

ability and ease of installation. Rated for a maximum

points and connectors.

tems, and installers are looking for products that are reasonably priced, reliable, and easy to install. That’s our goal with Nora single-track lighting systems,” he explained.

The Loft Five50 development has received national attention as an exceptional example of creative restoration. The Architectural Team worked with the National Register of Historic Places and the Massachusetts Historic Commission. Many of the mill’s historic features were restored, adding a rich atmosphere. Original features included the landmark clock tower, high wooden ceilings, oversized windows, exposed brick walls, and a vintage staircase. CA

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Learn more about Step Cylinder fixtures.

Get information on singlecircuit track systems.

54

CIRCLE 224

lighting & electrical

PRODUCTS

EDITORS’ CHOICE

Sculptured art-glass pendant Trillium pendant: • Floral motif • Uses American art glass • More than 40 colors

The Trillium pendant is designed with a floral motif, inspired by a New England spring wildflower. Trilateral petals are made by cutting and kiln-forming three pieces of American art glass and fastened in an overlapping pattern with stainless-steel screws. Available in more than 40 colors, the luminaire measures 9-in. high and 8-in. at its widest point, and uses 60-W of incandescent, halogen, CFL, or LED lamps.

Derek Marshall Lighting, Sandwich, NH Circle 83 derekmarshall.com

LED floodlight

LED path lights

LPL2 Scepter path lights have a thermally integrated field-serviceable LED module that uses Copper Core technology. The module transfers heat away from the LED driver/ circuit and dissipates it throughout the luminaire. Available color temperatures include 2700 K, 3000 K, and 4500 K. Dimming to less than 10% is possible. The luminaires have solid-copper and brass construction with field replaceable UV and shock-resistant acrylic lenses.

The LED V-Line floodlight has a sleek, modern design. A die-cast aluminum housing with powdercoat finish meets demanding market requirements. Available in a range of wattages from 26 to 100, color temperatures range from 4,000 to 5,000. Options include a high-low motion sensor and photo control.

Above All Lighting, Toms River, NJ Circle 85 abovealllighting.com

Auroralight, Carlsbad, CA Circle 84 auroralight.com

LED linear strips

Infina 2400 K warm white and 5000 K cool white LED linear strip lighting is hardwired and controlled by a remote switch to provide warm and cool white lighting for outdoor, damp, and indoor applications. No LED drivers or additional power source is needed. The luminaires operate directly from a 120-V line. The strips have a maximum run length of 150 ft. in increments of 4 in. Three-step MacAdam LEDs provided consistent light-color generation and output.

Jesco Lighting Group, Port Washington, NY Circle 86 jescolighting.com

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

55

PRODUCTS

lighting & electrical

Compact spotlights

The Pollux compact LED spotlights for rooms with ceiling heights to 12 ft. include light distributions ranging from narrow spot to extra-wide flood, and a contour spotlight. Applications include museums and galleries, hotels, restaurants, and the retail sector. The luminaires have collimating optics and interchangeable Spherolit lenses for a variety of light distributions. Dimmable to 1%, 3000 K and 4000 K colors are available.

LED lightbar

ERCO Lighting Inc., Edison, NJ Circle 87 erco.com

Bravo Frost 120-V LED linear fixture has a frosted lens said to eliminate diode images. The fixture has a trim design, with less than 1-in. depth and 1-in. width, for a clean, contemporary appearance in applications such as undercabinet lighting. Available in four lengths, the fixture is dimmable and linkable to 50 ft.

EST BCOMMERCIAL EROOF !

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Nora Lighting, Commerce, CA Circle 88 noralighting.com

LED fixtures

LED troffer, high-bay, and downlight fixtures have ZigBee integrated wireless technology. A retrofit option for the Simple Choice LED troffer line programs customizable light levels.

Using ZigBee open standard protocol, the troffer provides an integrated daylight and occupancy sensor with three levels of system integration, including stand-alone, group, and third-party wireless controls.

LG Electronics USA Inc., Englewood Cliffs, NJ Circle 89 lglightingus.com

For a roof quote:

Brian@VADAVent.com 56

BestCommercialReroof_QtrTab.indd 1

CIRCLE 225

6/7/17 9:12 AM

PRODUCTS

Whimsical wall luminaires

Circus, a line of wall and pendant fixtures, is inspired by the shape of Victorian circus tents. The luminaires provide direct and ambient lighting. Made of spun aluminum, the products are available in textured, matte black, gray, or white. Black and white interiors are antique gold. Gray interiors are smooth white.

lighting & electrical

LED step-down converter

The MiniPuck step-down converter for driving high-powered LEDs includes output currents such as 350 mA, 500 mA, 700 mA, and 1000 mA. Applying a square wave to the dim pin with voltages ranging from 1 to 30V can dim the device to 5%. It is available in a surface mount and a pinned version.

LEDdynamics Inc., Randolph, VT Circle 92 leddynamics.com

IM Design Concepts, Old Lyme, CT Circle 90 imdesignconcepts.com

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Spandrel H T LED wall-pack series

A 4000-K color temperature addition to the LED direction-adjustable wall-pack series provides exterior, wideflood area illumination. Available in 20, 30, and 70 W and 4000 K, the fixtures provide exterior security lighting on such facilities as schools, hospitals, office buildings and other structures. The addition of the 4000-K color temperature offers users the opportunity to reduce the blue light spectrum often associated with higher color temperatures.

EarthTronics Inc., Muskegon, MI Circle 91 earthtronics.com

Order a sample at: GuardianGlass.com/commercial, or call 1.866.GuardSG (866.482.7374) ©2017 Guardian Industries Corp.

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CREATING ENVIRONMENTS WHERE PEOPLE CAN SHINE ™

PRODUCTS

lighting & electrical Title 24 JA8-compliant LEDs

A line of LED lamps is certified to meet Joint Appendix 8 of the Title 24 2016 building code. SKUs include 40-, 60-, 75-, and 100-W equivalent A lamps; MR16; BR30; and A19 and B10 vintage filament styles. All are dimmable, low flicker, and have a 90+ CRI. MaxLite, West Caldwell, NJ Circle 93 maxlite.com

White-light disinfection luminaires

Indigo-Clean technology is part of Millennium Stretch MLHA and SimpleSeal HASEDI sealed, high-abuse LED luminaires. The fixtures combine white ambient light with 405-nm Indigo light to kill harmful bacteria, including staph such as MRSA. The light targets naturally occurring molecules within the bacteria to produce intra-cellular Reactive Oxygen Species (ROS). Similar to bleach, ROS creates an oxidative environment that kills the bacteria.

Kenall Mfg, Kenosha, WI Circle 94 kenall.com

NEW OR RETROFIT

Cylindrical, linear LED pendant

Strada is a sleek, cylindrical LED pendant that can be used individually or combined to form a continuous row. The luminaire is said to provide uniform light, illuminating horizontal areas and vertical planes.

With an aluminum body and end caps, the fixture has a matte acrylic lens encompassing 270 deg. of its profile. Lengths from 4 to 9 ft. with wattages from 16 to 38 are available.

WE HAVE YOUR DAYLIGHTING SOLUTION Lightweight / Easy-to-install / Light Diffusing LightBasic™ & Guardian 275® Translucent Panel Skylights

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CIRCLE 227

Nordeon USA, Gaffney, SC Circle 95 nordeon-usa.com

LED panel lights

DLC 4.0 LED panel lights for suspended-grid ceilings replace existing fluorescent troffer light fixtures or can be used in new construction applications. Said to deliver a smooth wall of illumination without visible bulbs or hot spots, the standard series of 100 to 120 lumens/W and premium series with 125 to 140 lumens/W have an output as high as 7,800 lumens.

Available in 3,000, 4,000, and 5,000 K, the panel has an anodized aluminum alloy frame with white finish.

National Specialty Lighting, Tonawanda, NY Circle 96

PROJECT

exteriors

Roofing Tops Tight Schedule Distribution center TPO roof is applied in winter temperatures using Secure Bond technology.

A

t the grand-opening ceremony for its 1,045,000-sq.-ft. distribution center, Jeff Brown, National Freight Inc. (NFI), Cherry Hill, NJ, president and vice chairman,

referred to the “tight timeframe” for the construction.

Tight? The project was completed in 10 months from groundbreaking in September 2014 through June 2015. That’s when the warehouse tenant, retailer Five Below Inc., Pedricktown, NJ, began shipping product.

As in any building project, weather can be a serious factor, especially during the roofing phase. Roofing contractor Dave Bieber, owner of M. Potteiger Inc., York, PA, submitted a bid that called for completion before winter began.

Weather shouldn’t have been an issue in installing the single layer, metal deck, 3.3 in. of mechanically fastened ISO board, and 12 ft. x 100 ft. sheets of 60-mil Firestone Building Products’, Indianapolis, UltraPly TPO fully adhered, field-applied adhesive as specified. Instead, due to several delays, the roof installation began just as one of New Jersey’s coldest winters was about to begin.

THE CHALLENGE

“Sometimes winter can be a cruel beast when installing a roof,” said Bieber. Field-applied adhesive requires time to flash-off to

foot sheet. The looks on the guys’ faces were like, ‘Wow, this is

allow the TPO membrane to be glued to the insulation. No sun

pretty easy.’”

and low temperatures equate to even longer delays for the crews to continue the job. With time lost due to the weather, the very real

THE RESULT

possibility existed of not having the roof dried-in soon enough to

“You don’t have any glue to mix or keep warm,” said Purvis. “No

allow work inside the building to proceed.

empty buckets to dispose of. The job site is just so much cleaner.

Understanding time issues like these, Firestone Building Products introduced UltraPly TPO SA with Secure Bond technology—a product that can be installed in temperatures as low as 20 F. Contractors could now install a fully adhered system without letting the weather dictate their schedule.

At the Five Below distribution center, roofers used UltraPly TPO SA with Secure Bond technology, allowing the roofing to take place in weather as cold as 20 F.

You literally just have the rolls, the fasteners, and the welding equipment, so it just made it really easy.”

Bieber sums up the results very simply. “We could install more roof per day because we didn’t have to wait for the glue to dry.”

They say in the roofing industry that one of the highest com-

Jeff Purvis, president of Performance Roofing Associates Inc.,

pliments for a job well done is that the roof looks like it grew

Exton, PA, a Firestone sales representative, brought the product to

there. Very flat. Very uniform. No wrinkles or other imperfec-

the general contractor with the help of the builder, ARCO De-

tions. “When we look at that surface with the UltraPly TPO SA

sign/Build Northeast Inc., King of Prussia, PA. It would be used

technology, that is exactly what we see,” Bieber said proudly. CA

to enclose a critical perimeter section of the roof. This would allow the crew to work on the building interior. The crew had never installed the product, but with the help of Firestone’s on-site advisors, it didn’t take long to figure it out.

“We rolled the sheet out, put it into place, had two roofers on each side of it and loosened the contact film,” said Bieber. “They just started pulling it back. And as they did, the sheet laid into

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place. It took maybe three or four minutes to run down that 100commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

59

PRODUCTS

exteriors EDITORS’ CHOICE

Concrete masonry system Echelon InsulTech: • Half-high line concrete masonry systems • Pre-assembled • Insulated

Echelon InsulTech concrete masonry systems half-high line includes profiles finished in nominal dimensions of 12 1/4-in. wide x 4-in. high x 16-in. long, offering flexibility and design options while meeting building codes. The system meets 2012/2015 IECC energy codes from Zones 1 through 7. The pre-assembled system provides acoustical comfort, energy efficiency, and moisture management. The thermally broken insulated masonry system uses a Neopor EPS insulation insert and thin veneer face to provide a 16.2 R-value at 75 F. Systems are available in standard finishes and Trenwyth stone veneers’ variety of colors and textures.

Oldcastle Architectural, Atlanta Circle 66 echelonmasonry.com

Metal-façade restoration

NeverFade primer and topcoat system restore architectural metal structures such as wall panels, window and door frames, roofs, railings, overhangs, and decorative features. Available in solvent- and water-based formulations, the coatings can be used with carbon steel, stainless steel, and bare and anodized aluminum. The coatings are said to resist UV degradation, abrasion, corrosion, mold growth, dirt, and staining. The company offers a 15-yr. warranty for fade performance.

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

Siding

Pura NFC sidings include ten new colors including eight Uni colors (pure white, white, pale yellow, aquamarine, silver gray, quartz gray, anthracite gray, and wine red) and two Wood Decors (Mystic Cedar and Siberian Larch). Highly durable, the planks are tested for impact and UV resistance and include a 10-yr. warranty that includes color stability.

Trespa North America, Poway, CA Circle 68 trespa.com

Silicone sealant

The company’s silicone roof-coating system includes 100% silicone sealant choices that expand the color offering to include clear. The silicone sealant is a thicker, mastic version of 100% silicone roof coating. It is a high-solids, solvent-free, non-shrinking, moisture-cure product for use in sealing and repairing roofs, masonry, architectural sheet metal, and metal roof seams and fasteners. Packaging includes 10-oz. tubes.

Mule-Hide Products Co., Beloit, WI Circle 69 mulehide.com

800.PAC.CLAD pac-clad.com Circle 250

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commercialarchitecturemagazine.com

PROJECT

building automation

Connecting your building-automation system to the cloud can make continuous commissioning possible.

Put Your BAS In The Cloud There are several advantages to maintaining building-automation-system data in cloud-based systems, but ask yourself some questions first.

Kevin Callahan and Nikhil Deulkar, Alerton

M

any aspects of the high-tech industry are

plications, and services, that can be rapidly provisioned

the ability to upscale (or downscale) your computing

discussed in quasi-religious or mystical

and released with minimal management effort or ser-

power almost as your needs change. This eliminates the

terms. Consider the tech journalist who

vice-provider interaction.”

need to forecast your computing needs months or a

described massive data centers as the “physical embodi-

In other words, rather than relying on the computing

year in advance, and lowers your need to invest in cost-

ment of the Internet,” as if the Internet was some kind of

power and memory of your organization’s own comput-

ly on-site servers and other computing infrastructure.

spiritual entity instead of a bunch of sophisticated equip-

ers—whether desktop machines or on-site servers—you

In short, the cloud helps you reduce capital expendi-

ment. The same thing is happening with offsite comput-

access remote computers through the internet to accom-

tures for on-premise computing, as well as the operat-

ing, where the new-age-sounding term “the cloud” is used

plish business needs.

ing expense of maintaining those computers.

to describe other people’s computers–albeit numerous very powerful computers.

The downside of such terms is that the hype can ob-

Before describing the specific benefits the cloud pro-

What does that look like in practical terms? Say you’re

vides for BAS, it is helpful to summarize the cloud’s

the facility-operations manager for a university. Over

broad benefits. These include:

time, your BAS data storage needs will likely increase as

scure the very real benefits offered by the technologies.

• Bulk computing power: The most obvious benefit of

new buildings are added or upgraded, but for months or

In the case of cloud computing, relying on massive com-

the cloud is the ability to store reams of data without

years at a time your data demands might taper or even

puting power managed by others can provide tangible

having to invest in your own massive data center. As

decline somewhat as buildings are closed for refurbish-

advantages when it comes to data-intensive applications

business functions, ranging from operations to market-

ment or demolition. With a subscription from a cloud-ser-

such as building-automation systems (BAS).

ing to facility management, generate ever more data to

vice provider, you pay for just the right amount of com-

be analyzed, the cloud provides a place to store and

puting power and can adjust very quickly. It is the

THE CLOUD IN SHORT

process that data. Even so, a more important benefit of

just-in-time inventory model applied to computers.

The National Institute of Standards and Technology

the cloud for BAS than bulk storage and computing

• Simple, remote maintenance. As with many out-

(NIST, Gaithersburg, MD) describes cloud computing

power is the flexibility and adaptability the cloud pro-

sourced services, a benefit of cloud computing is trans-

as “a model for enabling ubiquitous, convenient, on-de-

vides building owners and operators.

ferring certain headaches to someone else who can

mand network access to a shared pool of configurable

• Right sizing: A key advantage of having access to mon-

likely do the work better and cheaper. With the cloud,

computing resources, e.g., networks, servers, storage, ap-

strous amounts of computer storage and processing is

you outsource the expense and hassles of ensuring reli-

commercialarchitecturemagazine.com

JULY 2017

COMMERCI A L A RCHI T EC T URE

61

PROJECT

building automation to fix the problem. Much of that work will eventually be automated. With the computing power provided by the cloud, and appropriately programmed systems, the BAS will be able to take action without human intervention.

For example, if a chiller goes out of spec, the BAS could adjust the set points to ensure continued comfort for the building occupants and issue a service request.

FACTORS TO CONSIDER

Whether the cloud is appropriate for your organization’s BAS at this time depends on how you answer a few key questions:

• What will you migrate? Will you move your entire BAS to the cloud, including all data and the automation software, or just a subset of these? The answer to this will help inform the rest of the considerations in this list.

Before moving your building-automation-system data to the cloud, determine whether you will transfer your entire system, including all data and the automation software, or just a subset.

able computer up-time, rather than needing to field your own army of IT professionals.

• What’s your break-even point? As the saying goes, “you get what you pay for.” With the cloud, more reliable up-

• Enhanced safety. Naturally you might wonder how safe

time and greater online security usually means a higher

your data are in the cloud compared with on-site com-

price, so it is important to find a point that balances

puting. Here, too, the cloud performs very well. Be-

your BAS computing needs and budget.

cause data are replicated and sliced over multiple backup

• How will you manage service disruptions? While

servers located in multiple sites/regions, there is no sin-

cloud-computing service providers pride themselves on

gle point of failure in the cloud, as there is when a desk-

near-perfect up time, no system is 100% failure proof. In

top hard drive fails. Your data are not only protected

addition to the cloud, itself, for BAS success it’s essential

against a single hardware failure, they are also protected

to ensure the integrity of your facility’s connection to

against natural disasters or connectivity issues that

the cloud and what the implications are if you lose con-

could affect a particular site/region.

nectivity. For example, if your HVAC and lighting schedule interfaces are cloud based, will your building

BAS-SPECIFIC BENEFITS

continue to operate on its own until the connection is

Podcast: Learn More From Kevin Callahan

The previously outlined computing power, flexibility, and

restored? The importance of such continuity will largely

outsourcing benefits apply to many computing needs, but

depend on your type of facility. Temporary loss of light-

what specifically can the cloud do for BAS?

ing scheduling in a grade-school classroom or office

An important BAS-enabled function that more build-

would be troublesome, but not life threatening, while

To learn more about cloud-based building-

ing owners are looking to the cloud for is automated, con-

disruption of air-pressure balancing in a hospital operat-

automation systems, listen to our podcast

tinuous building commissioning. It takes a substantial

ing room could be a matter of life and death.

interview with Alerton’s Kevin Callahan at

amount of computing power and data storage to run the

Regardless of whether it is yet timely for your organiza-

commercialarchitecturemagazine.com/1707alerton

performance algorithms needed for continuous commis-

tion to migrate its BAS to the cloud, it is important to ac-

sioning. Operating in the cloud, your BAS can frequently

tively consider the implications and plan for an eventual

evaluate if building systems, such as HVAC and lighting,

migration. In the same way the well-known software com-

are still performing as well as they did when they were

panies are moving their word processing, spreadsheet, and

installed and commissioned. For example, if a chiller be-

other office tools to subscription-based services in the

gins to operate out of spec, a facility manager can imme-

cloud, rather than offering them as software licensed to

diately see that performance reduction and take corrective

every computer in an office, BAS developers will likely

action.

follow suit. CA

Want more information?

To download the information listed below, visit commercialarchitecturemagazine. com/1707alerton

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COMMERCI A L A RCHI T EC T URE

JULY 2017

The cloud also provides the power for more sophisticated fault detection, diagnostics, and analytics. In es-

Kevin Callahan is a product owner and evangelist for

sence, it expands the potential for facility operators to use

Alerton, a Honeywell business, Lynnwood, WA. He has

their BAS to optimize building systems, saving time and

40 years of experience in the building-control technolo-

money on building-operations maintenance.

gies field. Contact him at kevin.callahan@alerton.com.

We also envision within the next three to five years

Nikhil Deulkar is a product manager for Alerton, focus-

that artificial intelligence will enable BAS to become

ing on the Internet of Things. His nearly 20 years of ex-

more fully automated. While today’s BAS will tell you

perience includes driving software, hardware, and silicon

when something is wrong with a building system, a hu-

products and solutions for PCs; data centers; supercom-

man has to notice the BAS alarm and take action—turning

puting; RFID and building-automation systems. Contact

off a failing unit, adjusting a system, calling a service tech

him at Nikhil.Deulkar@honeywell.com

commercialarchitecturemagazine.com

PRODUCTS

building technology

EDITORS’ CHOICE

Smart office-building platform Aircuity 2.0: • Smart-building solution • Includes Web and desktop apps • Provides transparency and accountability

Aircuity 2.0 is a solution for owner-occupiers and tenants looking to reduce energy costs, improve cognitive function and productivity, and achieve quantifiable results as part of a smart building strategy. The solution includes MyAircuity Web and desktop apps that, out-of-the-box, are said to deliver actionable insights, transparency, and accountability to building owners and facility managers implementing demand-control ventilation. Physical system upgrades allow the system to better “watch itself ” for increased availability, reliability, and security.

Aircuity Inc., Newton, MA Circle 70 aircuity.com

Toolbar update

Updates for the company’s Tools for Revit include preloaded Victaulic content and templates, additions to ‘Pipe Tools’ that enable users to automatically tag pipe according to multiple parameters, and an added ‘Pipe Type Import Tool’ that reduces file size, removes duplication of families, and ensures customized project types do not get overwritten.

Also included are developments for ‘Custom Tagging’ so users can more easily renumber or sequentially tag sections of pipe and products.

Victaulic, Easton, PA Circle 71 victaulic.com

Lock with Bluetooth

Assure lock with Bluetooth is operated with a free app for iOS or Android phones and Samsung’s newest smartwatch. Conventional keys are replaced with digital keys. Users can set colors and upload photos to match keys and locks with people and locations, share or revoke keys, manage when each user can access the lock, and receive notifications when a key is accepted or used. The same digital key can be used to access multiple locks on one or more properties. There is no limit on the number of digital key users.

Yale Locks & Hardware, New Haven, CT Circle 72 yalelocks.com

CIRCLE 228

63

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Circle 234

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COMMERCI A L A RCHI T EC T URE

TM

JULY 2017

commercialarchitecturemagazine.com

CALL NOW FOR DETAILS: Phil Saran | Phone: (708) 557-1021 Email: psaran@commarchmag.com

Page number

SUPPLIER

Circle number

index

AGC Glass Co. . . . . . . . . . . . . . . . . . . . . . . . . . BC . . . . . . . . . . . . . . . . 236 Aluflam North America . . . . . . . . . . . . . . . . . . 41 . . . . . . . . . . . . . . . . .218 535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

Phil Saran Vice President, Group Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com Scott Cunningham Regional Sales Manager Southeast 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

American Institute of Architects . . . . . . . . . .39 . . . . . . . . . . . . . . . . .217 Aquatherm Pipe . . . . . . . . . . . . . . . . . . . . . . . .52 . . . . . . . . . . . . . . . . 223 Carlisle Syntec Inc. . . . . . . . . . . . . . . . . . . . . .23 . . . . . . . . . . . . . . . . 209 Doug Mockett & Co. . . . . . . . . . . . . . . . . . . . . .50 . . . . . . . . . . . . . . . . 222 Eclipse Lighting . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 234 Envirospec Inc. . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 232

COMING

in future issues

Excel Dryer Inc. . . . . . . . . . . . . . . . . . . . . . . . .25 . . . . . . . . . . . . . . . . .210 Extron Electronics . . . . . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200 Fibertite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 . . . . . . . . . . . . . . . . 220 Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 233 Fujitsu General America Inc. . . . . . . . . . . . . .27 . . . . . . . . . . . . . . . . .212 Georgia Pacific . . . . . . . . . . . . . . . . . . . . . . . . . . 5 . . . . . . . . . . . . . . . . 203 Glen Raven Sunbrella. . . . . . . . . . . . . . . . . . . . 15 . . . . . . . . . . . . . . . . 206

Jim Morrissey Regional Sales Manager East Coast 847.274.6482 APM Media Group jmorrissey@commarchmag.com Patrick Keefe Regional Sales Manager Midwest 847.494.7044 pkeefe@atpnetwork.com Phil Saran Showcase 708.557.1021 psaran@commarchmag.com Brian Clotworthy List Services 800.529.9020 brian@inforefinery.com Maria LeMaire Electronic Marketing Manager 815.919.4638 mlemaire@commarchmag.com Julie Okon Special Projects Manager 317.690.6757 jokon@atpnetwork.com

Guardian Glass . . . . . . . . . . . . . . . . . . . . . . . . .57 . . . . . . . . . . . . . . . . 226 Hendrick Mfg . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . . . . . . . . . . . . . . . . .201 Ironrock Capital Inc. . . . . . . . . . . . . . . . . . . . .63 . . . . . . . . . . . . . . . . 228 Major Industries . . . . . . . . . . . . . . . . . . . . . . . .58 . . . . . . . . . . . . . . . . 227 MBCI/NCI Group Inc.. . . . . . . . . . . . . . . . . . . . . 9 . . . . . . . . . . . . . . . . .205

AUGUST Office/Retail

McNichols. . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 . . . . . . . . . . . . . . . . .219

Architectural Photography

Noritz Tankless Water Heater . . . . . . . . . . . .49 . . . . . . . . . . . . . . . . .221

Lighting Technology

Rinnai . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29 . . . . . . . . . . . . . . . . .213

Building Envelope

Sage Glass . . . . . . . . . . . . . . . . . . . . . . . . . . . IBC . . . . . . . . . . . . . . . . 235

HVAC

The R.C. Musson Rubber Co. . . . . . . . . . . . . .54 . . . . . . . . . . . . . . . . .224

SEPTEMBER

Thybar Corp. . . . . . . . . . . . . . . . . . . . . . . . . . . .32 . . . . . . . . . . . . . . . . .215

Healthcare

Tjernlund Products Inc. . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . 229, 231

Building Envelope

Trim-Tex . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 230 Uponor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 . . . . . . . . . . . . . . . . . 216

Building Technology Interiors

USG . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 . . . . . . . . . . . . . . . . .208 Vada Vented Roofs . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .225 Varco Pruden Buildings . . . . . . . . . . . . . . . . . . 26 . . . . . . . . . . . . . . . . . 211 Viega . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2, 3 . . . . . . . . . . . . . . . . .202 Viracon Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . . . . . . . . . . . . . . . . .204

Glen Gudino, President/CEO Applied Technology Media ggudino@commarchmag.com

Wausau Tile Inc. . . . . . . . . . . . . . . . . . . . . . . . . 17 . . . . . . . . . . . . . . . . .207 Weil-McLain . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 . . . . . . . . . . . . . . . . . 214

commercialarchitecturemagazine.com

PLEASE RECYCLE

JULY 2017

COMMERCI A L A RCHI T EC T URE

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PORTFOLIO â–˛

T

he Geelong Library & Heritage Centre in Geelong, Victoria, Australia, is an impressive, digitally advanced space that serves as a home for the city’s innovative library and information services. Designed

by ARM Architecture, Melbourne, Victoria, Australia, and built by Kane Constructions, Richmond, Victoria, Australia, the $45.5-million building features a nine-level dome that uses Kingspan Kooltherm K10 FM soffit-board insulation and Kooltherm K12 framing-board insulation to maintain a consistent interior climate for visitor comfort year round.

Photo credit: Kingspan Group

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commercialarchitecturemagazine.com commercialarchitecturemagazine.com

In a bold move, Stanton Architecture dared to be dynamic using SageGlass to construct the entire façade of ‘Dirty Habit DC,’ the revolutionary new restaurant in the heart of the capital.

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CIRCLE 236

ROBERT BENSON PHOTOGRAPHY

WHEN A POWERFUL PRODUCT PERFORMS, IT DOES SO SIMPLY AND BEAUTIFULLY.