commARCH - November 2018

NOVEMBER 2018

Adaptive Reuse

Unconventional Restaurants Skyscraper Fire Barriers SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

NOVEMBER 2018

VOL. 16

NO. 11

COMMERCIAL ARCHITECTURE

Vol. 16

No. 11 commercialarchitecturemagazine.com

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CONTENTS

Building Focus: Adaptive Reuse

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8

inside

NOVEMBER 2018 Vol. 16 No. 11

DEPARTMENTS 8

Restaurant Authenticity Spirit and character shine through new interpretations of space.

6 56 57 58

The Architects Showcase Index Portfolio

About The Cover The American AgCredit building in Santa Rosa, CA, described as a “building in motion,� uses several energy-saving features, including this structural-shading system. The design also makes extensive use of sliding-glass partitions to drive natural daylight to all areas of the structure. Learn more on p. 42.

16

Reimagined Format Separate yet connected buildings cluster around the kitchen.

Interiors

.............................

20

20 Perimeter Fire Barriers Are Vital

HVAC & Plumbing

...........

28

28 Integrating Scald Protection

42 Building In Motion

.........

42

....

36

............................

50

36 Designing For Data Flow

24 Abstract Shapes Limit Museum Commotion

Windows & Doors

Lighting & Electrical

39 Shopping Destination Lights Up

Building Technology

47 Virtually Touring Taliesin West

......

47

Exteriors

50 Solutions For Dual-Branded Hotels 53 Thermal Breaks Cut Balcony Heat Loss

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NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

1

▲

CONTENTS

online editorial products NOVEMBER 2018

New Online • Flood-control webinar. Smart Vent experts discuss flood-control technology in a new webinar.

VOLUME 16, NO. 11

View it at commercialarchitecturemagazine.com.

• FEVE-coatings webinar. Lumiflon’s Kristin Blankenship discusses FEVE coatings in a webinar at commercialarchitecturemagazine.com.

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• Evergreen Brick Works geothermal system. In a podcast, Jay Egg shares insights about the Evergreen Brickworks facility near Toronto.

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EDITORIAL

The Architects As part of our variety of online editorial products, Commercial Architecture presents podcasts to accompany each of our “The Architects” columns. Podcast discussions provide greater insight into that month’s topic, along with application stories. To listen to the podcasts for the article in this issue and for previous issues, visit commercialarchitecturemagazine.com/architects.

Workforce Housing: Michael E. Liu

Preserving Historical Structures: John D. Lesak

Michael E. Liu, AIA, NCARB, The Architectural Team Inc., Chelsea, MA, shares insights into the very active workforce-housing market, including design trends, legal issues, location demands, and how to design and build facilities that deliver quality living spaces at affordable prices.

John D. Lesak, AIA, LEED AP, FAPT, and principal at Page & Turnbull, Los Angeles, provides additional insights into his three-step approach to using today’s building-envelope, HVAC, and building-controls technology to renovate and improve historical structures.

Casey Mahon, AIA, digital practice manager at Carrier Johnson + CULTURE, San Diego, discusses the various digital technologies and strategies that are available to architects and why firms of all sizes should make a concerted effort to implement the tools.

847.702.8877 gparr@commarchmag.com

Kenneth W. Betz Senior Editor

331.276.4682 kbetz@commarchmag.com

Marga Parr Associate Editor

847.207.5974 mparr@commarchmag.com

Frances Jerman Creative Director

586.899.9463 fjerman@commarchmag.com

Greg Pietras Digital Operations

630.325.2497 gpietras@commarchmag.com

ADVERTISING SALES

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Gary L. Parr Editorial Director

Joshua Zinder, AIA, NCARB, LEED AP, and founding partner of Joshua Zinder Architecture + Design, Princeton, NJ, shares what his firm has been doing to develop retail-store designs to create authentic experiences that are attracting shoppers and increasing sales.

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Commercial Architecture Geothermal

WEBSITE At

commercialarchitecturemagazine.com/geothermal,

Jay

Egg

commercialarchitecturemagazine.com

describes the multi-faceted system at the Evergreen Brick Works site in Toronto. In addition to a geothermal design that uses borehole thermalenergy storage technology, the HVAC system uses radiant heating/cooling, a Cupolex in-floor system, and CRH Foamcrete to provide quality indoor air in a building that cannot be properly insulated. In addition to the article, we offer additional photos on our geothermal page and a podcast in which Egg provides additional details about the Evergreen system and the Jay Egg leads our geothermal coverage.

leading-edge environmental-technology development program that is at the core of the Evergreen operation. If you haven’t had a chance, be sure to set aside some time to experience our previous articles and podcasts about the Cornell Univ. Tech Campus on Roosevelt

Visit IGSHPA, our sponsoring organization, at their website—igshpa.org—for standards and best-practices.

Island, NYC; the Bottleworks Loft Condominiums in Cedar Rapids, IA; the Whisper Valley community geothermal system near Austin, TX; and the extensive use of geothermal systems in various European cities. Be sure to bookmark our geothermal page and watch for more technology articles, podcasts, and webinars in the coming months.

Also, visit the International Ground Source Heat Pump Association website at igshpa.org to learn more about geothermal-system design, standards, and best practices.

—Gary L. Parr, editorial director

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EDITOR’S

notebook

The Cost Of Cutting Corners

F

or most inspirational speakers,

times. If there is any resistance, there is

the message is driven more by the

likely oil in a chamber and the plane stays

presentation techniques than the

on the ground until the oil is drained. Per-

actual substance. It’s rare that their mes-

forming the pre-flight test is not optional.

sage has much lasting impact. Only once,

Espenship told of a time he and his

in my memory, has one of those speakers

brother, Johnny, needed to get the show

made me remove my eyeglasses to wipe

plane in the air to meet a schedule. It was

tears from my eyes and then re-tell his

Johnny’s job to rotate the propeller, but a

stories to my wife three days later.

thunderstorm was headed their way and

The speaker was Jeff “Odie” Espen-

they needed to get in the air. It had not

ship. His topic was leadership. His message

been that long since the engine had oper-

was: As a leader, be careful when you cut

ated so Odie told Johnny to skip the pro-

corners because you never know how one

peller test and get in the plane. Johnny

seemingly insignificant decision will man-

questioned the decision, but the pilot’s

ifest itself down the road.

direction prevailed.

Espenship is a fighter- and commer-

Some time later, Jeff was piloting a

cial-airline pilot and, based on the videos

commercial flight and asked a pilot friend

we saw, extremely skilled. Years ago he and

and Johnny to fly the Texan to the next

his brother flew in airshows using a 1943

airshow site where he would meet them to

T-6 “Texan” single-propeller plane driven

do the show. When he finished his com-

by a radial engine. Espenship’s brother,

mercial flight, he was greeted with the

not a pilot, sat in the second seat and

phone call no one wants. His friend and

performed support functions.

Johnny had died when the plane crashed.

One of the issues with radial engines is

In the NTSB investigation, it was dis-

hydraulic lock. It’s caused by oil draining

covered one of the bottom pistons in the

into the downward-pointing piston cham-

engine had been completely blown off.

bers. Since oil is not compressible, its pres-

The NTSB investigator talked to Jeff about

ence changes the piston-chamber volume

the plane and previous practices. He indi-

and, if the engine is fired, that piston,

cated that the person who was fueling the

chamber, and/or the crankshaft can be

plane for Jeff’s friend and Johnny stated

damaged. Damage can be as extreme as a

that they were in a big hurry to get into the

piston/chamber being completely blown

air and asked Jeff if they were aware of the

off of the engine block. The really bad part

propeller-rotation procedure. Definitely.

is that the damage sometimes doesn’t

He asked Jeff if he was aware of the

cause a problem until the plane is in flight.

hydraulic-lock test procedure. Yes. Then

The

pre-flight

requirement

with

he asked if Jeff had ever skipped the proce-

engines of this design is to rotate the pro-

dure. The pause before Jeff answered was

peller by hand a prescribed number of

all the investigator needed to know. CA

Radial aircraft engines, such as the one on this T-6 Texan, are susceptible to hydraulic lock.

Skipping the pre-flight test for hydraulic lock is not optional.

Gary L. Parr Editorial Director

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

5

DEPARTMENT

the architects

Keep Old Schools Standing The wrecking ball isn’t the only solution for renovation and expansion needs.

Albert Aronov, AIA RKTB Architects, P.C.

P

ublic school buildings often stand at the center of our communities, geographically and architecturally, serving a range of community purposes while supporting the next generation’s education. Time, weather, and deferred main-

tenance can leave K-12 districts with major challenges, however. Another perennial concern is student-population growth.

Cost-effective and sustainable strategies for addressing these factors involve upgrading older school buildings with energy-wise envelope improvements and investing in smart, context-sensitive expansions. The following examples show how the School Construction Authority (SCA) of New York City kept two aging schools standing.

Façade overcladding. Many cities have school buildings dating to the beginning of the 20th century, built with solid-masonry-bearing walls. Many are leaking. The resulting degradation can severely damage brickwork, window openings, and plaster classroom walls. For these structures, removing original masonry usually has a negative impact on structural integrity. In many cases, adding a new façade layer and vapor barrier can make the buildings watertight and durable, and even bring back their original luster.

Our firm pioneered an approach to restore original architectural features lost over time while protecting educational spaces for Public School 88, a classic 1907 facility in Queens, NY. Interior spaces suffered from moisture damage. Over time, original para-

Overcladding and a new parapet ended water ingress and restored Public School 88 in Queens, NY, to its former glory.

Photo courtesy RKTB Architects Public School 70Q accommodates 400 additional students as a result of an expansion designed to complement the original building and acknowledge surrounding row-house architecture. Photo: Albert Vecerka/Esto, courtesy RKTB Architects

pets had been replaced, eliminating cornices and neoclassical detail. In 2011, the project team tested exterior walls and parapets to confirm the extent of water ingress, including a look at original headers, wood window jambs, and interior clay tile finished with plaster. It was the ideal candidate for overcladding. The existing walls could remain, with an exterior parge coat and moisture barrier, followed by a drainage mat and new face-brick cladding to match the original.

The result goes beyond stabilizing the structure. At its base, new cast stone replicates removed original stone, preserving the profile. New windowsills include flashing and durable sub-sill pans. Over rehabilitated existing steel, we installed look-alike cast-stone headers. The original parapet, which had been stripped of its original character, was replaced. On the replacement parapet hangs a new ornamental cornice of glass-fiberreinforced concrete (GFRC). In this way, the school, and the entire neighborhood, reclaim the legacy of a community landmark.

Targeted expansions. In other cases, existing schools are simply not large enough

of red brick, nodding to the scale of the area’s row houses. Above that, an exuberant,

for their growing communities. To alleviate crowding, some districts add temporary

wavy façade of lighter brick is set back, moderating the scale and echoing the bowed

classrooms and modular trailers. A better option is to replace those spaces with creative

picture windows on the nearby residential streets.

modern additions. Three factors should drive these additions:

The bright, airy interiors now serve as the school’s primary entrance and home for

• Keep the school open during the work, with minimal impact and disturbance.

• Capitalize on logical connection points between the existing and new construction,

its administrative offices, giving it the feel of a completely new facility.

creating clear, smooth transitions and optimized circulation.

can foster a sense of pride among neighbors, students, and the community at large.

• Create architectural solutions that relate to the original school building and the neigh-

Strategic and cost-effective, additions and overcladding can deliver high-performance

borhood’s character and fabric.

local landmarks. CA

As all schools should, expansions and envelope retrofits such as these examples

In a recent project, Public School 70Q in Astoria, NY, we designed an addition for about 400 students in grades pre-K to 5 with new classrooms, support spaces, art and

Albert Aronov, AIA, is a partner with RKTB Architects, P.C., New York (rktb.com), where he specializes

music rooms, and a gymnasium. The friendly, modern exterior includes a lower band

in building restoration and new construction in the academic, residential, and commercial sectors.

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NOVEMBER 2018

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Real projects start with the industry standard Before they broke ground, Solomon Cordwell Buenz ensured 399 Fremont Street in San Francisco was protected with AIA contracts.

AIA Contract Documents used: B101-Owner/Architect agreement plus associated administrative G-forms.

Learn more about the 399 Fremont Street project at aiacontracts.org/ca-399

Photography ŠBruce Damonte

CIRCLE 203

FEATURE

adaptive reuse

Restaurants Cultivate Authenticity Adaptive reuse allows the spirit and character of a space to shine through new interpretations.

Kenneth W. Betz, Senior Editor

A

Sugarcane Dumbo NEW YORK

T

“

here is tremendous value and possibility that

of authenticity and a connection to local context,

comes with creating a restaurant within a

Ruddy related. “For Sugarcane’s 11,000-sq.-ft.

space converted from other uses. For one, adaptive

interior restaurant space and 2,000-sq.-ft. terrace,

reuse offers an opportunity to design authentic,

we meticulously cleaned and restored original

compelling, and new experiences that draw from

finishes while adding steel, concrete, light wood, and

the spirit and heritage of the existing structure,”

terra-cotta elements. Playing off of the simple yet

according to Nancy J. Ruddy, co-founding principal

handsome solidity of structural elements like original

and executive director of interior design, CetraRuddy

schist walls, wood rafters, and exposed aged brick,

Architecture, New York.

new furnishings and finishes add vibrancy, such

As an example, CetraRuddy recently reinvented

as banquettes and a bar in bright color ensembles

an interior space within an historic 19th-century

and a glowing blue open kitchen. Any new design

warehouse complex in Brooklyn’s lively Dumbo

elements should enhance the existing spirit and

neighborhood for the first New York outpost of

heritage of the space, while maximizing functionality

acclaimed Miami restaurant Sugarcane. “Tapping

for the new use,” she said.

daptive reuse, particularly in the case of restaurants, offers an

into the building’s character allowed us to create an

There are always challenges that come from

opportunity to create a new, authentic experience while conserv-

atmosphere that expresses the vibrant, international,

working within an existing landmarked or historic

ing a structure’s architectural and historic character and spirit.

and social spirit of the Sugarcane brand, while also

structure, especially if the building has been vacant.

Creating something fresh from a structure that has particular architec-

feeling authentic to New York and capturing the

“At Sugarcane,” Ruddy related, “we made it our

tural significance, of course, is gratifying, but with a little vision many rou-

city’s unique energy. The key is to let the original

mission to allow the existing structure to speak and to

tine reuse projects present one-of-a-kind opportunities as well. In addition,

spirit of the building shine through,” she said.

be the centerpiece of the design. The unique setting

adaptive reuse is a sustainable approach and a cost-effective way to deliver a distinctive, iconic venue.

The approaches several architects took to meet the special challenges and opportunities of adaptive reuse are illustrated in the following vignettes.

Restoring or repurposing existing and found

of this warehouse structure forms the connecting

building elements—such as Sugarcane’s arched

fabric, and the combination of an historic space with

iron gates and wood beams that became light

contemporary energy is what makes Sugarcane into

fixtures and communal table—offers the benefit

a magnetic new culinary destination.”

CetraRuddy reinvented an interior space within an historic 19th-century warehouse complex in Brooklyn’s lively Dumbo neighborhood for the first New York outpost of acclaimed Miami restaurant Sugarcane. Photo: Evan Sung, courtesy CetraRuddy

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FEATURE

adaptive reuse

Tapestry BOSTON

“

A

daptive reuse presents challenges for restaurant

“But these projects also present unique opportunities for

Dyer Brown was selected to adapt a former music venue in

projects, the biggest being the unknown, those

showcasing the venue’s architectural and historic character

Boston for a married pair of local restaurateurs. The venue had

hidden conditions such as hazardous materials or non-code-

to create a unique experiential concept,” he continued.

two separate performance spaces, which allowed the project

compliant plumbing or exhaust systems that can delay or

“Converting an old school might inspire the use of green

to develop into the dual-concept restaurant Tapestry, with

derail completion and opening,” cautioned Brent Zeigler, AIA,

chalkboard menus, for example, or adapting a decommissioned

each room and its menu inspired by the tastes and preferences

IIDA, president and director of design, Dyer Brown, Boston.

mill might include reusing grinding stones as tables.”

of one of the two owners.

“The result is its own kind of marriage, each half offering an aesthetic inspired by its menu,” Zeigler said. The Expo Kitchen combines a seaside theme and an open kitchen in a casual atmosphere for guests enjoying small plates and Neapolitan pizza. Meanwhile, guests dining on stuffed pumpkin and grilled octopus in the Club Room experience a Havana-inspired lounge vibe furnished in a luxurious mix of textile, leather, and velvet, warmed by a four-sided glass fireplace and surrounded by rainforest-themed wallcoverings, gold trim, and palm trees.

Left. Guests dining on stuffed pumpkin and grilled octopus in Tapestry’s Club Room experience a Havana-inspired lounge vibe furnished in a luxurious mix of textile, leather, and velvet, warmed by a foursided glass fireplace and surrounded by rainforest-themed wallcoverings, gold trim, and palm trees. Photo: Jared Kuzia, courtesy Dyer Brown Below. Tapestry’s Expo Kitchen combines a seaside theme and an open kitchen in a casual atmosphere for guests enjoying small plates and Neapolitan pizza. Photo: Jared Kuzia, courtesy Dyer Brown

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

9

FEATURE

adaptive reuse

Nomad Pizza DESPAÑA PRINCETON, AND 506 CARNEGIE CENTER PRINCETON, NJ

“

A

part from being a highly sustainable choice for any project, adaptive reuse

presents a challenge that architects relish: to create something new from an existing built space. This is especially enjoyable for the designer if the structure has some architecture significance, but all such projects present unique opportunities,” said Joshua Zinder, AIA, NCARB, LEED AP, founding principal, JZA+D, Princeton, NJ. “Benefits of such projects for restaurants include cost-effective delivery of a unique, even iconic venue and, in some instances, the preservation of an architectural treasure for the surrounding community.”

This was the case with Nomad Pizza in Princeton. JZA+D converted a former Amoco gas station, an elegant example of 1930’s modernism with its bold lines, deep overhangs, and flat roof.

The project team started by addressing structural issues, fire safety, and a concrete floor that had been in regular contact with gasoline and motor oil, and had to be replaced. Ultimately, the design updated the exterior with wood cladding and retained the iconic service bays, replacing the rolling garage doors with state-of-the-art insulated models, allowing the dining area to spill out onto the patio in warmer months.

“Of course, architectural significance is not required. Any structure offers opportunities for creative reuse—the challenge is to accept the structure as-is and develop a design and a finish palette that compliments and celebrates the architecture,” Zinder commented.

JZA+D’s design for Despaña Princeton evoked New York’s Soho neighborhood in the double-

Above. Exposing the ceiling, the JZA+D’s design for 506 Carnegie Center celebrates the structure’s volume with a mix of pendant and domed lighting fixtures over a variety of furniture arrangements, including counter-height communal tables built from rough-cut, large-format timber slabs. Photo: Michael Slack, courtesy JZA+D Left. JZA+D’s design for Despaña Princeton evoked New York’s Soho neighborhood in the double-height commercial space by exposing the existing brick walls and steel beams, and finishing the industrial-chic look with ceramic tile, rustic wood flooring, and red pendant lighting for pops of color. Photo: Michael Slack, courtesy JZA+D

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COMMERCI A L A RCHI T EC T URE

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commercialarchitecturemagazine.com

FEATURE

adaptive reuse

height commercial space by exposing the existing brick

of the cafeteria amenity at 506 Carnegie Center, a

lighting fixtures over a variety of furniture arrangements,

walls and steel beams, and finishing the industrial-chic

commercial office building in Princeton. The project

including counter-height communal tables built from

look with ceramic tile, rustic wood flooring, and red

redefined the cafeteria and courtyard as a social center

rough-cut, large-format timber slabs. The patio features

pendant lighting for pops of color. The soaring volume also

and major amenity, emphasizing transparency and natural

two structures that reference the architectural context: a

allowed a dramatic entry space that visually connects the

daylight and a connection between the interior and the

square bar pavilion covered by an overhanging slate roof,

first-floor retail deli counter and the dining area upstairs.

patio. Exposing the ceiling, the design celebrates the

and a barbecue kiosk with a wood trellis that echoes the

structure’s volume with a mix of pendant and domed

exposed floating wood beams overhead in the cafe.

The firm applied a similar approach to the renovation

Above. In the case of Nomad Pizza, JZA+D converted a former Amoco station, an elegant example of 1930’s modernism with its bold lines, deep overhangs and flat roof. Photo: Michael Slack, courtesy JZA+D

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

11

adaptive reuse

FEATURE

Ladurée Soho NEW YORK

F

or the design of the store and restaurant Ladurée

a large chandelier illuminating the gold and blue tones

at the front of the store, imported from France. The

Soho, the firm of Spacesmith, New York, worked

of the walls and curtains. Much of the décor for the Soho

space opens into the tea room, reflecting a traditional

closely with French bakery and sweets-maker Ladurée,

space was shipped from France and installed according

French parlor. A slanted fabric ceiling and cove lighting

Marcq-en-Baroeul, France, and their in-house design

to its unique craftsmanship. Sculptures throughout, for

contribute to the intimate atmosphere. The full-service

team Panetude on the 9,000-sq.-ft. buildout of the new

example, are authentic 19th-century pieces, retrieved

dining area, toward the back, looks out onto an outdoor

location in New York’s historic Soho district. The existing

from old warehouses, castles, and private residences.

garden behind the building.

space required significant renovations and upgrades

The sourced materials include applied plaster cornice,

Perhaps the project’s most complex element is

after the previous restaurant had vacated the site.

marble floor slabs, wood flooring, and marble countertop

its custom-kitchen installation in the cellar to support

and fascia. The wood molding, all custom cut, required

pastry prep and cooking labs, which are particularly

specialized craftsmen for installation.

sensitive to temperature and humidity changes.

For this historic setting, the team faced the challenge of implementing the French brand’s signature design in a landmarked building with special local code

The restaurant layout clearly divides the space into

Providing

the

mechanical

infrastructure

within

requirements to meet the standards of the Department

four zones—a pastry shop, a tea room, a fine dining

the existing cellar space proved particularly challenging.

of Buildings and the New York City Landmarks

room, and an outdoor patio—each with its own, distinct

In total there are two custom kitchens in the cellar area,

Preservation Commission.

character. In order to best represent the Ladurée brand,

each requiring different equipment, prep, and storage

In keeping with Ladurée’s own historic reputation,

their colorful desserts are the focal point of the space,

spaces: one is for pastries, and the other is for the

the main dining area is adorned with crown molding and

supported by the white, custom-made shop display

dinner menu.

For the design of the store and restaurant Ladurée Soho, Spacesmith faced the challenge of implementing the French brand’s signature design in the landmarked-protected building with special local code requirements to meet the standards of the Department of Buildings and the New York City Landmarks Preservation Commission. Photo: Elizabeth Lippman, courtesy Spacesmith

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CIRCLE 204

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adaptive reuse

FEATURE

Prime + Proper DETROIT

T

he 11-story Capitol Park Building in Detroit, built in 1912 by Leonard B. Willeke, blends Chicago School

architecture with Beaux-Arts decorative designs. It was originally home to a butcher, grocer, and a variety of tenants throughout the years, including the White Room Studios where musicians Aretha Franklin, Kid Rock, and Bob Seger recorded their hits. As the city experienced an economic downturn, tenants left the building and the structure became increasingly vacant. By 2009, the last business, a liquor store on the first floor, was gone and the building was sealed up and abandoned.

In 2016, the building was purchased by Grand Rapids, MI, developer Richard Karp and work crews began renovating the structure into the Capitol Park Lofts, a

McIntosh Poris designed Prime + Proper to reinterpret classic steakhouse traditions with modern luxury. Reflecting the proprietor’s concept of “prime meats and proper service,” the new establishment is arranged into distinctive spaces within the angular L-shaped interior. Photo: Michelle & Chris Gerard, courtesy McIntosh & Poris

63-unit residential complex. The project includes the Prime + Proper restaurant on the ground floor and lower level, and a floor of office spaces above.

14

From the street, patrons enter under a new steel

Historic preservation requirements for the building

Prime + Proper features distinguishing architectural

canopy supporting metal letters spelling out the name of

mandated that the existing columns and ceiling beams

elements that have been preserved and remodeled into

the restaurant. The canopy and graphics were designed

remain intact and be expressed in the remodeled space.

distinctive spaces. The restaurant’s main level features a

by the architect and approved by city preservationists

Inserting the necessary ductwork to heat and cool the

bar area, dining room, open kitchen, chef’s table, butcher

as compatible with the historic building. New operable

space without removing the beams presented a challenge.

counter, raw seafood display, and pastry station, while

storefront windows stretching along the street frontage

The architect found a solution by creating large enclosures

the lower level includes the dry-aging room, prep kitchen,

provide views of Capitol Park from the 140 seats inside and

around the beams to conceal the equipment and emphasize

bathrooms, and private dining room. Patio dining is available

swing out during warmer months to open the interior to the

the structure.

outdoors in pleasant weather. McIntosh Poris Associates,

streetscape, where an additional 77 seats are provided

Birmingham, MI, is responsible for the architecture, interior

outdoors.

Prime + Proper’s two floors are connected by the original, 100-year-old grand marble staircase that was

design, and custom furniture to create a sophisticated

Near the entrance, the animal-hide-faced bar features

restored along with its bronze railing. The stairs lead to the

dining atmosphere and modern interpretation of the classic

a quartz countertop simulating onyx to complement the

lower level past original wall panels that were repaired,

steakhouse.

marble-tiled floor. The hexagon pattern of the floor tiles in

painted, and fitted with smoked mirrors. A second staircase

McIntosh Poris designed Prime + Proper to reinterpret

the bar and entryway is based on the Prime + Proper logo

connecting to an upper floor was closed off, but left in

classic steakhouse traditions with modern luxury.

and repeated on the entrance-door handles, barstool arms,

place to provide patrons a place for Instagram moments

Reflecting the proprietor’s concept of “prime meats and

and steak knives.

along the stairs.

proper service,” the new establishment is arranged into

In the main dining room, brass tables are topped with

The lower level includes a 300-sq.-ft. dry-aging room

distinctive spaces within the angular L-shaped interior.

porcelain made to simulate marble. The tufted banquettes

that features pink Himalayan sea-salt-lined walls within

The main level features a bar area and a dining room with

along the windows are upholstered with distressed leather.

a marine-grade stainless-steel enclosure. Diners are

groups of booths and banquettes that create intimate

The dining-room furniture and swing-arm lighting are

welcome to view steaks in this chamber to appreciate

spaces for conversation. The open kitchen showcases a

custom designed by the architect, who referenced vintage

the variety and quality of the cuts of meats prepared and

custom-built wood-burning grill, glass-enclosed butcher

pieces with a modern feeling. Graphic black-and-white

served. The special chef’s table is tucked into a nook next

counter, raw seafood bar, pastry station, and wine displays

burnout velvet arm chairs, along with leather, hair-on-

to wine storage and arranged with chairs and a leather

to allow the cuisine to be part of the décor. The primarily

hide, and chenille upholstered booths and banquettes are

sofa. This niche is illuminated by a brass chandelier and

black-and-white décor is accented with bronze details

combined with imported ceiling-lighting fixtures, marble

showcases walls lined with protruding pieces of butcher

and rich finishes inspired by Art Deco designs of the past

tiling, and wood flooring to provide an energetic and

block, the same wood used to cut the steaks served in the

century to convey a luxe feeling.

glamorous setting.

restaurant. CA

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

FEATURE

adaptive reuse

Ken’s V I E W

Nostalgia Is Not A Disease A

mazon and Google, and maybe China, are

emulsions may just have been an early term for

visited a favorite restaurant and found the once

working on a vaccine, or maybe an app or a

FaceBook.

offbeat eatery that served a menu of Swedish and

chip or something, that will expunge nostalgia from

Likewise,

homesickness—a

close

cousin

Midwestern fare had been replaced by a three-story

the consciousness of internet users and cause them

to nostalgia—is caused by the mind’s desire

abomination that is the architectural equivalent of

to lust after the newest new thing.

for routine and attachment, a related article

a ransom note in it’s profligate brew of forms and

Well, maybe I made that up, but it’s not

suggests (“Adults Get Homesick Too,” https://

materials. While only the site may be said to have

inconceivable. I mean, we already have Snapchat,

www.theatlantic.com/family/archive/2018/10/

been used adaptively, I prefer to call the entire

which makes no bones about being anti-

adult-homesickness/572218/).

for

undertaking adaptive abuse. One wonders how it

remembrance. (Life’s more fun when you live in the

younger adults, confessing to homesickness—or

got past the zoning board, but having covered zoning

moment!) And Amazon and Google exist for nothing

nostalgia—can be tantamount to admitting they’ve

boards as a reporter, I know the answer too well.

if not promoting the next new thing.

failed as grown-ups.

Especially

Oh, and the new place bills itself as a Neapolitan

The anti-nostalgia bias, ironically, has roots

Susan Orlean, in The Library Book, (http://www.

pizzeria—with a wood-fired pizza oven imported

in the past. Nostalgia was once considered a

simonandschuster.com/books/The-Library-Book/

from Italy (geewillikers, how authentic) that cooks

psychopathological

the

Susan-Orlean/9781476740188) sees it differently:

pizzas in 90 seconds, according to a chamber-

17th to 19th centuries were convinced nostalgia

disorder.

Doctors

in

“…if nothing lasts, nothing matters. Everything we

of-commerce-like

came from a “pathological bone,” according to

experience unfolds without a pattern, and life is just

microwave from China have been easier? The first

a recent article in The Atlantic, “When Nostalgia

a baffling occurrence, a scattering of notes with

category on the menu is antipasti, and that’s an

Was a Disease,” (https://www.theatlantic.com/

no melody. But if something you learn or observe

immediate red flag to me. For those unfamiliar with

health/archive/2013/08/when-nostalgia-was-a-

or imagine can be set down and saved, and if you

the term, antipasti (or antipasto, singular) means,

disease/278648/). I suspect some researchers are

can see your life reflected in previous lives, and can

especially if you’re in a group, the fussy passing

still looking for that bone—or that a pharmaceutical

imagine it reflected in subsequent ones, you can

around of platters of picked-over, rubbery calamari

company will come up with an anti-sentimentality

begin to discover order and harmony.”

while waiting for the main course—that 90-second

pill whose main side effect, no doubt, will be depression.

announcement.

Wouldn’t

a

She was talking about books and libraries, but

pizza. Midwesterners, generally not raised in a

that sentiment might be applied equally to the built

multi-course dining culture, think antipasto is

Post Civil War, nostalgia was thought of as

environment, even as the ill-founded obsession with

sophisticated because it’s Italian. I just think it’s

“something to be ashamed of, that those who

change-at-any-cost—move fast and break things—

overeating.

suffered from it were unmanly, idle, and weak-

continues to be as fashionable as ever. Fortunately,

If I’m being nostalgic and averse to change,

willed.” One doctor, the article reports, “proposed

adaptive-reuse projects, like those featured here,

I make no apologies. Please keep your ridicule,

curing it with a healthy dose of public ridicule and

offer a nod to nostalgia and some solace to those

bullying, leeches, and calamari to yourself. And

bullying.” Other cures suggested were leeches,

who value the remembrance of things past.

while you’re at it, leave some memories and

purging

the

stomach,

and

“warm

hypnotic

On the downside, the failure of adaptive reuse

emulsions.” It’s not clear, but warm hypnotic

was brought home to me not long ago when I

continuity for the rest of us.

— Kenneth W. Betz, Senior Editor

Want more information? The items listed below are linked at commercialarchitecturemagazine.com/1811adaptive.

CetraRuddy Architecture, cetraruddy.com

Spacesmith, spacesmith.com

JZA+D, joshuazinder.com

Sugarcane Dumbo, sugarcanerawbargrill.com/location/brooklyn

Ladurée Soho, laduree.us

Nomad Pizza, nomadpizzaco.com/princeton.html

Dyer Brown, dyerbrown.com

McIntosh Poris, mcintoshporis.com

Despaña Princeton, despanaprinceton.com

Tapestry, tapestry.restaurant

Prime + Proper, primeandproperdetroit.com

506 Carnegie Center, carnegiecenter.com/amenities/on-site-cafes

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

15

FEATURE

restaurants

The Noma kitchen is designed like a panopticon with an oversized hood hovering over the chefs. From here, the chefs can oversee the entire kitchen and guest areas, including the dining room and adjacent private dining room.

16

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

FEATURE

restaurants

Traditional Restaurant Format Reimagined Separate yet connected buildings are densely clustered around the kitchen.

T

he award-winning restaurant Noma

came up with is the ideal non-pretentious solu-

worked with BIG-Bjarke Ingels Group,

tion that we will enjoy calling our home for years

both of Copenhagen, Denmark, to

to come. To say that we are thrilled with the end

create its new home as a restaurant village just

result would be an understatement.”

outside of Copenhagen’s city center.

Central to BIG’s design was the idea of

The new Noma is in the portion of Copeha-

dissolving the restaurant’s individual functions

gen called Christiania, originally built on land-

and organizing them as a collection of separate,

fill in the 1600s with fortified walls as a defensive

yet connected, buildings. Eleven spaces, each tai-

position for the city. The area fell into neglect in

lored to their specific needs, are densely clustered

recent decades until it was taken over by residents

around the restaurant’s heart: the kitchen.

in 1971, first as a playground, and then as the

“Our collaboration with Noma chef and

base of Freetown, an experimental anarchist

co-owner René Redzepi, and the Noma team,

community that asserted that it was self-govern-

has been brewing ever since I had my first dinner

ing and self-sufficient.

there fourteen years ago,” said Bjarke Ingels,

The restaurant, recognized four times as best

founding partner, BIG. “Similar to our own idea

in the world by the World’s 50 Best Restaurants,

of hedonistic sustainability—where the more

last year closed its doors to the 16th-century har-

sustainable city is also the most enjoyable city to

borside warehouse that had been its home for

live in—Noma has pioneered a cuisine built upon

fourteen years. Noma’s new home reopened in

shared values for creativity and sustainability,”

February this year in a space developed and built

he added.

in partnership with BIG.

Ingels continued, “The new Noma dissolves

Situated between two lakes and within the

the traditional idea of a restaurant into its constit-

community of Christiania, the restaurant is built

uent parts and reassembles them in a way that

on the site of a protected ex-military warehouse

puts the chefs at the heart of it all. Every part of

once used to store mines for the Royal Danish

the restaurant experience—the arrival, the lounge,

Navy. Imagined as an intimate garden village,

the barbeque, the wine selection, and the private

guests are welcomed to experience a new menu

company—is all clustered around the chefs. From

and philosophy that is expected to redefine the

their central position, they have a perfect over-

business.

view to every corner of the restaurant while

“When we found the location for the new

allowing every single guest to follow what would

Noma, we knew we had to come up with an

traditionally happen behind the scenes. Each

architectural solution which made sense for our

‘building within the building’ is connected by

guests, the team, and also the surroundings,” said

glass-covered paths that allow chefs and guests to

Peter Kreiner, chief executive officer, Noma. “I

follow the changes in weather, daylight, and

believe that what Bjarke Ingels and the BIG team

seasons—making the natural environment an

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

17

FEATURE

restaurants The new Noma dissolves the traditional idea of a restaurant into its constituent parts and reassembles them in a way that puts the chefs at the heart of it all. All photos: Rasmus Hjortshoj, V2com

integral part of the culinary experience.”

The Noma kitchen is designed like a panopticon with an oversized hood hovering over the chefs. From here, the chefs can oversee the entire kitchen and guest areas, including the dining room and adjacent private dining room. These spaces are made of stacked timber planks that resemble neatly piled wood at a lumberyard.

A large skylight and an expansive set of windows that slide to reveal the outdoor permagarden allow restaurant guests to truly sense all of the seasons and the restaurant’s natural surrounds. Outside, three freestanding glass houses provide the restaurant’s garden, test kitchen, and bakery.

Guests have the opportunity to walk through each of the surrounding buildings and to experience a variety of Nordic materials and building techniques. The barbecue is a giant walk-in hut, and the lounge looks and feels like a giant, cozy fireplace made entirely of brick inside and out. In between the individual buildings are spaces enclosed with glass, allowing guests and the

18

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

Central to BIG’s design was the idea of changing the restaurant’s individual functions and organizing them as a collection of separate, yet connected, buildings. A total of eleven spaces, each tailored to their specific needs, are densely clustered around the restaurant’s heart: the kitchen.

FEATURE

restaurants

Situated between two lakes and within the community of Christiania, Noma is built on the site of a protected ex-military warehouse once used to store mines for the Royal Danish Navy.

Noma team to roam in constant connection with Each building within the building is connected by glass-covered paths that allow chefs and guests to follow the changes in weather, daylight, and seasons—making the natural environment an integral part of the culinary experience.

nature and the changing seasons.

The historic 328-ft.-long single-story warehouse completes the circle of buildings surrounding the kitchen. BIG designers preserved the raw shell of the warehouse’s concrete and inserted a massive wooden shelf for storage and display. All of the back-of-house functions are located here, including the prep kitchen, fermentation labs, fish tanks, terrarium, ant farm, and breakout areas for staff. CA

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/ 1811big.

Bjarke Ingels Group (BIG), big.dk/#projects Noma, noma.dk

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

19

PROJECT

interiors

The unique design of 181 Fremont required every floor to be evaluated in terms of the perimeter fire-containment barrier assembly and use of a proprietary mechanical fastening assembly.

20

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

PROJECT

interiors

Perimeter Fire Barriers Are Vital Three San Francisco Transbay neighborhood buildings support passive life safety.

I

n a city famous for its beautiful light, the deadliest fi restorms in Cali-

a unique angle of the façade at every intersection. The complexity of the

fornia’s state history brought an eerie post-apocalyptic shade of orange

curtainwall and geometry of the building necessitated a highly customized

to San Francisco’s skies in early 2018. High wind and hot temperatures

approach to the perimeter fi re-containment assembly system.

from Northern California wildfi res cast many parts of the area in hazy,

Thermafiber Insolutions, a Thermafiber consulting service, collaborat-

dusk-like shades of orange and red. Because fi re has been a perennial threat

ed with curtain-wall manufacturer and contractor Benson Industries, Port-

to San Francisco since the city’s earliest days, the building codes that gov-

land, OR, to secure the third-party engineering judgments required to ad-

ern perimeter fi re barriers are particularly rigorous.

dress San Francisco’s building codes, while honoring the building’s unique

Three new skyscrapers adding beauty and interest to San Francisco’s

geometry. 181 Fremont’s intersecting angles required a robust anchoring

skyline—181 Fremont, Park Tower at Transbay, and Salesforce Tower—are

system to attach the insulation to the curtain wall. In addition, the differ-

supporting life safety for their occupants through carefully planned perim-

entiated spaces between where the wall and edge of the floor slab intersect

eter fire barriers. Simply defined, the perimeter fire-barrier system is a com-

on each floor presented the team with additional challenges to curtail leap-

pilation of installed materials, that when tested to ASTM E2307 conditions

frog spread of fire up the sides of the building. Section 715.4 of the Inter-

(ASTM International, West Conshohocken, PA, “Standard Test Method

national Building Code requires that the void created at the intersection of

for Determining Fire Resistance of Perimeter Fire Barriers Using the Inter-

a floor/ceiling assembly and an exterior curtain-wall assembly be protected.

mediate-Scale, Multi-Story Test Apparatus”) must remain securely in place

The unique design of 181 Fremont required each and every floor to be

for the time period equal to the fire-resistance of the floor assembly.

evaluated in terms of the perimeter fire-containment barrier assembly and

While building-code requirements are straight forward, the unique design elements that contribute to a building’s architectural aesthetic typi-

a proprietary mechanical fastening assembly: Thermafiber Impasse insulation hanger system.

cally present challenges when it comes to specifying materials for the pe-

From a sustainability perspective, the 70% minimum recycled content

rimeter fire-containment system. Various design elements such as curved

in the insulation products contributed valuable credits toward a LEED-Plat-

spandrels, angular symmetry, and complex curtain walls in the three build-

inum-targeted energy label.

ings, presented unique concerns for team members collaborating on the perimeter fire-containment systems.

PARK TOWER AT TRANSBAY

However, not every building material in the perimeter fire-containment

Also completed in 2018, the 43-floor office building, Park Tower at Trans-

system was difficult to specify. All three buildings contain Thermafiber,

bay, pre-certified for LEED Gold, presented an unusual challenge for a

Wabash, IN, Firespan and Thermafiber Safing mineral-wool insulation to

West Coast skyscraper. The building’s design featured a back-pan assembly

support passive life-safety systems. Fire tested to ASTM E119, Thermafiber

installed on the inside surface of the spandrel façade. Back pans are much

has been shown to withstand temperatures well above 2000 F.

more widely used in the Midwest and Eastern regions of the U.S. to

Another life-safety consideration was the height of all three buildings.

address moisture-management challenges. Typically, the choice of moisture-

Sadly, skyscrapers around the world have been the target of terrorist attacks.

management systems is left to mechanical engineers and the various ana-

Addressing potential liability risk that could arise in the event of a terrorist

lysts who address the thermal, vapor, and air movement aspects of a build-

attack was an important consideration in selecting the insulating material

ing. However, use of a back pan was important to preserve the architect’s

used. Using products certified by The U.S. Department of Homeland Secu-

design and ensure insulation would not be visible in some parts of the

rity’s “Safety Act” designation provides architects with protection against

building.

liability related to acts of terrorism. The Safety Act also protects several

As Thermafiber Insolutions and Benson Industries evaluated options

related parties involved in perimeter fire-containment systems including

for perimeter fire-containment assemblies, it became clear that only a few

curtain-wall manufacturers and fire-stopping contractors.

assemblies for back pans were listed. Among the options available, none would meet the construction details required for the building’s facade.

181 FREMONT

While the available options could be adapted to work within the design of

Completed in 2018, the mixed-use skyscraper at 181 Fremont, towering 802

Park Tower at Transbay, doing so would be cost-prohibitive for the façade

ft. into San Francisco’s skyline, houses office space on lower levels with

manufacturer.

luxury condominiums above. The building’s intriguing curtainwall, fea-

Faced with this dilemma, the teams donated materials and expertise to

turing a complex lap-shingle profi le and large, diagonal columns, presents

develop an alternative assembly design that would comply with building commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

21

PROJECT

interiors

Salesforce Tower needed a customized approach to perimeter fire containment.

Thermafiber drew from a repository of test data dating back to the 1960s, as well as third-party and internal test data.

codes. The next challenge was testing the assembly in time to

ances such as the wider spandrel opening, curved curtainwall,

avoid any construction delays. The collaboration resulted in a

and the radius details at the corners of the building that present-

new system (CW-D-1037) that was tested and approved in less

ed special concerns when specifying the assembly. To address

than a year. Again, recycled content in the insulation contribut-

these conditions, Thermafiber drew from a repository of test data

ed points to help Park Tower at Transbay achieve pre-certified

dating back to the 1960s, as well as third party and internal test

LEED Gold.

data specific to the conditions. The evaluation was further supported by running a parallel engineering analysis with a third-

SALESFORCE TOWER

party engineering firm.

San Francisco’s tallest structure, Salesforce Tower, is also the

From a review perspective, Salesforce Tower’s perimeter

tallest building west of the Mississippi River. The building soars

fire-containment assembly system was supported by reviewed

to 1,070 ft., accommodating 61 floors and enclosing 1.4 million

drawings and engineering judgments provided by Thermafiber

sq. ft. The square geometry is offset by rounded corners com-

Insolutions. The recycled nature of these insulation products

posed of insulated glass panels, and the top third of the building

helped the building achieve outstanding floor-to-floor fire sepa-

tapers to a perforated-metal screen at the building’s pinnacle.

ration in compliance with building-code requirements while also

In addition to helping conceal mechanical equipment during

contributing to valuable LEED credits toward its Platinum

the day, at night the scrim provides a backdrop for illuminated

certification.

public art.

As with 181 Fremont, design details required new ways of

22

COMMERCI A L A RCHI T EC T URE

ENGINEERING JUDGMENTS

thinking about the perimeter fire-containment system. While the

While every building has a number of unique nuances, some take-

rounded corners of Salesforce Tower contribute to the building’s

aways are clear when it comes to perimeter fire-containment barriers.

visual interest, team members found that no listed assembly met

Engineering judgments must be specific and represent conditions

the needs of the arced façade. Additional evaluation found vari-

unique to the building. The engineering judgment must address ev-

NOVEMBER 2018

commercialarchitecturemagazine.com

PROJECT

interiors

Park Tower at Transbay presented an unusual challenge.

The building’s design featured a back-pan assembly installed on the inside surface of the spandrel façade, a feature more widely used in the Midwest and Eastern United States.

ery detail of the curtainwall construction to support the hourly fi re-resistance rendered. Collaboration between the curtain-wall manufacturer and the perimeter fi re-containment assembly team is critical to identifying potential challenges and achieving the desired performance. The International Firestop Council (IFC, Tulsa, OK) has provided recommendations on writing engineering judgments titled, “Recommended IFC Guidelines for Evaluating Firestop Systems in Engineering Judgments.” The guide places a strong focus on the importance of assemblies addressing

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811owens.

specific conditions and configurations within the building.

Fire is a threat to building occupants regardless of region. In the event of a multi-story building fire, the integrity of the building design and proper installation of the firestopping system represent the first line of defense.

Such a high burden of responsibility places pressure on

Circle 9 on the Reader Service Card.

Thermafiber Firespan, thermafiber.com/wp-content/uploads/2013/11/10021129-B-Thermafiber-FireSpan-90-40-Curtain-WallInsulation-DS.pdf Thermafiber Safing, thermafiber.com/wp-content/uploads/2013/11/10021130-C-Thermafiber-Safing-Data-Sheet.pdf Thermafiber Insolutions, thermafiber.com/insolutionstechservices

architects and f irestop contractors to properly install

The Skyscraper, skyscrapercenter.com

code-compliant perimeter f ire-containment systems in all

ASTM E2307, astm.org/Standards/E2307.htm

of the building they design and build. Collaboration be-

ASTM E119, astm.org/Standards/E119

tween AEC and f irestop parties, along with a tight focus on

Benson Industries, bensonglobal.com

specif ic conditions relative to the perimeter f ire-contain-

International Building Code, iccsafe.org/codes-tech-support/codes/2018-i-codes/ibc

ment system and engineering judgments, can help support

International Firestop Council, firestop.org

life-safety and code compliance. CA commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

23

PROJECT

interiors

Abstract Shapes Limit Museum Commotion Artwork made with Pinta Acoustic products stimulates imagination and controls sound at Children’s Discovery Museum of San Jose.

An overhead sculpture made up of pinta acoustic’s colorful Sonex Rondo baffles mitigates sound in the museum’s Food Shed.

24

COMMERCI A L A RCHI T EC T URE

C

ustom abstract butterfly shapes take visitors from inside

encompassing science, humanities, performing arts, health, and

to Bill’s Backyard of the Children’s Discovery Museum

physical fitness.

of San Jose, CA. Made with pinta acoustic’s Willtec

Recently added to the museum, Bill’s Backyard is an outdoor

foam, they are part of a multiyear renovation and expansion that

learning environment. A half-acre of welcoming and safe nature

provides acoustical control and creates movement in the muse-

exploration, the interactive exhibits encourage children to climb,

um’s circulation area. The museum also added a sculpture made

dig, and plant, along with other activities. To get to Bill’s Back-

from Pinta Acoustic’s Sonex Rondo baffles that absorbs sound

yard, museum guests pass through a tall circulation area. Using

and symbolizes green and natural things in the facility’s Food-

those butterfly shapes, David Fenster, principal at Modulus, San

Shed café. The museum offers interactive exhibits and programs

Jose, added direction and movement leading from the beginning

NOVEMBER 2018

commercialarchitecturemagazine.com

PROJECT

of the circulation path to Bill’s Backyard. “The branding for Bill’s

vation, the eating area had a spray-on acoustic treatment on the

Backyard includes butterflies,” said Fenster. “We created abstract

walls that was collecting dirt and grime. An acoustic treatment to

butterflies out of the Willtec acoustic foam that swarm together to

replace the spray-on foam and mitigate noise from hundreds of

guide visitors, with the added benefit of sound absorption.”

kids who visit the museum every day was needed. Modulus creat-

The circulation area is approximately 1,800 sq. ft. with tall,

ed an overhead sculpture of colorful Sonex Rondo baffles. The

40-ft. ceilings that triangulate in sections. The area has skylights,

baffles are water-based acoustic material, coated in two green and

polished concrete floors, drywall, large glass doors, and other

three orange hues.

hard, reflective surfaces, requiring sound absorption. Fenster used

“The museum wanted something that would involve and edu-

test pieces, crafted on a computer and made from cardboard, to

cate the kids and be a part of the museum experience,” said Fen-

determine the best shapes and sizes to achieve the look. He

ster. “The abstract and engaging sculpture was hung from the

worked with Pinta Acoustic’s team to develop an innovative

ceiling with mechanical fasteners down to where the sound can be

approach to hang 1,700 lightweight shapes from the ceiling. They

absorbed.” CA

interiors

Pinta Acoustic’s Willtec abstract acoustic foam butterfly shapes add direction and movement leading from the beginning of the circulation path to Bill’s Backyard.

used a net to provide a grid to hang the baffles at different heights.

“The eye-catching foam sculptures provide the perfect solution for absorbing the sound of hundreds of children having fun every day,” said Marilee Jennings, executive director of Children’s Discovery Museum. “The experience our visitors now have is so much more pleasant and aesthetically pleasing with these remarkably creative and imaginative designs.”

The museum also renovated its café, the FoodShed, wanting to

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811pinta.

Circle 4 on the Reader Service Card.

Modulus, modulus.com

transform it into an appealing place to eat and promote fresh and

Pinta acoustic, pinta-acoustic.com

healthy foods. Featuring reclaimed and recycled material, the café

Download a Pinta white paper, pinta-acoustic.com/en/research-design/acoustic-information/index.html

is approximately 40 x 40 ft. with a 30-ft. ceiling. Prior to the renocommercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

25

PRODUCTS

interiors

EDITORS’ CHOICE

Luxury vinyl flooring Stateside LVT: • Patterns emulate nature’s colors • Realistic grain designs, textures • 20-mil wear layer

The Stateside LVT collection features 18 traditional and contemporary options that emulate nature’s colors and patterns. Offering realistic grain designs and textures with a high-definition printed décor layer, the line is available in 2.5 mm with a commercially rated 20-mil wear layer to meet the needs of the most demanding environments, including hospitality, restaurants, retail, and education. As its name implies, the flooring is made in the U.S. Mats Inc., Stoughton, MA Circle 50 matsinc.com

Formaldehyde-free insulation

Formaldehyde-free Cavity-SHIELD, is an NFPA 13-compliant, fiberglass batt insulation for use in the concealed spaces of multifamily buildings. The noncombustible insulation product is made up of long, resilient glass fibers bonded with thermosetting resin. The batts are designed for use in concealed spaces between floors, serving as a passive fire solution for limiting potential flame spread between and through floors. When installed according to NFPA 131, product is said to eliminate the need for sprinkler systems within concealed floor spaces.

Johns Manville, Denver Circle 51 jm.com

Contemporary tile

Ceraforge collection is inspired by the modern cityscape of steel and glass.

Elements that define the style, such as a worn surface, oxidized metal, the efflorescence of ancient stone, shape the unique line. Earthy, metallic tones are shown in five industrial colors, all available in a variety of large formats. The tile can be used in interior and exterior applications.

Anatolia Tile + Stone, Toronto Circle 52 anatoliatile.com

Color flooring collections

Four flooring collections provide a range of choices to use color and transform an environment. AdMix Encore features homogeneous construction and a seamless moisture barrier. Tangible Hue carpet tile creates bright, uplifting spaces and is available in 24 x 24-in. tiles. Crossover resilient flooring has an expanded colorway for a range of options. CMYK is a visually textured LVT offered in a range of colors in 12 x 24-in. tiles.

Patcraft, Cartersville, GA Circle 53 patcraft.com

26

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

interiors

PRODUCTS Lounge system

Circa lounge system provides furniture with simple sophistication, modularity, and configurability. A range of leg enhancements is available, including cylinder oak and modern metal styles, standard maple, walnut, and metal tapered options. Lounges and benches in smooth curves or straight lines pair with tables to create a wide variety of applications that are easy to scale and reconfigure.

Coalesse, Grand Rapids, MI Circle 54 coalesse.com

Seating collection

Evo is a seating collection for conference rooms and workstations. A weight-activated mechanism seamlessly bridges comfort and automatic adjustment, supporting every user, and offers several arm options–from armless, to fixed cast aluminum, to 4D adjustable. The mesh-back task chair uses mesh material with a woven technology that combines monofilament and multifilament fibers, which actively contribute to maintaining high strength and breathability while offering a soft, fabric-like touch.

The collection includes a task stool, conference chair, task chair, and side chair.

Allsteel, Muscatine, IA Circle 55 allsteeloffice.com

Wallcoverings

Swick natural wallcoverings are thin, lightweight, and flexible veneers with a two-part polymer-mineral powder system fixed to a fiber-weave backing which create an elevated industrial aesthetic. Handcrafted, Class A Fire Rated (upon request), and reportedly easy to install with the included grout and adhesive, the material can be used on surfaces including curved or straight walls and millwork.

Architectural Systems Inc., New York Circle 56 archsystems.com

Resinous, decorative floor coatings

An expanded line of Spartacote resinous flooring and decorative coating systems include 14 products for a variety of uses, all backed by the company’s warranties for a proven installation system. Systems include an epoxy membrane that bridges surface cracks in concrete; a general primer for concrete, steel, and cement board; surface build quartz to create a coating system that provides a monolithic floor; and surface build pigments, a color concentrate that delivers vibrant colors.

Laticrete, Bethany, CT Circle 57 laticrete.com

WhiteWalls

®

Magnetic Whiteboard Steel Wall Panels An uninterrupted magnetic dry-erase steel writing surface with nearly invisible seams and a sleek frameless edge design

WhiteWalls.com

800-624-4154

CIRCLE 205

27

PROJECT

plumbing

Integrating Scald Protection Faucets with built-in thermostatic hot-water temperature limiters streamline design.

Mark Malatesta LIXIL Americas American Standard Brands

An integrated thermostatic hot-water temperature limiter can improve commercial-restroom faucet operation and reduce installation and lifecycle costs.

P

rotecting restroom users from scalding is critical in commercial applications. Though

faucet operation and at the same time reduce installa-

ing equipment should be above 110 F. However, this

thermostatic mixing valves (TMVs) are a com-

tion and lifecycle costs.

guideline has no germicidal benefits, but rather is

mon way to regulate water temperature, they can add

We have all experienced thermal shock, the

designed to ensure that water can loosen food residue

undue time and cost to a project. Historically, these

unpleasant sensation of washing our hands when the

from dishes. For hand-washing sinks, the FDA recom-

valves were separate from the faucet, representing an

water suddenly spikes to uncomfortable temperatures.

mends the use of a mixing valve to deliver water that is

additional component that needed to be specified,

Water that is too hot is more than a minor inconve-

at least 100 F.

installed, and maintained. From a practical stand-

nience—it’s actually unsafe and can cause irritation

When examining the guidelines from the Centers

point, servicing the mixing valve is more difficult

and serious burns within seconds. In fact, 34% of

for Disease Control and Prevention, Atlanta, and the

when it is located below the deck.

admissions to burn centers are due to scalds, with 8%

World Health Organization, Geneva, Switzerland, for

Plumbing engineers can now streamline restroom

of these incidences occurring in the workplace, accord-

best practices in effective hand washing, neither agen-

design and maintenance by selecting a faucet with a

ing to a 2016 fact sheet from the American Burn Asso-

cy mentions water temperature. Both advise scrubbing

built-in thermostatic hot-water temperature limiter.

ciation, Chicago.

hands for 20 seconds or more with a mild soap. Addi-

When the temperature limiter is incorporated directly

It’s a common misconception that water needs to

tionally, research agrees that vigorous hand washing is

into the faucet spout, the need for a separate TMV

be hot to eliminate germs while washing hands. The

more effective than overly hot water to eliminate

below deck is eliminated. This all-in-one scald protec-

confusion might stem from the U.S. Food and Drug

germs. Amanda R. Carrico, a research professor at the

tion is also faster to install and easier to service. An

Administration’s, Silver Spring, MD, Food Code,

Vanderbilt Institute for Energy and Environment,

integrated device can improve commercial-restroom

which stipulates that water temperature in dishwash-

Nashville, TN, noted that hot water can undermine

28

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

PROJECT

plumbing

American Standard’s NextGen Selectronic faucets feature a simple, integrated ASSE 1070-certified thermostatic hot-water temperature limiter. Unlike conventional sensor-operated faucets, the brass manifold, battery, wax element, and solenoid are contained within the faucet spout.

good hygiene by damaging skin, which makes it less resistant to bacteria. Excessively hot water may also discourage workers from washing their hands because of the resulting skin irritation.

Despite the evidence, many businesses still adhere to an outdated notion that hotter is better. This is true at the water heater itself, where 140 F will kill Legionella bacteria, but this temperature is far too hot at the fixture’s point of use.

The blistering from these burns can take as long as three weeks to heal and must be protected with a bandage to prevent infection. Ignoring the risk of scalding can leave an organization vulnerable to a lawsuit or workers’ compensation claim. An injured worker’s productivity may also suffer while he or she recovers from a burn injury. Even if water temperature limits are set within appropriate ranges, there can be sudden fluctuations in water temperature in the commercial-restroom setting caused by a number of reasons:

• variations in water temperature discharge from the water heater • faulty thermostat settings on water heaters • malfunctioning temperature-regulating valves • water-main breaks or other interruptions in the cold water supply.

When users experience unexpected changes in water temperature, they may be physically startled and splash water on the floor as they remove their hands. In addition to the potential scalding hazard that these fluctuations present, the puddled water on the floor increases the likelihood of a slip or fall.

To protect users, the American Society of Safety Engineers, Park Ridge, IL, ASSE 1070 (2015): Performance Requirements for Water Temperature Limiting Devices caps the maximum water temperature in public-use lavatories at 120 F. ASSE 1070 is also referenced in other major building codes: CIRCLE 206

29

PROJECT

plumbing temperature-sensing chamber and across a thermostatic wax element. The wax reacts to changes in water temperature—expanding as the water temperature increases and contracting as the water temperature decreases. As water approaches the safety shut-off temperature of 110 F, the wax element expands and pushes the valve plunger closed, automatically shutting off the hot water. With the hot water turned off, the remaining cold water flows through the temperature-sensing chamber, which cools and contracts the wax element, eventually opening the valve plunger. The mixed water flow automatically resumes once the temperature drops to a safe level. An integrated temperature limiter provides the same scald protection as traditional TMVs while eliminating the cost of installing and maintaining a separate external mixing valve.

ADVANTAGES OF INTEGRATED TECHNOLOGY

Unlike conventional faucets, an integrated sensoroperated faucet with a built-in temperature limiter incorporates the battery, brass manifold, wax element,

Right. The illustration shows the different elements present in a fixture with a built-in thermostatic hot-water temperature limiter: A. temperature adjustment nut; B. thermostatic wax element; C. valve plunger.

and solenoid within the faucet spout. Faucets with an integrated temperature limiter offer several key advantages for architects, plumbing engineers, installers, and building managers:

Below. The scald chart details the danger of over-heated water.

• simplified specifications: This integration saves plumbing engineers time because they don’t need to

• IPC (2012): Section 416.5 for Tempered Water for

specify a separate TMV. Eliminating the faucet-control

Public Hand Washing Facilities

box also frees up valuable space below the deck for

• UPC (2012): Section 421.1: Limitation of Hot Water

other components.

Temperature for Public Lavatories

• less clutter: Modern restroom design favors a clean,

• ASPE Plumbing Engineering & Design Standard 15:

minimalist aesthetic. Using a faucet with an integral

Hot Water Temperature and Control.

temperature limiter eliminates control-box clutter

ASSE 1070-certified devices are required by code to

under the deck for a more streamlined appearance. The

limit the water temperature delivered in public build-

simplified plumbing also gives designers additional

ings, such as offices, schools, hospitals, entertainment

latitude to include a small cabinet or vanity.

venues, airports, manufacturing facilities, and stadi-

• faster installation: An integrated sensor-operated

ums. Scald protection should also be a priority for

faucet is faster to install because the below-deck control

properties with populations that are vulnerable to tem-

box has been eliminated. Faucets install from above

perature fluctuations, such as the young, elderly, or

and contractors simply need to tighten the faucet and

individuals with health complications.

attach supply lines. Installers avoid having to install

There are two common methods used to prevent

components while on their knees in a tight space.

scalding:

• reduced maintenance: Easy access to all faucet elec-

• delivering tempered water to the faucet • installing a thermostatic mixing valve (TMV) before

tronics can result in labor and cost savings. The above-

each faucet.

under the sink to perform repairs. Facility personnel

deck design prevents workers from having to crawl can easily remove the faucet cover with a built-in tem-

HOW LIMITERS WORK

perature limiter to access faucet internals for trouble-

An ASSE 1070-certified thermostatic hot-water tem-

shooting. There’s also no plumbing wrap that needs to

perature limiter automatically protects the user from

be removed and reapplied when repairs are conducted.

scalding by stopping the hot-water flow if the mixed water temperature to the user approaches 120 F.

30

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

ADDITIONAL BENEFITS

The process begins as hot water flows through the

Scald protection and robust performance don’t need

hot-water chamber and combines with the cold water in

to be mutually exclusive. Faucets with an integrated

the mixing chamber. This mixed water flows into the

temperature limiter should provide the same efficiency,

commercialarchitecturemagazine.com

PROJECT

plumbing

perature limiter should also be equipped with the

1070-certified devices eliminate the added costs of

latest power options for long-lasting operation.

having to specify, install, and maintain separate

Fewer battery changes will result in reduced down-

TMVs. The next generation of smart faucets has

time and maintenance costs. Certain AC power

truly arrived. CA

supplies are robust enough to simultaneously operate 10 to 15 faucets, which is ideal for large

Mark Malatesta is a senior product compliance

restrooms with multiple sinks.

engineer at LIXIL Americas, American Standard

For architects, engineers, specifiers, and facility

Brands, Piscataway, NJ. He oversees product testing,

managers looking for dependable scald protection

product certifications, and financial management

for commercial restroom projects, an integrated

of the certification process for the plumbing fittings

thermostatic hot-water temperature limiter pro-

category. Malatesta holds a B.S. in Mechanical

vides a safe restroom lavatory experience. ASSE

Engineering from Pennsylvania State Univ.

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811amstand.

Circle 6 on the Reader Service Card.

Centers for Disease Control and Prevention, cdc.gov

Watch a video.

World Health Organization, Geneva, who.int

Download additional information.

Vanderbilt Institute for Energy and Environment, vanderbilt.edu American Society of Safety Engineers, asse.org U.S. Food and Drug Administration, fda.gov

Historically, thermostatic mixing valves (TMVs) were separate from the faucet, representing an additional component that needed to be specified, installed, and maintained.

sustainability and lifecycle benefits that are expected in modern restrooms.

• water savings: An integrated faucet with a builtin temperature limiter can offer water savings instead of a standard 2.2-gpm faucet. These retrofits are a win-win for the environment and a building’s operating budget—switching from a 2.2-gpm faucet to a low-flow 0.5-gpm model can deliver immediate and ongoing savings of as much as 80%.

• lead free: For added protection, fixtures should be lead-free or compliant with NSF 372: Drinking Water System Components—Lead Content. Even though restroom water is not intended for drinking,

Stop Battling Volatile Prices and Corrosion

it is nonetheless a potable water source that may tempt users to refill drinking containers. Therefore,

promote hygiene and reduce the transmission of

Pricing for steel mechanical piping systems is rising significantly. Lightweight, stably priced Aquatherm polypropylene-random (PP-R) piping is connected by quick, reliable heat fusion. Plus, PP-R doesn’t rust, scale, or corrode and it has a 60-year projected lifespan and many other benefits.

germs. To prevent ghost activation, the infrared

Learn more at aquatherm.com

the NSF standard limits the amount of weighted lead in components that come in contact with water to less than 0.25% of the wetted surface area.

• hygiene: Hands-free faucets are an ideal way to

signal should only respond to its own reflection and be unaffected by IR externals such as sunlight, interior lighting, and other sensor products.

• power options: Faucets with an integrated temCIRCLE 207

31

PRODUCTS

hvac & plumbing EDITORS’ CHOICE

Anti-ligature drain cover

The company’s anti-ligature shower drain cover fits solid-surface showers. The drain is screwed in, but can only be removed with a custom tool.

Even though safety is the design purpose, function is preserved as the drain discharges 5 gpm.

Tower Industries, Massillon, OH Circle 59 towersurfaces.com

Hydrotherapy tubs

Building controller Smarter controller:

The company offers five distinct types of hydrotherapy experience: the traditional soaking bath, the deep massage of the whirlpool bath, the relaxing air bath, the new gently flowing Stream Bath, or a combination of air bath and whirlpool.

With more than 200 different tub models, users have a range of options. Sensory therapies such as thermal therapy with inline water heating systems and Radiance which brings radiant heat into the tub structure itself to warm the neck, shoulders, and back also are available.

MTI Baths, Sugar Hill, GA Circle 60 mtibaths.com

• Plug-and-play BMS • For Airstage systems • No specialized programming

The Smarter Building Controller, from the company and Ventacity Systems, provides a plug-and-play building-management system for use with Fujitsu’s Airstage heating, ventilation, and cooling systems.

The controller is said to provide seamless integration with installed equipment, and control is performed using an internet connection through simple interface from any connected device. Role-based permissions facilitate easy setup and use, with advanced users able to generate system performance reports, system alerts, and access to service diagnostic screens.

The system gives the option to use a secure cellular LTE network, making complicated IT unnecessary.

No field controllers are needed at control points and no specialized programing is required.

Fujitsu General America, West Fairfi eld, NJ Circle 58 fujitsugeneral.com

32

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

Expanded damper line

Model RBD-15 is an addition to the company’s line of remote balancing dampers. The multi-blade unit is rated for pressure differential to 4-in. wg and velocities to 2,000 fpm. Available in sizes to 48 in. in width and height, it is operated with a hand-held controller from an access point at a diffuser or wall plate. No permanent electric power is required.

Greenheck, Schofi eld, WI Circle 61 greenheck.com

PRODUCTS

hvac & plumbing

Water heater leak protection

The LeakBreaker water heater leak-protection device guards against flood damage from a leaking water heater, and uses the company’s eLink wireless technology. The unit consists of a control unit, a valve with actuator, a sensor, and wi-fi capability, enabling status alerts to be sent directly to a user’s mobile device whenever a change occurs. The resettable, testable device reportedly can be installed on any style water heater to shut off incoming water supply.

Taco Comfort Solutions, Cranston, RI Circle 62 tacocomfort.com

Vandal-resistant coolers, fountains

The company offers a wide range of vandal-resistant coolers, fountains, and bottle fillers designed with rough use in mind.

Most coolers and fountains include a cabinet and basin made of 14-gauge stainless steel with a heavy-duty galvanized frame, and a single vandal-resistant push button to activate the flow of water.

Galvanized steel screens prevent objects from being inserted into ventilation panels or the underside. Most also include a one-piece, low-flow bubbler that is chrome-plated solid construction and keyed into place to prevent vandalism. Standard models include a vandal-resistant bubbler with a flexible guard.

Bariatric grab bars

The company’s bariatric grab bars are rated at 900, 1,000 and 1,250 lb. to provide ultimate user stability. A wide selection of configurations is available to furnish a range of restroom layouts and address a variety of user needs. Shower seats are also available with ratings from 500 to 1,200 lb., providing stability and comfort in shower rooms. Made of resilient phenolic and Bradmar solid plastic materials, the seats fold up when not in use.

Oasis Intl, Columbus, OH Circle 63 oasiscoolers.com

Bradley Corp., Menomonee Falls, WI Circle 64 bradleycorp.com

Shower trays

Sixteen prefabricated, sloped shower trays use Kerdi-Drain point drains and Kerdi-Line linear drains. All trays now use integrated Kerdi waterproofing on the top of the tray.

A wide range of sizes is available.

Schluter-Systems, Plattsburgh, NY Circle 65 schluter.com

Digital specification tool

InSpec aids users in configuring plumbing projects faster using the manufacturer’s wide product offerings, from drainage to behind the wall and front of the wall systems. Users can digitally search and specify the company’s range of products. The platform allows creation of unlimited configurations, saves them to individual project folders, and provides access at any time. Projects can be shared, reviewed, edited, and archived.

Zurn Industries, Milwaukee Circle 66 zurn.com

Direct-drive fan

A direct-drive high-volume, low-speed (HVLS) fan produces no noise and uses no oil. The fan has three Propell-Aire blades, and comes standard with 24-ft.-dia. blades. Other blade sizes available include 20-, 16-, 12-, and 8-ft. dia. The fan circulates a large volume of air as much as 85 ft. from its center in all directions for optimum heating or cooling of an area encompassing as much as 22,000 sq. ft. Air is directed outward from the center in a conical shape, eliminating dead-air holes directly beneath the fan and in building corners.

Rite-Hite, Milwaukee Circle 67 ritehite.com

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

35

lighting

PROJECT

Wooden screens divide a collaboration area and workstations from the private offices and conference room.

Designing For Data Flow Lighting leads facility’s aesthetic goals.

A

start-up striving to build a simplified, seamless

needed a space in which employees and members could

the theme of “Follow the Flow of Data,” reflecting CMI’s

communication of information amid devices

easily collaborate. Needing a flexible environment that

data-sharing mission.

and systems in the healthcare industry select-

could easily adapt as the organization evolves, the 501(c)

ed Nashville, TN, for their home base. The Music City’s

(3) cooperative research-and-development laboratory

FLEXIBILITY FOR EVOLUTION

community of leading hospitals and academic medical

moved to a new 16,000-sq.-ft. space on the west side of

It was not only important to design for current opera-

centers was a fundamental reason the Center for Medical

the city.

tions, but also for future expansion of the organization.

Developing a vision for the space was the result of an

The facility needed to showcase innovation and technol-

CMI and its members are committed to removing the

interactive session with CMI’s employees and the firm

ogy while providing connectivity among employees and

boundaries in the communication of patient informa-

Gresham Smith, an award-winning group of architects,

visitors. According to Michele McMinn, senior interior

tion. Currently, patient information is not easily shared

engineers, interior designers, and planners that has been

designer at Gresham Smith and the lead project manager

among physicians, with the possibility of causing costly

a major part of the Nashville community since 1967.

for CMI, a wide range of work settings was the way to

issues and perhaps putting patient safety at risk in certain

Together, the groups brought the brand to life in a highly

provide the greatest amount of flexibility.

situations. To fulfill these ambitious goals, the Center

functional, open-office environment designed around

Interoperability (CMI) chose the southern city.

36

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

commercialarchitecturemagazine.com

“CMI was a new company, so they did not have a

PROJECT

lighting

previous space to reference, nor corporate standards, so we really got to think about what they do and how they function to develop a space that was fined-tuned to support their innovative work,” said McMinn. “The goal was to create a flexible floor plan to support future needs and growth.

The goal for the lighting was to create an atmosphere that feels interesting and high-tech, but not cold.”

The space was divided into three independent suites, flowing freely from one to the next and maximizing the organization’s connectivity while affording growth. The three-suite interior comprises a community gathering space with moveable seating, a partner project area for coworking needs, and an engineering space with workstations, private offices, a learning center, and a simulation lab that can be transformed into a certification lab.

DESIGNING BEYOND DATA

Unlike some stereotypical sterile healthcare environments, McMinn said CMI visitors are greeted with a space that focuses on health, wellness, and sustainability, demonstrated through clean lines, warm natural tones, and energy-efficient luminaires. “We went through extensive visionary exercises to help determine the aesthetic goals of the space. Lighting was a key focus from the very beginning.”

Beginning in the main entry, comfortable seating and a dark, slotted, wall-to-ceiling structure welcome guests. The structure strategically incorporates Seem 2 linear luminaires from Chicago-based Focal Point to illuminate the lobby area, contributing to the inviting atmosphere.

To augment the contemporary aesthetic, rich warm tones were used on the walls and floors, while bold accents and simple geometric-shaped lumiAbove. Various sizes of circular-shaped Skydome LED luminaires from Focal Point are suspended at different heights, playing with geometry and balancing sharp angles in the space.

Below. A slotted wall-to-ceiling structure welcomes guests in the main entry. The structure incorporates Seem 2 linear luminaires to illuminate the lobby area, contributing to the inviting atmosphere.

naires were integrated throughout the facility. Wood walls and tables, sourced from a local Nashville artist, reinforce sustainability and naturally blend with the contemporary backdrop, bringing unity to the space.

The unique office layout resulted in a triangular-shaped collaboration area. Various sizes of the circular-shaped Focal Point Skydome LED luminaires were suspended at different heights in its center, playing with geometry and balancing the sharp angles. Chairs and tables, situated, below mimic the curves from the luminaires above, bringing a sense of comfort to the space. Wooden screens were used to divide the collaboration area and workstations from the private offices and conference room, a nod to nature and sustainability that allows visibility to passersby. Continuing to convey transparency, glass walls and doors were used for private offices and conference rooms, which McMinn says permits natural light to infiltrate the interior areas of the office.

“The triangle space, affectionately known as the ‘jewel box,’ contains the boardroom and the pre-function area with the Skydome pendants. It has become a favorite place for Nashville healthcare leaders to convene,” reported McMinn. CA

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Center for Medical Interoperability, medicalinteroperability.org Gresham Smith, greshamsmith.com Focal Point, focalpointlights.com

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NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

37

Commercial Architecture WHEREVER, WHENEVER

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PROJECT

lighting

Shopping Destination Lights Up Energy reduction and incentives help retail complex save big on lighting retrofit.

A

nchored by retailers Loblaws, Home Depot, and LCBO, College Square is a retail complex spanning 389,244 sq. ft. The shopping destination has served a busy area

near Algonquin College in Ottawa, Ontario, since 2003.

When property manager Leikin Management Inc. moved forward on an exterior lighting upgrade, it had four very clearly defined objectives. “Saving energy was the primary concern,” explained Barbara Farber, management-company representative. “We also wanted to reduce maintenance costs, improve the aesthetic quality of the complex, and make the area even safer after dark.”

The firm partnered with Concept Illumination, South Burlington, VT, to plan and execute the renovation, which was subsequently completed over two phases. First, wall packs along the rear of each block of buildings were replaced with LED products. With several of the then-existing wall-pack lights burned out and daylight hours shortening in the middle of the Ottawa winter, Concept Illumination technicians understood the urgency of replacing the lighting. Battling freezing rain and snow, the wall-pack installation was completed in a day, minimizing disruption to tenants and ensuring that the complex remained a safe place to visit.

Above. With an LED retrofit, College Square retail storefront facades are bathed in an even, attractive light, making signage more visible and stores more welcoming.

Below. Tenant and customer safety has been elevated with the installation of the new, brighter, and more uniform LED lighting, with visibility significantly increased for drivers and pedestrians.

A couple of months later, the pole-lights illuminating the parking lot were also switched to LED fixtures, providing a crisp light on the parking lot and storefront facades. Forty-two metal-halide pole-mount fixtures, 32 metal-halide floods, and 41 wall packs of various light sources were replaced with energy-efficient LED luminaires around the building.

Energy savings, the property manager’s main concern, are significant, estimated to be 160,000 kWh annually. The project also qualified for incentives through Hydro Ottawa’s saveONenergy retrofit program. Leikin Management recovered about 20% of the overall project cost through the program.

Tenant and customer safety has been elevated with the installation of the new, brighter, and more uniform LED lighting, with visibility significantly increased for drivers and pedestrians. Aesthetically, the whole complex has benefited. The storefront facades are now bathed in an even, attractive light, making signage more visible and generally making stores more welcoming. CA

Want more information? The item listed below is linked at commercialarchitecturemagazine.com/1811concept.

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Concept Illumination, conceptillumination.com

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NOVEMBER 2018

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PRODUCTS

lighting & electrical EDITORS’ CHOICE

Indirect troffer Indirect troffer: • Uses high-effi ciency refl ectors • Fits standard grids • Effi cacy above 125 lumens/W

For applications including office, education, hospitality, and healthcare, an indirect troffer uses voluminous, high-efficiency reflectors to fill a room with visually comfortable, low-glare, LED illumination. Available as a 2 x 2- or 2 x 4-ft. fixture to fit standard grid applications, the luminaire achieves efficacy above 125 lumens/W. The 25- and 32-W models have a 0- to 10-V dimming driver that enables smooth dimming to 1% of full light output. The product may be paired with the IntelliMax intelligent wireless lighting controls system, MaxLite, West Caldwell, NJ Circle 68 maxlite.com

Steel poles for area lighting

A line of steel poles for area lighting includes three types: straight square poles, straight round poles, and round tapered poles. A variety of lengths, widths, and heights are available. Poles can be pre-drilled or have pole-top tenon options.

Standard powder-coat colors include bronze, black white, dark green, and gray.

Venture Lighting, Twinsburg, OH Circle 69 venturelighting.com

High-bay luminaires

The RHS1 high-bay luminaires for mounting heights of 20 ft. or above use LED arrays. The pendant or hookmounted models provide between 12,600 and 35,000 lumens while consuming 120 to 262 W. Three color temperatures are available. Fixture housings are powder-coated aluminum with polycarbonate 5VA lenses and Cree LEDs. eLuminaire, Carson, CA Circle 70 eluminaire.com

Flexible LED neon lights

Ultra-wide outdoor signage LEDs

The Astra series products offer ultra-wide-angle luminosity said to be three times larger than traditional floodlights and with higher luminance uniformity to eliminate the problem of dark zone in between lamps. The product offers high reliability against adverse weather conditions with its IP65-rated casing.

Delta Electronics (Americas), Fremont, CA Circle 71 delta-americas.com

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DL-FLEX2 LNTB (neon top bend) and DL-FLEX2 LNSB (neon side bend) are flexible, LED neon lights that provide designers with the creative potential of neon with the numerous benefits of LEDs. Onboard constant current IC chips control each LED, providing uniform intensity and output over the entire run plus temperature control. Both are highly flexible, impact and weather resistant, and are field-cuttable with visible cutting marks on the back.

Each has a maximum run length of 30 ft. and can be cut every 2 in.

Jesco Lighting Group, Port Washington, NY Circle 72 jescolighting.com

PRODUCTS

lighting & electrical

High-lumen shades

High-lumen RLM LED pendant shades are available in 10-in. dia. with 2,800 lumens and 16-in. dia. with 2,800 or 3,00 lumens. Shades are aluminum spun and available in black, white, or gunmetal finish with reflective white interior bowls. All have built-in dimmable drivers.

Nora Lighting, Commerce, CA Circle 73 noralighting.com

Decorative pendant

Stormbell pendant-mounted downlight has an extruded aluminum housing with a high-gloss white finish and polycarbonate shades in white, black, or opal finishes. Available in lumen packages of 3,000 or 5,000 in 3000 K or 4000 K, the luminaires have a CRI of 80.

Nordeon USA, Gaffney, SC Circle 74 nordeon-usa.com

Series addition

An addition to the Seem luminaire line is Seem 1, engineered for design flexibility and ease of installation. The product has a 1 1/2-in. aperture that adds a glowing linear elegance into interior spaces. Suspended, recessed, surface, or wall-mount options in individual units, continuous runs, or patterns are possible.

Focal Point, Chicago Circle 75 focalpointlights.com

Vapor-tight LEDs

A line of IP66 wet-location-rated vapor-tight LEDs is well-suited for applications including parking garages, cold storage, walkways, stairwells, under canopy, exterior retail, and other wet, dusty, and dirty environments. The 48-in.-long luminaires are available in 30 and 40 W, producing 4,200 and 5,600 lumens with a 150-deg. beam angle. Both units feature a 5000 K color temperature with a high 80+ CRI. They have a 0- to10-V dimming standard and will perform in temperatures ranging from -20 F to 122 F. EarthTronics Inc., Muskegon, MI Circle 76 earthtronics.com

High-power, dynamic lighting

Jasper high-output lighting projectors for the illumination of large-scale architectural structures provide accent, spot, or floodlighting. The luminaire features 60 high-power LEDs fitted with precision lenses to produce nine different distribution patterns ranging from an ultra-narrow 4-deg. spot to elliptical wide beams in horizontal or vertical orientations. The LEDs for RGBW and dynamic white are arranged to provide an exceptional white light output quality, as well as an extensive array of transitional hues for a wide range of applications. Optional light-control accessories include barn doors, glare shields, louvers, or spreading diffusers.

Griven USA, Gaffney, SC Circle 77 griven-usa.com

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windows & doors

Building In Motion As light interacts with structural shapes throughout the day, the complex gives the appearance of a kinetic sculpture.

The American AgCredit building comprises two organically shaped buildings surrounding a central courtyard that is bridged together on two levels. Photos: David Wakely Photography, courtesy NanaWall

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O

riginally intended to be a 50,000-sq.-ft. new national

wings of the building. As light interacts with the shapes through-

headquarters comprising two separate buildings with

out the day, the building presents more as a kinetic sculpture than

the option to expand, the American AgCredit build-

a headquarters of an agricultural financing institution.

ing in Santa Rosa, CA, blossomed into a 120,000-sq.-ft. work of

TLCD Architecture, Santa Rosa, worked synergistically with

art. This “building in motion” became two organically shaped

client and contractor, Jim Murphy & Associates, also of Santa

buildings surrounding a central courtyard, bridged together on

Rosa, to bring the many goals to fruition—a flexible floor plan to

two levels. The top floor has a roof walk that connects the upper

accommodate rapid growth and change, collaborative space and

NOVEMBER 2018

commercialarchitecturemagazine.com

PROJECT

windows & doors

transparency to reflect the company culture, and an energy-efficient and sustainably designed structure.

TLCD served as architect and interior designer, providing a cohesive approach toward the design.

With flexibility at the forefront of the client’s goals, concepts such as circulation, indoor/outdoor connection, space for individual concentrated work, places to connect, and flex space were all part of the project. To achieve a light-filled interior, the shallow building is wrapped in a glass façade so light from the surroundings and the central courtyard flood the interior with natural daylight. The glass allows occupants to connect to the outside views and one another from almost every angle.

Creating the most agile interior possible to satisfy the requirements of the workforce at the headquarters, different work zones were addressed throughout the floor plan. From open-office workstations that convert from sitting to standing positions to demountable, semi-transparent private office partitions, flexibility was the main objective.

This concept was further carried into the two meeting/project rooms that are adaptable for various-sized group work. To achieve this, TLCD designers specified two NanaWall, Corte Madera, CA, single-track, sliding-glass wall systems to be

The “building in motion” encourages occupants and visitors to explore all it has to offer—from inside to outside, across bridges, and through various outside spaces, to the adaptable interior spaces.

opened or closed to suit the needs of the group. “We were looking for a product that was easy to operate, energy efficient, very clean lines, and modern. We are very comfortable using the NanaWall product and that was our ultimate selection,” said Don Tomasi, AIA, TLCD principal.

The wall systems’ 9-ft.-9-in.-tall panels conveniently slide into a parking bay when open, and close with simple operation when the space needs to be occupied by two groups working on different projects. “One of the most important things we did relative to the interface between the indoors and the outdoors is to use sliding-glass partitions,” Tomasi said. The use of opening glass walls allows visual connection balanced with the required acoustical privacy for groups working in tandem.

The third-floor executive boardroom is the pièce de résistance, situated in prime orientation to capture all the beauty the location has to offer, with stellar views of Mt. St. Helens, the surrounding hillsides, and the fields of grapevines surrounding two sides of the building. Furthermore, agility is displayed with the installation of an impressive 10-ft.tall x 38-ft.-wide opening glass wall that adjoins the boardroom with the adjacent outdoor patio. The operable wall fills the space with fresh air and natural daylight, making even the longest of meetings enjoyable with a flexible space that is able to breathe and adapt to the requirements of the meeting or event. NanaWall single-track sliding HSW60 was CIRCLE 208

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windows & doors

Above. From the patio, visitors are afforded a close-up view of the structural shading system that forms a key strategy in achieving a highly energy-efficient project.

Below. Creating the most agile interior possible to satisfy the requirements of the workforce at headquarters, different work zones were addressed throughout the floor plan. This concept was further carried into the two meeting/project rooms that are adaptable for various-sized group work.

“the only choice” explained Tomasi. Because of his previous experience with the product on other projects, he knew that the opening glass wall would provide the panel height and aesthetics that were needed.

“My favorite part of the building, and I think most people’s favorite part of the building, is the boardroom and the outdoor deck connected by the sliding-glass partition. It has an absolutely stunning view to the hills, the vineyards. It is a unique space and there is nothing else like it,” Tomasi stated.

With sustainability a high priority to contemporary commercial building practices in the region, American AgCredit headquarters exceeded the U.S. Green Building Council (Washing44

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windows & doors

PROJECT

ton) LEED requirements for Gold-level certification. The

the reception area that is formed with layers of soil collected at the

pigmented exterior perforated zinc panels over the curtain wall

various branch locations of American AgCredit across the United

were used to mitigate some of the impact of the sun and to

States. A two-story cowhide wall mural tells an aerial story of the

provide structural sun shading. Furthermore, “the screen was

surrounding agricultural land, along with a wine-barrel wall that

designed to provide a sense of motion around the building. The

represents the many local clients of the facility’s Northern Cali-

idea being, as you go around either the courtyard or observe the

fornia location. All these well-chosen details provide a modern

building from the outside, the views are constantly changing, the

and forward-thinking workplace environment that also captures

image is constantly changing. It is always a new experience as you

the beauty of the location. CA

The third-floor executive boardroom is the pièce de résistance, situated in prime orientation to capture all the beauty the location has to offer, with stellar views of Mt. St. Helens, the surrounding hillsides, and the fields of grapevines surrounding two sides of the building.

are looking out into the courtyard, as you are moving from one space to the other,” Tomasi said.

Raised floors accommodating wiring and displacement-air distribution provide energy efficiency and superior interior-air quality. Furthermore, environment-controlled motorized window shades and a plethora of daylight harvesting minimize the energy consumption of the building and yield a comfortable workplace.

This building in motion encourages occupants and visitors to explore all it has to offer—from inside to outside, across bridges, and through various outside spaces, to the adaptable interior spaces.

The interior environment is further highlighted with smart furnishings and impressive artwork. Three walls in the interior are

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811nanawall.

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TLCD Architecture, tlcd.com Jim Murphy & Associates, j-m-a.com More about NanaWall single track sliding HSW60, nanawall.com/products/hsw60 Watch a video, NanaWall American AG (1080).mp4

home to large installations from the epic rammed-earth wall at commercialarchitecturemagazine.com

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PRODUCTS

windows & doors EDITORS’ CHOICE

Overhead glass closer Overhead glass closer: • For interior and exterior doors • Cast iron • Meets UL 228

The 304 heavy-duty overhead glass closer complements and expands the company’s existing line of overhead glass closers. Made from cast iron, the device is used with interior glass doors weighing as much as 300 lb. and exterior doors to 250 lb. This product provides design choices while ensuring security and reliability. Said to be easy to install with spring size 4, the closer meets UL 228 requirements.

Assa Abloy, New Haven, CT Circle 78 assaabloy.com

Flat casing

A flat exterior window casing provides a traditional look for the company’s 4300 singlehung, 1556 double-hung, 9770 casement, and 9669 awning products. The 3 1/2-in.-wide casing picture frames the head and jambs, mimicking the look of traditional colonial wood casing.

MI Windows and Doors, Gratz, PA Circle 79 miwindows.com

Thermal-break technology

Insulpour thermal entrances use IsoPour thermal-break technology to provide high thermal performance, strength, and interior and exterior dual-finish options.

The technology merges pour and debridge thermal break with polymer isolator technologies. The door and frame use IsoPour to create assemblies with higher structural performance, enhanced energy efficiency, and greater design flexibility. With sightlines that match non-thermal doors, the entrance is available in 250T narrow, 350T medium, and 500T wide stile options. Multiple cross-rail sizes and bottom rail heights are available.

Kawneer Co. Inc., Norcross, GA Circle 81 kawneer.com

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Thermal curtainwall

The 400SS series thermal, screw spline, aluminum-framed curtainwall has a thermally broken system to deliver high thermal performance and condensation resistance.

The 2 1/2-in.-wide system is available in 6-, 7 1/2-, and 10-in. depths and with an aluminum pressure plate. An optional polyamide pressure plate meets or exceeds stringent energy codes. The product tests to AAMA 501 standards.

Tubelite, Walker, MI Circle 80 tubeliteinc.com

Stile and rail doors

The Aspiro series stile and rail doors meet custom thickness constructions in addition to five standard options. Varieties of wood veneer, paint and stain options, and panel details are available.

Masonite Corp., Tampa, FL Circle 82 masonite.com

PROJECT

building technology

Virtually Touring Taliesin West An immersive, online 3D experience enhances visitor architectural appreciation.

W

hen people think of architects, Frank Lloyd

detailed 3D models of the physical site that provide a virtual

Wright inevitably springs to mind. Today, 151

experience of the property, seeing the world as Wright did.

years after his birth, his legacy continues through

The project, led by Leica Geosystems, Norcross, GA, is part of

a new project that brings the work of Wright into the digital

a larger mission to preserve historical property and bring Frank

age. Taliesin West, in Scottsdale, AZ, Wright’s winter home and

Lloyd Wright’s vision to a wide audience. Other partners involved

studio, has always been a place of innovation and exploration.

in the project include Multivista, Phoenix, and Matterport,

As Wright’s architectural laboratory, Taliesin West is where he

Sunnyvale, CA. The effort goes beyond traditional 3D render-

returned every autumn to test the limits of architecture, design,

ings, documentation, and virtual online tours by capturing the

and building. Today, the property attracts more than 110,000

property from every dimension—the exterior grounds and the

tourists each year.

interior home along with architectural details including 3D views

Recently, the entire area was transformed into an immersive, online 3D experience. Viewers can explore Taliesin West through

The technology that was used to transform Taliesin West into an immersive online experience includes the Leica Geosystems BLK360, Multivista construction documentation technology and services, and the Matterport 3D cloud platform.

and floor plans.

Specifically, the technology that was used to transform detail commercialarchitecturemagazine.com

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PROJECT

building technology Taliesin West into an immersive experience includes the Leica Geosystems BLK360, Multivista construction documentation technology and services, and the Matterport 3D cloud platform.

The BLK360 imaging laser scanner was used to capture the property. It provided a 360-deg. spherical imagery that feeds the visual immersive experience. It also enabled the creation of accurate, fully detailed three-dimensional point clouds of the property, along with a high-definition virtual-reality model. This is critical to supporting the foundation’s preservation efforts because the point cloud can be loaded into CAD and BIM software for highly accurate renovations, not to mention the benefit of having point-cloud data to support careful design changes should the need arise.

Multivista, a provider of progressive construction-documentation and software services and, as Leica Geosystems, part of Hexagon Geosystems, Stockholm, Sweden, provided construction documentation services to capture the Taliesin West property and compile the resulting data. With the expertise of the Multivista services team, the scans were captured over a short period of time.

This kept the project on track and ensured there wouldn’t be any disruptions to an onsite visitor’s experience as tourists continued to explore Taliesin West in person.

The role of Matterport in the project was in making it easy to create, modify, and navigate immersive 3D versions of real-world space. An immersive 3D-media technology company, Matterport provided its Pro2 camera and cloud platform for the project. Of note, both the BLK360 and the Pro2 camera feed visual data into the Matterport cloud platform, where the Taliesin West virtual tour is experienced.

It’s important to note that no formal drawings of Taliesin West were completed in Wright’s time. The architect would direct his apprentices with his cane and quick sketches drawn on butcher

Above. Frank Lloyd Wright’s architectural laboratory, Taliesin West, is where he tested the limits of architecture, design, and building.

Today, the Scottsdale, AZ, property attracts more than 110,000 tourists each year.

Below. The BLK360 imaging laser scanner was used to capture the property’s details. It provided a 360-deg. spherical imagery that feeds the visual immersive experience, and enabled the creation of accurate, three-dimensional point clouds of the property, along with a high-definition virtual-reality model.

paper. However, through this project, the Frank Lloyd Wright Foundation now has a complete, accurate digital reproduction of the property and structures. It’s clear that as architects and engineers are often asked to preserve or recreate historical structures, digital technologies will play an even larger role in addressing this need for current and future projects. CA

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811wright.

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Take the Taliesin West tour.

Learn about the Frank Lloyd Wright Foundation.

Leica Geosystems, leica-geosystems.com Multivista, multivista.com Matterport, matterport.com Hexagon Geosystems, hexagon.com

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PRODUCTS

building technology

EDITORS’ CHOICE

Access-control mobile credentials VAX: • Access-control solution • Allows smartphone access • No cards or fobs needed

VAX access-control solution allows users to present smartphones, instead of cards or fobs, to specialized Bluetooth-enabled VAX door readers. Upon installation of a custom smartphone “wallet” app and a simple authentication process that links that app to the specific phone, users enter their personal VAX credentials into the wallet. Multiple credentials can be accommodated. No additional activation steps, such as entry of personal information or Bluetooth linking, are required. To unlock doors using the mobile credentials, users unlock their phone, access the credential within the wallet app and push the “unlock” button.

Vicon Industries Inc., Hauppauge, NY Circle 83 vicon-security.com

Full-height turnstile

An updated Turnlock full-height turnstile provides improved rotation action and a significant reduction in overall weight of the top channel. Typically installed outdoors, the durable construction provides security access in even harsh weather. The speed-control mechanism ensures a safe rotation speed during use. An optional battery backup is available for four hours of protection in the event of a power failure.

Boon Edam Inc., Lillington, NC Circle 84 boonedam.us

Magnetic dirt filter for boiler systems

MagnaClean DRX magnetic dirt filter provides a highly compact and reportedly cost-effective solution for removing debris and black iron-oxide sludge from commercial hydronic heating systems. The DRX offers essential magnetic filter technology to engineers and other specifiers who are reluctant to use such a product because of budget constraints. The compact and versatile design allows the unit to be installed in-line or side-stream in either a vertical or horizontal orientation, providing a solution for maintenance or renovation applications where mechanical-room space is limited.

Adey USA, Pittsburgh Circle 85 adeyusa.com

Video-management system

The SecurOS v.10 intelligent video-management system features an updated, highly intuitive GUI designed to accommodate multiple clients and the ability to easily manage large systems with infinite scalability. Additional enhancements include a new web client for remote access, robust cyber security updates, 64-bit edition for faster throughput and larger capacity, enhanced native failover operations, H.265 Intel QSV support, and a new Evidence Manager.

Intelligent Security Systems (ISS), Woodbridge, NU Circle 86 issctv.com

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

commercialarchitecturemagazine.com

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PROJECT

exteriors

Solutions For Dual-Branded Hotels Panelization means significant costs savings.

Tim Salerno, StoPanel

P

anelization is becoming a popular exterior insulated wall-system choice for trendy dual-branded hotels. While not new, dual-branded hotels are an increasing development, and the need to have cost-

effective building solutions is key.

The advantage to a developer with a dual-branded hotel is the likelihood of significant cost savings when only having to develop a single amenity or component within the hotel. It is important to bring the team together early in the development process to understand the ways to make this as efficient as possible. When combining hotels, the savings can begin prior to construction with decreased costs related to plans, permits, and fees. These properties are not your typical construction projects, so additional costs can accumulate when significant specialized design and construction are required.

Enter panelization. Prefabricated insulated wall-panel solutions are light-

weight, energy efficient, durable, and require only a fraction of field personnel for a typical installation. By specifying a single water-and-airtight panel with the option of using virtually any desired finish or cladding—from brick, metal, and natural stone to the most modern, lightweight energy-efficient coating systems—owners and designers have the freedom to choose the look they prefer while meeting the schedule and performance requirements of the general contractors at an attractive price.

TIME-EFFICIENT PANELS

An example of a dual-branded hotel built with prefabricated insulated wall panels is in downtown Austin, TX. The two authentic and distinct hotel brands, Aloft and Element, are combined into one 33-story tower and configured to offer two contrasting experiences for guests. This hotel plan called for a unique look, and became one of the reasons the owner, White Lodging, Merrillville, IN, chose the pre-fab StoPanel Classic ci system (Sto Corp., Atlanta) combined with Dri-Design, Holland, MI, metal panels for the exterior walls. The other reason was that prefabrication turned out to be the only time-efficient and cost-effective way to get the project completed.

The Aloft & Element hotel wasn’t originally designed with offsite construction in mind, but as the team of DPR Construction, Austin; HKS Architects, Dallas; and owner/developer White Lodging discussed options, they realized prefabrication might make sense. Winter was approaching, there was very little laydown area at the location, and there were concerns about debris and trash that would likely accumulate at the cramped job site. When the StoPanel Technology affiliate in Dallas, Baker Triangle Prefab, proposed a practical panelization approach as the solution, it was properly vetted among the stakeholders and eventually adopted as the plan.

In addition, recalled HKS principal Michael Strohmer, AIA, using a panel system gave the designteam more confidence in the overall quality of the Two authentic and distinct hotel brands, Aloft and Element, are combined into one 33-story tower in Austin, TX, and configured to offer two contrasting experiences for guests.

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construction while achieving the look they wanted. “Building panels in a controlled environment allows a better product,” said Strohmer. “The aesthetics were very important to us, and combining StoPanel EIFS and Dri-De-

PROJECT

sign metal for the exterior walls was a great match.”

Dallas, then transported to downtown Austin by truck and hoisted

A third of the building incorporated StoPanel Classic ci, a fully

directly onto the building using a tower crane, a process that saved

engineered and prefabricated insulated exterior wall-panel system

time and labor. Since the exterior finished wall panels were built in a

that weighed almost 90% less than a precast panel of the same size.

controlled factory environment, weather delays couldn’t play havoc

The lightweight prefabricated panel incorporates control layers:

with the schedule. It was the owner’s desire to open the hotels quick-

StoGuard waterproof air barrier for air, water, and vapor controls,

ly, and the team was looking for ways to shave months off of an

and expanded polystyrene for thermal controls. Sto finishes would

already tight deadline.

then allow almost any design aesthetic to create the desired favorable first impression.

According to Michael Vickery of Baker Triangle Prefab, the prefabrication process meant the walls could be installed on-site using

The other two thirds of the building used the Dri-Design metal

just six workers. In total, 95% of the scaffolding and mast climbers

wall-panel system. Dri-Design panels are pressure-equalized, rain-

were no longer needed. The prefab approach also made for a much

screen, architectural metal wall panels that attach to nearly any sub-

quicker dry-in of the building envelope, with each floor being erected

strate without the use of clips or extrusions and are 100% recyclable.

every two days.

Dri-Design panels don’t require joint sealants, gaskets, or butyl tape,

This made it possible for the inside workers to move forward with

which eliminates staining and any maintenance associated with it.

insulation and drywall installation in concert with other interior

Dri-Design’s patented design has passed stringent air, water, and

trades. Seven different trades were boiled down to one manufactured

structural testing requirements in the industry, including the AAMA

panel, including installing the windows and glazing. In all, 500 total

508-07 test for pressure-equalized rainscreens, as well as Miami-Dade

panels were used on this unique project and the fresh methodology

County hurricane testing.

meant they could hit their construction targets.

exteriors

Left. This Aloft & Element plan called for a unique look, which is one reason the owner chose the pre-fab StoPanel Classic ci system combined with Dri-Design metal panels for the exterior walls.

Above. The wall panels for the Aloft & Element were assembled at Baker Triangle Prefab in Dallas, then transported to downtown Austin by truck and hoisted directly onto the building using a tower crane, a process that saved time and labor.

The owners of Aloft & Element were looking for a different texture for a portion of the building, specifically a metal look,” said

OFFSITE PRODUCTION

Jason Zeeff, vice president of sales for Dri-Design. “With our metal

Another dual-branded hotel in a busy downtown area, Le Meridi-

panels, you have high wind-load testing so you can build very high.

en/AC Hotel Denver, comprises two European-inspired properties

They are also single-skin and non-combustible.”

merged into a 20-story project. Panelization was the perfect fit for

The wall panels were assembled at Baker Triangle Prefab in

this project and StoPanel Classic ci was also chosen. Once again, the commercialarchitecturemagazine.com

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PROJECT

exteriors

Another dual-branded hotel in a busy downtown area, Le Meridien/AC Hotel Denver, comprises two European-inspired properties merged into a 20-story project. StoPanel Classic ci was also chosen for this project.

team, which included owner/developer White Lodging, HKS Archi-

conventional construction time, according to Travis Vap, CEO of

tects, along with a joint venture between Swinerton Builders, Austin,

South Valley Prefab. “The general contractor had a lot to balance on

and Hunt Construction, (AECOM) Los Angeles, was able to achieve

the project with pre-cast, concrete pourers, crane time, as well as our

the design intent of the project with panels, while saving time and

panel install,” said Vap.

money. Half of the building used pre-cast with thin brick and a window wall, and the other half used 251 StoPanel Classic ci panels.

There was limited access to the site with just one driveway area for a truck or trailer. The project was being constructed in the heart of

The panels were manufactured by South Valley Prefab in an off-

downtown Denver, and the streets were kept open to traffic during

site climate-controlled facility in Littleton, CO. The panels were then

the construction. The precast walls and StoPanels were installed

transported to the site and installed with a tower crane. The plan

three days each week.

called for concrete floor slabs to be poured for the 20-story structure

“Panelization takes the guess work out of any building envelope,”

at a rate of one floor each week. South Valley Prefab workers matched

said Vap. “The projects can be designed ahead of time, there’s a fast

that pace, installing the StoPanels three stories below the floor the

dry-in, and the interior can be completed concurrently. It’s an easier

concrete crew was pouring. Working with a team of five or six, South

way to build.”

Valley worked three days a week to install all the panels on a floor, completing the entire project in about 40 days, or 300 hours.

Hyatt House/Hyatt Place, a third dual-branded venture with White Lodging, is also in downtown Denver and was the first

The installation of the exterior walls for the entire project was

dual-branded Hyatt House and Hyatt Place constructed. The

done simultaneously, and by using panels saved about 75% of the

110,000-sq.-ft., 21-story Hyatt duo also used StoPanel Classic ci, fabricated and installed by South Valley Prefab. The team involved, including White Lodging, PFVS Architects Atlanta, and a joint venture of general contracting firms Swinerton Builders, Austin, and Shiel Sexton, Indianapolis, chose panelization because of the site’s small

Want more information?

The items listed below are linked at commercialarchitecturemagazine.com/1811sto.

Circle 8 on the Reader Service Card.

Hunt Construction, aecom.com/aecom-hunt

Aloft & Element, aloftandelementhotels.com

South Valley Prefab, linkedin.com/showcase/south-valleyprefab

StoPanel Classic, stocorp.com/ci-systems-us Dri-Design, dri-design.com DPR Construction, dpr.com HKS Architects, hksinc.com/offices/dallas White Lodging, whitelodging.com Baker Triangle Prefab, bakerprefab.com Swinerton Builders, swinerton.com

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footprint, the height of the building, and the ability for off-site construction so weather was not a factor.

A limited building crew was needed to hang the panels and using panels allowed the creation of the desired design. Larger projects, such as dual-branded hotels, lend themselves to panel systems to obtain a high-quality building wall envelope and speed to market.

Dual-branded hotels are likely to be around for a long time, as their numbers have increased over the past decade, and particularly over the past few years. The benefits are appealing to developers and owners, and prefabricated insulated wall panels help provide building solutions for designers and general contractors. CA

Tim Salerno, director, StoPanel (also known as Sto Panel Technology), has been with Sto Corp., Atlanta, for 30 years.

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commercialarchitecturemagazine.com

PROJECT

exteriors

Thermal Breaks Cut Balcony Heat Loss The PARC Retirement Living’s Oceana facility design insulates parapets and balconies with 2,000+ structural thermal breaks.

O

n the Johnston Road Corridor in the city of White Rock (Metro Vancouver area), PARC Retirement Living, Vancouver, British

Columbia,

is

implementing

innovative

building-

envelope technology and sustainable design throughout its Oceana PARC residence. PARC director of construction Bob Fritz stated, “We’re an owner/operator, so energy efficiency is very important to us, not only for our residents’ comfort, but also because of lower operating costs and lower heating and cooling bills.”

As with two of PARC Retirement Living’s other Vancouver-area retirement residences, Cedar Springs PARC and Westerleigh PARC, Oceana PARC’s energy-saving measures include a planted roof with droughttolerant vegetation and a robust building envelope of 6-in., semi-rigid stone-wool insulation on the exterior and 3 1/2-in. fiberglass batt insulation inside the walls. The building envelope also incorporates 5,970 linear ft. of Isokorb structural thermal breaks that significantly reduce energy loss at the balconies.

Additional energy-saving measures at Oceana PARC include heat-recovery ventilators, rooftop high-efficiency boilers feeding hot-water storage tanks, a hot-water recirculation system, exclusive use of LED lighting, and concrete parapets insulated from the heated building interior by structural thermal breaks.

A rendering of Oceana PARC and its two buildings highlights balconies, parapets, and shading eyebrows.

STOPPING HEAT LOSS

Thermal bridges occur where balconies, parapets, cano-

bridging concerns at its parapets, which the PARC team

pies, rooftop equipment, and other structural elements

mitigated by installing Isokorb Type CPA structural ther-

“On the Cedar Springs and Westerleigh retirement

penetrate the building envelope. Like heat-sink fins, these

mal breaks engineered for concrete parapet-to-roof-slab

residences, we installed Isokorb thermal breaks in the

penetrations draw heat from interior concrete and struc-

connections.

slabs at the balconies and eyebrows,” said Fritz. “In those

length of balconies/parapets, and other variables.

tural steel through the insulated envelope, dissipating

Supplied by Schöck North America, Princeton, NJ,

buildings we didn’t have conditions where we had

it to the exterior. In addition to increasing energy use,

and Ottawa, Ontario, the structural thermal-break mod-

upstand parapets. While working on the Oceana PARC

carbon emissions, and costs, thermal bridges chill the

ules comprise a longitudinal block of foam insulation

design, Schöck told us about a new thermal-break product

interior side of structural penetrations. This creates an

traversed by rebar that is cast into the slab on one side and

that specifically deals with thermal bridging at parapet

environment for condensation and mold growth, and

the balcony or parapet on the other, providing load-

upstands. And we have quite a lot of parapets on this proj-

results in uncomfortably cold floors adjacent to balco-

bearing support equivalent to that of monolithic exten-

ect. So, we incorporated those thermal breaks as well.”

nies—an issue of particular significance for retirement

sions of floor and roof slabs. The rebar crossing the foam

Two buildings comprise the Oceana PARC complex—

residences.

insulation is made of stainless steel for corrosion

a 23-story tower main building and a two-story auxiliary

resistance.

building. Containing 199 residential units, the tower

Of Oceana PARC’s 199 residential living units, 181 include balconies, which are insulated using Isokorb

Schöck finds that its concrete-to-concrete structural

building provides approximately 202,800 sq. ft. of gross

structural thermal breaks in the same manner as the

thermal breaks reduce heat energy loss at envelope pene-

floor area. The two-story auxiliary building adds another

Cedar Springs PARC and Westerleigh PARC balconies.

trations by as much as 90% and as much as 14% for the

8,600 sq. ft. of gross floor area, and connects to the main

However, Oceana PARC presented additional thermal

overall building, depending on the number of balconies,

building by an enclosed bridge. Also included is a two-

commercialarchitecturemagazine.com

NOVEMBER 2018

COMMERCI A L A RCHI T EC T URE

53

PROJECT

exteriors level underground parking garage totaling 68,500 sq. ft.

PARAPETS CUT COSTS, CARBON EMISSIONS

Parapets occur at the perimeters of levels two and three in the

The conventional method to reduce heat loss through parapets is to

auxiliary building and at the roof level of the main tower for a com-

wrap them with an insulation barrier. However, wrappings are prone

bined 1,100 linear ft., so thermal bridging needed to be avoided.

to damage and water penetration, particularly where railings, covers, or fasteners pierce the insulation, requiring repair and maintenance.

Parapets wrapped with insulation barriers remain part of the heated-building mass. Parapets insulated and supported by structural thermal breaks sit outside of the heated-building envelope above the roof slab, allowing the building to efficiently retain heat energy while supporting loads equivalent to monolithic parapet structures.

The Isokorb Type CPA module is a longitudinal assembly fabricated to the same width as the parapet. Graphite-enhanced expanded polystyrene insulation is placed between stainless-steel reinforcing bars, creating a structural insulated module capable of transferring the loads from the parapet to the concrete roof slab that supports it, while minimizing thermal conductivity between the two concrete masses.

U-shaped stainless-steel rebar, projecting from the underside of the module, is cast into the roof-floor slab. Vertically oriented stainless rebar, projecting from the topside of the module, is cast into the parapet, transferring moment and shear forces from the parapet to the concrete-slab structure.

After the slab is cast, insulated infill units are placed between the CPA modules to complete the continuous thermal break along the length of the parapet upstand wall.

Insulating with structural thermal breaks is also said to simplify the formwork process, reducing construction cost by as much as 10%, compared with wrapping the parapet with insulation, and allows the internal surface of the parapet to be finished for terrace applications.

“This was a new product for us and for Ventana Construction [Burnaby, British Columbia], which installed them,” added Fritz. “It’s been a bit of a learning curve to make sure that we get the installation right. To help, Schöck has been doing a formal inspection before we pour concrete.”

Oceana PARC will serve as a cornerstone for development in White Rock’s rezoned urban town center. PARC Retirement Living is the first developer/owner of senior residences in the Vancouver area to use structural thermal breaks for balcony and parapet applications.

This view of the building’s south face shows the significant amount of balcony footage involved in the design. Thermal breaks will keep the living spaces to which they’re attached more comfortable for occupants.

Fritz explained, “We’re always looking to improve on the comfort, efficiency, and sustainability of our facilities. So, White Rock was the perfect setting for us to work with Schöck on incorporating the thermal breaks for parapets. If you’re going to be an owner/developer and your facility has parapets, this thermal break has significant benefit for you.” CA

Want more information? The items listed below are linked at commercialarchitecturemagazine.com/1811schock.

Circle 10 on the Reader Service Card.

Schöck North America, schock-na.com Isokorb Type CPA thermal breaks for parapets await poured concrete after being installed at the vertical wooden parapet forms and tied into the rooftop horizontal rebar.

54

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2018

PARC’s White Rock project team also installed 1,820 Schöck concrete-to-concrete thermal breaks for the balconies in 181 residential units.

commercialarchitecturemagazine.com

PARC Retirement Living, parcliving.ca Ventana Construction, ventanaconstruction.com

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Cultured Stone, San Marcos, CA Circle 91 culturedstone.com

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NOVEMBER 2018

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55

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Publication Title: COMMERCIAL ARCHITECTURE Publication Number: 0230-77 Filing Date: September 25, 2018 Number of Issues Published Annually: 12 Annual Subscription Price: $24 Complete Mailing Address of Known Offi ce of Publication: 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Contact Person: Deb Meza; Telephone: 630-325-2497 Complete Mailing Address of Headquarters or General Business Offi ce of Publisher: Applied Technology Media, 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Full Names and Complete Mailing Addresses of Publisher, Editor, and Managing Editor: Phil Saran, Publisher; Gary L. Parr, Editor; 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Owner: Art Rice; Applied Technology Media, 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Known bondholders, mortgagees, and other security holders owning or holding 1 percent or more of total amount of bonds, mortgages, or other securities: None Issue data for circulation data below: September 2018 Extent and nature of circulation: Avg. no. copies each issue during preceding 12 months Total no. copies 43,394 Paid and/or requested circulation (1) Paid/Requested Outside County Mail Subscriptions Stated on Form 3541 30,332 (2) Paid In-County Subscriptions Stated on Form 3541 0 (3) Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Non-USPS Paid Distribution 0 (4) Other Classes Mailed Through the USPS 0 Total paid and/or requested circulation 30,332 Free distribution by mail (1) Outside-County as stated on Form 3541 12,121 (2) In-County as Stated on Form 3541 0 (3) Other Classes Mailed Through the USPS 0 Free distribution outside the mail 267 Total free distribution 12,388 Total distribution 42,720 Copies not distributed 675 Total 43,394 Percent paid and/or requested circulation 71.00% Requested and Paid Electronic Copies 5,947 Total Requested and Paid Print Copies + Requested Paid Electronic Copies 36,279 Total Requested Copy Distribution + Requested/Paid Electronic Copies 48,400 Percent Paid and/or Requested Circulation (Both Print & Electronic Copies) 74.96%

No. copies of single issue published nearest filing date 43,283 29,861 0 0 0 29,861 12,637 0 0 200 12,837 42,698 585 43,283 69.94% 5,953 35,814 48,651 73.61%

I certify that all information furnished on this form is true and complete. I understand that anyone who furnishes false or misleading information on this form or who omits material or information requested on the form may be subject to criminal sanctions (including fines and imprisonment) and/or civil sanctions (including civil penalties). (signed) Phil Saran, Publisher

Greenbuild booth 644 Circle 213

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COMMERCI A L A RCHI T EC T URE

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Page number

SUPPLIER

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index

AHR Expo . . . . . . . . . . . . . . . . . . . . . . . . . . . . IBC . . . . . . . . . . . . . . . . .214 535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

American Institute of Architects . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . 203

COMING Phil Saran President/Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com Jim Morrissey Vice President, Sales 847.274.6482 jmorrissey@commarchmag.com Julie Okon Regional Sales Manager Southeast 317.690.6757 jokon@atpnetwork.com John Clemens Regional Sales Manager West Coast 480.206.1594 C/W Publishers Reps jclemens@commarchmag.com Patrick Keefe Regional Sales Manager Midwest 847.494.7044 pkeefe@atpnetwork.com Maria LeMaire Digital Marketing Manager Showcase Sales 815.919.4638 mlemaire@commarchmag.com Brian Clotworthy List Services 800.529.9020 brian@inforefinery.com

Aquatherm Pipe . . . . . . . . . . . . . . . . . . . . . . . .31 . . . . . . . . . . . . . . . . 207

in future issues

Auroralight Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . 202

Envirospec Inc. . . . . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .212

Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . 209

Magnatag. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 . . . . . . . . . . . . . . . . .205

Major Industries . . . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . . 211

DECEMBER Products Of The Year Maxxon Corp. . . . . . . . . . . . . . . . . . . . . . . . . . . 13 . . . . . . . . . . . . . . . . 204

HVAC Building Envelope AHR 2019 Show Issue

NanaWall. . . . . . . . . . . . . . . . . . . . . . . . . . . . . BC . . . . . . . . . . . . . . . . .215

JANUARY/FEBRUARY 2019 Healthcare

Schock North America . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200

Building Envelope Lighting Technology HVAC

The R.C. Musson Rubber Co. . . . . . . . . . . . . .43 . . . . . . . . . . . . . . . . 208

Tjernlund Products Inc. . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . .210, 213

Wausau Tile Inc. . . . . . . . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . . . .201

Arthur L. Rice CEO/Applied Technology Media

Wooster Products Inc. . . . . . . . . . . . . . . . . . .29 . . . . . . . . . . . . . . . . 206

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PORTFOLIO ▲

E

mbry-Riddle Aeronautical Univ.’s newest 650-bed student residence hall opened in January 2018 on the campus in Daytona Beach, FL. The $25-million, 145,000-sq.ft. facility, designed by PQH Group, South Jacksonville, FL, showcases an ultra-modern look, natural light, campus views, and a comfortable living and learning environment.

Tubelite Inc., Walker, MI, provided window, curtain wall, storefront, and entrance systems, and an airfoil fin, to meet the project’s required aesthetic, sustainability, and performance specifications. Photo: Charles LeRette Photography

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