Building Utah

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Utah Museum of Natural History

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Falcon Hill National Aerospace Research Park

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City Creek Center

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Adobe’s Technology Campus

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I-15 CORE Project

Blendtec Expansion National Security Agency Data Center

L.S. Skaggs Pharmaceutical

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BUILDING UTAH SEPTEMBER 2011

C O N T E N T S Building

trends Publisher Travis Barrington travis@jengomedia.com

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Managing Editor

Transit-Oriented Development Developers Make the Most Out of Transit-Oriented Development

Kelly Lux kelly@jengomedia.com

Advertising Brian Andersen brian@jengomedia.com

Editorial Assistant

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Kristen Hutchings kristen@jengomedia.com

Recycled Materials

Art Director

Recycled Materials Useful for Road Construction

Doug Conboy

Contributing Photographer Dana Sohm

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Contributing Writers

Utah Construction Outlook Utah Construction Outlook Busier, But No Beehive of Activity

BUILDING UTAH SEPTEMBER 2011

profiles

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Ronald Dunn Brad Fullmer Kristen Hutchings Scott Parson Darrin Sanders Ken Simonson

Building Utah PO Box 970281 Orem, Utah 84097 Office: 801.796.5503 Fax: 801.407.1602 UtahFacilities.com

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Gregg Buxton

Ron Dunn

Jim Wood

Director, Division of Facilities and Construction Management, State of Utah

Owner, Dunn Associates, Inc.

Director, David Eccles School of Business, University of Utah

The publisher is not responsible for the accuracy of the articles in Building Utah.

The information contained within has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professional advice should be sought before making decisions.

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BUILDING UTAH SEPTEMBER 2011

C O N T E N T S

projects

Building

8 Utah Museum of Natural History Concrete Architecture Contributes to Building’s Grandeur and Sustainability

20 Falcon Hill

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Construction on Schedule Despite Depressed Industry

City Creek BIM Coordination Contributes to Success in Construction of City Creek

26 Blendtec

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Leading Manufacturer of Blending Equipment Expands Facilities

Technological Centers NSA Utah Data Center and Adobe Build in Utah

34 I-15 CORE

BUILDING UTAH SEPTEMBER 2011

I-15 CORE Project Sets Records While Minimizing Inconveniences to the Public

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38 L.S. Skaggs New Building Unites U of U College of Pharmacy

About the Cover: Downtown Salt Lake Construction Photo courtesy CCRI

42 Top Building Projects

PUBLISHER’S LETTER “It was the best of times, it was the worst of times, it was the age of wisdom, it was the age of foolishness, it was the epoch of belief, it was the epoch of incredulity, it was the season of Light, it was the season of Darkness, it was the spring of hope, it was the winter of despair, we had everything before us, we had nothing before us, we were all going direct to heaven, we were all going direct the other way...”

-Charles Dickens, A Tale of Two Cities

Contributors

Kelly Lux

On the other hand, Utah is faring better than most of the nation, and there is a variety of large, non-residential projects under way. James Wood, director of the David Eccles School of Business at the University of Utah said, “Non-residential construction is holding up better than we thought. There’s a lot of building going on – I can look out my window and see $400 million in new construction projects.” Wood and others share their insights in our first ever annual magazine, Building Utah.

We’d like to thank Associated General Contractors of Utah (AGC) for sponsoring this special publication, featuring numerous project articles and interviews representing a cross section of Utah’s struggling, yet resilient, commercial construction industry. These projects and others in the works are encouraging signs that Utah is heading in the right direction. So while it may not yet be the best of times, it appears that it’s no longer the worst of times.

With a bachelor’s degree in print journalism from Utah State University, Kelly developed a love for editing and writing while working as a reporter at The Herald Journal in Logan, Utah.

Now she is the managing editor for Arizona, Oregon and Utah Facilities magazines. Outside of editing, Kelly loves anything that involves water, especially boating and wakeboarding.

Brad Fullmer Brad is a freelance journalist originally from Sandy, Utah. He has more than a dozen years of professional writing experience, covering an array of topics including general business, commercial construction and design, and sports. Brad is a proud alumnus of the University of Utah.

Kristen Hutchings

Publisher Building Utah

Copyright 2011 Building Utah Magazine. Utah Facilities is a Trademark owned by Jengo Media.

Kristen recently graduated from Brigham Young University and received her B.A. in English. She enjoys learning and traveling and was able to indulge these passions during her four-month study abroad in The Holy Land earlier this year. This past summer she interned with Salt Lake Magazine and discovered her newest interest: the magazine industry.

BUILDING UTAH SEPTEMBER 2011

The opening line from “A Tale of Two Cites” seems to echo the sentiments of many in Utah’s construction community. Most folks seem to agree that the economy continues to be in bad shape. There is a lack of financing, decreased leasing activity and large unemployment numbers, all of which are hurting construction. Some economists have said the recession is over, but the construction industry has many more months, and probably years, before it recovers.

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projects

BUILDING UTAH SEPTEMBER 2011

Concrete Architecture at Uta Contributes to Building’s Gra

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h Museum of Natural History andeur and Sustainability

By Ronald Dunn and Scott Parson

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mirrors the unique board forming system desired for this project. In the end, the self-consolidating mix was brighter, more aesthetically pleasing and became a vital component of the structural and architectural success of the building.”

Another challenge Big-D faced was how to consolidate the concrete. If consolidation of the concrete was to be achieved by using the standard vibration method, the architectural appearance of the concrete would have been compromised by showing pour lines, and the concrete would have ended up having a mottled or striped appearance.

Staker Parson, in cooperation with Big-D Construction, decided a self-consolidating concrete mix would be the best concrete mix to use to meet the project specifications regarding LEED Gold Standard and architectural requirements of this project.

Ron Dunn, owner of Dunn Associates, reports that while the unique self-consolidating concrete mix presented many construction challenges, the results are incredible. “The concrete work is quite exquisite,” he says.

Despite containing only 300 pounds of Portland cement continued on page 10

BUILDING UTAH SEPTEMBER 2011

magine a museum with exposed concrete walls up to 70-feet tall, a building skin made of locally-harvested rock and copper products, a roof growing nativeseeded plants and a parking lot designed to recharge water runoff and release it back into the ground. You’re not imagining things. Designed to match the unique landscape and culture of Utah, the 165,000 square-foot Utah Museum of Natural History perched on the 17-acre hillside of Red Butte Gardens on the University of Utah campus is a building as striking as its contents and surroundings. The very walls of the building feature large amounts of architecturally-exposed concrete, a testament to local scientific innovation and the recycling of Utah’s own local natural resources.

According to Lou Nicoletti, quality control manager for Jack B. Parson Companies, the initial project specifications called for slag cement due to its white color and recycled content value.

“We knew that the best choice for this project would be a mix not only with slag cement, but a self-consolidating mix,” says Nicoletti. But, no other ready-mix company in Utah had developed a self-consolidating mix that contained slag cement. The experts at Jack B. Parson Companies, one of the region’s largest suppliers of construction materials and services, stepped up to this challenge.

Jack B. Parson Companies, structural engineer Dunn Associates and general contractor Big-D Construction collaborated to design the innovative self-consolidating mix that combines Portland cement, slag and Class F fly ash (a product recycled from coal-fired power plants).

Slag is a recycled material that comes as a byproduct from iron manufacturing. Its particle shape is more jagged than Portland cement particles, resulting in a less flowable mix. A fluid and flowable mix was especially important for the museum project because of the unique architecture of the building, with walls in excess of 65-feet tall and heavily congested reinforcing steel.

“There are many unique structural features that could not have been achieved using a conventional concrete mix,” Nicoletti says. “We enhanced the originally prescribed mix by incorporating slag cement and Class F fly ash to improve flowability and architectural appeal. The finished concrete

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BUILDING UTAH SEPTEMBER 2011

in the mix design, the concrete has proven its strength in hundreds of strength tests, boasting over a 9,000 PSI 28 day average. And while hydration stabilizers were used in combination with the slag cement which typically will prolong the set time of the concrete, the contractor was able to strip forms off within 12 hours after pouring in winter, spring, summer and fall. This was achieved by making slight adjustments to the superplasticizer and using small amounts of non-chloride accelerator in cold weather.

All this was done without sacrificing the architectural color or appearance of the concrete.

The building will also include pervious concrete pavement in the parking lot, allowing the owner to take advantage of several additional LEED points. Using the pervious pavement system allows water to filter through the pavement and into a detention bed made of washed stone, placing water back into the ground or as the case is with this project, the water in the detention bed is being utilized to water the landscaping vegetation on site, as well as vegetation across the street at Red Butte Gardens.

The museum is divided into three main buildings. The North building houses administrative offices, lab space, high density storage for artifacts and other museum exhibits. The South building features the public exhibit space. Native Voices is a building dedicated to honoring the Native American tribes of the region.

The buildings are separated by an expansive feature called Canyon. Bridges connect the buildings at the third and fourth floor, spanning Canyon at up to 40-feet wide. It is while crossing Canyon that visitors forget they’re in a museum and truly feel the inspiration of nature. A large concrete boulder juts out while the exposed board-form faceted concrete mass cantilevers from the wall. Structural elements that are normally covered up are exposed in an artistically beautiful way.

Not only is the building striking, it’s sustainable. The museum will be one of the largest buildings in the Salt Lake Valley to receive the Gold LEED Designation.

“Aggressive and creative design and

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optimization of construction materials allowed the main superstructure to be designed utilizing less material,” says Dunn. “The building is sustainable: designed and built based on lasting performance.”

The team of professionals on the project agrees that team work has greatly contributed to the success of the project.

“Projects such as this demand collaboration and coordination between all professionals involved,” says Dunn.

“We love architectural challenges and embrace the opportunity to show our talents. It is very rewarding to be aligned with a fun and professional design team.”

Senior project manager for Big-D Construction, Leon Nelson, adds, “One of the most significant aspects of the project is the team work involved. The main participants on this project are located across the country, and everyone has done a great job of establishing a cooperative, problemsolving culture. We’re honored to be a part of this project.”

The new museum will open in the fall of 2011 and will house the museum’s 1.2-million-piece collection of rocks, fossils and artifacts. Polshek Partnership designed the unique structure, the Utah firm Gillies Stransky Brems Smith is architect of record, Maltbie is exhibit fabricator, and Ralph Appelbaum Associates is exhibit designer.

Ronald Dunn is the founder of Dunn Associates, Inc., a consulting structural engineering firm with regional, national and international experience. Scott W. Parson is the president of Oldcastle Materials Mountain West Division, the nation’s leading integrated supplier of rock products, ready-mixed concrete, asphalt, paving and construction services.

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profiles

Gregg Buxton Director, Division of Facilities and Construction Management, State of Utah

By Brad Fullmer

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it built in 1980-81. Then it teamed with Buxton Masonry on a college-grade gym/auditorium addition at Roy High, a $1.8 million contract that was the biggest masonry project in the state at the time and by far, the biggest job they had ever tackled.

“We did it on a song and a prayer,” Gregg says. “We knew we had the capabilities. We split the responsibilities among the three of us, bought some equipment and got after it. We counted up bricks at the end of the day to see if we had made money or lost money.”

“It was a leap of faith for us,” says Gary. “That job was bigger than anything we had done, but it was just a matter of changing our attitude toward what our capabilities were.”

In 1986, Buxton Inc. undertook the Shadow Valley development, an upper-end neighborhood on Ogden’s east side with homes ranging from $250,000 to $4 million – a considerable chunk of change for a residence in the mid 80s.

The project was a success and propelled Buxton Inc. to bigger and better things.

Switching Gears By the turn of the 21st Century, Gregg Buxton began his journey into the political arena, albeit rather cautiously. As a well-respected businessman and church leader in northern Utah, he was urged by several Roy-area politicians to consider running for legislative office.

Buxton was approached at various times by former representatives Jerry Adair, Nolan Karras and Marty Stephens, who felt he had the moxie to be an effective legislator.

“I thought, ‘why should I get involved (in politics),’” Buxton recalls. “I had just been released as (an LDS) stake president; I had no experience with legislative or government process.”

Buxton ended up selling his portion of Buxton Inc. and was elected as representative for District 12 in 2003, where he served five years. continued on page 14

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s director of the State of Utah’s Division of Facilities and Construction Management, Gregg Buxton understands the diverse needs of both the contracting community and the Utah Legislature.

Buxton has gained significant experience working on both sides of the fence prior to taking over the DFCM’s top spot in April 2007 for the retiring Keith Steppan.

Buxton served as a legislator from District 12 in Roy for five years from 2003 to 2007 before being appointed by then-Gov. Jon Huntsman Jr. to his current post.

Buxton was born into the construction industry. His father, Alfred Buxton, did masonry work before founding Personalized Builders, a residential construction firm, in 1960. Sons Darrell, Gregg and Gary all helped their dad at a young age. Gregg said he started working in the field at the age of 5, and recalls doing tasks like standing boards up against the building while his father nailed them in. Alfred taught his boys virtually every trade associated with building a house, skills they appreciated learning.

“I developed a passion (for construction) at a young age,” says Gregg. “In the era I grew up, we did it all – hung sheet rock, built cabinets, wiring, shingling, laying brick. We did all those things. It gave me a good base to build on.”

“As a family, (working together) is what we did,” says Darrell, owner of Ogden-based general contractor Buxton Inc. “We learned how to do most of the trades in-house.”

“General contractors were jacks-of-all-trades,” adds Gary, president of Buxton Masonry, Ogden. “We had the opportunity as young boys to do a lot of different things in building. Now, general contractors are more white collar and subcontract out everything.”

Buxton learned the ins and outs of construction, and when Alfred passed away unexpectedly in 1977, Darrell and Gregg formed Buxton Inc. while Gary started Buxton Masonry.

Skyrocketing interest rates crippled the residential market in the late 70s and early 80s, and the Buxton’s did well to ride out the storm. Buxton Inc. was able to sell three houses

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BUILDING UTAH SEPTEMBER 2011

“It was a steep learning curve that first year,” Buxton says.

“I served three years as chairman of capital facilities, so when I got the call (from Gov. Huntsman) it was a perfect transition. It’s been a good fit for my skill set, especially having come from the Legislature.”

Lynn Hinrichs, DFCM assistant director for construction, says Buxton is an effective director because he understands the business. “He’s been effective at helping to shepherd projects through the legislative funding process and get support for the real needs in the state.”

“Gregg’s very task oriented,” says Darrell Buxton.

“Whatever is on his plate, he follows through until that task is completed. You have to earn the respect of a lot of people, and he’s measured up to that.”

Buxton is good at what he does because he has people skills, Gary says. People like to work for him, and that’s a sign of a great leader.

In just more than four years at DFCM, Buxton has helped implement some significant cost- and time-saving measures, which has improved overall department efficiency.

At the top of this list is the department’s audio/visual conference room, which Buxton says was “a hair-brained idea I had of being able to sit in my office and see a job from a remote camera.”

According to Buxton, that hair-brained idea has saved the

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state more than $450,000 the past two years in travel costs.

In addition, DFCM employees are able to utilize their time more effectively, since they’re not traveling nearly as often to outlying areas of the state.

The DFCM has also instituted electronic bidding and electronic plan review in an effort to reduce paper consumption. “It seems to be working good on some of our projects – we’ve worked through some bugs and it’s proving to be quicker and more concise,” Buxton says.

Overall, he’s enjoyed his time at DFCM and is committed to making the department even more efficient.

He knows there is a lot of room for improvement, particularly the maintenance of existing state facilities.

“We’re doing as well or better than any state in the nation on new construction. But in taking care of existing facilities, we are marginal at best,” Buxton admits. “We need to take better care of what we have.”

He remembers well his father’s advice from more than four decades ago of doing a job right the first time around.

“You’ve always got time to do a project over, but if you do it over, you do it for free. Do it right the first time, then learn to do it right fast. As you plow new ground, you plow it slower to make sure you do it right. Each time you do it, it becomes more profitable.

“We’re doing the same thing at the DFCM. We’re looking at ways to do things more efficiently.”

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trends

Developers Make the Most Out of Transit-Oriented Development

By Kelly Lux tahns are beginning to recognize the long-term benefits of public transportation, especially as development is planned to maximize the use of the Utah Transit Authority’s TRAX and FrontRunner lines. Developers and city planners alike are mindful of the positive relationship between transit and carefully-planned development and are diligently working to meld the two into transit-oriented communities.

“We know our population will continue to grow here in the State of Utah,” said Kevin Fayles, community relations manager for Envision Utah. “Creating these kinds of centers will save us money, lower taxes and infrastructure costs, benefit air quality and improve water conservation.

They can do an awful lot of good for a community.”

Transit-oriented developments are popping up all along the Wasatch Front, with more interest today than ever before, said Gerry Carpenter, official spokesperson for the Utah Transit Authority. These higher-density developments, more than 40 are currently in various degrees of development, are built within walking distance of a major transit stop, and generally boast a mix of residential, office and residential buildings designed for pedestrians, public transit and automobiles – much like the Gateway near the Energy Solutions Arena in Salt Lake City. The expansion of TRAX and FrontRunner to other areas along the Wasatch Front, including to Daybreak, the Salt Lake City Airport and to Provo, is helping to spur centralized growth.

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16 Photos courtesy UTA

“Transit-oriented development is something that builds on market trends and demographic trends,” said Fayles. “The strategy is to capture future population growth while preserving much of the existing neighborhoods.”

The growth of transit-oriented development has been a long time coming, said Carpenter. Americans have had a love affair with automobiles and suburban living since the end of World War II. At that time, the infrastructure for transit was removed and/or scaled back within many communities in the United States, including Utah. It was not until recently that Americans started seeing the benefits of transit-oriented communities and urban living.

“Part of the population is looking for other options,” Carpenter said. “There is a demonstrated appetite of people who are choosing an alternative lifestyle. They don’t want to follow the typical pattern.”

In other communities where transit-oriented development has been tried, planners are seeing property values increase, safer neighborhoods and healthier, cleaner environments. These types of developments are also creating opportunity for mixed-income housing, minimizing average daily trips, increasing transit ridership and maximizing the use of parking lots. Overall, transit is an important component to improving quality of life, Carpenter said.

Cities along the Wasatch Front are joining the transit-oriented development bandwagon, albeit some reluctantly – at first. As planners see the benefits and realize the control they can have over the developments, they are happily jumping on board, Carpenter said.

Farmington is developing Station Park. UTA has partnered with Clearfield to develop nearly 71 acres near the FrontRunner station.

Sugar House is making plans to reintroduce

the streetcar to the community. West Valley City, Midvale, Murray, South Jordan, Sandy, Draper and Provo are all working on transit-oriented development in their communities.

“We want to do it right in the community and support the goals of transit-oriented development – to maximize investment, increase ridership, get people out of their cars, reduce congestion and improve air quality,” said Carpenter.

Developers are well on their way to making the most out of transit-oriented development in Utah, said Carpenter. The recession has delayed the progress of some of these developments, as financial institutions have tightened their lending practices. However, many lenders are seeing the long-term benefits and the potential for success in transit-oriented developments, making it easier for developers to secure financing.

Once financing is secured, creating destinations at transit stations is a key factor in nurturing the growth of public transportation, Fayles said. Encouraging the use of TRAX and FrontRunner now will pay off in the future, he said.

“As beneficial as the TRAX lines are today,” Fayles said, “the real benefit is going to be in 10 to 20 years.”

Ogden Intermodal Center, IRS Campus, The Junction, American Can, River Project – FrontRunner Station Park in Farmington – FrontRunner UTA Clearfield Station – FrontRunner Kays Crossing in Layton – FrontRunner Salt Lake Intermodal Hub, Gateway, 300 South Redevelopment District, City Creek Center – TRAX, FrontRunner, UTA Jefferson Corner at 900 South – TRAX South Salt Lake/Sugar House, Granite Furniture Block, D’Ambrosio Project, South Salt Lake Redevelopment (Market Square) – Sugar House Streetcar, TRAX Fairbourne Station in West Valley – TRAX UTA Hamlet Development at 3900 South Station – TRAX Midtown Village at Midvale/Bingham Junction – TRAX Fireclay in Murray – TRAX UTA Jordan Valley – TRAX Daybreak in South Jordan – TRAX Jordan Gateway at 10600 South – FrontRunner UTA Sandy Civic Center 10000 South Station – TRAX Draper Towne Center – TRAX Provo Intermodal Center – FrontRunner

BUILDING UTAH SEPTEMBER 2011

Notable Transit-Oriented Developments Along the Wasatch Front

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trends

BUILDING UTAH SEPTEMBER 2011

Recycled Materials Useful for Road Construction

18 Photo courtesy Morgan Asphalt

hannon Waters loves her job as office manager for North Salt Lake-based Morgan Asphalt in their recycling operations. That’s because she fully understands the importance of what she does.

“Customers love the fact that we have the cleanest material of any recycling operation in the valley,” said Waters, who assumed her present position in July 2008, when Morgan Asphalt purchased the crushing recycling operations from Binggli Rock who had acquired it from A.J. Dean. “We’re picky about what material we let come in, and we take extra steps to clean it up before we process it.”

Recycled materials operations are a key component for many contractors in Utah, supplying quality recycled asphalt and concrete, which is used mainly as a road base product for streets, subdivisions and parking lots.

“Recycled road base material is virtually the same as virgin (new) material,” said Nate Durham, estimator and project manager for Morgan Asphalt. “Certain cities and municipalities will not allow us to use them and are not on board, but those who do use recycled concrete and asphalt think it works just as well.”

The biggest reason for a municipality, government agency or private owner, beyond the ‘green is good for the environment’ or the ‘right thing to do’ mantra being preached in today’s construction industry, is the fact that recycled material is up to 40 percent less expensive than new, virgin material, according to Durham. The less expensive material allows contractors to be more competitive in a difficult bid market. Plus, it is a quality product.

“We always try and use recycled materials,” said Ryan Westover, president of Concrete Now in Layton. “We use a lot of recycled gravel for road base. Some cities won’t use it, which I don’t understand. It’s less money, and it compacts really well, really tight. With my experience, it’s every bit as good.”

Savage Construction of Sandy uses the recycled material for road base under driveways, curb and gutter, and almost anything to do with flatwork, said Tim Savage, president of the company. He admits the product does have at least one drawback.

“I can get 95 percent compaction out of it, so it’s not quite as good as new material,” said Savage. “The problem using (recycled material) is that if you don’t get the right compaction, you have to dig it out and do it again.”

Morgan Asphalt’s recycling operations accounts for roughly $1 million a year in gross sales, which is a small percentage

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of their overall business. However, it’s a segment they pay close attention to and feel is of great benefit to both owners and contractors.

“We’ve worked really hard at getting different cities and counties to accept recycled road base,” said Morgan’s Heather Morley, director of marketing and business development. “Our pit is very clean, and we’ve put $300,000 into the facility, including $150,000 into the crusher alone.

We feel it’s an important part of our business, and we’re proud about taking old material and turning it into something that can be effectively reused.”

Waters said being particular about old product they accept is the first step to ensuring the end product is the best it can be.

“We don’t take mixed loads. We don’t accept dirty asphalt,” said Waters, who added that 80 percent of the used material they accept is concrete, and the other 20 percent asphalt. They remove as much rebar as possible from concrete before sending it into the crusher. A giant magnet ensures any stray scraps of metal are removed before it is ground into 3/4 inch road base.

“I turn away loads all the time that are mixed loads,” said Waters. “We don’t want asphalt in our road base. This business is very important to us, and municipalities are starting to see that a recycled product is just as good as a natural product.”

Besides recycled concrete and asphalt, other companies are utilizing other green techniques in road construction that have proven effective. Granite Construction of North Salt Lake has been a local industry leader in the use of warm-mix asphalt, a process where asphalt is produced and placed at considerably lower temperatures than conventional hot-mix asphalt – up to 50 to 100 degrees (Fahrenheit) cooler.

“It’s an environmentally-friendly product that works as well as hot mix methods,” said Chris Faulhaber, Granite’s environmental manager.

Warm-mix asphalt allows contractors to place asphalt at cooler temperatures, generating fewer emissions and benefiting the employees who are actually putting the asphalt down. “It’s definitely better for our workers,” he said.

“When it’s really hot outside, it reduces the overall temperature.”

Warm-mix asphalt has been used by Granite on a number of local projects, including an improvement to Wall Avenue in Ogden. So far, so good.

“It seems to be holding well,” said Faulhaber, of a project that was done in late 2009. Time will tell how it holds up over another few years.

BUILDING UTAH SEPTEMBER 2011

By Brad Fullmer

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projects

BUILDING UTAH SEPTEMBER 2011

Photos courtesy Coldwell Banker Utah

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Falcon Hill Cleared for Takeoff

By Brad Fullmer

alcon Hill National Aerospace Research Park is the first-ever public-private partnership between a developer and the U.S. Air Force at Hill Air Force Base under an Enhanced Use Lease (EUL) agreement, and by all accounts a win-win situation for all parties involved.

Woodbury Corporation of Salt Lake City and Hunt Development Group (HDG) of El Paso, Texas, are working together on this expansive, long-term project as joint-venture developers under the name Sunset Ridge Development Partners, LLC. Falcon Hill is the largest EUL project in USAF history.

According to Gary Stewart, vice president of construction for HDG, the EUL development will ultimately cover 550 acres of underutilized HAFB land and will span a 50-year lease period. In exchange for the land, Sunset Ridge will construct a five-building campus in kind, with one of those five buildings being occupied by the USAF. “EUL’s are beneficial for both sides,” says Stewart. This development allows Hill Air Force Base to reap the benefit of land that otherwise would go unused.”

This private development will feature more than 2 million square feet of commercial space in the first phase. More than 1.2 million square feet will be office space that includes fiber

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Building #1575 Building #1575 is a nearly $20 million facility that will be leased by Northrop Grumman. The 34,400 square-foot facility will house the Security Forces Squadron and Office of Special Investigation forces (SFS/OSI) on six acres. The project started in April and is expected to be finished at the end of 2011.

The five-story, 153,000 square-foot complex is a steel structure that is located on 16 acres that will mainly be occupied by Northrup Grumman. The design includes a special blast mitigation design system and will occupy three different classifications – B, A-3 and S-1, which includes business, assemblies and the storage of moderate hazardous materials.

optic connectivity, redundant power, sophisticated HVAC/climate control and security monitoring and access.

The buildings will be designed to meet LEED requirements.

Approximately 45,000 square feet will be retail space with another 21,000 in restaurant space. A five-story, 200-room hotel and conference center will also be part of the development.

Phase I currently includes three projects: Building #1575, the Security Forces Squadron/Office Special Investigation (SFS/OSI) building and the West Gatehouse. R&O Construction of Ogden was hired as the general contractor on these projects in 2009, but only the SFS/OSI building broke ground before the project was temporarily put on hold, according to R&O project manager Will Haymond. Building #1575 began in October 2010, while West Gate broke ground in early June.

Haymond says the project has been progressing on schedule, despite the depressed construction economy which has significantly impacted some key subcontractor trades.

“In some cases we’re dealing with subs who are pretty fragile in terms of stability,” says Haymond. “I have seen quite a turnover of subs just within these three contracts.

When the project got back online, we went to the original (subcontractor) bidders, and I’d say 20 to 25 percent are

either no longer in business or not capable of doing the project based on its size, complexity and bond requirements.

Construction in general right now is challenging.”

Haymond says the project has been unique in that it’s the first time R&O has fully utilized Building Information Modeling and produced a full 3D model. A series of BIM meetings between design and construction team members to eliminate clash detection issues has helped the construction process flow seamlessly thus far.

“We’re seeing the benefit of (BIM) – we haven’t had any conflicts as of yet,” says Haymond, adding that a great deal of pre-fabrication work has been done off-site, which reduces labor and staging issues. “A lot of times you run your duct sub first, then the fire (protection sub) comes along, and eventually the last guy is trying to make it all fit which leads to change orders.

“Everything is running smooth in the field, which is where the bulk of the cost of a job comes,” he continues. “I’m not saying (BIM) will solve all conflicts, but I’m confident if we hadn’t done BIM, our basement (Building #1575) would have been more challenging than it was. We have a complete 3D model; it’s neat to see the results onsite.”

BUILDING UTAH SEPTEMBER 2011

Coldwell Banker Commercial Utah is the exclusive leasing agent for Falcon Hill, leasing Building #1575 to Northrop Grumman. As construction crews prepare to break ground on the other buildings at Falcon Hill, Coldwell is prepared to lease the buildings with lease rates starting at $20 per square foot NNN with generous tenant improvements, ample parking and sophisticated finishes and systems, said Brandon Fugal, executive vice president of Coldwell Banker Commercial.

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Ron Dunn Owner, Dunn Associates, Inc.

By Brad Fullmer ocated in the Civil Engineering Building at the University of Utah is an area called Dunn Commons, a room where engineering students can hang out, socialize and get to know each other on a more personal level.

The room is named after Ron Dunn, founder of Salt Lake City-based structural engineering firm Dunn Associates, Inc., who donated to the project. Dunn has long believed that engineers often ignore, or are forced to sacrifice, the social aspect of their college existence and spend too much time with their heads buried in a book.

“Engineers aren’t nerds when they enter school,” says Dunn. “They’re nerds when they graduate from school because they’ve left their social life on a bookshelf – they’ve become introverted. I wanted a place where students could go and have a great time. As much as an education is important, getting to know people is every bit as important.”

Indeed, a plaque in Dunn Commons succinctly sums up Dunn’s philosophy: “The ability to develop and nurture professional relationships is a lifelong process, and we must devote as much time to this endeavor as we do our technical studies.

Within the demands of your engineering curriculum, you must find time to socialize. Solid relationships will reap valuable dividends throughout your professional life. The technical skills we learn in the classroom are not enough to truly succeed in our profession. Our clients will pay the bills, but our associations will ultimately make us rich.”

Dunn expects his employees to have a strong work ethic but also requires them to have fun and enjoy each others’ company, as evidenced by games such as foosball, ping pong and air hockey in the office, along with a gymnasium, plenty of comfy Love Sac bean bag chairs and satellite televisions.

“My goal when I started Dunn Associates was to create a company that people were knocking on the front door wanting to work there,” Dunn says. “That would mean we were doing good projects, that employees would be compensated well and that they would have fun. Our office

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is not a typical engineering office. I believe in hiring professionals and turning them loose; if we have to manage people, then our job becomes harder.

“I could list a number of landmark projects I’ve designed,” Dunn adds, “but the best project I’ve ever done was assembling the people in my office.”

“There is a definite mentality here that if you need to take a breather and play some foosball, then do it,” says Chris Olson, a senior associate and 10-year company veteran.

“Unwind and relax, and then get back at it and go hard. Ron is a great motivator.”

Life Lessons Dunn is a Salt Lake native and earned a structural engineering degree from the University of Utah in 1982. His father, Howard Dunn, owned a successful soils engineering firm in the San Francisco Bay Area in the 50s, before moving back to Utah to serve as president of Zions Securities.

Aided by a professional and personal relationship his father developed in California with Dr. Alexander Tarics, a renowned structural engineer, Dunn went to work in San Francisco for A&E firm Reid & Tarics upon graduation.

Tarics, who at age 98 is currently the oldest living Olympic champion in the world, winning a gold medal in water polo for his native country, Hungary, in the 1936 Berlin Olympics, educated Dunn in the nuances of becoming a great design engineer and other business essentials.

“You can imagine the life lessons you can learn from somebody like that,” says Dunn about his mentor Tarics. “He took me into his office on a weekly basis and instructed me as to what I could expect throughout my career. I learned a lot about engineering solutions and methodologies from him, but beyond that, he taught me to have a passion for our business and to realize that not everyone can do what we do. … He taught me that you can never sweep anything under the rug. Honesty sometimes hurts, but we cannot afford to be dishonest in our profession.

“Looking back at the six years I had that relationship with

him,” Dunn continues, “I would have (worked) for free to learn from him what has enabled me to be happy in life and moderately successful in business.”

“Ron became a very talented engineer,” says Tarics. “He was always hard working and more interested in doing the job than keeping the time. I taught him to be honest and good to clients. He has a very successful business in Salt Lake City, and I’m proud of his accomplishments.”

Colleagues of Dunn in the A/E/C industry praise his innovative design ideas and overall personality.

“He has great perspective to be able to look at projects not just from a structural standpoint, but from a broader view that is more comprehensive across the board,” says Lyle Beecher, principal of Beecher Walker Associates, Holladay.

“He’s a great team member and willing to discuss things that have a direct tie to structural systems. He’s very engaging on projects, and we’ve always appreciated that.”

“He usually works on our larger buildings and for those projects he’s the best there is,” says Ken Harris, founder of Ken Harris Architects, Provo. “He’s always looking for the best way to do a design that is also economically feasible for the owner. Ron is just really an approachable guy – if you’ve got an idea, he’ll listen.”

Dunn Associates has provided structural design on many noteworthy buildings in Utah since Ron founded the company in 1995, including the Utah Museum of Natural History at the University of Utah and Worker’s Compensation Fund Corporate Headquarters in Sandy. The firm is currently designing the State of Utah’s Public Safety Complex, a project Dunn says is requiring the most stringent structural engineering criteria of any building in the state.

Beyond designing landmark, state-of-the-art projects, Dunn’s greatest pride comes from his family (wife, Lori, and five sons ranging in age from 17 to 30) and the relationships he’s forged over time.

“People are my biggest success,” Dunn says. “Becoming respected and trusted by my clients is far more important to me than the work I do for them.”

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BIM Coordination Contributes to Success in Construction of City Creek Use of BIM Helps to Expand Use of Technology in Utah

By Darrin Sanders he City Creek Center consists of parking, retail, restaurant and offices that encompass two city blocks in the heart of downtown. Multiple general and subcontractors have been involved in the massive flagship project. The intent is to keep the central downtown location a destination for in-state and out-of-state visitors. The scale of the project has required extensive coordination between all parties during design and construction to complete the project.

One of the earliest phases of the project was the Block 76 parking garage that consisted of more than 1 million square feet of underground parking. A key component of the parking garage was the post-tension (PT) concrete decks between levels. Hunt Electric was hired by Okland Construction in early 2008 to provide coordination between the separate subcontractor trades to determine the locations of structural support embeds for each trade. The PT decks could not be core-drilled or have anchors drilled or shot into them after the fact. From coordinated drawings, Hunt Electric was able to export embed support locations to Trimble, surveying equipment for a faster installation and providing Okland Construction an effective and quick installation of the critical supports. Conduit routing drawings, junction and pull-box location drawings and prefabrication drawings for the support embeds were also created to streamline the electrical installation.

The next phase of the project for Hunt Electric included the construction of the super deck. The super deck is the level that supports all of the retail, office and residential towers above the parking garage. The complexity of the task was daunting. Before design drawings were complete for the buildings above the super deck, all of the supporting plumbing, electrical, structural and mechanical systems had to be properly coordinated. The general contractor, Jacobsen Construction, was committed to using Building information Modeling (BIM) methods, and the task moved from the realm of nearly impossible to possible.

By using BIM, the cost and time delays were minimized

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compared to the old method of “working it out in the field.”

Often, the old method leads to the tearing out of completed work that was not properly coordinated prior to the installation. BIM allows the building or space to be constructed in the 3D virtual world, allowing for conflicts or “clashes” to be detected and remedied before any work begins.

At the start, a third party, May Construction Services of Provo, Utah, was hired by the general contractor to provide 3D modeling services and detect clashes for all trades. Soon after, Hunt Electric transitioned to providing the 3D modeling service in house. Hunt Electric began to model the required work in Autodesk Revit and convert the model to Autodesk Navisworks format for coordination between trades. Then, May Construction Services, the BIM coordinator for the project, would document clashes and track the resolution of clashes. Utilizing Navisworks in house allowed Hunt Electric to more quickly and efficiently resolve clashes between electrical and other trades.

Once the models in each area of the project were coordinated and clashes eliminated, shop drawings were created, based on the 3D model, that could be used by the electricians in the field to install their equipment in the correct location. Once again, information was uploaded to the Trimble survey tool to accelerate the layout of the equipment.

When completed, the work at the Block 76 parking garage and super deck included approximately 400,000 linear feet of 4-inch conduit, and more than 2 million linear feet of all sizes of conduit. BIM coordination made the project a successful one for Okland Construction, Jacobsen Construction and all trades involved and has contributed to the expansion of BIM capabilities in Utah and the Intermountain West.

Darrin Sanders is the engineering department manager for Hunt Electric, Inc. He can be reached at darrins@huntelectric.com or 801.975.8844.

Photo courtesy Dana Sohm

City Creek Close to Completion

City Creek will include eight office towers, a department store-anchored regional shopping center, 700 residential units and 5,000 underground parking stalls.The project is scheduled to open in spring 2012, nearly 10 years after the project was first conceived.

On March 22, 2012, the 900,000 square-foot City Creek retail center, anchored by Nordstrom, located mid-block on West Temple, and Macy’s, located on the east side of Main Street, will open, concluding the final piece in the construction of the three-block project. Managed mostly

by Taubman Centers, more than 80 retail stores, some open air and some located beneath a retractable roof,will flank Nordstrom and Macy’s, bringing more than 2,000 jobs to downtown.

A food court opened in the summer of 2009 at City Creek and currently has nine operating kitchens. Vendors

include A Taste of Red Iguana, Bocata, Chang Chun, Great Steak, McDonald’s, Roxberry Juice, Sbarro, Subway and Suki Hana. Harmons Grocery Story is currently building a full-service grocery story at 135 E. 100 South.

Approximately 800,000 square feet of residential space will be part of the development. Approximately 700 residential units will be built, some of which will be rentable properties. The residential buildings include Richards Court,The Regent at City Creek and Promontory.

Nearly 2.1 million square-feet of office space, including a six-story office building on South Temple,will be added to downtown.The KeyBank Tower has been remodeled.The Deseret Building,also known as the First Security Building, has been completely restored.

The entire development will encompass green space, water features and open walkways. The flow path of the south fork of City Creek, the lifeblood for the Mormon pioneers who first arrived in the Salt Lake Valley in 1847, will be reintroduced into the development as part of the seven acres of gardens and landscaped open space.

Walkways will follow historic routes from pioneer days, allowing mid-block access to residential, office and retail elements of the community.

To maximize the available open space, all parking at City Creek will be underground.Approximately 5,000 stalls will be available for retail, residential and office parking. The parking garages will have flat parking decks, columns which are only located at the tops of parking stalls and highly-automated parking machines.

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City Creek, a 20-acre, $1.5 billion mixed-use development project sponsored by The Church of Jesus Christ of Latterday Saints,is one of the largest construction projects in the United States.Several Utah companies have been involved in the development of City Creek. Okland Construction, Jacobsen Construction and Big-D Construction are general contractors, with each being responsible for their own selection of qualified subcontractors and suppliers.

McCullough Engineering and Contracting did the renovation of the Deseret (First Security) Building. City Creek Reserve,Inc.,a development affiliate of the Church,is also working with local and national architects. Cowboy Partners and Harmons Grocery Stores have also been involved in the development.

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Layton Construction Company, general contractor Pasker Gould Ames & Weaver Architects, architect Garner Construction and Excavation, site work and utilities Heritage Roofing, roofing Johnson Quality Air, HVAC/controls Messerly Concrete, concrete Professional Plumbing Systems, plumbing Powers Steel Group, joist and deck Wasatch Ornament Iron & Weld, structural steel Wyer Electric, electrical Photo courtesy Layton Construction

Will It Build? That is the Question A Leading Manufacturer of Blending Equipment Expands Facilities

By Kelly Lux

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said. “During the first two years of the recession, we froze everything. But we didn’t let anyone go, at least not for economic reasons. We came out of the recession more than a year ago.”

When Blendtec came out of the recession, the company brought a new invention with it. With the latest invention, the Self Serve Smoothie Maker (the world’s first Smoothie Shop in a Box), the company decided it was time to move forward with the third phase of the building. The decision was made in November 2010. Construction began in March 2011.

The more than 100,000 square-foot expansion on the west side of the facility was designed to carry floor loads of 200 pounds per square foot. A 14-inch thick concrete isolation pad was placed in the manufacturing area to accommodate the sensitive robotic and high-tech manufacturing equipment used to produce Blendtec products. continued on page 28

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hile YouTube sensation Tom Dickson, CEO and founder of Blendtec, continues to create ‘Will It Blend?’ videos, sales of his internationally-known blenders, the foundation of his company, continue to grow. The Blendtec blenders are now distributed in 87 countries. And the company plans to increase from 230 employees to at least 300 within a year.

In order to keep up with growing demand for blending equipment and to make manufacturing space for Blendtec’s newest invention, this Utah-based company is expanding their 168,000 square-foot Orem facilities by 100,100 square feet. Under the direction of Layton Construction Company, the Blendtec addition will include warehouse and manufacturing space, a cafeteria, an on-site medical clinic and dental suite office and a food storage area. Layton will also be building a mezzanine in the company’s main warehouse to increase its office space by approximately 5,000 feet.

“This will be a different place in six months,” said Dickson. “We will need more scooters to get around.”

Blendtec has owned its Orem facilities for 11 years.

When the company first moved into the structure, there were some reservations about moving into such a large building, said Site Services Manager Scott Lund. Few changes were made in the new facility, except for adding Dickson’s personal 3,000 square-foot condo and giving the breakroom a facelift into a night club/bar/convenience store/coffee shop/ice-cream parlor demonstration room.

Despite their reservations, growing the company from 20,000 square feet into 50,000 square feet proved to be effortless, Lund said. With both the commercial and residential blender sales increasing, 112,000 square feet was added to the building in 2005, with plans for another expansion in the near future.

The company managed through the Great Recession without much upheaval. Blendtec did see a shift in their demand, with commercial products being their primary seller at 70 percent dropping to 30 percent and residential sales gaining ground, with those products reaching 70 percent of overall sales, Lund said.

“The growth of the company has been excellent,” Lund

27 Photo courtesy Blendtec

Photo courtesy Layton Construction

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“Our concept is to build a strong building that is flexible enough to meet all of our manufacturing needs, even though we don’t always know what they are,” Lund said. “We’ve been adaptable. If the blender market goes away, we can make just about anything else. We have the capabilities.”

The building meets energy code requirements with the exterior tilt-up concrete walls each having 3-inches of insulation and the roof having 5-inches. Looking ahead for future energy savings, Blendtec is also prepared to install a photovoltaic array on the roof of the building to produce solar energy for the facility in the future.

Blendtec requested that the expansion be designed with a 1.5 Importance Factor, a parameter to measure a building’s structural safety. Most commercial buildings have an Importance Factor of 1.0. In the event of a high magnitude earthquake, the Blendtec expansion would remain standing and would even be occupiable and operable immediately after said earthquake, Lund said.

“The Importance Factor shows we are interested in our employees and the ability to produce our product,” Lund said.

The Importance Factor isn’t the only element in the expansion built for employee health and satisfaction. Dickson has also commissioned the construction of a 3,200 squarefoot food storage room designed to maintain a temperature of 60 degrees. The space will be filled with food to be used by employees in the case of an emergency. There will also be space for 10,000 gallon water storage. Eventually, the room will also have a freezer for food storage items. At Dickson’s request, a $1 million cafeteria was drafted into the plans after final approval had been given on the facility. Additionally, the expansion will include an on-site medical office and dental suite available to employees and families at a discounted price. These services will complement the existing fitness and massage center and full-time personal trainer.

“Tom Dickson’s philosophy is, ‘What is going to be best for our building and our employees?’” said Architect Kris Pasker of PGA&W Architects. “They are always doing what is best for their employees. That was the theme of this project. It goes to Photo courtesy Blendtec

show how Tom and Scott [Lund] and [President] Dave Beck really care about their employees first and foremost.”

Construction on the project, which was financed by Zions Bank, has gone fairly quickly, said Superintendent Brett Willes with Layton Construction Company, especially for having to build most of the structure from the inside out due to space limitations. Layton will have construction complete by October 2011.

Photo courtesy Blendtec

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Photo courtesy NSA

NSA Utah Data Center and Adobe Build in Utah NSA Utah Data Center to accommodate the 65 megawatts of electricity needed for The one million square-foot, $1.2 billion National the computer equipment. Support facilities include water Security Agency Data Center at Camp Williams is one of treatment facilities, vehicle inspection facility, interim visitor the largest construction projects in the control center, perimeter site security United States and will bring between measures, fuel and water storage, chiller 5,000 and 10,000 jobs to Utah during the plant, fire suppression systems and 100 construction phase of the development. percent electrical generator and UPS back General Contractors: The state-of-the-art facility will up capacity.

A Balfour Beatty, DPR, include 100,000 square feet of a Tier III, Showcasing numerous innovative Big-D Joint Venture raised floor data center to support the technologies and the most up-to-date in Architect: KlingStubbins, Office of the Director of National energy efficiency features, the data center Architectural Nexus Intelligence, and 900,000 square feet of will be designed and constructed to technical support and administrative achieve LEED Silver Certification.

Engineers: AGEC, Redcon, space. Nicknamed “The Spy Center,” the Building Information Modeling will be CMT Laboratories, Parsons Utah Data Center will use the climateused to facilitate collaboration and Brinkerhoff, RK Mechanical, J&S Mechanical, ACCO controlled environment of its coordination of all of the project aspects computerized core as a repository for during design and construction. information gathered by different branches of the country’s The scope of the project will require coordination from intelligence apparatus. The facility will be the nation’s first many local and small business. Balfour Beatty, DPR and Intelligence Community Comprehensive National CyberBig-D have been soliciting involvement from local security Initiative Data Center. businesses.

Built on 240 acres of Camp Williams property, the Utah Construction on the facility began in January 2010. The Data Center will require a large investment in infrastructure project is expected to be complete by October 2013.

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Adobe, Utah Campus once it is completed by the end of 2012.

The new technology campus, under the direction of Okland The billboard along Interstate 15 in Lehi has been a Construction, will be built to meet the U.S. bold reminder of the future site of an Green Building Council’s Leadership in Adobe Systems Campus in Utah. The large Energy and Environmental Design. Adobe red sign has since been replaced with is committed to sustainable design, construction crews who are working to construction and operations. The new build the 280,000 square-foot, more-thanOkland Construction, campus will utilize high-efficiency three $100 million campus on 38 acres in Lehi. general contractor stage mechanical systems that enable free Adobe, which has been in Utah since WRNS Studio, air cooling for most of the cooling in October 2009 when it acquired Omniture core building architect buildings and server rooms. for $1.8 billion, is expanding from its current GSBS, shell building architect The building itself will house facilities in Orem, which consist of 150,000 approximately 1,100 total employees, and square feet of leased space. The new offices, Pollack Architecture, the campus will include amenities such as which will be four- to five-stories tall, will be interior architect a cafeteria and fitness room. The facilities located in a commercial and residential area will also have an indoor/outdoor cafe, on Cabelas Boulevard, conveniently situated near public transit and public schools. The approximately full-size indoor basketball court and bike lockers. The parking lot will span nearly 350,000 square feet. The campus has the 800 employees in the Orem facilities will be potential to become as large as 600,000 square feet with space relocated to the new facilities for up to 3,000 employees. Future expansion will be in Lehi determined based upon future growth.

Project Team

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Photo courtesy Adobe

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profiles

Jim Wood Director, David Eccles School of Business, University of Utah

By Brad Fullmer im Wood has had his pulse on vertical building in Utah for longer than he ever could have imagined – more than three decades.

At the David Eccles School of Business at the University of Utah, Wood has tracked, analyzed and written about building trends and activity in the Beehive State for 35 years, including the past nine years as department director.

“I love studying the housing and construction market,” says Wood. “To be able to spend time looking at data, collecting it, analyzing it and writing about it gives me great satisfaction. I work on studies all year, one after another. I essentially get paid to learn – that’s a good deal.”

Wood has seen some interesting trends during his threeand-a-half decades on the job, including the tumultuous current building market in Utah, which includes both residential and commercial construction projects.

“Since 1975 I’ve followed housing and residential cycles, and on the housing side, we’ve never seen anything like this in Utah,” says Wood. “We’re in the sixth year of a contraction in a residential market that peaked in 2005. It’s been a precipitous decline; a contraction unlike I’ve ever seen, and really as far back as we’ve ever had numbers for (post World War II).”

Wood’s journey to the U’s School of Business was anything but routine. A Utah native, Wood graduated from Highland High before attending the University of Utah. At the U, he graduated with a B.S. in finance in 1967, then enrolled in law school. His life took a dramatic turn in 1969, when he was drafted by the U.S. Army at the age of 25 for an 11-month tour of duty in Vietnam.

“Getting drafted into the Army at 25 is a different experience,” says Wood. “I ended up serving with kids who were just 19.” Wood actually had to learn Vietnamese and worked behind the scenes monitoring the ‘order of battle’ at a U.S. Army base outside Hue, roughly 60 miles from the DMZ line. “We would get messages nightly from long range reconnaissance patrols that were monitoring infiltration routes and then send messages to us. I would read those messages and distribute them. It was top secret work.”

Wood returned to the civilian life in late spring 1970 and continued his education as a graduate student at the U, while working part-time at the U’s School of Business. In 1974, Wood’s career was interrupted yet again that summer when he moved back to Washington D.C. the day after Nixon

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resigned to work on Utah Senator Frank E. Moss’s staff. It was an experience that provided Wood invaluable insight into the nation’s political scene.

“It was interesting being able to interact with Senators, staff and committee members,” Wood says, adding that a new committee – the Senate Budget Committee – was formed during his two years on Moss’s staff, on which Moss was the second ranking committee member. “It’s a very important committee. To be in meetings with 25 people, 10 of whom were senators, and seeing the interaction and politics between everyone, was a unique experience.”

Wood returned in 1976 to the U’s School of Business and has been closely monitoring Utah construction activity since. “(The University) has always had a close relationship to the local real estate and building industry. I had an interest in it, and they needed someone to help with data.”

Despite the dismal outlook for Utah’s residential market, Wood says the commercial market is doing quite well, especially compared to other markets nationally.

“Non-residential construction is holding up better than we thought,” he says. “There’s a lot of state building going on – I can look out my window and see $400 million in new construction projects, and that’s not in our data.”

He points to projects like the estimated $1.5 billion City Creek Center in downtown Salt Lake (slated for completion summer 2012), and the federal government’s $1.6 billion NSA Data Center (just into a three-year construction process) as major projects helping stimulate the commercial construction market.

Landmark projects underway on the U campus include the $160 million USTAR project, and the nearly $100 million David Eccles School of Business (Phase I is slated for completed this fall; Phase II will begin in November).

Despite being 68, Wood has given no thought whatsoever to retiring. He likes his job and figures as long as he’s healthy, there’s absolutely no reason to walk away from his post.

“I like my job, but I love a paycheck,” Wood chuckles.

“Retirement is expensive. Not only are you not getting a salary, you’re spending money. Plus, on a typical day, I interact with a lot of people, which I enjoy. Walking the dog is good, but after awhile that gets old. One of the great benefits of working is social interaction.”

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Provo River Constructors

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A consortium of expert local, regional and national contractors and engineers to design and build I-15 CORE.

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Fluor Corporation Ames Construction Company, Inc. Ralph L. Wadsworth Construction Company, Inc. Wadsworth Brothers Construction Company, Inc. Fluor/HDR Global Design Consultants, LLC Michael Baker Jr. Inc. Jacobs Engineering Group, Inc. H.W. Lochner, Inc. Kleinfelder West, Inc. Intermountain GeoEnvironmental Services, Inc. CRS Consulting Engineers, Inc. TransCore IP, Ltd. Stillwell & Associates, PLLC Applied Research Associates, Inc. Fehr & Peers Transportation Consultants Psomas CME Transportation Group Photos courtesy Utah Department of Transportation

Reconstruction of the CORE I-15 CORE Project Sets Records While Minimizing Inconveniences to the Public

By Kelly Lux he reconstruction of Interstate 15 in Utah County, the largest road construction project in Utah history employing more than 1,500 workers, has reached its midpoint, with nearly 40 percent of the project complete, including 637,000 square yards of concrete pavement placed and three reconstructed bridges open to traffic. The 24-mile Utah Department of Transportation project, stretching from Lehi Main Street to Spanish Fork Main Street and adding two lanes both northbound and southbound on I-15, is on schedule for completion in December 2012.

“It is a tremendous challenge to deliver everything the contract has delivered to date, and we are on schedule to finish on time,” said Robert Stewart, UDOT I-15 CORE construction manager. “We are seeing the quality that we would have expected regardless of a tight schedule.”

Under the direction of UDOT, Provo River Constructors, a team of contractors and engineers that includes Fluor Corporation, Ames Construction Company, Inc., Ralph L. Wadsworth Construction Company, Inc., Wadsworth Brothers Construction Company, Inc., and more than 30 subcontractors, will rebuild or reconfigure 10 freeway interchanges and replace or restore 63 bridges, many of which were built in the 1960s. The project, which

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has been under construction since Spring 2010, was necessary to restore the aging freeway, address long-term transportation needs and improve the mobility of goods and services throughout the state, said Stewart.

“Like a good portion of the country, a major challenge facing the United States is our aging interstate infrastructure,” said Stewart. “It has served its useful life.”

As one of the fastest growing counties in the nation, Utah County was in need of an expanded system, Stewart said. Utah County, as the second most populated county in Utah, accounts for nearly 20 percent of the state’s total population.

The I-15 CORE Project is supported by the governor and state lawmakers and fully funded by the State of Utah through bonds, said Stewart. The support from the governor and the legislature demonstrates the overwhelming need for the reconstruction of the corridor, he said. “Despite the economic challenges, they still felt it was necessary to fund this project,” Stewart said.

Not only will the $1.725 billion CORE Project add two new lanes, restore bridges and reconfigure interchanges, the I-15 CORE Project will extend the Express Lane from University Parkway in Orem to Spanish Fork. Additionally, continued on page 36 location

gen. contractor

comp. date

MOUNTAIN VIEW CORRIDOR (SALT LAKE COUNTY) $223,837,070 Salt Lake County Granite Construction December 2012 This planned freeway, transit and trail system in western Salt Lake and northwestern Utah counties will initially be two lanes in each direction with signalized intersections. Eventually the corridor will be built out to be a fully-functional freeway. The project will be built in phases.

SR 92/TIMPANOGOS HIGHWAY $80,446,547 Utah County Flatiron/Harper May 2012 To improve mobility and accessibility, UDOT is expanding Timpanogos Highway from I-15 to S.R. 74 in Highland. The project will widen the highway to five lands, build commuter lanes from I-15 to Highland Boulevard and add multi-use trails.

BANGERTER HIGHWAY UPGRADES $33,823,530 Salt Lake County Ralph L. Wadsworth May 2012 Major improvements along Bangerter Highway between the airport and 13400 South will relieve congestion, improve safety and increase capacity along the corridor. The upgraded highway will incorporate the latest innovations in transportation mobility.

MOUNTAIN VIEW CORRIDOR (2100 NORTH, REDWOOD ROAD TO I-15) $26,268,003 Salt Lake County Hadco Construction September 2011 This planned freeway, transit and trail system in western Salt Lake and northwestern Utah counties will initially be two lanes in each direction with signalized intersections. Eventually the corridor will be built out to be a fully-functional freeway. The project will be built in phases.

LOGAN 10TH WEST $21,553,118 Cache County Jack B. Parson November 2011 The road from U.S. 89/91 to 1400 North on 1000 West will be widened at the bridge and into five lanes, utilities will be installed and will be replaced with a 40-year concrete surface.

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I-15 CORE $1,725,000,000 Utah County Provo River Constructors December 2012 I-15 Core will add two lanes both northbound and southbound on I-15 for 24 miles from Lehi Main Street to Spanish Fork Main Street and extend the Express Lane from University Parkway in Orem to Spanish Fork. The project will also rebuild or reconfigure 10 freeway interchanges and replace or restore 63 bridges.

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the entire corridor will be paved with a 40-year concrete, a specification made by the Provo River Constructors in their proposal to UDOT. In fact, Provo River Constructors plan to place 1.2 million square yards of concrete before the end of 2011, approximately double the total that has been placed on the project so far.

Three of the 63 bridges have been reconstructed, one of which was the American Fork Sam White Bridge. The Sam White Bridge move in March 2011 was the longest twospan bridge move by Self-Propelled Modular Transporters in the western hemisphere.

“Although impressive, the bridge moves were not to

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break records,” Stewart noted. “We wanted to impact traffic as little as possible.”

Minimizing the impact on traffic was an overall goal of the I-15 CORE Project. The contractor has made it a priority to keep lanes open during the majority of construction, said Stewart.

According to UDOT, “The team presented innovative ideas to keep traffic moving during the massive reconstruction effort and finish the project nearly two years faster than required. UDOT’s I-15 CORE team of experts has oversight and ensures the contract provisions, quality, safety, budget and deadlines agreed upon are met.”

Interstate and lane closures are avoided during heavy travel hours, lanes have been narrowed, shifted and split to accommodate traffic while new lanes are constructed and traffic modeling is being used to identify route detours. The same number of lanes that were available prior to construction have been open throughout the construction process, said Stewart.

“This is a tremendous undertaking,” said Stewart.

“Overall, we are impressed with the project, especially considering the scope, the amount of work and the timeline.”

Once complete, the corridor will have a lifespan of approximately 40 years, both in structure and in ability to meet the growing transportation needs of Utah County.

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projects Project Details Architect: Edwards and Daniels/NBBJ CMGC: Jacobsen Construction Mechanical Engineer: Van Boerum & Frank Associates, Inc. Electrical Engineer: Envision Engineering Energy Modeler: Atelier 10 Area: 150,000 Square Feet Cost: $53 Million Completion Date: 2012

Photo courtesy University of Utah

Construction of New L.S. Skaggs Building Unites U of U College of Pharmacy

By Kristen Hutchings he University of Utah invests ample time and finances to ensure their students receive the best education they can offer, especially in the field of medicine. Pharmacology at the U of U is renowned for its research and medical developments in cancer, epilepsy, arthritis and wound healing. It ranks among the top 20 pharmacy colleges in the records of the National Institutes of Health, while U of U as a whole ranks in the top 100 schools for best research in the field of medicine.

To maintain and perhaps even exceed this excellence, the time had come to add to the original L.S. Skaggs building, which was built in the 1960s, and build the $66 million dollar Skaggs building, allowing for more space and opportunities for intensive laboratory work.

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History of the Skaggs The name L.S. Skaggs is recognized and associated with more than a thousand drugstores throughout the nation.

This successful chain was propelled by L.S. Skaggs Jr., the man for which the newest Skaggs building is named.

During his youth, Skaggs Jr. had wanted to attend pharmacy school, but instead, due to his father’s unexpected death, inherited nine drugstores. His time was then devoted to managing the businesses. The 26-year-old exceeded expectations by his invention of the super combination store

— the unification of pharmacy and grocery under one roof.

An instant success, the chain has spread across the country, with now 1,700 Skaggs-owned stores.

Always interested in discovering improved methods in medicine, Skaggs contributed funding in 1965 for the first L.S. Skaggs building at the University of Utah, which he named after his father. Now, 46 years later, due to the expansive growth of the school, L.S. Skaggs Jr. has once again donated funding for another building.

“It is a fitting tribute that these two pharmacy buildings will be named in honor of father and son, and will be connected to each other,” said Michael K. Young, president of the University of Utah. “The support of the Skaggs family has been vitally important in establishing and sustaining the college as one of the very top-ranked pharmacy programs in the nation.”

Frugal in Resources The new L.S. Skaggs building reflects the U of U’s interest for efficiency with its Gold status for LEED qualifications. Jacobsen Construction is working with EDA and NBBJ architects to design the new building as energy efficient as possible.

The new L.S. Skaggs building is designed to decrease energy output by 30 percent that of other laboratories of

Building Basics The new Skaggs building will increase office and classroom space to unite the different sections under pharmacology. As of now, the students are divided amidst six different buildings on campus, but this project will put the whole school of pharmacology in one building.

“Currently, research and education is spread across campus because of space limitations,” said Chris Ireland, professor and dean of the University of Utah College of Pharmacy. “The new L.S. Skaggs Research Institute will bring everyone together under one roof. We’re striving to become the best at educating the next generation of pharmacists academically, clinically and in the research lab, and this new building will help us achieve that goal.”

The two Skaggs buildings will be connected by a glass atrium, much like the atrium Jacobsen completed in July 2008 to join Brigham Young University’s business school,

the N. Elden Tanner Building, with its new attachment.

The U of U’s atrium for the L.S. Skaggs buildings will not only unite the buildings but will also offer increased seismic stability to the south side of the older of the two buildings.

But aside from providing support and uniting structures, the atrium will also unite the people.

Deficient in natural lighting, cooling and heating functions for electrical support and lacking in laboratory space, the original Skaggs building could not support the rigorous experimentation or house the large equipment needed for research projects. The new building will render this and increase the lab sizes for bigger, more effective equipment that can be supported by the new building’s improved electrical stamina. With the additional building, pharmacology teachers will finally be in the same building as their college. Additionally, Utah Poison Control will have a section where they will answer phone calls under the direction of the pharmacy.

This 30,000 square-foot building is anticipated to be finished by spring of 2012, bringing the total square footage of the L.S. Skaggs Pharmacy Institute to 150,000 square feet.

“We’re grateful for the loyal support of the L.S. Skaggs family,” Ireland said. “None of this would be possible without their generosity.”

BUILDING UTAH SEPTEMBER 2011

similar design. Among these energy-saving techniques is the implementation of unique facades that will be constructed to utilize natural light and conserve electricity. To help with the glare and heat caused by the natural lighting, different strategies of shading are still being discussed for the comfort of those in the classrooms or office spaces. The building is also anticipated to use 79 percent less domestic water than other buildings of its design.

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trends

Utah Construction Outlook Busier, But No Beehive of Activity

By Ken Simonson onstruction in Utah appears to have stopped shrinking but an upturn is not yet evident.

After plunging 40 percent from its peak in early 2007, seasonally adjusted construction employment was essentially flat in the year ending June, dipping by 100 from June 2010 to 64,800.

The outlook for the next few months is for a mix of gains and losses, with no clear net pattern. Nationally, construction employment was similarly flat from June 2010 to June 2011 after dropping by 2.2 million, or 29 percent, from its high point in early 2006. Construction spending in the United States edged up 0.2 percent at a seasonally adjusted annual rate from May to June but was down 4.7 percent over the past 12 months and 37 percent from the record set in March 2006.

Results — and prospects — vary greatly by category.

Public construction slipped 0.7 percent in the month and 9.6 percent over 12 months. Private residential construction also dropped, by 0.3 percent for the month and 2.1 percent compared with June 2010 levels. Private nonresidential construction showed a strong gain of 1.8 percent in June but was down 1.3 percent from a year earlier.

Within these broad categories, there were similarly mixed results. The largest private nonresidential segment, power construction, climbed 0.6 percent for the month and 13 percent year-over-year. This segment includes environmental retrofits to coal-fired power plants, renewable power facilities, transmission lines, oil and gas field structures and pipelines. Utah is benefiting from some of this investment, including a major transmission line.

The next largest segment, commercial — retail, warehouse and farm — construction, picked up 3.1 percent in June and 2.3 percent over 12 months.

Warehouses and distribution facilities, including some in Utah, look to be a growth market in the next year, but retail demand remains weak.

Utah is also getting more than its typical share of manufacturing construction, which expanded more than

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16 percent from its low point in January. The Census Bureau counts data centers in manufacturing, and Utah is currently home to the nation’s largest data-center construction project.

Government-funded construction has been a laggard and will continue to be as the federal government cuts back on spending and states seek to balance budgets in light of lingering revenue shortfalls. School districts and local governments face the biggest challenge, as falling house prices and rising delinquencies mean property tax revenues are still declining in many jurisdictions. In Utah,

the median price of houses with loans involving Freddie Mac or Fannie Mae (the bulk of the market) fell 7.1 percent from the first quarter of 2010 to the same period in 2011, 39th out of 50 states plus the District of Columbia and markedly worse than the national decline of 5.5 percent.

Utah’s rapid population growth, 23.7 percent last decade — more than double the national rate of 9.7 percent — means the state will generate more demand for housing, either rental or owner-occupied, than most states.

Moreover, Utah has generated jobs at a faster clip than the

country as a whole since the state’s employment turnaround began in February 2010. But construction growth is likely to remain uneven and sluggish overall in both the Beehive State and the nation for the rest of 2011 and into 2012.

Ken Simonson is the chief economist for the Associated General Contractors of America. He can be reached at simsonk@agc.org and 703.837.5313.

BUILDING UTAH SEPTEMBER 2011

Photo courtesy CCRI

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projects

Utah Buildings Under Construction tah is still building — albeit slowly. Commercial and manufacturing construction appears to be leading the industry, such as the K-Tec Manufacturing Facility and the NuSkin Corporate Expansion. Many are government and higher education projects, like the Salt Lake City Public Safety Building and the University of Utah School of Business. Take a look at the vertical construction projects across the state, ranging from museums to office buildings to retail developments.

U

Building Projects Utah Data Center City Creek Retail Development

Photo courtesy Jacobsen Construction

BUILDING UTAH SEPTEMBER 2011

sq. ft.

location

gen. contractor

bldg type

$1,200,000,000

1,000,000

Camp Williams

Big-D Construction

Data Center

N/A

824,000

Salt Lake City

Jacobsen Construction

Retail

Jacobsen is building Utah’s premiere urban retail development at City Creek. Located in downtown Salt Lake City, it will feature two anchor stores: Nordstrom will occupy a two-story, 124,000 square-foot store located mid-block on West Temple, and Macy’s will be located on the east side of Main Street with a three-story, 150,000 square-foot store on the mid-north block near South Temple. The approximately 500,000 square feet between the anchor stores will feature numerous nationally recognized merchants and restaurants, as well as elaborate water features — and over it all, a first-of-its-kind retractable skylight/roof system.

Bishop’s Central Storehouse

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cost

N/A

535,900

Salt Lake City

Layton Construction

Warehouse

Merit Medical New Production Building $45,000,000

495,000

South Jordan

Jacobsen Construction

Healthcare

Granger High School Replacement

$65,000,000

441,000

West Valley City

Jacobsen Construction

Civic

IMAT Distribution Center

$27,000,000

432,000

Midvale

US District Courthouse

$211,000,000

409,397

Salt Lake City

Okland Construction

Civic

Joaquin Village

$36,000,000

371,686

Provo

R&O Construction

Housing

Swire Coca Cola

N/A

346,842

Draper

Big-D Construction

Warehouse

Jacobsen Construction Warehouse

Swire Coca-Cola USA, Draper, will nearly double the size of its corporate headquarters, warehousing and distribution facility in Draper, Utah. The company will add 346,842 additional square feet to its existing 402,577 squarefoot facility to accommodate growth of the company’s products over the last several years. Architectural Nexus will be working with Big-D Construction on Photo courtesy Architectural Nexus the project. Engineers include CRS Engineers, ARW Engineers, Colvin Engineering, Envision Engineering and AGEC. The projects is expected to be complete by January 2012.

BYU Heritage Housing (Four Towers)

$39,500,000

312,000

Provo

Big-D Construction

Housing

N/A

250,000

Lehi

Okland Construction

Office

UofU Specialty Care Center

$55,000,000

208,000

South Jordan

Layton Construction

Healthcare

James L. Sorenson Molecular Biotechnology Building – A USTAR Innovation Center

$115,755,000

200,000

Salt Lake City

Layton Construction

Office/Lab

Adobe-Omniture

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BUILDING UTAH SEPTEMBER 2011

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Building Projects

cost

sq. ft.

location

gen. contractor

bldg type

Falcon Hill

$20,000,000

193,000

Hill Air Force Base

R&O Construction

Office

UofU School of Business

$76,760,400

188,000

Salt Lake City

Okland Construction

Higher Ed

Dixie State College Holland Centennial Commons

$41,000,000

167,000

St. George

Jacobsen Construction

Higher Ed

NuSkin Corporate Expansion

$85,000,000

164,000

Provo

Okland Construction

Office

Utah Museum of Natural History

$64,600,000

161,000

Salt Lake City

Big-D Construction

Museums

UVU Science Building

$30,600,000

160,000

Orem

Big-D Construction

Higher Ed

Salt Lake City Public Safety Buildings

$125,000,000

160,000

Salt Lake City

Okland Construction

Civic

Provo Recreation Center

$39,000,000

156,000

Provo

Layton Construction

Recreation

Thanksgiving Park Phase II

$11,000,000

150,000

Lehi

Big-D Construction

Office

The second phase of Thanksgiving Park, Utah’s first ever Class A Office Park with a LEED Rating, will be a mirror image of the existing 150,000, five-story office complex and will be constructed to meet LEED Silver Standards. Thanksgiving Park, the centerpiece of Thanksgiving Point, has been thoughtfully designed by architect Beecher Walker to provide an enhanced work Photo courtesy JR Photography environment. Engineers include Trane Engineering, Dunn Associates, CCI Mechanical and Hunt Electric. The project is estimated to be finished by October 2011.

Wal-Mart Supercenter Utah County Convention Center

$8,000,000

148,798

Ogden

R&O Construction

Retail

$38,000,000

143,000

Provo

Okland Construction

Hotel

Utah County demolished two buildings in downtown Provo to make way for the 120,000 squarefoot Utah County Convention Center. The spacious, brick-and-glass convention center is designed to harmonize with the city’s historic downtown. The front of the building will include a plaza to serve as a downtown gathering place. Inside, the center will feature a 21,000 square-foot exhibition hall on the first floor, a 18,000 square-foot ballroom and space that can be partitioned into meeting rooms. MHTN Architects is working with Okland Construction, the general contractor, on the project.

BUILDING UTAH SEPTEMBER 2011

RiverPark Corporate Center/ Roseman University Dental School

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$40,000,000

125,000

South Jordan

Layton Construction Office/Higher Ed

RiverPark Corporate Center is a development of The Argent Group. The development group broke ground more than a decade ago envisioning a class-A office park that would meet the needs of a growing suburban office market. The park is comprised of 11 office buildings with more than 1.4 million square feet of office space and is also home to Roseman University, which operates Utah’s only private school of pharmacy. Layton Construction is completing construction of another tower Roseman will occupy in October when the school opens its Photo courtesy Layton Construction school of dentistry. RiverPark offers a wide array of service amenities including restaurants, financial services and a fitness center.

USU College of Agriculture

$45,000,000

125,000

Logan

Jacobsen Construction

Higher Ed

The new College of Agriculture at Utah State University will feature two main sections. The first section comprises three stories of laboratories and research space, including a new universityoperated computer lab, lecture and classroom spaces and common gathering areas. The second section is a four-story structure that will house faculty and administrative offices and replace the existing Ag Science Building. The project is seeking LEED Silver Certification. The 125,000 square-foot building, located on the east side of USU’s historic quad, will be the center Photo courtesy Jacobsen Construction for 21st century agriculture research and teaching. The prestigious location highlights the university’s continuing commitment of agriculture research, the agricultural industry and its land-grant mission.

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BUILDING UTAH SEPTEMBER 2011

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Building Projects

cost

sq. ft.

location

gen. contractor

bldg type

LS Skaggs Pharmacy Research Building

$69,908,000

124,000

Salt Lake City

Jacobsen Construction

Healthcare

SLCC Center for New Media

$32,900,000

120,000

Salt Lake City

Big-D Construction

Higher Ed

UofU Neuropsychiatric

$45,000,000

120,000

Salt Lake City

Okland Construction

Healthcare

USU USTAR

$50,500,000

110,000

North Logan

Gramoll Construction

Labs/Office

Fashion Place Mall Expansion

$3,800,000

106,000

Murray

R&O Construction

Retail

K-Tec Manufacturing Facility

$5,700,000

100,100

Orem

Snow Student Housing

$14,000,000

95,000

Ephraim

Hogan Construction

Housing

Harmons Grocery Store

$5,000,000

73,031

Farmington

R&O Construction

Retail

Layton Construction Manufacturing

Springhill Suites Marriott

$6,000,000

72,581

Draper

R&O Construction

Hotel

West Jordan Library Complex

$14,000,000

71,000

West Jordan

Jacobsen Construction

Civic

Kane County Sheriff’s Complex

$15,000,000

58,900

Kanab

Layton Construction

Civic

SUU Science Center

$11,500,000

50,000

Cedar City

Big-D Construction

Higher Ed

Millcreek Community Center

$11,200,000

46,000

East Millcreek

Big-D Construction

Recreation

N/A

43,410

Salt Lake City

Okland Construction

Retail

BUILDING UTAH SEPTEMBER 2011

Harmons has been working on three new grocery stores along the Wasatch Front. In July 2010, the locally-owned grocer purchased the Emigration Market in Salt Lake City with intentions of completely remodeling the interior. At close to 10,000 square feet, the Emigration Harmons, scheduled to open in September 2011, will be smaller than the Farmington and City Creek stores, which are also new to the market. As the anchor of the Station Park development in Farmington, this $5 million Harmons was completed in May 2011. The City Creek Harmons will be 43,410 square feet and will be completed in early 2012 as part of the larger City Creek development. R&O Construction is the general contractor on the Farmington and Emigration Harmons. Okland Construction is the general contractor on the City Creek Harmons. All of the new Harmons stores, like their existing stores, will feature fresh fare and traditional grocery items.

UofU Guest House Expansion

$6,400,000

42,877

Salt Lake City

Big-D Construction

Hotel

UofU Data Center

$20,650,000

25,000

Salt Lake City

Okland Construction

Data Center

St. Francis of Assisi Catholic Church

$4,400,000

20,300

Orem

R&O Construction

Church

Vernal Dinosaur National Monument Quarry Visitor Center Replacement

$7,200,000

19,125

Vernal

Big-D Construction

Museums

Tracy Aviary Phase II

$3,941,158

10,350

Salt Lake City

Big-D Construction

Recreation

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Harmons Emigration Store Renovation

$1,400,000

10,000

Salt Lake City

R&O Construction

Retail

City Creek Harmons

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