1 Trytin Siemasz, Creighton Trimble and Scott Spinhirn (ACP)
Air Control Products (ACP) recently held its 2024 Innovation Expo, an annual multi-day educational event in both Cleveland and Columbus. More than 450 individuals, including HVAC professionals, general contractors, engineers and course instructors, attended the event, which featured more than 25 participating manufacturers, a variety of OCILB-certified and PDH classes, mobile learning centers and prizes.
2 Brad Cole (Price Industries)
3 Jake Barnes (ACP), Brian Worth (Metalfab), Taylor Horowitz (Airius), Steve Swinehart (ACP) and KT Heil (ACP)
4 Cody Uhas, Nate Jones and Nick Palatas (ACP)
5 Kyle Cobb (ACP) and Jamie Jazwinski (Powered Aire)
6 Jackie Hill, Mike Greene and Karen Drogalus (ACP)
The Cleveland chapter of National Association of Women in Construction (NAWIC Cleveland Chapter 156) recently hosted a panel discussion on “Gender Bias in the Industry” at Cuyahoga Community College’s Manufacturing Technology Center. Moderated by Allison Taller Reich (Frantz Ward LLP), the event featured an insightful discussion among professionals from area construction companies.
Jessica VanGelder (JVG Advisors, LLC)
2 Sheena Fain (Turner Construction Company), Tari Rivera (Regency Construction Services), Nora Loftus (Shook Construction) and Jackie Valek (Valek Consulting)
3 Tari Rivera (Regency Construction Services)
4 Patty Lim and Janelle Hinkle (Regency Construction Services, Inc.)
5 Allison Taller Reich (Frantz Ward LLP), Sheena Fain (Turner Construction Company), Tari Rivera (Regency Construction Services, Inc.), Nora Loftus (Shook Construction) and Jackie Valek (Valek Consulting)
Ahead of the Curve
Roundstone Insurance moves into new headquarters in Rocky River after 20 years of growth
By Scott Esterly | Photos by Scott Esterly and Thomas Wasinksi (Aerial Agents)
Mike Schroeder, president of Roundstone Insurance, recalls a moment more than 20 years ago when he was overseas. “When we were starting the business, we were traveling to Ireland for my mother’s birthday,” he says. “I was on a call with some folks, and somebody asks, ‘What are you going to call this company?’ I was in this really cool little town called Roundstone, just north of Galway. It sits right on the ocean and has a bunch of pubs. They make drums and go fishing. It was utopia in a lot of ways. I didn’t have an answer to the question, so I said, ‘Let’s call it Roundstone.’”
The upstart business would start small in Westlake, with an office on Detroit Road. A few years later, they moved into another office in Westlake on Clemens Road. Eventually, they moved to Lakewood to accommodate their growth.
“We were in an old historic church in Lakewood right across from the library on Detroit Road that was built in the 1920s,” says Schroeder. “Our claim to fame as a company is that we came up with a way to move middle market employers into the self-funding environment where they can control their costs a little better. We have experienced a lot of growth over the years, particularly the last five years, and that’s what caused us to need new space.”
“We moved into the church in Lakewood in 2016 with maybe 35 employees and we moved out with
175 employees,” says Molly Schroeder, Roundstone’s manager of employee recruitment and engagement.
Employees first reported to work in the new Rocky River headquarters of Roundstone Insurance in September
“We have experienced a lot of growth over the years, particularly the last five years, and that’s what caused us to need new space.”
Mike Schroeder Roundstone Insurance
2024. Located at 19621 Lake Rd., Roundstone can also be accessed by a side entrance along Linda Street, which connects Lake Road to Detroit Road. The site of the 73,700-square-foot, three-story building is just over two
acres, and the total cost of construction was approximately $24 million.
A better alternative
“Healthcare costs are going up,” explains Mike Schroeder. “Health insurance costs are also going up.
The middle market employers are looking for better alternatives, a way to better manage the cost. We have a proven approach. We give visibility to the costs and where they’re coming from. We give control over managing those costs. When clients don’t spend the money, they keep it. It doesn’t stay with us. This market environment is creating a growing demand.”
It doesn’t appear that the demand will abate anytime soon either, he notes.
“McKinsey just came out with a report with three things that jumped out at me,” he continues. “One, the cost of healthcare in the next two years is going
Photo by Thomas Wasinski (Aerial Agents)
up 9% to 10% and this is twice the rate of increase we have been seeing. Secondly, three million members have left the fully insured market and gone into self-funding, which is our solution, and this exodus is expected to go up to four million annually over the next five years. Lastly, the most effective way to self-fund is through a captive, which is what Roundstone is.”
“Everyone thinks we must be smarter than the other insurance companies
and that’s not it,” he adds. “The market is just moving our way. Right now, we have a better alternative than the traditional market.”
“Right after COVID, our premium reimbursement back to employers was 19%,” Molly Schroeder says. “Nobody was getting elective surgeries or going to the doctor. On the flip side, with traditional insurance, that 19% was staying with the insurance company as windfall profits.”
“We have 1,200 clients,” says Mike Schroeder. “We’ll probably end up with 1,300 or 1,400 this year. We add about 300 to 400 clients per year. More than 90% of clients renew with us. We have a guarantee, where if you’re with us for five years, you save money, or we write you a check.”
Team + timeline
Mark Conzelmann from NewBrook Partners, the developer of the project, was in the process of acquiring the properties to land bank for a future development before a random conversation with Mike Schroeder lead them to teaming up to put together a plan for Roundstone’s new headquarters.
Denver Brooker, principal, and Julie Trott, senior associate and project manager, from Vocon served as the architects and The Albert M. Higley Company, led by president/CEO Gareth Vaughan, was construction manager at risk.
Vocon was hired in December 2022 to develop a masterplan for the site, engaged in February to design the building, and had its first meeting with the City of Rocky River on March 1, 2023. Groundbreaking took place in July 2023, with construction wrapping up a mere 14 months later.
“When I tell people this was designed and built in less than a year
Photo by Thomas Wasinski (Aerial Agents)
CONTAINING HISTORY In the 1920s, the historic Cowan Pottery Studio resided on the site of the new facility. Roundstone Insurance made a point to pay homage with subtle design nods and even a few pieces of genuine Cowan Pottery pieces on display.
and a half, they can’t believe it,” says Mike Schroeder.
Cowan Pottery
From 1920 to 1931, the Cowan Pottery Studio resided on the site where Roundstone Insurance now sits. The studio was renowned across the country.
“Cowan Pottery used to manufacture pottery for all the department stores across the United States,” Mike Schroeder says. “They used to generate 150,000 pieces of pottery from this site every year. There is Cowan Pottery in the Smithsonian because Eleanor Roosevelt commissioned a pottery piece for President Roosevelt, and it was made right here on this site.”
Roundstone Insurance made a point to pay homage to Cowan Pottery with subtle nods throughout the building, while a historic marker stands outside.
Construction
The project team gives kudos to Rocky River officials for helping to expedite the construction process.
“The project site crosses two zoning districts. We worked closely with the planning department to develop a configuration that met the program requirements and bridged the two zoning districts in terms of height, setbacks and number of parking spaces,” explains
Photo by Scott Esterly
Brooker. “The final project required only one variance.”
The building comprises 56,700 square feet of office space with 17,000 square feet of indoor parking, which could be easily transitioned into more office space as needed in the future. There are 150 onsite parking spaces total.
“The enclosed parking designed within the building could be used for growth,” explains Trott. “The garage space was designed with real windows with an applied film so that the window that can be removed if they wanted to expand in there.”
After the Cowan Pottery Shop went out of business during the Great Depression, an auto repair shop moved
in. That shop existed for decades until there was a building fire that resulted in a completed abandoned building.
“The only real issue during demo was an abandoned gas well. Nothing crazy or out of the ordinary,” says Vaughan. “There are always a few weird things. We’re sandwiched between existing railroad tracks, the road and two neighbors. You just have to be ready to zig and zag.”
The building is brick veneer on metal studs, a structural steel frame and concrete slab-on-deck. The windows are all aluminum framed. The roof is TPO and is home to the building’s HVAC units. During construction, power to the building was moved from Lake Road to Linda
Street, which required a lot of coordination and effort.
Collaboration
A major part of how construction crews could fast-track this project was placing building material orders very early in the process to help avoid delays.
“We worked with Vocon and their engineers to establish some stock sizes and put an order in for steel,” says Vaughan. “I wouldn’t say that’s unique, because it’s what you have to do these days.”
“Based on the tonnage and overall steel sizes, we fast-tracked the structural design of the building frame while we were still finalizing the exterior design so that we could get the steel ordered on time,” says Trott.
In addition to ordering steel ahead of time, a generator was ordered right away. The generator took about a year to be delivered.
“The collaboration was fantastic,” Brooker says of the project team. “That collaboration allowed for designing and executing a highly customized project. On very fast-tracked projects like this, it is often not possible to achieve the level of custom detail and quality of construction that occurred on this project. Teamwork between owner, architect, engineers, construction manager and
WARM WELCOME Common areas provide an inviting environment for informal collaboration among team members.
Photo by Scott Esterly
PROUD PARTNER OF ROUNDSTONE INSURANCE
American Interiors is a leading interior solutions provider, meaning, we provide services and solutions related to prefab interior construction, commercial furnishings, window shades, and workplace resources, all as a “one-stop-shop.”
We create positive impact in everything we do, reaching beyond the physical environment. That’s why clients like Roundstone Insurance partner with American Interiors to plan, design, build, and furnish interior spaces where they feel empowered to do and be their best.
ALL TOGETHER NOW The building incorporates a variety of gathering spaces, including cafés (top) and meeting rooms (middle), plus a versatile classroom-style training center (bottom).
construction subcontractors led to the excellent results here.”
“We started by fast-tracking the site and structural designs packages for permitting and bidding, and then quickly followed it with the core and shell package, all while we had barely started the interiors yet,” says Trott. “That was one of the challenges on this project, where we were fully in design and in construction documentation and in some cases construction all at the same time. It took a lot of collaboration with Higley and Roundstone to fit all the pieces together. Working with the Higley team to find solutions to meet
“[Design]
inspiration came from Cowan Pottery and Roundstone’s love for the Irish heritage behind the name. We took those two inspirations and pulled them together to create the environment you see.”
Julie Trott
Vocon
what Roundstone wanted to achieve with the aesthetic but meet the budget on the timeline was something unique.”
Trott also gives credit to The Thomas Brick Company for working tirelessly to provide brick options that matched the aesthetic of the project while meeting budget constraints.
Design
“Inspiration came from Cowan Pottery and Roundstone’s love for the Irish heritage behind the name,” says Trott. “We took those two inspirations and pulled them together to create the environment you see.”
“An art piece above the reception desk was done by a local artist that went and got the authentic colors from Cowan Pottery,” says Mike Schroeder.
Several genuine Cowan Pottery pieces are on display throughout the
by Scott Esterly
Photos
OPEN + AIRY The building’s design allows natural light to reach deep inside, including office areas (top) and lounges (middle). Outdoor terraces are situated at each level as well, allowing employees to get fresh air when they’d like (bottom).
building, particularly in the main entryway on the ground floor. Each department in Roundstone also has what they refer to as a “front porch,” which features colorful, glossy tiles in the Cowan Pottery style that employees will be encouraged to decorate to create their own team identity.
“There was a desire from Rocky River to have a brick, more traditionally inspired building that benefitted the entire community,” says Brooker.
“We worked closely with the city to respond to the neighbors’ concerns, to meet Roundstone’s program needs and to be sensitive to the scale of the surrounding buildings,” Trott adds. “The site is tight. In the end, we could get the majority of all the program into the northern site of the building, which was zoned for commercial office. The southern part of the site was zoned for multi-family. We had a little sliver that just overlapped into multi-family, which required the variance.”
On the interior, the general design goal was all about openness. “Open, welcoming, fluid between spaces,” says Brooker. “You’ll notice a three-story staircase that is open to all floors. We were able to accomplish that and meet the building code by adding a fire curtain on the top floor. You rarely see three-story open stairs that also serve as egress. There was a desire for large windows, lots of glass and access to natural light.”
“The window design was intended to emulate older, industrial warehouses. It’s a nod towards a 19th century building,” he adds.
“It’s a modern twist to a traditional warehouse, both windows and materiality,” says Trott.
On the front of the building, the black Roundstone sign was a happy accident. It was supposed to be white, but everyone liked the black lettering and kept it as-is.
Features
“I like open spaces, the glass and natural light,” says Mike Schroeder. “And
Photos by Scott
Esterly
on every floor, you can get outside. There are terraces on every floor. If somebody wants to work outside and get some fresh air, it doesn’t matter what floor they are on; they can walk right outside.”
On the ground floor in the rear of the property, there is a large outdoor patio with seating, nice landscaping and even a grill for company outings. Overlooking the ground floor patio is a second-story patio. The ground floor and second-story patios are south- and west-facing. The third-story terrace, which traverses the entire width of the building, is north-facing and even features glimpses of Lake Erie. Once the inclement weather of winter fades away, the outdoor spaces will be outfitted with more furniture.
Exposed, 14-foot-high ceilings allow for large windows and lots of natural light. Additionally, white noise and sound-deadening acoustic paneling were installed throughout to ensure a pleasant work environment.
A showstopping interior feature is the staircase in the main entryway that takes employees and guests all the
way to the third floor. The natural wood steps and custom lighting fixtures create a dynamic, artistic display. Many lights, hung from the third-floor ceiling, drop down at staggered heights down
“I love the collaboration space. I love it when I’m taking the stairs up or down and I see people hunkered down around the tables in the studio café. That was so lacking in our old space. That’s what I love the most.”
Molly Schroeder Roundstone Insurance
the middle of the staircase. The light fixtures themselves are corrugated cardboard that create a truly unique look. At the bottom of the stairs is a river rock feature that plays on the nautical motif of Roundstone, Ireland.
Poured concrete flooring is found throughout the common areas.
Carpeting was used in meeting rooms and for employee work areas. There are more than 20 conference rooms, training rooms or collaboration rooms throughout the building.
In the main boardroom, a set of three photographs is displayed. Each one displays a door in a beautiful nature scene. “They represent the ‘doors of opportunity,’” explains Mike Schroeder.
“One of our core values is ‘live well’, which means you take care of yourself so you can bring your best self to work,” he adds. In the massive employee gym on the ground floor, which is stocked with fitness equipment and a golf simulator, a trainer comes three times a week and is available for private training sessions.
Additionally, staff cafés are located throughout the building on every floor. This is to encourage employees to take meals in common areas and to provide additional workspace, so people don’t feel tethered to a specific workstation. The cafés all feature a plethora of counter space, sinks, refrigerators, toasters and coffee makers.
LIGHTEN UP A showstopping interior feature is the staircase in the main entryway, which incorporates natural wood steps and custom lighting fixtures made from corrugated cardboard.
Photos by Scott Esterly
Roundstone has also partnered with HarvestOwl, a corporate onsite lunch service. Employees can order ahead and get lunches delivered with fresh ingredients at a discounted price.
There is a large café on the ground floor, located just behind the main reception area. This borders the ground floor outdoor patio, which is readily accessible by several doors, providing employees an easy exit to exterior seating. On the far side of the cafeteria is a large staff training
“Acoustics were a top priority,” explains Trott. “All the offices have an enhanced level of acoustical privacy, with a majority being STC 50.”
Staff even have access to a podcasting room, which features all the acoustical integrity needed to create content for the ever-popular medium. In another nod to technological advances, staff can use electric vehicle charging stations in the parking lot.
taking the stairs up or down and I see people hunkered down around the tables in the studio café. That was so lacking in our old space. That’s what I love the most.”
“I would say one unique thing that helped with the success, but created more stress, is that we are all friends,” says Vaughan. “You don’t want to disappoint your friends. We probably have 10 projects going with Vocon at any given time. This only works when you have a relationship with a designer where you’re not having to call the client every moment. And we had a great owner than could make decisions quickly. That team is what it’s all about.”
“What makes me the happiest is the employee response,” says Mike Schroeder. “They are so thrilled. There have been a lot of comments along the lines of, ‘I feel like I work for Google.’ Another one was ‘you see workplaces in magazine or on TV and think it would be cool to work there, and now I actually work in one of those places.’ You do these types of things for your employees. That’s what I’m most proud of.” P
Photo by Scott Esterly
UNLOCKING INSPIRATION In the main boardroom, a set of three photographs is featured, each displaying a door in a beautiful nature scene. “They represent the ‘doors of opportunity,’” explains Mike Schroeder, president of Roundstone Insurance.
A Place to Call Home
The Lotus rises in Cleveland to provide housing for young adults experiencing homelessness
By Dan Holland | Photos by Scott Pease
An initiative to house young adults ages 18 to 24 facing homelessness has come to life with the opening of The Lotus, a 50-unit apartment building located at 1417 E. 45th St. in Cleveland. The $18.8 million, 51,500-square-foot three-story property, which began welcoming tenants in November, is managed by Emerald Development and Economic Network (EDEN).
“It’s a housing development for young adults experiencing homelessness,” explains Kevin Nowak, president and CEO of CHN Housing Partners, who co-developed and owns the property along with EDEN. “In Northeast Ohio, and throughout our country, oftentimes, youths will age out of the foster system and fall into homelessness and have other issues. We wanted to be able to offer safe and affordable housing that also provides a recovery space and customized support services to support the residents in meeting their goals.”
Beginnings
An effort to address the problem of chronic homelessness began more than 20 years ago, according to Nowak. “CHN and EDEN began working together all
the way back in 2003,” he explains. “There was a coalition of organizations that wanted to eliminate homelessness in Cuyahoga County – collectively
“We wanted to be able to offer safe and affordable housing that also provides a recovery space and customized support services to support the residents in meeting their goals.”
The Cuyahoga County Housing First Initiative consists of Enterprise Community Partners, Sisters of Charity, the Cuyahoga County Office of Homeless Services, EDEN and CHN. Nowak also notes that A Place 4 Me and the REACH Youth Action Board were directly involved in the planning.
Kevin Nowak CHN Housing
Partners
called the Cuyahoga County Housing First Initiative – and through the initiative, EDEN and CHN have provided more than 750 units.”
Funding for The Lotus came from a number of entities and programs, with the main funding engine coming through a Low-Income Housing Tax Credit (LIHTC) from the Ohio Housing Finance Agency.
Additional funding came through Cuyahoga County, the City of Cleveland, Aetna, a CVS Health Company, J.P. Morgan Chase Bank, the Federal Home Loan Bank of
Cincinnati, Ohio Capital Corporation for Housing, the Ohio Housing Finance Agency and the Ohio Department of Mental Health and Addiction Services. Philanthropic contributions from The Cleveland Foundation, Sandstone Foundation and others also helped fund the project. Rental subsidy is provided by the Cuyahoga Metropolitan Housing
Authority and Cuyahoga County Continuum of Care.
Assessing a need
Initial conversations on developing The Lotus began in 2019, says Richard Carr, director of real estate development for EDEN.
“This project was born from the Housing First Initiative back in 2019,
when it was recognized that housing for young adults was needed based on the homeless census,” he says.
“We were aware that here in Northeast Ohio, the numbers among young adults experiencing homelessness were going in the wrong direction, and there’s a need for housing for this age group,” adds Emma Petrie Barcelona, chief operating officer at EDEN. “That’s why there’s a focus on 18- to 24-year-olds. This is our first collaborative project with supportive housing focusing on a specific age group.”
“CHN and EDEN have been working together for 20 years,” says Jennifer Chandler, assistant director of real estate development for CHN. “In that time, we have developed 11 permanent supportive housing buildings in Cuyahoga County totaling over 700 units. We are at a point now where we can start specializing our buildings for certain populations.”
Potential residents are assessed based on eligibility and need, and placed on a prioritization list.
“In Cuyahoga County, there is an organized system for prioritizing those who are experiencing homelessness,” explains Barcelona. “It’s based on a number of things, including length of homelessness as well as vulnerability and other needs that the household or person might have. As those names are
FRESH START Designed to house young adults ages 18 to 24 who are facing homelessness, The Lotus incorporates 50 apartment units and several shared gathering spaces, plus access to a range of onsite social services.
prioritized, their application is reviewed as to whether they are eligible and meet various qualifications, and then they move forward for an interview.”
Onsite social services are provided to residents by The Centers (formerly known as The Centers for Families and Children). A customized plan is developed for each new resident as he or she moves in.
Onsite supportive services are provided to residents by The Centers. A customized housing plan is developed for each new resident as he or she moves in.
“We will offer services that assist in recovery from trauma that led to homelessness,” says Nowak. “We see a significant amount of trauma within our youth who are aging out of foster care. Services will center around housing stability, education and employment and general wellbeing to help our residents gain skills to prepare for the next phase of life outside of support housing.”
Reassembling the team
To bring the project to fruition, EDEN and CHN selected the design team of Hiti, DiFrancesco and Siebold, Inc. (HD+S) and John G. Johnson Construction, who was general contractor for the project.
“We partnered with HD+S on this development; we have a rich history working with them,“ says Carr. “With JGJ, we just came off another project with them. They built our last permanent supportive housing project. We did go through a competitive bid process on this project, and selected them due to their
COMING HOME All units are furnished, and include beds, a dresser and nightstand in the bedrooms (top), along with a couch, chair and television in the living room (middle), and a dining table with chairs (bottom).
ability to perform and their ability to control costs and labor.”
Initial conceptual design efforts began in early 2021, according to Brian Grambort, project architect for HD+S.
“We had an idea at that time of how big the building was going to be, and we had to make a lot of assumptions,” he explains. “That was the first step in the design process. Once the award was made – later on in 2021 – then we started getting into more detailed programming and bringing additional stakeholders in.”
Groundbreaking took place in May 2023, with a 14-month construction schedule set in place.
Structure + systems
The exterior brick face of the Z-shaped building was designed to tie together residential homes bordering on the north and light industrial buildings to the south of the formerly vacant 1.5-acre lot.
“We wanted the space to have some acknowledgment of the residential neighbors but also to have some durability needed, not just for the building type itself, but also buffering the neighborhood from the semi-industrial zone,” says Grambort.
The exterior consists of three-tone clay masonry structural brick, with structural CMU on the interior load-bearing walls. The concrete foundation is slab-ongrade, with the second and third floors consisting of precast plank with a poured concrete topping. Larger open sections, including the main entrance lobby and intersecting corridors on the upper floors, contain limited amounts of structural steel framing. Interior walls are mainly wood framing.
Windows consist of Low-E Argonfilled insulated glazing. Attic spaces within gables contain R-49 thermal insulation, and a dimensional asphalt shingle roof tops the facility. Exterior features, such as gabled roofs, faux chimneys, brick trim around windows and a bump out façade, lend a residential aesthetic to the property.
The property’s common areas are served by a number of gas-fueled air
handling units, along with individually controlled mini-split systems in individual apartment units.
Flooring throughout consists of exposed concrete and luxury vinyl tile planks, selected for ease of cleaning and durability.
The site features a secured asphalt parking lot with 50 parking spaces that contains an underground stormwater detention system beneath. Other features include an outdoor seating area, basketball court, resident garden, an enclosed children’s play area with playground equipment, wood and wrought iron fencing and a variety of landscaping plantings.
Interior layout
The covered main entrance on the northwest corner of the building leads into a vestibule with a security/services office, which then opens into the colorful main lobby. A two-sided electric fireplace and wall/ partition separates the lobby from a lounge/media room.
A large meeting/dining room to the rear of the lounge offers a variety of table and counter-height seating options and cabinetry. The dining area connects to a learning kitchen with three stations at the east end of the building, with access to each area from an east-west corridor.
Across the corridor sits a computer room with viewing windows into the adjacent indoor play room and outdoor play area.
A north-south corridor, which connects the two wings of the building, leads from the main lobby past the centrally located building elevator, restrooms and mechanical room. Along the connecting south face of the building, a corridor
“When we looked at the way we developed this property, we didn’t do it in a vacuum.... We really took a proactive approach in designing with input from our potential residents.”
Kevin Nowak
CHN Housing Partners
leads to private resident/social services meeting rooms, staff management spaces, a maintenance room and a hot room with an exterior doorway used to prevent any infestations that may exist on outside items brought in by tenants.
Located on the first-floor south wing of the building are a number of apartment units, a laundry room with washers and dryers, storage cubicles and resident storage spaces, as well as a compactor/ trash room.
The complex contains 38 one-bedroom, 552-square-foot units and 12 two-bedroom, 1,113-square-foot units, including three units that are wheelchair-accessible. Floors two and three also contain counseling/meeting offices, storage lockers and a laundry room.
All units are furnished, and include beds, a dresser and nightstand in the bedrooms, along with a couch, chair and television in the living room, and a dining table with chairs. Kitchens feature a refrigerator, microwave, range and cooktop, laminate countertops and solid wood cabinets. A lodging kit, which contains cleaning supplies, kitchen supplies, bedding and other items, is provided. A phone is included as well.
Design considerations
“We wanted to make sure the interior design is going to continue to look good with a longevity of quality, so we chose materials that will hold up over time or be a minimal cost to repair over time,” explains Kristina Reagan, director of interior design for HD+S. “With a trauma-informed design, we wanted to have materials, such as the concrete floors, that relate to natural materials and will stand up to the test of time.”
“As far as interior colors, those can trigger certain individuals, especially those who have experienced trauma, and
SERVING NEEDS A large meeting/dining room offers a variety of table and counter-height seating options, providing a comfortable, open space for residents to gather and interact.
so we worked closely with the REACH Board about colors they felt were lively, as younger people will be living here,” she adds. “We wanted it to be sophisticated but still have a lively feeling about it. We worked closely with them to install colors that would inspire people.”
Each floor of the building features a unique color scheme to assist with wayfinding, while providing a sense of ownership, she adds. Flexibility of units and common spaces was also a priority.
“The REACH Board really reinforced the importance of having flexibility of space,” says Grambort. “The community room doesn’t just serve as a meeting room, but can serve as a family table for meals or to play games at or study. That translates also to the design of the units in having a more open design.”
The team enlisted input from youths identified as potential residents.
“When we looked at the way we developed this property, we didn’t do it in a vacuum,” says Nowak. “We focused on understanding the needs and engaging the youths who are potential residents of this property. So, we had a series of meetings that are ongoing to identify what they would like to see in the building, where they would want it located and what services they wanted provided. We really took a proactive approach in designing with input from our potential residents.”
Challenges
Although site challenges were minimal, constructing the building during winter required implementation of some logistical strategies, says Jacob Magier, project manager for John G. Johnson
Construction. “Existing utilities had to be removed, but getting the site prepped wasn’t too much of an issue,” he says. “Once we got going, the biggest hurdle was building out a concrete and brick building through the wintertime and staying on schedule. With it being structural brick, we couldn’t start other floors prior to moving up because of that.”
“With supply chain challenges, we did a lot of the submittals right out of the gate,” adds Mike Weber, director of operations for John G. Johnson Construction. “The main challenge with this project was that ‘schedule is king.’ It was a building that had a lot of masonry and concrete, and we had to work through the winter without slowing the schedule. Manpower challenges are always there, and that wasn’t any exception here, so we just found a way to deal with it. It was a matter of everyone working together and staying on top of things.”
As with many projects begun during the COVID pandemic, financial hurdles posed a challenge. “Like everyone else, we had challenges in getting the capital finalized,” says Nowak “Through COVID, just seeing that constant inflationary pressure on construction was something that moved the needle for us from a construction cost perspective.”
“The first big challenge was project cost, and the second was how construction has become harder than it ever was,” he adds. “That’s something we think about in our work as a developer and builder – making sure that the buildings are deliverable from a capital perspective and construction perspective. That has been a unique challenge coming out of COVID.”
Breaking the cycle
The new facility offers hope to those trapped in a pattern of homelessness.
“It really shows the ability to break a cycle that someone or their family may have been in,” says Reagan. “A lot of times, you see younger people finding themselves in a situation that may have involved trauma through many generations, and a lot of people feel trapped in that. In having a building like this for someone trapped in that cycle, it gives them hope to completely shift their life circumstances.”
WORKING
facility includes a fitness center, stocked with a variety of free weights and cardio machines, which are available for residents’ use.
“This [project] represents hope in a place where they can figure out the next step in life,” Barcelona adds. “There are other apartment buildings housing young adults in Northeast Ohio, but this building is by far considered the largest number of young adults living together. This will allow individuals and families
“This [project] represents hope in a place where [residents] can figure out the next step in life.”
Emma Petrie Barcelona EDEN
the opportunity to work toward their goals and outcomes.”
In fact, the concept of new beginnings is symbolically referenced in the project’s name – The Lotus – which was selected in collaboration with potential tenants and refers to an ancient flower associated with rebirth in some cultures.
Team effort
In the end, multiple entities pulled together with a common goal in mind to deliver a much-needed community resource. “We did a lot of planning prior to starting construction, so that when we got into construction, we were able to understand the challenges and difficulties we would have in working through the winter,” says Robin Holmes,
vice president of construction at CHN. “All of that planning upfront was very collaborative. The team came together with the contractor, and we all worked out a plan to get through the winter and have the building delivered on time.”
“We worked on a similar project to this previously, so we understood what was expected, and what this project was going to be used for,” says Magier. “We’ve worked with all of these partners before, so we knew who we had to work with. Any real issues that came up – design issues or financial issues – we worked together as a team to solve them.”
“In working with EDEN and CHN, we’ve developed a multi-decade relationship, and we certainly appreciate the flexibility they give us to design and also to openly engage with stakeholders,” adds Grambort. “You don’t develop projects in a box, and the goal is always a team effort. We appreciate the relationship with ownership and the process that leads us to engage with contractors like JGJ and work through to realize these projects.”
“I think we’ve created some of the best work that we have in regard to launching a space,” Barcelona says. “And we’ll be using some of the things we learned from the collaborative processes, albeit slower, as things took longer to go through the different processes, but those are things we will likely adopt in other sites that we operate and manage because of the things learned here.”
OUT The
FINANCIAL STRATEGIES
Building Up
This month, I am going to switch gears and focus on the construction industry. It’s been a few years since we caught up with Joe Tramonte, who is the president of construction for Pleasant Valley Corporation. He is always on the leading edge of the industry so I asked Joe what he sees as emerging trends that will shape the industry over the next few years.
Joe’s never at a loss for words – read
BIM, DTT and VDC –
oh my!
Technology continues to make rapid advances across all parts of our business and personal lives so it’s no surprise to see a strong imprint on the construction industry. VDC (virtual design and construction) refers to the merger of virtual environments to visualize the construction of the structures, from site work to fully completed, before a shovel ever hits the ground. While this concept goes back over 40 years with the introduction of AutoCAD, the current standard is BIM (building information modeling). By using 3D modeling, BIM not only helps to visualize the project but can also provide real-time cost estimating, determine potential construction conflicts and develop timelines and milestones. BIM
is an $8 billion industry that is used by an estimated three out of four contractors. Digital twin technology (DTT) is the next iteration, incorporating real-time feedback as the project progresses, helping various trades plan and communicate and utilizing machine learning to improve accuracy over time.
I see you
The use of drones has dramatically accelerated over the last five years. Before a project even starts, drones are used to assist with surveying, mapping and site plan preparation, as well as helping to identify wetlands and other natural hazards. Once construction is underway, the role of drones shifts to tracking the project, providing a live “eye in the sky” to ensure that the plans are being accurately followed, measure stockpiles of building
ALEC J. PACELLA
What I C @ PVC
materials and documenting the construction progress. Once completed, drones can be used to perform safety inspections, develop and track outstanding items and establish a baseline for future inspections.
Advanced bricks and sticks
Materials continue to be more effective and longer lasting as a result of continued research and development, with several new variants to supplement traditional materials. Graphene is made from carbon and is thin, transparent and stronger than steel. It is being increasingly used to create
lightweight and durable exterior coating. Calcium silicate board is made from clay, sand and lime. It’s resistant to fire, moisture and pests, making it a popular material in southern climates. Engineered Cementitious Composite (ECC) is stronger than traditional concrete as it contains polymer fibers. Because of this, it also maintains flexibility and can bend. Engineered timber is created from several types of softwoods bonded together. The result is a lumber member that is straight, true and very strong, often replacing steel and concrete for structural elements. 3D printing is also starting to make a noticeable impact. While the very early versions used plastics to create various shapes, the industry has involved to include concrete, geopolymers, fiber and sand.
It’s fab
Building various components and elements offsite, or prefabrication, has been around for several decades. But it has become increasingly popular for certain components, as it can offer faster construction time with reduced waste
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and lower labor costs. Modular construction is a form of prefab, where at least 60% of the structure is assembled prior to arriving at the site. As a result of the manufacturing and assembly being done in a controlled environment, the quality is higher, the process is faster and the overall costs can be more controlled. While still popular in single-family applications, certain types of commercial structures tend to benefit the most from this type of construction. At the top of the list is healthcare facilities, followed closely by multifamily, hotels and college dormitories. All of these tend to be more intricate and extensive in terms of fixtures and equipment that is closely integrated with the structural components.
Safety first
With construction demand increasing but the supply of skilled labor decreasing, there has been greater attention to worker health and safety. The evolution of fitness trackers has begun to migrate
into the construction industry as a way to track core body temperature, heart rate, sweat rate and activity level. Tool design has become more ergonomic, especially those that involve repetitive motions such as nailing, drilling and cutting. Even the venerable hardhat has
While there can be a significant upfront cost, transitioning from human labor to robotic labor can lead to reduced injuries and a safer workplace, not to mention an increase in efficiency and productivity.
evolved to provide better fit, improved comfort and greater protection by incorporating Kinetix suspension systems that absorb and deflect impacts away from the neck and spinal cord. The use of robotics has also increased, especially for repetitive tasks that involve twisting, bending, stooping and stretching. While there can be a significant upfront cost, transitioning from human labor to
robotic labor can lead to reduced injuries and a safer workplace, not to mention an increase in efficiency and productivity.
Going green
The construction industry has made great strides in sustainability and energy efficiency. As governments and regulatory agencies worldwide increase their focus on environmental issues, the industry will continue to be in the spotlight. One of the top priorities is lowering energy consumption and greenhouse gas emissions. This is critical, as the operations associated with operating a building account for an estimated 50% to 60% of energy-related CO2. Also paramount is better management of water usage as well as the use of sustainable, non-toxic materials.
While the most important thing with any construction project is being on time and on budget, the continued evolution in the industry will help to ensure that projects are completed as safely and efficiently as possible.
Alec Pacella, CCIM, president at NAI Pleasant Valley, can be reached by phone at 216-455-0925 or by email at apacella@naipvc.com. You can connect with him at www.linkedin.com/in/alecpacellaccim or subscribe to his youtube channel; What I C at PVC.
We were honored to serve as CMAR to recently complete Riverside Capital’s Headquarters
Commercial real estate happenings
Reflections on a Dynamic Year in CRE
As I reflect on my tenure as president of NAIOP Northern Ohio, I am filled with immense gratitude and pride for the strides we have made in the commercial real estate sector. This year has been marked by significant developments, innovative trends and collaborative efforts that have collectively shaped the landscape of our industry.
I’m honored to share some of the compelling topics that have defined our journey.
Sustainability
Sustainability has become a cornerstone of commercial real estate, driven by increasing awareness of environmental impact and the demand for greener buildings. This year, we have seen a surge in the adoption of sustainable practices, from energy-efficient designs to the integration of renewable energy sources. Developers are prioritizing LEED certification and other green building standards, recognizing that sustainable properties not only benefit the environment but also offer longterm economic advantages.
Shifts in office design
The concept of the traditional office has undergone a transformation, influ-
enced by the hybrid work model that has gained traction post-pandemic. Flexible workspaces, co-working environments and adaptive reuse of existing buildings have become prevalent. Companies are reimagining office layouts to foster collaboration, creativity and employee well-being. This shift has prompted a re-evaluation of space utilization and has opened new avenues for innovation in office design.
Tech revolution Technology continues to revolutionize the commercial real estate industry. Property technology innovations, such as smart building systems, AI-driven property management and virtual reality tours, are enhancing efficiency and improving the tenant experience. Data analytics plays a crucial role in decisionmaking, providing insights into market
TOM CHAREK
trends, tenant preferences and operational performance. Embracing these technological advancements is essential for staying competitive in today’s fastpaced market.
Growth of e-commerce
The exponential growth of e-commerce has significantly influenced the demand for industrial real estate. Warehousing and logistics facilities are in high demand as retailers and logistics companies seek to optimize their supply chains. The rise of last-mile delivery services has further accelerated the need for strategically located distribution centers. This trend underscores the importance of adaptive strategies to meet the evolving needs of the market.
Mixed-use developments
Mixed-use developments have gained popularity as urban areas strive to create vibrant, live-work-play environments. These projects combine residential, commercial and recreational spaces, fostering a sense of community and enhancing the quality of life for residents. The integration of amenities, such as retail shops, restaurants and green spaces, within these developments has proven to be a successful formula for attracting tenants and investors alike.
Demand for flexible lease terms
The commercial real estate market is constantly evolving, influenced by various economic, social and technological factors. One notable trend is the increasing demand for flexible lease terms, driven by the uncertainty in the business environment. Tenants are seeking more adaptable lease agreements that allow for scalability and flexibility in their operations.
Healthy environments
Another significant trend is the focus on health and wellness in building design. Post-pandemic, there is a heightened awareness of the importance of healthy work environments. Developers are incorporating features such as improved air quality systems, natural lighting and wellness amenities to attract tenants who prioritize employee well-being.
Suburban satellites
Additionally, the rise of remote work has led to a shift in demand for sub-
urban office spaces. Companies are exploring satellite offices and decentralized workspaces to accommodate employees who prefer to work closer to home. This trend is reshaping the commercial real estate landscape, creating opportunities for growth in suburban markets.
As I conclude my term as president, I want to express my deepest gratitude to
I am particularly thankful to our board members and committee chairs, whose leadership and vision have guided us through a year of growth and transformation. Your commitment to excellence and your passion for advancing our industry have been truly inspiring.
To our members, thank you for your active participation and engagement. Your contributions have enriched our discussions, broadened our perspectives and strengthened our community. Together, we have navigated challenges, embraced opportunities and set new benchmarks for success.
the members, partners and stakeholders of NAIOP Northern Ohio. Your unwavering support, dedication and collaboration have been instrumental in our achievements this year. It has been a privilege to lead such a dynamic and forward-thinking organization.
Looking ahead, I am confident that NAIOP Northern Ohio will continue to thrive and make significant strides in the commercial real estate sector. I am excited to see the innovative events, groundbreaking initiatives and collaborative efforts that will shape our future.
Tom Charek, president of Welty Development, is outgoing president of NAIOP Northern Ohio. Visit www.naiopnorthernohio.com for more information.
BILLBOARD
News about people, products, places & plans
Norma Herr II Emergency Shelter Breaks Ground
Cuyahoga County, the City of Cleveland and Emerald Development and Economic Network, Inc. (EDEN) recently celebrated the groundbreaking for construction of the Norma Herr II emergency homeless shelter, marking the second phase of improvements.
The project is a collaboration of public and private agencies connected through the Cuyahoga County Office of Homeless Services. The county’s Department of Housing and Community Development has invested $7.9 million in federal funds from HUD’s HOME-ARPA Program. The City of Cleveland is contributing $5.6 million through the Home Investment Partnerships American Rescue Plan Program and Community Development Block Grants. The expansion of Norma Herr II also aligns with the city’s “A Home for Every Neighbor” initiative.
EDEN, the shelter’s owner, will oversee the development, which will offer residents more personal space, including individual bathrooms, a computer lab, lounge areas, a dining space and a safe courtyard. The building will connect to the original facility, which is also undergoing improvements, and will become part of a non-congregate shelter complex with modern amenities and services. The center is operated by the YWCA of Greater Cleveland, serving an average of 170 people each night. The development is part of the county’s strategic plan for homelessness, which includes recent renovations at the men’s shelter on Lakeside Avenue.
Walker & Dunlop Adds Senior Managing Director
Walker & Dunlop, Inc. recently announced it has expanded its Capital Markets Midwest presence with the addition of Jonathan Zilber
as senior managing director. Based in Cleveland, Zilber joins as part of Walker & Dunlop’s strategic expansion in the growing Ohio market and beyond. His role will involve overseeing loan origination and placement
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Chetner, senior director; Judah Altusky, director; and Josh Geller, analyst. Chetner will concentrate on business development, client management and leading the team, while Geller will provide essential analytical support, and Altusky will manage the team’s transactions.
Celebration of Preservation Awards’ Call for Entries Announced
When was the last time your facility’s ductwork was cleaned? Our Testing, Adjusting and Balancing (TAB) services can help you avoid poor energy efficiency and compromised air quality by reducing:
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Norma Herr II Emergency Shelter
Jonathan Zilber
American Institute of Architects (AIA Cleveland) recently announced that they are now accepting nominations for the 2025 Celebration of Preservation Awards.
Each year, the associations recognize outstanding historic preservation projects from the region during their joint annual awards program. This year’s program will be held in March.
Projects are nominated by the community and reviewed by a jury of historic preservation experts and certified architects. The program highlights awardwinning projects through visual storytelling, followed by a celebratory reception. To submit a nomination, visit www.clevelandrestoration.org.
Nominations are due by 5 p.m. on January 5, 2025.
Three Associates Join Hahn Loeser & Parks
Hahn Loeser & Parks formally welcomed three new associate attorneys to the firm’s Cleveland office, following The Ohio Supreme Court’s recent swearing-in ceremony, admitting them to the Ohio Bar. All three served as summer associates at Hahn Loeser in 2023.
Neriah-Shae Licata, with a background in engineering and medical devices, will focus on trademarks, copyrights and patents, bringing technical insight to clients’ legal challenges. She served as a summer associate for two
years, working in both the Cleveland and Columbus offices. Licata earned her J.D. from The Ohio State University Moritz College of Law. Prior to law school, she spent two years working in a lab focused on
medical adhesives at Avery Dennison Medical.
C. Daniel Miller will focus on tax law, corporate transactions, mergers and acquisitions, estate planning and the Corporate Transparency Act. He has
Neriah-Shae Licata C. Daniel Miller
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News about people, products, places & plans
aided in drafting operating agreements, shareholder agreements, close corporation agreements, estate planning documents, severance agreements, corporate resolutions and liability waivers. He earned both a J.D. from the University of Akron School of Law and a Master of Taxation from the University of Akron School of Business.
Lastly, Daniel Moysaenko will work on complex commercial litigation disputes. He has aided attorneys in legal research, discovery and motion practice for a vari-
Western Reserve University School of Law.
contracting business based in Geauga County, is celebrating 45 years of serving Northeast Ohio. Established in 1979, the company specializes in commercial and industrial electrical projects, offering expertise in value engineering, energy-efficient systems and cost-effective construction solutions.
Now managed by the second generation of its founding family, J.L. Taylor Co. remains committed to delivering quality work and exceptional service. Over the decades, the company has played a vital role in a wide range of projects, from large-scale developments exceeding 365,000 square feet to electrical equipment installations and service upgrades and much more. Grounded
in Christian faith and family values, J.L. Taylor Co.’s leadership attributes its longevity to those values and appreciates the dedication of its team and the trust of its clients. As the company looks to the future, it continues to focus on integrity in the industry along with innovation and efficiency to meet the evolving needs of businesses across the region.
Port of Cleveland Secures $95 Million EPA Grant
The Port of Cleveland recently announced it has been awarded the largest grant in its history, nearly $95 million from the U.S. Environmental Protection Agency (EPA). This funding, part of the $3 billion EPA
SIGNAGE SOLUTIONS
Daniel Moysaenko
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Clean Ports Program, will cover 90% of project costs aimed at significantly reducing its carbon footprint and cementing its position as a leader in sustainable maritime shipping, with the remaining 10% funded through private and public contributions.
The port will implement a series of sustainability initiatives through partnerships with Logistec USA Inc. and Great Lakes Towing, the operators of the Port of Cleveland general cargo terminal and tugboat shipyard in Cleveland harbor.
Refinance Loan Secured for Fairlawn Shopping Center
BWE recently announced it has secured a $31.8 million loan to refinance and fund the long-term business plan of Market Square at Montrose, a Home Depot-anchored shopping center in Fairlawn. Brian Bruening, vice president in BWE’s Cleveland, originated the floating-rate loan with no interest rate caps on behalf of the borrower. Market Square
at Montrose, located at 4020 Medina Rd., features 506,870 square feet of retail space and is currently 88% leased. Anchored by Home Depot, additional tenants include Dick’s, Staples, Cost Plus, Steak N Shake, Golf Galaxy and more. A recent lease with Tesla has been signed, and negotiations are underway with several other nationally recognized tenants.
Ohio History Connection Honors Area Projects
Recently, the Ohio History Connection’s State Historic Preservation Office honored 11 communities for exemplary efforts in preserving historic sites and promoting awareness of Ohio’s cultural heritage. Among the standout recipients were several Northeast Ohio-based individuals and companies who have contributed to the city’s architectural and historical legacy.
In the Preservation Merit Award category, LDA Architects and Vesta Corporation earned acco-
by
lades for converting the historic Henry W. Longfellow Elementary School into senior housing, showcasing innovative adaptation of a cherished landmark. (See full story, Properties, October 2023 issue, available online at www.propertiesmag.com.)
Separately, Ed Thellman received the Public Education and Awareness Award for collecting cherished artifacts and historic photos from Longfellow Elementary School for display and research, further preserving the building’s history.
The Cleveland Heights Historical Society was also
recognized for its journal, “View from The Overlook,” which enriches public appreciation of Cleveland Heights’ heritage.
These projects exemplify Cleveland’s commitment to honoring its past while creating meaningful connections to its heritage. As part of a statewide effort, they reinforce the importance of safeguarding Ohio’s historic treasures for generations to come.
WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com. P
The Longfellow Senior Community
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Mark Watt
Research Leads to Air Curtains as a Vestibule Exception
Maximizing efficiency and comfort with air curtains and controls
By Miranda Berner Berner International
Air curtains are a versatile solution for maintaining indoor air quality, conserving energy and enhancing comfort in various applications, from retail stores and restaurants to industrial facilities and healthcare environments. By creating an invisible barrier of air, they effectively separate indoor and outdoor climates, preventing the infiltration of outdoor air, insects, dust and odors.
Control options and activation switches are essential to tailoring air curtain performance to specific needs. Modern air curtains often feature advanced digital controls with intuitive interfaces and customizable settings. These controls simplify operation through guided setup, preset programs and seamless integration with building management systems via protocols like BACnet or MODBUS. Mobile apps allow remote monitoring, control and custom programming, including grouping of connected air curtains with similar motors and heat types across different physical locations.
engages only when needed. For example, in retail applications, door switches activate the unit whenever a customer enters, maintaining a welcoming open-
Combining quality air curtains with intelligent controls and reliable activation mechanisms... ensures optimal performance. This creates healthier, more comfortable spaces while driving energy savings and operational efficiency in nearly any commercial, hospital or industrial application.
tion mechanisms, such as door switches, ensures optimal performance. This creates healthier, more comfortable spaces while driving energy savings and operational efficiency in nearly any commercial, hospital or industrial application.
Activation switches, such as door sensors or motion detectors, automate the air curtain’s operation, ensuring it
door policy without sacrificing energy efficiency. In warehouse settings, proximity sensors can trigger air curtains over loading dock doors to protect interior conditions and prevent pest entry.
Combining quality air curtains with intelligent controls and reliable activa-
The air curtain, aka “air door,” is an important part of any building’s design. To support this, the Air Movement and Control Association (AMCA) commissioned Concordia University in Montreal to have third-party studies on the efficacy and benefits of air curtains performed. This research has led “air curtains to be included as an exception to vestibules” in ASHRAE Standard 90.1-2019, ASHRAE Standard 189.1, the IECC (International Energy Conservation Code) and the IgCC
(International Green Construction Code) building codes.
Effective since 2019, ASHRAE Standard 90.1, “Energy Standard for Buildings Except Low Rise Residential Buildings,” allows air curtains tested in accordance with ANSI/AMCA Standard 220 as an exception to vestibules.
AMCA certified air curtains with a “velocity of not less than 6.6 feet per second (2.0 m/s) at 6.0 in (15 cm) above the floor” can be used to help commercial properties comply with Ohio Energy Code, which references both ASHRAE 90.1 and the IECC standards.
To better support the use of air curtains over main entrances, manufacturers have invested in design that adds to the aesthetics of the space, while creating environmental barriers as they were intended.
In summary, air curtains save energy, provide chemical-free insect control, protect thermal comfort and provide supplemental heat at entryways, making them a smart choice for a variety of building types and applications.
Miranda Berner is marketing & product development manager with Berner International (www.berner.com) and can be reached by email at mberner@berner.com. For a list of AMCA certified air curtains, go to https://www.amca. org/certify/#product-search. Visit Mussun Sales at www.mussunsales.com.
out
BUILDING PRODUCTS + MAINTENANCE
HVAC Maintenance + AI – Who Would Have Thought? A look at the potential impact of artificial intelligence on building maintenance programs
By Wes Dearth MIELKE Mechanical, Inc.
Winter is approaching and your HVAC system might not be ready. You could take the approach of “fix it when it breaks,” but should you? HVAC maintenance is part of the “life cycle cost” of the equipment. What is life cycle cost? It is a calculation that considers all costs associated with your HVAC asset. That’s right – it’s an asset.
The U.S. Department of Energy (DOE) defines it as “the total consumer cost over the life of the equipment.” This includes the sum of the initial installed cost (purchase and installation), the operating costs (maintenance, repair and energy costs) and lastly the disposal cost of the asset once it has reached its end of life.
When most owners or building managers think about replacing their HVAC equipment, they think about the upfront cost. And why wouldn’t they? After all, it’s staring them in their face as they write the check! But let’s not forget the upkeep required for that equipment. If you don’t maintain it, it will cost you dearly in repair costs and you won’t get the expected life out of the equipment –not to mention they usually break down at the most inconvenient times.
Another component to the operating cost category is energy expenses. The DOE states that HVAC systems account for 40% of total energy consumption in commercial buildings. In addition, the DOE states that between 5% and 20% can be saved by performing preventative maintenance. Combine the energy savings with extending the life of your equipment and it seems like the right thing to do. But don’t forget the productivity factor when the system does go down. No one likes to work in the office when it’s too hot or cold!
Rooftop maintenance
There are many options for HVAC systems when it comes to commercial buildings, but the most common equipment is a rooftop unit (RTU). An RTU is a packaged piece of equipment containing the ability to heat and cool a
space. It is considered “packaged” as it is packaged into one box. Seems simple. These pieces of equipment are workhorses and have been around for a long time. But to keep them around for a long time, they need maintenance.
ASHRAE (American Society of Heating and Air-Conditioning Engineers) is an international professional association dedicated to advancing heating, ventilation, air conditioning and refrigeration systems design and construction. In simple terms, they set the standards for what contractors can and can’t do with systems to meet codes. ASHRAE produces standards for all systems, including one for equipment maintenance titled “Standard 180-2018, Standard Practice for Inspection and Maintenance of Commercial Building HVAC Systems.” In that standard, it references tasks and frequency of those tasks. There are 28 items listed with fre-
quencies as to what they recommend for an RTU.
Whether you are self-performing or having an outside contractor perform maintenance on your HVAC equipment, it is important to have a set list of tasks and frequencies for those tasks. Missing an inspection or shortcutting the tasks will catch up. It is a “pay now or pay later” scenario.
One very important factor to consider in HVAC maintenance is airflow. Your airflow helps determine the health of your building. Clean filters are vital to system performance. If you are not moving the right amount of airflow across your indoor evaporator coil (the part where the magic cooling takes place in the unit), it could cause other effects on the unit: bad refrigerant temperatures/pressures, abuse to the compressor (a very expensive component of the unit), iced up coil (which seems to
TOP SPEED Today, technicians have the ability to scan a data tag from an RTU and immediately have access to every document ever created for that unit, such as wiring diagrams, product data and technical bulletins from manufacturers.
always thaw and leak into the building… ugh, water damage) and not to mention the extra energy you are paying for to try and maintain the desired temperature in the space.
What about AI?
Can AI help? The simple answer is yes. But AI is not going to perform the physical duties required to perform the maintenance. AI is not going to carry tools to the roof and check your units out. But what AI can do is give you data. History of performance and repairs is great data. But that data has been around for years, even decades. That data is valuable when evaluating whether or not to sink more money into a particular piece of equipment or to even help with when to budget for replacement.
But we have progressed way past that type of information collecting. We now have more robust data available. The information available at service technicians’ fingertips is some pretty cool stuff. We now have the ability to scan a data tag from a unit and have every document ever created for that unit at that moment. No searching the internet, no calling tech support hotlines and no waiting. And after all, time is money. Technicians are able to find technical documents – such as wiring diagrams
(those diagrams wear out over time as these units are in the weather), product data and technical bulletins from manufacturers – with ease. This helps the technician be productive and keep time to a minimum.
In addition, AI is able to tell us where that unit sits in its life expectancy. We know the average life of a unit, which varies based on what part of the country a building is located in, so a technician can now assess not only the overall condition of the unit but also where it sits in relation to how long it may last. This enables a better budget planning process for owners and managers.
AI reporting
Years ago, reporting was a three-part carbon copy paper that a technician filled out. A client would most likely place it in a file cabinet for their records. Times have changed. Service reports can be required to provide proof to an outside agency, landlord or even for ISO Certification, and having them stored in one place electronically saves time. It is not only a convenience but anymore, it is just the way things are done.
AI reporting is best in class. The report associated with each inspection or service call is robust to say the least. It not only breaks it down by unit but includes
the tasks associated with the inspection or service call. Maintenance providers are able to incorporate pictures and videos of the unit, its findings, overall condition and recommended repairs or enhancements that a technician determines on the visit. This enables clients to see the condition of the unit without ever climbing to the roof. The report can be compiled as a PDF but the best way is to email the client a link to their report so they can view available videos. The report sits in the cloud and is accessible anytime they need it.
Final thoughts
Secure a solid maintenance program for your HVAC assets. When it comes to your HVAC systems, it is important to maintain healthy indoor air quality, maximize efficiency, minimize downtime and extend your equipment life. Look into what your service provider has to offer on these maintenance programs and make sure they are utilizing newer technology such as AI to help you.
Wes Dearth is the vice president of service at MIELKE Mechanical, Inc. MIELKE is a commercial/industrial mechanical contractor headquartered in Medina, with additional locations in Columbus and Tampa, Florida. He can be reached at wdearth@mwmielke.com or by calling 330-725-8445.
Overcome the Challenge of Winter Pavement Maintenance
An overview of cold-applied patching materials for asphalt and concrete pavements
By Kevin Slivka Asphalt Fabrics and Specialties Ltd.
To say winter pavement maintenance is difficult is an understatement. Repairs must be done quickly and safely, with as little traffic disruption as possible. Add in changing weather conditions, reduced labor forces and potential limits on when repairs can be made, and winter maintenance becomes a nearly untamable beast. Until now.
Advances in cold-applied patching materials give pavement maintenance teams an advantage over winter weather. From materials that apply directly in wet conditions to throw-and-go patches with no tools required, potholes, spalls and major cracks are easily patched for the long term, not just until the next snow plow blade comes through. These quick-install materials also support a critical part of a winter maintenance program: worker safety.
There are several cold-applied, manually compacted rapid repair materials for asphalt and concrete pavements. One option, Ecophalt, is a bag mix formulated from durable black granite mixed with a high percentage of bituminous binder with nanotechnologic additives, which react with the environment to form long term repairs. Sun, snow, rain and environmental humidity activate the cure of
material and the long-term bond of the patch to surrounding pavement.
When evaluating cold-applied bag mixes, it’s important to consider several factors:
1. The ease with which material is removed from packaging. Bag mixes,
hermetically sealed in foil-line bags, allow nearly all contents to slip from bag without wasting material. Some bucket mixes, in addition to having packaging disposal issues, retain tacky binder and aggregate.
2. The type and size blend of aggregate in the mix. Look for 100% black granite, with a broad range of aggregate sizes. The durability of the black granite contributes to the long life of the repair, while the range of aggregate size allows for tight compaction of material to form a water-resistant repair that won’t pop or break with freeze-thaw cycles.
3. 10% or greater binder content in the bag mix. Mixes with at least 10% binder content compact more efficiently, offer strong bond to surrounding
pavement and make repairs more water-resistant.
4. All-temperature installation range. Mixes that install at any temperature mean fewer product variants to keep on hand.
Another very unique option for pothole and spall patching is the Patch Pack, a mesh pack loaded with 100% recycled aggregate, a non-volatile binder and eco-friendly cold asphalt. For installation, the packs are hand-placed and overlapped in spalls at least one inch deep. The binder is designed to bleed through the packs under vehicle load, creating a bond to the sides and bottom of the spall and sealing the top of the repair. This new technology in patching requires no tools, or early compaction of the material. Just remove loose debris from the spall and place the packs, even in standing water.
Over time, the mesh within the spall strengthens and holds material in place, much like geogrid does in a backfill placement installation on slopes or retaining walls. Some of the surface mesh is absorbed by the asphalt binder, while some wears away with traffic.
Patch Packs, roughly three pounds each, are ideal for winter weather repairs. When used for place-and-go repairs, there are little to no lane closures required and nearly instant return to traffic. Patch Packs can be kept in maintenance fleet trucks for instant repairs while out on routine maintenance calls.
When choosing any maintenance product, be sure to evaluate the time required to prepare spalls, apply and compact materials, and open the repaired areas to traffic. Both bag mixes and packet type patches support quick repairs, and the faster repairs can be accomplished, the lower the risk of a safety mishap. Add them to your maintenance toolbox and tame nasty winter repairs for good.
Kevin Slivka is owner/president of Asphalt Fabrics and Specialties Ltd. and can be reached by email at kslivka@asphaltfabrics.com.
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BUILDING PRODUCTS + MAINTENANCE
Staying a Step Ahead
Proper maintenance is key in extending the lifespan of carpeting
By Kyle Maurer Fiber-Seal of Northern Ohio
AEnter the facility manager, who now has to navigate the downtime associated with installation. His reluctance stems from experience and his intimate knowledge of the building. Rightly, he is worried that the carpet will need to be replaced in seven years just like the current carpet.
All three individuals want to make the investment last. They find the answer in preventative maintenance.
Carpet lifecycles can be doubled with a preventative care program. On average, most commercial carpets are replaced prematurely in eight to 10 years. Yet most carpets are designed to last 20. There are two common mistakes that are made which contribute to this shortened life expectancy. Avoid making them by adhering to proper lifecycle management.
Embrace a preventative mindset
The first mistake is one of mindset. Carpet investments are often not properly cared for because they are not prioritized. Take a new car for example. It is a significant investment and maintenance is universally performed at scheduled milage intervals to make it last. The same should be true for carpet. However, maintenance guidelines for carpet are often ignored, leading to diminishing returns. Bad things happen when you do not change your oil regularly. The same is true with carpet. We do not prioritize carpet investments and it is a costly mistake.
reactive, whereas maintenance is proactive. A proper perspective changes the way we think about maintenance and leads to better decision-making. Just like proper maintenance makes an engine last longer and function better, a properly cared-for carpet looks better, lasts longer and is healthier.
The right mindset about maintenance pays off in other ways too, literally. When budgeting for new carpet, a lifecycle management approach considers the maintenance costs along with the initial outlay. The operating budget is not ignored at the expense of the construction budget. Proper planning will pay off in the long run.
Preventative care from the start
Thus, the first step in making carpet last longer is adopting the proper perspective. Specifically, maintenance is not simply cleaning when the carpet looks dirty. Cleaning is an act, whereas maintenance is a strategy. Cleaning is
The second mistake is one of execution. When it comes to office carpet, most wait too long to start thinking about proper care. It is common to wait until the carpet is visibly soiled before making plans to have it cleaned. This is unfortunately too late. A visibly soiled carpet is one that wears prematurely. That’s because walking on soiled carpet permits the soil particles to scratch and abrade their way
down into the pile like sandpaper. This abrasion damages the carpet fibers and causes the dull appearance found in traffic patterns. Carpet performs best and lasts longer when routine cleanings are programmed throughout the year. This schedule should ideally start right at installation.
In this case, the carpet manufacturer’s specifications will stipulate just how frequently carpet should be cleaned. It is broken down by traffic flow and usage. They even recommend the type of cleaning to be performed, from vacuuming to restorative extraction cleaning. Scheduling low-moisture, hot water extraction cleanings before there is a visible need is not just about aesthetics. There are health and functional benefits to doing so. These cleanings are also a key ingredient to doubling your carpet life expectancy.
In closing, a planned maintenance program protects one of a building’s largest investments in terms of square footage and dollars. To extend a carpet lifecycle twofold and reduce long-term replacement costs, a preventative maintenance program should be implemented on the heels of installation. Deferring maintenance is both costly and wasteful. Carpet waste accounts for roughly 5% of everything brought to landfills yearly. There are also downtime costs as the carpet is installed. This deferred mindset and practice should be trashed, not your carpet.
property manager just signed a contract totaling over $100,000 to replace the building carpet. Her building owner client understands that the cost is at the benchmark industry average for similarly sized buildings. However, he is reluctant because of his sustainability goals. He wants to avoid contributing to the four billion pounds of carpet that are landfilled each year. P
Kyle Maurer is a sales consultant with Fiber-Seal of Northern Ohio. For more information, visit Fiber-Seal of Northern Ohio online at www. fibersealnorthernohio.com.
BUILDING PRODUCTS + MAINTENANCE
Unlocking HVAC Maintenance Efficiency
A practical three-step approach to implementing a data-driven service program
By Matt Montgomery Gardiner
Data-driven service is a proactive maintenance strategy that involves monitoring the real-time condition of building equipment to determine when maintenance is needed. While the concept is often discussed conceptually among operations leaders, more and more facility teams are now implementing this proactive approach to maintenance. Shifting to a data-driven service strategy extends equipment life, allows for better budgeting of labor rates, and avoids unexpected downtime. In fact, a fault detection and diagnostics (FDD) powered data-driven service strategy has been proven to result in a 40% savings in time performing preventative maintenance tasks (PMs) on air handler units.
The nature of facilities management is reactive. It’s easy to get bogged down responding to equipment breaks, hot/ cold calls and the never-ending backlog of PMs. Many facility teams struggle with where to start when shifting to a data-driven service program. Start with an “evaluate, integrate and implement” approach. It’s a swim lane, and any progress you make towards data-driven service is good progress.
Here is a practical three-step approach you can take to implement a data-driven service program effectively.
Step 1 (Evaluate): Assess your current maintenance program
The first step in implementing condition-based maintenance is to take a close look at your existing maintenance program. Begin by categorizing your equipment into groups such as critical assets, zone-level equipment and air handlers, as each may require a tailored maintenance strategy. For critical assets like chillers and cooling towers, preventive maintenance (PM) will still be essential, but the goal is to enhance these efforts by leveraging building analytics for greater efficiency.
For zone-level equipment, examine whether PM tasks are being performed on time and consider alternative approaches to streamline these processes if needed. Similarly, review the frequency and effectiveness of PM tasks for air handlers to identify opportunities for improvement. This foundational evaluation helps set the
stage for a more proactive and datadriven maintenance program.
Step 2 (Integrate): Enhance PMs with fault detection and diagnostics
The next step is to enhance your preventive maintenance (PM) processes by incorporating advanced fault detection and diagnostics (FDD) tools. These tools use real-time data from your HVAC systems and building automation network to monitor equipment performance and pinpoint areas for cost savings.
By integrating FDD, technicians gain access to detailed performance histories, current condition reports and root-cause diagnostics before performing maintenance. This allows them to prioritize tasks, address issues proactively and avoid unnecessary PMs. Critical equipment such as heat exchangers and
cooling towers should maintain their regular PM schedules, but FDD can help identify additional issues that can be addressed simultaneously.
For less critical equipment like air handling units (AHUs), many routine PMs can be replaced with automated monitoring, reducing the frequency to annual or biannual checks while maintaining performance standards. This optimization step lays the groundwork for a more efficient and strategic maintenance program.
Step 3 (Implement): Implement datadriven service
Finally, move towards a fully condition-based maintenance approach by relying on real-time data to guide your maintenance activities. Utilize dashboards powered by fault detection and diagnostics (FDD) tools to continuously
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monitor equipment health and address potential issues before they escalate.
Replace rigid preventive maintenance schedules with a more flexible, needsbased strategy driven by asset condition indicators. For equipment where PMs are often delayed – such as fan coils or zone equipment – consider eliminating scheduled PMs and instead rely on realtime monitoring to ensure performance. This approach empowers facility teams to focus their efforts where they are most needed, reducing downtime, extending equipment life and improving overall operational efficiency. By making maintenance decisions based on actual equipment conditions, you can optimize resources and drive long-term success.
FDD-powered, data-driven service
A data-driven service maintenance approach helps facility teams prioritize maintenance work orders, spend their time more effectively, extend equipment life and avoid breakdowns. Building analytics software – and the real-time equipment insights it provides – is a critical part of the toolkit for any modern facility team that wants to shift to proactive maintenance.
Embracing data-driven service is not just a step towards efficiency; it’s a strategic investment in the long-term success of your operations.
Matt Montgomery is the director of sales for Gardiner’s Automation division and has been working in the building solutions space for 10-plus years. For questions, reach out to Montgomery at mmontgomery@whgardiner. com or at 440-478-6704. For more information, visit www.whgardiner.com.
Building a Bird-Friendly Business
How bird divert window films can help protect wildlife
By John Susnik Sunray Window Films, LLC
Unfortunately, glass windows pose a significant risk to birds, as they often can’t differentiate between open air and reflections of the sky or trees. The result? An estimated one billion bird fatalities every year in North America.
But with modern technology, there’s a solution that allows your business to maintain its aesthetic appeal while also creating a safer environment for wildlife: bird divert window films.
Why birds collide with glass
Birds have exceptional vision, but glass reflections can trick even the sharpest of eyes. To birds, large windows might look like continuous landscapes or safe open spaces, causing them to collide at full speed. High-rise office buildings, storefronts with expansive glass fronts, and even smaller structures with reflective glass are all contributors to this environmental issue.
How bird divert window film works
Bird divert window films provide an innovative solution to the problem of bird collisions. This specialized film is applied directly to the exterior surface of your glass windows and includes subtle patterns that are nearly invisible to the human eye but easily visible to birds. These patterns signal birds to
steer clear, significantly reducing the likelihood of dangerous collisions.
Making the change
Incorporating bird-friendly features into your building’s design is an opportunity to showcase your business’s commitment to the environment. Your customers and community members will appreciate the thoughtful steps you’re taking to reduce wildlife hazards. In fact, businesses known for their eco-friendly initiatives often attract customers who share similar values, boosting brand loyalty and attracting positive attention. Bird safety is not just a niche environmental issue;
it’s an opportunity for every business to demonstrate responsibility and community stewardship. By protecting wildlife, you contribute to a balanced ecosystem, which benefits everyone.
How to get started
Taking the first step is easy. Reach out to your window film provider to discuss a bird-divert window film solution that works best for your business’s needs. The film provider will help you assess your building and recommend the best option for maximum protection and prevention.
Choosing bird-friendly window film is a powerful way to make a difference, both locally and globally. With the right solution, you’ll enhance your building’s appeal and protect the wildlife that enriches our environment.
John Susnik is vice president at Sunray Window Films. Sunray is a female and minority owned company, certified by the City of Cleveland and certified by Cuyahoga County as an SBE, MBE, WBE from the Department of Equity and Inclusion. For more information, call 800-2958468 or visit www.sunrayfilms.com.
BUILDING PRODUCTS + MAINTENANCE
LEGAL PERSPECTIVES
Navigating property laws & regulations
Prefabrication – The New Norm
Prefabrication is nothing new to the construction industry. And, over the past several years, we have seen a rather significant increase in the utilization of prefabrication. With this increase, however, it has revealed some vulnerabilities that, if not properly managed, lead to undesirable results. Let us take a closer look.
Prefabrication is the assembly of buildings or their components at a location other than the building site. It has gained favorable recognition due to factors such as COVID, market variability and labor shortages. The key benefits of assembling various building components in a factory-like setting include improved quality and consistency; improved labor efficiency and production; improved schedule flexibility and enhancements; reduced material waste and lost time incidents; reduced on-site installation labor; and favorable cost benefits and effectiveness.
For these numerous reasons, the construction industry is finding more and more ways to embrace prefabrication as a normal practice and apply it more broadly across the various building systems. So, the focus we look to elaborate on is managing the process and having
the necessary and applicable controls in place to execute the work.
The process, also commonly referred to as the method, of prefabrication drives early coordination into projects. This naturally creates a conduit for increased communication in preplanning efforts and promotes early engagement amongst the team. As we are all aware, project success starts day one; so, having a process, or method, in place that recognizes the value of early communication is a significant benefit to steering a project towards success. But let us dive a bit into implementation.
In many cases, a crucial step in the preplanning process is often overlooked during the early stages of a project. Utilizing prefabrication in a broad sense may be lacking consideration of governance and control of the prefabricated system itself. Many projects rely on
RENA T. PANZICA
CHAD J. VAN ARNAM
building component-specific project specifications and design, such as manufacturer data, performance criteria, tolerance, execution, etc. But assembly of multiple building components before reaching the building site has added layers of consideration that may not be completely apparent until the system is being installed. Of considerable concern, in many cases, is cumulative tolerance.
Cumulative tolerance, also known as tolerance stack-up, is the effect of all individual building component tolerances as part of a system or assembly. In traditional design and construction of various building systems, manufacturer tolerances and field installation tolerances are generally accounted for and occur component by component. This provides flexibility for aesthetics, such as lining up vertical
and horizontal joints, while constructing a system that functionally performs. Introducing prefabrication into a design that relies on these numerous component-by-component tolerances can create significant issues.
For instance, five curtainwall units installed in the field have six total joints with plus/minus tolerance flexibility. Those same five curtainwall units prefabricated as one five-unit segment now have four joints assembled in a factory that can maintain zero tolerance and leaves two joints in the field to potentially account for the cumulative tolerance of the components making up that portion of the system. This, in turn, leads to oversized and/or inconsistent field joints and the potential of performance issues at concentrated locations.
Establishing governance and control for the prefabricated system itself needs to be identified early in the pro-
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cess by working collectively with all members of the project team, including owners, designers, contractors and manufacturers. Consideration of items – such as manufacturing parameters of individual components, prefabrication assembly requirements, onsite preparation, sequence of installation and execution, local building code requirements, performance functionality and aesthetics – is critical. The unique perspectives of each team member and evaluation of individual components
The key benefits of assembling various building components in a factory-like setting include improved quality and consistency; improved labor efficiency and production; improved schedule flexibility and enhancements; reduced material waste and lost time incidents; reduced on-site installation labor; and favorable cost benefits and effectiveness.
making up a prefabricated system will help to establish a clear set of boundaries to achieve a seamless final installation.
So, as we continue to recognize the many advantages of prefabrication and its broadening role in the construction industry, it is imperative to manage the process and have the necessary and applicable controls in place to execute the work. With implementation of a collaborative approach and early recognition of the importance of managing the prefabrication process, issues such as cumulative tolerance can be vetted to minimize and avoid undesirable results.
Chad J. Van Arnam is director of construction services with Hahn Loeser & Parks / Parks Construction Consultants, LLC. Rena T. Panzica is a construction consultant with Hahn Loeser & Parks / Parks Construction Consultants, LLC. For more information, please visit www.hahnlaw.com and www.parks-cc.com.
ACAR CORNER
Issues in the real estate industry
Don’t Ignore the Crack in the Wall
Cracks in the walls can reveal a lot about a building’s health. These imperfections are a natural result of everyday use, but sometimes they can be a sign of something more serious.
The timing and severity of certain cracks may depend on factors like construction type, building quality, foundation and soil conditions. After moving into a newly constructed building, tenants or residents may spot certain cracks after the one-year mark when the building has had a chance to settle and dry out.
Catching cracks early can save time, money and stress. Below is a guide to the different types of wall cracks, the common root causes and the best course of action for completing repairs.
1. Hairline cracks
Level of urgency: low
Thin, spiderweb-like hairline cracks are less than one millimeter wide – about the width of a human hair – and are the
most common drywall cracks. They can appear during a building’s normal settling process or after minor fluctuations in temperature and humidity.
Hairline cracks can run in any direction and don’t require immediate attention. Still, you’ll want to monitor the cracks each week to check for a change in length and width and address any moisture issues, like improper drainage. If you notice the crack growing wider or longer, consult a professional structural engineer for evaluation to assess the cause and for recommendations of any necessary repairs.
Hairline cracks can be caused by:
• Settling: As a building settles into its foundation, slight shifts can lead to minor cracks in the drywall or plaster.
MARK VITTARDI
• Temperature changes: Seasonal temperature variations cause building materials to expand and contract.
• Humidity changes: Changes in humidity levels can cause drywall or plaster to contract or expand.
Actions to take:
• Monitor the crack weekly for any growth. (Measure it!) Patch and repaint the hairline crack using a joint compound, which is a paste made of gypsum powder and other binders that can be spread onto the crack and sanded when dry.
2. Vertical cracks Level of urgency: low to moderate
These cracks often result from foundation settlement. Vertical cracks travel straight up and down, following the line where the wall meets the floor. They can vary in size. These cracks generally pose minimal concern if there are no significant increases in length or width.
However, vertical cracks need to be assessed once they are greater than five millimeters wide. If the crack is close enough to the ground and easily accessible, use a ruler to measure its width. For higher cracks, mark either side with a pencil and monitor the distance over time. If you detect dampness or widening cracks, seek professional help.
Vertical cracks can be caused by:
• Settling: Both newer and older buildings can experience settling into their foundation. While newer structures may settle more noticeably due to the initial adjustments of the building materials, older buildings might have already undergone significant settling over time, which can also lead to cracks in the walls.
• Temperature changes: Temperature fluctuations can make building materials expand and contract slightly.
The urgency of addressing a vertical crack largely depends on its size:
• Low urgency: Hairline vertical cracks are generally low priority, especially if they haven’t changed.
• Moderate urgency: Cracks wider than three millimeters warrant a professional evaluation.
Actions to take:
• For hairline vertical cracks, monitor them weekly for any changes in size or length. If the cracks widen or you have any concerns, consult a foundation specialist for a professional assessment.
3. Horizontal cracks
Level of urgency: high
Horizontal cracks that run along the wall plane can be a serious sign of foundation issues and potential structural drywall cracks. These cracks are often the result of structural movement as expansive soils build up against the foundation wall. They will progressively widen without proper care, potentially causing complete wall failure.
Consult a professional for any horizontal crack, regardless of its width. This urgency is because horizontal cracks signify movement or pressure on the foundation walls.
Early detection and intervention are crucial to prevent further damage.
Horizontal cracks can be caused by:
• Foundation movement: Uneven settling of the foundation can put stress on walls, causing them to crack horizontally. This is due to poor soil conditions, moisture issues or changes in water drainage around the building. While horizontal cracks may be more commonly associated with newer buildings, older structures are not exempt.
• Moisture: Factors such as moisture problems or changes in water drainage around the building can contribute to foundation movement and horizontal cracking.
Actions to take:
• Consult a foundation specialist or structural engineer for a professional assessment. The professional should be able to help diagnose the cause of the crack and recommend the most appropriate course of action, which may involve foundation repair or structural reinforcement.
4. Diagonal cracks
Level of urgency: high
Diagonal cracks run at an angle on the wall from corner to corner, slanted at a 45-degree angle compared to the vertical wall plane. These cracks, regardless of size, need immediate attention from a professional.
Early intervention is key since diagonal cracks are a sign of foundation
settlement, often a result of the earth pushing on a concrete basement/ sublevel wall. Early detection and intervention are crucial to preventing more extensive damage to the foundation and the overall structural integrity of the building.
Diagonal cracks can be caused by:
• Poor soil compaction: If the soil supporting your foundation wasn’t adequately compacted during construction, it will settle unevenly over time. This uneven settling puts stress on the walls, causing them to crack diagonally.
• Changes in moisture content: Fluctuations in soil moisture content can lead to uneven settling. For example, during droughts, the soil shrinks, causing the foundation to shift and the walls to crack.
• Inadequate drainage: Poor drainage around the building leads to water pooling near the foundation. This saturated soil puts uneven pressure on the foundation.
Actions to take:
Construction imperfections may also be a contributing factor. For instance, improperly taped drywall joints or shrinkage in concrete foundation walls can lead to cracks. Further, leaks in the roof, plumbing or poor ventilation can lead to moisture buildup in walls, causing cracks. Building owners should be on the lookout for any moisture present to help prevent water damage and further structural damage.
When should I worry about cracks?
Not all cracks are created equal. The size and location of wall cracks are key factors to consider. Large cracks wider than five millimeters are a cause for concern, especially if they are diagonal, horizontal or above a door frame. These cracks could indicate foundation movement, stress on structural supports or settling issues. Have professionals evaluate in these cases.
Leaks in the roof, plumbing or poor ventilation can lead to moisture buildup in walls, causing cracks. Building owners should be on the lookout for any moisture present to help prevent water damage and further structural damage.
• Contact a foundation specialist or structural engineer as soon as possible for a professional assessment. The professional can diagnose the cause of the crack and recommend the most appropriate course of action, which may involve foundation repair, soil stabilization techniques or structural reinforcement.
What causes cracks?
Cracks are most commonly caused by expansion and contraction of building materials. This occurs due to changes in both moisture content and temperature. These minor shifts can lead to hairline cracks in the drywall or plaster, especially in newer buildings during the first few years.
The presence of multiple cracks, especially if they are clustered together in a specific area, also calls for attention. This suggests there could be a widespread problem that requires a professional evaluation to determine the cause and best course of action.
By addressing cracks promptly, you can help prevent them from worsening and safeguard the structural integrity of the building. Cracks are not always a cause for alarm. Cracks in walls or ceilings are fairly common. They might seem visually alarming, but a better understanding of them can help identify the difference between a minor cosmetic imperfection and a more significant structural problem.
Article submitted by ACAR President Mark Vittardi (Century 21 DePiero & Associates, Inc.) and reprinted with permission from NAR REALTOR Magazine. For more information, visit www.akronclevelandrealtors.com.
Safe + Clean
A look at how janitorial service providers keep facilities welcoming & operational
By Oliver Mahnke RWK Services, Inc.
Maintaining a clean, safe and efficient facility requires more than just routine cleaning. It demands the right tools, products and expertise. From advanced janitorial machinery to green cleaning solutions, today’s facility managers have access to a wide range of products and services that enhance operations while improving tenant satisfaction.
Here’s a look at some of the key offerings provided by janitorial service providers and how proper maintenance practices can ensure your building remains operational, welcoming and sustainable.
Modern machinery & products
Equipping your facility with the latest advancements in janitorial technology can significantly boost efficiency and cost-effectiveness. For instance, advanced floor scrubbers clean large areas faster and more thoroughly than traditional methods, while cordless backpack vacuums save time and reduce labor compared to standard models. Using updated products and machinery not only improves safety but also enhances the overall quality of cleaning.
Sanitizers & disinfection solutions
Sanitizing solutions are indispensable for disinfecting high-touch areas and preventing the spread of germs. Whether in office spaces, manufacturing plants or medical facilities, a consistent disinfection maintenance plan is key. Regularly disinfecting high-traffic zones reduces bacteria and ensures spaces are hygienic and safe.
Floor care solutions
Floors are one of the first things visitors notice in a facility. Proper care enhances their appearance and longevity. Different flooring types – carpet, tile, stone or VCT – require specific cleaning products and machinery. Using the correct floor polish or detergent extends the life of your flooring and reduces bacteria buildup. Following a detailed maintenance plan tailored to your facil-
ity’s needs ensures floors remain clean and well-maintained.
Green cleaning products
Green cleaning products promote sustainability, improve indoor air quality and reduce the spread of toxic chemicals. These eco-friendly options also enhance tenant satisfaction. Transitioning to green cleaning is seamless and doesn’t require extra effort or time. Ask your janitorial provider about making the switch.
The role of a Scope of Work
Facilities often rely on a Scope of Work document, which outlines the specific tasks required to meet the building’s needs and the frequency of each task. Daily maintenance tasks may include removing trash from cubicles, vacuuming high-traffic areas, cleaning restrooms, sanitizing common areas and high-touch points, and spot cleaning. Weekly maintenance might involve detailed vacuuming, damp mopping hard floors and low dusting of chair
bases and tables. Semi-annual maintenance often includes larger projects, such as stripping and refinishing hard floors and damp wiping wall bases.
Inspections: a valuable tool
Regular inspections, conducted weekly or monthly, ensure that cleaning tasks are completed correctly and that janitorial products are being used effectively. These inspections instill confidence in facility managers that all areas are properly maintained and no detail is overlooked.
By leveraging these products, practices and tools, janitorial service providers ensure facilities are safe, operational and meet the highest standards of cleanliness and functionality.
This article was written by Oliver Mahnke, Sales Associate at RWK Services, Inc. For more information, contact Oliver Mahnke at 440-346-6791 or via email at oliver.mahnke@rwkservices.com.
FIRST IMPRESSION Floors are one of the first things visitors notice in a facility. Proper care enhances their appearance and longevity.
Photo provided by RWK Services, Inc.
BUILDING PRODUCTS + MAINTENANCE
VANTAGE POINT
Experts weigh in on industry issues
Virtually Limitless – Positive Progress in the Construction Industry
By Shane Zysk BuildingPoint Ohio Valley
Our world is evolving in phenomenal ways. Innovations that once seemed like science fiction are now commonplace, and the pace of technological development has accelerated dramatically. Advances come so quickly that it’s hard to fully digest one before the next demands attention.
These advancements are beginning to intertwine, impacting both individuals and industries. The way we take ideas from imagination to reality – through hardware, software and advanced processes – is transforming how we build and create.
On today’s jobsites, robotic total stations, 3D laser scanners, GNSS receivers, drones and layout machines are becoming standard tools. These technologies minimize human error and deliver consistent, pinpoint accuracy, making them indispensable. No longer rare or isolated investments, these tools now work in tandem to share data and achieve unified project goals. Drones and scanners capture existing conditions, converting them into digital models. Crews use receivers, robots and layout tools to turn these models into reality. All the work is synced in real time, keeping teams on track, on time and on budget across field and office locations.
These hardware solutions are being guided by ever-more-intuitive software in the form of intelligent BIM (building information modeling) designs, now with the potential inclusion of AI (artificial intelligence). The BIM of today takes the early promises of CAD (computer aided design) and pushes it to the next level. Tied in to real-world assets, today’s BIM allows for complete preconstruction and documentation, providing insights for more accurate material quantities, scheduling, mandate adherence, clash detection,
bidding, renovation, restoration and maintenance than ever before.
Complement this with the added layer of analysis AI will provide and the power of future construction data is going to relegate the majority of today’s waste and errors to the dustbin of history. One of the big obstacles to such information in the past had to do with the confines of processing power, storage and sharing, but with the advent of enterprise-level cloud solutions, the full benefits of such detailed data will finally be within practical reach.
This wave of innovation is also transforming construction practices. Offsite prefabrication and modular building methods are gaining traction as their benefits become clear. With real-time, precise data in hand, it makes sense to assemble components in controlled
environments before delivery to the site. This approach boosts efficiency, improves safety and reduces onsite coordination challenges. Systems like MEP and HVAC can be pre-assembled, eliminating the logistical headaches of juggling multiple crews onsite. Prefabrication also simplifies compliance with regulatory standards and supports more sustainable practices. These advancements are reshaping the role of the construction worker as well. The skilled tradesperson of tomorrow will be more of a technical coordinator, managing processes rather than performing physical labor. These roles, akin to those in engineering, will attract new talent and help address the industry’s labor shortages.
As these trends converge, the construction landscape is poised for
MODERN METHODS Construction continues to evolve as today’s technicians
significant change. Tomorrow’s buildings will be more sophisticated, as will the builders who create them. Machines will continue playing an expanded role on jobsites, handling tasks like data capture, layout, mapping, inspection and clash detection. Larger, more accessible datasets will fuel these workflows, combining BIM insights with AI-driven analysis. Offsite construction will continue to thrive, with shifts in materials, methods and practices aligning with global sustainability goals.
Education and training will be vital in preparing the next generation of professionals. Investments at the collegiate level are already equipping future workers with the skills needed to manage data and coordinate projects using advanced tools. These individuals will oversee the integration of technologies, guiding collective efforts to achieve precise, efficient and safe outcomes.
The boundaries between imagination and reality are becoming increasingly blurred. With the combination of today’s hardware, software and processes, our ability to turn ideas into tangible results is accelerating. It truly is exciting to see where things are heading in this industry. For the construction engineers of tomorrow, the future is bright.
Shane Zysk is marketing coordinator with BuildingPoint Ohio Valley. For more information, visit www.buildingpointohiovalley.com.
Cleveland Chemical Pest Control
CONSTRUCTION PROGRESS REPORT
Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com)
DETAILS: Plans call for a three-phase expansion of Miceli Dairy Products. The first phase of the expansion will increase the capacity of its transportation and logistics capabilities. The remaining phases include expansion to the west and north area of the existing site.
Estimated Schedule (as of 11/8/2024)
STAGE: Planning
CONSTRUCTION END: N/A
BID DUE DATE: N/A
DEVELOPER: Miceli-Lograsso Development Company
55 Public Square, Ste. 1950 Cleveland, OH 44113
OWNER, TENANT: Miceli Dairy Products 2721 E. 90th St. Cleveland, OH 44104
DETAILS: Plans call for the construction of a new 19-story, 207-room Dream hotel as a part of the Masonic Temple redevelopment. The project will include several dining and nightlife venues, a fitness center, 100,000 square feet of meeting and event space, and a 400-space parking structure.
LOCATION: 2055 Cleveland Rd. W. Sandusky, OH 44870
DETAILS: Plans call for the construction of a 99-unit Resort Motel featuring free-standing cottages, as well as repurposing an existing 9,400-square-foot building into an amenity center, and the construction of an 111,105-square-foot parking lot. The amenity center will be a combination of restaurant/bar, games, retail, golf cart rental and sports uses open to the public, and a pool for resort guests.
Multifamily (50 units), Athletic Facilities (< 10,000 sq-ft), Social (< Roberts Ave. NW, next to The Hall of
Plans call for the construction of a fourstory affordable senior independent building with 50 units on 1.66 acres. Units will feature modern/open floor plans, a living area, full-size kitchens, spacious bedrooms, in-unit laundry connections, and senior accessibility features such as grab bars and handicap ramps, among much more. Amenities include a community room, professionally trained on-site management, a fitness center and
9100 Centre Pointe Dr. 210 West Chester Township, OH 45069
P: 513-964-1154
GC: Ruscilli Construction 5815 Wall St. Dublin, OH 43017
P: 614-876-9484
Project: #3678658
ROCKYNOL RETIREMENT COMMUNITY EXPANSION
- ADULT DAY CARE FACILITY
PROJECT TYPE/SIZE: Office (1,600 sq-ft), Office (19,000 sq-ft), Medical
CONSTRUCTION TYPE: Addition/Expansion, Renovation
ESTIMATED VALUE: $5-$25 million
SECTOR: Private LOCATION: 1150 W. Market St. Akron, OH 44313
DETAILS: Plans call for a the construction of a 1,600-square-foot, one-story addition and the renovation of 19,000 square feet of existing space to create a PACE facility with medical and social services including primary care; physical, occupational and speech therapy; social services; and an adult daycare. Estimated Schedule (as of 11/5/2024)
STAGE: Construction
CONSTRUCTION START: 8/2024
CONSTRUCTION END: Q2/2025
BID DUE DATE: N/A
OWNER: Ohio Living 1150 West Market St. Akron, OH 44313
P: 330-867-2150
TENANT: McGregor PACE: Cleveland Senior PACE Program 26310 Emery Rd. Warrensville Height, OH
P: 216-791-3580
ARCHITECT: HD+S Architecture
Contact: Dave DiFrancesco, Principal ddifrancesco@hidisiarch.com
1939 W. 25th St., Ste. 300 Cleveland, OH 44113
P: 216-696-3460
GC: Hummel Construction 127 E. Main St. Ravenna, OH 44266
P: 330-296-7316
DETAILS: Plans call for the construction of an event center. Parking spaces will be included.
Estimated Schedule (as of 11/12/2024)
STAGE: Planning
CONSTRUCTION END: N/A
BID DUE DATE: N/A
DEVELOPER: Alt/R Consulting
Contact: Jason Stevenson, Director jstevenson@altrconsultants.com
CONSTRUCTION TYPE: New ESTIMATED VALUE: $200 million
SECTOR: Private LOCATION: Beck Rd. and OH-44 Shalersville, OH 44255
DETAILS: Plans call for the construction of 220,000-square-foot plant. Estimated Schedule (as of 11/20/2024)
STAGE: Construction
CONSTRUCTION START: 11/2023
CONSTRUCTION END: Q2/2025
BID DUE DATE: N/A
OWNER: Viega LLC
585 Interlocken Blvd. Broomfield, CO 80021
P: 800-976-9819
GC: Geis Companies
10020 Aurora Hudson Rd. Streetsboro, OH 44241
P: 330-528-3500
Project: #3701618
NEIGHBORHOOD FAMILY PRACTICE COMMUNITY HEALTH CENTER CONVERSION
PROJECT TYPE/SIZE: Office/Social (14,506 sq-ft), Medical
CONSTRUCTION TYPE: Renovation
ESTIMATED VALUE: $2.54 million
SECTOR: Private
LOCATION: 3466 St. Rocco Ct. Cleveland, OH 44109
DETAILS: Plans call for renovations to a 14,506-square-foot space at the newly refurbished Northern Ohio Blanket Mills site for a new Neighborhood Family Practice Community Health Center. The facility will include a 1,000-square-foot pharmacy, a waiting room, lobby and children’s play area, a 730-square-foot centering classroom, a 1,300-square-foot community center, 20 exam rooms, two nurses’ stations, a midwifery team room, triage station, vaccine administration space, laboratory, a breakroom with space for up to 32 people and administrative offices. Specialties offered include pre- and postnatal care.
Estimated Schedule (as of 9/24/2024)
STAGE: Starts in 1-3 months
CONSTRUCTION START: 11/2024
CONSTRUCTION END: Q2/2025
BID DUE DATE: N/A
TENANT: Neighborhood Family Practice 3569 Ridge Rd. Cleveland, OH 44102 P: 216-281-0872
DETAILS: Plans call for the conversion of two former industrial buildings to create multifamily buildings with 134 units and commercial spaces on the first floor.
Estimated Schedule (as of 11/13/2024)
STAGE: Starts in 4-12 months
CONSTRUCTION START: 3/2025
CONSTRUCTION END: Q1/2026
BID DUE DATE: N/A
OWNER, PROPERTY MANAGER: GBX Group
Contact: Brian Cappelli, President of Real Estate
bcappelli@gbxgroup.com
2101 Superior Ave., Ste. 300 Cleveland, OH 44114
P: 216-241-6689
DEVELOPER: TurnDev Development
3900 Park East Dr., Ste. 200 Beachwood, OH 44122
Project: #3719004
UNIVERSITY HOSPITALS URGENT CARE CENTER
PROJECT TYPE/SIZE: Medical
CONSTRUCTION TYPE: New
ESTIMATED VALUE: $6 million
SECTOR: Private
LOCATION: 34548 Center Ridge Rd. North Ridgeville, OH 44039
DETAILS: Plans call for the construction of a 4,000-square-foot urgent care center.
Estimated Schedule (as of 11/15/2024)
STAGE: Planning
CONSTRUCTION END: N/A
BID DUE DATE: N/A
OWNER: Edge Property Management Group
Contact: Mickey Mann, President
mickey.mann@outlook.com
5050 Detroit Rd. Sheffield Village, OH 44035
P: 440-554-6723
TENANT: University Hospitals 11100 Euclid Ave. Cleveland, OH 44106
P: 216-844-1000
ARCHITECT: HSB Architects + Engineers
Contact: Madison Walkama, Studio Designer mwalkama@hsbarch.com
1250 Old River Rd., Ste. 201 Cleveland, OH 44113 P: 330-318-0682
Project: #3695183
WARREN CITY HALL COMPLEX RENOVATIONS
PROJECT TYPE/SIZE: Government Buildings (10,000-24,999 sq-ft)
CONSTRUCTION TYPE: Renovation
ESTIMATED VALUE: $1-$5 million
SECTOR: Public
LOCATION: 391 Mahoning Ave.
Warren, OH 44483
DETAILS: Plans call for the renovation of Warren City Hall.
Estimated Schedule (as of 9/19/2024)
STAGE: Groundbreaking
CONSTRUCTION START: 10/2024
CONSTRUCTION END: Q1/2025
BID DUE DATE: N/A
ENGINEER: WHS Engineering
Contact: Greg Sutyak
2012 W. 25th St., Ste. 512 Cleveland, OH 44113
P: 216-227-8505
ARCHITECT: Dimit Architects
Contact: John Tellaisha, Project Manager jtellaisha@dimitarchitects.com
14725 Detroit Ave., 210 Lakewood, OH 44107
P: 216-221-9021
OWNER: City of Warren
Contact: Paul Makosky
391 Mahoning Ave. Warren, OH 44483
P: 330-841-2601
Construction project reports are provided with permission through ConstructionWire, courtesy of BuildCentral (www.buildcentral.com). BuildCentral specializes in planned construction project leads and location analytics for CRE, hotel, multi-family/single-family, medical, mining & energy, and retail construction spaces. Properties Magazine makes no warranty of any kind for this information, express or implied, and is not responsible for any omissions or inaccuracies. To notify Properties of any reporting errors, we encourage you to email cpr@propertiesmag.com.
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