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May 2023, Volume 77, Number 5
FEATURES info@propertiesmag.com www.propertiesmag.com
EDITOR-IN-CHIEF Mark Watt mwatt@propertiesmag.com 216.251.2655 OFFICE MANAGER Lisa Larissey llarissey@propertiesmag.com 440.429.6153
MEDIA CONSULTANTS Matt Lehnert mlehnert@propertiesmag.com 216.251.6753 Larry Overbey loverbey@propertiesmag.com 216.251.6649
Photo by Gary Yasaki
CONTRIBUTING WRITERS Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella
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‘Designed Through the Eyes of a Child’
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Right Fit at Addis View
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Special Section: Plumbing + HVAC Systems
Akron Children’s Hospital Mahoning Valley meets growing needs with new ED New development answers demand for workforce housing on Cleveland’s east side
OWNER Real Estate Publishing Corporation Jeff Johnson, CEO jeff.johnson@rejournals.com
50 Space Comfort Company Turns 60: HVAC company serves retail, churches, real estate industries with customer-focused care
Cover photo: Addis View, by Doug Bardwell
58 Project Profile: ODOT District 4 Headquarters – Osborn Engineering completes extensive HVAC upgrade project at Akron facility
55 Setting a New Standard: Exploring the advantages of VRF heat pump chillers
61 Avoiding Plumbing Pitfalls on Your Property: The non-invasive three-step process to rehabilitate aging pipes 65 Perfect Solution for an Imperfect World: Uncovering the benefits of 3D laser scanning to achieve project success 70 Vantage Point: Tidal Waves of Technology
Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real estate agents, appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 8305 Chesterfield Ave., Parma, OH 44129-1813. Copyright © 2023 by Properties, Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. Subscription rates: one year $30, single copy $9, back issues $12 when available. Postmaster: send change of address notices to Properties, 8305 Chesterfield Ave., Parma, OH 44129-1813.
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PROPERTIES PEOPLE Highlighting notable industry events
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1 Joe Hric, Nate Heddleston, Dave Tomco and Kevin Krcmar (SP+) 2 Rob Castle and Doug Krumrei (ABM) 3 John Ghosn, Dan Schreckengost and Zack Case (KONE, Inc.) 4 Shawn Robinson (Diamond Roofing), Kevin Krcmar (SP+), Mark Stanton (Diamond Roofing), Ray Wallroff (Diamond Roofing), Taylor Strohmeyer (Diamond Roofing) and Alexis Cox (Diamond Roofing) 5 Back row: Laban Zurowski (Progressive), Douglas Angel (Kimberly-Clark) and David Tucker (KimberlyClark); front row: Clif Brown (DS Architecture), Tammy Polenz (THP) and Jeff Meyers (DS Architecture)
Building Owners and Managers Association of Greater Cleveland (BOMA Greater Cleveland) hosted its first-ever Topgolf Tournament recently. Occupying eight bays at Topgolf Cleveland in Independence, nearly 50 industry professionals and guests gathered for a day of friendly competition, food and networking.
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AIA Cleveland Annual Trivia Challenge Members of American Institute of Architects’ Cleveland chapter (AIA Cleveland) recently enjoyed an evening of camaraderie at the Annual Trivia Challenge, held this year at XYZ the Tavern in Cleveland’s Gordon Square neighborhood. Topics included history, pop culture and Cleveland architecture. HBM Architects and GPD Group won third and second place respectively, with Perspectus Architecture taking home first place and the trophy. P 6
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ACE Mentor Banquet ACE Mentor of Greater Akron-Canton hosted its annual banquet recently to celebrate achievements of area students, mentors, teachers and volunteers involved with the organization, which aims to introduce area youth to the AEC industry. P
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1 Dennis Check (Hasenstab Architects) 2 Dr. David James (Summit Education Initiative), Dr. Cristina González Alcalá (Akron Community Foundation) and Halle Jones Capers (Halle’s Engineering and Design) 3 Dion Harris (Summit Metro Parks) 4 Student scholarship winners Kelsie Cunningham, Nicholas Kohut and Peter Van Blargan 5 Students Essence Surles, Eliyah Surles, Curlina Surles and Tymmithee Miller 6 Back row: Dana Mitchell (Prime AE), Paul Donatelli (Canton City Schools), Eric Kelly (Prime AE), Sara Stucky Sayner (Stucky Sayner Architects), Matt Sibila (Coon Restoration) and Bill Small (Canton City Schools); front row: Students Kelsie Cunningham, Hunter Himebaugh, Quinn Milton and Daniel Palanceanu Properties | May 2023
Photos by Ryan Caswell
1 Brian Broadus, Rachel Haught, Brad Fink, Megan Haftl and David Thompson (Perspectus Architecture) 2 Emily Leu, Tanner Mathes, Brian Daugherty, Leanne Andrysco, Evan Bluemel and Rusty Rose (GPD Group) 3 Mackenzie Marinelli, Kevin Kennedy, Jordyn Kapis, Abbie Probst and Caitlin VerKuilen (HBM Architects)
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‘Designed Through the Eyes of a Child’ Akron Children’s Hospital Mahoning Valley meets growing needs with new ED By Dan Holland | Photos by Gary Yasaki & Mark Watt
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ast month, Akron Children’s Hospital Mahoning Valley officially opened a brand-new emergency department at the core of its campus (6505 Market St., Boardman), marking a leap forward for pediatric care in the Youngstown/Warren/Boardman area. The $28 million project is the latest milestone in a multi-phase plan initiated by the hospital system in 2008 to better meet the needs of young patients and their families across Northeast Ohio.
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35-acre campus, replaces a now-vacated 13,000-square-foot emergency department area that sits to its rear. Visually, the new facility is designed to blend in with the existing fabric of campus. Operationally, it significantly elevates the hospital’s capacity to care for young patients, while incorporating best practices for modern healthcare. “The patient volume has been increasing every year, and we can expect to see that trend continue,” adds Paul Olivier, vice president of Akron Children’s Hospital Mahoning
Valley. “We’re very excited to bring these services to the community.”
Beginnings
Akron Children’s Hospital brought in the design team of Akron-based Hasenstab Architects, Inc., as architect of record, along with Baker Bednar Snyder & Associates Inc., of Warren, as local architect. Both firms have been involved in a number of past projects with the hospital system. Hasenstab Architects completed a $19 million renovation and Properties | May 2023
Photo by Gary Yasaki
“When we came to the Mahoning Valley 15 years ago, the existing emergency department was designed to handle about 80 patients a day; now, at a peak, we’re seeing up to 200 patients a day,” explains Brian Lapolla, vice president of facilities, operations and supply chain for the hospital system. “There has been a critical need to expand the space and design every aspect for pediatric care.” The 32,700-square-foot facility, identified as Building B and situated between Buildings A and D on the
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that we had a clear idea from all stakeholders of what we wanted to build,” Lapolla explains. Scott Radcliff, principal with Hasenstab Architects, notes the process Full cardboard mock-up Continuing a strategy utilized on enabled the team to optimize efficiencies previous Akron Children’s Hospital throughout the ED. “We worked with the clinical staff and projects, the team assembled a full-size cardboard mock-up of the entire space the frontline people in that cardboard to fine-tune the design before breaking mock-up, working on efficiency as far as the plan layout, making sure all the rooms were the right sizes and all the equipment was in the right location where everything had a spot,” Radcliff says. “Then we dedicated three rooms to flex space to meet pediatric and adolescent behavioral healthcare needs.” “The cardboard mock-up session Paul Olivier included our parent and patient Akron Children’s Hospital Mahoning Valley advisory councils in the planning,” adds Lapolla. “They were able to ground onsite. This was made possible experience the space and give us feedby securing a short-team lease on a back. When we talk about clinical team former Kmart building in Niles that was engagement – the support teams as well scheduled for demolition and, in 2021, as our end users – we could correlate staging the mock-up exercise inside, every square foot to what is realized in Lapolla explains. the final construction.” “Using Lean Integrated Project One early design option called for Delivery, a project team from Akron’s the possible renovation and expanChildren Hospital as well as our design sion of the existing ED. “During that and construction partners designed in process in cardboard, we flipped the cardboard every aspect of the space so campus so that our ambulance drop-
in October 2021. Substantial completion and certificate of occupancy was achieved in February 2023.
“The patient volume has been increasing every year, and we can expect to see that trend continue. We’re very excited to bring these services to the community.”
Properties | May 2023
Photo by Gary Yasaki
expansion project of Building A on the Mahoning Valley campus in 2017 (see full story, Properties, September 2017). Other projects in the region include Kay Jewelers Pavilion (see full story, Properties, June 2015), the William H. Considine Professional Building addition (see full story, Properties, November 2018) and the Cynthia Parker Matthews Building (see full story, Properties, November 2019). The architectural team, along with DeSalvo Construction, of Hubbard, utilized an Integrated Project Delivery (IPD) method that utilizes Lean Six Sigma management principles to reduce waste and increase efficiency. The process incentivizes collaboration throughout the design and construction process by linking stakeholder success with the overall success of the project. “We developed a contract that put the entire team together in which everyone was accountable to each other with both incentives and risks built in,” explains Lapolla. “We issued an RFP, interviewed a number of different general construction partners, and the DeSalvo team said they wanted to learn the process and help us realize the project.” Design planning began in early 2021, with construction commencing
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Akron Children’s Hospital Mahoning Valley Emergency Department
MODELING SUCCESS Prior to construction, the project team built a full-size cardboard mock-up of the entire space within a vacant former Kmart building. The process allowed the team to optimize efficiencies within the design long before breaking ground.
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off area moved from the north side to the south side of campus,” Lapolla explains. “That eliminated renovation of the existing building, which saved six months on the construction schedule. When you put all of that together, you start to understand how we’re eliminating waste from the construction sequence, which in effect saved us significant dollars that we could value-add back into the project.” Another realized change from the mock-up session included adjusting the utility tunnel to the new building, explains Mark Dodd, vice president for DeSalvo Construction. “There’s a chiller plant here on campus, and all of the conduit and piping that goes into that tunnel connects the building to the plant,” Dodd explains. “We mocked that up physically in cardboard and reduced the size of the tunnel because we were able to fit the pipe through it. That saved us a couple feet of digging in both depth and width while connecting the building efficiently, which saved us time and money.” A traffic flow study for the campus was also performed during the mockup session. “We took that effort out into their parking lot with cones and brought our mobile ICUs and teams on board to figure out how this was going to work on a tight campus,” says Lapolla. “If we couldn’t prove in that session that it would work, Properties | May 2023
MATCHING MATERIALS The new ED building is designed to visually blend in with surrounding structures on the hospital’s 35-acre campus.
we might have been back to one of the previous iterations of the design.”
Exteriors
Much effort was put into matching the exterior of the new emergency department with the rest of campus. “We tried to integrate the exterior design into the language that’s in the campus – a very comfortable residential scale,” explains Radcliff. “When we opened up Building A in 2017, we had identified a new entrance for outpatient services there. We took that same residential form for the entrance to the new emergency department.” Exterior walls consist of laid brick, insulated EIFS panels made to resemble wood trusses, and glass curtain wall. Architectural shingles cover the vaulted roofs of the atrium and second-
floor mechanical penthouse. An EPDM roofing system covers a large flat section of roof. “A guiding principle at the beginning of the project was that there is an abso-
“We tried to integrate the exterior design into the language that’s in the campus – a very comfortable residential scale.” Scott Radcliff Hasenstab Architects lute vocabulary to this campus,” Lapolla says. “Whether it’s building A or this emergency department, they needed to look like they are part of the campus and blend in.”
Overall parking on campus was increased with an additional 125-space parking lot added near Building C.
Interior layout + design
The drive-up covered main entrance features sliding glass doors that lead into the security vestibule, which provides access to the atrium and reception desk. The vaulted atrium ceiling, which sports a series of suspended circular LED light fixtures, features metal panels made to emulate a woodgrain look. A blue linear pattern, which weaves through the atrium, sets a riverside garden theme complete with a commissioned wall mural and tree sculpture along the rear wall, all of which melds with child-sized seating, tables and large cubbyholes. A variety of colorful cushioned, uphol-
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Photo by Mark Watt
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Properties | May 2023
COLOR + COMFORT Playful design features in the atrium (top), such as a colorful tree sculpture and a pair of cubby holes (bottom), aim to create a comforting atmosphere for young patients and their caregivers.
Photo by Gary Yasaki
stered seating options are situated throughout the atrium. The one-floor clinical space includes 23 exam rooms, 15 treatment rooms, three behavioral health rooms, two isolation rooms connected to two ante rooms with exterior access, two triage rooms, a radiology room, storage spaces, restrooms and conference rooms. Twin corridors run the length of the space past two centralized nurse’s stations with sliding glass panels that provide clear sight lines. Flexibility of certain spaces was key in the design process. “The flexibility of the space is addressing our healthcare guiding principles of today, but it is adaptable in the future,” explains Lapolla. “Whether it’s converting the human health spaces or adapting the infra-
“Every element of this space is designed through the eyes of a child, from the use of natural light to our student art program.” Brian Lapolla Akron Children’s Hospital
Photos by Mark Watt
structure for isolation spaces, all of it can be tailored as needed over time.” Since the design process took place during the Covid-19 pandemic, attention was placed on similar future scenarios. “The pandemic response was a thoughtful consideration as we were designing the building, where we would flip the air handler for it to fully exhaust the entire facility in addition to having the two dedicated isolation rooms,” says Radcliff. Digital wall coverings – plastic wall coverings digitally printed from behind – are featured on the head wall in many exam rooms. All wall surfaces and finishes throughout the clinical area were chosen for their cleanability and hygienic properties. A secondary corridor leads to an office suite that includes a lounge/break www.propertiesmag.com 15
Working for the Children We couldn’t be more proud to be part of this community-defining project.
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OPEN VIEWS Twin corridors run the length of the clinical space past two centralized nurse’s stations with sliding glass panels that provide clear sightlines.
room with kitchenette, locker room, restrooms, open collaboration space, lactation room and changing room. Offices were constructed with modular demountable partitions that feature glass fronts with translucent film up to eye level and sliding glass doors that provide privacy while allowing natural light flow. A color palette of blues and greens, which ties into the facility’s nature/ river theme, accent floors and walls in the clinical space. Artwork from local students is displayed on walls along with donor plaques. “Those cheerful finishes take into account infection control protocols, having everything wipeable and cleanable,” says Lapolla. “Every element of this space is designed through the eyes of a child, from the use of natural light to our student art program.” Andy Bednar, principal for Baker Bednar Snyder & Associates, adds that wayfinding was a critical component to the design. “Understanding that the people coming into an emergency depart-
nents so as not to disrupt the building process, Lapolla says. “Working through the cardboard mock-up sequence – when we think about critical infrastructure, such as air handlers, electrical, the steel structure – we were able to identify those long lead items that we needed before the architects were finished with the design,” explains Lapolla. “They were able to align all milestone dates and determine when it was necessary to order the air handler or steel. Those early decisions allowed us to navigate Mark Dodd supply chain challenges.” The steel frame building was conDeSalvo Construction structed with I-beams versus steel bar joists, Dodd explains. “We were and finishes, we wanted the space to told that bar joists would take 22 weeks, be vibrant and make certain that we and they just weren’t available, so we developed a calming atmosphere for converted to an all-beam structure,” he says. “We released the steel before any parents and children.” of the interior floor plan was finalized. The most important element in the Challenges Supply chain challenges were met success of the job was getting that steel with a prioritized ordering of compo- in line to be fabricated. Having that ment are generally not having their best day, intuitive use of the space was important in our interior design process,” he says. “As a caregiver, you want to know where you’re going, so you don’t have to guess or waste any time at all. With respect to colors
www.propertiesmag.com 17
Photo by Gary Yasaki
“We had a lot of local talent here with our mechanical and electrical trade partners as well as local subcontractors... who were willing to embrace this lean methodology.”
ENVIRONMENTAL ACCENTS Tying in with the facility’s nature theme, clinical areas feature a color palette of blues and greens (top), while colorful textured wallcoverings add a whimsical touch in patient rooms (middle). Artwork from local students is displayed throughout (bottom).
Photo by Mark Watt
steel timely delivered allowed us to get into steel erection as soon as the foundations were done.” Delays in the delivery of the air handler posed another hurdle, Dodd explains. A decision was made to run all ductwork and piping in each sequence uninterrupted and continue the build-out process to allow for a later delivery of the unit. An overhead garage door was built into one end of the mechanical penthouse to allow the massive air handler – 50 feet long by 11 feet wide by nine feet high – to be hoisted in place in five sec-
“With respect to colors and finishes, we wanted the space to be vibrant and make certain that we developed a calming atmosphere for parents and children.”
Photo by Gary Yasaki
Andy Bednar Baker Bednar Snyder & Associates
Photo by Mark Watt
tions by crane, which was completed in January 2023. Having cranes onsite within 100 feet of the hospital’s helipad posed an additional challenge. “We had to develop new protocols with the cranes for anything coming in,” Dodd says. “Everyone had to have a radio. We had a 20-minute notice when a helicopter was coming in, so we had to react quickly and stop construction work.” The construction process also had to be achieved while minimizing disruption of activity in adjacent buildings. “There’s always a challenge when building on an occupied active hospital campus,” says Lapolla. “This building touches 80% of the campus, which can have a significant impact on patient care. We had to set our expectations with the design and con18
Properties | May 2023
BUILD WITH THE BEST. BUILD WITH THE BUILDERS.
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Photo by Gary Yasaki
Photo by Mark Watt
CLEAN + SAFE All wall surfaces and finishes throughout the clinical area were chosen for their cleanability and hygienic properties (left), including specialty solid-surface seating within three behavioral health rooms (right).
struction team, and they exceeded those expectations. It’s not just staying within the construction zone. It’s every area around the perimeter.”
Local talent
Inclusion of local tradesmen and contractors was an important component of the project, Lapolla says. “This is a new facility to support the Mahoning Valley, and we wanted to make sure that this community built this facility and felt like theirs,” he says. “Working with local talent participation on the project was a guiding principle from the beginning.” Dodd concurs. “We had a lot of local talent here with our mechanical and electrical trade partners as well as local subcontractors that we have all the time on our DeSalvo projects who were
willing to embrace this lean methodology,” he says.
Value added
Working with an initial budget of $31 million and a realized cost of $28 million allowed for additional features such as an embedded radiology room to be valueadded back into the project. “Using Integrated Project Delivery and evaluating needs versus wants, at a point about six months ago, we reached a threshold where we could actually add items back into the project because the team had worked so well to save dollars during construction,” says Lapolla. “When you think about construction today being on schedule and under budget, and then value-adding back into the project based on previous requests for additional program, that
Proud Partner at Akron Children’s Hospital Mahoning Valley
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is really a testament to a collaborative process that works.”
All’s well that ends well
“I’m so excited for the kids and families who are going to be able to use this new space that won’t have to be crammed into an outdated, undersized emergency department,” says Radcliff. “And for the staff that has been doing so much work in very confined spaces, I’m excited for them to be able to provide care in an efficient and meaningful way.” “The project was very successful,” adds Bednar. “We had benchmarks that we as a team needed to meet along the way. With lean design, the concept is to bring everyone who is a member of the team all on board from day one, and the team worked well together. We met our benchmarks and continue to meet them. This is a tremendous leap into the future in seeing Akron Children’s Hospital being able to provide the care they need to their patients.” “The absolute passion of the entire team to come together to realize our common goal – whether it was early design on a piece of paper to the full-scale cardboard mock-ups to real life construction – the transparent collaboration and formation of Akron Children’s project stakeholders and the design and construction team ensured that this project was designed to meet our expectations of providing high-quality emergency care for the Mahoning Valley,” Lapolla says. P Properties | May 2023
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Right Fit at Addis View New development answers demand for workforce housing on Cleveland’s east side Story & photos by Doug Bardwell
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n 2014, the property at Carrie Court and East 90th Street consisted of eight abandoned apartment buildings and a smattering of littered parking lots. The previous owner was about to auction the property when the husband-and-wife team, Lemma Getachew and Guenet Indale, first noticed it. “The property was about to be auctioned,” says Indale, “but we made an offer, they accepted, and they removed it from the planned auction. We first tried to renovate the properties but realized that the buildings were too old to salvage and started planning to bring new buildings.” Fast-forward, and now it’s home to Addis View Apartments. The first completed of four buildings planned for this multi-acre site is a 93,400-square-foot, inverted T-shaped, four-story apartment building at 1878 E. 90th St. in Cleveland’s Hough neighborhood.
Make it affordable
With so much of the latest apartment construction in Cleveland being at market rates, Getachew foresaw the 22
need for what’s now referred to as ‘workforce housing.’ Centrally located near the ever-expanding Cleveland Clinic and Case Western Reserve University, the idea was to provide first-class housing for workers and students, close to their jobs or classes but at affordable prices. Two of the newest buildings completed for the Case Western and Cleveland Clinic medical and dental schools are just steps away. Only slightly further east, one can easily walk to all the amenities, culture and entertainment in University Circle. “We first began to look at what could be done with the property in 2018-2019,” recalls Dominick Durante, president of LDA architects, inc. “Being meant to be workforce housing, we certainly could
foresee the need for that type of housing near the Cleveland Clinic.” “We always like the parking to be off the street, so the concept was to put the building along the street,” says Durante. “With the building facing the street, we then put the parking behind the building.” With parking along the northwestern portion of the property, they also wanted a private space where tenants could enjoy the outdoors. “Thinking about the sun’s orientation, we were able to create a nice outdoor courtyard in the southwestern corner,” he adds. The proximity to public transportation with easy access to the Cleveland HealthLine was another benefit to the property. Riders are just minutes from Public Square downtown, University Properties | May 2023
FILLING A NEED Centrally located near the ever-expanding Cleveland Clinic and Case Western Reserve University, the idea was to provide first-class housing for workers and students, close to their jobs or classes but at affordable prices.
Circle and beyond, heading east. With buses coming every 15 minutes, this becomes a very transit-friendly location. “We were able to get a reduction in the number of parking spaces required,” explains Durante, “since the City supports transit-oriented development.” When living near school or employment, many renters can now forgo the expense of purchasing and maintaining their own transportation. “As we began to design the buildings, we knew we wanted to work with a brick exterior, combined with a pattern of colors,” says Durante. They needed to work through some zoning and entitlement issues with the City as they started. “From there, we had design reviews to go through, a series of about five neighborhood reviews within the Hough community,” continues Durante, “and finally received our permit in early summer of 2021.” The building offers a mix of apartment sizes and plan layouts. With more than a dozen to choose from, a potential resident can choose from studio apartments, micros, one- and two-bedroom units. Most popular to date has been the 24
“split” style studio apartments, where a single wall separates the living areas from the sleeping area. In the one- and two-bedroom units, windows are kept close together instead of separating the windows between the
“Having tall windows in a relatively small apartment, and having them ganged together, they create a big feel with a big view and let in lots of light... That also set up a pattern for the exterior.” Dominick Durante LDA architects, inc. living area and the bedroom. The door separating the two areas is a pocket door, which then recesses into the wall. With the door recessed, both rooms share the visual effect of a three-bay opening, more expansive than either room could deliver by itself. “That’s one of my favorite features,” says Durante, “having tall windows in a
relatively small apartment, and having them ganged together, they create a big feel with a big view and let in lots of light.” “That also set up a pattern for the exterior,” explains Durante. “Lemma and Guenet wanted some color, so the blue panels were added. Adding balconies on the units facing the street gave it that extra bit of visual interest.” “Having nine-foot-tall ceilings and those balconies certainly makes the space more impressive,” adds Chris Forchione, project architect with LDA.
Begin with building one
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FROM THE OUTSIDE The exterior combines tan and black brick, as well as three colors of Hardie wall panels (top). A patio at the building’s rear provides a private space for tenants to enjoy (bottom).
company come in to remediate all the unsuitable soil. That allowed us to finish the slab and underground work by October.” By spending some additional time to remove the debris and compact the soil properly, they could proceed with a conventional spread footing. Except for some structural steel for the front canopy and for masonry stairwells, the balance of the building is all wood-framed. The exterior combines tan and black brick from Glen-Gery and three colors of Hardie wall panels installed over Zip Systems wall sheathing. Vintage Black Velour brick with
“Thinking about the sun’s orientation, we were able to create a nice outdoor courtyard in the southwestern corner.” Dominick Durante LDA architects, inc. white mortar joints encircles almost the entire building at ground level. Alternate bays of Hardie panels and the lighter brick occur on floors two and three. The fourth floor is wrapped almost entirely with light blue Hardie panels, the exception being around the front entry. Each floor utilized a one-anda-half-inch-thick engineered sound absorption panel (SAP) over open web wood floor trusses for better sound control and faster installation. Eliminating the typical plywood and gypcrete coating, which takes time to dry, work could proceed immediately after the SAP panels were in place. Not only does SAP provide increased sound attenuation between floors, but it also improves the fire rating of the structure. The roof consists of wood trusses, five inches of foam insulation and a TPO roof membrane. www.propertiesmag.com 27
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DESIGNED TO SERVE The pantry area of the Community Room features Frigidaire stainless steel appliances, a wood ceiling and pendant lighting. The countertops are granite with a stainless steel sink and gooseneck faucet.
Along with most other materials, Arena had significant difficulty obtaining the 4,000-amp power feed for the building. From the start, during the Covid-19 pandemic, it was a constant check of stock, evaluating options, making substitutions and waiting for materials. “Just as we were ready to purchase lumber,” explains Durante, “we saw a 50% increase over just three months.” “Almost every trade had substitution requests for alternate materials,” concurs Forchione. “There were either availability, delivery or pricing issues for each.” A single rooftop unit provides all needed HVAC for common areas and corridors. Each residence has its own VTAC unit for heating and cooling. “The building also qualified for Enterprise Green Communities certification,” notes Forchione. The designation denotes adherence to the Enterprise Green Communities Criteria (EGCC), a green building standards program designed for affordable housing.
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Residents will enter from the surface parking lot on the west side or the sidewalk on East 90th Street. From East 90th Street, the lobby extends to two circulation corridors. The east-west corridor goes straight back to most of the amenity areas. The north-south corridor parallels the street and serves as entry to the majority of the tenant units. The delivery center is at the intersection of the corridors, conveniently Properties | May 2023
APARTMENT OPTIONS The building offers a mix of apartment sizes and plan layouts. With more than a dozen to choose from, a potential resident can choose from studio apartments, micros, one- and two-bedroom units.
located across from the elevators. Vertical linear wood strips rise to the ceiling for accents in this area. Dual rows of mailboxes line the walls, while automatic delivery storage boxes are around the corner. With a unique code, residents can open the cube where a delivery driver has left their package. Boxes are available from compact to large, depending on package size. There will also be a container for onsite drycleaning pickup.
Next to the elevators and directly across from the package delivery area is the dog/ cat wash area with a stainless steel wash basin, complete with a ramp for pets to walk up. Addis View is pet-friendly, allowing cats or dogs up to 25 pounds. Next to the pet wash area is the bike storage area with secured, wall-hung storage for residents’ bikes. The fitness room has rubberized flooring with a compact but nice selection of cardio machines and weights. The
large windows of this north-facing room provide lots of light without adding any heat from the sun. Directly across from the exit to the parking lot is the Community Center, where residents can meet and relax or enjoy refreshments. A peninsula with countertop seating and a sink denote the pantry area, while the rear wall provides storage, an oven with a range top, and a doubledoor refrigerator/freezer. Suspended
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SIZING UP Each of the building’s four floors includes a single two-bedroom, two-bath unit of 1,079 square feet. These larger suites include a walk-in closet for the primary bedroom and a tub in the second bathroom.
pendant lights provide illumination above the peninsula. Doors from the Community Center lead to the southwest-facing outdoor garden patio, with wrap-around shrubs and seasonal landscaping. Durante says the plan is to have a mix of plantings so that there is color year-round.
Next to the Community Center are the leasing offices for on-site management. The balance of the first floor is comprised of studio, micro and onebedroom suites, along with a single two-bedroom, two-bath suite in the southwest corner, overlooking the outdoor patio area.
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The second through fourth floors mirror each other, offering the full range of four-sized units. Studios range from 469 to 483 square feet, while micro units range from 508 to 606 square feet. This first building offers 27 studio units and 25 micro units. Unlike the studios, the most apparent difference between a studio and a micro-unit is that the micros provide a fully enclosed bedroom area with a door. Moving up in size, there are 74 onebedroom units ranging from 620 to 919 square feet. In the one-bedroom units, living areas include an island in the kitchen, with an overhang for dining. Each floor also has a single twobedroom, two-bath unit of 1,079 square feet. These larger suites include a walk-in closet for the primary bedroom and a tub in the second bathroom. Common to all units are amenities typically found only in higher-priced buildings. Each unit features Frigidaire stainless steel appliances – refrigerator, dishwasher, microwave, stove and oven. The countertops are granite with stainless steel sinks and gooseneck faucets. Each unit has full-size washers and dryers, some side-by-side, some stacked. Units feature an oversized one-piece walk-in shower with a broad, hinged Properties | May 2023
SPACE TO SHARE Resident amenities include a fitness area (top), a delivery space lined with mailboxes (middle) and a community center offering access to the patio just outside (bottom).
glass shower door. Baths contain a vanity cabinet and granite top with an oval under-counter-mounted bowl. Many units facing East 90th offer balconies large enough for seating. Residents also benefit from gated, off-street parking with 24-hour CCTV security.
One down, three to go
“We really appreciate the assistance we received from Councilwoman Stephanie Howse and Basheer Jones, former councilman for Ward 7, for help expediting the zoning legislation,” says Getachew. Reflecting on all the challenges of the project, Durante sums it up: “This project seemed to be done at absolutely the worst time with pricing and supplychain issues. But, this was a great team, and we were able to navigate
“As soon as this project stabilizes, we’ll be looking to start Building Two. We just began leasing a few weeks ago, and we’ve already leased 40 units. This experience will inform our decision for future suite layouts.” Guenet Indale The Inspirion Group through all that. With the team managing things as they did, this turned out really, really well.” “As soon as this project stabilizes, we’ll be looking to start Building Two,” says Indale. “We just began leasing a few weeks ago, and we’ve already leased 40 units. This experience will inform our decision for future suite layouts.” The Addis View team has struck the right balance of product and price, and the Hough neighborhood has finally received the oft-talked-about workforce housing it was waiting for. P www.propertiesmag.com 31
FINANCIAL STRATEGIES Smart use of fiscal planning & action
The Deal Dance
T ALEC J. PACELLA
he last eight months have been spent in school, not literally but figuratively. Each month in this very column, we had a “class” or period. Subjects have included some weighty topics such as capital accumulation, discretionary capital expenditures and risk mitigation strategies. We even took time for a lunch period, drawing parallels between current real estate trends and fabled grade school lunch choices. The final bell has rung but we have one more extra-curricular activity: debate club.
Many of us debate and negotiate on a regular basis as a part of our job. And everyone has countless more instances during the course of a normal day. Maybe it’s a discussion with one of our children about driving the car to school or a decision amongst co-workers on where to go for lunch. But make no mistake, debate and negotiation is a big part of our lives. There are all sorts of theories, material and education on the topic and this month, I’m going to talk about three key components. Collectively, these three concepts are the foundation of any debate and negotiation. And having a thorough understanding of each will increase the likelihood of a successful outcome.
Anchoring
The first concept is known as “anchoring” and sets the initial expectation. If you are a seller, the anchor will be your
asking price. There can be a significant amount of insight drawn from an asking price; how will a buyer react to an asking price that is higher, or lower, than anticipated? Even in instances where the anchor represents a retail price, the anchor sets an initial tone. Think about your reaction to a bottle of wine that has a retail price of $20 as compared to one with a price of $100. And anchoring isn’t just about price. For example, if my wife and I are discussing potential dinner plans and she suggests Pier W, she has clearly established an initial expectation. The concept extends to the other party’s initial expectation. Suppose a seller is asking $500,000 for a property. A buyer’s initial offer of $400,000 sets a very different expectation as compared to an offer of $480,000. Same goes for my potential response to my wife of Chipotle as an alternative dinner destination. There is significant research and material that has
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What I C @ PVC GO WEST Lakewood Center West, a 77,000-square-foot office building in Lakewood, transferred last month. The buyer, Riverside Abstract, out of Brooklyn, New York, paid $2.4 million or $31 per square foot. –AP
DISTINGUISHED DESIGNS DECADES OF EXPERIENCE
There can be a significant amount of insight drawn from an asking price; how will a buyer react to an asking price that is higher, or lower, than anticipated?
C
90 YEARS
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Reservation point
The second concept is known as the “reservation point” and represents a bottom-line position. It is the minimum set of conditions needed in order to move forward. The reservation point is usually different than the anchor. For example, the seller sets an asking price, or anchor, of $500,000 but the minimum they are
EBRATIN EL
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been devoted to this concept, including a wide range of philosophies. Regardless of the approach, a negotiation is a dance and the impact of this initial step should not be underestimated.
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willing to accept is $470,000. A reservation point has several interesting aspects. First, it can work in conjunction with the anchor. Using the example above, a seller can use a strategy of a lower anchor but a higher reservation point, establishing an asking price of $475,000 with a reservation point of $470,000. Or they can use a higher anchor of $525,000 with the same reservation price of $470,000. Each of these strategies will have a unique interpretation and the negotiation processes will likely be very different as the dance unfolds. Second, a person can have multiple reservation points. Again, using the previous example, perhaps the seller’s reservation point for a normal deal, with various contingencies that need to be waived, is $470,000. But if a buyer is willing to waive all contingencies and close quickly, perhaps the reservation point would be only $460,000.
BATNA
The third concept is known as BATNA, which stands for “best alternawww.propertiesmag.com 33
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tive to a negotiated agreement.” This is arguably the most important part of a negotiation, as it establishes the “fall back” alternative. Ironically, BATNA is typically given very little thought prior and only becomes a focus when the primary negotiation begins to fall apart. However, you will be in a much better position by having a good understanding of BATNA before engaging in the primary negotiation. A quick example, using the classic negotiation of buying a new car. Most of us have done our homework prior to ever stepping foot in a dealership. We know the model and trim level we are interested in, the options we want and probably even a preferred color. We know the dealership’s anchor, which, in normal times, is the sticker price of the car. And we at least have a solid idea of our anchor, the initial offer, as well as our reservation point, which is the most we are willing to pay. But the critical piece that is missing is our BATNA; if we are not able to reach an acceptable agreement, what is the best alternative? Not only will having a solid grasp of our BATNA help to establish our reservation point but it will also be a strong guide in the negotiation process. A few things to keep in mind regarding BATNA. First, it is not the ideal outcome but rather the best alternative. Second, we can, and often will, have multiple BATNAs but there is usually one that stands above the others. And third, we must continually monitor and be confident in our BATNA. As I said prior, there is a lot of material available on the topic of debate and negotiation. Harvard’s Program on Negotiation (PON) and Cambridge University Press both offer a substantial amount of information, much of it for free. Thousands of books that have been written, with “Never Split the Difference” and “Getting to Yes” standing out. I googled BATNA and received literally 10 million responses. And considering the number of dinners I’ve had at Pier W, you would think I’d practice what I preached! P Alec Pacella, CCIM, president at NAI Pleasant Valley, can be reached by phone at 216-4550925 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.
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ACAR CORNER Issues in the real estate industry
Innovation in Building Materials
O
AKIL HAMEED
ver the years, we have seen a surge in demand for sustainable energy or net-zero carbon emissions. The drive to reduce the level of greenhouse gas emissions that impact the atmosphere has increased. Global urbanization has resulted in an increase in the demand for new infrastructure and buildings, with concrete being the second most consumed material behind water. Despite cement’s relatively low carbon dioxide emissions, it is responsible for 8% of human-made carbon dioxide emissions due to its abundance in use as a traditional building material. Due to this, cement producers are striving to significantly reduce the carbon emissions output while also satisfying the growing demands of the global market. In the future, we will be able to permanently mitigate heat-trapping emissions by capturing, utilizing and storing CO2 across multiple manufacturing phases and components of concrete. Shortened down to CCUS, the diverse set of technologies being developed opens up the possibility of commercializing an innovative climate solution that is similar to the innovation breakthroughs that were brought
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about by electric vehicles in the automobile industry. Here are three ways this is being done and how they work.
Carbon-capturing
In its simplest form, concrete is made through a mixture of cement, water and granular material known as aggregates. Portland cement is the most commonly used cement base that is primarily made of limestones that is then heated to extremely high temperatures, releasing tons of CO2. Blue Planet, a California-based company with a mission to reduce carbon emissions, has developed a new method of
Properties | May 2023
concrete production by pulling CO2 from the air to create synthetic limestone to replace traditionally mined limestones in cement. Every ton of synthetic limestone absorbs 440kg of CO2, permanently embedding it. This method can actually improve the tensile strength of concrete while also being a scalable solution to reducing CO2 emissions.
Utilization
CO2 can be utilized to help speed up the curing process. By injecting CO2 into fresh concrete, we can trap it while also adding to the compressive strength of the finished concrete. This results in 60% less emissions. For example, LinkedIn will build a new building in Mountain View, California, using concrete cured with this method. The goal is to help reduce the overall company’s carbon footprint by 75% in 2030.
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Storing
Concrete storage works similar to curing in that CO2 is injected into concrete but is instead used to reduce concrete demand by increasing its strength and quality. For example, a company named CarbonCure recycles CO2 back into fresh concrete, where it undergoes a mineralization process and becomes permanently embedded. This will increase the compressive strength, meaning less cement is required to achieve a certain strength threshold. Pouring less concrete means more money saved and reduced carbon emissions by increasing quality instead of quantity. The innovations in concrete and cement-based products are changing design concepts and construction industries. Concrete has evolved proactively over the past 2000 years. The fact that concrete is continuously evolving and transforming simply means that there will be a lot to look forward to over the next few years. P Akil Hameed (FASS Management & Real Estate Svc.) is 2023 president of Akron Cleveland Association of Realtors (ACAR). Article reprinted with permission from NAR’s REALTOR Magazine. For more information, contact ACAR Communications Director Kelli Moss by phone at 216-525-4847 or email at kmoss@akronclevelandrealtors.com.
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NAIOP NEWS Commercial real estate happenings
Resetting the Baseline
E DAVE ROBAR
mployees want a customized workplace experience that offers variety and allows them to work authentically. Providers of space, on the other hand, are facing interest rate hikes that are combining with higher inflation. This changes formulas around financing costs and expected returns for owners, developers and managers. Per a recent McKinsey report, these higher costs – along with lower labor availability – have made development and redevelopment more challenging and less profitable.
Balancing all these needs, we can add in the imperative to bring city centers back to their pre-pandemic vitality. Per a recent Washington Post opinion, no mayor or city council member wants to hand a lavish deal to real estate developers. But the urgency and scale of the downtown crisis in many major metro areas means local leaders need to give away a bit more than they probably would prefer. In this column, we will explore trends that are available to everyone, right now, to bring it all back together.
Trend 1: Embracing individuality
Designing a multitude of spaces that mirror how individuals work, both
together and individually, promotes inclusivity and transforms the workplace into a beacon of culture and brand.
Trend 2: Justifying the commute
In the “Age of Experience,” we must create an atmosphere that can’t be duplicated anywhere else. The workplace experience should magnetize employee attendance rather than mandate it. Vocon research shows that most employees prefer to work in an office setting. Only 8% want an entirely remote arrangement.
Trend 3: Forging your own path
Forget “following the leader.” The best path forward is the unique strategy that works best for you. Design strategies must
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What’s new in amenity spaces?
“To solve the urgent question of, ‘How do we get employees to return to the office?’ the answer is to create an environment they cannot resist,” notes Vanessa Sturgeon in a 2022 Forbes artiATTRACTING ATTENTION In the “Age of Experience,” companies must create office atmospheres cle, titled “Better Than Home: that can’t be duplicated anywhere else, such as at Infinium Wall Systems headquarters in Utilizing Hotel-style Amenities in Strongsville. The workplace experience should magnetize employee attendance. Commercial Real Estate.” Major takeaways from recent buildings surveyed provide, or plan to surrounding developments to generate Vocon Amenity Benchmarking in provide, private outdoor terraces. momentum, (3) finding value creation Conferencing and Meeting Spaces opportunities throughout a project’s life reveals that large conference rooms that Flexibility shapes work experience cycle, not just at the end points, (4) accommodate 20 to 30 people are the Workplaces require new planning con- embracing sustainability as an oppormost popular spaces in the meeting cate- cepts informed by employee needs and tunity rather than compliance, (5) gory, with many of these spaces including space utilization patterns. A 25% year- embedding technology solutions and (6) moveable walls. Further, open focusing on operating efficiency, work meeting areas are included not just income. (Credit S. Branes, in nearly every building with a D. Chiarella, A. Sanghvi, and B. conference center. Finally, more Vickery, McKinsey). than a third of these organizations It will take our entire commuhave a multi-purpose space. nity, in unison, to stitch-together In the category of hospitalthe needed aspects of government, ity, food and beverage service, commercial real estate, design, Vocon’s benchmarking reveals engineering, construction and that café-style seating is the most facility management. Supporting common amenity. Catering prep expanded and consistent state and rooms are also invaluable, wherfederal historic tax credits is paraever coffee/food and beverage come into over-year reduction in “me” individual mount to retaining valuable structures play. Strive to accommodate for profit- space indicates more organizations are while increasing workforce housing near able outcomes, when 56% of buildings making progress in rebalancing portfolios reimagined workspaces. The opportunity are serviced by an employee/operator. to better support hybrid work, accord- and skills are with us all. P To add to the amenity discussion, in ing to CBRE’s 2022 Global Workplace Dave Robar, AIA, NCARB, IIDA, senior the categories of recreation/active/refresh Occupancy and Insights Report. associate/director at Vocon and NAIOP and outdoor space, 56% of buildings anaFurther, in today’s market, real estate Northern Ohio’s student engagement co-char/ lyzed contain a fitness component and success hinges on a half-dozen necespast president, gives special thanks to Vocon’s nearly all facilities incorporate bicycle sities, according to a new McKinsey strategy team of Megan Spinos, Kayla Stallard, storage. Up-and-coming features include report, titled, “Six New Imperatives for Sarah McCann, Tom Vecchione and Evan pickleball and basketball courts, as well Real Estate Players.” These include (1) Rusinowitz. Visit NAIOP Northern Ohio online as golf simulators. More than a third of creating solutions for clients, (2) using at visit www.naiopnorthernohio.com.
Design strategies must reflect an organizations’ holistic priorities: business goals, workforce needs, company culture and brand. Indexing where and how employees do their best work will highlight where real estate investments will deliver maximum return.
www.propertiesmag.com 39
Photo of Infinium Wall Systems Headquarters by Doug Bardwell
reflect an organizations’ holistic priorities: business goals, workforce needs, company culture and brand. Indexing where and how employees do their best work will highlight where real estate investments will deliver maximum return. “Purposeful presence is not something that is achieved once and then remains,” according to a September 2022 report by Londonbased workplace data and insight provider Leesman. “Every interaction an employee has with their workplace will define and guide their thought process when next faced with the decision to attend the office or not.”
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AIA Cleveland Announces Design Cruise Line Details
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A
IA Cleveland recently announced that its 2023 Design Cruise Line is set to take place on the Goodtime III cruise ship, offering an evening of informal networking, collegiality and fun for hundreds of members in the design, planning, construction and building management professions. The event is open to family, friends and guests and scheduled for Friday, June 2, 2023 from 5:30 p.m. to 8:30 p.m. The theme of this year’s cruise is “Black and White Party,” AIA Cleveland Design Cruise Line with attendees requested to come dressed in black, white or a mixture of both. The boat cruise will be held rain or shine; in the case of inclement weather, the boat stays docked and the party continues on board. Tickets are available for purchase at $25 per person, with children under the age of 4 admitted free of charge. The ticket price includes a boarding pass and all-you-can-eat pizza. For more information, visit AIA Cleveland online at www.aiacleveland.com.
SmithGroup Opens Cleveland Office International architecture, engineering and planning firm SmithGroup recently announced the opening of its newest office in Cleveland. This marks the company’s 20th office globally and strengthens its network of expertise in the Great Lakes region, which includes operations in Ann Arbor, Chicago, Detroit, Madison, Milwaukee and Pittsburgh. SAFETY & SECURITY
SmithGroup’s new Cleveland office (1240 Huron Rd. E., Ste. 410) deepens the firm’s long-standing connections in Ohio, where it has contributed architecture, landscape architecture, urban planning, coastal engineering and waterfront projects for several decades. The Cleveland office team comprises Principal Landscape Architect Chad Brintnall, Senior Planner and Waterfront Strategist Michelle Johnson, and
Landscape Architect, Architect and Planner Marisa Razi. The team will work closely with Urban Design and Planning Studio Leader Michael Johnson and Waterfront Practice Director Jason Stangland. The firm’s recent notable work includes an $8.5 million multi-phase erosion mitigation and public access infrastructure project for the City of Euclid. Additionally, it is collaborating with Cuyahoga County to deliver
ENERGY SAVINGS & COMFORT
Chad Brintnall
a $260 million public access plan to improve transportation networks, increase public access to the waterfront and stabilize over 30 miles of shoreline along Lake Erie.
Sikora Law Welcomes Director Level Attorney Sikora Law LLC recently announced that Frank Santoiemmo has joined the firm as a director level attorney. Santoiemmo brings a wealth of experience in all aspects of commercial real estate, having handled a wide range of commercial real estate transactions across the country. He is no stranger to the Cleveland area, as he previously served DECORATIVE STYLES
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BILLBOARD News about people, products, places & plans developer and property owner clients, including transactions and economic development incentives.
firm, has climbed the ladder from CAD operator to principal/electrical. He helped TDA establish and develop its Columbus office.
Thorson Baker Names Three New Principals
Frank Santoiemmo
as general counsel for one of the region’s largest privately held developers and property owners. In his new role, Santoiemmo will be focusing on catering to the legal needs of Sikora Law’s commercial real estate
Thorson Baker + Associates (TBA) recently announced the addition of three new principals to its team. Dave Morgan joined the firm in 2005 as a structural design engineer. He has moved through several promotions including project manager, associate and now principal/ structural. He has served as lead engineer and project manager on a variety of project types, including corporate, residential, institutional, commercial and retail.
NAIOP Announces Volunteer Day Details
Dave Morgan
Robert L. Piriak joined TBA as a structural design engineer in 2006, became an associate in 2018 and is now principal/ structural. He has worked on hundreds of projects in both the private and public sectors. Lastly, Ryan D. Wagner, with 24 years of service to the
NAIOP Northern Ohio recently announced it is inviting all industry professionals to join in a volunteer event hosted by its Developing Leaders committee. Volunteers are needed to refresh streetscape planter railings along West 6th Street in Cleveland, stretching from Superior Avenue North to Lakeside), from 1 p.m. to 5 p.m. on Thursday, June 22. Happy hour will follow at a location within walking
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BILLBOARD News about people, products, places & plans distance. To register, visit www.naiopnorthernohio.com.
In related news, Hahn Loeser & Parks announced that Brittany Mallow has joined the Cleveland office as an associate in the firm’s Labor and Employment Practice Area, and that Benjamin Cooke has joined the as a partner in the firm’s Business Practice Area.
Hahn Loeser & Parks Announces Staff Additions Hahn Loeser & Parks LLP recently announced the addition of Kate M. Grady to its Cleveland office as an associate in its Real Estate Practice Area. Grady brings extensive experience in commercial real estate, finance and real estate transactions, with a specific focus on title examination and review for title insurance purposes, both residential and commercial, and mineral estates. Grady previously worked with title companies and as a landman, where she gained experience in curing
Katy Grady
Brittany Mallow
Dimit Architects Moves to New Studio in Lakewood
title defects, clearing liens, providing title opinions and assisting clients through the title process from inception to post-closing. She is adept at reviewing the diligence in connection with real estate acquisition and financing, and uses her extensive
experience in reviewing title documents, surveys and zoning to solve complex title issues. She also has experience drafting various real estate documents, including loans, security instruments, indemnities, NDAs and estoppels.
Northeast Ohio-based Dimit Architects recently announced its move to a new studio in the Bailey Building located at 1475 Detroit Ave., Suite 210 in Lakewood. The new location is just blocks away from the architecture firm’s existing office. The move,
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BILLBOARD News about people, products, places & plans completed in March, comes with several benefits for Dimit Architects, including increased capacity for its expanding team and creating a welcoming space that fosters collaboration and creativity. Founded in 2004 by Scott and Analía Nanni Dimit, the firm offers fullscope architectural services for residential, commercial, renovation and urban design projects.
PVC Welcomes Business Development Manager Pleasant Valley Corporation (PVC) recently announced that Mitch Harrison has joined its executive leadership team as business development
training and development, warehouse and real estate.
Port of Cleveland Approves Bridgeworks Redevelopment Funding
Mitch Harrison
manager. Harrison previously served as regional manager at Aldi for seven years. During his tenure, he played a key role in implementing the first self-checkout stores in the country and was responsible for leading various committees such as
The Cleveland-Cuyahoga County Port Authority’s Board of Directors announced recently that it has approved a financing agreement with Bridgeworks LLC for the redevelopment of the former Cuyahoga County parking garage into a mixed-use building. The Bridgeworks Project, located on West Superior and Detroit Ave., will feature a 130-room hotel, 140 residential units (70 of which will be affordable housing), a 120seat restaurant and bar, office space and ground floor retail.
The board approved two resolutions related to financing the Bridgeworks Project. One authorizes the issuance and sale of $80 million in taxable lease revenue bonds and the other authorizes the issuance and sale of $4.23 million of taxable bond fund tax increment financing bonds. The project developer, M. Panzica Development, plans to complete construction on the Bridgeworks Project by the late 2024. Total costs for the project are an estimated $103 million. P WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com.
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LEGAL PERSPECTIVES Navigating property laws & regulations
Expect Increased Whistleblower Activity
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hen the Covid-19 pandemic began in early 2020, compliance with workplace health and safety regulations and oversight by the Occupational Safety and Health Administration (OSHA) was nothing new for those in construction and related fields. What some did not foresee however (and even after campaign comments by now President Biden on the subject) is the “renaissance” of OSHA since its time in the Covid-19 spotlight. CHRISTINA E. NIRO
Numbers tell the story: at the end of its 2021 fiscal year, OSHA employed 740 inspectors – down 40 from the end of fiscal year 2020 and the least number of inspectors in the agency’s 51-year history. Since that time, the number of federal workplace safety inspectors has increased approximately 20%. The agency now employees about 900 inspectors, according to comments made recently by Assistant Secretary Doug Parker at the American Bar Association’s annual Workplace and Occupational Safety and Health Committee meeting. Its $632 million budget for fiscal year 2023 reflects a $20 million increase from the previous year, although the Biden administration sought an $89 million increase.
OSHA counts approximately 115 employees as part of its whistleblower staff alone, a number also likely to increase given the significant number of whistleblower complaints submitted to OSHA by prospective, current and former employees since the Covid19 pandemic and more frequent news coverage of anonymous government whistleblowers and intelligence “leakers.” OSHA and its staff are not only responsible for investigating complaints of retaliation involving federal workplace safety and health regulations; OSHA also investigates complaints of retaliation arising from reported violations of various airline, commercial motor carrier, consumer product, environmental, financial reform, food safety, health
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insurance reform, motor vehicle safety, nuclear, pipeline, public transportation, railroad, maritime, securities, tax, antitrust and anti-money laundering laws under more than 20 federal statutes. Although these protections have been in place for decades, OSHA’s whistleblower office has been faced with record numbers of complaints. OSHA completed 2,832 whistleblower complaint cases in fiscal year 2022, the vast majority of which involved workplace health and safety. Section 11(c)(1) of the OSH Act protects employees who have experienced an adverse employment action after they have engaged in protected activity when there is a casual connection between the two. For purposes of the OSH Act, “protected activity” includes: filing a workplace safety or health complaint with OSHA or another state or federal agency, submitting a workplace safety or health complaint to a member of management at a company, providing information or testimony as part of an OSHA inspection or investigation, refusing to perform a dangerous assigned task under certain circumstances, reporting a workplace injury, requesting safety-related information (such as a safety data sheet/SDS), or refusing to tell an employer the name of a person who complained to or contacted OSHA, to name a few. OSHA has interpreted an “adverse action” to be as straightforward as a termination/ discharge of employment, but also other negative actions affecting the terms and conditions of employment, such as discipline, demotion, denial of overtime, denial of promotions and benefits, failure to hire/re-hire, threats, intimidation or harassment, and reassignment to less desirable position or job duties, among others. Section 11(c) extends protection to current employees as well as former employees who were employed at the time of the alleged retaliation. OSHA retaliation complaints are often lodged by employees and former employees disgruntled by adverse employment actions like those listed above. The result to employers can be months of disruption, significant cost associated with OSHA’s investigation of the retaliation complaint, as well as increased exposure to on-site inspections by OSHA regarding the underlying workplace safety and health issue and referral to other federal
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agencies, such as U.S. Immigration and Customs Enforcement for separate, but related investigations. Like traditional employment discrimination complaints, documentation regarding the employer’s valid, nonretaliatory reasons for taking action is crucial. So too are maintaining strong anti-retaliation policies and effective programs for reporting and investigating complaints. Employers should also recognize and take seriously internal employee concerns regarding workplace safety before they escalate and are reported externally. OSHA offers Recommended Practices for Anti-Retaliation Programs that include five key elements: 1) committed managers who lead by example, encourage employees to report concerns
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OSHA completed 2,832 whistleblower complaint cases in fiscal year 2022, the vast majority of which involved workplace health and safety. and respect confidentiality; 2) a clearly communicated system for resolving employees’ reported concerns; 3) a system for receiving and responding to reports of retaliation; 4) anti-retaliation training for employees and managers; and 5) program oversight (including regular monitoring or audits identifying strengths and weaknesses). In sum, employees should know where and how to raise health and safety concerns without fear of retaliation, managers should know how to handle such concerns and how to document responses, and management should support and monitor the program. As with all inquiries and investigations by OSHA and other federal administrative agencies, being proactive and engaging technical and legal support early in the process (e.g., when performing internal complaint investigations, responding to information requests made by federal agencies, and in drafting position statements) can help employers limit liability and defend against whistleblower complaints with an organized, strategic response. P Christina E. Niro (cniro@frantzward.com) is a partner in the Labor & Employment Practice Group at Frantz Ward LLP in Cleveland. For more information, please visit FrantzWard.com. Properties | May 2023
Photo by Scott Esterly
LEADING THE WAY Tim Smith (left) serves as president and Bill Kula (right) is vice president for Space Comfort Company, which will soon celebrate its 60th year serving the region with heating and cooling needs.
Space Comfort Company Turns 60 HVAC company serves retail, churches, real estate industries with customer-focused care By Scott Esterly | Photos courtesy of Space Comfort
O
n August 1, 1990, Tim Smith and his father Ken, along with Bill Kula, became the owners of Space Comfort Company. The three of them had already been working together for years in the HVAC industry at Ken’s company, Lewis Roofing & Heating. Eventually, they saw an opportunity to expand the service work they were already doing into its own company. That opportunity came by acquiring Space Comfort Company.
Space Comfort Company originally formed when Dunham-Bush, Inc. bought Iron Fireman Burners and Boilers and elected to move operations to Virginia. Some of the Iron Fireman employees decided not to make the move to Virginia and created the first iteration of Space Comfort Company in 1964. Shortly after becoming the owners, Smith and Kula moved the business from Scranton Road to 5201 Clark Ave. in Cleveland. Thirtyfour years later, Tim Smith still serves as president and Kula as the vice president. Ken Smith retired five years after 50
assuming co-ownership. “We are the third ownership team,” Smith says. “And the longest by far,” Kula adds.
Warm + fuzzy
Throughout the four decades of ownership, a lot has changed within the HVAC industry and the industries that Space Comfort Company caters to. Despite the industry changes, the central focus of the business has not changed. “Our philosophy has always been the same. We have tried on a couple of occasions to expand by hiring an operations
manager or hire a sales manager. But we were losing the ‘warm and fuzzy.’ We’re a big, small company,” says Smith. “We have always prided ourselves on customer service. We work for the property managers, plant managers, facility managers, and so on. They all have our cell phone number,” says Kula. One major change over the years has been the demographics of Space Comfort Company’s customer base. In the years after Smith and Kula took over, more than half of their customers were industrial properties. Now the biggest portions Properties | May 2023
Plumbing + HVAC Systems CREATING COMFORT Among many projects completed over the years, Space Comfort installed a new 100ton Carrier chiller at Mayland Towers in Mayfield Heights (top). At Winton Manor in Cleveland (bottom), the company installed new high efficiency heating and domestic hot water boilers, saving the owner thousands of dollars annually.
of their customer list are retail and multi-family housing. Despite losing many industrial properties due to offshoring across the globe, Space Comfort Company expanded during those years of economic recession. Smith and Kula both attribute their success to remaining loyal to their customers and not growing too big or too quickly. Key to their own expansion was fostering those long-term, customeroriented relationships. Smith and Kula refer to this as a “grow with the customer” approach. For example, their longest tenured customer is Discount Drug Mart. Space Comfort Company services the HVAC at all 80 of their retail locations and warehouses throughout Ohio. As Discount Drug Mart began expanding into Columbus and Dayton and other areas in Ohio in the 1990s, so did Space Comfort Company.
Installation, service + more
The job titles might have changed over the years, but Space Comfort Company still employs 25 people just as it did in the 1990s. Smith and Kula have streamlined office operations and have been able to solidify their service and install teams. Currently, they have nine service technicians and four installation crews. A service coordinator is in place to ensure technicians are where they need to be, while Smith and Kula handle installation crews and specific projects within the service department. Installation is split into two teams: sheet metal and pipe fitting. Space Comfort Company enjoys exceedingly high employee retention in their office and on the service and installation side. Part of the reason Space Comfort Company has so many
long-tenured journeymen is that service technicians are focusing on one jobsite per day rather than having to rush around to a dozen other customers. Naturally, having familiar faces servicing HVAC equipment appeals to the customer as well. Approximately 60% of Space Comfort Company’s work is on the installation side, while the other 40% are service calls. Space Comfort Company has been installing boilers for decades. The difference now is that they are installing boilers that are high efficiency. One customer had been spending upwards
of $300,000 per year on district steam to heat their property. The same customer during the first year with the new high efficiency boilers that Space Comfort Company installed only spent $80,000. Additionally, Space Comfort Company is actively involved in designbuild projects. Their team interacts with the general contractor and all the trades involved to lay out the HVAC needs and provide designs that are completed in-house. Those designs are sent to the engineering teams that work off those plans. By doing their own drawings, www.propertiesmag.com 51
TAKING SHAPE At Standing Rock Farms in Madison, Space Comfort customized a design/build HVAC system for a new event venue.
Space Comfort Company keeps costs down. These cost-saving measures frequently help them win job bids. On the service side, Space Comfort Company has found a niche that their customers deeply appreciate. “We have a tremendous amount of preventative maintenance contracts because of the long-term value for the client,” explains Smith. “Discount Drug Mart is
a good example. We are replacing some HVAC units that are over 30 years old.” “The shortage of certain refrigerants and high utility costs are also almost forcing some clients to replace equipment, unfortunately,” says Kula.
The work goes on
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ing their customers as usual, solidifying the trust and loyalty-based relationships steadily formed throughout the years. Price increases and supply challenges have created hurdles for Smith and Kula while putting together price quotes, but their proactive approach to assisting customers has made all the difference. “Some of our customers have approached us and said they know they are going to have a project coming up in six months. Buy the equipment now. Get it ordered. It’s going to take that long to get anyway,” says Smith. To aid in shortening waiting timelines and mitigating rising costs, Space Comfort Company readily works with every HVAC brand name. The goal is to quickly obtain necessary parts and avoid leaving customers without heating or air conditioning for extended periods. As Space Comfort Company approaches 60 years of age, there are no plans to do anything other than maintain the same level of customer-oriented care that got them where they are today. “We have a great name in this area. We’re an old company. We’re one of the few that made it through and are going strong. We have great customers, and we take care of them. There’s a lot of trust and loyalty on both ends,” says Smith. P Properties | May 2023
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Plumbing + HVAC Systems Setting a New Standard Exploring the advantages of VRF heat pump chillers By John Michael, Jr. LG Air Conditioning Technologies
M
anaging a commercial building comes with its challenges, one of which is keeping operational costs low. Heating, ventilation and air conditioning (HVAC) energy consumption accounts for approximately 40% of a building’s total energy use, making up a large portion of the operating costs. As a result, owners and managers must constantly evaluate cost-effective technological improvements and solutions that can reduce operating costs and/or help meet electrification concerns as needed.
Photo courtesy of LG Air Conditioning Technologies
For many years, chillers have served as a reliable and cost-effective HVAC equipment option for commercial buildings. Today, their popularity is experiencing accelerated growth with the marriage between variable refrigerant flow technology (VRF) and standard air-cooled and air-cooled heat pump chillers. These VRF heat pump chillers provide a range of benefits.
VRF heat pump chiller advantages
One of the advantages of the VRF heat pump chiller is the improved operational efficiency in cooling (Integrated Part Load Value [IPLV] rating) and heating (Coefficient of Performance [COP] rating), as governed by AHRI 550–590. With the selection of a VRF heat pump chiller for their commercial buildings, owners and facility managers can take advantage of the ability to amortize installation costs over cooling and heating operational hours. Careful consideration goes into selecting HVAC equipment to lessen the carbon footprint of buildings. The VRF heat pump chiller is an example of one such solution that meets this criterion: delivering higher leaving water performance and capacities than traditional air-cooled chillers at lower ambient temperatures. The VRF heat pump chiller also provides the owner with a solution if there is a need for increased electrification. Furthermore, it is often used to provide all the heating capacity or partial heating capacity to simply offload the current system installed, providing an opportunity for
TIME + MONEY With the selection of a VRF heat pump chiller for their commercial buildings, owners and facility managers can take advantage of the ability to amortize installation costs over cooling and heating operational hours.
reduction of carbon emissions, which also supports local building code energy requirements. Moreover, in variable cooling load conditions, standard air-cooled chillers and standard air-cooled heat pump chillers do not perform as efficiently as a VRF heat pump chiller. A properly sized HVAC system utilizing VRF technology matches the cooling capacity of the equipment to the cooling load of the space, providing a stable chiller water loop temperature as it adjusts capacity from 20% to 100% as the loads increase and decrease. The VRF heat pump chiller responds almost instantly to changes in building cooling load, increasing energy efficiency. Both cooling and heating modes include sensing capabilities.
The low-noise performance of VRF technology is also an attractive feature. According to the ANSI/AHRI Standard 370-2015 test procedure, standard chillers typically have sound pressure levels at or above 70 dB(A) at 30 feet (often higher than the acceptable sound performance found in the published noise ordinances at local city and state locations). VRF heat pump chillers can deliver a rated sound pressure of 51–60 dB(A) at 30 feet using the same ANSI/AHRI test procedure.
Variable capacity control
In commercial buildings, cooling and heating loads change incrementally due to two primary factors: (1) ambient temperature differentials between indoor www.propertiesmag.com 55
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Plumbing + HVAC Systems and outdoor conditions, and (2) internal gains due to occupancy changes. The performance of industry air-cooled chillers is rated, and the results are published with an IPLV in accordance with AHRI 550-590. The IPLV rating is based on tested performance at four different operating capacities: 25%, 50%, 75% and 100% of total chiller capacity. Chiller manufacturer designs and final development decisions have been influenced by the testing procedure to maximize their published IPLV rating. The operational issue for owners with this design is that their building’s capacity needs change incrementally from hour to hour, rather than in 25% capacity steps. When operating at capacities between the rating points of 25%, 50%, 75% and 100% of total chiller capacity, the VRF heat pump chiller can incrementally change capacity to match the building loads without experiencing less efficient kw/ton performance realized by the staged chiller design. For many years, chiller manufacturers have used variable frequency drive (VFD) technology to control rpm or capacity of fan motors and compressors in an air-cooled chiller to reduce the variance in efficiency of operation between stages of full compressor operation. This additional level of control is frequently chosen by the engineer for the owner as an upgrade to the standard chiller during the equipment selection process. A variable refrigerant flow (VRF) heat pump chiller incorporates variable capacity control for the fans and compressors and provides maximum capacity control, to match the building loads at operation from 20% to 100% of total chiller capacity, with the addition of multiple electronic expansion valves (EEV) and other (ON/OFF) valves needed as a part of their standard variable capacity chiller design. The chiller manufactured with variable control of all components (compressor and fans) and refrigerant flow will save energy for applications with changing loads.
a commercial building’s total energy use and operating costs, savvy building owners/managers should regularly keep an eye on cost-effective technological improvements and solutions. By selecting a VRF heat pump chiller, building owners and managers can take advantage of a solution that meets energy efficiency
criteria while also providing greater heating and cooling capacity. P John Michael, Jr. is product manager, chiller with LG Air Conditioning Technologies. For more information, visit www.lg.com. Visit Wadsworth Solutions online at wadsworthsolutions.com or call 216.391.7263.
Benefits considered
As HVAC energy consumption is responsible for a significant portion of www.propertiesmag.com 57
Project Profile: ODOT District 4 Headquarters Osborn Engineering completes extensive HVAC upgrade project at Akron facility Story + photos by Brian Kane Osborn Engineering
L
ocated at 2088 S. Arlington Rd. in Akron, the Ohio Department of Transportation District 4 headquarters functions as the home base for the governmental organization, which maintains over 5,900 lane miles of interstate, federal and state highways and 1,400 bridges throughout Northeast Ohio. ODOT District 4 serves Ashtabula, Mahoning, Portage, Stark, Summit and Trumbull counties, including the greater Akron-Canton and Youngstown regions. The 100,000-square-foot facility had 55 individual furnaces and heat pump systems that were either failing or at the end of their useful life. The maintenance requirements were becoming unsustainable, and their energy use was high. The project objective was to replace obsolete equipment with a modern centralized system to improve energy, comfort and maintenance. Osborn provided lifecycle cost options for complete HVAC system replacements evaluating multiple styles of HVAC systems during the program verification stage of the project. Water source heat pump, geothermal and four-pipe systems with boilers and chillers were all evaluated. The final mechanical design consisted of a VRV
(variable refrigerant volume) system for heating and cooling and various venti-
incorporated industry best practices with particular attention to indoor air quality. The VRV system is utilized for heating and cooling and is decoupled from dedicated ventilation systems. Eight VRV systems were strategically laid out to enable work phasing and provide energy recovery between different parts of the building. Each indoor fancoil was equipped with a needlepoint bipolar ionization (NPBI) kit. The bi-polar ionization is delivered directly to the space for maximum effectiveness at neutralizing viruses in the air. Each ducted fancoil was provided with MERV-13 filters. Most offices were provided with individual fancoils (cassettes or ducted) to limit air mixing between spaces. Unlike traditional two-
The maintenance requirements [at the facility] were becoming unsustainable, and their energy use was high. The project objective was to replace obsolete equipment with a modern centralized system to improve energy, comfort and maintenance.
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lation strategies to optimally work with the existing conditions.
Design approach
The HVAC design was performed during the Covid-19 pandemic and
Properties | May 2023
Plumbing + HVAC Systems EQUIPMENT UPGRADE Previously, the facility’s equipment yard included multiple residential style condensing units and heat pumps (top). It now houses one split DX condensing unit and one twin variable refrigerant heat pump (middle). Inside, building “C” is served by a new dedicated outside air unit (bottom).
pipe and four-pipe hydronic systems, VRV utilizes smaller size refrigerant piping, which allowed minimal disruption of the existing building envelope and structure. Outdoor heat pump units (130 tons total nominal capacity) were strategically located behind two existing screen walls and two new screen walls to protect them from road salt and ODOT plow trucks. The three parts of the facility were provided with separate ventilation system to work around the existing conditions. Two energy recovery ventilators (one per floor) were selected for Area A, a 100% outside air rooftop unit was selected for Area B, and an indoor DOAS air handler with split DX was selected for Area C. Ventilation air was ducted to each VRV fancoil, and automatic balancing dampers (also known as constant airflow regulators) were utilized to ensure the specified airflow to each fancoil. Six high-density spaces in Area C were provided with CO2/occupancy sensor controlled VAV boxes, which enables 30% reduction in DOAS airflow when these spaces are unoccupied leading to significant energy savings. During construction it was found that the existing ductwork the design intended to reuse was significantly leaky and the mechanical contractor stated they were unable to repair it or effectively seal it. It was at this time that Osborn suggested that an innovative product called AeroSeal technology be utilized. AeroSeal’s technology injects a fog of aerosolized sealant into pressurized ductwork to seal air leaks from the inside. It relies on a software-based system to continuously measure airflow and leakage throughout the sealing process. Water-based sealant particles accumulate only where leaks are located, www.propertiesmag.com 59
closing them off. AeroSeal is noninvasive, working from the inside of the ducts to locate and seal the leaks regardless of ductwork accessibility. This eliminates the need to tear down walls or strip off insulation. The system records results in real-
time, stopping when desired levels have been reached. The process was a success and saved the existing ductwork. AeroSeal reduced the leakage by 92% and saved over $100,000 in new ductwork spanning over 50,000 square feet of the facility.
This ODOT facility is utilized as an emergency command center in inclement weather. Resiliency considerations included utilizing both electric (VRV) and natural gas (DOAS and rooftop) for emergency heating, providing multiple individual systems with no single point of failure. HVAC controls included integration of the existing Delta BAS utilized by ODOT in all District Four facilities with proprietary VRV controls. While using campus-wide BAS to translate VRV alarms is becoming more common, this approach with the BAS actively control-
AeroSeal is noninvasive, working from the inside of the ducts to locate and seal the leaks regardless of ductwork accessibility. This eliminates the need to tear down walls or strip off insulation.
Our mission is to design for your success
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ling the VRV system was relatively new to all parties involved. The project execution included assembly of a competent multi-disciplinary team, design milestones, coordination with equipment vendors, regular design review meetings, weekly site visits during construction and formal commissioning. A critical part of the design was planning for up to five phases to keep sections of the facility occupied and functional during construction. The new HVAC system incorporated energy recovery on exhaust air streams, automation of the ventilation rates for densely occupied spaces with variable occupancy schedules, full BACnet DDC control integration with the existing Building Automation System to allow for remoting monitoring and control. P Brian Kane is director of mechanical for Osborn Engineering. For more information, visit Osborn online at www.osborn-eng.com. Properties | May 2023
Plumbing + HVAC Systems Avoiding Plumbing Pitfalls on Your Property The non-invasive three-step process to rehabilitate aging pipes By Aaron Sebastian SPT Ohio
S
This leads us to take care of visible aspects of a building more frequently and in a timely manner. It is not as intriguing to care for the unseen parts of a building. Most often in that category is an aging drainage system. The term ‘’out of sight, out of mind” is a natural approach for many. This all changes when a drainage systems fails to perform its task and the toilet starts overflowing onto our floors. Yikes! When there are problems with a drainage system, they must be addressed. Unfortunately, the GOING WITH THE FLOW First, a pipe is cleared of any debris or intrusions (left) to prepare traditional ways to solve those for CIPP lining, and then an epoxy-saturated liner is installed through existing access points problems can create their own (middle). Once installation is complete, the result is a new “pipe within a pipe” (right). headaches: tearing out walls, busting up concrete and having of your property’s drain lines and infra- non-invasive CIPP lining, the pipe will to have multiple types of trades for a structure from the inside, allowing need to be cleaned in preparation. single job. visual analysis of your pipes’ health. Cleaning will remove any build-up in A growing number of specialists have This will reveal any signs of root intru- the pipe and bring it back to its original instead found that pipe rehabilitation sion, cracks, leaks or blockages. When size, as well as remove any debris blockusing cured-in-place-pipe lining ing the pipe hindering a lining (CIPP) is a better way to repair or repair application. prevent pipe issues, while saving money and reducing stress. The non3. Pipe rehabilitation invasive solution is completed in CIPP lining is a modern and three steps: cost-effective alternative to more traditional invasive repair 1. CCTV inspection methods of the past. It involves When dealing with older buildinserting a flexible liner inside ings, it’s recommended that you of an existing pipe to restore it to have your pipes inspected every two nearly new condition. The CIPP years so that you can catch and address a problem area is discovered, then an liner is typically installed through issues before they become problematic. action plan can be prepared. existing cleanouts, down stacks from a A CCTV (closed-circuit television) roof, or a removed toilet. diagnostic camera inspection is the Traditional pipe replacement is costly 2. Clean + prep for CIPP lining best place to start a plumbing system If the CCTV inspection reveals a and requires more time and manpower. evaluation. It gives you a close-up view pipe that needs to be rehabilitated using That’s why property owners are increas-
A growing number of specialists have found that pipe rehabilitation using cured-inplace-pipe lining (CIPP) is a better way to repair or prevent pipe issues, while saving money and reducing stress.
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Images courtesy of SPT Ohio
pectacular visual updates of buildings and architecture is a highly rewarding part of renovation. We love the “wow” factor from pleasing aesthetics that capture our attention when a worn-out building is revived and made to look like new again. On the flip side, poor-looking buildings can also grab our attention. It’s so easy to see when paint is outdated and needs freshened up, or when interior furnishings are long past their prime appeal.
Don’t Let Asbestos Delay Your Project
Images courtesy of SPT Ohio
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NEW DIRECTIONS Traditional pipe replacement is costly and requires more time and manpower. That’s why property owners are increasingly choosing to fix their sewer pipe problems with CIPP lining instead, while avoiding the disruption and cost of ripping out walls or adding any new pipes.
ingly choosing to fix their sewer pipe problems with CIPP lining instead, while avoiding the disruption and cost of ripping out walls or adding any new pipes. That’s what we all want: no damage to our buildings! Another benefit with this type of system is that the whole pipe does not have to be rehabilitated. A small liner can be installed to the exact location where the repair is needed, keeping material costs down and the size of the project only as big as the repairs demand. Neglecting an aged plumbing system can wreak havoc on your building infrastructure. However, planned monitoring, maintenance and pipe rehabilitation when necessary can help prevent future headaches while avoiding needless damage to your property. P
Final
For information, contact Mussun Sales at 216.431.5088 www.mussun.com 62
Aaron Sebastian is office and marketing manager with SPT Ohio (Specialized Pipe Technologies of Ohio. He can be reached by phone at 419-8348366 or email at aaron@sptohio.com. For more information, visit www.sptohio.com. Properties | May 2023
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Properties | May 2023
Plumbing + HVAC Systems Perfect Solution for an Imperfect World Uncovering the benefits of 3D laser scanning to achieve project success By Shane Zysk BuildingPoint Ohio Valley
I
It is only through careful understanding, planning, coordination and effort that design/construction teams can achieve successful projects. Standards and ideas change, and the technologies we use to construct our structures, from modern plumbing and electricity to climate control, are always under scrutiny by those who aim to make them more safe, cost-effective and efficient. Successful professionals in the world of construction are those who are most adept at navigating the differences between design and reality, and who are able to successfully communicate their intentions from the abstract realm into the physical. CAPTURING DATA 3D scanners are invaluable when renovating existing buildings, for instance, Enter the 3D laser scanner, a device allowing documentation of a facility’s exact components, whether its features follow specs or are literally capable of digitizing what completely asymmetric and random, and transferring them into the digital realm. we see before us. Through 3D laser scanning technology, construction error directly. Forget the possibility of in demand for renovations and restocompanies can assure their success in compounding mistakes between two rations of already-built infrastructure the 21st century. With their ability to unconnected sets of information, if a in order to save on costs and maxitranslate data between the physical and deviation exists between the model mize available space. Problems arise, digital worlds, ease-of-use and numer- and the structure being built, a 3D however, when looking to upgrade or ous, lasting benefits, the adoption and laser scanner will highlight it in detail. refurbish structures that may date back deployment of 3D laser scanners should They’re that precise. decades to the standards and requirebe a no-brainer for any serious players in What if external forces via the envi- ments of the modern day. 3D scanners the construction industry today. ronment, internal forces via building can help here too, by documenting It’s one thing to design a building to components or a mixture including the exact components of a building, exacting specifications, but how can human activity is suspected to have had whether its features follow specs or are contractors know if this is correctly an impact on the structure? Properly completely asymmetric and random, being followed in the field? The 3D executed 3D laser scans at various stages and transferring them into the digital laser scanner is the ultimate tool for are perhaps one of the best ways of per- realm. This, in turn, allows for everycritical as-built checks, literally cap- forming deformation analysis. thing from early clash identification turing minute detail exactly as it sits Further still, a scanner can be the and singling out of specific systems, in a way that it can be relayed and ultimate solution for bringing existing such as MEP or HVAC, in need of compared without the risk of human buildings back to life. We’ve seen a surge special attention or overhauls, to exact www.propertiesmag.com 65
Image courtesy of BuildingPoint Ohio Valley
n a perfect world, from the view of an MEP contractor, an entire project goes off without a hitch. Each design task and construction phase rolls into the next, like the notes in a carefully orchestrated symphony. Does that ever happen though? All too often, the “symphony” is flawed, with some notes too sharp, others flat, sections paced too quickly and the rest lagging behind. When imagining a new building on a piece of flat land, on the backlit pixels of a cozy computer screen, it can be easy to imagine a “perfect” project. Our physical world is messy, however.
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PLAN + PREP Among numerous benefits, 3D scans provide intricate plans of a structure’s inner-workings that can be used for years to come, which is critical for the upkeep of a building’s MEP/HVAC systems.
workflows, material quantities, scheduling and staff needs. In fact, a perfect example of this exists in the realm of MEP/HVAC components, where centuries-old materials such as terracotta pipes are encountered and in need of exacting replacement. Outdated ductwork, designed for the cumbersome, costly-to-run, unsupported indoor heating and cooling systems of yesteryear, can be identified, captured as they run via a scanner, isolated through 3D modeling and finally worked accurately into the new renovations. During the early days of 3D scanning, it was justifiable to view the emerging technology as just another fancy gadget with bells and whistles that would deadend to nowhere, or at least be entertained solely by the multibillion dollar “megaprojects” of the world. Yet over half a century later, it is clear that 3D scanning has far from fizzled out, and instead has grown to become a major force in a number of industries. The scanners used in construction now come with a suite of software options, tailored to work with mbrellas leading CAD/BIM platforms for optimal design-build-operate functionality. They’ve been designed specifically for the niche workflows they support, meaning the reflective surfaces of sheet metal ductwork and tight spaces in MEP/ HVAC systems have not only been encountered by today’s 3D laser scanners, but built for and overcome. Just as GPS has become commonplace in everything
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from the car to the mobile phone, so, too will scanning, and be used with the same understanding in its place in the industry as the aforementioned concept of CAD. Today’s construction professionals need 3D scanning for its innumerable benefits. Utilizing data-rich point clouds and the BIM processes they support makes them more competitive and profitable, with
smoother-running operations thanks to all of the foresight that virtual design construction (VDC) allows. Furthermore, it boosts their workforce, both by augmenting limited staff and by attracting the next generation of savvy workers who’ve grown up with the technology; imagine the boost in the ability to attract young workers when one replaces the
idea of rusty wrenches and back-breaking guesswork with the aspect of modern 3D modeling and the pinpoint precision of 3D scanning technology. Lastly, it provides future building owners and operators with intricate plans of their structure’s inner-workings that can be used for years to come, which is critical for the upkeep of a structure’s MEP/ HVAC systems. 3D laser scanning fits squarely within the ranks of technologies destined to transform the industry of construction and become an industry standard. You can hardly find a contractor now who hasn’t heard of the likes of acronyms such
With their ability to translate data between the physical and digital worlds, ease-of-use and numerous, lasting benefits, the adoption and deployment of 3D laser scanners should be a no-brainer for any serious players in the construction industry today.
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as CAD and even BIM, and so someday the case will be true for that of laser scanning. As we construct buildings and building systems to modern standards of ever-increasing efficiency and complexity, it’s imperative that we not only understand and capture what we have to work with, but design to the best of our ability and in a way that provides critical insight that can be used in the generations ahead when the inevitable march of progress demands its own future upgrades. It’s up to progressive-minded business owners to look into such technology now or risk falling by the wayside as they lose more opportunities to those that do. The benefits of 3D laser scanners are making them a must-have for anyone serious about the success of their business in the future of construction. P Shane Zysk is marketing coordinator with BuildingPoint Ohio Valley. For more information, visit www.buildingpointohiovalley.com. Properties | May 2023
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VANTAGE POINT Experts weigh in on industry issues
Tidal Waves of Technology
F
rom the simplicities of the earliest civilizations to the complexities of the modern-day metropolis, the construction industry has always shaped the world around us.
BEN PIKUS
Nearly two million years ago, during the beginning stages of the Stone Age, mankind created the first known tools which were utilized for hunting and building shelters. These tools consisted of rocks, sticks and other items found in nature which initiated a ripple effect that continues to this day. The first ripples originated during the Stone Age were slow and steady, but as time advanced and humans continued to evolve, so did our ability to create more impressive feats of architecture. Fast-forward to 312 B.C. to the Roman empire, and the creation of the aqueducts that still stand today – the likes of which continue to amaze modern society due to the massive scale of the structures and their ability to transport water across long distances in comparison to the lim-
ited technology that was then available. Those aqueducts are a testament to how the ripples created nearly two million years prior had grown exponentially and showed no signs of detainment. This notion begs the question, where do we go from here? As the following years advanced through the ages to the modern-day, those ripples have turned into tidal waves of technology. The 21st century is still in its infancy and has already made a drastic impact on the trajectory of the mechanical piping industry. There are countless advancements in technology that have been birthed to create this impact, so let’s investigate some of the most notable. One item that has forever changed how we envision mechanical construction
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Barberton, OH Properties | May 2023
Web: http:\\www.uscande.com 4933 Neo Parkway Garfield Heights, OH 44128 (216) 478-0810 www.uscande.com and fabrication is building information modeling (BIM). In short, BIM is the digital representation of physical characteristics of places. In a world where 2D blueprints were once the norm, we now can utilize 3D models to create the template of how a building will be constructed. This technology has not only made it easier to comprehend a building by making it three-dimensional, but it has also played a major role in the speed of the typical construction project. Preplanning and coordinating locations for all of the building components and mechanical systems within it have taken the industry by storm. It is becoming
It is becoming more and more typical to have [plumbing & HVAC system] designers on a computer coordinating components ahead of time instead of having tradesman coordinating in the field during the physical construction.... BIM has played a major role in reducing the timeline of a project. more and more typical to have designers on a computer coordinating these components ahead of time instead of having tradesman coordinating in the field during the physical construction. Regardless of scale, BIM has played a major role in reducing the timeline of a project. To keep up with the new pace of construction, many building material manufacturers and installing contractors have had to adjust to stay relevant in an ever-evolving industry. There are countless examples to be made, but for the sake of this discussion, lets highlight a typical heating hot water piping system. In the near past, when you needed to install a piping system comprised of carbon steel and copper materials, welding and soldering were a necessary yet time-consuming part of the process. Now there are products
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that have significantly expedited the install times of the same piping system. Where we once had to weld carbon steel and solder copper at the joints, we can now utilize grooved, pressed or fusion fittings and couplings. Although in some cases these materials can be more expensive, they have drastically reduced the installation time to keep up with the expedited schedules of modern projects. The BIM modeling done in the early phases of a project plays a critical role in the acceleration of a schedule by allowing for accurate pipe fabrication to begin as soon as system designs are completed in the model. These models generate detailed spool
The BIM modeling done in the early phases of a project plays a critical role in the acceleration of a schedule by allowing for accurate pipe fabrication to begin as soon as system designs are completed in the model.
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fabrication sheets that allow for little to no error during fabrication which expedites installation in the field. Although these are just a couple examples of how the mechanical piping industry has shifted through time and how the people involved in it have adjusted to its demands, the key concept to take away is that as technology continues to advance, the construction industry will be catapulted along with it. What started as a small ripple almost two million years ago, has transformed into a tidal wave that will forever grow. Which leaves us all with an important decision to make. Will we ride with the tide and thrive? Or will we be left in the wake of the old ways? P Ben Pikus is a project manager with Barbertonbased S.A. Comunale. For more information, visit www.sacomunale.com. Properties | May 2023
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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3371280 DOWNTOWN SOLON RESTAURANT AND RETAIL PROJECT TYPE/SIZE: Retail/Restaurants (25,00049,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $119 million SECTOR: Private LOCATION: 32811 Aurora Rd. Solon, OH 44139 DETAILS: Plans call for the construction of restaurant and retail spaces for the Downtown Solon development. Estimated Schedule (as of 3/2/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: RHM Real Estate 5845 Landerbrook Dr. Lyndhurst, OH 44124 P: 216-360-8333 Project: #3372122 UH LAKE WEST MEDICAL CENTER RENOVATION PROJECT TYPE/SIZE: Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $24.7 million SECTOR: Private
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LOCATION: 36000 Euclid Ave. Willoughby, OH 44094 DETAILS: Plans call for the renovation of the UH Lake West Medical Center. Project scope includes renovating the surgery waiting room and expansion of surgery areas such as pre-op and recovery, with two new elevators for surgical patient transfer, and relocation of hospital administration for easier access by visitors. Estimated Schedule (as of 3/3/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER: University Hospitals 36000 Euclid Ave. Willoughby, OH 44094 P: 440-953-9600 Project: #3273867 APOLLO APARTMENTS RENOVATION PROJECT TYPE/SIZE: Multifamily (70 units) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $17 million SECTOR: Private LOCATION: 1250 Riverbed St. Cleveland, OH 44113
DETAILS: Plans call for the renovation of an existing building to house 70 studio and onebedroom apartments. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: RDL Architects, Inc. Contact: Kevin Dreyfuss-Wells, Senior Project Manager/Designer kevin@rdlarchitects.com 16102 Chagrin Blvd., Ste. 200 Shaker Heights, OH 44120 P: 216-752-4300 Project: #3045002 NAUTICA WATERFRONT DISTRICT BOUTIQUE HOTEL PROJECT TYPE/SIZE: Hotels (150 rooms) CONSTRUCTION TYPE: New ESTIMATED VALUE: $19 million SECTOR: Private LOCATION: The Nautica Entertainment District Cleveland, OH 44113 DETAILS: Plans call for the construction of a new 150-room boutique hotel as a part of the new Nautica Waterfront District.
Properties | May 2023
Estimated Schedule (as of 2/27/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Jacobs Investments Management Co. Contact: Thomas Hamilton, CFO 11770 U.S. Highway 1 North, Ste. 600 Palm Beach Gardens, FL 33408 Jacobs Investments Corporate P: 561-776-6050 ARCHITECT: GPD Group Contact: Todd Huntington, Principal thuntington@gpdgroup.com 520 S. Main St., Ste. 2531 Akron, OH 44311 P: 469-573-4301 ARCHITECT: AODK, Inc. Contact: David Krebs, Principal dk@aodkinc.com 17306 Madison Ave. Lakewood, OH 44107 P: 216-771-1920 Project: #3367047 INTERDISCIPLINARY SCIENCE AND ENGINEERING BUILDING PROJECT TYPE/SIZE: Universities/Colleges (< 10,000 sq-ft), Research/Technology (250,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $300 million SECTOR: Private LOCATION: 2049 Martin Luther King Jr. Dr. Cleveland, OH 44102 DETAILS: Plans call for the demolition of Yost Hall to make way for the construction of the 250,000-square-foot Interdisciplinary Science and Engineering Building for Case Western Reserve University. Estimated Schedule (as of 2/14/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER: Case Western Reserve University Contact: Eric Kaler, President 10900 Euclid Ave. Cleveland, OH 44106 Health Education Campus P: 216-368-2000 Project: #3180034
THE PENINSULA PROJECT TYPE/SIZE: Multifamily (300 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $26 million SECTOR: Private LOCATION: 1951 Carter Rd. Cleveland, OH 44113 DETAILS: Plans for the construction of 316 units of multifamily housing, in 16 units are townhouses. Estimated Schedule (as of 2/28/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A
ASPHALT PAVING | ASPHALT REPAIR | SEALCOATING CRACK FILLING | SEWER REPAIRS | DRAINAGE | LAYOUT & DESIGN COMPLETE SITE CONSTRUCTION | EXCAVATION TO COMPLETION
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DEVELOPER: The NRP Group 5309 Transportation Blvd. Cleveland, OH 44125 P: 216-475-8900 F: 216-475-9300 ARCHITECT: BKV Group 222 N. Second St. 101 Minneapolis, MN 55401 P: 612-339-3752 F: 612-339-6212 Project: #3254210 SAINT LUKE’S UNITED CHURCH OF CHRIST REDEVELOPMENT PROJECT TYPE/SIZE: Multifamily (74 units), Retail/ Restaurants (< 10,000 sq-ft), Retail (< 10,000 sq-ft), Medical CONSTRUCTION TYPE: New, Renovation ESTIMATED VALUE: $10 million SECTOR: Private LOCATION: 4216 Pearl Rd. Cleveland, OH 44109 DETAILS: Plans call for the rehabilitation of the St. Luke’s property. The Greenline buildings and St. Luke’s 1925-built school will be demolished, but the abandoned St. Luke church sanctuary will be preserved as a commercial structure. The Greenline buildings will be replaced by a five-story building with 74 market-rate apartments over several storefronts. The proposed number of apartments breaks down as
23 studios, 42 one-bedroom units, and nine two-bedroom suites measuring roughly 500-1,000 square feet. There could also be about 3,600 square feet of apartment amenity space, 6,500 to 9,600 square feet of retail/restaurant space and 6,500 to 9,600 square feet of community space, including a neighborhood health care clinic. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A CONSULTANT: Old Brooklyn Community Development Corporation Contact: Lucas Reeve, Director of Neighborhood Development lucasr@oldbrooklyn.com 4274 Pearl Rd. Cleveland, OH 44109 P: 216-459-1000 ARCHITECT, DEVELOPER: Desmone Architects 3400 Butler St. Pittsburgh, PA 15201 P: 412-683-3230 F: 412-683-3563 Project: #3367134 NATIONAL DISTRIBUTION CENTER PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (200,000 sq-ft) CONSTRUCTION TYPE: Renovation
ESTIMATED VALUE: $12 million SECTOR: Private LOCATION: 219 Sheffield Center Lorain, OH 44055 DETAILS: Plans call for the renovation of a Macy’s technology and office complex, including a data center for National Distribution Center in a 200,000-squarefoot complex. Estimated Schedule (as of 2/23/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER, OWNER: Acorn Stairlifts Inc. Contact: Shawn Herbst, VP 7001 Lake Ellenor Dr. Orlando, FL 32809 P: 866-873-6574 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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ADVERTISER INDEX Absolute Roofing & Construction, Inc.............44 Admar Construction Equipment & Suppliers...............................................................43 AIA Cleveland...............................................................43 Air Control Products, Inc.........................................69 Air Control Products, Inc.........................................80 All Construction Services.......................................25 All Floor Removal.......................................................46 American International Construction..............75 APX/Apex Pinnacle Services.................................35 Asphalt Fabric & Specialties..................................36 Baker Bender Snyder & Assoc..............................13 BC Surface Supply......................................................29 Boak & Sons Roofing & Insulation, Inc............. 11 Brennan Heating & Associates............................68 BuildingPoint Ohio Valley/Precision Laser & Instrument, Inc.......................................67 CAMPO Roof................................................................... 4 Carey Demolition.......................................................14 Carey Roofing...............................................................47 Castle Heating & Air Conditioning....................67 CESCO Imaging............................................................. 7 Charles Schulz Building Company.....................75 Charles Svec Inc............................................................. 7 Cleveland Public Power...........................................37 Columbia Building Products................................47 CKP Heating & Cooling LLC...................................30 Cunningham Paving Inc.........................................75 DCA Roofing.................................................................79 DelliQuardi Lawn Maintenance & Landscaping Inc.....................................................20 DeSalvo Construction Company, Inc................. 9 Diamond Roofing Systems...................................49 Diversified Piping & Mechanical Inc.................67 Dollar Bank.....................................................................33 Duffy & Duffy Cost Segregation Services......12 EA Group.........................................................................37 Fiber Seal Fabric Care System..............................42 Frantz Ward LLP..........................................................63 Gorman-Lavelle Corp...............................................57 Graves Lumber............................................................26 Hahn Loeser & Parks, LLP.......................................28 Hasenstab Architects Inc........................................ 11 Hicks Roofing................................................................. 2 Infinity Construction.................................................41 Integrated Project Solutions.................................77 Jamieson Ricca Fenestration................................74 JL Taylor, Co. Inc...........................................................63 Joe Dickey Electric, Inc.............................................16 JV Janitorial Services, Inc........................................26 LDA architects, inc.....................................................25
Lencyk Masonry Company Inc............................ 11 Lisco Heating & Cooling, Inc.................................63 Mammoth Prefab/Panel Tech Group...............42 MAPIC...............................................................................53 Marcum LLP...................................................................64 Masonry Restoration Maintenance...................47 McMahon Masonry Restoration.........................35 Meaden & Moore, Ltd..............................................45 Messina Floor Covering, Inc.................................... 7 Mighty Ducts................................................................64 Mussun Sales, Inc........................................................62 NAI Pleasant Valley of Northern Ohio................ 3 North Coast Paving...................................................21 OCP Contractors.........................................................72 Ohio Desk Co./Integrated Interiors Group........................................................19 Ohio Paving & Contracting...................................34 Osborn Engineering.................................................60 Pack Container Sales, LLC......................................28 Pella Window & Door Company/ Gunton Corp.............................................................26 Pete & Pete Container Service.............................38 Precision Environmental Co..................................48 Pride One Construction..........................................23 Refrigeration Sales Corp.........................................66 RL Hill Management.................................................43 RoviSys Building Technologies............................69 Rudolph Libbe Group..............................................69 Ryan Carpet Sales & Service, Inc.........................12 Rycon Construction Inc...........................................72 S.A. Comunale Company.......................................70 SafeAir Contractors, Inc...........................................62 Scheeser Buckley Mayfield Inc............................64 SE Blueprint, Inc..........................................................71 Siegel Jennings ...........................................................76 SMACNA Cleveland...................................................56 SMPS Northeast Ohio..............................................19 Space Comfort Co......................................................52 SPT: Specialized Pipe Technologies..................60 STRUCTUR Industrial Roofing................................ 7 Sunray Window Films LLC.....................................40 Suntrol Co.......................................................................72 T.H. Martin, Inc.............................................................73 The Builders Association .......................................19 The Thomas Brick Co................................................33 Upright Steel Fabricators & Erectors, LLC.......35 US Communications & Electric Co.....................71 Wadsworth Solutions...............................................54 Western Reserve Building Trades.......................14 Yerman & Young Painting, Inc.............................14 Properties | May 2023
AMISH ROOFERS | INSTALLED BETTER TO LAST LONGER
Founded in 2007, Deutsche ComAg (DCA) Roofing specializes in commercial & industrial roofing of every size and nature throughout NE Ohio and beyond. With a strong Amish background and work ethic, DCA prides itself with having conscientious & qualified installers who are capable of handling all of your commercial roofing needs.
330-359-2030 | 330-988-2379
www.dcaroofing.com
When starting our business in 2019, ACP was instrumental. From working with their salesman to even being able to meet with the owner directly. Their streamlined services, well-educated salespeople, and on-staff engineering team make projects run smoothly. They are the go-to for all our DOAS, kitchen hood, fans, ductwork, and air distribution needs.
“Over the past several years we’ve been able to expand our design-build service offerings due in large part to the partnership we’ve developed with Air Control Products. ACP’s team is one of the easiest to work with and they consistently provide top notch products, sales, support, design assistance and training to meet our company’s ever changing needs. In our industry it is important to have partners you can trust and rely on and I’m glad Comfort Control has ACP in our corner.“
Joseph P. Reep, P.E - President - Comfort Control Jeff Perrin, President - Creative Comfort
At it’s aa partnership partnership and and it’s it’s personal. personal. We We At Air Air Control Control Products, Products, it’s it’s not not only only business, business, it’s help only top-of-the top-of-the line line equipment equipment and and we we help our our customers customers assemble assemble systems systems using using only always buildings. We We are are the the Premier Premier always have have their their back. back. Together Together we we build build better better buildings. Commercial Provider. Commercial HVAC HVAC && Architectural Architectural Solutions Solutions Provider. www.aircontrolproducts.com www.aircontrolproducts.com