INSIDE : The Shamrock Companies’ HQ • Sustainable Design / Environmental Solutions
SEPTEMBER 2006/$4.95
Big Plans on Campus Local universities renovate historical facilities, build new to meet students’ needs
www.propertiesmag.com | vol. LX, issue 9 ALL ad2 4/12/06 5:08 PM Page 1
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Erection & Crane Rental Corp. . 4',%5'2&.0'"# September 2006, Volume LX, Number 9 1CH=?Q?_P?CHAIOLL?JON;NCIHDI<
EDITOR/PUBLISHER Kenneth C. Krych [email protected] Pease ./24( MANAGING EDITOR/ART DIRECTOR Scott
8 Signs of Renewal by Mark Watt West Park establishments take advantage of storefront renovation program #/!34 [email protected] Photo CONTRIBUTING WRITERS 10 July Construction Slips 3 Percent Jeanne Bluffstone 15 Charming Renovation 0!6).' John Elliott The Shamrock Companies expands, updates Westlake headquarters Lou Kren Alec Pacella 18 Industry Profile: Crystal Illusions Gordon & Lynn Priemer Diane DiPiero Rodio 21 Live + Learn Nancy Loyan Schuemann Kent State razes, rebuilds historic residence halls John Slagter David Woodburn 30 Physical Support Cleveland State bolsters offerings with state-of-the-art recreation center ACCOUNT EXECUTIVES 41 Higher Learning Andrea Keener *#2_1+ )#7-30(- -30,#6212-. Cleveland State restores Fenn Tower, preserves its proud, elegant past [email protected] 216.251.6649 60 Sustainable Design & Environmental Solutions 7E WOULD APPRECIATE AN OPPORTUNITY TO SUBMIT OUR David Larkin 60 Don’t Let Wetlands Dampen Your Development [email protected] 65 Industry Profile: Monica Green, Westlake Reed Leskosky RECOMMENDATIONS AND ESTIMATES FOR YOUR 216.251.6753 70 Sink or Swim: Supreme Court ruling may limit federal wetlands regulation, s .EW 0ARKING ,OT #ONSTRUCTION s 'RADING %XCAVATION SALES CONSULTANT but what will it mean for Ohio developers? James Pelligrino 74 NAIOP Book Addresses Commercial Demand for Green Development s !SPHALT 2ESURFACING s #ATCH "ASINS $RAINTILE MARKETING Assistant 75 Improving Your Bottom Line, One Flush at a Time Lisa Larissey 77 New EPA Final Rule Effects Property Buyers, Sellers s !SPHALT 2EPAIRS s #RACK &ILLING 3EALCOATING CIRCULATION DIRECTOR 80 Dollars and Common Sense: A look at the real cost of a Phase I Debbie Boehm Environmental Site Assessment 86 Industry Profile: Chemtron 3PECIALISTS FROM SITE DEVELOPMENT TO CHUCKHOLE PATCHING Cover photo: Fenn Tower at Cleveland State University, 89 No More Money Down the Drain: Regulatory compliance and the economics by Todd Williams of spill prevention
Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and man- agers, general contractors, home builders, mortgage 7EgRE DOING IT BETTER FOR LESS EVERY DAY bankers, savings and loans, real estate agents, DEPARTMENTS appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 3826 W. 158th St., Cleveland, 13 BOMA Business Ohio 44111. Copyright © 2006 by Properties, #ALL US TODAY AT Inc. All rights reserved. Reproduction or use, 50 BILLBOARD without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage 56 Financial Strategies paid in Cleveland, Ohio and additional offices. Subscription rates: one year $19.95, single copy 58 CABOR CORNER $4.95, back issues $5.50 when available. Postmaster: send change of address notices to Properties, P.O. 90 Construction Progress Report 7OODHILL 2D #LEVELAND /( s &AX Box 112127, Cleveland, Ohio 44111. www.propertiesmag.com while respecting the historical integrity NOTES FROM THE EDITOR of the site. The result is quite beautiful. I am glad that these two colleges con- September 2006 tinue to improve both beautiful campuses and that we can share these stories with you. This month, our special section is focused on Sustainable Design and Environmental Solutions. We are fortu- #ONSTRUCTION -ANAGEMENT s 0ROJECT -ANAGEMENT s $ESIGN "UILD #ONSULTING You Can Never Stop Learning nate to have a variety of features from ometimes, things just come Another project we feature this month top experts in the field. This is one of two s #OMMERCIAL s 2EMODELING s .EW #ONSTRUCTION s "UILDING )NSPECTORS s )NDUSTRIAL s 2ESTORATION s 3PACE 0LANNING s &URNITURE together and are not really planned is CSU’s new recreation center and issues we produce a year on environmen- S and become a theme for an issue. it is also quite beautiful and spacious. tal topics that seems to be growing more (ANNA "UILDING s #LEVELAND /HIO This issue’s main stories center around I remember the original building as and more each year. We trust you will improvements on the campuses of a pair well, which was designed by T.K. Zung find them informative and entertaining. of area colleges – Kent State University Architects in the early ‘70. It was very and Cleveland State University – both unique for its time, or any time really, As we head into fall, I hope you will of which I am very familiar. and held up well for over 30 years. enjoy the change of seasons and appreci- My sister and brother-in-law both The third project for Kent State I also ate the changes in colors in our many graduated from CSU in the late ‘60s so remember very well as I am an alumnus. types of trees and plants. ken Krych I would go there with my father to pick I was there on May 4, 1970 and at the Positively, them up each evening at Fenn Tower. It time of the shootings was playing a Brennanand associates was in a word “grim” even then, so I was grand piano in a nearby church since Heating & Cooling amazed at the renovation of this facility piano composition was my second major (pictured on the cover of this issue) and in addition to my journalism major. Commercial, Industrial & Residential how light and different everything has Stopher and Johnson residence halls sat become. This project was a true accom- next to Taylor Hall where I took a great Kenneth C. Krych plishment in terms of architecture and deal of my journalism classes so I was Owner/Publisher the skill of the craftsmen who gave this always there. The residence halls were Specializing in Computerized building new life. recently demolished and rebuilt anew Preventive Maintenance Letters & Service Contracts !30(!,4 0!6).' I received my July copy of Properties !30(!,4 2%0!)2 before I jumped on my plane to the United Kingdom and I had lots of fun looking through it. I thought I would let you all 3%!,#/!4).' know that the article about Greenbrier Interiors was very professionally written. #2!#+ &),,).' Thank you Ken for your interest in us. Jessica [Nelson] was a delight to work with 0!6).' ).# and Mark [Watt] did a fabulous job with #/-0,%4% 3)4% the design. What a great team of people. #/.3425#4)/. Thank you! s %XCELLENT QUALITY COMPETITIVE PRICING RELIABILITY Carol Satina %8#!6!4)/. 4/ s #UNNINGHAM 0AVING IS A FAMILY OWNED BUSINESS WITH Greenbrier Interiors #/-0,%4)/. OVER YEARS OF EXPERIENCE • s ,ICENSED BONDED INSURED The [Cleveland Play House] feature s /UR MOTTO h+EEPING OUR CUSTOMERS SATISFIED KEEPS [August 2006] turned out great! The THEM COMING BACKv article read nicely and the pull quotes and cutlines were very well done. We really appreciate your care and attention to * iÊӣȰxn£°nÈää detail. Looking forward to more terrific 24 Hour Services Design, Build & Installation work in Northeast Ohio! >ÝÊӣȰxn£°nÈnÎ In Business Over 30 Years Karen Skunta (216) 391-4822 !URORA 2OAD 7ARRENSVILLE (EIGHTS /( Karen Skunta & Company www.brennanhvac.com “Trust Our Professionals”
Properties | September 2006 www.propertiesmag.com fighting themed restaurant, including Signs of Renewal historic photos of West Park. A red, West Park establishments take advantage of Cleveland’s Storefront Renovation Program white and blue projecting sign in the shape of a badge pinpoint the spot for By Cindy Janis | Photos provided by Kamm’s Corners Development Corporation good food and fun. Construction is also underway for a ’ve been coming to this store Tim Barrett, design specialist with new Irish pub and restaurant opening for 50 years, and I have never the city, and Signature Sign Company in the former West End Appliance seen it look so good!” “I haven’t created the eye-catching signage. The location at 17119 Lorain Ave. Owner “I DOUBLE TAKE This building (above left) on the corner of 158th and Lorain in West Park, home been in this store for over 17 years, but projecting signs are in the shape of a Patrick Campbell is also developing now I’m coming back because it looks giant bottle cap labeled with “Charlie’s to Charlie’s Beverage and Mansour’s Tailoring, was recently renovated with the assistance of plans to add an Irish Dance Studio in more inviting.” Whether you are a Beverage” and a piece of cloth mono- the City of Cleveland Storefront Renovation Program. Plans are underway for additional work the building. The SRP will provide throughout the neighborhood, including restaurants and street improvements. long time customer, a new customer grammed with “Mansour’s Tailoring” design assistance and a 40% rebate or just driving down Lorain Avenue, that is draped over open scissors. up to $25,000 for the exterior renova- you can’t miss the major renovation A concrete planter was installed Ohio and Service Cleaners located in ovation and investment in the Kamm’s tion. of the building at the corner of West around the corner parking lot and Cleveland, and Westwood Cleaners in Corners neighborhood. Finally, construction will begin soon 158th and Lorain in West Park. With filled with a row of bushes and pink Lakewood and Fairview Park. Plans are underway for many more at the Far-Mor Café at 15809 Lorain the assistance of the City of Cleveland petunias. Also, hanging flower bas- “Not a day goes by without someone improvement throughout the neighbor- Ave. New owner Joseph Coreno will Storefront Renovation Program (SRP) kets accent the corner column of the coming in the store to shake my hand hood with more restaurants and street use the SRP to restore the transoms and and Councilman Michael Dolan, building. and thank me for making the neighbor- improvements. bulkheads, install simulated second floor owner Charles Eadeh invested $54,000 Charlie’s brother-in-law, Mansour hood look so good,” Eadeh says. “I want Any day now, customers at West Park balconies and add creative new signage in exterior improvements. TOPPING OFF A bottle cap-shaped sign adorns Nasser, owns the other business in the to thank all the neighborhood customers Station (17015 Lorain Ave.) will be able for the business. P The SRP is administered by Kamm’s the newly renovated storefront of Charlie’s building. Mansour relocated his tai- for their support of my business over the to enjoy outdoor dining on the patio. Corners Development Corporation Beverage in West Park. loring business to 15807 Lorain Ave. last 13 years. Without the customer sup- The new restaurant features an Irish, (KCDC) and offers a 40% rebate up three years ago. A tailor for 25 years, port, and the assistance from KCDC and American and Italian menu. Cindy Janis is the manager of commer- to $25,000 for exterior renovations. had been removed years ago. Burgundy Mansour specializes in leather, suede, the city, I would not have been able to Jason Salupo, West Park Station’s cial development for the Kamm’s Corners The project includes new shiny dark canvas awnings were installed over the and fur repairs and alterations, as well renovate my building.” proprietor, used the City of Cleveland Development Corporation. She can be blue tiles applied to the bulkheads, and storefront windows, the balconies and as clothes and uniforms. He also pro- KCDC presented a Community Storefront Renovation Program to reno- reached at 216.252.6559 ext. 12 or by two simulated second-floor balconies the second floor windows along the side vides alteration services for several dry Improvement Award to Charles Eadeh vate the former Hastings Home Health email at [email protected]. to reflect the original balconies that elevation. cleaners in the area, including Northern at its Annual Town Meeting for the ren- Care location into a police and fire-
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Properties | September 2006 www.propertiesmag.com July Construction Slips 3 Percent July Construction Contracts for Cleveland Area McGraw-Hill Construction recently reported on July contracts for future construction in he value of new construction starts retreated 3% in July to a seasonally adjusted annual rate the metropolitan statistical area of Cleveland, consisting of Ashtabula, Cuyahoga, Geauga, 2006 2007 of $626.9 billion, according to McGraw-Hill Construction, a division of The McGraw-Hill Lake, Lorain and Medina counties. An authority on the construction market, the firm pro- Companies. Housing continued the downward trend that took hold in the second quarter, and duces Dodge Reports and Sweets Catalog Files. According to the Dodge Analytics unit of T McGraw-Hill Construction, the latest month's construction activity followed this pattern: nonresidential building also lost momentum. At the same time, nonbuilding construction (public works and electric utilities) rebounded from its June decline. For the first seven months of 2006, 2006 2005 Percent Change Cleveland total construction on an unadjusted basis was reported at $399.4 billion, up 4% compared to the Nonresidential $107,129,000 $371,604,000 -71 same period a year ago. Residential $105,149,000 $156,926,000 -33 Engineering Total Building $212,278,000 $528,530,000 -60
The July statistics lowered the Dodge the pattern for total construction. It’s Society Residential building For the year-to-date on a cumulative basis, the totals are: Index to 133 (2000=100), down from a also worth noting that other parts of Residential building in July dropped revised 137 for June. After peaking at the construction industry continue to 7% to $318.5 billion (annual rate). 2006 2005 Percent Change L e a d e r s h i p 151 in April, the Dodge Index has now see expansion in 2006. Nonresidential Since the start of 2006, residential build- Nonresidential $640,753,000 $728,304,000 -12 Breakfast Series fallen for three straight months. building is showing further gains for ing has fallen 17% in dollar terms, with such major project types as stores and Residential $735,206,000 $862,853,000 -15 “The overall level of construc- much of the decline taking place from A dynamic forum featuring distinguished tion starts is reflecting the slowdown schools, while both hotels and offices are May through July. Single-family housing Total Building $1,375,959,000 $1,591,157,000 -14 speakers from some of Northeast Ohio’s registering healthy percentage growth. by single-family housing,” says Robert in July retreated 6%, which was due to • nonresidential buildings include commercial, manufacturing, educational, religious, administrative, most successful businesses and offering A. Murray, vice president of economic Nonbuilding construction is getting this regional performance – the South timely exposure to strategic business, recreational, hotel, dormitory and other buildings. technological and community issues. affairs for McGraw-Hill Construction. support from highways, water resource Central, down 1%; the Midwest, down • residential buildings include one- and two-family houses and apartments. “During the past two years, single-family projects and electric utilities. In many 4%; the South Atlantic, down 6%; the ways the year 2006 resembles the mid- housing comprised 48% of the dollar Northeast, down 8%; and the West, Northeast and the West have shown dropped 70% from a June that included point of a traditional construction cycle, amount for total construction, compared down 9%. greater vulnerability to affordability con- the start of the massive Encore at Wynn in which slower single-family activity is to a 41% average share over the past “In general, single-family activity straints given their sharp run-up in home project in Las Vegas, Nevada. The first offset by continued growth from other 15 years, so right now a pullback by in the South Central has fared com- prices,” Murray says. seven months of 2006 still showed sectors.” single-family housing will easily shape paratively well during 2006, while the The cost of financing continued hotel construction up a considerable to rise in July, as the 30-year fixed 136% versus the same period a year mortgage rate edged up to 6.8% from ago. Substantial declines in July were June’s 6.7%; this series has since settled also posted by transportation terminals, back in August to 6.5%. Multifamily down 61%; warehouses, down 36%; and housing in July dropped 9%, the third amusement-related projects, down 28%. October 17, 2006 decline in a row after a very strong For transportation terminals, the decline Thomas F. Zenty III April. Even with reduced activity, the was relative to a June that included the President & CEO month of July included construction start of two large airport terminal proj- University Hospitals starts for six projects valued each at $75 ects, and July saw contracting for this Health Systems million or greater. These projects were category return to a more typical pace. 7:30-9:00 a.m. located in Las Vegas, Nevada ($144 mil- On the plus side for nonresidential lion); Honolulu, Hawaii ($115 million); building, July featured a substantial Corporate College East Miami, Florida ($104 million); Kapolei, gain for healthcare facilities, up 59%. 4400 Richmond Road Hawaii ($97 million); Brooklyn, New Healthcare facilities achieved a record Warrensville Heights, OH York ($88 million); and New Rochelle, high in 2005, and this year has seen an New York ($75 million). up-and-down pattern, with July coming “While there are mounting reports in as the second strongest month after Registration: that condominium projects are being May. Large hospital projects reported $30 for CES members deferred or cancelled, there remain as construction starts in July were $35 for nonmembers numerous large projects reaching located in Elgin, Illinois ($280 million); $15 for CES student members groundbreaking at mid-2006, and a more Milwaukee, Wisconsin ($200 million); pronounced slowdown for multifamily Wauwatosa, Wisconsin ($117 million); To register, or for additional info housing appears to be still a quarter or and Camden, New Jersey ($111 mil- on the Cleveland Engineering two away,” Murray says. lion). Store construction also had a Society’s Leadership Breakfast strong July, rebounding 26% after a Series, call 216.361.3100 Nonresidential building sluggish June to a level more consistent or visit www.cesnet.org Nonresidential building, at $184.1 with the activity registered over the
billion (annual rate), slipped 4% in past year. Manufacturing plants in July -!'!:).% ).# July. The largest percentage decline was were up 21%, reflecting a boost from is a proud media sponsor reported for hotel construction, which the start of a $300 million oil refinery of the CES Leadership Breakfast Series
10 Properties | September 2006 www.propertiesmag.com 11 Heating & Air Conditioning | Ventilation Systems | Refrigeration | Control Systems in California and a $95 million ethanol plant in Michigan. School construction, Building Owners the largest nonresidential category by and Managers dollar volume, bounced back 17% in BOMA July as it provided more evidence that Association BUSINESS of Greater Cleveland it remains on an upward track. Office CLEVELAND 440.871.7525 construction in July grew 3%, helped by LORAIN 440.934.4400 groundbreaking for a $215 million proj- Third-party certification processes, such as ect in Chicago, Illinois and a $65 million Selecting a Green Green Seal, verify that products meet spe- 1010 Center Rd., Avon, OH 44011 project in Windsor, Connecticut. cific standards. This validation ensures that [email protected] Maintenance Provider “After its pause last year, office con- the products truly reduce risks to the health www.westlandhvac.com of users and building occupants, decrease struction is once again seeing measured Proud to have worked with Baywest n selecting a green facility mainte- environmental impact and work as well or Construction on the Vedda & Sons project improvement relative to its very weak nance provider, there are a number better than conventional cleaning products. Sales • Service • Installation • Replacement • New Construction • Design/Build • Commercial • Industrial volume back in 2002 and 2003,” Murray of essential actions that can help you says. Imake the right choice. 6. Investigate the provider’s cleaning practices. July gains were also posted by two of How a provider uses its products is just as important as the product itself. Ask questions the smaller institutional categories – 1. Educate yourself, and understand what it means to go green. regarding the janitorial staff’s knowledge of public buildings, up 17%; and churches, Is Your Building Protected? Know that going green is more than just the products and each one’s intended use. up 1%. The 4% gain registered by total switching from traditional cleaning chemi- Does the provider continually educate its construction during the January-July cals to environmentally friendly products. A employees on how to use the products, as period of 2006, compared to 2005, was well-implemented, effective program takes a well as new products and practices in green cleaning? Even with environmentally safe the result of this behavior by sector holistic approach, proactively involving the people who clean, the building occupants cleaning products, it’s important to use them – residential building, down 2%; non- and visitors, and the indoor and outdoor correctly. residential building, up 15%; and environment. nonbuilding construction, up 12%. By 7. Make sure cleaning geography, total construction in the first 2. Determine your reasons “Know that [green products match needs. Does the cleaning com- seven months of 2006 was the follow- for going green. Outline what you hope [maintenance] is more pany train and supervise ing – the South Central, up 10%; the to accomplish, and keep than just switching its janitors to make sure West, up 8%; the Midwest, up 4%; the those goals in mind that they are correctly Looking Northeast, unchanged; and the South throughout your selec- from traditional matching the cleaner to Atlantic, down 1%. P tion process. Are you cleaning chemicals the job? A good facilities looking for safer work- maintenance provider ing conditions, lower to environmentally will efficiently use the cleaning costs, reduced right product, equipment for the insurance rates and friendly products.” and procedure for each claims or increased prop- erty value? Knowing what you want to attain 8. Make sure your maintenance providers are will help to identify the provider that will using the right equipment. best meet your goals. Your janitorial manager should select clean- right ing equipment that is durable, energy efficient 3. Ask for an assessment. and quiet. Energy efficient equipment pro- As part of the proposal process, request an motes conservation, and quiet equipment assessment of your building. This should con- reduces noise pollution, which creates a sist of a complete inventory of the facilities’ healthier environment for the janitorial staff fit? rô #OMMERCIALôô2ESIDENTIALô current cleaning products and equipment. and your tenants. %F;MM The maintenance company should provide $ESIGN"UILDô,ANDSCAPING guidance on which issues to address first BOMA Greater Cleveland is proud to provide and a timeline of when each item will be this space to our Associate Members so they can Call Weston rô )RRIGATIONô3YSTEMSô)NSTALLATIONô approached. inform, educate and share their knowledge with ô$ESIGN property management professionals. This article 4. Evaluate the provider’s janitorial products. was written by Don Monda, sales director for Real Estate rô 3TONEô0ATIOSôô2ETAININGô Cleanliness is usually judged by outward OneSource. Don has more than 40 years of (440) 349-9000 Providing security, sun control & decorative glass coating solutions experience in sales and management. He has in the commercial & residential marketplace for over 19 years. 7ALLS appearances – what an area looks like after it has been cleaned. The products and processes been a BOMA Greater Cleveland member for www.teamweston.com For a free estimate, call 216.738.7070 or toll free 800.295.TINT your provider uses should make your building 18 years and was selected as Associate Member rô ,OWô6OLTAGEô,ANDSCAPEô of the year in 1997.
look clean, of course, but they should also YourSee Vision To We ,IGHTING address unseen issues including the preven- tion of indoor air pollution and reduction of rô 0ONDS ô7ATERFALLSôô&OUNTAINS toxicity and waste.
rô #OMMERCIALô3NOWô2EMOVAL 5. Request proof that the provider uses third- party certified environmentally safe cleaning Janice L. Parham products. Executive Vice President {{ä{ÓnännÊUÊ>Ý\Ê{{ä{Ónääx
For more info on this article or BOMA Greater Cleveland, contact Janice Parham Real EstateCommercial 5005 Rockside Road, Suite 600 • Cleveland, Ohio 44131 • www.sunrayfilms.com *°"°Ê ÝÊÇ]Ê >`Ã]Ê" Ê{{äxÇ at 216.575.0305 or [email protected] 12 Properties | September 2006 www.propertiesmag.com 13 Charming Renovation The Shamrock Companies expands, updates Westlake headquarters
By Nancy Loyan Shuemann | Photos by Ken Krych
s a child I can remember shamrocks displayed in the home of my paternal grandmother who “Awas proud of her Irish heritage,” says Neil Bennett, founder of The Shamrock Companies. “When seeking a name for my newly formed company, I thought why not Shamrock, the legendary good luck symbol of the Irish?” More than luck has catapulted services, data services, broadcast produc- consolidated all functions under one Shamrock from a specialty business tion services (multimedia, video and roof and enhanced the firm’s teamwork forms firm, founded in 1978, into a radio commercial production talents and approach and created a new infrastruc- multinational, diversified leader in the capabilities), and information technol- ture, geared toward the new millennium. creative communications and manage- ogy services. The $70 million firm also has offices in ment field. In addition to designing, To meet the challenge of an expand- Columbus, Dayton, Chicago, Memphis, printing and distributing business forms ing client base and to prepare for Dallas, Baltimore, St. Louis, and in and labels, Shamrock has a graphics future growth, in 1998 The Shamrock Indiana, Massachusetts, New Hampshire and creative services division (in-house Companies moved its headquarters and California. studio, commercial printing, color imag- to 24090 Detroit Ave. in Westlake. In July of 2005, Shamrock began a ing, point-of-purchase displays, awards It purchased the facility (formerly the 32,000-square-foot remodeling of its programs for sales achievement, cus- vacant Motorola office/warehouse build- existing building. tomer recognition gifts), a benefits ing), located just up the street from “This included new exterior walls, enrollment services division, a medical its previous offices, and designed and complete new roofing, new electrical solutions group, a promotional services constructed a 10,000-square-foot addi- and mechanical, new walls, ceiling and division (awards, incentives, ad special- tion for a total of 42,000 square-feet flooring and extensive millwork, includ- ties, promotional products), fulfillment of office and warehouse space. This ing cabinet tops, chair rails, crown mold,
www.propertiesmag.com 15 wood bases, doors, frames Every room in the build- and window trim, all out ing is wired for technology of premium grade red oak,” and all rooms are equipped Summit Interior Construction, Inc says Thomas E. Resar, for teleconferencing. executive vice president of A creative marketing 35 Church Street, Hudson, OH 44236 • 330.653.3050 Gene Resar, Inc., explains. area for brainstorming has “Millwork matches existing a living-dining room set- millwork. The materials we ting with its own kitchen. used were very unique and A café has been created, a lot of specialties used. complete with curved The firm went top-notch Corian-topped bar, for on everything. We had business and social func- Specializing in never installed such high- tions. Built-in turquoise tech video and telephone and black booths feature • metal framing systems before.” glass tile on the walls, The major remodeling have pendulum lights and occurred in what was plain INSIDE OUT In 2005, Shamrock began a 32,000-square-foot remodeling are wired for technology. • drywall of its existing building that was completed this summer. Today, the facility warehouse space. Like art- Embedded in the floors includes new offices, a new training room, a new conference room and a ists working on a blank full-service kitchen. are decorative stainless • acoustical ceilings canvas, architects from steel inserts. Track lights Clark & Post Architects, usable, contemporary office space. The illuminate hallways and Inc. converted the open space into spe- site created problems also, due to the glass display cases highlight the firm’s cialized offices and communal areas, lack of usable area. As a result, all storm product mix. blending the space seamlessly into that retention needed to meet local storm “The Shamrock Companies, as an of the existing building. Only a small water management requirements was image conscience company, knew Proud to be part warehouse area remains, a vestige of the placed below grade in a tubular storage that the interior and exterior design of the Gene Resar past. system.” of this facility needed to clearly make Dan Jaffray “The structure is unique in that it New offices were created, walls a statement about the quality of the team at Shamrock has a three-foot floor elevation change faux-finished, floors re-carpeted and organization, its belief in its mission President from the front office area to the former several skylights installed. Sections of statement and its vision for the future,” warehouse space, which necessitated the space are now devoted to company Cocco says. “The design is intended integrating a ramp element in the space functions such as creative packaging, to mirror the attributes that one can plan,” says Ron Cocco, president of specialties, accounting, IT and HIPAA find in the Shamrock business model Pillars of Success Clark and Post Architects, Inc. compliant data services with its own and the employees who are charged Clark and Post was referred to Bob secure entrance. A training room for to execute that plan. The plan is lay- Education Relationships Leadership Troop, president of The Shamrock up to 50 clients and employee training ered in the manner that facilitates the Companies, when the building was first features a podium system with two, nine- flow of creative ideas, from inception to acquired. foot screens and viewers at each seat. implementation. The interplay of spaces, The Society for Marketing Professional Services “It originally was a rather bland, non- Nearby is a full-service kitchen. accented by the injection of natural light (SMPS) offers A/E/C marketers opportunities to descript and dated early 1970s structure An open, social area with plush sofas in common areas, is meant to integrate take their careers to a new level. Member benefits with little redeeming architectural char- offers space for company and cultural the whole organization into a unified acter,” Cocco says. “Mechanical and functions. A conference room, enclosed effort for the delivery of services to its include: electrical systems were modest and in opaque glass, offers flexible seat- clients.” needed significant upgrading to convert ing with a 60-inch plasma screen that The project was completed in May. · Marketing/business development educational seminars. and adapt the existing structure into becomes a white board for presentations. “Since 1998 and its move to this · Monthly programs focused on A/E/C industry trends. facility, Shamrock has had significant · Certification program. business growth,” Cocco says. “Clark & Post Architects, Inc. has been fortunate · Access to national online job bank. PETROW MILLWORK to be a part in the facility planning for · National marketing conference. that growth and the context in which · Networking. Networking. Networking. it was to be represented. In addition, we Pleased to provide the cabinetry, have had the pleasure to witness one of · Free Subscription to Properties Magazine. millwork and running trim for the the business gems in our region flour- Shamrock Corporate ish as a leader in its industry, but more Get involved. Join today. importantly, a company who serves its Contact Jennifer Wahl, Membership Chair Headquarters community in untold ways. If there is (216) 621-4610 one thing we are most proud of about SMPS [email protected] Phone (440) 237-1924 • Fax (440) 237-1932 this project, it is the fact it successfully embodies the business spirit of this orga- NORTHEAST 9830 York Theta Drive, Suite 1, North Royalton, Ohio 44133 nization.” P www.smpsneo.org OHIO
16 Properties | September 2006 www.propertiesmag.com 17 Industry Profile: Crystal Illusions Let Us Take Care of Your Landscaping a n d Cleveland studio provides versatile architectural art glass solutions Grounds Maintenance COMMERCIAL By Dave Larkin & Andrea Keener | Photos courtesy Crystal Illusions LANDSCAPE ARCHITECTS rystal Illusions, one of Cleveland’s istics, as compared with sand blasting — SINCE 1948 — industry leaders in innovative glass, which starts with a flat piece of glass. has been providing elegant and The glass is heated in a kiln to the soft- C GLASS WORKS Examples of the company’s INC. decorative glasswork for 25 years. Interior ening point without melting the glass. designs include (opposite) a carved and R.B.STOUT designers, builders and homeowners Upon casting, the glass can then be color-coated art glass top and vessel, and LANDSCAPE CONTRACTORS throughout Northeastern Ohio have tempered and surface polished. (above) a leaded glass transom. Bath, Ohio relied upon the company’s sophisticated Color-coated glass or back-painted (330) 666-8811 1-800-896-8811 design and innovative craftsmanship glass brings a feeling of spaciousness to • leaded, cast & etched glass that far exceeds clients’ expectations. kitchens, baths and mirrors. The color • functional rails & balconies Art glass brings distinctive character of the glass is determined by the paint • glass tabletops & furnishings 4HE PROFESSIONAL SOLUTION TO FIGHTING POOR INDOOR AIR QUALITY to any interior or exterior design in an on the back of the glass, which means • contemporary sculptures office or home whether stained, etched Sand carving is gradually supplanting that the client can choose any color to • art glass back splashes or cast. Applications range from simple the original acid-etching process that suit the interior décor. Even a sparkling • artistic glass sinks & vessels to ornate, depending on the piece’s uses hydrofluoric acid to dissolve glass metallic and pearlescent can be added. • state-of-the art glass stairs & flooring application and the customer’s style. into a pattern. Sand carving involves Crystal Illusions can design and • corporate identification “Glass is very popular today in all altering the surface of glass with a gun- fabricate a wide range of custom and its various types,” says President Bill like blaster that sprays sand at a high functional glass products. The following The company’s staff of 21 includes Klauser. “When you want to stylize glass, velocity. Blasting allows the artist to list suggests just a few of its many prod- designers, artisans and technologists well there are different methods for doing carve more detail into the glass, thereby ucts that can add aesthetic appeal to any versed in the art of producing custom, this. For example, etched glass is some- giving the images greater depth. medium: made-to-order glass designs. thing many people are familiar with, and Cast glass is another option that is • custom designed mirrors To view additional samples of the is one of the many processes we use for rapidly emerging in popularity. Cast glass • frameless glass shower enclosures company’s broad-ranging capabilities, decorating our glass.” will show more ripples and character- visit crystalillusions.info. P
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18 Properties | September 2006 www.propertiesmag.com 19 1005CrystalIllusions.indd 1 9/8/05 3:47:42 PM Kent State University Scott Pease Photography
Kent State University Scott Pease Photography Live + Learn Kent State razes, rebuilds historic residence halls
By Mark Watt | Photos by Scott Pease
Cleveland State University Cleveland State University Mort Tucker Photography Mort Tucker n some of the old black and white photographs, the buildings can For additional information contact: For more than 130 years, Gilbane has been recognized as a leader in higher be seen beyond the throngs of students, members of the Ohio National Guard and arcing white trails of tear gas. Like a number of Gilbane Building Company education construction and has served the country’s most prestigious colleges I other architectural structures on Kent State University’s main campus, The B.F. Keith Building Stopher and Johnson residence halls served as visual backdrops in 1621 Euclid Avenue, Suite 1830 and universities. From planning through occupancy, Gilbane works with Cleveland, OH 44115 photos capturing the infamous events of May 4, 1970 when four stu- clients every step of the way to address critical issues such as scheduling and dents were shot dead during the height of the war in Vietnam. This www.gilbaneco.com minimizing disruption to the campus environment. historical significance presented a key challenge when Kent State’s Architects Office determined in 2002 that the two residence halls would need to be replaced. tures “On this part of campus, any archi- more expensive than razing the struc- Building tectural project needs to be sensitive to tures and building anew. But could newly the history of the May 4 site,” says Tom constructed buildings not just meet the More Than Euclide, director of architecture and needs of today’s students, but also respect
® engineering for Kent State’s Architects the history attached to the original struc- Buildings Office. tures? That was the challenge. Originally constructed in 1949 and Today, glancing south from the May 1956 respectively, Stopher and Johnson 4 memorial plaza, the newly rebuilt $34 were significantly outdated when the million Stopher and Johnson residence Construction Management university began focusing on updates of halls do look quite similar to the two its residential offerings in 2000. After buildings they replace. The elevations initially considering a renovation of the are nearly the same, as are the colors building tomorrow’s leaders existing buildings, the university’s archi- of brick used and the sizing and place- tects realized that such work would be ment of windows. But a closer look www.propertiesmag.com 21 reveals something dif- DOUBLE DORMS The ferent: two brand new, new Stopher (left) and #5) WILL CHANGE YOUR MIND ABOUT HOW SERVICE l RMS state-of-the-art resi- Johnson residence halls, OPERATE 7E SERVE AS A CONSISTENT RELIABLE PARTNER TO which provide housing for dence facilities that, #5) OUR CLIENTS HOURS DAYS A YEAR according to Kent 400 students, are joined together by a second- State’s Director of floor bridge as well as 9OUR ONE SOURCE FOR Housing Betsy Joseph, a lower-level connector are arguably the best underground. s #OMPLETE *ANITORIAL 3ERVICES the university has to s ,ANDSCAPING offer with wireless mately $400 million. Internet connectiv- The first phase of that "Tops in Building ity, air conditioning, plan included construct- Services Since \ &AX \ WWW#5)SERVICESCOM sizeable living spaces, ing Centennial Court, a 1984" "ROADWAY 2OAD "LDG " /AKWOOD 6ILLAGE /( numerous study/social six-building residential lounges, fireplaces and development that opened access to laundry and in 2002. It also included kitchen facilities for residence services master plan in 2000, refreshing a number of 400 student residents. in which all the university’s residential existing residence halls, from mechani- spaces were reassessed. cal and electrical updates to transforming Project history 101 “We looked at how well our exist- large, shared “gang” bathrooms into “Universities are in a very competi- ing facilities were meeting the needs smaller, private lavatories and shower SUPPORTING HISTORY Concrete columns tive environment amongst themselves of the students and how they could rooms where possible. allude to the classical architecture of some to attract students,” says Tom Laird, be improved,” Euclide says. “The vast The final project of the first phase was buildings on the university’s front campus. WWWWOODHILLSUPPLYCOM vice president at the Cleveland office majority of residence halls were built in focused on Stopher and Johnson. of Gilbane Building Company. “From the 1960s or earlier, and because of their “In looking at Stopher and Johnson, hallways were narrow and the floor-to- a residential standpoint, students are age it was clear that significant work we initially considered a renovation and floor heights would have made adding just looking for more today: more room, would be required.” began moving in that direction,” Euclide air conditioning close to impossible. more technology and more privacy.” The result of this effort was a 15- to says. “But as we evaluated the two build- The column spacing would have made Understanding this need to compete, 20-year plan to overhaul the residence ings and the work it would take to bring enlarging rooms particularly difficult as 7E #USTOM Kent State initiated and completed a hall system at a price tag of approxi- them up to date, we reconsidered. The well. It was going to cost more to reno- vate them than to tear them down and Painting rebuild new structures in their place. &ABRICATE Managed Properties Rebuilding was going to be the more with economical solution.” With a decision made, the project #AST )RON began moving forward in 2002. The team would include Gilbane Building Company as construction manager, with 2ADIATORS Proud of our role as architect Laird acting as project executive for for KSU’s NEW Stopher-Johnson the firm, and Toledo-based architectural Residence Hall. firm The Collaborative handling design. Kent State’s Architects Office (which 7OODHILL 3UPPLY IS YOUR /NE 3TOP SOURCE FOR oversees smaller architectural work on campus but brings in outside help for s 0IPES 6ALVES &ITTINGS s 7ATER (EATERS larger projects) acted as the owner’s rep- KSU resentative for the project. Designs for two brand new build- s #OMPLETE ,INE OF s 4OOLS n 2IDGID ings commenced under the direction (6!# %QUIPMENT -ILWAUKEE AND -ORE of Partner-In-Charge Frank Beans and Project Manager Michael Muse, both 0ARTS with The Collaborative. s +ITCHEN #ABINETS “Ultimately, what we were trying to s &ULL 2ANGE OF 0LUMBING do was present a design that honored the &IXTURES 0ARTS s #OUNTERTOPS history of the May 4 site while simulta- neously creating a modern, residential environment for the students,” Muse Call today for a free estimate says. “That was certainly the primary challenge and the solution involved 216.823.0064 or 800.GoCerta "EIDLER 2D 7ILLOUGHBY % RD 3T #LEVELAND (419) 242-7405 • www.thecollaborativeinc.com www.certapro.com working closely with Kent State and
22 Properties | September 2006 www.propertiesmag.com 23 specifically the university’s May 4 com- Specializing in commercial carpets and all soft furnishings mittee, identifying the negotiables and non-negotiables relative to the site and then developing a design that would serve the university’s needs.” Stopher would be geared towards first- year students and would include a pair of classrooms for orientation and English classes. Johnson would become the new home for the university’s Honors College, previously located in Van Campen Hall “Ultimately, what we were trying
We use a patented dry foam extraction system to safely and thoroughly clean to do was present a design that and Archives – Special Collections University Libraries State courtesy Photo Kent Watt Mark by Photo RESPECTING THE PAST While the new buildings feature a contemporary architectural sensibility, they maintain features of the original carpet. Approved by all major carpet manufacturers, it makes your carpet honored the history of the May 4 structures to respect the site of the shootings. For example, the scale, shape and window spacing of the new Johnson hall’s southern face brighter, cleaner and drier right after cleaning... and it stays that way longer! site while simultaneously creating a (right) closely recall those of the original building, seen here (left) beyond a line of National Guardsmen on May 4, 1970. modern, residential environment for of some buildings on the university’s tional look as the original structures,” transforming the design as it works Free Maintenance Program the students.” front campus. And while the original Euclide says. from the northern sides of the building If your carpet gets a spill or buildings, configured in an L-shape, were One particular element that contrib- around to the front, where using smaller, spot on it, we’ll remove it at Michael Muse joined together by a connecting base- utes to this institutional look to the discrete elements such as gabled roofing no additional charge. Offer The Collaborative ment level, the new structures are also north is the usage of flat roofs, which over lounge spaces helped to accomplish good for two months after connected via a second-floor bridge. was a stipulation in the design of the our goals.” cleaning or throughout the on the west end of campus. This would “Because one key design requirement new structures. Although a variety of entry points length of your contract. bring the Honors students to the center was that the north faces, especially of “While they were needed here to are located around the perimeter of the of campus and allow for new classrooms, Johnson hall, would be similar to when honor the history of the site, flat roofs buildings, main entrances are accessed a library and staff offices to be situated the shootings took place in 1970 out of are just not a very residential type of from a pedestrian plaza that opens 216-939-8741 | www.deltacarpetclean.com in a space connecting the two new respect for the May 4 site, those sides roofing and that presented a challenge,” between the two residence halls. The buildings. of the buildings have the same institu- Muse says. “We dealt with this by subtly connecting bridge above the plaza pro- The existing buildings were demol- ished during the summer of 2004, What does HAZARDOUS WINTER WEATHER Euclide says. Construction of the new structures, lasting about 18 months, took Plans for your project follow a process, or cycle: from design, to bid, to build phase. SE Blueprint’s Plancycle.com is a secure online docu- Cost Your Business? place through 2005 and finished by early ment management system to help you manage this process using your April 2006, followed by landscaping web browser as the only interface. Plancycle.com offers a dedicated work completed this summer. environment and specific tools for each phase of your project. Throughout the month of August, stu- • Secure, Easy Access, On-Line Document Management Through Plancycle dents moved into the new Stopher and • High Resolution Document Scanning with the Latest KIP Scanning Technology • Document Finishing Services Including Dry Mounting, Laminating, & Binding Johnson residence halls – which total • Blueprint Vectorization to CAD Format 140,000 square feet – just in time for the • CD Creation, Duplication and Digital Data Storage fall semester to begin. A closer look Although the northern facings of the three-story buildings display a design reminiscent of the original structures, Can you measure your losses? the view from the south is quite differ- ent. As students approach the residence Winter storms often appear with little or no warning, causing costly interruptions halls from the south, they are greeted to your business. 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24 Properties | September 2006 www.propertiesmag.com 25 ers, scanners and so on,” Euclide From beds to windows, says. “Each room is wired heavily we can help you keep for power, including as many as 20 or 25 outlets to minimize the them covered. need for power strips. There are also telephone and cable jacks and Ethernet jacks as well, although wireless Internet connectivity is available from anywhere in the buildings.” Additionally, each room has its own heating and cooling controls, and windows are operable to allow fresh air inside. Ceiling heights in the rooms vary by floor. Ceilings are at 11 feet on first floors, nine feet on second floors and nine-and-a-half feet on third floors. CENTRAL THEME A mailroom and a series of administrative offices are located on the first All residential areas are secured floor of Stopher and service residents of both buildings. The design of these areas, like all COMFORT ON CAMPUS Lounges and study rooms are located throughout the facilities. Varying and require key cards for entry. common areas throughout the buildings, incorporates muted earthy color tones. in size and accommodations, these spaces are soundproofed and generally outfitted with plush A mailroom and a series of furniture, worktables and expansive windows looking out across the campus. administrative offices are located vides ample shade for students who A total of 200 dual-occupancy suites on the first floor of Stopher and campus. Although most of the rooms are a program offered to freshmen at Kent may gather at the spot and can enjoy are located throughout the two build- service residents of both buildings. The quite transparent with interior windows State on a first-come, first-serve basis. views toward Taylor Hall and the May ings. Each suite includes its own private design of these areas, like all common opening to hallways, a few are private (Termed a “living learning community,” 4 memorial to the north. Pavers at the bathroom with a toilet and shower areas throughout the buildings, incor- with interior windows limited to reveals. the Quest program was designed to students’ feet are suspended on pedestals – quite a difference from the “gang” porate muted earthy tones of maroon, Larger lounges feature gas fireplaces, accommodate first-year students with as part of a raised tile system attached to bathroom style of yesteryear when one olive, dark blue, grey and tan. included primarily for aesthetics. academic and residential spaces situ- the roof of the Honors College, which large bathroom was shared between all On the second floor of Stopher is One particularly notable lounge is ated in the same building.) Each of the is located partially underground because occupants of a particular floor. (Some a laundry room for residents as well located in the middle of the bridge classrooms seats 24 students and features of the slope of the site. The Honors suites offer handicap accessibility.) In as a kitchen featuring a range with connecting the second floors of the A/V capabilities with a ceiling-mounted College can be accessed externally by the main space of each suite is a separate an exhaust hood, stainless sinks and a two residence halls. In this space, the projector and a drop-down screen. a separate entrance at the bottom of a sink, allowing one student to brush her refrigerator. hallway opens up to a sizeable space fur- In the lower level of Johnson are more staircase curling down from the north- teeth, for instance, while her roommate Lounges and study rooms are located nished with window seating, a fireplace classrooms, including a room that can ern edge of the plaza. showers. throughout the facilities. Varying in size and a large-screen television. be subdivided into three smaller spaces “The stairs and plaza were worked A MicroFridge – a three-in-one and accommodations, these spaces are Six classrooms are located throughout using slide-out screens. into the original footprint but in a microwave, refrigerator and freezer soundproofed and generally outfitted the two facilities. Two of these spaces are From this lower level is a sloping cor- way that is not too – is included as are with plush furniture, worktables and located on the first floor of Stopher and ridor leading into the Honors College obvious,” Muse says. “Because one key design wardrobes for each expansive windows looking out across were primarily designed for use by Quest, situated beneath the pedestrian plaza “The idea was to requirement was that the north student. Stock in create a pedestrian- each room is flex- friendly path from faces would be similar to when ible Brill furniture, The Commons (the the shootings took place in 1970, which is comprised open grassy area to those sides of the buildings have of a double bed, a the building’s north desk and a dresser #LEVELANDS 2EAL %STATE 2ADIO where some of the the same institutional look as which can be stacked May 4 events took the original structures.” and organized in a place) and between number of different 4(% 34!2+ '2/50 ,)6% the two buildings Tom Euclide configurations. For toward the southern Kent State University example, a bed can 4ALKING 2EAL %STATE end of campus.” be placed bunk-style From the plaza, students can enter atop both the dresser and desk, which is each of the two residence halls. Both a default configuration that allows stu- ,)34%. s #!,, ). s 7). 02):%3 facilities include an entry lounge with dents the most free floor space, Joseph %8#%,,%.4 '5%343 a gas fireplace. Large cornerstones says. removed from the original Stopher and “We’ve compensated for the fact that 3PONSORSHIP /PPORTUNITIES !VAILABLE Johnson halls serve as design elements many students come to school these days 4UNE IN EVERY 4HURSDAY s PM s AMn7%2% in these spaces, stacked on top of each with a TV, VCR, DVD player, alarm other and recessed into the walls. clock, hairdryer, two or three comput-
26 Properties | September 2006 www.propertiesmag.com 27 LEARning sPACES Upon entering FUME-FREE REMOVAL & EXCAVATION THROUGHOUT OHIO & MICHIGAN the Honors College from Stopher Hall, students are met with a spacious ""Ê reception lobby that includes a front desk and an informal study area. Nearby " , / Ê-7 Ê are administrative offices, a library and Ê , ]Ê ° a corridor leading to Johnson Hall. is enjoying the completion of a suc- ÎÎäÎÎ{Îx££ cessful project. 6 ÊUÊ ," “Gilbane is very proud of the ÜÜÜ° VVÀiÌi°V finished product.” Laird says. “What made the project succeed from our vantage point was the great work- CORE DRILLING • ASPHALT SAWING • SLAB SAWING • WALL SAWING ing relationship between [Gilbane Building Company], Kent State and The Collaborative. And I like to think that the process was enjoy- able for Kent State, as it was the university’s first experience with “I think the residence halls turned out ings are going to be used,” Joseph says. [the] construction management [deliv- perfectly,” Euclide says. “The students “What’s nice is that we can be very flex- BUILT BELOW The Honors College is located ery method]. Because we worked to seem to love the location and the look so ible in how we do things around here. within an underground connector between represent Kent State in contracting out far, as well as how each of the bedrooms “All in all, the fact that the students the residence halls. trade packages and then managing those have turned out.” can live and learn in the same buildings contractors, we were able to take some of Joseph says that early response has like this really should create the kind of above. Located here is a library with the burden off of the college’s in-house been great but that the real test will be environment where they can succeed. computer kiosks, a large reception lobby staff.” after a few weeks, once the students have Helping the students is our mission, with a front desk and a study area, a Euclide concurs and notes he feels the acclimated to the environment. after all.” P workroom and a number of offices for residence halls will quickly become the “We’re excited because the students the Honors College administrative staff. choice on-campus living spaces. are going to let us know how these build- Behind the scenes, the maintenance staff utilizes break rooms, service rooms and trash rooms located on the ground floors of the buildings and a mechani- Next to your windows, we’re the very best. cal room is situated in the basement of Johnson. Both residence halls include bike stor- If you want the very best in design & quality for your age rooms with rack systems attached to building and construction needs, come to us for personal the walls. service. We welcome you to visit our showroom, which Parking for the two facilities is limited is equipped with the latest in motorized shades. Open to a small turnaround and drop-off point Monday- Friday, 9 am to 5 pm. to the southeast of the buildings. While there was originally an L-shaped park- • Residential ing lot to the southwest of the buildings that matched the shape of the two resi- • Commercial dence halls, it was removed to provide a • Institutional more pedestrian friendly space between Stopher and Johnson and two adjacent Design, installation, cleaning & repair experts residence halls, Lake and Olson, which together form a square configuration of operating with pride since 1922 buildings known as The Quad. “The hope is that by getting vehicles out of the core, it creates a safer environ- ment that will also become much more Art Window Shade alive with students,” Muse says. & Drapery Company Passing the test Now that the fall semester has begun 3314 Prospect Avenue, Cleveland, OH 44115 at Kent State and students have settled Phone 216.361.2330 • Fax 216.361.1080 into their new homes, the project team www.artwindowshade.com
28 Properties | September 2006 www.propertiesmag.com 29 Is a cheap price the only thing you get from your sweeping contractor? If so, maybe it's time we talked.
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hen students arrived at thanks to massive curtainwall windows natural daylight, along with sun shields u General Contracting Cleveland State University this and an atrium. Recreation center users to protect certain areas from overheat- W fall, they found a comfortable will also have direct access to two pools ing. u Construction Management and engaging university environment, in the university’s natatorium. thanks in large measure to a new rec- The major circulation through the The first recreation center u Design/Build reation center at East 24th Street and building is a three-story corridor atrium The center marks the university’s first Chester Avenue. The university’s first space laced by bridges that connect this official recreation department. The pre- u Construction Consulting dedicated recreation center is sure to new facility to the rest of the campus via vious facilities housed in the landmark enhance CSU’s reputation as an urban the existing skywalk system. geodesic dome included locker rooms, campus that can offer students as many if Anyone who needs to go anywhere offices, weight and fitness training rooms not more amenities as a private school. on campus will have an easy time once and a basketball court. However, the rec- The new 135,000-square-foot building they enter the new building from the reation department was only a division replaces the geodesic intramural sports main entrance on East 24th Street or of student athletics instead of having its dome, a longtime landmark at East 24th any of the other two entrances. All own independent status. Street and Chester Avenue. It includes entrances to the rec center are close “We’ve never ever had anything basketball courts, racquetball and squash to the “Inner Link,” also known as remotely like this before,” says Jack courts, weight training and fitness areas, the Interior Connector, which connects Boyle, CSU’s vice president of business an indoor track, locker rooms, multi- many buildings on campus by a second affairs and finance. “It’s a spectacular purpose rooms, a 50-space underground floor corridor, making travel during the facility.” parking garage and an adjacent 400-car winter and inclement weather easier for Boyle says that the rec center and the parking garage. all. The linking corridors are marked new Fenn Tower dormitory are both Dunlop & Johnston, Inc. Students will be able to access any of with yellow dots along the baseboard. part of the first phase of a master plan 5498 Innovation Drive, Valley City, OH 44280 | www.dunlopandjohnston.com the many recreation facilities by follow- The new center is part of a campus that includes several new buildings, all ing the signs that are placed throughout master plan to conserve materials and of which will make CSU more competi- 330.220.2700 • 330.220.2771 fax the massive space, which is amply lit energy. The building makes ample use of tive.
30 Properties | September 2006 www.propertiesmag.com 31 “We’re striving to become more of you’re going to know you’re in an CLEAR USAGE One goal of the a regional university,” he says. “The active space.” design was transparency, such THORSON BAKER & Associates, Inc. facilities we provide are very important Weber Murphy Fox of as the use of glass windows Consulting Engineers to [students] in making their decisions, Cleveland, the lead architect on that allow passersby to see people exercising. Structural • Mechanical • Electrical • Civil • Landscape Architecture besides the academic program.” the project, decided early on to In 2003, CSU selected Kent State tap the services of an academic University’s Urban Design Center to design specialist: Watertown, Hoffman says. They for- 3030 West Streetsboro Road Congratulations develop a master plan for the university. Massachusetts-based Sasaki mally recognized these as Richfield, Ohio 44286 That same year, Boyle said Brailsford Associates. Douglas Hoffman, a separate activities. (330) 659-6688 phone CSU Recreation Center & Dunlavey, a Washington, D.C.-based principal at Weber Murphy Fox, (330) 659-6675 fax Design & Construction Teams planning and program management con- says Sasaki has done more than Street-level entrances www.thorsonbaker.com from your civil engineering partner sultant serving educational institutions, 130 recreation centers. The design team also public agencies and non-profit clients, “We felt it was important to wanted the new center to was selected to provide a detailed market team with a nationally recognized be easy for students to find analysis, financial analysis and program firm,” Hoffman says. their way around in. One concept development to a proposed stu- The two architectural firms way to do this was to make dent fee referendum. recommended that a recreation sure the entrance was at The university wanted to increase center be built north of the physi- Separating the recreation center from street level. It was decided opportunities for student involvement cal education building but separate from the student center was another goal. that the main entrance would be at East on campus and to add a significant the existing student center. Hoffman Hoffman describes the student center as 24th Street and Chester Avenue. .'"*. -?< ,BPJ recreation component to the physical says the physical education department a campus living room. The courtyard outside the main education and athletics programs. had good intramural facilities, such as a Still another goal was to allow for new entrance on Chester Avenue features a R. Douglas Myers, staff architect pool, a gym and lockers, so it made sense functions as they come online in the grove of birch trees with various peren- + *. ,- -?< %@D@K for the university who served as the to allow students to utilize them through future. Hoffman says the university has nials, ground cover and lawn. owner’s rep on the project, says the the recreation center. plans to add more amenities, but it wants The design team realized that many university eventually formed a group The phys ed center, however, is only to have its student center, rec center and people would be accessing the entrance / iÊiÃÌÊ «>ÞÊëiV>âiÃÊ consisting of student services, athletics, available to students involved in certain phys ed function all centrally located. for other reasons, such as going to the business affairs in addition to the archi- activities at certain times. One goal was “They needed to improve their student student center or one of the parking Ê>ÀV ÌiVÌÕÀ>ÞÊ`ÃÌVÌÛiÊà iiÌÊ tect division to study other schools’ rec to seamlessly merge the two functions. center and they needed a rec center,” areas. iÌ>ÊÀvÃ]ÊÃ`}]Êv>ÃV>Ã]Ê>`Ê departments. Myers attended functions VÀViðÊ9iÃ]ÊÜi½ÀiÊ}Ài>ÌÊvÀÊÌ iÊ of a group called the National Intramural L>ÃVÃ]ÊLÕÌÊÞÕ½ÊLiÊ«ÀiÃÃi`Ê Recreational Sports Association and met LÞÊÜ >ÌÊÜiÊV>Ê`ÊÜÌ ÊÞÕÀÊ with recreation officials from different schools. VÕÃÌÊ«ÀiVÌÃ°Ê “We really wanted to design a build- Put allergy relief ing that would be adapted to different Put allergy relief >ÛiÊ>ÊV >i}iÊvÀÊÕÃÊÊV««iÀ]Ê management styles,” Myers says. At the }>Û>âi`ÊÃÌii]Ê>ÕÕ]ÊÃÌ> outset, the school did not know who in your blueprints. iÃÃÊÃÌii]ÊÀÊV«ÃÌiöÊÛiÊÕÃÊ would be managing the center, or how >ÊV>Ê>ÌÊӣȰÇÇ£°ÓÓääÊ>`ÊiÌÊÕÃÊ they would manage it. “We didn’t have Include a Beam® Central Vacuum System in your new home. à ÜÊÞÕÊ ÜÊÜiÊV>ÊÌ>iÊÞÕÀÊ a true user,” he says. A Beam system removes dust and allergens to provide a The school eventually decided to hire «ÀiVÌÊÌÊiÜÊ i} ÌÃÊÜ iÊ cleaner, healthier environment and clinically proven allergy a professional management company, ii«}ÊÞÕÀÊLÌÌÊiÊ Washington, D.C.-based Centers LLC. relief. As low as $1,000 installed. «>Ìi`ÊÊÌ iÊ}ÀÕ`° “We wanted to provide a whole new recreation center that hasn’t been pro- vided,” Myers says. They also wanted the center to be accessible via the Inner Link, and be LEED (Leadership in Energy and Environmental Design) certified. LEED is a green building rating system, a volun- tary, consensus-based national standard for developing high-performance, sus- Dealer £È£xÊ iÀÜÊÛi°ÊUÊ iÛi>`]Ê" Ê{{££Î tainable buildings. Imprint ACTION VACUUM =8O A new campus hub ÜÜÜ°}iÃÌV°V 26807 Detroit Rd. • Westlake, OH 44145 vJ}iÃÌV°V “This is going to be a real hub as you circulate through the campus,” Myers 440-871-5552 • actionvacuum.com says. “When you’re moving in the space, 2004-042
32 Properties | September 2006 www.propertiesmag.com 33 “We wanted to refocus 24th Street level yet at the same time be sepa- Proud to provide Tac-Wall cork and Walltalkers as a north-south axis,” he says. rated by an intervening walkway. #1 IN SERVICE One way to make it easy for stu- The main entrance on the ground dry erase wallcoverings at CSU’s new Rec Center dents to find the center was to make floor greets visitors with an earth the rooms as transparent as possible, tone, porcelain tile floor. Visitors Hoffman says. The glass windows enter through a series of security allow passersby to see people exer- checkpoints. Once inside the main cising. lobby, they can visit a snack and “We’ve made [the interior spaces] juice bar before deciding which hall- very open,” he says. way to follow. Once people are inside the build- There are men’s, women’s and ing, they can view the exercise family restrooms along the hallway activity. facing the squash and racquetball “It allows people at the juice bar courts. The courts are separated by to see into the racquetball courts,” glass windows and are accessible by Waste collection you can depend on! Hoffman says. “We have transpar- BRIGHT IDEA Energy savings at the recreation center a stairway. ency on the inside.” are assisted by the use of ample daylight through glass Other rooms on the ground floor To make it easy for people to find exterior walls. include the towel exchange, a con- Apartments Commercial Northern Ohio’s proud distributor of these commercial wallcovering brands: what they’re looking for, there are ference room with an audio-visual Municipalities Industrial signs directing visitors to the differ- Canciello notes that the clerestory projector and indirect lighting. ent activities. lighting throughout the building, along The main floor is accessible by three “It’s an outgrowth of the function with the open spaces and the soft colors, separate entrances. There are halogen Koroseal® Vicrtex® Studios Walltalkers® Korogard® and the need to ID the areas,” Hoffman creates a sense of simple space. ceiling lamps in the main hallways. & says. “It doesn’t have the maze-like char- The multi-purpose gym features two acter,” he says. “Even the locker rooms basketball nets and a volleyball net, Easy access to buildings are visible.” and is surrounded by a series of small Sal Canciello, a project designer for Myers, the university architect, notes lockers. Sasaki Associates, says passersby can that “it was a big issue not to feel like 216-441-6300 800.348.7596 walk along the Inner Link and never you’re in a basement.” He agrees that the Second floor houses main gym 8123 Jones Rd., Cleveland, Ohio 44105 decorativeservicesonline.com actually enter the rec building. atrium and clerestory windows helped The second floor houses the main gym, More importantly, the accessibility accomplish this. which has two full-size basketball courts. to the Inner Link is obvious to anyone The interior carries a strong air of infor- The perimeter of this gym is bordered by looking for it. mality, supported by geometric shapes of the indoor track, which is a tenth of a “Your Custom In the past, visitors often had to search the floor patterns and earth tone colors mile long and has a protective rail. for the link. (yellow, brown, orange). Several floors Additional exercise rooms surround Architectural Metal Courtad Inc. “This is the first time that link is on each level are staggered so that pass- the main gym, including one dedicated Specialists” #OMMERCIAL s )NDUSTRIAL s )NSTITUTIONAL s 2ETAIL directly accessed,” Canciello says. ersby can view exercise activities on one to aerobics, complete with sound panels, wall-length mirrors and a balance beam. The running track that circles the gym 3PECIALIZING IN ENGINEERING FABRICATION INSTALLATION OF from above is accessed on the third floor, which also features additional training s METAL ROOFING ROLLED ON SITE Independence Excavating, Inc. was proud to be areas. The weight room on the south s FLASHING TRIM a part of the Gilbane construction team at the side of the building has a balcony over- s CUSTOM FASCIAS FRIEZE BOARDS EAVES looking both the first and second floors. Cleveland State University One end of the track gives runners a s COPPER STAINLESS STEEL SYSTEMS Recreation Center. beautiful view of Chester Avenue just s COMPOSITE METAL WALL SYSTEMS west of Public Square. Runners can also s CUSTOM GUTTERS DOWNSPOUTS see the bridge connecting the third floor of the rec center to Stillwell Hall, as well s COMMERCIAL GUTTERS ROLLED ON SITE as the landscaped oval in front of the building’s entrance. 330.425.4261 LEED designation sought P.O. Box 530, Twinsburg OH 44087-0404 The design team wanted the LEED designation from the get-go. Hoffman notes that all of the glass in the building has low emissivity, allowing natural light in and reducing both the solar heat gain 5720 Schaaf Rd. Independence, Ohio 44131 www.indexc.com and the ultraviolet rays.
34 Properties | September 2006 www.propertiesmag.com 35 struction management firm whose Cleveland district office acted as con- CONSULTING ENGINEERS INDUSTRIAL & struction manager on the project, says COMMERCIAL SPECIALIST the sports floor includes rubber flooring M ECHANICAL ◆ New ◆ Industrial and two hardwood floors. Construction Machines E LECTRICAL LICENSED ELECTRICAL CONTRACTOR He is particularly proud of the rubber ◆ Motor ◆ Computer floor in the multi-purpose gym that fea- P LUMBING INDUSTRIAL • COMMERCIAL Control Work Wiring tures DD Linotop, a material imported Electrical Service • Construction ◆ Lighting ◆ Security T ECHNOLOGY Design Lighting from Germany. Hutchison explains that BONDED & INSURED ◆ Telephone ◆ Panel is composed of five layers: a vapor bar- Over 25 Years Experience Cleveland, OH - 216.391.3700 Wiring Upgrades rier, padding, two layers of sheet metal FREE ESTIMATES ◆ Circuit ◆ Plant CAPABLe cOURTS A multi-purpose gym A s h v i l l e , N Y - 716.484.9191 Breakers Relocations features two basketball nets and a volleyball (one aluminum and one stainless steel) Dedicated to Greening the Built Environment 216•486•6688 net. and linoleum on top. He further notes that the glass curtain- www.karpinskieng.com An anticipated 30% savings in energy wall on the main entrance is “fritted” – it cost for this building is achieved by use has a silk screen that creates a checkered of ample daylight, a very open floor plan pattern and breaks up the incoming and exterior wall, window and shading sunlight. systems chosen for their high-energy He adds that the weight-training performance as well as endurance and areas are not grouped in one part of Got Mold? beauty. the building. Instead, weights and exer- J.V. Janitorial Services, Inc. Mold found indoors may cause harmful effects like In specifying materials such as steel, cise machines can be found dispersed carpet, wood flooring, sports flooring, throughout the building. Provides STEAM CARPET CLEANING to allergies, bronchitis and asthma. This translates into “That kind of helps give you the day- countertops and ceilings, the goal was to Commercial and Residential Clients higher absenteeism, health insurance premiums, include criteria about recycled content, light views,” he says. “The openness of location of manufacturing, and sourcing the building is what makes it interesting. Window Cleaning and Workers’ Compensation claims. wood from certified forests. There is a ton of natural light that comes 1230 Schaaf Road 216-749-1150 Low-flush urinals, dual flush toilets, into this building.” Brooklyn Heights, OH 44131 www.jvjanitorial.com Indoor Air Quality Specialists front-loading laundry machines, sensor Being an urban campus created its faucets and low-flow showers have been share of construction challenges, in Mold Remediation and HVAC Systems Cleaning employed to lower water usage. Hutchison notes. This recreation center is intended to “The physical location of the building promote lifelong healthy habits. The didn’t allow for any ‘lay down’ of materi- *NQSPWJOH:PVS-BOETDBQF5ISPVHI 216-281-8700 building itself will demonstrate the value als,” he says. “We did a lot of sequencing www.deltawhq.com of long-term investment in the health of in our schedule ahead of time.” .BOBHFE$BSF 5215 Denison Avenue the environment. The building was completed in three Cleveland, OH 44102-5847 Almost 95% of the materials from major bid packages, Hutchison says: &NQMPZBDPNQBOZZPVDBOUSVTU0VSTPMVUJPOTBSFDSFBUJWFBOE the demolished dome, including the first, demolition and excavating; second, DPTUFõFDUJWF8FNBJOUBJOUIFTUBõBOEFRVJQNFOUUPLFFQFWFSZ QSPKFDUNPWJOHBOEPOTDIFEVMF0VSHPBMJTUPTBWFZPVUJNF concrete foundation and aluminum structural steel and concrete construc- GSVTUSBUJPOBOENPOFZCZXPSLJOHUPHFUIFS MFUVTNBOBHF structure, were recycled, and much of tion; and third, finishes and mechanical, ZPVSQSPQFSUZUPQSPEVDFSFTVMUTUIBUTVDDFTTGVMMZJNQSPWF the dome’s lighting and equipment was plumbing and electrical work. Precision Engineering ZPVSMBOETDBQFBOEZPVSCPUUPNMJOF salvaged for future use. The structural steel was first installed The site design includes reduction of on the eastern end, followed by similar -BOETDBQF.BOBHFNFOU & Contracting, Inc. the existing rate and quantity of rain- work on the western end. Once the #FE.BJOUFOBODFt4QSJOH'BMM$MFBOVQ water runoff by over 25%, as rainwater foundation was established, they built 'FSUJMJ[BUJPO1SPHSBNt4FBTPOBM1SVOJOH Professional Engineers and Site Development Contractors 5VSG.BJOUFOBODF is captured from the rooftops and stored the interior. The central air condition- underground to be used for site irriga- ing system uses forced air. The bridge to -BOETDBQF&OIBODFNFOU tion for native plant species. Heat island Stillwell Hall was set as one piece. "OOVBM1FSFOOJBM1SPHSBN effects are minimized by the elimination There are three elevators in the build- 5SFF4ISVC$BSFt1SVOJOH8JOUFS1SVOJOH Pleased to have worked with *OTFDU1MBOU)FBMUI$BSFt5SFF4ISVC*OTUBMMBUJPO 0VS of surface parking and the combined use ing, one of which can be for servicing $PSF"FSBUJPO 4FSWJDFJT of vegetated and high albedo (highly the building. Gilbane Building Co. on site "-8":4JO heat reflective) roof areas. The roof over the main gymnasium 4OPX.BOBHFNFOU 4FBTPO The building, which is all about health and running track features a large upward 4OPX1MPXJOHt4BMUJOH"QQMJDBUJPOT improvements at Cleveland State 4JEFXBML4IPWFMJOHt4JEFXBML*DF.FMU"QQMJDBUJPOT and fitness, will support travel via bus, sloping monitor that integrates structure *DF$POUSPM"QQMJDBUJPOTt4OPX3FNPWBM)BVMJOH light rail, foot or bike. with clerestory glazing to bring in natural University's Recreation Center daylight without distracting glare. The $SFBUJOH#FBVUJGVM Special materials used new building includes a total of about -BOETDBQFT4JODF 31300 Solon Road, Suite 10, Solon, OH 44139 Jeff Hutchison, project manager 1,100 tons of steel, Hutchison says. 5PXFS%SJWFt5XJOTCVSH 0)t1t' (440) 349-1204 | Fax: (440) 349-1205 for Gilbane Building Company, the He notes that his company used as Providence, Rhode Island-based con- many environmentally friendly materi- &NBJMDPSQPSBUF!UVSGTDBQFPIJPDPNtXXXUVSGTDBQFPIJPDPN
36 Properties | September 2006 www.propertiesmag.com 37 als as possible on the building, which features a brick veneer exterior, glass curtainwall windows with metal panels, Going Green !NNIVERSARY and a thermo plastic membrane roof. Cleveland State University projects target LEED certification TH The white-colored surface minimizes By James G. MacMillan, PE, LEED and Summer Smith heat absorption. Almost 20% of the materials were leveland State University’s recent completion of the new Recreation Center and the current con- sourced from within a 500-mile radius. struction of the Parker Hannifin Administration Center and Parker Hannifin Hall (formerly Howe “We had a very aggressive schedule,” CMansion), mark the first phase in the University’s commitment to environmentally friendly construc- he notes. tion and high performance building operation. Cleveland-based Karpinski Engineering has been a partner Hutchison notes that there were a with the University in seeing that CSU meets its environmental performance goals. In order to assist in the total of 14 prime contractors and a bigger 9OUR 0OWERFUL !LLY IN "UILDING 9OUR "USINESS9OUR 0OWERFUL !LLY IN "UILDING 9OUR "USINESS accomplishment of these goals, Karpinski served as engineering consultant to the architects on these three number of subcontractors. There was a 3UBSCRIBE TO 0ROPERTIES -AGAZINE NOW TO STAY ABREAST OF THE VERY BEST IN CONSTRUCTION AND DEVELOPMENT total of as many as 125 people working projects. ACTIVITY IN .ORTHERN /HIO 4HE LONGEST RUNNING PUBLICATION OF ITS KIND IN THE STATE 0ROPERTIES DELIVERS NEWS All three projects were designed to fulfill the LEED requirements for Silver certification level and will be on-site at any given time. The project submitted for certification through the U.S. Green Building Council’s Leadership in Energy and Environmental totaled more than 260,000 man-hours. AND IN DEPTH FEATURES ON RESIDENTIAL COMMERCIAL INDUSTRIAL AND INSTITUTIONAL BUILDING Design (LEED) program. LEED is a high performance building rating system, a voluntary, consensus-based “What they had before was very func- national standard for developing high-performance, sustainable buildings. tional but not modern,” Hutchison says. In developing a LEED certified project, the University, architect, engineers and contractors must work He notes that several other Ohio col- together in the accomplishment of the successful completion of the project goals. In designing a high leges, including Baldwin Wallace, Ohio performance building, the project must be viewed from a holistic perspective to optimize the efficiencies State University, Cincinnati State of coordinated systems. For example, the selection of the building glass and wall construction has a direct and Hiram College have made similar impact on the amount of energy used as well as the size of the heating and air conditioning equipment. improvements in recent years. A high performance building envelope will reduce the first costs and operating costs of the mechanical CSU previously had no indoor track, systems. The window and skylight placement designed along with the lighting systems and interior room no squash or racquetball courts, no layout allow for the use of natural daylight for interior space lighting. administrative offices, no multi-purpose Each building utilizes paints, carpets, and other finishes that minimize the emission of contaminants and fitness rooms, and no wood floors in the chemicals into the occupied spaces. The use of products with recycled content is another key feature in the dome. sustainable construction process. “They were looking at this bigger pic- Specific high performance systems designed for the Recreation Center include the following features: ture,” Hutchison says. “This is the new kick off of the master plan.” 3UBSCRIBE NOW FOR JUST A YEAR 1. The capture of rainwater for use in landscape irrigation, thus minimizing the use of city water. 2. The ventilation system monitors carbon dioxide levels to adjust the ventilation airflow quantity in A source of campus pride OR FOR TWO YEARS response to the actual number of occupants in the building. “It’s an incredible plus for CSU to be 60% off cover price! 3. The snow melt system uses waste heat from the District steam system to preheat the snow melt fluid. able to offer this level of a facility for The snow melt system also eliminates the need for snow plows and the use of snow melting salt/chemi- their students,” says Clare Rahm, the cals near the building. assistant vice president of campus sup- 9ES ) WANT TO SUBSCRIBE TO 0ROPERTIES -AGAZINE NOW port services. “It really takes another step 0LEASE FILL OUT THE FORM BELOW AND MAIL OR FAX IT BACK 4. The combination of lighting system design, building envelop design, and HVAC system design reduces forward for offering more of a collegian the estimated building energy use by 25% below the maximum allowable energy use level dictated by 9OUR .AME ??????????????????????????????????????????????????? 4ITLE ??????????????????????????????????????? atmosphere.” the Ohio Building Code. Rahm says the LEED certification will #OMPANY .AME ????????????????????????????????????????????????????????????????????????????????????????????? 5. The use of low water consumption plumbing fixtures results in the reduction of projected water con- be a big feather in CSU’s cap as well. !DDRESS ??????????????????????????????????????????????????????????????????????????????????????????????????? sumption in the building by 20%. Myers, the university architect, notes #ITY ???????????????????????????????????????? 3TATE ???????????????? :IP ???????????????????????????????? 6. The Construction Manager has documented recycling of significant amounts of construction waste which that the cooperation was great among diverts the waste from landfills. the prime contractors. 0HONE ???????????????????????? &AX ?????????????????????????? E MAIL ?????????????????????????????????????? “I think we were able to invest the 7. A high performance roof is used to minimize the impact of the sun on the building cooling systems. This funds we had available the best way we 3TART MY SUBSCRIPTION TO 0ROPERTIES TODAY BILL ME LATER roof also minimizes the environmental impact by minimizing the heat build-up that occurs in a typical could,” he says. “We came right in on /NE YEAR ISSUES FOR 4WO YEARS ISSUES FOR dark low performing roof. the button.” In the meantime, the master plan con- (OW MANY PEOPLE DOES YOUR An emphasis on indoor air quality and occupant health within the building is a major priority in all these tinues to unfold around the new building. 7HAT IS YOUR PROFESSION SELECT ALL THAT APPLY COMPANY EMPLOY projects, which demonstrates CSU’s commitment to the health and welfare of its students, faculty and staff. Future plans call for a 5,000-square-foot $%6%,/0%2 '%.%2!, #/.42!#4/2 ,!.$3#!0% !2#()4%#4 10 or less 100-150 Preventative measures are taken during the construction process to protect the air distribution systems from day care center and a rooftop green area. "5),$).' /7.%2 (/-% "5),$%2 %.').%%2).' 3%26)#%3 11-25 151-200 26-50 201-500 contamination by construction processes, rainwater or debris. At the conclusion of the project, the indoor air The overall campus master plan calls 02/0%249 -!.!'%2 $%3)'. "5),$%2 -!4%2)!, 3500,)%2 quality is tested to verify that the contaminants that exist in new construction are minimized. !002!)3%2 ).6%34/2 ).352!.#%"/.$).' 51-100 500+ for more housing, retail outlets, green "!.+ '/6%2.-%.4 !'%.#9 "5),$).' %15)0-%.4 3500,)%2 7HAT IS YOUR COMPANYS GROSS A commissioning process is used to ensure that the building systems are operating correctly prior to the space and parking garages on the univer- -/24!'% #/-0!.9 !2#()4%#452!, 3%26)#%3 30%#)!,49 42!$% contractor leaving the site. The engineer, contractor and University personnel all observe the verification of 3!6).'3 ,/!. ).4%2)/2 $%3)'.%2 35"#/.42!#4/2 ,)34 490% ANNUAL REVENUE sity campus, as well as more interaction 4)4,% #/-0!.9 3425#452!, %.').%%2 systems operation and sign off on properly operating systems. When deficiencies are discovered, a correc- Less than $500,000 with the surrounding community. 2%!,4/2 -%#(!.)#!, %.').%%2 $500,000 to $1,000,000 2%!, %34!4% ,!7 %,%#42)#!, %.').%%2 /4(%2 tion plan is immediately implemented. “We still have room to grow,” Myers $1,000,000 to $50,000,000 !0!24-%.4 /7.%2 #)6), %.').%%2 $50,000,000+ says. P 38 Properties | September 2006 &AX TO OR -AIL TO 0/"OX #LEVELAND /( Higher Learning Cleveland State restores Fenn Tower, preserves its proud, elegant past
By John Elliott | Photos by Todd Williams new chapter began for Cleveland study areas, a business office, a computer of an existing ballroom on the third State University this fall with the center, a 60-seat theater, retail space, floor, now used for meetings and special A Promise Delivered Aopening of Fenn Tower as the lounge areas, community kitchens, fit- events. The basement of the building school’s second student residence. The ness areas, student storage, wonderful includes a laundry room, study room and recently opened dormitory preserves views and more. workout facilities. Clients place their trust in us time and time again. They know that, at Turner, a promise made much of the grandeur of the one-time The 179,500-square-foot, 21-story Work on the second floor included private club on Euclid Avenue at East building doubles the university’s residen- restoring a large portion of the exist- is a promise delivered. Our overriding promise is to build facilities that fulfill our clients’ 29th Street, complemented by all of tial housing availability, a further step ing historic trim, including chair rail, dreams, by clearly understanding their needs and providing the highest level of service the modern amenities of contemporary in the university’s plan to draw students crown mold and window casing that was dormitory living. from a broader geographic area. incorporated into the new dorm rooms in the industry. Turner will continue to deliver on our promise through the dedication, hard The new 438-bed student residence “It doubles the number of beds we and restored to match the existing trim includes fully furnished single, double have on campus,” says Jack Boyle, CSU’s details. The elevators were retrofitted work and commitment of our staff. The best is yet to come. To learn more about Turner and quad suites, offering private and vice president of business affairs and in the existing shafts with new equip- double bedroom accommodations, in finance. “It’s going to be an extremely ment and elevator cabs, and the existing and how we can help you build the future, visit www.turnerconstruction.com apartment style units with full kitchens. valuable recruiting tool.” frames were re-clad. The $30 million renovation features The project included historic restora- The project was completed on sched- a student recreational center, banquet tion of the first floor main lobby that has ule, including an additional $3 million ballrooms, a conference center, group a new movie theater and the restoration worth of owner-requested changes.
Turner is proud to be the Construction Manager www.propertiesmag.com 41 for Fenn Tower at Cleveland State University Fenn Tower was built in ACC selected Congratulations, Building Exterior Contractors 1929 by architect George Cleveland-based Sandvick Cleveland State University Fenn Tower Post as The National Town Architects Inc. as designer and Turner Construction. Proud to be on the and Country Club. The and Turner Construction club went bankrupt during Co. as general contractor Quality Architectural Woodwork, Fenn Tower the Depression after host- as partners in the project Casework and Carpentry Services Restoration ing just one event and the in the bidding stage back Since 1960 building was purchased by in 2003. Project Fenn College in 1937. “We would have these Call VIP today and we'll tell you how we can help Fenn College traces its big design sessions,” recalls roots to the downtown Julie Dornback, project with your next project: Cleveland YMCA, which manager for Sandvick. “It • Masonry Façade Restoration and Repair began offering classes at really made us appreciate • Unit Masonry night in 1870. This edu- how complex a dormitory • Concrete Restoration and Repair cational arm of the Y grew design is.” • Inspections and Site Surveys into a degree-granting For the design team, • Cleaning, Sealing and Maintenance Programs institution with schools working with different of engineering, business constituents was a chal- • Shell Packages and arts and sciences. lenge. a t i o n . c• o m Structural Repair It was christened Fenn • Scope and Print Reviews College in 1930 in honor Renovation presents • Foundation Repair of benefactor Sereno challenges e s t o r
r • Window and Door Replacement Peck Fenn, a co-founder The fact that the goal • Roof Repair and Replacement of the Sherwin-Williams was to reuse the existing
v i p Co., and nicknamed the building presented both . 216 426 9500 fax 216 426 9502 “campus in the clouds” advantages and disadvan- once it moved to Fenn tages to the construction th
w w w 1361 East 55 St Cleveland, OH 44103 Tower. and design team. On the At the time, Fenn plus side, the team had College was only the third ONE GIANT STEP Fenn Tower, at 21 stories tall and 179,500 square feet, is original drawings to work university in the coun- the cornerstone and first building completed as part of Cleveland State with. At the same time, try to boast a skyscraper, University’s $179 million campus master plan. It has been brought back to there was a lot of manual joining the University one of its original uses: student housing. cleaning required. of Pittsburgh and “We really didn’t have Northwestern University’s fully restored ballrooms (one paneled in any lay down area where downtown Chicago campus. It consisted walnut), art deco accents and beautifully we could brings things in and set them of classrooms, dormitories, administra- restored iron railings throughout. down on site,” says John Long, a project tive offices, a swimming pool, a ballroom The renovation was managed by engineer at Turner Construction. “We and a gymnasium. American Campus Communities tried to schedule deliveries on an as- (ACC), the Austin, Texas-based student required basis.” A big step for CSU housing management and development The interior was gutted completely, “Fenn Tower and the rest of the company that now runs the facility. The except for the elevator and stair shafts. campus master plan are important not building is staffed by a full-time resi- Installing the new plumbing, HVAC just for changing the infrastructure dence director and 10 student resident and electrical systems was challenging, of the campus, but also because these assistants, plus a full-time security staff. given the building’s footprint. Each developments are critical in attracting and retaining our best and brightest students,” says CSU President Michael Schwartz. “We know that students who 2BSMM?H)LOJJ#F?P;NIL!ILJIL;NCIH live on campus become more engaged with the University and that they are more likely to persist toward their We congratulate degrees. And that is something this state Turner Construction and CSU desperately needs – more individuals with baccalaureate degrees.” on its success! Fenn Tower is the cornerstone and ContaCt Bryan HaugHt for your elevator needs first building completed as part of CSU’s 9200 Market Place • Broadview Heights, Ohio 44147 Sandvick Architects, Inc. is a firm with a mission of assisting the $179 million campus master plan. Fenn has been brought back to one of its origi- PHONE 440-717-0080 • FAX 440-717-0088 revitalization of downtowns and inner-city neighborhoods large and small. nal uses: student housing. It boasts two www.thyssenkruppelevator.com
42 Properties | September 2006 www.propertiesmag.com 43 [restored room] is a beautiful piece of state-of-the-art audio/visual equipment. craftsmanship.” Pictures of the art deco design from the Rust was found under almost every lobby pillars are mounted all along the parapet, Painter says. Hence, the timing walls. of the renovation was fortuitous. An adjacent room contains the sound- “This was a good time for renovation,” proofed computer lab, allowing residents SPECIALIZING IN EXTERIOR MASONRY REPAIR & RENOVATION SINCE 1972 he says. “The condition of the structure to study in quiet. was not known until all the ceilings were • COMPLETE • BRICK & STONE removed.” Modern heating & cooling system INSPECTION/ASSESSMENT OF REPAIR/REPLACEMENT Painter notes that wood joists were Students can enjoy the virtues of FAÇADE CONDITIONS • SEALING/WATERPROOFING cast in the floors in some areas that had modern heating and air conditioning, • TUCKPOINTING/CAULKING • CLEANING/PRESSURE WASHING to be removed. These floors had to have thanks to the water source heat pump 216-881-4142 4408 St. Clair Ave. concrete poured in. system with cooling tower and steam Fax: 216-881-6557 Cleveland, Ohio 44103 heat exchanger. Installing this modern Historic ballrooms preserved marvel in a 1920s-style building was The third floor also presented a host of no easy feat, however, as work space challenges, since the design team wanted was extremely tight and floor-to-floor to preserve the two old ballrooms and heights were shallow. LUCKY SAND & GRAVEL CO. convert them to student activity rooms. “The building certainly was not built And while the team had original draw- for air conditioning,” says Mike Denk, WASHED SAND • LIMESTONE • SLAG ings to work with, the drawings weren’t a principal at Cleveland-based Denk SCREENED TOPSOIL • ROOF & LANDSCAPING GRAVEL always correct, notes Long from Turner Associates Inc., which acted as mechan- STONE SLINGER PLACEMENT Construction. ical, HVAC and plumbing contractor. SERVICE AVAILABLE The building was made part of CSU’s “We certainly filled the ceilings and NEW LOOK Situated off of the lobby, a theater space features a modern entertainment — We Deliver Anywhere — center with rows of comfortable, cushioned chairs and state-of-the-art A/V equipment. chain of connecting buildings by cutting walls with pipes.” out an entrance on the east side, allow- The building originally had window individual dorm room needed its own installed that would maintain the struc- ing lobby access from both east and west air conditioning units and steam heat, 330-562-6196 heating and cooling units. tural integrity of the building’s exterior sides. Once inside the lobby, the sense Denk says. 12018 FROST ROAD • MANTUA 44255 Removing the pool and basketball wall until the new floor slab steel could of history is overwhelming. Besides the New stacks of sanitary and cold and ALVIN UDELSON & BERNARD UDELSON courts on the sixth floor was also a be installed.” terrazzo original floor, the lobby stairway hot water lines were installed, and new challenge, given the tight space the A big sheet metal pan was found in has its original iron rails with a leaf construction team had to work in. In the floor beneath the pool, into which motif. addition, new floor slabs had to be in- water had leaked and had deteriorated The mahogany wood lobby pillars still .F?;M?>NIJLIPC>?NB?JFOG
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44 Properties | September 2006 www.propertiesmag.com 45 Fenn Tower and the new recreation center are the first two buildings to be Master Plan Encompasses Numerous Buildings part of a new “voice over fiber” fire pro- tection and disaster prevention system Much more than bricks and mortar, Cleveland State University’s master plan is about building relationships that will encompass all buildings on with the community and partnerships that will impact the future of the University and Northeast Ohio. The campus, according to Simmons, who is plan includes: also an alarm engineer. A new fiber optic loop will connect all the buildings with Student Recreation Center command centers so that everyone in The center connects to the Physical Education Building, which houses Woodling Gym and Busbey the buildings can be alerted to fires and Natatorium. The state-of-the-art facility contains basketball courts, weight training and fitness areas, an other disasters. This is a new emergency indoor jogging track, locker rooms, multipurpose rooms, a 50-space underground parking garage, an adjacent notification system. 400-car parking garage and more. LIVING ROOM Fenn Tower features single, “We’re linking all the fire alarm build- double and quad suites, offering private and double bedroom accommodations, in ing systems to two voice command Krenzler Field apartment style units with full kitchens. centers,” Simmons says. The home of Cleveland State soccer has been converted to a facility capable of hosting events year round. CONSTRUCTION CLEANING SPECIALISTS Speakers are attached to the fire alarm An all-purpose playing surface was installed for last fall’s home games, with a removable air-supported dome steam bundles were used on existing system that allows the command center that can be removed during the summer months. COMPLETE FINAL CONSTRUCTION storage tanks. to alert people in the building to evacu- CLEANING “Once you pull something out that ate. Parker Hannifin Hall/Parker Hannifin Administration Center big and put in something else, it doesn’t “We can take control of those circuits Renovation of the former Howe Mansion (now Parker Hannifin Hall) into a new home for the College of FROM FLOORS TO SKYLIGHTS make any sense,” Denk says. from command centers and talk through Graduate Studies is underway, as is construction of the Parker Hannifin Administration Center next door. An The lobby is monitored by a staffed, those circuits,” Simmons says. “I don’t outdoor plaza will link the two buildings, scheduled for completion this winter. The buildings were named in WE CAN HANDLE ANY SIZE PROJECTS full-time security desk. All visitors must know anybody who’s doing that yet.” recognition of a $4 million gift to the University from the Parker Hannifin Corporation. sign in, and they must use their ID cards “Fenn is a very well designed build- 4067 Erie Street, Willoughby, Ohio 44094 to get to the elevators. ing from a fire protection standpoint,” In addition, a parking master plan, which includes a five-story garage adjacent the new recreation center, Phone: (440) 946-3700 • Akron Phone: (330) 376-7272 The desk has full view of the main Simmons adds. “We were going to be will support the new construction, improve the number and quality of the parking space inventory, and free Fax: (440) 946-8803 stairway, which is located a few feet putting money into the fire alarm system up University-owned space for more efficient use. away. anyway. We are being very proactive in For more info, please call Cleveland State’s department of marketing and public affairs at (216) 687-2290. The original wainscoting has been our planning. We’re not ‘piecemeal-ing’ restored in the stairwell. stuff.” Security concerns had to be accom- Security features paramount modated along with the design team’s The third floor is the most interest- He says there was a lot of hand touch-up The security system includes ID cards, goal of supporting the aesthetics of an ing floor with the restored ballrooms. to the new molds. a computerized key system, surveillance open campus. The lobby between the two ballroom The only dorm floor to have original cameras and a staffed entrance. “The university architect wanted to entrances features a large window over- woodwork restored was the second floor, Under this state-of-the-art system, all maintain an open feel,” Dornback says. looking the East 24th Street campus notes Joe Sohutskay, senior project man- doors can be locked from a central loca- entrance. The wood was restored in ager for Chagrin Falls-based Gleeson tion, notes Dale Simmons, director of A program-driven design the ceilings, Turner Construction’s Construction, which did most of the fire prevention and security. The ID card The first seven floors have four-person Painter notes, but new wood was added carpentry work. He says the other dorm The Contractor of Choice ® system integrates with the video camera suites with kitchenettes, two bathrooms in spots. Both of the ballrooms have floors, floors four through 19, were com- surveillance system, explains Simmons. and a common living area, while the their original ceilings intact, along pletely gutted. His company installed Simmons first introduced new security upper floors feature two-person suites. with the original mahogany pillars and new doors in these floors. For the Fenn Tower measures to Viking Hall, the college’s The interior doors to each suite are wood walls, complemented by new lighting Gleeson Construction also resurfaced renovation with Turner, we other residence hall, three years ago. He while the exterior doors are metal. Every and safety sprinkler systems. Both are the wood on the first and third floors, are pleased to provide: is expanding the security capabilities to room has a closet with a sliding mirror accessed by dual sets of doors. much of which features ornate wain- door. scoting. The resurfacing included a fair • Spray-On Fireproofing all buildings on campus, beginning with the new construction. “It was a very program-driven design,” Extensive ballroom renovations amount of patching. Craftsmen used • Insulation Dornback at Sandvick notes the whole Sandvick’s Dornblack says of the dorm “The plaster repairs in the ball- Homasote®, a composite fiberboard • Metal Stud Framing design team was proud of the fact that a rooms. rooms were quite extensive,” says John about half an inch thick, to protect the • Drywall TV news team found that Viking Hall The program emphasizes equal ameni- Hochberg, project manager at OCP wood. Contractors Inc., the Willoughby-based “You don’t know what you’re going to • Historical Plaster was the only Cleveland area dormitory ties for the different age groups; lower classmen (freshmen and sophomores) specialist that handled all of the column get into until you actually do the repair Restoration that the investigative team could not gain access to in a stealth manner. This get one set of amenities while upper and plaster restorations in addition to work,” Sohutskay says. • Plaster Repair was prior to the Fenn Tower renova- classmen get another. the interior partitions and acoustical The main ballroom resembles the • Acoustical Ceilings tion. The rooms on the north side of the ceilings throughout the building. original one, thanks to photos that have If someone tries to use an unauthor- buildings have a view of the spacious, Hochberg says the design moldings been placed on the walls that were were covered with an inhibitor base taken of the original ballroom in use as 3900 Ben Hur Avenue, Suite 10, Willoughby, Ohio 44094 ized card to gain access, the system will landscaped commons area between automatically alert the security staff, Stillwell Hall and the new recreation product that creates a template mold. a dance hall. One of the photos features (440) 951-9727 • www.ocp-contractors.com which can then review the videotape of center, both of which are in proximity Plaster is then poured into the mold, a magnificent chandelier that has since who was using the card at the time. to Fenn Tower. creating a duplicate of the original piece. been removed.
46 Properties | September 2006 www.propertiesmag.com 47 Sandvick’s Dornblack character- HALL OF DAYS PAST Inside the downward, allowing runoff water to get izes the restored design as art deco, main lobby is a hallway with photos to the drain. from the ‘30s and ‘40s showing past but noted that the architecture pop- 3 3 0 . 5 6 4 . 1 9 0 0 ular when the building was built was activities and students who have gone Students appreciate renovation more of a mishmash of concepts. on to do good things. Students appreciate the new accom- www.tdsllc.com modations, according to Rochelle Tate, director of residence life and Original design was eclectic room in an oblong shape. The fire- Single-source provider and leader in telecommunications. “Eclectic was all the rage back place also retains its handcrafted an employee of American Campus We take the hassle and complexity out of any project. then,” she says. “It’s kind of all plaster frames. Several of the doors Communities (ACC). Tate recently over the map. Those ballrooms are and windows have curved mirrors assumed this position after working in almost neo-Renaissance. [The origi- above them and a curved plas- a similar role at Messiah College in Telephony, Telco, Local & Long Distance Services nal architects] were having some ter molding. The near wall-length Grantham, Pennsylvania and having Structured Cabling and Networking fun mixing it up.” windows overlooking East 24th previously worked in student housing at Video & Audio The silver front sign on the west Street also have plaster arches. the University of Akron. As a veteran entrance carries the neo-Renaissance The basement houses the modern student life administrator, she’s excited style, she says, while the sign on the laundry room and a fitness room about what CSU has done with Fenn Proud to Have Performed the Concrete Work east entrance is similar but more of with an air-conditioned study room Tower. an art deco style. in between. These rooms are sepa- Tate says that at the opening cer- at Fenn Tower for Turner Construction Sixth River Architects did most rated by walls, but windows allow emony, people who had lived there of the resurfacing of historic fea- viewing of all three rooms at once. when it was a student residence of Fenn tures, such as light fixtures, along Students can either study or exer- College came to see what was done with with the color and furniture selec- cise while watching their laundry. the building. tion. featuring billiards, wall-mounted TV Those who choose exercise have “They came back and have a sense of “There was so much already there to screens, and comfortable furniture. The access to modern weight and cardiovas- awe,” she says. Everyone likes the fact so work with,” says Jill Lung, an interior walls have been painted in a light blue, cular machines, and three TVs. much history has been preserved. “It’s designer with Sixth River Architects. beige and tan design to provide a more The basement also has a lounge that part of their history,” she notes. A small kitchen is located adjacent to festive atmosphere. But several traces of is adjacent to a private classroom with But the tower has been built with the main ballroom, as well as a confer- the room’s historic use remain evident. a roll-down projector screen. There are everything students need in mind. ence room and a set of restrooms. The 14-foot high ceiling was removed also storage rooms. “They designed everything with stu- • On-Time Performance The second ballroom has been con- and replaced with a plaster molding that The roof is made of a 36-inch-wide dents in mind,” she notes. “It just really verted into a modern recreation room, encompasses the entire length of the membrane. Interior insulation slopes has ‘what works well for students’ writ- • Quality Workmanship ten all over it. It’s an upscale kind of place to live.” • Customer Satisfaction “Fenn Tower is a historic landmark in Cleveland,” says Bill Bayless, ACC chief www.northcoastconcrete.com executive officer. “American Campus Phone: 216-642-1114 • Fax: 216-642-3346 is pleased to have been chosen for this 6061 Carey Drive, Valley View, Ohio 44125 exciting redevelopment, which when completed will provide high-quality on- campus housing while preserving the historical value and cultural significance of such an important structure.” Precision Engineering American Campus Communities is a fully integrated, self-managed and self- & Contracting, Inc. administered equity REIT with expertise Professional Engineers and Site Development Contractors in the acquisition, design, finance, devel- opment, construction management, and leasing and management of student housing properties. The company owns Pleased to have worked with and manages 23 high-quality student housing properties, containing approxi- mately 14,600 beds. Including its owned Turner Construction Co. on site properties, the company manages 42 student housing properties, representing improvements at Cleveland State 25,900 beds. “The team always worked well University's Fenn Tower together,” Painter from Turner Construction says. P 31300 Solon Road, Suite 10, Solon, OH 44139 (440) 349-1204 | Fax: (440) 349-1205
48 Properties | September 2006 www.propertiesmag.com 49 BILLBOARD
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Carlisle’s Sure-White® and Sure-Seal® EPDM membranes home sales reflects both fall- and all FleeceBACK® EPDM membranes are now available with FAT, and come standard ing affordability and a pullout in Carlisle’s patented two-pack configuration, reducing waste while offering quick roof by investors/speculators that 50 Properties | September 2006 www.propertiesmag.com 51 BILLBOARD News about people, products, places & plans Units that were permitted timely closing of all sold eowners’ kits at the time of but not yet started represented homes at Wyoming Glen and closing. slightly more than 18% of Goldenview Townhomes. Nicole Kaselak has been the inventory level; units Leanne van Beers-Werneke appointed director of sales still under construction were has been promoted to director for Westhampton at Crocker more than 57% of the inven- of marketing. Werneke will Park, The Coral Company’s tory; and completed homes oversee and coordinate all newest residential community for sale were about 24% of aspects of Coral’s residential at Crocker Park in Westlake. the total. and commercial marketing Kaselak will be responsible The median length of time initiatives. She will also serve for the sales of the 116 homes that completed homes for as Coral’s media liaison and in this new Westlake neigh- sale were on the market was public relations contact borhood. 3.8 months in July, compared person. with 3.7 months a year ear- Nicole Raia has been pro- New Shuttlelift Cranes Join lier. Leanne van Beers-Werneke moted to marketing associate. ALL Erection Fleet Raia will be responsible for Coral Co. 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But the bad news is Heard Thru the Grubbvine the loan to them and the seller Smart use of fiscal planning & action that it is often very difficult if was comfortable providing them not impossible to pay the debt with a second mortgage. The best of times Lakepoint, the trophy east side office building, off prior to the note maturing. The only wrinkle was the fact We will get into the conceptual is being sold for $185 per square foot. This is a lofty benchmark that the interest rate of the first “whys” in a future column, but in for the office market and illustrates the price investors are willing mortgage was over market, with The Real World, Episode 2 this instance it would have been to pay for stabilized properties characterized by high levels of a rate exceeding 8%. prohibitively expensive for the However, the seller was will- occupancy.... The worst of times 1717 East 9th Street (the ast month, we took a bit of a dif- well located and in good condition. owner/seller to pay the loan off ing to offset this by offering the ferent turn in this column and Considering this and the fact that retail early. Sometimes, an assumption former East Ohio Gas Building) is being sold for $30 per square second mortgage at a below L discussed an actual investment deal properties were being valued at a pre- is not necessarily a bad thing as foot. This is a dubious benchmark for the office market and market rate, which resulted in in which I was involved. Although I mium, the asking price was aggressive the debt is solid, it is non-recourse illustrates the price investors are willing to pay for turnaround the blended rate being right at thought my war stories could be of but defendable. and it is already in place. The market. interest to some, I received a surprising problem in this case was that properties characterized by low levels of occupancy. –AP The buyer was happy in that number of “tell me more” phone calls The deal behind the deal the debt level was approximately they were able to purchase an and emails. Never one to shy away from The primary obstacle for this property 30% of the value of the property. to have the seller provided a mezzanine attractive property with minimal spinning the wool, this month we will was the fact that there was financing in Therefore, instead of a buyer being able loan. This is also good in concept but hassles associated with procuring a new discuss another deal with a whole dif- place that a new buyer would have to to utilize positive leverage with debt many sellers want or need to totally cash loan. Alec j. pacella ferent set of issues that needed to be assume. This is a common scenario that equal to 75% to 80% of the property’s out of a property at closing. Fortunately, The seller was happy in that they overcome. Again, in an effort to protect many owners have discovered as they value, they would have a high level of in this instance the seller was willing received an acceptable overall sale price the innocent, actual names of the parties explore the potential sale of their prop- equity in the property. This dramati- to “hold paper” in a second position for for the property. involved will not be used, nor will the erties. In the late 1990s and early 2000s, cally reduces the investor’s cash-on-cash the right purchaser. This made the task And the lender was happy in that property be identified. With that out of securitized debt became very common as return, which you may remember is a much easier. One last word of caution. their loan remained in place and undis- the way, on with the show. owners either purchased new properties key ratio to consider. Lenders that are in the first position will turbed. or refinanced existing ones. The good sometimes prohibit any type of second The deal news about securitized debt includes The solution loan from being place on the property. That concludes the “war stories” seg- The sale of a multi-tenant retail strip rock solid lenders and competitive inter- In this particular deal, we needed to In this instance, there was no such lan- ment of the program. Next month, it center. The property was well tenanted, est rates and loan terms, not to mention find a way to bridge the gap between the guage but if there were, the property may is back to the books, with the first of a existing debt level and the desired sale well have not been marketable. two-part discussion on legal documents price of the property. One way to bridge and their role in real estate sales. P this gap was to find another lender to The result provide a second loan, or mezzanine, to a With the seller willing to be a part potential buyer. This is good in concept of the solution, the task turned toward Alec J. Pacella is a vice president of investment but many lenders are not keen on being finding a buyer. In the end, an out-of- sales at Grubb & Ellis. He can be reached at alec.pacella@grubb&ellis or 216-453-3098. in a second position and the ones that state buyer was procured. They were a are willing typically charge a premium in terms of interest rates. 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GENERAL CONTRACTING, The second quarter index suggests net absorption of space in the industrial and CONSTRUCTION MANAGEMENT, DESIGN-BUILD, office sectors will improve over the next COMMERCIAL AND RETAIL SPECIALISTS Commercial Index Maintains Uptrend six to nine months, with overall com- he Commercial Leading Indicator for Brokerage Activity shows pletion of retail, office, warehouse and an improvement in commercial sectors will continue into 2007, lodging structures expected to grow. T Net absorption in the office and according to the National Association of Realtors (NAR). NAR notes industrial sectors in the fourth quarter that during the second quarter, the Commercial Leading Indicator for is projected to be 70 million to 90 mil- Brokerage Activity was at an index of 119.4, up 0.4% from a reading of lion square feet, with an estimated $300 118.9 in the first quarter. The index is 2.5% above the second quarter billion to $310 billion in new commer- Baywest cial construction activity, higher than of 2005 when it stood at 116.5. The second quarter index was the fifth the $296 billion of new construction Construction Group, Inc. straight quarter of growth. recorded in the second quarter. JOLYN BROWN The indicator suggests a 2.5% increase According to David Lereah, NAR’s higher oil prices and interest rates – so in leasing and sales activity for commer- chief economist, the commercial leading the expansion in net absorption and cial real estate practitioners in the fourth indicator has risen in 11 out of the last commercial construction should con- quarter in comparison with the same 12 quarters, meaning the recovery in tinue, but at a slower pace. period in 2005. P commercial real estate will be sustained NAR’s commercial leading indicator 671 Columbia Road, #7 well into 2007. is a tool to assess market behavior in Westlake, Ohio 44145 However, Lereah also notes that we the major commercial real estate sec- Jolyn Brown, ABR, LTG, is chairman of the 440-617-9910 are seeing a deceleration in the rate tors. The index incorporates 13 variables board for the Cleveland Area Board of Realtors. www.baywestcg.com of growth – apparently in response to that reflect future commercial real estate www.woodhillsupply.com Woodhill Supply, Inc. is Northeast Ohio's largest stocking distributor of Peerless commercial & residential Boilers, including the HOT SELLING Pinnacle Residential Boiler, 92% Efficient & ASME Rated. Call Woodhill today for more information Series 211A and a list of reliable contractors. 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To make things tion conducted per the Army Corps worse, remaining lush green acres may of Engineers guidelines provides contain hidden water hazards sure to baseline information needed to apply Unparalleled Customer Service waiting sink more than your Titleist. You know for a Section 404 permit including what I’m talking about – those annoy- wetland location and size.) Having to help you and ing wet areas. Go ahead and say it: a jurisdictional determination (JD) wetlands. from the Army Corps to certify the Although it’s hard for developers findings is ideal. your subcontractors. to stomach, the word “wetlands” has regulation and economic progress, often The JD is a confirmation that the found its way into our industry vernacu- drawing the line in the sand differently findings in the wetland delineation are lar, along with “hydrophytic vegetation,” on a project basis. Developers and con- consistent with the Corps guidelines. “hydric soil” and “hydrology.” While our sultants are still required to seek relevant The JD is valid for five years and can be friends at the Environmental Protection ecological permits to advance any land passed on from the seller to the buyer. Agency (EPA) promote the ecological development project and anticipate the By performing the delineation, you’ll importance of wetlands for their abili- time frame needed to obtain them. save your buyer months of coordination ties to naturally purify water, provide So what can we do as this hot topic time, firm up the transaction and posi- wildlife habitat and prevent flooding, it evolves? With an ever-changing regula- tively position your site relative to other is hard to “feel the love” when another tory climate, the best chance for project options on the market. real estate deal goes south over a ditch success lies in “the plan.” Obviously, full of cattails. projects are most likely to meet schedules • If you own dry land, keep it dry As a wetland consultant, I do when wetlands are completely avoided. through regular property maintenance. understand their importance. Forests, If you must impact wetlands, prepare a Clean out cluttered ditches and culverts. waterways and wetlands not only pro- bulletproof mitigation alternative that Mow old fields. If the property is cur- vide aesthetic quality, but also economic fits within your budget. When it comes rently farmed, keep it up. Don’t take value. We are fortunate to live in a region to dealing with wetlands, plan for chal- down big trees, as they act as natural Your COLOR presentations, signage and graphic media printed with PRECISE DETAIL with abundant fresh water resources, but lenges, plan for changes, and plan for sump pumps keeping the upper soil layer Are you typically pressed for time when preparing • Broad array of output solutions including high-end we also pay for it when such features success. dry. Your consultant can create a main- for presentations? Does the quality of the prints » presentation paper, photographic media, outdoor overlap with prime real estate. Before selling or buying your next tenance program for such efforts with » banners, art papers and more. State and federal agencies struggle to undeveloped or unmanaged property, minimal effort on the owner’s part. from your in-house color printer fail to impress your find the balance between preservation, consider the following points: clients? Do you lose valuable time when you print • The most precise printing equipment in the industry • When looking to purchase undevel- » including the HP4000 and HP5500. oped property, invest in a site walk with your presentations in-house? your wetland consultant. This is cheaper • Complete online solutions for quick uploading when than a wetland determination and pro- Consult with eBlueprint to understand the best » time is of the essence. vides valuable information regarding the solutions for your large format color needs. Our quantity, size and quality of wetlands on Call eBlueprint today for your free solutions consultation the site. eBlueprint staff of experts are available to help you guaranteed to make your job easier. This information can assist you with gain the edge and peace of mind you deserve. pre-acquisition decision-making, other due diligence activities and pre-project planning. • Pick a site that suits your proposed project by knowing the limiting factors of the prospective sites prior to design. Call us at 216-281-1234 or visit www.eBlueprint.com 60 Properties | September 2006 WESTVIEW CONCRETE CORP. Determine if you can avoid impacting Hands On Landscape 26000 Sprague Rd. wetlands through the site planning pro- We make your landscape dreams a reality. cess. 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Promoting Recycling ... ing, retaining walls, setbacks and other Reducing Pollution ... Eliminating Waste. Property features where possible to avoid and Your “Green” or “Sustainable” buildings minimize impacts. not only help the environment, they can pay off READY MIXED CONCRETE for you in more ways than you might think. • Employ an educated team of engi- neers, planners and ecological consultants Specifically, your resource-efficient and who know the drill and are informed on autonomous properties can earn you significant 440-235-1800 1-800-332-2738 the changing regulations. tax credits and depreciation reductions. Team strategy and communication are We can show you how! We’re a full-service crucial in today’s market when the plan accounting, tax and management consulting is changing as you navigate your way firm focused on each of our client’s success. Your success is our business. through the red tape. P 29125 Chagrin Blvd. Cleveland, Ohio 44122 Phone 216-831-0733 Author Stephan W. Ryder is an environmental Fax 216-765-7118 specialist in Atwell-Hicks regional office in Solon. www.zinnerco.com He can be reached at 440.349.2000 or sryder@ atwell-hicks.com for more information. 216.663-0801 1.800-466-tint (8468) 5060 Taylor Road, Unit 1 Cleveland, Ohio 44128 www.suntrol.com Suntrol window film prevents fading and glare, reduces heat loss and reduces air conditioning costs by 55% to 73%. UV rays are reduced 99% while improving aesthetics. Balance your heat/cold spots in your building. We Provide a 10- to 15-Year Warranty and a Free Energy Savings ROIReport Residential, Commercial & Institutional Helping Northern Ohio Since 1975 62 Properties | September 2006 www.propertiesmag.com 63 Industry Profile: Monica Green Associate Principal, Westlake Reed Leskosky Interview by Mark Watt | Photos by Kevin Reeves onica Green, AIA, CSI, CCS, associate principal of Cleveland-based architectural firm Westlake Reed Call us to discuss your facility’s WE SPECIALIZE IN: MLeskosky, was the first individual in Ohio to be designated as a LEED accredited professional by the U.S. Green Building Council (USGBC). Among a variety of other green projects in Northeast Ohio, she environmental concerns or to Indoor Air Quality assessments was involved in the sustainable design of Idea Center (Properties, October 2005) in downtown Cleveland, • which recently became one of the first projects in Ohio to achieve LEED-CI (Leadership in Energy and arrange an informal site visit. • Asbestos and lead-based paint Environmental Design - Commercial Interiors) Silver certification from the USGBC. hazard management Green recently took time to discuss with Properties her involvement with the Idea Center project, the state of green building in Northeast Ohio and the benefits of sustainable design. • Mold assessment and remediation 7118 Industrial Park Blvd. Properties: It seems that many developers over 500 LEED certified projects and Mentor, OH 44060-5314 • Environmental site assessments may like the idea of building green in prin- thousands of projects registered to pursue ciple but feel it could be cost prohibitive. Is certification. (440) 951-3514 this a misconception? (800) 875-3514 Monica Green: My first response to P: What are some of the tax advantages of www.eagroup-ohio.com building green costing more is, “costing having a project certified under the LEED more than what?” What are the base rating system? building requirements being used as the metric for measure and what increased MG: The programs in Ohio are directly performance is the goal? There are mul- related to energy efficiency and renew- tiple factors to consider such as location, able energy. Ohio Department of climate, building codes, local materials Development is a good resource to find and resources, planning requirements, out what financial incentives are avail- utilities, building type, quality of mate- able for a specific project. Also through rials and project team experience that my work with the Idea Center and the need to be considered in order to answer Cleveland Foodbank, I became aware the cost prohibitive question. of other funding sources in the form of That aside, the goal is that the build- foundation grants that are specific to ings pay for themselves by reducing projects pursuing LEED certification and operating costs, which is an idea that Watson Bradford by Photo other energy related building systems. makes a lot of sense particularly to long- high performing commercial and insti- term building owners such as hospitals tutional projects with a focus on office P: Speaking of the Idea Center, that project and government entities. But another buildings. It was developed and is cur- was part of the Green Building Council’s thing to consider is the benefit of reduced rently administered by the U.S. Green LEED-CI pilot program, which introduced liability through green building practices Building Council. The system is based green building techniques to the commercial – indoor air quality has surpassed asbes- on credits divided into the following lease space real estate marketplace. How did tos as far as dollar value of litigation, for categories: sustainable sites, water effi- it become part of this pilot program? example. ciency, energy and atmosphere, materials and resources, indoor environmental MG: The objective of the LEED-CI pilot quality and innovation in design. Points program was to test the practical use of P: The LEED rating system was introduced are achieved in each category with the criteria for green tenant improvements. in the spring of 2000 and has essentially compliance of the credit requirements. The USGBC announced a call for par- become the national standard for measuring Points add up to a Certified, Silver, Gold ticipants and we [at Westlake Reed the performance of green buildings. Can or Platinum level of certification. Leskosky] presented this opportunity to you briefly explain the purpose of the LEED The growth of this program is amaz- ideastream, Playhouse Square and Turner. rating system and how it works? ing. In 2000, there were 12 pilot projects We, as a group, thoroughly reviewed and MG: LEED is a green building rating certified under the initial LEED rating compared the LEED requirements to the system designed to guide and distinguish system and just six years later there are current project scope and determined www.propertiesmag.com 65 Sustainable Design & Environmental Solutions that with minimum additional efforts, impact on the continued revitalization it was feasible to participate and pursue of the city. One of the project’s original Free DVD Highlights certification for the project. objectives was to create a transparent facility that promotes community par- Green Building ticipation and that will enhance the P: And what was your role in the project? community. Observing the activity of Practices at Idea Center (Z7 %NVIRONMENTAL #ONSULTANTS ,,# MG: My role in the project started as the theater district indicates that this the specification writer. In that role I objective was achieved. ast year, as the result was able to integrate LEED require- The project has also offered many Lof a unique partnership ments into the contract documents so educational opportunities to all con- that was the first of its kind /UR STAFF INCLUDES GEOLOGISTS BIOLOGISTS CHEMISTS struction related industry professionals in the nation, WVIZ/PBS INDUSTRIAL HYGIENISTS ENVIRONMENTAL SPECIALISTS that it was not considered something with the release of the Designed to and 90.3 WCPN ideast- AND SUPPORT STAFF WITH THE TECHNICAL EXPERTISE extra added to the project – it was the AND EXPERIENCE TO ADDRESS A WIDE RANGE OF project. I also considered myself in the Perform DVD (see sidebar), a Cleveland ream and the Playhouse ENVIRONMENTAL SITUATIONS role of coaching the team through the Green Building Coalition case study Square Foundation trans- LEED process. During the duration of program, and numerous building tours formed the first three s ENVIRONMENTAL COMPLIANCE the project, the mechanical engineer, to groups interested in green building floors of Cleveland’s s GEOLOGICAL SERVICES construction manager and the project’s practices. landmark One Playhouse Square building into Idea WWWHZWENVCOM s INDUSTRIAL HYGIENE SERVICES lead designer also became LEED accred- ited professionals, so we had a strong Center (Properties, October 2005). Earlier this year, s VOLUNTARY ACTION PROGRAMS P: Interest in green building techniques knowledge base of the rating system the technology-rich, multi-use space received high s WETLANDSECOLOGICAL SERVICES appears to have steadily grown in recent PH from multiple disciplines. honors from the U.S. Green Building Council (USGBC) FX years on a national scale. From your per- after a lengthy certification process through its GREEN BUILT With the help of Monica Green (EISLEY 2OAD spective, what’s the state of green building Leadership in Energy and Environmental Design of Westlake Reed Leskosky, Idea Center at P: How difficult is it for a building to earn in Northeast Ohio? -ENTOR /HIO One Playhouse Square recently achieved (LEED) program: as a model project for the USGBC’s Silver certification and what was the key to LEED-CI Silver certification from the U.S. MG: I believe that the state of green Commercial Interiors pilot program, Idea Center achieving it with the Idea Center project? Green Building Council. building in Northeast Ohio is in transi- became the first in Ohio to receive LEED-CI Silver MG: The degree of difficulty in achiev- tion from dialogue to implementation. certification. mentation of all verifiable data that the ing certification is really dependent on Although, when you think about it, The story of the design and development of Idea USGBC requires for review. the experience of the design team with green building practices are always in Center is the focus of Designed to Perform: High The key factor to successfully achiev- the LEED rating system. Even if the transition with the development of Performance Commercial Offices Buildings, a new DVD ing LEED certification for this project strategies to support certification are alternative construction materials and package recently released for developers, bankers was that all the project partners – ideast- integrated into the project design and new building system technologies. and other professionals considering green building ream, Playhouse Square, Turner and documents, there is a learning curve There is a strong coalition of local practices. Created by Currere, Inc. and ideastream the entire design team – kept it as a involved with the collection and docu- organizations that are supporting the with funding provided by the BP Fund for Business goal throughout all project phases and implementation of green building in Growth of The Cleveland Foundation, the 19-minute this factor alone minimized any barriers. this area. It will be interesting to follow video highlights opportunities for green design in Project costs are always a factor and at the development of the Cuyahoga the commercial lease space real estate marketplace, one point during a value engineering County Administration Building and using the development of Idea Center as an example [VE] exercise there was a suggestion to the goal of LEED certification for the of leading practices. delete some tenant utility metering for a project. This will be a high profile “As a media company, we tend to avoid talk- dollar value totaling not even one half of example of what level of green can be ing about ourselves too much, but the Cleveland one percent of the tenant improvement accomplished here, especially with the Foundation convinced us that there was a story to costs. The directive from the owner was Commissioner’s interest in energy effi- be told here,” says Gene Sasso, communications that VE suggestions that would diminish ciency and renewable energy sources. director at ideastream. “The idea was to show and LEED credit opportunities will not be tell people what we did here and how they might considered… period! take advantage of high performance, sustainable P: Besides Idea Center, what are other techniques in their own buildings.” –MW notable examples of recent local projects P: How do you think the success of the Idea using green techniques and technologies? Limited quantities of the DVD are available for Center project has impacted the surrounding MG: The Howard M. Metzenbaum US Properties readers who are interested in learning community? Courthouse is an exemplary model that more about Idea Center and/or high-performance MG: As one of the few major downtown integrates sustainability and preserva- building techniques overall. For a complimentary copy, projects under construction at the time, tion and correlates LEED certification please direct requests to ideastream at 216.916.6100 the Idea Center is an ideal model for criteria with the Secretary of Interiors or [email protected]. urban reinvestment and has a significant Standards for Rehabilitation. It is in 66 Properties | September 2006 www.propertiesmag.com 67 tracted for projects for the SEEING IT THROUGH “One U.S. Navy in Livorno, Italy. of the [Idea Center] project’s original objectives was to create a transparent facility that promotes P: Can you tell us a little about community participation and that your background and how you will enhance the community,” become the first LEED accred- Green explains. “Observing the ited professional in Ohio? activity of the theater district indicates that this objective was MG: In a general sense, I’ve achieved.” been interested in respect- ing the environment ever ous interconnected engineered since my days in summer systems, each designed by a camp with the Girl Scouts specialty consultant. So the [of America] as kid. But pro- second challenge is to foster fessionally, I would say that collaboration among the GROWING UP “Idea Center is an ideal model P: What is the most challenging aspect of disciplines in a seemingly com- a big factor in developing my focus on your work? for urban reinvestment and has a significant green building techniques was through pressed time schedule. impact on the continued revitalization of the our firm’s work with the GSA [General MG: The most challenging barrier to city,” Green says. Service Administration]. When the overcome is the misconception that the green building adds cost to a project or P: Finally, what inspires you to promote the first group of buildings listed on the LEED accreditation initiative was first green building? National Register of Historic Places to offered through the USGBC in 2001, I that it is a piece of equipment or build- achieve LEED-NC certification. The saw the importance of it and went after ing material when it is really a process. MG: It is not an option, in my opin- commitment to rehabilitate this national it. Today, though, there are many, many Each and every design decision affects ion. I consider promoting green building treasure and one of the most significant LEED accredited professionals through- the total building performance. Especially practices a responsibility for all design buildings in Cleveland supports the phi- out Ohio. now, buildings are comprised of numer- professionals. P losophy of sustainability. Green strategies include building and materials reuse, use (5'% ).6%.4/29 of low emitting materials, significant amounts of construction waste diverted We offer over 95 from landfill disposal, carbon dioxide selections of stone monitoring, humidity control, reclaimed to choose from! energy sources, water saving plumbing WARREN ROOFING fixtures, enforced indoor air quality stan- 6ÃÌÊÕÀÊà ÜÀÊ dards during construction, and building ÌÊÃiiÊ>ÊÌ iÊ«ÃÃLÌið flush-out prior to occupancy. & INSULATING CO. P: What other green projects are you involved with at the moment? MG: I am just completing documenta- #ULTURED 3TONE¤ PRODUCTS tion for the Salem Community Hospital’s new Central Plant. The Central Plant Telephone: 440/439-4404 ARE AN IDEAL COMPLEMENT project prepared the hospital for a new FOR ANY TYPE OF COMMERCIAL surgery addition, just breaking ground Fax: 440/439-7523 and participating in the Green Guide for BUILDING FROM OFl CE -ASON 3TRUCTURAL Health Care pilot program. 3TEEL )NC BUILDINGS AND COUNTRY I am working with the GSA to pursue 7015 Krick Road LEED for existing buildings certifica- .ORTHl ELD 2D CLUBS TO RETAIL SPACES tion for the Celebrezze Federal building 7ALTON (ILLS /HIO Walton Hills, Ohio 44146 RESTAURANTS AND HOTELS in downtown Cleveland and the Peck Federal Building in Cincinnati. Also, I am currently serving as a LEED ÜÜÜ°>ÃÃÌii°V consultant to a design/build firm con- Commercial/Industrial Roofing and Sheet Metal 3ERVING .ORTHEAST /HIO 3INCE 68 Properties | September 2006 www.propertiesmag.com 69 Sustainable Design & Environmental Solutions Under federal regulations would end this trend of expansive interpreting the CWA, it also federal regulation under the CWA. Sink or Swim means interstate wetlands, The decision involved two cases of Supreme Court ruling may limit federal wetlands regulation, but what will it mean for Ohio developers? lakes, rivers, streams, mudflats Michigan developers who wanted to and ponds, as well as tributar- fill in wetlands on their properties. By Leslie G. Wolfe | Photos courtesy Walter & Haverfield LLP ies to those waters, temporary The lead case, Rapanos v. U.S. or “ephemeral” streams and (126 S. Ct. 2208 [2006]), involved It all started when the developer If all this sounds time-consuming, “adjacent” wetlands (33 C.F.R. three wetlands near or connected noticed that the site for his single-family complicated and expensive, you’re right. §328.3[a][3], [5] and [7]). Even to drains that emptied into a series residential development contained some However, developers armed with just wetlands that are separated of creeks leading to Lake Huron. marshy depressions and a few old drain- a few important tips can successfully from “waters of the United The developer backfilled the three age ditches leading to a nearby lake. The navigate the murky waters of wetlands States” by manmade dikes or sites without a permit and was found ditches were man-made and had been regulation. natural river berms are covered criminally and civilly liable for vio- used to drain the fields back when the under the CWA (33 C.F.R. lating the CWA. land was used for farming. No standing Federal jurisdiction under the §328.3[c]). In the consolidated case Carabell water was visible, and the ditches carried What is a “Wetland”? Clean Water Act Over time, the Corps has v. U.S., the developers went to court flowing water only after a heavy rain. Engineers before discharging any dredged The CWA prohibits dumping or fill- adopted an expansive inter- Under Ohio law, “wetlands” means “those areas that are inundated after being denied a permit to fill in a Three years later, the developer is still or fill material into the disputed area and ing in “navigable waters” without a pretation of both “tributaries” or saturated by surface or ground water at a frequency and duration wetland bordering a series of ditches wrangling with federal regulators over may be required to offset any unavoid- permit from the U.S. Army Corps of and “adjacent” wetlands. It that are sufficient to support, and that under normal circumstances do flowing into Lake St. Clair. The wet- whether the property contains “wet- able wetland losses resulting from the Engineers (see 33 U.S.C. §1251, et seq.). has asserted jurisdiction over support, a prevalence of vegetation typically adapted for life in satu- land was separated from the ditch by lands” that are covered under the federal development by creating or restoring an “Navigable waters” is defined as “the a surprising range of typically rated soil conditions.” In short, “wetlands” are areas which contain soils an impermeable man-made berm. Clean Water Act (CWA). existing wetland. And even if the wet- waters of the United States, including dry or semi-wet channels, that are saturated or inundated at a frequency and duration sufficient In both cases, the Sixth Circuit If the property does contain such “wet- lands are exempt from federal regulation, the territorial seas” (33 U.S.C. §1362[7]). such as intermittently flowing to give rise to hydric soils and/or contain water-loving plants. Court of Appeals (which covers lands,” the developer will be required to the developer may still need a permit to However, the term means more than storm drain systems and cul- Ohio federal courts) held that the obtain a permit from the Army Corps of fill under Ohio law. just waters capable of being navigated. verts, man-made ditches, and connection” to covered waters, or even wetlands were covered under the “washes and arroyos” through which by their physical proximity to covered CWA because they were “adjacent” to water courses only during periods of waters. “tributaries” of navigable waters. heavy rain. In reviewing the cases, the Supreme Ohio Construction News Wetlands have been regulated The Rapanos/Carabell opinions Court issued, in essence, a “split” deci- Michigan Construction News as “adjacent” to jurisdictional waters In June, the U.S. Supreme Court sion. While five justices agreed to reverse simply by lying within the 100-year issued a decision that many hoped the Sixth Circuit’s rulings because it had floodplain, by having a “hydrological RESIDENTIAL ASBESTOS Construction News Corporation provides timely, valuable and accurate planning, bid and bid results information to its customers through a daily online and bi-weekly hard copy REMOVAL, Inc. trade newspaper with a physical and online plan room with scan capabilities. Since 1986, we have safely removed asbestos Covering Northeast Ohio, Central Ohio, Northwest Ohio, Southern Ohio and the 41 from thousands of businesses and homes. We counties of Southern Michigan, CNC reports private- and public-sector commercial, also provide asbestos encapsulation, environmental, industrial, institutional and multi-family construction bid information. re-insulation and mold abatement. Satisfied customers include: Call us today to subscribe. o General Electric Co. 7261 Engle Road, Suite 304 o Willoughby-Eastlake City Schools Cleveland, Ohio 44130 o Third Federal Savings & Loan phone: 800.969.4700 fax: 800.622.8234 www.cncnewsonline.com www.residentialasbestos.com 216-561-1600 70 Properties | September 2006 www.propertiesmag.com 71 Sustainable Design & Environmental Solutions Know Your Customers’ Customer Through identifying, anticipating and servicing their applied the wrong standard in determination into whether a by legal wrangling as the lower courts customer’s changing needs, on the customer’s terms, determining whether the wet- Steps to take if your property particular wetland bears a “sig- deal with the Supreme Court’s fractured The Crowley Group is able to deliver projects which lands were covered under the nificant nexus” to traditional decision. 216.231.1100 help their customers grow and thrive. TELEPHONE CWA, they split 4-1 as to what contains potential “wetlands” navigable waters. Finally, the It is important to note that real estate + General Contractors + Construction Managers + the correct standard should be. four dissenting justices agreed developers in Ohio may not benefit + Design-Build + Interior Construction + • Never break ground or take any steps which might constitute dumping Four justices argued for a with the Corps’ decision to from this anticipated easing of federal + New Facilities + Renovations + or filling in a wetland without obtaining the appropriate government stricter interpretation of “waters regulate the sites as wetlands jurisdiction over wetlands. Ohio law + Owner Representation + authorizations or permits. of the United States,” which “adjacent to” covered waters, already requires developers to obtain a www.crowleygrp.com would include only relatively • Before developing or improving the property, hire a professional wetland despite the lack of any con- permit before filling in certain isolated, email: [email protected] permanent, standing or contin- consultant to conduct a preliminary site inspection for potential wetlands. tinuous surface connection wholly intrastate wetlands (see O.R.C. uously flowing bodies of water • If the property arguably contains wetlands, consult with an experienced between the wetlands and the §§ 6111.02 to 6111.027). Thus, even such as streams, oceans, rivers, wetland consultant to assess the costs and ramifications of applying for a neighboring tributaries. if a particular wetland is exempt from and lakes, but not ordinarily dry permit under federal or state law. regulation under the CWA, it may be channels through which water Impact on Ohio developers covered under the state law of Ohio. flows only periodically. Under • If you decide to go forward with the project, submit a wetland delineation Since the Court failed to According to Rostyslaw Caryk, this strict view, wetlands that to the appropriate agency. reach a majority in Rapanos/ senior ecologist at Shaw Environmental connect to “navigable waters” • If you disagree with the agency’s identification of regulated wetlands on Carabell, none of the sepa- and Infrastructure, the big question is via tributaries could be regu- your property, you have certain legal rights and remedies that require rate opinions provides clear whether Ohio will enact new legislation lated only if: 1) the tributary is timely action. direction to the Corps or the to regulate tributaries and streams that a relatively permanent body of lower courts. Many expect the might fall outside of CWA regulation water connected to traditional difficult to determine where the water Corps to revise its regulations if the Corps retracts the scope of its interstate navigable waters and 2) the ends and the land begins. to reflect a stricter interpretation of jurisdiction. wetland has a continuous surface con- The fifth justice disagreed that the “waters of the United States” in light “Currently Ohio has no stream law, nection with the tributary, making it CWA should be more strictly interpreted. of the Court’s decision. Any regulatory so the real issue is what will happen to Instead, he argued for a case-by-case changes are sure to be accompanied all the connecting streams, ditches and other tributaries of isolated wetlands that may become unregulated under federal law,” Caryk says. Until these issues are clarified, anyone planning to develop, improve or even landscape property containing wetlands «ÕL}ÊÃÕ««ÞÊV°«ÕL}ÊÃÕ««ÞÊV° )N 3TOCK .OW should consult with a competent wet- ÜÜÜ°>VÌÛi«ÕL}°VÜÜÜ°>VÌÛi«ÕL}°V lands expert or legal advisor. Failure to obtain a permit to fill in state or federally protected wetlands could result in a stop 7iÊ >ÛiÊ>ÊLiÌÌiÀÊÃÕÌÊvÀÊÞÕÀÊÜ>ÌiÀÊ i>ÌiÀÊii`à work order, financial penalties or even criminal proceedings. P (IGH EFFICIENCY WATER HEATERS AND BOILERS If you have any questions about this article or if s LOWER OPERATING COSTS s GREATER INSTALLATION FLEXIBILITY hether or not your paving project requires reshaping you need to speak with a legal expert concerning the terrain, Carron gets the job done. As your full- s HIGHER EFFICIENCY s LONGER LIFE a wetlands issue, contact Leslie G. Wolfe at W Walter & Haverfield LLP (216.781.1212). service asphalt paving company we handle every aspect s LONGER WARRANTY s EASE OF MAINTENANCE Founded in 1932, Walter & Haverfield LLP of the project from start to finish. We perform site survey, (www.walterhav.com) is a firm of 50 lawyers grading, drainage, concrete, lighting, pavement and pave- s LOWER PURCHASE PRICE s LOWER REPLACEMENT COSTS serving the legal needs of a broad range of ment marking. We can also provide an ongoing mainte- Northern Ohio, national, and international cor- nance program to keep your pavement in condition. porate, individual, institutional and public clients in the practice areas of business, international Contact us today! Our Carron representative will be happy #ALL YOUR LOCAL WATER HEATER SPECIALIST AT trade, government litigation and relations, health to meet with you to discuss your paving project needs! care, litigation & employment law, public law, #LEVELAND 3TU taxation, mergers & acquisitions, estate planning 7ILLOUGHBY *OE & wealth management, and probate administra- 0AINESVILLE 0AT tion. The firm’s headquarters is located in the 440-439-6464 Tower at Erieview, 1301 E. Ninth St., Suite "AINBRIDGE 3TU 7615 Bond Street, Solon, OH 44139 3500, Cleveland, OH 44114-1821. [email protected] !SHTABULA !RT 72 Properties | September 2006 www.propertiesmag.com 73 4HE &)234 NAME IN QUALITY ELECTRIC HEATING NAIOP Book Addresses EQUIPMENT 4HE INDUSTRYS REFERENCED STANDARD Improving Your Bottom Line, One Flush at a Time Commercial Demand 3PECIFY CLEAN QUIET AND DEPENDABLE By Scott Blitzer "ASEBOARD 3ILL LINE #ONVECTORS &AN &ORCED 7ALL for Green Development (EATERS !ZTEC© 2ADIANT #EILING 0ANELS AND 5NIT roperty managers face what seems to be an uphill battle in controlling one of their biggest (EATERS ON YOUR NEXT HEATING PROJECT ore than half of the world’s 500 Pvariable expenses – water. Municipal water and sewer rates continue to rise each year and our largest corporations issuing sus- communities aren’t getting any younger. It is not uncommon in Northeast Ohio for monthly water M tainability reports in 2005 say bills to average $45 per unit, or 6-8% of monthly rents. Bathrooms account for 70% of the water that they want to build and occupy real consumed within an apartment unit. The biggest user of water and often the biggest culprit of water estate that reflects their values, accord- ing to Developing Green: Strategies for waste is the toilet. Toilets comprise 40% of the total water consumed within a unit, but we have Success, a new book published by the measured toilets with serious leaks to be wasting 4,000 gallons per day. National Association of Industrial and There are several factors to producing a strong flush while improving toilet efficiency. Office Properties (NAIOP). 4HE )NSTALLED (EAT AT 'ATEWAY !RENA Developing Green: Strategies for Success, Quality components that extend below the rim of the flapper is not addressed, water continues to be 3OCIETY 4OWER AND THE #LEVELAND ,IBRARY authored by Jerry Yudelson, PE, MS, By replacing all of the inefficient, can be a major problem in areas with wasted every day, all day long. In addi- high water pressure (70 psi and higher). tion, sometimes the refill tube is pushed ,OCAL #HROMALOX AND 2EPRESENTATIVE 2EPRESENTATIVE #LEVELAND AREA STOCKING DISTRIBUTORS MBA, LEED AP, leaking hardware on your old toilets, $ON "URGER )NC focuses on the prac- you can not only save money on water This is a concern as parts of Northeast deep in the overflow tube, and this can #LEVELAND (ERMETIC tice, marketing and expenses, but reduce your maintenance Ohio have water pressures exceeding cause continuous siphoning with certain #OMMERCE 0ARK #LEVE &AMOUS 3UPPLY #O trend toward build- calls and costs too. 100 psi. A flapper with a protruding bulb ballcocks. It’s best to replace ballcocks 0HONE s &AX ,EFF %LECTRIC ing green. Included struggles to close with high pressures and with Fluidmaster 400A fill valves that WWWANDERSON BOLDSCOM 7OLFF "ROS 3UPPLY appears to bobble just above the flap- are detectable when they operate. &OR INFORMATION CALL 'UY -ERCER OR -ARLENE (OLDERMAN are seven keys to Flapper successful green The majority of toilet leaks are caused per seat. This can greatly increase the marketing, making by faulty or worn flappers. Over time, amount of time until closure and the Handles the business case the flapper at the base of the tank can amount of water used per flush. Handles in poor condition can cause #/--%2#)!, s ).$5342)!, for green buildings, become brittle, worn, dirty or misaligned havoc with toilet performance. Loosened validating their full with the flush valve seat and simply will Ballcocks or rounded off spud nuts can position the incremental costs, incorporating green not seal properly. Symptoms include the We are all familiar with leaky ball- handle arm to “half-mast.” This can features into each development project need to jiggle the tank handle or having cocks. Their silent leaking is not cause excessive chain length that can and understanding today’s movement the tank refill itself even when the toilet annoying to residents and invariably rest under the flapper and prevent it toward widespread green development. is not in use. A quality flapper is the never gets detected or reported. If this from sealing. Similarly, the chain may The publication is designed as a most important component in stopping resource for professionals engaged in toilet leaks. financing, designing building and mar- The material used in making a flapper keting projects with green features. It will have a big impact on its effectiveness illustrates the practice of marketing and and life span. Flappers made from neo- $URO ,ASTgS CUSTOMIZED 3INGLE 0LY 2OOl NG 3YSTEM ELIMINATES selling green developments and includes prene tend to deteriorate rapidly from harsh chemicals found in the water. The LEAKS )T IS PERFECT FOR NEW OR REPLACEMENT m AT ROOFS case studies of exemplary projects and companies that are transforming the give-away is fingers will blacken when %ASILY )NSTALLED s 9EAR 7ARRANTY s "EST &IRE7IND 2ATINGS building and development industry. a worn neoprene flapper is touched. In addition to the case studies, nar- Polypropylene flappers are an improve- ratives and materials outlined in the ment over neoprene, but they tend to ▲ book, each Developing Green: Strategies harden and curl over time with exposure #ONSTRUCTION -ANAGEMENT for Success is accompanied by a bonus CD to chlorine. The best flapper material, featuring “sustainably” designed private as determined by an exhaustive study ▲ 'ENERAL #ONTRACTING real estate and “at risk” projects from by the City of Phoenix in the 1980s, &AX across the country. P is Kraton. It’s an expensive material ▲ $ESIGN"UILD and difficult to mold, so they are not "UILDING 3ATISFACTION &OR /VER 9EARS 4OLL &REE Developing Green: Strategies of Success ($89.95) common but their quality and longevity may be obtained online at www.developing- make them worth the differential. WWWDAMSCHRODERCONSTRUCTIONCOM green.com or www.naiop.org/bookstore. The shape of the flapper also has a big impact on how well it works. 4HE +RILL #O )NC -AIN !VENUE ▲ #LEVELAND /( ▲ ▲ WWWKRILLCOM 9OUR !UTHORIZED $URO ,AST 2OOl NG #ONTRACTOR Flappers with a bulb-shaped protrusion 74 Properties | September 2006 www.propertiesmag.com 75 Sustainable Design & Environmental Solutions snag on the hook that attaches the chain with, the upward rotation will pull the Components conclusion to the handle, holding the flapper off the flapper up off the seat. To have an effective and efficient New EPA Final Rule Effects Property Buyers, Sellers seat. Finally, if the handle is installed All of these problems result in tremen- toilet, high quality components are By Barry A. Cik without jamming it into the top, it is dous water usage. Handles that are bent essential. The water savings achieved by possible to rotate the entire assembly or corroded should be replaced with high using high quality components will far or the first time since the enactment You can now buy property that’s con- (under Corps of Engineers jurisdiction), upward if someone hits the handle down quality handles that have brass arms and exceed their additional cost. of CERCLA [Comprehensive taminated and not be the liable party. petroleum underground storage tanks forcefully; if the chain is tight to begin nylon spuds. “F Environmental Response, In order to be protected, the buyer (under Ohio Bureau of Underground Setting up the toilet Compensation and Liability Act] in 1980, must do a Phase I/All Appropriate Storage Tank Regulations [BUSTR] True optimization of the toilet can be a person may purchase property with the Inquiry (AAI) prior to taking title. The jurisdiction), other Ohio EPA issues, done with an adjustable flapper plus the knowledge that the property is contaminated AAI must be done per the required and private environmental issues (e.g. Night or Day We’re On Our Way! ability to adjust the amount of water sent without being held potentially liable for protocol and, if the property is contami- toxic torts). to the bowl during the refill. A perfectly the cleanup of the contamination.” –U.S. nated, must demonstrate that any and all balanced and efficient toilet will have Environmental Protection Agency contamination at the property occurred Continuing obligations the flapper timed to close right after a (www.epa.gov/swerosps/bf/aai/compare_astm.pdf, prior to taking title. Also, the new owner The liability protections are available strong vortex has formed and the bowl page 1, October 2005) may not be affiliated (whether personal to any buyer of commercial property, refilled to the top of the trap level. The or business) with any entity that is subject to properly following the AAI tank level should be set as high as pos- The new EPA Final Rule on “All responsible for the contamination. guidelines. However, the liability pro- sible to initiate a strong flushing action, Appropriate Inquiries” (AAI) goes into tections do not relieve the new property and the rim holes should be unclogged effect November 1, 2006. With this Limitations owner from various continuing obliga- to fully utilize this pressure. Final Rule, buyers can now be protected The new liability protections only tions. against contamination caused by prior apply to hazardous substances as defined For example, the new property owner A word on showerheads users of the property. by the EPA’s CERCLA. Specific exclu- who followed AAI guidelines may not Inexpensive showerheads with remov- The underlying principle until now sions include current facilities under the be liable for any cleanup costs of the able restrictors are routinely gutted by has been that if you buy the property, jurisdiction of the Resource Conservation contamination caused by prior users of residents, quickly turning them from you buy the contamination. No more. and Recovery Act (RCRA), wetlands the property. However, as a simplistic water savers to fire hoses. Be sure to invest in quality showerheads that cannot be gutted. Final thoughts When You Want It Done Right While we certainly are not able to W.F. Hann & Sons/HAVSCO control resident water consumption Snow Removal, Too! habits, we can effectively improve the Dun-Rite also specializes in professional snow provides comprehensive, water fixtures within the units. Doing so removal for commercial businesses. To assure the safety and accessibility of your property, Dun-Rite’s will make them perform better, more effi- professionally maintained fleet of trucks is ready and single source contracting for ciently and improve resident satisfaction. staffed 24/7. We use only Dun-Rite equipment and professionally trained drivers, never subcontractors. In the process, property managers will be COMMERCIAL SHINGLED ROOFS COMMERCIAL FLAT ROOFS Call today for a FREE estimate. commerical HVAC services. able to better control their water and A statement is faxed maintenance expenses while improving At Dun-Rite, we have been the established roofing specialists, serving Northeast Ohio since 1989. We have made each time we are in When you need help, we’re there! roofing our primary business, as two-time winner of the prestigious Weatherhead 100 Award, recognizing continuing your lot to assure the profitability of their community. P growth and superior service. Promoting safety and integrity, Dun-Rite requires weekly OSHA safety training and accurate billing. • COMMERCIAL AIR CONDITIONING • HEATING • UPGRADES AND RENOVATIONS participation in the Ohio Bureau of Worker’s Compensation Drug-Free EZ Program by all employees. Refuse to settle • PLUMBING SERVICES & INSTALLATION • FULL-SERVICE MAINTENANCE AND for other so-called roofers, who are unlicensed, uninsured, unreliable, and unaccountable. At Dun-Rite, all of our work is completed by our factory trained and certified team of professionals, never subcontractors. We guarantee the REPLACEMENT PLANS • COMMERCIAL PROPERTIES • SCHOOLS • CHURCHES Author Scott Blitzer is a regional sales man- ager with the Cleveland regional office of Minol, highest-quality products, all with manufacturer-backed warranties, thorough jobsite cleanup and individual attention a national utility and financial management throughout the entire process. Let us take care of the roof over your head. partner offering water conservation and utility expense recovery solutions. Minol is a division of Minol International, the second largest utility expense recovery company in the world, oper- ating in 28 countries and providing service to • Residential Roofing • Windows, Siding & Gutters more than 11 million meters annually. For more • Commercial Roofing • Electrical Work info, visit www.minolusa.com, email Blitzer at • New Construction • Snow Removal Since [email protected] or call 866.526.4665. • Renovation Projects • Visit Our Showroom CONSTRUCTION • Excavating Services • Financing Available 1989 • Precision Masonry 1.800.422.RITE & Tile Work Condo Associations, Retirement Homes, 5108 Richmond Road • Bedford Heights, Ohio Office Complexes & Shopping Malls www.dun-riteconstruction.com PHONE (216) 831-4200 FAX (216) 464-2523 DEPENDABLE / PROFESSIONAL / SAFE / LICENSED / BONDED / INSURED / WORKERS COMP 76 Properties | September 2006 www.propertiesmag.com 77 Properties Magazine, Half Page Ad (7” x 4.875”) Please center in 7” x 4.875” live area. CLIENT AUTHORIZATION TO PROCEED DATE CLIENT: Dun-Rite DATE: 3.6.06 PROJECT: Properties Magazine VERSION: 3 Marketing by Design JOB NUMBER:850-0011 example, that obviously doesn’t mean the circumstances. For example, if the ination was caused by earlier users of Inquiries.” It focuses on how buyers of that the new property owner can invite new property owner will be conduct- their properties prior to taking title. commercial property can maximize their the neighborhood kids to come play in ing manufacturing operations that could Sellers will not necessarily share that protection against CERCLA hazardous the contaminants! release contaminants to the subsurface, objective. substances environmental liability. The Building & Property Management As such, the basic continuing obli- it would be advisable to perform Phase II • Buyers will no longer simply accept author of the Government Institutes gations of any protected commercial sampling and analysis in order to be able reliance letters from sellers, because in guidebook is this writer. P property owner include taking reason- to demonstrate that all contamination • order to be protected from CERCLA able steps to stop ongoing or continuing occurred prior to the new owner obtain- hazardous substances liability, buyers Barry A. Cik is a member of the ASTM Committee responsible for the Phase I standard, releases, preventing or limiting exposure ing title. must undertake the Phase I/All to previous releases, and complying with and a member of the subcommittee that drafted • Appropriate Inquiry. the new Phase I environmental site assessment any preexisting land use controls, notice Environmental professionals revisions. Cik is chief engineer with G.E.M. requirements, etc. Under the old ASTM Phase I proto- Government Institutes has published Testing & Engineering Labs in Cleveland. • col, there was no clear definition of who a guidebook to the revised ASTM Phase New Phase I Environmental Site could be an environmental professional. I and the U.S. EPA “All Appropriate Assessment Standard That will now change dramatically. The The Phase I that buyers obtain when EPA AAI Final Rule provides minimum GE Lighting purchasing commercial property has educational and experience requirements, G.E.M.TESTING & ENGINEERING LABS Lenders & Owners been revised. With the U.S. EPA Final encourages the use of state licensed LLC Rule on “All Appropriate Inquiries,” Professional Engineers and Professional 1163 East 40th Street • Cleveland, Ohio 44114 • Environmental liability protection specialists the ASTM Phase I has been revised and Geologists, and requires Environmental Phone 216-432-3000 • Fax 216-432-3311 now complies with that rule (subject to • Solutions for buyers, sellers, lenders & owners • Environmental due diligence since 1984 certain parameters). As a courtesy to readers of Properties, a The Phase I standard of practice is now better defined and enables buyers limited number of copies of the Governmental 4614 Prospect Avenue, Suite 425, Cleveland, Ohio 44103 of commercial real estate to qualify for Phone (216)781-4120 • 1-888-9-GEMTEST • www.gemtesting.com the landowner liability protections for Institutes Guidebook on ASTM Phase I and CERCLA hazardous substances which U.S. EPA’s “All Appropriate Inquiries” will were released at the property prior to taking title by the new property owner. be provided FREE by calling G.E.M. Testing & Engineering Labs at 216.781.4120 or Does the New Phase I/AAI require more intensive investigation? 1.800.9.GEMTESTING. Yes. However, the additional steps JANCE CONSTRUCTION LLC. are mostly incremental and do not fun- GABLE damentally change the procedures of a Professionals to make certain declara- Elevator & Lift Company, Inc. Phase I. For example, historical research tions as to their qualifications. Established 1970 must now go back to first use of the Changes in the real estate market- Since 1991 property. Government records searches place: have been expanded. Local government • General Contractor records must be searched. (Previously, • Buyers of commercial real estate can Residential & Low-Rise Commercial Elevators only state and federal records were now reduce environmental liability mandatory.) Institutional controls, risks, which in the past could have Stairway Lifts • Dumbwaiters • Material Lifts • Construction Manager engineering controls and recorded caused an investment to crash. environmental cleanup liens must be • Buyers will be more inclined to Vertical/Inclined Wheelchair Lifts • Design – Build searched. Property inspection require- invest in and redevelop older indus- ments are expanded. More interviews of trial “Brownfields” sites. the property users are required. Cleveland Columbus • Banks will be pleased with buyers 9345 Ravenna Rd Ste F 425 Industry Drive who protect themselves against envi- “Building Confidence” Are Phase II’s required? Twinsburg, OH 44087 Columbus. OH 43204 No. The U.S. EPA Final Rule on ronmental liability and present Phase 330.963.3353 614.276.6666 All Appropriate Inquiries (AAI) states I’s that are AAI compliant. 8666 Tyler Boulevard (440) 255-5800 that Phase II’s are not a requirement to • The interests of buyers are no longer Mentor, Ohio 44060 (440) 255-1508 Fax obtain the landowner liability protec- necessarily the same as the interests 1.800.677.1068 www.gableelevator.com www.jance.com tions. However, Phase II sampling and of sellers. Buyers may now want to analysis may be necessary depending on demonstrate that any and all contam- 78 Properties | September 2006 www.propertiesmag.com 79 Sustainable Design & Environmental Solutions RJ Weidner Dollars and Common Sense were excluded. Second is a review of Custom the site history. This is accomplished nterIors A look at the real cost of a Phase I Environmental Site Assessment by the review of readily available aerial I photographs, maps, city directories and By Fraser K. Hamilton other similar sources. Third are inter- InteriorW Design he Phase I Environmental Site Assessment (ESA) is often the first, and perhaps only, contact views. The current owner as well as others familiar with the site should be Contract Tthat a business has with an environmental consultant. This entry point into the world of the interviewed to review the potential EPA (Environmental Protection Agency) can be a shocker in more ways than one to a potential for current site practices to result in a buyer of commercial real estate. Typically performed whenever a loan is being secured by com- release to the environment. Fire depart- Residential mercial real estate, the Phase I ESA is a study to evaluate the presence or absence of “recognized ment, health department, engineering environmental conditions” at the property. RECs are indications of a past, present or future release and other similar public officials are Planning of hazardous substances or petroleum products to the environment. also interviewed. Finally is a review of regulatory (EPA and similar agencies) Renovation The scope of work for a Phase I ESA is the US EPA that will likely become the and the AAI standard. The Phase I ESA files. This is typically accomplished defined by one of two sources. First, the de facto standard by the end of 2006. provides a buyer, and by extension the using a commercial database service. A Furnishings American Society of Testing Materials Typically, there is no sampling of soil lender, with protection from Superfund review of permits and other regulated (ASTM) has issued a standard for the or groundwater associated with a Phase liability for the sins of others. environmental activities at the site and performance of Phase I ESAs. Secondly, I ESA. Some clients may request that The Phase I ESA includes four pri- surrounding sites helps the assessor better Weidner Custom Interiors many lenders have established their own the consultant perform an assessment of mary components. First, a site visit. understand the potential for impact to the site from these operations. 25576 Bagley Road | Olmsted Falls, OH 44138 standards, which usually include all of the property for mold, lead paint, lead This should include a systematic recon- P 440.235.7080 | F 440.235.7085 the ASTM requirements plus more. in drinking water and/or asbestos at the naissance of the entire property with At the present time there is no certi- There is also an All Appropriate time of the Phase I ESA, but these items notation of any areas that were excluded fication or license needed to perform a [email protected] Inquiry (AAI) standard promulgated by are all beyond the scope of the ASTM from observation and the reasons they Phase I ESA in Ohio and any surround- ing states (Ohio requires that a person be licensed as a certified professional to perform Phase I ESAs under the state’s g,Ltd. Consultin EW !F?;H@IL;B?;FNBS?HPCLIHG?HN Voluntary Action Program, but this is a EARTH THE N RED FOR 2B? 80 Properties | September 2006 www.propertiesmag.com 81 Sustainable Design & Environmental Solutions experience offering Phase I ESAs. The combina- TABLE 1: SUMMARY OF EFFORT TO COMPLETE A PHASE I ESA tion resulted in the Phase I ESA becoming a commod- TASK HOURS TO COMPLETE Firm A Firm B Firm C Firm D Firm E Firm F Average ity with average pricing Site reconnaissance (including travel) 4 4 4 4 4 4 4.0 closer to $1,500 to $2,500 Research (site history) 10 8 8 3 8 4 6.8 depending on the nature Reporting 10 24 8 20 10 10 13.7 of the site. This is where Project Management 2 4 2 2 2 1 2.2 the market is today, with QA/Qc 2 Included 2 3 2 2 2.2 some firms still offering Production (copies, secretarial, etc.) 10 Included 2 1.5 2 1.15 3.3 Phase I ESAs for $1,000 Accounting 2 Included 1 1.5 1 1.15 1.3 By selecting a contractor who uses skilled craftsmen or less. TOTAL HOURS 40 40 27 35 29 23.3 32.4 While it is not expected PROPOSED COST $2,000 $2,500 $2,500 $2,200 $1,500 $1,950 $2,108 from the Ohio carpenters union, you are placing the that a dramatic (or any) EXPENSES increase in Phase I ESA Mileage $25.00 $25.00 $25.00 $25.00 $25.00 $25.00 pricing will result from this Professional Liability Insurance $82.47 $82.47 $55.67 $72.16 $59.79 $48.04 most highly trained carpenters and millwrights in article, the author feels it Subcontracted database report $150.00 $150.00 $150.00 $150.00 $150.00 $150.00 important to provide some Salary - AAI qualified professional $1,212.37 $1,731.96 $1,039.18 $1,385.57 $1,125.77 $909.28 education regarding the Salary - secretary/accountant $294.00 $ - $73.50 $73.50 $73.50 $56.35 Ohio on your project. It’s our job to keep every level of effort that goes Misc costs (copies, postage, etc.) $100.00 $100.00 $100.00 $100.00 $100.00 $101.00 into a Phase I ESA. In Rent, certifications, training, software, preparing this article we telephone, etc. $474.23 $474.23 $320.10 $414.95 $343.81 $276.24 project productive and create the desired results. Cost of money (90-day pay and 10%) $58.45 $64.09 $44.09 $55.53 $46.95 $39.15 polled some of our com- ACTUAL COST $2,396 $2,628 $1,808 $2,277 $1,925 $1,605 petitors and asked them We take this responsibility seriously, and we’ve how many hours it would Profit Margin -17% -5% 38% -3% -22% 21% 2% take to complete a given Phase I ESA and how Average hourly rate (Cost) $59.91 $65.69 $66.95 $65.05 $66.37 $68.89 $65.48 created a Customer Bill of Rights to explain what you much it would cost. The Average hourly rate (Charged) $50.00 $62.50 $92.59 $62.86 $51.72 $83.69 $67.23 results of this informal can and should expect from us. To get your copy, survey indicate that the $2,500 may (or may not) be too much. • OSHA Compliance (Hazardous level of effort is fairly consistent, as are As in anything, the buyer has to review Waste Site Operations annual costs (Table 1). the assessor’s qualifications and make a refresher, respirator fit tests, annual e-mail [email protected] today. The example used to generate this decision regarding value and cost. medical monitoring) table was a 50,000 square foot industrial In developing this analysis ECL con- building that is vacant. It is located on • Rent, computer hardware and soft- sidered that most assessors would have ware upgrades, digital cameras, Union Carpenters: Building a Stronger Ohio a five-acre parcel in an industrial/com- costs associated with the following: mercial neighborhood approximately 25 utilities, telephone expense and miles from the office. What becomes • Professional certifications (PE, PG, advertising apparent from this analysis is that $1,500 Asbestos, Lead) is not enough to pay for this service and The average rate being paid, including all expenses appears to be about $67.23. This does not included any profit, which One Company, One Call. based on the reported proposed prices for a Phase I from the survey respondents Count on PSI for all of your roofing needs: would be about 2-3%. Roof Surveys What does one get for this $67.23 Roof System Evaluation and Design per hour? Consider that the US EPA’s Testing and Inspection AAI standard sets criteria for qualified Ohio and Vicinity Regional Construction Employers Consulting and Management Programs professionals. To meet these criteria, the Council of Carpenters Association assessing professional has to meet one of PSI the following: 3615 Chester Avenue 950 Keynote Circle, Suite 10 5555 Canal Road Environmental Consulting ● Geotechnical Engineering Cleveland, Ohio 44114-4694 Cleveland, Ohio 44131-1802 Cleveland, OH 44125 Construction Materials Testing & Engineering ● Industrial Hygiene Services • Be a professionally licensed engineer 216.391.2828 • www.ovrcc.com 216.398.9860 • www.ceacisp.org 216/447-1335 Facilities & Roof Consulting ● Specialty Engineering & Testing Services or geologist and have at least three PLEASED TO BE THE ENVIRONMENTAL AND GEOTECHNICAL CONSULTANTS FOR THE years experience (which means they INTERNATIONAL HOTEL & CONFERENCE CENTER PROJECT. 82 Properties | September 2006 have five years experience after get- ting a degree), or • Have a baccalaureate degree and a minimum of five years experience, or • Have at least 10 years experience ӣȮÊÓÎÎ£Ó This highly qualified individual comes ÎÎä®ÊÓÇ{äÇnÇ equipped with a digital camera, computer with up-to-date software, a subcontracted DISCOVER THE database report, a cellular telephone, landline telephones, internet service, email, a heated office, reliable trans- OF portation and usually the ability to be POWERBOMA MEMBERSHIP available to the client almost any time day or night. In our example, the profes- sional is making $60,000 per year. By comparison consider that in the August 28, 2006 issue of The Plain Dealer, a local Cadillac dealership was offering salaries of $30 per hour for technicians BOMA Greater Cleveland (this is about $60,000 per year). Further, 1228 Euclid Avenue, Suite 850 Cleveland, OH 44115-1846 this author recently paid $97 per hour Phone: 216.575.0305 . Fax: 216.575.0233 for a technician to work on his six-year- www.bomacleveland.org old Ford at a local dealership. This auto repair rate does not include the $100 charged to connect to the diagnostic computer. Nor does it include any parts (which are usually marked up 100% or more), nor does it include the “environ- mental disposal” fee or shop supplies. Partner with the Bank This comparison to the auto repair industry is made only to point out the that Knows your Business. value that is received with a Phase I ShoreBank specializes in creative real estate ESA. It is often said that there is little finance solutions for the commercial developer. value to the bottom line from envi- ronmental consulting services (unlike • Commercial Real Estate Loans vehicle maintenance!). But consider · Retail · Office/Mixed Use · Industrial/Brownfield that if you were to ignore the need for • Structured Finance a Phase I ESA and there was a problem · Low Income Housing Tax Credits · Historic Tax credits the liability could easily be more than the • Specialty Finance property is worth. P · High Performance “Green” Buildings Our bankers have the knowledge and the experience to design Fraser K. Hamilton, PG is the principal consul- a loan that is tailored to fit the unique needs of your business. tant at EARTH Consulting, Ltd. a Cleveland area environmental consulting firm. Hamilton has more than 16 years experience and has worked on Phase I ESAs on sites ranging from vacant, wooded lots to complex petrochemical manufac- For information about turing plants. More information is available at ShoreBank's Commercial www.earthconsulting.biz. Hamilton would like Real Estate Lending call 216-681-8941 to thank HzW Environmental Consultants, PM Environmental, Consolidated Consulting Group, Access Environmental and another environmen- tal consulting firm wishing to remain anonymous www.shorebankcleveland.com Member FDIC Equal Housing Lender for their feedback. 84 Properties | September 2006 www.propertiesmag.com 85 Sustainable Design & Environmental Solutions TrEE SErvicE • LandScaping • STump rEmOvaL • TrEE Trimming PARRILLA’S Industry Profile: Chemtron TREE SERVICE Avon firm offers complete environmental, abatement services 440.277.1875 By Dave Larkin | Photo courtesy Chemtron Corporation Fax 440.277.1876 1941 E. 34th St., Lorain, OH 44055 hemtron Corporation, headquar- are inventoried, categorized and www.ptsenterprises.us tered in Avon, Ohio, is a full service packaged for proper transport and C part-B permitted treatment, storage disposal. and disposal facility. Together with a • Consumer commodity management- state-of-the-art laboratory and in-depth complete product and raw material technical department, the company disposal programs offers unique, turnkey solutions to com- ROAD READY Chemtron Corporation plex environmental problems. • Laboratory services-waste analysis offers comprehensive waste transportation Chemtron Corporation’s palette of and identification services. Its focus is on providing safe, services include: • Comprehensive compliance ser- reliable service at competitive prices, says Vice President Mike Guenther. • Mercury, lead & asbestos abatement vices—OSHA, RCRA and DOT training programs • Hazardous and non-hazardous waste • Industrial cleaning-a fleet of trucks The company has recently sharp- www.giambrone.com disposal and large array of equipment are • 24-hour emergency response—rang- ened its services to commercial property • Environmental remediation maintained to “get the job done”. ing from containment and clean-up owners/managers, banks and institutions of the smallest chemical release to a by providing property assessment/mitiga- • Site decontamination and restora- • Turnkey lab pack services-small major over-the-highway spill. tion services — Phase I, II and III, and Cleveland (216) 475-1200 tion containers of various chemicals analytical testing & identification. Akron (330) 650-1400 In total, Chemtron’s experienced staff of more than 100 people represents a 10000 Aurora-Hudson Rd., Hudson, OH 44236 single source for complete environmental WATER TREATMENT Proudly Using Union Craftsmen Since 1977 CHEMTRON services. The family-owned company has MANAGEMENT been in business since 1972, and prides An Equal Opportunity Employer CORPORATION itself on providing fast response with FOR a “small company” service mentality. Your Complete Environmental & Abatement Specialists For more information, visit Chemtron Commercial Industrial Residential BOILERS Corporation’s website at www.chemtron- Sitework • Roads • Grading • Underground Utilities • Sewers • Lakes/Ponds • Trucking • GPS Controlled Machines corp.com. P Expert Environmental Solutions... COOLING TOWERS • Property Assessment & Mitigation Services - Phase I, II & III • Hazardous & Non-Hazardous Waste Disposal WASTE WATER • Environmental Remediation - Total Site Decontamination & Restoration • Mold, Mercury, Lead & Asbestos Abatement NO CHARGE FOR INITIAL CONSULTATION • Demolition • Analytical Testing & Identification • OSHA, RCRA & DOT Training Programs STUMP SERVICES, LLC • 24-Hour Emergency Response •Transportation 440-286-1002 ...Your Single Source Provider Phone 440-774-4578 Member of Ohio Contractors’ Association Fax 440-774-2604 35850 Schneider Ct. Visit our website! Ph: (440) 933-6348 www.earthmovin.com • [email protected] Avon, Ohio 44011 www.chemtron-corp.com Fax: (440) 933-9500 15804 State Route 58, Oberlin, Ohio 44074 24-Hour Emergency Phone Number: (440) 937-5950 Commercial & Residential Development 86 Properties | September 2006 www.propertiesmag.com 87 Complete Abatement & Environmental Services No More Money Down the Drain Regulatory compliance and the economics of spill prevention By Chris Hilty | Photo courtesy ENPAC Corporation COMMERCIAL — INDUSTRIAL pill protection is more than just a ance at the individual business level in good idea; it is good business sense. order to meet the federal mandate to Committed to Excellence . . . S It’s a fact that spills and workplace control pollution of surface water sup- •ASBESTOS &LEAD ABATEMENT •CONCRETE SAWING AND accidents cost business and industry in plies by storm water run-off generated the United States hundreds of millions within their boundaries. •ENVIRONMENTAL REMEDIATION DRILLING of dollars annually. The average hazard- The SPCC (Spill Prevention, ous material spill and the average lost Control and Countermeasure EPA •SELECTIVE DEMOLITION •FLOOR COVERING REMOVAL time from a workplace accident totals 40CFR112) is the national oil spill •SURFACE PREPARATION approximately $30,000 per incident. regulation. This regulation, originally •INDOOR AIR QUALITY The property management of a business published in 1974 under the authority entity of ANY SIZE within an EPA-des- lution,” i.e. contamination carried to of the Clean Water Act, was amended ... Dedicated to quality and performance ignated “Urbanized Area” can no longer surface water in storm water run-off. This in 2002. The regulation is intended avoid either compliance or verification represents pollutants of various types to prevent oil discharge into navigable Member of Construction Employers’ Association of exemption from the requirements of and from a myriad of less-than-obvious waters and related areas, rather than 5722 Schaaf Road (216) 642-6040 Pollution Prevention. sources such as petroleum residue on to address a cleanup after a spill has Independence, Ohio 44131 Fax: (216) 642-0891 These realities are just now becom- roadways and parking lots, sediment occurred. It generally affects all facilities ing an important part of how most from erosion, and trash or debris. with at least 1320 gallons of aboveground Emergency Response Service Available of the country thinks about property The Storm Water Regulations storage capacity. The SPCC requires management operations. The regula- (National Pollutant Discharge affected properties, operations and facili- tory story begins in the 1970s with the Elimination System [NPDES] EPA ties to prepare and file an action plan creation of the Clean Water Act of 40CFR122.26) require Minimum that includes operating procedures to 1972 and the promulgation and forma- Control Measures to be put into place prevent oil spills; control measures to tion of the Environmental Protection by activities in affected Urbanized Areas prevent spilled oil from entering surface Agency (EPA). Since then the Resource (UA). There are 405 Urbanized Areas water; and countermeasures such as sec- Conservation Recovery Act (RCRA) listed in Appendix 6 of the 2000 U.S. ondary containment for spills. and the creation of the Superfund in the Census. These are not necessarily cities, In post-9/11 United States, even a 1980s, plus the development of EPA con- but also include suburbs and other topic as potentially mundane as proper tainment regulations, has been followed nearby areas to the point where all busi- container closure is getting new atten- by other equally important regulatory ness enterprises within these areas are tion because of public safety concerns, developments. affected. particularly the security of dangerous The Spill Prevention, Control and The NPDES requires all affected activ- and harmful materials. Container closure ® Countermeasure (SPCC) regulation is ities to develop a program to manage is important to public safety, especially ® Floorliner Carpet Mask just one example. The 1990s brought storm water discharges from their facili- for those involved in the transport, han- enhancements to the Clean Water Act, ties and properties. This management dling, and disposal or reclamation of ® ® in two phases (also referred to as “The program includes, among others, the hazardous materials. The impact to facil- Carpet Mask , Floorliner Storm Water Regulation”), and the development and implementation of a ities and property management programs and Floor Mask ® are SPCC. The terrorist attack in 2001 Storm Water Pollution Prevention Plan is potentially far-reaching. brought more enhancements to security (SWPPP), identification of potential Businesses today need practical solu- available from your local regulations and huge changes to the sources of pollution and exposed materi- tions that bring value to their operation insurance exposure of each person and als, including a history of past spills and beyond compliance. The solutions most flooring retailer organization in the United States. leaks, plus controls such as spill preven- sought after are those that directly It is estimated that the revisions to tion and containment. benefit the organization by helping to the regulations of the 1990s now affect Phase II of the Storm Water Regulation increase productivity and performance Floor Mask ® 500,000 business enterprises that were affects Construction Activities and to offset the additional cost of doing Floor Mask previously below the level of regulatory Municipalities. For example, municipali- business, like accident prevention and concern. For example, the revised Clean ties are required to take responsibility for damage to the environment. P Water Act now actively seeks to reduce implementation and education within Distributed by Sobol Sales Company the remaining source of surface water their jurisdictions. For the first time, Author Christian Hilty is vice president of sales and marketing with ENPAC Corporation. contamination: “non-point-source pol- local government is evaluating compli- 88 Properties | September 2006 www.propertiesmag.com 89 (330) 722-9208 FAX (330) 722-9206 CONSTRUCTION PROGRESS REPORT ARCHITECT: Bialosky & Partners/Mulle & Assocs., JV 1130 Chester Avenue Updated info on important projects in the region cleveland, OH 44114 Charles Schulz (216) 861-5155 DETAILS: 22,000 SF new space; 6,000 SF renovations; Building Company sitework; concrete; masonry; structural PN-R0307006 www.rpcarbone.com 840 E. 222nd Street steel; thermal and moisture protection; ADMINISTRATIVE OFFICE COMPLEX (440) 449-6750 FAX (440) 449-5717 cleveland, OH 44123 finishes; drywall; painting; plumbing; General Contractor Cleveland, OH (Cuyahoga Co.) East 9th Street and ENVIRONMENTAL CONSULTANT: Stephen J. Sebesta (216) 261-1410 HVAC; electrical; lighting. Euclid Avenue & Associates ARCHITECT: City Architecture Inc. Commercial - Industrial ESTIMATED AMOUNT: $100,000,000 6777 Engle Road, Ste. 3634 Euclid Avenue, Suite 100 PN-R0811057 216-749-0200 CONTRACTING METHOD: Public Bids Middleburg Heights, OH 44130 cleveland, OH 44115 CENTER FOR THE HISTORY OF PSYCHOLOGY UPDATE: Prospective architectural firms will present (216) 781-0060 FAX (216) 781-0024 www.cityarch.com Akron, OH (Summit Co.) 239 East Mill Street www.cschulzbuilding.com their plans to owner late August 2006. DETAILS: Convert the former Ameritrust Building (216) 881-2444 FAX (216) 881-6713 ESTIMATED AMOUNT: $6,843,000 OWNER: cuyahoga County Commissioners complex for use as a new administrative DETAILS: Approx. 18,000-20,000 SF, brick building; CONTRACTING METHOD: Public Bids Office of Procurement & Diversity office complex for the Cuyahoga County atrium, parish offices, meeting rooms, STATUS: Architectural RFQs due Thursday, 112 Hamilton Avenue, Annex Bldg. Board of Commissioners; selective demo- chapel, kitchen, social hall; concrete; September 7, 2006. cleveland, OH 44114 lition; concrete; masonry; finishes; wood masonry; brick; miscellaneous metal; OWNER: University of Akron www.cuyahogacounty.us and metal framing; drywall; painting; wood & plastics; thermal & moisture pro- 100 Lincoln St., Room 209 (216) 443-7200 FAX (216) 443-7206 plumbing; mechanical; electrical; light- tection; finishes; mechanical; plumbing; Akron, OH 44325 OWNER: Cuyahoga County Planning Commission ing. electrical; lighting. www.uakron.edu/bids/legalnotices.htm 323 Lakeside Avenue, Suite 400 (330) 972-7340 FAX (330) 972-5564 cleveland, OH 44113 PN-Q0520075 PN-R0530048 DETAILS: Project No. 06017 (216) 443-3700 CHURCH EXPANSION COURTHOUSE IMPROVEMENTS Renovation of the former Roadway ARCHITECT: To be selected Cleveland, OH (Cuyahoga Co.) 840 E. 222nd Street Medina, OH (Medina Co.) Building for use as the Archives of the AGENT: Cuyahoga County Central Services ESTIMATED AMOUNT: $2,000,000 CONTRACTING METHOD: Public Bids History of American Psychology; renova- 1642 Lakeside Ave. CONTRACTING METHOD: G.C. Bids (By Invitation UPDATE: Announcing architect; planning is prelimi- tion will include a museum and related cleveland, OH 44114 Only) nary; bid date has not been determined. spaces on the first floor, education/semi- (216) 443-7660 UPDATE: Announcing estimated amount; planning OWNER: Medina County Commissioners nar facilities, receiving & appraisal areas, C.M.: R.P. Carbone Co. is underway; bid schedule has not been 144 N. Broadway archival storage areas, research/reading 5885 Landerbrook Drive #110 determined. Medina, OH 44256 areas, a library area, as well as visiting cleveland, OH 44124-4031 OWNER: St. Christine’s Church www.co.medina.oh.us faculty office areas. PN-R0811044 NEW TOWN HALL Architectural Richfield Township, OH (Summit Co.) photographic design ESTIMATED AMOUNT: $875,000 CONTRACTING METHOD: Public Bids experience since 1978. STATUS: Owner will seek a November 2006 bond • helicopter/plane aerials issue; project is conceptual at this time. • construction progress OWNER: Richfield Township - Summit Co. • restoratioestorationn 4410 W. Streetsboro Road • worldwide assignments Richfield, OH 44286 • digital services (330) 659-4700 • specializing in larger DETAILS: Approx. 4,500 SF multi-purpose building format view camera that could serve as a public rental facility • superb hand-enlarged and parks & recreation administration site; property being considered is located in b/w & color prints Rising Valley Park. PN-M0924003 MIXED-USE DEVELOPMENT Greenbrier Crossings Parma Heights, OH (Cuyahoga Co.) Pearl Road at West 130th Street ESTIMATED AMOUNT: $60,000,000 CONTRACTING METHOD: To be determined UPDATE: Owner to seek planning commission approval; planning is underway; tenants to be announced shortly. OWNER: McGill Property Group 30575 Bainbridge Road, Suite 100 Call Bill Schuemann, President Solon, OH 44139 (216) 382-4409 / Fax: (216) 381-SNAP / www.WESNAP.com (440) 914-4300 90 Properties | September 2006 www.propertiesmag.com 91 DEVELOPER: McGill Property Group OWNER: Westlake Village miscellaneous metal; wood & plastics; metal flashing; glass and glazing; curtain 30575 Bainbridge Road, Suite 100 28550 Westlake Village Drive thermal & moisture protection; metal walls; plumbing; electrical; HVAC. Solon, OH 44139 Westlake, OH 44145 doors & frames; metal studs; drywall; (440) 914-4300 (440) 892-4220 painting; plumbing; mechanical; electri- MIKE BASS MAZDA DEALERSHIP ARCHITECT: GSI Architects, Inc. ARCHITECT: Perspectus Architecture cal; lighting. Sheffield, OH (Lorain Co.) 1240 Huron Road 13212 Shaker Square CONTRACTING METHOD: G.C. Bids (Invitation Only) cleveland, OH 44115 Suite B204 PN-R0803068 STATUS: Planning is underway; bid date has not www.gsiarchitects.com cleveland, OH 44120 RETAIL FACILITY been determined. [email protected] (216) 752-1800 FAX (216) 752-3833 Brunswick, OH (Medina Co.) Industrial Parkway OWNER: Mike Bass Ford (216) 363-0000 FAX (216) 363-1990 DETAILS: 37,750 SF; two stories; to be constructed at South p.O. Box 844 DETAILS: 87,000 SF grocery store, 14,000 SF of retail the northeast corner of owner’s property; CONTRACTING METHOD: D/B Subcontracts (By lorain, OH 44052 space; possible clusters or townhomes; 53 additional parking spaces; sitework; Invitation Only) (440) 934-6591 sitework; demolition & clearing; landscap- concrete; masonry; metals; structural and STATUS: Owner seeking rezoning DETAILS: 36,500 SF new Mazda dealership to be ing; concrete; masonry; structural steel; misc. steel; drywall; insulation; electrical; OWNER: The Great Escape located west of existing Ford dealership; miscellaneous metal; wood & plastics; plumbing; painting; HVAC; floor cover- 300 West Armory Drive sitework; concrete; masonry; structural thermal & moisture protection; finishes; ings; lighting; doors and hardware; glass South Holland, IL 60473 steel; wood & plastics; roofing; glass & INDUSTRIAL & COMMERCIAL CONSTRUCTION/RENOVATION/REPAIRS drywall; painting; plumbing; HVAC; elec- and glazing. www.shopthegreatescape.com glazing; acoustical ceilings; painting; dry- trical; lighting. (708) 339-6060 wall; painting; electrical; plumbing. PN-R0501095 D/B: Geis Companies PN-Q1213030 BUILDING RENOVATIONS 10020 Aurora-Hudson Rd. Construction Progress Reports/Planning RECREATION CENTER Cuyahoga Falls, OH (Summit Co.) Streetsboro, OH 44241 News projects are provided to Properties by Cleveland, OH (Cuyahoga Co.) 16300 Lake Shore CONTRACTING METHOD: Public Bids (330) 528-3500 FAX (330) 528-0008 CNCNewsOnline.com. For more comprehensive Boulevard UPDATE: Announcing architect; bid schedule has DETAILS: 48,800 SF single-story retail facility; nine and up-to-date building and bidding information, visit CNCNewsOnline.com or call Construction CONTRACTING METHOD: Public Bids not been determined. acres; sitework; concrete slab; masonry News Corporation at 800.969.4700. "UCKET 4RUCK 3ERVICES UPDATE: Announcing architect; owner seeking resi- OWNER: Summit County Educational Service exterior; skylight panels above entrance; dent input. Center *>À}Ê ÌÊ } Ì} OWNER: City of Cleveland 420 Washington Avenue www.clockelectric.com ÝÌiÀÀÊ } Ì}ÊEÊ Õ`}Ê 601 Lakeside Avenue, Room 128 cuyahoga Falls, OH 44221 cleveland, OH 44114 (330) 945-5600 FAX (330) 945-6222 7>Ê*>Và www.city.cleveland.oh.us ARCHITECT: Braun & Steidl Architects - Akron *iÊ,iÛ>ÊÊ (216) 664-2628 FAX (216) 664-2177 1041 West Market Street ARCHITECT: City Architecture Inc. Akron, OH 44313 >`ÉÀÊÃÌ>>Ì 3634 Euclid Avenue, Suite 100 www.bsa-net.com >Ìi>ViÊÊ cleveland, OH 44115 (330) 864-7755 FAX (330) 864-3691 ÌÀ>VÌÃÊÛ>>Li www.cityarch.com DETAILS: Analysis and development of a facilities (216) 881-2444 FAX (216) 881-6713 master plan; addition of a second-story -}Ê,i«>ÀÃÊ DETAILS: New recreation center to be constructed on office space in the former auditorium/ ÊEÊ i the former Big Lots site. gymnasium; specific services may include facility assessment, design, engineering, Call on us for 24-HOUR EMERGENCY SERVICE: 800.837.9550 PN-R0804049 development of construction specifica- FACILITY EXPANSION tions and supervision of work; scope of Residential • Commercial • Light Industrial • New Construction • Renovations Ravenna, OH (Portage Co.) project to be determined shortly. CONTRACTING METHOD: Public Bids STATUS: Planning is preliminary; architect to be PN-K0107126 selected shortly. NEW POLICE STATION OWNER: Maplewood Career Center Board of Strongsville, OH (Cuyahoga Co.) SR 82 (Royalton Design/BuilD aDvantages: Education Road) & SR 42 (Pearl Road) 7075 SR 88 ESTIMATED AMOUNT: $15,000,000 • Accelerated project delivery Ravenna, OH 44266 CONTRACTING METHOD: Public Bids • Single source responsibility www.maplenet.sparcc.org/ UPDATE: Owner to seek November 2006 bond (330) 296-2892 issue. • Project budgets finalized much earlier DETAILS: SF to be determined; addition to existing OWNER: City of Strongsville facility; new vocational laboratories and 16099 Foltz Industrial Parkway • Eliminates waste & saves money classrooms; alleviate drainage problem Strongsville, OH 44136 on property; driveway; sitework; concrete; www.strongsville.org/ • Focused performance & effectiveness paving; masonry; steel; roofing; finishes; (440) 238-5720 • Construction professionals involved early electrical. CONSULTANT: Wilson Estes Police Architects 5999 Broadmoor Street PN-R0808008 Shawnee Mission, KS 66202 SKILLED NURSING FACILITY (913) 384-2292 Westlake, OH (Cuyahoga Co.) DETAILS: Approx. 54,000 SF; new police station, 216.334.2001 CONTRACTING METHOD: G.C. Bids (By Invitation city jail and courthouse; possible location Only) behind the new city Recreation Center STATUS: Owner seeking rezoning; bid schedule has on State Route 82; site work; site utili- www.dla-services.com • 8506 Lake Avenue, Unit B • Cleveland, Ohio 44102 not been determined. ties; concrete; masonry; structural steel; 92 Properties | September 2006 www.propertiesmag.com 93 ADVERTISER INDEX Coming in Action Vacuum...... 33 JACCO & Associates Inc...... 51 Active Plumbing Supply Company...... 72 Jance Construction, LLC...... 78 AIA...... 54 Karpinski Engineering...... 37 Ajax Commercial Cleaning, Inc...... 80 Korfant & Mazzone Construction...... 7 All Erection Crane...... 2 Krill Company, The...... 75 October Allen Thomas Group, The...... 71 Kurtz Bros...... 66 Anderson-Bolds, Inc...... 74 Lake Erie Winnelson...... 45 Art Window Shade & Drapery Co...... 29 Linda Chittock Studio...... 66 Atwell-Hicks...... 96 Lisco Heating & Cooling, Inc...... 52 Baywest Construction Group, Inc...... 59 Lucky Sand & Gravel Co...... 45 BBC Electric Company...... 94 Mason Structural Steel, Inc...... 68 BFI/Karas Rubbish Removal...... 35 McConnell Excvavating, Ltd...... 87 Blue Moose Snow & Ice Management Company...... 24 McGraw-Hill Construction Network...... 54 BOMA Greater Cleveland ...... 85 Mid State Restoration, Inc...... 52 Brennan & Associates...... 7 Mill Distributors...... 26 Brilliant Electric Sign Co...... 85 Nelson Contracting...... 18 Britton Gallagher & Associates Inc...... 9 North Coast Concrete, Inc...... 49 Bruder Building Materials, Inc...... 54 North Coast Paving ...... 4 Buckeye Sweeping, Inc...... 31 Northeast Mechanical/Westland HVAC...... 12 Carey Roofing Corporation...... 56 OCP Contractors...... 46 QUALITY Security & Carney Construction Company...... 51 Ohio Carpenters Union...... 83 Carron Asphalt Paving, Inc...... 73 Ohio Concrete Sawing & Drilling...... 28 Prevention CertaPro Painters...... 22 Ohio Plow/Ohio Turf Company...... 48 Craftsmanship and dependability you can count on Chemtron...... 86 Parrilla’s Tree Service...... 87 Special Section Clearview Window & Gutter Cleaning...... 10 Pease Photography...... 28 Cleveland Engineering Society...... 11 Pete & Pete Container Service, Inc...... 44 Cleveland Plumbing Supply, Co...... 53 Petrow Millwork...... 16 Cleveland Quarries...... 59 Pipeline Plumbing Company...... 92 Clock Electric, Inc...... 2 PlanCycle.com/SE Blueprint, Inc...... 25 SUMMA Critical CNC Construction News Corp...... 70 Power Alarm...... 93 Collaborative Architects and Planners...... 22 Precision Engineering & Contracting Inc...... 36, 49 Care Center in Columbia Building Products...... 10 Precision Environmental Co...... 88 Quality doesn’t just happen. 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Hann & Sons...... 76 Weber Murphy Fox...... 31 HMH Restoration Ltd...... 45 Weidner Custom Interiors...... 81 time and time again. rates, specs and subscription Hull & Associates...... 63 Weston, Inc...... 13 HZW Environmental Consultants, Inc...... 66 Westview Concrete Corp...... 62 information. Independence Excavating, Inc,...... 34 Window Cleaning Specialists ...... 46 Infinity Construction...... 81 Woodhill Supply, Inc...... 23, 58, 91 J.V. Janitorial Services, Inc...... 37 Zinner & Co. LLP...... 63 The BBC Electric Company Inc. Tel 216.721.6733 CONSTRUCTION CO. Fax 216.791.5008 9500 Midwest Avenue • Cleveland, Ohio 44125 Residential / Commercial / MBE 216+662.5577 www.propertiesmag.com Fax: 216+662.1793 Archived issues are now E-Mail: [email protected] S. Rose Company available in their entirety as WWW.DASCONSTRUCTION.COM downloadable PDFs. Visit us online today! We move power. Photograph © 2006 Oliver Design Group & Dan Cunningham © 2006 D-A-S Construction Co. 94 Properties | September 2006