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½ feature projects HEALTH CARE IN A BOX Abandoned big-box stores are transformed into medical facilities that make health care more accessible and appealing.

PERUSE ADDITIONAL HEALTH-CARE PROJECTS: ■ New Orleans East Hospital, New Orleans ■ Dermatologist office, Glencoe , Ill. ■ Integrated Medical Systems International, Birmingham, Ala. 34 ■ Aurora Sheboygan Memorial Medical Center, Sheboygan, Wis. ½ cover COVER PHOTO:PHOTO MICHAEL MATHERS

July-August 2014 // RETROFIT 3 Intensive Care

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BUSINESS COMPONENT ENERGY TRANSFORMATION

1616 40 54 62 BAS NETWORKS ENLIGHTENMENT THE SKINNY ON A KNOWLEDGE- FACE CYBERSECU- James Benya shares his SUBMETERS BASED COMMUNITY thoughts about LEDs, Learn how submeters can Public-private partnerships RITY THREAT lighting controls, DC vs. AC Essentially all elements of a save energy in a building revitalize former tobacco fac- power, and so much more. building are open to cyber attack on a micro-level. tory buildings into a hub for and manipulation through the biomedical sciences, information RESIDENTIAL building automation systems. ENERGY technology and more. Learn how to protect your BAS. TREND ALERT BUSINESS 46 57 FROM CLASS- FROM LIABILITY ROOMS TO TO ASSET 68 22 LIVING SPACE A California microbrewery COMPULSORY RESILIENT A 1904 school building uses new technology to TRANSFORMATION HOSPITALS now provides a different treat its wastewater and As the Affordable Care Act In the aftermath of Superstorm kind of senior with com- create electricity in the rolls out, the health-care market Sandy, New York City strives to fortable living quarters. process. is adapting to change out of strengthen its health-care facili- necessity—but that may not be ties and storm procedures. a bad thing.

DEPARTMENTS COLUMNS

14 NEWS // Learn what’s happening in the retrofit marketplace. 8 POINT OF VIEW // Cybersecurity is in the news regularly. Is your building—and are 76 PRODUCTS // View a roundup of the latest materials and your customers—at risk because of building- systems for the industry. automation systems?

82 INSPIRATION // A university’s solar sidewalk powers LED pathway lighting.

by subscribing to retrofit ’s ½ stay up to date weekly e-newsletter at Registerwww.retrofitmagazine.com to win a Honda Hybrid. You’ll CR-Z! receive the latest 2011 AIAnews, Expo, blogs Booth and content 2817 you won’t find in the magazine.

July-August 2014 // RETROFIT 5 July-August 2014 // vol 5 // issue 4

Publisher John Riester [email protected]

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Editor in Chief Christina Koch [email protected]

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EDITORIAL ADVISORY BOARD Nathan M. Gillette, William E. Holloway, AIA, LEED AP O+M, CEM AIA, LEED AP Director, Natura Architectural Principal, Bernardon Haber Consulting LLC Holloway Architects PC, Grand Rapids, Mich. Wilmington, Del. Circle No. 3 John J. Noonan Vice President of Facilities Management Duke University, Durham, N.C.

Retrofit // Vol. 5 // No. 4 is published bimonthly by Fisher Media LLC, 98 Booth Meadow Lane, Durham, NC 27713, (919) 641-6321. POSTMASTER: Send address changes to retrofit, 98 Booth Meadow Lane, Durham, NC 27713.

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6 retrofit // July-August 2014 Seriously, isn’t it about time somebody got controls under control?

Isn’t it ironic: lighting controls are supposed to make everybody’s life easier but they’re a pain to install. That’s why we created SmartCast™ Technology, with controls and sensors designed right into our ﬁ xtures, all provisioned by our simple OneButton™ setup. Talk to an expert at 800-236-6800. LED LIGHTING Or get more information at cree.com/lighting/smartcastspecify Circle No. 4 Making Success a Fixture in Your Business 8 RETROFIT//July-August2014 ½ follow us Editor inChief CHRISTINA KOCH retain tenants.” the risk, andusetheinvestmenttoattract and mitigate risk. Don’tbetheweaklink!Manage like HVAC automation. Technology isavailable to weakest linkmaybethird-partyITconnections, tack,” hesays. “As yourtenantshardentheirnetworks, cyberthieveswillsimplytargetaweaker linkintheITchain. Today the breaches: “Building ownersandmanagersshouldconsideranyequipmentconnectedtotheInternetbedirectlyunderat- thoughts underscorethefactthatyourbuildingsandpotentiallycustomersareunderconstantthreatofcybersecurity recommend several bestpractices toprotectfacilities, businessesanddatafromtherisksofBASvulnerability. ings. Inour “Business” article, page16, twomembersoftheInsideIQBuilding Automation Alliance’s CybersecurityCommittee of independentbuilding-automationcontractors, cybersecurity threatsareespeciallyaproblemforolderBASinexistingbuild- cording to the recentlyformedCybersecurityCommittee of theInsideIQBuilding Automation Alliance, aninternationalalliance tance by which thieves can access the corporate LAN and locate a building’s or company’s “secure” information. In fact, ac- a personwant togooffthegrid! fees tooffsetthesecybercrimeswhilethethievesenjoyspoilsoftheir “work” withfewrepercussions. It’s enoughtomake of ouraccountsandcredit, take immediatecorrectiveactionifsomethinghappens, andthendealwithincreasedprices information iscompromised, thecrookstypicallyarenottracked downorprosecuted. We asconsumersjusthavetobevigilant have beenavictimofcyberthievesthreetimesinsix-monthperiod?Iwasn’t, thankfully, buttheworrywas exasperating. using mydebitcard—duringthetime Target warned creditanddebitdatamighthavebeencompromised. Could Ipossibly shown uponmycredit.) were stolen. The officeofferedoneyearofpersonalcreditmonitoring, whichIaccepted. (Fortunately, noredflagshaveever computers thatmayornothavecontainedmymedicalandinsurance information, aswellmysocialsecuritynumber, CYBERSECURITY: IS YOUR BUILDINGAT RISK? accounts compromised. Basically, Iwas toldtokeep aneyeonmyaccountandsentmerryway. she coulddo. Shewasn’t eveninterestedincontactingthe ATM ownerinanattempttoprotectotherusersfromhavingtheir banker as I filled out the forms to dispute the debits, cancel my card and apply for a new one. She told me there was nothing convinced mydebit-cardnumberhadbeenskimmedsomehowwhenIswipeditinthe ATM andsharedmyconcernswith ter Iusedmydebitcardataneighborhood ATM. The nextday, several strange debitsappearedonmycheckingaccount. Iwas Last year, Iexperiencedthreeincidentsinwhichmypersonalandfinancialinformationwerethreatened. The firstoccurredaf-

I discussedcyberthreatsrecentlywithahigh-schoolfriendwhoisregionalmanagerforglobalcybersecurityfirm. His So whatdoesthishavetodowithbuildings? Turns outbuilding-automationsystems(BAS)maybeapoint ofleastresis- From myunderstanding, there’s reallynoway totrulyprotectyourfinancialandpersonaldatathesedays. And, onceyour Then, afewmonthsafterthedoctor’s officebreak-in, Target experienceditscybersecuritybreach. Ihadshoppedthere— Not morethanamonthlater, Ireceivedaletterfrommydoctor’s officesayingtheclinichadbeenbroken intoanddesktop THIS ISSUEISINTERACTIVE! bring thecontenttolife. smartphone ortabletandwatch videosthat Then, hoveroverpages26and59witha app. (The QRcodewillhelpyoufindtheapp.) Download thefreeLayar Augmented Reality INTERACTIVE PRINT Download thefree Layar App Scan thispage interactive content Discover

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In “Business”, page 16, Frank Rotello, Fred Gordy, chair of the InsideIQ Building along with Fred Gordy, explains how Automation Alliance’s Cybersecurity Commit- building-automation systems can be a path tee, is a technology evangelist for McKen- to cybersecurity risks. Rotello is president of ney’s Inc., Atlanta. Along with Frank Rotello, the InsideIQ Building Automation Alliance, Gordy provides several solutions to protect an international alliance of independent facilities, businesses and data from the risks building-automation contractors, represent- of building-automation system cybersecurity ing common automation and security-system vulnerability in “Business”, page 16. platforms. He also is CEO of Alpha Controls & Services, Rockford, Ill.

Jason Harper, AIA, LEED AP, is associate Clark/Kjos Architects, a full-service architec- principal/senior medical planner for Perkins ture, interior design and planning ﬁ rm with + Will New York. Harper helped lead the ofﬁ ces in Seattle and Portland, Ore., focuses response and efforts to increase the resiliency on facilities for a wide range of health-care of New York’s hospitals and health-care clients. In our cover story, page 28, Tom facilities after Hurricane Sandy. In “Busi- Clark, FAIA, EDAC, founding principal, UPGRADE YOUR ness”, page 22, he writes about how Sandy along with Dale Anderson, shares how two impacted New York’s health-care facilities abandoned big-box stores now are helping DAYLIGHTING and the ways the storm helped identify and build community relationships as accessible reduce risk to the built environment. and appealing health-care facilities. & SUBTRACT ENERGY USE

From skylights to translucent panel wall systems and retrofit-ready translucent In this issue’s cover story, page 28, Dale Nathan M. Gillette, AIA, LEED AP adapter panels that fit into existing Anderson, AIA, LEED AP BD+C, EDAC, O+M, CEM, director of Natura Architec- principal of Clark/Kjos Architects, which tural Consulting, Grand Rapids, Mich., curtainwall framing, Major has a daylighting has locations in Seattle and Portland, Ore., and a retroﬁ t editorial advisor, explains submeters, including what they are, how solution that fits both your needs and budget. explains how two abandoned big-box stores were transformed into attractive they work and how they can help build- medical centers through thoughtful design. ings save energy at a micro-level. Read The article is co-authored by Tom Clark. “Energy,” page 54.

A former newspaper reporter and editor, Wayne Mogielnicki writes about a variety of topics for Wake Forest Innovations, the commercialization arm of Wake Forest Baptist Medical Center, Winston-Salem, N.C. His SKYLIGHTS & TRANSLUCENT WALL SYSTEMS desk is on the third ﬂ oor of Wake Forest Biotech Place, a renovated R.J. MAJORSKYLIGHTS.COM Reynolds Tobacco Co. facility and one of the showpieces in Wake Forest Innovation Quarter, the onetime urban industrial district turned research 888-759-2678 and business park that’s proﬁ led in “Transformation”, page 62.

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™ IT WORKS FOR BUILDINGS, TOO! Negotiating the various regulatory provisions available to develop- Stella ers and designers who repurpose or rehab a building has become a little easier in the last 20 years. One of the National Fire Protec- tion Association’s flagship codes, NFPA 101, Life Safety Code, includes a chapter about building rehabilitation that covers the six work categories of rehabilitation: repair, renovation, modification, reconstruction, change of use or occupancy classification, and addition. Get an overview of these work areas and how the code helps you apply the right rules for the right project. retrofitmagazine.com/life-safety-code BLOGS ON www. magazine.com READ WHAT INDUSTRY EXPERTS HAVE TO SAY ABOUT RETROFITTING AND RELATED TOPICS. Since retrofit was established, industry experts have been sharing their insight about energy efficiency, technology, codes, green- building programs, natural disasters, products and more via retrofit’s blog. Click on “Online Exclusive” in our website’s top navigation and select “Blog” in the drop-down menu. New blogs are posted every two weeks and sent to you via our e-newsletter.

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Circle No. 9 IgCC Outcome-based Path Focuses LUMINAIRES AND LAMPS FOR on a Building’s Energy Performance HIGH-BAY LIGHTING APPLICA- TIONS EXPECTED TO GROW During Operation Until recently, LED technology was not able to Owners and design teams working toward high-energy- meet the requirements of high-bay lighting, which N performance buildings have a potential new ally in the must illuminate spaces from afar while minimizing International Green Construction Code (IgCC). The devel- contrast, reducing glare and meeting strict safety opment committee reviewing new proposals for enhanc- standards. In 2013, however, several promising ing the IgCC voted 8-5 on May 1 to approve a proposal high-bay LED products were launched, and the high- that would add a first-ever outcome-based compliance bay lighting market is set for a rapid shift. According to “High-Bay Lighting”, a new report from Navigant path in a model energy code. ¶ The IgCC, which is updat- Research, Boulder, Colo., worldwide sales of lumi- ed every three years, defines the requirements that need naires and lamps for high-bay lighting applications E to be met to be considered green. Local governments will grow from 8.3 million annually in 2014 to 54.7 can then adopt the IgCC for new construction and deep- million by 2021. renovation projects in their jurisdictional area. ¶ Building “Within the next three years, falling prices and energy codes by nature are prescriptive, but architects rising efficacy for LED technology will begin to and engineers are finding that prescriptive requirements generate savings that offer payback periods of less can limit their ability to use integrated systems and in- than two years,” says Jesse Foote, senior research novative technologies that are necessary to lower a build- analyst with Navigant Research. “That will create W ing’s energy needs. The outcome-based compliance path a tipping point for the large-scale adoption of LED would solve that problem, setting targets for the actual lighting within high-bay applications.” energy use of a building and determining compliance At the same time, falling prices for lighting sen- through the building’s achievement of that target once sors and lighting controls will drive the adoption of networked lighting-control systems, according to in operation. Unlike existing pathways to address energy the report. As the marginal cost of such systems use—prescriptive or modeled performance options—the shrinks, many high-bay-lighting installations will begin outcome-based pathway allows the design team the incorporating these sensors and controls almost by greatest flexibility and relies on measured energy-use data S default. Building managers will increasingly expect that can help communities and building owners meet and demand such systems. their energy- and carbon-emissions-reduction goals. ¶ “I The report analyzes the global market for commend the IgCC Energy & Water Code Committee for recognizing the need high-bay lighting in the following five building types: for a target-driven approach to actual achievement of energy performance. warehouse, industrial, gymnasium and indoor Including such an approach within the 2015 IgCC will lead to a fundamental sporting facilities, high-bay retail and transporta- shift in how we design, construct and operate buildings,” says Ryan Colker, tion. It provides an analysis of the significant market presidential advisor, National Institute of Building Sciences, Washington, D.C., drivers, trends and opportunities associated with and the main proponent for the measure. ¶ The IgCC is developed by the luminaires, lamps and networked lighting controls in International Code Council, a group of code officials and local government these high-bay applications. Global market forecasts for unit sales and revenue, segmented by lamp type, representatives. They will meet for a final vote on the outcome-based compli- building type and region extend through 2021. The ance pathway and other proposals Oct. 1-5 in Fort Lauderdale, Fla. However, report also examines the major technology issues this recent approval by the IgCC committee is extremely important because it and trends related to high-bay lighting, as well as means a much higher likelihood of ultimate adoption. With the committee’s profiles the key industry players in this market. approval, the proposal (GEW-147) needs only 50 percent of the voting body to An executive summary of the report is available approve. ¶ Testimony submitted by an assortment of industry representatives, for free download at www.navigant including the National Institute of Building Sciences; New Buildings Institute, research.com/research/ Vancouver, Wash.; Building Owners and Managers Association, Washington; high-bay-lighting. Natural Resources Defense Council, New York; International Association of Columbia Lighting’s Lighting Designers, Chicago; Grundfos, Olathe, Kan.; Target Corp., Minneapo- LLHV VersaBay lis; and the Colorado Chapter of the ICC, was enough to convince the commit- LED High Bay tee to favor the proposal.

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ybersecurity, network hacking industry? First, any unauthorized access to Essentially All and data theft are topics that a control system has the potential to cause seem to be in the headlines on a physical harm to equipment and building Elements of a monthly or weekly basis. Retailers occupants. In some cases, hackers may not Building Are Open are worried, financial institutions understand what they have accessed and areC concerned, and individuals wonder if their they could inadvertently cause damage to Cyberattack identities and credit cards are secure. As a to the BAS, creating a significant financial building operator, should you be worried that hardship for a company. Or a hacker may and Manipulation your building-automation systems (BAS) net- intend to cause malicious damage to critical through the Building work could be hacked? Recent research and equipment or infrastructure. For example, some emerging anecdotal evidence suggest hackers could damage chillers to elevate the Automation Systems the answer is yes. temperature in a data center and destroy But why, many wonder, would a hacker servers containing crucial information. A break into a BAS network in the first place more likely scenario is that hackers are look- and what is the real risk to business and ing for a backdoor through which to access a corporate LAN. This could allow them to obtain proprietary company information or steal customer data, such as social security or bank account numbers. The hackers could also take over computers in a network, converting them to botnets used in a large-scale distributed denial of service (DDoS) attack against another company. While these scenarios are alarming, they raise the questions why are BAS networks vulnerable and how can hackers gain access to them? The vulnerability of BAS networks lies in the way they have been made interoperable and remotely accessible. Using Inter- net protocols with Web-based dashboards offers complete building control from workstations in the facility and even remotely from anywhere with an Internet connection, but incorrect assumptions in the underlying architecture to establish interoperability have created unforeseen vulnerabilities. As originally conceived, BAS networks rely- ing on IP connectivity for interoperability were viewed as too unique to be vulnerable and a philosophy of “security through obscurity” prevailed in the controls industry. According (continues on page 18)

16 retrofit // July-August 2014 Circle No. 11 ing them. As a consequence, network As a building operator, should you be worried that defense is relatively mature and hackers, your building automation systems network could who don’t discriminate on entry points be hacked? Recent research and some emerging to an organization, are looking for the weak links that still exist. Without taking anecdotal evidence suggest the answer is yes. appropriate precautions, essentially all elements of a building, such as HVAC, thermostats, automated ID cards, doors, to this line of thought, even if an unin- and sometimes entire networks, and with lights, elevators and even the corpo- tended party accessed the network, the limited deployment of firewalls, leaving rate LAN, are open to cyberattack and hacker wouldn’t understand what it was. them vulnerable and easily accessible. manipulation through the BAS. With the As a result, controls systems for all kinds But these systems have been on the level of advanced cyberattacks continuing of buildings and industry are connected Internet for years, so why are they only to grow, statistics show that attacks on to the Internet and have a public IP ad- now becoming a target? For the answer, control systems are only increasing and dress that is accessible by anyone or can compare the state of BAS network security will continue to do so. If a facility with a be accessed from any internal corporate to that of IT networks for business, com- BAS connected to the Internet has not IP address. A significant number of these merce government and institutions. These been subject to a cyberattack yet, there is Internet-facing systems were set up networks have been carefully guarded a high likelihood that it will be in the near with weak, default or nonexistent login and protected for years because, histori- future. credential requirements for workstations, cally, hackers have focused on attack- Older BAS technologies are especially vulnerable because these were not designed to handle rigorous security measures, such as encryption. In addition, systems integrators aren’t trained in IT network configuration and security is 800.640.9501 not part of a typical BAS service agree- ment. Moreover, system patches for older Bristol ∙ Deland ∙ Fontana equipment are rare because manufacturers typically only produce patches for the latest update of their BAS. Unlike patches for desktop computers that happen automatically and quickly, patching a control system usually entails a technician/pro- grammer spending several hours onsite to update the system. Patching a BAS also requires following specific sequences, careful scheduling and complete system recycling, including all the components and controllers, which can, if mishandled, cause the BAS to crash. For these reasons, patching control systems will likely re- Copyright: Tzu Chen Photography main a highly manual and very expensive process for many years to come. The InsideIQ Building Automa- A variety of architectural applications for Morin’s exterior perforated tion Alliance, an international alliance panels include passive solar shading, light and sound pollution control, of independent building automation security screening in parking garages and stair towers or to obscure contractors, is addressing the issue of cybersecurity and has formed a Cyberse- roof top mechanical equipment. curity Committee to provide education and support to promote best practices in www.morincorp.com cybersecurity, especially to safeguard BAS networks. The committee will educate Innovative metal panel solutions InsideIQ member firms about how to

(continues on page 20)

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Education // It is not uncommon for facility staff to surf the Web using a BAS supervisory PC with Internet access. Facility operators must instruct their staff that this activity puts their entire system at risk and must not occur. Train the facility staff to adhere to the user ID/password policy, explaining why this is important and that it is not just a bureaucratic process.

These solutions will go a long way to making a BAS, and subsequently the entire company LAN, safer from cyberattack. Thinking long term, InsideIQ recommends additional measures that building operators can take over time to optimize IMAGE 1 better protect themselves and their customers the safety of the BAS and the network: TO ENSURE YOUR from cyberattacks. The committee will also assist BUILDING AUTOMA- members in the event of a breach with a solid list Patching // As noted earlier, patching a BAS in- TION SYSTEM of first responders and work with cybersecurity volves more than a couple of mouse clicks but still IS SECURE, THE experts to evaluate products and practices. BAS CONNECTED may be an effective long-term solution. Beware of InsideIQ recommends a variety of best prac- TO CORPORATE LAN the pitfalls: patching sometimes requires a reboot SHOULD BE ACCESSED tices and solutions to protect facilities, businesses of the supervisory PC and this could negatively INTERNALLY USING A and data from the risks of BAS vulnerability. Some impact the downstream field controllers or even PRIVATE IP AND AC- solutions work in the short term and need to be require a full system upgrade. Still, this may be the CESSED EXTERNALLY implemented immediately to provide protection: best option to maintain appropriate security for VIA A VPN TO THE your BAS. PRIVATE IP. Firewalls // Web-facing control systems need to be configured behind a firewall or virtual private Upgrade // While IT life cycles are usually three to network (VPN) if online access is required. Typically, five years, controls systems are expected to have facilities are using a public IP in the supervisory a life cycle of a decade or more. While companies PC. Firewalls and VPNs are created to be put on typically budget money for IT life-cycle replace- the Internet; supervisory PCs and other industry ment, funding is rarely available for BAS replace- hardware were not. ment. As a result, older, at-risk systems remain in place, vulnerable to cyberattack. Like patching, Passwords // Often BAS networks are established upgrading sometimes creates problems, but it with simple, shared IDs and passwords so that all may be the only solution if a BAS is no longer the facility staff can access the system. At the very supported by the manufacturer, no patches are least, this password must be changed periodically available and the facility is perceived to be highly and especially when an employee leaves. A better vulnerable. system is to use individual IDs and passwords based on policies that dictate creating complex Protect // It may be necessary to restructure the passwords—a rule that must be strictly enforced. network and associated hardware to provide the Close out user accounts when an employee interoperability with remote access and manage- departs and don’t neglect to remove or change ment functionality your facility requires while still vendor passwords when changing vendors. Fur- maintaining security for the systems and network. thermore, perform audits periodically to confirm This option is typically the easiest and most economical solution to pursue. The following configurations offer the highest security for the BAS:

The vulnerability of BAS networks lies in  BAS connected to corporate LAN and can be the way they have been made interoperable accessed internally using a private IP and accessed externally via a VPN to the private IP and remotely accessible. (See Image 1)

20 retrofit // July-August 2014  BAS connected to corporate LAN and can be RECOMMENDED NETWORK AND REMOTE ACCESS accessed internally using a private IP and accessed externally using a secure remote control method (See Image 2)

The threats to BAS networks are becoming greater every day and will continue to grow as cyberattackers gain more knowledge about these systems, the critical infrastructure they control and the inherent weaknesses in BAS security. Building owners and operators need to educate facility staff about cyber threats and secure and monitor the BAS network the same as any other IT system. Fortunately,

vendors are developing security programs ALLIANCE INSIDEIQ BUILDING AUTOMATION IMAGES: and their products are becoming more secure. Although the threats posed today will remain IMAGE 2 and new threats will emerge in the future, by BAS CONNECTED TO CORPORATE LAN LEARN MORE ABOUT THE implementing appropriate procedures and THAT CAN BE ACCESSED INTERNALLY INSIDEIQ BUILDING AUTO- protocols, control systems can be secured while USING A PRIVATE IP AND ACCESSED MATION ALLIANCE AND ITS still providing the benefits of interoperability EXTERNALLY USING A SECURE CYBERSECURITY COMMITTEE and remote access that building operators have REMOTE-CONTROL METHOD WILL AT WWW.INSIDEIQ.ORG. come to expect. ENSURE THE BAS IS SECURE.

Circle No. 14

July/August 2014 // RETROFIT 21 [ BUSINESS] Resilient Hospitals

WRITTEN BY | JASON HARPER, AIA, LEED AP

In the Aftermath urricane Sandy made and drove it directly into New York Harbor landfall on Oct. 29, 2012, and the surrounding coast. While high winds of Sandy, New with devastating impact. and heavy rain were factors, Sandy’s greatest As the enormous storm impact was the record coastal flooding. York City Strives approached the North- The storm caused $65 billion worth of to Strengthen Its east coastline, it com- damage—$33 billion in New York City alone— bined with other weather fronts and turned along with 159 deaths and damage to at least Health-care sharply to the west, striking the coast of New 35,000 buildings. More than 800 buildings in Jersey head on, focusing the greatest impact New York City sustained structural damage Facilities and on New York City. As chance would have it, the or were destroyed, including 100 plus de- Storm Procedures storm arrived during a full moon when ocean stroyed by fires caused largely by the interac- tides were at their highest. This combination tion of electricity and seawater. Widespread caused the highest storm surge on record power outages impacted close to 2 million people; damage to electrical systems of individual buildings resulted when basements were inundated with water. Other major infrastructure in the city was also damaged: Con Edison’s central steam system went down, cutting off 1,700 buildings, including many hospitals; subway and vehicle tunnels were flooded; and the supply chain for gaso- line and liquid fuel was disrupted. NYC’s Vulnerable Health-care Infrastructure Of the city’s most critical infrastructure, perhaps the most devastated was its hospitals. Sandy caused the temporary closing of six major hospitals with the loss of more than 4,500 beds, placing an unprecedented strain on the city’s health-care system. This reduced bed capacity in the city by 8 percent, just when it was needed most. Nearly 2,000 hospital patients were evacuated to other facilities. Yet, this was not the first time the city’s hospitals faced a major hurricane. In 2011, Hurricane Irene was also projected to hit New York City as a Category 1 or 2 storm. As Irene approached, the city’s Healthcare Evacuation Sandy caused the temporary closing of six Center (HEC) was activated for the first time. major hospitals with the loss of more than Given the 1-foot rise in sea level that has oc- 4,500 beds, placing an unprecedented strain curred since 1900, the local government had realized its increasing vulnerability to coastal on New York City’s health-care system. (continues on page 24)

22 retrofit // July-August 2014 ACCESS & EGRESS SOLUTION #42

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* Compatible with Patient Tracking systems and easily integrated into Airport, Public and Retail facilities to control pedestrian traffic and provide Loss Prevention of merchandise and assets. LEARNING storms and hurricanes and released a Coastal patients was deemed too risky only 24 hours be- FROM SANDY Storm Plan in 2000 with the HEC as a component. fore the predicted height of the storm. The actual The plan divided the city into evacuation zones storm surge topped out at close to 14 feet. AiA NeW YorK PoSt based on their elevation and vulnerability to coastal Of the six hospitals that temporarily closed as a SANDY iNitiAtiVe flooding. Within the city, six acute-care hospitals, result of Sandy, three had sheltered in place during rePort // Building Better, 22 nursing homes and 18 adult-care facilities are the storm: New York University Langone Medical Building Smarter: located in Zone 1, the most vulnerable. Center, Bellevue Hospital Center and Coney Island Opportunities for Design Faced with the risk of Irene’s projected landfall, Hospital. These facilities were severely damaged by and Development, a decision was made to evacuate all the hospitals flooding and were forced to evacuate as a result. postsandyinitiative.org and most of the chronic-care facilities in Zone Backup-power-generation systems at all three 1 as a precaution. This unprecedented decision failed when flood waters rose above code-required PLANYC/NYC SPeCiAL resulted in the evacuation of more than 7,000 flood-defense heights, inundating electrical infra- iNitiAtiVe for reBUiLD- iNG AND reSiLieNCY re- people from these facilities. Luckily, Irene proved structure located on lower levels. Port // A Stronger, More much less severe than predicted, and many facility Resilient New York, www. operators believed the evacuations had put vulner- Learning from Facilities nyc.gov/html/sirr/html/ able patients at risk, even though they had been Impacted by Sandy report/report.shtml conducted safely. After Irene, evacuation plans NYU Langone Medical Center’s 11-acre campus on were updated based on lessons learned to include Midtown Manhattan’s East River waterfront com- NYC DePArtMeNt of shelter-in-place strategies to protect medically frail prises 2.3 million square feet and more than 1,000 CitY PLANNiNG rePort and vulnerable patients. licensed patient beds. Well before the storm, NYU // Coastal Climate Langone had developed modernization plans to Resilience, Designing for Evacuate or Shelter in Place? increase its resilience considerably. Unfortunately, Flood Risk, www.nyc. It takes 48 to 72 hours to evacuate health-care components of the hospital’s emergency power gov/html/dcp/pdf/ sustainable_communities facilities, so a decision must be made well in distribution system, which administrators planned /designing_flood_risk.pdf advance of a storm’s anticipated landfall. Sandy to relocate from basement levels to higher floors, was predicted to be roughly the same intensity had yet to be completed. NYU Langone experienced NYC DePArtMeNt of as Irene’s actual strength. This time around, city some of the highest flood levels in New York City CitY PLANNiNG rePort and state health officials decided the hospitals resulting from Sandy. Seawater poured into base- // Urban Waterfront Adap- in Zone 1 should shelter in place. The Veterans ments of every building on campus and rose to 1.5 tive Strategies, www.nyc. Administration decided on its own to evacuate feet above the ground-floor level. gov/html/dcp/html/ Manhattan patients in advance, as did others, As part of its emergency preparations, NYU sustainable_communities such as South Beach Psychiatric Hospital on the Langone discharged all medically stable patients /sustain_com7.shtml eastern shore of Staten Island. Because Con Edison before the storm. Once it was clear water had was planning shutdowns of portions of the power reached buildings on the main campus, the medi- NeW YorK BUiLDiNG CoNGreSS rePort // grid in advance of the storm to preserve critical cal center acted quickly to safely evacuate 322 Risk & Resiliency after infrastructure, health officials evacuated New York patients. In addition, the elevators in the hospital Sandy, www.building Downtown Hospital, deciding that going into the were knocked out. congress.com/research/ storm on backup power alone was too risky. The inpatient facilities of NYU Langone were sandy/01.html As Hurricane Sandy approached and its track reopened nine weeks after the storm. Following became more certain, its predicted impacts Sandy, the medical center’s Campus Transformation UrBAN GreeN CoUN- worsened from a storm-surge level of 4 feet (as plans were modified. In addition to the pre-Sandy CiL, USGBC NeW YorK with Irene) to 8 feet two days before landfall. plan to upgrade and relocate the emergency-power CHAPter rePort // Later, that measurement was increased again to 11 infrastructure to an elevation at least 20-feet above Building Resiliency Task feet. At that time, the city ordered the mandatory sea level, secondary flood barriers were put in place Force, www.urbangreen evacuation of all residents within the most likely to protect critical areas within the buildings that council.org/Building resiliency flood area, Zone 1; however, evacuations of hospital could not be relocated to higher elevations. The campus and building perimeters were hardened, and deployable flood barriers were purchased to Hospitals are seen by the community as raise the level of flood protection for the campus as a whole. (Deployable flood barriers can be like wall places for refuge in times of emergency... assemblies or doors designed for specific locations; underscoring the importance of increasing others are like continuous barriers that can be rolled out in advance of a storm.) New elevators for h ospitals’ resilience. the campus’ main inpatient tower were built with

24 retrofit // July-August 2014 the lowest stop at the main first-floor level, ensur- ing they could remain in service if the lower levels were ever flooded again. NYU Langone now is continuing its Campus Transformation Project with a new Energy Building, which was already under construction prior to San- dy. The building contains a 7.5-megawatt emergency power plant located at high floors. The Energy Building will also contain an 11-MW co-generation plant with standby boilers for onsite power and heat generation that can operate independent of the local utility. A newly relocated loading dock will incorporate deployable flood barriers. In addition, a new Science Building will open in 2017; it includes 368,000 square feet of new vivarium and wet lab space located well above flood levels. The nearby Bellevue Hospital Center is America’s oldest continuously operating hospital and anchors one of the largest health districts in New York City along the East River waterfront. At its heart is a It takes 48 to 72 hours to evacuate mammoth, 25-story inpatient tower housing more than 800 beds. At the height of the storm, Bellevue health-care facilities, so a decision must lost power, and an estimated 7 million gallons of be made well in advance of a storm’s black water flooded into the hospital’s interconnected 182,000 square feet of basement levels through anticipated landfall. two loading-dock entrance ramps. All five of the campus’ interconnected buildings were inundated, Coney Island Hospital, a community provider knocking out the fuel pumps serving the emergency located away from Manhattan but directly adja- power systems and every one of the complex’s 32 cent to the most vulnerable flood zone, was also elevators, as well as domestic water pumps and forced to close when flood waters inundated the water heaters, medical gas systems, utility steam hospital’s basement levels causing the total failure feeds and pumps, IT systems, basement-level air of backup generators, along with all communica- handlers, fire pumps and fire-detection equipment, tion systems, elevators and medical gas systems. and storm and sewer ejection pumps. The hospital Even so, Coney Island continued to play a crucial was offline for three months after Sandy. role as a place of strength and refuge for the public Much work has been done at Bellevue to during and after the storm. This case demonstrates recover from the storm, including installation of hospitals are seen by the community as places for a new 1,500-kilowatt replacement emergency refuge in times of emergency, despite what they generator located well above flood level, as well may be going through themselves, underscoring as raising of fuel-pump systems and many other the importance of increasing hospitals’ resilience. critical infrastructure components above flood Coney Island, like Bellevue and NYU Langone, levels. Four elevator pits were also raised to ensure has undergone an extensive mitigation and availability of vertical transportation. Bellevue also resiliency program since Sandy. Many critical is installing new exterior connections for mobile infrastructure systems have been replaced and boilers so if the Con Edison steam system goes hardened against future flood risk, and new flood down again, access to steam for heating, steriliza- barriers have been put in place. Realizing, however, tion and hot-water generation is assured. Bellevue it has limited ability to rectify underlying vulner- has also put in place a multi-layered flood-defense abilities because of its location and configuration, strategy, including new permanent flood walls, the hospital has put in place performance criteria increased stormwater protection at existing struc- that prioritizes maintaining life safety for patients tures and deployable flood barriers to protect vul- and staff. A second priority is to maintain the op- nerable openings below flood level. These systems eration of the hospital’s emergency department. are designed to protect any critical infrastructure To do this, emphasis was placed on the ability to components that must remain below flood level. continue receiving patients, shelter them and

July/August 2014 // retrofit 25 blizzards and the like, and all possible eventuali- ties should be considered. The AIANY Post Sandy Report includes a matrix of anticipated risks to major building systems and recommendations to strengthen systems in new and existing buildings. View the matrix at bit.ly/1kaWuhs. Creating an Action Plan // The next step is to develop and implement a plan to reduce vulner-

ARCADIS abilities. A cost-benefit analysis is needed to assess how limited resources should be applied.

PHOTO: PHOTO: Operational Planning // Keeping a facility func- tioning properly during weather events takes staff in place, and return to operation as quickly as advance planning, as does returning it to full BELLEVUE HOSPITAL possible in the event of evacuation. Third priority is operation as quickly as possible. Maintaining es- CENTER HAS PUT IN given to maintaining critical infrastructure against sential safety for occupants and the community PLACE A MULTI- risk of future flooding. is the baseline. LAYERED FLOOD- Maintaining the Supply Chain // Facilities DEFENSE STRATE- Recommended Actions should assess the vulnerabilities of their normal GY, INCLUDING NEW Beyond the ongoing recovery efforts of these institu- supply chains and undertake scenario planning PERMANENT FLOOD tions, volunteer-led efforts by the facilities plan- for potential disruptions. Advance stockpiling of WALLS, INCREASED ning, design and construction industry produced critical supplies and the identification of alterna- STORMWATER PRO- extensive reports after the storm that identified tive supply sources may be needed. TECTION AT EXISTING ways in which risk to the built environment could be STRUCTURES AND The Urban Green Council Building Resiliency reduced (see “Learning from Sandy,” page 24). These DEPLOYABLE FLOOD Task Force Report has been commissioned by the reports—authored by New York City’s Special Initia- BARRIERS TO PROTECT City Council to specifically recommend regulatory tive for Rebuilding and Resiliency, organized by the VULNERABLE OPENINGS and code changes that would address weaknesses mayor’s office; Urban Green Council Building Resil- BELOW FLOOD LEVEL. and increase resiliency. iency Task Force; New York Chapter of The American The risk to our critical facilities and the communi- Institute of Architects; and The New York Building ties they serve from extreme weather events is rising. Congress—also outlined best practices and methods The resiliency and sustainability of our cities and com- by which facilities can become more resilient and munities depends on the strength of the institutions recover more swiftly from severe weather events. we rely on and their ability to respond to and survive The following priority actions to reduce risk, such disasters. We can all benefit and learn from the increase resiliency and improve disaster response are experience and response of New York City’s hospitals common to all these reports: most impacted by Hurricane Sandy. Vulnerability Assessment // Critical facility owners should undertake a disaster vulnerability Read this article online at www.retroﬁ t assessment to determine the specific impacts magazine.com/resilient-hospitals to be their facilities might face. Coastal storms differ connected to more content about extreme weather from other extreme weather disasters, such as events and their impact on facilities, including health- sustained heat waves, tornadoes, ice storms, care centers, as well as New York’s response to Sandy.

WAtCH AFTER SANDY: RECOVERY AND RESILIENCY AT NYC’S HOSPITALS | Presentation to the AIA New York Chapter by Lance Jay Brown, FAIA 2014 AIANY president; Jason Harper, AIA, AIANY Health Facilities Com- mittee co-chair; Nancy Victor, New York Society for Health Planning; Dan Zarrilli, P.E., director of resiliency, City of New York, Office of the Mayor; Paul Schwabacher, P.E., senior vice president, Facilities Management, NYU Langone; Michael Rawlings, associate executive director, Facilities Management, Bellevue Hospital Center; Daniel P. Collins, CEM, CHFM, CHSP, senior facilities director, Coney Island Hospital; Ray Skorupa, AIA, MPR International, co-chair, AIANY Post-Sandy Initiative, Critical and Commercial Buildings Working Group; and Robin Guenther, FAIA, LEED AP, Perkins+Will, co-chair, Critical Buildings Committee, Urban Green-Building Resiliency Task Force

26 retrofit // July-August 2014 VRV: The BeTTeR way To opTimize life cycle cosT

FUTURES WITHOUT VIOLENCE CENTER FOR LEadERSHIp aNd aCTION, SaN FRaNCISCO

LEED requirement for all new construction is a plus VRV, chilled beam, standard VAV, challenge for design/build firms, but selecting and displacement ventilation. “We ran the high-performing HVAC systems helps reach models and settled on VRV for the fastest those performance levels. Allied Heating and payback versus equipment cost.” Air Conditioning Company in San Rafael relies on Daikin VRV for that reason. “VRV is the best Daikin VRV also allowed Allied to raise ceiling way to get energy savings, especially on LEED heights by 12 inches in key areas, eliminate big Gold or Platinum projects,” says Allied’s Vice ductwork, provide individual zone control, and President, Theo Garcia. keep airflow rates ideal for air distribution – all with minimal noise levels. “Using Daikin, we can reduce both construction costs and energy expenses. VRV also offers Allied counts on Daikin to help solve design more capacity in a limited footprint. It fits challenges that include LEED. “Being FINd OUT mORE abOUT daIkIN VRV. where conventional technology won’t, so we responsible for design, as well as construction, Visit Daikinac.com to find your local dealer gain extra space from a building design.” we use every tool we can to get our credits. New construction or retrofit, Daikin VRV is one or manufacturer’s representative. Case in point - The Futures Without Violence we use often.” Center for Leadership and Action Garcia’s team looked at the specified rooftops,

WRITTEN BY | TOM CLARK, FAIA, EDAC, AND DALE ANDERSON, AIA, IN A LEED AP BD+C, EDAC BOX

Natural forms and garden views infuse the inside of PHOTOS, UNLESS OTHERWISE NOTED: MICHAEL MATHERS Wellspring Medical Center for Extraordinary Living. 28 retrofit // July-August 2014 Abandoned Big-box Stores Are Transformed into Medical Facilities to Make Health Care More Accessible and Appealing

t a recent commercial real-estate industry communities is one way to achieve this while bringing luncheon, the topic of the day focused on care closer to populations. health-care development in the next five The economy has forced many businesses to disap- years. Of the many discussions that ensued, pear, including a fair number of those that used a big- two interrelated topics rose among the box type of structure. In addition, many big-box build- Aranks of primary concerns: ings have been left behind because they are too small  Health-care reform trends demonstrate a need to to accommodate the trend toward superstores. These take provider services off hospital campuses and into empty structures are typically located in prime loca- the communities where patients live. tions for retail—on major streets with great visibility,  The U.S. economy during the past five years has easy access by car and often served by public transpor- created a growing catalog of large existing buildings tation—perfect for a health facility. that are vacant and abandoned. What if we consider the previous as statements of It’s no secret the public is looking for ways to reduce demand and supply? Is there a development model that spending on health care. It also is no secret that health- could allow and even foster an adaptive reuse of this care providers need to reduce their facilities’ costs. Tak- warehousing style of architecture to function as medi- ing health care out of the most expensive building, hos- cal space? Could it be user friendly and appealing to the pitals, and placing it into lower-cost structures in local occupants—patients and staff?

PHOTO: CLARK/KJOS ARCHITECTS LLC

BEFORE The empty Kmart building that would become Wellspring Medical Center for Extraordinary Living, Woodburn, Ore., was built in the early 1990s and was in good condition.

The curved red wall and glass canopy was added to “break” the box form and create a welcoming entry for Wellspring Medical Center.

BEFORE

Creative painting was used to distinguish the Willamette Family Medical Center building in Salem, Ore., from its Circuit City origins.

July-August 2014 // retrofit 29 (TOP AND RIGHT) The entry of Wellspring Medical Center for Extraordinary Living, flanked by a restaurant and retail, sets a warm, lively and non-institutional tone for the medical center.

(BELOW) Natural materials throughout Wellspring Medical Center signify healing.

(ABOVE) Captured gardens were cut into Wellspring Medical Center’s big box.

30 retrofit // July-August 2014 Wellspring Medical Center for Extraordinary Living Silverton Health needed space for doctors close to its patients in the community of Woodburn, Ore. It had been renting space in various small buildings around town but sought a larger facility to bring the doctors together and support ancillary services, such as physical therapy, diagnostics and disease-maintenance programs. An older Kmart in Woodburn was shuttered because its 90,000-square-foot size did not meet the business’ new superstore standard. The hospital’s administrator arranged a meeting with our firm, Clark/Kjos Architects LLC, Seattle and Portland, Ore. , at the abandoned Kmart building to ask whether we thought we could transform it for health-care needs. He pointed out that it was so cheap to buy he couldn’t resist at least considering it. The site, too, was advantageous: The building is located on a prominent commercial strip with excellent visibility. A traffic light is located at its vehicular entrance. At first, we thought: “Impossible! This is the most inhu- mane building imaginable—hard shelled and windowless, in the middle of a sea of asphalt”. But then it hit us; we could cut holes in the blank walls for windows and in- sert gardens into the middle of the structure for daylight, as well as landscape part of the oversized parking lot, to- tally transforming it while retaining most of the value of the structure. And that is exactly how we proceeded. Upon further examination of the health system’s needs, a concept emerged to satisfy the desire to com- bine the doctors and ancillaries with wellness and community education. What resulted was Wellspring Medical Center for Extraordinary Living, a facility that holistically integrates clinical health care with healthy lifestyle promotion. The program includes medical clinics (allopathic and naturopathic); physical therapy; a healthy-heart program; and healthy lifestyle programs, including a health-resource center, conference center, restaurant and health retail. To accommodate this program, we took advantage of the deep dimension of the building by planning around an oval connecting pathway, providing access to all services with a garden in the center and another alongside. To encourage “mall walkers” to visit the center, the oval path is exactly 1/16 mile so they can measure their walking routines. This had another advantage: Over time, as services change, the building’s spaces can be remodeled from the perimeter, so the central oval corridor is never under construction. Research shows that healing and attitude are en- hanced by closer contact with nature. The design re- To encourage “mall walkers” at sponse embraces the facility’s unique combination of services by creating an empowering oasis of natural Wellspring Medical Center, the oval forms and materials in an uplifting, calming and life- path is exactly 1/16 mile so they can giving setting. The two large internal garden courts bring nature into the middle. Water features provide au- measure their walking routines. ditory allusions to natural brooks. Natural materials— stone, bamboo and wood ceilings—evoke a response to

July-August 2014 // retrofit 31 (ABOVE) Willamette Family Medical Center’s lobby and waiting area benefit from new windows cut into the front wall and a garden inserted into the middle.

(RIGHT) Patient care areas in Willamette Family Medical Center are designed as “pavilions” within the high space to preserve the open feel.

(LEFT) Nurturing architecture begins in Wellspring Medical Center’s parking lot.

(BELOW) The main entrance welcomes patients and signals openness by using natural forms and glass canopies to celebrate light.

32 retrofit // July-August 2014 nature throughout. The building’s high roof struc- (WFMC’s) program is fairly typical for clinics: exam ture (17 to 20 feet) is an advantage: We painted the rooms, lab, physician and medical-assistant worksta- structure black and suspended ceilings selectively to tions, patient registration/waiting areas, and admin- provide focal points while preserving the open feel. istration/business areas. Only about two-thirds of Outside, an undulating red wall was added to the building was needed for the center’s needs, but “break up the box” at the entry side, support a canopy the floor plan anticipates other medical tenants or and provide natural references in building form. Exter- WFMC’s expansion. nal gardens and water features were added between Although smaller—30,000 square feet—than parking and entry to set the stage as clients arrive. Wellspring Medical Center, the Circuit City building Construction was relatively simple. The build- was windowless and of a deep dimension, unsuit- ing was constructed in the early 1990s, so it was able for a clinic as is. We inserted a garden court to still in good condition. The structure is composed of provide central daylight and views, as well as benefit reinforced concrete masonry walls with steel roof the waiting room, clinical areas and future tenant framing. We chose to fireproof the steel structure space. We also added windows at the waiting room to allow for hospital-grade functions in the future, and physician offices. which added cost not required for the current uses As with Wellspring Medical Center, the building’s but allow for a potential surgery center, cancer center high roof structure (17 to 20 feet) is an advantage: We or other uses requiring a fireproof structure. To cre- painted the structure black and suspended areas of ate the central gardens, we simply removed the roof ceiling selectively at offices and artfully at the wait- structure between columns and wrapped the opening room while preserving the open feel, generally. ings with glass curtainwall systems. The undulating For the clinical areas, clusters of exam rooms and staff red wall was constructed with steel studs, sheath- offices are treated as pavilions (with ceiling/roofs for ing and stucco; it was deemed necessary to change privacy) within the open space, creating a lively “vil- the character of the building and worth the cost to lage” of buildings within the building. We used a very the owner. The red wall extends above the roof as a modern approach with simple, clean white walls “fence” to conceal the rooftop HVAC units from view. and primary color accents, which creates a cheerful The building’s rooftop HVAC units were reused and and contemporary atmosphere, befitting the mostly more added to create additional control zones. young clientele, many of whom have children. The cli- The 90,000-square-foot building provided more ent has an extensive collection of framed modern-art than enough space for all the programs envisioned posters, which have been deployed throughout the by Silverton Health. In fact, 15,000 square feet is left clinic, complementing the architecture beautifully. for future uses, such as a cancer center, surgicenter The construction process at WFMC was simple or more clinics. and economical. Unlike Wellspring Medical Cen- Wellspring Medical Center has been a major boon ter, WFMC could not afford a total makeover of the to building community relationships and enhancing building. Built in the mid-1990s, it was still in good the Silverton Health position as the major health- condition. To cover the Circuit City branding on the care provider for Woodburn. It has received raves exterior—the maroon “plug” formation at the en- from community visitors and received an award try—we used only paint and introduced a distinc- from Healthcare Design magazine. A testament to its tive pattern with new geometries to rebrand the flexibility, some of the programs have changed and façade. Inside, the garden court was created by cut- the construction has been relatively invisible to the ting out roof between columns and wrapping the public because of the perimeter access. That adapt- garden with a storefront glazing system to maxi- ability will ensure the facility’s success for a long time mize daylight coming into the interior. Windows to come. were cut into the concrete masonry walls selectively for daylight and views for the waiting room and of- Willamette Family fices. The unprotected (not fireproofed) steel roof Medical Center structure was left as is and painted black to conceal Administrators of a not-for-profit physician group the unsightly pipes and conduit. Existing roof HVAC in Salem, Ore., sought a new home for their grow- systems were reused, following some strategic ing group practice. They found an empty Circuit City maintenance. building for an affordable price. Like Wellspring Med- The doctors, staff and patients all love the new ical Center’s Kmart building, the Circuit City building clinic. They appreciate the openness for the breath- is located on a prominent commercial arterial street ing room and sense of privacy it provides. Since with great visibility and access, including public tran- opening, WFMC has leased part of the empty space sit—essential for some of the low-income patients to a specimen-collection lab and is planning an im- the physician group serves. mediate-care center soon. To WFMC, the new space The new Willamette Family Medical Center’s is an unqualified success.

July-August 2014 // retrofit 33 [ HEALTH-CARE FACILITIES]

New Orleans East H ospital | New Orleans

›› Retrofit Team ›› The Retrofit ARCHITECT: Eskew+Dumez+Ripple, New Orleans, www.eskewdumezripple.com, and After years of planning, officials broke ground Manning Architects, New Orleans, manningarchitects.com on the New Orleans East Hospital in January ASSOCIATE ARCHITECT: WHLC Architecture, Baton Rouge, La., www.whlarchitecture.com 2013. The $130 million project, which in- GENERAL CONTRACTOR: The LeMoine Co. LLC, Lafayette, La., www.lemoinecompany.com cludes extensive renovation of the East Tower METAL PANEL INSTALLER: Crown Corr Inc., Gary, Ind., www.crowncorr.com and construction of a new, 71,700-square- foot Patient Care Pavilion, restores a full- ›› Materials service hospital to the area and stands as an The former Pendleton Memorial Methodist Hospital was devastated in the flooding important achievement for post-Katrina New brought on by Hurricane Katrina, leaving the residents of New Orleans East without a hos- Orleans. pital since 2005. Designers replaced the existing concrete exterior surface of the 6-story, To ensure the new building was hurricane- 133,640-square-foot East Tower with the Formawall Dimension Series insulated metal proof, the East Tower of the hospital was panel system and curtainwall glazing. Formawall Dimension Series features thermal and strengthened to withstand winds of more than moisture protection in a single, panelized component, expediting installation time. With a 130 mph while primary electrical equipment factory foamed-in-place insulating core and thermal breaks between panel face and liner, and a new backup generator were elevated the product meets stringent HVAC requirements in the health-care industry. In addition, above base flood-elevation levels. Designers architects chose Versawall insulated metal panels and EcoScreen perforated screenwall. retrofitted the structural framing system and centria FORMAWALL DIMENSION SERIES, VERSAWALL AND ECOSCREEN MANUFACTURER: improved the roof to withstand the uplift CENTRIA, www.centriaperformance.com forces associated with hurricane winds. photo:

34 RETROFIT // July-August 2014 The road to faster payback starts with LG LED

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Dermatologist office | Glencoe, Ill. ›› Retrofit Team ›› Materials ›› The Retrofit ARCHITECT AND GENERAL CONTRACTOR: The following materials were used in the newly renovated Located in the downtown Michael Menn Ltd., Northbrook, Ill., michaelmenn.com space: area of a prominent Chicago DESIGN: Office by Design, Northbrook, PAINT: Benjamin Moore & Co., suburb, the 4,000-square-foot www.obdgroup.com www.benjaminmoore.com space previously had been an ELECTRICIAN: Randel Electric Inc., Chicago, WALLCOVERING: Maya Romanoff, architect’s office. The existing www.randele.com www.mayaromanoff.com space had been empty for five HVAC: REM Inc., Chicago, (773) 589-0110 WALL TILE: Porcelanosa, www.porcelanosa-usa.com years and had been without PLUMBER: Santucci Plumbing, Northbrook, LVT AND CEILING TILES: Armstrong, www.armstrong.com heat. The team gutted the in- www.santucciplumbing.com CARPET TILE: Masland Carpets & Rugs, terior and designed and built MILLWORK: Hoffmann Custom Designs Inc., Mundelein, www.maslandcarpets.com five exam rooms, a lab, new Ill., www.hcdcabinets.com FLOOR TILE: Virginia Tile Co., www.virginiatile.com bathrooms, a consult room, PAINTING AND DECORATING: Johanson Decorating, Mt. RECESSED CAN LIGHTS: Juno Lighting Group, office area and 900 square Prospect, Ill., www.johansonpainting.com www.junolightinggroup.com feet of retail space.

36 RETROFIT // July-August 2014 Extraordinary inspiration from unexpected places.

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Circle No. 18 [ HEALTH-CARE FACILITIES]

Integrated Medical Systems International | Birmingham, Ala. ›› Retrofit Team ARCHITECT: CCR Architects, Birmingham, www.ccrarchitects.net METAL PANEL INSTALLER: A&L Metals, Center Point, Ala., (205) 520-5021 METAL FABRICATOR: Abrams Architectural Products, Austell, Ga., abramssales.com GENERAL CONTRACTOR: Rives Construction Co., Birmingham, www.rives.com ›› Materials Approximately 8,000 square feet of Sunset Red and Slate Gray Omega-Lite aluminum composite panels were specified to accent the exterior and interior of the building. The Sunset Red wall is mirrored on the interior of the entryway for added design. A&L Metals installed the Sunset Red panels using the manufacturer’s Rout & Re- turn installation method. The Slate Gray canopy and soffit panels were installed using the manufacturer’s Clip & Caulk installation system. The gray panels balance the bold-

laminatorS inc. laminatorS ness of the Sunset Red near the building’s entrance. OMEGA-LITE ALUMINUM COMPOSITE PANEL MANUFACTURER: Laminators Inc.,

photos: photos: www.laminatorsinc.com

›› The Retrofit Integrated Medical Systems International, a national provider of surgical device and instrument management, recently moved one of its repair facilities into this newly renovated 55,000-square-foot operations center. The facility features offices, break rooms, conference and training space, as well as laboratories.

Aurora Sheboygan Memorial Medical | Sheboygan, Wis. ›› Retrofit Team CRITICAL POWER PROVIDER: Total Energy Systems, Milwaukee, www.totalenergysystems.com

›› Materials Two 600-kilowatt generators bring Aurora Sheboygan up to the requirements necessary for new health-care construction, a key consideration because the organization may opt to build a new facility in the future. The backup power system is fully integrated to function seamlessly; automatic-transfer switches and custom paralleling switchgear are managed by Kohler Decision-Maker controllers. BACKUP-POWER MANUFACTURER: Kohler Power Systems, www.kohlerpower.com

›› The Retrofit Before the hospital upgraded its backup power system, Aurora Sheboygan relied on 35- and 42-year-old Kohler generators. Despite their age, they worked fine but no longer met the hospital’s increased power-capacity requirements. In addition, power surges occur at the hospital three to four times a year. While utility outages are usually brief—most less than a minute— they shut everything down in the hospital. “Just one of our new 600-kW generators is enough to provide most of the needs of the hospital,” says Andy Nygaard, manager of plant operations at Aurora Sheboygan. “The second adds an extra measure of redundancy and the ability to add air conditioning or heating if needed.” The hospital regularly inspects and tests its backup power system as part of the operation’s emergency-preparedness plan. This includes weekly checks on the oil and battery, a monthly test run at 30 percent of the generators’ rated loads and annual preventive maintenance. Kohler Power SyStemS SyStemS Kohler Power photos:

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For commercial pricing call 866-590-3533 or email [email protected] Circle No. 20 March-April 2013 // retrofit 41 Professionals need to examine the SPECTRAL POWER DISTRIBUTION, or SPD, for each and every light source considered for any given project. Just because one manufacturer lists an LED as 3500K doesn’t mean the color realized is the same as another manufacturer. Consider two SPDS for high CRI 3000K LEDs.

IMAGES: BENYA BURNETT CONSULTANCY

An electrical engineer and computer decisions and products. We’re right in the scientist by education, Benya dabbled in middle of ironing this out and it’s very theatrical lighting during high school and dramatic and controversial. The U.S. Depart- college and found his passion. “Lighting ment of Energy, for example, promotes LED design as a profession really didn’t exist, technology in general, so the public thinks particularly outside of the theater, when all LEDs are good. Not all LEDs are good. I decided to become a lighting designer,” Some have significant shortcomings that he recalls. “It was an emerging field, which are being ignored; that’s really the dark side appealed to my sense of artistry. I sensed of LEDs the public isn’t aware of. there was a need for good lighting in buildings that really didn’t exist when I first r: What are those shortcomings? started. I really took to it as an alternative Benya: The No. 1 biggest problem is to make in my career and never looked back. It has an efficient LED, we sacrifice color qual- been very good to me.” ity. This is caused by the spectrum of the Today, Benya is sought for his straight LEDs. The risks are visual and physiological. talk about the lighting industry and its Visually, poor color quality or inappropri- emerging trends. For this reason, retrofit ate color temperature risk negative public spent some time chatting with him about acceptance. Like with compact fluorescent the overwhelming push toward LED light- lamps, color-rendering index is not a good ing, the validity of wireless lighting controls metric and we run the risk of LEDs getting and other initiatives we should consider the same poor reputation as CFLs. That while striving toward energy efficiency. would be too bad, and it is preventable retrofit: the magazine receives so right now. many releases about new LeD Of perhaps even greater concern is the products every day, it’s difficult potential impact on the environment. I am for us to keep up. is the market- presently contributing to a book authored place being inundated? Do you by my partner, Deborah Burnett, titled anticipate a backlash? Evidence based Lighting Design [Wiley & Sons, winter 2014]. Through her research, Benya: I think everybody sees there’s I have come to appreciate the wide range an opportunity to change our existing of human health and other environmental infrastructure, so it has become a mad risks because of our carelessness involv- race. Manufacturers all over the world are ing light and biological response. The rush licking their chops at the opportunity to to create super-efficient LEDs has driven sell a lot of stuff really quickly. LEDs are very manufacturers to develop products with easy and cheap to manufacture and they an excessive percentage of light in the blue appear very easy to use. There’s a whole city end of the spectrum. Most folks don’t nec- in China that is doing nothing but making essarily know this but it actually has been LEDs and LED luminaires by the billions of identified as affecting the human circadian dollars worth for worldwide distribution. system, the overarching biological survival Of course, there’s a glitz to LEDs; they can mechanism that protects and coordinates do things that ordinary lighting can’t do. all our metabolic processes. The primary However, LEDs today often aren’t every- impact is our ability to sleep. Quality sleep thing they promise to be. The easy evolution is critical for warding off disease, keep- PHOTO: ENLIGHTED of LEDs has led to a lot of less-than-perfect ing us healthy, and providing us with the

42 retrofit // July-August 2014 ability to think and age gracefully. In of the risk of ocular damage to children interest is independently evaluating LED 2012 the American Medical Association under the age of 18. Developing eyes are lighting. Perhaps the most important issued an unprecedented policy change not naturally protected against the high for commercial work is the Design Lights [AMA H-135.937], cautioning against the concentration of blue light. More recently, Consortium, or DLC. DLC was founded by use of white light at night because of the ophthalmologists have been warned to the Northeast Energy Efficiency Partner- emerging discoveries linking this type of limit examination light exposure when ship, NEEP, a regional non-profit that light to breast cancer, diabetes, obesity LEDs are used, for similar reasons. strives to accelerate efficiency solutions and heart disease. to create lasting change in the market- We have recently started to question r: If there are no standards, how place. NEEP founded DLC because utility what we call “color fidelity” because most can our readers distinguish good companies want to give rebates for put- LEDs are quite distorted relative to natu- LED products from bad? ting energy-efficient lighting in place but ral white light by being especially weak in also want to ensure the rebates are given Benya: Differentiating good LEDs from cyan and red. Obviously, in retail lighting, for good-quality products and not junk. bad is not easy, and don’t expect that to color quality is tantamount. But in a There is so much junk and so many lies change quickly. But if you are willing to more critical example, high color fidelity about how lighting performs! acquire a few new skills and tools, you can permits the rapid visual assessment of One of DLC’s main jobs is to make make much better decisions immediately. blood oxygenation, which is important sure products meet minimum standards When it comes to the color of the LED, in health- and senior-care settings where of quality. But it’s a voluntary standard. consider buying a field spectrometer like life-threatening conditions cannot be You can still buy junk, but a utility noticed with ordinary lighting. company won’t give you a rebate if you haven’t bought something that meets Problem No. 2: LEDs flicker and often DLC standards. Of course, like anything badly. If you buy an LED replacement Wires can't else, DLC standards are abused. I find lamp and put it in the lighting system in companies that claim their products are your home or office and it has a dimmer be hacked. DLC-listed and they’re not. [Peruse DLC’s on it, you’re introducing the same nasty Qualified Products List at www.design flicker that was associated with fluores- lights.org/QPL.] cents lamps before the electronic ballast. That flicker causes headaches in about r: What are some of the best the AsenseTek Passport, UPRtek MK350, 20 percent of the population if you work and worst LED products avail- or one of several meters from Minolta or under it all day. Why would we knowingly able now? other companies. Measure the LED you put in a lighting system that causes that are considering, and compare it to natu- Benya: I am personally not fond of LED kind of flicker unless we were in a race to ral light of the same approximate color replacements for fluorescent tubes. the bottom? temperature. Be prepared for a shock at Most LED replacement tubes save No. 3 is compatibility problems. There how badly LED lighting compares. Also energy by reducing the amount of light. are hardly any standards for LEDs. As a compare competing LEDs and you will Alternately, you can put in a fluorescent result, if you buy an LED and screw it into realize how important measurements replacement tube that uses fewer watts a fixture as a replacement lamp, there’s can be and how bad some LEDs really are. and produces less light, too. But the LED no assurance it’ll work on the dimmer To be blunt, color temperature, or CCT, replacement tube will cost $30 to $40 that’s connected to it. In commercial set- and color rendering index, or CRI, are no per tube, and the fluorescent replace- tings, the compatibility problems can be longer good enough to reveal strengths ment tube costs $5. I feel that if you want significant. or shortcomings of LEDs. Since Energy to save the maximum amount of energy, Star standards are far too low for my it is probably better to invest in a new No. 4 is glare. LEDs are extremely bright interests, I guess I’d have to say that what LED luminaire, which is more attractive and they create a unique type of glare few standards we have are probably not and 25 to 30 percent more efficient than we’ve never had to deal with before. The good enough. the best fluorescent. extreme brightness of LEDs has only There are several flicker meters, and But other types of LED replacement begun to be addressed as a significant flicker can be spotted by the camera on light bulbs provide cost-effective and qual- issue. Once again, the exaggerated blue most cell phones. Try recording the light ity retrofits for many applications, from light from LEDs is a big part of the prob- for five to 10 seconds, and often the strob- residential and hospitality projects to the lem due to retinal stress. In 2011, French ing will be very apparent. As for glare, use typical display lighting we use in retail scientists were the first to express con- your eyes–if it is glaring, you will know it. stores. Of course, some work and look cern by banning LED in schools because There are organizations whose primary better than others. The best replacement

July-August 2014 // RETROFIT 43 lamp product in my opinion right now is the direct point-to-point and networked con- PAR38. You can take a retail track-lighting in- trols, which enable you to control a whole stallation and replace it with LED bulbs in the building wirelessly. Color tempera- same track and save a phenomenal amount I happen to like and trust wires. Wires of energy; the payback period is two years can’t be hacked. They are easy to connect ture and color render- and then it’s sort of an annuity. You basically and test. If the building is new or suitably ing index are no longer make a $35 investment in the light bulb if accessible, systems with wired backbones you already have the track fixtures and, after are my preferred choice. good enough to reveal the two years it pays itself back, it then keeps Wireless controls have to operate in the strengths or shortcom- paying you until it burns out 40-years later. microwave soup we’re creating in buildings. You actually make money on it during most We are often too careless messing around ings of LEDs. of the life of the product. It’s an investment with radio signals, and we risk interference. worth making. I worry that we will have so much wireless communication inside of a building that at r: once the lighting system is some point the radio freeway is going to get installed or upgraded, building jammed. owners often turn to controls for But wireless controls have their place, achieving superior energy effi- and I am trying several systems to get a ciency. Wireless controls are easier better feel for them. I am fairly confident for existing spaces, but are they a that they are going to be a good choice for valid option compared to wired? a number of projects, but I am sticking to Benya: There’s a lot of potential for wireless wires in new construction and many types controls and there are several different of retrofits. I highly recommend making a types: short-range controls that are fairly careful choice.

BEfoRE: Your current rim device

AftER: Detex retrofit rim device r: There’s been more talk about r: What advice would you give just the right amount. There’s an art to it. DC power being an option for our readers about achieving en- We also must remember, energy powering buildings. Is it? ergy efficiency with lighting? doesn’t stop with lighting. In researching California, I found the single biggest elec- Benya: You’re hearing a lot of talk but Benya: I think the hardest lighting design trical load in office buildings is portable you’re not seeing a lot of it being done. to do today is something attractive and space heaters. One in 10 people in office A project I am working on right now is a super energy efficient. Less is more. Less buildings in Northern and Southern retrofit of the Electrical Training Institute, California has one. I only found one an existing building in Southern Califor- building in all my surveys where there nia. This building involves the National was not a single space heater. I talked to Electrical Contractors Association and The best the building engineer there, and he said International Brotherhood of Electrical there’s a $500 fine for the first one the Workers and they want to show the public replacement lamp fire marshal finds in the building and it how DC power works. We tried to find product in my opin- goes up from there. enough products to do it. We have a DC We also know the typical office build- photovoltaic system that is large enough ion right now is the ing uses way more energy for computers for this building to be zero-net energy, so PAR38. than for lights. You start to realize that if it’s a very exciting project. We tried to find you’re going to control energy use, you lighting but the distribution components should look at everything. Remember, we’d need aren’t out there. There are a few watts are not energy; watts are power, and small companies doing small volume in energy is power times time. A 1-million- this business but it’s more talk than action is relatively easy to do, but you must have watt light bulb that never turns on uses at the moment. That said, I think it will be some expertise because you have to nar- no energy. Of course, you can have people big action within five years. We won’t be row your technology and know how to shivering in the dark to save energy too, talking about it; we’ll just be doing it. use it efficiently and know how to put in but it isn’t exactly high quality.

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PhotoS Marous Brothers Construction 46 retrofit // July-August 2014 : FROM CLASSROOMS TO LIVING SPACE A 1904 School Building Now Provides a Different Kind of Senior with Comfortable Living Quarters

WRIttEN BY | eLYse CooPer

hen constructing multifamily housing, most contractors need only to repeat the same floor plan as many times as it takes to complete all the units in a building. In the case of the 45-unit Doan Classroom Apartments in Cleveland, however, the contractor had toW take special care with each unit. Each former classroom had nu- ances and unique elements that ensure no two units are the same. Built in 1904 by Frank Barnum, a Cleveland architect responsible for many early 20th-century schools, Doan School was expanded in 1906 and again in the 1950s. The building then underwent a transformation in 1985 to low-income housing. It fell into disrepair and finally found itself vacant and boarded up in 2008. The non-profit Cleveland-based Famicos Foundation worked with the city of Cleveland to purchase the property, which is a nationally registered historic landmark, and turn it into affordable housing for senior citizens using low-income housing tax credits and federal historic preservation tax credits. Because the concrete and masonry building still was in good condition, it would help Famicos Foundation meet its green-building objectives. “Cleveland has some very high green-building standards, and we knew we wanted to achieve those goals,” says Mike Bier, Famicos Founda- tion’s project manager.

July-August 2014 // retrofit 47 Respecting History The historic nature of the former school required the design and construction teams to respect the original architecture and features while updating them. “Our purpose was to go in and gut as much as we could while maintaining the historic fabric of the building. With historic tax credits, you don’t have to mimic what’s there, you just need to provide something complementary that speaks to the time in which it was built,” explains August L. Fluker, AIA, LEED AP, principal at Cleveland- based City Architecture, the project architect. “We designed a very elegant entrance vestibule at the north end of the building that was fun to do. We created a metal panel with glass that marked the main entrance.” Sharon Trsek, architectural historian with general contractor Marous Brothers Construc- tion, Willoughby, Ohio, explains the window THE HISTORIC NA- restoration by Racy Custom Woodworks, TURE OF THE FORMER Lakewood, Ohio. “Each window on the front SCHOOL REQUIRED façade of the 1904 building was restored using THE DESIGN AND CON- the original wooden frames that have been STRUCTION TEAMS TO routed to accept newer, more energy-efficient RESPECT THE ORIGINAL double-pane glass with weather stripping. ARCHITECTURE AND New windows were installed on the balance of FEATURES WHILE the building.” UPDATING THEM. “During the renovation, old acoustic ceilings were removed, revealing 12-inch-high plaster crown mouldings on the first floor,” Trsek recalls. “Plasterers were brought in to bring the original designs back to life.” Restor- ing the original plaster was another step in respecting the building’s history. Refurbishing the 1950s addition was more challenging. “It had been built for expediency and not for longevity,” Trsek says. “But giving attention to the addition was important to ensure the history of the building’s more recent past was preserved. Large window openings in the 1950s expansion that had been closed up during the 1985 renovations were restored to their configurations in keeping with the international character of the addition, and a new ADA-accessible vestibule was added.” The roof also was maintained. “Through the years, certain portions were damaged from water infiltration. We replaced the sheath- ing but the roof structure was in solid shape. We did reinforcing where required to keep it intact,” Fluker says. Trsek adds the former coal-tar pitch built-up roof was replaced with a white thermoplastic polyolefin membrane, which reduces the urban heat-island effect. (continues on page 50)

48 retrofit // July-August 2014 http://www.kimlighting.com/typex

Circle No. 22 Project team

OWner// Famicos Foundation, Cleveland, www.famicos.org arCHiteCt// City Architecture, Cleveland, www.cityarch.com MeCHaniCal enGineer// Denk Asso- ciates Inc., Cleveland, (216) 531-8880 HVaC COntraCtOr// Westland Heat- ing and Air Conditioning, Westlake, Ohio, www.westlandhvac.com General COntraCtOr// Marous Brothers Construction, Willoughby, Ohio, www.marousbrothers.com WindOW restOratiOn// Racy Custom Woodworks, Lakewood, Ohio, (216) 221-9663 BiOsWale enGineerinG// Riverstone Engineering, Cleveland, www.riverstonesurvey.com

50 retrofit // July-August 2014 Floor-plan Differences configuration because of what we inher- “We were going into a turn-of-the-cen- Early 20th-century school buildings, like ited to work with. We had to work around tury school building that wasn’t air condi- Doan School, often were built in an elevated the infrastructure to make the spaces tioned,” remembers Joe Denk Jr., P.E., LEED fashion requiring people to climb stairs to happen.” Some similarities exist between AP, principal of Denk Associates. “Now enter them. Doan School’s 1950s addition, units, of course. For example, all the that building is completely repurposed however, was built at a lower elevation kitchens have similar layouts so the same for residential and needs air-conditioning, than the original structure; the differing cabinets could be installed throughout. heat and individual controls in each of the elevations presented a challenge to accom- “You never know what you are going suites, which is something the original modate accessibility and Americans with to have with an old building,” Pasek says. building was never intended to have.” Disabilities Act requirements. To meet the “Even though layouts might seem the Denk explains a traditional rooftop- requirements, Fluker specified a double-sid- same on paper, that is not always the mounted system wasn’t feasible because ed elevator where people enter one side and case. Each unit is unique in itself.” the necessary louvers on the building exit the other side at a different elevation. Conscious of seniors needing to move exterior would have compromised the A unique feature of Doan Classroom freely in their homes, Fluker also followed historic façade. Instead, the project team Apartments compared to other multi- universal-design techniques, which ensure opted for a variable refrigerant system to family buildings in Cleveland is its 45 space can be used by all people without the heat and cool each unit and replace the different living-space floor plans. Project need for adaptation or specialized design. aged boilers and through-the-wall air- Manager Brian Pasek with Marous Broth- He says honoring the existing fabric while conditioning units. “The system doesn’t ers Construction says all non-structural creating spaces that meet today’s needs was have extensive ductwork connected to partitions were removed. “We started challenging, but all of the rooms work well. the outside unit,” Denk says. “We could with a blank slate, then repurposed pass piping through the building without spaces and redesigned from there,” he Heating and Cooling too much trouble. It integrates nicely and notes. The many different rooms within the Doan smoothly.” Each apartment has individual “I don’t think there is one unit that is Classroom Apartments building presented heating and cooling controls. the same in that building,” Fluker adds. heating-and-cooling challenges. Cleveland- VRF systems provide precise control “A few are similar but for the most part based Denk Associates Inc. was hired as the for indoor environments by moving every unit on each floor had a different project’s mechanical engineer. refrigerant to the zone to be heated or

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July-August 2014 // retrofit 51 “I don’t think there is one unit that is the same in that building. … We had to work around the infrastructure to make the spaces happen.” —August L. Fluker, AIA, LEED AP, principal, City Architecture

cooled. It can simultaneously cool some A Winning Building ments based on integrative design, location zones while heating others and allows for Pasek and his team from Marous Brothers and neighborhood fabric, site improve- individual controls. The ductless system Construction were responsible for site work, ments, water conservation, energy efficien- also simplifies and streamlines installa- which he says was relatively minimal. The cy, materials beneficial to the environment, tion, particularly in applications like Doan company landscaped and added swales healthy living environment, and operations and maintenance. Sustainable elements Classroom Apartments where existing for stormwater runoff. Other outdoor work for Doan Classroom Apartments include infrastructure would have made a ducted included new parking, restoration of the energy-efficient lighting, low-flow plumb- system difficult. original decorative iron fencing, a curved ing fixtures, low-VOC paints and sealants, “This wasn’t the least expensive option,” pedestrian path in front of the building, and new site lighting and benches to provide ten- and advanced ventilation technology. Fluker says. “But from an operations and ants with a clean and inviting outdoor oasis. Doan Classroom Apartments also has utility standpoint, it demonstrated a pay- Three bioswales on the west and south earned several awards, including the North- back in utility savings of less than five years.” sides of the property contain surface runoff ern Ohio NAIOP Award of Excellence Multi- Denk and his team also were respon- water from the parking lot and retain and Family Renovation project of the year 2012, sible for installing the plumbing. “The filter the water before it reaches the sewer Heritage Ohio Annual Award Best Adaptive only problem with these older buildings is system. “The bioswales are now attractive Reuse project 2012, Cleveland Restoration they’re heavily constructed using materials amenities filled with black-eyed susans and Society and AIA Cleveland The Community like poured concrete and other materials decorative grasses,” Trsek says. Impact Award 2013, and the Ohio Historic difficult to penetrate,” he says. “Every hole The 12-month, $7.4 million rehab project Preservation Office Merit Award in 2013. for sinks, showers, faucets and everything encompassed 60,465 square feet. Each of Trsek says: “Doan School’s rehabilitation is physically demanding for the contractor. the apartments achieved a HERS (Home has transformed a blighted property into Getting through the building is the tough- Energy Rating System) rating of 85 to 100. an attractive, sustainable and practical est part. After that, installation is the same An 85 HERS rating indicates energy costs place. Not only does the former school as it is anywhere else.” are estimated to be at least 15 percent less provide affordable housing to senior citi- than a code-built home while a 100 score is zens, its preservation has saved a piece of Materials equivalent to a standard new home. the neighborhood’s history to the delight Doan Classroom Apartments earned an of area residents. This project exemplifies H VaC // Mitsubishi Electric VRF zoning system, www.mitsubishipro.com Enterprise Green Communities certifica- the value in recycling an old building and tion, which is a national program that preserving history in a rapidly changing WindOWs// Traco, www.traco.com certifies green affordable-housing develop- Cleveland neighborhood.” 52 retrofit // July-August 2014 Circle No. 24 [ ENERGY ] THE SKINNY ON SUBMETERS Measuring Electrical Success Can Be Done at the Micro-level

WRITTEN BY | NATHAN M. GILLETTE, AIA, LEED AP O+M, CEM

What Is a Submeter? The use of metering in a building allows a building owner to understand how and Submeters are typically divided into when energy is used. For example, the time three different platforms. The fi rst of day energy is used in a building is an type of meter is strictly an energy me- important consideration. Utility companies ter that measures kilowatt-hours and demand. These are the simplest type of often have rate structures that can penal- meters to install and use. The second type ize a building owner for higher electrical of meter is an advanced meter that not demand during peak hours during the day. only measures kilowatt-hours and demand Understanding the time of day peak-energy but also measures volts, amps, watts and use occurs is a quick way to reduce energy power factor. These types of meters would costs. be used in larger facilities that utilize many Beyond peak-load shedding, another electrical motors. The third type of meter is benefi t is the ability to identify a building’s a power-quality meter that measures har- energy use to individual components, such monics in addition to what the other meters as lighting, process loads (the electrical measure. Harmonics are non-linear electric demand for manufacturing or operations) easuring energy use in a loads that cause motors to run ineffi ciently and plug loads (the items we plug into building seems like a straight- or overheat. Typically, industrial buildings electrical sockets). “Analyzing how a building forward notion. Energy enters have the most issues with harmonics. uses energy down to each circuit allows you Ma building through the electric “The fi rst place someone should consider to identify where the biggest bang for your meter and the utility company sends a bill submetering electrical use is in a multi- buck is in energy investment,” Hull notes. at the end of each month for how much tenant building,” says Troy Hull, director of For instance, a building owner who installs energy occupants use. But what if we want Meter Solution Sales for Melville, N.Y.-based electrical submetering may quickly discover to learn how each of the individual build- Leviton, a manufacturer of electrical subme- a signifi cant amount of energy is being used ing systems use energy to identify areas tering equipment. “Implementing metering for lighting after normal business hours. In in which we can further conserve electric- helps a building owner to mitigate risk by such a situation, a quick investigation and ity? To gain that insight we need to look at being able to measure individual energy changes can reduce lighting energy con- submetering our electrical system. Building use, which keeps tenants accountable and sumption by as much as 20 percent. owners often shy away from implement- reduces overall operational costs.” However, One of the big problems in the past has ing submetering projects in their buildings a multi-tenant building isn’t the only ideal been readability of the data generated by because they don’t fully understand the candidate for submetering. Single-tenant the systems. Collecting large amounts of benefi ts. However, they could be missing building owners can also benefi t from sub- data doesn’t do much good for a facility out on the key to discovering how to reduce metering because a submeter becomes an manager if it is complex to read and analyze energy operational costs. energy-management vehicle. or requires the repeated use of expensive

54 RETROFIT // July-August 2014 Hull says.Hull “But, you you don’t knowwhat the paybackbe,” might what mation about can’t providethe administration withinfor- case for implementing whenyou metering the business facilityto justify managers ment. “It’s hard for and owners building the lackofapre-defiis ned return oninvest- consider implementing project ametering concern professionals ofbuilding who to have”“nice anecessity. andnot Amajor considered isstill of Seattle—submetering areas,exception ofcertain the city suchas required Although not the bycode—with ROI major infrastructure upgrades. to monitormultiplecircuits without users may equipment allow ing multi-endpoint late specific circuits. However, implement- rework may berequiredto iso- the goal is if the specifion c situation, someelectrical issues.”and otherdistribution Depending systems,building shared panels electrical there isshared circuitry betweendifferent notes.Hull “We often seesaturations where the building’sof infrastructure,” electrical the constraints isworkingwith buildings cost-effective inexisting project metering challenge increating a singlebiggest “The to monitormultiplecircuits. of equipment allow onepiece platformsendpoint that submeters.” company’sthrough than computer system There are far easierwaysto break into a banks use.that same level ofencryption be malicious. platforms Most the are using data isfairlyto secure trying from people increasingly common. adds: Hull “Wireless networking infrastructure isbecoming ogy orintegrate into common computer easier. utilizetechnol- wirelessthat Devices isbecomingexisting buildings increasingly new-construction situation andretrofi tting isstraightforward project metering ina Designing andimplementing anenergy- RetrofiSubmeters tting -understand graphic interfaces. of onlinedashboards witheasy-to-use and non-energy professionals throughthe use makethe datamuchmore readable by specialty consultants. Today’s systems The trend these days is towardthese days is trend multi- The incentives vary to another from oneutility conservation measures. Optimization are offering incentives basedonenergy- this point; at submetering however, many offering specific incentives for electrical counts.”that the process.step in It’s you what dowith it However, generatingthe fi dataisonly rst to knowwhere youto go.the data need don’t know. You generating haveto start Relatively few companies utility are for itself. any isagainst building benchmark the best some situationsbut anotherisappropriate in against building curate. Benchmarkingandcomparing one isac- that the building the energyusein ings. For one, establishes abaselinefor it energyuseinhisorherbuild- monitoring shouldconsiderowner implementing and ofimplementingthe cost submeters. generallybut pay forto 30percent of 20 Therethree are key reasons abuilding July-August 2014 //RETROFIT

55 IMAGES: LEVITON “Another reason is that submetering intensive energy-conservation measures,” walk and then run approach to metering in allows for building operators to look for the Hull concludes. Hull recently worked on a buildings,” he notes. “If you don’t have the opportunities to reduce energy,” Hull adds. high-rise multifamily project in Hawaii with in-house ability to perform an energy audit, “For example, plug loads in buildings can a single electrical meter for the building. hire a commercial energy auditor to assess be a major drain on energy, especially after Tenants complained that despite individual the property and begin to develop a strategy normal business hours. If you were able to efforts of trying to save energy, others in for energy metering. Look for immediate identify and monitor these situations, reduc- the building weren’t conserving energy and needs and where the low- to no-cost mea- ing plug loads by 20 to 30 percent is possible everyone’s bills were higher. Seven months sures can be implemented with little effort.” in some instances.” Identifying the low- and after installing electrical submeters and Hull believes every building can benefi t no-cost energy-conservation measures, such holding tenants accountable for heavy en- from energy metering. “Any building can as with plug loads, becomes easier if energy ergy use, the overall building reduced energy implement some level of metering whether use is monitored. costs by 20 percent. You can’t manage what it has a full building-management system or “The third reason is that understand- you don’t measure. These words ring very not,” he says. “Approximately 60 percent of ing how energy is used by the individual true in the energy-effi ciency world. our meters are installed in existing build- building systems offers the opportunity to Although there are instances where a ings without computerized building-man- change building-management procedures building owner may only want a temporary agement systems that control the building and recommend longer-term capital- installation of submeters to diagnose a heating, cooling and lighting.” problem, most submeters are permanently There is a general trend with the cost of installed. Once energy-conservation mea- energy consumed in buildings: It’s going up. INTERESTED IN SUBMETERS? sures have been identifi ed and corrected, the Investments made in reducing energy use in Consider contacting the following meters can be used long term to monitor for our current building stock will pay dividends manufacturers: E-Mon // www.emon.com unusual energy spikes and to ensure energy down the road, long after the simple pay- Honeywell // bit.ly/1kGAerp use stays where expected. back for the equipment and time invested Leviton // bit.ly/1owvCMN Hull advocates for a phased approach for has been met. Saving operational dollars is a Schneider Electric // bit.ly/1i18XFx building owners looking to make the leap common language that any building owner into energy metering. “I believe in a crawl, can understand.

Circle No. 25 56 RETROFIT // July-August 2014 [ ENERGY]

from liability BEAR REPUBLIC to BREWERY CREATES HEAT AND ELECTRICITY asset WHILE TREATING ITS WRITTEN BY | CHRISTINA KOCH WASTEWATER

ared Blumenfeld, the Pa- cific southwest regional administrator for the J u.s. environmental Pro- tection agency, washington, d.c., recently commended Bear republic Brewery, cloverdale, calif., for its techno- logical leap of faith during a ceremony at Bear republic’s production brewery. since december 2013, the brewery has been treating its wastewater onsite to assist the local wastewater-treatment plant. now Bear republic will go one step further by using the methane gas created during the treatment process to heat and power its plant.

PHOTOS, UNLESS OTHERWISE NOTED: BEAR REPUBLIC BREWERY

July-August 2014 // retrofit 57 Water Woes Incorporated in 1995, Bear Republic is the 35th largest craft brewer in the U.S., producing 75,000 barrels of beer per year (there are 2 kegs to a barrel). It operates a brewpub in Healdsburg, Calif., in addition to its production brewery in Cloverdale, which opened in 2006. Bear Republic is known for making very “hoppy” beers and India Pale Ales, like its flagship Racer 5 IPA. For every 1 gallon of beer brewed, Bear Republic uses 3 1/2 gallons of water, which, according to Master Brewer Peter Kruger is a huge improvement compared to craft brewing of the past. “When I started in the industry 20 years ago, people said if you were 10 to 1 you were doing pretty good,” he says. “Brewing by its nature takes a lot of water because there’s a lot of equipment that needs to be washed and floors and tanks that need to be rinsed.” “Brewery wastewater is around Because of California’s continuing 10 to 15 times more concentrated drought conditions, Bear Republic has been considering options to minimize its impact than household effluent.” on the city of Cloverdale’s water supply. A major part of its impact is to the local —Peter Kruger, master brewer, Bear Republic Brewery wastewater-treatment plant, so city officials approached the brewery to pre-treat its wastewater onsite. “Brewery wastewater is around 10 to 15 times more concentrated than household effluent,” Kruger says. “We started looking around at some different systems to treat wastewater, and we really liked the system we installed for a number of reasons. It’s a wastewater system with an actual rate of return, and it’s compact and we’re in a very tight space.” The treatment system Bear Repub- lic opted to purchase is EcoVolt, from Boston-based Cambrian Innovation. The firm was established with a NASA grant to explore how advances in bioelectricity can enhance water management in space. It now focuses on developing environmental solutions based on electrically active microbes for energy and water conservation on Earth.

Onsite Wastewater Treatment Although the EcoVolt system is fairly new—created in 2008—it has been tested in real-world applications. French-inspired winemaker Clos du Bois, Sonoma, Calif., tested EcoVolt at its facility for 16 months.

58 retrofit // July-August 2014 CAMBRIAN INNOVATION PHOTO: PHOTO: CAMBRIAN INNOVATION

View a video

about how Eco- ILLUSTRATION:

Volt works at Bear Republic  Brewery. ecoVolt, which is contained in shipping containers, is designed to treat large amounts of water with high levels of pollutants. essentially, microbes consume the pollutants as food and generate electricity that is consumed by other microorganisms that then produce high-quality methane. Bear republic Brewery will generate electricity from the methane while capturing heat from the exhaust to heat its process water. CAMBRIAN INNOVATION PHOTO: PHOTO:

July-August 2014 // retrofit 59 lutants. Essentially, microbes consume the “As technology is getting better pollutants as food and generate electricity and cheaper, the rate of return that is consumed by other microorganisms that then produce high-quality is getting shorter and it just methane in the process. “As the micro-organisms are doing makes sense to do this stuff.” their job, they’re generating close to 80 —Peter Kruger, master brewer, Bear Republic Brewery percent pure methane—very close to pipe- line-grade methane,” Kruger says. “We’re going to capture that methane; run it through a micro-turbine, which basically will burn the methane, turn a turbine In fact, the positive review from Brian and generate electricity. The exhaust runs Hemphill, Clos du Bois’ director of opera- through a heat exchanger where we will tions, helped Bear Republic choose the strip the heat out of the exhaust gas and system. “We know Brian; he’s in our com- heat our process water.” munity, so talking to him kind of made Bear Republic anticipates offsetting it a natural fit for us to continue with a about 20 percent of its hot-water needs trial,” Kruger says. and around 50 percent of its electrical Bear Republic currently is in a test- needs with the EcoVolt. In addition, the ing stage, which helps generate the data facility already has installed a 30-kilowatt to design the larger-scale system. The solar-power system and plans to install testing unit contains all components in another 136-kW system. Combined, the one shipping container and is connected solar panels and EcoVolt should offset to Bear Republic’s wastewater pipes. The close to 100 percent of Bear Republic’s final system, which Kruger hopes will be electricity needs. operational by the beginning of October, And, to the delight of the city of Clo- will consist of three shipping containers verdale, the test EcoVolt unit already is and a 50-foot-tall equalization tank that is reducing Bear Republic’s biological oxygen used to mitigate flow inconsistencies into demand, or BOD, the measurement of pol- the system. lutants in wastewater. Once the full-size “The final system will work similarly to system is in place, Bear Republic expects the testing skid,” Kruger says. “It’s going to to reduce BOD by 80 to 85 percent. “It’s be a lot more automated and hands off. basically taking the water that passes What we have now is one-twentieth of the through it and knocking it down to house- capacity of the full-size system.” hold strength, which the city wastewater EcoVolt is designed to treat large plant has a heck of a lot easier time with,” amounts of water with high levels of pol- Kruger says.

60 retrofit // July-August 2014 Although Bear Republic intends to “Tapping cutting-edge technology for the take advantage of the methane produced craft production of 75,000 barrels of beer during wastewater treatment, Kruger says every year will allow Bear Republic to op- the team currently is considering whether erate in a more environmentally friendly to reuse the treated water once the new manner,” said EPA Pacific Southwest Re- system is in place. “The water reuse is sort gional Administrator Blumenfeld during of a secondary step that we are still kicking the ceremony at Bear Republic’s produc- around,” he says. “We want to do it but tion brewery. “Innovation provides the we’re trying to budget for it. The reverse double benefit of meeting energy needs osmosis treatment required for reuse is and preserving valuable water in short energy intensive and we are weighing all supply due to California’s drought while the options.” helping businesses thrive and maintain local jobs.” Faith in Technology “The old business model was that you Kruger knows implementing EcoVolt seems have cost and you have profit,” Kruger like a gamble but notes Bear Republic notes. “This really is taking what histori- financially is in a position to “put our cally was a cost, or liability, and turning money where our mouth is”. He adds: “We that waste stream into an asset. If we’re were fairly confident it was going to work not going to be boiled off the face the and the demo certainly has panned out. As Earth in the next 100 years, we’re re- technology is getting better and cheaper, ally going to need to figure out how to the rate of return is getting shorter and it be more efficient with everything we’re just makes sense to do this stuff.” doing. That includes taking what histori- Bear Republic’s faith in new technol- cally had been waste streams and turning ogy is what helped it garner EPA attention. them into assets.”

Circle No. 26

July-August 2014 // retrofit 61 [ TRANSFORMATION] A KNOWLEDGE- BASED COMMUNITY

WRiTTEn BY | wAyne mogielnicKi

Public-private Partnerships Revitalize Former Tobacco Factory Buildings into a Hub for Biomed- ical sciences, information Technology and More

62 retrofit // July-August 2014 inston-Salem, N.C., was once from industrial ghost town to burgeoning known as “Camel City” because it hub for cutting-edge work in biomedical was the home of the R.J. Reynolds sciences, information technology and other WTobacco Co., maker of Camel ciga- fields, hasn’t been quick or simple. It has rettes. But tobacco’s heyday in North Carolina involved private-public sector collaboration, is long gone, and Winston-Salem–like other state and federal tax credits, respect for the locations in the state that had economies past and vision for the future—and more based on the tobacco, textile or furniture in- than a little patience. dustries–has had to reshape its economy and image. Today it bills itself as the “City of Arts Development History & Innovation”. Not coincidentally, much of The idea of establishing a research park that innovation is taking place in a complex in the downtown area left moribund by of former R.J. Reynolds factory buildings on Reynolds’ closing of manufacturing, ware- the eastern edge of the city’s downtown. housing and other operations first surfaced The ongoing transformation of the district, in the early 1990s. Wake Forest University now called Wake Forest Innovation Quarter, Health Sciences, now part of Wake Forest

LEFT AND ABOVE: Wake Forest Biotech Place features a 7,500-square-foot, 4-story glass atrium that illuminates the building’s center.

RIGHT: Biotech Place is a 242,000-square-foot redeveloped historic structure that is com- prised of two former R.J. Reynolds Tobacco Co. facilities.

PHOTOS: WEXFORD SCIENCE & TECHNOLOGY July-August 2014 // RETROFIT 63 The artist rendering of Bailey Park at Baptist Medical Center, took the first step in establishing a research campus in the down- East End stage demonstrates how that direction in 1994 by moving Wake Forest town district by erecting three structures–a the area will provide the perfect set- School of Medicine’s Department of Physiol- 180,000-square-foot biotechnology research ting for musical, dance and theatrical ogy and Pharmacology into a converted RJR facility, 30,000-square-foot research building performances. warehouse. and 5-story parking deck–that opened in 2006. In 1998, medical, academic, business, com- There were other positive developments Rendering: Stitch design + development munity and government leaders in Winston- in the succeeding years, including Reynolds’ Salem and Forsyth County formed a coalition donations of an additional 34 acres and the to promote a local economy anchored by buildings on them plus $2 million in cash, technology-based businesses. The group ad- and state and federal funding of infrastruc- opted a master plan, calling for development ture work. But, due to significant infrastruc- of a park focused on biotechnology research ture work and a variety of other factors, the in a five-block area of downtown to be called park’s visible growth stalled. Piedmont Triad Research Park. That spurred Then, in 2010, Wake Forest Baptist part- the 1999 construction of a new building that nered with Wexford Science & Technology, a Wake Forest Baptist ultimately bought and Baltimore-based development and real-estate leased to a pharmaceutical company. company, to revitalize a cluster of abandoned In 2002, Wake Forest Baptist set its sights tobacco buildings at the park’s northern end. much higher, announcing plans for a 25-year Wexford, a specialist in building and manag- build-out of the park to cover more than ing facilities for universities, research parks 145 developable acres and offering 6 million and health-care systems, is well versed in square feet of mixed-use space. A key element using tax credits to help finance the reha- of the land acquisition vital to the expansion bilitation of old industrial sites. Wexford pur- was R.J. Reynolds’ donation of a 10-acre tract chased two old RJR warehouses from Wake containing vacant factory buildings. Forest Baptist and went to work on them. Wake Forest Baptist advanced its goal of By qualifying for North Carolina’s Mill

64 retrofit // July-August 2014 Rehabilitation Tax Credits–available to devel- the Retrofit opers of income-producing spaces in former industrial structures certified as historic and at least 80 percent vacant for two years–and the federal New Markets and Historic Rehabilita- tion Tax Credit programs, Wexford was able to significantly reduce its net expenses and attract outside investors, such as U.S. Bank and Blue Cross Blue Shield of North Carolina, to the project. The city and county, meanwhile, kicked in with $6.2 million in infrastructure upgrades around the site. The result: Wake Forest Biotech Place, a $100 million, 242,000-square-foot research and innovation center featuring custom-designed labora- tory, office and mixed-use spaces with enough conserved historical features to meet State Historic Preservation Office and National Park Service criteria, as well as newly installed “green” The former R.J. Reynolds attributes to earn LEED Gold certification. Tobacco Co. complex in down- Future Plans town Winston-salem during its 20th-century heyday. Biotech Place is home to several Wake Forest Baptist research departments and Wake Forest Innovations, its commercialization arm, along photoS: WAKE FOREsT innOVATiOn QUARTER with private scientific companies, a credit union

July-August 2014 // retrofit 65 branch and café. It also features a 4-story, Both redeveloped facilities, located across 7,500-square-foot atrium that is used for ten- the street from Biotech Place, had their ant, institutional and community events. official openings this spring. One is the At the building’s opening in February 2012, 240,000-square-foot Team Support Center Dan Cramer, Wexford’s senior vice presi- and headquarters of Inmar, an information- dent for development, called Biotech Place technology company that had its more than “a powerful beginning to what we hope 900 employees scattered across multiple will be a transformation of this historical sites around Winston-Salem. The other, a manufacturing district into a state-of-the-art, 234,000-square-feet building called 525@ knowledge-based community.” Vine, houses two Wake Forest Baptist depart- Wexford then put its hopes into action. ments, a membership co-working space and In May 2013–shortly before Wexford merged a YMCA branch. By the end of the year, 525@ with BioMed Realty Trust Inc., a San Diego- Vine will add a medical technology company based entrepreneurial company focused and community college technology educa- on providing real estate to the life-science tion center. industry, and shortly after the research park “Biotech Place definitely provided a cen- had been renamed Wake Forest Innovation terpiece for the district, but Inmar and 525@ Quarter–Wexford announced it had pur- Vine represent something of a tipping point,” chased two more Reynolds structures from says Eric Tomlinson, president of Wake Forest Wake Forest Baptist and that it would invest Innovation Quarter. “They’ve provided a criti- approximately $150 million in their renova- cal mass of people and an excellent mix of tion, again using federal and state tax credits. academic and commercial interests that have “We could have built new buildings,” Cra- Artist renderings of Flywheel, a already contributed to the evolution of the mer told the Wall Street Journal in April. “But co-working innovation space in the Innovation Quarter as a true hub of collab- the economic benefits to these tax credits are 525@vine building. orative intellectual and economic activity.” strong enough that you wouldn’t really choose That evolution is by no means complete. RenderingS: Flywheel to do new construction unless you had to.” Projects under way include construction of

66 retrofit // July-August 2014 the North Carolina Center for Design In- “Building 60” and the multi-level Bailey “There’s still much to be done, but novation on a 4-acre site at the southern Power Plant. Aside from them, the park’s what has been accomplished here in a end of the park near Winston-Salem State future growth will entail new construction relatively short period of time to establish University, Salem College and the North on undeveloped land to the south of the a knowledge-based economy and commu- Carolina School of the Arts; conversion of old tobacco factory district. nity is quite remarkable,” Tomlinson adds. RJR’s former Plant 64 into an apartment Economic conditions will surely play a “And what’s most remarkable is that it has and retail complex that will boost the major role in the Innovation Quarter’s fu- involved so many different players from number of the residential units in and ture. The state tax-credit program that has different spheres–Wake Forest Baptist, around the district to more than 2,200; been so instrumental in its development Wexford, R.J. Reynolds, the city, the county, construction of a 500-space parking deck, is due to expire at the end of this year. But the state, federal agencies, area businesses, partially funded by the city and county, the park has definitely made a positive local organizations, Wake Forest University, adjacent to the Inmar and 525@Vine build- mark: In affirming Forsyth County’s bond the other colleges and universities. ings; and creation of a 1.6-acre park next ratings in April, Fitch Ratings Inc. stated it “There is no doubt that the City of Arts to Biotech Place. There are two remaining was optimistic that Wake Forest Innovation & Innovation has begun a new chapter in former Reynolds facilities primed for reha- Quarter’s “sound prospects will underscore its long tradition of being an exciting and bilitation: the 5-story, 330,000-square-foot long-term growth.” innovative city.”

theRe’S Still mUch to Be done, BUt whAt hAS Been AccompliShed heRe in A RelAtively ShoRt peRiod oF time to eStABliSh A Knowledge-BASed economy And commUnity iS QUite RemARKABle. —Eric Tomlinson, president, Wake Forest innovation Quarter

July-August 2014 // retrofit 67 [ TREND[ INSPIRATION ALERT] ] Compulsory Transformation as the affordable care act rolls out, the health-care market is adapting to change out of necessity—but that may not be a bad thing

WRITTEN BY | ROBERT NIEMINEN

ou don’t have to be a medical professional or a career politician to know that change is underfoot Y in the world of health care. The Patient Protection and Affordable Care Act (ACA), or Obamacare, which was enacted as law in March 2010, is the largest reform to the American health-care system since the establishment of Medicare in 1965—and it has been steeped in controversy since its inception. Regardless of your political stripe or how you feel about the ACA, the fact is that existing models for the delivery of health care are already in the process of changing, and key players in the health-care design and construction market would do well to take note of the shifts this sweeping legisla- tion has initiated. In many ways, the success of health-care reform hinges on the built environment even though the ACA was not designed with medical facilities specifically in mind. As noted in a report from the Ameri- can Institute of Architects’ Academy of Architecture for Health, architectural (continues on page 70)

the minimallY inVaSiVe Spine inStitUte in dallas Was adapted by hdr architecture inc. from an eXisting

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1-800-969-0108 Scan code for more FlexRoofingSystems.com Flex Roofing Systems Circle No. 27 IN MANY WAYS, THE SUCCESS OF HEALTH- CARE REFORM HINGES ON THE BUILT ENVIRONMENT EVEN THOUGH THE ACA WAS NOT DESIGNED WITH MEDICAL FACILITIES SPECIFICALLY IN MIND.

recommendations and design decisions professionals in a position of exceptional not surprising that reducing costs would have a lasting influence (typically decades) leverage in the market. be a priority for national leaders. Ulti- on health-care facilities and on those who From an increase in the number of mately, this goal resulted in the passage of utilize them, unlike much of the health- renovations and types of health-care facili- the ACA, according to the AIA report. How- care regulatory and policy environment, ties being constructed to new models of ever, as Charles H. Griffin, AIA, FACHA, EDAC, which can be quite transitory. Further, the care, the health-care market landscape is senior principal at WHR Architects, Hous- authors of the report, “Healthcare Archi- being permanently altered as a result of ton, and co-author of the report, points out, tecture and the Affordable Care Act”, point the ACA. Here’s what to keep in mind in the the ACA “is really an outlook. It is trying to out incentives within the ACA will reward near and more distant future: bend the cost curve, yet there is really not health-care providers that improve quality a lot in there specifically about cost. It is and patient satisfaction—outcomes that Dollars and Sense really about improving quality outcomes— have been directly linked to the design of Given the fact that the U.S. spends 18 per- coming up with different measurements buildings, putting design and construction cent of its GDP annually on health care, it’s (continues on page 72)

a gYm and BiStro can be seen in this medical lobby—an illustration of the specialiZed facilities that Will continue to emerge as health-care providers react to changes in the marKet.

70 retrofit // July-August 2014 More info: http://www.aal.net/products/pivot/

Circle No. 28 OVERALL, EXPECT TO SEE MORE RENOVATION PROJECTS INSTEAD OF NEW CONSTRUCTION (OR PERHAPS A COMBINATIONCOMBINATION OF BOTH) AS HEALTH-CARE PROVIDERS REPOSITION THEMSELVES IN THE MARKET AND SUBDIVIDE THE SERVICES OFFERED TO PATIENTS.

that are tied to performance that are then construction market has slowed since care at HDR Inc., Dallas. “We’re seeing tied to a reimbursement structure.” the recession began in 2008. As a result, fewer replacement hospitals and large The problem is that it’s unclear how the we’ll see fewer new medical construction expansions of hospitals and more focus new compensation model under Obama- projects and an uptick in renovations and on retrofitting and renovating existing care works in practice, so health-care retrofits of existing health-care facilities. facilities because of all this money that’s providers are hesitant to invest money on “One of the mandates of the Afford- been funneled into technology and into infrastructure improvements that aren’t able Care Act is that hospitals and systems acquiring physicians and into mergers absolutely necessary, Griffin notes. Instead, implement electronic medical records, so and acquisitions. So it’s a less capital- they are upgrading IT systems to meet there’s been a tremendous investment in intensive approach to facilities right now the federal electronic medical records technology,” says Hank Adams, AIA, ACHA, and more in other areas that are unre- mandate under the ACA as the health-care EDAC, vice president and director of health lated to what we do.”

the SelF-regiStration DeSK in the lobby of the minimally invasive spine institute is reflective of the trend toWard a retail approach to the design of health-care facilities.

72 retrofit // July-August 2014 Because the performance-reimburse- reduce the number of beds—while it may best at, and you should partner with com- ment structure under the ACA is not improve outcomes—may also result in a munity-based organizations to continue completely understood by health-care loss of market share, he explains. along the rest of the continuum.” providers yet, the decision to build or “It is a real dilemma,” Griffin says. As the figure below illustrates, the improve facilities in many cases has been “I think there is an amount of under- delivery of health care is being rearranged deferred and will continue to be at least standable hesitation as we move for- to better address the needs of patients at in the short term. ward in time here with our health-care different times in the process, which reflects “Financially, when any business or environment.” several broader trends that are emerging in health-care provider does not know what the health-care market as a whole: the return on their investment is going to Health Care’s New Mindset be, you don’t invest in your buildings,” says In spite of the uncertainty surrounding the ››› RePosiTioning Overall, expect Ana Pinto-Alexander, RID, IIDA, EDAC, prin- health-care construction market, the ACA to see more renovation projects instead cipal and senior vice president and director is forcing the industry to change the way of new construction (or perhaps a combi- of health-care interior architecture at HKS, it does business. As a result, new models of nation of both) as health-care providers Indianapolis. “We are seeing a hesitance of care and other trends are emerging that reposition themselves in the market and the health-care provider networks to spend just might help make this transition to a subdivide the services offered to patients. any money at all. Therefore, projects that better health-care delivery system a suc- Hospitals will reduce their number of beds are on the table sometimes approved by cess. But patients and providers will need but might also convert them to accom- the board are not going forward because to adopt a different mindset about how, modate short- and long-term patients to they don’t know how this health-care when and where health-care delivery will increase market share, according to Rohde. reform and the reimbursement are going take place. “I think you’re going to see a lot of to affect them, because they’re going to “What we’re seeing is that people are people in the long-term care market want- have scores.” looking at [the questions of]: What’s the ing to do post-acute, sub-acute, short-term, Complicating matters is the fact that transition and where do I fit in the con- long-terms stays,” Rohde says. “I imagine many health-care providers now acknowl- tinuum of care?” explains Jane Rohde, AIA, you’re going to see community centers edge the fact that facilities constructed FIIDA, ACHA, AAHID, principal and founder that have physicians’ practices within using evidence-based design principles, of JSR Associates, Ellicott City, Md. “That’s them, community centers that are senior such as single-patient rooms, result in always my question I ask clients now. Or I centers that have adult daycare and phy- measurable improvement in patient ask a hospital assistant: What are you best sicians’ practices in them. I think you’re outcomes, according to Griffin. However, at in the continuum of care? Because you going to see more in-between community- renovating rooms in existing hospitals to should focus on what you’re the absolute based service programming.” Rohde adds

the delivery of health-care services is being reorga- niZed based on a patient’s need and the most appropriate setting for care. Jane rohde of Jsr associates suggests the continuum diagram may also be vieWed as a closed-loop cycle.

PREPARED FOR WESTERN MARYLAND HEALTH SYSTEM BY SG2

July-August 2014 // retrofit 73 the goal will be to help hospitals keep people from being readmitted with the same diagnosis. “There is a renewed focus on medical office buildings,” Griffin adds. “A number of hospitals and physicians are looking differently at the whole contractual rela- tionship. ... It is impacting some renovations that hospitals are doing. Having those physicians in-house helps the overall cost control as this Affordable Care idea moves out.”

››› The Retail Model As more emphasis is placed on wellness and keeping people healthy (and out of hospitals), health-care designers are starting to see greater interest in the concept of “retail care,” or customer-friendly, time-efficient walk-in medical clinics that are disconnect- ed from larger, centralized medical centers. Single-patient rooms have been tied to improved medical outcomes for patients (a goal of the ACA), and clients in this facility are “For instance, a lot of our clients are encouraged to recuperate in privacy and style. actually putting clinics in shopping centers

Circle No. 29 74 retrofiT // July-August 2014 or they’re taking some of the vacant big- that it necessarily is what the really smart An Opportunity for Change box retailers and converting those into health systems are looking for,” Adams As the ACA continues to be rolled out health facilities,” Adams notes. “We had explains. “I think what they’re looking for is and health-care providers respond to an interesting project we finished about a brand identity over a large geography, but the changes in the market as a result of a year-and-a-half ago where we took a they’re looking for really good firms that this new mandate, the challenges facing vacant Circuit City tilt-wall construction can execute facilities that will truly engage medical facility professionals and design retail center and converted that into an a population in a community in a really practitioners alike are many. But so are the outpatient surgery center. It was a little meaningful way.” opportunities to effect lasting change on a bit of a challenging project because the system that has been saddled with exces- building wasn’t initially designed for that ››› Increased Collaborations sive costs and less-than-ideal patient out- type of use, but we’re seeing more of those “There’s going to be new collaborations, comes (our life expectancy is significantly types of projects coming along.” additional collaborations, closer collabora- less than many nations; infant mortality tions with the design and construction rates are higher than comparable nations; ››› Better Branding As consolida- community to make ... a building design tion of health-care systems and mergers in its construction more efficient,” Griffin and child obesity is on the rise, according to and acquisitions continue, according to says. “I think there will be more and more the AIA report). Adams, clients will look to design firms design-assist opportunities, bringing in “It’s a really exciting time to be in health that can help them establish consistency subs earlier to help architects and their care because we were kind of pushing in branding across broad territories while consultants design a more efficient HVAC toward this less diseased-focused, more simultaneously targeting the needs of system, more efficient building types. The prevention/wellness for quite some time,” smaller communities. big take-away here is investing in the front- Rohde says. “It’s just that the Affordable “This idea of ‘one size fits all’ for health end planning. We think it will result in a Care Act pushed that a little harder a little care over large geographies, I don’t know better product for the client.” faster. It’s forcing transformation.”

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befOre

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0801-7073 Retrofit HalfPg HorzAd.indd 1 Circle No. 30 4/17/14 10:39 AM July-August 2014 // retrofit 75 [ PRODUCTS]

WINDOWS, DOORS ARE THERMOSTAT ACCOMMODATES THERMALLY EFFICIENT COMMUNICATION Kolbe’s Teutonic series of windows and Johnson Controls has introduced the WT- doors include fixed and tilt-turn windows, 4000 series of pneumatic-to-digital ther- tilt and slide doors, and outswing hinged mostats, which enable communication with doors. These steel-reinforced uPVC products newer digital building automation systems. are displayed in two frame styles: North Benefits include programmable occupancy American 3 1/4-inch frame with nailing scheduling, remote temperature monitoring fins and European 2 3/8-inch frame. Dual and battery operation. No additional wiring overlapping neoprene gaskets provide a tight is required. Eight configura- seal against air and water infiltration. One-inch insulated glass is tions and Fahrenheit or Cel- standard while 1 3/8-inch triple-pane insulated glass is available, allowing the fixed sius displays are available. windows to achieve U-values as low as 0.17. www.johnsoncontrols.com www.kolbecommercial.com // (920) 596-2501 // Circle No. 31 // (414) 524-1200 // Circle No. 32

COATING FOR EXTRUDED TOILET BOWL IS ADJUSTABLE ALUMINUM PRODUCTS American Standard’s AccessPRO toilet allows

The Valspar Corp.’s Acropon 2605 Extrusion up to 3 1/2 inches of lateral adjustment of Coating System for extruded aluminum the toilet bowl without changing products is a two-coat system consisting of the floor flange outlet location. The a color coat and clear coat, both of which two-piece toilet is 16 1/2-inches are spray-applied. Suitable for interior and high and has a 12-inch rough-in. exterior applications, the finish meets or It can flush 2.2 pounds of waste at exceeds AAMA 2605-13 specifications for 1.28 gallons per flush. Available 10-year South Florida exposure weathering in bone, linen and white conditions and resistance to salt spray, chalk- colors, the WaterSense- ing and fading. The easy-to-clean smooth surface certified toilet has a also resists abrasions and chemicals. 3-inch flush valve and 2 1/8-inch trapway. www.valsparcoilextrusion.com/acropon // (888) 306-2645 // Circle No. 33 www.americanstandard. com // (800) 442-1902 // Circle No. 34

CURTAINWALL ALLOWS CLOUD-BASED ENERGY MONITORING MORE LIGHT INTO E-Mon now offers the Honeywell Attune Energy Dashboard ser- BUILDING vice, which provides a dashboard of energy usage and trends. The Kawneer Co. Inc., cloud-based dashboard accesses historical and real-time energy- an Alcoa business, usage data from several meters, such as electric, gas, water and has introduced the steam. The customizable dashboard displays analytics as wid- 1620/1620 SSG (structural gets. Available widgets include building profile, site information, silicone glazed) curtainwall electricity and cost, building operating schedule, and weather system. With a 2-inch profile, information and the curtainwall is suited for use degree days. in low- to mid-rise commercial applications. It provides slim sightlines that al- www.emon.com low more light to enter a building. The system // (800) 334-3666 is engineered with a thermal break and can // Circle No. 36 accommodate double-pane insulating glass. A fiberglass pressure plate option provides additional thermal performance.

www.kawneer.com // (877) 505-3771 // Circle No. 35

76 RETROFIT // July-August 2014 ICF OFFERS MORE STACK HEIGHTS CONTROL Nudura has introduced The Optimizer, an insulated concrete form STREET available in four section sizes that allows designers and install- LIGHTING ers to meet 17 different stack scenarios without the need Hubbell Lighting has to cut or rip forms. It uses the company’s DURALOK introduced Hubbell Technology to securely lock forms into place with triple- Building Automa- toothed interlocks, eliminating the need to wire or tion’s wiSCAPE, a glue forms. Once the forms are stacked, a continuous wireless lighting- height-fastening strip ensures the wall becomes a single control solution unit. Core sizes range from 6 to 12 inches. for new and existing streetlights. www.nudura.com // (866) 468-6299 // Circle No. 37 The fixture modules are installed directly on any streetlight and don’t require running new wires or relay panels. Users can monitor and meter each HEAT PUMP LINE IS EXPANDED streetlight, including LED, induction, Fujitsu General America has expanded its Halcyon light com- MH-HPS-LPS, incandescent, halogen mercial multi-zone heat-pump line. The equipment has and plasma. The solution also has dim- ratings of up to 18 SEER and 9.5 HSPF. Contractors can ming, scheduling and motion-detection select 18,000; 24,000; 36,000; or 48,000 Btu outdoor features. Alarms and metering capabili- units combined with wall-mounted, floor-mounted, ties include burned-lamp notifications, slim duct and compact cassette indoor units in 7,000; 9,000; over/under voltage, cycling and low- 12,000; 15,000; 18,000; or 24,000 Btus, depending on indoor power factor. style selected. Floor-mount units in 9,000; 12,000; and 15,000 www.hubbell-automation.com // Btus per hour are new to the line. (888) 698-3242 // Circle No. 39 www.fujitsugeneral.com // (888) 888-3424 // Circle No. 38

Circle No. 40 July-August 2014 // RETROFIT 77 [ PRODUCTS]

FASTENER ENGINEERED FOR STEEL DECKING Simpson Strong-Tie’s Strong-Drive XL Large-Head Metal Screw is engineered as a one-for-one replacement option for pins and 5/8-inch welds in steel decking. When used with the Quik Drive BSD200 Structural Steel-Decking system, the screws offer an alternative to other methods of attaching steel decking, such as welding and powder-actuated tools. The tool’s extension enables stand-up-and-drive fastening. Collated fastener strips eliminate fastener waste. The screws are available in bulk and collated.

www.strongtie.com // (800) 999-5099 // Circle No. 41 LIGHTING DESIGNED FOR EXISTING HARDSCAPE i-Lighting has released the Hardscape Retrofit Lighting System for installation in existing CLADDING PANEL IS FIRE-RESISTANT hardscape applications. It is designed with Kreysler and Associates has developed an ultra-lightweight 5-millimeter wiring and has standard or fiber-reinforced polymer cladding system—Fireshield 285— customizable lengths with an option of 3-, which passed the NFPA 285 test. The panels are 3/16-inches 6-, or 9-inch light strips. It is compatible with thick, range in size up to 5 1/2- by 30-feet and weigh the company’s iluma Rail, Stair and Land- about 5 pounds per square foot. Using digital fabrication scape Lighting Kits. The LED lighting system techniques, unique or repetitive designs can be created and uses 80 percent less energy than incandes- panels can be merged to create large façades. cent bulbs.

www.kreysler.com // (707) 552-3500 // Circle No. 42 www.i-lightingonline.com // (888) 305-4232 // Circle No. 43

LASER MEASURE IS POINT AND CLICK Stanley has introduced the TLM65 Laser Distance Measurer, model no. STHT77032. The 65-foot-range measurer automatically calculates square footage, distance, area and volume. The handheld, battery-powered device features LCD screens, English or metric calculations, and decimal or fractional modes.

www.stanleytools.com // (800) 262-2161 // Circle No. 44

LIGHT TOWER, GENERATOR ARE SOLAR-POWERED Larson Electronics has released its Solar Powered Generator with FLOODLIGHT AVAILABLE IN LED Pneumatic Light Tower Mast equipped with four 160-watt LED Hubbell Lighting has announced that Architectural Area light heads. The solar light tower includes six solar panels, a so- Lighting’s Pivot linear floodlight is now available in LED. lar charging system, battery bank and pneumatic mast mounted Offered in wall, pendant or ground mounting, the light on a trailer with outriggers and a removable tongue. The provides versatility for indirect lighting, perimeter highlight- 1.8-kilowatt solar generator system replenishes 800-amp hours ing, wall grazing, sign lighting and wall washing. Suitable of usable battery capacity per day. The for indoor and outdoor applications, it is available in 2-, 30-foot collapsible, pneumatic mast 4- and 8-foot lengths, each with two lumen packages. It has a motion sensor for instant can distribute uplight and downlight. Three illumination. standard color temperatures are available: 3000K, 4200K www.larsonelectronics. and 5100K. com // (800) 369-6671 // Circle No. 46 www.aal.net // (626) 968-5666 // Circle No. 45

78 RETROFIT // July-August 2014 TRIM CREATES SMOOTH TRANSITIONS Rockfon Infinity Perimeter Trim integrates with standard suspension systems and other ceiling systems to create smooth transitions, distortion-free projections and free-floating clouds. Perimeter Trim products include several variations: Rockfon Infinity Standard has straight lengths from 2 to 12 feet; QuickShip are stocked straight panels in 2-, 4- and 6-inch heights; Engineered are factory-sized, -curved and -mitered; InfinityR has factory- engineered components that feature an integral, continuous reveal; InfinityZ Razor gives a ceiling the appearance of being zero depth; Paired are for double-sided circles, snakes and arcs; and InfinityD are a factory-engineered alternative to built-up drywall framing. www.rockfon.com // (855) 330-6878 // Circle No. 47

INTERIOR PRIMER/SEALER SOFTWARE MAKES BIM WORKFLOW SMOOTHER PROVIDES HIDE Graphisoft has announced ArchiCAD 18 with features to make Masterchem Industries has an- the BIM workflow smoother. The built-in CineRender, a Cinema nounced KILZ Hide-All, a latex primer 4-D render engine by Maxon Computer, provides high-quality, sealer that provides effective hiding photorealistic renderings. Integrated revision management capabilities and dries quickly. Available workflows track and automati- in a 2-gallon bucket, recommended cally document changes to the interior applications include drywall, building model. The software cured plaster, woodwork, masonry, also accommodates PDF-based concrete block and previously painted workflows and the company’s areas. It can be brushed, rolled or sprayed BIMcloud integration. and can be top-coated after one hour with latex or oil-based paint. www.graphisoft.com // (800) www.kilz.com // (866) 977-3711 // Circle No. 48 238-3992 // Circle No. 49

The next generation Bulb Eater crushes straight, u-tube, and CFL lamps in a single machine! New Intelli Technology onboard controls: Multiple sensing points for machine diagnostics and maintenance LCD control panel displays machine mode and defaults Bene ts: Savings – Pre-crushing lamps can cut recycling costs by 50% Storage – Hold up to 1,350 4’ lamps in a single 55 gallon drum Safety – New 5 stage ltration system, OSHA & ACGIH Compliant Speed – Powerful DC motor crushes a 1‘ - 8’ lamp in less than 1 second

For more information and a comprehensive recycling Need to recycle batteries, ballasts, electronics, product proposal contact: thermostats, or smaller quantities of lamps? Air Cycle Corporation www.RecyclingEP.com www.CrushingBulbs.com | 800-909-9709 | [email protected] 888-640-6700

Circle No. 50 July-August 2014 // RETROFIT 79 Ad Index RETROFIT // July-August 2014

3M...... Page 81 Honeywell...... Page 61. Musson Rubber Page 77 www 3MDI. Y c. om Cree...... Page 7 electricalproducts honeywel. l c. om/ ...... www mussonrubber. com. www c. ree c. om. rt114 asp. . (800) 321-2381 (800) 236-6800 (800) 334-3666

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E-Mon...... Page 56 www emon. c. om. Sylvania ...... Page 13 Branstock Inc...... Page 81 (800) 344-3666 Major Industries...... Page 10 www osram-americas. com/r. etrofits www br. anstockbuildings c. om. www majorsk. ylights c. om. (800) Lightbulb (888) 799-6918 (888) 759-2678

Eye Lighting...... Page 19 Tarkett...... Page 37 Carlisle SynTec www ey. elighting c. om/led...... Page 53 www .tarkett .com (888) 665-2677 MBCI...... Page 15 www carlislesy. ntec c. om. (888) 899-8916 (800) 479-6832 www mbc. i c. om

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80 retrofit // July-August 2014 [ RESOURCE GUIDE]

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Circle No. 55 July-August 2014 // RETROFIT 81 [[ INSPIRATIONINSPIRATION]] SOLAR SIDEWALK JESSICA MCCONNELL BURT / GEORGE WASHINGTON UNIVERSITY / GEORGE WASHINGTON JESSICA MCCONNELL BURT PHOTOS: PHOTOS:

The George Washington University, Washington, D.C., has completed the first walkable solar-paneled pathway in the world. Located on the Virginia Science The walkable solar panels have a and Technology Campus, the landscaped pedestrian sidewalk boasts a solar- combined average of 400-watt peak powered trellis and 27 slip-resistant semi-transparent walkable panels with photovoltaic technology that converts sunlight into electricity. The walkable capacity, the maximum amount solar panels are an extension of the public sidewalk between Exploration and of power that can be produced Innovation Halls at the intersection of GW Boulevard and University Drive. under perfect conditions. The walkable panels have a combined average of 400-watt peak capacity, the maximum amount of power that can be produced under perfect conditions. This is enough energy to power 450 LED pathway lights below the panels. In addition to the walkable solar panels, the Solar Walk includes a solar- powered trellis designed by Studio39 Landscape Architecture, Alexandria, Va. The trellis was installed at the end of the sidewalk to create energy that feeds back to Innovation Hall. Onyx Solar, a company based in Spain, designed the walkable panels. The company is known internationally for designing and manufacturing photovoltaic materials that generate electricity from the sun while providing thermal and acoustic insulation and ultraviolet and infrared filters. “We are excited to explore the potential of this newly patented product and participate with Onyx in its goal of furthering unique photovoltaic technologies,” says Eric Selbst, George Washington University’s senior land use planner. GW Campus Planning began working with Onyx in the summer of 2011 after discussions about the design with Studio39, a company that GW contract- After ed to construct the pedestrian walkway between Innovation and Exploration Halls and the solar-powered trellis. “This project has proven to be an exciting example of the new innovation being designed and integrated into our university,” notes GW Construction Project Manager Nancy Balph.

82 RETROFIT // July-August 2014 Retrofitting is both an efficient and cost effective way to breathe new life into an existing building. The ease of installation, durability and sustain-sustainability of Dri-Design architectural metal panels makes them a perfect fit for changing a facade that is old, ugly and/or failing.

CM WHY DRI-DESIGN PANELS:

MY ■ No sealants, gaskets or butyl tape in the CY panel joints, means no dirty streaks or a CMY legacy of maintenance for the building owner.

Circle No.1 Oct. 22 – 24, Booth #3439 Circle No. 57 TREAT WASTE- BAS CYBER BENEFITS OF WATER, CREATE RISKS SUBMETERS ELECTRICITY

july-august 2014 / retrofitmagazine.com VOL. 5 // ISSUE 4 // Z1900-RL JULY-AUG 2014

zurn.com affordable 1.855.ONE.ZURN Circle No. 58 care act IMPROVING YESTERDAY FOR TODAY