Game Changers Jesseh

WHERE TECHNOLOGY AND INNOVATION COLLIDE

JANUARY 2019

GGAMEAME CCHANGERSHANGERS Mega Amenities, IPD Super Teams, Warehouses Grow Up, The Rise of Cannabis Factories 26

T. ROWE PRICE OWINGS MILLS, MD CIRCLE 751

PRECAST EDITORIAL SERIES

Tools, tips, and inspiration for designing and building with precast concrete.

A Construction Primer: Precast vs. Site-Cast While the end products can look similar, Finders Keepers the two styles offer differing results. A new personal dashboard, called SketchBoard, helps users organize precast projects and design ideas.

Mind Your Beeswax Clam Outdoors Turns Ice Into Gold Load-bearing panels and functional aesthetics help personal Learn how precast helped fuel the growth of a Minnesotan care company Raining Rose upgrade its facility. institution.

Read the exclusive editorial series at: BDCnetwork.com/Fabcon-series • www.fabcon.com

CIRCLE 752 CLOCKWISE FROM TOP LEFT: COLE MEDIA, T. ROWE PRICE, MJ12, BD+C, UMBRA, WARE MALCOMB AWARD WINNER 2014– 18 16 10 9 DEPARTMENTS 48 44 40 34 28 26 FEATURES

CannabisFactories Warehouses GrowUp IPDSuperTeams MegaAmenities

2017 to elevate design connected devices Pairing BIMand THINK TANK Our roboticfuture AEC AUTOMATION NEWS+TRENDS EDITORIAL to themasses “BIM toAR”comes AEC TECH GAME CHANGERS JESSEH. NEAL 58 54 50 22

jobsite wellness to the brings healthand Net zerotrailer GREAT SOLUTIONS at TheTowers Metal meshcanopy WORK PRODUCTS AT sliding doors lockfor mortise for revolving doors; system Air curtain INNOVATIONS PRODUCT stadium largest eSports shed”; nation’s lab in“oversized The Uopensdesign PROJECTS TRENDSETTING 28 Compared withatraditionaldeliverymethod,IPDhasledtoconsiderableimprovements inreducing change nine buildingrenovations withsevenAECﬁ ON THE COVER: ON THE orders andproducing productivity. T. RowePricehasinvestedsavingsbackintoitsprojects.

Investment managementﬁ 01 • 19 rms,includingtherecently completedofﬁ rmT. RowePriceiscurrently engagedinanIPDcontractfor 48 | 40 BDCuniversity.com JANUARY PHOTO: COURTESY T. ROWEPRICE

BUILDING DESIGN ceproject pictured. + 34 58 44 CONSTRUCTION

| |

| E-CONTENTS | BDCnetwork.com COURTESY AUTODESK COURTESY

A 21-foot-long shipping container houses a mobile additive manufacturing “toolbox” that includes two Panasonic robots that can 3D print, weld, cut, and polish. The unit’s transport- ability to jobsites could make it ideal for producing bespoke spare parts in the ﬁ eld.

ADDITIVE MANUFACTURING center. Rec centers have been HEADS TO THE JOBSITE popping up everywhere, most Autodesk has jumped into the ad- conspicuously in Midwest and ditive manufacturing (AM) fray by Western states, but usually after creating a large-scale AM “tool- prolonged debates about funding box” contained within a tricked-out and function. Once those factors 21-foot-long shipping container. are settled, the size and scope The toolbox is equipped with two of rec centers almost invariably Panasonic TS-950 robotic arms, expand beyond the project’s initial supplied by Valk Welding, that can design plans to meet stakehold- weld, 3D print, cut, and polish ers’ expectations. objects. The robots have a total of BDCnetwork.com/RecCenters18 21 axis points and slide horizontally along a rail attached to the PAYETTE WINS 2019 container’s back wall. AIA ARCHITECTURE BDCnetwork.com/AMtoolbox FIRM AWARD Since the fi rm’s founding in 1932, RECREATION CENTERS Payette has been dedicated to PROLIFERATE AS delivering innovative and complex COMMUNITY HUBS research, scientifi c, and health- In markets around the country, the care projects. Building science most in-demand building type isn’t is a central tenet of their an offi ce, K-12 school, or hospital. design process. It’s a multigenerational recreation BDCnetwork.com/Payette19

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WHERE TECHNOLOGY JULY 2018 SEPTEMBER 2018 MAY 2018 AND INNOVATION INSPIRING THE AEC INDUSTRY INSPIRING THE AEC INDUSTRY INSPIRING THE AEC INDUSTRY COLLIDE

21ST ANNUAL BUILDING

TEAM 35TH ANNUAL AWARDS RECONSTRUCTION UNDER 13 Projects That Represent AWARDS the Best In Project Team The Best in Adaptive Reuse, 2018 Collaboration Historic Preservation, FORTY and Renovation GIANTS 300 23 Ȑ 25 REPORT Meet Jason Takeuchi Ranking the Nation’s and 39 other AEC pros Most Prominent AEC Firms making their mark on the AEC industry. 27 26

SAN DIEGO CENTRAL COURTHOUSE JASON TAKEUCHI, AIA, NCARB SAN DIEGO, CALIF. LYFT HEADQUARTERS FERRARO CHOI AND ASSOCIATES NATIONAL ARTS CENTRE SAN FRANCISCO, CALIF. OTTAWA, ONT.

GIANTS 40 UNDER 40 BUILDING TEAM AWARDS RECONSTRUCTION AWARDS

BD+C Editors invite your ﬁ rm to apply for one of our annual AEC industry recognition and awards programs. The 2019 entry forms QUESTIONS? for the Giants 300 Report, Building Team Awards, 40 Under 40, and Reconstruction

Email David Barista, Awards are now posted at: Editorial Director, BDCnetwork.com/2019 Awards. at [email protected] By David Barista, Editorial Director | EDITORIAL | BUILDING DESIGN +CONSTRUCTION

VOLUME 60, NO.01

EDITORIAL STAFF EDITORIAL DIRECTOR | David Barista 847.954.7929; [email protected] EXECUTIVE EDITOR | Robert Cassidy 2019 OUTLOOK: FIRMS NOT BETTING 847.391.1040; [email protected] SENIOR EDITOR | John Caulfield 732.257.6319; jcaulﬁ [email protected] ON ANOTHER RECORD-SETTING YEAR ASSOCIATE EDITOR | David Malone 847.391.1057; [email protected] CONTRIBUTING EDITORS | Peter Fabris, Lance Hosey, Mike Plotnick, Adam Sullivan, C.C. Sullivan oming off a record-setting year (39.0%). In fact, nearly 90% of respondents DESIGNER | Cathy LePenske for the nonresidential construc- anticipate construction materials prices to WEB DESIGNER | Agnes Smolen tion industry (more than $760 rise in 2019. That’s up from 86% in last billion was spent on new con- year’s survey of BD+C readers. EDITORIAL ADVISORS struction and renovation work To help keep their project pipelines full DAVID P. CALLAN | PE, CEM, LEED AP, HBDP Senior Vice President, McGuire Engineers nationwide last year), AEC fi rm through 2019, AEC fi rms are focusing on a PATRICK E. DUKE | Senior Vice President, leaders should be brimming with number of business development strate- CBRE Healthcare C confi dence over the growth poten- gies heading into this year. Selective hires | CAROLYN FERGUSON FSMPS, CPSM tial for their fi rms heading into 2019. The (44.1%) and marketing/public relations President, WinMore Marketing Advisors arrow is pointing up for nearly all building efforts (42.2%) top the list, followed by JOSH FLOWERS | AIA, LEED AP General Counsel, Hnedak Bobo Group sectors, construction backlogs remain investments in technology (39.0%), staff ARLEN SOLOCHEK | FAIA, Associate Vice healthy, and architecture fi rms continue training/education (35.9%), and new ser- Chancellor, Maricopa County CCD to see strong demand for their design vices/business opportunities (29.2%). PHILIP TOBEY | FAIA, FACHA Senior Vice President, SmithGroup services, according to AIA and ABC data. Healthcare facilities and multifamily PETER WEINGARTEN | AIA, LEED AP Yet despite the positive indicators for housing head the list of the hottest sectors Director of the Architectural Practice, Gensler the market, AEC professionals remain heading into 2019, according to survey BUSINESS STAFF largely cautious when it comes to GROUP DIRECTOR – PRINCIPAL | Tony Mancini growth prospects for 2019. In October, Despite the positive indicators 484.412.8686, [email protected] BD+C surveyed 314 readers about their EVENTS MANAGER | Judy Brociek thoughts on a variety of issues: materials 847.954.7943; [email protected] for the market, AEC professionals SENIOR AUDIENCE DEVELOPMENT prices, bid prices, obstacles to growth, MANAGER | Kim Smaga emerging opportunities, etc. Only slightly remain largely cautious when it For list rental information, contact Claude Marada more than half (56.0%) of industry profes- at 402.836.6274; claude.marada@infogroup. com or Bart Piccirillo at 402.836.6283; sionals expect higher revenue for their comes to growth prospects for [email protected] fi rm in 2018 compared to last year. More CREATIVE SERVICES COORDINATOR | Dara Rubin surprisingly, 13.4% are forecasting a their fi rms heading into 2019. MARKETING DIRECTOR | Stephanie Miller decrease in revenue. [email protected] And their forecast for 2019 isn’t much respondents. More than half (52.5%) indi- CORPORATE rosier: 54.7% expect revenue to increase, cated that the prospects for healthcare/ CHAIRMAN EMERITUS (1922-2003) | H.S. Gillette 8.7% call for a drop, and 36.7% predict fl at hospital work were either “excellent” or | CHAIRPERSON K.A. Gillette revenue this year. This is a markedly differ- “good” for 2019; 52.4% said the same CHIEF EXECUTIVE OFFICER | E.S. Gillette PRESIDENT | Rick Schwer ent sentiment than last year’s respondents, for multifamily housing work. Other strong CHIEF OPERATING OFFICER | David Shreiner who were much more upbeat with their building sectors: senior/assisted living SENIOR VICE PRESIDENT | Ann O’Neill forecasts for the upcoming year: 62.0% facilities (51.9%), offi ce interiors/fi touts DIRECTOR OF STRATEGIC PRODUCT predicted revenue to rise and only 6.1% (46.9%), industrial/warehouse buildings DEVELOPMENT | John Atwood VICE PRESIDENT OF CUSTOM called for it to drop. (42.7%), hotel/hospitality developments MEDIA & MARKETING | Diane Vojcanin When asked about their top concerns (39.7%), university facilities (38.2%),

For advertising contacts, see page 57. for 2019, the largest number of respon- government/military buildings (37.5%), and dents cited “general economic condi- offi ce buildings (37.4). tions” (52.7%) as a key issue, followed by For more on BD+C’s 2019 construction “competition from other fi rms” (41.0%) and market forecast survey, visit: BDCnetwork. 3030 W. SALT CREEK LANE, SUITE 201 “price increases in materials and services” com/19forecast. ARLINGTON HEIGHTS, IL 60005-5025 847.391.1000 • FAX: 847.390.0408

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 9 | NEWS+TRENDS | By John Caulﬁ eld, Senior Editor, and David Malone, Associate Editor

BROOKFIELD LAUNCHES CONTEST FOR STARTUPS TO RECEIVE TWO YEARS OF FREE OFFICE SPACE

SOM 2017 or 2018. An entrant The refurbished atrium, called must provide information Halo, will offer a street-level connection where previously about the company—including there had been none. its address, history, principals, contact information, and at least one social media profi le. It must also submit an essay of no more than 2,000 charac- ters describing its background, purpose, and culture, and how it believes it would benefi t the Bunker Hill community. A panel of judges, selected by Brookfi eld, will evaluate the contestants on the basis of their respective business objectives and prospective benefi ts to the community, how the entrants complement the In the summer of Bert Dezzutti, a Senior VP for who work within Bunker Hill. downtown L.A. and Bunker Hill 2013, Brookfi eld Of- Brookfi eld Offi ce Properties, Skidmore, Owings & Merrill, culture, and the creativity and fi ce Properties acquired the the building’s landlord, admit- Wells Fargo Center’s original originality of their submissions. two-tower, 2.5-million-sf Wells ted to the Los Angeles Times. designer, designed the new The Grand Prize entitles the Fargo Center, in downtown Los To help change that atrium, dubbed Halo, which is winner to a Convene Work- Angeles, as part of a four- perception, Brookfi eld last scheduled to open next year. Suite Membership Agreement building portfolio deal with a April kicked off a $60 million To further accentuate the for a maximum of 24 consecu- $450 million price tag. makeover of the Wells Fargo building’s hipper vibe, Brook- tive months. At the time, Wells Fargo Center’s atrium, between the fi eld on November 15 intro- Occupants would be entitled Center was one of L.A.’s primo 45- and 54-story towers, to duced Launchpad, a contest to exclusive, badge-protected offi ce addresses. But while include full-service restau- for innovative startups, whose access to the WorkSuite, a its Bunker Hill neighborhood rants, plaza seating, fast/ca- winner will receive free offi ce fully-furnished offi ce space, has emerged as a hub for sual dining options, a rooftop space within Wells Fargo Cen- state-of-the-art technology creative business profession- deck, tenant lounge, concierge ter for 24 months, a prize with and high-speed WiFi, an open als, the two-tower complex services, health and wellness an estimated maximum retail kitchen with a nourish café, a has been showing its age of amenities, and an indoor-out- value of $360,000. monthly community lunch pre- late, and has had a tougher door bar. All of these features Entrants must be U.S.- pared by the building’s onsite time attracting new compa- are being added to lure the based, and new businesses executive chef, facilities main- nies with younger tenants. 5,000 employees who work in with no more than $5 million tenance, and mail delivery. “The environment was dated,” that building and the 40,000 in annual revenue in either BDCnetwork.com/Brookﬁ eldContest

Total nonresidential construction spending (seasonally adjusted annual- ized rate) in October, up 7.3% from the previous year and 0.1% from the previous $ month, according to an Associated Builders and Contractors analysis of U.S. Census 763.8 BILLION Bureau data. Thirteen out of 16 subsectors saw year-over-year increases, led by water supply (23.0%), lodging (18.9%), and amusement (16.2%). BDCnetwork/Oct18spending

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Cost of Living: Apartment Construction Costs honoring Lord Richard Rogers, RSMeans By Gordian Hon. FAIA, with the 2019 Gold Medal. The Gold Medal honors CITY 1-3 STORY APARTMENT 4-7 STORY APARTMENT 8-24 STORY APARTMENT an individual whose signifi - ATLANTA 185.26 183.26 220.26 cant body of work has had a AUSTIN, TEXAS 170.22 169.01 201.34 lasting infl uence on the theory CHARLOTTE 174.08 172.71 206.86 and practice of architecture. CHICAGO 266.80 261.95 308.78 Rogers is being recognized COLUMBUS, OHIO 192.27 190.16 226.15 as his infl uence on the built JACKSONVILLE, FLA. 171.60 170.39 202.62 environment has redefi ned an architect’s responsibilities NASHVILLE 179.00 177.64 210.55 to society. RALEIGH, N.C. 173.43 171.93 206.66 Born in Florence, Italy, SEATTLE 226.91 223.38 264.48 Rogers was trained as an TEMPE, ARIZ. 182.10 180.50 214.00 architect in London at the Ar- Note: All costs for Q4 2018. Square foot models are used for planning and budgeting and are not meant for detailed estimates. chitectural Association School Homeownership isn’t what it used to be. Many 100 building and infrastructure models, including of Architecture and at Yale young professionals, families, and retirees are models for apartment buildings ranging from mod- University. His outlook on the turning to apartments for their convenience and af- est one-story complexes ﬁ t for a neighborhood profession is as urbane as fordability. Demand is far outpacing supply, and the side-street and those for a 24-story behemoth that his early life and education. imbalance is growing. belongs in a bustling city center. The table above The Centre Pompidou was According to analysis completed by the Na- shows the cost per square foot for constructing one of his earliest projects, tional Multifamily Housing Council, the National apartment buildings in 10 of the cities with the which boasts themes that Apartment Association, and Hoyt Advisory Ser- highest search volume on apartments.com. have become trademarks in vices, the U.S. will see a demand for an additional RSMeans data from Gordian can be localized his architecture since the 4.6 million apartments by 2030. That’s more than to more than 970 locations. For more detailed mid-1960s. His work has 400,000 new apartment homes per year that information on predictive cost data, square foot been celebrated with nearly must be planned and built. models, or construction cost data, visit rsmeans. every major architectural RSMeans data from Gordian features more than com/bdandc. honor, including the 1985 RIBA Royal Gold Medal, the 2007 Pritzker Architecture Prize, and the 2006 and ABC PREDICTS STRONG mance has been brilliant of over-year basis in October—on 2009 Stirling Prize. 2019 FOR THE U.S. late. Sure, there has been a the U.S. construction market. Rogers, a Founding Princi- CONSTRUCTION SECTOR considerable volume of nega- Basu stressed that a pal at Rogers Stirk Harbour + Associated Builders and Con- tivity regarding the propriety recession is unlikely in 2019, Partners, tackles projects that tractors Chief Economist An- of tariffs, shifting immigration even with recent fi nancial continue to invigorate the en- irban Basu forecasts another policy, etc., but the head- market volatility. Indicators vironments they inhabit. His strong year for construction line statistics make it clear such as the Conference buildings are renowned for sector performance, yet that domestic economic Board’s Leading Economic their detailing rigor, extreme warns about infl ationary pres- performance is solid,” said Index, which often signals fl exibility, and technology- sures, according to the ABC Basu. “Nowhere is this more an economic downturn, have driven sustainability. 2019 economic outlook. evident than the U.S. labor continued to tick higher, BDCnetwork.com/RichardRogers Job growth, high backlog, market. As of July, there were implying current momentum and healthy infrastructure in- a record-setting 6.94 million will continue for at least two GUIDE OUTLINES KEY vestment all spell good news job openings in the United to three more quarters. ELEMENTS OF for the industry. However, his- States, and construction BDCnetwork.com/ABC19forecast SUCCESSFUL MULTI- torically low unemployment unemployment reached a low FLOOR AMENITY SPACES has created a construction of 3.6% in October.” LORD RICHARD ROGERS The Council on Tall Build- workforce shortage of an es- While the U.S. economy is WINS 2019 AIA ings and Urban Habitat has timated 500,000 positions, thriving, Basu cited the poten- GOLD MEDAL released a guide highlight- which is leading to increased tial long-term impact of rising The Board of Directors and the ing case studies of large, compensation costs. interest rates and materials Strategic Council of the Ameri- multi-fl oor communal spaces “U.S. economic perfor- prices—up 7.9% on a year- can Institute of Architects are around the world. “The

12 | BUILDING DESIGN+CONSTRUCTION | January 2019 IS YOUR FIRM AN AEC GIANT?

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Space Within: Skyspaces in CTBUH Urban Habitat/Urban majority of older Americans GDP would represent 2% Tall Buildings” analyzes how Design Committee, CTBUH owns homes, homeownership annual growth, driven by a fi - to approach urban habitat staff, and a research team rates are lower than the past, nance and business services within tall buildings in a of architecture students and a signifi cant number sector that is the largest of broad mix of building func- from the Illinois Institute of of adults drawing closer to any major world city. However, tions to better understand Technology. It provides case retirement might not have Oxford Economics projects the ingredients that make studies of large, multi-fl oor the fi nancial wherewithal to that San Jose, Calif., with its them successful. communal spaces in loca- afford to either buy or rent high-tech and entrepreneur- Although skyscrapers are tions around the world, in a where they want to live. ial ecosystem, will lead all typically celebrated for their broad mix of building func- That is the primary concern American metros in annual visual impact on the skyline tions, climates, and scales. expressed by the latest Joint GDP growth through 2035, or as places to view a city, BDCnetwork.com/CTBUHcommunal Center for Housing Studies’ at 3%, followed by Portland, the quality of their interior report, “Housing America’s Ore., Austin, Texas, Seattle, spaces needs to be more HARVARD JOINT CENTER Older Adults 2018.” The study Charlotte, and Nashville. strongly considered, accord- REPORT FINDS AGING relies mostly on data up to Oxford believes that San ing to CTBUH. AMERICANS LESS 2016, and reiterates a com- Jose’s greatest asset is the The interiors of tall build- PREPARED TO AFFORD mon theme in many of the “scale and diversity of its ings provide an opportunity HOUSING Joint Center’s past papers: technical workforce.” This to create habitable, com- Between 2011 and 2016, that America’s affordable metro’s annual GDP growth munal space in increasingly the U.S. population age housing stock is woefully averaged 7.4% during the dense, vertical cities. The 50 years or older grew by inadequate to address demo- years 2013-17. In Portland, guide is the product of more 10.5 million to more than graphic and economic trends where manufacturing ac- than a year’s research by the 112 million. While the vast that continue to reshape this counts for roughly 40% of country, especially in light of its annual growth, high-tech other trends in healthcare production is expected to and the social safety net. sustain its robust economy. There are 65 million older Nashville, whose popula- households in the U.S. The tion has roughly doubled in homeownership rate for those the last 40 years, was re- headed by someone 50 years cently chosen by Amazon for or older is 76.2%, and 78.7% a new operations center that of households are headed by will employ 5,000 people. someone 65 or older. Apple plans to invest $1 bil- BDCnetwork.com/OlderHousing lion in Austin, where the tech giant could eventually employ NEW YORK WILL OUTPACE 15,000 people. OTHER U.S. METROS FOR Behind New York, the DECADES TO COME cities that rank highest for The New York metropolitan projected GDP for 2019 and area is on track to generate 2035 are Tokyo, Los Ange- $1.797 trillion in gross do- les, and London. L.A.’s GDP mestic product in 2019, which is expected to hit $1.093 would rank fi rst among all trillion next year, and expand metros in the U.S. by a wide by 41.4% to $1.545 trillion margin. New York is projected in 2035. Oxford expressed to hold onto that ranking some surprise about L.A.’s through at least 2035, when likely position, given that its its GDP could reach $2.511 fi nancial and business ser- trillion, according to the annual vices sector only accounts Global Cities report published for 39% of its economy. But by Oxford Economics, a L.A.’s location and economic London-based independent diversity are surely benefi ts. global advisory fi rm. Conversely, Oxford wonders The change in New York’s about Chicago’s prospects. CIRCLE 755

14 | BUILDING DESIGN+CONSTRUCTION | January 2019 The Windy City ranks third in about a potential economic MORE-FREQUENT CATASTROPHES EXPOSE REAL projected GDP for both years downturn, architecture fi rms ESTATE TO HIGHER INSURANCE RATES tracked, but its fi nancial and continue to report strong The commercial property and casualty (P&C) market is driven business services sector, billings, inquiries, and new by two powerful, albeit confl icting, forces: large catastrophic relative to the city’s size, is design contracts,” said AIA losses and excess capital. As a substantial part of real estate actually smaller than Bos- Chief Economist Kermit Bak- development is happening in areas exposed to fl oods, wildfi res, ton’s, San Francisco’s, and er, PhD, Hon. AIA. “For the severe storms, hurricanes and earthquakes, insurance com- Washington D.C.’s. coming year, concerns about panies are rethinking how to deploy their capital to manage BDCnetwork.com/USfastCities the economy among architec- aggregation in catastrophe exposed areas. ture fi rm leaders tend to be A report from USI Insurance Services found a stable P&C POSITIVE BILLINGS balanced by their concerns industry in 2018, despite it having experienced fi ve of the 15 CONTINUE FOR about a lack of qualifi ed costliest global catastrophes in the past two years. The P&C ARCHITECTURE FIRMS employee prospects.” industry remains well capitalized, and its surplus now stands at Architecture fi rm billings Report highlights: $760 billion. Consequently, the industry has resisted signifi cant growth expanded in Novem- • Regions: Northeast (56.8), and sustained market-wide rate increases, even as insured ber by a healthy margin, Midwest (53.1), South (50.5), property losses from U.S. catastrophes alone went from $14.3 according to the American West (49.0) billion in 2010 to $101.9 billion in 2017. Institute of Architects. AIA’s • Sectors: commercial/indus- It remains to be seen whether such restraint is sustainable if Architecture Billings Index trial (53.8), mixed practice catastrophic events continue to increase and wreak havoc. USI (ABI) score for November (53.8), multifamily residential says while most insureds should expect a fl at to plus-5% rate was 54.7, up from 50.4 in (51.2), institutional (50.8) change. BDCnetwork.com/CRErates19 October. It was the strongest • Project inquiries: 63.1 growth since January 2018. • Design contracts: 54.6 “Despite some concerns BDCnetwork.com/ABInov18

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BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 15 AEC AUTOMATION | By Lance Hosey, FAIA, Design Director, Gensler

OUR ROBOTIC FUTURE This is the fi rst in a series on how automation is disrupting design and construction.

n 2013, Chieh Huang and others launched Boxed, destroys jobs, but not work.” Yes, some Boxed employ- an online wholesale retailer that quickly grew to ees lost their previous jobs, but no one was out of work. over $100 million in annual sales—largely through Greater productivity and effi ciency can create new op- automation. Last year, for example, it roboticized portunities while eliminating others, and these changes its entire fulfi llment center in New Jersey. As the signal seismic shifts in every industry. new system was being installed, one line worker This column is the fi rst in a monthly series in BD+C asked Huang, “Are you still going to need me that will address how automation and artifi cial intel- I when that thing goes live?” The company managed ligence (AI) will alter the nature of design and con- to redeploy everyone and not lose a single staffer. struction industry. Over the past couple of decades, “Automation is great for profi ts,” Huang told Fortune, computerized processes have signifi cantly aided “but it’s a real potential trouble area for society.” architects and builders by improving workfl ow, but to The numbers back this up. Forbes estimates that au- date those processes have not become automated on tomation can improve productivity by 25-38% and save a large scale. Experiments in automated design and larger companies millions every year. At the same time, robotic construction remain just that—experiments. But according a recent report from the McKinsey Global that’s about to change. Institute, a third of the U.S. workforce and 800 million A 2013 Oxford University study estimated that onsite jobs worldwide could be replaced by 2030. Half of all construction jobs are 88% likely to be replaced by robots work-related activities today are potentially automatable. within a decade or two. That’s nearly nine out of every 10 At fi rst blush, these stats suggest that automation is bricklayers, carpenters, and anyone who picks up a ham- good for companies, but bad for jobs. Yet, the McKinsey mer or shovel. “There will come a day when no human report quotes a 1960s Federal commission: “Technology labor is present on any construction site,” robotics expert

Automation and artiﬁ cial intelligence (AI) are be- Do you feel that automation and AI are coming more common in design and construction. threats to job security in your ﬁ eld? Do you feel they can help create better buildings?

17% 24% NO YES 76% NO

83% YES

16 | BUILDING DESIGN+CONSTRUCTION | January 2019 Do you think AI will ever match or exceed the intelligence and creativity of humans? A. Scott Howe told me a decade ago. What about architects and engineers? The Oxford study calculates the probability of eliminating engineers as only 10-13%, while the loss of architects is less than 2% likely. Yet, technology guru Kevin Kelly isn’t so sure. “Robot replacement is just a matter of time,” he wrote 22% in Wired in 2012. “It doesn’t matter if you are a doctor, YES lawyer, architect, reporter, or even programmer.” We asked BD+C readers to weigh in, and our recent TOTAL survey presents a fascinating snapshot of the industry’s excitement and anxiety about technology. The vast majority of respondents have a positive view, with 83% 78% agreeing automation and AI can help create better build- NO ings. Designers and builders vary only slightly, with 81% of designers and 89% of builders agreeing. When asked whether automation threatens job security, only 24% say “yes.” A quarter of contractors see any risk, even though the evidence suggests otherwise.

‘Architects are convinced AI can ARCHITECTS OWNERS CONTRACTORS improve architecture, but they aren’t threatened by this fact, and 19% 30% 37% they are torn about whether the YES YES YES improvements justify fewer jobs.’ — LANCE HOSEY, FAIA, GENSLER

81% 70% NO 63% Over three-quarters (78%) of everyone polled say NO NO AI will never match human intelligence, but the varia- tion between designers and contractors is nearly 20 points—81% of designers and 63% of contractors. Meanwhile, AI experts such as Google’s Ray Kurzweil insist that computers will meet or exceed human intel- If automation and AI were proven to create better buildings, ligence by the middle of this century. do you feel that potential job loss would be justiﬁ ed? The question about which readers seem most am- bivalent is whether automation’s ability to create better structures justifi es job loss in the industry. A slight majority (54%) answered affi rmatively: 52% of designers and 58% of contractors. So designers are almost perfectly divided on this question: they are convinced AI can improve architecture, but they aren’t threatened by this fact, and they are torn about whether the im- 46% 54% provements justify fewer jobs. NO YES In the coming months, we will unpack all of this. How will automation advance the built environment, and how will it affect traditional practices and professions? And what are the aims of our industry: to create more opportunity for ourselves or to enhance communities? Let us know your questions and views. We’re all ears. Email me at: [email protected].

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 17 | THINK TANK | By Islay Burgess, AIA, Digital Design Manager, Gensler

PAIRING BIM AND CONNECTED DEVICES TO ELEVATE DESIGN

Our increasingly but they can also be used complex world offers to visualize and analyze an ever-expanding number the complex symphony

of factors to consider of data created by the © GARRETT ROWLAND when designing. network—thereby serving Environmental inﬂ uences, as a tool to inform the constantly evolving future of a place. business models, and a After our clients new generation of begin occupying our employees can all mean spaces, we can pull rapid change for the way live IoT information into space is used. Using BIM to enhance our networked devices—often understanding of energy referred to as the Internet usage, circulation patterns, of Things (IoT)—we can environmental factors, capture signals within our and 3D space. By merging Performance monitoring sensors in created places and IoT data with the spatial Gensler’s New York ofﬁ ce provide measure everything from framework of the digital real-time feedback on the utilization lighting power usage to twin, we can monitor of desks, conference rooms, and collaboration areas. occupancy rates to the post-occupancy of electrical plug loads. our designs and Once we have these recalibrate signals captured, how the designed do we leverage them space with an to elevate our design? unprecedented Simple. By harnessing frequency. the power of building Connected

‘By merging IoT data with the spatial framework of the digital twin, we can monitor the post-occupancy of our designs and recalibrate the designed space with Sensor locations overlaid on a Revit and lighting fi xtures, and model of Gensler’s an unprecedented frequency.’ New York ofﬁ ce. Each learning from energy usage — ISLAY BURGESS, AIA, GENSLER red circle is a 10-foot patterns. radius of sensor Additionally, coupling our coverage. information modeling devices can also reveal design models with the (BIM). Our BIM models opportunities to save construction process will are designed to be digital energy by automating lead to smarter fabrication twins of physical spaces, shades, balancing daylight workfl ows. In the coming

18 | BUILDING DESIGN+CONSTRUCTION | January 2019 a podcast by architects for architects

BD+C AND BOB BORSON, FAIA, have years, IoT devices will allow material and physical teamed up to bring you Life of an Architect, us to track shipment of conditions might affect construction components, signals (e.g., glass offi ce a twice-monthly podcast that delves update BIM data with newly fronts versus solid fronts, into all things architecture and design. installed elements, establish doors versus openings). site controls, and ultimately • Augmenting design understand our opportunities options to consider multiple for improving the entire design alternatives and balancing and delivery process. what those layouts require. On a recent workplace • Creating data-driven project, for example, a diagrams to show device connected device on site used tracking, sensors’ fi eld of view, information communicated capture range, connection from Revit to shoot laser points, paths of travel, “chalk lines” across the slab frequency of data capture, to outline and measure the and percentage of the fl oor partition layout. The contractor plan with coverage—and then was still responsible for the viewing it all in 3D, section, partition in this example, but and axon. it illustrates how the roles and By pairing the IoT signal levels of data use will change information in BIM with in the future. additional information—such As a fi rm, we are as the Workplace Performance CHECK OUT THE LATEST beginning to address the Index, our workplace survey best methods for using this tool—we will be uniquely Life of an Architect episodes: signal information, while also positioned to explain the questioning whether a specifi c attributes of space, paving signal or data point should the way for the predictive be collected in the fi rst place. analysis and global information Here are a few areas that a our clients are seeking. The BEING AN ARCHITECT IS HELL project team can explore once intuitive design process we are As an architect, every space I walk in to, I they have IoT data about a all trained in will be super- look at … intensely. I scrutinize, evaluate, space: charged by the ability to layer process, and redesign. Every. Single. Space. • Using the model as post-occupancy, performance, an underlay for data experience, or operational IoT visualization. For example, the data onto BIM. A DAY IN THE LIFE Gensler New York offi ce added The convenience of devices OF AN ARCHITECT the sensor layout in their like connected speakers, What does a day in the life of an architect coordinated consultant models video doorbells, and personal look like? There are a lot of different (see above). activity-tracking wristbands answers to that question. • Gaining a 3D understanding has enhanced how we live and of space from a ﬁ rst-person play. As design professionals, point of view. This lets you we are looking toward a future see how devices would capture where connected places will LISTEN TO ALL EPISODES AT: human movement within help us map how environments space and verify the space’s are used, how activities arrangement. change over time, and how we BDCnetwork.com/lifeofanarchitect • Examining how different can repurpose those places.

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 19 | THINK TANK | By Erich Dohrer, AICP, Associate Vice President, CallisonRTKL

STUCK IN THE MIDDLE: WHAT CAN SAVE THE AVERAGE AMERICAN MALL?

American malls are The ones that have a new development across civic park and focal point having an identity chance for survival are tran- the site over time. for redevelopment. The park crisis. On one hand, we’ve sitioning from transaction- One of the biggest chal- would be designed to work all heard of the major based, single-use places lenges is that suburban with the site’s topography to decline in suburban to destinations that create shopping malls are typically manage stormwater. shopping centers: too much lasting impressions. surrounded by a ring road This may seem like an retail square footage and and the properties tend extreme example of what the surge in online shop- ANCHORS AWEIGH to be circular. Creating to do with a failed mall, but ping are coming together More than anything, what rectilinear street grids into it’s just one way to approach to kill them off. On the can kill a mall is an anchor a circular shape is a major this issue that communi- other hand, Class A closing. There are very hurdle, but we look at the ties are facing across the shopping centers in growing few retailers who need or existing context of the site country. We’re not just look- markets are doing better want those kinds of spaces and focus on densification ing at open spaces lined than ever—Tysons Corner anymore. In fact, retailers and promoting walkabil- with shops and restaurants, and Roosevelt Field, for that are building new space ity. We know that in these which is often a workable instance, have reinvented are usually downsizing from suburban locations, people solution, but also calendars their previous store proto- will continue to arrive by of events throughout the ‘The malls that have a types. As brands like Sears car, but we create systems year to enhance the sense close their doors, we’re that balance the needs of of community and give chance for survival are talking to clients who need pedestrians with cars in a people a reason to come to reinvent their properties seamless way. back to the mall. transitioning from from both ends. Revitalizing anchor sites transaction-based, Solutions to anchor SOLUTIONS FOR THE requires an urban design closures range from stan- MIDDLING MALLS approach that will transition single-use places to dard (finding a new anchor Northland Center in South- these classic anchor spaces to replace the old) to more field, Mich., was among from a singular commercial destinations that create creative (food halls, rotating the first regional shopping purpose to a mixed-use, pop-up spaces, community centers. It was designed walkable street network. lasting impressions.’ gathering places, apartments, by the late Victor Gruen, In the second half of the — ERICH DOHRER, AICP, CALLISONRTKL or co-working spaces). who was credited with the 20th century, the shopping But whatever the final reinvention of the American mall represented a bright themselves into true placement is, as urban plan- Mall. As times changed, new future for communi- multi-use destinations. ners, we see how crucial it the mall was abandoned ties. A new typology based But what about the malls is to reintroduce a grid of and became a large, vacant around convenience, rising in the middle of this market streets to these suburban eyesore on the interstate. consumerism, and new split? The malls that haven’t places and connect the mall The city of Southfield beginnings away from our closed yet but aren’t seeing back to the urban fabric. As purchased the mall site in congested and aging down- the success of some of their the mall and the surround- 2015 to redevelop as a new towns. To save the middling Class A counterparts? Some ing area grows, developers gateway to the city. CRTKL’s malls of America, we will of them are limping along, can create new networks master plan proposes to de- have to introduce the same maybe closing some stores that reconnect the mall to molish the mall and service aspects malls were original- or even an anchor or two, the surrounding community tunnel except for the historic ly designed as an antithesis but they are seeing a steady and create future opportuni- Hudson’s department store, to: urbanity, active street decline from their heyday. ties for infilling parking with which will become a new life, and community.

20 | BUILDING DESIGN+CONSTRUCTION | January 2019 By Hakim Hasan, Researcher, and Anish Reddy, Architect III, Perkins+Will | THINK TANK |

TURNING IMAGINED DESIGNS INTO CONSTRUCTED REALITY WITH ROBOTS

Looking to leverage its research into mass timber and robotic fabrication, Perkins+Will’s Building Technology Lab combined talents from across the ﬁ rm over the course of a year to design, program, and implement a robotically built structure. The robot, equipped with suction grippers, drills, saws, and nail guns, can manipulate generic 2×4 lumber into complex geometries with industrial precision. Hakim Hasan, Researcher at Perkins+Will’s Boston studio, and Anish Reddy, Architect III in our Los Angeles studio, oversaw the pavilion fabrication in modules at Autodesk’s BUILD Space in Boston. It was then shipped to Chicago and assembled at Greenbuild, where it stole the show with its curved geometry and massive scale (pictured at right). This technology has the potential to drastically improve the sustainability, quality, cost, and time of construction.

More insights from BD+C’s 38 AEC blog partners at Perkins+Will demonstrated its ongo- BDCnetwork.com/Blogs ing robotic fabrication research at the Greenbuild show, November 14-16, in Chicago.

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 21 | TRENDSETTING PROJECTS | By David Malone, Associate Editor, and John Caulfi eld, Senior Editor

THE U OPENS DESIGN LAB IN ‘OVERSIZED SHED’

a vaulted roof suspended BIN HILL

O 18 feet over the fl oor by R narrow steel columns and a few fi xed walls. This roof structure provides a sense of openness and enables natural light to permeate the building. It also serves as a teaching tool by illustrating some of the basic tenets of modern architecture, construction, and sustainability. The fl exible interior

BIN HILL spaces are stocked with RO In late November, the digital fabrication facilities, University of Miami School exhibition areas, and room of Architecture marked for social and public func- the grand opening of the tions. The main entrance Thomas P. Murphy Design leads into an informal lobby Studio Building, a 20,000- and continues as a nave- sf design laboratory and like space that runs through collaborative space named the studios. The open plan after Thomas P. Murphy Sr., studio space is based on a father of the founder of the 25-sf module that can ac- construction fi rm Coastal commodate a variety of desk .

C Construction, which built confi gurations ranging from , IN S

U the project. 90 to 130 workstations. OC The building’s design The design, orientation, architect, Arquitectonica, and strategic elements of MIAMI IN F describes the modern the building address the concrete-and-glass structure movements of the sun and as a “single, over- ensure a sustainable work- sized shed,” ing environment even in topped with the hottest months. The building can operate during daytime without the use of any artifi cial light while featuring the fi rst ever use of 18-foot-high hurricane resistant glass panels. The concrete roof warps over the southernmost point of the building to shade the interior from sunlight.

22 | BUILDING DESIGN+CONSTRUCTION | January 2019 62-STORY layouts and views, and LUXURY allow light to penetrate RENTAL TOWER deep into the units. PROVIDES 40,000 SF Residences are offered OF INDOOR-OUTDOOR in studio, one-, two-, and AMENITIES three-bedroom options Rising 62 stories in Man- and include fl oor-to-ceiling hattan’s Midtown West windows, oak fl oors, and neighborhood, ARO, a new nearly 10-foot ceilings. luxury rental tower, fea- ARO’s podium contains a sports lounge adjacent chef’s kitchen and private tures a cantilevered de- the building’s amenities to fi tness amenities, a dining room, a fi tness sign of twists and curves (along with the rooftop), lounge inspired by a tradi- center, and a half-basket- with a distinctive metal which occupy more than tional club setting, and a ball court. grid projecting from its 40,000 sf of indoor and club/game room with bil- The ARO Sky Club fea- sculptural glass form. outdoor space. The ARO liards and ping pong. tures the building’s fourth The building’s rounded Club is a multi-fl oor indoor Other amenities in- lounge, the glass-encased corners give the 426 and outdoor space that clude two pools (one rooftop Sky Lounge, with rental units unique features three lounges: indoor, one outdoor), a an outdoor pool.

NATION’S LARGEST areas; a gamer gallery; custom ESPORTS STADIUM OPENS gaming modules for training; an IN ARLINGTON, TEXAS outdoor terrace; staff ofﬁ ces and Competitive gaming (eSports) is the media space; and retail spaces. fastest growing spectator sport in the The venue is speciﬁ cally de- country. The sport now has its largest, POPULOUS COURTESY ROSS STEWART, signed to host eSports events, most robust venue in North America with sightlines, screen sizes, for fans to enjoy the action. Esports and a player stage all tuned for Stadium Arlington is a purpose-built competitive gaming events. The eSports venue that will offer an immer- main competition space features sive spectator experience in the live eSports event market. a built-in, 85-foot-long LED wall accompanied by an immersive sound The $10 million stadium, which opened in late November, is a and theatrical lighting system. A broadcast studio equipped with renovation project that used 100,000 sf of the city’s old convention Grass Valley systems and an analyst desk for real-time broadcast- center. The new space includes a main competition arena with inte- ing allows events to be easily streamed around the world. The grated player and competition screens; team areas with eight “team venue is highly adaptable and can host local and international rooms”; a player lounge for players to relax and socialize; support events with audiences ranging from 250 to 2,500 people.

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 23 | TRENDSETTING PROJECTS | BALLOGG PHOTOGRAPHY

a continuum of care is criti- planning, and interiors of cal to meeting the clinical, the 22,000-sf, $8.5 million social, and emotional needs facility in Peoria, which is of this population and their the fi rst implementation of families. the organization’s national There are more than prototype. The ground-up, 14,000 children with medi- freestanding facility is scal- cal complexities in Illinois able and can be attuned to alone, where, in late Oc- a market’s local climate. tober, Almost Home Kids Children receive 24-hour opened its third location in medical and nursing sup- the country, on the Peoria port from skilled pediatric campus of OSF Healthcare nurses. The facility houses Children’s Hospital of Il- a number if specialty ALMOST HOME KIDS for 40% of Medicaid spend- linois, the state’s third-larg- spaces for guests and fam- OPENS TRANSITIONAL ing on children. Growing at est pediatric hospital. ily members: 12 private bed- CARE CENTER 6% annually, this is among Almost Home Kids pro- rooms, each with a sleeper FOR CHILDREN the most rapidly expand- vides transitional care in sofa for parents; a therapy WITH HEALTH ing cohorts of the pediatric home-like settings for chil- room with therapeutic ex- COMPLEXITIES population. dren with complex medical ercise equipment; an open Children with medically com- As hospitals struggle needs, as well as training concept kitchen and living plex conditions represent an to manage costs and re- and respite care for their space; dining area; play estimated three million kids sources, moving children families. Stantec assisted area; screened-in porch; and nationwide, who account with such maladies through in the design, medical a respite area.

IS THIS THE FUTURE OF arcade. The space would include AMUSEMENT PARKS? standard format virtual reality ARena Space, a virtual reality cubes, a VR arcade zone, edu- provider known for its modular VR cational content, an augmented parks in Eastern Europe, is set to reality zone, and two free-roam debut a new format for building zones with a total area of more amusement parks based on aug- than 2,150 sf. mented reality technologies and ARena Space believes the full immersion VR. concept will cater to different While the company is play- groups of people at different ing a bit fast and loose with the times throughout the day: par- term “amusement park”—only 12 people would be able to use ents and children in the morning, teenagers in the afternoon, the fully interactive space at a time—the concept goes well young professionals and work events at night, and families on beyond the motion simulators you may see at your local mall or the weekend.

24 | BUILDING DESIGN+CONSTRUCTION | January 2019 account for 40% of the MICHAEL GRIMM country’s energy consump- HARVARD’S tion, with 25% of that usage HOUSEZERO attributed to housing alone. DESIGNED TO SOLVE The annual costs of residen- ENERGY ISSUES WITH tial energy consumption are EXISTING BUILDINGS enormous: $230 billion for The Harvard Center for Green heating, cooling, and power- Buildings and Cities (CGBC) ing the nation’s 113.6 mil- has completed the retro tting lion households. of its 4,600-sf headquarters CGBC, at the Harvard in Cambridge, Mass., built in Graduate School of Design, 1924, into a living laboratory has embedded hundreds of called HouseZero. Its de- sensors connected by sev- sign is driven by ambitious eral miles of wiring within performance targets that each component of Hou- include nearly zero energy seZero, from which it will use for heating and cooling, draw data points that inform zero electrical lighting dur- its researchers about the ing the day, operating with building’s behaviors. This 100% natural ventilation, data will be the basis of and producing zero carbon computational simulations to maintain a quality internal pump for peak conditions. emissions. for fuel research that could environment throughout HouseZero will achieve A prototype, HouseZero help the Center develop new the year. The building itself zero net energy with the has been set up to address systems and algorithms that will strive for best possible help of a rooftop PV array a chronic problem within promote energy ef ciency, comfort. that provides renewable the built environment: inef- health, and sustainability. HouseZero’s third oor electrical energy for the heat cient existing structures. The goal of HouseZero features a exible, highly- pump as well as for energy The building inventory in is to create a blueprint for controlled and monitored ex- required by user equip- the U.S. is estimated to reducing energy demands perimental space—dubbed ment. A battery system is and increasing cost savings the LiveLab—that’s hard- employed for night time use for property owners. An ex- wired to the building’s energy and low-sun conditions. ample of this rethinking is exchange system. The space The project team in- natural ventilation that is will allow for the testing, cluded: Snohetta (architect), controlled by a window swapping, and optimization Skanska Teknikk Norway actuation system that of new technologies. An im- (energy engineer), Silman employs sophisticated mediate goal is to beta test Associates (SE), BR+A

MICHAEL GRIMM software and sensors new technologies that can (MEP/FP/lighting), Bristol arrays to automatically eventually replace the build- Engineering (CE), and Co- open and close windows ing’s ground source heat lumbia Construction (CM). COURTESY CGBC COURTESY

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 25 EDIAED COLEC M GAME CHANGERS S TS T EC TEC T ITEC HITEC CHITECCHITECHITCHIC R S AR KSS AR KSS A AR

26 | BUILDING DESIGN+CONSTRUCTION | January 2019 DIO S GN STU GN ESI ES DESDE 2 DES2DE DE J1 MJ1 Y MJ1 SY M SY COURTE

4 Pacesetting projects and initiatives that push the boundaries of design and construction

By John Caulﬁ eld, Senior Editor, Robert Cassidy, Executive Editor, David Barista, Editorial Director E

E PRIC Since 2016, the BD+C editorial team has profiled more than a dozen breakthrough OW

T. ROWR projects and emerging initiatives as part of our annual Game Changers report. These include PNC’s “breathing” office tower in Pittsburgh, Pa., China’s uber-fast prefab high rise (57 stories in 19 days!), and Mexico’s “kit of parts” university campus. With that, the editors proudly present the 2019 Game Changers report. Enjoy!

28 MEGA AMENITIES 40 WAREHOUSES GROW UP As the competition for highly coveted Multistory warehouses could help speed tenants and patrons heats up, ecommerce delivery in urban centers. developers take the amenities arms race to new extremes. 44 CANNABIS FACTORIES AEC firms are rushing to fill orders for 34 IPD SUPER TEAMS cannabis facilities in the 33 states where Meet the firms achieving double-digit the sale of marijuana is now legal. returns using true, shared-risk, multi-party integrated project delivery.

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 27 GAME CHANGERS | EDIA COLE M

INVEST MEGA AMENITIES TO DRAW TOP-NOTCH TENANTS

GAME CHANGERS THROUGH THE YEARS

1849 1851 1852 1857 1857 1857 Jayne Building, Crystal Palace, London: American Society of E.V. Haughwout Central Park, NYC: American Institute of Philadelphia: First World’s ﬁ rst grand Civil Engineers founded Building, NYC: First Nation’s ﬁ rst grand Architects founded metal-framed glass plate-glass structure passenger elevator urban park curtain wall

28 | BUILDING DESIGN+CONSTRUCTION | January 2019 As the competition for highly coveted tenants and patrons heats up, developers take the amenities arms race to new extremes.

By John Caulfield, Senior Editor

ne of the more extravagant ameni- in Menlo Park, Calif., designed by Gehry Part- ties ever built is scheduled to ners, includes a 3.6-acre rooftop garden and open in New York City this spring. park with more than 200 trees and a 1.4-MW Called Vessel, this 150-foot-tall solar array. steel structure, with a price tag of In San Francisco, the recently opened (then Oat least $150 million, consists of closed for structural repair) Transbay Transit 154 interconnected staircases with Center includes a 5.4-acre public rooftop park, nearly 2,500 steps and 80 landings, which cre- designed by PWP Landscape Architecture, with ate a mile of climbable pathways. a half-mile walking path, 200 species of plants Vessel is adjacent to The Shed, a $450 million and trees, real grass, and an amphitheater. education/arts/performance mega building with Water jets for a 1,000-foot-long fountain that a massive retractable shell, set to open around curves around the park’s north side are acti- the same time. They are part of the $25 billion vated by sensors that track the movement of Hudson Yards redevelopment that is positioned buses below. by its developer, The Related Companies, as “the new center of gravity” for New York, with a ARE THEY WORTH THE EXPENSE? projected $19 billion annual contribution to the Large-scale amenities, especially indoor-outdoor The Epperson city’s economy. spaces, are essential in commercial real estate master planned Mega amenities like Vessel, which in the past projects, in part to appeal to Millennial occu- community in might have been associated with the free-spend- pants, says Ben Kochalski, Principal and Director Tampa, Fla. (below, opposite), features ing excesses of oil-rich Middle East emirates, are of JBC West with The John Buck Company, a the ﬁ rst operational becoming less rare in major American cities. For crystalline water example, MPK 21, Facebook’s new 524,000-sf, lagoon in the U.S.

$300 million offi ce building on its West Campus A DIA E LE ME LE OLE OLE C

Lagoons and other mega amenities are‘ often viewed as added amenities that don’t necessarily make money but stabilize the rest of the development.’ — ALEC TEMPLETON, AIA, LEED AP, AE7

1877 1880 1881 1882 1885 1889 Trinity Church, Boston: American Society of Savoy Theatre, London: La Sagrada Familia, Home Insurance Eiffel Tower, Paris: H.H. Richardson’s ﬁ rst Mechanical Engineers First public building Barcelona, Spain: Building, Chicago: World’s tallest use of Richardsonian founded to be lit entirely by Guadí’s masterpiece World’s ﬁ rst skyscraper structure, until 1930 Romanesque style electricity breaks ground

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 29 GAME CHANGERS | EBOOKE C

SY FAC SY that a building with “a heavy ame- U OUR OU COURTECOURTCOUR nities load” leases quicker and creates higher demand.

ADD WATER, INCREASE PROPERTY VALUE The ROI of mega amenities is being tested to its fullest by Crystal Lagoons, a multinational company that licenses technology which allows developers to build and maintain crystalline lagoons of un- limited sizes and create a beach lifestyle just about anywhere. Founded in Santiago, Chile, Crystal Lagoons entered the U.S. market in 2014. It has offi ces in Miami and Dallas, and is active in six states where it has negoti- ated 23 deals, with three lagoons in operation and two more set to begin construction, according to Kevin Moore, the company’s Facebook’s MPK Executive Vice President. 21 Menlo Park HQ Moore says lagoons are differ- expansion includes walking trails that Chicago-based developer whose recent projects ent from large public swimming pools by virtue of weave around include the Park Tower high rise that includes technology that uses 100 times fewer chemicals hundreds of trees, 14 “skydecks” and two expansive terraces (see by “dosing,” or disinfecting, the water “only when grasses, and shrubs. sidebar on page 32). necessary.” The lagoons also don’t require elab- An amenities arms race is being waged in vir- orate fi ltration systems—and therefore use 50 tually every building sector. But what’s less dis- times less energy than a traditional swimming cussed is the relationship between investment pool—by deploying ultrasound that sends par- and return. Indeed, a study conducted by New- ticulates and sediment to the bottom, for easier mark Knight Frank (bit.ly/2FV58A3) of 124 apart- removal and cleaning. Crystal Lagoons provides ment buildings delivered within the last three remote technical oversight of water quality via years in the Washington, D.C., market found that in-lagoon sensors. “We can make changes with a the buildings with fi ve or more social amenities, few keystrokes,” says Moore. like fi tness centers and pools, actually sold for Lagoons cost anywhere from $650,000 to $1 around $32,000 less per unit than apartments million per acre to build, depending on the over- in buildings with four or fewer amenities. all scale of the project, says Moore. Construction Kochalski is the fi rst to admit that calculating takes nine months to a year to complete. When the ROI of amenities is “incredibly diffi cult.” But asked why a developer would choose a lagoon he’s quick to note that his fi rm remains convinced over other, less expensive amenity options,

GAME CHANGERS THROUGH THE YEARS

1891 1892 1893 1893 1894 1895 Wainwright Building, St. Ellis Island, NYC: World’s Columbian Monadnock Building, ASHRAE founded Sea Lion Park, Coney Louis: Louis Sullivan’s Gateway for 12 million Exposition, Chicago: Chicago: Tallest load- Island, N.Y.: First inﬂ uential ofﬁ ce tower immigrants to the U.S. “The White City” bearing brick building enclosed amusement ever constructed park

30 | BUILDING DESIGN+CONSTRUCTION | January 2019 COURTESY FACEBOOK COURTESY

Facebook’s MPK 21 project, designed Moore goes into his marketing pitch by ticking the sales of the same models featured at three by Gehry Partners, off “value levers” that include how lagoons el- other master-planned communities. The Epper- added 3.6 acres of evate a B location to an A location and can help son models’ selling prices were more than 20% rooftop park space to the nine-acre park get developers to the end zone quicker. higher once the lagoon’s construction started. atop the MPK 20. After ESJ Capital spent $60 million to acquire Metro Development Group, Epperson’s de- Jungle Island, an 18-acre zoo in Miami, it came veloper, is convinced: it has signed licenses to to Crystal Lagoons looking for ways to improve include lagoons of between fi ve and 15 acres the zoo’s attendance. What Crystal Lagoons envi- at eight other communities in Central Florida. sions, says Moore, is installing a two-acre lagoon The fi rm also created its own “MetroLagoons by with surrounding redevelopment that, if it works, Crystal Lagoons” brand. might increase the zoo’s annual traffi c to more Roughly 80% of Crystal Lagoons’ current than one million visitors, from its current level of projects are part of mixed-use developments 275,000, within a few years. like Epperson and Beachwalk, a 1,000-acre Crystal Lagoons’ fi rst license in the U.S. master-planned community in St. Johns, Fla., was for a 7.5-acre lagoon within the 900-acre with about 800 single-family and townhouse lots. Epperson master-planned community in Wesley Beachwalk includes a 14-acre lagoon with 37 Chapel, Fla., whose plans include single- and million gallons of water, which will be accessible multifamily homes and commercial buildings. exclusively to residents. Planned commercial de- To assess this amenity’s ROI, Metrostudy velopment includes retail, restaurants, a fi tness conducted research over a seven-month period center, 12,000-sf clubhouse, miniature golf, and before the lagoon’s installation was completed a splash pool for pets. Future development could last fall. The study found that Epperson’s four also include a high school on 70 acres, accord- models were selling at a pace that was double ing to the Jacksonville Business Journal.

1895 1896 1903 1903 1910 1911 Boston Public Library: National Fire Protection Ingalls Building, Sackett-Wilhelms Highland Park (Mich.) Triangle Shirtwaist Charles Follen McKim’s Assn. founded Cincinnati: World’s ﬁ rst Printing Plant, Brooklyn, Ford Plant: First moving Factory Fire, NYC: 123 Renaissance Revival reinforced concrete N.Y.: First building with assembly line (by Albert women, 23 men killed palace skyscraper modern AC Kahn)

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 31 GAME CHANGERS |

INDOOR-OUTDOOR AMENITIES OPEN LEASING VALUE AT A SAN FRANCISCO HIGH RISE

Park Tower, a newly planned The skydecks were a design architect, Goettsch Partners, it can change to meet different offi ce high rise in San Fran- solution to San Francisco’s was working on another building tenants’ needs. Flexibility is cisco, has many architectural bulk density guidelines, which at the time that had only one key.” He points to another of fl ourishes, like a three-story require that buildings be set deck, for which there was con- his fi rm’s projects that can add lobby and expansive views of back at certain heights. As it siderable demand. Park Tower’s cold storage if a tech company San Francisco Bay from 70% of rises, Park Tower’s fl oor plates developers concluded that add- leases the space. its 43 fl oors. reduce from 27,500 sf to ing more decks might stimulate Having so many skydecks tenant interest. “We embraced and terraces at Park Tower, the idea,” recalls Kochalski. however, presented some is- Scott Seyer, AIA, LEED AP, sues. Kochalski said his fi rm Principal and Senior Project De- consulted with wind experts to

GOETTSCH signer with Goettsch Partners, fi gure out how wind would hit says the only design restrictions the building horizontally and in this building were its height vertically at different heights. and bulk. However, the terraces Part of the design focused on (which are 9,000 sf and 6,000 getting the appropriate glass sf, respectively) and skydecks height for the outdoor spaces, (which range from 700 to 1,000 anchoring the exterior lighting, sf) are not considered by the and establishing minimum city to be part of the building’s weight standards for outdoor bulk density. Including so many furniture and equipment. outdoor areas “was a way of Seyer adds that calculating doing something interesting to the ROI for Park Tower’s ameni- make the tower stand out, and ties factored in the healthier The 43-story Park Tower in San Francisco provide desirable usage. environments they provide for features 14 skydecks “We see this as a win-win occupants. “We’re seeing this that provide a rentable for the developers, both from demand for outdoor access and aesthetic amenity. a rental and architectural on almost every project we’re standpoint,” says Seyer. (The working on today,” he says. skydeck and terrace spaces Kochalski concedes that But the amenities that set 17,000 sf to 12,000 sf. are factored into the rental there’s a point of diminishing this 605-foot-tall building apart Ben Kochalski, Principal and agreement with the tenant.) return on amenities, and where are its 50,000 sf of outdoor Director of JBC West with The Kochalski sees Park Tower’s that lies depends on how much and open spaces that include John Buck Company, one of design as part of a larger additional capital is needed, 14 skydecks (one every three Park Tower’s owners and devel- trend toward “convergence of what’s the yield on cost, and fl oors) and large terraces on its opers, notes that this “wedding hospitality, offi ce, and residen- where current rents are. “But 12th and 28th fl oors. Facebook cake” effect “presented the tial.” As amenities like these sometimes you need to push is leasing the entire building’s opportunity for multiple decks.” become standard, “the chal- against all that to be competi- 756,000 sf of offi ce space. As it happened, the high rise’s lenge is to fi t out the space so tive,” says Kochalski.

GAME CHANGERS THROUGH THE YEARS

1913 1918 1918 1919 1923 1923 Woolworth Building, Hotel La Salle Garage, Associated General National Council of Imperial Hotel, Tokyo: Country Club Plaza, NYC: World’s tallest (57 Chicago: First multi- Contractors of America Architectural Review Frank Lloyd Wright Kansas City, Mo.: First stories), until 1930 story parking garage founded Boards founded masterpiece survives regional shopping earthquake center in the U.S.

32 | BUILDING DESIGN+CONSTRUCTION | January 2019 Esplanade, a 15-acre redevelopment project being planned SUITABLE FOR HOT OR COLD CLIMATES according to Chris McCune, PE, Millcraft’s Proj- in Pittsburgh and designed by the local Lagoons and other mega amenities are often ect Manager. ﬁ rm AE7, will include viewed as “added amenities” that don’t neces- This would be Crystal Lagoons’ fi rst northern a two-acre lagoon sarily make money but “stabilize the rest of the licensing agreement. Millcraft intends Esplanade that’s accessible to the public year-round. development,” says Alec Templeton, AIA, LEED to be a four-seasons community, with year-round During the winter AP, Senior Designer with AE7, a Pittsburgh- thermal baths and a part of the lagoon that con- months, part of the based design fi rm. verts to an ice rink. lagoon will serve as an ice-skating rink. AE7 does a lot of work in the Middle East, “We’re trying to activate the site,” says Mc- including Dubai, where the developer Majid Al Cune, “and create a ‘fi rst-day’ destination for Futtaim last May signed a deal with Crystal visitors,” which Templeton explains means that Lagoons to include a 17-acre lagoon in its $3.8 all of the buildings and features at Esplanade billion Tilal Al Ghaf mixed-use community. would open simultaneously. Jeff Wetzel, AE7’s Practice Director, says his The AE7 and Millcraft executives note that fi rm has been working on another mixed-use another local ice rink—the $1 million, 13,456- project in Dubai, Mohammed Bin Rashid City sf Mass Mutual Pittsburgh Ice Rink at PPG District 1, which will include a 99-acre, seven- Place—has become a popular attraction, which kilometer-long lagoon, straddled by beaches and augurs well for the potential drawing power of walking trails. Esplanade. AE7 introduced the lagoon concept to Lucas Crystal Lagoons’ next growth idea is even Piatt, President and CEO of Millcraft Invest- more ambitious: injecting new life into struggling ments, which is redeveloping a 15-acre indus- shopping centers. Moore says his company has trial site in Pittsburgh for a mixed-used neigh- spoken with a number of REITs about replac- borhood called Esplanade, part of that city’s ing failing or bankrupt mall anchors with two- to Chateau neighborhood redevelopment along four-acre lagoons, which would give the develop- the Ohio River. Esplanade is probably two years ers the opportunity to add food and beverage from starting construction, but its plans call for venues, hotels, even multifamily developments. a two-acre public-access lagoon, in addition to Nothing’s been signed yet, but Moore is hopeful. a Ferris wheel, a marina, hotel, 300,000 sf of “This would be part of the reinvention of retail- offi ce space, and up to 600 residential units, ing,” he says.+

1930 1930 1931 1938 1939 1943 Chrysler Building, NYC: Merchandise Mart, Empire State Building, Fallingwater, Mill Run, Trylon and Perisphere: The Pentagon, World’s tallest, until Chicago: World’s NYC: World’s tallest, Pa.: FLW brings nature Symbols of the New Arlington, Va.: World’s 1931 largest building, until 1974 inside York World’s Fair largest ofﬁ ce building, 4 million sf, until 1943 6.5 million sf

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 33 GAME CHANGERS |

T. Rowe Price is currently C engaged in an IPD contract with RICE RIC R W

seven AEC ﬁ rms for nine building O ROWE P ROW renovations, including Building T SY T. SY S One at the ﬁ rm’s Owings Mills, URTE O

Md., campus (pictured). COURTECOURTCOUR

IPD SUPER TEAMS HIT FINANCIAL JACKPOT FOR CLIENTS

GAME CHANGERS THROUGH THE YEARS

1948 1951 1955 1955 1956 1956 Construction Speciﬁ ca- 860-880 Lake Shore Disneyland, Anaheim, McDonald’s, Des Bridgers and Paxton Southdale Center, tions Institute founded Drive, Chicago: Classics Calif.: Revolutionary Plaines, Ill.: Ray Kroc’s Solar Building, Albu- Edina, Minn.: First of International Style by amusement park Golden Arches querque, N.M.: First enclosed mall in the Mies van der Rohe solar building U.S.

34 | BUILDING DESIGN+CONSTRUCTION | January 2019 Meet the rms achieving double-digit returns using true, shared-risk, multi-party integrated project delivery.

By John Caulfield, Senior Editor

wners, developers, and AEC rms to Mark Davis, AIA, LEED AP BD+C, Principal with regularly espouse the virtues of Kieran Timberlake. early project collaboration. But few “It’s a beautiful building whose design would teams have been willing to check have been harder to sell under a strict dollars and their egos and nancial preroga- cents contract,” says Davis. tives at the door in order to enter Other AEC rms that have signed onto IPD into true integrated project delivery agreements also say their rewards aren’t just (IPD). IPD is the ultimate collaboration, where monetary. “The goal of the project always comes signatoriesO are contractually obligated to work to- rst, and it’s a lot more pleasant experience,” gether from a project’s start to its nish, to solve says Scott D. Bulera, Vice President and General problems jointly, and to put their money where Manager for Turner Construction’s Baltimore of ce. their mouths are by placing some of their pro t From 2012 through October 2018, Turner had margin at risk based on achieving predetermined entered into 66 IPD contracts with total values of cost targets. $1.4 billion. These agreements, when executed properly But IPD remains an excep- and fully, have proved to be bene cial to owners’ tion to other preferred delivery and building teams’ bottom lines. For example, methods. One reason is that outpatient clinics that Advocate Health delivered the contracts generally aren’t People do things on in 2016 and 2017 under IPD contracts with eight structured for competitive bid- IPD projects that aren’t AEC partners achieved $12.5 million in savings, or ding, which government projects ‘ 12% below those projects’ $103.5 million target require. Some owners either normal; they look out cost—which itself was $23.1 million less than the don’t see a problem that needs $126.6 million budget that Advocate had initially fixing or don’t want to relinquish for each other.’ approved for these clinics’ construction. project control. Insurers aren’t — MIKE DOIEL, HDR IPD, though, should not be misconstrued as val- always comfortable with an ue engineering, as it can actually expand a proj- IPD’s shared risk. And prospective signatories ect’s scope of work. Last May, Brown University fret about confidential information leaking out- held a formal dedication for its new $88 million, side the contract. 80,000-sf Engineering Research Center on the IPD must overcome “a legacy of procurement school’s Providence, R.I., campus. Brown built the and law” that resists the level of transparency and center under an IPD contract that included Kieran trust that these contracts demand, says George Timberlake (designer), Buro Happold (engineer), Zettel, Turner’s North America Program Manager Shawmut Design and Construction (GC), and 15 for Integrated Project Delivery and Lean Opera- trades. (This was a first IPD project for all of the tions/Transformation. He notes that some attor- signatories, and each put some profit at risk.) neys still believe their owner-clients fare better by The team completed the building project three transferring risk to AEC rms, despite the fact that months ahead of schedule, and in the process 70% of all projects come in over budget and late. added about $11 million to its scope, according “We call this the de nition of insanity,” says Zettel.

1958 1959 1959 1961 1962 1962 Seagram Building, NYC: Solomon R. Guggenheim Geodesic Dome, Univer- Civic Arena, Pittsburgh: T.W.A. Flight Center, Dulles International Early Mies glass-and- Museum, NYC: FLW’s sity of Oregon, Eugene: First sports venue with Idlewild (JFK) Airport, Airport, Chantilly, Va.: metal ofﬁ ce building greatest nonresidential First full Buckminster retractable roof NYC: Saarinen’s “Grand First mobile work Fuller sphere Central of the Jet Age” passenger lounges

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 35 GAME CHANGERS | CE WE PRI WE O Estate and Workplace Services. Dean, along Y T. R Y T. S with Charles Nugent, T. Rowe Price’s Manager RTE of Construction and Project Management, spent COU a year learning about IPD, an education that included reading the infl uential book “Commercial Real Estate Revolution,” to which three eventual contract signatories—Turner, Gensler, and furniture supplier Haworth— contributed. Dean also Compared with a traditional spent a lot of time get- delivery method, IPD has ting his company’s legal led to considerable improvements in reducing change and procurement depart- orders and producing ments on board. “Unless productivity. T. Rowe Price the owner is motivated, has invested savings back into its projects. these contracts won’t happen,” says Turner’s Bulera. Dean’s efforts were supported by Jim Camp, AIA, LEED AP, Design Manager and Principal with Gensler, who was in- strumental in assuaging his fi rm’s anxiousness about this IPD contract’s fee-at-risk component.

TAILOR-MADE FOR MEDICAL CENTERS Several sources note that IPD seems best suited for repetitive projects whose design, engineering, and construction/renovation are similar, building to building. IPD also generates the greatest value when it’s connected to highly complex, high-risk projects, whose nature requires team investment and problem solving, says Robert Mitsch, Vice President of Facility and Property Services at Sutter Health, an early IPD adopter. Sutter has delivered nearly $2.1 billion in projects executed under IPD contracts, and has another $2.5 billion in the works. Across IPD also needs champions who keep the 24 projects completed under IPD contracts, owner and signatories enthusiastic about the Sutter has saved an estimated $220 million, contract. At the investment fi rm T. Rowe Price, says Mitsch. which currently is engaged in a nine-building “It is a tremendous delivery method,” adds renovation IPD contract with seven AEC and Digby Christian, Sutter Health’s Director of supplier fi rms, that person has been Brian Integrated Lean Project Delivery. One of its Dean, the company’s Head of Corporate Real recent projects is Van Ness and Geary Hospital

GAME CHANGERS THROUGH THE YEARS

1963 1965 1965 1967 1967 1968 Salk Institute, La Jolla, Astrodome, Houston: Gateway Arch, St. Montreal Biosphère: Habitat 67, Montreal: Lake Point Tower, Chi- Calif.: Louis Kahn’s World’s ﬁ rst domed Louis: Nation’s tallest Buckminster Fuller’s Moshe Safdie World’s cago: Tallest apartment idyllic laboratory by the sports stadium manmade monument most notable dome Fair pavilion building at the time sea (Eero Saarinen) (645 feet)

36 | BUILDING DESIGN+CONSTRUCTION | January 2019 in San Francisco, a 15-story, 274-bed acute scope of their work care facility that’s scheduled to open in March. and the portion of IPD must overcome a legacy of There were three signatories to that project’s their profi t each IPD contract, including SmithGroup (designer) contributes to the procurement and‘ law that resists and a partnership of Herrero Builders and The risk pool. Boldt Company (GC). Fourteen trades put some “I admit, I was the level of transparency and trust of their profit at risk under IPD subcontracting skeptical about contracts. the target goals,” that these contracts demand.’ Advocate Health Care began its journey to- recalls Jeff Neisen, — GEORGE ZETTEL, TURNER CONSTRUCTION ward IPD in 2008, when it started pushing lean Boldt’s Group Presi- and modular construction practices. Its inves- dent–Central Operations. “But I give credit to tigation into this delivery method got serious Advocate for setting them upfront. The contract in 2013-14, when Advocate started rolling out empowers the partners to meet them.” ambulatory outpatient clinics and anticipated at least $300 million in construction costs. At EYE-OPENING RESULTS FOR ADVOCATE the same time, Advocate stated its commitment As of last October, 17 projects had been com- to driving down total construction costs by 20% pleted under Advocate’s ILDP contracts, includ- by 2020, says Scott Nelson, Advocate Health ing 10 projects in 2017 alone. The results have Care’s Vice President of Planning, Design, and been impressive: Construction. • In 2017, the Ambulatory Collaborative The health system’s fi rst Integrated Lean achieved 14% cost savings (compared to Advo- Project Delivery contract included an architect, cate’s corporate goal that year of 10%). Five of engineer, and GC, and delivered seven clinics. the 10 projects achieved savings between 16% Advocate then came up with its fi rst national and 28%. Master ILPD agreement that involved 29 (now • 20.3% of the 10 projects involved modular 31) AEC fi rms and subcontractors. Eight of construction (compared to a 20% goal), with these fi rms—HDR (architect, interiors, land- four projects at 27% or higher. scape), IMEG (MEP, technology), Boldt (GC, cost • These contracts are learning experiences estimating), and trade partners Martin Pe- for their participants. One of the fi rst projects tersen, Glass Solutions, Huen Electric, LeJeune the Ambulatory Collaborative tackled was a Steel, and framing/drywall subcontractor The 44,000-sf clinic in Libertyville, Ill., which took Rockwell Group—are members of Advocate’s 33 weeks to complete in June 2016. The col- Ambulatory Collaborative that work together as laborative took only 23 weeks to complete, in a team and put some of their profi t margins on August 2018, a 44,478-sf reconstruction of a the line. former Sports Authority and connected parking Here’s how that contract works: Each project garage on North Clark Street in Chicago. has an allowable budget that Advocate’s board “We’ve found that putting skin in the game approves. The company and the collaborative brings these contracts to another level,” says then agree on a target cost with reduction Mike Doiel, HDR’s Senior Vice President. goals. The difference between the budget and “People do things on IPD projects that aren’t target constitutes the contract’s incentive normal; they look out for each other. There’s compensation layer. Advocate keeps 50% of the almost zero change orders and much smoother savings achieved below the target cost, and the confl ict resolution. I don’t know why you’d do a signatories split the other half, based on the project any other way.”

1971 1973 1973 1974 1974 1976 Disney World, Orlando, 1 and 2 World Trade Sydney (Australia) Sears (later Willis) The Gap, La Jolla, CN Tower, Toronto: Fla.: The Magic King- Center, World’s tallest Opera House: Jørn Tower, Chicago: Calif.: Gensler’s ﬁ rst World’s tallest slip- dom opens twin towers, until Utzon and Ove Arup World’s tallest, until of >600 stores for the form-erected structure 1974 showcase 1998 retailer

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 37 GAME CHANGERS |

recalls Bulera of Turner, the GC on the project, which started in July 2014 and took about seven months to complete (including precon- struction and design). During the second renovation of the 108,000-sf Building 2, T. Rowe Price converted its multiparty contract to an IPD master agreement with project-to-project authorization, says Bulera. The other signatories were Gensler (design architect), TAI Engineers (MEP design engineer), Poole & Kent (ME), M.C. Dean (EE), Haworth (furniture supplier), and Harford Forest (furniture installation). Several of these companies already had long-term relationships with T. Rowe Price. Through October 2018, fi ve of the nine projects under this contract had been delivered, Advocate Medical and the remaining four should be completed by Group and eight AEC Five of the 17 projects, including North Clark, November 2019. ﬁ rms are signatories to an Integrated Lean were completed under an Integrated Form of One of the things that makes IPD contracts Project Delivery Agreement (IFOA), whose signatories risked different from other construction delivery pacts, contract, in which each 100% of their profi ts toward hitting the proj- explains Dean, is that “they’re written like a puts a portion of its proﬁ t margin on each ect’s agreed-upon target cost. The Ambulatory manual. They describe how and when each project at risk, and Collaborative meets every Wednesday to keep party works together, and each step of the pro- splits what savings the projects on track toward reaching their goals. cess, all the way through post occupancy.” He team achieves below an agreed-upon Advocate originally envisioned building around notes that the contract has a “team structure” target cost. 30 clinics using IPD methods, but after Advo- that organizes partners into senior manage- cate merged with Aurora Health Care in April ment, project management, and implementation 2018, that number could get as high as 50. groups. Doiel confi rms that a dozen new clinic projects No change orders, nor lawsuits against in Wisconsin are scheduled to release starting partners, are permitted under T. Rowe Price’s this month, most of them under IFOAs. contract. “It’s amazing how people are willing to work FINDING THE RIGHT BALANCE together when you remove that risk,” says Nu- T. Rowe Price’s Dean and Nugent recount how gent. If savings are identifi ed before the target their company got interested in IPD: It was pure- cost is set, participants retrieve 20%; if found ly out of frustration with a budgeting process after, they get 10% of the savings. that was “pulling a lot of scope out of projects” There are two incentive compensation layers only to have them come in under budget, says in the contract: at the end of the design, and at Dean. “We knew we could do better.” the end of the construction. Jones of Gensler Its fi rst multi-party agreement was for a $21 says there are four key periods during the million renovation of the company’s 105,000- contract when participants can “draw” on their sf Building 1 on T. Rowe Price’s headquarters share of any savings. campus in Owings Mills, Md. “A complete gut,” “The benefi t for us is that we can invest the

GAME CHANGERS THROUGH THE YEARS

1982 1985 1989 1991 1992 1992 Portland (Ore.) Munici- Foothill Communi- Rungrado 1st of May Darmstadt-Kranichstein El Peix, Barcelona, Matitone, Genoa, Italy: pal Services Building: ties Law Center, San Stadium, Pyongyang, Row Houses, Germany: Spain: Frank Gehry’s First major use of BIM Michael Graves turns Bernardino, Calif.: First North Korea: World’s First Passivhaus–rated ﬁ rst use of CATIA (ArchiCAD) postmodernist seismic base isolation largest stadium building

38 | BUILDING DESIGN+CONSTRUCTION | January 2019 savings back into the project,” says Dean. On the Building 1 project, T. Rowe Price reinvested $446,000; on Building 2, $1.26 million; and on the three projects it started in 2017 (which consisted of renovating two oors and a café), $1.17 million. The contract is set up to motivate participants to nd ways to reduce a project’s costs. This inclusiveness appeals to Brad Boutilier, PE, Principal with TAI Engineering. He explains that, in a more conventional contract, the engineer is hired by the architect, who works for the developer. The architect may have already done preliminary work, like programming, without input from the engineering rm. And often, the engineer doesn’t have any contact with the The 10 Advocate project’s general contractor or construction Medical Group manager until later in the game. take the hit to keep the client happy, or split the projects completed Under an IPD contract, “we’re in with the cost with T. Rowe Price,” says Terry. under an Integrated Form of Agreement contractor from the beginning and have a better Ray Crouch, Harford Forest’s President, notes in 2017 achieved chance at nding cost savings in materials and that when projects get delayed, “we’re usually an aggregate 14% installation processes. “It’s an all-hands-on- the one who gets crunched.” But under T. Rowe savings. deck approach,” says Boutilier. Price’s IPD contract, “we’re involved in design He was surprised, though, just how involved from day one. And the more ef cient we can his fellow participants can get in a project’s get the subs to be, the better. The unknown is details. On one of the early T. Rowe Price reno- signi cantly reduced.” vations, there was a snag in the delivery of mechanical equipment. Normally, the CM would be WRANGLING COMPLEXITY yelling at the vendor, but under the IPD contract, Turner’s Zettel has found that MEP contrac- “everyone was calling, including Haworth,” says tors in particular are willing to enter into IPD Boutilier. “How often does a furniture supplier “because they are frustrated by blueprints get involved in those conversations?” from architects and engineers that don’t make Teresa Terry, Haworth’s Global Accounts sense.” He cautions, though, that IDP con- Manager, notes that participants signed to IPD tracts often misfire because “clients won’t contracts sometimes have to take one for the invest in having a third-party coach in the team. Installers recently told Haworth it could room” to guide participants whose understand- reduce double handling if it shipped in smaller ing about how these contracts function can trucks. (T. Rowe Price’s buildings can’t accom- vary widely. modate 53-foot trailers.) Normally, Haworth “Everybody says they can do IPD and wants to wouldn’t make that concession, but under the collaborate, but the amount of transparency re- IPD contract it went back to T. Rowe Price to quired isn’t for everyone,” says T. Rowe Price’s work out a solution. Dean. His company’s experiences have shown, “Chances are, this was going to cost us some though, that “the more complex the project, the money, so we had to decide if we’re going to more bene cial IPD is to the owner.”+

1993 1993 1993 1997 1997 1998 U.S. Green Building Coulée Verte Design-Build Institute of Gehry's Museum Lean Construction Petronas Towers, Council founded René-Dumont, Paris: American founded Bilbao: “Greatest Institute founded Kuala Lumpur, Malaysia: World’s ﬁ rst elevated building of Our Time” World’s tallest towers linear park (Per Philip Johnson) (1,483 feet), until 2004

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 39 GAME CHANGERS | In October, Prologis opened a 589,615-sf multistory warehouse in Seattle, one of several PROLOGIS multitier distribution centers that are under development or construction on both coasts.

IN THE AGE OF AMAZON THERE’S NOWHERE TO GO BUT UP

GAME CHANGERS THROUGH THE YEARS

2000 2001 2002 2003 2003 2004 Lewis Center for Philip Merrill Environ- World Green Building Smith House, Urbana, Walt Disney Concert Seattle Central Library: Environmental Studies, mental Center, Council founded Ill.: First Passive Build- Hall, Los Angeles: Koolhaas and Prince- Oberlin, Ohio: First Annapolis, Md.: First ing in the U.S. (Katrin Gehry meets the Mouse Ramus reinvent the Living Machine system LEED Platinum building Klingenberg) library

40 | BUILDING DESIGN+CONSTRUCTION | January 2019 Multistory warehouses could help speed ecommerce delivery in urban centers.

By John Caulfield, Senior Editor

commerce needs three times the a three-story, 589,615-sf facility named George- space of any other kind of retailing.” town Crossroads for the Georgetown neighbor- That observation came from Hamid hood in Seattle where it’s located. Moghadam, CEO of Prologis, the Ware Malcomb, in collaboration with developers world’s largest warehouse owner and DH Property Holdings and Goldman Sachs Asset developer, during a March 14, 2017, Management, has designed a 375,000-sf, three- interview with Jim Cramer on the TV story warehouse on four acres in the Red Hook business program Mad Money. section of Brooklyn, N.Y., whose construction (by “EThat same month, Prologis paid a reported design-builder Hollister Construction Services) $28.3 million to acquire a 205,409-sf former ABC was expected to begin in January 2019, with com- Carpet & Home outlet in The Bronx, N.Y., which pletion scheduled for early 2020. (The developers Prologis converted into the rst multistory distri- paid nearly $50 million for this land, according to bution center in the eastern U.S. The Real Deal (bit.ly/2DPfUtG). Online sales pivot on distribution. Consumers The Red Hook facility, at 640 Columbia Street, is who purchase merchandise from their desktop one of ve multistory warehouses in New York City computers or mobile devices have high expecta- that Ware Malcomb is involved in various stages tions about quick and reliable delivery. As ecom- of production, con rms Michael Bennett, LEED AP, merce approaches an estimated 12.4% of retail Principal with the rm’s Princeton, N.Y., of ce. sales by 2020, it is imperative for distribution centers (DC) to be near where consumers live, LAND COSTS DRIVE VERTICALITY Ware Malcomb’s especially in cities whose transportation infra- While still a rarity in North America, multistory three-story warehouse in the structure did not anticipate exponentially more warehouses are common in Asia, where land Red Hook section of delivery trucks. costs are prohibitive and smaller trucks are used Brooklyn, N.Y., is one But close-in urban real estate is expensive and to ship products. Through October 2018, Prologis of ﬁ ve it has under development. often dif cult to come by for the massive acreage that these DCs require. So some developers are taking a fresh look at building warehouses vertically, and justifying the added cost by the rents these facilities might fetch.

Last October, Prologis, working with Craft Archi- CREDIT PHOTO tects and Sierra Construction, completed its rst ground-up multitier distribution center in the U.S.,

Ecommerce needs three times the space of any‘ other kind of retailing.’ — HAMID MOGHADAM, PROLOGIS

2004 2005 2005 2006 2007 2007 Taipei 101, Taiwan: Turning Torso, Malmö, Hub, San Francisco: Apple Store Fifth Beijing National Airbnb, San Francisco: World’s tallest building, Sweden: World’s ﬁ rst First co-working space Avenue, NYC: Debut of Stadium: World’s Reinvention of hoteling until 2010 twisting skyscraper tech giant’s glass cube largest steel building

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 41 GAME CHANGERS |

had opened 84 multistory warehouses in Asia, “Acceptable routes of delivery are diminish- and has another 25 under construction, according ing,” laments Kolpa. Quicker delivery increasingly to Rick Kolpa, Senior Vice President and Market depends on the proximity of warehouses to the Offi cer in the fi rm’s Seattle offi ce. product’s destination, the so-called “last mile.” The attraction of multistory warehouses to But fi nding closer-in land within some urban American developers corresponds with the cores with enough acreage to support a single- doubling over the past fi ve years of land prices story distribution center has become exceedingly for single-story warehouses in the U.S. Spurred hard—and expensive. by ecommerce, demand for industrial real estate Based on their population densities, vacancy exceeded supply for 32 consecutive quarters rates, and potential ecommerce penetration, through mid-2018, according to CBRE. CBRE sees several metros—including San Fran- cisco, Miami, Chicago, Los Angeles, Dallas/Fort Worth, Houston, and Atlanta—as being ripe for multitier warehouses. “At some point, there’s a need for an urban distribution solution, and multistory warehouses seem to be the logical fi t,” says Ed Klimek, AIA, NCARB, Partner with KSS Architects, which designed a 700,000-sf, two-story warehouse that is expected to start construction in March 2019 on a 20-acre site along Bruckner Boulevard in The Bronx. Its developers Innovo Property Group and Square Mile Capital Management reportedly paid $75 million for the parcel. Situated at a six-way interstate intersection with highway access to port and city, this building, when completed in late 2020, would be 15 minutes from 9.4 million residents. The design includes 28- to 32-foot ceiling heights, a two-lane ramp, a 130-foot truck court, 90 loading docks, KSS Architects has 800-lb fl oor load capacity, a fenced perimeter, and designed a two- Ecommerce’s growth has also instigated onsite parking with 486 spaces. The building will story, 700,000-sf distribution center, demand for instantaneously delivery services. In also offer 55,000 sf of corporate offi ce space. 2505 Bruckner the fi rst quarter of 2017, UPS polled 5,000 online “Innovo wanted something that would maximize Boulevard, that shoppers in the U.S. (bit.ly/2uVeg1B), 64% of the land, optimize the building, and would be could get started in 2019. whom expected orders placed by 5 p.m. to qualify adaptable for single and multiple tenants,” says for next-day delivery; 61% expected orders placed Scot Murdoch, AIA, Partner at KSS. by 12 p.m. to qualify for same-day service. Three- In designing the facility, KSS and its develop- quarters of respondents said they would pay a ment partners took into account the business au- premium for expedited shipping. dience, the state building codes for entrance and Meeting those expectations is problematic to egress, the balance between total square footage achieve, however, as America’s aging infrastruc- and the number of truck docks needed, and even ture deteriorates, with one result being intractable how to skin the building (its façade blends pre- traffi c congestion. cast panels below and heavy-metal panels above).

GAME CHANGERS THROUGH THE YEARS

2008 2008 2009 2009 2009 2009 California Academy of CCTV, Beijing: First use The High Line, NYC: Tyson Living Learning Murray Grove, Hackney, Aqua, Chicago: Unique Sciences, San Fran- of 3D cranked loop Sparked elevated park Center, Eureka, Mo.: London: World’s ﬁ rst concrete form work cisco: Renzo Piano’s craze in U.S. First Living Building– mass timber tower (9 (Studio Gang) supergreen museum certiﬁ ed structure stories)

42 | BUILDING DESIGN+CONSTRUCTION | January 2019 LEVEL 1 LEVEL 2 ±312,500 SF ±312,500 SF

Prologis, says Kolpa, hasn’t found much differ- elements like robotic rovers for picking and drones ence in the construction cost of multi- vs. single- for delivery. The façade will include solar panels to The 2505 Bruckner story warehouses. (Prologis hasn’t revealed the get the building as close to net zero energy con- Boulevard facility cost for Georgetown Crossroads in Seattle). But sumption as possible. And its layout will be fl exible has 74 loading dock Bennett of Ware Malcomb says the cost for a mul- enough to convert to more offi ce space if warrant- doors on the ﬁ rst level, with the sec- tistory warehouse in New York would run anywhere ed. Bennett anticipates that Red Hook’s third fl oor ond level for freight from $185 to $280 per sf, depending on how its will be leased primarily for light manufacturing. and ofﬁ ce space. rentable space is defi ned. That compares to a con- Prologis’s Seattle warehouse is equally fl exible struction cost of between $60 to $110 per sf for a on each of its three fl oors, which can be subdi- comparably located single-story warehouse. vided. Its fi rst two fl oors, with 24-foot and 28-foot Without revealing numbers, KSS’s Klimek and clear space, respectively, have up to 100 dock- Murdoch say their cost estimates pencil out high doors available. The third fl oor is for build-to- within Bennett’s range. suit offi ce and maker spaces. Kolpa was reticent about discussing where else BETTER LOCATION, HIGHER RENTS? Prologis is looking to build multistory warehouses. Multistory warehouses nearer to urban centers He would only confi rm that a facility in San Fran- are expected to be able to charge higher rents, cisco is “pending.” although proof of that theory is still anecdotal. It remains to be seen how broadly developers em- Bennett believes higher rents can be justi- brace this concept, particularly in markets like Texas fi ed by emphasizing that a vertical warehouse where land is still plentiful and relatively affordable. “provides tenants with a Class A opportunity, JLL reported last spring that a large parking closer in.” He also notes that such warehouses lot near New York’s John F. Kennedy International are nearer job centers at a time when warehouse Airport was in the planning stage to become a tenants in general are having a harder time hiring three-story warehouse. And KSS has two ware- and retaining workers. house projects in the works in Washington, D.C., What makes a multistory warehouse unique, one of which would be multistory. says Bennett, is its “stacking and ramping” Klimek observes that while multistory ware- features that can handle 53-foot trailers. Ware Mal- houses are defi nitely a trend, they won’t be the comb’s design also “future proofs” the building so be-all and end-all solution. “Multistory warehous- that it can accommodate “vertical transportation” es will continue to be site-specifi c,” he says.+

2009 2010 2011 2012 2012 2013 International Living Burj Khalifa, Dubai, Miami Valley Heart Cen- Packard Foundation HQ, Forté, Melbourne, CBRE Global HQ, Los Future Institute founded UAE: World’s tallest ter, Beavercreek, Ohio: Los Altos, Calif.: Larg- Australia: World’s Angeles: First WELL- by BD+C “40 Under 40” building, 2,722 feet First large-scale prefab est net-zero–certifi ed tallest all-timber tower certifi ed pilot offi ce Jason McLellan MEP installation building

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 43 | GAME CHANGERS DIO D NST N S GN STU GN 2 DESIDE SY MJ1 SY E TE COURTE

A cannabis fl ower room by MJ12 Design Studio. Note stationary benching, HPS lighting, epoxy fl ooring, Dosatron fertigation system, and fi berglass-reinforced plastic eight feet above fl oor fi nish over moisture-resistant gypsum wallboard with epoxy paint. Mechanical equipment was mezzanine mounted for ease of O&M and to ensure separation from cultivation areas.

THE COMING BONANZA IN MARIJUANA FACILITIES

GAME CHANGERS THROUGH THE YEARS

2013 2013 2014 2014 2015 2016 Cayan Tower, Dubai, New Century Global Winsun Apartments, The Edge, Amsterdam: 432 Park Avenue, NYC: T3, Minneapolis, Minn.: UAE: World’s tallest Center, Chengdu, China: Shanghai: First 3D- World’s “smartest” World’s tallest Tallest (7 Stories) mass twisting tower (1,008 World’s largest building printed commercial building residential building timber building in the feet) (18 million sf) building (1,396 feet) U.S.

44 | BUILDING DESIGN+CONSTRUCTION | January 2019 AEC fi rms are rushing to fi ll orders for cannabis facilities CANNABIS FACILITIES in the 33 states where the sale AT A GLANCE

of marijuana is now legal. Sam Andras, AIA, Senior Principal/Partner at 2WR + By Robert Cassidy, Executive Editor Partners and MJ12 Design Studio, breaks down the types of cannabis facilities:

CULTIVATION The spaces that support the stages ight now, 33 states allow the sale of of the grow process, known as Mother, Propaga- marijuana for medical purposes; another tion, Vegetation, and Flower. Functional compo- 14 allow it under more stringent medical nents of cultivation include reverse osmosis (water supervision. Ten states have OK’d it for purifi cation), water storage, fertigation (watering both medical and recreational use. Only systems that deliver nutrients to the plants), and Idaho, Nebraska, and South Dakota have R planting operations. a total ban on the sale of marijuana. Cannabis is the source of THC (tetrahydrocannabi- PROCESSING The spaces that support the pro- nol)—the stuff that gets you high—and CBD (can- cessing of product, starting with the harvesting nabidiol), which is used to treat anxiety, PTSD, sleep of mature fl ower and proceeding to drying, curing, disorders, seizures, and pain. By law, CBD cannot bucking (plucking the buds from plant stems), and contain more than 0.3% THC. trimming. The product can then be packaged for We talked to industry experts to learn what it takes wholesale or retail distribution or developed into to design and build cannabis facilities. edible or nonedible products.

TAKING THE FIRST STEP EXTRACTION The process for obtaining concen- The fi rst decision that must be made is whether to be trates from the cannabis plant. The most popular

on the “grow” side or the retail side of cannabis. (The methods are butane, ethanol, and CO2. Extraction accompanying chart describes the various types of can be done in the prep, processing, or extraction cannabis facilities.) “The grow side is industrial, not areas, depending on the facility’s size and the fl ashy. It’s more about building science—the building owner’s operational requirements. envelope, HVAC, process fl ow, lighting, and insulation,” says Patrick Donaldson, LEED AP, CEM, CPHC, Princi- INFUSION Nonedibles can be infused in the pro- pal Architect, Harka Architecture, Portland, Ore., who cessing area of extraction or in a separate lab. has designed half a dozen cultivation facilities. Edibles are infused in a standard, commercially Designers must consider such factors as the num- equipped kitchen. ber of plants per square foot, the height of plants at OPERATIONS The back-end components: offi ces, harvest, the type of lighting, and the irrigation method, conference rooms, locker rooms, shipping and says Sam Andras, Senior Principal/Partner, MJ12 receiving, packaging, vaults, quality lab, inventory Design Studio, Columbus, Ga. You have to understand offi ce, security, and IT/security equipment. the fl ow of the functions and the required types of spaces as the cannabis plant moves through the pro- DISPENSARY The retail facility where cannabis duction process. “Improper ratios of space, irrational products are displayed and sold. fl ow, and fl awed system design will adversely impact productivity,” says Andras, who has designed grow

2017 2017 2018 2018 2018 2019 Crosstown Concourse, 150 North Riverside, Amager Resource Leeza Soho Tower, Amazon Go Store, 111W57 Tower, NYC: Memphis, Tenn.: Chicago: Goettsch Center, Copenhagen, China: World's tallest Seattle: Amazon’s ﬁ rst World’s slenderest Rebirth of 1920s Sears Partners’ “Pencil Denmark: BIG puts ski atrium (623 feet) “checkoutless” retail skyscraper (1:24 Distribution Center Building” slope on roof outlet width:height)

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 45 GAME CHANGERS |

CANNABIS complexes as big as a million square feet. of Boston. The city requires such facilities to be APPROVALS Donaldson says his fi rm is working on its 2,500 feet from schools, houses of worship, or State by State sixth dispensary. “There’s more of a design areas of high use by children, says Whalen. element to them” he says. “We ask clients, Parking can be a headache. “On Saturdays, MEDICAL + RECREATIONAL Are you going for a modern, clean, pharmacy there’s 300 cars outside these dispensaries,” look, or a laid-back, homey one?” says Whalen. Signage is heavily restricted • Alaska • California Satto Rugg, Owner/Principal in MerJ Archi- by local jurisdictions. Translucent or opaque • Colorado tecture’s Santa Fe, N.M., offi ce, says the trend glazing is usually required. Boulder, Colo., now • Maine is toward vertically integrated facilities that requires 100% wind-generated power for can- • Massachusetts • Michigan combine cultivation, extraction, post-process- nabis facilities, says MerJ Architecture’s Rugg. • Nevada ing, consumables manufacture, and quality as- Lighting is the single biggest operational cost • Oregon surance testing labs. “You have to understand in cannabis cultivation. Double-headed high- • Vermont • Washington every step of the process, from bringing seed pressure sodium lamps are “still the go-to,” into the facility up through a packaged product says Harka Architecture’s Donaldson, but LEDs MEDICAL ONLY leaving the facility,” he says. are coming along. LECs—light-emitting ceram- • Arizona His fi rm is heading the work on two verti- ics, also known as ceramic metal halide (CMH) • Arkansas cally integrated complexes, which can involve lamps—are also gaining interest from growers. • Connecticut more than 20 subcontractors. “That’s the Correctly directing the lighting to avoid parts • Delaware • Florida ideal role for the architect, to become the of the plants getting too much light and other • Hawaii team leader in this process,” • Illinois says Rugg. • Louisiana • Minnesota Renovating an existing • Missouri building and upgrading the • Montana envelope insulation will run This is a six-engine freight train. Trying • New Hampshire • New Mexico $240/sf for a single-level • North Dakota cultivation facility with fi xed to stop it will be‘ massively diffi cult.’ • Ohio benching, says Andras. The — SAM ANDRAS, AIA, MJ12 DESIGN STUDIO • Oklahoma • Pennsylvania new thing, he says, is vertical • Maryland indoor grows with multi-level • New Jersey “canopies”; these can cost $300–320/sf. parts not enough is crucial. Getting the “per- • New York • Rhode Island Dan Gustafi k, President, Hybrid Tech LLC, fect spectrum” of lighting is also an art form, • Utah West Linn, Ore., says maintaining temperature says Donaldson. “We’re fi nding that certain • West Virginia and airfl ow consistency is crucial in multi-level strains of marijuana like LEDs, some don’t.” grows, to avoid shocking the plants. Heat buildup can be enormous. A single HPS LIMITED MEDICAL Cultivation facilities can range in size from lamp can produce 35,000 Btu/hour—heat that • Alabama 3,000 sf to 1,000,000 sf or more and come must be removed by the HVAC system. • Georgia • Indiana in anywhere from $208/sf to $425/sf, says Grow facilities have to be precisely con- • Iowa Gustafi k. Processing and manufacturing facili- trolled for humidity, lighting, airfl ow, and • Kansas ties come in at $495–1,250/sf, depending on temperature to prevent mold or mildew growth • North Carolina • Kentucky size and the amount of equipment, he says. or pest infestation that can ruin a whole crop • Mississippi Construction costs for a dispensary run or lead to a quality test failure. Environment • South Carolina about the same as for an urgent-care cen- control must be nearly up to clean room stan- • Tennessee • Texas ter—about $200–250/sf, depending on dards. “Creating a very stable environment • Virginia how high-end the client wants go, says Sean with repeatable results provides the best prod- • Wisconsin Whalen, Senior Vice President, South Coast uct,” says Gustafi k. • Wyoming Improvement Co., Marion, Mass. He says a Contamination can demolish a whole crop.

NONE PERMITTED typical dispensary runs anywhere from 3,000 Employees must not drag spores, spider to 7,000 sf and can be built in 8–12 weeks. mites, pesticides, or bugs into the grow area • Idaho • Nebraska Zoning regulations can be a huge obstacle, from the outside or from locker rooms. Airfl ow • South Dakota particularly for dispensaries. Design-build fi rm between grow rooms must be contained. South Coast is completing a gut renovation on a Odor is “a big issue,” says Andras. Flower- $2 million dispensary for Commonwealth Alter- ing cannabis plants give off a pungent smell. native Care in Brockton, Mass., 25 miles south Charcoal fi ltration and bipolar ionization sys-

46 | BUILDING DESIGN+CONSTRUCTION | January 2019 tems can mitigate the odor, but Gustafi k says MODULAR CULTIVATION many operators neglect “scent control” in their AND EXTRACTION UNITS initial planning, only to have it become their fi rst SPEED UP TIME TO MARKET stumbling block en route to permitting. Fire protection is paramount in the extraction Investors rushing into the exploding cannabis market want to process, which uses extremely dangerous, high- get their operations up and running as fast as possible. But pressure fl ammable gases like butane. building new or reconstructing existing buildings can take Denver has some of the strictest regula- 12–24 months. That’s too long a wait. tions in the country, says Nicole Delmage, AIA, Four years ago, Denver-based entrepreneurs Dano Keys and Owner/Principal, MerJ Architecture, Denver. That Bruce Granger started FlexMOD, which builds and installs plug- leads to horrendous backlogs of permit applica- and-play cannabis grow and extraction modules. The company tions awaiting approval by the fi re marshal. now has fi ve factories in the U.S. and one in Montreal. Security is tight for these facilities, says The cultivation units measure 20 or 40 feet in length by Andras. They must have controlled access to 8 feet in width, can be fi tted with lighting to the customer’s the site and to individual buildings, interior/ex- specifi cation, and are built practically to cleanroom standards. terior video, enhanced site lighting, and secure “You have to grow under very strict, almost pharmaceutical- product storage. like conditions,” says Will Goodin, LEED AP, FlexMOD’s Director Flexibility is also important. Harka Architec- of Business Development. The company states it can deliver ture is doing the interior design for a medical modules in 4–6 weeks. dispensary in Connecticut but is allowing space FlexMOD extraction labs are built to meet NEC, OSHA, MED, for retail use in the future. South Coast has set and NFPA requirements. They come with one-hour fi re-rated aside half the space in the medical dispensary walls and are sparkproof and blastproof. The cost: $130,000. it’s building outside Boston for the day when “Some investors balk at the price, but I know guys who tried the client gets its recreational use license. to build it themselves, and it took eight months to get a permit Everyone I talked to is eagerly anticipating and cost a quarter-million,” says Goodin. federal decriminalization of cannabis in the FlexMOD supplies customers with an initial design and will next few years—and the bonanza it will bring in refer them to a select set of architecture fi rms (MJ12 Design national and even international product distri- Studio being one) for help with the intricacies of workfl ow, bution. The recently passed 2018 Farm Bill re- automation, and space requirements for the various stages of moves many of the federal restrictions against the cannabis plant cycle. “That saves the client money in the hemp, a fast-growing source of CBD. Nearly long run,” says Goodin. $600 million of hemp-derived CBD was sold in 2018, but that fi gure could reach $5 billion this year, according to the Brightfi eld Group. FLEXMOD Be warned. The cannabis business is risky. It’s estimated that 80% of projects fail in the fi rst two years: half never get a license, the other half fail due to design and buildout problems, says Gustafi k. Heightened competition is also driving down the fi nal sales price of cannabis products in mature markets like Colorado—from $4,000/lb a few years ago, to $1,000/lb today. Although a 2017 Quinnipiac poll found 94% support for medical use of marijuana nationwide, and other surveys have shown nearly 60% support for recreational use, cannabis is still almost limitless resources—notably pharmaceu- a Schedule I drug under federal law. Until that tical and tobacco giants—into the game. onus is lifted, banks will be reluctant to lend to Industry veterans like Sam Andras prefer to build cannabis facilities, and investors will have focus on how the availability of medical can- to come up with cash—and that can lead to nabis is changing people’s lives for the better. underfunding and eventual failure. “When you talk to parents whose children have If and when federal decriminalization of epilepsy,” he says, “the improvement in their cannabis happens, it will attract players with lives thanks to medical cannabis is amazing.”+

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 47 AEC TECHNOLOGY | By David Malone, Associate Editor

‘BIM TO AR’ COMES TO THE MASSES UMBRA

Umbra employee Elina Nygård uses a tablet to view a BIM model on site before construction has begun. While this could be done in VR, augmented reality allows for the model to be explored in the actual environment where the completed building will exist. AR gives architects and clients the most realistic walkthrough of an unbuilt structure possible.

Could new technology that simpli es the uses Umbra’s cloud-based technology—adapted from the company’s tools for the photorealistic transfer of BIM models to augmented reality video game industry—to take 3D data of any size and optimize it so that it can be delivered and ren- push AEC rms to go all in on extended reality? dered on mobile devices. The technology, called Umbra Composit, can be used with common design tools such as Revit, Navisworks, and ArchiCAD to upload 3D BIM models xtended reality (XR) is in a unique phase of directly to the company’s cloud platform. From there, its life cycle. The technology is readily avail- Umbra automates the process of optimization and able for anyone and everyone who thinks prepares the BIM model to be shared with anyone on they can do something with it. And for bet- XR platforms. ter or worse, it is anyone and everyone who “With a single button click, Umbra does all the thinks they can do something with it. heavy lifting so designers can share huge, complex New applications for AR and VR are more models with anyone, anywhere,” says Shawn Adamek, ubiquitous than superhero movies. Unfortu- Umbra’s Chief Strategy Of cer. “Never before have nately, they are just as vapid. The trick with people had access to view complete, full-resolution XR is to shift it from novelty to necessity, and the AEC BIM models in AR on untethered mobile devices.” industry has proven to be the one that offers the best Once the model has been optimized in the cloud, Eopportunity to do exactly that. users can log into their Web-based account, where The AEC industry has already done a good job at they can view the model in the browser, send it to helping XR claw its way out of the novelty category. their mobile device, or share it with others. Recent developments like Umbra’s new BIM-to-AR A big part of what makes this technology so help- technology are a big reason why. This innovation ful to end users is the fact that it is compatible with

48 | BUILDING DESIGN+CONSTRUCTION | January 2019 mobile devices like iPads and smartphones. AR- If a user is moving around, ‘It was clear construction specifi c devices, such as the Microsoft HoloLens, especially throughout a larger are still relatively rare among even the largest model, they may experience fi eld teams needed live-scale architecture and construction fi rms. Expanding the “model drift,” meaning the AR experiences to communicate point of entry by making common mobile devices model will not overlay as pre- compatible with the technology increases the num- cisely onto the real world as the feeling of scale and to ber of users who can benefi t from BIM-to-AR appli- it should. More accurate sen- be able to use virtual con- cations, while also advancing the rate at which the sors will allow the AR device technology evolves and improves. to rectify this on the fl y, stay tent in real-world situations.’ properly overlaid, and provide — SALLA PALOS, SELLEN CONSTRUCTION BIM TO AR IN THE FIELD a better and more accurate Sellen Construction sees the potential BIM to AR overall experience. provides. The fi rm’s earliest use cases were small- Another hurdle BIM to AR faces is not so much scale, virtual mock-ups. The fi rst successful pilot about the technology itself, but the users. The AEC came in 2017, when Sellen took a group of iron- industry typically lags behind other industries in workers who were going to install heavy structural adopting the most recent technology. Smaller fi rms steel in a confi ned elevator shaft to the jobsite often do not have the means or the desire to upset and used Microsoft’s HoloLens to project the BIM the status quo. But in order for this technology to model into the actual location. It only took 15 min- advance, AEC fi rms need to push all their chips to utes before the crew had a safe plan for how to the center of the table. Fortunately, Palos sees a execute the job. simple solution to this problem. “It was clear construction fi eld teams needed “The best tip to integrate BIM to AR into a proj- live-scale experiences to communicate the feeling ect as seamlessly as possible is to let people use of scale and to be able to use virtual content in the tools themselves and become inspired by how real-world situations,” says Salla Palos, Emerging easy it is,” says Palos. Technology and Innovation Director, Sellen Con- struction. “BIM-based extended reality technolo- THE TRUE POTENTIAL OF BIM TO AR gies minimize the need for re-work because fi t, “The vision of the AR cloud will come to fruition assemblies, scale, and fi nishes can be verifi ed and in the next fi ve to seven years,” says Adamek. “A communicated between all stakeholders in real- virtual copy of everything on earth, including build- time on the actual jobsite.” ings, will be scanned and converted into 3D. All of As with any emerging technology, there are as- this 3D will make up an entire, new virtual world pects that need to be smoothed over before it can that will be available for billions of users to step begin to accelerate at an exponential rate. “AR on into via their persistent mobile connections.” site will benefi t from more accurate sensors in the Adamek adds: This would give the AEC industry a This 3D scan of artist hardware of the viewing devices,” says Adamek. digital AR view of the world and all of its 3D data in Tommi Toija’s studio “These are improving with each new product ver- the future. It would allow BIM to manifest itself in in Helsinki demon- strates the detail and sion, but can still have a tough time tracking a the format of a database and provide the end user ﬂ uidity of extended user’s exact position as they move around within a access to the latest information so they can compre- reality technology from virtual model.” hend and perform their jobs safely and effi ciently.+ Umbra. The scan was reconstructed from 2,500 photos. /UMBRO LOGIES ECHNO EC E TEC ARJO V

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 49 | PRODUCT INNOVATIONS | By David Malone, Associate Editor

AIR CURTAIN SYSTEM FOR REVOLVING DOORS

THE REVOLVAIR air Each RevolvAir is curtain system for revolving specifi cally sized to fi t doors is the fi rst of its kind each door’s diameter, to be designed and engi- confi guration, and brand. neered by a U.S. manufac- The manufacturer, Berner turer, says the company. International, offers ple- Adding a RevolvAir system nums in either concealed over a revolving door works or aesthetically exposed to negate the airlock effect, confi gurations that can keep the lobby comfortable, also be installed within a and reduce the building’s bulkhead. Trim packages overall energy costs. It cre- come standard in a white ates a separating air barrier powder coating to blend at the building’s conditioned in with the space, but interior by blocking un- are also available in any wanted exterior air trapped hue from the RAL color within the moving door chart and select metal sections. This means lobby fi nishes. or can be interlocked with Electric, steam, and hot entrances are protected Included is Intelliswitch, any building management water coils are available as from outdoor air elements, a digital controller designed system. It has a time heating options to improve fumes, and odor infi ltration exclusively for air curtain clock, time delay, built-in air comfort of employees from the moving sections operation in commercial oc- thermostat, and 10-speed and patrons near the revolv- and through the revolving cupied spaces. Intelliswitch fan control facilitated by a ing door. door assembly’s gaskets can operate as a stand- half-horsepower motor and BERNER INTERNATIONAL and seal gaps. alone air curtain controller direct-drive fan blower. CIRCLE NO. 860

50 | BUILDING DESIGN+CONSTRUCTION | January 2019 VENT SECURED ballast, or fasteners a project ROOFING SYSTEM requires. VacuSeal V2T Vents The VacuSeal Vent Secured are made from UV-resistant Roofi ng System uses special PVC, contain no moving parts, vents that harness the wind require no penetrations, and ULTRA CLEAR ALL to lock roof membranes in provide effective performance PURPOSE WATER- place. Negative pressure vent- regardless of wind direction. PROOF SEALANT ing pulls air and moisture out The system has no VOCs or Ultra Clear Flexible All from under the membrane to odors, no cold-weather limita- Purpose Waterproof Sealant maintain insulation dryness tions for installation, and is from DAP stays perma- and R-value. VacuSeal reduc- UL certifi ed with uplift certi- nently ﬂ exible, even in es installation time and mini- fi cation at 195 psf negative cold weather, and provides mizes the need for traditional pressure. a 100% waterproof and fastening methods, which CARLISLE SYNTEC SYSTEMS weatherproof seal to keep reduces the amount of glue, CIRCLE NO. 861 out water, air, and moisture. The sealant will not crack or break down and has a strong adhesion to building materials such as wood, glass, metal, tile, brick, and stone. It can be applied in temperatures as low as 20 F or on wet surfaces to stop leaks instantly. Ultra Clear applies clear and will not haze or yellow over time. Ultra Clear is available in a 10.1-ounce cartridge and a 5-ounce squeeze tube. DAP|CIRCLE NO. 862

BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 51 | PRODUCT INNOVATIONS |

throw, self-retracting hook with a non-marring latch bolt, 2mm-thick faceplate in stainless steel or brass, and a trim-locking device for emergency egress. This means the deadbolt will automatically release with a push of the in- ner handle in case of emergencies. An optional coin release for interior doors helps further ADA compliance and allows an occupant to easily open a door from the exterior without a key when they are unable to access MORTISE LOCK FOR the handle from the inside. The lock ALL-IN-ONE SLIDING DOORS comes in the following fi nishes: satin HAND DRYER In an industry fi rst, INOX has debuted stainless steel, bright stainless steel, World Dryer’s new VERDEdri the PD95, a mortise lock for sliding and ceramic-coated options in Graph- Hand Dryer dries hands in as doors with single-action emergency ite Black, Stormy Grey, Dark Bronze, little as 12 seconds, but only egress. The PD95 design features a Glacier White, and Flat Black. uses 950 watts of power. It solid brass deadbolt with a one-inch INOX| CIRCLE NO. 864 features a HEPA ﬁ ltration system, antimicrobial technology, and is ADA-complaint. VERDEdri has universal volt- age and a motor life that lasts up to three times longer than competing driers, according to the maker. WORLD DRYER| CIRCLE NO. 863

ULTRAVIOLET FIXTURE When applied adjacent to the cool- PROVIDES FLEXIBLE ing coil, the high-output lamps can HVAC INSTALLATION deliver improved HVAC heat transfer, UV Resources’ Single Lamp exterior- decreased energy use, reduced mounted (SLX) ultraviolet fi xture maintenance downtime and damage, disinfects HVACR airstreams, cooling and improved IAQ, says the maker. coils, and drain pans to keep them The SLX lamps provide 360-degrees free of microorganisms and organic of high UV-C intensity and eas- matter. The fi xture’s high intensity ily mount to the exterior of supply, lamp protrudes into the duct in order return or exhaust plenums, or ducts. to best disinfect the air stream and Suitable for retrofi t and new con- surfaces that are typically inacces- struction applications. sible from inside the air handler. UV RESOURCES| CIRCLE NO. 865

52 | BUILDING DESIGN+CONSTRUCTION | January 2019 GOT SEO?

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Want to know more? Check us out at www.mediapressstudios.com Building websites for tomorrow or e-mail [email protected]. Content Strategy Custom Coding E-Commerce SEO Training | PRODUCTS AT WORK | By David Malone, Associate Editor

HIGH-PERFORMANCE WALL CLADDING PROJECT: Hyatt House hotel, New York City. PROBLEM: New York hotel needed a high-performance cladding system that provided the look and feel of natural limestone. SOLUTION: Sto- Therm ci Lotusan with a STARTER BOARDS limestone fi nish was used PROJECT: Lifestyle Communities, Nashville, Tenn. between fl oors nine and PROBLEM: The design called for eight-inch EPS 32. The insulation wall shapes around the windows, which meant back- system consists of a high- wrapping these termination points in the fi eld performance wall cladding would have been near impossible. SOLUTION: Dryvit integrating several control Acrocore Starter Boards were integral to the proj- layers: StoGuard waterproof ect at these termination points. The boards are air barrier for air, water, and uniformly machine-coated to produce a product vapor controls; expanded that is three times harder and stronger than tra- polystyrene for thermal con- ditional hand-applied starter boards. Also, install- trols; and StoLit Lotusan, a ing pre-coated starter boards was three times textured, superhydrophobic coating with self-clean- faster than manual back wrapping. ing properties as the watershed control layer. DRYVIT |CIRCLE NO. 882 STO |CIRCLE NO. 881

ROOF AND WALL INSULATION PROJECT: Los Angeles International Airport concourse. PROBLEM: The project needed an insulation solution to help meet the California Green Building Standards Code Mandatory and Tier 1 requirements. SOLUTION: The design and construction team used more than 215,000 sf of Atlas EnergyShield CGF Pro for wall insulation and 500,000 sf of ACFoam-II for roof insulation due to their low VOC emissions and performance. The EnergyShield GCF Pro wall insulation is vapor permeable and composed of a Class A fi re-rated (NFPA 285 compliant), closed-cell polyiso rigid foam core faced with a high-performance coated glass facer on the front and back. The ACFoam roof panels needed to be custom made (2x8 feet as opposed to the typical 4x4 or 4x8 feet) in order to meet the architect’s design needs. ON THE TEAM: Gensler and gkkworks (now Can- nonDesign) designed the project. Turner Construction and PCL Construction managed the construction. ATLAS ROOFING |CIRCLE NO. 880

54 | BUILDING DESIGN+CONSTRUCTION | January 2019 METAL ROOF PROJECT: Palmetto Bluff Resort, Bluffton, S.C. WOOD-LOOK ARCHITECTURAL ALUMINUM PROBLEM: A metal roof product that complements PROJECT: Asplundh Cancer Pavilion, Philadelphia. PROBLEM: The Low Country architecture was desired for an ad- design team wanted the architectural aluminum system to dition to one of the largest waterfront properties resemble the look and texture of natural wood to complement on the East Coast. SOLUTION: A Pac-Clad Snap- its biophilic design. SOLUTION: The facility’s exterior includes Clad roof fi nished in Patricia Bronze, was se- large, vertical sunshade fi ns and eight- to 12-inch-deep hori- lected and installed on a tight deadline. 75,000 zontal curtain wall cover plates, manufactured by Kawneer, sf of the 24 gauge Galvalume panels were used that were fi nished by Linetec in a hazelnut brown, textured to complement the Low Country architecture wood grain color. The fi nished aluminum looks like real wood while helping to keep the project within the and is termite and insect proof, UV and corrosion resistant, scope of the original buildings. ON THE TEAM: HKS and fi re retardant.ON THE TEAM: EwingCole (architect), R.A. Ken- (architect), Choate Construction (GC). nedy & Sons (exterior glazing), Structure Tone (CM). PETERSEN ALUMINUM |CIRCLE NO. 886 LINETEC + KAWNEER |CIRCLE NO. 885

METAL MESH CANOPY PROJECT: The Towers @ Great America, Santa Clara, Calif. PROBLEM: The outdoor dining area at this multi-tenant offi ce complex needed shading while still offering connectivity to a redesigned amenities building and indoor eating space. SOLUTION: A draped metal mesh canopy casts soft shadows to help minimize direct sunlight and glare. A 45-foot-long mechanical sliding glass wall separates the outdoor eating area and the indoor dining space. The canopy acts as a continuation of the overhead plane, especially when the wall is open, to further connect the two spaces. Seventy stainless steel mesh panels were used for the project in Cambridge’s Mid Shade pattern with 42% open area. ON THE TEAM: Little and AP+I Design (architects). CAMBRIDGE ARCHITECTURAL |CIRCLE NO. 884

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BDCuniversity.com | BUILDING DESIGN+CONSTRUCTION | 57 | GREAT SOLUTIONS | By David Malone, Associate Editor

NET ZERO TRAILER BRINGS HEALTH AND WELLNESS TO THE JOBSITE As AEC fi rms scramble to upgrade their offi ces to maximize occupant wellness and productivity, Pepper Construction asks, What about the jobsite offi ce?

THE AEC INDUSTRY HAS GONE ALL IN on sustainabil- The 12x60-foot Net ity, energy effi ciency, and oc- Zero Jobsite Trailer debuted in November cupant health and wellness. at the Greenbuild show These elements are woven in Chicago. It features a into the fabric of just about super-insulated shell and many of the comforts every new building, including of a traditional ofﬁ ce AEC fi rms’ own offi ces. workspace. However, there’s one critical workspace that remains (ILLUSTRATION) CONSTRICTION PEPPER (PHOTO); BD+C an afterthought when it to match our values.” comes to sustainability, A traditional jobsite health, wellness, and produc- construction trailer emits

tivity: the jobsite trailer. 53,712 lbs of CO2 emis- Chicago-based Pepper sions into the air each Construction has a plan year, making its carbon to bring its jobsites up to footprint equivalent to the speed. In November, at the energy use of four resi- Greenbuild show, the con- dential homes. The Net tractor unveiled its Net Zero Zero Trailer is designed to Jobsite Trailer. The 12x60- greatly minimize its overall foot structure is designed energy use, which is then to focus on the human offset with rooftop photo- experience, productivity, and voltaic panels. quality from every aspect Cement fi ber panels to make sure employees in clad the trailer and reduce the fi eld have the same well- heat absorption. Six ness features as those in a inches of rigid insulation traditional offi ce setting. increase energy effi ciency, “Most people spend eliminate temperature control and are operable to hoteling space for visitors. about 90% of their time swings, and double the provide fresh air. Natural Above the meeting room is indoors, and that environ- R-values for the walls, fl oor, light pours in through these recycled, bio-formed felt that ment has a signifi cant and roof, which range from windows, greatly reduc- provides sound absorp- impact on our health,” says R-30 to R-40. On the roof, ing the need for lighting. tion. The fl exible work- Susan Heinking, AIA, LEED three strings of nine com- When artifi cial lighting is space includes stand-up Fellow, Pepper’s VP of High mercial solar panels convert necessary, a wireless low- desks, folding Red List-free Performance and Sustain- four hours of sunlight into consumption system with furniture, and storage lock- able Construction, who led the energy needed to power integrated occupancy and ers. A full-amenity kitchen, the project. “That philoso- the trailer for a full work day. daylight sensors activates. equipped with appliances phy also applies to the men Double-pane, low-argon The trailer features a and fi xtures, is included to and women working on our windows are fi tted with meeting room that can eliminate restrictions on oc- jobsites. We want our trailer transparent shades for glare hold up to 14 people and cupant diets.

58 | BUILDING DESIGN+CONSTRUCTION | January 2019 ALL THE ESSENTIAL NUTRIENTS

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You’ll fi nd everything you need to work smarter at BDCnetwork.com. Real projects start with the industry standard Before they broke ground, BSA LifeStructures ensured MHP Major Hospital in Shelbyville, Indiana was protected with AIA contracts.

AIA Contract Documents used: B101-Owner/Architect Agreement.

Learn more about the MHP Major Hospital project at aiacontracts.org/bdc-mhp