OCTOBER 2014 Vol. 35 • No. 10 • $4.00
“THE VOICE OF THE CONSTRUCTION INDUSTRY”
14
SPECIAL ISSUE CONSTRUCTION
for over 50 years
ISO REGISTERED 9001:2000 LEED AP 248.545.4404
[email protected] www.ferndale-electric.com
•
•
GRIFFIN, SMALLEY & WILKERSON, INC. •
14
SPECIAL ISSUE CONSTRUCTION 10
Contractor: Turner Construction Company Architect: Neumann/Smith Architecture
18 Contractor: KEO and Associates Architect: Ehresman Associates
24 Contractor: Construction Logistics (Joint Venture between The Monahan Co. and The Means Group, Inc.) Architect: Quinn Evans Associates and McIntosh Poris Associates
30 Contractor: Wieland-Davco Corporation Architect: Hobbs+Black Architects
38 Contractor: Dailey-Jenkins Joint Venture Architect: Rogvoy Architects
44 Contractor: Colasanti/Sachse Joint Venture Architect: Neumann/Smith Architecture
4 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
M Michigan gan Regional Reg nal Council Coun Co ncil of
Carpenters C Carpente e s and and Millwrights Mil ig ghts hts
Serving S e in ng the Co Community ommuni y B Building g a Stronger St Str nger g Michigan gan M Michael Jackso Jackson on Executive E xecutive Secretary/Treasurer Secre ar Secre y/Treasurer y/Treasur er
Bart Nickerson Pre President
hammer9.com h ha a mme er r 9 . c om
14
SPECIAL ISSUE CONSTRUCTION 52
Contractor: Spence Brothers Architect: Wigen Tincknell Tincknell Associates Architects (WTA) (WTA)
60 Contractor: Turner Turner Construction Co. – White Construction Co. Joint Venture Architect: SmithGroupJJR
68 Contractor: George W. Auch Company Architect: DiClemente Siegel Design, Inc.
74
Contractor: Pioneer Construction Architect: SHW/Stantec
84 Contractor: McCarthy & Smith, Inc. Architect: Merritt Cieslak Design
92
FROM THE EDITOR For 19 years, CAM Magazine has been producing its Special Issue, honoring 12 outstanding construction projects that have been completed over the past year. This year, it’s enco encourag uraging ing that over half of these honored projects took place within the city of Detroit. It’s truly a reflection of the continuing rebirth occurring within ‘The D,’ and all are positive indicators for its future. Other honored projects span across the state of Michigan, from Allendale to St. Johns, from Bay City to the Metro Detroit cities of Northville and Pontiac. With many new and forthcoming projects slated for construction throughout the state, we are pleased to say that con struction is again alive in Michigan. We hope you enjoy this edition edition of Special Special Issue 2014.
Contractor: Roncelli MPS Joint Venture Architect: HKS Architects, Hamilton Anderson Associates
Amanda Tackett Editor
100 6 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
AB A BOUT THE AUTHORS... EDITOR
Kevin N. Koehler Amanda M. Tackett
ASSOCIATE EDITOR
Mary E. Kremposky
PUBLISHER
Mary E. Kremposky Mary Kremposky graduated from Wayne State University with a Bachelor of Arts in English. As associate editor, she has been writing articles for CAM Magazine for over 20 years. She appreciates the opportunity to tour wonderfully crafted and beautifully designed spaces, and feels that learning about sustainability, urban restoration efforts and other vital trends is yet another bonus of working for the design and construction industry.
PRODUCTION DIRECTOR GRAPHIC GRAPHI C DESIGN DESIGN DIRECTOR OF MARKETING ACCOUNT EXECUTIVE
Matthew J. Austermann Noelle E. Scharer Gregg A. Montowski Cathy A. Jones
DIRECTORS OFFICERS
Chairman Chairma n
Eric C. Steck
Vice Chairm Chairman an
Todd W. Hill
Amalio Corporation Ventcon, Inc . Vice Chairm Chairman an
Mary K. Marble Marble Mechanical, LLC
Treasurer Treasur er
Larry S. Brinker, Jr.
Presidentt Presiden
Kevin N. Koehler
The Brinker Group
DIRECTORS
Stephen J. Hohenshil Glasco Corporation
Doug Pawloski Doug Pawloski is president of Digital Marketing Production, Inc., a company specializing in Creative Marketing, Advertising, Adver tising, and Public Rela Relations tions Services. He is a graduate of Indiana University's School of Business with a Bachelor's Degree in Marketing and Advertising. He has additional training in Corporate Communications from Wayne State University in Detroit and has more than 25 years of combined experience in the fields of marketing, advertising and communications. Digital Marketing is located in Bloomfield Hills, Michigan. For more information, call 248-538-7107 or dmp-inc@com
[email protected]. cast.net.
Brad Leidal Leidal & Hart Mason Contractors, Inc.
Giuseppe (Joe) S. Palazzolo Detroit Spectrum Painters, Inc.
John Raimondo Roncelli, Inc.
John W. Rieckhoff C.L. Rieckhoff Company, Inc.
Kevin F. Ryan Powerlink Facility Management Services
Preston Wallace
Limbach Company, LLC
Donielle Wunderlich George W. Auch Company
CAM MAGAZINE EDITORIAL ADVISORY COMMITTEE
William L. Borch, Jr. Ironworkers Local Union 25
Gary Boyajian Division 8 Solutions, Inc.
Stevan Bratic Bratic Enterprises, LLC
Marty Burnstein Law Office of Marty Burnstein
George Dobrowitsky Walbri dge
Caitlin Wunderlich Caitlin Wunderlich currently works in the Exhibitions Department at the Detroit Institute of Arts and in the Registrar’s Department at Cranbrook Art Museum. She is a recent graduate of the University of Michigan Dearborn with a Bachelor of Arts in Art History-Museum Studies. Raised in the construction industry, she is thrilled to combine her passion for art and architecture with the knowledge and appreciation of the industry industry.. For more information, she can be reached at
[email protected].
[email protected].
Daniel Englehart Peter Basso and Associates, Inc.
Chris Hippler Capital Letters
Dennis King DMKING Consulting, LLC
Nancy Marshall Alumi num S upply Compa ny
Rick Rys Hi Def Color
Sanford (Sandy) Sulkes International Building Products, Inc.
James Vargo Capac Construction Company, Inc. CAM Magazine (ISSN08837880) is published monthly by the Construction Association of Michigan, 43636 Woodward Ave.,
P.O. Box 3204, Bloomfield Hills, MI 48302-3204 (248) 972-1000. $24.00 of annual membership dues is allocated to a subscription to CAM Magazine. Additional subscriptions $40.00 annually. Periodical postage paid at Bloomfield Hills, MI and additional mailing offices. POSTMASTER, SEND ADDRESS CHANGES TO: CAM MAGAZINE, 43636 WOODWARD AVE., BLOOMFIELD HILLS, MI 48302-3204. For editorial comment or more information:
[email protected] [email protected] For reprints or to sell CAM Magazine: 248-972-1000 Copyright © 2013 Construction Association of Michigan. All rights reserved. Reproduction in whole or part without permission is prohibited. ted. CAM Magazine is a registered trademark of the Construction Association of Michigan.
Michigan’s of Concrete Sawing & Coring Equipment SOFF-CUT 5000
DIAMOND BLADES WET & DRY K 760 CUT-N-BREAK
HC-410 CORE DRILL PG 820
Interior Demolition SpecialistS
Commercial – Industrial
Experienced
Innovative
13840 Intervale St.
Detroit, MI. 48227
Timely
(313) 836-3366 (313) 836-3367 fax
www.detroitd www .detroitdis ismantling.com mantling.com
[email protected]
Associate Editor: Editor: Mary E. Kremposky Kremposky Photographer: Justin Maconochie, Maconochie Photography
�
Te teo ots o ts o of tee ouses tt ol be eed s’s ldde loted te to-sto deto se.
Imagine a corporate headquarters without a cubicle farm or an office with the freedom to work beyond the Desk. Need to brainstorm with colleagues? Gather around a writable wall surface or meet in a free-standing pod formed of wood from salvaged doors. Need to concentrate and burrow into your own mind? Climb a ship’s ship’s ladder and enter an indoor tree house with computer outlets and a comfortable nest of chairs. In this next-generation office, the CEO CEO not only has an open-door policy - his office has an entirely open wall. You don’t have to imagine such a corporate nirvana. Lowe Campbell Ewald has done it for you in its open, airy and light-filled corporate headquarters in the former J.L. Hudson warehouse within Detroit’s Ford Field. Courtesy of Neumann/Smith Architecture and Turner C onstruc tion Company, M ichigan Office, this flexible, collaborative and innovative “officescape” is tailored to generate that most ephemeral of products: products: Ideas. As a full-service, fully integrated marketing communications agency, ideas are the lifeblood of Lowe Campbell Ewald’ss business. Neumann/Smith brought its Ewald’ own spirit of invention to the task of turning a warehouse into a workplace for this storied agency. Simple materials used in inventive ways complement the raw, exposed structure of the original warehouse. warehouse. Pairing massive steel cross bracing with contemporary countertops created a series of inspired food counters in staff eateries. Adding to the indus trial cach cachet, et, wood palle ts topped with glass become tables and rows of electrical conduit become copy room wall dividers and overhead ceiling planes. Basic materials are a nod to the building’s past, but cutting-edge technologies catapult this company into the future. future. A real-time marketing marketing lab and a brand immersion space with a dual-use interactive wall give Lowe Campbell Ewald the edge in monitoring and communicating a client’s client’s brand. Bringing the future into this 1920s vintage warehouse, Turner threaded exposed ductwork, conduit and cable trays along open ceilings, working diligently to create an orderly flow of infrastructure throughout the 122,000-squarefoot interior. interior. Melding new glass and drywall to the “bones” of the former warehouse, replete with
Ts 42 x 18-foot LED see ll s foud o ote oote teo Soutest M. Te LED see ll s used fo esettos, dsls, d s eomous sol med feed.
out-of-plumb columns and other irregular details, was a collaborative effort of Turner and Neumann/Smith. The team worked together throughout construction to make it happen and to make it happen on time, for this warehouseto-workplace transformation was delivered in only five months. The end result is the perfect environm ent for Lowe Campbell Ewald to continue to create its own brand of marketing magic for its clients. “The team created a spirit in the building,” said Lowe Campbell Ewald CEO Jim Palmer. “Call it karma, call it a feeling, but when people walk into the building they don’t want to leave. They say things like, ‘I want want to work here. here. Can I have my next meeting in the building? Can I bring my friends down to see it?’ What building do you walk into where people react in that way?” Part of the building’s draw is the company’s open-minded energy and the unexpected use of materials and space - the facility has the only wall-less atrium in Detroit open from floor slab to floor slab. The atrium, however, however, has another type of wall: A 42 x 18-foot LED screen screen wall found in no other corporate interior in Southeast Michigan. The LED screen wall is used for present ation s, graphic displays, and as an enormous social media feed. “The LED screen wall is aggregating the social conversation on Twitter, Facebook, Instagram and other social feeds regarding anything associated with our clients,” said Lowe Campbell Ewald Director, Corporate Communications, Kelly Kelly Barnes. “Y “You ou can stand in the atrium and not only see everybody working, but you can also see the client conversation going on at any given moment.” The entire inte interior rior is a produc t of “idea streaming” or brainstorming with a company in the creative class. “Not often do we have a client who is in the design world,” said Neumann/Smith Partner Joel Smith, AIA. “The client was receptive to ideas that were a little out-of-thebox, so it motivated us to keep designing to that level.” The Lowe Campbe ll Ewald staff is clea clearly rly pleased with the results of this synergy. synergy. “Every time I visit the facility I notice someone showing friends and family around the building,” said Smith. “If you are proud enough to bring bring your friends and family to see where you work, then I think that is a successful project.”
ThE BEST anD BrighTEST This five-story five-story headquarters headquarters marks the return of Lowe Campbell Ewald to the Motor City after 36 years. In 1911, the agency established its first Detroit office in the Lightner Building at 54 Lafayette Boulevard. In 1978, the firm built its own 10-story office building in Warren. Warren. “It was almost a 40-year-old facility, so we decided to relocate the company to a new area,” said 12 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
Palmer. “We looked at virtually every possibility around Detroit, including all the suburban locations. We then became became very serious about Detroit, because we felt that it would be the place where we could attract the best and brightest creative minds in the region.” Detroit is becoming a magnet for a creative cadre of people who embrace the vitality of city life. At its new Ford Field address, the firm is part of this vitality, both as a participant and as a catalyst for the city’s city’s resurgence. “We are in the midst of realizing the hope we had,” said Palmer. “Detroit is becoming a vibrant place for people to live and work.” Lowe Campbell Ewald selected the J.L. Hudson warehouse for its new office after an exhaustive search of available city properties. The i ndustrial feel o f a historic warehouse in the heart of the Motor City spoke to a company launched in the very same era as the building, and to a firm with roots in the durable goods and automotive market. The firm’ firm’ss iconic ad campaigns include “See the USA in Your Chevrolet” and the “Like a Rock” truck commercials. “The heritage of the company has been in advertising and marketing for companies that make things - big things like cars, washing machines and other durable goods,” said Palmer. “The idea that we could surround ourselves with more of an industrial feel, which has been a very strong backbone of our company, was very intriguing to us. It seemed to settle right with with our culture, with our history and with our forward vision of who we wanted to be. The bones of the building seemed to almost speak to us in that sense.” The simple raw materials of the space complemen t the agency’s agency’s mindset. “Another ad agency may have a slick, high-end type of mentality,” said Palmer. Palmer. “We see ourselves more as a workman-like, craftsman-like agency, and not as a sort of spin shop, if you will. The strength of the building reflects our approach to things: We want to generate long-lasting, durable ideas.” The Mich Michigan igan Differe nce ad campa campaign ign for the University of Michigan and the agency’s work for the U.S. Navy fit this model perfectly. Lowe Campbell Ewald selected the ideal building for its agency and the optimal team for the job. Why Neumann/Smith? Palmer simply states, “They are are really good.” Lowe Campbell Ewald CFO Jari Auger, adds, “We saw a lot of their buildings, and the work they had done in Detroit. Neumann/Smith is experienced in the type of industrial spaces we were looking for as a company.”
On FaMiLiar TErMS As Lowe Campbell Ewald’s program manager, Jones Lang LaSalle (JLL) participated in the
selection of both Neumann/Smith and Turner, as well as in initial programming and budgeting. JLL helped ensure that the dialogue and communication between all parties was productive and that decisions were made on a timely basis throughout the project. They assisted in ensuring that the project was delivered on time and within budget. Having built Bodman PLC’s offices in Ford Field, Turner understood the logistics of working in this bustling sports and events center. “We could deliver this fast-paced project quickly and efficiently, because we were familiar with the building and familiar with the same Ford Field team,” said Turner Project Manager Brian Cooper. The same Turner Turner team built the Bodman and the Lowe Campbell Ewald projects, including Cooper, Project Executive Robert D. Bowen, LEED AP and Project Superintendent Mark Thom. As a licen sed carpe carpenter, nter, Thom was an invaluable aid in meeting the tight schedule for a project with a substantial amount of new and reclaimed wood. “Mark Thom has been in construction for well o ver 30 years,” said Coo per per.. “For many years, he ran our self-perform group and managed all of our in-house carpentry crews. Because he is a carpenter, he could examine a lot of the constructability issues, bounce ideas off of Neumann/Smith and come up with solutions as opposed to just questions.” Knowledge of the former warehouse was another important asset. asset. Certain Turner Turner personnel once worked for JM Olson, construction managers for the original Ford Field. Olson carved out a fivestory vertical opening in the warehouse as a “white box” project in preparation for a proposed Embassy Suites Hotel Hotel atrium. Neumann/Smith had actually been involved in developing the hotel’s design concept. “We had a great deal of familiarity with the warehouse based on our experience on that project,” said Neumann/Smith Senior Project Manager Kathleen M. Buck, RA, LEED AP BD+C. Turner had also been involved in the proposed hotel project providing preconstruction and budgeting services. This too augmented augmented their their understanding of the space for Lowe Campbell Ewald.
“LET’S DELivEr iT” Turner joined the project project in the early stages and began budgeting from day one. “As soon as we signed off on the budget,” said Smith, “the attitude was ‘Let’s deliver it.’ ” Turner delivered $8.4 million dollars of construction in a little over five months, launching the project at the end of July 2013 and finishing in January 2014. Back in Warren, Lowe Campbell Ewald staff watched the project unfold in living detail, thanks to a GoPro camera. Turner tackled the light polishing of concrete floors on five levels, all
“Voice Of The Construction Industry”®
before completion of final design details. “It took a week-and-a-half to two weeks per floor,” said Cooper.
TOp OF ThE LinE Switching from from floor to ceiling, Turner tackled the overhead installation of the dense web of exposed infrastructure snaking along the open ceilings of the five-story facility. “Every data run, every conduit and every run of ductwork was thought out and put into our drawings,” said Smith. “It is thoroughly organized and pretty amazing.” Turner meticulously followed the specifications to create orderly lines and layers of overhead systems in a corporate headquarters beginning on the third and reaching the seventh level of the building. For proper points of attachment, Turner Turner took into account the building ’s multiple structural systems. The warehouse was built built as a series of successive additions, beginning in 1915 and ending with the construction of the sixth and seventh floors in 2000. “This is why the structure of the upper levels has steel beams and a modern composite floor system of metal decking and poured-in-place poured-in-place concrete,” concrete,” said Buck. The vintage sections have “clay tiles that fill in the spaces between concrete beams,” added Cooper. “We had to affix the systems to the concrete beams and avoid the structurally unsupportive clay tiles.” Turner coordi nated thei theirr effort s clos closely ely with Ford Field to protect sensitive ceiling-mounted electrical panels and thick conduit piping on the top floor. floor. These systems feed into the rooftop satellite systems that power television transmission for all Detroit Lion’s home football games. Turner was careful not to disrupt service to one of the agency’s own clients; Lowe Campbell Ewald created the One Pride campaign for the Detroit Lions. For the building systems, Turner quickened the pace of the schedule, beginning work on the top level and working its way down. Turner Logistics lowered the cost by procuring the light fixtures, along with KRAC units, dry coolers and generators, all at a substantial savings. MinD MELD The interior was a difficult difficult puzzle whose pieces didn’t fit. Modern drywall and glass elements had to be melded to the “bones” of a vintage building with few, if any, perfectly straight columns and walls. “We have all of these glass walls in the building,” said Buck, “but the edges of the glass abut columns that weren’t even straight.” Neumann/Smith and Turner worked in a collaborative “mind meld” to resolve building details quickly. quickly. “Very few details in the existing space were exactly the same,” said Cooper. “Joel Smith and Kathy Buck spent a lot of time
Visit us online at
www.cam magazine m agazine online.com o nline.com
on site, popping by for walk-throughs and collectively collaborating on a solution to keep the project on schedule. Jari Auger and her team from Lowe Campbell Ewald offered quick decisions. We kept moving forward forward by working together.” Like untangling an extremely knotted rope, the project team resolved each building detail, proceeding column by column and wall by wall with a few floors thrown into the mix. Turner installed wood flooring over an uneven concrete floor in one conference room. “We were planning on evening out the concrete floors, but as we attempted to do so, we encountered the reinforcing right at the surface of the slab,” said Buck. “As a solution, we built a raised wood floor.”
LiMiTED accESS, LiMiTED TiME The entire team worked collaborativel y to build this collaborative work environment with few fixed rooms and limited partitioning. Turner also worked closely with Ford Field to coordinate deliveries and construction activities. “We couldn’t bring in deliveries or have any other type of interference up to two days before an NFL game,” said Cooper. Material access was another collaborative effort. The only access point point for materials is a single loading dock, servicing all of Ford Field and hosting the only cluster of freight elevators in the building. “We had to coordinate coordinate with Ford Field, because we actually needed to travel through the finished operating stadium to get into the Lowe Campbell Ewald space,” said Cooper. Turner met weekl weeklyy with Ford Fiel Field d to tackl e these concerns. “We were in constant communication,” said Cooper, “but we knew how Ford Field operates from our previous project, and Justin Turk and his team at Ford Field worked with us. Our subcontractors knew of these project parameters from the bidding documents, as well.” raw anD high TEch The end result of this team effort is a wonderful blend of spaces. Step into the lobby and become immersed in the company’s “chi” or energy. A mix of company history and hightechnology, of new and vintage materials with interactive walls, the lobby and reception area sets the tone for the entire building. A ceil ceiling ing soffit is blank eted with the brass printing plates of past past ad campaigns. “The printing plates were in storage piled up in boxes,” said Neumann/Smith Project Designer Jaime Neher. “We wanted to find a clever way of reusing them. We decided to use them as more of a construction material instead of in a display.” In the hands of Neumann/Smith, simple, humble materials are used in surprising ways.
Can plywood be even remotely compelling? You may rethink your answer after viewing the plywood display wall resembling the contour lines on a topographic map. “It’s composed of about four or five layers of laminated, furniture-grade birch veneer plywood,” said Buck. “Our design team designed a layout of the contours that they found appealing and then developed it in 3D.” Using CNC equipment, MOD Interiors, Ira Township, conve rted a compu ter file of the design into the undulating surfaces of plywood turned into an art form. “Because this is the main entrance to the space, we wanted to do something impactful,” said Neumann/Smith Project Designer Designer Matt Stowe. “This wall offers offers a glimpse of what to expect from the entire space, because plywood is a material that will be seen throughout the interior.” A series of iPads are mounted to the plywood wall, joining raw materials and technology into one zone. The iPads can be programmed individually to showcase a host of Lowe Campbell Ewald clients or programmed in a planned sequence to tell one client’s story. This raw, high-tech “duet” fill s the entire lobby. Raw materials straight out of the industrial heartland dominate the lobby, including the concrete reception desk, the polished concrete floors and the furniture composed of stacked layers of industrial felt with leather stitched to the seats and arm rests. As the high- tech coun terpa rt, the brand immersion space is visible through a glass lobby wall. This working lab has a state-of-the-art, dual-sided, multi-touch interactive video wall able to bring clients directly into the conversation about shaping their own marketing strategy and brand identity. “Since we are a brand that has been around a long time, we are juxtaposing the new with the old by exposing the ‘bones’ of the building and by respecting our own history by showing the printer plates and our historic al ads,” said Palmer. “With the high-technology, we are ‘sling shotting’ to the future, because we are really a company that develops things more on the cutting edge. People come to us because they want fresh ideas and new ways of doing things.”
“EMBracE ThE UgL UgLy” y” The entire interior follows the lobby’s blend blen d of the raw, conte mpor ary and high-tech elements . Walk past the brand immersion space and enter a facility whose original columns are laid bare in all their raw, gritty glory. glory. The rough edges of the concrete floor slabs remain in their original state along the entire height of the five-story atrium. “Our approach was to ‘embrace the ugly’,” said Buck. “We didn’t want to do anything to make the columns or slabs pretty or to change what they were.” C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
13
� Te teo ots moe t 25 ustom meet ods mde fom 500 loll sled sold ood doos ut to o bds d te stked.
Neumann/Smith applied a light hand in its design, allowing the exposed structure of the warehouse to fill the interior with a sense of how a thing is made. The design even accentuates the fasteners, the heft and the feel of the steel columns. “We stripped the spray-on fireproofing from the columns and actually sprayed them with intumescent paint to allow people to see the details of the steel,” said Stowe. “We wanted to embrace the industrial. We wanted to do something that was authentic and sincere to the history of the space. We didn’t want want to conceal it; we didn’t want to overdesign it.” Decorative, contemporary elements offset the industrial rawness of the space. A dual-colored, dual-colored, tubular light fixture fixture arcs above a conference room table; its ends glow a bright red and help to counter the severity of the room’s heavy steel cross bracing. “The more decorative light fixtures balance all that rawness and give the interior a contemporary look,” said Neher. The seventh floor sho wcases two cutting-edge spaces. spaces. “Our real-time real-time marketing lab provides state-of-the-art monitoring of the social space,” said Palmer. Palmer. “We have our hand on the pulse of real-time conversations about our entire portfolio of brands that we can monitor 24/7. This covers blogs, tweets tweets and other social social media. Whether sentiment sentiment of a brand is rising or falling or whether there are discussions about customer service, product launches or product 14 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
satisfaction, this advanced technology lab allows satisfaction, us to give a snapshot to our clients at any time. We can then take this real-time data and start to respond on the client’s behalf.” Lowe Campbell Ewald also has an all-digital archiving system. “Anything we have ever produced is now in this digital library that is accessible to everyone in the company,” said Palmer.. “The agency also has advanced audio Palmer studios for the production of radio and voice-over work. We can produce long-form content video all with the latest technology available in our industry.”
a cOLLaBOraTivE cOMpany cOMpany More than a new - and truly unique - office, the facility offers a new way to work. The work zones are calibrated to offer different levels of privacy and public space, said Neher. The actual work stations are an open benching system with a single, long rectangular flow of desk space with only limited divisions between each station. Despite the close quarters, the building’s sheer volume and its variety of spaces accommodate all types of tasks from the collaborative to the cloistered. Each floor has a cluster of self-contained meeting pods in three or four different design configurations. “More than 25, 10 x 10 custom meeting pods are spread throughout the building,” said Buck. “They were created from 500 locally salvaged solid wood doors cut into
narrow bands and then stacked.” As the ultimate in privacy, privacy, the building contains a row of wood-slatted tree houses that can only be reached via a shi p’ p’ss ladder located i n the twostory ideation space. space. “We had thought thought perhaps that perching tree houses on a series of columns was a crazy idea,” said Buck. “But Lowe Campbell Ewald embraced it, and gave us latitude to explore different design opportunities.” Neumann/Smith created over 100 collaboration areas, some with writable, pin-able wall surfaces and others equipped with largescreen televisions and Apple Apple TV. TV. Over 45 monitors fill the collaboration areas of this fully wireless building. With mobile technology, workers need not be chained to their desks or their desktop computers. “You are not in a cubicle,” said Smith. “This is a trend that we are finding in design. Many companies are trying to crowd source their ideas to gather more information. information. Everyone weighs in. It’s a very collaborative way of working that was conveyed to us as an objective of the design.” People can even work on a sixth-floor outdoor patio with a grand view of Comerica Park. Televisio T elevisions, ns, techn ology o utlets a nd comfort able, colorful furniture complete this en plein air “cubicle.” A series of open-wall, indoor patios, facing the Ford Field atrium and flooded with natural light, make for an ideal work zone on a winter day. day. On non-event days, staff can even work in the stadium bleachers on their laptop or “Voice Of The Construction Industry”®
go for a jog around the stadium concourse. This great banquet of spaces alleviate d staff concerns about working in the close quarters of an open bench system. The facility’s facility’s sheer size also offers some breathing room. “The building is airy,, and it has tall ceilings and windows with great airy views, as well as balconies and interesting places,” said Palmer. Palmer. “When people moved in from the old office, they said, ‘Oh my gosh, this is better.” An effective acoustical strategy eased auditory stress in this open environment of predominately hard surfaces. In fact, the five editing, broadcast production and video suites on the fourth floor are the only carpeted spaces in the facility. For acoustic control, Neumann/Smith added tectum with sound-absorbing K-13 cellulose fiber insulation on virtually every ceiling, courtesy of Stony Creek Services, Westland. Frequency based sound masking devices are in place in different zones throughout the facility for acoustic privacy. “I think people are quite surprised about how well the sound masking and the acoustics are done,” said Barnes. Barnes. “When we are sitting sitting at our desks, we really have to roll right next to the person to talk.”
ThE cOMpany in crOSS SEcTiOn The ultimate collaboration zone is the the five-story atrium slicing through the heart of the facility. In sync with the “karma” of the building, Neumann/Smith left this vertical opening in its unfinished form. The concrete and clay tile tile floor slabs are exposed and retain their unrefined appearance. In harmony with the company’s open modus operandi, the atrium has no walls - all five levels are open on all four sides of the square to the central core. This includes Palmer’s own office, perched at the top level, outlined in black and projecting slightly into this grand open space. People often wave to Palmer in his wall-less perch; he even occasionally finds a tossed Nerf ball on his floor. The atriu m is a condu it for all the buzz and energy of this successful successful agency. agency. “The atrium is an enormous open square,” said Palmer. Palmer. “It’ “It’ss almost like cutting a body open and seeing all the parts working and the the heart beating. People can look across the atrium and see others designing and working. It’ It’ss like a cross-section of the company all at work at the same time.” The atrium floor is host to company-wide town hall meetings. Plywood stadium bleachers rise to the bottom of the multi-story LED screen wall – a perfect arrangement for large presentations. “This space allows us to actually bring the entire company together in one space,” said Palmer. “Businesses are going towards a more communicative, open and transparent-to-thebusiness approach with their employees.” In the before version of this picture, company-
Visit us online at
www.cam magazine m agazine online.com o nline.com
wide meetings were held in the parking lot of the company’s Warren office. The 10-story building’s conventional layout blocked collaboration and even basic knowledge of other colleagues. “People would meet in the elevator and have to ask, ‘Are you a guest or do you work h ere?’” said Palmer. This u nique a trium is the plac e to congrega te as a company or work in small groups. groups. Stepped bench seating, computer outlets and movable
ottomans create another flexible, mobile work space. A small sidewalk-inspired café completes this people-friendly gathering place.
ThE BUiLDing in crOSS SEcTiOn The atrium atrium not only captures captures the cross cross currents currents of the company but also a cross section of the actual building. Columns segue from square steel to round bell and back to square again from one side ord-formed ord-formed concrete share the interior with
STRENGTH THROUGH KNOWLEDGE AND SKILL
Website: www.realapprenticeship.com
Jack Russell, Secretary Art Hug Jr. Dan Damico Patrick Landry Chuck Raeder Brett G. Jordan C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
15
and within budget, meeting at least twice a week to solve the unusual details of the space.”
�Te flt s te ol ll-less tum Detot oe fom floo slb to floo slb. i s t te est of te buld, te ou edes of te floo slbs ee left te ol stte lo te ete et of ts oote to sque. � Te e’s m lobb uses smle mtels ete s: Te offee tble s fomed of ood llets toed t lss, te futue s mde of stked les of dustl felt t lete stted to te sets d m ests, d otoued lood dsl ll tus ts bs mtel to t fom.
the modern composite floor above. Turner inse inserted rted two steel stairc staircases ases into the atrium, cutting through the building’s multiple structural systems and again grappling with irregular details to mount the staircases into the different differ ent floor levels. “We even had the atrium 3D scanned, because it was impossible to figure out the connections and details,” said Neher. Using an alleyway for access, Turner hoisted the stairway steel into the building through a removed window, said Cooper. Cooper. Additional steel supports were installed in the atrium for the LED screen wall. Turner used a spider lift – a piece of equipment capable of fitting through a standard door and equipped with multiple arms – to paint the perimeter and clean the glass of the existing atrium skylight located 73 feet above the floor, as well as to install new glass walls for upper-level conference rooms. Lowe Campbell Ewald then used the spider lift to direct installation of the dozens of different screen panels composing the LED screen wall. Subcontractorss made good use of the spider lift, Subcontractor including Stony Creek Services, the subcontractor responsible for spraying K-13 16 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
acoustic insulation to boost the atrium’s sound control. In addition to acoustics, the atrium and open environment demanded a different approach to fire safety. safety. “We added 323 smoke detectors, because we didn’t have the traditional means of separating the floors with glass,” said Cooper. “All of the detectors are tied in with a very intricate sequence of operations for alerting occupants. The city had to grant a variance and we had to go through a very detailed inspection process.” Neumann/Smith and Turner Turner worked together to obtain the variance. “The City of Detroit Detroit was a real team player in the process, as well,” said Buck. “We all had to make sure sure that everybody was comfortable with it, because life safety is paramount. It worked out very well.” well.” At peak peak,, over 123 trad espeo ple work ed to build this unconventional office in Ford Field. Working in unison, Neumann/Smith and Turner delivered another gem to Detroit, helping a company return to its roots and bringing another storied space back to life. “The team was great,” said Auger. Auger. “They delivered the project on time
wELcOME hOME The new offices of Lowe Campbell Ewald were officially unveiled on Jan. 21, 2014. As people people brought in their personal belongings on the very first day in this new office, a choir of middle school students from the Detroit Academy of the Arts and Science Sciencess o fficially welcom ed t he 500person staff to their new home in the Motor City. Beginning a new era with song eased any transplant tension and inspired the staff, some of whom had worked in the Warren facility for many years. Standing on the atrium’s atrium’s stadium bleachers, students sang with heart, filling the interior with the music of Motown, Michael Jackson, Alicia Keyes and Pharrell Pharrell Williams. They even sang a Detroit rendition of the song Empire State of Mind – a contemporary version of the classic song New York, York, New York. York. “Without any notice to the staff, these kids just started singing,” said Pal mer mer.. “People literally started crying, because of the wonderful way they were greeted on the first day in a new place, and the sense people had that this space was right right for us. People loved it.” This talen ted choi choirr of primar ily econ economica omica lly disadvantaged youth has since appeared on America’ss Got Talent and the Ellen Show. America’ Show. Pharrell Williams himself appeared on the Ellen Show, listening to this choir of Detroit school children sing via video. Pharrell’s internationa l hit “Happy” aptly describes Lowe Campbell Ewald’s reaction to their amazing new corporate home, delivered courtesy of Neumann/Smith Architecture and Turner Constructi on Compan y. “Voice Of The Construction Industry”®
• Variable air volume mechanical system with fan-powered perimeter boxes, allowing efficiencies to be gained from the variable speed fan, heat generated from the fan-powered boxes and the ability to turn off the system when the space is unoccupied • LED lighting with energy energy efficient controls controls and dimming dimming • Reclaimed barnwood barnwood from Michigan and East Coast • Partitions made from salvaged salvaged wooden doors collected from the Detroit area • Oversized work work counters made of recycled palettes palettes and concrete • Carpet made with 20 percent pre-consumer/11 percent postconsumer recycled content • Carpet cushion manufactured with Underscore, environmentally sustainable backing with 31 percent pre-consumer recycled content • Tectum panels meet various LEED credits and use wood wood that is FSC and SFI certified • Workstations made with 13.13 percent post-consumer/47.7 percent post-industrial recycled content, recycled steel and aluminum, recovered particleboard and VOC-free adhesives • Eco-friendly chairs made with recyc led c ontent and environmental fabrics
Visit us online at
www.cam magazine m agazine online.com o nline.com
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
17
Associate Editor: Editor: Doug Pawloski Pawloski Photographer: Curt Clayton Clayton Studios
�
The Belle Isle Nature Zoo has an attractive entrance and refreshed exterior that now blends into its environment. Endangered plant species were saved while invasive plants were replaced by native plantings that will endure the climate.
�
Outdoor classrooms, such as the one pictured here, are located outside the rear exit. Children learn more about Bell e Isle’s Isle’s environment from instructors and staff in this relaxing and natural setting.
18
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
In the early 1700s, when the Detroit area was but a trading post settled by Antoine de la Mothe Cadillac, a heavily wooded island in the middle of the river called “Ile aux Cochons” - or Hog Island offered a safe haven for the settlers to keep their pigs safe from the wolves. Later, it was used to keep a large garden to supply a garrison. After a peace treaty was signed in 1783 between the colonies and Britain, the land that included the island was formally assigned to the United States as part of a Northwest Territory bounded by the Ohio and Mississippi Rivers and the Great Lakes to the north. Designated as a Fort and flying the American Flag in 1796, Detroit was on a path to becoming a city and eventually incorporated in 1802. During the Michigan Territory governorship of Lewis Cass (1813-1831), the island had come to be known as Belle Isle in h onor of Isabella Cass, the Governor’ Governor’ss daughter. The land acquisition of Belle Isle by Detroit came about in 1879 when most major cities in the country began establishing plans to set aside and develop large intercity parks as a place of refuge for the urban dwellers who were flooding into the big cities. These developments were spurred, in part, by the “City Beautiful” movement that attempted to apply order and aesthetics to the madness caused by the rapid and haphazard growth of large urban and industrial centers. Couple that with a new sense of scientific exploration and health of the natural environment which was fostered by technological and scientific advancements, and you begin to understand what led Detroiters to establish Belle Isle as a municipal park for its citizens. At 982 acres, Belle Isle is 16 percent larger than than New York City’s Central Park and is the largest island park in the country. It has served many uses, undergone many transformations, and endured frequent struggles with expansion, maintenance and closures over time. At the height of its popularity, between 1920-1950, park amenities included a ferry dock and pavilion; a casino; the Michigan Yacht Clubhouse and Detroit Boat Clubhouse; a greenhouse; a music pavilion; a police station and stables; a bathhouse; barns and workshops; a skating pavilion; an aquarium; a horticultural center; a zoo; and numerous canals, walkways, paths, lakes, beaches, monuments, memorials and fountains. Sadly, some of this is now just a distant memory for most De troiters, yet much of it still exists. Through the efforts of the City of Detroit, private enterprise, non-profit associations, and personal donations, elements on the Island are being restored, remodeled or repurposed. The former Nature Center, now known as the Belle Isle Nature Zoo (BINZ), has undergone a $1.88 million, 10,000-square-foot renovation that was completed in July 2013. Situated on three acres of protected forest and wetlands on the eastern end of the island, the BINZ is host to numerous animal exhibits, a bird Visit us online at
www.cam magazine m agazine online.com o nline.com
and wildlife observation window, outdoor classrooms, a butterfly garden, a European Fallow Deer enclosure (the deer once roamed free here), and an eighth-of-a-mile Blue Heron Lagoon nature walk - all free for visitors. The BINZ also offers Summer Nature Camps so young students can learn more about the natural ecosystem on the Isle that is just a stone’s throw away from the city and their own backyards. Campers now enjoy all the improvements envisioned by the City of Detroit and the Detroit Zoological Society, and a build team dedicated to making their vision a reality. takIng the exhIBItS lIVe
Formerly a Nature Nature Center that primarily primarily displayed taxidermy, the BINZ had plans that included live animals to enrich the visitors’ experiences, but would require considerable upgrades and modifications to sustain them. “We had several issues that needed to be addressed,” said Michael Reed, manager, BINZ. “We wanted to expose visitors to live animals, but the building’ building’ss climate control system was not that good.” The animal exhibits were designed to display taxidermy but needed to become functioning habitats for live animals. Also, because the BINZ is located in the middle of the Detroit River on wetlands, there is always a high degree of humidity that requires the exterior to be painted fairly often to protect the structure and keep it looking presentable. Another problem was that the large multi-purpose room in the middle of the facility, used for community and children’s workshops, teacher development and presentations, was no longer functional or technologically adequate. The Detroit Zoological Society approached the city about the capital improvement investment required to transform the BINZ into a more useful and meaningful facility. Although the State of Michigan now leases the Island from the City, the Detroit Building Authority (DBA) managed the project as a city-owned asset that predated the new agreement. “This project was prior to the state’s controlling of Belle Isle, and according to the lease agreement, the State of Michigan would be responsible for capital improvements. So g oing forward, it would be the Detroit Zoological Society working with the state,” said Tyrone Clifton, Jr., construction project manager, DBA. After issuing issuing a Request for for Quote and reviewing reviewing the proposals, the Detroit Zoological Society selected the architectural firm of Ehresman Associate s, Inc., Troy Troy,, to t o provide the necessary design and engineering services. Their responsibilities would include designing a new façade, a new HVAC system with improved controls, replacing the outdated and inefficient windows, adding higher efficiency lighting inside and out, creating a new reception desk, and upgrading the restroom facilities. The scope of the project expanded to include additional safety and security improvements, such as a new security
camera, fire alarm system and increased emergency exits to bring the building up to code. Additionall y, improvements were made to the parking lot to improve traffic flow. It Started WIth a VISIon
Once the BINZ and Ehresman developed their vision for remodeling, the DBA needed to select a construction company to perform the work. “Typically, we like to hire our construction managers during preconstruction so they can have a voice in the construction and programming stages,” said Clifton. “That way, everyone knows what they are getting into and can maintain the budget schedule.” KEO & Associates, Inc., a Detroit-based Detroit-b ased construction management firm, was brought in early in the process. “The benefit of that is we have an opportunity to engage in value engineering,” said Chris Onwuzurike, president and CEO for KEO & Associates, I nc. “Oftentimes, the owner’s desires and wishes exceed the available budget, so we can - with schematics and working sessions - work to achieve the same goals, but at a very cost effective level.” Though the the budget budget for the project project had been been set, set, the scope was still changing; so KEO & Associates , Inc. I nc. worked diligentl y with the DBA and Ehresman to finalize the scope and also establish a finalized budget. The project was set s et o n a fast-track schedule with the upgrade to the HVAC as the primary task, to ensure animal climate control for the weather transition from summer and fall to winter. The interior demolition and architectural and electrical work were performed during the winter and spring months in close coordination with the BINZ staff so they could maintain complete building occupancy at all times. The exterior siding, parking lot re-pavement, exterior lighting, and landscaping work were performed during spring and summer with minimal disturbance to the public and staff. BrIng on the ChallengeS
Topping the list of challenges from an architectural standpoint was replacing the large, curved windows encircling the perimeter of the building. “The windows were Plexiglas in aluminum angle frames with no insulating value at all, that had clouded and yellowed over time,” said Elizabeth Muzyk, AIA, project architect for Ehresman. “They made the interior space look dreary because no natural light was getting through them. You’re in here with all these living things and you have no sunlight.” This became one of the most important and interesting challenges for Muzyk. She found Tubelite, T ubelite, Inc., a Michigan manufacturing company that designed a rotational mullion to work with the curve of the building, but could accept straight glass segments. “You would have to see the ‘before’ and ‘after’ to visualize what a huge difference it really makes,” said Michelangelo C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
19
Cereghino, general manager, KEO & Associates, Inc. “It’s like a whole new space.” Adding an emergency exit presented another challenge that was also complicated by the building’ss round shape. There was a single egress building’ door that had been converted to access a storage room added to the building years ago. A special curved lintel was fabricated for the opening that would work with the buildings curved masonry exterior wall. The storage area was eliminated and the opening was expanded to accommodate two doors that provided the needed emergency exiting capacity for city code. “We improved the life and safety of this building tremendously,” said Cereghino. “We added the emergency exit and a new fire alarm system that the building didn’t have before.” the hot neW meetIng Spot
Several changes changes were made to the multipurpose room to improve its functionality and comfort. The round room created echoes and fluttering sound effects, especially for those seated in the middle of the space. For a room intended for lectures and presentations, that was an enormous problem and prevented the BINZ facility from reaching its full potential as a meeting place and a learning center. To eliminate this problem, they added storage space to the front of the room that provided several benefits. First, it added flexibility to the room because it can now store tables and chairs nearby to accommodate the needs of different groups. But it also provided a flat surface for video projection and television presentations that improved the sound quality of the space by changing its acoustical dynamics. “Adjusting the space, with with the storage room, the acoustic panels, the carpet… all of those pieces together made it a much more useable room,” said Muzyk. The improvements did not go unnoticed “by the friends of the BINZ. I don’t think I would be stretching it to say that we’ve quickly moved up to the hot new meeting spot on the Island,” said Reed. “The use of the space went up at least 50 percent.” The groups that associate with the BINZ also communicate frequently with each other other,, and word-of-mouth has spread that the multi-purpose room is “The Place” to hold meetings. keepIng It natural
The design design of the entrance and reception area was another change that really improved the look and flow of the interior. The tall booth that was anchored in the center of the entry was removed, which opened the space and exposed the opposite wall that had once displayed aquariums. This space is now highligh ted by a restored reception desk that is covered with a product made from oak tree impressions, giving it a rustic and natural feel that looks great with the stone on
20
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
the walls in that same area. “The thing we said most during the construction was, ‘Keep in mind, we are a nature facility.’ Ehresman made sure to incorporate that into the process,” said Reed. “I think they did a great job with that.” Additionally, the new windows that extend above the lobby bring in more light, making it much more inviting. Things were changing on the outside of the building that gave the remodeled BINZ a new look and represented one of the biggest logistical challenges for the build team. Installation of the metal exterior siding was complicated and slowed by the conditions on site. Extensive vegetation, rough terrain, endangered trees, and a bee habitat were among the obstacles that the team needed to address. The BINZ staff went around the building tagging trees and other elements that needed to be protected. Using a Sky Track, an allterrain type vehicle with a boom would have been the most efficient way to install the siding. However,, a Pumpkin Ash, an endangered species However of tree, was directly in the booms path. “You can’t even get near the trees (with heavy equipment), because if you get near them, you compact the root system and you kill the trees,” said Reed. “They did it the old fashion way, using scaffolding and ladders, they were very creative,” said Cereghino. The bee exhibit, which is an observation window on the interior of the building, has an exposed entrance for the bees on the outside. This became another time-sensitive issue for the builders because the bees had to be temporarily relocated or the crew would not have been able to perform their jobs. Also, the staff wanted the bees returned to their original location as soon as possible, so the contractors had to work quickly. But the hive could only be moved six to 12 feet away from the original location to prevent the bees from becoming disoriented and possibly abandon their hive altog ether ether.. ControllIng the ClImate
The HVAC HVAC system system was one of the more more critical aspects of construction because climate control, especially in the middle of winter, was critical for the resident animals. That is where KEO & Associates, Inc. focu sed their efforts early in the process to assure the needs of the animals would be met before they moved on to other areas. Special care was taken to minimize the effect of construction on the live animals. The Mud Puppy is a fish-like species whose 150-gallon aquarium habitat requires considerable monitoring and care. Other facilities have had difficulty keeping their Mud Puppies alive, but the BINZ has done a tremendous job with them. “We are a research facility for the Mud Puppy and they are a Keystone indicator of water quality for the Great Lakes,” said Reed. For this reason, the Mud Puppy exhibit is
“Voice Of The Construction Industry”®
the only one on site that has its own generator system to sustain the habitat should the BINZ lose power. Besides the obstacles obstacles of dealing dealing with live animal exhibits and endangered landscaping, the BINZ maintained regular business hours throughout the entire construction process. KEO & Associates, Inc. needed to work closely with the BINZ staff to coordinate each phase of the job in order to minimize disruption. “This is an area where we bring our expertise. Being able to work with the owner, and understanding that running their program without interruption, and the safety issues associated with us working in this type of environment, is key,” said Onwuzurike. Mechanical upgrades included a new transformer that was installed to replace the old deficient unit, and two substantially mo re efficient rooftop HVAC units were installed to replace the older models. New LED lighting was installed inside, outside, and in the parking lot, using photocell and timer controls to improved efficiency and reduce costs. The restrooms were upgraded with new tile on the floor and walls, high velocity hand dryers, efficient plumbing fixtures with automatic faucets and flush valves, new water fountains with integrated bottle fillers, and the old vinyl flooring was replaced with a natural linoleum that is more durable and maintenance-friendly maintenance-friendly.. On the outside, the existing native plants were pruned, new native varieties were planted, and non-native or invasive species were removed.
Not all Terrazzo is created equal Insist on MBI installed Terrazzo
15033 NINE MILE RD • EASTPOINTE, MI 48021 P. 586.776.4990 • F. 586.776.0950
[email protected] • WWW WWW.MICHBR .MICHBROS.COM OS.COM
made In mIChIgan
“A strong effort was made made by the project project team to utilize as many Michigan-manufactured products as possible,” said Muzyk. There was an emphasis placed on materials that perform well and are more efficient and more sustainable. Ultra Seam, the exterior metal siding selected for its durability,, recycled content and Energy Star color durability rating, was manufactured in Detroit. The linoleum flooring was selected for its natural materials, durability and simple maintenance procedures. Through his state conservation conservation connections, connections, Reed procured a tree bark material that was used to wrap the front desk, the support columns, and some walls within the facility. It is apparent that the teamwork between the BINZ staff, KEO & Associates, Inc. and Ehresman was critical to the successful delivery of this �
This nature observation area features large windows that provide visitors with a great view of the birds and other plants and wildlife that are common on Belle Isle. The new windows above the space feature rotational mullions that follow the curvature of the building but accept straight glass, a solution the designers were most proud of on this project. The The original windows were failing and cloudy and held back natural light. Visit us online at
www.cam magazine m agazine online.com o nline.com
5750 Enterprise Court Warren, MI 48092-3462
2846 Northridge NW Walker, MI 49544
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
21
project. The group’s ability to maintain daily communication and coordinate the workflow prevented problems from occurring and directly solved many issues before they could become problems. It was definitely a plus that these groups had worked together prior to this project. “The group as a whole has done a lot of work with the Detroit Zoological Society and, of course, Mike Reed, who was here day-to-day and very involved in this project.” said Clifton. The Detroit Zoological Society members who were involved include Chief Operating Officer Gerry VanAcker; Facilities Superintendent Melinda Ostrander; and the Director of Park Operations John Anderso And erson. n. Clifton fton also credit creditss DBA’ DBA’s former former Directo Directorr C. Beth DunCombe for her leadership and support. When asked about the most rewarding rewarding aspect of this project as a construction manager, Onwuzurike replied, “Coming in to a project where the owner and architect have already met and have a vision of what they want to accomplish, and we were able to come in here and facilitate and enable and bring that vision to reality.” KEO & Associates, Inc. and Ehresman had much to be happy about when you consider the fact that the work was accomplished without any serious 22
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
interruptions to the BINZ schedule or programs, the owners were extremely satisfied with the results, and even the animals seem to be enjoying their new surroundings. keep up the good Work
The responses from visitors to the BINZ have been overwhelmingly positive. They are happy to see all the improvements to the facility. But more importantly, from the BINZ’s perspective, is that they notice all the things that were done to improve the animals’ habitats. Reed sometimes feels guilty when patrons credit him for the improvements that have taken place, simply because of the number of people involved that helped make it happen. “But it shows them that we have the community at heart,” said Reed. Concluding a tour of the facility just outside of the main entrance, a visitor felt compelled to interject his thoughts that seemed to confirm Reed’s words. He said, “It looks like you people have something to do with the work going on here. Keep it up; it’s a really good thing!” Like so many others, he seemed to understand the Island’s history and potential. No doubt there are many more people that share share those exact sentiments. sentiments.
“Voice Of The Construction Industry”®
�
The lobby was transformed into a light and airy gathering space complete with new lighting and windows, natural stone walls, wood flooring, and a front reception desk covered in a simulated oak t ree bark material that adds to the room’s room’s rustic ambiance.
�
Redesigning the acoustically challenged, round multi-purpose room in the center of the nature zoo was interesting project for the design team. Adding flat walls, acoustic panels, and carpet reduced the echo chamber effects. Add in the updated audio and video capabilities and you have a space that is now the “hot spot” for meetings for municipal employees and other groups.
Visit us online at
www.cam magazine m agazine online.com o nline.com
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
23
Associate Editor: Caitlin Wunderlich
24
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
�
Pictured is the detail of the restored plasterwork on the ceiling of the Garden Theater. Photo by Jeff Garland
�
The renovated interior of the theater, as shown from the bar. bar. Photo by Jeff Garland
Detroiters have witnessed the recent economic downturn that left a path of vacant buildings in its wake. As the city emerges and recove rs, many of these buildings are left in a decrepit state, often subject to vandalism and fire; they then become dangerous and the surrounding community rallies to tear them down. These structures are constant reminders of the hard times felt by many. Luckily for Detroit, its individuals appreciate and fight to preserve unique architectural gems. Detroit’s industrial reputation is known worldwide - but Detroit was also the pinnacle of design and innovation. In fact, some of the leading early 20th Century and Mid-Century architects hailed from the c ity ity.. Built in 1912, the Garden Theater was an early project of C. Howard Crane, an architect who began his career in Detroit before becoming one of the most prolific theater architects in the country. Crane designed many Detroit icons like the Fillmore Detroit in 1925 (or State Theater, as many still call it), the Detroit Opera House (or Capitol Theater, in the early 1920s), and arguably his most famous, the Fox Theater in 1928. In 1949 the Garden Theater closed its doors only to reopen as a series of nightclubs and adult theaters. Its degeneration quickly infected the entire block, until finally the theater was abandoned and left to decay. TheaTer
Becomes
a
Block
ProjecT
Over 10 years ago, three Detroit businessmen launched Woodward SA-PK, LLC, Detroit, a development group targeting blighted areas in the city. Partners George Stewart, Michael Byrd and William Mosely set their sights on the historic Garden Theater on the 3900 block of Woodward Avenue. Situate d between Alexan Alexandrine drine and Selden, the Woodward Garden Block Development project grew out of the desire to save an architectural gem overwhelmed by the Visit us online at
www.cam magazine m agazine online.com o nline.com
surrounding blight and decay. Woodward SA-PK aimed to create an entertainment district around the historic Garden Theater, closer to the g rowing Midtown area. “This was the only blighted block between Warren and Mack,” explained Stewart, who had grown up in Detroit and remembered the hustle and bustle that once surrounded the area, but now “it was empty. It had at least two fires and was quite decaying.” In order to achieve their vision for an entertainment district centered on the Garden Theater, the team realized they needed to tackle the entire block. The first few years of development focused on acquiring the neighboring properties and building the right team to manage the subsequent four separate phases of construction. Unfortunately, because of the economic conditions in Detroit at the time, this meant postponing construction on the theater in order to prioritize and finance the grand vision. Woodward SA-PK contracted Quinn Evans Architects, Ann Arbor, as the master architect for the entire block. Quinn Evans prepared a comprehensive plan for the individual construction phases of the block that would span more than five years. A firm with ample experience in historic preservation, Quinn Evans was also contracted as the architects of record for the historic preservation of the two historic structures on the block: the Blue Moon building (1886) on the corner, and the Garden Theater (1912) in the center. McIntosh Poris Associates, Birmingham, was also brought on board as the design architect for the interior of the Garden Theater and the individual build-outs on the block. Construction Logistics, LLC, Detroit, a joint venture between the Monahan Company and the Means Group, were the general contractors for the rehabilitation of the Garden Theater in addition to the later phases of the block development. C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
25
�
The restored façade and new retail spaces facing Woodward Avenue. Avenue. Photo by Jeff Garland
�
An image of the exterior of the G arden Theater after years of being abandoned. Photo by McIntosh Poris Associates
Early phases of the Woodward Garden Block Development project involved constructing a parking structure, renovating the historic corner building, and adding new office space. Currently, that section of the block is home to Great Lakes Coffee Roasting Co., Midtown Detroit, Inc., The Kresge Foundation, and office space for Wayne State University. These businesses have drawn more traffic and energy to the block, and have created the type of lively environment the theater needs in order to become a vital entity in the neighborhood once more. Progress
Underway
on
The
garden TheaTer
In 2012 the decaying state of the Garden Theater was finally addressed. Whi le the e xterior façade facing Woodward Avenue remained intact, much of its original character was hidden under layers of paint and grime, and the vestiges of past owners. Structurally, the building appeared to be in good shape from the street. 26
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
However, years of being vacant and damage from fires destroyed entire sections of the inter ior. The site, originally divided into two i ndependent structures by an open-air atrium, was completely crumbling in some sections. The three-story building facing Woodward served as a reception or lobby area for the theater behind. This building had suffered the most damage; an entire wall separating the lobby area from the atrium had collapsed exposing the three levels to the negative impact of the elements. The loss of this wall also drastically affected the structural integrity of the building - entire sections of the building were too dangerous to enter. In addition, the original plans for the building were not found. Until the building could be properly braced, architects were forced to design areas of the space without actually walking through them. On the other side of the open-air atrium, the actual theater space remained in better shape. Structurally, all four walls remained standing, but the interior was in need of extreme clean up and
demolition. Years of abandonment had allowed debris to build up. Once that was removed, layers of old renovations to the theater could be demolished leaving an open, clean space for the team to address problem areas and begin the restoration. Undoubtedly, the state of the building had deterred many investors, but the economic state of the city also had a great impact. As Detroit fell deeper and deeper into recession, this building, and many others, sat vacant. Once Woodward SA-PK launched their plans to buy this property and bring it back to life, there were no more large banks loaning money for this kind of redevelopment in the city. The team needed to find more “unconventional” sources of funding. Accordin g to Stewart, it took more than two years and the help of many supporting organizations to pull together the financ ing for the Garden Theater portion of the project. Susan Mosey, president of Midtown Detroit, Inc., was a big advocate for the Woodward Garden Block Development project. Because of the two historic buildings that were saved on the site, Mosey helped incorporate the entire block as a Historic District within Midtown. This Historic designation opened the door to several tax credits, which consisted of about 20 percent of construction costs. Woodward SA-PK also received the Michigan Business tax credit, as well as other tax incentives for removing blight in the city. The plan for th e final phase of construction on the Woodward Garden Block Development included a new five-story housing development next to the Garden Theater that could fill the housing demand in Midtown. This addition enabled the team to secure a federal loan under U.S. Department of Housing and Urban Development (HUD) program. Stewart described other grants and loans the block project received including from the State of Michigan, Detroit Economic Growth, and other local companies: “Voice Of The Construction Industry”®
“Detroit Edison had come out with several plans about energy efficienc y, so we were able to a pply for an energy grant, which we received.” “Probably seven or eight different layers of funding went into this particular project,” continued Stewart. “And that’s because you couldn’t just go to a bank,” added Michael Poris, co-founder of McIntosh Poris Associates. This financing package allowed the developer, Woodward SA-PK, to invest in the entire block; but more importantly, by creating this package, they could finance the restoration of an iconic Detroit building despite the condition it was left in. Had the team been limited to a narrower scope of financing, the costs of preserving this building could have overwhelmed and stopped the project. “I think the synergy of the team that worked together in Detroit always looked for solutions instead of dwelling on problems,” explained Stewart. Once the Garden Theater was recognized as a historic site, the architectural team needed to work with both the State of Michigan’s Historic Preservation Office (SHPO) and the National Park Service (NPS) to receive funding and their approval. Elisabeth Knibbe, architect of record for Quinn Evans Architects, and Jennifer Henricksen, project architect, spearheaded much of this process. Henriksen explained the in-depth process in three simple phases: first, they needed to prove that this building was significant; second, they needed to demonstrate the severity of the existing conditions and how they were going to proceed; and finally, they needed to confirm that they fulfilled their mission to earn their final approval. “We did need to meet the standards of the Secretary of the Interior’s Standards for Rehabilitation,” continued Henriksen, “and that was part of the way the project was funded. Anything we did in t he building was reviewed by the State Historic Preservation Office and then also the National Park Service. They want to mee t the 10 standards that are set up by the Secretary of Interior for Historic Properties. The design needed to fall within those guidelines in order to be approved.” This approval process involved a lot of giveand-take in the design, and concessions were made because of the state the structure. For example, some of the walls in the lobby were originally covered in plaster, which was destroyed in the fire; so when they redesigned the space they didn’t need to re-plaster the walls. But in areas where the plaster was still intact, the design needed to include drywall over the brick to mirror the plaster walls. Originally, the building came in at $2.5 million over budget. Working within strict financial constraints, the team had to figure out how to incorporate the necessary guidelines of both SHPO and the NPS and bring the costs of Visit us online at
www.cam magazine m agazine online.com o nline.com
construction back in budget in order to make it even plausible. “Lis Knibbe was really instrumental in going through the drawings and taking charge, and allowing this project to take place,” explained Eric Means of Construction Logistics. shore IT UP
“Had it gone through through another hard winter winter,, it would have been lost,” explained Stewart. “By coming in and bracing and shoring it up, I think
we saved the outer façade. At one time I was very worried that the outer façade was going to spill over into Woodward Avenue. Thanks to a lot of ingenuity from the architectural team and the structural engineers, we were able to preserve it.” The peelin g brown paint has been removed from the façade revealing beautiful terracotta colored brick. Pieces of crumbling limestone were replaced with metal panel, and new storefronts and canopies were added. Some elements, like
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
27
the original Beaux Arts cornice across the top of the façade, were removed at an earlier point in the buildings’ history, and therefore left off. The architects did not want to simply recreate the look of the theater; instead they chose to retain elements of its past life in the city. While they were able to rescue much of the façade, the majority of the interior lobby and theater had to be completely gutted and retrofitted. About 95 percent of the floor joists, which gave stability to the structural walls, were rotted out, burned, or otherwise destroyed. “We had to replace them. As we started taking them out, the building started to become less stable,” explained W. Daniel Monahan, project manager for Construction Logistics. “We had one instance where the building
started falling and shores bent,” continued Monahan. “Then we needed more shores, and we needed to re-brace the building. It was all handwork; we couldn’t get a crane to it. We had a forklift and a scissor jack to handle materials, but everything else was basically three or four carpenters and half a dozen laborers picking up debris.” For about six months, the construction team tenuously worked to reframe the building. It was a race between the structural installations and the effect of gravity on the existing masonry. One of the unique challenges Monahan touched on was the accessibilit accessibilityy issue with this site. On one side of the theater was the newly constructed office space and parking deck, and on the other side was the site for the new apartment buildings - a project that, because of
the funding package from HUD, could no longer be postponed. “HUD, which financed the apartment building, has an interest in getting it done quickly and getting the final financing in place,” explained Monahan. “We had to ask for a three or four month delay to start the apartment building just so we could get the heavy lifting done on this site first. We were able to hold off the apartment building for a few months and get the equipment on the roof, the steel set, all the carpentry done, masonry, pour concrete, and we finally reached a point where we didn’t need quite that much access.” InTegrITy Preserved
Throughout the theater’s history, many owners had cut corners in renovations to incorporate modern technology into the building. HVAC equipment, for example, was once cheaply installed inside the theater with all of the ductwork hidden above a drop ceiling. However, their cost-cutting strategies preserved and protected remarkable details of the original structure that probably would have been destroyed at some point. As the team removed the drop ceiling from the theater, they were amazed to discover the beautifully preserved plaster ceiling, moldings and medallions. “We had an idea that there wasn’t much left, and in the end I think we were surprised at some of the things we found,” explained Henriksen. This discove ry enhanced the architect’s vision for the space, bringing back the charm and character of Crane’s original design. While the majority of the plasterwork on the ceiling was in fairly good shape, they decided to do a little patching up and a fresh coat of paint to give it a new life.
� Shown here is the original plasterwork discovered
above the drop ceiling in the theater. Photo Photo by McIntosh Poris Associates �
Years of neglect and fire damage caused a partial collapse in the atrium between the theater and lobby. Photo by McIntosh Poris Associates
New technology was then smartly added added to the building. HVAC equipment was moved to the roof with horizontal runs across the roof and dropping down into the space. New plumbing and electrical systems were incorporated. “With the grant from DTE Energy, everything is now cutting edge equipment and energy efficient,” said Monahan. McIntosh Poris were responsible for much of the interior design of the theater, specifically focusing on how to integrate the necessary new technology for an entertainment venue with the rich history afforded by the remaining building. The acoustic panels, for instance, are necessary for a theater to create the right balance between live and dead space. With strict budget constraints, the team designed an efficient and relatively cheap acoustic panel using laser cut plywood over insulation, and positioning them in such a way that they do not completely block off the plaster ceiling. In fact, in some cases, they were able to move the panels over damaged portions of the ceiling to hide some of the imperfections. The State Historic Preser vation Office and the National Park Service both approved of the mix of modern and historic elements in the design which, as Michael Poris explains, “Creates a lot of contrast so you can see the difference between what has been added and what is original.” The juxtaposition of old and new breathes new life into the venue. At about 32,00 0 square feet and accommodating around 1,200 people, plans for the space include entertainment groups, banquets, weddings, and other business events. The two structu res have been joine joined d with an enclosed atrium featuring an ornately carved steel wall and large bank of skylights, both of which harken back to the theater’s original open-air atrium. A brand new restaurant and bar now occupy a portion of the first floor facing Woodward, while office space and conference rooms are on the second and third floors. The theater portion has been upgraded to a state-ofthe-art auditorium with a upper level bar and VIP balcony. Recently, the Garden Theater hosted the JP Morgan Chase Investment event celebrating the company’s move back into the City of Detroit. “That is the first time a major bank expressed interest in investing money in the City of Detroit since we went through the recession; probably around 2008,” explained Stewart. As property values remain low in sections of Detroit because of the presence of abandoned structures, developers are flocking to the city. Unfortunately,, many of these developers are quick Unfortunately to pronounce a building unsalvageable because the cost of rehabilitating a historic structure far outweighs demolishing and building a new modern structure. These developers opt for new, rather than investing in the historic buildings that represent Detroit’s history. However, the Garden Visit us online at
www.cam magazine m agazine online.com o nline.com
The ate r tea m tac kle d wha t man y dee deemed med impossible. As wi th a ny pro ject ject,, “T here is a lot that goes untold. But after the fact, when you stand on the curb and look at it, you can say, ‘Well, it wasn’t that bad,’” explained Means. The team was able to accomplish what they set out to do. They save saved d an a n i coni c D etroi t bu ildi ilding ng that was on the verge of collapse.
“A lot of people would have just torn the theater down. Most people would have looked at it and thought there was no way to save it, and probably many did,” explained Poris. “But now look at the quality that has been maintained.” Indeed, the Garden Theatre was a burnt out building, a relic of a once great theater lost in a blighted block – and it was saved.
Detroit-Based D etroit-Based Co. C o. for or Over Ov r 60 Yrs s Helps He ps Revive v Garden arden Thea Theater t er and and DPS Headquarters Headquar
• Masonry Masonr y Repair •T Tuckpointing uck pointing • C Concrete oncrete Repair • S Sealants ealants •W Waterblasting terblasting • Expansion Expansion Joints Joints • S Sandblasting Sandblast andblasting ing • Guniting Guniting • G General eneral C Contracting ontracting
• S Stone tone Rest Restoration oration • Terra T ra Cotta Cotta Rest Restoration oration •S Structural tructural Steel Steel Replac Replacement ement • W Waterproofing terproofing • Ep Epoxy oxy Injec Injection tion • Rigging Rigging and Steeljack Steeljack Work Wor o k • C Cornice ornice Remo Removal val and Repair • Ener Energy gy C Conservation onservation
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
29
Associate Editor: Editor: Mary E. Kremposky Kremposky Photographer: Curt Clayton Clayton Studios
� �
30
With a fieldstone base, a barn red rain screen system and a rolling half-arc of a roof, the west half of the building honors the agrarian traditions of the Midwest. This polished, contemporary interior has a beautiful flow of materials with a rustic twist as shown by the strong use of wood and the corn-like pattern in the flooring.
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
Due west of St. Johns, a broad sweep of farm fields stretches to the horizon in a 360 degree view of sky, corn and soybeans. The farm country on the fringes of this modest city in central Michigan is the ideal place for a liquid fertilizer company to put down its corporate roots. In fact, a windswept corn field grows directly next door to the incredible new headquarters of Agro-Culture Liquid Fertilizers, an innovative and environmentally responsible company that treats its neighbors well – both plant and farmer. A pioneeri ng company wi th the ultimate g reen thumb, AgroLiquid operates the largest plant nutrition research research farm in the United United States. The almost 1,000-acre North Central Research Farm is located only seven miles from the firm’s inventive new corporate facility, courtesy of the Lansing design/build team of the Wieland-Davco Corporation and Hobbs + Black Architects, Inc. Part barn, part contemporary office building in appearance, the new facility pays homage to the agrarian traditions of the Midwest and to the sophisticated backbone of scientific research and modern agricultural technology needed to feed a “dinner party” of seven billion people. With a fieldstone base, a barn red rain screen system and a rolling half-arc of a roof, the west half of the building has the profile and appearance of a country barn. The east half is a contemporary arc of glass curtain wall with an agrarian twist. A glass silo rises almost 40 feet through the façade façade and roof. This contemporary version of a traditional silo is set in a grid of metal slats resembling corn cribbing, but rather than corn, this silo stores a stock of AgroLiquid memorabilia in a decidedly unconventional gift shop. On the interior, the Farm meets the 21st Century in an inspired re-invention of rural forms and materials. Within this 57,000-square-f oot facility, a fieldstone-clad elevator shaft resembles an interior silo, 10 antique tractor wheels become ceiling accents, and reclaimed barn wood serves as a series of tables and sections of wall cladding. The building’s quality is undisputed; the design is inspired. The project team turned timber, fieldstone and corrugated metal into a polished and sophisticated corporate headquarters. headquarters. This hybrid interior of country and corporate living has a certain whimsical charm, including light fixtures in the shape of inverted milk bottles over the coffee bar. Give a fertilizer company a great idea and watch the project grow. AgroLiquid added significant scope, but Wieland-Davco still met the original schedule. Wieland-Da vco jumped through a lot of hoops – and all the hoops were on fire – but the company still delivered the building in time for AgroLiquid’s AgroLiquid’s 30th Anniversary
“Voice Of The Construction Industry”®
celebration in June 2013. “There was scope creep without schedule creep,” said AgroLiquid Vice Presid ent of Oper atio ns Nich olas T. Bancroft. Creative in design and in execution, the building inspires blue-sky thinking. “This is definitely a building where people can think outside the box,” said Bancroft. seeDs of ChAnGe
The facility’s uniqueness is the perfect expression of a company continually blossoming with bright bright ideas. In fact, AgroLiquid is on the leading edge of a culture shift in fertilizer products committed to safeguarding plant health, protecting the environment, and prospering the farmer. As a founding member of the Responsi ble Nutrient Management Foundation, AgroLiquid advocates using smaller amounts of properly applied, high-efficiency fertilizer for improved plant yield. AgroL iqui d’s own form ula for succe ss: a proper balance of micronutrients + precision placement + prescription programs for a farmer’s specific soil = the same or even higher crop yields. “Regulations are moving towards the prevention of contamination of aquifers and water systems,” said Bancroft. Bancroft. “What better way to do that than to put the product where it is going to get used and to to apply less. We’ve been doing for 30 years what the government is going to tell the fertilizer industry they have to do in the next 10 years.” AgroLiq uid has plant ed the seeds of change for its own corporate enterprise, as well. The new headquarters is a far cry from AgroLiquid’s original 4,200-square-foot 4,200-square-foot offices. “It was an old equipment dealership built in the ‘60s that we had moved into 15 years before,” said Bancroft. “We were stacked like cordwood in the building. Our facility was stunting our growth. We were not hiring people, simply because we had no place to put them.” Purchasing the adjacent 10 acres gave AgroLiqui d room to grow. Once li mited to office space and a small break room, AgroLiquid’s new facility houses a grand atrium, research laboratories, a new data center, and a production studio for generating videos and marketing materials. Adding to the mix, the building hosts conference space for 150 people, a community education center called the IQ Hub, and a suite of hotel rooms for visiting national staff. Full laundry service and a fitness center with windows overlooking a field of bright, blazing green complete the long list of amenities. PlowinG heADlonG into the rfP
The amazing building now rising two stories out of the farm fields along M-21 and S. Dewitt Road began as a Request for Proposal (RFP)
Visit us online at
www.cam magazine m agazine online.com o nline.com
sent in mid-December 2011. AgroLiquid sent the RFP packets to eight design/build contractors, including Wieland-Davco. Having worked with Hobbs + Black on over 100 projects, WielandDavco decided to partner with the architectural firm soon after receiving the packet. The race was on, with each proje ct team having four weeks to prepare a proposal and presentation. According to Wieland-Davco Vice President of Marketing Kevin Shaw, the team prepared design renderings, an animated flythrough video, and a complete Division 1 through 16 budget for the project, all in the quest to win this coveted assignment. The two fir ms put their shou lder to the plo w in preparing a fairly detailed design of a building that was both high-tech and at home in its rural setting. “We did a great deal of research into traditional agrarian structures,” said Hobbs + Black Project Architect David Nims. “We also asked ourselves the question: How do we balance farm history and memory with the future and innovation?” This became a qu estion with several different answers. “We had a number of versions that went in different directions,” said Nims. “Each of these contributed to or informed the final outcome.” The project team clearly hit on the right answer, answer, as shown during the day of the big presentation. seize the DAy
January 2012: AgroLiquid President Tr Troy oy Bancroft and other Bancroft family members are seated in a conference room in Wieland-Davco’s Lansing headquarters. A fly-through fly-through animation of a detailed building design is playing on the screen. “We took a risk and and put it all out there,” there,” recalled Hobbs + Black, Director of Interior Design Betsy Wagner, Wagner, IIDA. “We wanted this job.” At one p oint, th e animat ion lase r locks on the exterior of the executive boardroom housed in the barn-half of the building. building. The boardroom and its glass curtain wall cantilever over a great “podium” of simulated board-formed concrete and directly face the main entry road. “We were looking at barn structures in Tennessee, and these cantilevered barns are part of an Appalachian vernacular,” explained Nims. The exposed concrete base - an extension extension of the foundation wall - is emblazoned with the name of Agro-Culture Liquid Fertilizers. The company logo, the cantilevered boardroom and the great glass arc of the building’s east half makes for a dramatic introduction to this unique building. The boardroom, like the buil ding, is a hybrid of barn and office. Two walls are clad clad in the barn red slats of the fiber cement rain screen and the north face is blanketed blanketed in glass curtain wall. wall. The
boardroom’s curtain wall visually “grafts” the two halves of the building together through the medium of glass. “The boardroom provided us with a great transition between this contemporary piece and the historic piece of the building,” said Nims. Moving into the interior, the fly-through zeroes in on a computer simulation of Troy Bancroft himself standing on the main staircase and surveying his new headquarters. Shaw presses the pause button, turns to Bancroft and asks, “Can you envision yourself in this building?” Proving the power of design and the art of the presentation, Wieland-Davco ended the flythrough with a daytime shot of the east glass façade and silo. “The video went dark for a moment and then a night shot of the silo and the rest of the building lit up the screen,” recalls Shaw. AgroLi quid was clear ly impress ed. “We had prepped ourselves and agreed that we were not going to react to any of the presentations,” said Nick Bancroft. “This was the only presentation where we slipped. slipped. Once they showed showed the shot of the building lit up, everybody went, ‘Ah.’ ” The aspiring team brought brought samples samples of custom products, including corn-patterned carpeting, and was even the only one to include a civil engineer in the presentation. presentation. LSG Engineers & Surveyors, Lansing, addressed a challenging site that acts as a funnel for the stormwater runoff of a wide swath of neighboring land. A GrowinG Vision
AgroLiquid officially announced their their selection selection of Wieland-Davco/Hobbs + Black on February 1, 2012. The design’s design’s magic inspired AgroLiquid to alter or add even more diverse spaces to the building. “I think the design helped take our vision to a whole other level,” said Bancroft. Overall, AgroLiquid grew the actual space of the building from 40,000 square feet to 57,000 square feet in the preconstruction design development phase, said Wieland-Davco Senior Project Manager Matt Getchell. The IQ Hub is a prime example of a wonderfully altered space. AgroLi quid inten ded to disp lay its coll ectio n of antique farm equipment in the east wing, but the space morphed into a captivating community education center. Elementary school children will enjoy the seedto-plant display and the giant bean bags in the shape of tomatoes, bananas and carrots. Visitors can “get the dir t” on the livi ng mat of soi l beneath their feet. As part of the nitrogen exhibit, a ring of faux corn and soil rim the top of a small theater in the round. The display shows the progressive progressiv e growth of a corn plant, while colored lights in the faux soil track fertilizer uptake throughout the plant’s life-cycle. AgroLiquid opted for a commercial commercial kitchen and
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
31
five hotel suites, adding approximately 6,000 to 7,000 square feet feet to the building. The decision to go for LEED Gold also expanded the square footage. Opting for LEED Gold led to the redesign of the original geothermal system and the expansion of the mechanical systems to meet LEED Gold energy standards, said Getchell. Some mechanical systems were housed in designated storage spaces, leading to the construction of a freestanding, 12,000-squarefoot masonry storage barn. Despite the added scope, Getchell tackled the impossible with aplomb. aplomb. Getchell had personally personally promised AgroLiquid President Troy Bancroft that he would deliver a quality project and meet the schedule. “And we did,” said said Getchell. Getchell. “In our agenda that we went through every week, those were our top two items. We continually asked ourselves: ‘Do we have any quality issues? What do we need to do to meet the schedule?’” zero sCheDule CreeP
True teamw ork was a vital “nut rient ” for this successful project. project. “The team that was brought brought together was familiar with each other, and many of the subs were prequalified,” said Bancroft. “The people on the team have integrity, so when we sat in the construction trailer to solve scheduling issues, everybody was willing to make it happen.” Constant feedback and prompt decisions propelled the project forward. forward. “The owner and architect were on site for weekly meetings,” said Getchell. Wieland-Davco also carefully managed the long lead items to bring the building in on time. The long lead items incl uded four-si ded glas s, stone, structural structural steel and glu-lam timbers. timbers. The four-sided glass - glass with no exterior mullion cap and held in place by silicon sealant – is installed in the boardroom and east atrium. Overall, Wieland-Davco simply did what it does best. “We excel at design/build , fast-track projects,” said Getchell. Down in the VAlley
Wieland-Davco broke ground in June 2012 and began the year-long countdown to the grand opening. One of the first tasks was management of a site that acts as an unofficial collector of the stormwater runoff from the surrounding 114 acres. “In the old building, the water used to just flow over their parking lot and basically flood them out,” said Getchell. “Our civil engineer designed some swales to protect the new building by collecting the water in these swales and in two stormwater retention retention ponds.” The company also discove red that three feet of top soil had migrated and settled over much of the AgroLiquid site. “We stripped the three feet of topsoil out,” said Getchell, “exporting
32
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
15,000 yards of topsoil, using some of it on AgroLiquid ’s own nea rby research farm.” Wieland-Davco also installed a lift station and approximately 2,465 feet of sewer and water lines. “The previous building was on a septic field and well, but we needed city water because of the size of the new building,” said Getchell. AgroL iquid secu red town ship appro val and funded the new tie-in from the City of St. Johns to the site. the BuilDinG’s roots
The building rests on spread spread footing concrete foundations. The exterior’s exterior’s exposed concrete is an extension of the foundation wall that is poured to simulate the look look of a past era. “A liner panel was inserted into the form, so when we removed the form, the concrete actually looks like it was formed with wood,” said Getchell. Most of the building’s west face is blanketed in fieldstone quarried in Michigan and Pennsylvania. “The mason split it on site and laid it by hand,” said Bancroft, who even pla ced a few stones himself. The two- to three-inch stone was set in a deep mortar bed to form a fieldstone base that seems straight out of 19th Century rural Michigan. Nims explains the concrete and fieldstone alignment. “On the west, the wall is concrete concrete up to the point the fieldstone starts and then it transitions to a traditional traditional wall system. system. This shift between fieldstone and concrete is required as the landscaping starts to undulate around the building. The concrete below the fieldstone is stepped to follow the height changes in the grade.” This ripp ling land scape not only aids stormwater management, but is also a play on the client’s client’s liquid fertilizer products. “It alludes to the traditional barn ramp of built-up earth used to access a barn’ barn’s s upper level,” added Nims. A ComPlex BArn rAisinG
Overall, the building has four structural materials: concrete, masonry, masonry, steel, and glu-lam timbers. “It’ “It’s s not a traditional office building with steel and masonry as the structure and drywall and carpeting on the interior,” interior,” said Getchell. “The building has multiple systems and a great deal of custom finishes.” The first step in assembling this complex puzzle of a structure was building the 8,000square-foot IQ Hub. Hub. The Hub has a glass curtain curtain wall, but it is mainly a masonry load-bearing structure with a grid of 10 massive glu-lam timber beams, each weighing weighing 8,800 lbs. “Three beams per truckload were shipped from Arkansas to the site,” said Bancroft. “Each member is 3.5-feet deep and almost 70 feet in length.” Hobbs + Black carefully plotted the random pattern of the Hub’s masonry walls. “The
masonry was meant to mimic traditional silo tile,” said Nims. “The texturing was supposed to bring in the feel of rammed earth construction. As another tribute to rural forms, the entire Hub curves away from the east atrium and is conceived as a kind of lean-to against the building.” The next step in this complex barn raisi ng was setting the steel for the atrium and the glu-lam timber columns for the barn. Although the steel steel of the glass-wrapped atrium is framed independently from the barn’s timber structure, the two halves of the building, “are bolted together for rigid stability along two of the longest wood beams that run the length of the building,” said Nims. The “bord er” betw een the tw o build ing halve s is the back of the atrium where first-story steel columns and second-story timbers form a single column line. “A pin connection links links the timbers to the moment frame steel plinth,” explained Nims.
“Voice Of The Construction Industry”®
heAtinG the BArn
Two silos – one glass and the other fieldstone – fill this grand atrium with a contemporary yet natural feel. The glass silo houses a gift shop, while the fieldstone actually wraps the building’s elevator shaft.
A w eAther-tiGht Co ntemPorAry BArn
The building also has three different roofing systems: an EPDM roof on the atrium, a standing seam metal roof on the half arc of the barn; and 6,000-square-feet of vegetated roofing. These living rooftops of sedum are perched on the west side’s side’ s massive fieldstone-clad “podiums.” The executive office wing - another lean-to like structure – also rests on this grand rural “stage,” giving Troy Bancroft and his three sons, Albert, Gerritt and Nick, a wonderful view of this living roof. A rooftop patio offers a great spot for staff staff lunches at the pivot point where the barn essentially divides into two wings and offers a place for future expansion. The sedum and o ther plantin gs visually mer ge with the green, rolling hills stretching away to the west. Always pushing the research envelope, AgroLi quid has even set up an expe rimen t examining the evaporative cooling benefits of irrigation on their own building’ building’s s vegetated roof.
Visit us online at
www.cam magazine m agazine online.com o nline.com
The project team also pushed the envelope on the actual building envelope by opting for a rain screen system more commonly used in Europe. In this system, the red fiber cement siding is fastened to a series of hat channels placed every two feet on center along the traditional building wall and its sheathing and wrap, said Nims. Like an umbrella for a building, the system makes it difficult for wind-driven rain to adversely impact the building. “When the rain hits the front of the building, it is hard for the rain to get in, and if it does, it just flows through and out,” said Nims. “The rain screen system creates almost a negative pressure behind it.” Getchell adds, adds, “There is no maintenance maintenance with with this material.” For construction efficiency, the fiber cement cladding was delivered to the jobsite precut. Although the red fiber cement rain screen gives the building the iconic look of a traditional barn, this building is far more protected and far less subject to weathering than any barn ever built.
Altogether, Wieland-Davco constructed a building with four structural materials, three roof types, two different halves and four different wings. And that wasn’t even the most challenging part. The que st for LEED Gold req uired alter ing the geothermal system and other MEP components to meet the LEED Gold energy model. The 80 geothermal wells were reduced to 36 wells installed 400 feet below grade, almost 100 feet deeper than the originally designed system. “Our mechanical consultant, Greensleeves, LLC, Grand Rapids, helped us to make the well field more efficient,” efficient,” said Getchell. “The geothermal system supplies water-to-water heating units in the ceilings for the forced air system. The building also has radiant heat around the perimeter and underneath the reception desk.” In other sustainability features, 98 percent of the building’s wood meets Forest Stewardship Council standards and 37 percent of the materials were manufactured locally. The building features a host of reused and repurposed materials, as well. The proje ct team and trad e cont racto rs worked hard on a very difficult building. The reward was a quality project delivered on time to the owner. owner. One extra perk: AgroLiquid President Troy Tr oy Bancroft made homemade ice cream for the crew several times during this challenging project. CorPorAte CorPorA te Country l iVinG
As promised, AgroLiquid moved into its wonderful new home in June 2013. The company is clearly pleased with Wieland-Davco. In fact, AgroLi quid has even asked the cont racto r to build a manufacturing facility for the firm in Stockton, California. AgroL iqui d has invit ed supp liers , the community and a host of other visitors to its new home. “It’ “It’s s not what people expect from a fertilizer company,” said Bancroft. “Our office has become kind of an icon on the west side of St. Johns.” Walk through the entrance of corrugated metal panels and enter an atrium that soars to a height of almost 40 feet. A fieldstone wall rises behind the reception desk and joins the fieldstone-clad elevator. “We used cut stone to match the fieldstone base on the building exterior,” said Wagner. “We took every opportunity we could to reinforce the building concept on the interior and to express the whole feel of agriculture. agriculture.”” Hobbs + Black used materials in inventive ways. A “waterfall” of cast cast glass flows down the length of the silo/elevator as a type of faux water feature. The atrium ceiling has all the warmth of wood, but it is actually an Armstrong acoustic metal ceiling. Placing a wood flooring material on
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
33
�
A boardroom unlike any other, this space has a conference table made of reclaimed barnwood, entryways replicating the look of sliding barn doors, and light fixtures resembling stout wagon-like wheels.
the face of the reception desk and on the nearby wall is another example of out-of-the-box and sustainable thinking. “It is a partially recycled wood product called Terra Mai,” said Wagner. The Farm dominate s the atri um. The atriu m’ m’s s light fixtures resemble the high-bay fixtures used in farm buildings. buildings. Tables in casual casual seating areas areas are formed of reclaimed barn wood, and one even has a bar n ladder integrated into the table’ table’s s side. The atrium flooring flooring is as diverse as the the rest of the building. Flooring includes sustainable 34
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
bamboo, polished concrete and stone tile flooring. Living plants grow in a series of stone stone floor beds. In a seating island, the the pattern of an earth-toned carpet resembles an aerial patchwork of farm fields. Walk across an elevated steel catwalk for a grand view of the atrium. Functionally, “it hides the ductwork that is running out to supply air in some of these spaces,” said Nims. “It also connects and gives us some lateral stability between the two silos.” Walk under the catwalk into a seating area area
brought to life with large photos of sunflowers, a bumper crop of potatoes, a cluster of luscious cherries and other examples of the bounty made possible by properly properly nourished soil. Above this zone, a model train makes its rounds on an elevated track. This miniature railroad, railroad, chugging past a painted backdrop of scenes from AgroLi quid faci litie s acros s the coun try, is a replica of AgroLiquid’s private fleet of 165 rail cars. “AgroLiquid added a lot of personal touches,” said Wagner. “The building feels personal, and for such a big, open space, the atrium has a nice warmth to it.” In other personal touches, a Bancroft aunt painted some of the murals in the employee cafeteria, and Joe Bancroft, grandfather and a former plasterer by trade, installed the decorative plaster insets in the the hotel suites. In honor of Joe Bancroft, the interior uses plaster instead of drywall even in the more functional corridors in the laboratory and commercial kitchen area. fArm work
Even the employee work work stations, stations, kitchen kitchen and break room on both floors have a farm country flair. “We added 3M film to the glass to create a pattern of abstract reeds and to give people some privacy in the break room,” said Wagner. “Voice Of The Construction Industry”®
�
The building’s east half is a contemporary arc of glass pointing to th e sophisticated research taking place with in AgroLiquid’s AgroLiquid’s research laboratories.
Your roof. Your business.
You’ ou’re re co cover vered ed. Roofing problems can lead to costly problems in your business. You You need to have these problems solved by knowledgeable, reliable and trained professionals. SMRCA Roofing Contractors are Union trained professionals providing responsive service, superior workmanship and exceptional value. SMRCA Contractors offer: M.U.S.T. Safety Training and Drug Testing
Michigan roofing contractor 2 year standard workmanship warranty
It is our expertise in various roof systems to fit architectural requirements and owner’s needs.
SMRCA Contractors are established companies with years of experience in bringing industry leading leading service, quality qualit y and knowledge to every project. Call us today at 586.759.2140 586.759.2140 to to receive our free “Roofing Facts” brochure or contact one of the SMRCA Contractors below for a no-cost estimate on your next roofing project or visit us at www.smrca.org.. www.smrca.org
SMRCA
SOUTHEASTERN MICHIGAN ROOFING CONTRACTORS ASSOCIA ASSOCIATION TION MEMBERS T. F. Beck Co. Rochester Hills MI 248.852.9255
Detroit Cornice & Slate Co. M.W. Morss Roofing, Inc. Romulus MI Ferndale MI 734.942.0840 248.398.7690
J. D. Candler Roofing Co., Inc. Livonia MI 313.899.2100
LaDuke Roofing & Sheet Metal Oak Park MI 248.414.6600
Christen/Detroit Detroit MI 313.837.1420
Lutz Roofing Co., Inc. Shelby Twp. MI 586.739.1148
Visit us online at
www.cam magazine m agazine online.com o nline.com
Dave Pomaville & Sons, Inc. Schreiber Corporation Warren MI Wixom MI 248.926.1500 586.755.6030
Newton Crane Roofing, Inc. Royal Roofing Co. Pontiac MI Orion MI 248.332.3021 248.276.ROOF (7663) North Roofing Co. Auburn Hills MI 248.373.1500
Schena Roofing & Sheet Metal Co., Inc. Chesterfield MI 586.949.4777
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
35
“The work station areas have flooring of recycled wood, circular insets of cornpatterned carpeting and the 3M film in a grass pattern to give the space an agricultural feel.” The furniture is provided provided courtesy of MBS, Haworth and Steelcase, a company that also provided the two-inch raised access floor in the employee office area. “Hotel AgroLiquid” anchors the south end of the second level. Each room is named after an AgroLiquid product, such as ProGerminator and Sure-K. “We opted to include hotel rooms, because new employees come to the facility from across the country and spend a week or two. Other employees come in for meetings and further training.” The boardroom anchors the north end of the second level. The boardroom interior captures the tone of the entire building. The planks of the conference table are made of reclaimed barn wood, the entry ways replicate the look of sliding barn doors, and the light fixtures resemble three stout wheels clad in wood veneer.
Hobbs + Black kept employee and community functions separate throughout the facility. “There can be 300 people in this building, and the employees don’t even know it,” said Bancroft. Th e em pl oy ee ar ea s are in th e so ut hw es t; the community spaces are the IQ Hub in the southeast and the conference rooms and companion coffee bar in the northwest. Clearly, this is a corporate facility with its arms wide open to the community. “We’ve been able to allow the community into our facility in ways that we never could before,” said Bancroft. AgroLiquid has hosted a wide variety of community events, including a Lansing Economic Alliance conference and even a high-school prom. No matter the location, virtually all the spaces have incredible views to the farm fields beyond. “These views are perfectly representative of what AgroLiquid is all about,” said Nims. “When AgroLiquid had their open house in August, the whole field to the west looked like a mural of corn in the conference rooms.” Over 4,500 people enjoyed this part open
house, part country fair. Many in the agricultural community supplied their products, including the Michigan Cherry Growers Association, Frito-Lay potato chips and Country Fresh ice cream. With the former office demolished and a wonderful new headquarters, AgroLiquid now has a facility to match their growth. To think this company began by mixing fertilizer in five-gallon buckets in a small shed. In 1983, the founders, Troy Bancroft and his father-in-law, the late Douglas Cook, used a 200-gallon reactor with a 1,500-gallon storage tank for their work. Today, Ag ro Li qu id ’s As hl ey fa ci li ty ha s a ta nk capacity of 3.3 million gallons. Agro Liqu id has been on the cutt ing- edg e o f liquid fertilizers for 30 years. years. Their company’s company’s spirit of invention shines through the entire building. Wieland-Davco and Hobbs + Black poured their own creative energy into shaping this unique corporate headquarters. Food, clothing and shelter are the three basic necessities of life. While AgroLiquid has the food part down pat, the project team took care of the shelter with a capital S.
Commercial Industrial Institutional Parking Decks WWW.AMALIOCORP.COM 6655 COTTER STERLING HEIGHTS MICHIGAN 48314 586.731.6804
36
C A M M A GA GA Z IN IN E
586.731.3732 FAX
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
GCA GC A
GLAZING CONTRACTORS ASSOCIATION
“A Continued Search for Industry Excellence” An associati as sociation on of qualifie qualified, d, knowledgeable kno wledgeable,, dependable and responsible contractors, our members stand committed. • • • •
Highest Standards Industry-Wide Collaboration Cutting-Edge Cutting-E dge Technology Training and Educational Seminars • Social Gatherings • Promote Associati Association on at State and Local Levels
GCA MEMBERS Curtis Glass Edwards Glass Co. Glasco Corp. Madison Heights Glass
Modern Mirror & Glass National Enclosure Peterson Glass Co. Universal Glass & Metals
43636 Woodward Woodward Ave. • Bloomfield Hills, MI MI 48302
(248) 972-1132 www.gcami.com
Associate Editor: Editor: Doug Pawloski Pawloski Photography: Marvin Shaouni Photography
�
Marshalls is one of several national retailers who are tenants at Gateway Marketplace and have had a presence in the suburbs for years but until the Gateway Marketplace location gave them their first store within Detroit’s city limits. The developer and the city hope this trend continues. �
Just fourteen months after the ceremonial ceremonial ground breaking, Meijer representatives and store personnel celebrated Meijer’s Grand Opening on July 25, 2013. This 200,000 square foot store anchors the shopping center and has been so successful, Meijer will soon be opening a second store within the City of Detroit.
A significan t event happened in Detroit over twen ty years ago that wasn’t particu larly notewor thy at the time and didn’t garner much attention, but its effects would be felt for years to come. In the more than two decades since then, much has been written and discussed about the economic climate in Detroit and its lack of grocers and retailers, and the significance of that seemingly innocuous event. What occurred back then? That was when the last retail development within the City of Detroit took place, but nobody realized it would be 2013 before a group of investors would venture into Detroit and fund a retail shopping center. The Gateway Marketplace is extremely special for what it represents to a city once on the brink but now on the road to recovery. This development is the first retail center built in Detroit in over twenty years. It is being hailed as a welcome addition to the city and an absolute success by the neighboring communities. The Gateway Marketplace is located on the corner of Woodwar Woodward d Avenue and Eight Mile Road, adjacent to the former Michigan State Fair Grounds. It is also the first development in this area since the fair closed its doors for good in 2009. Legislation that would have provided funds funds to keep the fair operating was vetoed by Jennifer Granholm that year, as just 217,000 visitors - down from a peak of 1.2 million visitors in 1966 - came through the gates. Three years later, Governor Rick Snyder signed legislation transferring the fairgrounds to the Land Bank Fast Track Authority which oversees all proposed developments at that site. A StArting StArting Point for retAil
The Gateway Marketplace Marketplace does represent represent the first retail development development in Detroit in many years and the first major development near the old fairgrounds, but it just might symbolize something much more significant for Detroit. It could signal a willingness on behalf of retailers and investors to once again venture into the city limits as they pursue their visions of a renewed city. city. “The key here is that this is a starting point for retail in the City of Detroit,” said Scott Wortman, vice president president of development and project manager, REDICO, Southfield, the national real estate development, construction, and property management firm responsible for developing the site. The reason this site was attractive attractive to the owners and developers developers was due to the high traffic traffic and the demographics around this intersection. Generally, the developer looks at a five to 10-mile radius around a prospective site with regard to demographics and competition to determine the viability of a given location, and this site certainly looked favorable. “Probably two to three hundred thousand vehicles pass through this intersection on either Eight Mile Road or Woodward on a daily basis,” said Wortman. “Many of the neighborhoods to the south of this site are very stable, and you have the suburbs to the north – Palmer Park, Ferndale and Berkley - that are also stable, so you have a great demographic in this particular location.” The planning for the Gateway Marketplace began in 2000 unde r the name Shoppes at Gateway Park with the developer General Growth Properties out of Chicago, Illinois. In 2008, the U.S. economy began a virtual free-fall that saw most of the retail development in the region come to a halt. Several large retailers considered, but ultimately declined, the opportunity to open stores at this site. In 2008, General Growth Properties decided to withdraw from the project. Soon afterwards, REDICO took over and signed several major retailers and the pieces began to fall into place. “We were brought in to assist the ownership group in determining viable tenants and putting together leases,” said Wortman. “It was a very long, protracted process that took much longer than normal to pull together together,, to understand what would work in this particular area, and to get the appropriate funding.” The o wners o f the site, D etroit Gat eway Par k Outlet Mall, LLC ( DGPOM) h ired Dail ey-Jenkin s Join t Venture, an allianc alliance e between Detroit- based Jenkins Constru ction, Inc. and Lake Orion-ba sed Dailey Company as the general contractor, in late 2011. They selected Rogvoy Architects from Bingham Farms because of their experience working with builders and retailers on large-scale developments. Rogvoy and Dailey Co. had previously worked together on a number of projects, as did REDICO, and this was definitely an advantage for the owners. When REDICO was brought in, all of the major players had working relationships, and this made for a smoother transition as the developers changed and the work began. the gAtewAy gAtewAy MArketPlAce BeginS to tAke ShAPe
The 340,000-square-foot, 340,000-square-foot, $70 million project is situated on a 36-acre site and currently has a 90 percent occupancy rate. It was completed in July 2013 and it is the largest shopping center within the City of Detroit. It is anchored by Meijer’s first-ever store built inside Detroit’s city limits, and it accounts for more than half of the 900-plus full and part-time jobs created as a result of this development. Other retailers include Marshalls; Petco; K&G Fashion; Payless Payless Shoes; Five Below; and Dots, each of which operate multiple stores in Metro Detroit but are celebrating their first store within the City of Detroit. Separate buildings along Eight Mile Road were also developed, and the tenants include McDonald’s; McDonald’s; PNC Bank; Starbucks; Wing Stop; and Subway.
�
One of several separate buildings constructed along Eight Mile Road near Woodward Avenue that comprise the Gateway Marketplace houses Starbucks Coffee, Subway, Foot Locker, and several other national retailers.
Meijer had long considered two sites to build their first Detroit store and, in the end, the y chose the Gateway Marketplace site. “Once Meijer made a commitment, you’ve got that 200,000square-foot grocer and everyone else fell right in line,” said Mark Drane, principal, Rogvoy Archit ects. Rogvo y was respon sible for the planning, zoning and design on the Gateway project. Meijer, and about half of the other merchants, signed on between December 2011 and June 2012. By early 2012, the site plans and the permits for water, sewer, gas, and electrical work were approved, and the project had the momentum it needed to bring other retailers in. While REDICO REDICO continued continued to negotiate leases, the design and build teams were busy developing their plans and getting ready for construction. Dailey-Jenkins was responsible for all site development, infrastructure work, traffic signals and acceleration and deceleration lanes, plus all core and shell buildings. The ceremonial 40
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
groundbreaking took place on May 17, 2012 with Meijer Stores’ Hank Meijer, Governor Rick Synder, Mayor Dave Bing, and Wayne County Executive Robert Ficano on hand for the event. Dailey-Jenkins prepared the pad for the handover to Meijer in September 2012, and Meijer took responsibility responsibil ity for constructing their own building. On July 25, 2013, about fifteen months after the groundbreaking, Meijer became the first store to open its doors. Blending in And fitting in
The classic look of the shopping center center - with with masonry walls, light sconces and cornices - is what the community wanted. The process of working with Detroit’s Planning and Zoning Department included public forum meetings where city officials and the community could provide input on what would ultimately get built on the site. The developers and the architects worked closely with officials and neighborhood
groups to try and accommodate their needs and address their concerns. “We took control of all the signage on the building, worked with every tenant trying to get every one of their prototyp prototypes es to fit in with what the community wanted to see,” said Drane. The community pushed hard fo r man y thi ngs that the developer was able to provide. But in some cases, the requests were simply undeliverable. For instance, the community wanted to see stores lined up along Woodwar Woodward d to create the feel of a shopping district similar to downtown Ferndale. “The problem with that was the overpass and the one-way traffic,” said Drane. “Even if the buildings were put up right on Woodward, it would be hard to utilize and hard for retailers to be seen.” Because of the physical layout, all the visibility and most of the traffic flow comes from Eight Mile Road. There were also requests to have certain larger and smaller niche retailers located here but it would not have been “Voice Of The Construction Industry”®
economically feasible. REDICO was ultimately responsible for matching retailer’s needs with the opportunities available to assure mutual success. “Some of these bigger tenants, like Saks and Nordstrom, want to be in a regional location along an expressway where it is easy to get to and the demographic area is larger,” said Drane. “This is more of a neighborhood shopping district.” A
BUSy
BUt
c o M P l i c At e d
interSection
Although the intersection of Woodward and Eight Mile Road was attractive because of the volume of traffic passing through on a daily basis, making access to the shopping center easier for vehicles was a serious challenge. Rogvoy developed the plans to accomplish this and REDICO worked with the Michigan Department of Transportation (MDOT) to facilitate the changes needed along both roadways to accommodate retail traffic. After a traffic study was performed, REDICO presented the findings to MDOT who approved a new traffic signal and turnaround along Eight Mile Road to improve access. “We have a fly-over bridge on Woodward and an underground bridge on Eight Mile, so it wasn’t as simple as having just an intersection,” said Wortman. “We also added deceleration lanes on Woodward and Eight Mile for traffic entering the shopping center,” said Vince Washington, project superintendent, The Dailey Company. Retailers determine the design of their own interior spaces in a development such as this. “Each tenant drives their own core plan,” said Drane. “These are national retailers that have their own design staff and prototype architects.” In this case, Rogvoy submitted perimeter drawings and the retailers determined how much space they needed and what the interior should look like, and Rogvoy finished the drawings from that point. A larger issues for the architect at this sight was determining how the shopping center would lay out in relation to the crossroads, and how best to direct service vehicles to the receiving areas. “Mark Drane was catalyst in designing the overall site so that it worked for the retailers,” said Wortman. Delivery trucks can only enter off of Eight Mile but may exit on Eight Mile Road or on Woodward Avenue. Because of the angled approach from Woodward, it would have been impossible to accommodate the wide turning radius for most delivery trucks considering the numerous utility poles and other obstacles that could not be relocated. Another site challenge was working around the parcel of property on the northwest corner that was privately owned and not part of the development. This primarily affected access drives and entry points, but Drane’ Drane’ss plan provided manageable solutions to these issues despite the Visit us online at
www.cam magazine m agazine online.com o nline.com
obstacles. Trees and other landscaping were used to soften and improve the view from the shopping center toward that area. digging in And cleAning UP
Over $7 million of site work improvements were required on this new ground-up construction project, and it was a major challenge for the builders. The first surprise in the site preparation process was all the rubble and crumbled foundations underground that went undetected and needed to be removed. There were also ancient and dilapidated utilities that had to be repaired, supplemented, or replaced throughout the 36-acre site. Storm sewers that were buried more than thirty feet deep had to be reinforced or removed. Site Development, Inc., a Madison Heights company that provided site work and underground utility services on the project, reinforced the storm sewers by lining them with a fiberglass-like material that was hardened using pressure and steam forming a strong and permanent bond. Although this work is expensive, it is favorable to excavating thirty feet down in order to replace the old sewers and then backfilling the trenches. Instead of trenching, equipment was used that self-drilled and buried the four-inch conduit to a depth of three feet. The large machine pulled the conduit through the ground as it bored its path, helping expedite the work so the team could maintain the tight schedules. “I had to have five utility crews putting in a massive amount of utilities in the field with all the underground problems,” said Washington. “We needed to maintain the schedules for the utilities because Meijer had dates for utilities, concrete, asphalt and landscaping.” Maintaining budgets budgets and schedules for for this project involved addressing the requirements of the owners, as well as individual retailers and their needs. “For the designs, we not only had the individual stores coming in with their design teams, but we had the overall landlord scope and we had to combine both of those items together,” said Debbie Anderson, senior project manager, The Dailey Company. “In order for the retailer to set their store openings, we had to present the schedules; and even though there were challenges along the way, we had to meet those timeframes.” The build-outs for the interior spaces were scheduled and performed to allow the retailers to proceed with the installation of their own fixtures. “You start out with rather generic information such as, ‘What will it cost to build the building and do the build-outs,” said Wortman. “Then once you begin to pull the leases together, you start modifying those costs for a specific tenant, and the same for the schedules.” As often as possible, possible, Michigan-made building building materials were specified in the plans, not only helping Michigan and the local economy, but
ANY WA WAY Y YO YOU U
STACK IT WE COME OUT ON TOP!
D.J.C
TM
COMMERCIAL & INDUSTRIAL BOILER SALES, SERVICE, PARTS
Call 248-589-8220 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
41
also reducing energy costs associated with shipping materials in from longer distances. The masonry used on the Gateway structures was produced in Grand Blanc. However, for this type of development, the retailers determine many of the specifications themselves. “The reality is that I am performing a design that is based off of the tenant’ss standards, so they are driving their own tenant’ designs,” said Drane. For the buildings’ envelop, Rogvoy did specify the hollow core masonry, and the cores were filled with insulating foam. On the interior surface, a rigid insulation was used to meet certain R-value requirements. Theyy als The also o use used d ins insula ulated ted gla ss thro ugh out to help in reducing the energy costs of operating the stores.
The owners owners and and architects architects decided early on that this was going to be a high quality shopping center.. “When we first stepped foot on this site we center always said this is going to be as good as any suburban shopping center ever done,” said Drane. The focus was on the details such as using high quality,, mainstream products with good longevity quality longevity,, moving the storefronts in and out to add variation to the wall plains, and using different awnings and decorative light fixtures on the exterior to appeal to pedestrians. The look says suburban, the feel is neighborly, and the concept is something the city is more than happy to expand on. The interior spaces are are set up up to be be highly flexible and can easily be adapted to new tenants or expanded when retailers need more space. The
interior uses drywall partitions that can be easily modified when needed. For signage, the tenants attach a raceway to the front of the buildings and attach their letters to the raceway raceway.. A raceway uses a single electrical connection and can easily be changed out as the retailers change or modify their locations. The center has been extremely successful and it would be hard to picture any tenants leaving voluntarily. Either way, the Gateway Marketplace is here to stay and the neighborhood is better off because of this development. The hope is that this “retail oasis” is only the beginning, and other areas of Detroit will soon be experiencing the same economic boost and infusion of energy that the Gateway Marketplace has brought to this area.
�
National retailers such as K & G, Petco, and Five Below are tenants alongside Meijer in the main building. These national retailers are staples in the suburbs, but now they are also celebrating their first retail stores within city limits.
� Some of the underground utilities and infrastructure at the site
near the former Michigan State Fair Grounds were buried thirty feet below ground and needed extensive repairs or had to b e supplemented or replaced. Site improvements alone cost over $7 million dollars.
� With the shopping center nearly complete, this view of the 36-
acre site from the north looking south down Woodward Avenue shows the former fairgrounds in the background. The center opened with nearly 90% occupancy, created over 900 jobs, and has a public bus system transfer station integrated into the site.
�
The picture frame windows of “the Z” mirror the windows of the historic buildings nearby. nearby. Photo by Quicken Loans
�
Pictured here, the graffiti artist WAIS is working on his mural at “the Z.” Photo by Sal Rodriguez
Associate Editor: Caitlin Wunderlich
As the cit y of De tro it fi le d Ch ap ter 9 ban kru ptc y, the nat io n’s pre ss turned their attention to what they saw as an empty shell of a once great industrial city. Reports spread of blight, arson and economic devastation. Cranes rolled into Detroit’ Detroit’s s Central Business District. As the umb rel la en tit y fo r Dan Gi lbe rt’s po rtf ol io of co mpa nie s, including Quicken Loans and Bedrock Real Estate Services, Rock Ventu res LLC , D etro it, inv est s hu ndre ds of mil lio ns of dol lar s an d a dds millions of square feet of viable space to otherwise outgrown or rundown buildings. The Rock Ventures family has been hard at work revitalizing downtown Detroit. Bedrock Real Estate is directly responsible for scouting out new properties and developments as a means to achieve Rock Ventures’ core vision: To repopulate Detroit with high quality businesses, places to live, shop, dine and play. Most of the projects have focused on reinventing Detroit’s Detroit’s historic buildings in order to create workspace for new businesses and entrepreneurs to lease. While the majority of these projects have occurred relatively under the radar of those outside the immediate downtown area, over the last few years more than 120 companies have moved into these revitalized buildings, bringing talented young professionals back into the heart of the city. As these companies have have moved downtown, downtown, parking parking during business business hours has become a challenge. “Team Members,” employees of Rock Vent ure s, we re bus sed to and fro m wo rk eve ry day fro m the var io us surface lots and garages blocks away from their places of employment. Th is ult ima tel y sq uas hed the fo ot tra ffi c and ene rgy tha t do wn tow n areas need to thrive. The solution? Develop two separate surface lots into one grand mixed-use facility that can house a 10-story parking structure above ground-level and retail space. As the na tio n bu zze d ab ou t th e ban kru ptc y ba ttl e an d the disillusioned state of Detroit, Bedrock launched its first new build construction project adjacent to the historic downtown area. In 14 months, Bedrock, along with Neumann/Smith Architecture, Southfield, and Colasanti/Sachse Joint Ventur Venture e Construction, Detroit, gave the city and the nation a visible sign o f progress. DESIGNING AN EXPERIENCE
In late 2011, Rock Ventures Ventures launched launched a series of studies to determine determine a solution for feasible parking near its businesses. Ideas ranged from constructing an extra layer of decking on older garages, tearing down dilapidated buildings to make room for a new parking structure, to even gutting the interior of a building and putting decking inside. When two adjacent surface lots on a single city block became available, the team decided to construct two independent parking garages that were joined on the 4th-10th levels, which allow it to function as one large garage. Surrounded by Library, Grand River, Broadway, and Gratiot Avenues, “the Z” provides a coherent parking solution o n major thoroughfares in
and out of downtown. If parking is a must, then the Rock Ventures team sought to create a utilitarian necessity smartly and with a purpose. By integrating retail space on the ground level, the parking structure does not deter foot traffic in a vibrant part of the city; in fact, it encourages and promotes it. Finally, they strived to make it an attraction - something memorable - a notion that, to the team’s team’s surprise, would not be fully realized until much later in the project. Bedrock, along with the rest of Rock Vent ure s, had hi gh ho pes fo r the ne w structure. In order to facilitate its vision, Bedrock first had to build the perfect team. Kathy Buck, senior project manager with Neumann/Smith, explained the many iterations throughout the design phase to decide each and every element of the proposed structure. “Bedrock challenged us to do something very unique - something groundbreaking. It became apparent that they wanted to push the boundaries and have something provoking and thoughtful.” Matt Jobin, senior project manager for Rich and Associates, Inc., Southfield, the structural engineers on the project, has extensive experience developing parking garages and explained how unique this project was because the owner was willing and eager to “challenge the designers to think outside the box - you jus t do n’t g et t hat all the tim e.” Bed rock spe nt the extra time and money to ensure that the quality of the product was top of the line. John Olszewski, VP of construction at Bedrock, said as the design process progressed, “everyone was excited about this opportunity to do something out of the norm.” Nestled between several historic buildings and the newer, more modern Boll Family YMCA building, one of the early design challenges was how to integrate a new mixed-use facility in a way that would enhance the dynamic nature of the area without detracting from the charm and character of the historic build ings. At str eet le vel , pe de str ian s exp eri enc e the tall retail spaces faced with linear sheets of glass that enhance the scale and transparency of the spaces, while preventing the overbearing nature that results from walking alongside a uniform 10-story building. The use of glass on the ground level also links the design to the modern glass and steel YMCA building across the street. By incorporating large retail spaces on street level, the architects were able to shrink the perceived scale of the structure while almost disguising the parking structure from pedestrians. The upper levels are devoted to parking, but the façade also helps disguise the 1,000 + vehicles that the structure can house.
46
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
The team also also pulled elements elements from the the surrounding historic buildings into their design. Some of the features that stood out were the use of light colored terra-cotta tile on many of the surrounding façades, as well as the large number of windows. They incorporated these elements into a unique design featuring twostory precast cladding that resembles picture frames, a more modern interpretation of windows. The white precast blends with several neighboring white terra cotta clad towers, while screening views of parked cars. Th e des ig n “ha s a lot of th e cha rac ter and texture of the historic buildings even though it is a modern interpretation of the building,” explained Scott Bonney, design director at Neumann/Smith. URBAN ENVIRONMENT PRESENTS CHALLENGES
Bedrock contracted local companies companies with experience working in an urban environment, as this created a unique set of challenges for construction. Navigating through the permits, building codes and other red tape of the city can prove challenging to the life of a project. It is extremely beneficial to employ contractors who know the system and factor those elements into the course of the project. One of the unique challenges resulted from the proximity of the site to the neighboring historic district of downtown. The team needed to consult the city’s historical commission to approve the designs. Immediately, the Detroit Historical Commission was concerned about the notion of bringing a 10-story parking structure into the neighborhood. However, by showing them the plans for two-story pictureframe precast windows, the design concealed the nature of the building - an important concern for the commission. Given the unique Z shape of the structure, the commission was also concerned about the contrast of the white precast that abuts several darker, more colorful, historic buildings on the block. As a compromise, the design team stained the interior sides of the deck that face the alley to match the existing tones of those historic buildings. Ano the r imm edi ate cha lle ng e pre sen ted in the design phase was that one of the original sites is slightly narrower than the other. Bedrock and the design team had many opportunities to enhance the design and feel of this mixed-use facility, however, they ultimately needed to create something that would function efficiently. Having one site narrower than the other presented a challenge to create efficient parking throughout the two jo ine d str uct ure s. Ric h and Ass oc iat es we re heavily involved in the design. After initial
designs failed to provide an efficient number of parking spots, they initiated a plan to cantilever part of the upper floor, which would create a feasible number of spots on an otherwise inefficient side of the deck. “Otherwise, you would be traveling up and there would be very few cars on the ramps of the deck,” explained Bonney. Malek Eljizi, project manager at Colasanti/Sachse, explained some of the technical challenges that arose while preparing the site for construction. “The entire structure is supported by approximately 79 caissons, 120 feet deep, the largest being about 8½ feet in diameter. As we were core drilling, we found a lot of obstructions,” explained Eljizi, “Before the surface parking was there, there used to be other structures in the 1900s. We realized that there was a theater that was underground on the Library side.” Eljizi continued to explain that some of these obstructions they encountered were old foundation walls, beams, and even a bathroom with toilet and fixtures intact. Drilling through these obstructions belowgrade entailed seven weeks of work time. “Our grade beams were right next to the basement walls of the existing structures. We put crack monitors and vibration monitors on the neighboring buildings because as they were core drilling they were creating a lot of vibration,” continued Eljizi. “Once we were done, we made sure that nothing affected the existing structures.” The proximity of the structure to neighboring buildings, only three feet in some cases, remained a concern throughout the project. Much of the structure is composed of precast concrete - 1,923 pieces and 17,792 cubic yards of concrete above ground, to be exact. The design team incorporated the necessary structural elements into the design. By beveling the concrete spandrels that support the precast double tees, much of the exterior design is structural rather than simply applied ornament. “Instead of building a cheap deck and applying something complicated on top of it, we said, ‘Let’s make it a slightly smarter concrete form, and then we’re done,’” explained Bonney. Additionally, by using concrete throughout, the owner only has one material to contend with for maintenance purposes. However, using precast panels in this application was a challenge and required many scaled Styrofoam mockups to plan for fabrication, installation, and ultimately ensure it was something they could build. “As far as quality control, I was really impressed with the extent of mockups,” explained Olszewski. Kerkstra Precast in Grandville developed a
“Voice Of The Construction Industry”®
new type of stainless steel connection especially for this project, which allowed the entire precast panel to be articulated with respect to the next panel. This enabled them to perfect the joints between the façade panels. “I have never seen a precast structure where we had such consistency between the jo int s,” exp lai ne d Buc k. “T ho se pa nel s are about 13 tons each and they were being hoisted 10 stories above your head by a monster crane, and they were within ¼ inch tolerance - it’s insane, but that’s what they were able to achieve.” The City of Detroit Detroit imposed many restraints restraints on the project including the path construction vehicles could take in and out of the site, and limiting the time trucks were allowed to enter the jobsite - between 9 am and 3 pm. This presented a problem for many suppliers delivering materials. According to Eljizi, there were approximately 1,250 truckloads of precast concrete to the site, much of it coming from the west side of the state. In order to keep the project on track, “they ended up renting a lot nearby where the trucks were waiting until 9 am, so they could be at the site in 10 minutes. They would drive in, drop the trailer at the lot and drive back out for another load,” he explained.
BAY AREA WATER TREATMENT PLANT
Too much of a good thing? When you’re investing investing $60 million to build a brand new water water treatment plant, can you really hav havee too much water? water? Well, yes, if you have groundwater just 4 ft down, threatening the entire design schedule. Smart.Results.Fast. G2 expedited the geotech investigation & design, addressing subsurface construction hurdles while avoiding expensive deep foundation systems — keeping the schedule on track. www.g2consultinggroup.com/bay-areawww.g2consultinggroup.com/ www.g2 .g2con consul sultin tinggr ggroup oup.co .com/ m/ba y-a y-area rea-LEARN L EARN MORE MORE about about this this proje p project roje ct @ www water-treatment-plant w ater-treatment-plant
Troy, MI 248.680.0400
Ann Arbor, MI 734.390.9330
Lake Zurich, IL 847.353.874 847.353.8740 0
Smart.Results.Fast.
PROJECT EVOLUTION
“the Z” was never going to be an ordinary ordinary deck. “There was a saying that became the project philosophy: This wasn’t a parking deck, it was a parking experience,” remembered Buck. As the project continued to take shape, the entire team witnessed the attention Bedrock paid to the project to make sure that every material and product was thoughtfully chosen and implemented. It became apparent that this mixed-use facility would truly be more than a utilitarian structure. However, like all projects, there was not an unlimited budget. “This was done very smartly; we made a lot of smart decisions that I think helped keep it in budget,” explained Patrick Wysocki, VP of estimating at Colasanti Construction. Bedrock wanted to push the design even further, but as the project evolved the team continued to evaluate the budget and make the necessary alterations and additions. “the Z” features two, ten-story-high ten-story-high glass glass elevator towers, which visually continue the theme of transparency and modernity. The team chose glass-backed elevators that allow those who visit the structure to experience fantastic views of the city as they travel down to street level. Both towers are equipped with color changing RGB LED lights that can be programmed to 16.7 million different colors and as many different patterns. This introduced
Visit us online at
www.cam magazine m agazine online.com o nline.com
Michigan’s Premier Emergency Power Provider GenPower Products has the
Equipment, Support, Experience and Reputation that you need to keep the lights on and your business running smoothly 29905 Anthony Drive Wixom, Michigan 48393
877-927-9797
www.genpowerproducts.com C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
47
the opportunity for the glass columns of the deck to interact with the life of the city. They can even show their support as Detroit teams gear up f or big games. Each floor is assigned a unique color to aid in navigation throughout the structure. Elevators also incorporate the RGB LED lights, which change as the elevator moves from floor to floor. The use of glass towers also promotes a sense of safety, something that is always a goal for Bedrock and the rest of the Rock Ventures team. Each floor is brightly lit and equipped with security cameras, blue emergency phones, and card access areas for employees. The use of lighting as a principle element in the design adds to the visitors’ experience of the space. Again, as the project progressed, the team noticed that the blank walls within the structure presented another opportunity to enhance the experience and reach out to a neighboring business. Library Street Collective, located within a building next to “the Z,” has made q uite the reputation for itself in the Detroit art community. Co-founders, Anthony Curis, JJ Curis, and Matt Eaton partnered with Bedrock to commission 27 international artists from various backgrounds to add another layer of design to “the Z.” Artists were encouraged to spend time exploring Detroit and plan their unique murals on the concrete walls of the parking structure. Each artist, or artists, were given a floor and elevator lobby and free reign in their designs. They were only asked to find some way to incorporate the predetermined floor color in the designs. Many visitors who have encountered the wide variety of murals within “the Z” often link them to Diego Rivera’s Rivera’s famous Detroit Industry murals inside the Detroit Institute of Arts just down the street. Just as Rivera depicted the dominant culture of Detroit in the 1930s through the context of Ford’s Ford’s Rouge Factory, many see these artists depicting the new culture of Detroit: bright, vibrant and energized. The late addition of the the murals presented a unique challenge for the project project as winter was quickly approaching and the site was still under construction. Artists were outfitted with hardhats and yellow safety vests as they mapped out their designs. Some of the last artists arrived in November, and
48
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
�
The glass elevator tower becomes a lantern at night with color-changing LEDs. Photo by Neumann/Smith Architecture
�
Maya Hayuk incorporated the red theme of the first floor into the mural surrounding the elevator lobby. Photo by Quicken Loans
“Voice Of The Construction Industry”®
the weather was changing. “I have never seen conditions like we had the garage was sweating because we had an atmospheric condition that you maybe see every ten years,” said Jo bin. As artists were gearing up to paint sections of the concrete, interior paint in the elevator lobbies was literally rolling down the walls on to the concrete floor. Once the problem was corrected, artists were free to leave their mark. The murals were then painted with an anti-graffiti coating to p rotect them for years to come. “the Z” became a unique parking experience. “I have been in the industry my whole life, and I have never seen such a group of people that are driven for the best in design. That’s That’s what I really find u nique about this environment,” said Olszewski, “It was ‘let’s ‘let’s do something cool - let’s try to amaze.’” Officially opened to the public in January 2014, much of the retail retail space is now leased and new businesses are in the process of developing their units. Neumann/Smith remains involved in the design plans as “the Z” continues to evolve and take shape. “There are a lot of critics that may say the city needs people, not parking spots, but the fact that we have 1,287 spots for cars - those cars support all the good things that need to happen in the city,” explained Bonney. While Detroit may have a lot of wasted space devoted to surface parking lots, there aren’t many feasible options in necessary locations. Surface lots are an unfortunate reminder of the tough economic conditions that have plagued Detroit. By developing a new mixed-use structure on top of two old surface lots, the entire team has found a way to give a new life to this area of downtown. Bonney added, “The kinetic expression of the Z adds to the vitality of downtown, offering unexpected and thoughtful new urbanism.”
Visit us online at
www.cam magazine m agazine online.com o nline.com
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
49
Vision | Innovation | Execution
That’ That’s s what it took for the the new new Agr Agro-Culture o-Culture Liquid Fer Fertilizers tilizers corporate headquarters headquar ters in in St. St. Johns, Johns, Mich. Mich. to become a rreality. eality. Agr AgroLiquid oLiquid had a vision for a headquar headquarters ters facility facility that that would would redefine redefine unique. unique. Hobbs Hobbs + Black Ar Architects chitects listened and created cr eated an an innovative innovative design design that that captured captur ed the the client’s client’s imagination. imagination.The The Wieland-Davco Corporation executed the vision in the true spirit of of par partnership, tnership, leading leading the Design/Build Design/Build team through through an unforgettable unforgettable journey. jour ney. The The result resultwas wasone oneof ofCAM’s CAM’sProjects Projectsof ofthe theYear. Year ea . Agr AgroLiquid oLiquid is in the business of rrevolutionizing evolutionizing food food production. production. Wieland-Davco Wieland-Davco and and Hobbs Hobbs ++ Black Black are ar einin the business of making your facility dreams dr eams come come true. true. Call Call us us today today for for aa tour tour or or for for more mor e information. information.
agroliquid.com 800-678-9029
hobbs-black.com 517-484-4870 484-48
wieland-da vco.com 517 7 -
Associate Editor: Editor: Doug Pawloski Pawloski Photographer: Curt Clayton Clayton Studios
The Detroit Fire Department (DFD) was established in 1860 and is steeped in a tradition of service. The Detroit Police Department (DPD) was established in 1865 and, likewise, has a long history of public service. Now, after more than 145 years, these departments and over 500 employees have come together under one roof. Thei r new home home,, the Detroi t Publi Public c Safet Safetyy Headquarters (DPSH), is perched next to the Lodge Freeway near Michigan Avenue in west downtown Detroit. A primary goal for Detroit was for this project to become a National Model for Public Safety Integration. The city sought to improve the effectiveness and efficiency of these services while promoting an interactive partnership between the departments. It was also intended to encourage redevelopment, or adaptive reuse of properties, a goal Detroit strives for whenever possible. The city seemed to be rolling the dice as they sought to integrate police and fire personnel into one public service headquarters in the former MGM Grand Casino. But from the city and public safety officials’ point of view, the project was well worth the gamble. a Safety Beacon in the community The high ly visib visible le $38. 4 Mill Million, ion, 450, 000square-foot redevelopment was managed by the Detroit Building Authority (DBA) and constructed by White-Turner JV, JV, a jo int venture between White Construction and Turner Construction Company,
60 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
two Detroit-based construction management firms. The design and engineering responsibilities were awarded to SmithGroupJJR, also based in Detroit and a nationally renowned designer of public safety and crime lab facilities. The city’s relationship with SmithGroupJJR SmithGroupJJR on this project dates back to 2003 when initial discussions to build a new crime lab began. By 2010, the plan had evolved into a search for a suitable location to house the new DPSH. Their relationship continues today as Detroit continues to work closely with both SmithGroupJJR and White Turner JV on the build-out of an additional 14,000 square feet of space for future use. The plan for a public safety safety headquarters headquarters was was not a new concept to Detroit. They had developed the plan over a number of years as a way to increase efficiencies and integrate services in order to reduce operating expenses. The development was organized as a condominium allowing the DBA to negotiate with other poten tial buyers. These negotiations led to the decision by the State of Michigan (SOM) to purchase 50,000 square feet of space on the third floor for a new forensics lab completed in July 2014. City personnel, who make up the majority of the employees located here, include staffing from the police and fire administrations, Information Technolo T echnolo gy Services (ITS), a nd the DBA. Location, Location, Loc ation Once the decision to build the DPSH was
“Voice Of The Construction Industry”®
�
The Detroit Public Safety Headquarters stands like a beacon in the community. The inviting East Entrance has high ceilings and calm colors, and its glass reflects the city skyline. The The green-tinted panels create an iconic image for Detroit Public Safety.
reached in 2010, they had to select an appropriate site. The final site was selected ahead of others based on several features the building possessed. For instance, it would have been cost prohibitive to create the lab that the SOM was planning in any of the other locations being considered, and Detroit did not have the funding to build new. “The high ceilings for the crime lab and close proximity to the freeway were important factors,” said Donna Rice, project manager, Detroit Building Authority. The chosen site would also need ample, shortterm parking. During the course of a day, numerous police and fire officials require parking for quick, in-and-out visits. “One location considered was actually too downtown and didn’t have enough parking… and that meant the police entities would probably have to park on the street,” said Tyrone Clifton, Jr., project manager, Detroit Building Authority. That scenario would have caused traffic congestion and would not have been ideal. It really was a host of things that made the current location the best choice. “The relative cost for the size of the building, a 2,000space parking deck, the land, and a large emergency generator that could power the whole building were all part of the decision process,” said Jeffrey Hausman, AIA, senior vice president, SmithGroupJJR. Once the site was chosen, it was time for the team to roll up their sleeves and get busy with the transformation. There were were no hard and fast notions notions for how
Visit us online at
www.cam magazine m agazine online.com o nline.com
the city wanted the building to look - only that it shouldn’t look like a casino - and should anchor itself to the neighborhood while being expressiv expressive e of the work being conducted inside. The green metal panels on the exterior were met with some skepticism early on, but since the building has been completed, the doubts are a thing of the past. “It was intended to be a beacon in the community, and in some ways stand out and be iconic,” said Bill Ash, design principal, AIA, Designer, SmithGroupJJR, regarding the design process for the exterior of the building. “There was this attempt to balance the seriousness of serving the community with brightness and being hopeful about the future,” he added. The design team achieved this by using neutral colors that fit
well with the surroundings, and then adding the greenish tinted panels to create a new identity. As is the case with a lot of m unicipal proj ects, the budget determines what ultimately gets built, or in this ca se, repurposed for the city’s use. “The greatest challenge was to make the building whole,” said Ash. “There were a number of technical issues with the existing envelope; we needed a cladding solution that addressed these issues and produced an effective new skin but one that also allowed us to explore design.” The goal was to fit in but also make a statement. It appears to be successful. PreconStruction exPLoration Without detailed and accurate as-built
�
Viewed from the Lodge Freeway, Freeway, one gets a sense of the interesting dynamics on display between the colors and textures of the Detroit Public Safety Headquarters.
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
61
documentation, many questions about the original structure could not be answered without extensive and sometimes destructive on-site investigation. With the use of 3D Laser Scans, Building Information Modeling (BIM), and on-site observations, SmithGroupJJR and White-Turner JV were able to generate a fairly robust picture of current conditions – a complexity of additions, modifications, hybridized building systems and equipment in varying conditions. A standard approach might allot the design team time for a detailed analysis after which design solutions would be generated to allow for competitive bids from various trades and manufacturer manufacturers. s. However, the complexity of this project, coupled with the urgency of schedule, prompted prompted the team to opt for a design-assist approach for the Mechanical-Electrical-Plumbing (MEP) and exterior envelop that significantly reduced the time between design and construction. The information gained by the Laser Scans, including locations of duct work in the ceiling s and whether various exterior walls had studs behind them, was embedded in the BIM modeling offering an accurate view of what was beneath the surface. Tradition al explo explorator rator y metho ds would have generated similar results, but it would have been more destructive and time consuming. With the modeling available, White-Turner White-Turner JV hired mechanical and electrical subcontractors early during schematic design so they could collaborate directly with SmithGroupJJR engineers, deciding together on the most feasible path forward, tailoring solutions to specific systems and product details, and jointly resolving constructability issues as they arose. This was especially effective in improving value
management decisions involving selective reuse of engineering systems infrastructure. Cost analysis and physical inspections led, in some cases, to replacing equipment in favor of newer, energy-saving systems. In other cases, existing equipment was retained and either modified, overhauled or otherwise adapted to the new environment. Beyond needing needing new materials to to keep water out of the building, the exterior walls offered little to no thermal protection. Most of the original loose-blown insulation had been water-laden and settled significantly, and other more recent insulation systems were were simply failing. A new exterior was designed using a two-inch insulated metal panel system commonly found in cold storage facilities – a cost effective product that offered two key benefits. First, the panel itself comes with a high-performing insulation prelaminated between sheets of metal. When applied over the existing walls, it provided all of the required thermal value in a continuous insulation layer. Second, the laminated panel system incorporated certain joint and edge designs to equalize pressure and in some ways act like a rain screen. Because of this, the metal panels eliminated the need for separate sheathing and within one system generally provided the air barrier, vapor barrier,
insulation and exterior finish material all in one product. the inSide Game Because of the “open concept” design design of the the new space, public safety personnel had a bit of an adjustment period because many of them went from private offices to sitting in cubicles. “When you look at the conditions where they came from, the complaints go away very quickly and they are very happy to be here,” said Rice. This type of reactio n is nor mal when it comes to employees who have relocated to new or repurposed facilities. “That parallels with developments in the private sector with moves from private offices to open offices, a s well as the shift from ownership in resources to shared resources and greater access to natural light,” said Hausman. “There are adjustment periods for everyone but the benefits to the greater whole are measureable.” It does seems that most employees are so pleased with their new office arrangements that other city departments are
�
The Fitness Center offers employees a variety of options for keeping in shape, including free weights and cardio-vascular equipment.
�
The “Open Concept” of the n ew offices promotes interaction and cooperation, as well as providing employees with outstanding views of the city and plenty of natural light. �
Large conference rooms are available to employees for meetings and presentations, and can be reserved by officials citywide.
62 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
L1901 I MBACH Since
Consistently Exceeding Expectations
Industry Leader in Providing Providing Complex Mechanical Solutions From initial design to construction and ongoing maintenance, Limbach’ Lim bach’ss comprehensive team approach delivers projects on time and on budget, while accounting for long-term operation and maintenance requirements.
www.limbachinc.com
CEI
“Systems That Work”
248.335.4181
www.ceigroupllc.com
Services provided provided in the United States and internationally.
Single Ply, BUR, Slate, Shingles, Green and Vegetative Roof Systems, Architectural Metals, Air Barriers, Roof Audits, Complete Roof Service and Roof Guardian Maintenance Programs
EGRI T Y… TE BUIL T ON IN T VIICE AND RELIABILI T Y GRO WING THROUGH SER V • Firestone and GAF Master Contractor • Johns Manville Peak Advantage Contractor • Carlisle Golden Seal Contractor • Union Roofing and Sheet Metal Contractor • Government Cleared Work Crews for Secured Sites Visit us online at
www.cam magazine m agazine online.com o nline.com
2140 INDUSTRIAL STREET HOWELL, MI 48843 517-548-0039 517-548-0039 (P) 517-548-0182 (F) C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
63
hinting that they would like to secure similar facilities for their own operations. There was a unique set of cha llenges awai ting the team on the interior directly related to the previous owners. One was how best to adapt disparate spaces originally built for the IRS and modified by a casino, to work for the DPSH. The valuable 18’ ceiling height on the third floor worked well as a major data center for the IRS and later for the main casino floor, but the team was not sure how to adapt the space for the DPSH. After multiple planning scenarios and input from the architects, engineers and contractors, that high-bay space was blended into front door DPSH space and the forensics lab completed in July 2014. Unfortunately, the third floor also had 2,200 holes in the concrete floor that were used as power supply connections for slot machines that needed to be patched and sealed. The removal of numerous floor sinks and sloped floor systems that were relevant to the casino was required. Additionally, windows that had been sealed to support the casino operations were punched back into the exterior envelope and daylight once again began to pour into the space. Floor layouts layouts and seating arrangements arrangements were no small tasks for the designers on this project.
“Where the Fire Commissioner sits, where the Police Chief sits - those things are critical,” said Hausman. This is especially important when it comes to efficient and effective inter-department communications. “The layout encourages interaction. Now the Police Chief can go right across the hall and speak to the Fire Commissioner much more promptly, which ultimately better serves the people of Detroit,” said Rice. The int eri or has oth er com mon and pub lic spaces that are important and are being utilized on a daily basis. There are conference rooms and meeting rooms used for large group events and training programs citywide. A Media Center, set up with all the necessary electronic connections, is used for press conferences and media gatherings. To promote a healthy lifestyle there is a Fitness Center, equipped like a fullscale gym, available to all employees located in the DPSH. In addition, a sundries shop (built by White-Turner JV) recently opened that features healthier food choices as well as more traditional lunch selections. Rounding out the common use areas are the new Interview Rooms used by police and fire officials and a large, open Main Lobby that proudly displays a 1937 Harley Davison Knucklehead Police
Motorcycle and an original firehouse bell that dates back to 1876. out With the oLd, in With the neW White-Turner JV began their exterior demo work in September 2011, when much of the exploratory work was being done on the interior space. The exterior demolition and MEP installations, including interior underground plumbing, began in March 2012. Following this, the building was wrapped in new structural steel at the floor lines to support the new, insulated metal panel exterior wall system that was installed in late May 2012. Also in May, the east parking deck was being demolished to make room for the expansion of the east lobby. The foundation for the expansion began in August 2012. Interior partitions also started in August with drywall having been coordinated with the exterior enclosure schedule. Overall interior work was completed for the base project by the end of May 2013, allowing furniture installations to follow, and a phased owner occupancy that began in June 2013. There were some significant challenges staying on budget with a project that was established as a “fast track” development, but the relationships formed at the beginning helped overcome all the
�
The main entrance on Third Street has soaring 2-story ceilings, a reception desk with warm wood grains, and earthy colors on the walls. There is also a strong security presence starting with vehicle barriers outside and security personnel and metal detectors inside.
64 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
issues that developed. Because the work actually started prior to the design being 100 percent complete, it required continuous and open dialog between the construction team, the architects and engineers, and the DBA, to predict and control costs, enabling the ability to anticipate scope yet to be captured in the design. The relationship between the three groups actually served to improve not just the process but the end result, as well. Early on it was not clear whether enough funds would become available to raze the east parking deck, located where the new main entrance is today. “We were designing parallel entrance solutions for the front door, not knowing if the deck would even go down,” said Ash. “Working with White Turner JV through all the paramet ers that were pushing on that design made the resulting entrance more significant and inviting than it would have been had we been working independently.” faSt track-Quick reSPonSe Due to the fact fact that the the project started before before plans were finalized, certain issues arose that put the teams’ relationships to the test. “The biggest challenge was working to complete the drawings,” said Carlos Moreno, project manager
for White Construction. “There were a lot of unknowns during that period of time, and it was difficult putting work in place. But as the plans developed, we were able to bring in more trades.” According to Moreno, it was a combined effort with open communications between the owners, designers and construction managers that helped put the pieces in place to keep the project on schedule. On the outside, the exterior envelope was an amalgam of various construction types and ages, cladding and structural backup systems with unknown salvageable value, and questions regarding the exterior wall structures’ adequacy to support new work. A design-assist relationship between the architect and the cladding subcontractor was far more applicable and nimble, fostering a partnership wherein construction could be done to facilitate design, and designs could adapt and respond immediately in order to keep construction going. This agili ty was inval uable as the new metal skin was developing and the team discovered the existing EIFS exterior was leaking and could not be saved. They also discovered that metal panels they believed to be salvageable were peppered with holes. Inevitably in instances like these, the attempt to answer one question often leads to
several more questions and exposes unexpected conditions that can significantly alter the design direction. “We’d be performing demo and come across something, and with today’s technology, you send in a picture and have a sketch coming back within one or two hours, so you’re able to keep going,” said Mike Flack, project superintendent, Turner Construction Company. Safe and Sound PracticeS Access to the exterior walls was problematic and another challenge faced during the construction phase, especially considering the amount of work required. Because of the height of the building and the fact that it steps back, it was prohibitive to use a ground lift. The crews utilized cranes and swing stages on nearly every elevation to complete the extensive work required. “We couldn’t scaffold the whole building and just walk around all four sides at any time, we had to phase it by wall,” said Ash. Moreno added, “With the horizontal panels, you had to start at the bottom and finish at the top so there was a sequence you had to follow.” The natu re of this work and the equipm ent used necessarily increases the safety risks for everyone on the construction site. White-Turner White-Turner JV partnered with MIOSHA and CAM to provide
CERTIFIED PUBLIC ACCOUNTANTS
Visit us online at
www.cam magazine m agazine online.com o nline.com
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
65
�
The Media Center, equipped with all the necessary A/V equipment and connections, is used for press conferences and other media and training events.
safety information during a sponsored Participation Day. Workers did a walk-through and were able to participate in a Question and Answe r sessi session on to address their issue s in an open discussion. As a testament to their effort and the emphasis that was placed on safety, there were no significant injuries or loss time reported on the DPSH jobsite. aBout the environmen t By removing the old, inefficient skin on the exterior of the building, SmithGroupJJR’s design provides Detroit with an energy efficient facility that is on track to receive LEED Gold Certification. “We didn’t have the option of starting all new… we just couldn’t afford it,” said George Karidis, PE, mechanical engineer, SmithGroupJJR. “We had to manage a combination of existing and new for the mechanical systems, trying to add efficiencies where we could.” Throu ghou t the buildi ng, envi environmen ronmen tally responsible materials and building systems were used that are more sustainable and more energy efficient. These features include solar reflective roofing, low-flow toilets and fixtures. SmithGroupJJR was able to quadruple the efficiency of the chilled water system by replacing the old steam absorption machines with high66 C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
efficiency modular chillers. Designs also specified regionally made and recycled building materials, low-emitting paints, coatings, flooring systems, and wood products, and drought resistant plantings. The metal exterior panels have an R-15 insulation value, there are Energy Star appliances, efficient lighting and retrofitted HVAC equipment, lighting sensors and automatic timers, and LED fixtures in the parking areas, walkways, and around the building’s exterior. exterior. By repurposing instead of building new, Detroit did not have to demolish the site and thus diverted over 90 percent of the construction waste from ending up in landfills. It also breathed new life into the western downtown area by creating a thriving public safety oasis that can serve as a hub for further development along Michigan Avenue, extending beyond the Woodward corridor where much of the new, downtown development is occurring. Finally, this site offers easy access to public transportation, reuse of an existing parking structure, covered bicycle storage, and preferred parking for fuelefficient and low-emitting vehicles. to Bett er Serve and Protect Since opening in 2013, the DPSH has been
bustling with public servants from across the city. They include police, fire, information technology, and building and planning personnel, as well as representatives from the SOM who will occupy the Forensics Lab. The plan to integrate these departments speaks to Detroit’s determination to improve the lives of its citizens and emphasizes its commitment to the community. Integration has improved the effectiveness and efficiency of the people who serve. Which, in turn, helps to improve the lives of the people that they serve. The process of de sign and c onstru ction may have been a “fast track” project, but the thought, care and planning that preceded it was long and thorough, and a major success. Officials from the City of Detroit’s Finance Unit, a department the DBA worked closely with to secure funding for this project, are also pleased with th e results. “It’s all been positive, they all believe it turned out to be a very good project,” said Clifton. The exterior is unique and inviting, and represents a new wave of energy in the city. It parallels some of the private development underway downtown. In the end, comments from the skeptics regarding integration, location, or appearance gave way to comments like, “I really love it,” and “We want one, too!” That last comment could keep the DBA busy for a long, long time. “Voice Of The Construction Industry”®
Proudly Stocking Domestically Produced Products
Specialists in Hanging, Mounting and Supporting Needs for Mechanical, Electrical, HVAC and Fire Protection Contractors
OUTSIDE SALES CONTACTS Trevor Peck (586) 839-9285 839-928 5 Tom Thompson (586) 854-5775 Dan Woods (734) 904-8896 Jim Kwilos (586) 850-8169 LANSING BRANCH CONTACTS Adam Faught (517) 224-6119 Tracy Smith (517) 224-6114 224-611 4 Dana Mitchell Joe Wilcox INSIDE SALES SUPPORT John Sadowski Joe Bommarito Gary Hibdon
Associate Editor: Editor: Caitlin Wunderlich Wunderlich Photography: Beth Singer Photography, Inc.
�
A seating area demonstrates how the use of curves can soften t he space. �
This large gathering area offers plenty of multifunctional space and a commercial kitchen.
68
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
�
The front entrance to Oakland Community Mental Health’s Crisis and Resource Center.
�
One of the pri vate rooms and bathroom in the residential stay area.
Visit us online at
www.cam magazine m agazine online.com o nline.com
The topic of mental health health is often quickly dismissed for something deemed more “relevant” to a larger portion of the general public. Those who identified a serious need in their communities were relegated very little funding and forced to provide services in cramped, sub-par facilities; perhaps an indicator of how society felt about those with a disability disability.. However, with an ever-growing number of individuals experiencing some form of mental illness, developmental disability, emotional disturbance, or substance abuse disorder, complacency and apathy were no longer an option. It was time that the topic of mental health issues was brought to the forefront, to be visible and worthw hile. Serving approximately 23,000 adults, children and families in Oakland County alone, Oakland County Community Mental Health Auth orit y (OC CMH A) is a pub lic m enta l hea lth sy stem t hat p artn ers with several leading service providers to identify and deliver the services and support need ed within its community. Thi s yea r, OCCMH A ope ned a new 4 8,00 0-s quar e-f oot f aci lity — the Resource & Crisis Center—at the heart of Oakland County’s campus in Pontiac. The main floor of the facility houses the immediate referral and crisis services to quickly assess and address needs. The majority of the lower level is devoted to the crisis residential unit, which allows people an extended opportunity to get the services they need. The lower level features private rooms with restroom facilities, a large gathering area, and a commercial kitchen area. Services currently offered at the site include: Oakland Ass es sme nt an d Cr isi s Int erv en tio n Ser vic es; Oa kla nd Cri sis Intervention and Recovery Team; Free Legal Aid; 24-hour Access Vic tim A ssi stan ce P rogr am; 24- hou r Res ourc e an d Cr isis ; Teen- 2 Teen Talk Chat ; Telepho ne ac cess to pu blic ment al he alth serv ices ; and short-term crisis residential services from 1-14 days for up to 16 people. As an advocate in the community, OCCMHA continues to remain remain relevant. As the first Community Mental Health Board formed in Michigan to address the mental health needs of its community just over 50 years ago, OCCMHA fought to lead the field, as numerous mental health facilities across the state closed their doors. Relegated to several cramped and limited facilities, OCCMHA strived to provide quality services. However, growing need and an increased variety in the type of services that fell under “mental health” began to impose constraints on the facilities. Cathie Yunker, OCCMHA manager, access and community integration of Oakland County, spoke about some of the challenges OCCMHA faced simply because of a lack of space in former facilities. “You had families sitting in crisis in the waiting room sometimes with 7- or 8-year-olds or younger, and you had the Sheriff’s department bringing someone in shackles or on a stretcher because there was only one way in and one way out. So families were traumatized by what was happening around them.” OCCMHA was trying to address the varying levels of mental health issues from several limited and confined spaces, meaning that staff needed to constantly shuffle people around and find a way to get them the help they needed. Having operated as a series of satellite locations for so long, Oakland County launched an in-depth study to determine whether an old nursing home facility in a d esirable location on the campus of Oakland County could be integrated into a feasible option as an all-inclusive crisis center. “Integrated care anywhere and everywhere that you can create it, is where everything is headed,” explained Yunker.
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
69
OCCMHA wanted a safe and central environment surrounded by the community partners they interacted with regularly, including the county court system, county jail, and Children’s Village. With fewer options in terms of mental health facilities remaining in the State of Michigan, OCCMHA began its search for inspiration outside of state lines. Its goal was to integrate approximately eight separate mental health related departments within one building. If someone entered their facility, OCCMHA wanted to be able to immediately identify their client’s need and level of crisis, and then quickly move them out of the waiting area and on their path to help.
“They have a national reputation for providing crisis services in a very different way,” said Yunker. The team went to look at ho w they patterned their program, how their facility functioned, and how certain elements in the design enhanced the function and the service to their community community.. “They weren’t getting a prototype on this,” explained Donielle Wunderlich, project manager with George W. Auch Company. Company. “Nor did we want one,” added Yunker. “We weren’t looking to replicate a typical mental health facility.” Although the Arizona facility provided a trajectory for the new mental health center, it still had an inherent institutional feel. DiClemente Sigel strived to de-institutionalize
limitations were dealt with between the ceiling and the floor deck above in many areas, was to strategically locate major runs of air ducts and other things in a manner that coordinated with the lights,” described Mamola. “Not everything can be in the same place at the same time.” In some cases, sconce lighting was used to free up ceiling space; but it also helped the design team achieve a softer, de-institutionalized feeling. Two sep ara te res id ent ial wi ng s ex ten de d from a central administrative area of steel p ost and beam frame construction. Exterior walls were non-loadbearing, masonry veneer with steel stud back-up assembly. This meant that many of the interior walls were loadbearing and
Design Phase
“Everything we do has to be about the people we serve,” explained Christine Burk, communications and media relations coordinator with OCCMHA. “That is the focal point of all decisions made in regard to the building.” OCCMHA felt that the facilities they had were not enough for the ever-growing needs of their community. They contracted architectural firm DiClemente Siegel Design, Inc., Southfield, to incorporate their needs into a comprehensive design plan, and general contractors George W. Auc h Co mpa ny, Po nti ac, to giv e life to that design. “There are owners out there that believe the only designers you should work with are those that have done that type of design,” explained Lee Mamola, vice president/director of architecture, DiClemente Siegel. “We as � architects are trained to analyze A large tech and seating area with low profile furniture and bright colors. and be able to dissect and put things back together.” Relying on that essential training rather than a one-sizein every element of the design. prevented the design team from creating fits-all prefabricated design plan, DiClemente Of course, renovating a 35-year-old several large open areas within the building. Siegel was able to hear the needs of the client institutional style nursing home put limitations The f oot prin t of th e exi stin g bui ldin g was not and create a site specific and community on the physical structure for OCCMHA’s new altered, but a penthouse was constructed on specific building. mental health facility. The existing building was the existing loadbearing walls to house the DiClemente Siegel launched many onsite divided into two levels: a main floor and a lower facility’s new mechanical equipment. The interviews with OCCMHA to walk through their level, and the structure was defined by minimal penthouse provides a much needed location facilities to identify what OCCMHA was floor-to-floor height. This meant that ceiling for the HVAC upgrades, while also allowing an currently working with, and what would help space was extremely limited. The vital opportunity for the design team to define the improve the function. During the research upgrades to the building’s HVAC system, entry point of the building and fill the interior phase of this project, members of the design electrical, and other systems components had lobby with natural light from the large expa nse team, OCCMHA, and Common Ground, one of to be meticulously mapped out with 3D BIM of new windows. OCCMHA’s service providers, travelled to software. “DiClemente Siegel took a really not-so Ariz ona to tou r Re cov ery Inn ova tio ns. “The way some of the dimensional sophisticated building and turned it into
70
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
• BO BOND NDS S • CONT CONTRA RACTO CTORS RS INSURANCE • ENVI ENVIRONME RONMENT NTAL AL INSURANCE • LIFE & HEAL HEALTH
(248) 355-4411 www.zervosgroup.com 24724 Farmbrook Rd.
Decorating S SEE Michigan for more than 16 years!
Southfield 48034 Gus E. Zervos
Steve M. Zervos
CEO
President
Angelo G. Zervos, VP
Michael G. Zervos, VP
Dave Lange
Jim Gargaro
Dominic Nicita
Don Burden
General Contractors Construction Managers
Reliability Accountability Integrity
AUCH Over a Century of Building Trust
248 334 2000
www.auchconstruction.com
Visit us online at
www.cam magazine m agazine online.com o nline.com
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
71
something that will last 30 to 40 years, with comfort for the clients,” explained Wunderlich. Demolition Reveals an incReDible challenge
out - everything would be down.” “Ryan Stolz did an outstanding job working all of that through,” said Wunderlich. Stolz, Auch superintendent, was one of a few people who needed to be constantly on call during this process. Anything that might have gone wrong at any time, day or night, he quickly resolved the situation.
Demolition reveals new obstacles for any renovation; in this this case it threatened the course of the project, and presented safety concerns for workers in the building. De-institutionalizing the sPace Mold was discovered within the cavity of the interior wall assembly Both the design design team and construction team had to coordinate the the around most of the building’s building’s perimeter. The exterior sheathing that was ultimate vision with the strict limitations imposed by the existing affixed to the metal studs and abutting the masonry veneer had to be structure and problems that arose. carefully removed. “One of the bigger concerns at that point was that In order to counteract the hospital feel imposed by the long the building was partially occupied; there was 5,000 feet occupied in this building that we needed to keep up all the time,” explained Wunderlich. “If I see mold and am introducing it into an occupied space, those are health concer ns.” Acc ordi ng t o Ma mol a, a bou t 90 % of the exte rio r wa lls in this building were built at a time when metal stud wall assembly just came on to the market. It was not constructed with proper moisture barriers, which allowed mold to grow in the hidden cavity. Th e aff ect ed wa ll as sem bl y had to co me out , wh il e leaving the masonry veneer virtually unsupported, in order to build a wall from inside out. The easy thing to do would have been to demolish the exterior walls and rebuild them correctly. However, the cost to do that was extraordinarily high and it would have drastically lengthened the timeline of the project. Neither the design team nor the construction team had ever run into a wall rebuild of this extent. Auch and DiClemente Siegel held several meetings with the Masonry Institute of Michigan, Masonry and Drywall trades, and other representatives of specialty suppliers to discuss their options in order to solve this problem. At one of the first meetings, Wunderlich opened the discussion saying, “We will listen to anything today, any suggestions you may have, but you cannot tell me that I have to take the brick off this building. So take that off the table.” “While we were designing this wall, everyday it would get a little thicker, a little thinner,” explained Andrea Zammitt, architectural design and project coordinator at DiClemente Siegel, which ultimately affected the design of the interior space. This constant flux and problem solving during this portion of the project meant that every person on the job needed to be aware of what was going on and how the designs were evolving. “The hard part wasn’t to draw it up as designers,” said Mamola. “The hard part was to draw it up so somebody could build it.” The team was able to find a unique anchoring device to anchor the existing brick to a newly constructed wall assembly that incorporated proper air barriers. In addition, the team had to correct the weep and � Curved walls transform the long corridors, and added elements make it feel more comfortin flashing assemblies that were constructed too close to the surrounding grade. They need to ensure that moisture could properly escape and would no longer stay trapped behind corridors, the design team added curved walls and many circular the masonry walls. motifs in the floor and furniture to soften the space. The design team In addition these challenges presented by the mold, it is important to also incorporated interior glass to visually open the spaces when keep in mind that, as Wunderlich explained, a portion of this building possible. “Open spaces became a necessity,” explained Zammitt. By was occupied at all times. Jim Munchiando, vice president of Auch, also adding curves to the long corridors, they were able to create the pointed out, “They have the main Ethernet that feeds the campus inside illusion of open space, and by staging rocking chairs in the concave the building. Everyone had to be very careful with what they did in there, portions of the walls, DiClemente Siegel was able to recreate the because if they knocked something out, they would knock the campus relaxing atmosphere of a front porch. 72
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
“Voice Of The Construction Industry”®
A color palette palette based on the the four seasons divided the building building into four specific areas to help orient people within the space, as well as aid in the de-institutionalized feel of the building. Low profile furniture was also chosen to give the illusion of openness and prevent the structural constraints of the building from over crowding or closing in the space. They also chose furniture that was more conducive to relaxation rather than standard, cold, uncomfortable seating. In a few areas, the design team opted for oversized, colorful chairs that look like they would be in a home rather than a hospital. Variations Variat ions in flooring flooring were also also used to define spaces and promote a comforting feeling. Carpet tiles were used whenever possible, while high-traffic areas were given vinyl flooring that mirrors wood floors. All
Every design element creates a better environment for all who come to the center, but also for those who administer to people in need of help. One pivotal element of the interior design is actually what you will not see. “There were security concerns but we tried to make them as unobtrusive as possible,” said Wunderlich. The building has a system controlled locally at the building and with campus-wide notification in case of emergency; specific doors have security ID card access; and windows are also tied into the security system. Shawn Verlinden, project engineer for Auch, describes on e of the most impressive safety innovations. “They have a safety escort system which the nurses use – it’s a fob that they carry with them and they can push it if there were ever an issue.” But the team sought a balance between the necessary safety provisions and the desire to create a relaxed and non-detentional environment. By approaching the project from a building code perspective, the design team was able to split the building up into separate areas defined by building codes. That allowed for minimal use of firewalls, fire separations, and other “bells and whistles” that could go off. It gave the team more design flexibility to have fewer closed doors and to incorporate interior windows in offices, and ultimately allowed them to pull away from the institutional setting. a b uil Din g t hat Wi ll gRo W a nD evo lve
.
materials chosen for the interior of the building - including flooring, exterior foam for insulation and noise reduction, abuse resistant drywall, solid wood doors, and quality furniture - ensure that the building will be able to achieve its optimal function. The design team was able to meld practical materials with aesthetics to create the environment they desired. Th ese de sig n ch oi ces add a f ee lin g o f c omf or t an d n orm al cy t ha t is vital for people who are frightened and experiencing a personal crisis. Visit us online at
www.cam magazine m agazine online.com o nline.com
Th e en ti re te am - Oa kl an d Co un ty Co mm un it y Me nt al Health Authority, DiClemente Siegel Design, Inc., and George W. Auch Company - created a new model for mental health facilities. “Often you get into projects like this where you have messy renovations,” said Manola. “Personalities get in the way, there are clashes, there are egos, and it’s a mess. Fortunately we didn’t have any of that.” Yunk er ag re ed , sa yi ng pr ou dl y, “E ve ry on e ca ug ht th e vision. It didn’t matter if it was the technical people, the design people, or whoever was involved. Everyone got what we were trying to accomplish, and it was keeping that human element in mind that I think helped the cohesiveness, and also helped in actually getting us to the prize.” Oakland County’s County’s Crisis and Resource Center opened in time for Oakland County Community Mental Health Aut hor ity ’s 50th Ann ive rsa ry. The pro jec t sta yed on t ime and on budget, and OCCMHA was able to give the community a facility that it desperately needed. The bui ldi ng o pen ed t o ra ve re vie ws f rom t he c omm uni ty. “When they arrive, the people we serve feel worthwhile and worthy. Oftentimes people in crisis are scared, they are uncertain of their situation and reaching for help can cause anxiety,” anxiety ,” explained Burk. “When you walk into a place that is welcoming and secure, safe and warm, it changes the whole experience.” The sta ff wh o adm ini ste r to ind ivi du als in cri sis are als o appreciative of the new fa cility. Yunker Yunker said, “They have said how much it has impacted how they f eel about their work, and how it has validated the importance of their place in the community in Oakland County. It’s a critical service because the Resource & Crisis Center makes a statement to them and the people who are coming in.” For all involved in this project, it’s it’s evident that this new facility on Oakland County’s County’s campus means something more than just a tool for treating mental health; this facility gives a face to those who are suffering, no longer will mental health issues be pushed into the background. C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
73
Associate Editor: Mary E. Kremposky Photographer: James Haefner
Cyberspace is changing actual space in academia. With books less in print and more online, universities are increasingly increasingly asking the question: question: What are libraries for? Grand Valley State University’s (GVSU) answer is generating buzz not only on its own campus but at universities across the country, country, thanks to GVSU, SHW Group (now Stantec), and Pioneer Construction, Grand Rapids. More than a repository of books, the Mary Idema Pew Library, Learning and Information Commons is a collaborative “idea exchange” now being used as a model by a major midwestern research university. What are libraries for? At GVSU, the answer is clear: Students. The exchange of ideas is not exclusively between the Scholar and the Book but between students, using laptops, iPads, printed books and movable whiteboards as learning tools, all in a flexible, technology-rich environment with a host of collaborative spaces, peer-to-peer mentoring and over 30 different types of seating. “The Mary Idema Pew Library is the leading example of a national effort to move library services out of whisper-quiet halls and into the center of a lively educational community,” said GVSU Associate Vice President Facilities Planning James R. Moyer. Changes in technology, technology, the classroom and the workplace are the driving forces behind this next-generation library. “Watching student assignments change from individual to group, seeing employer expectations change to a team environment and just watching student behavior suggested the need for an environment that was richer and more carefully engineered than the passive library of the past,” said visionary GVSU Dean of University Libraries Lee Van Orsdel. In this 21st Century library, most of the printed books are stored in a Dematic Automated Storage and R etrieval System (ASRS) as a complement to GVSU’ GVSU’ss million plus digital books. Pioneer installed this 40-foot-tall computerized “book vault” with a footprint of 3,500 square feet and a storage capacity of 600,000 printed books, DVDs and other educational media. The same number of books in a traditional library would would have consumed 60,000 square feet. By freeing up this space, the ASRS helped to make this collaborative learning hub possible. A House of GlA ss And stone
SHW/Stantec turned these new forces in library design into an inspired 150,300-square-foot building with a beautiful “book jacket” of glass and stone on the exterior and a thoughtful programming of space on the interior. interior. Glass is the “language” of openness, inviting in the light and welcoming connection. The entire nort north h face f ace of the build ing is draped in a 6 0-foo t-hig h g lass curta in wall, drawing students into this new learning adventure. The glass houses a soaring atrium, a grand volume of space swimming in natural light and serving as the “living room” for the entire campus. The south face has a n equ al arc hitec tura turall prese nce. “The north is th e fron t door sited along the main axis of campus, but the south is important because it has a student bus stop with bus ridership topping three million,” said SHW/Stantec Principal Designer Tod Tod R. Stevens, AIA, LEED AP BD+C, NCARB. Built of glass and stone, the south face can even be read as a key to the spaces within. For student choice, GVSU split the upper three levels into a contemplative east side and a collaborative west side. The contemplative half of the south face has less windows and more walls, the windows being tall, narrow slits set in a rich stone fabric. “This approach ‘cues the quiet’ in a sense, while the west side has much bigger apertures,” said Stevens. The west half opens into a sizeable “picture window” framed in stone; the same window “code” is in play on all three building faces to identify individual and communal seating areas. The building’s building’s cloak of varied stone includes a fieldstone base, weaving the library into the material fabric of the original campus buildings circa 1964. The fieldstone base also reinforces the return of the library as the foundation of the university. Limestone of varied texture and color, placed placed in a random ashlar pattern, completes this timeless building envelope. “Stone is reserved for the most important buildings on campus, and this building is certainly in that category,” said Stevens. �
The entire north face of the building is draped in a 60-foot-high glass curtain wall, drawing students into this new learning adventure.
�
The building exterior is a key to the spaces within: Narrow windows in the wall’s stone fabric mark the contemplative east east half; broad expanses of glass mark the collaborative west half.
GutenberG meets bill GA GAtes tes
Both Gutenberg and Bill Gates would be comfortable in this seven-story facility (the atrium concourse begins at the bottom of a significant slope, followed by four floors of library space and upper and lower mechanical levels). In the quiet east, the Hearth Room has a 20-foot-long fireplace, cozy banquette seating and a classic view of a carillon bell tower and the treefringed Grand River Valley of GVSU’ GVSU’s Allendale Campus. On levels two through four, group study rooms “bookend the book stacks” filled with a total of 150,000 printed books primarily in the Humanities and Social Sciences, said Stevens. The stacks form a barrier between private study areas lining the narrow windows and an open meeting area edging toward the building’s great divide where east meets west in a series of bridges. Walk across across the bridge bridge and enter the open, active and collaborative zones of this yin/yang building. Thanks to Wi-Fi and mobile technology, students move whiteboards on wheels to create on-the-fly group study spaces anywhere they like – even on stair landings. The Innovation Center takes the new model to its fullest expression. Students reshuffle and reconfigure an assortment of tables, chairs and whiteboards to create spaces of their own choosing. tHe librAry: librAry: A GrouP exPerience
The concourse and first level give way to completely open and flowing spaces that have the most motion, buzz and activity. activity. In the first floor Knowledge Market, student consultants help colleagues improve writing, oral presentation and research skills in peer-to-peer engagement. Communal spaces include a café, a glass-enclosed gallery and 100-person multipurpose room. These latter two spaces, according to Van Orsdel, “have hosted over 200 events, including a 24-hour reading of Homer and a talk by Neil deGrasse Tyson, the notable astrophysicist who mesmerized audiences with his series, Cosmos: A Spacetime Odyssey.”
76
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
Other spaces include a Technology Center with an IT Help Desk. “The Technology T echnology Center is steadily attracting students with 3-D printer demonstrations, Google Glass and an iPad robot,” said Moyer. Noise is never forbidden and conversation is encouraged, along with a host of group experiences few would ever associate with a library. The building has hosted everything from flash mobs to fencing matches, all designed to shake up tradition and spark a new way of thinking about a university library. “We’ve even had Zumba classes,” said Van Van Orsdel. “The objective is to interrupt the pattern of a traditional library. library. All of these mechanisms and activities activities are designed to push the message out to students that this is their space.” GVSU students have embraced the new model. “Since opening day in June 2013, more than one million students have used the library – three times as many as the former Zumberge Library,” Library,” said Moyer. Moyer. Quoting one student in the school newspaper, the Grand Valley Lanthorn: “It makes studying an exciting outing.” Visiting educational educational institutions institutions from from China, Japan, Israel Israel and Canada also feel the energy of this re-imagined library. “People from all over the world have visited the facility,” facility,” said Van Orsdel. “They often say, ‘I have never seen students working so intensely in a library.’ library.’ It is amazing to me that so many libraries of all types and sizes are visiting to see what we’ve done. A major midwestern research university came twice and vowed to model their 10-year renovation project on our student-centered design. After a West West Coast architect spent two hours touring the building and hearing about our programs, he vowed to bring the president of a prestigious Californi a college to see the library because he had never never seen anything like it. He was highly complimentary of SHW/Stantec’s design. We love what’s happening in our spaces, but we don’t don ’t forget that it took courage for Grand Valley State University to build this untried vision.” sHW/stAntec PAsses tHe entrAnce exAm
The building not only took courage to build but careful study and an
“Voice Of The Construction Industry”®
intense fundraising campaign. Lack of state funding put a new GVSU library on hold for over a decade, but the delay gave the University time to think of a new direction. “In 1998, the intent originally was to produce an old-style library,” said Moyer. “That means ‘doing the math’ and setting aside so many square feet based on the number of students.” Without state funding, GVSU decided to forge ahead on its own. As the new dean of libraries, Van Orsdel wanted a vibrant gathering place for students to learn, explore and grow as budding professionals in the 21st Century workplace. GVSU began soliciting architectural proposals in 2006 and 2007, eventually selecting five different architectural firms for the final interview. Van Orsdel posed a question for each firm: “What ideas do you have for a pplying retail-like concepts (think Apple Store) to educational settings?” As Van Orsdel recalls recalls,, SHW/Stan tec was the only firm that actually leaned forward in their seats and became excited about this departure from the norm. Open-minded, innovative and inventive, SHW/Stantec passed “the entrance exam” with flying colors, joining this groundbreaking project in 2007. A nAtionAl nAtionAl roAd triP
GVSU and SHW/Stantec embarked on a road trip to university libraries across the country. country. “We toured university libraries at Loyola, Valp Valparaiso araiso and Stanford, as well as at the University of California, Merced and the University of Michigan’s Ross School of Business,” said Stevens. Each university had certain elements of the new library model, but none had the complete package. “The dean actually went to the Saltire Centre at Glasgow Caledonian University in Scotland,” said Stevens. “This facility was the the closest to her vision of a library promoting student engagement.” SHW/Stantec also toured museums, Apple stores and other building types to get a tangible sense of what drives both collaborative and quiet spaces. “We asked, ‘Why is everybody quiet in a museum?’ ” said Stevens. “Why are people active and engaged in an Apple store? We took cues from these building types and brought them into the GVSU building.” The project team even studied GVSU’ GVSU’ss existing library.. As the main furniture supplier and library researcher, Steelcase, brought different types of furniture into Zumberge and set up cameras to analyze student student usage pattern. “SHW/Stantec worked in tandem with Grand Valley and Steelcase,” said Stevens. “We would often sit in the existing library, observing and record what was happening. This process gave us insights into some of the diverse needs of the space.”
Chicago’s underground ASRS installation. “We Chicago’s gleaned some insights from that tour that allo wed us to build the new building around the ASRS,” said Pioneer Project Manager Scott Veine. Pioneer joined the project in January 2009 in schematic design, bringing its savvy budget and schedule management to the $65 million project. “Our estimating staff was extremely engaged from day one,” said Veine. Veine. “We had to be very conscious of the construction dollars, because the project project is funded by donors.” Pioneer employed real-time budgeting, rather than reviewing the budget at set completion points. “We did multiple budgets almost con stantly,” said Veine. “The budgets could be done anywhere from within two weeks to two months. We selected systems with GVSU and the architectural team and evaluated them from a cost standpoint.” As a scheduling aid, Pioneer single so urced all heavy equipment, including sharing a single tower crane among the entire subcontracting team. “We used a jobsite specific crane that stayed on site for 16 months,” said Veine. Veine. This approach was ideal for a tight site with significant slope and for a site located in the center of this thriving university. For the atrium interior, “We rented a scaffold directly and let all of our trades work off of it to accelerate the schedule,” said Veine. “We probably had 30 different trades that had work in the atrium.” Speed never trumped safety on this wellplanned project. In fact, Pioneer established its first Michigan Occupational Safety and Health Admini stratio n (MIOSH A) partner ship on this project. “Pioneer and all 54 of our subcontractors teamed with MIOSHA,” MIOSHA,” said Veine. Veine. “We raised the bar of our safety program dramatically on this site. It was extremely successful, and we are continuing our partnership with MIOSHA on the next job.” A tHree-story-t -tAll All booksHelf
Pioneer launched construction on April 25, 2011. The first first order of business: business: Bidding the Dematic ASRS system, a three-story tall complex of metal racks and bins, plus two crane units – the massive computerized arms that retrieve the books. “Because of the lead times and the critical path of this complex system, the ASRS was the first subcontract let,” said Veine. “Having the tech
�
The Hearth Room’ Room’ss 20-foot-long fireplace and its nest of banquette seating create the ideal place for quiet study. The beauty of natural stone and wood envelops this serene space located in the east half of the building. �
time And money
Pioneer Construction Construction toured toured the University of
78
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
Grand, light-filled and welcoming, the atrium serves as the “living room” for this new facility and for the entire campus. “Voice Of The Construction Industry”®
support of Dematic, a company located right here in Grand Rapids, meant everything.” The ASRS bid package was released in October 2010, allowing the requirements of this system to be integrated into the final construction documents. Pioneer installed the crane units prior to steel installation, protecting these sensitive instruments throughout construction and establishing milestones for rack completion, bin installation and commissioning of the system. “For final commissioning, we tested the cranes’ ability to talk to the cran e units in Grand Valley’ Valley’ss downtown campus,” said Veine. Veine. GVSU’s downtown campus houses one of the first ASRS installations in North America for an active li brary, added Moyer. Pioneer poured an independent, 14-inch-thick concrete floor to support the ASRS. Quality control for flatness had to be impeccable, because an imperfect floor would cause the crane units to hit the bins as they rolled down the aisle way, said Moyer. The entire ASRS system demande d a mandatory level of precision, including meeting the incredibly tight tolerances of the racking and support systems, said Stevens. “We had to calibrate the system and test every one of the 4,104 bins when the system was first installed to make sure everything was properly aligned,” said Moyer.
bAtHtub construction
Pioneer encountered the “perfect storm” in carving the 44-foot-deep mass excavation for the ASRS and the buildin g proper. The crew excavated through the Grand River Valley’s pure clay soil during a summer of torrential rain. Twenty-three T wenty-three days of rain in June and 10 in July turned the excavation into a bathtub. Pioneer made up for lost time, thanks to its quality contractors, more manpower, additional shifts and weekend work – and lots of dewatering. “The construction economy was a little shaky at the time, so there was a lot of trade availability that we could tap into for the job,” said Veine. The clay presented further challe challenges. nges. “This clay breaks into large, heavy clumps, so we could only fill our trucks to 50 percent capacity,” said Veine. Pionee Pioneerr actual ly gave some of the excavation spoils to GVSU’s Art Department, because the material is an ideal modeling clay. Pioneer wasn’t finished with its work down under. “The deep basement hugs right up to the Kirkhof Student Center,” said Veine. Veine. “This meant we had to sheet and shore the student center.” Pioneer also carved tunnels and installed support systems to link the new building to the campuswide steam and chilled water plant, as well as to the University’s own primary electrical loop.
A stone JiGsAW Puzzle Puzzle
For the next phase, Pioneer credits credits steel fabricator, Van Dellen Steel, with accelerating the schedule by its virtually flawless structural steel fabrication. “They accelerated our schedule by sheer speed and production, and by the lack of fabrication error,” said Veine. Veine. “Error in fabrication drains time away from the job. We had few errors on this project, and when we did, the relationship between ourselves, SHW/Stantec and Van Dellen resulted in a quick resolution.” Students signed the final steel beam, attending the topping off ceremony 1,500-students strong. About 4,000 to 5 ,000 students later attended a building preview. “We always take pride in a building,” said Veine, “but seeing that kind of joy in a new facility from people who will use the building meant everythi ng to my construction staff.” The buil ding was ready for its stone cladding, beginning with the fieldstone base. “The stone masons loved it, because it’s real, two-and-aquarter-inch-thick stone on the exterior,” said Veine. The reddish quartzi te fieldst one also enriches the building. “What is really beautiful is that when it rains, which it often does, the reds come out and animate the building even on a gray day,” day ,” said Ste vens.
“Knocking down the past... to build a better future”
DEMOLITION MAN Since 1987
Interior Stripout Specialists
Large or Small Projects (by Hand or Machine)
Difficult Jobs - Our Specialty
M-150 Main Street Construction
.com
Follow us on:
Serving All of S.E. Michigan Visit us online at
www.cam magazine m agazine online.com o nline.com
engineer s
scie ntis ts
1.800.456.3824 C A M M A GA GA Z IN IN E
ar chite cts
cons tructor s
www.f tch.com
O C TO TO B ER ER 2 01 01 4
79
Split-face accents and subtle color tones create a wonderful weave of quartzite stone. Each random ashlar panel is set in a stainless steel grid; metal and stone creating a dialogue between the traditional and the contemporary. The stone quarry packag ed each panel in a separate crate, numbering each stone and attaching an assembly diagram. “Our stone mason would take the drawing, stick it on the wall and then just go with it,” said Veine. The wall was assembled like a five-story jigsaw puzzle of different panel types and grout layouts. “We have two or three panel types and we just rotated their position on the wall,” said Stevens. The stone mason and the glazin g contrac c ontrac tor worked together closely in this pairing of stone and stainless stainless steel. A series of metal solar shading louvers extends across the building’s glazing. Pioneer placed the louvers in the glazing contractor’s scope of work because these metal items tie heavily into the glazing. PAssinG tHe tHermAl test
The random ashlar stone actually altered altered the wall’s substructure. “Traditional masonry ties cannot be used for installation of random ashlar stone,” said Veine. “Instead we installed approximately 4,000 metal knife plates that go all the way through the wall cavity and tie into the structural stud.” Problem solved, solved, another created: The knife plates create thermal bridging, meaning the metal conducts cold into the building. “We broke broke the thermal bridge with caulk and sealant, and also totally encapsulated the knife plates with spray foam,” said Veine. Pioneer actually switched the original plan from rigid insulation to the spray foam after a series of meetings and construction of a full building mockup. As another departure from the norm, the wall wall actually has two spray applications, one being the spray foam and the other a spray-on vapor barrier applied to the DensGlass. “We applied a sprayon vapor barrier to avoid pushing moisture into the wall cavity in this humidified building,” said Veine. Pioneer used thermal imaging to test the performance of the wall substructure in the middle of the brutal winter of 2013-2014. “We did thermal imaging in January and February 2014, which was one of the coldest winters on record,” said Veine. “Our thermal imaging proved that we did things the right way.” A five-story Picture Picture WindoW
This mosaic of stone and its well-engineered substructure gives way to a five-story wall of glass on the building’ building’ss north face. face. Each highperformance, triple-pane glass unit weighs 800 lbs. - three times as much as standard units. Given the weight of the glass an d the slope of the
80
C A M M A GA GA Z IN IN E
O C TO TO B ER ER 2 01 01 4
site, Pioneer conducted extensive pre-installation meetings with the glazing contractor for safety and logistics, and even added an extra crane. “From a sequencing and safety standpoint, it was very critical to plan these ma neuvers,” said Veine. Strategic placement of coatings created these high-performance units. “SHW/Stantec and Arup Engineering, a design partner in the early phases of the project, did a great job in the preconstruction phase of playing with what inboard plane the coatings would best be placed on,” said Veine. Veine. According to Stevens, of the six different surfaces in a triple-pane glass unit, lowemissivity coatings were placed on layers two and four – the inside layer of the exterior-facing glass and the interior-facing layer of the middle pane. The glass passes a simple test: test: the snow actually sits on the window, meaning there isn’t any heat loss from the building, said Stevens. The windows passed an even more rigorous test. When GVSU brought in an independent company to assess the building’s energy performance, the company’s initial suggestion was to remove this north-facing window wall. Probing further, they discovered that removal of this grand wall of glass would not improve the building’s energy signature at all, said Moyer. Because of its high-performance qualities, the wall remained.
loss. Pioneer installed a reputable, high-quality Tate floor system. “Our quality control was extremely intense to prevent leakage and infiltration,” said Veine. “We even X-rayed the finished floor.” A UFAD saves energy because less fa n power is needed for air distribution. SHW/Stantec Mechanical Engineer Joe Lapinski, PE, LEED AP explains: “The fans create pressures pressures in the plenum that are less than 1/10th the pressure that would be needed in an overhead ducted system. With air supplied at the floor l evel and removed at the ceiling, all the pollutants in the space are pushed up and out of the breathing zone without mixing with the rest of the air in the room. Because the UFAD system is more effective at removing pollutants, the system requires less outdoor air to be brought into the buildin g, saving a significant amount of energy year-round.” The system also fits in perfectly with this flexible learning and information commons. commons. “It is beautiful beautiful from a librarian’s standpoint, because the technology and the furniture can be easily moved around,” said Stevens. Unlike a forced air syste m, the UFAD system is virtually soundless. Consequently Consequently,, a sound masking system was installed in the collaboration areas to create private conversation zones; a white noise system was installed in the east half of the library for better sound control.
Wood innovAtion
The interior has its own palette of innovative materials and systems. GVSU wanted a wood feel to the interior with a sustainable twist. Moyer thought of the concept of reusing waste wood as feature walls in the library interior. interior. Fortunately Fortunately,, West Michigan’s furniture industry has an ample supply. “We pulled from furniture plants here in town, as well as millwork shops,” said Veine. “It took us about 14 months to collect all the material we needed.” Pioneer collected waste wood in a variety of dimensions and stockpiled it in their Grand Rapids yard almost 10 months before a subcontractor was even selected for this aspect of the project. The interior wall s now feature 460 different wood panel sizes, all formed of waste wood. “We created all those shop drawings and actually planed, cut and installed all the panels,” said Veine. The wood feature walls now grace virtually every floor. x-rAyinG x-rA yinG tHe floor
The buildin g is host to yet anothe r unconventional system. Blanketing about 90 percent of the building, a raised access floor houses the electrical systems, cable trays and the underfloor air distribution system (UFAD). A raised floor over such a large expanse must be installed properly, for an improperly sealed floor would result in leaks, wall infiltration and energy
“tHe PlAce to be”
Despite these complex systems, Pioneer delivered this new library to GVSU ahead of schedule. “The library originally was supposed to be turned over to GVSU in mid-to-late July 2013,” said Veine, “but we evacuated the existing library and had the ASRS book retrieval system ready for operation in April 2013. We accelerated our schedule and GVSU took over full ownership of the entire facility on July 1, 2013.” After 28 months and 240,000 man hours, students started pouring into the new facility in July 2013 – and they have never stopped. “Many more students are visiting the library multiple times throughout the day, indicating that this is the ‘place to be’ when they are not in class,” said Moyer. Walk up the slope, enter the main door, and stand a moment on the entry stair landing between the atrium below and the first-floor above. From this location, students have access to some of the most visually stunning views in the building, including the light-filled, cathedral-like atrium, the activity in the atrium below and glimpses of students engaged in the Knowledge Market on the first floor. On the atrium’s west side, a series of canted pods project out into this grand volume of space, creating another unique group study zone and sightline. The building’s building’s open bridges and atrium
“Voice Of The Construction Industry”®
