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When starting our business in 2019, ACP was instrumental. From working with their salesman to even being able to meet with the owner directly. Their streamlined services, well-educated salespeople, and on-staff engineering team make projects run smoothly. They are the go-to for all our DOAS, kitchen hood, fans, ductwork, and air distribution needs.

“Over the past several years we’ve been able to expand our design-build service offerings due in large part to the partnership we’ve developed with Air Control Products. ACP’s team is one of the easiest to work with and they consistently provide top notch products, sales, support, design assistance and training to meet our company’s ever changing needs. In our industry it is important to have partners you can trust and rely on and I’m glad Comfort Control has ACP in our corner.“

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At it’s aa partnership partnership and and it’s it’s personal. personal. We We At Air Air Control Control Products, Products, it’s it’s not not only only business, business, it’s help only top-of-the top-of-the line line equipment equipment and and we we help our our customers customers assemble assemble systems systems using using only always buildings. We We are are the the Premier Premier always have have their their back. back. Together Together we we build build better better buildings. Commercial Provider. Commercial HVAC HVAC && Architectural Architectural Solutions Solutions Provider. www.aircontrolproducts.com www.aircontrolproducts.com

April 2023, Volume 77, Number 4

FEATURES info@propertiesmag.com www.propertiesmag.com

EDITOR-IN-CHIEF Mark Watt mwatt@propertiesmag.com 216.251.2655

Photo by Todd Kaminski

OFFICE MANAGER Lisa Larissey llarissey@propertiesmag.com 440.429.6153 CONTRIBUTING WRITERS Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella MEDIA CONSULTANTS Matt Lehnert mlehnert@propertiesmag.com 216.251.6753 Larry Overbey loverbey@propertiesmag.com 216.251.6649 OWNER Real Estate Publishing Corporation Jeff Johnson, CEO jeff.johnson@rejournals.com Cover photo: The Ascent at Top of the Hill, by Doug Bardwell

Powering Growth

Elevating Attention

A New Chapter in Avon

Special Section: Roofing + Building Enclosure

CSA Group focuses on future with cutting-edge Distributed Energy Resource Lab The Ascent at Top of the Hill creates striking gateway to Cleveland Heights Abundant amenities complete massive expansion at Avon Branch Library 46 View From Above: A closer look at the benefits of infrared thermal drone inspections 50 Shedding Light on Solar Shingles: New tech offers green benefits, eliminates downsides of traditional solar panels 54 Mitigating Moisture Through Color Selection: Effects of roof color, solar reflectance on moisture accumulation in membrane roof systems 58 Project Profile: Keystone Threaded Products (Valley View, OH): Hail storm damage forces roof replacement at roll threaded products manufacturing facility 62 Breaking Down Barriers: Understanding the difference between air, vapor and water resistive barrier materials 64 Vantage Point: Do Urban Heat Island Measurements Need Updated?

SPECIAL SUPPLEMENT: NAIOP Awards of Excellence Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real estate agents, appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 8305 Chesterfield Ave., Parma, OH 44129-1813. Copyright © 2023 by Properties, Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. Subscription rates: one year $30, single copy $9, back issues $12 when available. Postmaster: send change of address notices to Properties, 8305 Chesterfield Ave., Parma, OH 44129-1813.

DEPARTMENTS 6 28 32 34 64 66

PROPERTIES PEOPLE FINANCIAL STRATEGIES LEGAL PERSPECTIVES BILLBOARD VANTAGE POINT CONSTRUCTION PROGRESS REPORT www.propertiesmag.com 5

PROPERTIES PEOPLE

4 2

Photos provided by NAIOP Northern Ohio

CANstruction 2023

Area engineers, architects and other professionals recently took part in the 16th annual CANstruction Cleveland-Akron competition at South Park Mall. A dozen teams took part this year, designing and building structures from cans of food. A total of $7,500 and 28,000 cans of food were gathered to benefit local needy families. (See Billboard, pg. 34 for full description).

Photos by Alana Holsclaw and Eva Hawk (Onyx Creative)

Highlighting notable industry events

1 Sean Bostater (Onyx Creative), Alana Holsclaw (Onyx Creative), Alex Branham (Akron-Canton Regional Foodbank), Rebecca Jones (Onyx Creative), Eva Hawk (Onyx Creative) and Hannah Matheny (Onyx Creative) 2 Ben Seger, Julie Ziga, Regina Erdman, Carolina Silva, Abbi Maurer, Lucas Hartman and James Moss (SoL Harris/Day Architecture) 3 Eva Hawk (Onyx Creative), Dana Adkins (PRIME AE), Julia Duhart (PRIME AE) and Alana Holsclaw (Onyx Creative) 4 Lisa Bluemel, Evan Bluemel, Anthony Barchanowicz, Tyler Mathes, Tanner Mathesa and Leanne Andrysco (GPD Group) 5 Dana Adkins, Zachary Forney, Amy Kovatch, Eric Kelly, Julia Duhart, Mike Kessel, Bryan Ziga and Charles May (PRIME AE)

NAIOP Knocks the Rust Off Recently, NAIOP Northern Ohio hosted its ‘Knock the Rust Off’ membership drive at West Bank Golf Club in Cleveland. More than 50 members and guests attended the event, which included drinks, appetizers and access to the facility’s golf simulators and other assorted games. 6

ACP’s Day at the RainForest Air Control Products (ACP) hosted a customer appreciation day at The RainForest at Cleveland Metroparks Zoo for customers, friends and family recently. More than 800 individuals participated or attended the familyfriendly event.

1 David A. Metzger (MG Energy, Inc.) and his wife Cindy 2 Lauren Smith (Air Control Products, Inc.) and her son Miles 3 Dan and Lisa Paulitzky (Air Control Products, Inc.) 4 Mike and Peggy Greene (Air Control Products, Inc.) 5 Mike Greene and Michael Williams (Air Control Products, Inc.) 6 Whitney and Brandon Burgett (Air Control Products, Inc.) and their children Knox and Olivia 7 Cece Reilly and her sister Ali Hall (ACP) Properties | April 2023

Photos provided by Air Control Products, Inc.

1 Melissa Stone (Karpinski Engineering), Marisa Melchior (HSB Architects + Engineers) and Clair Coyne McCoy (Newmark) 2 David Thal (Weber Murphy Fox), Erin Blaskovic (DLR Group), Charlie Filisko (Marsh McLennan Agency) and Tristan Neeb (Citymark Capital) 3 William Willis (Cleveland Development Advisors), Dave Robar (Vocon) and David Thal (Weber Murphy Fox) 4 Tom Charek (Welty Development), Amy Whitacre (First American Title Insurance Company), Ryan Moore (Marcus & Millichap) and Erin Ryan (Rycon Construction)

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Powering Growth CSA Group focuses on future with cutting-edge Distributed Energy Resource Lab By Christopher Johnston | Photos by Mark Watt

ased in Toronto, CSA Group is a global leader in standards development and testing, inspection and certification, with facilities throughout the world concentrating on a broad range of product categories. Among those markets? Distributed energy components, which is a primary focus of the company’s new building at its U.S. headquarters in Independence.

The company needed to keep up with the quickly growing and evolving market of electric vehicle supply equipment, power conversion systems and energy storage systems. Batteries and all of their components – chargers, converters, controllers, etc. – have surged to the forefront of the power supply market for everything from automotive vehicles and tractors to lawnmowers and chainsaws. New batteries and components come with safety standards requirements, which prompted CSA Group to consider constructing a new testing facility to evaluate all of those products for its customers and ensure that they meet those standards. The result is CSA Group’s new Distributed Energy Resource Lab (8801 E. Pleasant Valley Rd., Cleveland), which opened in November 2022. “The design of our new building is quite complex,” says John Rimac, direc-

dedicated to abuse testing. Most of the labs are dedicated to energy storage testing in a concrete-hardened area at the back of the building. Among those is a 1,500-square-foot thermal testing lab. If products pass the stringent and thorough safety standards evaluation process, they receive the CSA mark, one of the bestknown and widely accepted marks for battery and electrical products in North America. The new facility enables CSA Group to extend its ability to serve markets in John Rimac Europe and China.

tor of operations for CSA Group. “There are a lot of safety considerations when testing this kind of equipment, especially the testing of lithium ion batteries and

“More products are being electrified, the size of batteries has increased, and what they’re being used for compared to 10 years ago is totally different than what they are used for today – thus our need to offer these advanced testing capabilities.”

CSA Group

other types of batteries. So, we did a hazard assessment of testing these items, and then developed our lab and procedures around that.” The 40,000-square-foot facility features about 9,500 square feet of testing space with 13 labs, five of which are

Driven by increased demand

CSA Group had been using a 2,000-square-foot testing lab within its 250,000-square-foot U.S. headquarters building on the same site. Initially, the company had developed it as a pilot lab, according to Rimac. They had been providing basic testing, primarProperties | April 2023

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ily of small batteries. Eight years ago, they added abuse testing to determine what conditions might cause products to burn or explode. “More products are being electrified, the size of batteries has increased, and what they’re being used for compared to 10 years ago is totally different than what they are used for today – thus our need to offer these advanced

testing capabilities for our customers,” Rimac explains. Built in 1968, the main building was home to the American Gas Association (AGA) until 1998 when CSA Group acquired AGA. At the time, the facility focused on testing natural gas and propane products, such as barbecue grills. With the goal of expanding into the U.S. market, once CSA Group took

over the building, it added testing for plumbing and other products. Five years ago, to accommodate the growing demand for testing distributed energy components, CSA purchased a five-acre adjoining property and tore down an existing building to make way for its new Distributed Energy Resource Lab. “We quickly learned that it’s an everchanging space, and the needs became

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CHARGING UP A custom-designed steel staircase rail, LED pendant light feature and open beam ceiling lend a clean, contemporary scientific feel in the entrance lobby.

broader and more complex,” says Rich Weiser, executive vice president, Global Operations, CSA Group. “That’s when we envisioned building something much larger to handle what our customers were looking for.”

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Requirement #1: Safety

When it comes to battery testing, many of the codes and standards haven’t caught up to the technology, explains Keith Rintamaa, president of Cleveland-based HWH Architects Engineers Planners Inc., which led design of the facility. Beginning initial vision/concepts in late 2019 with schematics taking shape in early 2020, the architects worked closely with CSA Group to design the shell, lab spaces and exterior of the building, learning from the test experts’ experiences with their smaller, original Energy Storage (ES) lab and existing CSA design standards. The team also worked closely with the City of Independence and its fire department to strengthen and coordinate safety procedures. “There are a lot of inherent hazards that go into a facility like this,” Rintamaa observes. “There is potential for fire, a lot of smoke, deflagration or explosion, so about a third of the facility is dedicated to creating a safe zone, with hardened construction of poured concrete walls and roof and heavy reinforcement in the walls, all to protect CSA Group personnel from any abnormal conditions during one of these tests.”

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GATHERING IDEAS The building’s second floor includes offices, a break room and a pair of meeting rooms, all of which offer open views of the building’s wooded surroundings.

One of the most significant obstacles faced during the roughly 16-month design cycle was the interruption of the Covid-19 pandemic. That forced the architectural team to design remotely a complex space requiring an extensive set of directly integrated mechanical, electrical, safety and HVAC support systems. “Even our internal design team was 100% remote, and that was one of the

challenges complicating the design process,” Rintamaa states. The architects collaborated with CSA Group as their team developed capabilities they wanted in the building. HWH put out for bids and cost estimates during the summer of 2021, eventually hiring Curtis Layer Design/Build Inc. as general contractor, who broke ground in August 2021.

Another challenge faced on the project was designing and building the facility on a uniquely shaped and heavily wooded site, which includes a sizeable ravine along one side of the property. Construction materials from the previous building that was razed were used to shore up soil erosion of the ravine’s slopes. Because of the oddly shaped, constrained site, the design team was challenged to provide stormwater control with limited space to construct a retention pond. The solution was to incorporate permeable pavers within the parking lot, which allows water to pass through to a retention basin located underneath.

Lab design features

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All of the labs feature ventilation systems designed to keep any hazardous fumes from building up in the test rooms, each with its own exhaust system. One master make-up air unit provides all of the outside air for the space, and it is based on a CSA design standard. CSA Group hired an explosion consultant to develop and engineer the criteria for the walls and roof and configure explosion resistance features into all the rooms. Each room also contains gas, heat and smoke sensors that are interlocked with an automated process Properties | April 2023

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CLEARING THE AIR A massive scrubbing system captures toxins and smoke generated from testing within the facility.

control system, also developed by CSA Group. The system controls the toxic exhaust that gets sealed into the rooms and then pushed out as well as the air intake to replace the exhausted air. Depending on conditions, air changers regulate the air and can make between six and 20 air changes per hour. The roof has a spaghetti-like maze of individual HVAC and exhaust units for each lab. “There are not many fire labs or energy storage labs in the country,” Rimac explains. “So when you are designing a building where the end result of testing may be fire or explosion, there are things you must address so that our customers, staff and the community are kept safe.” Even the pre-shipping storage spaces are designed for safety in case of combustion. That’s because, depending on circumstances, batteries can potentially catch fire or explode sometimes up to several days after abuse testing is performed. Each lab has monitors in the hallways outside specially designed blast doors and warning lights above each door that Final indicate whether testing is in process and if it is safe to enter. “We are a safety-centered organization,” Weiser says. “So everything we do is built around safety.” The design included an emergency generator for all life safety systems. There are two separate fire alarm systems; one works internally to warn CSA Group staff if there is a prob-

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TESTING THE LIMITS A variety of highly specialized labs enable CSA Group to provide abuse testing of batteries and related components to determine what conditions might cause them to burn or explode.

lem, and the second goes off at the Independence Fire Department should their services be required. “To be a good neighbor, we also put in a very large scrubbing system for any toxins going through the air,” Rimac says. “The system captures the toxins and smoke so that we don’t pollute the neighborhood, and any contaminated water [if the sprinkler system engages to put out a fire] gets captured and disposed of properly.” Nine months ago, Rimac says, the company had eight people working in the labs. Now they are up to 21, with

“When you are designing a building where the end result of testing may be fire or explosion, there are things you must address so that our customers, staff and the community are kept safe.” John Rimac CSA Group immediate openings for another seven or eight people. In total, CSA Group could potentially add a few more dozen jobs over the next few years.

Construction challenges

Bob Ready, president of Curtis Layer Design/Build, says the construction team experienced a lot of delays because of supply chain interruptions caused during the pandemic. “One of the bigger supply chain issues was getting the precast panels for the main building, [while] the insulated metal panels around the office section of the building were another big delay,” he says. “We had to temporarily enclose the building in plastic while we were waiting for the siding to show up, so we did the drywalling inside before we even had the siding and the windows for the building.” Because of the long lead times to obtain materials, Curtis Layer also preordered structural steel and panels for the building. 14

Properties | April 2023

MAKING SPACE In addition to offices and labs, the testing facility incorporates an open warehouse area where incoming and outgoing products can be stored.

“We ordered those panels before we even had a contract with a final price so that we could keep key components on track,” Ready says. “We knew lead times were ridiculous then, so that definitely helped.” Construction of the office portion of the building was fairly “standard stuff” for his company, Ready says. However, they worked closely with CSA Group to ensure that all of the distinctive lab design standards and safety systems and requirements were appropriately integrated during construction. “CSA Group had very specific safety goals in mind for the energy storage lab,” says Jim Michalski, project manager for Curtis Layer. “It was all in the design, but it was up to Curtis Layer and our team of subcontractors to make that all come together and work smoothly as an integrated system.”

Interior design components

As a consultant, Smith Architects LLC, of Cleveland, provided HWH with architectural design support. The firm focused primarily on the interior design of the office spaces and provided selection of some of the interior design elements and finishes based on standards that help ensure a consistent interior for all of its facilities worldwide. “CSA Group had a unique vision of the project that the building be experiential for their customers,” says Bonnie

Smith, president, Smith Architects. “They wanted a physical representation of their innovative approach to customer services in their new building. Their vision opened up some interesting design opportunities for our team.”

The first floor lobby and conference and training rooms, offices and open seating areas on the first two floors, and the break room on the second floor all incorporate flooring, paint colors and lighting elements consistent with

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SAFETY IS KEY Each lab has monitors in the hallways outside specially designed blast doors and warning lights above each door that indicate whether testing is in process and if it is safe to enter.

the organization’s corporate brand. A custom-designed and fabricated-in-place steel railing system lends a clean, contemporary scientific feel. The spaces feature abundant glass to surround staff and visitors with beautiful views of the densely wooded, natural setting. “Providing a maximum amount of glazing in the office was a must,” Smith says.

“Providing a maximum amount of glazing in the office was a must. It creates the illusion, especially from the second floor, that you are in a tree house.” OH LIC #21927

Bonnie Smith Smith Architects LLC “It creates the illusion, especially from the second floor, that you are in a tree house.” After people enter the building, she says, the shimmering LED light fixture adds interest and sparkle as they ascend the staircase. “The open beam ceiling over the lobby draws your eyes further upward, and once again toward the windows and views,” Smith comments.

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Outside look

On the exterior, a distinctive angled roof over the building creates a tower element that commands attention, Properties | April 2023

Smith explains, especially as visitors approach the building from Pleasant Valley Road. Augmented by the CSA logo signage, it provides “subtle architectural wayfinding,” she says. Smith adds that she incorporated contrasting colors and materials of dark gray, vertically ribbed metal panels to highlight the entry. The textured metal panels at the front are in CSA Group’s signature blue. Those panels contrast to the white, smooth precast concrete panels with a gray band that comprise the remainder of the building. “Like the interiors, the exterior materials of metal panels, insulated glazing and precast concrete were selected for the building to further the physical representation of CSA Group’s innovative MEETING STANDARDS Flooring, paint colors and lighting elements throughout the office area approach to customer services,” Smith were selected to remain consistent with the Canadian company’s corporate brand. says. “The materials were also selected for their timeless quality and ease of maintenance and responsiveness to together well to provide CSA Group Rimac, who acted as CSA Group’s controlling the construction budget.” with a cutting-edge Distributed Energy project manager during construction, Resource Lab. concludes: “They were very easy to Excellent team effort “Curtis Layer was very proactive in work with. If we had concerns, we Rintamaa says that, even though it identifying solutions,” he says. “They were talked about them and discussed poswas their first collaboration and despite always looking around the next corner sible solutions. It was a smooth process, the delays caused by the pandemic throughout the process to see if there was and that’s no easy feat for such a comconditions, all team members worked anything that wasn’t going to work.” plicated project.” P

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Elevating Attention The Ascent at Top of the Hill creates striking gateway to Cleveland Heights Story & photos by Doug Bardwell

or decades, Cedar Road hill was just the incline your car had to climb to get from Cleveland to Cleveland Heights. Its steep grade crested to reveal… nothing. People entering Cleveland Heights via Cedar Hill were met with a view of a surface parking lot and the backs of apartment buildings. For the City of Cleveland Heights, this was a problem. “The intersection of Euclid Heights Boulevard and Cedar Road is one of the most important locations in Cleveland Heights and was one of its most underdeveloped,” says Eric Zamft, planning and economic development director for the City of Cleveland Heights. “It’s the first thing people see entering our city, and it overlooks the east side of Cleveland, downtown and Lake Erie. We needed it to be more than just asphalt.” If you drive up Cedar Hill now, though, you know you’ve arrived somewhere special, as The Ascent at Top of the Hill is there to greet you. The $80 million, 458,000-square-foot development comprises Building One, a four-story Building Two and a five-story, 507-car parking garage connected by a sky bridge. Spanning four acres, the mixed-use project includes 261 apart-

ments, 11,000 square feet of commercial space and neighborhood amenities. Realizing the Ascent at the Top of the Hill was a six-year multi-partner climb.

First NE Ohio foray for Flaherty & Collins Properties

“In April 2016, the City of Cleveland Heights put out an RFQ (Request for Qualifications) that we responded to,” says Deron Kintner, principal with Flaherty & Collins Properties. “We were shortlisted for the RFP (Request for Proposals) phase, and our first RFP meeting with City officials was the same day as the Cleveland Cavaliers championship. It was a short meeting.” While Flaherty & Collins has its own design and construction team in-house, it teamed up with Eppstein Uhen Architects (EUA), with whom

it had previously completed projects. Cleveland Construction, Inc. was brought aboard as construction manager for its local expertise. “I recall being first engaged with the RFP process in 2016,” says Ryan Staude, senior project manager at EUA, “and then after a brief pause, we began presenting schematic designs in 2018.” “We were clear on our priorities for the site,” Zamft says. “We needed to create a visual and symbolic entrance to our city; establish a dense, vibrant, pedestrian-friendly commercial district; improve parking and traffic conditions; and incorporate community feedback into the design.” “Since the location is a gateway to the Cleveland Heights, the City wanted something modern with some height at the top of the hill that would then www.propertiesmag.com 19

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SCALING UP The $80 million development comprises Building One (above) and a fourstory Building Two, which are connected by a sky bridge, plus a five-story, 507-car parking garage.

step down toward the existing business district,” explains Kintner. “One of the City’s early requests was to explore the idea of including a hotel within the project. Ultimately that didn’t work, so we replaced it with additional multi-family.” Early in 2020, all parties came to an agreement, and EUA issued construction documents. “We closed the deal on May 5, 2020, seven weeks into the pandemic,” Kintner says. “We worked with Goldman Sachs on the financing when many other banks were pulling back and not lending.”

Starting site design

“We directed our efforts to create this beacon at the top of the hill, facing west, and stepping down as it moves more to the east, toward the existing buildings, so we’re trying to be sensitive to the fabric of the city,” explains Shane Grandbois, exterior designer for EUA. “Our first effort then was to meet with the community and get an idea of what they were looking for.” “In all, we probably had 40 to 50 separate meetings on a variety of topics with the community before the project was finalized,” recalls Kintner. “With each of those city meetings,” adds Staude, “you have to remember that meant there was a change – getting additional input – heading in a new direction – resulting in a new design iteration.” Properties | April 2023

REGAL WELCOME A stately marble-wrapped concierge desk appears inside the Cedar Road lobby in front of an impressive marblewrapped entrance leading to the Leasing Office.

Brian Anderson, business development manager for Cleveland Heights, agrees. “These meetings took time and weren’t easy,” he says. “We were proposing a big change for this neighborhood and the only way the project could move forward was if the community was on board.” Kintner and the team from EUA credit Chris Gallagher, the lead design architect at the time, for successfully navigating the community meetings process. All the meetings certainly didn’t expedite the project, but ultimately, they allowed it to continue. Sadly, Gallagher passed away during the project. “You can never underestimate what it takes to shepherd a project through the entitlement process successfully,” states Jeff Bogart, senior interior designer, “and how important it is to cultivate the neighborhood’s goodwill by showing sensitivity to the area’s culture. And that was something Chris Gallagher did expertly.” “There was a lot of pride and concern voiced by the neighborhood residents,” continues TJ Morley, senior design architect, “and sometimes you see a disconnect between the City’s objectives and those of the residents, so it’s a matter of trying to reconcile those issues.”

“Google Earth still shows what this intersection looked like before we began,” says Grandbois. “Essentially, it was just some parking lots, devoid of landscaping, looking at the backs of surrounding buildings.” “Given how heavily those parking lots were used, that was probably the number

To conceal the 165,000-square-foot parking garage as much as possible, it was woven into the center of the parcel, with vehicular access from a central drive and a sweeping pedestrian sidewalk toward the retail areas along Cedar Road to the south. The walkway winds around a large ovular terraced public green space next to Nighttown. “Another of the successes from an urban planning standpoint,” adds Morley, “is that while it is visible from Cedar, the garage is adjacent to the retail and recessed while the activated spaces are brought forward along Cedar. Also, on the north side, the way the wings are articulated relates well to the cadence of the Shane Grandbois other four- or five-story structures EUA that march along Euclid. There’s a nice rhythm to that.” one issue we had to address for the City,” Thinking back, Kintner recalls a recalls Kintner. certain amount of disagreement about The eventual design required fitting whether the design should have been large structures around the existing build- more consistent with the Tudor-style ings. Nighttown, a popular night spot, sits architecture found down Euclid Heights at the southeast corner, and Buckingham Boulevard and Cedar Road or whether Apartments occupies the middle of the the design should be more modern. northern portion along Euclid Heights “The neighborhood’s character led us Boulevard. That required maintaining to integrate subtle references in the minimum clearances and adequate access design, such as incorporating diapering to each of those other buildings. and reveals into the masonry – to pro-

www.propertiesmag.com 21

GATHERING ATTENTION A multilevel co-working space on the first floor of Building One provides a comfortable environment for working, relaxing and socializing.

vide a human scale connection with the details found in the district.” “Another challenge was circulation,” posits Staude. “Working with such a large tract that was not orthogonal, circulation was critical. A pedestrian bridge from Building One allows residents to get to the parking garage through Building Two.”

Continuing challenges of construction

Traffic and parking were significant issues before construction and the sub-

ject of many community meetings about the project. “The studies were done on a micro level regarding our project specifically and on a macro level looking at the entire Cedar Fairmount district,” explains Kintner. The first to be built was the parking garage. Since people in the surrounding neighborhood had come to depend on the existing parking lots, there was considerable coordination between Cleveland Construction and the City traffic department to consolidate and

relocate enough parkers so that the parking garage could be built first and house those vehicles that had been utilizing the existing surface parking. Selective demolition started in June 2020. “We first had to install two new temporary parking lots, one for Nighttown and another for the Buckingham Condo residents,” says Matthew Onslow, project manager for Cleveland Construction. The garage dips below grade with one ramp, but no basement level exists. The post-tensioned concrete parking

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CONVENIENCES ABOUND Resident amenities in Building Two include an upscale dog grooming area with washing recesses for large and small dogs (top), as well as a series of three contiguous workout areas (bottom).

garage rises five stories, with floors one through three for public parking and floors four through five reserved for apartment residents. Once the garage was completed in April 2021, parkers were provided spaces on the public levels. Then the site was readied for construction of the two apartment buildings. Onslow states that all types of unexpected old foundations and large rocks were discovered under Building One, slightly slowing down the start of that project. “We also discovered early on just how close traffic was going to be to our construction, so we worked with the city to develop an MOT plan (Maintenance of Traffic),” states Onslow. “That provided pedestrian walkways and space to maneuver equipment and materials around the south and west sides of the site.” The pandemic brought severe price fluctuations and material shortages that affected construction. “Lumber prices went sky high, so we worked with our suppliers to keep an eye on the market index and strategically bought material. Also, due to supply chain constraints, we prepurchased materials and stored them until needed onsite,” recalls Onslow. “Roofing shortages also caused us to make substitutions, which delayed getting our buildings under roof.” Building One has a structural steelframed concrete podium up to the second and third floors. From there up, cold-form metal framing (12-18 gauge) was prefabricated for the loadbearing and shear walls, brought to the site as panels, and erected on site, according to Onslow. “Floor framing was done with C-joists, with knock-outs for MEP routing, metal decking, and covered with a gypsum underlayment.” “Additional structural steel framing starts at the podium and goes up to the roof for the pool and exterior balcony stacks,” says Onslow. “Cold-formed steel metal trusses are used for the roof deck, and the pool is a stainless-steel welded structure.”

“Under the pool is a separate waterproofed containment area,” explains Eric Brown, project specialist with EUA. “In case of overflow, a membrane-lined metal stud and CMU block wall, built on its own floor, contains the water, and an alarm system will alert maintenance.” “One of the many challenges was to incorporate the rooftop pool,” continues Bogart, “both from a structural standpoint, as well as designing the volumes of space directly below it. Beneath the pool level, we designed penthouse unit plans around the pool vessel, creating some unique special volumes.” “In Building One, stairwells and elevator shafts were all cast-in-place up to the podium level,” says Onslow, “and then CMU to the roof. All roofing is TPO over EPS foam insulation.” “Building Two also used a similar steel frame podium to the third floor on

the south side, above the retail space,” says Brown. “The remainder of Building Two was wood construction for walls and floors,” explains Onslow. “Elevator shafts were CMU, and the stairwells were framed out of shaftliner system.” The building was enclosed in January 2022 and opened for move-ins six months later. Reflecting, Shawn Zbasnik, director of marketing for Cleveland Construction, mentions, “This was like three separate projects in one, with three different structural systems. Then you add all the world issues like Covid-19 and the project issues like supply chain shortages. It was all about overcoming adversities.”

Building One

“We developed a very elaborate conceptual package to determine the design aesthetic and direction www.propertiesmag.com 23

GOOD LIVING A model suite in Building Two incorporates an open kitchen with eating island (top), an adjacent living room area (middle) and a spacious bathroom (bottom).

Flaherty & Collins Properties wanted to take with this building,” says Bogart. “After proposing two different schemes, Flaherty & Collins Properties selected the more modern, sophisticated, sleek design, using classic materials like marble and wood. We created backgrounds that would be rich but neutral, then added darker elements for contrast.” The 145,000-square-foot Building One stretches east from the intersection, along the Cedar Road side, creating the property’s southwest corner. Protruding out at the first level is a uniquely shaped space used as a co-working lounge. Designed with

“This was like three separate projects in one, with three different structural systems. Then you add all the world issues like Covid-19 and the project issues like supply chain shortages. It was all about overcoming adversities.” Shawn Zbasnik Cleveland Construction flexibility in mind, it can be configured for singles or for small working groups to gather. Set on multiple levels, with large windows looking out toward the Y-shaped intersection, it’s a dynamiclooking space visible to all passersby. “We felt that would be a great marketing tool for us, with all the people going by, looking in and wondering what all the activity was about,” recalls Kintner. “To emphasize the social aspect of the space, there is a coffee bar as well as private conference rooms available,” adds Bogart. “It becomes the reception lobby, live/work gathering space and property management hub for the project.” Continuing up the slope of Cedar, 7,000 square feet of commercial space take up the balance of the frontage on Cedar Road. Large fabric awnings shade 24

Properties | April 2023

ADDED IMPACT Building One features eight penthouse units with upgraded finishes and appliances.

the storefront glass. A wide swath of diapered masonry rises from the awnings to the first residential level. On the opposite side of the building are five overhead garage doors, opening to four single-car garages and a private eight-car garage for penthouse residents. Another double-door entry leads to a separate move-in lobby. A bark park is also located on this side for canine residents. Residents can enter from a 22-car surface parking area on the north side of the building or from the main entrance facing Cedar. Residents who park in the five-story parking garage will enter from the sky bridge at level two on the east side of the building. A stately marble-wrapped concierge desk appears inside the Cedar Road lobby in front of an impressive mar-

ble-wrapped entrance leading to the Leasing Office. Apartments are located on floors two through seven, with a mix of studios and one- and two-bedroom units. Floor eight has eight penthouse units, four of which have a second floor on the mezzanine level and a third bedroom. Studios begin at 463 square feet, while other units go up to 1,395 square feet. Three units are listed as Type A – adaptable units. Two different finish levels are available, depending on the building and location. Living spaces and baths feature luxury vinyl floors, while bedrooms and closets are carpeted. Kitchens feature GE stainless-steel appliances, Euro-style cabinetry, tile backsplash and quartz countertops. Penthouse units include upgraded finish and appliance options.

Nine-foot ceilings are standard, as is 100% LED lighting throughout. A laundry room is also standard, with a full-size, white, side-by-side washer and dryer. Most units include a separate dining island with a quartz top. A recessed balcony is available with most suites. At the 10th-floor roof level, residents can enjoy both indoor and outdoor spaces. With spectacular views, this elaborate space has an aqua ledge for reclined lounging in the water along one side of the pool, while the balance is more conventional in depth. The pool is a generous 24-foot by 20-foot. Seating areas, fire tables, outdoor grills and a dining shelter pavilion are all available outside. Planters anchor each corner of the rooftop space, adding greenery to this top-of-the-world fresh air environment.

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Changing rooms are just inside, along with a club room with a fireplace lounge, a game area and a rooftop bar, so it can be used year-round. The interior space has light plank flooring and a plank-look ceiling with shallow faux beams. Blues in the area rugs and the furnishing’s upholstery reference the blue skies outside.

Building Two

A cut-through driveway from Cedar Road to Euclid Heights Boulevard occurs between Buildings One and Two. Sidewalks on each side of the drive proceed under the sky bridge and allow for sidewalk entrances to units on the west TOP LEVEL On the 10th floor of Building One is the luxurious Club Room, which incorporates a side of Building Two. This drive fireplace lounge, game area and more, plus access to a rooftop lounge and pool area just outside. also provides one of two entries on-demand” Echelon monitors, and a combination of studio, one- and twoto the parking garage. bedroom units. To the south of the garage entry, selection of kettlebells. The third area is appropriately named Building Two features another 4,000 New life for a lonely corner square feet of commercial area along the Training Zone and has a selection of With the design completed and resiCedar Road. Immediately north of equipment residents can work one-onthe retail is Building Two’s lobby and one with a trainer. With an AstroTurf dents starting to move in, the building has amenity area, with a mail room, bike green carpet and white yard markers, qualified for the National Green Building storage and repair station, and the fin- you’ll be taken back to your high school Standard designation, Staude says. “This past July, we started moving est-looking dog spa this writer has ever football drill days. At the end of the fitness corridor is residents into Building Two,” Kintner seen in an apartment complex. Think multi-shades of blue mosaic tiled walls access to a unique hoteling guest suite, says, “and in March 2023, we started moving people into Building One, so we and recessed lighting both in a low tub available to visitors. Above the fitness area and all are now 50% leased.” area for large dogs and a higher area for In the past, when commuters drove areas north of the parking entrance small dogs. Take the corridor off the lobby to the are Building Two’s apartment suites up Cedar Road, the top of the hill was fitness area – actually, the first of three arranged in a C-shape around a private anything but remarkable. Now, Building specialized rooms for fitness. The largest gated garden area. The courtyard offers One’s glass and aluminum façade is equipped with dozens of free weights, an outdoor grill and kitchen. Outdoor and the halo of light beneath its sky weight benches, Nautilus machines and Wi-Fi allows this space to be used as canopy brighten the way into Cleveland cardio machines by True and Octane an outdoor co-work space. Four units Heights. It’s a sight to see in the early Fitness. The second is the virtual fitness in Building Two are listed as Type A morning hours. “One of the things I’m looking forward room with Echelon bikes, “workouts- adaptable units, while the rest are a to,” says Morley, “is walking the neighborhood and seeing how the building connects to the neighborhood and how it’s knitted the urban fabric together. With all the activation at street level, NEW & USED STEEL I think it will be quite transformative.” SHIPPING CONTAINERS Zamft believes it already has been. “This is the first project of its kind in 20’ & 40’ SIZES Cleveland Heights in decades,” he says. “It’s proven we can do transformative SERVING development in Cleveland Heights and NORTHEAST OHIO & helped open the door for additional SURROUNDING AREAS projects we now have in our queue. The Ascent at Top of the Hill has been a Call CAROL PACK for Pricing: 330.696.6458 • carolpack@twc.com high-impact project for our city.” P

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Dancing Days

T ALEC J. PACELLA

his month, we are heading to 7th period, which is our next-tolast class of the day. And it’s a good one – dance class. Not only will it get us up and moving, but it has some significant tie-ins to recent headlines. As I write this, we are 10 days into uncharted territory. Two banks have failed, several more are on the ropes and the “URL” that has everyone talking isn’t the latest and greatest website but rather unrecognized losses looming on bank balance sheets. The current environment is focused squarely on risk, which happens to be the subject of 7th period dance class. The bell just rang and the music is playing, so let’s get this class started! The most direct way to offset risk is to find another participant, a dancing partner, that is willing to share it. Sometimes, our dancing partner is on the same side of the dance floor as us and other times, they are on the opposite side. This month’s class will provide a few common examples of each, starting with a concept known as a participation loan. This type of loan includes two dancing partners: a borrower that is looking to reduce risk by securing a loan with a below-market interest rate and a lender that is willing to forego some of their return upfront in exchange for partici-

pating in the cash flows generated from the property. To illustrate the mechanics of a participation loan, let’s assume an investor is considering buying a property for $1 million. It will produce $90,000 of net operating income (NOI) in the first year, which is anticipated to increase 2% each year. The investment is being analyzed over a five-year holding period and the underlying value is expected to increase 2.5% annually over this time. A lender has offered to finance 90% of the purchase price with a participating loan at 9%, interest-only, plus 50% of the NOI that exceeds $90,000 and 50% of

Properties | April 2023

any asset appreciation realized Figure 1 – Investor Return at sale. Year Purchase NOI Sale Loan Loan NOI Sale Investor’s Cash Payment Par6cipa6on Par6cipa6on Flow Figure 1 illustrates both the 0 ($1,000,000) $900,000 ($100,000) unleveraged IRR of 11.42% and 1 $90,000 -$81,000 $0 $9,000 2 $91,800 -$81,000 ($900) $9,900 leveraged IRR of 19.44% for the 3 $93,636 -$81,000 ($1,818) $10,818 investor while Figure 2 illustrates 4 $95,509 -$81,000 ($2,754) $11,755 the lender’s base IRR of 9%, 5 $97,419 $1,131,408 ($900,000) -$81,000 ($3,709) ($65,704) $178,414 which increases to 10.37% as a Leveraged IRR: 19.44% Unleveraged IRR: 11.42% result of the participation. With this type of arrangement, both Figure 2 – Lender Return dancers can realize a benefit. Year Loan Loan NOI Sale Lender’s Cash The lender is sharing in the Payment Par0cipa0on Par0cipa0on Flow 0 ($900,000) ($900,000) property upside while protect1 $81,000 $0 $81,000 ing any downside risk as well 2 $81,000 $900 $81,900 3 $81,000 $1,818 $82,818 as hedging against inflation4 $81,000 $2,754 $83,754 ary risk as NOI and underlying 5 $900,000 $81,000 $3,709 $65,704 $1,050,414 asset value tend to increase with Base IRR: 9.0% Par/cipa/on IRR: 10.37% inflation. And the investor is achieving stronger positive side to mitigate risk. A common form loan that currently has a fixed interest leverage and only sharing in return over of hedge is called an interest rate swap, rate of 6.5%. While this will reduce a prescribed threshold return. which is used to primarily offset the cash flow after debt service, as well as The next concept involves using for- risk associated with future fluctuations have associated refinancing costs, the eign currency to reduce risk. Suppose in interest rates. Suppose an investor risk associated with future interest flucone dancing partner is a developer that secured a $2 million loan to acquire a tuations would be drastically reduced. is negotiating with two different pros- long-term, net lease drugstore property. The other choice is to enter into an pects to lease their new warehouse. One The rental rate that the tenant is paying interest rate swap agreement with a prospect is a domestic firm with unrated is flat for several years and the inter- dancing partner that believes interest credit and the other is a Japanese cor- est rate on the loan, currently 6%, is rates are going to decrease. This option poration with rated credit. In either based on SOFR plus 1%. The investor could benefit the investor, provided that instance, the developer will need to is concerned that if future interest rates interest rates do indeed increase as retire a construction loan that was used increase, the cash flow after debt service the investor anticipates. However, it to build the warehouse with permanent could drastically decrease. would be harmful if interest rates fall. debt. The U.S. company is willing to The investor has a couple of choices At the start of the swap agreement, pay a slightly higher lease rate, but the to reduce the risk in this instance. both the investor and their dancing Bank of Tokyo will provide permanent One is to refinance the adjustable-rate partner’s positions are equally valued at financing if the property is leased to loan, replacing it with a fixed rate 6%. Suppose that three months later, the Japanese corporation. A currently favorable exchange rate between the dollar and the yen will more than offset the slightly less rental rate the Japanese corporation is willing to pay. If the Japanese corporation is the preferred dancing partner, there are a few ways to offset the type of risk introduced by exchange rates. One way is to have the tenant’s rent paid in yen, not U.S. dollars, and simultaneously negotiate with the lender to make the mortgage payments in yen. The developer could also purchase a financial hedge to protect against future fluctuation in the exchange rate. Another approach is to predicate future rent increases in the lease to an exchange rate index of the dollar to the yen. In the previous example, a hedge was mentioned as a way to mitigate risk. Unlike the couple examples, where both the developer and the tenant were on the same side of the dance floor, a hedge involves finding a partner on the other www.propertiesmag.com 29

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What I C @ PVC HITTING THE BRAKES According to the TreppWire podcast of March 16, 2023, activity in the CMBS sector dramatically slowed. The aggregate volume of securitized loan issuances over the first two months of 2023 was $4.9 billion as compared to $27.5 billion during the first two months of 2022. –AP interest rates have risen to 6.5%. The investor would owe their counterparty three months of interest payments at 6% or $30,0000 ($2 million multiplied by .06 divided by 4) and their counterparty would owe the investor three months of interest payments at 6.5% or $32,500 ($2 million multiplied by .065 divided by 4). In summary, the investor would net $2,500 in the first quarter as a result of the swap. And this gain would

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is to find another participant, a dancing partner, that is willing to share it. Sometimes, our dancing partner is on the same side of the dance floor as us and other times, they are on the opposite side. help mitigate the loss of net cash flow from the real estate investment. The use of swaps can be an effective hedge against interest rate changes in the future. However, these contracts can be complicated, risky and expensive. The early days of March 2023 were eerily reminiscent of the early days of August 2007 and only time will tell if the similarities stop there or will continue. So long as there is a dancing partner willing to take the opposite bet, the markets can function. But as we painfully learned 15 years ago, when there is no one willing to take the opposite bet, huge problems follow. Let’s hope the music doesn’t stop and our dance floor doesn’t become a ghost town. P Alec Pacella, CCIM, president at NAI Pleasant Valley, can be reached by phone at 216-4550925 or by email at apacella@naipvc.com. You can connect with him at www.linkedin.com/in/ alecpacellaccim or subscribe to his youtube channel; What I C at PVC. Properties | April 2023

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LEGAL PERSPECTIVES Navigating property laws & regulations

Healthy Demand Amid Troubling Headwinds

takeholders in the construction industry are managing the increasingly complex and costly challenges associated with major projects, facilities, skilled labor forces, suppliers and real estate.

ROB REMINGTON

The acceleration of public infrastructure projects, together with other government manufacturing initiatives throughout the Midwest, is creating healthy demand – and exerting some longstanding pressures – on the construction industry in Ohio. Skilled labor shortages, supply chain difficulties and shortages of certain raw materials continue to create significant project challenges and threaten longterm productivity of the industry. Against this challenging backdrop, sweeping construction projects are underway in Ohio. Two of the biggest employers in Northeast Ohio plan major investments – the Cleveland Clinic (63,190 full-time employees worldwide) and the Sherwin-Williams Company (57,231 full-time employees worldwide). In May 2022, the Cleveland Clinic announced a $1.3 billion capital investment in its main campus. Projects include a 1 million-square-foot

Neurological Institute building, expansion of the Cole Eye Institute building, and significant growth of research facilities by way of the Clinic’s $300 million investment in the Cleveland Innovation District (a collaboration with universities and other hospitals to create jobs and an educated workforce). Also on the drawing board: adding a 400,000-square-foot research center to position Northeast Ohio at the forefront of the pathogen research vital to preparing for the next pandemic. The Clinic also is collaborating with community partners to bring a $52.8 million Meijer grocery market and apartment complex aimed at lessening food insecurity and revitalizing its surrounding neighborhood. Sherwin-Williams is building a new headquarters tower in downtown Cleveland, with an attached multilevel garage, as well as a research and development center in the

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suburb of Brecksville. The 36-floor headquarters will house more than 4,500 employees – professional staff, engineers, technicians and chemists – with room to accommodate future growth. Sherwin-Williams says the project will entail a minimum investment of $600 million over the next few years. Major projects are making headlines elsewhere in Ohio, as well. Intel plans to spend $20 billion on two advanced chip factories in Licking County, just outside Columbus. The project is the largest single privatesector investment in Ohio’s history. It’s expected to create 3,000 Intel jobs and 7,000 construction jobs over the course of the build. The nearly 1,000acre site has room for approximately eight chip factories. If it reaches full capacity, the investment could grow to as much as $100 billion over the next decade, making it one of the largest semiconductor manufacturing sites in the world. The J.M. Smucker Co., a leading food manufacturer headquartered in Northeast Ohio, plans a 29,000-square-foot research and development lab at its campus in Orville. Abbott selected a site in Bowling Green for a new manufacturing plant for nutritional products. And the clinical research company Medpace plans a $150 million operations and office expansion at its Cincinnati headquarters. Automakers, meanwhile, are doubling down on Ohio in anticipation of an electric vehicle future. Ford Motor Co. is planning a massive expansion to make electric vehicles at its Ohio assembly plant in Lorain County. The $1.5 billion project is expected to add 1,800 jobs, twice the plant’s current workforce. General Motors plans a $760 million investment in its Toledo transmissions plant as it gets the facility ready to manufacture drive units for GM EV trucks. Honda is building a $3.5 billion joint-venture electric vehicle battery factory at a site in Fayette County. The Bipartisan Infrastructure Law, signed in late 2021, has identified over 150 specific Ohio projects for funding. Across the state, there are 1,377 bridges and over 4,925 miles of highway in poor condition. Ohio is set to receive more than $4.3 billion to invest in roads, bridges, public transit, ports and air-

ports, and over $240 million for clean water projects. As more projects are announced in coming months, the federal investment

for pollution cleanup, such as capping orphaned oil and gas wells and reclaiming abandoned mine sites. Going forward, the jury is out with respect to the extent to which an uncertain economy and high interest rates will impact the more ambitious project plans in Ohio, especially in the private sector. Government funding from the Bipartisan Infrastructure Law, the Chips and Science Act and the Inflation Reduction Act, however, will likely keep the construction industry in Ohio on steady ground for now. P

The acceleration of public infrastructure projects, together with other government manufacturing initiatives throughout the Midwest, is creating healthy demand – and exerting some longstanding pressures – on the construction industry in Ohio. in Ohio roads and bridges is projected to ramp up to $9.8 billion. Ohio also is in line for a minimum of $100 million to help ensure high-speed internet coverage across the state. And more than $131 million was allocated to Ohio in 2022

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BILLBOARD News about people, products, places & plans

CANstruction Food Drive Competition Benefits Local Families

Photo by Alana Holsclaw (Onyx Creative)

he 16th annual CANstruction Cleveland-Akron competition took recently at South Park Mall where 12 teams comprised of local architects, engineers and other industry professionals designed and built structures made entirely of full cans of food. The theme this year was “CANtoon” (Cartoon), with the cleverly created structures left on display at the mall throughout the month of March. At the end of the exhibit, more than 28,000 cans were donated to assist local families in Northeast Ohio. Through the combined efforts of CANnstruction ‘Eat My Shorts - Ay CANramba!’ (PRIME AE) Cleveland-Akron teams and sponsors, a monetary donation of $4,500 was given to the Greater Cleveland Food Bank and a monetary donation of $3,000 was provided to the Akron-Canton Regional Foodbank. Founded in 1992, CANstruction is a unique food drive created by the Society for Design Administration (SDA) to call national attention to hunger. Events are held annually in more than 150 cities and have grown to become one of the largest and most consistent canned food contributors to food banks around the world.

Bedrock Announces Romanoff as VP of Business Bedrock recently announced that Nora Romanoff has been appointed as the vice president of business development in Cleveland. Romanoff will play a key role in managing the implementation, program management and performance monitoring of Bedrock’s

Cuyahoga Riverfront master plan. She brings over 20 years of experience in sustainable building design, civic engagement and urban planning to her new role. Romanoff will report to Bedrock’s senior vice president of business development, Deb Janik. Her primary focus will be the transformation of 35 acres

Nora Romanoff

of the Cuyahoga Riverfront and Tower City Center into a sustainable, accessible, and equitable downtown neighborhood over the next 15 to 20 years. Prior to joining Bedrock, Romanoff served as associate director at LAND Studio, where she managed the redevelopment of downtown Cleveland’s Public Square

and directed the Mayor’s Task Force for the project from 2014 to 2016. This work included communication and outreach for the $57 million project and a 33-intersection, multimodal traffic study. Additionally, Romanoff led various projects including LANDform, a downtown public art and public space initiative, and served as project liaison for the Rock & Roll Hall of Fame building and public space expansion. Most recently, she served as the co-chair of the Land Use and Urban Design Working Group for the Cleveland

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BILLBOARD News about people, products, places & plans Lakefront Process and masterplan. Her work also includes Bedrock’s first phase of public streetscape improvements.

Hahn Loeser & Parks Names Senior Manager of Construction Services David A. Elsey has been hired by Hahn Loeser & Parks LLP as senior manager of construction services, the firm announced recently. In this new role, Elsey will work with the firm’s clients and attorneys to implement best practices for construction management and risk management. This includes analyzing project impacts, tracking cost and schedule, and assembling comprehensive damages.

David Elsey

He has over 15 years of construction operational experience, having worked in both public and private commercial markets to successfully deliver complex projects such as healthcare, higher education, K-12, institutional, hospitality, retail, commercial office space and multifamily facilities.

Before joining Hahn Loeser, Elsey was the director of project management at Tober Building Company, and also served as a senior project manager at Turner Construction. Throughout his career, Elsey has managed and overseen the completion of more than $700 million worth of construction projects.

In addition, ACP has added three new members to its team. Aaron Gratz and Jake Mantle have joined the newly created inside sales department, while Chris Davis has moved from her previous position as customer service specialist to join the team as well.

ACP President Named to UA Advisory Board

A new Habitat for Humanity home on Grandview Avenue in Cleveland was recently dedicated to a family of seven, providing them with a safe and permanent residence. The dedication was attended by project partners, local officials and neighbors. More than 63 CEA (Construction Employers Association)

Air Control Products (ACP) recently announced that Mike Greene, president, has been appointed to The University of Akron (UA) College of Business Institute for Leadership Advancement Advisory Board.

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CBRE Welcomes Senior VP Habitat for Humanity Home on Grandview Ave. in Cleveland

contractors, members of the Cleveland Building and Construction Trade Council (CBCTC) and affiliates contributed over $250,000 in material, labor and cash to make the project possible. The union-constructed house is the 14th Habitat home built on Grandview

Avenue and the 83rd in the Greater Buckeye neighborhood. The project was initiated in April 2022 and completed in January 2023. “This family is now in a safe and steady home, thanks to CEA and Habitat for Humanity,” says Peggy Sobul, chief development officer for

CBRE recently announced it has hired Christopher Livingston as a senior vice president in its Cleveland office. In his new role, he will be responsible for advising owners and occupiers in the leasing and sale of property across multiple asset classes. Livingston brings over 25 years of experience in commercial real estate to the role. Prior to joining CBRE, he

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A New Chapter in Avon Abundant amenities complete massive expansion at Avon Branch Library By Scott Esterly | Photos by Todd Kaminski

n April 2020, voters in Avon overwhelmingly supported a levy to fund the expansion of their existing library. Fast forward to present day. The Lorain Public Library System’s Avon Branch Library is nearly three times larger and is well-poised to meet future demands of its patrons while safeguarding what libraries have long been associated with: books. “This has been needed in Avon probably since the original building opened in 1994,” says Anastasia DiamondOrtiz, chief executive officer and director of Lorain Public Library System. “As Avon has grown, the building was never adequate for the needs of the community. There was a levy in spring of 2020, and it passed with flying colors. But the project has been on people’s minds for at least 10 years.” The existing building of 10,500 square feet was expanded to 26,500 square feet as a result of the $9 million project. The decision to drastically increase the building’s footprint was tied to accommodating community needs and wants. After working with the City of Avon to acquire the immediately surrounding lot to accommodate the expansion,

the Avon Branch Library now sits on three acres of land. The ribboncutting ceremony to celebrate the

Town Hall, which is now home to the Avon Historical Society. Once leaving Old Town Hall, the library went through numerous temporary homes over the years. In 1991, a search for a permanent home began. That led to the current building on Harvest Drive, along Colorado Avenue (State Route 611), which opened 23 years ago. Detroit Road, a main traffic artery of Avon, is merely a quarter Anastasia Diamond-Ortiz mile north of the library. This cenLorain Public Library System tral location has made the library a busy spot that has patrons coming and going all throughout the day. completion of the project took place Avon was once an agriculture-based in early February. area. Now it is filled with family homes, a plethora of retail stores and even major Shifting demographics in Avon area hospital system outposts, like the The Avon Branch Library, which first Cleveland Clinic Avon - Richard E. opened in 1956, eventually exceeded the Jacobs Campus. A resulting major demoneeds of its original building, the Old graphic shift upwards in the number of

“When we had the grand opening, I had a number of people say they were happy to see so many books. That is what we heard from the community. Collection is the core.”

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FRESH APPROACH While the exterior improvements follow the original building’s traditional Western Reserve-style design, the interior is a far more modern, contemporary style that addresses feedback received from the younger family demographic in Avon.

young families in Avon’s population has been a leading cause of the need to update what the library offers to its patrons.

Collaborative design process

With the successful levy results and some initial feedback from the community, Lorain Public Library System officials hired their design and construction team beginning in September 2020. GPD Group came onboard to design, and Gilbane Building Company was brought on to serve as construction manager at risk.

The scope of the design was truly transformative to the library. Essentially, three sides of the existing building were blown out and the front entrance was moved to an entirely new section. On the interior, a complete renovation took place. A recurring aspect of the Avon Branch Library expansion project was the need to work around Covid-19’s workplace limitations. Design meetings, team meetings and even public town halls took place virtually. “It was a very collaborative process. We did two town hall events to reach

out to patrons to solicit their feedback,” explains Jason Nolde, project manager with GPD Group. “We knew there was a desire for more technology. We tried to really figure out what that means as far as tools and applications.” Technology is certainly a major component of the final product. Beyond access to computers and wireless internet, patrons can take advantage of the Create Space room that features, among many other items, a 3D printer. Despite technology’s presence in the list of requests, the number one ask

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Photo by Scott Esterly

CREATING COMFORT There are several private study rooms throughout. One larger quiet reading room features plush seating and a cozy fireplace.

from the community was something low-tech. Patrons wanted a drive-up service window to pick up and drop off items. The drive-up service area was designed and constructed along the driveway off Colorado Avenue to consolidate staff work areas with the new building entrance location. Other feedback that helped guide the design team was a desire to pay homage to Avon’s farming and agricultural history, which can easily be deduced by the color schemes of the carpet and décor whilst exploring the children’s area, and the arched lighting upon first entering the building, which mimics a greenhouse. This entry feature extends from the main entryway through the lobby and through the children’s area on the far side of the building. Because the library is in Avon’s French Creek District, GDP Group needed to take certain design guidelines into consideration. For instance, the exterior appearance of the building needed to resemble a traditional Western Reservestyle structure. To accomplish this, the design team followed the architectural look of the existing building by matching the brick and existing white trim and moldings. The interior, however, is a far more modern, contemporary style that addresses feedback received from the younger family demographic in Avon. To get an idea of the overall flow from an individual’s perspective, upon arriving in the main lobby, visitors are in a lobby that features a curved-wall circulation

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FARMLAND FEEL The children’s area features fun furniture and décor reflecting the farm and agricultural feel of the library’s overall design.

desk, featured book and media stacks, and seating and gathering areas. From there, patrons can take two paths. To the right, the adult collection, computer lab and miscellaneous programming and study rooms are found. Straight ahead are the youth-oriented sections.

Under construction

“Part of our design solution was to satisfy a requirement of keeping the building open during construction,” explains Nolde. “We wanted to ensure library services would remain available to the community during construction.” Creating a new, highly visible main entrance that could serve vital aspects patrons would need, like collection services and book drop-off, was key to keeping the library open. Staff services and drive-up accommodations were moved to this new section, which facilitated the ability to close off the other sections for construction to continue as needed. “The south end of the building was phase one, but everything had to be run from the north end. We were actively building the south end while open to the public,” explains Chris Cunningham, project superintendent for Gilbane Building Company. “This means we had to run new water lines from a different location out in the street and a fire

The design team made selections based on material availability to facilitate the construction schedule, such as avoiding steel joists and utilizing steel beam construction for the new roof assemblies. Tying the firewalls and sprinkler system to the existing wood structure created particularly difficult technical and logistical constraints on the construction team. “We basically tied into a house,” explains Cunningham. “The existing, original building is woodframed and now those wood trusses are tied into the new steel trusses.” The roof is both comprised of shingles, mostly on the existing building, and standing seam metal, used throughout the newly added portions of the building. The existing building had HVAC Jason Nolde systems that needed an upgrade GPD Group and wouldn’t have been able to accommodate the large expansion necessitated value engineering discus- underway. Two new HVAC systems sions. Also, labor and material shortages are now hidden behind separate gated masonry walls in the parking lot. To popped up throughout construction. “Steel, any kind of technology, metal complement the new HVAC systems, fabrications or electrical – those were smart building controls were also added. the big things impacted by the material Parking was identified as something shortage,” explains Courtney Thorne, the community wanted addressed, so the project manager/project engineer for original lot was expanded. During conGilbane Building Company. struction, crews noticed a lot of water New portions of the building are struc- in this area. tural steel and cold formed metal framing “Typically, you’ll see a retention pond that tie into the existing timber structure. outside,” explains Cunningham. “Ours suppression system which wasn’t here before. The old power source had to be removed and a new one installed. It was a huge undertaking.” Groundbreaking took place on August 10, 2021. Construction during the Covid-19 pandemic posed several constraints on the Gilbane Building Company team that needed to be worked through. For example, pricing issues

“Part of our design solution was to satisfy a requirement of keeping the building open during construction. We wanted to ensure library services would remain available to the community during construction.”

Properties | April 2023

ENHANCED OFFERINGS The project has enabled the library to expand programming. For example, the Create Space (top) is equipped with a 3D printer, heat press and more, while the teen area (middle) incorporates multiple study areas, including one room that’s thoroughly soundproofed. Elsewhere, one meeting room is connected to a demo kitchen, where culinary classes will be offered (bottom).

is underneath the parking lot. We noticed during construction that rainwater flows under there. A stormwater management system under the lot will take the flow of water, slow it down into chambers and release it in a manner that doesn’t overwhelm the surrounding system.” The original structure’s main entry has now become a storage area that is only accessible from outside. Aside from that, the two restrooms near the original structure’s main entry location are essentially all that remain in what for all intents and purposes is brandnew construction.

‘Collection is the core’

“When we had the grand opening, I had a number of people say they were happy to see so many books,” says Diamond-Ortiz. “Collection is the core. That is what we heard from the community.” Library officials and the design team heard loud and clear that people still want and need access to books, particularly children’s books. To further aid opportunities for children and families to use the library, reading gardens with comfortable lounge furniture were installed. In total, over 4,200 square feet of space was dedicated to the reading gardens, which feature both the children-oriented area and an adult area. Once the seasonal weather cooperates and the reading gardens are ready to be fully utilized, a fence will be installed to help create separation from State Route 611. For after-hours or expedited pickup of books or other media, patrons can utilize the Amazon-style lockers just in front of the main entrance. An after-hours drop-off is located next to the lockers. Additionally, the Lorain Public Library System is a member of CLEVNET, a consortium of 47 library systems, which allows patrons access www.propertiesmag.com 43

to the entirety of each system’s vast collections.

More than books

It had become readily apparent to library officials that an expansion in programming would be vital to the library moving forward. “Before the expansion, we had one programming room that would quickly be at capacity and we had to turn people away,” says Diamond-Ortiz. One new offering that came from the community’s suggestion was having dedicated space for eSports, which has become increasingly popular over the years. The library regularly offers open gaming to tweens and teens. The personal gaming computers KID-SIZE AMENITIES A play area, located in the main section of the library, has interactive elements for eSports is in a large pro- like a child-size barn and farmers market stand for free play. gramming room, which also contains flexible conference “The children’s area is much larger room features plush, comfortable seating room-style furniture to accommodate a now,” explains Donna Kelly-Sprinkle, and a cozy fireplace. variety of meeting needs. branch manager. “There are so many A large meeting room, which can be Community members and patrons can young families in Avon. They have split into two separate rooms by utilizing take a class or undertake a project of their established how that space is used. The dividers, can host events with a maxiown in the Create Space room, which circular room tends to be quieter where mum capacity of 150 people. Connected contains a variety of technology tools, families sit and read together, and the to the large meeting room is a demonincluding a 3D scanner, 3D printer, CNC play area gets used a ton.” stration kitchen, which was requested by milling machine, vinyl printer cutter, The circular room in the southwest por- the community. Classes, like knife skills, laser engraver cutter, sublimation printer, tion of the building has children’s book will be offered here. heat press, sewing machine, embroider- stacks, fun furniture and an overall décor “The kitchen is a great opportunity ing machine and Cricut printer. The to partner with the community,” Create Space room will be staffed with says Kelly-Sprinkle. instructors for small classes and can be One program coming soon will feareserved by groups or individuals for ture the chef from Avon Public Schools tours, instruction or general use. The hosting a family cooking night. library is in the process of ramping up Avon Branch Library also accepts programming for the Create Space, so U.S. passport applications by appointregular opportunities for usage will be ment and has a dedicated passport room. Donna Kelly-Sprinkle continuously offered. Avon Branch Library has dedicated Lorain Public Library System Back to basics significant portions of the building to As evidenced by the bountiful the city’s youth. A teen-centric area has programming offerings, the Avon study rooms, including one that is sound- that reflects the farm and agricultural feel Branch Library sought to address proofed, as well as restaurant-style booths of the library’s overall design. The play wants and needs of the community by and other comfortable seating, comput- area, located in the main section of the looking forward and utilizing technolers and book stacks. A garage-style door library, has interactive elements like a ogy and computers. is located along the wall separating the child-size barn and farmers market stand “Technology is obviously really importeen section from the main part of the for free play. The door leading to the tant and critical, but it’s true that people library. When it is rolled up, the teen reading gardens is located just off the play want to come into their library and see room is open and flows naturally into area. This doorway also features stained books,” says Diamond-Ortiz. the library. When closed, the space can glass windows that have been preserved At last count, there were more than accommodate teen-specific programming from the original building. 40,000 books available in the library. that won’t interrupt other patrons using There are several private study rooms That number will only continue to grow the library. throughout. One larger quiet reading as staff builds out the collections. P

“The children’s area is much larger now. There are so many young families in Avon. They have established how that space is used.”

Properties | April 2023

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Photo courtesy of Diamond Roofing Systems

View From Above A closer look at the benefits of infrared thermal drone inspections By Alexis Cox Diamond Roofing Systems

rones are becoming a game changer in the roofing industry. With the advancement of technology, there are capabilities to perform infrared (IR) thermography roof inspections without climbing a ladder or even stepping foot on a roof. Inspections may cover a range of rooftop elements, from the top membrane and flashings, to metal edges, gutters and skylights, and more.

IR thermal drones can see the moisture and heat under the current roof membrane and around any rooftop equipment or objects. With an overlook of the entire roof, the detection of abnormal temperatures will be visible through digital processing even though it is not visible to the naked eye. Here are some benefits of IR thermal drone roof inspections:

Accurate assessments

Thermal imagery allows you to understand the condition of your roof and rooftop equipment. The IR thermal drone can easily detect anomalies and identify water damage, heat leakage or other potential problems. If left untreated, many rooftop problems can get worse, causing leaks, mold and rot, which in turn can 46

require even more costly services to repair or replace. Drones can provide high-resolution thermography, and most drones in the market have the capabilities to zoom in without compromising the resolution. Drones also allow the inspector to quickly access areas for inspection that otherwise may take expensive equipment, such as a crane or man lifts, for an inspector to reach – which also would require more time and coordination. Inspectors can produce more valuable data for reports and repairs with drones, leading to significant savings with the roofing contractor able to offer different types of suitable roofing solutions.

Prioritize safety

Traditional roof inspections are dangerous. They can sometimes lead to falls

from climbing tall ladders and roofs. With thermal drone inspections, you can avoid these risks. Safety is a key component in the roofing industry, and drones can reduce or eliminate the risk of any injuries, giving roof inspectors and customers peace of mind. Further, a certified FAA pilot can capture the necessary images from a safe location at all hours. (Note: for a more efficient roof thermal scan, drone footage is often captured in the evening hours.)

Cost + time saving

Performing roof inspections with drones is a faster, safer and more time-efficient way to gather high quality and valuable data for the roofing contractor and property owners alike. An average traditional roof inspection can take hours, or days, Properties | April 2023

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depending on the square footage of the roof, and most require multiple roof estimators. Drones, however, can cover large areas quickly and easily with one certified FAA pilot, which means that IR thermal drones can save time and money. Something to consider: Most roofs come with a warranty and require routine annual inspections and maintenance. Depending on the warranty, they will cover anything from roof leaks to high wind and hail damage to roof punctures. IR thermal drone inspections can provide the information needed by the manufacturer and roofing contractor to help you get the most out of your warranty. In conclusion, making a small investment in an IR thermal drone inspection on your property can prevent larger capital expenditures in the future. Being proactive with a drone inspection may offer building owners significant savings by catching small issues that can be repaired before becoming a larger roof system failure. Working with a roofing contractor that offers this value-added service allows you to “one stop shop,” so that you are first provided with a complete roof assessment powered by infrared thermal imaging and then able to work with the same contractor to take appropriate action, whether that means roof repair, replacement or continued regular maintenance. P Alexis Cox is director of marketing with Diamond Roofing Systems. She can be reached by email at Acox@teamdiamond.co or by phone at 330-8562500 ext. 105. Properties | April 2023

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Shedding Light on Solar Shingles New tech offers green benefits, eliminates downsides of traditional solar panels By Kevin Campopiano Campopiano Roofing

ver the past decade, “green” energy systems of every type have seen innovation and refinement to improve efficiency, enhance ROI and, ultimately, enable more widespread adaptation. One of the most interesting is certainly the introduction of “solar shingles”: a genuine re-thinking of the traditional photovoltaic (PV) solar panel seen on rooftops worldwide. The concept, of course, radiates common sense: rather than ungainly individual panels retrofitted onto the roof (and all the additional specification, installation, project management and maintenance that entails), the solar energy-producing panels are entirely integrated into the roofing system itself. And, beyond aesthetic issues, this approach offers a host of equally commonsensical advantages.

Simplicity

While traditional solar solutions are literally bolted on top of the roof, solar shingles are installed right along with the rest of the new roofing. The first benefit 50

is obvious: specification and installation of a single roofing/solar energy system, both from the same manufacturer, covered by the same warranties, installed by roofing experts and designed from the get-go to function as an integrated building component. The entire system is thus single-sourced, with a single point of contact and responsibility.

Economic advantage

Beyond the social and environmental advantages inherent in solar shingles as a clean energy system, of course, lie the really compelling, direct economic benefits in terms of long-term energy costs for the building beneath it. Month by

month, nailable solar shingles produce clean electricity at a cost lower than that from the utility company… in many cases, significantly lower. At the same time, governmental incentives including federal energy tax credits may be available. LEED building credits may also become part of the ROI calculus. Remember, since it’s a wholly integrated system, the entire roof may be eligible for tax credits, not just the panels themselves. And, in some locales, the possibility of “selling” energy generated back to the grid may be an option. While each installation will vary based on a number of factors (location, local climate, size, other energy conservaProperties | April 2023

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tion efforts, etc.), in combination with monthly energy savings, these credits and tax advantages can largely offset installation costs over time. Remember too, that nailable solar shingles offer the economies of combining both a new roofing system and solar energy system as a single project. This represents a much more cost-effective option and improved ROI inasmuch as you’re bundling the cost of the roof together with the cost of the clean energy system, including installation.

Warranted for energy production

Yet another advantage of solar shingle roof systems are the strong warranties available through roofing contractors certified to work with a particular brand. Given the more durable nature of the technology itself, nailable solar shingles can be warranted for the same period as the rest of the roof, typically 25 years. But that’s only half the story. The other half – and it is key – are warranties on the system’s energy pro-

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LEVELING UP While traditional solar solutions are literally bolted on top of the roof, solar shingles are installed right along with the rest of the new roofing.

duction; a guarantee that the system will deliver the specified amount of clean energy year after year. Solar shingle system manufacturers will, at regular and specified intervals, “true up” any difference in energy promised vs. energy produced for the life of the warranty – a very win/win scenario.

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tion for brackets, mounts or associated hardware as with conventional solar panels – and no protruding solar panels to catch debris, snow buildup, birds’ nests and such. There is no visible external wiring or conduit that could be exposed to damage, create potential hazards and detract from the architectural beauty of the building. Building owners should expect at least a Class 4 Hail Rating, substantially eliminating another potential worry. According to Pew Research, Americans of every political stripe largely favor taking steps to become carbon neutral by the year 2050. And, regardless of inflation, those same citizens have made it known they expect and will choose companies that demonstrate higher levels of common-sense social responsibility. Today’s solar shingle technologies make that statement very clear – right up there on the roof for all to see. Whether calculating and frugal building owners, those seeking energy independence, or those dedicated to improving the environment; the advent of nailable solar shingle technology provides a host of compelling advantages to put clean green energy where it belongs – right over their heads. P To learn more about solar shingles and the benefits for your building, contact Kevin Campopiano, director of operations for Campopiano Roofing. He can be reached by email at kevin.campopiano@camporoof.com or by phone at 330-425-1285. Properties | April 2023

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Mitigating Moisture Through Color Selection Effects of roof color, solar reflectance on moisture accumulation in membrane roof systems Provided by ARMA

oisture content within a roofing assembly may fluctuate significantly over the life of the roof depending on a variety of factors, including but not limited to moisture in the existing roof assembly at time of installation; interior and exterior temperatures; interior and exterior humidity conditions; deck type; under-deck ventilation; amount and location of insulation; and presence of vapor retarders/air barriers in the roof assembly.

The potential for condensation and moisture buildup in a membrane roof system from interior moisture sources has always been and should continue to be an issue that must be accounted for in the roof system design. Furthermore, the color, solar reflectance and thermal emittance of the roof surface can affect a roof system’s drying potential and, therefore, the buildup of moisture in a roof system. Moisture buildup in the roof assembly can result in deck deterioration, including rotting wood decks and corrosion of metal decks, growth of mold and other organisms, deterioration and reduction of the effectiveness of thermal insulation, premature failure and deterioration of the roof system FRESH LIGHT The use of light color/reflective roofing has increased in recent years, driven in and re-emulsification of certain water- part by standards such as LEED and local code requirements across the U.S. based adhesives.

Effects of roof color + reflectance

The use of light color/reflective roofing has increased in recent years, driven in part by standards such as LEED and local code requirements across the U.S. Changing the color of a roof membrane from a dark or non-reflective surface to a light color or highly reflective surface both reduces the amount of time the roof spends in a “drying” mode and the roof temperature when the roof is in a “drying” mode. When there is a source of interior humidity, a light-colored or highly reflective roof surface can allow moisture and liquid water to build up in the roof assembly with less opportunity to evaporate or dry. Accumulation of moisture within roof systems can be 54

exacerbated in buildings with elevated humidity or periods of excessive moisture generation and if often not addressed in the design of the building envelope. Some examples of moisture generators include: • Apartment/condo buildings (showers, cooking, air humidifiers, etc., produce high levels of interior moisture) • Swimming pools, food processing, paper mills and foundries • New construction with high interior construction moisture (i.e., from freshly poured concrete, space heaters, wet insulation installation, drywall installation, etc.) • A compact ceiling assembly where there is typically drywall, batt insula-

tion, roof deck and membrane with little or no insulation above the deck, no vapor retarder or air barrier in the system, and little or no ventilation below the deck • Reroof conditions where moisture may be present in the existing system

Things to consider

In new construction projects, the design professional must evaluate the anticipated interior and exterior conditions and design the proper water vapor control (including considerations for transfer of water vapor via diffusion and air flow). This evaluation should include the necessary calculations to ensure there will not be a condensation problem and a determination regarding Properties | April 2023

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whether a vapor retarder, air barrier or underside roof deck ventilation is necessary. If adequate water vapor control measures cannot be integrated in the design, use of light-colored or highly reflective roofing may create condensation issues. Regarding tear-off, recover and coating applications, a roofing profes-

sional should evaluate the existing roof assembly for signs of water infiltration and/or condensation issues (water stains, wet or deteriorated insulation, deck deterioration, organic growth). The professional should also determine whether there are interior vents (such as bathroom exhaust fans) and, if present, confirm that they are all properly

ducted to the outside and in good condition so they do not allow moisture to enter the roof system. A roof design professional or climate control specialist should be consulted to evaluate the existing conditions and to develop a plan to address moisture issues within the existing roof assembly. Some things that can be done to help control moisture accumulation in the roofing assembly include: • Remove wet areas within the existing roof system prior to recovering the system with a new assembly • Provide insulation above the deck to shift the location of the dew point • Use at least two layers of insulation with staggered joints to prevent moisture migration through the joints between the insulation boards • Use an adhered membrane system to minimize moisture migration within the roofing system • Provide a vapor retarder and/or air barrier to the system at the proper location within the roof assembly and seal roof deck penetrations, terminations and transitions • Provide adequate ventilation below the deck to remove moisture before it enters the roofing system Always refer to roofing manufacturer published requirements and consider local building and energy code requirements. Consult a roofing professional when questions and decisions are to be made on condensation and refer to ASHRAE for design guides and standards. P

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This article was prepared by the Asphalt Roofing Manufacturers Association and is disseminated for informational purposes only. Nothing contained herein is intended to revoke or change the requirements or specifications of the individual roofing material manufacturers or local, state and federal building officials that have jurisdiction in your area. For more information, visit Asphalt Roofing Manufacturers Association at www.asphaltroofing.org. Properties | April 2023

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Project Profile: Keystone Threaded Products (Valley View, OH) Hail storm damage forces roof replacement at roll threaded products manufacturing facility By Chris Kamis Absolute Roofing & Construction, Inc.

eystone Threaded Products is a well-established manufacturer of standard and custom precision roll threaded products. In late 2022, during a routine thorough inspection of their building, it was discovered that the facility had possibly sustained hail storm damage to the roof.

• signs of condensation/moisture present on the underside of the existing TPO membrane

Photo courtesy of Absolute Roofing & Construction, Inc.

Absolute Roofing and Construction was brought in to perform an inspection of the complete roof system. Their comprehensive approach to roofing and insurance claims was extremely important to this process. This was no small task as the building comprises five separate roof sections, totaling 79,000 square feet. All five of the roof surfaces on the building had a white TPO (thermoplastic polyolefin) single ply membrane installed over a BUR pea gravel ballasted roof of unknown manufacture. Various repairs were noted throughout the roofing systems, including what appeared to be a recent core test repair. Core tests (cross sections of the roof pulled out ) revealed the following:

WIDE COVERAGE Keystone Threaded Products’ facility was comprised of five separate roof

• TPO over ¼” styrene insulation over sections, totaling 79,000 square feet. pea ballast over 3-ply BUR over 1” fiberglass insulation over a steel corhail stones. There were a number of rugated perforated metal deck severe storms in 2019 and 2021 that produced hail stones large enough to A cursory interior walkthrough was cause this impact damage. performed to help identify possible moisThe damage to the roof membrane ture infiltration areas into the building, presented itself in several ways: short but due to rooftop conditions the exact (½” to ¾”) tears, half-circle or crescent origin of the roof moisture infiltration shape tears and series of concentric could not be definitively determined. circle tears (bullseye) ranging from ½” The existing flat roof appeared to to 2” plus size impacts. Based upon the be in fair to poor shape, with expected experience of hundreds of other similar normal wear and tear due to weathering type membrane evaluations, Absolute and lack of maintenance. concluded the damage was a result of There was clear evidence of defects hail stone impacts. in the roof that required immediate Once it was determined that the roof attention and of note were several had experienced hail damage, Absolute impact fractures in the membrane. focused the evaluation on the extent of The impact fractures observed were hail damage. They determined that this consistent with typical damage from roof surface had experienced moderate to 58

major hail damage based on the number of impact fractures observed. Hailstones normally vary in size, shape and hardness and are usually distributed randomly which are indicative of the fractures found in the roof membrane.

Hail damage explanation

The assessment procedure is based on “determining whether there is hailcaused damage and if so, quantifying the amount of damage on the roof,” according to Haag Engineering, of Dallas, TX. “The first step is to inspect the roof system and differentiate hail damage from non-hail damage. Most systems are susceptible to damage from the impact of hailstones falling at high velocities. The extent of the damage Properties | April 2023

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depends on the nature of the determined that the entire roof roof system. Other factors, such surface should be replaced. as age and surface temperature Due to the conditions at the time of impact, may also observed throughout the roof come into play. surface, the recommendation “Catastrophic failure damage is was to remove the existing roof very clear and easy to observe. surface down to the roof deck, This would be a complete fracture perform repairs to the roof deck through the installed product. as needed, and then install new Other types of damage, however, iso board insulation and an are not so obvious. Indentations EPDM rubber roof membrane. may not fracture, but may result After consideration from in some aesthetic loss, or in some Keystone’s insurance company, it potential loss of performance in was decided that the roof was a years to come.” total loss and required replaceIn some cases, an indenta- COMMON SIGNS Impact fractures observed on the ment. The insurance company tion can occur, and the fracture rooftop were consistent with typical hail stone damage. agreed to cover the entire cost of in either the reinforcement mat the roof replacement. is not readily observable. The Absolute Roofing and proofing integrity is at risk and its service effects of hail damage often can be life threatened. Construction, Inc., was awarded the projreadily seen, but visual observation ect after a competitive bid process was of roof surfaces often does not reveal performed. Absolute was chosen not only Repair vs. replacement serious damage. This may include According to HAAG Engineering, for its price but also for its expertise in weakening of the membrane reinforce- there are two different methods that can roofing and work on other large projects. ment, membrane adhesion, fractures, be used to determine if the roof should The actual work had to be scheduled punctures and the like. Damage to the be repaired or replaced. HAAG stud- around expected inclement weather. insulation substrate can also occur. In ies utilizing the “test square area” state Whenever a flat roof is replaced, caresuch cases, testing is required to deter- that between seven to 10 impact hits ful consideration must be given to the mine the extent of damage of the roof in a sample test square recommend that weather to avoid water getting into system components. the roof be completely replaced. (A test the building. Unfortunately, some damage may not square is an area 100 square feet, usually Staging of the materials was perbe apparent until after many months or 10 feet by 10 feet, for example). Absolute formed in the early morning hours due years of exposure. If substantial damage utilized this “test square area” on this to the confines of the worksite and the has occurred, the roof systems water- roof surface and, based on this, it was amount of materials required.

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Photo courtesy of Absolute Roofing & Construction, Inc.

One Call Solves it All

Call our commercial sales managers today, to discuss your electric service needs. “Being that it was early in the morning, it was almost pitch black out, so extreme caution was utilized by my men while staging this project,” explains Mike Kamis, production manager with Absolute. “It couldn’t have gone better though, which is a true testament to the skills of my men.” The flat was removed in sections no larger than 2,000 square feet, to accommodate installation of the new roof within the available daylight hours. To prevent leakage, the new roof to old roof transition was “night sealed” at the end of every shift. The roof deck was reviewed and repaired as necessary for a good, solid sound surface. A vapor barrier was then placed onto the bare roof deck for further protection from the elements. Poly-iso insulation board was mechanically attached using heavy duty screws, which was then covered by a Carlisle Syntec .060” EPDM membrane. Finishing touches were performed to the roof; a new perimeter flashing metal was custom fabricated in the Absolute metal shop then installed to the roof. The project was completed by the imposed deadline. With the cooperation of the Keystone’s management; Willoughby Supply, the material supplier; Carlisle, the membrane manufacturer; and Absolute, the installer, the project was completed in an efficient manner. The installation achieved the required 20-year manufacturer’s warranty. “Keystone Threaded Products is an extremely important asset to the community and I’m very proud of our project, the skills of our employees and the way our people performed beyond expectations with all of the other professionals involved,” Kamis says, noting credit must be given to Absolute’s lead foreman Scott James and skilled craftsmen on the project, including Don Sebastian, lead foreman; John David, shift foreman; and Getty Wompamack, safety coordinator. P Chris Kamis is president of Absolute Roofing and Construction, Inc. (www.absoluteroofing.com). For more info, visit Carlisle Building Products at www.carlislesyntec.com; and Willoughby Supply, Inc. (www.willoughbysupply.com).

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Breaking Down Barriers Understanding the difference between air, vapor and water resistive barrier materials By Laverne Dalgleish ABAA

ir barriers are not to be confused with vapor barriers or with water resistive barriers. Each barrier has a different function to perform in a building assembly. A very common question in the marketplace is “What is the difference between an air barrier and a vapor barrier?” Then to add to the confusion, there is a building code requirement for a water resistive barrier. It is important to understand the differences as when you design a building you need to take into account the loads caused by air flow, heat flow and moisture flow (in both liquid and gas form).

Quite simply an air barrier reduces the flow of air, a vapor barrier reduces the flow of water vapor and a water resistive barrier reduces the flow of liquid water. Each function is completely different. The confusion comes when one material could potentially provide more than one function, but must be utilized in a particular way to actually perform that function. Air barrier materials are any material that can be used anywhere in a building assembly to reduce the flow of air into or out of the conditioned space. Any material that has an air leakage rate that is not greater than 0.02 L/(s·m²) at a pressure difference of 75 Pa (0.004 cfm/ft² at a pressure difference of 1.56 lb/ft²) when tested in accordance with ASTM E 2178 is an air barrier material. On a typical construction site, there could be hundreds of materials that meet this requirement, however the material needs to be put into a building assembly in a way that makes that assembly airtight. So air barrier materials are assembled into air barrier assemblies which are then put together into an air barrier system which is the whole building. Vapor barrier materials include any material that is used in a building assembly to slow or reduce the movement of water vapor through a material (water vapor is also transported by air leakage but this can be resolved by installing an air barrier). Vapor barrier materials are installed on the warm side of the insulation in a building assembly. The position of the vapor barrier in a building assembly will be determined based on the climatic 62

conditions. In warm climates, it will be on the exterior; in cold climates, it will be on the interior. Note that there are no vapor barrier assemblies, only vapor barrier materials. Water vapor transmission is a measurement of water vapor through a material. In most cases, the results are expressed as vapor permeance. The most common test method for measuring water vapor permeance is ASTM E96. You can test using either the desiccant or water method, and typically the results are reported in the units of ng/ (Pa*s* m²) or U.S. perms. This test method measures the rate at which water vapor that is in the air passes through a material. This is where the confusion comes in. The amount of water vapor going through a material is minimal compared to the amount of water vapor that can be transferred by air leaking through holes in the building assembly. People see condensation in a building assembly and assume that this is because the vapor barrier was not installed properly.

What you have to keep in mind is that a typical vapor barrier requirement is 1 U.S. perm. That is equal to 57 billionths of a gram of water for every square meter of surface for every second and for every pascal water vapor pressure difference. Now you may be trying to figure out what this is exactly, but just keep in mind that when you are measuring something in billionths of a gram, the amount will be very small. To further complicate things, the more airtight the building assembly is, the less you have to worry about the water vapor transmission rate of materials. Water resistive barriers are any material which will resist liquid (bulk) water intrusion. They are installed on the outside of a building and are used to deflect liquid water that has leaked, penetrated or seeped past the exterior cladding. Water resistive barrier materials are combined with flashing and other materials to ensure that there is a shingled effect to direct liquid water away from the exterior sheathing. The material is tested for liquid water penetration by using the hydrostatic head method (AATCC 127), which places a column of water 55 cm in height on the material; there cannot be any leaks through the material after five hours. So keep in mind that an air barrier handles air leakage, a vapor barrier handles water vapor transmission and a water resistive barrier handles liquid water. P Laverne Dalgleish is the executive director of the Air Barrier Association of America (ABAA). For more information, visit www.airbarrier.org. Properties | April 2023

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VANTAGE POINT Experts weigh in on industry issues

Do Urban Heat Island Measurements Need Updated? Provided by EPDM Roofing Association

he EPDM Roofing Association (ERA) is recommending that federal, state and local governments, as well as regulatory bodies, pause the development and implementation of reflective roofing and cool roofing mandates. This recommendation from ERA is based on the findings of two studies funded by the association which attempted to measure the efficacy of reflective or “cool” roofing as a mitigation strategy against the Urban Heat Island effect, or UHI. These studies showed that complex and inconsistent temperature assessment protocols are being utilized in virtually all UHI evaluations, making comparisons of efficacy problematic.

“We need to develop a consistent way to measure the impact of reflective roofs, so that we can evaluate their efficacy compared to other mitigation strategies that are being used to lessen extreme heat in urban areas,” says Ellen Thorp, executive director of ERA. “Prudent building science requires us to call upon the federal and state governments to conduct additional research to assess the real-world relative value of all proposed solutions that might diminish the impact of the challenge of UHI. “ For the initial study, ERA contracted with ICF, an independent consulting firm with experience in climate change, data analysis and building science. ICF undertook an analysis of existing data

and previous studies on UHI, with specific focus on the measurable impacts of the roof albedo of low-slope roofing. ICF’s analysis of temperature data for cities with cool roof mandates found no discernible correlation between the imposition of cool roof mandates and a reduction in UHI. “This does not necessarily mean that there is no correlation between cool roofs and the reduction of UHI,” says Jason Wilen, a forensic architect with Klein & Hoffman and technical consultant with ERA. “But it points to the need to develop a consistent way to measure the impact of reflective roofing, as well as other mitigation strategies.”

To further inform the findings of this initial study, ERA commissioned a companion literature review, working with the Department of Construction Science and Management at Clemson University. This literature review conducted a thorough investigation of published studies and models designed to understand the impact of membrane color on energy efficiency. The macrolevel literature review investigated more than 2,000 published articles, winnowing down the published literature to 280 references deemed appropriate for more intense review. According to the Clemson researchers, this exhaustive literature review exposed the reasons that there is no

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clear answer about the relationship of UHI and energy efficiency. First, the results of these studies varied because the impact of cool roofs is influenced by a range of factors, such as roof type, climate and location. The studies also varied in methods of data capture and analysis, reliance on simulation-based studies and minimal data capture duration. Other factors potentially influencing varying outcomes included consideration of a “heat penalty” during the winter season and the interaction of different building heights. Additionally, there was no consistent comparison of the impact of urban

[A recent ICF] analysis of temperature data for cities with cool roof mandates found no discernible correlation between the imposition of cool roof mandates and a reduction in [the Urban Heat Island effect]. tree canopy, roofs, hardscape, asphalt surfaces and insulation thickness. “In many instances,” according to Dr. Dhaval Gajjar, a primary researcher on the project, “more recent studies based their conclusions and recommendations on widely distributed prior studies, which now must be considered dated or incomplete information given more updated research.” “Both of the ERA studies exposed inconsistencies in measuring the impact of reflective roofing on the severity of UHI, as well as on the amount of energy being used,” according to Wilen. “Our focus, as we consider policies that are designed to lead us to a future where the UHI effect can [be] managed and even diminished, must be based on science, not supposition.” P For more information, contact Louisa Hart, louisaghart@gmail.com and Ellen Thorp, ellen.thorp@ epdmroofs.org or go to www.epdmroofs.org.

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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3276936 45 ERIEVIEW PLAZA CONVERSION PROJECT TYPE/SIZE: Multifamily (362 units), Social (< 10,000 sq-ft), Retail/Office (25,00049,999 sq-ft), Parking Structures CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $102 million SECTOR: Private LOCATION: 45 Erieview Plaza Cleveland, OH 44114 DETAILS: Plans call for renovations and the conversion of the 16-story, 1983-built former Ohio Bell headquarters into 362 apartments above co-working spaces on the first and second floors and below a rooftop swimming pool. There will be retail, a restaurant and a coffee shop on the ground level but the commercial tenants have yet to be publicly identified. The property includes a neighboring 348-space parking garage and 32 parking spaces under 45 Erieview. The basement will have an eSports venue for video game competition. Estimated Schedule (as of 1/20/2023) STAGE: Construction

CONSTRUCTION START: 7/2022 CONSTRUCTION END: Q1/2026 BID DUE DATE: N/A DEVELOPER: Wolfe Investments 5000 Legacy Dr. 230 P: 214-227-9070 Plano, TX 75024 GENERAL CONTRACTOR: Leopardo Companies, Inc 120 S. Riverside Plaza 2150 Chicago, IL 60607 Chicago Office P: 312-298-1000 CONSULTANT: Comprehensive Zoning Services Contact: Zak Baris, President zak@czoningservices.com 1030 Euclid Ave. Cleveland, OH 44115 P: 216-762-1002 Project: #3305613 BEEHIVE HOMES PROJECT TYPE/SIZE: Multifamily (120 units), Parking Structures, Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $14 million SECTOR: Private

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LOCATION: 38550 Chester Rd. Avon, OH 44011 DETAILS: Plans call for the construction of five buildings for an assisted care facility with 120 total residents on 7.23 acres. The facility will specialize in memory care treatment. Each building will be for up to 24 residents and will have 13,600-square-feet. The facility will be built in phases. There will also be construction of a new parking garage. Estimated Schedule (as of 2/20/2023) STAGE: Starts in 1-3 months CONSTRUCTION START: 4/2023 CONSTRUCTION END: Q4/2024 BID DUE DATE: N/A DEVELOPER, OWNER: BeeHive Homes Assisted Living Contact: Michael Bruno, Franchise Owner 3973 N. Eagle Rd. Boise, ID 83713 Corporate Headquarters P: 208-939-6781 Project: #3366515 SHOREWAY TOWER PROJECT TYPE/SIZE: Multifamily (95 units), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $11 million SECTOR: Private LOCATION: Next to 1250 W. 76th St. Cleveland, OH 44102 DETAILS: Plans call for a 13-story, 95-unit building with nine stories of apartments over four levels of structured parking. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: J-Roc Development Contact: Jesse Grant, Owner jesse.grant@cbre.com 1303 W. 58th St. Cleveland, OH 21660 P: 216-600-9050 ARCHITECT: Evident Architecture 411 Southeast 58th Place Portland, OR 97215 P: 503-708-3227 Project: #3366503 FOLWELL-ZOLLINGER BUILDING PROJECT TYPE/SIZE: Multifamily (24 units), Retail (< 10,000 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $10.6 million SECTOR: Private Properties | April 2023

LOCATION: 111 2nd St. NW Canton, OH 44702 DETAILS: Plans call for the conversion of an existing building into 24 one- and twobedroom apartments and ground floor commercial space. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Coon Restoration & Sealants, Inc. Contact: Steve Coon, Owner scoon@coonrestoration.com 7349 Ravenna Ave. NE Louisville, OH 44641 P: 330-875-2100 F: 330-875-1721 Project: #3169692 APEX DERMATOLOGY HEADQUARTERS PROJECT TYPE/SIZE: Office (20,000 sq-ft), Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $9 million SECTOR: Private LOCATION: West of 5815 Landerbrook Drive, near Landerbrook Drive and Cedar Road Mayfield Heights, OH 44124 DETAILS: Plans call for new construction of a 20,000-square-foot medical office building on the Jasmine Circle property, west of the U.S. Post Office building Estimated Schedule (as of 2/3/2023) STAGE: Construction CONSTRUCTION START: 5/2022 CONSTRUCTION END: Q3/2023 BID DUE DATE: N/A OWNER: Apex Dermatology Contac: Jorge Garcia MD, Principal 5800 Landerbrook Dr., Ste. 250 Mayfield Heights, OH 44124 P: 440-646-1600 GENERAL CONTRACTOR: Infinity Construction Contact: Jeff Young jyoung@infinityconstruction.com Senior Project Manager 18440 Cranwood Pkwy. Warrensville Heights, OH 44128 P: 216-663-3777 F: 216-663-3778 Project: #3366949 MONMOUTH PROPERTY REDEVELOPMENT PROJECT TYPE/SIZE: Multifamily (101-150 units), Retail/Office (5,000 sq-ft), Retail/Office (5,000 sq-ft) CONSTRUCTION TYPE: New, Renovation ESTIMATED VALUE: $6 million SECTOR: Private LOCATION: 11619 Euclid Ave. Cleveland, OH 44106 DETAILS: Plans call for the renovation of an existing four-story mixed-use building and construction of a complementary residential/commercial building. Estimated Schedule (as of 1/27/2023)

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STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: WXZ Development Inc. 22720 Fairview Center Dr. 150 Fairview Park, OH 44126 P: 440-801-1690 F: 440-801-1689 Project: #3366518 MEDICAL MART EXPANSION & RENOVATION PROJECT TYPE/SIZE: Conventions/Arenas/Social (23,000 sq-ft), Conventions/Arenas/ Social (120,000 sq-ft) CONSTRUCTION TYPE: Addition/Expansion, Renovation

ESTIMATED VALUE: $49 million SECTOR: Private LOCATION: 1 St. Clair Ave. NE Cleveland, OH 44114 DETAILS: Plans call for renovating, expanding and converting the Global Center for Health Innovation into additional meeting and event spaces for the Huntington Convention Center of Cleveland. The 120,000-square-foot center, commonly referred to as the Medical Mart, would increase in size by more than 23,000 square feet. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A

BID DUE DATE: N/A ARCHITECT: Moody-Nolan, Inc. 1621 Euclid Ave Cleveland, OH 44115 Cleveland Office P: 216-432-0696 ARCHITECT: TVS Design 1230 Peachtree St. NW, Suite 2700 P: 404-888-6600 Atlanta, GA 30309 Atlanta Offices OWNER: Cuyahoga County (OH) 1 St. Clair Avenue NE Cleveland, OH 44114 Cuyahoga County Convention Facilities Development Corporation P: 216-588-0935 Project: #3344660 CLARK ELEMENTARY SCHOOL PROJECT TYPE/SIZE: Schools (K-12) (25,00049,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5-$25 million SECTOR: Public LOCATION: 5550 Clark Ave. Cleveland, OH 44102 DETAILS: Plans call for the construction of a new elementary school. Demolition of the existing 2-story building will be included. Estimated Schedule (as of 9/29/2022) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: ThenDesign (TDA Architecture) Contact: Claire Bank, Project Architect 4230 River St. Willoughby, OH 44094 P: 440-269-2266

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Project: #3366504 PEARL RD. MIXED-USED DEVELOPMENT PROJECT TYPE/SIZE: Retail/Restaurants (10,00024,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $6 million SECTOR: Private LOCATION: 6780 Pearl Rd. Middleburg Heights, OH 44130 DETAILS: Plans call for the demolition of the former Ganley Collision Center for the construction of a mixed-used development in the 3.8-acre Middleburg Heights Corner. The project is expected to include a coffee shop, car wash and additional retail and restaurant space. Estimated Schedule (as of 1/25/2023) STAGE: Topping Out CONSTRUCTION START: 2/2023 CONSTRUCTION END: Q1/2023 BID DUE DATE: N/A DEVELOPER: WXZ Development Inc. Contact: David Budge, Assistant VP dbudge@wxzdevelopment.com 22720 Fairview Center Dr., Ste. 150 Properties | April 2023

Fairview Park, OH 44126 P: 440-801-1690 F: 440-801-1689 Project: #3247432

VILLAGE OF HINCKLEY OAKS PROJECT TYPE/SIZE: Multifamily (125 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $15 million SECTOR: Private LOCATION: 988 Westwind Trace Brunswick, OH 44212 DETAILS: Plans call for construction of 25 clustered buildings consisting 113 ranch units and 12 townhouse units for individuals over 55 years of age. Estimated Schedule (as of 1/31/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Pride One Construction Contact: Ben Weinerman, Land Development Manager bweinerman@prideone.cc 2211 Medina Rd., Ste. 100 Medina, OH 44256 P: 330-239-6100 F: 330-239-6200 Project: #3366507 FORGE 417 PROJECT TYPE/SIZE: Retail/Conventions/Arenas (100,000-249,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $42 million SECTOR: Private LOCATION: 425 Broad St. Elyria, OH 44035 DETAILS: Plans call for the repurpose of two historic buildings into an innovative hub centered around the eSports arena/gaming hub. Food and dining options will be housed on the first floor with commercial office space and classrooms space on the upper floors. Estimated Schedule (as of 1/25/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Elyria Block Development LLC Contact: Kevin Flanigan, Principal info@forge417.com

Construction project reports are provided with permission through ConstructionWire, courtesy of BuildCentral (www.buildcentral.com). BuildCentral specializes in planned construction project leads and location analytics for CRE, hotel, multi-family/single-family, medical, mining & energy, and retail construction spaces. Properties Magazine makes no warranty of any kind for this information, express or implied, and is not responsible for any omissions or inaccuracies. To notify Properties of any reporting errors, we encourage you to email cpr@propertiesmag.com.

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Masonry Restoration Maintenance.........................59

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Ohio Paving & Contracting..........................................49

Asphalt Fabric & Specialties.........................................28

Pack Container Sales, LLC.............................................26

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Gunton Corp...................................................................47

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CAMPO Roof........................................................................72

Precision Environmental Co........................................41

Carey Demolition............................................................. 66

RL Hill Management........................................................35

Carey Roofing.....................................................................65

RL Wurz Co............................................................................57

CESCO Imaging....................................................................7

S.A. Comunale Company............................... 11, 18, 60

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Cleveland Chemical Pest Control, Inc.....................30

Smith Architects, LLC......................................................13

Cleveland Construction, Inc........................................18

Space Comfort Co.............................................................33

Cleveland Public Power.................................................61

STRUCTUR Industrial Roofing....................................57

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Sunray Window Films LLC........................................... 64

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Suntrol Co..............................................................................16

Cunningham Paving Inc................................................12

The Thomas Brick Co...................................................... 48

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D&R Commercial Flooring............................................25

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US Communications & Electric Co...........................30

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V1 Dronemedia .................................................................29

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Vavro Conservation Services, LLC............................15

Frantz Ward LLP.................................................................17

Wadsworth Solutions.....................................................34

Gilbane.................................................................................. 40

Yerman & Young Painting, Inc....................................59

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J Barker Landscaping, Co..............................................67

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