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May 2025 | vol. 79, issue 5

Crafted for Collaboration Cuyahoga County Public Library expands Solon branch, adds tech-forward Innovation Center

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May 2025, Volume 79, Number 5

FEATURES info@propertiesmag.com www.propertiesmag.com

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

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: Cuyahoga County Public Library Solon Branch, by Scott Esterly

Photo courtesy of SA Comunale

OFFICE MANAGER Lisa Larissey llarissey@propertiesmag.com 440.429.6153

Redrawing the Supply Chain

Crafted for Collaboration

A Home for Hope

Rooted in Purpose

Special Section: HVAC + Plumbing

A look at the impact of new tariffs on the construction industry Cuyahoga County Public Library expands Solon branch, adds tech-forward Innovation Center CARES House helps autistic students build life skills + independence in Mentor Cleveland Museum of Natural History raises the bar for green building 48 Performance Over Price: What to look for in an HVAC preventative maintenance program 50 Hidden Infrastructure: Why upgrading plumbing is a smart investment for any commercial property 52 Embracing Technology: Streamlining plumbing & HVAC with modern solutions 56 Stack Solution: Pre-engineered systems solve risky generator exhaust challenges 58 Project Profile: One Triway Campus 61 Smart Systems, Stronger Savings: Incentives drive energy-efficient HVAC upgrades across Ohio 64 ACAR Corner: Cutting Costs With a Heat Pump Water Heater

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 © 2025 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.

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PROPERTIES PEOPLE Highlighting notable industry events

Photos courtesy of HBA of Greater Cleveland

BOMA Northeast Ohio recently held its Topgolf event in Independence where members enjoyed a night of golf, great food and drinks, while networking with industry professionals. Earning bragging rights were the three top winners, including Dan Lee (JSI Janitorial) in first place, Laban Zurowski (Progressive Companies) in second place, and Todd Jackett (Ohio Paving and Construction) in third place.

3 1 Joe and Melissa Marra (MJ Builders Inc.) 2 Greg Holderness and Dan Bennett (Bennett Builders & Remodelers) 3 Mark Verdova and Jason Baylor (Payne & Payne Builders)

1 Dan Lee (JSI Janitorial, a Legacy Maintenance Company) and Sondra Turek (BOMA Northeast Ohio) 2 Kevin Ballish (NAI Pleasant Valley), Ken Mather (Paul Davis Restoration of Cleveland Metro and Akron), Doug Gerhard (Western Specialty Contractors) and Jordan Stanley (Western Specialty Contractors) 3 Laban Zurowski (Progressive Companies) and Sondra Turek (BOMA Northeast Ohio) 4 Topgolf Event Participants 5 Nate Walczuk (Allegro Realty), Alan Hazzard (Westfield Insurance), Alex Bower (Allegro Realty), Kevin Krcmar (Metropolis), Craig Schlund (Bluestone Communications) and Charlie Young (Metropolis)

HBA Greater Cleveland Choice Awards

The Home Builders Association (HBA) of Greater Cleveland recently hosted its annual Cleveland Choice Awards at the Aviator Event Center in Cleveland. The event brought together over 180 guests for a highenergy evening dedicated to celebrating excellence in the Northeast Ohio home construction industry. This year’s event was themed “Back to the ‘80s” with a lively ‘80s costume contest adding a twist to the formal awards program. 6

ACE Mentor Program of Greater Akron-Canton Celebration The ACE Mentor Program of Greater AkronCanton recently held its 2025 Celebration of Achievements at Our Lady of the Cedars in Fairlawn. More than $25,000 in scholarships were presented to 17 area high school students, many pursuing AEC careers. Students from five local schools tackled a restaurant design challenge and built functional cardboard chairs during this year’s final project presentations.

1 2025 Celebration of Achievements 2 ACE Greater Akron-Canton Chair Peter Strawman (Summit Construction) 3 Chad Weaver (McKinley High School) 4 Chad Bradley (GTA) 5 Don Obermeier (CESO Inc.) 6 ACE Greater Akron-Canton Vice Chair Matt Sibila (Coon Restoration & Sealants)

Properties | May 2025

Photos by Ryan Caswell

BOMA Topgolf Event

Photos courtesy of BOMA Northeast Ohio

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Redrawing the Supply Chain A look at the impact of new tariffs on the construction industry By Eric McManus CBIZ

olicy changes introduced by the Trump administration stand to have a major impact on the construction industry. Tariffs of 25% on steel and aluminum imports are designed to encourage domestic production of key materials and reduce the domestic economy’s dependency on foreign providers. While it will take time for these tariffs to have their intended impact in terms of spurring domestic production, they will have the immediate effect of reshaping the industry landscape. In the short term, tariffs will radically change material costs, supply chains and procurement strategies, affect market demand, and reshape the dynamics of competition in the construction industry.

Higher material costs

Essential materials will likely get substantially more expensive, further compressing profit margins. As mentioned, steel and aluminum have been subject to 25% tariffs when the policy changes went into effect on March 12, 2025. The nature of the tariffs, as they stand, apply universally, regardless of the source of the imported material. However, the stated target of the tariffs is China, which the administration accuses of undercutting the competition by subsidizing the export of Chinese metals. Currently, most U.S. steel imports are sourced from Canada, Brazil and Mexico. Speaking of Canada and Mexico, we’ve already seen announced tariff timelines changing, following calls with leaders of those countries. It’s possible we’ll see similar delays in the implementation of future tariffs. That’s worth keeping in mind as a possibility, but conventional wisdom suggests that, while the timing may be hard to predict, these tariffs will continue. Construction business owners facing tariff-related uncertainty can prepare by minimizing the impact of more expensive materials. That means:

or quality (unless the contract has material price escalation features; if so, discuss the increase in material prices with the owners and increase future invoices for those price esca-

3. conducting budgeting and forecasting analyses to predict and manage the impact of these tariffs; and 4. for future contracts, ensuring the contract includes material price escalation features.

To adapt to changing circumstances, construction firms should be forwardthinking. That means carefully controlling costs and rethinking supply chains as initial steps. The broader economic impact of tariffs might inspire additional actions, for example, a shift in the types of projects pursued or materials used.

1. reassessing project budgets, with the aim of absorbing additional costs without compromising timelines 8

lations according to the verbally discussed changes); 2. negotiating with clients to adjust project scope and budgets;

Reworking supply chains

In a high-tariff environment, domestic producers have a natural advantage as imported goods become more costly and less available. It will take time for the U.S. domestic market to meet the market’s demand for tens of millions of tons of steel and aluminum per year. In the meantime, expect project timelines to be revised and companies to scramble for alternative suppliers. Companies that can quickly source these materials domestically will enjoy a more competitive posture through the transition period. Of course, contract negotiations raise their own complications. Construction Properties | May 2025

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companies should enter new business arrangements on favorable terms by designing contracts that protect their interests. To do so, consider: 1. securing long-term contracts that lock in price and make material acquisition more predictable; 2. sourcing from a diverse supplier base to mitigate the impact of future disruptions; 3. including material price escalation and fixed-price features in contracts; 4. vetting new suppliers to ensure their materials meet your quality standards; and 5. auditing supply chains to identify cost-saving opportunities

Invest in efficiency

policies should be developed and tested well in advance of new rules taking effect, relying on qualified legal expertise to ensure they’re effective. Proactive compliance helps construction firms stay on task, rather than having to deal with the disruption caused by regulatory scrutiny or legal action.

Strategic planning

To adapt to changing circumstances, construction firms should be forwardthinking. With respect to upcoming

Construction has long been viewed as an industry resistant to change. If technological advancement wasn’t enough to encourage many to adopt new ways of operating, the economic impact of tariffs could make the choice even more stark. Companies unprepared or unwilling to embrace change in 2025 may not join us in 2026.

Conclusion

For those willing and able to adapt, new tariff policies may disrupt but not derail business-as-usual. By predicting their impact and preparing accordingly, businesses can minimize the damages and capitalize on opportunities as they arise. Refining practices to mitigate the impact of material costs, rethinking supply chains from the ground up, improving operational and cost efficiency, avoiding regulatory pitfalls and refreshing business strategy to meet the moment will all be essential to overcome the growing pains ahead. Luckily, these are smart strategies in any market environment. That means the challenges you face head-on today will prove the adaptability and resilience of your business and give you greater confidence in your future. P

Refining practices to mitigate the impact of material costs, rethinking supply chains from the ground up, improving operational and cost efficiency, avoiding regulatory pitfalls and refreshing business strategy to meet the moment will all be essential to overcome the growing pains ahead.

Cost efficiency can be unlocked on site, in the back office, and everywhere in between. Focusing on improving the value of each dollar can help mitigate the impact of higher material costs. Furthermore, the time and effort spent revising budgets and project scopes can potentially assist with future projects, helping them run more smoothly and economically. Operational audits can provide actionable insights that translate into improved financial performance by identifying inefficiencies. As tariffs take effect, they will likely drive a shift in market demand. Carefully analyzing these evolving trends will help construction firms identify which projects are being delayed or cancelled, which sectors are particularly sensitive to these new costs, and the overall impact on revenue streams and backlogs. Utilizing this information can help to guide overall business strategy. Most operations with sophisticated accounting and ERP software are already tracking the data necessary to identify these trends and may be able to acquire the analysis they need by utilizing existing human resources or investing in broadly available AI-powered data analysis solutions.

tariffs, that means carefully controlling costs and rethinking supply chains as initial steps. The broader economic impact of tariffs might inspire additional actions – for example, a shift in the types of projects pursued or materials used. Preparing for what’s ahead will help businesses navigate the challenges that arise, expected and unexpected.

Eric McManus is a senior manager at CBIZ. For more information, visit www.cbiz.com.

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We were honored to serve as Construction Manager at Risk for this recently completed addition to the Solon Branch of The Cuyahoga County Public Library system.

Crafted for Collaboration Cuyahoga County Public Library expands Solon branch, adds tech-forward Innovation Center Story & photos by Scott Esterly

n mid-March, local dignitaries, library officials and eager local patrons gathered to celebrate the grand opening of a $6.5 million, 3,927-foot addition at the Solon branch of the Cuyahoga County Public Library. Located in the heart of the city at 34125 Portz Parkway, the library has undergone a substantial addition and renovation, highlighted by its brand-new Innovation Center, which was made possible thanks to a partnership with the Swagelok Foundation. The beginnings of the addition took root in the pre-pandemic days of 2019. At that time, the City of Solon had identified a need for a technology hub or incubator space where entrepreneurs and businesses could access emerging technologies and explore new business opportunities. Meanwhile, the Cuyahoga County Public Library (CCPL) system already had a similar initiative: Innovation Centers, technology-focused spaces within several library branches. “Cuyahoga County Public Library Foundation board member Bill Russo made the connection between the city and the library,” says Jeffery Mori, chief operations officer for CCPL. “We have a business model where we provide support and training to library staff and continue to update the spaces and keep

them modern. They have great open hours and a known location.” Once the light-bulb moment of connecting a future innovation lab with the library took place, discussions began in earnest. “The city ended up reaching out to our CEO Tracy Strobel and they talked, and it seemed like a great partnership,” Mori says. “The library invited CBLH Design to come to a preliminary meeting and they did the initial design. The city was very supportive of it, and the Solon library branch was already on our radar for potential enhancement.” Fast-forward to today, and the Solon addition is now the largest and most technologically advanced of the library’s eight innovation centers county-wide, providing free access

to design software and a vast array of equipment – including a CNC waterjet cutter, sublimation printer, vacuum former, laser engraver, large format printer, embroidery machine, 3D printer, mug press, garment printer, vinyl printer/cutter and more – along with training that supports regional workforce development.

Timeline + team

The Solon branch library was built and first opened in 1988. About 16 years ago, CBLH Design designed an addition for the building. CBLH was again brought onboard for this project in October 2019. COVID-19 brought the project to a temporary halt in 2020, but in January 2023, the project got a jumpstart and two months after that the design process began in earnest. www.propertiesmag.com 13

NATURAL SETTING The $6.5 million expansion project at Cuyahoga County Public Library’s Solon branch embraces its natural surroundings with walls of glass overlooking woods and wetlands on the property.

Permits were issued and demo and construction work began at the end of May 2024, with the project completing 10 months later, on-time and on-budget, guided by Infinity Construction as construction manager at risk.

Swagelok + other funding partners

“One of the things that has made this project unique is our partnership with Swagelok,” says Mori. “Swagelok underwrote the Innovation Center for $500,000, from the Swagelok Foundation. They are a very successful global manufacturing company that has a big presence in Solon,” adds Kate McCreary, CCPL’s chief communications and external relations officer. “They’ll be able to use the space as well. This will give their employees another maker space to visit. But it

will also give them an opportunity to do more community outreach offsite. From here, they can do a lot of STEM outreach in the community. We feel incredibly fortunate for the oppor-

The company is excited about the partnership, says Hannah Delis, Swagelok’s chief human resources officer. “We are thrilled to be partnering with the Cuyahoga County Public Library and the City of Solon on this exciting new initiative,” Delis says. “For 77 years, Swagelok has proudly called Northeast Ohio home, and we remain deeply committed to supporting the communities where our associates live and work. Innovation is a core value that drives our organization, and the establishment of this new innovation Jeremy Ousley center reflects that commitment. “We’re eager to see the hands-on, Environmental Design Group forward-thinking learning experiences the new Innovation Center will bring tunity to partner with Swagelok and to life – especially those centered around we are proud that they see the value STEM and manufacturing. This partCCPL Innovation Centers bring to nership is a meaningful step toward the community.” empowering our community with opportunities for growth and exploration.” Other funding sources included ARPA (American Rescue Plan Act) funds through former Cuyahoga County Council member Jack Shron, federal funding via former U.S. Senator Sherrod Brown, the Friends of the Solon Library, the City of Solon and the Burton D. Morgan Foundation.

“This project was unique in that we were able to fit this building addition into the existing site while preserving most of the surrounding tree coverage and an existing wetland.”

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Construction

“It’s very important for us as the library to maintain operations even when we are doing a significant project like this,” says Mori. “What that does is Properties | May 2025

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ADVANCING ADDITION At 3,927 square feet, the Solon branch expansion provides the library system’s largest and most advanced Innovation Center, funded in part by a $500,000 contribution from the Swagelok Foundation.

put a burden on the design team and the construction management firm to come up with a phasing plan that works. It’s never fool-proof, but we placed that on them to figure out how to make all this happen while we maintain regular hours and minimally disrupt library operations. It’s not an easy task.” To maintain the library’s operations, Infinity Construction created a construction wall to keep most of the work outside of the patron’s view. “We walled off the back of the library where the addition was going to be, so they lost a portion of space,” says Tim Boyle, senior project manager with Infinity Construction. “A few rows of shelving had to be relocated. We built a pretty substantial wall with insulation to maintain the separation.”

“We’re eager to see the hands-on, forward-thinking learning experiences the new Innovation Center will bring to life – especially those centered around STEM and manufacturing.” Hannah Delis Swagelok The front entrance of the library faces west. To the east, in the back of the property, are woods and protected wetlands. The addition was attached to the rear of the existing structure, which exacerbated the limited access that the natural topography already presented construction crews. “This project was unique in that we were able to fit this building addition into the existing site while preserving most of the surrounding tree coverage and an existing wetland,” notes Jeremy Ousley, PE, associate director of site development with Environmental Design Group (EDG), which provided site design for the project, including grading and drainage, utility service 16

Properties | May 2025

HIGH TECH MAKER SPACE The Innovation Center includes advanced equipment like a CNC waterjet cutter, 3D printers, garment printer, sublimation printer, embroidery machine and more, while offering free access and training to support local workforce development.

design and vehicle/pedestrian circulation improvements. “The tight site constraints presented the greatest challenges,” Ousley says. “We were given a small footprint in which to work while also considering accommodations to construction equipment. We were able to work with [Infinity Construction] and the library to represent a sufficient envelope for construction of the project while preserving existing trees and avoiding any wetland disturbances.” The site included a steep grade, which required use of engineered fill, Boyle notes. “To establish the building pad, we had to really think about what to do there,” he adds. “Engineered fill was determined to be the best approach for the time of the year, and that got us off and running to a really good start. I think the trees that remain look great, and everybody seems pleased with the view back there.” Ousley agrees. “A characterizing feature [of the site] has been that the building feels tucked away in the woods and we were very happy to be able to preserve the feeling of guests being

enveloped by nature from within the facility, by working around the site’s natural elements,” he says.

Geothermal

Another major renovation component involved significant updates to

an existing geothermal system, which was made possible because of a unique opportunity to access federal funding, according to Mori. “We found out after we had done the design of the addition that the library qualified for Inflation Reduction

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BROUGHT TOGETHER The collaboration area is designed to accommodate a range of experiences for library patrons, from individual study to small group meetings and larger collaborative gatherings.

Act funding,” Mori says. “Typically, the library does not qualify for federal funding of any kind. We also had, at that point, done some early work with CBLH and Infinity’s estimator, Hunter Golias, on some cost estimating, and we found that we were under budget. So, we were able to expand the scope of work with relocating key components of the geothermal system into a new structure that was constructed outside. “It was a way to free-up a very congested mechanical room to get us more aligned with today’s building code and to create some operational efficiencies and energy savings in our mechanical system. When that scope of work expanded, the project became much more complex. It’s a testament to this team to take on that extra work late in the project and make it work.” The work was not easy or typical, Boyle says. “We had to intercept the main water service coming in and relocate it,” he explains. “In addition, all the geothermal wells converged, and all the lines came into the area that we worked in. When we started demo, there was about three and half feet of concrete for some reason – because Murphy’s Law? The concrete went all the way down to the top of where the utilities started. We were sweating bullets for a while. We thought they might have been encased.

were different opportunities throughout the building, and we were really drawn to that connection to nature out back. We liked that it goes from the natural material outside into the Innovation Center, where it becomes a crafted material of sorts, and then goes out through the front doors and displays.” Assisting in wayfinding, the Innovation Center is immediately viewable upon entering the library, despite being located at the rear of the building. “By being able to put it perfectly in line with the main walkway through the library with lots of glass and natural light, you can see out to the exterior from the second you walk into the library,” Weaver adds. Scott Weaver “I think it’s important to menCBLH Design tion in the original architecture, the building is not square. It really another curveball. Luckily, we found created some unique tie-ins that CBLH that and repaired it, and the tie-in had to detail and draw out,” adds Mori. One design hurdle was marrying two went well.” separate grid systems within the original structure. “There were two grids, Taking shape At the outset of the design process, basically,” says Weaver. “There is an the biggest question became: where does orthogonal grid through the building, and then one that’s slightly offset. And the Innovation Center go? “When we were siting the build- they kind of spread out as they go, so ing, we had initial conversations with trying to figure out which columns to tie the library about where it should be into and how to continue the structure located,” says Scott Weaver, principal and making it feel organic as you go and lead designer with CBLH. “There through it is challenging to design.” “We had to expose all the existing geothermal lines and not damage them because the library was still in use. We prepared everything for a cut-over. Before we did that, we discovered a leak in the geothermal system out in the parking lot area. It may have been hit during previous repairs. It was

“In the collaboration space... we tried to focus on the flexibility of different types of meeting and collaboration needs, whether it’s a four-person private study room, some tables that could be reconfigured, or a laptop bar that looks out into the forest.

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Outside, the plan was to emulate the existing structure as much as possible. “Most of the existing building is brick with some limestone paneling,” Weaver says. “There is also some metal paneling that has the same appearance of the limestone. It’s a curtainwall system throughout, so we wanted to take those materials through the new addition, use them in a little bit more of a modern way to complement it without being overburdening to the existing building. We tried to focus on the materiality and rhythm that was already established in the building to make the addition seamless as you go to the road.” The addition also has a white EPDM roof to match the existing structure.

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Mori notes that, during the design process, CBLH spent a half-day at what was then CCPL’s most current Innovation Center, in Fairview Park. “They were able to spend time with the library personnel that oversee the programming, maintenance and equipment there and get some demos and understand the storage needs and support needs,” he says. “I think that really helped knock this design out of the park here.” “I know CCPL has maker spaces in pretty much every library at this point, but this was truly an innovation space,” says Weaver. “It was going beyond just

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IN CLEAR VIEW The addition is situated at the rear of the library but aligned with the main entry for visibility, using extensive glass and natural light for a seamless indoor-outdoor connection.

the 3D printers. It became how can it be a space where you can collaborate and truly innovate and not just create. I think when Swagelok came on, it was a great opportunity. It kind of kept us on our toes a little bit too, because we were able to work with them and their branding and their identity and folded it all in, so it feels like a cohesive part of the whole design.” Designing the space is one thing, planning for the future is another. “We had conversations with the library about not just what the current [technology] would be, but what the future would be. We planned in extra receptacles, extra data, a lot of robust materials that are durable and long-lasting,” says Weaver. “You may have the laser cutter now, but maybe in the future something else. We were trying to make it as plug-andplay as we could.” As far as aesthetics, a lot of careful deliberation went into the plans. “We wanted to blend the hightech with the industrial kind of feeling into the innovation space,” says Weaver. “It has more of an exposed look to it but using higher-tech looking light fixtures and different types of sound control baffles and measures.” Upon entering the Innovation Center, customers are met with a standout art piece. “The key moment in there is this really interesting plywood 20

panel, which we thought screamed ‘maker space.’ It is CNC’d with hexagons in it, where some of them are completely punched through so you can see color behind it. Some of the hexagons aren’t punched through, and it looks like it’s something that could be made in a maker space. So, it’s this really great, bright feature with bold

provided,” says Michael Serdinak, director and project manager with CBLH. “Additionally, there are five small meeting spaces and a large classroom.” The classroom, featuring multiple cameras and embedded microphones in the ceiling, is designed for video conferencing and has already been used extensively for staff tech trainings. “In the collaboration space, it really is a focus on this big, massive volume of a lot of light in there,” says Weaver. “We tried to focus on the flexibility of different types of meeting and collaboration needs, whether it’s a four-person private study room, some tables that could be reconfigured, or a laptop bar that looks out into the forest. We have some semiprivate pods, which accommodate up to six people, and these really cool light fixtures Scott Weaver have made from recycled sea plastic.” CBLH Design The recycled sea plastic fixtures are yet another example of bringing out colors that really showcases what the the creative “maker” theme by utilizing power of making is,” says Weaver. upcycling and recycling practices. Adjoining the Innovation Center is Additionally, an interactive transacanother key area within the addition tion window was placed in the front of – a spacious collaboration room with a the building where there was already an range of seating and gathering spaces. existing book drop-off. “The idea here is people from the community can come and have half a dozen A thankful team different experiences or more, utilizing Project team members count the City the different seating and designed spaces of Solon as a strong partner, noting that

“I know CCPL has maker spaces in pretty much every library at this point, but this was truly an innovation space. It was going beyond just the 3D printers. It became how can it be a space where you can collaborate and truly innovate and not just create.”

Properties | May 2025

SIZING UP In addition to the maker lab, the addition includes a large collaboration room (top) and a techequipped classroom for conferencing and training (middle), plus five small meeting rooms (bottom).

approval and permitting processes all went smoothly. “We have a long-term lease from the city, who was a great partner in this, and wanted to see it happen as much as we did,” says Mori. “Also, the staff at the branch were very accommodating and flexible.” Boyle and his team at Infinity echo that sentiment and give kudos the library staff for being great to work with during construction. “We touched every square inch of the library,” he says. “That’s a tribute to Mike Spino, our project superintendent, and the staff for being very flexible and tolerant and working with us. We were thankful for that.” During the project, Infinity installed a customer satisfaction kiosk on the active side of the library to collect ongoing feedback regarding “construction cleanliness, construction noise, courtesy of construction personnel and available parking.” The response was overwhelmingly positive, Boyle says. Weaver points out that, even though the Innovation Center is brand new, they are already seeing positive results. “I know the term ‘innovation’ keeps getting thrown around, but it really feels like there’s something special here that just allows for that collaboration to happen,” he says. McCreary piggy-backs on that thought. “I think that’s where we talk about libraries as a component of workforce development in the State of Ohio, because things like that happen at the Innovation Center,” she says. “People can create rapid prototypes. They can meet others and share ideas. One example that comes to mind is a barbecue company that does their business cards and labels and promotional pieces in one of our Innovation Centers. In Warrenville Heights, a woman makes beautiful dresses and she’s teaching young girls how to make simple pieces of clothing. So, these Innovation Centers really become incubators.” P www.propertiesmag.com 21

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A Home for Hope CARES House helps autistic students build life skills + independence in Mentor Story by Marc Cebrian | Photos by Ryan Caswell

he Cardinal Autism Resource and Education School (CARES) was created 14 years ago with the support of Mentor Public Schools to further develop independence skills for autistic students aged five to 22. CARES is a public educational, training and resource facility for children and young adults with autism, their families and professionals entrusted with their care. The CARES program was the inspiration of Christy LaPaglia, who now serves as the director of CARES and CARES Independent Living and Learning Environment. “As we grew and saw the successes that kids were having, our vision became larger,” LaPaglia says, “and I kept thinking: We need a house.” The school district purchased a property across the street from CARES in June 2022. The City of Mentor stipulated that the new house had to maintain the character of the existing neighborhood and be a beneficial, saleable property, should the program cease. The CARES House was a shared vision designed to be a model home that could offer students a more realistic experience for learning life skills that could be seamlessly utilized in their own homes. The house would implement customized technologies with practical

functionality to better serve a family with autistic children.

Serving students + community

ThenDesign Architecture has a strong relationship with Mentor Local Schools spanning decades, and the firm’s president, Chris Smith, AIA, NCARB, LEED AP BD+C, was enthusiastic about the pro bono project. “TDA enjoys a long history of giving,” he says. “The CARES House has the potential to impact many lives and make a significant contribution to the autism community. We didn’t hesitate to donate our services.” “The CARES program does amazing work and has positively affected hundreds of children and families,” says Ryan Schmit, RA, project manager with TDA. “It’s been so successful that families have moved to Mentor just to be closer.”

“The innovative depths of the CARES House run parallel with our firm’s mission,” adds Robert Fiala, AIA, NCARB, APA, founding partner and executive chair with TDA. “The project combined our core values, social conscience and expertise in educational design to create something for a special audience. We are proud to support the CARES program.”

Unique challenges for a unique house

Having a school look and function as a residential home created design and construction challenges. The blend of commercial and residential materials, technologies, amenities and design features made the project a unique opportunity for ProBuilt Homes and ThenDesign Architecture. “It was exciting to take on such an unusual project,” says Bob Myers, director of operations with ProBuilt Homes. www.propertiesmag.com 23

LEARNING LIFE SKILLS The CARES House in Mentor was created to help autistic students ages five through 22 develop real-world independent living skills in a realistic, home-like setting.

“Blueprints in the residential world are typically around eight pages. Ryan [Schmit] turned in a hundred. HVAC was separate from electrical and separate from plumbing, with multiple overlapping schedules.” The customized materials and hybrid technology features needed prompted more back-and-forth among the vendors to ensure that it was what the school district wanted. Specialized lighting, voice command capabilities and touchscreen interfaces tie into the home’s other systems. A hidden antenna provides wireless communication with the main school across the street. Comprehensive research was necessary to select the specialized bathtub for the wet room.

“The CARES House has the potential to impact many lives and make a significant contribution to the autism community. We didn’t hesitate to donate our services.” Chris Smith ThenDesign Architecture Unique considerations for the house’s use prompted thoughtful decisions to increase its durability. Abuse-resistant drywall, heavier door hardware and more robust windows were installed. The perimeter drainage around the property exceeds normal requirements to help protect the expansive basement. The basement is the staff and parent training center, but it is also used for other activities. “A standard home may have only six occupants at a time, but the CARES House could have a dozen people during school hours,” Schmit explains. “And when parents come for seminars and learning sessions in the basement, there are even more. So, we upscaled the mechanical systems and provided 24

Properties | May 2025

BUILT TO LAST The house includes abuse-resistant drywall, heavy-duty hardware, robust windows and upscale mechanical systems to accommodate high daily occupancy and long-term use.

more zoned heating units to sustain the additional occupancy.” “The project was a shared learning experience for all of us,” Myers says. “We navigated the learning curve together, blending the worlds of residential and commercial construction. We combined our expertise to provide a safe and functional, yet warm space to serve the students. It fits well into the neighborhood, and nobody driving by would know that this house is actually a school.” The key to success in the house’s construction was gathering enthused, dedicated partners. Horner Networks worked closely with the Mentor Public Schools IT Department to implement the house’s customized technology needs. Other vendors included Ohio Desk and Kruger International (KI).

opment. In the bathrooms, a video display built directly into the mirror walks students through hygiene routines, while a sensory bathtub equipped with bubble and light features offers calming sensory experiences. Toilets throughout the house are operated with simple buttons and have concealed water tanks.

Throughout the home, a centralized sound system plays verbal cues that assist students with transitions between activities, while wall-mounted buttons allow non-verbal students to express needs or choices easily. Specialized lighting systems change color to signal different times of day, such as bedtime, wake-up or the end of an activity, help-

A thoughtful, active house

The 2,540-square-foot, single-story CARES House, which officially opened for the 2024-2025 school year, provides a one-of-a-kind experience with specialized amenities where safety was a top design consideration. Every design element of the CARES House reflects a strong emphasis on safety, accessibility and skill develwww.propertiesmag.com 25

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SMART + SAFE The house includes a fitness room, sensory garage area, parent training basement and calming sensory features, while touchsceen interfaces and videoassisted mirrors are integrated throughout.

ing students adjust more smoothly to daily routines. Instruction is seamlessly integrated into the environment with monitors that display tasks and chores, encouraging self-direction. Parents have the ability to observe their child’s activities discreetly via an internal camera system, accessible both through onsite monitors and remotely by phone. Dutch doors inside the home allow parents to supervise without intruding, maintaining a healthy balance between guidance and independence. The attached garage features sensory areas and changing station lockers, alongside a fitness zone outfitted with a treadmill, free weights and a trampoline. Outdoor spaces are equally considered. Patio railings and a gated porch offer safe outdoor access for younger students, and exterior doors are fitted with alarms that beep whenever opened, providing an added layer of security. Kitchen safety was a priority, with a cool-touch inductive stove minimizing burn risk, and a refrigerator secured behind lockable doors within the butler’s pantry to prevent unsupervised access. Other smart features include adjustable window blinds sealed within the glass panes for durability, and televisions recessed into the bedroom walls to protect both the equipment and students. The goal of the house is to have students become an independent, productive part of the job force and community. “We wanted to expand the skills we could provide, like cooking, maintaining a house, taking out the garbage, landscaping and washing windows,” Christy says. “They will also learn how to live with others.” The experienced, highly trained CARES staff provides specialized instruction for each student with different needs. Students and staff adapt activities and instructions on an individual basis. Parents are noticing the improvements. Dawn Budziak has a son in the CARES program. “Every aspect of this home is tailored for students with

autism,” Budziak says. “This year, there has been a 100% improvement in all aspects of Ben’s life.” Dr. Sherri McClurg, a clinical psy-

Mentor Local Schools Superintendent Craig Heath has been a staunch supporter. “This house provides unique tools for our students to develop the skills they need to share their gifts with the community,” he says. The CARES program was designed to be adaptable so it can be replicated nationally and give autistic students a greater chance of a successful adulthood. With the help of a supportive school board, other districts can a similar program based Bob Myers build on the CARES and CARES ProBuilt Homes House framework. The Mentor Local Schools CARES program chologist, also has a son who participates currently services 16 additional school in the CARES program. “It has been districts in the area. phenomenal for Nic,” she says. “We love “I would love to see the CARES what CARES has created both at the program duplicated across the country,” school and now at the house.” LaPaglia says. P

“We navigated the learning curve together, blending the worlds of residential and commercial construction.... It fits well into the neighborhood, and nobody driving by would know that this house is actually a school.”

www.propertiesmag.com 27

FINANCIAL STRATEGIES Smart use of fiscal planning & action

What’s in a Name?

icknames have always been interesting to me. They are sometimes very obvious, like calling a ginger-haired person “Red” or the son with the same name as their father “Junior.” But other times, they are less apparent. I recently was introduced to someone who was named Don but during the conversation, the people I was with kept calling him “Pancho.” After a few minutes, the curiosity got the best of me and I had to ask him how his nickname originated. ALEC J. PACELLA

You’ll have to wait for the rest of that story for a few minutes, but it reminded me of another nickname that baffled me for the first few years in the real estate business – a REIT. And while many know that is an acronym for real estate investment trust, there is a lot more to the story than just a nickname. This month, we are going to take a deeper dive into the world of REITs, as there is a lot more to this than just a fancy name. A REIT is a corporation, trust or association that would otherwise be taxable as a C Corp but has made an election to be taxed as a REIT. They typically own and manage high quality commercial real estate, usually in a specific sector, such as regional malls, apartment complexes or industrial warehouses. They often take an equity position but there

are a few REITs still around that focus on mortgage positions. A REIT can be publicly traded or privately held. There are many advantages to this type of structure and at the top of the list is the ability to avoid federal taxation at the corporate level on the income that is distributed to shareholders. There are several other advantages that I’ll discuss in a short while but that “no federal tax” statement probably caught your attention. And while this is true, in order to achieve and maintain REIT status, there are a several organizational and operational requirements that must be maintained. The first one is significant; at least 90% of income that would be taxable must be distributed to the shareholders in the form of dividends. But wait, there’s more. At least 75% of

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BANKING ON IT Last month, a vacant office building located at 4500 Munson St. in Canton was transferred via a quitclaim deed. The 150,000-square-foot, twostory facility is situated on 17.5 acres and had been fully occupied by Synchrony Financial. The new owner is Cleveland-based ICP. –AP the assets much be in real estate, cash or government securities. At lease 75% of income must come from real estate investments. There must be a minimum of 100 shareholders and five or fewer of these cannot own more than 50% of the REIT’s stock. If, at any time, one or more of these requirements are not met, the REIT election will be revoked, and it will be taxed as a C Corp going back to the beginning of that year. In addition to avoiding federal taxation, there are several other advantages. Due to their ownership form, REITs are

A REIT is a corporation, trust or association that would otherwise be taxable as a C Corp but has made an election to be taxed as a REIT. They typically own and manage high quality commercial real estate, usually in a specific sector, such as regional malls, NATIONWIDE SERVICE or apartment complexes industrial warehouses.

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ideally suited for the public equity and debt marketplace. Many REITs are listed on various public indexes, which allow them to raise substantial amounts of capital from individuals and institutions looking for liquidity in their professionally managed real estate investments. An investor can invest in a REIT with www.preferredllc.net much less equity than required in other types of ownership and these shares are readily liquid traded. Cleveland, Ohioif they are publicly Denver, Colorado This pipeline to capital allows a REIT to acquire assets for all cash, which can Fort Wayne, Indiana Phoenix, Arizona Indianapolis, Indiana be a significant advantage during times when the debt market is volatile. Finally, while a REIT must distribute Dallas, the majorOrlando, Florida Texas ity of income that is realized in the form of a dividend, they also can generate fee COMMERCIAL • INDUSTRIAL • INSTITUTIONAL revenue for various services they offer,

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such as leasing, property management, asset management and development. There are also several disadvantages. Forming and operating a REIT is expensive, strict and inflexible. REITs can be privately held but most large REITs are publicly traded on one of the major stock indexes. Thus, they must continually deal with scrutiny from both shareholders and analysts as well as incur ongoing expenses to provide an accurate representation of company performance. From a shareholder’s perspective, REITs may not be well-suited for an investor that is looking to be an active participant in acquisition, leasing, management and disposition decisions. And ownership interests in a REIT do not qualify for Section 1031 exchange, as stocks are specifically excluded from being eligible for a like-kind exchange However, REITs do provide a way for investors to hold a diversified portfolio of real estate investments with a limited amount of invested capital. Investors that do not have

the expertise and/or cannot afford to purchase an income-producing real estate investment can buy shares of a REIT. Therefore, they receive professional management in quality real estate from a company with expertise in real estate investment, leasing and

to the REIT receiving a tax benefit, so may the individual investor with some of the distributions received. It turns out that Don was born in New Mexico and, despite being of Anglo decent, was fascinated by the native culture. He loved going to the open-air markets, preferred eating local southwestern food as compared to more typical American fare and even learned Spanish alongside English as a toddler. One day, someone said that his parents should have named him Pancho instead of Don and his nickname was born. And while the story behind the nickname for a real estate investment trust may not be as intriguing, the liquidity, flexibility and historical performance make it a name you should know. P

[REITs] provide a way for investors to hold a diversified portfolio of real estate investments with a limited amount of invested capital. Investors that do not have the expertise and/or cannot afford to purchase an income-producing real estate investment can buy shares of a REIT. operations. REITs often make cash distributions that are more than their taxable income because depreciation reduces taxable income. The portion of the distribution that a shareholder receives in excess of the REIT’s earnings and profits is not taxable to the shareholder as ordinary income. It lowers the cost basis of the shareholder’s stock and results in a higher capital gain at sale. Thus, in addition

Safeguarding your School. Fortifying our Future.

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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.

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NAIOP NEWS Commercial real estate happenings

Cyber in Construction Contracts

s the construction industry integrates advanced technologies, associated cyber risks increase as well. The integration of project management software or tools, such as building information modeling (BIM) and Internet of Things (IoT), increases the opportunity for a cyber-related incident to occur. As a result, project owners and developers have begun to include requirements for cyber liability coverage. CHARLIE FILISKO

Construction projects have become a prime target for cybercriminals due to the sensitive data and valuable intellectual property that can be involved. As companies adapt to these new technologies, they must also be aware of the vulnerabilities that they create. Here are three areas where cyber vulnerabilities can be especially present:

Project management software

Many construction companies are utilizing project management software that integrates functions such as budgeting, scheduling and communication. These platforms can house sensitive information, including client information, financial records and employee data. If the software is not properly secured, it can be exposed to data breaches, phishing schemes or ransomware attacks. Example: A ransomware attack on one of these platforms could lock access

to critical project data, halting work and leading to significant financial losses. If sensitive information is in jeopardy, it could lead to legal consequences and trust loss with clients.

IoT devices

The use of IoT devices on construction sites – items like wearable technology, connected machinery and smart sensors – has significantly increased. While the use of this technology can enhance efficiency and safety, it also introduces the vulnerabilities of the online world. Many IoT devices have historically had weaker security protocols for easier usability, making them susceptible to hackers. A device that has been compromised can serve as an entry point for cybercriminals to access the broader network of systems. Example: IoT devices transmit realtime data, such as worker locations and equipment performance, which could be exploited. An additional (horrify-

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Properties | May 2025

ing) thought relates back to 2019 where two researchers in Italy demonstrated their ability to remotely hack a tower crane.

BIM

BIM is a virtual representation of a construction project that provides enhanced collaboration among engineers, architects, owners and contractors. BIM can improve design accuracy and project coordination, but it also stores vast amounts of sensitive information, including proprietary data, architectural designs and project specifications. As these systems are often cloud-based and available to multiple project stakeholders, they are understandably attractive to cyber bad actors. Example: A hacker with access to a project’s BIM system could alter design

• Data recovery costs: Costs associated with restoring lost or compromised data • Business interruption losses: Payments for lost income due to project delays caused by an incident • Legal fees: Expenses related to regulatory fines and legal defense from data breaches Due to its high level of specialization, many insurers offering cyber coverage also have robust claim services with

pre-arranged vendor agreements. This is a crucial component for those less computer-savvy in the event of an incident, as they can provide detailed recommendations for a roadmap to recovery. An additional benefit of simply requiring the coverage is the impact underwriting has on the pricing of the coverage. Although compromising systems can be complicated and confusing, the controls that are required in the industry are straightforward. Some more basic cyber-safety controls can include external email banners, required

Ignoring your environmental issues won’t make them go away.

files, creating construction and safety errors. Additionally, a breach could lead to confidential project information and intellectual property theft, which could have legal and reputational ramifications for the companies involved.

The case for cyber

Cyber coverage has been an item of growing importance with the use of these technologies, especially as they become increasingly entwined. While having cyber coverage does not prevent bad actors from accessing or abusing private information, it is designed to protect from the financial consequences of a cyber event. Coverages most relevant in these instances may include:

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employee trainings and multi-factor authentication, in addition to the protective software recommendations. The coverage premium is largely dictated by the inclusion of these basic requirements. Without them, the premium skyrockets, creating a minimum best practice that incentivizes better cyber risk management. Requiring project stakeholders to carry cyber coverage can ensure that there are financial mechanisms to address the fallout from cyber events, further minimizing disruptions and protecting investments. The requirement of cyber coverage in construction contracts is a direct response to an ever-growing cyber risk brought by new technologies. By understanding the vulnerabilities linked to

Many IoT devices have historically had weaker security protocols for easier usability, making them susceptible to hackers. A device that has been compromised can serve as an entry point for cybercriminals to access the broader network of systems. these efficiency engines, stakeholders appreciate the necessity of these requirements. Cyber, like other insurance, serves as a financial safety net to pay in the event of a claim, but it does not provide direct protection. Cyber controls will continue to be a moving target, continuously being refined as bad actors find additional points of entry. As the construction industry continues to evolve, the importance of cyber insurance in contracts will only increase, making it a crucial portion of modern risk management. P Charlie Filisko is a senior vice president of business insurance and surety at Marsh & McLennan Agency. He is a board member of NAIOP Real Estate & Development and is also an active member of various real estate, development and construction trade associations. He can be reached at Charlie.Filisko@marshmma.com or 216.816.55064. Visit NAIOP Northern Ohio at www.naiopnorthernohio.com. Properties | May 2025

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BILLBOARD News about people, products, places & plans

VA Breaks Ground on Expanded Clinic in Ravenna

Photo courtesy of U.S. Dept. of Veteran Affairs

he U.S. Department of Veteran Affairs recently announced that VA Northeast Ohio Healthcare System (VANEOHS) has officially broken ground on a new 16,000-squarefoot outpatient clinic in Ravenna, a project aimed at significantly expanding services for area veterans. Located on Loomis Parkway, just east of the Parkway Medical Center, the future Ravenna VA Clinic will replace the existing facility on Chestnut Street. The new building is nearly 50% larger and is slated for compleRavenna VA Clinic groundbreaking tion by early 2027. Designed around the VA’s Patient Aligned Care Team (PACT) model, the clinic will feature architectural elements that support team-based, integrated care. The design embraces national VA standards aimed at improving patient experience through layout and function. The expanded space will allow the VA to offer enhanced services – including on-site podiatry and optometry, complete with an optical shop for eyeglass fitting and dispensing. The clinic will also provide primary care, mental health, nutrition, nursing, pharmacy and social work services. The project’s construction is being led by Engineering Design Technologies, with Martin Posthauer, president of construction, representing the firm at the April 15 ceremony. Additional speakers included Jill Dietrich Mellon, executive director of VANEOHS, and Dr. Paul Fantauzzo, medical director of the Ravenna VA Outpatient Clinic.

SōL Harris/Day Names Newest Partner North Canton-based SōL Harris/Day Architecture recently announced it has named Jordan Lewis, AIA, as the firm’s newest partner.

Lewis, who holds degrees from Miami University and the University of Cincinnati, has been with the design firm for 14 years, focusing on project management and design in the education, commercial and recreation sectors.

A member of the AIA Akron Chapter, Lewis has played a key role in guiding local school districts and enhancing educational facilities that support student learning and community development

Jordan Lewis

throughout his career. His work has emphasized designing environments that foster engagement and interaction.

Construction Kicks Off on H.O.P.E. Campus Cuyahoga County leaders joined The Centers recently to break ground on the future H.O.P.E. Campus, marking the start of a major renovation that will transform the former Cleveland Christian Home into a centralized hub for youth services. Located at 11401 Lorain Ave. in Cleveland, the rei-

Properties | May 2025

BILLBOARD News about people, products, places & plans

Photo courtesy of Cuyahoga County Communications

will provide a single point of access for comprehensive care in a community-based setting. The Centers is one of Northeast Ohio’s oldest and largest health and human services organizations, serving nearly 20,000 individuals annually across 11 locations. County Executive Chris Ronayne, Council President Dale Miller, Councilwoman Yvonne Conwell and other agency leaders participated in the ceremony.

H.O.P.E. Campus

magined facility will bring together Children and Family Services staff and child-focused nonprofit providers to support atrisk youth. The H.O.P.E. Campus – short for Healing, Opportunities, Partnership and Empowerment – will

offer a secure space for assessment, treatment and placement services. The project reflects a broader effort to modernize youth care infrastructure using trauma-informed design and a collaborative service model. When complete, the campus

Wancata Returns to Hahn Loeser Cleveland Office Hahn Loeser & Parks LLP recently announced it has welcomed back Aubrie Knight Wancata as Of Counsel in the firm’s Litigation Practice

Aubrie Knight Wancata

Area, marking her return to the Cleveland office where she previously served as an associate from 2006 to 2014. Wancata brings extensive litigation experience representing businesses and individuals across a wide range of matters, including

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BILLBOARD News about people, products, places & plans class action defense, breach of contract disputes, business torts and claims involving state and federal statutes. Her legal career includes a key role in defending a $250 million punitive damage claim during a high-profile consumer class action jury trial. In addition to her private practice experience, Wancata spent more than a decade with the U.S. Department of Education’s Office for Civil Rights.

MPG Architects Names Three New Partners Mann Parsons Gray Architects (MPG) recently announced the elevation of Justin Fye, Ian Jones and Bobby Johnston to partners,

firm offering architecture and MEP engineering services.

AIA Akron Announces 2025 Design Awards

Bobby Johnston, Justin Fye and Ian Jones (MPG Architects)

marking a significant step in the firm’s growth and leadership evolution. All three began their careers at MPG and now bring more than 35 years of combined experience across key sectors, including healthcare, multi-family,

industrial and public projects. Their promotion reflects a strategic commitment to advancing purposeful design and guiding clients through complex projects with clarity and creativity. Based in Fairlawn, MPG Architects is a full-service

The Akron chapter of American Institute of Architects (AIA Akron) recently announced details regarding its Design Awards Celebration, which will take place on Friday, October 24 at the Duck Club at Canal Park, home of the Akron Rubber Ducks. The biennial awards program celebrates outstanding design achievements across a range of categories, recognizing innovation, creativity and technical expertise of local architects. This year’s awards program will include Design Awards,

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BILLBOARD News about people, products, places & plans honoring excellence in the built environment; Emerging Professional Award, showcasing the future of the architecture profession; Architectural Photography Award, celebrating visual storytelling in architecture; Maker Award, recognizing craftsmanship and innovation; and Experiential Graphics Award, highlighting wayfinding and visual communication in the built environment. The award submission portal will open on June 2, with entries due by August 1, according to Jillian Tipton, executive director of AIA Akron. Winners will be announced at the AIA Akron Design Awards Celebration in October. For info or to access the Call for Entries Packet,

visit www.aiaakron.org/designawards or contact Tipton at jtipton@aiaakron.org.

Hasenstab Architects Names New Leadership Team Hasenstab Architects recently announced it has named Daniel Herstine as its new president, with Brian Miner and Scott Radcliff appointed as vice presidents, effective May 1, 2025. The leadership transition marks a new era for the Akron-based firm, which also has offices in Cleveland and Pittsburgh. Herstine, a 26-year veteran of Hasenstab, brings over three decades of experience, with a specialty in behavioral healthcare design. He will oversee firm operations.

Daniel Herstine

Miner, who has led the firm’s higher education and laboratory design studios, has been a principal for nine years and brings 26 years of experience to his new executive role. Radcliff, a specialist in healthcare architecture with national recognition, has served as principal for eight

years and is board-certified by the American College of Healthcare Architects. Longtime leaders Dennis Check and Bob Medziuch will remain on the board of directors and as principals. Check will become chairman of the board, continuing to lead K–12, municipal and zoo projects, while Medziuch will maintain leadership in the healthcare studio.

TRHS Engineering and Tech Center Opens in Kent Ohio Governor Mike DeWine joined education and community leaders in Kent recently for a ribbon-cutting at the new Engineering and Advanced Technologies Center at Theodore Roosevelt

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BILLBOARD News about people, products, places & plans

Photo courtesy of Ohio.gov

Hudson, Stow-Monroe Falls, Tallmadge and Woodridge school districts. The project was funded by a $2.3 million grant from the Ohio Career Technical Construction Program, plus an additional $400,000 investment from Kent City Schools for new tools and machinery.

TRHS Engineering & Advanced Technologies Center ribbon-cutting

High School (TRHS). The 3,800-square-foot addition, which includes new classroom and collaboration space, expands the school’s capacity to offer in-demand career tech programs aligned with regional workforce needs, including advanced manufac-

turing, electronics, robotics and engineering. Designed by Hasenstab Architects and built by Shook Construction, the facility serves students from across the Six District Educational Compact, which includes Kent, Cuyahoga Falls,

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Infinity Construction Announces Promotions Infinity Construction recently announced it has promoted Adam Parker to senior project manager and Vince Notarberardino to senior project estimator. Parker joined the firm in August 2023 and has since managed more than $60 million in construction

projects in the Cleveland and Akron markets. He previously spent over 20 years in various field positions with general contractors across Northeast Ohio. Notarberardino, a 30-year construction industry veteran, first joined Infinity in 2006, where he held several field roles including project engineer and superintendent. He left in 2016 and rejoined the company in 2022 as a project estimator. Since returning, he has led efforts to grow the firm’s presence in the public sector. P WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com.

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LEGAL PERSPECTIVES Navigating property laws & regulations

Mitigating Risk Related to Tariffs

he Trump administration has not shied from its stance on tariffs. Throughout his presidential campaign, Donald Trump championed tariffs as a protectionist policy that boosts domestic manufacturing and provides leverage to negotiate with other countries. Many economists, however, anticipate that tariffs will impose higher costs on consumers, slow economic growth and reduce product quality through lessened competition. JORDAN WEEKS

Regardless of your beliefs on tariffs, members of the construction industry must understand the impact of tariffs and ways to contractually mitigate risk in the face of them.

What is a tariff?

A tariff is a tax imposed by a government on goods imported from other countries. A country may impose a tariff for several reasons, such as: • incentivizing consumers to purchase domestic goods by increasing the cost of international goods, or • seeking to increase domestic manufacturing by penalizing companies who manufacture outside of the country. But like most policies, there are drawbacks to tariffs. In general, tariffs

increase prices on goods made internationally and domestically. This is because domestic producers tend to increase costs when foreign competitors do so. Tariffs also cause delays due to supply chain disruptions. And they increase uncertainty in contract prices, which also cause contractors to build in cushions to account for possible new tariffs and increases on expenses. In the construction industry, tariffs generally increase the cost of materials and operational costs, which, in turn, increase overall construction costs.

The present status of U.S. tariffs

As of the date of this article, the U.S. has imposed a blanket 10% tariff on goods imported from all countries – save goods imported from Canada and

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Mexico that comply with the current trade agreement, the USMCA. Goods imported from China face up to a 245% tariff. Aluminum and steel imports are tariffed at 25%. Additional “reciprocal” tariffs are paused until July 8, 2025. As we have seen since February, these amounts are subject to change.

Critical contract terms to protect your bottom line

Construction costs are expected to increase across the board, given the current tariffs. These costs will increase even more if the additional tariffs resume in July. This will affect how owners, suppliers and contractors negotiate contracts going forward. Members of the industry should familiarize themselves with the following contractual provisions that allocate risk for tariffs. Force majeure Force majeure clauses, oftentimes referred to as “Act of God” clauses, allocate risk for unforeseen events. In general, this clause can permit a party to suspend or terminate performance if something extremely unlikely and unforeseen occurs, like wars, epidemics or natural disasters. A force majeure clause can include tariffs and specify that any tariff that increases the price of materials or equipment by more than a threshold amount entitle the party adversely affected by the tariff to terminate the contract at its election. Note that the current AIA A201 and ConsensusDocs 200 do not include a force majeure clause. Price escalation Price escalation clauses allow contractors to adjust a fixed price in response to changes in market conditions, like inflation or increased material costs. This provision will usually indicate the threshold amount to trigger a price escalation (e.g., if the price increases by more than 10%), along with a list of the materials to which it applies. Delays and extensions of time Delays and extensions of time clauses afford a contractor more time to complete work if a delay occurs due to circumstances beyond the contractor’s control – like supply chain disruptions onset by tariffs. For instance, ConsensusDocs 200 § 6.3

and AIA A201 § 8.3 afford contractors additional time for specified delay events. Although some delay clauses give only additional time, parties can

tariffs, material costs increase by 25% during the contracting phase, the contractor may terminate).

In general, tariffs increase prices on goods made internationally and domestically. This is because domestic producers tend to increase costs when foreign competitors do so. Tariffs also cause delays due to supply chain disruptions.

Finally, parties can use other tools to mitigate or reduce risk, such as

add language allowing for an increase in the contract sum, as well. Termination for convenience Parties can include tariffs as a reason for termination. AIA A201 § 14 and ConsensusDocs 200 § 11 allow contractors to terminate under a list of conditions. Parties can add tariff thresholds to the list and afford the contractor flexibility should the tariffs increase costs substantially (e.g., if, following

Other risk allocation tools

• contracting to perform work for cost plus a fee (without a GMP), rather than a fixed price • including larger allowances or contingencies to account for increased material costs • using the USMCA to procure lower-cost materials from Canada and Mexico • utilizing cost-sharing arrangements for costs incurred from tariffs If you have questions, make sure to communicate with experienced counsel who understand the unique demands and risks of the construction industry. P Jordan Weeks is a member of the Construction Practice Group at Frantz Ward LLP and prepares cases for trial, drafts pleadings in litigation, and strategically reviews contracts. For more information, visit www.frantzward.com.

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Photo courtesy of Cleveland Museum of Natural History

Rooted in Purpose Cleveland Museum of Natural History raises the bar for green building Story by Properties Staff

he Cleveland Museum of Natural History has emerged as a new model for other institutions around the globe – one where mission, architecture and impact converge. After its $150 million, multi-phase transformation, the institution isn’t just telling the story of human and planetary history; it’s inviting visitors to explore it through every facet of the experience, including the building itself.

Since the museum celebrated its grand opening in December 2024, the community response has exceeded the institution’s expectations. In just four months after officially opening its reimagined campus, which includes more than 375,000 square feet and more than two acres of outdoor visitor areas, the museum has welcomed more than 120,000 visitors, surpassing previous records. Surveys collected during those months showed that 35% of those individuals had either never visited before or were back after more than five years away – suggesting that the museum is now reaching more people than ever. One of the most notable aspects of the renovation is its emphasis on environmental performance. This spring, the museum became the first

it includes a review of the building’s operation over time. At the core of the redesign is a commitment to illustrating how human health is interconnected with planetary health. Rather than hiding high-performance systems behind the walls, the design by DLR Group brings many of these features into the open, making sustainability part of the visitor experience. This intention is most clearly visible on the museum’s primary façade, where stormwater Joshua Haney from the roof is captured and DLR Group channeled through a gutter system that spills visibly over the museum’s transformation was com- the GFRC cladding onto an alvar pleted in spring 2024 (see full story in stone outcropping. This flowing water Properties, January 2024 issue, avail- feeds into a rain garden populated able at www.propertiesmag.com), the with native plants, reducing runoff LEED commissioning process can take while also drawing attention to natural approximately a year to complete, as cycles in action. in the United States to earn LEEDv4 BD+C NC Platinum certification for new construction under the U.S. Green Building Council’s standards. Although

“[The] design not only reflects the location’s history but also delivers a sustainable solution and model for the future. Now visitors can experience how the design connects humans and nature at a time when humans have become a major force shaping the Earth’s processes and composition.”

Properties | May 2025

ENVIRONMENTAL EXCELLENCE The museum recently became the first in the nation to earn LEEDv4 BD+C NC Platinum certification for new construction under the USGBC’s standards.

Photo courtesy of Cleveland Museum of Natural History

Photo by Kevin Reeves / courtesy of DLR Group

The visible expression of sustainability is backed by rigorous performance standards. Water conservation was a key focus. Highefficiency fixtures helped reduce indoor potable water use by 37%, while the restoration of more than half of the site with native vegetation significantly cut outdoor water demand. These landscaped areas also provide valuable habitat for birds and pollinators, an effort supported by bird-safe glazing and reduced exterior lighting to minimize light pollution and the risk of collisions. The building has demonstrated that it used 32% less energy than the ASHRAE 90.1-2010 baseline, achieved through a combination of passive and active strategies, including low-e glazing, high-performance insulation, solar shading, efficient HVAC systems and on-site photovoltaic arrays. The team also conducted a Building Life-Cycle Impact Reduction study, which showed a more than 10% reduction in embodied carbon across the newly constructed spaces. To maintain and enhance performance over time, post-occupancy energy monitoring was built into the plan. Material choices further reinforced the project’s environmental priorities. Over 75% of construction waste was diverted from landfills, and interior products were selected with attention to transparency, verified sourcing and reduced chemical emissions. Indoors, the experience was designed with occupant health and comfort in mind, including daylight access for 95% of occupied spaces, enhanced acoustic conditions and the use of low-VOC materials. In addition to reducing its environmental footprint, the museum’s innovative design has improved the visitor experience while connecting its purpose to the world outside. The building’s curving façade was inspired by the geological past of Northeast Ohio, with flowing white forms evoking the glaciers that carved the Great www.propertiesmag.com 45

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INSIDE EXPERIENCE The museum’s reimagined interior was designed with occupant health and comfort in mind, including daylight access for 95% of occupied spaces, enhanced acoustic conditions and the use of low-VOC materials.

Lakes – helping to tell the story of the region’s natural history. Inside, exhibits have been reorganized around a unified, inquiry-based story of life on Earth that makes forces of nature tangible, immersive and relevant to today’s world. Instead of isolating specimens by discipline and chronology, the museum now invites visitors to explore environmental systems, evolution and biodiversity as an interconnected whole. “Honoring the museum’s place in the hearts of the Cleveland community, DLR Group’s design not only reflects the location’s history but also delivers a sustainable solution and model for the future,” says DLR Group Principal and Global Architecture Leader Joshua Haney. “Now, visitors

can experience how the design connects humans and nature at a time when humans have become a major force shaping the Earth’s processes and composition.” These design and programmatic changes have already earned national and international recognition. Recently, the Ohio Museums Association named the Cleveland Museum of Natural History its 2024 Institution of the Year, recognizing the organization’s bold reinvention, community leadership and innovative approach to science education. Earlier this month, the museum was also named one of the World’s Most Beautiful Museums by the prestigious Prix Versailles, an international architecture and design award established by UNESCO. This award recognizes not just

aesthetics, but also how each building’s design aligns with principles of intelligent sustainability, with attention paid to each project’s ecological, social and cultural impacts. The museum joins just six other international laureates named to the 2025 list, including the Grand Palais in Paris, France; The Saka Museum in Jimbaran, Indonesia; The Audeum in Seoul, South Korea; Kunstsilo in Kristiansand, Norway; Diriyah Art Futures in Riyadh, Saudi Arabia; and Joslyn Art Museum in Omaha, Nebraska. “As a leading cultural institution and a champion of a better future for both humans and the planet, the museum has transformed its architecture to reflect its mission,” says Museum President & CEO Sonia Winner. “It is architecture in service of the natural world.” P

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HVAC + PLUMBING

Performance Over Price What to look for in an HVAC preventative maintenance program By Jason Hughes S.A. Comunale

n the dynamic landscape of the commercial HVAC industry, facility managers often find themselves overwhelmed by the myriad choices available when selecting a preventative maintenance program. With a wide array of contractors vying for attention, how can one determine which maintenance agreement stands out from the rest?

A robust maintenance agreement should encompass more than routine tasks such as changing filters, replacing belts and cleaning coils. It needs to embody a proactive and predictive maintenance strategy, designed to minimize downtime, extend the lifespan of equipment and optimize operational efficiency – thereby cutting overall operating costs. A comprehensive maintenance agreement should present property owners and managers with vital information that enables them to accurately forecast equipment conditions and ages. This includes a detailed assessment of 48

yearly maintenance costs per unit and the types of refrigerants used in each machine. Such transparency empowers you to make informed decisions regarding equipment replacement, identifying which units are ripe for an upgrade. This knowledge is particularly crucial in today’s rapidly changing refrigerant landscape, where outdated units relying on costly, soon-to-be phasedout refrigerants may demand expensive repairs. Replacing these units with newer models that employ environmentally friendly A2L refrigerants can yield significant long-term savings and increased efficiency.

Regular evaluations play a crucial role in maintaining effective agreements. Quarterly face-to-face meetings with management from the HVAC firm ensure that both parties remain aligned on goals and budgets, allowing for timely adjustments as needed. This proactive communication fosters a partnership that is responsive to the evolving needs of the facility. Another critical consideration is the frequency of maintenance visits, which should be tailored to the occupancy levels and activities conducted in the space. For example, spaces with lower usage may benefit from semi-annual Properties | May 2025

visits instead of quarterly check-ups, aligning costs with actual needs. When vetting potential contractors, it is essential to ask pertinent questions about their procurement processes. Inquire about where they source maintenance products like filters and coil cleaners. Contractors that maintain large-volume purchasing agreements with manufacturers typically offer more competitive pricing than those buying from local supply houses, which can significantly impact the overall cost of the maintenance agreement. Requesting references from existing customers under contract can provide valuable insights into the contractor’s reliability and service quality. Don’t hesitate to reach out to these references to inquire about the timeliness of inspections, satisfaction with billing structures and the professional acumen of technicians dispatched to the site. Additionally, check whether the contractor offers 24-hour on-call emergency service and what fees may apply for after-hours support. Regular communication is also vital; ensure the account manager will routinely check in to confirm satisfaction with service and address any necessary adjustments to maximize value.

In addition to HVAC services, explore other offerings that contractors may provide. Bundling services such as plumbing, mechanical and fire protection can simplify vendor management and often leads to cost savings. Utilizing a single contractor for mul-

associated with lost production during equipment failures can far exceed the savings gained from selecting a lowerpriced contractor. For instance, in a production facility, a chiller failure can halt operations, leading to significant daily losses. Investing in a higher-performing maintenance agreement can mitigate these risks, ensuring minimal disruption and optimal operational performance. Choosing the right HVAC preventative maintenance program requires careful evaluation beyond initial price considerations. By focusing on performance, reliability and the overall value of services offered, facility managers can ensure their equipment operates at peak efficiency, reducing costly downtime and contributing to a more sustainable environment. As the commercial HVAC landscape continues to evolve, making informed decisions today will pave the way for a more efficient and cost-effective tomorrow. P

A robust maintenance agreement should encompass more than routine tasks such as changing filters, replacing belts and cleaning coils. It needs to embody a proactive and predictive maintenance strategy, designed to minimize downtime, extend the lifespan of equipment and optimize operational efficiency – thereby cutting overall operating costs. tiple services streamlines scheduling and coordination, making life easier for building management. While cost is often the primary concern, focusing solely on price can compromise the effectiveness of a maintenance agreement. The risk of reduced efficiency and increased downtime escalates with cheaper service options. The hidden expenses

Jason Hughes is the HVAC service manager with S.A. Comunale’s Mechanical Division, headquartered in Barberton, and is a 36-year industry veteran. He can be reached by phone at 330.706.3040. For more information, visit www.comunale.com.

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HVAC + PLUMBING Hidden Infrastructure Why upgrading plumbing is a smart investment for any commercial property By Michael Egizii Parkway Plumbing

hen most people think about investing in commercial properties, their minds jump to the bigticket items – roofs, windows, energy systems, curb appeal. But one of the most overlooked, and yet most crucial, components of a building’s value is something that rarely makes it into the headlines: the plumbing.

Out of sight, not out of mind

Plumbing is invisible until it fails. A burst pipe, leaking valve or clogged main doesn’t just create a mess. It disrupts business operations, drives up repair costs and damages tenant trust. In Northeast Ohio, many commercial buildings still rely on plumbing SMART SENSORS Leak detection technology is one of the most powerful tools for protecting systems that haven’t been touched your building’s infrastructure. These smart systems use sensors and real-time monitoring to alert in decades. Materials like galvanized managers at the first sign of trouble, whether it’s a slow drip or a sudden pressure drop. steel or cast iron, once industry stanfailures that lead to tenant loss, code ing liability and increasing the lifespan dards, are now known to degrade and violations or costly insurance claims. and value of your property. corrode over time. The longer you delay upgrades, the Making proactive updates is not about Regulatory pressures are rising higher the likelihood of emergency fixing what’s broken. It is about reducPlumbing codes across Ohio are evolving to keep pace with public health, water conservation and safety standards. Older systems may no longer meet these requirements, putting property owners at risk for penalties or forced retrofits. Municipalities are especially focused on issues like backflow prevention and stormwater management, where non-compliance can result in serious consequences. By upgrading your systems before you Serving Northeast Ohio (440) 582-1482 are required to, you gain control over 9925 Royalton Road, Unit C timing, cost and scope. It also positions ParkwayPlumbingCle.com North Royalton, OH 44133 your property as forward-thinking and

Plumbing solutions backed by experience.

Properties | May 2025

Photo courtesy of Parkway Plumbing

A well-maintained and modern plumbing infrastructure directly impacts a building’s performance. From improving tenant retention to preventing costly emergencies, the outcomes are clear. Whether you manage office space, multi-unit residential, industrial facilities or mixed-use developments, upgrading your plumbing system is not just maintenance. It is a strategic move that protects your bottom line.

Call our commercial sales managers today, to discuss your electric service needs. compliant, which is something tenants and insurers alike appreciate.

Smart systems deliver real value

Leak detection technology is one of the most powerful tools for protecting your building’s infrastructure. These smart systems use sensors and real-time monitoring to alert managers at the first sign of trouble, whether it’s a slow drip or a sudden pressure drop. Early detection reduces repair costs and prevents the kind of damage that leads to downtime or tenant complaints. From avoiding flooded mechanical rooms to minimizing insurance claims, smart leak detection helps property owners stay ahead of issues. It is more than a convenience. It is a long-term safeguard for property performance, reputation and tenant trust.

Better plumbing, better business

Every tenant wants reliability. Whether you are managing office tenants, retailers or residential leases, your plumbing system affects their daily experience – such as hot water, consistent pressure and clean drainage. When these basics are unreliable, tenant satisfaction drops quickly. Property owners and managers who invest in plumbing upgrades may see improved retention rates and attract higher-quality tenants. In some cases, they can justify rent increases by promoting the upgraded infrastructure. The message is clear: when you invest in the core of your building, people notice.

Planning ahead pays off

The smartest investments do not just fix problems. They prevent them, improve operations and build long-term value. A proactive plumbing strategy delivers measurable returns through fewer emergencies, improved compliance, higher tenant satisfaction and stronger financial performance. P Michael Egizii is president of Parkway Plumbing, which provides commercial plumbing services in Northeast Ohio and is now in its second generation of family ownership. For more information, visit parkwayplumbingcle.com or reach out to contact@parkwayplumbingcle.com.

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HVAC + PLUMBING Embracing Technology Streamlining plumbing & HVAC with modern solutions By Shane Zysk BuildingPoint Ohio Valley

First, we need to consider the changing landscape in the pre-construction phase. Few developments are proving as impactful on the construction industry as the 3D laser scanner. With the ability to grab millions of points a second at below-millimeter precision, reality-capture solutions are indispensable for cataloging existing site conditions for future planning and as-built documentation. Upon transferring the physical world to the digital, building information modeling (BIM) can be used to design the perfect mechanical-electrical-plumbing (MEP) solutions tailored to the specific needs of a project. This includes artificial intelligence-backed guidance and analysis for pre-construction simulations that can identify and correct clashes and inefficiencies in virtual LOOKING FORWARD Few technology developments are proving as impactful on the blueprints. Automated layout plan- construction industry as the 3D laser scanner. With the ability to grab millions of points a second at below-millimeter precision, reality-capture solutions are indispensable for ning, predictive maintenance and a cataloging existing site conditions for future planning and as-built documentation. suite of pre-cataloged parts can help semi-virtual walkthroughs that provide at the ready. Whether via intricate cutpinpoint the exact scopes, sizes and requirements of all components, allow- invaluable insights for clients and team ting, welding, fitting, threading, point ing for more accurate bidding, better members, allowing for further inspec- layout, guided measurement-printing or estimates for quantities and scheduling, tions, clash-detection and training more, the smart tools of today take the faster permitting and ultimately more exercises to take place without disturb- guesswork and human-error out of the ing a single element in the real world. equation. They’re tied into office plans business success for those involved. Knowing exactly what type of pipe and even between each other, providFurther necessity-driven practices, such as modular, offsite construction, or ductwork needs fabricated and run, ing for seamless project coordination are only aided in this stage by the exact- out of what material, and to what specs, across multiple devices, as well as daily ness that digital models provide. Using and exactly where, takes modern MEP progress reports, deviations, schedule augmented-reality devices with GPS/ to a completely new level. It doesn’t stop updates and more. All of this equates to GNSS-backed precision, stakehold- there. When it’s time for the physical increased productivity, reduced costs, ers can overlay their plans onsite for work to begin, multipurpose robots are minimized errors and enhanced safety 52

Properties | May 2025

Photo courtesy of BuildingPoint Ohio Valley

ndoor plumbing and central air are two innovations most closely associated with the modern era. Everyday life, as we know it in our civilized society, would be unimaginable without these vital innovations. It’s surprising then that the professionals behind these critical networks often remain bound by outdated practices. To continue advancing, we must bring the core methods of planning and constructing these systems into the 21st century – at every stage and for every stakeholder. By embracing contemporary technology and modernized mindsets, the design, installation and management of plumbing and HVAC systems can become more accurate, effective, efficient, productive and optimized for today’s needs.

HVAC + PLUMBING protocols, allowing construction workflows to move more smoothly. With intelligent models backing modern plumbing and HVAC systems, their maintenance post-construction is streamlined and simplified as well. BIM models can be used to diagnose and identify the exact part and location of

components in need of replacement, and even predict where future repairs may need to be done well in advance. Far from simple leak detection, the “internet of things” (IoT) has led to an era of smart sensors that can be added to air and water networks to provide insights into areas of high or low usage to opti-

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mize potential designs, renovations and ongoing management. It’s clear that contemporary technology holds a lot of potential promise for modern plumbing and HVAC contractors, but only if they’re willing to invest. This means more than just in the monetary sense of the term, as they must be willing to put their time into adopting a 21st century mindset as well. Artificial intellegence, for instance, can only calculate and analyze based off of the data environment it has to draw from. To achieve a rich source of this information means having an intelligent BIM model of the project – and that itself often comes from having direct 3D scans of the site to work from, and so on, as the solutions build on themselves. As with anything, it’s best to start small and from an informed position with trusted partners and training to

What’s clear is that these technologies won’t replace contractors, but will elevate them from physical laborers to in-demand technicians who guide modern tools toward shared goals. fully understand and adopt the tools discussed, as there’s no one-size-fits-all approach to their use. What’s clear is that these technologies won’t replace contractors, but will elevate them from physical laborers to in-demand technicians who guide modern tools toward shared goals. Through the use of a forward-thinking and open view of these solutions, the complete lifecycle of our chief structural systems will finally realize their full potential, to the greater benefit of the planner, builder and ultimate end-user. P Shane Zysk is marketing coordinator with BuildingPoint Ohio Valley. For more information, visit www.buildingpointohiovalley.com. Properties | May 2025

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HVAC + PLUMBING Stack Solution Pre-engineered systems solve risky generator exhaust challenges By Mike Liberman Selkirk

ack-up power, in the form of diesel generators, is an insurance policy to protect people, businesses and critical assets from unexpected failures. The last thing a property manager needs when the power goes out is for this critical back-up system to fail because the generator exhaust system was not properly designed, constructed or installed.

two to four inches of internal insulaOne solution? Factory-built gention included. Insulation thickness erator exhaust systems. will vary depending on what type of For many years, commercial/indusouter skin temperature is desired, but trial diesel generator installations this internal insulation allows reduchave typically included Schedule 40 tions in clearance to combustibles. carbon steel pipe exhaust systems, Factory-built options also allow assembled onsite, which carry hot for protection against rupturing and exhaust gasses away from the genbackfiring by including components erator’s engine. (“Schedule 40” refers like bellows joints and pressure relief to pipe thickness classification as valves. That way, even in the event defined by ANSI standards.) of a backfire, a pressure relief valve Fabricating traditional Schedule can enable the generator to continue 40 carbon steel generator exhaust to operate. These turn-key systems is an involved process that requires can be delivered to the job site withmultiple parties, including welding, out having to fabricate anything insulating, multiple site inspections and fire watch. For decades, this SURE FIT Factor-built ducts clamp together with onsite, including the terminations. has been an accepted standard, minimal effort and an assured, factory-tested fit, This can result in a faster, safer and versus field-welded Schedule 40 systems that are more efficient installation. but in recent years, new UL listed typically custom-assembled onsite. Some of the main advantages technologies and products have of factory-built generator exhaust become available that offer a safer, Generator exhaust stacks that come more efficient way to install generator out of the factory are pre-engineered, systems go beyond the product itself; exhaust without the hassle of welding designed and constructed in a controlled they help to ensure a reliable, wellor insulating the piping. One of the key environment. They will include detailed engineered design. Factory-built ducts benefits of factory exhaust is the ability bills of material and order-of-install draw- clamp together with minimal effort and to achieve reduced clearances compared ings. Typically, these solutions are 304 an assured, factory-tested fit. In contrast, to Schedule 40. stainless inner/304 stainless outer with field-welded Schedule 40 systems are typically custom-assembled onsite and often lack third-party certified listings, meaning they haven’t been tested or approved as a complete system to meet safety and performance standards. Risks of failure are increased if stacks are not Brick + Stone Repair & Replacement supported correctly or if there are no Caulking | Tuckpointing | Sealing backfire provisions. With welded systems, it’s not a question of if a weld will Pressure Washing | Building Cleaning fail, but when. Phone 216-778-9666 | Fax 216-661-4520 With Schedule 40, due to the higher 9449 Brookpark Rd. Unit A, Parma, Ohio 44129 clearance to combustible requirements, mcmahonrest1@att.net the risks of fire, damage and injuries are increased greatly. There are documented Call for Your Free Building Inspection & Assessment cases where Schedule 40 systems, which

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UL-LISTED, FACTORY-BUILT SYSTEMS FOR SUPERIOR GENERATOR EXHAUST Selkirk’s industry-leading factory-built exhaust systems – Benefits far outweigh Schedule 40 Black Iron Pipe: BUILDING ATTENTION Factory-built generator exhaust solutions are gaining popularity, with many customer applications, such as hospitals and data centers, beginning to standardize on these systems.

required a 12-inch clearance, were installed with only a three-inch clearance, resulting in fires that destroyed newly constructed buildings. Not only is the factory-built option produced in a controlled environment, but factory-trained local representatives can assist in sizing and designing the system based on your own specific requirements. Understanding the design differences between diesel and gas generators is crucial for controlling costs and ensuring compliance with the distinct requirements of each fuel type. Factory-built generator exhaust solutions are gaining popularity, with many customer applications, such as hospitals and data centers, beginning to standardFinal to ize on these systems. They have proven mbrellas be more durable, longer-lasting and offer better protection. Additionally, they are now more affordable and cost-effective for anyone with critical requirements, where failure is not an option. P

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Michael Liberman is a regional manager for Selkirk and can be reached by email at mliberman@duraventgroup.com. For more information, visit www.selkirkcorp.com.

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HVAC + PLUMBING Project Profile:

One Triway Campus (3205 Shreve Rd., Wooster) By Sam Smith Air Control Products

Photos courtesy of ACP

A new chapter in educational infrastructure has begun in Wayne County, where Triway Local Schools has completed construction of its 250,000-square-foot, pre-K through 12th grade campus, known as One Triway. Built on the site of the school district’s former high school and middle school, the new facility goes beyond simply consolidating aging buildings. It also exemplifies how integrated mechanical systems can enhance the learning environment. Completed in late 2024, the One Triway campus replaces outdated facilities that once struggled with poor climate control and inflexible layouts. Designed with the future in mind, the school building incorporates advanced HVAC systems to create adaptable, comfortable and energy-efficient spaces critical for student well-being and academic performance. The design and engineering team – led by GPD Engineering and supported by Air Control Products – faced the challenge of creating a zoning and ventilation strategy that accommodates a wide range of needs, from classrooms to gymnasiums and administrative offices. Acoustic comfort, fresh air circulation and temperature control were all central to the mechanical design process. HVAC components installed by The K Company include dedicated outdoor air systems (DOAS) by Greenheck, terminal units by Price, ducted distribution and strategically placed electric heaters by Markel. Airius destratification fans further support air movement and thermal consistency, especially in large, open areas. The facility functions as three distinct, twostory academic zones segmented by grade levels: kindergarten through fifth, sixth through eighth, and ninth through 12th. Despite the scale, the school building operates with cohesive mechanical systems, fine-tuned for energy efficiency and user comfort. The new One Triway campus represents a strategic investment in educational infrastructure. Its integrated mechanical system, a product of expert collaboration and quality components, directly supports comfortable, healthy, and adaptable learning environments crucial for student success. P 58

Properties | May 2025

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Smart Systems, Stronger Savings Incentives drive energy-efficient HVAC upgrades across Ohio By Christina O’Keeffe and Michael Senger OAQDA

As part of OAQDA’s mission to improve air quality while supporting economic development, CAIP helps businesses and communities access financial assistance for air quality improvement projects, which may include reducing energy use through better building design and more efficient, advanced innovative technologies. Whether it’s a commercial facility, manufacturing building or multi-family property, CAIP makes it easier for developers, property owners and institutions to invest in clean, efficient solutions. One example of CAIP’s impact is the 2443 Auburn, LLC project, a 56-unit multi-family residential development focused on student housing in Cincinnati. With OAQDA’s support, they recently implemented a suite of improvements, including high efficiency air-source heat pump systems, domestic hot water heat pumps and envelope improvements. The upgrades delivered a 53.7% energy performance improvement, surpassing CAIP’s 50% benchmark.

Bringing HVAC advancements to Northeast Ohio

The success of the 2443 Auburn, LLC project serves as a model for what’s possible in other urban areas across Ohio. In Northeast Ohio, the region’s mix of universities, hospitals and multi-family housing creates strong opportunities to replicate this success – particularly in areas like University Circle in Cleveland. Many communities in the region have aging HVAC systems, especially in student housing, healthcare and multi-family properties.

Rendering courtesy of OAQDA / Uptown Rental Properties

hio’s building owners are facing growing demands to improve indoor air quality, lower operating costs and support cleaner, more efficient building operations. The Ohio Air Quality Development Authority (OAQDA) is helping them do just that through programs like the Clean Air Improvement Program (CAIP), which supports high-efficiency HVAC upgrades and energy-smart building strategies.

SYSTEMATIC SUPPORT With OAQDA’s backing, the 2443 Auburn, LLC in Cincinnati implemented a suite of high-efficiency HVAC upgrades and energy-smart building strategies. The project’s success serves as a model for what’s possible in other urban areas across Ohio.

These are prime candidates for retrofits that lower energy costs and improve indoor air quality. These projects may also qualify for federal funding that helps reduce the

upfront costs of clean energy technologies like heat pumps, solar PV and thermal storage. When paired with CAIP financing, this support makes high-efficiency building upgrades even

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more accessible for developers, institutions and property owners. Recent advancements in HVAC technologies are also expanding what’s possible. Air-to-air and air-to-water heat pumps are becoming more efficient and flexible, working in a wider range of temperatures. Thermal storage systems allow buildings to store energy during off-peak hours, reducing peak load and cutting utility bills. Ground-coupled geothermal heat pumps utilize the stable underground temperature to deliver reliable heating and cooling. Despite higher initial installation costs compared to conventional systems, geothermal technology demon-

While advanced HVAC technologies may carry higher upfront costs, the combination of operational savings and available incentives typically delivers a strong return on investment. strates strong long-term efficiency and typically offers an extended service life of approximately 25 years with reduced maintenance requirements. Thermal storage, air-source heat pumps and geothermal systems all qualify for the federal Investment Tax Credit (ITC), which helps offset initial costs and improves financial metrics. Each of these system types, when used in combination with a robust building envelope and other loadreducing strategies, can help a project qualify for OAQDA’s CAIP program.

Building smarter from the start

The best approach to maximizing energy cost savings starts with the building envelope – windows, insulation and other load-reducing features that lower baseline demand. Next, select HVAC equipment that matches your site’s typical weather conditions, usage patterns and long-term savings and performance goals. While advanced HVAC technologies may carry higher upfront costs, the combination of operational savings and

available incentives typically delivers a strong return on investment. OAQDA is committed to helping Ohio’s employers, developers, building owners and design teams take advantage of these technologies and funding sources. As demonstrated in the Auburn project, these upgrades and improvements create healthier, more resilient buildings and greater energy

efficiency. To learn more about the Clean Air Improvement Program or to explore funding opportunities through OAQDA, visit ohioairquality.org. P Christina O’Keeffe, executive director of the Ohio Air Quality Development Authority, is an energy and air quality expert. Michael Senger is the integrations leader and co-leader of HEAPY’s Innovation Lab.

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HVAC + PLUMBING ACAR CORNER Issues in the real estate industry

Cutting Costs With a Heat Pump Water Heater Submitted by Drew Gaebelein Keller Williams Living

eat pump water heaters are an energy-efficient solution to gas and electric pumps that could save residential property owners money. More buyers than ever are choosing energy-efficient heat pump water heaters (HPWHs) over fossil-fueled water heaters. In 2022, Americans installed over 4 million HPWHs, and sales of HPWHs increased by 26%. Sales of gas water heaters decreased by 17% for the same period. When single-family home owners switch from a standard electric or gas model to an HPWH, they can save as much as one ton of carbon emissions each year.

Illustration by Marjorie Schott, NREL; source: www.energy.gov

Not only do HPWHs perform up to three times more efficiently than conventional systems, they also last longer and cost less to operate. With current rebates, tax incentives and low-interest financing options available, now is a good time to get up to speed on water heater efficiency.

How heat pump water heaters work

The HPWH is a highly efficient way to heat water as it transfers heat rather than creating it. The unit is around three times more energy efficient than standard electric or gas models. HPWHs use electricity to extract heat from the surrounding air to warm water in a storage tank. A fan pulls in the surrounding air and blows it across evaporator coils filled with refrigerant. The warmed refrigerant is pumped through a compressor to increase pressure and temperature before traveling through condenser coils to transfer the built-up heat to the water. After cooling, the refrigerant returns to the evaporator coils and repeats the process.

Benefits of HPWHs

HPWHs are often a cleaner, safer, more efficient and affordable option to heat water. Because the process of transferring heat also draws moisture 64

from the air, HPWHs offer additional dehumidification benefits if installed in a humid environment like a basement. Cleaner & safer HPWHs eliminate the risk of occupant exposure to carbon monoxide and other indoor air pollutants produced by combustion and also produce fewer greenhouse gas emissions. Efficient HPWHs are two to three times more efficient than gas or electric options. Efficiency means less running time,

thanks to faster heating. As a result, HPWHs may cut water heating costs by as much as 50%, depending on how much hot water you use and the type of heater being replaced. Affordable Nationally, heating water is usually the second-largest household energy expense after space heating and cooling costs and can account for as much as 20% of a home’s energy consumption. The average household spends approximately $400 to $600 each year on water heating. Switching from a Properties | May 2025

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HVAC + PLUMBING standard electric to an HPWH can cut that in half. Some states offer rebates or other incentives to encourage property owners to upgrade to a more efficient option. In Ohio, for example, homeowners currently can save up to $3,200 between federal tax credits and utility rebates. For specific guidance on what is available regionally, visit www. energystar.gov or www.ohio.gov.

Installation & maintenance

gallons, and systems often include a backup heater. While you can find HPWHs sold at most large retailers, it’s recommended to choose a professional installer who can recommend the best location for installation and size based

ting an HPWH serviced regularly can extend the water heater’s life and minimize loss of efficiency. Routine maintenance can include visual inspection for damage, draining once a year to avoid the buildup of sediment or checking the pressure relief valve and anode rod for functionality throughout the year. Alongside this routine maintenance, property owners should be aware of a few HPWH-specific maintenance checks:

Some states offer rebates or other incentives to encourage property owners to upgrade to a more efficient option. In Ohio, for example, homeowners currently can save up to $3,200 between federal tax credits and utility rebates.

HPWHs are relatively simple to install without major disruptions. The space must maintain a temperature between 40°F and 90°F with at least 500 cubic feet of air space around the water heater or a ducted air source. It also must include access to pipe condensate to a drain system, as well as access to a 240-volt, 30-amp electrical circuit. For a typical single-family home, the tank will range in size from 50 to 80

on energy use needed in a building. Professional installers will also provide any necessary plumbing or electrical needs for proper installation. Like conventional water heaters, HPWHs require routine maintenance. Performing this maintenance or get-

How Bad is tHat Leak?

Wash the filter Property owners should routinely check the air filters. Typically located at the top of the unit, air filters should be checked every few months or when a unit alerts them to the need for cleaning. Filters can be washed using mild detergent or soap. Make sure the filter is dry before placing it back in the water heater. Clean the condensate lines It is important to clean the condensate drain annually to prevent any backup. To clean condensate drain lines, pour a cup of bleach into the access opening to ensure that no algae, mold or mildew will form in the pipe throughout the year. Check the operations manual Before performing any routine or HPWH-specific maintenance, make sure to consult the manufacturer’s operations manual for specific guidance and step-by-step instructions for the particular HPWH model.

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In conclusion, pay attention to your water heating system and consider whether it might be time for a replacement. If the water heater is more than 10 years old, has visible corrosion or is leaking, it might be time to think about an upgrade. P This article was reprinted with from the NAR website (www.nar.realtor) and submitted by Drew Gaebelein (Keller Williams Living), who is 2025 president of Akron Cleveland Association of REALTORS. Properties | May 2025

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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Tallmadge, OH 44278 DETAILS: Plans call for the construction of a three-story affordable multifamily building with 53 units for seniors aged 55 and older. Estimated Schedule (as of 4/16/2025) STAGE: Early Construction CONSTRUCTION START: 3/2025 CONSTRUCTION END: Q4/2025 BID DUE DATE: N/A DEVELOPER, GC, PROPERTY MANAGER: Testa Companies Contact: Ryan Landi, VP of Development ryanlandi@testacompanies.com 2335 Second Street Cuyahoga Falls, OH 44221 P: 330-928-1988 F: 330-928-7755 ARCHITECT: MXA Architecture 6288 Waterloo Rd. Atwater, OH 44201

Project: #3181538 CLEVELAND CLINIC NEUROLOGICAL INSTITUTE PROJECT TYPE/SIZE: Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $1.1 billion SECTOR: Private LOCATION: 2083 E. 89th St. Cleveland, OH 44106 DETAILS: Plans call for the construction of a 900,000-square-foot facility for the hospital’s Neurological Institute, which will offer patient evaluations, imaging, neuro-simulation training, infusion therapy, neuro-diagnostics, brain mapping, research space and a specialized epilepsy center. Work will include the demolition of existing structures. Estimated Schedule (as of 3/30/2025) STAGE: Construction CONSTRUCTION START: 2/2024 CONSTRUCTION END: 12/2026 BID DUE DATE: N/A OWNER: The Cleveland Clinic Contact: Peter Volas, Senior Director of Real Estate volasp@ccf.org 9500 Euclid Ave. Cleveland, OH 44195 P: 216-444-2200 ARCHITECT: Stantec Contact: Jennifer Storey, Architect/ Principal jennifer.storey@stantec.com 1500 Lake Shore Dr., 100 Columbus, OH 43204 Columbus Office P: 216-200-9477 GC: Turner Construction Company Contact: Jason Jones, Preconstruction Manager jjones@tcco.com 1422 Euclid Ave., Ste. 1400 Cleveland, OH 44115 Cleveland Office P: 216-522-1180 F: 216-522-0540 CM: Robert P. Madison International Inc. 1215 Superior Ave. E, Ste. 110 Cleveland, OH 44114 P: 216-861-8195 F: 216-621-5738

Project: #3767357 WEST SIDE MARKET - EAST ARCADE RENOVATIONS PROJECT TYPE/SIZE: Government Buildings/Retail (25,000-49,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $50 million SECTOR: Private LOCATION: 1979 W. 25th S. Cleveland, OH 44113 DETAILS: Plans call for the renovation of the West Side Market - East Arcade building. Improvements include new HVAC systems, upgraded vendor stalls, and renovations to the basement featuring mechanical upgrades, walk-in coolers, a shared commercial kitchen and a new freight elevator. Estimated Schedule (as of 4/15/2025) STAGE: Construction CONSTRUCTION START: 5/2025 CONSTRUCTION END: 12/2025 BID DUE DATE: N/A DEVELOPER, OWNER: City of Cleveland 601 Lakeside Ave., Room 113 Cleveland, OH 44114 Department of Public Service P: 216-664-2231 F: 216-664-2198

Project: #3388495 VILLAGE AT TOWN CENTER II PROJECT TYPE/SIZE: Multifamily (53 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $13.56 million SECTOR: Private LOCATION: 100 North Ave.

Project: #3748519 SOLO HIGH SCHOOL NATATORIUM RENOVATION PROJECT TYPE/SIZE: Schools (K-12)/Social (10,00024,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $2.7 million SECTOR: Public

LOCATION: 33655 Arthur Rd. Solon, OH 44139 DETAILS: Plans call for the renovation of the Solon high school natatorium. Work includes roofing, structural repairs, completion of a lighting upgrade for the interior of the pool area, fire suppression systems, and painting. Estimated Schedule (as of 2/19/2025) STAGE: Starts in 1-3 months CONSTRUCTION START: 3/2025 CONSTRUCTION END: Q1/2026 BID DUE DATE: N/A OWNER: Solon City Schools Contact: Fred Bolden, Superintendent FredBolden@solonboe.org 33800 Inwood Rd. Solon, OH 44139 P: 440-248-1600 GC: Infinity Construction 18440 Cranwood Parkway Cleveland, OH 44128 P: 216-663-3777 Project: #3769278 MCKINLEY TOWERS RENOVATION PROJECT TYPE/SIZE: Multifamily (50-100 units) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $1-$5 million SECTOR: Public LOCATION: 425 Seneca St. SE Niles, OH 44446 DETAILS: Plans call for the renovation of the existing McKinley Towers. Estimated Schedule (as of 4/21/2025) STAGE: Starts in 1-3 months CONSTRUCTION START: 6/2025 CONSTRUCTION END: Q1/2026 BID DUE DATE: 5/27/2025 OWNER: Trumbull County (OH) 4076 Youngstown-Warren Rd. Southeast Warren, OH 44484 P: 330-369-1533 Trumbull Metropolitan Housing Authority ARCHITECT: Strollo Architects Contact: Kevin Willis, Principal Architect kwillis@strolloarchitects.com 201 W. Federal St. Youngstown, OH 44503 Youngstown Office P: 330-743-1177 F: 330-460-0493 Project: #3767123 FALLS LANDING VILLAS PROJECT TYPE/SIZE: Multifamily (50-100 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $12 million SECTOR: Private Properties | May 2025

LOCATION: Blooming Lane Olmsted Falls, OH 44138 DETAILS: Plans call for the construction of villastyle townhomes. Prices start from the mid $300,000s. Estimated Schedule (as of 4/11/2025) STAGE: Construction CONSTRUCTION START: 12/2024 CONSTRUCTION END: Q4/2026 BID DUE DATE: N/A BUILDER: NVR, Inc. 6770 W. Snowville Rd. 100 Brecksville, OH 44141 Ohio Office P: 440-584-4200 Project: #3445888 CLEVELAND SOCCER GROUP (CSG) SOCCER STADIUM PROJECT TYPE/SIZE: Conventions/Arenas (250,000+ sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $150 million SECTOR: Private LOCATION: Ontario St. and South Inner Belt highway Cleveland, OH 44839 DETAILS: Plans call for the construction of a soccer stadium for Cleveland Soccer Group that will have a 12,000-seat capacity. Estimated Schedule (as of 4/16/2025) STAGE: Starts in 4-12 months CONSTRUCTION START: 10/2025 CONSTRUCTION END: Q4/2026 BID DUE DATE: N/A OWNER: Cleveland Soccer Group 100 Park Pl. Chagrin Falls, OH 44022 Project: #3343216 GRAND RIVER WALK PROJECT TYPE/SIZE: Multifamily (111 units), Retail/ Office (18,759 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $26 million SECTOR: Private LOCATION: 257 E. Main St. Painesville, OH 44077 DETAILS: Plans call for the construction of 111 multifamily units on the second through fifth floors and 18,759 square feet of commercial space on the first floor. Estimated Schedule (as of 4/9/2025) STAGE: Starts in 4-12 months CONSTRUCTION START: 8/2025 CONSTRUCTION END: Q4/2026 BID DUE DATE: N/A DEVELOPER: Marous Development Contact: Jon Sines, Director of Development jsines@marous-dg.com 38119 Stevens Blvd. Willoughby, OH 44094 P: 440-527-8091 ARCHITECT: Vocon Design Inc. Contact: Denver Brooker, Principal/ Project Manager

denver.brooker@vocon.com 3142 Prospect Ave. Cleveland, OH 44115 P: 216-588-0800 F: 216-588-0801

scott.wludyga@atech.edu 6610 Sanborn Rd. Ashtabula, OH 44004 Board of Education P: 440-992-1200

Project: #3441065 ASHTABULA COUNTY TECHNICAL AND CAREER CAMPUS EXPANSION PROJECT TYPE/SIZE: Government Buildings/Mfg./ Industrial/Warehouse/Schools (K-12) (50,000-99,999 sq-ft) CONSTRUCTION TYPE: Addition/Expansion ESTIMATED VALUE: $5-$25 million SECTOR: Public LOCATION: 1565 State Rte. 167 Jefferson, OH 44047 DETAILS: Plans call for the expansion of an existing technical and career campus building to include new work facilities for advanced manufacturing, fire fighting and law enforcement. This expansion will be connected to two existing buildings within the west side of the campus. Estimated Schedule (as of 2/14/2025) STAGE: Construction CONSTRUCTION START: 6/2024 CONSTRUCTION END: 6/2025 BID DUE DATE: N/A GC: The Albert M. Higley Company 3636 Euclid Ave. Cleveland, OH 44115 P: 216-861-2050 ARCHITECT: Buehrer Group 314 Conant St. Maumee, OH 43537 P: 419-893-9021 OWNER: Ashtabula Area City Schools Contact: R. Scott Wludyga, Superintendent, A-Tech

Project: #3766222 LEXUS CAR DEALERSHIP PROJECT TYPE/SIZE: Retail (55,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $11.134 million SECTOR: Private LOCATION: 3663 Park E. Dr. Beachwood, OH 44122 DETAILS: Plans call for the construction of a 55,000-square-foot Lexus car dealership. The existing building will be demolished. Estimated Schedule (as of 4/10/2025) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER: Classic Auto Group Contact: Jim Brown, President 8510 Tyler Blvd. Mentor, OH 44060 P: 800-388-1098 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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Call today for a FREE estimate! 4300 Brookpark Rd., Cleveland, OH 44134 • 216-595-0100 • Toll Free 888-271-8200 www.propertiesmag.com 69

Coming in June

Absolute Roofing Inc........................................... 60

Infinity Paving ............................................................7

AES Building Services LLC...................................51

Integrated Project Solutions............................. 38

AIA Cleveland........................................................... 65

Jamieson Ricca Fenestration............................ 39

Air Control Products............................................. 59

JL Taylor, Co. Inc...................................................... 40

Chagrin River Walk III

American International Construction.......... 63

JV Janitorial Services, Inc.................................... 67

APX/Apex Pinnacle Services............................. 34

Lisco Heating & Cooling, Inc............................. 60

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

MAPIC (Mechanical and

LabConnect Cleveland Facility

Barber & Hoffman Consulting Engineers....14

Plumbing Industry Council).......................... 53

Birchway Title Agency......................................... 34

Masonry Restoration Maintenance............... 65

BOMA Greater Cleveland................................... 22

McMahon Masonry Restoration..................... 56

BuildingPoint Ohio Valley/Precision

Messina Floor Covering, Inc.............................. 69

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ADVERTISER INDEX

Laser & Instrument, Inc.................................. 54

Mid State Restoration, Inc.................................. 67

CAMPO Roof..............................................................10

Mussun Sales, Inc................................................... 57

Carey Demolition................................................... 65

MW Mielke, Inc........................................................ 67

Carey Roofing.......................................................... 66

NAI Pleasant Valley of

Castle Heating & Air Conditioning ............... 63

Northern Ohio..................................................... 71

CBIZ Inc..........................................................................9

North Coast Paving............................................... 62

CBLH Design Inc......................................................15

OCP Contractors......................................................11

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

Ohio Paving & Contracting............................... 26

Charles Svec Inc.......................................................31

Pacheco Cement Inc............................................. 37

Cleveland CRE Summit...........................................7

Pack Container Sales, LLC...................................61

Cleveland Public Power.......................................51

Parkway Plumbing................................................ 50

Columbia Building Products............................ 67

Pete & Pete Container Service......................... 42

Cunningham Paving Inc..................................... 38

Precision Environmental Co.............................. 43

DCA Roofing............................................................ 35

Preferred, LLC Cleveland.................................... 29

Diamond Roofing Systems................................41

S.A. Comunale Company................................... 49

Diversified Piping & Mechanical Inc............. 57

Scheeser, Buckley, Mayfield Inc...................... 65

Dollar Bank...................................................................9

Siegel Jennings ......................................................46

Duffy & Duffy Cost

SMACNA Cleveland............................................... 55

Segregation Services........................................19

SMPS Northeast Ohio.......................................... 36

EA Group.................................................................... 33

Snow Bros Appliance, Inc....................................51

Environmental Design Group...........................17

Space Comfort Co.................................................. 54

Frantz Ward LLP...................................................... 22

Superior Floor Coatings...................................... 30

Freeman Building Systems...................................3

T.H. Martin, Inc............................................................2

Gardiner...................................................................... 72

The Thomas Brick Company..............................15

Hicks Roofing..............................................................4

ThenDesign Architecture Inc........................... 25

Impentra Security Glass.......................................31

Truax Law Group.................................................... 40

Imperial Heating & Cooling...............................15

US Communications & Electric Co................. 29

Infinity Construction.............................................12

Yerman & Young Painting, Inc............................9 Properties | May 2025

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