STOBG Insights Magazine, Issue 2, 2023

Publication Leadership:

Senior VP Marketing & Corporate Communications, Rebecca Leonardis

Editor, Alison Smith

Creative Director, Sarah Kennedy Lembo

Content Contributors: Breanna Ahern, Leah Collie, Colette Finnerty, Hilda Jara, Katherine McCully, Benjamin Patterson, and Carol Whetstine*

Proofreaders: Kari Mullen, Caryn Norton, Benjamin Patterson

Special thanks: to the STOBG Corporate Marketing and Business Unit marketing teams.

*External Contributor

STO Building Group (formerly known as the Structure Tone organization) refers to a group of separate legal entities including:

Structure Tone, LLC

Structure Tone Southwest, LLC

Structure Tone International Limited (UK)

Structure Tone Limited (Dublin)

STO Mission Critical

Pavarini McGovern, LLC

L.F. Driscoll Company, LLC

L.F. Driscoll Healthcare

Govan Brown

Ajax Building Company

BCCI Construction

Layton Construction

Abbott Construction

RC Andersen as well as their subsidiaries, joint ventures, divisions or affiliates. Each member company is an independent legal entity operating and providing services solely under its own name.

© Copyright STO Building Group, 2023. STO Building Group Insights is a publication of the STOBG Corporate Marketing Department 330 W. 34th Street, New York, NY 10001

For those of us in climates with all four seasons, this time of year is always a little magical. The warm weather settles back in, and before you know it, the grays and browns of winter are replaced with a whole new landscape of lush green.

That’s a pretty obvious parallel to one of the most prevalent trends in our industry right now: revitalizing underused buildings, or transforming them from the old grays and browns to a new “green.” This issue of STO Building Group Insights magazine highlights some of the reuse and repositioning efforts we’re working on across the globe, from turning former office buildings into hospitals and apartment buildings to major refurbishments to help older buildings comply with increasingly stringent green building standards.

And for the offices that we continue to build as this sector resets, we’re seeing a similar focus on environmental, social, and governance responsibility—not only for the building itself but also for the team and the process. From installing mass timber to finding new ways to manage water use and construction waste, we’re excited about the tools and innovations we’re using day in and day out to live up to our commitments. This issue of Insights dives into many of those examples, but you can learn about even more that we’re doing as a company and on our jobsites in our 2023 ESG Report, available on our website at stobuildinggrooup.com.

Take care, be safe, and enjoy your summer.

James K. Donaghy Executive Chairman Robert Mullen CEO

Committing to Sustainability

Building green isn’t just a trend—it’s a responsibility. In 2021, several STOBG companies signed on to the Contractor’s Commitment, a pledge created by contractors for contractors, to set sustainability targets and measure their progress—divided into Good, Better, or Best tiers. Over the last two years, those early signatories were able to provide valuable input to make the Commitment even stronger and more impactful.

r Connections to nature in the built environment are proven to boost employee productivity and wellness

“Being one of the early signatories for the Contractor’s Commitment has been so critical for BCCI,” says BCCI Construction senior director of marketing, Cynthia Gage. “You’re in the room with a project team and you’re able to have real-life, on-the-ground conversations about sustainability and what makes a difference in construction.”

By pledging to the Contractor’s Commitment, BCCI, Ajax Building Company, Abbott Construction Los Angeles, and Structure Tone New York joined a larger movement to impact the sustainability of building projects and inspired others, including subcontractors and clients, to follow suit.

“We initially proposed the Contractor’s Commitment to Structure Tone New York because New York’s best practices were in most alignment with what it entails,” says Jennifer Taranto, STO Building Group vice president of sustainability. “We received plenty of support from our president, Mike Neary, and we saw that this would be meaningful for our clients.”

Two years into the Commitment, and the STOBG teams have seen progress and efficiencies in several facets of construction.

WASTE DIVERSION

Waste diversion is one area where all four STOBG companies report clear success. “Many of the goals at the Good tier, including waste management, are already what we require of our projects,” says Teresa Fait, project manager at Abbott Construction in Los Angeles. “The Commitment gives us added framework for educating and tracking.”

Similarly, BCCI was already complying with California’s stringent sustainability requirements, and they were empowered by the Contractor’s Commitment to take things a step further and build more waste management tactics into each stage of a project.

According to Priyanka Jinsiwale, project manager of sustainability and ESG at BCCI, the company is committed to standardizing waste diversion practices on all of their projects.

“Ensuring early engagement is conducted on all projects and integrated into our project workflow is key since these metrics need to be tracked consistently,” notes Jinsiwale. “We’ve created several implementation tools and templates to help.”

Structure Tone NY uses on-site source separation methods for select waste streams to increase the landfill diversion rate, rather than commingling all of the discarded materials in a single dumpster. “Although there are space limitations on our jobsites, we’ve found tremendous success with our closed-loop gypsum recycling efforts,” says Ryan Hughes, Structure Tone NY sustainability manager.

Local wallboard manufacturers such as USG and CertainTeed/Saint-Gobain take back the site-separated drywall trim scrap and use it as feedstock to create new products. “We’re also separating wood and metal on select projects and working with partners to recycle our carpet scraps as another way to contribute to the circular economy,” Hughes adds.

By salvaging, donating, and reusing existing materials even before demolition, the Structure Tone team was able to achieve the Commitment’s Better tier. NYC also has the benefit of using Cooper Recycling, a nearby materials recovery facility with an RCIcertification that demonstrates best-in-class sorting practices.

CARBON TRACKING

Although carbon tracking was not a new task for Ajax, applying an anti-idling practice on all sites was a recent change for the company. Ajax’s anti-idling policy mandates that all engines—from passenger vehicles to construction equipment—must be turned off when not in use.

“Some people had a habit of getting out of their truck and running into the trailer for a meeting while the truck’s still running,” says Rowdy Francis, Ajax quality manager. “We’ve now addressed that. It’s a small thing but it reminds everyone to be more cognizant.”

BCCI also took their efforts on carbon tracking up a level since signing the Commitment. The team proactively began analyzing their baseline and identified areas of improvement“. Although 30% of our projects are required to be tracked under the guidelines of the Contractor’s Commitment, BCCI is aiming to track 80% of our projects,” says Jiniswale.

Contractors who sign the commitment pledge to meet a series of goals in five categories:

Carbon Reduction

How well a contractor reduces carbon emissions

Jobsite Wellness

Fostering wellness (clean air, nourishment, mental health, etc.) for anyone working in jobsite offices

Waste Management

Promoting waste diversion, whether seeking green building certification or not

Water Management

Assessing risks to prevent water pollution

Material Selection

Assessing and selecting healthy and sustainable materials

As a new service offering, Structure Tone NY has also begun to track embodied carbon for projects seeking to measure their environmental impacts associated with materials and worker commutes.

UTILITY USAGE

Structure Tone has implemented various measures to monitor and reduce their utility consumption, but tracking and documenting those efforts at first posed a challenge. The team has since found an innovative solution to help, says Hughes. WASHBOX monitors temporary water use on-site and reuses the greywater during construction to reduce overall consumption. (See page 31 for more on WASHBOX.)

Abbott also leverages partners to find new and improved tracking methods. “We are using the Contractor’s Commitment tracking template that a partner company showed us,” says Fait. “Each category has

a field where project teams can provide feedback on how the goals were achieved—was it difficult, was there a cost impact, etc.”

WORKER WELLNESS

With increasing global attention to mental health and wellness and the encouragement of the Contractor’s Commitment, all four STOBG signatories have made jobsite wellness a priority. Each company has regular and frequent wellness breaks—whether educating teams to stretch and flex before work or promoting health habits such as taking a break or staying hydrated.

Utimately, the impact of signing the Contractor’s Commitment illustrates how each business unit is working to consistently implement best practices—which reinforces our Quality 360º program, striving to deliver the highest quality in everything we do.

r Natural lighting, healthy options, and opportunities to connect with each other are becoming required for a healthy, sustainable workplace

A Foundation of Fairness

Santa Rosa Co. Judicial Center Complex

Justice requires physical space, and courthouses provide that space as a beacon of fairness and impartiality for all communities. With this concept in mind, Santa Rosa County, Florida selected Ajax Building Company to capture this ideology in a physical and functional symbol of equal access to justice for all.

s One of Santa Rosa County’s new courtrooms

PROJECT DETAILS

Location: Santa Rosa Co., FL

Size: 115,000sf

Client: Santa Rosa County Board of County Commissioners

Architects: Sam Marshall Architects/HOK

Engineers: Schmidt Consulting Group (structural); HG Engineers (electrical); McKim & Creed (civil)

Sector: Government

Completed: January 2023

PHOTOS: © MATTGOOD

AN UPGRADED SPACE

At 115,000sf, the Santa Rosa Co. Judicial Center Complex was constructed on 19 acres of land and now includes seven courtrooms, seven judges’ suites, and secure holding areas for inmates. The three-story county courthouse hosts hearing rooms, a law library, evidence rooms, jury selection, and deliberation spaces. Related departments, such as the clerks of courts and court administration, are also incorporated.

The design-build project brought together a unique collaboration between the Ajax team, HOK, and Sam Marshall Architects—and a process that dates back to 1995.

“After almost 26 years of planning from the county, once Ajax was selected, the project hit the gas and took off,” says Amy Bitterling, Ajax business development manager. “Ajax has been involved with this project for 12 years, doing our best to help the client and making sure we were putting their needs first throughout.”

PLANNING THE CAMPUS

The courthouse was designed using structural steel and precast concrete façade, complemented by several glass and glazing elements, all engineered to withstand winds exceeding 140 mph, thanks to Florida’s active hurricane season. The brick inlay applied onto the precast was a key feature of the structure.

Ajax president Jay Smith notes that courthouse design requirements have evolved to comply with specialized regulations aimed at ensuring the safety of courthouse personnel and visitors, such as restricted access points.

“Within a courthouse, there are different entities: the jury, the judges, additional staff, and the inmates,” says Smith. “We considered each group’s requirements during the project’s design phase to ensure their safety and prevent unfavorable encounters by providing separate entrances and exits.”

Part of that consideration included testing out ideas. Before construction began, Ajax created a mock courtroom inside a warehouse to evaluate the building’s performance by assessing how specific areas,

such as the jury box and the areas for the prosecutor and defense attorneys, would fit into the courtroom.

TECHNOLOGICAL ADVANCEMENTS

In addition to the aesthetic of the design, one of the project’s most noteworthy features is the technology incorporated into specific facets of the building’s operation. CourtSmart, a system that captures legal proceedings with precision and efficiency, was installed to document all the presentations that take place in the courtroom. That installation required combining the technical maintenance that the owner provided with the infrastructure and building components the project team provided as seamlessly as possible.

“We had to coordinate very closely with the county’s tech team to carefully install and test the CourtSmart system,” says Chuck Lester, Ajax senior project manager. “It was essentially like meshing two projects into one.”

According to Lester, the courthouse’s detention areas were also upgraded with new technology. The holding areas were

s The new, modern Judicial Center Complex

approximately three stories high and equipped with command centers and elevators that operated remotely, transporting prisoners into designated courtrooms safely and securely. Security elements and the safety of the judges within the courthouse were also a major element of the project.

COMMUNITY CONNECTION

As the courthouse was built directly behind a neighborhood, the Ajax team ensured sensitivity to the community and surrounding areas during construction by marking roads to not interfere with residential traffic. Lester says that getting the community involved and collaborating with a local architect and subcontractors also helped maximize local participation. During certain times of the day, the team coordinated with Santa Rosa Co. and their regulations to perform slab pours.

“As there was also a school nearby, we communicated with the subcontractors on how they could enter and exit the project site and their specific routes to not disrupt the school’s schedule,” says Lester.

Positioning the courthouse as an inviting and welcoming space was also critical.

“The lobby construction was significant to the county,” says Bitterling. “We discussed how the public should perceive the building and their first impressions as they entered, balanced with keeping security at the highest level.”

CONTINUOUS LEARNING

Despite supply chain challenges and others, including natural forces like COVID-19 and Hurricane Sally, the team completed the job on schedule. Just as justice continues to evolve, so does Ajax’s teamwork and communication throughout their projects.

Natural materials and patterns help create a welcoming feel in the entrance lobby

“A PLACE OF BEGINNINGS.” MORE ON THE COURTHOUSE HERE!

“Every time we build a judicial facility, or with any project, we create a running tab of lessons learned, keeping us one step ahead and ready for what the future may bring,” says Bitterling. “Our team did an outstanding job effectively communicating and understanding what was important throughout this project. From the planning to the design stage, our clients always come first.”

It Starts with the Word “Adapt”

A discussion on office-to-residential conversions

The office market has slowed but the demand for more urban housing only continues to rise. A possible solution? Converting office to residential. In a recent episode of STO Building Group’s Building Conversations podcast, Brooks McDaniel, STOBG’s senior vice president of building repositioning, speaks with Dan Shannon, commercial design leader and managing partner at architecture firm MdeAS, about the wave of office to residential conversions in New York City. Here is an excerpt of their conversation.

McDaniel: How would you describe the market for office-to-residential conversions in New York over the past few years?

Shannon: Brooks, what’s happening now is the commercial market is seeing a significant challenge. There are many factors on that, primarily a return-to-office transition that’s happened post pandemic as large commercial companies are beginning to get their hands around who’s coming back to the office and how people work effectively in the new modern workplace. On top of that is that a lot of the major players in commercial rental market have changed the quan tity of office space they need, especially the tech sector, which had been pushing the growth throughout the pandemic. So as a result of those two primary factors and some other economic issues, there’s been a retreat on the quantity of office space that’s necessary in New York City. On top of that, there’s a lot of new product of office in the market as it’s necessary to keep a vibrant and competitive city in the world market.

So what are we going to do with available space in New York City? It starts with the word adapt. We, in an industry of construction, design and development, have to find ways for these properties to adapt to the market. And in one of those is residential conversions…. These buildings are big contributors to the economic vitality of this city, and they can’t stay empty. We have to find new uses for them.

r NYC’s 100 Vandam repurposed a former industrial building into condos

Brooks McDaniel Dan Shannon

McDaniel: There are several factors when you’re looking at a building and deciding whether it’s a good conversion target or not. I’ve always said that almost any building can be converted. It’s just how challenging it is…. I saw an interesting report recently published by Cushman and Wakefield called “Obsolescence Equals Opportunity,” which I think is a great title. And what they have determined is that 25% of the current office stock will be deemed obsolete by 2030. That’s 1.4 billion square feet across the country. I mean, huge, vast amounts of office space will need to be rethought and turned into something else….

Shannon: It’s an extraordinary number in the CW report. And, you know, there’s quite a bit of it here New York City. And if you think that the answer is to remove those buildings, that’s an enormous misunderstanding of the entire im plication of these buildings. One of the greatest motivators for renovating and

finding use of building to sustainability on every level. But the amount of energy it took to build that building and add nearly an equal amount to remove that building and try to find a place to put it afterwards when we

can only recycle maybe 10 or 15% of the building is an enormous waste. Enormous, you know, the greenest, most sustainable building ones that exist now, we can’t change the carbon that went into building them. We can change the carbon it takes to make them new again and not obsolete. Residential use is one of those great opportunities to do that….

I don’t want to be mistaken that new buildings don’t have their place. But to take the hundreds of millions of square feet that exist today and to find a new life for them, I think is very gratifying. It’s a terrific opportunity to beat this obsolescence problem…. We’re working as much on how to get people back to work as we were on finding places for them to live that they hadn’t before. And the combination of the two, I think, is going to make New York, unique and the future of this city a little bit different than what we were seeing a couple years ago.

Listen to the full conversation on the Building Conversations podcast: NYC’s Commercial Reinvention: Office To Residential

r Buildings like 15 Laight Street have been adapted repeatedly to fit the market

r Formerly unoccupied rooftops can be converted into outdoor spaces

GAME-CHANGING WORKSPACES

Two New STO Building Group Offices

Reflect Modern Workplace Trends

Office trends have always ebbed and flowed as tastes and technologies evolved. But the pandemic undoubtedly expedited a whole new paradigm for what employees expect from a workplace—including in STO Building Group’s very own offices.

Pavarini North East and Structure Tone Boston both moved into new offices in the midst of this shift, capitalizing on the opportunity to secure a coveted location while offering a new and more modern workplace experience for both returning and new employees.

“We were at the end of our lease and knew in this new climate we needed a location that would enhance the employee experience,” says Michael Melanophy, Pavarini regional vice president. “We wanted what our clients want: more collaboration areas, more flexibility, and more amenities that would help us with retention and recruitment.”

The Pavarini team found that upgrade just 2 miles from their previous location. The 8,500sf space is located in Stamford, CT, directly on the

BOSTON PROJECT DETAILS

Size: 10,000sf

Engineer: Vanderweil Engineers

Architect: Gensler

Sector: Commercial

Certifications: LEED, WELL (pending)

Completed: July 2022

s The Boston office is targeting LEED Gold and WELL certification, including such features as abundant natural light, clean indoor air, and sit/stand desks

Long Island Sound in the up-and-coming Harbor Point neighborhood. In addition to the modern workspaces and collaboration areas in the office, the building also offers a fitness facility, outdoor dining, a cafeteria, and a waterfront park for employees to enjoy.

BETTER ON BROAD

A little further up the coastline in Boston, the Structure Tone team went through a similar experience. With 20 years at their same Atlantic Avenue location, the lease was coming up for renewal and they had a big decision to make: do we stay or do we go?

“We were already considering our options before the pandemic,” says David Kempton, Structure Tone regional vice president. “With so many workers rethinking their careers and the area around our office now a ghost town, there was a palpable shift in our office dynamic. We knew it was time for a change.”

The Boston team found a beautiful 10,000sf space at 40 Broad Street, right in the heart of historic Boston and near just about everything. With upgraded technology,

STAMFORD PROJECT DETAILS

Size: 8,500sf

Architect: CPG Architects

Sector: Commercial Completed: July 2022

floor-to-ceiling windows, and a much-expanded variety of work areas—from phone rooms and small meeting areas to hoteling areas and large gathering spaces—the space was just what the team needed.

“We created a ‘Better on Broad’ campaign in the office to get everyone even more excited about what our amazing new office and neighborhood had to offer,” says Kristin Poulin, Structure Tone VP of business development. “By the time we moved, we were all excited to be there and reminded of the culture that made our company a fun and rewarding place to work to begin with.”

TEAMWORK FOR THE WIN

But working for yourself can be… challenging. Both Pavarini and Structure Tone set aggressive schedules, knowing their teams would pull through. Achieving the tight timeframe required constant communication, flexibility, and a little bit of cat-herding along the way.

“We made so many changes—we weren’t a great client,” says Melanophy. “The experience

gave us a very important understanding of the value the client gets from partnering early and often with the project team throughout the process.”

The Boston team had a similar experience, approaching the project almost like a design-build, says Andrew Emden, Structure Tone area manager. “We worked really closely with Gensler to make decisions along the way. We knew the kinds of things that bothered our clients, and we could dictate our own decisions to get ahead of those issues early.”

While that led to some last-minute decisions, the teams both say keeping a focus on the outcome was critical.

“We employed our own Quality 360° approach to the project,” says Brian Boyce, Pavarini VP of operations. “We kept in constant communication and transparency with the project team, honed our attention to detail, and drew from the lessons learned in our own work to apply best practices to be sure the office met our needs.”

Working on her own office space could also actually be fun, says Structure Tone project manager Monica Kuczynski. “We didn’t want to dismiss this project as not as important because it was ‘just us.’ It is a reflection of our work and our expertise and it was fun to see that in action with each other.”

THE RIGHT CHOICE

Now many weeks into their new homes, both offices know they made just the right choice.

“The new environment and the positive effect it’s had is off the charts,” says Melanophy. “Our staff now have a beautiful, modern office and are absolutely energized. The camaraderie is wonderful to watch.”

A recent anonymous employee survey shows the Boston office agrees. “Our new office— the space itself and the location—has been a game changer!,” says one respondent. “We have high employee morale, engagement, social interaction, employee events and amenities, and pride in our workplace.”

s Pavarini’s new office celebrates their work and team culture

FROM OFFICE TO EXAM ROOM: Converting Office Buildings to Healthcare Facilities

In recent years, there has been a significant increase in the construction of outpatient healthcare facilities. Informed patients seek quality, choice, and convenience, and they are finding that outpatient specialty clinics can provide high quality care at lower prices than hospital care—often right in their own neighborhoods.

According to LF Driscoll Healthcare (LFDH) project manager Kristopher Pomilla, the trend started in early 2019, just prior to the COVID pandemic.

“Our clients have been talking with us about new medical technology, customer outreach and support in urban and suburban areas, and that existing hospitals simply don’t have the footprint to expand their facilities,” he says. “We’re seeing a growing trend in converting underutilized office buildings into healthcare facilities as a cost-effective, environmentally friendly way to meet that demand.”

FINDING THE RIGHT BUILDING

The type of building best suited for conversion depends on the intended use, says Pomilla. Multistory buildings can be converted to facilities housing a variety of medical practices and supporting labs. Finally,

empty box stores and mall anchors like Sears or Lord & Taylor can be repurposed to become ambulatory care centers offering medical offices and outpatient services such as surgical centers, cancer treatment facilities, and dialysis clinics. This conversion approach also lowers the embodied carbon footprint of the building.

Ideal buildings for medical repurposing should have plenty of free parking or be accessible by public transit. Prior to acquiring a building for conversion, Pomilla recommends that clients obtain soil boring testing and a geotechnical report. In addition, it is important to document existing conditions of the exterior windows and façade. Many commercial leases are triple net, which means insurance, taxes, and building maintenance are the responsibility of the tenant, and failure to document existing conditions that need remediation can increase the cost of the project.

Converting a typical office building or storefront into a healthcare facility also requires specialized knowledge and meticulous planning. The finished building must meet key requirements for healthcare facilities using Department of Health (DOH) protocols or Facility Guidelines

r The LFDH crew at work, upgrading the structure for its new healthcare purpose

Institute (FGI) criteria which include specialized HVAC, electrical, and plumbing systems. Typically, the building is gutted to white box stage and outfitted with all new MEP.

According to LFDH project executive Scott Frank, one of the significant protocols is the review and detailed inspection of every wall before it is closed. “We ensure that the interstitial space in the wall cavity has been properly sanitized and that there is never any hidden dust or debris that could potentially compromise a patient’s health in the future.”

CONVERSION IN ACTION: SUMMIT HEALTH IN GARDEN CITY

In February 2023, LFDH completed the $18 million transformation of an existing 28,000sf, three-story office building into a state-of-theart medical facility for Summit Health, serving patients in Garden City, Long Island. The building is now home to cardiology, dermatology, ENT, orthopedic, podiatry, and primary care practices and a pain management clinic. A lower-level radiology suite includes five X-ray rooms, a CT scanner, and an MRI machine.

The year-long project was a full gut job, with removal of all MEP services back to points of entry. All new electrical service gear was

installed to take on the additional load from the radiology equipment and the new elevator. New boilers and water heaters were installed along with ejector pits and fire protection systems. The design also called for the removal of an old staircase and installation of a new stairwell.

permits. Finally, the team developed an early demolition and building assessment package in order to develop a full understanding of the existing building conditions.

Getting involved early also helped the team identify and solve potential challenges—especially when it came to the soil. “The lower level of the building is below grade, and we have very sandy soil on Long Island. “As soon as we excavated, sand filled the hole,” says Pomilla. To solve the problem, the team vibrated lagging boards into the ground to hold back the soil and support the existing foundation while they dug.

Some of the soil was also contaminated. “Anytime we dug for plumbing, electrical, and the lighting protection system, we had a certified remediation crew safely standing by to remove the soil,” says Frank.

LFDH came onboard at the program stage, which was critical to the success of the project. The team identified long-lead elements and purchased them early, resulting in significant cost savings and improved delivery times. They also assisted the owner and design team with local regulatory approvals and

When all was said and done, however, LF Driscoll Healthcare’s team of trained healthcare construction professionals has helped a major healthcare network expand its services to a whole new community while making the benefits of building repositioning a reality.

“These kinds of projects demonstrate how construction can play an essential role in future patient outcomes” says Pomilla.

r

The new Summit Health facility makes services such as diagnostic imaging accessible to more communities

The demand for healthcare is expected to grow at a compound annual rate of 5.4 % between 2020 and 2025, driven by factors such as population growth, an aging population, and the prevalence of chronic conditions, according to the World Health Organization

PHOTO, UPPER LEFT: © KEITH WILLIAMS PHOTOGRAPHY. PHOTO, RIGHT: © JEFFREY TOTARO, 2023

ABOUT BFW GROUP

Ÿ Year established: 2010

Ÿ Location: Philadelphia, Harrisburg, PA; Newark, NJ

Ÿ Number of employees: 27

Ÿ Notable projects or clients: Jefferson Health, The School District of Philadelphia

Ÿ Years of partnership with LF Driscoll: 8

Tell us about you and your company.

I started a nonprofit community development corporation in West Philadelphia in 1991 to build affordable housing. We invested over $100M in the community and created over 100 permanent jobs. After 13 years, I felt I should go into the private sector and became a project manager for Pennrose, one of the largest multifamily developers in the area. But I was laid off during the recession and was crazy enough to try starting my own business. For the first two years we got little to no business. On January 2, 2012, I said that if the phone didn’t ring by 5:00pm, I would declare bankruptcy. At 4pm I received a call and my first big contract. Some people call it providence, some people call it a blessing. But we have not missed payroll since that day.

How did your partnership with LF Driscoll begin?

When I began working with LF Driscoll, I had two employees. They gave us the opportunity to work on a massive office tower project. By the time the project was done, we had 10 employees. Because of that project, I was able to pay off my debt and get a line of credit. It was the opportunity we needed to begin to

Meet Blane Stoddart

President & CEO of BFW Group

scale and grow our business. Since then we’ve done 10 projects with LF Driscoll. One of the most exciting benefits of our partnership with LF Driscoll is the diversity and inclusion council we created. We identified 22 minority-owned businesses that LFD can work with from project to project to provide the consistency they can build on. There’s no capacity without these opportunities. Capacity is having the financial wherewithal to purchase what you need in the marketplace, and these partner ships are helping provide that.

What else could the industry be doing to help and promote MWDBE-certified businesses?

LF Driscoll truly started a movement in the Philadelphia region, and many companies are now using that playbook. Through my experiences, I have changed my perspective from being a DEI advocate to being a relationship advocate. You cannot force people to work together unless they have a

relationship. Think about the plumbing in your house. If it breaks and you don’t know a plumber, you call a trusted friend or family member. You don’t bid it out. You take the recommendation at its value, which is based on relationships.

If there is no opportunity for relationship building, there will be no inclusion. I don’t have to bid projects with LF Driscoll. We go into projects together as partners. I am on the team. Those relationships reap the most rewards.

What achievements are you most proud of?

I’m proud that we’ve been able to live by our core values: honesty, integrity, teamwork, and equity. I’m also proud that 20% of our employees left their jobs to come back to BFW during the pandemic. We doubled our staff during COVID. That just shows me that we are creating value for our staff and for the marketplace.

BFW’s Ray Barr (center) and LFD at Princeton University Art Museum project

Stoddard (center) with LF Driscoll CEO Mack Stulb (left) and Pride Enterprises founder, Craig Williams

A View from the Top in Brooklyn

Pavarini McGovern recently topped out construction on 11 Ocean Parkway, a groundup, mixed-use residential development in Brooklyn.

Windsor Terrace is a small, established residential community in central Brooklyn, and home to more than 20,000 people. The new 13-story building will add 375 apartment units to the area, 106 below-grade parking spots, and 5,000sf of retail space. A brick façade, including custom designed bricks, will allow this new building to blend in with the existing neighborhood.

The lot previously housed a church and a school— both of which were demolished prior to construction. The church will be relocated inside the new building. Amenities will include lobby coworking space for residents who work from home, rooftop gardens, and a view of Manhattan. Completion is scheduled for Summer 2024.

PROJECT DETAILS

Location: Brooklyn, NY

Size: 397,470sf

Client: JEMB Realty

Architects: FXCollaborative

Engineers: Dagher Engineering (mechanical); Desimone Consulting Engineers (structural)

Sector: Residential Completed: Summer 2024

r The project team celebrated the topping out in March

r The architectural layout mirrors Machate Circle to showcase the view of the park and New York City beyond

r The courtyard wall exterior will ultimately mimic the color scheme of the custom brick on the street-facing side of the building

r View over the courtyard amenity space , including superstructure protection and Doka formwork

Building a Sustainable Future: L’Oréal’s Cutting-Edge Research & Innovation Center

Structure Tone joined the project roster in 2021, managing multiphase construction comprising extensive site work, structural additions of 90,000sf and 10,000sf, and renovation of 135,000sf. As part of the construction, the team is creating new collaboration areas, open office/workstations, a cafeteria, and laboratory spaces featuring various amenities intended to strengthen interdisciplinary partnerships, inspire creativity, and foster collaboration in an innovative work environment.

MASS TIMBER: A SUSTAINABLE BUILDING SOLUTION

Reinforcing the company’s “L’Oréal for the Future” sustainability commitment, L’Oréal’s new R&I Center is designed to the highest sustainability standards by reducing energy use, resource consumption, and waste production while developing multipurpose indoor and outdoor green space to support the area’s ecology and biodiversity.

A key sustainability aspect in terms of construction is the use of mass timber, specifically cross-laminated timber (CLT) decking. As a renewable resource, mass timber is becoming increasingly popular due to the material’s ability to reduce the construction industry’s impact on climate change while satisfying designers’ appetite for biophilic building solutions.

To date, the Structure Tone team installed 82,500sf of 5-ply CLT decking (approx. 6-7/8”) on the main roof deck and 7,500sf of 3-ply (approx. 4-1/8”) on the clerestory sections. The reason for different thicknesses comes down to structural requirements and plans for potential expansion; if additional stories or columns are added to the roof

r The project entails over 100,000sf of structural additions

s As a renewable resource, mass timber is becoming an increasingly popular option to help reduce the environmental impact of buildings

ALL PHOTOS: © JOHN BAER/BUILDING IMAGES PHOTOGRAPHY

in the future, then the 5-ply can provide the required structural floor support.

With mass timber still gaining traction in tri-state area construction, this was the first time working with CLT for several trades. Therefore, the team relied on experienced subcontractors for guid ance. “We subcontracted with a mass timber contractor, Nordic Structures (headquartered in Montreal), to furnish and install,” says Structure Tone project executive Dave Adams. “They fabricate their own product, but subcontracted through a local erector.”

OVERCOMING CHALLENGES WITH MASS TIMBER

Since mass timber was somewhat new to the team, analyzing, solving, and documenting the challenges became critical. One concern centered on adding supplemental steel at the edges of CLT planks. Nordic mandates that their team is on-site to make any duct/pipe penetration over three feet. Bringing a subcontractor into the field to do this is costly, so all MEPS coordination needed to be completed prior to plank fabrication.

Staining the exposed underside of the CLT also proved tricky. The fabricator doesn’t have the manufacturing area for laydown, application,

and drying panels before stacking on flat beds for delivery, but staining panels after putting them up can be difficult unless ambient conditions are just right. “In a perfect world, the team would wait for the roof to be on with complete temperature and humidity control, stain the CLT panels, then move on to the next sequence of work,” Adams describes. “But to keep the project on schedule, we needed to hang the MEPS systems, so we delayed staining the CLT until after we installed the infrastructure.”

To make matters slightly more compliated, the exposed steel is painted a different color than the CLT panels. “Once the MEPS systems are in place, it becomes tough for the team to mask or protect the CLT while we spray the MEPS and steel,” explains Adams. “Eventually, we had to limit spraying, determining that we needed to hand paint most of the steel to avoid discoloring the decking.”

EMBRACING INNOVATION AND GROWTH

Although there has been a slight learning curve for the team with CLT, the takeaway so far is that it will be worth it. For L’Oréal, sustainability was the primary motivation for using CLT—and there are plenty of potential environmental benefits, from reducing emissions, to sustainable sourcing, to reducing waste. For Structure Tone New Jersey, the journey matters as much as the result.

“We are proud to work with L’Oréal in creating a space that reflects the Company’s dedication to responsible innovation,” says Adams. “We share these values and will undoubtedly apply the insights gained from this experience to our future projects.”

L’Oréal’s new R&I Center is expected to be fully operational in 2024.

r The Structure Tone team has installed 82,500sf of 5-ply CLT decking on the main roof deck and 7,500sf of 3-ply on the clerestory sections

MODERNIZING THE ICONIC Williams Square Plaza

Forty years after its original construction, the City of Irving, Texas, invested in revitalizing a valued business hub and cultural center: Williams Square Plaza. Built in the 1980s and primarily comprised of pink granite pavers, the City’s vision for the renovated square included much more greenery, seating, and even an outdoor concert space—an inviting destination for tourists, residents, and employees alike.

PROJECT DETAILS

Location: Irving, TX

Size: 2.1 acres

Client: City of Irving

Architect: SWA Group

Sector:

Government

Completed: May 2022

s The Mustangs of Las Colinas sculpture represents the wild, unfettered spirit of Texas

WATCH THE PLAZA COME TO LIFE MORE ON THE WILLIAMS SQUARE PLAZA HERE!

s Refurbishing the installation, says the team, was like recreating history

It’s a whole new generation, and how they view this is so different,” says Mayor of Irving, Rick Stopfer. “They don’t look at it as this big monument you drive up to and just take a picture. They want a great plaza to play with their kids and really enjoy everything that is there.”

To reimagine this meaningful community center, the City of Irving partnered with SWA Group and Structure Tone Southwest on the redesign and transformation.

MUSTANG MAKEOVER

Designed by sculptor Robert Glenn, the Mustangs of Las Colinas are the centerpiece of Williams Square Plaza and have become one of the top tourist destinations in the Dallas-Fort Worth area. The nine-horse sculpture was designed and installed over a period of eight years and serves as a reminder of the free-spirited Las Colinas landscape.

Completed in 1984, the sculpture has weathered over the years. The copper material had patinaed over time, leaving the horses a greenish hue rather than their original bronze. Part of the Williams Square Plaza renovation was refinishing these iconic mustangs—each of which is 1.5 times the size of a life-sized horse. To ensure the integrity of the sculpture was maintained, the project team and the artisans working on the horses held video calls with Glenn regularly—and at some points in the project, even daily. The process included carefully sandblasting the sculpture’s surface to reveal the original bronze, rewelding any holes that had appeared over time, and a final cleaning to finish.

The significance of this restoration was not lost on the Structure Tone team. “The mustang is the focal point of the City of Irving’s logo,” says David Horner, Structure Tone Southwest project executive. “Refurbishing the Mustangs of Las Colinas almost felt like recreating history.”

Another piece of the puzzle was the total modernization of the 1980s-era fountain that runs below the sculpture. Small jets angled up around each horse’s hoof and lining the sides and bottom help create the illusion of a flowing stream. The upgrade began with replacing the plumbing lines—switching from copper to high density polyethylene (HDPE) pipe which won’t rupture, freeze, or break. Next, the team converted all the original lights to LED lights. And finally, the out-of-date, single-valve fountain controls were retired and replaced with a more sophisticated computer system. Glenn was also consulted during this part of the process to ensure the new and improved fountain jets were installed at the exact angles as the originals.

CHALLENGE ACCEPTED

On top of the overwhelming task of restoring the beloved Mustangs of Las Colinas, this project called for meticulous attention to detail and some unconventional problem-solving.

1. Relocating the irreplaceable. Like all great attractions, Williams Square Plaza is marked by a substantial sign. Composed of four granite blocks weighing 45,000lbs each, the sign is built with the same pink granite as the

plaza’s pavers, which were mined from a now closed quarry in Marble Falls, Texas. The renovation called for the stone to be moved 10ft south, and each block needed to be lifted separately. “These blocks were sitting in the elements for 40 years, so there was concern that they might be brittle,” says Britt McKinney, senior superintendent at Structure Tone. “We made sure to use the right chokers, the right rigging, and installed protective corner guards before the 600-ton crane made the first lift.” Thanks to the team’s diligence, all four lifts were completed smoothly with no damage.

2. Complex logistics. Site logistics posed another challenge. The fountain feature dissects Williams Square diagonally, making it impossible to transfer materials from one side of the plaza to the other. Complicating matters further, an existing tunnel ran parallel with the site below the sidewalk between O’Connor Blvd and the plaza. The only way to access the plaza from O’Connor Blvd with heavy equipment was over two areas on the east and west ends of the tunnels—each of which were 25ft wide and structurally reinforced to handle the loads entering the plaza over the top of the tunnel.

The limited access points, and the lack of mobility the team had to move materials within the site, dictated their approach to scheduling. “We had to build in a manner that wouldn’t paint us into a corner when it came

to pouring the concrete, building the plaza, and building the elevated platform that looks out onto the mustangs from above,” McKinney says. “We had to phase the project and time our material deliveries very carefully.”

3. River bottom construction. Irving is known to have river bottom soil, and an initial geotechnical report showed that the dirt on-site had the possibility of moving between 6–8 inches in either direction depending on its moisture levels. To ensure the soil didn’t shift the landscape after the greenery was installed 8-10ft down, Structure Tone encased the existing dirt with a polyurea pond liner and added drains. This allows any water that hits the landscaping to percolate into the existing soil and fall to a drain below where it is converted to stormwater—avoiding the landscaped soil completely. “We basically built our own terrarium,” says McKinney.

COMING FULL CIRCLE

Completed on time, the revitalized Williams Square Plaza reopened to the public in May 2022 to glowing responses. At the reopening celebration, Irving Mayor Rick Stopfer commented, “It’s just amazing what we’ve been able to accomplish here through the partnerships to rebuild the plaza and refurbish the mustangs.” Even sculptor Robert Glenn commented from overseas, saying, “What they’ve done, the amount of work is just phenomenal and I’m very happy about the way they’ve gone about it.”

The City of Irving’s project team was also pleased with the result and how the project unfolded along the way. “Structure Tone Southwest was proactive in their approach to executing the work, mindful of the tight schedule and also creative in resolving issues which arose during the construction of the project,” says Casey Tate, special project manager for the City of Irving. “Through their diligent and thorough efforts, we were able to complete the project within the budget and on schedule.”

For many of the design and construction team members, the Williams Square Plaza reopening felt like a full-circle moment. “I grew up going on field trips in the metroplex and we used to eat lunch in the plaza by the horses,” McKinney says. “To be able to go back and reengineer this project was pretty cool.”

NYC’S SALVADORI CENTER: Laying the Foundation for the Future

An industry’s success is built on its ability to engage future generations. As design and construction continues to advance and evolve at a faster and faster pace, this engagement becomes more important than ever. In order to stay ahead of this ever-expanding curve, STO Building Group is working with organizations like the Salvadori Center to inspire and educate the next generation of builders.

The Salvadori Center provides STEAM programs for elementary and high school students to develop their interest in architecture, engineering, and construction professions. Founded in 1987, the center’s goal is to ultimately give kids the opportunity to learn first-hand how STEAM topics are relevant in their own lives, through projects that involve communication, teamwork, critical thinking, and creativity.

“The Salvadori Center brings STEAM learning to kids in areas that may not have the resources to learn about topics like engineering, architecture, math, and science,” says Renee Kiviat, an assistant account executive with Structure Tone New York. Kiviat is a volunteer and founding member of the Salvadori Center’s Emerging Leaders Advisory Group (ELAG), who are tasked with community fundraising, outreach, and, especially, awareness.

“The emerging leaders group is also a networking opportunity for those of us in the early part of our careers, where we can make

friends in the business along with supporting the bigger cause,” Kiviat explains.

Kiviat was first introduced to the Salvadori Center by STO Building Group CEO Bob Mullen, who has been on the board of directors for over a decade. Bob, in turn, first got involved through Structure Tone’s former president Tony Carvette, another long-time Salvadori champion. Today, Kiviat and others are forming the next generation of STOBG supporters.

According to Kiviat, the Salvadori Center has not only given her the opportunity to match volunteer work with network-building, but it has also allowed her to experience the imagination and passion of these younger students firsthand.

“The look on the students’ faces when they’re learning is instant feedback on the time you’re putting in,” Kiviat says. “You’re not just donating money to a charity and hoping it does something. I’m interacting with them, which is very rewarding, and the projects are fun, too.”

Organizations like the Salvadori Center are opening doors and creating opportunities for tomorrow’s generation. For Kiviat, that vision is not just about giving back to the community, but also inspiring and cementing a foundation of passion for the world’s future builders and creators.

“I would never have gotten into construction if I didn’t have these kinds of resources available to me in high school,” says Kiviat. “So it’s rewarding to be able to give back to the next generation and build this industry up with the best success it could possibly have.”

HEAR FROM A FEW OF THE KIDS THEMSELVES IN THIS VIDEO BY SCANNING THE QR CODE

r The Salvadori Center helps kids experience science and engineering first-hand

BUILDING A Bold, Sustainable VISION IN LONDON

“The best air quality in the world.” “The world’s first National Park City.” “A zero carbon, zero waste city.”

Those are just some of the bold goals London Mayor Sadiq Khan announced in 2018 as part of the city’s plan to make London a world leader in sustainability. As he put it at the time, “My aspiration is to help turn London into a zero carbon city by 2050. And I’m committed to working with national government, local boroughs, London’s businesses, NGOs, our European neighbours, and individual Londoners to achieve this goal.”

SETTING NEW STANDARDS

Since then, London has committed to becoming net zero by 2030, and various organisations, including Structure Tone, have joined forces through legislation, designing, sourcing, and utilizing new materials, equipment, and construction techniques to help the city achieve this ambitious goal.

“We’re seeing a complete cultural shift in our industry,” says Kevin Crane, Structure Tone London operations director. “These goals are pushing everyone to do better and adjust our work to help meet these targets, which is good.”

At Structure Tone, this has meant fine-tuning some facets of their operations and approach to projects to meet new, higher standards:

1. Minimum Energy Efficiency Standards. Building projects in London are given an Energy Performance Certificate, or EPC, to identify how energy efficient the building is—from an “A” rating (very efficient) to “G” (inefficient). From a construction perspective, achieving a higher EPC involves integrating efficient MEP, roof, HVAC, and building envelope

systems. Structure Tone is currently working with two clients to shift to more efficient MEP systems by replacing aging gas boilers and heating equipment with fully electrified systems and heat pumps, which not only earns them a good EPC rating but will also only continue to improve as more of the city’s electrical supply comes from renewable sources.

2. BREEAM targets. New buildings or complex refurbishment projects are expected to target the “Outstanding” level in the BREEAM (Building Research Establishment Environmental Assessment Method) rating system. Structure Tone has developed several strategies to help projects reach those goals, from responsible materials sourcing to waste recycling to recording project CO2 emissions.

3. The Considerate Constructors Scheme. By signing on to this national code of conduct, Structure Tone has pledged to abide by guidelines on safety, planning and communication, being a liaison and good neighbor to the community, and keeping their jobsites clean and responsibly managed.

s The City of London is aiming to be zero carbon by 2050

THE CARBON CURE

Those three platforms are interconnected and pushing the industry to adapt. An Outstanding BREEAM rating, for example, requires high Considerate Contractors Scheme (CCS) points and EPC ratings. The CCS, in turn, requires carbon disclosure and actions to reduce carbon emissions. Add to that the mandatory and voluntary carbon disclosure many building owners and tenants have employed as part of their own ESG goals, and the entire building community may start to move the needle.

“As a company, we have to report our emissions, emissions from the energy we purchase, how our employees get to work, and how far they travel,” says Crane. “We also have to do that for everyone who works on the job.”

For their Rose Court refurbishment project, for example, Structure Tone has calculated over 13,000 vehicle movements a day from their own fleet and that of their subcontractors. To help ease those numbers, the team also got creative, introducing the idea of carbo bikes to transport materials to, from, and around the jobsite. After a few months of using the bikes, the team reduced vehicle movements by about 400, saving around 500kg of CO2. over the course of the project.

“The use of cargo bikes for transport of construction materials by the Rose Court project was ground-breaking and a positive response to the council’s climate emergency,” said Dan Taylor, then programme manager for regeneration at London Borough of Southwark, when the program launched.

CREDIBILITY AND CULTURE

Where the construction industry can make the biggest difference, says Structure Tone sustainability manager Jamie Firman, is materials.

“While the specifications of a job may dictate specific finishes, we can control the supply chain for those materials, and we can suggest alternatives that provide the desired effect with less environmental impact. Considering the whole life cycle of a

product, from its extraction and transportation through to its disassembly and reuse, is becoming a key focus.”

Reusing and recycling materials is also key, says Crane. “The circular economy will become even more important to our process,” he says. “Our waste recycling is already near 90% so now we must focus on how we reuse materials on the site.”

The social impact of buildings projects is also becoming more and more important to building owners and the surrounding communities. Some developers have begun asking contractors to calculate the social value of their approach in their tender responses and are weighting some of the decision on the company’s culture of social responsibility.

“Clients are setting really ambitious targets and challenging themselves and the market to progress with them,” says Firman. “There’s a lot of traction, and we’re really seeing this tidal shift.”

And, says Crane, for those who don’t truly embrace this movement, opportunities will be lacking. “Without green credibility and a sustainable culture, you won’t be able to win work,” he says. “Ireland is also pushing ahead with this ambitious revolution, and we’re working together with our Dublin office to provide a best-in-class approach for our clients.”

r One of the cargo bikes used at Rose Court

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WASHBOX: A Better Way to Manage Water Use During Construction

By Ryan Hughes, Sustainability Manager, Structure Tone

Construction sites are known for their excessive water usage and generation of liquid waste, both of which have a negative impact on the environment. Despite the importance of efficient water management, it is often overshadowed by the focus on carbon emissions reduction in construction. This is partly due to the fact that water-related issues tend to be more localized and may not have as immediate a global impact as climate change. Additionally, there may be a lack of awareness and understanding of the importance of efficient water management in the construction industry. In New York, Structure Tone is introducing an on-site innovative solution called WASHBOX to change the game by reducing temporary water use during construction and eliminating liquid waste from entering the sewer system. Building off our pledge to jobsite sustainability under the Contractor’s Commitment, Structure Tone is driving awareness and changing behavior to reduce the water consumption on four active projects using WASHBOX.

WASHBOX is a self-contained, mobile unit that captures and filters water used by wet trades during construction when washing their hand tools throughout the day. It is ideal for our painters, tapers, plasterers, and tile workers, but it can be used by any contractor who relies on water to clean their tools. WASHBOX has a reusable water storage tank, replacing the traditional 55-gallon plastic drum and eliminating the

need for a temporary water connection. This innovative solution also prevents potential clogged plumbing lines and reduces unnecessary headaches to replace finished slop sinks on our projects. In addition to saving up to 2,000 gallons of water per month, WASHBOX also eliminates the need for liquid waste disposal, which can be a costly and time-consuming process. The filtered greywater can be reused multiple times, and any

solid waste is collected in a separate filter bag for easy disposal.

It’s important not to overlook the critical role that efficient water management plays in environmental sustainability in construction and reducing temporary water use, and eliminating liquid waste cannot be overstated. Water is a precious resource, and the construction industry is one of the largest consumers of water globally. Also, if not managed efficiently, liquid waste can have a significant impact on the environment. When it is not properly disposed of, it can contaminate groundwater and harm local ecosystems.

WASHBOX is gaining popularity around the industry, and its benefits are being recognized by industry professionals and environmentally conscious clients. Not only does it promote sustainable practices, but it also helps construction companies save time and money using a more practical system. We are committed to sustainability, and we know our clients are too—solutions like WASHBOX help us live up to that commitment, protect our environment, and work toward a more sustainable future.

r A WASHBOX unit can save up to 2,000 gallons of water a month

Honoring Polynesian Culture in Kapalua

Hawaiian seafaring culture is front and center at the renovated Ritz-Carlton resort on Maui

r The Aloha Garden Pavilion offers locals and visitors alike a best-in-class event space filled with homages to the local culture

PROJECT DETAILS

Location: Kapalua, HI

Size: 36,000sf

Client: BRE Hotels and Resorts LLC

Architect: WCIT Architects

Engineer: Kai Hawaii

Sector: Hospitality

Completed: 2022

Layton recently completed work on the Ritz-Carlton Kapalua renovation. Adjacent to a wahi pana—a sacred site—this 36,000sf, $19M project involved several key areas including the pool, Ulana Restaurant, the Aloha Garden Pavilion, The Ritz Club, and much of the lobby—all renovated while the resort was occupied. Today, the Ritz-Carlton Kapalua allows guests and locals to reconnect with nature, the elements, and the traditions and history of Kapalua and Maui.

SEEING AND FEELING THE ALOHA SPIRIT

Throughout construction, the owner’s team prioritized paying homage to the culture of the Islands. Celebrating the native way of life became an important element for the Layton team as well. One such area of focus was the Aloha Garden Pavilion, a space used by both locals and guests. The pavilion’s structural beams are covered with aluminum panels treated to give the effect of wood cladding. The ceiling features those same faux wood beams, stretched fabric, and 5 miles of 2-inch rope woven through aluminum tubes to create an undulating effect.

In addition to the aesthetic elements in the pavilion, there were a number of A/V improvements. State-of-the-art automatic lighting controlled by a mobile app and electric roll-down screen doors make this open-air structure a perfect place for all types of events.

While the design elements paid tribute to the Islands, Layton also worked to ensure construction had minimal impact on the environment. Sustainable construction methods and materials were prioritized throughout the Ritz-Carlton campus. Some considerations the team took included using low VOC materials, setting minimal waste management goals, and following additional Maui County permitting for earth movement.

SAFE AND SOUND

During the construction of the original building in the 1980s, native Hawaiian burial grounds were discovered near the site. Now known as the Honokahua Preservation Site, the land is the resting place of more than 2,000 Hawaiian ancestors and is strictly protected.

The burial grounds are surrounded by a landscaped shrubbery barrier, and Layton coordinated all pool decking repairs, layout areas, and worker access to ensure construction activities did not encroach on the protected area. Accessing much of the site also required a temporary road be built for crane access. The aesthetic appeal and environmental impact of the road were important to the owners. The Layton team built the pathway to match the look of the Ritz campus with minimal waste. Instead of using permanent materials like concrete or rebar, sandbags, compactable soil, and rocks were added for an easy removal.

Another key element of the renovation was the large lanai trellis. Layton added supports, structural steel beams, and completed structural tests before installing the new trellis. The trellis is made of steel supports and aluminum panels and the lanai included additional glass panels. All elements were installed via crane and strength tested to ensure they are safe and stable in the seaside environment.

BUILDING A PIECE OF MAUI

From hospitals to hotels to data centers, Layton is no stranger to working in occupied spaces. The Ritz-Carlton at Kapalua was no different. The Layton team worked closely with the owner’s team, hotel management, and local authorities to ensure minimal disturbance to guests and locals. The team was limited in the types of work that could be performed at certain times of day and there were times during the project when all construction was shut down for more than a month at a time.

On top of the COVID interruptions the construction industry has faced in recent years, the Layton team also navigated multiple design team

changes. The project team essentially treated the renovation as a design-build project and worked to provide some continuity through design teams and their aesthetic visions.

Working in Hawaii presents its own unique challenges. The Layton office is located on a separate island from the project site. The team overcame this by building a strong local trade partner team made of locals who were completely bought in and proud to help build a piece of

A PROUD LEGACY

For Layton, The Ritz-Carlton at Kapalua represents a respect for Hawaiian traditions both through minimal impact to the surrounding environment and an exploration of the history of Maui.

The team was proud to be part of giving this resort new life for visitors and locals alike.

Maui.

r The large lanai trellis provides stunning views of the ocean and space for guests to relax

r The woven rope ceiling in the Aloha Garden Pavilion invokes both visions of the ocean and of the long traditions of boat building and sea faring across the Islands

s A key element of this project was seamlessly marrying indoor and outdoor spaces

COMMUNICATING TO WEATHER the Storm

It’s Hurricane Season, and we know that the best time to prepare for a storm is before it’s even in the forecast. Marc Reeves, Ajax Building Company’s Florida-based director of safety and risk management, offers the following tips on keeping the flow of communication going if a storm is on the way.

PREPARATION

Effective communication ensures that everyone on the construction site is well-informed and understands the necessary actions to take, including:

l Sharing weather updates: Communication channels such as email, text messages, or group messaging apps allow project managers or site supervisors to disseminate crucial weather updates from meteorological sources. Timely information about approaching storms helps workers prepare adequately and take necessary precautions.

l Emergency planning: Communication allows the team to quickly develop and disseminate an emergency plan. This plan should outline evacuation procedures, designated shelter areas, emergency contacts, and roles and responsibilities of each individual during a storm. Clear communication ensures that everyone is aware of the plan and knows what steps to take in case of an emergency.

l Holding safety briefings: Regular safety briefings, ideally conducted before the storm season even begins, help reinforce safety protocols and educate workers about potential hazards and risks associated with storms. These briefings are an opportunity to emphasize the importance of following safety guidelines, using personal protective equipment, and implementing proper evacuation procedures.

RECOVERY

After a storm passes, effective communication becomes even more crucial for the recovery process. Here’s why.

l Assessing damages: Communication channels enable site supervisors, project managers, and safety personnel to promptly assess the damage inflicted by the storm. This includes conducting damage surveys, documenting the affected areas, and identifying potential safety hazards that need immediate attention.

l Emergency response: In the aftermath of a storm, there may be a need for immediate emergency response, such as rescuing individuals trapped or injured, addressing fallen structures, or dealing with utility disruptions. Efficient communication

facilitates quick coordination among relevant teams, emergency services, and authorities to address these urgent situations.

l Rebuilding and resuming work: Communication is vital for coordinating the recovery efforts and rebuilding damaged structures. It allows project managers to communicate plans for repairs, allocate resources, and ensure that workers understand their roles in the recovery process. Timely and effective communication also helps keep workers informed about the schedule for resuming work and any safety precautions they need to take during the recovery phase.

l Updating Stakeholders: Communication with clients, stakeholders, and insurance providers is also important throughout recovery. Regular updates about the progress of repairs, expected timelines, and any impact on the project schedule or budget help manage expectations and maintain transparency.

These tips from NOAA can help you be ready for what hurricane season may bring.

Occupying a Piece of History: Fiserv’s Irish HQ

In 2022, global fintech and payments firm, Fiserv, leased just under 70,000sf in Ten Hanover Quay—a historically significant and protected structure located in Dublin’s Docklands. Over the last year, the innovationfocused company partnered with their trusted construction partner, Structure Tone Dublin, to transform the recently renovated building into Fiserv’s Irish headquarters.

A HISTORIC ELEMENT

Located on the waterfront of Dublin’s Capital Dock development, Ten Hanover Quay sits amongst some of the city’s most modern structures. Originally constructed in the 1880s, the warehouse building used to house the Raleigh Bicycle Company—one of the oldest bicycle companies in the world—throughout the 1940s.

To bring the building up to the area’s Class A standard, property owner Kennedy Wilson upgraded the building by adding five floors on top of the protected base building. One of the main challenges throughout construction of Fiserv’s space was contending with lingering items from that base building renovation.

“When we went in to do our conditional surveys, we noticed raised access floors from the basement and leaks coming into the building,” says Noel Bradley, Structure Tone Dublin senior project manager. “Thanks to the team we had on-site, from the client to the designers, we were able to solve those issue and hit our schedule target.”

As a protected structure, the team also had to carefully plan work in the base of the building to ensure the perimeter walls remained intact.

TOP NOTCH WORKPLACE

The project included a full M&E upgrade for the entire building, a working pantry on every floor, and a full-service café on the first floor. The first floor also features tiered seating that goes into the basement, and Structure Tone installed new structural stairs connecting the ground floor to the first level. Two of the five upper levels were dedicated to Fiserv’s partner, AIB Merchants—and the AIB floors feature the company’s own unique branding and design.

According to the Structure Tone team, one of the most extraordinary aspects of the project was the fifth floor. As the penthouse of the building, the fifth floor offers 360-degree views of the Dublin Docklands and a spectacular vantage point to watch the sunrise.

LOCKED IN FOR LEED

Another defining characteristic of the job was Fiserv’s focus on sustainability. Although the goal was to pursue LEED certification, the project was not designed and spec’d with LEED in mind, meaning the construction team had to work backwards in some instances.

DUBLIN

s The 1880s-era building was once home to Raleigh Bicycle Company

PROJECT DETAILS

Location: Dublin, Ireland

Size: 70,000sf

Project Manager/QS: KMCS/KPMG

Engineer: HDR

Architect: HJL

Sector:

Commercial Certification: LEED Gold

Completion: May 2023

s 60% of the building’s AHUs and ductwork were repurposed

“This wasn’t as straightforward as a typical LEED project,” says Kiaran McNerney, Structure Tone Dublin BCAR coordinator. “The sustainability consultant and I assessed all the original products in the design and in quite a few cases, had to find alternative products that were LEED compliant.”

In order to achieve LEED certification, the team had to go above and beyond to meet the necessary number of LEED credits. The M&E and sanitary packages, for in stance, had to be adjusted to meet the required flow and flush rates. While construction was in progress, toilets and faucets were changed and the Structure Tone used flow restrictors to ensure the system would comply with LEED standards. The team was also able to

repurpose more than 60% of the building’s existing AHUs and ductwork, helping Fiserv’s new space achieved LEED Gold.

A SAFETY STANDOUT

In addition to meeting Fiserv’s schedule requirements, high quality standards, and sustainability goals, the project site won Structure Tone Dublin’s quarterly safety award. From document control and permits to on-site safety awareness and PPE compliance, this safety award recognizes the best of the best when it comes to building safely.

“Everyone on-site was focused on our shared goal of delivering a top-tier space to a loyal client,” says Bradley. “It was an honor to work alongside Fiserv and the rest of the team.”

r Tiered seating connects the basement and first floor

Onward & Upward: IFD Technologies

When IFD Technologies Inc. sought to fit out their new space in the HOUSS development in Vancouver, Govan Brown was ready to partner with the team to bring their new workplace to life. The 13,000sf office spans two floors and incorporates industrial elements as well as flexible spaces. With a focus on customizing the space to suit IFD’s staff, demountable partitions were an important feature. The Govan Brown team conducted early site investigations to ensure floor levelling and made preordering this item a top priority.

Did you Know?

Visitors to the unique mixed-use complex come in through a relocated heritage home, which serves as the building’s entrance!

s The design balances industrial elements with well-placed color

s An interconnecting stair connects the two floors

s Conference rooms are equipped with high-end technology

s The office boasts an open cafe area

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