STOBG Insights Magazine Summer 2022

Structure Tone | Structure Tone Southwest | Pavarini | Pavarini McGovern | LF Driscoll LF Driscoll Healthcare | Govan Brown | Ajax | BCCI | Layton | Abbott | RC Andersen

SUMMER 2022

insights

TRANSFORMING the Healthcare Landscape Page 36

What’s Inside:

14 The Best Possible Care 16 Care First, Jails Last 30 The Art of Building Repositioning

IN THIS ISSUE IN EVERY ISSUE 6 Servier Boston 12 Englewood Health

Making Therapeutic Progress When, Where, and How People Need Care

14 The Best Possible Care 16 Care First, Jails Last 20 Deutsche Bank Americas 22 The Block 803 24 Westlake Dermatology Art of 30 The Building Repositioning

St. Luke’s Boise Medical Center Olive View UCLA Medical Center A Redesigned Headquarters

Affordable Housing in the Right Place

2022 Marketing Communications Award Winner–Newsletter

3 Executive Message 9 STOBG Cares 18 Innovation 26 Under Construction Carrying on a Legacy

It’s More Than Technology Hofstra University Center for Science and Innovation and 1 W. 60th St., NYC

28 Safety Column 35 MWDBE Spotlight

Rewarding a Legacy of Safety Meet Garrett Dennis

Bringing New Meaning to Wellness

2022

2022 Zweig Awards Marketing Excellence Award­­— External Newsletter

Publication Leadership: Senior VP Marketing & Corporate Communications, Rebecca Leonardis Editor, Alison Smith Art Director, Sarah Kennedy Lembo Content Contributors: Breanna Ahern, Simon Allen, Ben Brown, Andrew Clark*, Forrest Cole, Leah Collie, Jackie Driscoll, Colette Finnerty, Melissa Funaro, Hilda Jara, Dhara Kanakia, Grace McKenna, TH Munro, Taylor Simonelli, Carol Whetstine*

Mastering the Overbuild

Proofreaders: Kari Mullen, Breanna Ahern, Declan Healy

34 Small-Scale Success Adds Up Specialty 36 Jefferson Care Pavilion

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

Gaw Capital

4 Brooklyn Hospital Center Expansion A Historic Transformation

Transforming the Specialty Care Landscape in Philadelphia

10 Beiersdorf

Bringing a New Look to Stamford

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COMING SOON: Watch for the new version of our STOBG Insights App!

2 | Summer 2022 STOBG Insights

38 The Big Move

Horizon Therapeutics

*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), Pavarini Construction Co., LLC, Pavarini McGovern, LLC, L.F. Driscoll Company, LLC, Govan Brown, Ajax Building Company, BCCI Construction, Layton Construction, Abbott Construction, and 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.

Locations: Atlanta, GA; Augusta, GA; Austin, TX; Bala Cynwyd, PA; Boise, ID; Boston, MA; Calgary, AB; Charleston, SC; Dallas, TX; Denver, CO; Dublin, IR; Edmonton, AB; Fairfield, NJ; Fort Myers, FL; Gainesville, FL; Honolulu, HI; Houston, TX; Irvine, CA; Jacksonville, FL; Kitchener, ON; Lihue, HI; London, UK, Los Angeles, CA; Mountain View, CA; Nashville, TN; New York, NY; Orlando, FL; Ottawa, ON, Pasadena, CA; Philadelphia, PA; Phoenix, AZ; Sacramento, CA; Salt Lake City, UT; San Antonio, TX; San Diego, CA; San Francisco, CA; San José, CA; Sarasota, FL; Seattle, WA; Stamford, CT; Tacoma, WA; Tallahassee, FL; Tampa, FL; Toronto, ON; Vancouver, BC; Windham, NH; Woodbridge, NJ Copyright STO Building Group, 2022.

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

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A MESSAGE FROM JIM AND BOB

Both before and since the pandemic turned the healthcare sector on its head, hospitals, medical research facilities, and other healthcare resources have been a critical focus of virtually every community. From large-scale patient towers to innovative life sciences R&D facilities, the need to keep our healthcare facilities modern and effective can’t be overstated.

Innovation is at the heart of this constant progress. The healthcare and life sciences fields are some of the most innovative, constantly working to find new cures, therapies, and technologies to improve human health. We are amazed and impressed by what our healthcare heroes can do, and we’re proud to support that work through the facilities we build.

We also like to model that same approach of continual improvement in our own work—assessing what we can do to update our processes or our way of thinking to make our projects more effective and give our clients the most value and best experience, from start to finish.

This issue of STO Building Group Insights highlights just some of our incredible healthcare and life sciences clients and the facilities they are developing to constantly improve the care in our communities. In this issue, we also celebrate that spirit of innovation and improvement—from new technologies and tools to simply coming at a problem from a new angle, both in the healthcare and life sciences fields and with the clients in our many other sectors who are building amazing spaces.

James K. Donaghy Executive Chairman

Robert Mullen CEO

Summer 2022 STOBG Insights | 3

BROOKLYN HOSPITAL CENTER EXPANSION:

A Historic Transformation

Founded in 1845, The Brooklyn Hospital Center has served a diverse population within downtown Brooklyn, New York City’s third-largest central business district.

After more than a century, the hospital has expanded its emergency department to support operational improvements while enhancing patient experience.

PATRYK KOSMIDER - STOCK.ADOBE.COM

4 | Summer 2022 STOBG Insights

FOLLOWING PROTOCOL After several successful projects and partnerships with The Brooklyn Hospital Center, LF Driscoll Healthcare was once again selected to modernize the facility’s emergency department. The project included three phases, all of which were conducted before and during the height of the COVID-19 pandemic.

According to LF Driscoll Healthcare project manager Kristopher Pomilla, staying nimble and meticulously clean throughout the everchanging circumstances of the pandemic was critical. “Our first plan of action was to get set up and make sure we were invisible on-site,” says Pomilla. “Any dust or debris created within our space, as well as noise, were all limited as much as possible.”

The team also coordinated with the emergency department director and the head of the facilities to understand and follow the regulations and guidelines for construction in the hospital. Although a challenge, the project team installed temporary walls that separated their work from occupied areas to avoid affecting patient care areas. “If there was a shut-down at any time, it was planned several weeks in advance to adjust hours of operation or shift appointments,” says LF Driscoll Healthcare account executive Marissa Kelly.

TEAMING UP Over the past decade, the 177-year-old facility has undergone piecemeal construction work to restore and upgrade several elements of its main infrastructure, including the mechanical services that weren’t up to energy code.

With each phase of the renovation, there were plenty of discoveries made and lessons

PROJECT DETAILS Location: Brooklyn, NY Size: 20,000sf Client: The Brooklyn Hospital Center Architect: NK Architects Engineers: Lilker Associates Consulting Engineers PC (MEP), KPFF Consulting Engineers (structural/civil/site) Sector: Healthcare Completion: June 2022 learned—both for the hospital and the project team. The LF Driscoll Healthcare team took great care to communicate well in advance with in-house engineers about any needs for renovating or updating existing conditions.

“It’s always a logistical challenge working within an existing hospital and the unknowns of what we will discover once construction starts,” says LF Driscoll Healthcare project manager James Bickerstaff, Jr. “It wasn’t easy, but we had a lot of help from The Brooklyn Hospital Center and especially their engineering departments, who assisted us with each process.”

The project team also adjusted their schedules and tasks based on those lessons learned from past projects, which resulted in speeding up the remaining phases. While conducting site work, the team used 3D virtual construction modeling to locate existing underground utilities as well as PlanGrid for drawings to help coordinate with trades and upload documents.

FROM OLD TO NEW By the second phase of the project, the team installed a new, full-glass storefront for the emergency department and a new ambulance bay to increase emergency department access. The last phase involved external site work such as footings, underground plumbing work, and the addition of asphalt and concrete for the hospital’s renovated driveway.

Additional highlights of the expansion include new wood-look accent ceilings and skylights, improved terrazzo flooring, and isolation rooms. These updates helped bring this 177-year-old fixture of the Brooklyn community into a new era of providing top-notch care and a welcoming experience to visitors, patients, and staff alike.

This neighborhood is growing,” says LF Driscoll Healthcare vice president Christopher Shaw. “Thanks to these projects, The Brooklyn Hospital Center has accomplished what many hospitals and emergency departments in other communities have not: upgrading to meet the requirements of their community.”

ALL PHOTOS THESE PAGES: ©EDWARD CARUSO PHOTOGRAPHY

r Updated finishes and furniture create a more welcoming healthcare environment Summer 2022 STOBG Insights | 5

BOSTON

SERVIER PHARMACEUTICALS: Dedicated to Improving the Lives of Patients The Greater Boston area is the nation’s largest hub for life sciences, and Cambridge has long been recognized as the leading location in the market. However, in recent years, Boston’s Seaport started making a name for itself within the industry. The Seaport District has more room for growth compared to the increasingly limited— and pricey—space in Cambridge. This, in combination with well-known life sciences firms that have already decided to make the Seaport their new home, sparked interest in Servier Pharmaceuticals—Servier Group’s US business—to do the same. The company’s expansion in the Seaport is reflective of the tremendous growth the business has experienced since its founding in 2018 and is part of its plans to be a leader in oncology in the US. To accommodate the growth, Servier Pharmaceuticals decided to expand its Seaport headquarters and open a new global research and development (R&D) center in the heart of Seaport’s Innovation District, further strengthening and expanding its oncology presence. The patient-focused pharmaceutical company brought in client-focused Structure Tone to make its vision a reality. Teamed with Elkus Manfredi, Structure Tone completed these two project locations simultaneously.

OPEN CONCEPT, OPEN MIND For a company as collaborative, patient-focused, and driven as Servier, it was important that its workspace reflected that. A major focus for the office headquarters was an open-concept layout made up of halfmoonshaped desk clusters and huddle rooms. This unique take on the average rectilinear floor plan is synonymous with the company’s overall commitment to provide employees with a fulfilling work environment—designed to foster creativity and innovation. Furthermore, the company dedicated an entire wing of the office to patient centricity, with appropriately named conference rooms bookended by a patient exhibit.

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r High-tech AV capabilities are central to the new office

“We wanted to make sure our employees feel comfortable where they work and equip them with everything they need to succeed.

Our open concept is key to this—the best views of Boston Harbor are reserved for employees, not executives or conference rooms,” says Donna Vieraitis, Servier Pharmaceuticals’

head of human resources and one of the company’s leaders coordinating the builds.

In addition to the open collaborative space, the HQ features a large innovation hub equipped with a substantial media screen wall, along with a walk-up IT service center.

PROJECT DETAILS Location: Boston, MA Size: 35,000sf Client: Servier Pharmaceuticals Architect: Elkus Manfredi Engineer: Vanderweil Engineers

Owner’s Rep: Fort Point Project Management The Servier team felt that it was important to place an emphasis on connectivity: all conference rooms are video-equipped, and the 240” video wall in the café collaboration space has cameras and uses Microsoft Teams.

“The video wall in our café really is key to us building our culture. It’s the nucleus of the office,” says Mark Yunger, Servier’s head of IT. “All our employees like to relax and collaborate in the large café space in the middle of the office.

Whether it is an all-company meeting, an affinity group, or even a reception, we can bring in remote participants real time. Structure Tone helped us make this goal a reality, which with the pandemic, felt impossible at times.”

ALL PHOTOS THIS PAGE: ©JOHN BAER/BUILDING IMAGES PHOTOGRAPHY

Structure Tone and Servier made sure that all parties and partners were in lock-step throughout the whole project, especially on AV. “High-tech audio-visual capabilities were greatly important to them. An expansive AV team was involved with us right from the beginning,” says Ryan McGuigan, Structure Tone senior project manager. “We worked with them throughout the whole equipment decision-making process.”

CREATIVE APPROACH TO CHALLENGES Since the start of the COVID-19 pandemic, the construction supply chain has been unpredictable, leading to schedule conflicts and delays. Additionally, unexpected factors— such as the war in Ukraine—had an unanticipated effect on completion. With a drive to complete the project effectively and on time, Structure Tone had to get creative.

Did You Know?

Servier Pharmaceuticals’ Boston-based team focuses on cancer drug research and development. “It’s so rewarding to work with a client like Servier.

We feel like we’re contributing to such an important world cause,” says McGuigan.

“The aluminum housing for the lights, for example, became unavailable because of the war in Ukraine,” says McGuigan. “Given that we have never had to consider something like that before, our team did a great job communicating these steps with the client in order to explain the alternate options and why they were necessary.”

Given the way life sciences projects are completed—with mechanical, engineering, and plumbing work completed upfront—the construction schedule for the lab portion of the work hinged on the availability of the MEP supplies and equipment.

“I was very impressed with Ryan and his team’s ability to flex up with the changing supply situation,” says Adam Camiel, Servier Pharmaceuticals’ chief of staff and lead attorney on the associated real estate transactions.

“We had multiple calls per week to track the location of the lights, down to the city they were in during transportation. The team even volunteered to fly down and courier the products themselves. I really felt like I could rely on them when times got tough.”

Sector: Life Sciences Completion: May 2022 “Because there is so much more MEP in life science projects, schedules are generally longer to begin with. Now that’s even tougher because of the procurement and supply chain issues,” says McGuigan. “With the offices, we could schedule around those delays, but with labs, everything revolves around MEP.”

A SERVIER SUCCESS The team completed the job for the headquarters office in early May, with the labs being operational by the end of the month.

Having these two projects of a combined 35,000sf completed on time and to the client’s approval was a big win for Structure Tone. A grand opening and employee appreciation day was held soon after and proved to be a huge success.

“They love it,” says McGuigan who heard word from the client firsthand. “They said the quality was great and the space was huge so they could really have their own individual space to work together towards the same goal.”

Summer 2022 STOBG Insights | 7

MASTERING UNCERTAINTY: THE CONSTRUCTION SUPPLY CHAIN What happens when even the best-laid plans are challenged by supply chain disruptions? Tune in to the Building Conversations Podcast.

David Hamilton VP, Purchasing Structure Tone

Charlie Pavelec

Senior VP, Electrical Division Shambaugh

8 | Summer 2022 STOBG Insights

Joe Rossi

Exec. Director of Workplace Delivery & Ntl. Real Estate Verizon

Tom Ike

Exec. VP Lutron Electronics

STOBG CARES

Carrying on a Legacy When STO Building Group companies say they have a “family culture,” they mean it. This year, the RC Andersen family stepped in to help one of their own in a small way that has made a big impact.

In December 2021, superintendent Ed Condon alerted Terri Paliana, human resources manager at RC Andersen, that he wasn’t feeling well and may need a hospital stay. To make matters worse, his wife tested positive for COVID-19 during this period and was prohibited from seeing her husband. Throughout Condon’s time in the hospital, Paliana remained in touch with him.

“I became very close to him and the family,” says Paliana. “I just knew when he was alone, keeping in touch and being positive was the right thing to do.”

Unfortunately, Condon didn’t make it through. A grandfather of four at the time, the Marlborough, Massachusetts native had been building a treehouse for the kids before his health complications put the project on hold. When the RC Andersen team saw pictures of Condon and his grandchildren working on the project, they knew how they could help.

“After reaching out to Ed’s wife for the OK, we tapped into our New England-based team to see who would be willing to pitch in to finish the job,” says Steve Sroka, RC Andersen vice president. “Everyone said, ‘Definitely. Yes.’” Assistant superintendents Jennings Soccorso-McCoy and Ciaran O’Connor took the lead, working with partners to determine pricing and options, create conceptual designs, and handle safety upgrades.

Driving out to Marlborough on the weekends, they added a ladder, a deck with super soakers on the railings, a slide, interior finishes like bean bag chairs, and more—getting a little help and lots of input from the grandchildren along the way.

ALL PHOTOS THIS PAGE: ©HALEY ROME PHOTO

It was so great to see how quickly RC Andersen jumped on this opportunity to help,” says Soccorso-McCoy. “Ed used to tell us every day how far they were getting with it. I knew exactly how exciting this is because I got a treehouse when I was a kid, too. The joy this will bring to those kids will be astronomical.”

When RC Andersen took over, the treehouse was roughly halfway done.

Working together, the team built, painted, and fulfilled Ed Condon’s vision while demonstrating what family truly means.

“We wanted to make a memory for Ed’s legacy,” says Sroka. “It just feels so great to be part of this.”

Summer 2022 STOBG Insights | 9

BEIERSDORF: Bringing a New Look to Stamford

With an emphasis on caring for people, Beiersdorf, a German multinational skincare brand, has provided a home-away-from-home experience for its employees in one of Connecticut’s largest and busiest office complexes.

PROJECT DETAILS Location: Stamford, CT

Client: Beiersdorf

Engineer: Southport Associates

Completed: November 2021

Size: 35,000sf

Architect: G3 Architects

Sector: Retail/Commercial

Certification: LEED & Fitwel

10 | Summer 2022 STOBG Insights

A BLANK CANVAS After a long search for a location to house their continued expansion in North America, Beiersdorf set their sights on Stamford, Connecticut.

When Pavarini North East was selected

by JLL Real Estate to assist in developing Beiersdorf’s new building, the team was met with an empty space—essentially a blank canvas—to create a team and build a new and improved workplace for the skincare company. Pavarini North East teamed up with JLL and G3 Architects to conduct test fits, or layout plans, that were drawn and approved by Beiersdorf. Keeping the process clear and organized helped the team stay on course to create a comforting environment that fit Beiersdorf’s vision.

According to Glenn Mazzeo, senior project manager for Pavarini North East, phases one through seven each included extensive research and space studies that led to the formation of the space.

installed specialty ceilings such as wood slat and conical ceilings.

“The whole design aspect is an open concept,” says Mazzeo. “There were no individual walls.

When you walk into the space, you feel as though you’re walking into your living room.”

With amenities including an indoor and outdoor dining area, a dedicated space for mothers, and a fitness center, Pavarini North East and Beiersdorf were committed to delivering wellness to occupants. While obtaining LEED and Fitwel certifications, air quality, ventilation, and natural light were considerably enhanced for employee comfortability throughout the facility.

Our newly designed space, with its inspirational views and architecture, has quickly proven itself to be the perfect backdrop for our regional and global colleagues to connect, collaborate, and innovate,” says Mauricio Valdes, Beiersdorf general manager, North America. “We are very excited to call the dynamic city of Stamford home to our new North America Headquarters.”

“After phase one, which was searching for a space for the office, we immediately jumped into phase two to hire the architect and establish the design team,” says Mazzeo. “The test fits were included in phase three, in which we went into schematics while setting up meetings for IT, data, and security.”

AN OFFICE OASIS

ALL PHOTOS THESE PAGES: ©G3 ARCHITECTURE INTERIORS PLANNING

As the project began, mask mandates were beginning to cease, but COVID-19 still posed a few challenges to the schedule. Procuring materials such as carpeting, wood ceilings, and light fixtures became difficult as the team diligently worked around delays. Health and safety, nevertheless, continued to be a focus for everyone on-site, which resulted in an accident-free project with no safety incidents. “Quality, of course, is also a big priority,” says Mazzeo. “We put our clients first, making sure they were happy with the results of the project and our team stayed on it.”

Despite a few challenges, the project progressed to a successful delivery, right on schedule. As employees enter the 35,000sf facility, they are immediately greeted with a relaxed, open, and collaborative environment.

Individual offices were eliminated, and the project team incorporated meeting rooms of various sizes with lounge seating and privacy essentials. To bring vibrancy and energy to conference and meeting rooms, the team

r An open concept was established for the building to create a relaxed, home-away-fromhome work environment Summer 2022 STOBG Insights | 11

PROJECT DETAILS Location: Jersey City, NJ Size: 72,000sf Client: Englewood Health Architect: RSC Architects Engineer: ICOR Consulting Engineers Sector: Healthcare Completion: September 2022

NEW JERSEY

Englewood Health

When, Where, and How People Need Care

When Englewood Health decided to expand in Hudson County, New Jersey, they chose one of the fastest growing markets in the state—Jersey City.

Nestled between the Hudson and Hackensack rivers, Jersey City’s ease of access and proximity to NYC has made the area highly sought after by developers, businesses, and residents alike. Englewood Health’s mission to meet the health and wellness needs of the Jersey City community led to a 72,000sf one-stop shop for medical services in the historic Journal Square neighborhood. They partnered with Structure Tone to bring the facility to life.

PHASE ONE–BRINGING ENGLEWOOD HEALTH TO THE JERSEY CITY COMMUNITY Phase one of the project—which included a walk-in urgent care center and an orthopedic surgery practice on the ground floor, plus primary care and multi-specialty medical and surgical practices on the second—began in July 2021, when materials shortages and long lead times were major concerns. The spacious site, however, did help the team manage these challenges effectively. r Expanded services include a walk-in urgent care 12 | Summer 2022 STOBG Insights

“The floors we weren’t actively working on provided the luxury of storage space,” says Structure Tone project manager Paul Marks. “Manufacturers

and vendors could ship directly to the site when the materials were available, and the parking garage had a drop area and spaces for contractor parking.”

Keeping the needs of the ground floor tenants in mind was another consideration for the team, particularly as they installed and upgraded the structural components below the slab. “We went to great lengths to minimize penetration into occupied spaces—especially the bank and its high security vault,” says Marks. “This meant changing the planned location of some of the bathrooms, engineering the sink drains to pump up through the ceiling rather than down through the floor, and a lot of off-hours work.”

PHASE TWO–IMAGING IS EVERYTHING The trust built between the Structure Tone team and Englewood Health during phase one led to bringing the same team back for phase two of the project. This phase involves construction of another 28,000sf on the third floor dedicated to a specialized imaging and therapeutics center.

The state-of-the-art imaging center will offer technology for advanced diagnostic testing, including digital mammography, MRI, ultrasound, X-rays, and cardiovascular testing.

PHOTOS LEFT AND UPPER RIGHT: ©JOHN BAER/BUILDING IMAGES PHOTOGRAPHY

This third-floor location did create some challenges. MRI equipment is typically placed on a ground floor due to the weight and necessary anti-vibration flooring components. To account for that, the bid for the project called for installing new slab for the MRI area. But the Structure Tone team’s experience with older buildings inspired a different approach.

r The imaging center will offer advanced diagnostic testing “We were able to leave the existing slab and reinforce underneath it,” says project executive Joe MacInnes. “Since the entire third floor subfloor preparation was completed during the second floor construction, we minimized the need to go back downstairs once it was occupied by the clinics and offices.”

The team also had to carefully prepare the logistics for getting the MRI into the building—via crane. Time and cooperation were of the essence, not only because it required shutting down Kennedy Boulevard, opening and closing the side of the building, and flying in a heavy piece of medical equipment with a crane. But also, MRI machines require hard and fast timeframes around their start up process.

“While we are closing the side of the building and installing the necessary shielding in the façade and the interior components of the

room itself, MRI technicians will be prepping and powering up the MRI and ensuring that its helium supply is kept at the optimal temperature,” says MacInnes. “It’s very involved.”

PLANNING MAKES PERFECT The new facility is getting busier and busier by the week as Englewood moves in more services for the community. And the Structure Tone team is proud to see how their efforts to plan and phase the project paid off.

It’s an accomplishment to have an owner who is this happy with our team and with the project we delivered,” says project executive Stephen Maszczak. “We’ve really worked hard and are proud to have another impressive outpatient ambulatory care center in our portfolio.”

Two Journal Square Journal Square is an important historical neighborhood and one of the most populated areas of the city. Every day, more than 12,000 commuters pass through the NJ PATH station. The entire downtown area has been undergoing a revival, which includes construction of new highrise condos, revitalization of existing buildings, and refurbishment of the iconic Loew’s Jersey Theatre. This busy urban area has it all for its residents—commerce, retail, restaurants, entertainment, transportation, and now a major medical presence.

Built in 1987, and renovated in 2019, Two Journal Square is a nine-story retail and office building located along Kennedy Boulevard, one of the busiest streets in Jersey City. In addition to Englewood Health, the ground floor houses a bank and restaurants, and the building has a four-level underground parking structure.

Summer 2022 STOBG Insights | 13

THE BEST POSSIBLE CARE: St. Luke’s Boise Medical Center

The multi-phase build of St. Luke’s Boise Medical Center in Idaho includes a variety of new and renovated facilities at the St. Luke’s Health System’s flagship campus. Approved by the City of Boise in 2015, the St. Luke’s Boise Master Plan started with a new Children’s Pavilion to support St. Luke’s Children’s Hospital, the only children’s hospital in the state. The next phase of the master plan, led by Layton, included a new parking garage, a new shipping and receiving building designed and constructed to reduce the impact on surrounding neighbors, and a central utility plant that significantly improved the medical center’s operations.

Following the demolition of the outdated central utility plant (CUP), the next phase will include a new hospital tower and medical office plaza. These efforts have included major utility work and preservation of historic buildings in the area.

PHASE ONE PROJECT DETAILS Location: Boise, ID Size: 437,366sf Client: St. Luke’s Health System Architects: Hummel Architects, Architectural Nexus Engineers: Cator, Ruma & Associates, Jacobs Engineering Group, Inc., Engineered Structures, Inc. Sector: Heathcare Completion: Spring 2021

As St. Luke’s explains on its website,

“

At its core is our commitment to create an environment in which we can provide the best possible care for patients and families—an environment geared toward safety, healing, and comfort, following the most proven, effective, and efficient practices in healthcare facility design.

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”

UTILITIES INCLUDED Part of St. Luke’s mission to improve the health of the surrounding communities includes enhancing access to healthcare services for patients. This led to the development of a new parking garage located near State Street, a major roadway in Boise. The Layton team guided the construction of the new garage, which is attached to the new energy-efficient central utility plant. The parking garage is eight levels with two below grade and has nearly 1,100 stalls, while the new utility plant contains all the needs for the ongoing hospital campus expansion.

The hospital campus is a conglomerate of buildings constructed over the past 100 years, and many of the older utilities needed to be upgraded. The existing CUP was one of them, but it fed the boilers and chillers for the existing hospital. As an operating hospital, none of these could be turned off.

make sure there were no mistakes. Ultimately, all the work to get things set up ended with a simple flip of a switch.

“We had to finish this part of the build and then run all the piping, steam piping, chilled water piping, and emergency power to the existing hospital and essentially switch over to the brand-new CUP to take the old CUP offline,” says Jeremy Hobbs, vice president at Layton Construction. While flipping a switch sounds simple, the process was more complicated.

IMPORT/EXPORT

“Most of the coordination and complication came with this part of the project,” Hobbs adds.

ALL IMAGES THESE PAGES: ©AARON SHAW, ENDEAVOUR ARCHITECTURAL PHOTOGRAPHY

UNDERGROUND INFRASTRUCTURE The Layton team had to build new and additional underground infrastructure to support the hospital’s operations. The team led an extensive shoring effort and deftly maneuvered around the City of Boise’s underground geothermal line. The city disconnected the line, and when construction finished, reestablished the geothermal component.

“We had a temp geothermal line tied in supported by steel structure, so that we could go underneath that geothermal line,” Hobbs says. “It was extensive.”

While these issues required us to think carefully about the build process, nothing was as complicated as the crossover of the new utilities with the old. Once the new utility plant was finished and all the lines were built in the tunnels, our team had to determine how to change them over.

“The challenges with this are if there isn’t a load on the boilers and chillers, it’s hard to get through the commissioning process,” says Hobbs. “We had to have 100% confidence that the boiler is absolutely going to provide steam to the building when needed.”

Typically, when building a CUP on a new build, the team tests everything with load; however, with an operating hospital, that wasn’t possible. “We needed to simulate them,” Hobbs says. “These steam lines came from the existing utility plant, so in the summer we went in and shut down the steam and installed the valves. We only had a certain amount of time to get the valves installed.”

Time was limited because if the steam temperature drops too low, the gaskets can begin to fail and cause leaks. With this small window, before they began the process, they went through “iterations upon iterations” to

In addition to the parking garage and the CUP, the Layton team built a second building for shipping and receiving. This building serves as a hub for a unique pneumatic tube system that connects to the existing hospital.

When hospital workers need to send trash or linens to the new building, they must walk through the underground connection about halfway and then the trans-vac system does the rest. On the opposite side, when products arrive by semi-truck, they are unloaded and brought to a large freight elevator before being distributed to support the medical center.

In addition to the shipping and receiving area, we installed a brand-new medical gas farm, emergency generators and paralleling gear on the roof, meeting the operational needs of the hospital.

WHAT’S NEXT The next phase of construction is just starting to kick off and is expected to be finished in the coming years. It is the larger chapter of the master plan phases, providing Boise and the surrounding communities with improved access to healthcare and updated medical facilities.

Summer 2022 STOBG Insights | 15

Care First, Jails Last:

Restorative Care Villages In Los Angeles County, thousands suffering from mental illness and homelessness cycle in and out of a jail system that’s ill-equipped to help them recover. When recent studies revealed that over half could be safely treated in a community setting if given the right support, LA County changed its approach towards behavioral health: Care First, Jails Last.

They’re doing it through new Restorative Care Villages, and Abbott Construction was hired to build one of the first at Olive View UCLA Medical Center. The County chose to fast-track this project through modular construction, also making it one of the first of its kind. As design-builder, Abbott led everything from conception through completion.

PROJECT DETAILS

16 | Summer 2022 STOBG Insights

Location: Los Angeles, CA

Architect: SWA Architects

Sector: Healthcare

Size: 85,000sf

Engineer: IMEG, Fuscoe, ISE, RPM

Completed: Fall 2021

Client: Los Angeles County

Delivery Method: Design/Build

Certification: LEED Gold

IT TAKES A VILLAGE

UP FOR A CHALLENGE

PART OF THE SOLUTION

The new village is all about early care, an open door to anyone experiencing any level of mental illness. Its goal is to stop the common cycle of homelessness, hospitalization, and jail associated with mental health challenges—and establish an achievable plan for healing. The village includes:

Beyond the project’s overall complexity, specific challenges quickly stacked up.

Green elements are featured throughout the campus, from solar panels to reflective asphalt parking, and especially showcased in the LEED Gold Recuperative Care Center.

The project achieved high marks on energy reduction, with a 100% electric facility. It also features an efficient VRF system for cooling, versus a typical rooftop package unit.

l

One 10,000sf, steel-framed Mental Health Urgent Care to stabilize patients and develop a plan of recovery

l

One 10,000sf, steel-framed Wellness Center for outpatient services

l

One 18,000sf, modular Recuperative Care Center for post-acute recovery

l

Five modular residential buildings for transitional and focused care, at 47,000sf and 80 beds total.

1. Modular management. Nearly 30% of the modular units arrived on-site incomplete. The Abbott team worked closely with the modular company to identify the issues, prevent replication, and negotiate responsibility for the associated costs. This hands-on approach protected the County from about $1.4M in extra costs, while ensuring the high-quality outcome that the community deserved.

Did You Know?

Abbott sustainability expert and project manager Teresa Fait attributes the project’s success to teamwork. “There wasn’t one person who could fully take lead,” she says. “We knew we had to divide and conquer. Of all the projects I’ve worked on, this one was the greatest example of teamwork.”

This project required 1,765 inspections, some of which were done virtually during the pandemic

Despite the challenges, the village was fully completed on budget and 10 days ahead of schedule. Even better, several buildings were turned over multiple weeks in advance. The

Working like life-sized LEGO bricks, the modules were 12ft by 12ft, with lengths up to 51ft.

They were manufactured off-site, transported on semi-trucks, craned in place, and finished on-site by trade partners.

2. Site logistics. With semi-trucks and crane costing multiple thousands per day, the orderly placement of modules posed one of the biggest risks to budget and schedule.

The Abbott team put an emphasis on constant communication, protecting the critical path to achieve an average of five modules placed per day.

staggered release helped the County get a head start on opening services to the community.

With 8 buildings, 132 total modular units, and traditional steel construction, all built on an active and very old hospital campus, there was a ton at stake,” says Abbott project superintendent Clay Hubbell. “It was one of the largest public modular projects in LA County history, and the County wanted it completed and ready for occupancy by fall 2021. It was a tall order.”

3. Underground logistics. With no existing power or sewer lines at the residential site, Abbott tunnelled new lines under a flood control channel governed by the US Army Corps of Engineers. After an extremely detailed review process, boring took about five days, with sewer and electrical tie-ins taking just over three weeks.

“We refused to fail,” says project manager Jen Sliwa. Also a volunteer with local homeless services, one reason she joined Abbott was the chance to build this project. “The LA housing crisis is important to me. I’m honored to feel like I could be part of the solution.”

Summer 2022 STOBG Insights | 17

INNOVATION COLUMN

Innovation:It’s More Than Technology

By Victoria Smith, Innovation Program Manager, and Rick Khan, Chief Innovation Officer, STO Building Group

Why is culture important for innovation, and why is it important to differentiate innovation from technology?

STOBG innovation program manager Victoria Smith explains why innovation is about more than robots on jobsites or the latest and greatest workforce management software. had leaders who believed in them, encouraged their ideas, took chances, and most importantly, gave them funding.

DISCLAIMER

Innovation pursuits are not always about Technology

Second, there are lots of different ways to “do” innovation. A quick web search reveals hundreds of ideas, theories, models of innovation… so much that it starts to feel scary, 18 | Summer 2022 STOBG Insights

hard to navigate, and—let’s be honest—a little intangible. At STOBG, we are defining three different types of innovation:

type of innovation is what most of our construction technology software tools are focused on—think virtual reality, the internet of things, drones, BIM, VDC. These are tools we use to get our jobs done, and that some customers even ask for, but they aren’t really standardized or fully adopted. This is about 20% of innovation and provides about 5060% ROI. That said, BIM and VDC have been around for 20 years, and they still aren’t fully adopted. What gives?! Innovation is a people problem and a process problem because no technology will ever be fully adopted unless people decide to use it. Innovation must consider who the end user is, how their behaviors and process would have to change, and who would be willing to pay for it.

Transformative innovation. Often called

Incremental, or “small I,” innovation. This

disruptive innovation, or “big I” innovation, this is probably what most of us think about when we think of innovation. The truth is, this is only about 10% of all innovation but has the opportunity for the greatest ROI. Think about Uber disrupting the entire taxi industry, Amazon taking over ecommerce, and Tesla EVs. These are transformative, disruptive innovations that changed everything about our behavior from 10 years ago. And that’s about how long these big changes take—10 years. Uber didn’t just pop up one day and disrupt the entire transportation industry.

They worked quietly behind the scenes and

This is where culture comes in. Innovation is about solving a problem in a new way. In order to do this, people have to feel comfortable voicing concerns, trying new things, and possibly even failing. Not every idea will be

Technology pursuits are not always Innovation

First, it is important to distinguish innovation from invention. Innovation is a new way of thinking or doing things that create new value for our organization or for a customer.

Invention is doing something new for the sake of being new. That new process, workflow, or technology might be cool, but it does not solve an actual business problem or bring significant value to an organization in the form of time, wellbeing, or ROI. Invention can encourage great new ideas, while the STOBG Innovation team is focused on solving our industry’s biggest challenges and finding the best ways to get the job done for our clients.

Emerging, or adjacent, innovation. This

All Innovation Technology solutions don’t necessarily lead to Big Data

innovation doesn’t get much attention but it is actually about 70% of all innovation and provides a 10%-20% ROI. Small changes lead to big shifts, and even these small changes can reduce the friction between a person and their work routine. For example, tapping your metro card for the subway instead of swiping it saves less than two seconds per person, but we all appreciate it!

transformative, and not every solution will stick. This requires recognizing opportunities to take calculated, controlled risks. At STOBG, our family of companies has a larger responsibility to focus on our people and build a culture of innovation within and across our different companies so that each can continue to do what they do best.

While robots on jobsites might be cool, they alone are not innovation.

Creating new business value, fostering comfort with new ideas, and developing a problem-solving mindset—that’s where innovation thrives.

Innovation at Work: Prefab Exterior Enclosure Panels Since Layton Construction started using prefabricated exterior enclosure panels, they have seen significant benefits, from time and cost to safety and quality.

Saving time, reinforcing safety. Traditionally, completing the exterior of a large commercial building requires lots of scaffolding and manpower. The process could take months, but now it can be completed in a matter of weeks. Not to mention with no scaffolding, safety risks are cut considerably.

Controlling quality. Another advantage is quality control, especially when there is room to build the panels on-site. When this is possible, they are constructed on the ground with a small crew who can meticulously complete each level unlike they could on a scaffold.

Layton fits the panels together via a C clamp ratchet system and gaskets, which will last longer than caulked joints. In addition, clients can choose the finishes they want, which are applied with a veneer.

Working the plan. A challenge with prefab panels is the learning curve in preplanning.

The team needs to make sure tolerances are built in and that everyone understands those tolerances. For example, a hot climate can affect the response of steel as it’s welded. If that happens, the steel can be out of tolerance. This isn’t good for the panels, so in pre-planning, the team needs to take steps to make sure the steel stays within a specific tolerance.

“Everyone wants predictability,” says Steven Knowles, Layton construction manager. “Prefab panels are one way we can help with that.”

Summer 2022 STOBG Insights | 19

DEUTSCHE BANK AMERICAS: A REDESIGNED HEADQUARTERS

Deutsche Bank used its lease expiration and search for a new headquarters as an opportunity to advance business objectives while bringing people and technology together in a buzzing community where work isn’t only about the desk. The selection of One Columbus Circle and reuse of a modern landmark allowed Deutsche Bank to create a state-of-the-art trading environment, locate the office in a prominent and convenient location, and elevate their brand experience.

NEW YORK

PROJECT DETAILS Location: New York, NY

Client: Deutsche Bank

Engineer: AKF

Completed: October 2021

Size: 1.1Msf

Architect: Gensler

Sector: Commercial, Financial

Certification: Persuing LEED Gold

20 | Summer 2022 STOBG Insights

Collaboration and Teamwork. The building’s conversion took equal parts collaboration, imagination, and teamwork to build workplace, trading, amenities and conferencing. One unique challenge was the mixed-use nature of the building, which operates under a master condominium association.

There were other tenants in the building,” says Jim Bickerstaff, senior project manager for Structure Tone. “During construction, we had to minimize disruption to the surrounding businesses, especially those with existing services in Deutsche Bank’s space.”

Another complex aspect was transforming over 1,100,000sf of television studios and partitioned offices into trading floors and open workspaces in a building with aged infrastructure. New infrastructure included cooling towers on the roof, emergency generators, UPS plants, water-cooled chiller plant, and backup air-cooled chiller plant for critical loads. Finding storage was difficult, and the team worked with the landlord to reinforce the building’s structure, adding curtainwall and louvers to an existing mechanical terrace. Installation was also challenging, and the project team again enlisted the landlord’s help.

“We coordinated lifts from 58th Street via derrick on the south side of the building, up to the 23rd floor, and down a coordinated and engineered access opening to the 22nd floor,” explains Bickerstaff. Then, the cooling towers and associated piping were brought up in pieces through the very small freight car and assembled in situ.

Innovation and Technology. Innovation, technolo-

r Nearby Central Park was critical to envisioning Deutsche Bank’s workplace as a high-performance hub with the city’s best backyard The office is also equipped with Bluetooth-enabled internal GPS, which makes wayfinding simple and opens possibilities for additional smart technologies. Various technical and IT solutions allow employees to choose the most appropriate space based on the task at hand. The trading floors are designed to support options for unassigned seating strategies, a digital reservation system, and other app-based solutions.

Commitment to Safety. Construction was just underway when

COVID-19 hit in March 2020, and the NYC Department of Buildings put a hold on all non-essential construction. The project obtained essential status due to the financial nature of the bank, and the team implemented an updated safety plan that included additional wash stations, One Columbus Circle has been hand sanitizer, and cleaning.

Did You Know?

ALL IMAGES THESE PAGES: ©RAFAEL GAMO, COURTESY OF GENSLER

gy, and sustainability greatly influenced the project. renamed Deutsche Bank Center Key project considerations were the design and peras the bank relocated its North The team’s commitment to safety continued through formance criteria for trading floors, which require critiAmerican headquarters to the the remainder of the project. They created detailed cal infrastructure and large, continuous floor plates with logistics and site safety plans for the rigging and instalMidtown building. good sight lines. Extensive architectural upgrades were relation of the mechanical systems. Multiple licensed site quired, such as raising the core to accommodate a raised floor safety managers, fire safety managers, and master riggers were and underfloor air for all trading floors—a feature not prevalent in NYC assigned to this project, ensuring the project complexities were monbuildings. Prior to and during construction, full BIM coordination was comitored correctly, including working in an occupied building, working pleted to level 400; the team laser-scanned floors with slab-to-slab heights in double height spaces, and managing complicated rigging logistics over 25ft and modeled them in 3D for enhanced coordination of existing and installation. conditions. A 3D REVIT as-built model was turned over for operational use.

Craftsmanship and Quality. The project team monitored all work to The project team also developed energy models to inform design ensure it met the intent of the construction documents, conducting daily decisions, document LEED credit compliance, and calculate energy project inspections for compliance and quality of workmanship. And savings. The proposed design consumes approximately 7% less energy nothing is more important to the end of the construction phase than annually when compared to an ASHRAE 90.1–2010 baseline building. project closeout—a smooth landing. “We utilized PlanGrid software to This energy reduction resulted in the project achieving 10 additional resolve over 25,000 punchlist items prior to handing over the space to points in its pursuit of LEED Gold certification. Additional sustainable Deutsche Bank,” Bickerstaff recounts. design features include high-efficiency chillers, significantly reduced Technology and teamwork were leveraged in tandem to achieve a lighting power density, and smart building networks that use occuquality result the whole team could be proud of. Thoughtful design pancy sensors to collect and measure data on how the space is used. and furniture selection, access to charging locations throughout, the A building management system (BMS) leverages data from all devices client’s suite of technology tools, and a world-class service program (sensors, lighting, kitchen equipment) to optimize performance by come together to create a workplace that truly enables “working adjusting conditioning setpoints based on space usage. Unoccupied from anywhere”. areas can have the thermostat lowered automatically, resulting in reduced heating, cooling, and fan energy.

Summer 2022 STOBG Insights | 21

Living in Hawaii doesn’t come cheap, which can make it tough on those who work in more popular (and more expensive) areas. The Block 803 Waimanu brings affordable housing to the urban Kaka’ako neighborhood of Oahu, providing a more sustainable lifestyle for workingclass residents of Honolulu to live and work in the same area rather than commute across the island.

NEW KID ON THE BLOCK

THE BLOCK 803:

Affordable Housing in the Right Place

The Block 803 Waimanu is a new, 153-unit affordable housing condominium project constructed on a zero-lot line property.

The seven-story, 126,611sf development is comprised of both affordable housing and market-rate units and includes an 82-vehicle mechanical parking system and three rooftop amenity decks. Like many urban infill developments that are taking the place of old, deteriorated warehouses, The Block 803 Waimanu is tightly fit between a 10-story residential building and a low-rise commercial building, with busy streets at the front and rear of the property.

To maximize the square footage of the project, the site had zero project area for construction beyond the building footprint.

While this created an incredibly challenging situation in terms of both site logistics and site safety, strategies such as just-in-time deliveries, flyable dumpsters, retractable loading platforms, and a tower crane strategically placed in the middle of the building footprint were critical.

Minimizing the impact to the neighboring buildings and residents was also imperative.

The project team was very proactive in developing systems to help mitigate and monitor the impact the site had on neighbors.

Vibration monitors were installed in one of the neighboring building’s parking garages so the project team could monitor the impact on the neighbors and take corrective action as needed. They also created systems to contain debris without disturbing the neighbors.

“With an emphasis on preplanning and extensive coordination, we were able to keep the impact on the neighborhood to a

22 | Summer 2022 STOBG Insights

minimum,” says Seth Goodnight, Layton project manager. “All the while, we maintained an incredible safety record throughout the course of the project. It was a huge success for our team.”

CHIP OFF THE OLD BLOCK For The Block 803 Waimanu, Layton relied heavily on StructionSite’s software, which utilizes 360-degree cameras to document progress of the project from every angle. This was extremely beneficial with the concrete pours as the program provided as-built footage so the team could see what was in the concrete before they poured it.

“This was especially critical since we were working with a post-tensioned concrete structure,” says Goodnight. “Some late redesigns required significant rework, and having this footage to determine where we could anchor into the existing concrete was invaluable.”

ALL IMAGES THESE PAGES: ©AARON SHAW, ENDEAVOUR ARCHITECTURAL PHOTOGRAPHY

A large portion of the finish materials was supplied from vendors in Asia, which created unique challenges during a time when supply chain issues were rampant. In addition, the project was constructed within only a couple feet of occupied buildings and very close to high-voltage power lines. Hawaiian Electric became a critical partner to the team in deenergizing those lines for several months.

“The unique combination of challenges on this project presented seemingly endless opportunities for coming up with outside-ofthe-box solutions,” says Goodnight. “We were really proud of how the team came together to make this job a success.”

PROJECT DETAILS Location: Honolulu, HI

THE BUILDING BLOCKS OF LIFE With The Block 803 Waimanu now open and nearly full, long commutes and time away from home is a thing of the past for this group of Honolulu workers and residents.

“It’s no secret that housing in Honolulu (and urban Kaka‘ako in particular) is highly sought after and generally comes with a very high price tag,” said Goodnight. “This makes the reality of owning close to the island’s urban core unattainable for local families and forces most to endure a long daily commute to and from work. Layton was proud to have played a role in a project that created real opportunity for kama’aina to call Kaka’ako their ‘home.’”

94

walkability score for the complex from walkscore.com

Client: Coastal Rim Properties Architect: Block 16 Architects & Urbanists Engineers: Baldridge and Associates Structural Engineering (structural); Sato and Associates, Inc. (civil); Electech Hawaii, Inc. (electrical) Sector: Residential Completion: November 2021

Did You Know?

WALKABILITY

Size: 126,611sf

93

AFFORDABILITY UNITS 93% of units are affordable housing

Summer 2022 STOBG Insights | 23

WESTLAKE DERMATOLOGY:

Bringing New Meaning to Wellness

Known throughout Texas for its cutting-edge treatments, Westlake Dermatology & Cosmetic Surgery, with the help of Structure Tone Southwest, has brought a new wellness oasis to communities throughout Texas.

PROJECT DETAILS Locations: Dallas, TX: 3,000sf Austin, TX (Lakeway): 3,780sf Austin, TX (Domain): 2,500sf Houston, TX: 2,000sf Architect: Michael Hsu of Architecture Sector: Healthcare 24 | Summer 2022 STOBG Insights

A PERFECT PARTNERSHIP Founded in 2002, Westlake Dermatology & Cosmetic Surgery has become the gold standard for cosmetic dermatology in Texas. With approximately 17 locations, the facility offers the latest medical and cosmetic dermatology treatments ranging from acne to severe skin allergies.

After a series of successfully completed projects, Structure Tone Southwest has developed a great client partnership with Westlake due to their emphasis on delivering quality. “We like to work with them early to identify any rising issues during preconstruction and develop efficient solutions,” says Mark Harrington, STSW project executive based in Austin.

At their Dallas location—Structure Tone Southwest’s first—the project team brought the facility to life through early collaboration via constructability reviews, mock-ups, and other processes. As a result, visitors are greeted by the dynamic reception and waiting area, which features sleek terrazzo flooring and reflective, hard-edged, white walls met with curved details and a dome ceiling. Those details were essential to the spa-like environment Westlake has cultivated across its locations.

PHOTOS, LEFT AND BOTTOM RIGHT: ©CHASE DANIELPHOTO, UPPER LEFT AND RIGHT: ©KAREN FUCHS

After the Lakeway clinic in Austin suffered an unexpected flood, Westlake knew Structure Tone Southwest was the perfect partner to upgrade and reframe their lobby. Although the flood caused damage to a majority of features, the project team was able to save several items, including flooring and ceilings in unaffected rooms. The Lakeway location now blends those special features with the new ones, including an antique-burnished brass chandelier with etched crystal and a custom hand-forged Canterra iron double door with operable glass partitions.

A SHARED SUCCESS As Westlake has continued to open new locations, each STSW project team has relied on their colleagues to advise them and point out lessons learned. This teamwork and communication have proven essential in passing down vital information from office to office to ensure the client was getting the product they envisioned.

According to Harrington, while developing Westlake’s Domain Northside location in Austin, the project team relied on the insights of the Dallas and Lakeway project teams. “It was great that we were able to share resources

r The interior space is equipped with several custom finishes, including Gucci wallpaper and terrazzo flooring across our organization,” he says. “Not only did we have an excellent form of teamwork, but we coupled it with our client-first mentality.”

With outstanding communication comes outstanding project delivery. With the guidance of the Dallas project team, the Austin team was able to add custom stained grade millwork and paneling throughout Westlake’s Austin offices, as well as additional amenities they knew Westlake favors, such as custom light fixtures and Venetian plaster. Each renovation has also included a particular stand-out, custom finish that marks it as a Westlake space.

“All of the Westlake facilities have a unique pattern of Gucci wall covering in the restrooms,” says Harrington. “I think it’s become a statement piece that really connects each office together.”

The same statement wall covering marks Westlake’s most recent renovation in Houston, which was likewise led by a local Structure Tone Houston team under the guidance of the seasoned Dallas experts. With quality in mind, the Houston project team added Westlake’s preferred plaster finish to the building and added structural steel supports to bolster the old-brick style facade. Along with several high-end finishes, the new design retains the integrity of the 1970s vintage building and its mid-century bones.

“The Houston project was a major upgrade for the existing building,” says Structure Tone Southwest senior superintendent Aaron Gafford. “We learned a lot from the Dallas office team, so having them on the jobsite was quite beneficial. It was a great team effort.”

Summer 2022 STOBG Insights | 25

UNDER CONSTRUCTION

Hofstra University Center for Science and Innovation Structure Tone has begun construction on a new, $75M Center for Science and Innovation that will be shared by the Hofstra Northwell School of Nursing and Physician Studies and the Fred DeMatteis School of Engineering and Applied Science. Both schools are expanding and will make use of the 75,000sf facility to meet demands for growing numbers of science, engineering, and nursing students. The new building will have labs and simulation facilities for nursing students, as well as advanced labs for science and engineering majors. It will be located on South Campus, east of the Leo A. Guthart Hall for Innovation and Discovery at the Frank G. Zarb School of Business.

Construction is expected to be completed next winter. Right now, the team is focused on maintaining their commitment to quality and safety. Currently, the cumulative TRIR is 0.0, compared to the industry average of 2.8 in 2021. The team has already been a part of three safety awards while submitting weekly pre-task plans and toolbox talks. As these numbers attest, Structure Tone is raising the industry standard of safety.

r A ground-breaking ceremony was held in June 2021, and the building is expected to open in 2023

NEW YORK

26 | Summer 2022 STOBG Insights

“Hofstra University finds Structure Tone’s safety approach to be leading the industry and has set the benchmark high,” says Richard Leddy, assistant VP of new construction at Hofstra.

1 West 60th Street, New York Construction has recently topped out on Pavarini McGovern’s latest project at 1 West 60th Street, an out-ofground luxury residential tower situated at the southwest corner of Central Park with sweeping views of Columbus Circle. PMG is working cooperatively with Rose Associates Inc. on behalf of Global Holdings Management Group and SLCE Architects on the construction of the new residential building.

The 29-story poured-in-place concrete building consists of 124 luxury rental apartments and features three high-end retail stores at grade, as well as amenities on the 2nd and 27th floors. Two levels below grade are designated mechanical spaces and tenant storage areas. The building is clad in a combination of window wall, brick veneer, and metal panel rain screens with punched openings. The address previously housed a 12-story building and a 4-story building—both of which were demolished prior to construction.

ALL PHOTOS THIS PAGE: ©KAREN FUCHS

Located in one of the busiest intersections in Manhattan and above a major subway hub, the project posed several logistical challenges. The PMG team coordinated with the MTA to construct a subway entrance on the ground floor within the building property line. To account for the mass amounts of pedestrian and vehicular traffic passing through the area, pedestrian paths and sidewalk bridges were installed along Broadway and West 60th Street. The new residential building is expected to be completed by fall 2023.

Summer 2022 STOBG Insights | 27

SAFETY COLUMN

Rewarding a Legacy of Safety

The protection of everyone on a jobsite or workplace—from employees to visitors—is a priority for every member of the STO Building Group family of companies. To reward and reinforce that culture of safety, many STOBG companies have launched safety recognition programs, including Ajax Building Company.

The Block Smith Safety Award, named for Ajax founder Block Smith, acknowledges employees from all corners of Ajax for exemplifying the company’s standard for safety. According to Ajax director of risk management, Marc Reeves, “This award was originally put in place to recognize the safety efforts of Ajax employees as well as give them a platform to influence others to follow in their footsteps. But it has grown into so much more. We now realize that highlighting the importance of jobsite precautions has real effects on ensuring our teams’ safety and security while working.”

The quarterly BSSA winner is determined through factors such as jobsite safety inspection scores, frontline leadership, and ability to show forethought for avoiding potential hazards. Additionally, Ajax looks for how employees are working with leadership and with their team to engage them in day-to-day jobsite precautions.

The award highlights efforts made by employees to ensure safety and develop a mindset toward how Ajax will handle foreseeable safety concerns on a project. “This award not only gives proper recognition to deserving employees but also motivates others to mind factors such as PPE gear requirements and safety standards,” says Reeves.

“Teamwork is an important aspect of maintaining safety and is a significant factor in how Ajax manages to produce such outstanding results in our work,” says Reeves. “This award was implemented to recognize that and the efforts to ensure everyone is safe on the jobsite now and into the future.”

28 | Summer 2022 STOBG Insights

The most recent winner was the Clearwater Police Department project team, who exemplified a cohesive safety mindset among everyone on-site.

Challenging Convention, Innovating Always.

Govan Brown is a national construction firm committed to building differently. Our services include:

• • • • • • •

Development Analysis Services Preconstruction Services Construction Management Design-Build Services General Contracting Project Management Special Projects

Govan Brown is proud to be an outlier in our industry – we believe in challenging convention to establish new standards in how and what can be built. We’re the construction disruptors with a purpose.

TORONTO | KITCHENER | OTTAWA | CALGARY | EDMONTON | VANCOUVER Govan Brown & Associates Limited govanbrown.com Summer 2022 STOBG Insights | 29

The Art of Building Repositioning

MASTERING THE OVERBUILD “Growth is the only evidence of life.”—John Henry Newman

By Brooks McDaniel, SVP of Building Repositioning, STO Building Group

When breathing new life into an underperforming building through a repositioning program, the addition of new area in the form of an overbuild can transform the building into a more substantial asset asset with a much healthier proforma. An overbuild requires careful study to determine the viability of this strategy.

Let’s consider the major issues to be addressed.

r Hudson Commons

30 | Summer 2022 STOBG Insights

ZONING New York City’s zoning resolution controls the use, bulk, and density for every building.

The extent of the overbuild is driven by the allowable density, or the maximum size of the building, and the allowable bulk, or the maximum shape of the building.

The city manages density by assigning a floor area ratio (FAR) to every block and lot in the city. Simply multiply the lot area by the FAR to get the maximum size of the building, referred to as zoning floor area (ZFA). To add floors to an existing building, it needs to have unused or available ZFA that can be allotted to the overbuild. A five story overbuild with 20,000sf floorplates needs almost 100,00sf of ZFA (marginally less than gross area due to mechanical deductions). Alternatively, a single story overbuild for a roof deck pavilion with an elevator landing and a small amenity room needs far less ZFA, but the area still needs to come from somewhere.

The more ZFA can be found, the better! Here are three scenarios:

Available ZFA: If a building owner is lucky, the existing building is “underbuilt”, meaning that there is available ZFA on the lot that can be deployed in the overbuild. This might happen if the building simply wasn’t built as large as it could have been, or if there was an up-zoning at some point in the past.

Either way, this is a fortuitous, yet relatively rare, scenario.

Air Rights Transfer: Another option is to increase the buildable area though either an air rights transfer, whereby the unused ZFA is purchased from a neighboring lot, or through a discretionary zoning action, such as a BSA variance or special permit, to increase the allowable FAR on the lot. Each of these options can be expensive and time consuming, but the resulting increase in ZFA is often worth the effort and expense.

Restacking: If no additional ZFA can be

PHOTO: ©KAREN FUCHS

found, then the existing area of the building can be “moved” from the least valuable location in the building, on the lower floors, to the most valuable location, at the top of the building. This restacking can be accomplished by creating voids on the lower floors of a building by removing slabs. For example,

portions of the 2nd floor slab can be removed to create a double-height retail space and a double-height lobby. Or a triple-height auditorium can be created in a shared amenity or in a community facility space. Alternatively, the façade can be pulled back from the edge of the building to create exterior balconies and terraces. Any reduction of the existing floor area can be “relocated” to the overbuild floors.

The second aspect of the zoning resolution to consider is the “bulk” or zoning envelope. The completed overbuild must exist within the allowable envelope, which is controlled through metrics such as base height, building height, tower lot coverage, yards, and so on. One of the benefits of buying air rights from a neighboring building is that you merge the zoning lots in the process, which provides not only additional ZFA, but it may allow for a more generous zoning envelope as well. The goal is to fit all of the available ZFA into the building zoning envelope. You may be able to “push the envelope” with a cantilever easement over a neighboring building, or via a discretionary zoning action for additional height.

STRUCTURE Once you determine what you are allowed to build, the next step is to determine the extent of structural work required to support the load of the additional floors. Both the gravity load and the lateral loads will increase as a result of the overbuild.

Gravity load: The gravity load consists of dead load, or the fixed weight of the building itself, and live load, or the weight of people, furniture, goods, and equipment. The certificate of occupancy for any building can be obtained via the Department of Building’s website, which will list the live load capacity for each floor of an existing building (among other information). Older buildings, especially those originally used for storage or manufacturing, often have a live load capacity that exceeds the 50lbs per square foot required for office occupancy. This excess live load can be used to support some or all of the new gravity loads imparted by the overbuild. In a building without excess live load capacity, reinforcement will likely be required.

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any negative impact to the building occupants, and some work will be required to be performed on nights and weekends due to limits on noisy or disruptive construction work during business hours.

Another consideration is the continuity of systems. An occupied building will require uninterrupted service from the building’s systems throughout the construction schedule. For a building with rooftop mechanical equipment, the overbuild can be constructed over the existing rooftop equipment. Once the overbuild is topped out, new mechanical equipment can be installed on the new roof while the old equipment is decommissioned and removed, essentially leapfrogging from the old roof to the new roof. Vertical elements such as elevator and mechanical shafts will

r 640 Fifth Avenue

Lateral load: The lateral load consists of live loads that act horizontally against a building, such as wind and seismic forces. An overbuild will increase the lateral loads on the existing structure by creating more “sail area” for the wind to act on, and by adding weight above the existing roof which increases the effect of seismic activity. The building’s existing lateral-resisting structure will consist of either braced frames, moment frames, or shear walls, each of which can be reinforced to resist the increased lateral forces due to the overbuild.

A structural engineer will determine the new loads and advise on a strategy for reinforcement, if required. Reinforcement consists of either strengthening the existing beams and columns, or adding new elements.

Strengthening is accomplished by welding steel plates or encasing steel in concrete.

Existing concrete members can be enlarged with shotcrete. If new elements are required, this may consist of additional columns for increased gravity loads, and new shear walls or braced frames for increased lateral loads.

CONSTRUCTION IN AN OCCUPIED BUILDING Construction is always easier and faster in an unoccupied building, but it is still possible to add new floors to an occupied building.

Work must be phased in a way to minimize 32 | Summer 2022 STOBG Insights

r 330 Hudson Street

be extended vertically into the new floors in a phased approach to ensure that the occupied floors remain active and usable.

Lastly, NYC code requires either two unoccupied floors between the active structural work and an occupied floor, or a heavy-duty crash deck (600 lbs/sf capacity) can be installed above an occupied floor if the empty space is not available.

CONCLUSION Creating new area on top of an existing building is the most rewarding type of building repositioning project. The new massing makes it look like a new building, which is appealing to prospective tenants, and the increased rentable square footage boosts the building’s revenue, which any owner can appreciate.

Consistently ranked in ENR’s top 10 data center construction services providers, STO Mission Critical brings over 35 years of experience to our clients with the support of a global network. We work across the STO Building Group platform, overseeing and bringing together the specialized services needed for the design, construction, and commissioning of our clients’ critical facilities.

Summer 2022 STOBG Insights | 33

Small-Scale Success Adds Up LONDON

Structure Tone is known for building the corporate headquarters of some of the world’s largest companies.

However, that doesn’t mean the smaller projects don’t count. Structure Tone London prides itself on serving clients for every need—however small.

This client-first mantra led the London team to develop a Detail & Build division, tailor-made to swiftly carry out projects of all sizes for clients of all types.

Smaller projects need a different, specialised skill set,” says Adam Rowe, Structure Tone London divisional director. “That’s what this team brings. Our superintendents are more or less a one-stop shop, working closely with our supply chain.”

Gaw Capital Partners is one of the clients for which Structure Tone London’s Detail & Build approach has been particularly effective. Gaw Capital first selected Structure Tone for a Category A+ upgrade project at Canary Wharf in 2019. Rather than completely gut the outdated structure, Structure Tone helped Gaw assess the space, reconfigure it, and give it a new lease on life.

The success of this project led to several more for the team, including a core refurbishment and floorplate reconfiguration of the same building and a renovation of Gilray House. Structure Tone helped Gaw convert the historic 1930s textile factory into modern office space, refurbishing and vertically extending the property, whilst retaining and reusing the existing building shell—all the while ensuring the building’s history remained visible.

The heart-of-the-pandemic timing of that work, however, proved a challenge to the typically nimble Detail & Build team. “We worked hard to meet the complexities of the supply chain and other COVID-related issues head on,” says Rowe. “By working together, we turned it into a fantastic project, along a busy city road, that we’re very proud of.”

And that ultimately successful delivery, says Rowe, is what the Detail & Build team was built for.

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MWDBE SPOTLIGHT

Meet Garrett Dennis Owner of Shifting Gears LLC ABOUT SHIFTING GEARS

Year established: 2006 l Location: Jacksonville, Gainesville l

& Tampa, FL

Number of employees: 4 l Notable projects: Florida Blue Tower, l

Rutledge Pearson Elementary School (Duval Co.), University of Florida Police Dept., UF Malachowsky Hall

Years of partnership with Ajax: 7 Tell us about you and your company. l

When I graduated from college in the late 1990s, my parents gave me my childhood home. I had to put the house back together.

I fell in love with building things, and the rest is history. We started in residential and now we are a full-service construction firm. We are client focused and specialize in strategic partnerships to deliver quality outcomes.

What is Shifting Gears’ specialty?

General construction and roofing.

What are you most proud of?

Replacing the roof of one of Jacksonville’s tallest buildings. This one-time job opportunity has opened the door to more work for a large private client.

What was most helpful in growing your company?

Networking with larger, more experienced companies. Developing relationships with their senior leadership allowed us to learn how to become more collaborative within the industry. Additionally, partnerships on large-scale projects helped to build our resume and become more competitive.

How did your partnership with Ajax begin?

My relationship with Ajax began through my work with Duval County Public Schools.

Ajax allowed me to partner on some of their many projects. I learned much from an operational standpoint from Lon Neuman and a practical standpoint from Randy Smith.

The partnership gave me guidance on how I managed subcontractors and how to become competitive when bidding jobs. I currently serve as the MWDBE partner with Ajax on serval projects totaling almost $200M, which puts me in a shadowing role with many of Ajax’s exemplary leaders.

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

Continued training is vitally important, along with assistance to market MWDBEs. Often small businesses do not have budgetary allowances for robust marketing. The industry could “feature” businesses in monthly/quarterly communications to expose the business to the larger base, highlighting their work on various projects.

Do you have any advice for someone starting their own business in our industry and beginning the MWDBE process?

Be a sponge and absorb knowledge from an array of opportunities. Find opportunities to attend training sessions, shadow those who are familiar with the industry, and be amendable to changing direction along the way.

Summer 2022 STOBG Insights | 35

JEFFERSON SPECIALTY CARE PAVILION: Transforming the Healthcare Landscape in Philadelphia Upon its slated completion at the end of 2023, the impact of the new Jefferson Specialty Care Pavilion will be felt throughout Center City—as well as the entire Philadelphia region. This state-of-the-art facility—which was specifically designed to fit the needs of the patient and increase ease—provides centralized access to medicine for those in the region.

Additionally, not only will the 19-story, 462,000sf facility improve healthcare in the area, but the pavilion is also the center of National Real Estate Development’s $1B-plus urban development of East Market. “This project has the ability to transform the lives of many people,” says Michael Dolan, project executive at LF Driscoll, who is building the project in a joint venture with Hunter Roberts.

“This will be a state-of-the-art facility with everything you need all in one location. This one-stop-shop will provide a beautiful place for people to heal.”

Demolition at the site began in late 2019 and early 2020—just as the COVID-19 pandemic hit. However, the Specialty Care Pavilion was deemed an essential project and construction was able to continue throughout the pandemic. On top of the many logistical issues and health concerns that needed to be navigated during these times, Dolan notes there were other challenges the project faced—particularly the 11th and Chestnut Street location.

end of 2023, offering a slew of features. The Specialty Care Pavilion will have over 300 exam rooms, as well as 10 operat“We are operating in a tight urban ing rooms and six endoscopy area,” says Dolan. “We have rooms. The building will residential buildings on also be the home of all all four sides. You need medical and surgical to have really good specialties currentrelationships with ly dispersed around 19 stories the tenants’ associacampus, including a tions and the building 462,000 square feet new single location managers. You also for the Sidney Kimmel 3 levels of below-ground parking need to pay attention Cancer Center. Further, to what hours you are 297 parking spots the facility will offer nearworking and that you are 12 EV charging stations ly 60 infusion chairs, as well compliant with all of the as a retail pharmacy and locarules of the city.” tions for imaging and lab work.

The project celebrated its topping off earThere will also be a rooftop garden, among lier this year and will be completed at the other features.

By the Numbers

36 | Summer 2022 STOBG Insights

r The team used a design-assist process to install the complex, true-curved, insulated glass curtainwall façade

Though the Specialty Care Pavilion will not be completed until 2023, its impact has already been felt in the area. During construction, the project has supported nearly 3,400 jobs. The facility itself is projected to have well over $600M in total economic impact.

For Thomas Jefferson University and Jefferson Health, the construction of the Specialty Care Pavilion is a watershed moment.

This building is both a critical facility and an ambulatory facility and brings a whole new technological revolution in healthcare,” says Pamela Ward, vice president of ambulatory program development. “It’s the future of healthcare.”

PROJECT DETAILS Location: Philadelphia, PA

Client: National Real Estate Development

Engineer: Jaros, Baum & Bolles

Sector: Healthcare

Size: 19 stories/462,000sf

Architects: Ennead Architects/ Stantec/Bower Lewis Thrower Architects

Owner’s Rep: Aegis Property Group

Completion: December 2023

Summer 2022 STOBG Insights | 37

THE BIG MOVE: HORIZON THERAPEUTICS Fast-growing biopharmaceutical company, Horizon Therapeutics, has officially opened it’s new, 63,000sf headquarters in Dublin, Ireland. The up-and-coming firm, focused on discovering, developing, and commercializing medicines that address critical needs for people impacted by rare diseases, has experienced explosive growth over the last 10 years. After working together on two smaller projects, Horizon chose Structure Tone Dublin to deliver their flagship office in just six months.

THE VISION Adjacent to Saint Stephen’s Green—a 22-acre public park filled with Victorian walkways and gardens—Horizon’s new space sits in Dublin’s vibrant City Centre. On top of the new office’s prime location, the Horizon team envisioned an open, collaborative workspace for current employees with more than enough room to accommodate future growth.

“Horizon has had a pretty significant journey over the last several years,” says Structure Tone Dublin project director, Brian Doyle.

“They wanted their new office to feel spacious and high-end to reflect the company’s growth and attract talent.”

The project involved transforming a new, eight-floor building into Horizon’s dream

workplace. The top floor houses the executive suites, including executives’ offices, boardrooms, meeting rooms, and a catering facility for high-profile meetings. Floors 1-4 consist of open floorplan office space, complete with collaborative areas, breakout and huddle rooms, and a handful of private offices. Half of the first floor is dedicated to a client experience suite and the ground floor contains a number of special amenities, including an event space, gaming area, coffee docks, auditorium, library, and fitness center.

THE STRUCTURE Although Horizon chose a brand-new building to call home, the focal points of

PROJECT DETAILS Location: Dublin, Ireland Size: 63,000sf Client: Horizon Therapeutics Architect: RKD Engineer: Metec Owner’s Rep: JLL Sector: Pharmaceutical Completion: May 2022 DUBLIN 38 | Summer 2022 STOBG Insights

Certification: LEED Gold

the headquarters are two interconnecting staircases—one from the ground level to the fifth floor and another feature, spiral stair from the ground floor to a first-floor bleacher area. Both staircases required significant structural intervention during construction and plenty of coordination between Structure Tone and the structural engineers, design team, and landlord.

The building features cross-tension slabs, meaning the concrete structure is reinforced by steel bars that are pulled across the floorplate to create tension within the slab. To install the spiral stair and double-height bleacher, the construction team had to cut out a substantial portion of the firstfloor slab. “This wasn’t a typical fit-out,” Doyle says. “From back-propping slabs and propping the adjacent building to finally removing the slab itself, there was a lot of preparation workshops and approvals that went into making sure this part of the project was completed safely.”

The team also cut openings in five floors in order to drop the larger, five-floor connecting staircase through the center of the structure and installed new mechanical and electrical systems throughout.

THE PARTNERSHIP Understanding the Horizon team had a clear vision, Structure Tone wanted to deliver exactly what the client had in mind. According to Doyle, the team incorporated checkpoints into the schedule, at which the Horizon team would visit the site to review sample rooms prior

to the buildout of certain areas. “We knew what we wanted the end result to look like, and Structure Tone acted as a true partner throughout the process to help us get there,” says Zoe Jones, senior manager of facilities and office services at Horizon. “It was a collaboration from start to finish.”

The Structure Tone team felt the same, siting Horizon’s communication and direction as key factors in the project’s success. “One of my favorite parts of this projects was our interaction with the Horizon team,” Doyle says. “They had a clear idea of what they wanted out of their space and helped us understand their vision from the outset.”

The project was completed on time and the office opened to staff in May 2022. Structure Tone Dublin and Horizon Therapeutics are now working closely on the commercial spaces at the firm’s manufacturing location in Waterford. Shortly after move-in, the company announced it expects to add 100 jobs between the two locations.

Our new headquarters is a very exciting space to return to work in,” says Zoe Jones.“It represents the fantastic suggestions made by employees for their workplace, which in turn creates a place where people want to be.”

Summer 2022 STOBG Insights | 39

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