RCA Insights

INSIGHT RETAIL CONTRACTORS ASSOCIATION Why pick an RCA member contractor?

By Steve Bachman

When asked to write an article for this month’s edition of Commercial Construction & Renovation magazine, there were many topics that crossed my mind. The most relevant in this time of uncertainty was to write something that sought out normalcy. Over the last few years, the state of retail construction has been a flurry of activity. The title “fast and furious” had multiple meanings. There was so much work out there, it only made sense that there became an increasing number of general contracting companies jumping into the business of building stores and restaurants. There were all sorts of new “gunslingers” in town.

For those of us who have been around this business for 20, 30, 40 years or more, we have seen these cycles like this, so everyone accepts this state-of-affairs and adjusts. But some of us have also recognized that when things change and uncertainty rears its ugly head, we seek assurances—relationships become more important. There is a “flight-to-quality,” service matters, and who we can count on makes more of a difference.

Our organization is 30-plus years old. If we not only examine the organization’s core values, what it takes to become a member and what you get as a client or customer of an RCA member, I offer the following. We have a rigorous vetting process that analyzes prospective companies seeking membership to the RCA: > How long have they been in this business (it must be at least five years)? > What sort of safety record do they have? > Are they bondable and at what type of rate? > Do they treat their subcontractors and vendors fairly? What kind of client references do they have from industry experts (you)? Do they invest in their people? Are they licensed where they work and where they advertise they are? What overall reputation do they have?

The RCA has a Board of Directors who are industry champions of the organization. Each of our directors are respected by their GC peers, and are willing to work toward the greater good of the membership and those we serve. We have an Advisory Board made up of some of the who’s who in the retail, restaurant, architectural and real estate community. The Board bring insights, perspectives and calls to action for the organization that is incredibly valuable. One example in recent years that comes to mind was an industry Listening Event sponsored by the RCA. The event was attended by many of you in the retail/ restaurant community and moderated by an RCA Advisory Board representative from FMI—a leading consultant organization for the construction industry. During the event, the moderator learned from you—the client base—the most important thing that would set an RCA member company apart from all the other GCs in this business. The answer was poignant—a thoroughly trained professional superintendent that is familiar with all of the nuances unique to our industry. So, you, the client had spoken. We listened and we responded with a robust RCA Superintendent Training program developed with the input of various member employees and Advisory Board members, which is facilitated by FMI. These are just a few examples of what sets an RCA member apart in our industry. As a Board, we also continue to monitor the performance of our member companies to ensure they meet our standards of excellence and maintain the reputation that the RCA is known for. We also help them grow and better themselves, now and for the future. So, when someone asks, “Why do you chose a RCA member company?” the answer should be, “Why not?” CCR

Steve Bachman is President and CEO of Retail Construction Services Inc. (RCA).

Making the By Ron Treister All photos courtesy of Creative Edge impossible, possible

Inside the benefits of waterjet technology

Architecturally designed commercial floors now can be created with stone, tile, terrazzo, resilient and more materials—over and over again. And, in virtually any design, one can conceive. Can you imagine what that means for rollout projects?

The statements above are based upon waterjet cutting, a computerized technology, which can cut most any material into any two-dimensional shape. Marble, granite, porcelain, ceramic, linoleum, resilient flooring, vinyl, carpet tile, glass and all metals are excellent materials for the waterjet. Using a cold process that does not heat, harden or distort metals, just about anything that can be drawn on a computer can be cut into complex, multi-unit shapes, perfectly each time. Just imagine the need for repeated hotel foyer logos; medallions in porcelain or natural stone; elevator banks in Waterjet at work resilient with different images per floor helping users remember their location; way-finding graphics guiding shoppers through multi-aisle departments stores, and so much more. What exactly is this waterjet process? To begin with, a drawing, blueprint or electronic file is submitted to the waterjet

cutting source, which then scans, digitizes or loads this file (or drawing) using AutoCAD. From there, it is converted via a special software program into a unique digital “language” deciphered by the waterjet machines using CAM (Computer Aided Manufacturing). Next, the image is then ready to download onto a waterjet machine. What exactly is that? Any waterjet machine essentially has two major components: A “sacrificial table” and above it, a computer-driven cutting head that distributes water jet streams powered by a high-intensity pump. With a pressure of 55,000 PSI, water with no additives whatsoever can cut plastics, commercial-grade foam, resilient floorcovering, rubber flooring and similar “soft substances.” The cutting head is a nozzle with a small sapphire crystal orifice, through which water is thrust three times the speed of sound. Any movement of this nozzle is determined by computerized interpretation of the customer’s original submitted drawing. Caesar’s Palace high roller suite stone floor

“Temporary methods of keeping people 6 feet apart, like masking tape on floors, worked initially, but brands and customers needed a more permanent solution.”

— Jim Thompson is VP and Chief Commercial Officer, Weaton Capital

VCT cut for social distancing When cutting harder materials such as metals, stone, ceramics, glass and dense composites, garnet abrasive garnet is fed into the waterjet stream for stronger erosion action. The waterjet stream does not exert pressure or heat on the working material. Benefits of waterjet technology extend beyond cost-competitiveness over other cutting techniques. For example, it allows for complex and difficult shapes, such as inside corners, notches, architectural and artistic shapes to be cut with ease and with a high level of accuracy and precision. The narrow kerf (or cut) can be as small as +/- .010 inches depending upon the material being used. A successful waterjet cut floor can easily be re-manufactured again and again by simply re-entering previously run computer programs. Imagine an incredibly durable and ornate custom floor for a newly opened Vegas hotel, which not surprisingly, garners great attention and curiosity. Five years down the road, a carbon copy version of that same hotel is planned

for another American entertainment mecca

such as Nashville, Tennessee. The intricate and amazingly beautiful floor from Las Vegas, via the waterjet process, can easily and economically be duplicated for the new Nashville location. Just like that! Jim Thompson is VP and Chief Commercial Officer of Weaton Capital, a private holding company focused on providing succession opportunities to Iowa business owners who have built businesses with premium brands, attractive growth prospects, strong leadership teams and a commitment to enterprise continuous improvement. In 2018, Weaton Capital purchased then 30 year-old Creative Edge, an Iowa-based firm, which beginning in 1988, pioneered the process of waterjet cutting architectural materials. “Creative Edge already had a strong reputation for producing ‘one-ofa-kind’ flooring projects, which, could be perfectly reproduced,” Thompson says. This conception was flattering, but actually misleading, as many architects, designers and contractors had the false conception that the process, because of its incredible exactness and repeatability, was very expensive. “We sought out to not only prove that wasn’t the case, but via painstaking research discovered ways to actually decrease clients’ expenditures for this process,” Thompson says. Most recently, Weaton Capital/Creative Edge has made headlines for bringing to the marketplace a line of “safe distancing” precision-cut, prefabricated tile featuring four familiar symbols that encourage social distancing, in vinyl, luxury vinyl tile, and carpet tile, with quick-ship options. “The need for new ways of doing business is urgent and unprecedented,” Thompson says. “Temporary methods of keeping people 6 feet apart, like masking tape on floors, worked initially, but brands and customers needed a more permanent solution. We’ve introduced this new line (which easily can be custom made for most any flooring manufacturer using their own materials) to help heal the wounded psyche of customers, to stand up to the enhanced cleaning regime everyone is trying to follow, and to help brands re-connect with customers and build trust.” Canadian architect Michel St. Germaine says the waterjet process, if Pittsburgh Intl. Airport... terrazzo.

handled by experienced operators, offers the A&D community a tool that provides limitless design possibilities, especially for commercial floor projects. “I still think it’s one of the best kept secrets within the design sector.” CCR

Ron Treister is President/Founder of Communicators International, Inc., a marketing communications firm headquartered in Jupiter, Fla. For three decades, his firm has worked with major accounts focusing on the commercial construction sector. He may be reached at: rlt@communicatorsintl.com

Get in the game

How technology is propelling the industry forward By Chris Reyes

Technology helps industries evolve in an ever-changing world. Those who can keep up, adapt and adjust will excel within their field of expertise and position themselves as innovative leaders. Companies that foster a curiosity for technology and new developments will stand the test of time and will have better odds of overcoming obstacles within the industry. This idea is especially true for the construction industry.

While construction tends to be slow to act in new developments in tech, it has become evident that the leaders who are quick to implement technological advancement opportunities are propelled forward as leaders in the industry. Utilizing new technology creatively can boost productivity, reduce costs, shorten timelines, increase safety and help teams meet strict project deadlines without compromising quality.

Over the past couple of years within the industry, a number of new developments in technology have provided an opportunity for innovation within construction. Mentionable new technology includes Building Information Modeling (BIM), robotics and drones. Effectively implementing this new tech, as well as efficiently train teams on how to utilize it, will help the industry excel, and can manage and meet goals of any project, no matter the size.

Building Information Modeling (BIM) BIM is a prime example of newer technology that, when utilized effectively, puts leaders ahead of the competition in the industry. access valuable information and insight that will ultimately enable them to efficiently plan, design, construct, and manage buildings and infrastructure. With this tool, teams are able to foresee any potential issues prior to starting the construction process. Quality design-build teams can utilize BIM to increase their team’s overall efficiency throughout the course of the project, as well as reduce and avoid any cost-related risks. team member to operate it, freeing up other team members to focus their energy on other projects. The RTS provides more accurate measurements, which means fewer mistakes, therefore less money and time are lost. On top of these benefits, RTS that is designed specifically for the construction industry typically have simple designs and generally are basic to understand, requiring minimal training for team members to be able to implement into their everyday processes. Combining BIM with RTS is a simple, yet effective solution that provides countless benefits

With this intelligent 3D model-based process, teams are able to that ultimately will save money, as well as enable teams to be able to take on bigger projects with tight deadlines.

Drones Utilizing drones for as-built, surveying, construction site inspections, and project progress reports significantly can reduce overall costs for a project. This technology provides teams with a birds-eye view of a project site that enables teams to accurately and quickly survey a site, as well as give detailed information into the project’s overall progress. This helps teams stay on schedule. With a drone’s visual representa

With this 3D model-based process, teams are able to measure the impact of design changes and options in real-time, without sacrificing any materials or valuable time. For industry leaders that implement BIM within their business, they can expect to see a significant reduction in final construction costs, an increase in the speed of completion, a dramatic improvement in labor productivity, and an overall reduction in site labor. For example, Canyon State Electric was selected as the electrical contractor on the first White Claw Manufacturing/Distribution Facility in Arizona and what would have been an 18-month construction project was fast-tracked to a 10-month construction project due to the use of BIM. Aside from creating 3D renderings, BIM also can be used to boost collaboration and communication between teams through cloud-based tools. On top of this, BIM can be utilized beyond a project’s completion to stay on top of maintenance schedules.

Robotics Total Stations By pairing BIM with Robotics Total Stations (RTS), leaders significantly can speed up collaboration and the installation process of a project, as well as provide a far higher quality product to clients. This compact tech allows for remote use, as well as only requires one tion of the site, clients are also able to receive up-to-date information on the project which boosts their overall satisfaction. These visuals also can be shared with stakeholders in order to keep all parties informed. On top of this, drones also greatly benefit the overall safety of employees. By regularly utilizing drones to survey a job site, construction leaders avoid putting their onsite workers into potentially dangerous situations. There are a number of new technologies emerging within the construction industry that greatly benefit the overall productivity and efficiency of projects. But not every option will be a good fit for each company. Business leaders must be realistic in regards to cost and practicality when considering adding new technology to their routines. Also, being able to effectively implement and integrate this new tech with their teams and processes will be paramount to that technology’s overall success within the company. For those who can immerse new tech into the day to day tasks in order to benefit all parties involved, including the employees and the clients, will see a far greater ROI that will benefit them in the long-run. In addition, these leaders will further excel within the field, surpass their competition, and have the tools necessary to overcome any obstacles that may arise in the industry. CCR

Chris Reyes is the Director of Special Systems at Canyon State Electric. He has more than 25 years of sales and operations leadership in the Fire Alarm and low voltage industry with Fortune 500 companies. For more information about Canyon State Electric, visit www.canyonstateelectric.com.

The New Brunswick Performing Arts Center, a 23-story building that includes apartments and two theaters, opened in September 2019 in New Jersey.

DOUBLE PLAY

By Thomas Renner

New Jersey project unites residences, theaters in 23-story performing arts center

After a decade of planning and construction and six months after opening, the development agency of the New Brunswick Performing Arts Center ran into a wall no one could see coming and temporarily halted shows at the New Jersey facility. The show will go on eventually at the Center, a $172 million high-rise that opened in September 2019. For now, COVID-19 caused both theaters at the NBPAC to go dark in March. No firm date has been set for re-opening.

“We have a lot of opportunities to create social separation,” says Christopher Paladino, President of the New Brunswick Development Corp., which spearheaded the project. “But given that patrons are routinely older, how are they going to feel about going back to these spaces. A lot will depend on when a vaccine comes and how effective it is. We will eventually get back our routine. But it is not like throwing a switch back on. It’s something we can’t control.” Designed by Elkus Manfredi Architects, the Performing Arts Center unites 207 upscale apartments, two theaters, a bar, lobby and three rehearsal spaces into one 23-story building about 40 miles south of Manhattan. Paladino says the project required 10 years to put all the pieces in place. Construction began in 2017. Paladino estimates the facility will create about $20 million for the local economy. “We wanted to build an arts center that had no debt, and we had to do some unique things to do that,” Paladino says. “We built a sophisticated theater that doesn’t charge rent to the groups that use it. Hopefully, we will get back to some semblance of normal, pre-COVID.”

Residences and theaters The concept to combine residences and theaters into one structure is not new. “We weren’t breaking new ground,” Paladino says. He cited residences at The Museum of Modern Art in New York and even Carnegie Hall, which also had resident apartments at one time. “Residential units ended up making the most sense from a design standpoint, because we built the tower over the lobby and the rehearsal spaces,” Paladino says. The apartments include studios, one-bed, one-bath, and two-bed, two-bath units. The units come with appliances, panoramic views of New Brunswick (Manhattan is visible from the roof deck) and amenities—tons of them. A rooftop pool, fitness center, demonstration kitchen, karaoke room, residents lounge and co-working and private meeting rooms are among the features that make the residences a fun place to call home. While the residential units and amenities are impressive, the unquestionable star of the show in New Brunswick are the stages where performances will be held. The main stage is the Elizabeth Ross Johnson Theater, a 463-seat proscenium theater designed to accommodate musical theater, dance, opera and dramatic theater. The Arthur Laurents Theater can seat up to 252 patrons for dramatic theater, dance, lectures and community and musical events. The vibes are quite different—one more grandiose, the other more intimate—but both are appealing to audiences. The 5,400-square-foot lobby adds an area where guests can mingle before shows, and includes a bar that visitors can enjoy before and after shows. Three rehearsal rooms that replicate the stages of the two theaters add a unique element and give incoming productions a space where they can practice and move on quickly to the main stage. The spaces also can be used for general classes, workshops and small public performances. The Center is home to four member companies, including the Rutgers University Mason Gross School of the Arts. George Street Playhouse, another member company, is a nationally-recognized professional producing theater company. The American Repertory Ballet and Crossroads Theatre Company, the nation’s premier African American theater, also call the NBPAC home. Mixing it up Architects faced a challenge in constructing the residences on top of the theaters and maintaining the proper acoustic isolation between them. The residences are separately owned and different entities, but share infrastructure. “One of the main challenges was making sure there was good acoustic separation between the theaters and the other uses of the building,” says Andrew Goetze AIA, Project Manager for Elkus Manfredi Architects. “There are a lot of mixed but separated issues.” Goetze says the structural model with the apartment tower on top of open spaces required creative approaches to the building’s structure. “DeSimone Engineering, the structural engineer on the project, designed transfer girders and thickened slabs in the concrete structure that redirected the tower loads. They also designed large transfer trusses for the steel structure to keep the audience spaces in the theaters column-free.”

The project includes acoustical roof hatches manufactured by The BILCO Company, which limit noise intrusion while also allowing for the release of smoke, heat, and gases in a burning building.

The air conditioning system for the theaters required a displacement ventilation system (designed by Barone Engineering, the HVAC engineer on the project) in which diffusers in the theater floors let conditioned air out, but the return duct work is high above the audience. “The equipment is much smaller and air is delivered at a lower velocity,” Goetze says. One of the other primary challenges was the theater design. The Elizabeth Ross Johnson Theater includes state-of-the-art theatrical systems, and the capability to allow for future expansion and evolving technology. The theater includes an 86-foot stage, 75-foot flyer tower and a trap system for moving props. An orchestra pit can accommodate up to 70 musicians. “We did pretty much what everybody wanted from the arts side and what the theater consultants recommended,” Paladino says. “We had some challenges with the acoustical wood. It came from Italy, got put into the wrong place and it became warped.”

Goetze says the completed project marries the theaters and residential elements while also maintaining appropriate separation, which will be especially critical in the post-COVID era. “I think it’s a fairly uncommon scenario to have multiple venues share a common lobby, in addition to publicly accessible rehearsal and exhibition spaces. That allows for a lot of different user experiences either separately or simultaneously. The owner has a lot of flexibility.”

Acoustical concerns Acoustical concerns were not limited to the interior of the structure. Architects also specified eight acoustical smoke vents, manufactured by The BILCO Company, to stem the influence of exterior noise. The vents—two were 5-feet x 10-feet, the others were 5 feet, 6-inches by 12-feet—guard against noise intrusion while providing the security of automatic smoke venting. Earlier this year, BILCO unveiled a new model that offers an OITC-46 sound cultural centerpiece. Paladino promises that when visitors get to experience events at the building on a permanent basis, they will not

rating and an STC-50 sound rating. Both figures are the highest in the industry. “We were familiar with the manufacturer from previous projects and they offered the most advantageous sizes,” Goetze says. “The fire code stipulates a certain percentage of the stage area needs to be properly vented and BILCO had sizes that fit the bill.” The building: The 23-story building includes 207 apartments, two theaters that can accommodate 715 guests,

Smoke vents allow for the escape of smoke, heat and gases in a burning building. The vents include a positive hold/release mechanism that ensures reliable operation when a fire occurs. It also automatically releases vent covers upon the melting of a 165 F (74 C) fusible link.

Financial hurdles The pandemic is not the biggest hurdle the New Brunswick Performing Arts Center has faced. The more serious obstruction, one that Paladino eventually solved in 2017, revolved around funding. Paladino structured a deal that includes tax exempt cash bonds, cash contributions, and other sources that was one of the nearly seven years to properly arrange all the pieces of the complicated financial jigsaw puzzle. Paladino says you have to bring it together and get it done. “There are always a couple of sleepless nights and moments of holding your breath, but everybody came around.” COVID-19 is the latest obstacle for patrons of the arts in northern New Jersey who have long craved to have such a unique be disappointed. “The experienced theatergoers will see that the level of comfort, the sound, and the sightlines create an experience that is second to none,” Paladino says. “The excitement the architecture creates on the street starts the experience. It is not unusual to walk past the building and see somebody rehearsing for a show. There’s a genuine excitement to create a memorable experience.” CCR

Project at a Glance

What and where: New Brunswick Performing Arts Center, New Brunswick, New Jersey Project cost: $172 million Opened: September 2019 Architect: Elkus Manfredi largest public-private partnership deals in state history. It took

rehearsal spaces, expansive lobby, rehearsal rooms, and bar Showtime: Well, eventually. The COVID-19 pandemic caused the facility to cancel shows six months after it opened. Performances are expected to begin again this fall. Check it out: https://nbpac.org