Home Builder Developer - Interior Renovation and Design

EASTHAMPTON When he started his one-man construction company out of high school, Kevin Perrier specialized in remodeling kitchens and building porches to pay the bills.

Seventeen years later, the 35-year-old manages a multimillion dollar construction business that is leaving a footprint statewide from work at Logan International Airport to hospital additions, hotels, luxury condos and government projects so secret he cant talk about them.

In the beginning, however, Perrier, CEO and president of Five Star Building Corp. of Easthampton, kept his roots close to home and focused on residential work primarily in Easthampton, Northampton and Southampton. The Easthampton High School graduate ran his business out of a warehouse on Loomis Way and his clients were neighbors throughout the Valley.

Like many successful contractors, his smaller residential projects turned into mid-size projects such as commercial renovations. That work, in turn, led to ground-up projects for private corporations and municipalities, meaning Five Star oversaw new construction projects from start to finish at an average project cost of $10 million.

Whats the key to Perriers success? He says the right employees.

Weve always tried to hire a talented staff, Perrier said. And quite honestly, hire people that may have more experience than you or more knowledgeable in a certain sector.

He said an employee can make or break a job.

Its crucial we hire a talented staff that serves our clients well and we continue to grow, he said.

And while the Valley is still Five Stars headquarters, Perrier this spring cast his companys net much further east by opening a satellite office in Charlestown. The goal, he says, is to have a physical presence in the Boston area where much of the firms larger projects are located. The new office is staffed with five full-time employees.

Perrier said the expansion in the Boston area is being driven by the large number of $10 million to $20 million projects in cities east of Worcester.

Five Star has worked on almost every inch of Logan Airport, Perrier said, including major infrastructure projects, electric upgrades to terminals to remodeling concourses and installing glycol tanks for de-icing. Perrier cant speak about much of the work at the airport, noting that security measures are tight and ever-changing.

Additionally, the company has completed various projects for Southwest Airlines at both Logan and Bradley International Airport in Hartford over the years.

Other projects served out of the Charlestown office include a $9 million fire station in Uxbridge, a $10.5 million Forbes Municipal Building in Westborough and a $9 million Rising Tide Charter School in Plymouth.

Closer to home, Five Star has worked on the Fairfield Inn on Conz Street in Northampton and the Springfield Senior Center.

Perrier said the company has a long-term relationship with Baystate Medical Center and has worked on projects at each of the centers campuses.

Working in hospitals require training in areas such as infection control.

Its a very specific skill set, Perrier said.

Five Star is expected to top $70 million in sales this year, a figure that could more than double by 2022 with the companys East Coast expansion, Perrier said. Thats a long ways from the $150,000 in sales during the contractors early years.

The company is based out of the Easthampton office at the Button Building, 123 Union St., and houses 15 full-time employees.

The biggest challenge is staying up with technology, design methods and mechanical systems.

When we started, things were pen and paper, Perrier said. Everythings electronic now. We have very sophisticated project management software, scheduling software.

One software allows blueprints and design models to be viewed in 3-D.

We can do a 3-D walk-through before a building is even built, he said. It allows us to see conflicts in the MEPs (mechanical, electrical and plumbing). So we can see if a plumbing pipe is going to interfere with the duct work before its built. And the software picks up those trouble spots.

The program helps with cost estimating as well. With the click of a button, Perrier said, he can see how many 3-foot doors are in the design.

Perrier said from the start he always wanted to get into commercial work, but never imagined hed have $70 million worth of work on hand.

But now weve really built a foundation for growth, Perrier said of the companys resources such as employees, technology and office space. All the pieces are there to allow us to continue to grow.

Caitlin Ashworth can be reached at cashworth@gazettenet.com.

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From the ground up: Five Star Building in Easthampton opens office in Boston area - GazetteNET

Construction continues on a new storage facility near the corner of Goodlette-Frank Road and Ridge Street on Thursday, June 8, 2017, in Naples.(Photo: Luke Franke/Naples Daily News)Buy Photo

Out of room?Don't panic more self storage is coming.

New projects aresprouting out of the ground, and others are in the works across Collier County.

Since last year at least 10 projects have been eyed by prospective developers in the county. Not all of them are expected to be built, but a handful of those areunder construction, with more expected to break ground soon.

Why the sudden interest in building self storage? One of the reasons isa shift toward smaller homes and apartments of less than 2,000 square feet, which leaves little room for storage, said Mark Strain, the county's hearing examiner and chairman of the Collier County Planning Commission.

"The average size houseused to be huge," he said. "They would be several thousand square feet, 2,500 to 3,400 or 4,000."

Some new residents, relocating from the North, struggle to find enough storage for all their belongings because they don't have basements here and their attics here might be smaller, or they might not even have one.

Construction continues on a new storage facility near the corner of Goodlette-Frank Road and Ridge Street on Thursday, June 8, 2017, in Naples.(Photo: Luke Franke/Naples Daily News)

Owners who live here part time, or who rent out their homes part of the year,also rely on self storage to keep some of their belongings safe when they're away.

David Kovalik, a vice president of project management for Naples-based DeAngelis Diamond, which has been awarded a handful of contractsto build self storage over the past few years locally, offered other reasons for the uptick in construction:

A growing population.

Developers are playing catch up after projects ground to a halt due tothe Great Recession.

Financing is easy to get.

Good returns.

Land costsare lower for storage projects because they don't requireas much parking or asphalt asmore-intense developments, such as shopping centers or office buildings, and self-storage doesn't require many employees. Withjust a few people needed to manage, maintain and run a facility, overhead costs can be kept low, making it an attractive investment, Kovalik said

Storage units are also in higher demand because more small businesses are using them as a base for their operations, or to support their growth, hesaid.

Over the past two years, Johnson Development Associates, a real estate developer headquartered in Spartanburg, S.C., has tapped DeAngelis Diamond to build four self-storage projects in Collier, Hillsborough and Pasco counties. Combined, the projects will have more than 2,750 air-conditioned units.

Johnson Development's projects range in size from 80,000 to 100,000 square feet. They're all Class A, meaning they're built with higher standards and better-looking finishes.

One of the developments awarded to DeAngelis Diamond in Collier is on Kramer Drive, west of Interstate 75, behind the RaceTrac gas station on Pine Ridge Road. The 79,560-square-foot storage facility will have 575 units. It's expected to be finishedby early next year and will be managed by Extra Space.

Another, known as Rattlesnake Self Storage, is still in the contracting and preconstruction phase. It will have 776 units and will also be managed by Extra Space.

Construction continues on a new storage facility near the corner of Goodlette-Frank Road and Ridge Street on Thursday, June 8, 2017, in Naples.(Photo: Luke Franke/Naples Daily News)

"Right now it seems the two biggest management companies are Extra Space and Cube Smart," Kovalik said.

Johnson Development also has a storage project planned on Bonita Beach Road in Bonita Springs and recentlyhiredWaltbillig & Hoodgeneral contractors, based in North Naples, to build a three-story, 105,000-square-footself storage projectnear the southwest corner of Immokalee Road and Juliet Boulevard, which will have 757 units.

The growth in self storageis happening across Florida, especially in larger cities such as Miami, and it's part of a national trend that has some questioning whether all the constructioncould lead to overbuilding in some markets.

Based on U.S. Census data, the value of new self-storage construction was estimated at about $2 billion last year, a sharp increase over 2015.

Earlier this year Collier County commissionersconsidered putting ayearlong ban on specific land uses, including self storage, along a 7-mile stretch of U.S. 41 in East Naples after Commissioner Donna Fiala said the area was looking "like a slum."

But the boardinstead directed staff to come up with a plan to encourage more-desirable land uses, such as restaurants, hotels and stores, without imposing a moratorium.

Michael Fernandez, owner of Planning Development Inc. in Naples, recently got a conditional use approvedfora storage project off U.S. 41 East between Rattlesnake Hammock Roadand Collier Boulevard.

The three-story project will span about 92,000 square feet. Final drawings are in the works, and construction is expected to begin by the end of the year.

The development will be called Carl's White Glove Personal Storage. Fernandez no longer owns the property but said the new owners are considering a business that's more personalized.

"This is third-generation," he said. "These new interior-only facilities, they are smaller, they are personalized. Some of themhave concierge services."

Concierge services may includepicking up and dropping off boxes at the doorstep or having boxes ready for pickup on arrival at storage.

Premier Storage Investors, a self-storage real estate investment and development company based in Memphis, Tennessee, is building a project at the southwest corner ofGoodlette-Frank Road and Ridge Street in Naples on a3.24-acre lot.

Construction recently began on a multistory 95,396-square-foot building and a one-story 11,300-square-foot building.

"Our interest was due to our feeling that the market is undersupplied," said Chip Campbell, chief analyst for Premier Storage.

While Premier isn't ready to take reservations yet, Campbell expects demand for the units to come from both residents and businesses.

The property will be managed by CubeSmart and carry its name.

Michael Dalby, president and CEO of the Greater Naples Chamber of Commerce, said he's not too concerned about the boom in self-storage projects, in part because they are more likely to be built on retail sites rather than eating up land that could be used by other commercial enterprises.

"As we consider land use plans in the future, we might want to consider separating them from retail uses," Dalby said. "But I can tell you that the demand is high in any resort community (think condos with very small or no garages). It's almost an 'amenity,' and if we didn't have them, it would be a hassle for many residents and part-time residents."

Craig Timmins, a principal in Investment Properties Corp., a Naples-based commercial real estate brokerage firm, said with the latest wave of development, the good spots for self storage are running out.

"We're probably reaching the point where you will see a slowdown in new product after this wave gets done," he said. "Developers will want to see the buildings that are being constructed now be absorbed into the market."

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More self storage in store, with another wave of construction in Collier County - Naples Daily News

Welcome to Comfort Windows The Name You Know, The People You Trust

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We know you care about high-quality, locally made products, installed with skill and integrity. So thats what we strive to bring you every single day. Whatever your dream is for your current home, we can help you bring it to life. Visit us anytime at your local showroom in Syracuse, Rochester, Albany or Buffalo and turn your dreams into reality.

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Were a full-service home improvement and remodeling company, but we made our name in this business with our replacement windows. Our founder, Bill Putzer, Jr., began his successful window business out of his home, but soon realized he could provide his customers better quality if he started manufacturing windows himself. Comfort Windows started doing that in 1983, and the result is a beautiful, highly functional, extremely energy-efficient window thats designed with the climate of New York state in mind. We make our own windows and install them ourselvesand we guarantee youll see and feel the result of our decades of experience.

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Replacement Windows, Doors, Siding, Bathrooms | Comfort Windows

Prior to Thursdays public hearing, members of the Local Government committee met to discuss items including the Public Records Policy and options regarding a new location for the Dyer County Clerks Office.

RACHEL TOWNSEND

rtownsend@stategazette.com

Thursday morning, members of the Local Government committee convened in the Richard Hill room of the Dyer County Courthouse to discuss items on the agenda including the Dyer County Public Policy and discussion regarding building considerations for the Dyer County Clerks Office.

Opening the meeting, Dyer County attorney Mike Gauldin presented committee members each with a copy of the countys Public Records Policy.

Effective July 1, the policy was mandated by the state earlier this year, and will [according to the Tennessee Coalition for Open Government (TCOG)] add unique biometric data, such as fingerprints, voice prints, retina or iris images, or other unique physical representations and unique electronic identification numbers, addresses, routing codes or other personal identifying data which enables an individual to obtain merchandise or service or to otherwise financially encumber the legitimate possessor of the identifying data.

Essentially, the policy is expected to make accessing public records a more efficient process, as the bill specifies the policy cannot impose requirements on those requesting the records, which would prove more problematic than those required by state law.

TCOG also noted the new law to include the following criteria:

The process for making requests to inspect public records or receive copies of public records and a copy of any required request form;

The process for responding to requests, including redaction practices;

A statement of any fees charged for copies of public records and the procedures for billing and payment; and

The name or title and the contact information of the individual or individuals within such governmental entity designated as the public records request coordinator.

Dyer County Mayor Chris Young also took time to discuss the current state of the Dyer County Clerks Office. County Clerk Diane Moore, who was present at the meeting, has been working from within the commercial building of the Dyer County Fairgrounds since March storms devastated the downtown operation.

While forward progress has been made on the repair of the building, Young feels the option to build a new facility for the clerks office may be a more desirable and efficient option going forward.

Options pointed out for the relocation of clerks office operations included occupying the former Simmons Bank location at 213 N. Church Ave., new construction of a facility to be located at the Dyer County Fairgrounds, or new construction at the countys lot located on the corner of Market Street.

According to Young, the Simmons Bank building would effectively cost the county roughly $500,000, and would prove to be an ineffective solution, as the building would be larger than needed by the office.

In agreeance with Young, committee member Debra Roberson pointed out the wasted utility funds, which would be spent heating and cooling the second floor of the facility, which would not be occupied.

Members of the board approved a motion to remove Simmons Bank from the list of options.

On a separate motion, construction at the Dyer County Fairgrounds was also removed the list of options to be considered by the committee, as it was preferred to keep the operation in Dyer Countys downtown venue.

With the removal of two options, committee members were left to decide whether to return the operation to its former location or build anew at the Market Street. property.

Young says the costs attached to a new 3,500 sq. ft. construction will average roughly $210,000 [$60/ sq. ft.] in addition to $63,000 for a metal building, and $175,000 for the lot. Young also pointed out that new construction would be beneficial as equipment to the facility would be under warranty.

Young stated there to be approximately $400,000 available for new construction in the 2017-18 budget.

Young says the former building is also a possible option; however, parking is limited and expenses toward the repair of the building, after furnishings are added, would exceed the value covered by insurance. Young also noted the 8,000 sq. ft. building, when occupied by the clerks office, to have an excess of unused space.

We need to decide what we are going to do pretty soon, said Young. Whether we decide to keep the former building for other county purposes or sell it or whatever we decide to do. The money we get back from the insurance company for Dianes office can be spent wherever we chose to spend it.

Youngs ideas on selling the building as a shell were met with concerns from Roberson, who posed the question, What if we built a new building and couldnt sell the former one? How much would it cost for us to make it functional?

Young says he feels good about the countys ability to sell the building; however, unable to find a buyer, the county would have to invest money into the facility during another budget year.

Committee members will spend the next four weeks considering the proposed options for further action, and reconvene at later date.

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Building options for county clerk's office, public records policy discussed at meeting - State Gazette

The leaders of two educational systems are the highest paid government officials in Burke County.

The News Herald periodically takes a look at how taxpayer money is used when it comes to local government salaries. We recently requested salaries of employees making at least $25,000 a year from Burke County, Burke County Public Schools, Western Piedmont Community College, the city of Morganton and the town of Valdese.

Of the five entities, it is Burke County Public Schools Superintendent Larry Putnam who has the highest salary at $199,053.21 a year. His salary includes a base salary, longevity pay and a state bonus, according to information obtained through a public records request. In addition, h e gets $12,000 a year travel stipend, according to his contract.

Putnam was hired as superintendent of the school system in 2012 and had a salary of $125,986. In the 2012 - 13 year he received approximately a 17 percent increase to his pay but his salary was prorated in 2011-12 because he was not in the position for the entire fiscal year, said Keith Lawson, finance director for the school system.

Putnam didnt receive a pay increase in 2013-14 but got a 7.1 percent increase the following fiscal year. In the 2015-16 year, Putnam received a 10.6 percent increase and a 13.1 percent increase this year, which brought his salary up to $199,053.21, according to information from the school system.

Lawson said the 7.1 percent increase in 2014-15 was the average certified salary increase legislated by the state. He said the maximum allowable increase was 18.5 percent but Putnam declined the maximum to alleviate any excessive financial burden on the school system.

Putnam works under a four-year contract, which says he should receive the same percentage statewide increase as any other educator.

Of the 18 western North Carolina school superintendent salaries, Putnams is second only to Buncombe County Superintendent Tony Baldwin, whose yearly salary is $208,716, according to Carolina Public Press, which did a story on regional education salaries in February.

Burke County Board of Education Chairman Randy Burns said Putnam is worth what he makes.

The guy has done a tremendous job, Burns said. My hats off to him.

Burns said Putnam was recognized as the 2017 Northwest Regional Education Service Alliance Superintendent of the Year in November and also finished his doctoral degree. Burns said Putnam has worked hard to get a welding program at Freedom High School and firefighter academies at Patton and Draughn high schools.

In addition, he was instrumental in bringing back an agricultural program to East Burke and Freedom high schools, Burns said.

The board is very appreciative of everything hes done, Burns said.

Burke County Public Schools Assistant Superintendent David Fonseca was hired in 2015-16 and makes around $100,000 less than Putnam. Fonsecas yearly salary is $96,420, according to the school system. However, Carolina Public Press reported his salary in February as $99,071.

Five other school system administrators have salaries in the $90,000s.

The other top salary in Burke County education is Michael Helmick, president of Western Piedmont Community College, who currently makes $178,116, according to information obtained through a public records request. Helmick was hired in August 2014.

Helmicks latest contract, dated June 14, 2016, says his current salary is $175,488 but can include additions to his salary through legislative action, which this past year was a 1.5 percent salary increase. That took his salary for the 2017-18 to $178,116, said Amy Elliott, director of marketing and development for WPCC.

In addition, Helmick gets an $800 travel allowance, a $100 monthly cellphone allowance and his monthly dues and other college-related expenses with a dining/social membership at Mimosa Hills Golf and Country Club.

Helmicks contract also gives him the usual benefits package of health insurance, retirement and days off.

Of the local government managers, Burke County Manager Bryan Steen is the highest paid with a yearly salary of $163,633.50. In addition to his salary, Steen also gets an in-county travel allowance and is reimbursed for travel outside of the county, as well as vacation, sick pay, health and retirement benefits, according to his contract.

His contract says after a yearly performance review he is entitled to any cost-of-living, longevity and/or merit pay increases as any other employee of Burke County.

Steen was hired at the end of 2010 and started the job in January 2011 at a salary of $110,000. His contract expires at the end of 2018.

Morganton City Manager Sally Sandy makes a yearly salary of $132,999.44, while Valdese Town Manager Seth Eckards salary is $84,000, according to their respective list of salaries.

To see an updated list of government salaries, visit http://www.morganton.com.

Sharon McBrayer is a staff writer and can be reached at smcbrayer@morganton.com or at 828-432-8946.

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Top salaries in Burke County - Morganton News Herald

While there are many factors that affect the cost of your new or replacement windows or doors, you can easily find ways to keep your budget in check.

Complete your project in phases. If you have more than one window or door to replace, it might make sense to tackle the job in phases. Not only does splitting up the project help spread the cost over time, it also minimizes disruption to your home when its time for installation.

Ask about special financing offers. Many manufacturers offer financing options that help you spread the cost of your project over time. Usually, companies will give you special terms. These types of offers are typically only available for a limited time.

Check the manufacturers website or ask your window representative about any other current promotions or discounts that could save you money, like a percentage or dollars off products or installation. Being diligent about finding opportunities can help reduce the replacement window or door costs.

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Window Replacement Cost | Pella

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At the edge of Downtown Providence, RI, stands the Sharpe Building at the Foundry, a 157,500 square foot former mill that has been renovated into a six-story building with 196 loft-style luxury residences.

The Challenge Originally built in 1872, The Foundry has a rich history dating back more than a century. Once the former manufacturing campus of industrial powerhouse Brown & Sharpe, the 13 brick buildings located on 26 acres at the edge of downtown Providence, RI have been meticulously restored into a mixed-use complex, which bridges the old and new.

In the middle of the sprawling complex is the Sharpe Building at the Foundry, which served as a mill during the buildings manufacturing years. The goal for the renovation of the 157,500-square-foot, six-story building was to develop 196 loft-style luxury residences. Placed on the National Register of Historic Places in 2003, the Sharpe Building required a renovation that upgraded the functionality of the building while maintaining the historic design.

Criteria The project team required an HVAC system that would retain the Sharpe Buildings unique architectural character, while appealing to young professionals migrating to Providences urban center seeking modern comfort and conveniences. Therefore, the team looked for a system that was energy-efficient, aesthetically pleasing and quiet.

Solution The projects mechanical contractor, Peregrine Mechanical, Inc., turned to Trumbull Campbell Associates to help them design a super-efficient solution that would allow for individually-controlled heating and cooling in the buildings mix of metro, studio, one- and two-bedroom units.

A traditional water-source heat pump system was originally scoped for the project, but the rapid on-off cycling of compressors and fans can be noisy, and the system would not be able to match the cooling or heating loads without wide space-temperature swings a problem for a luxury residential building.

After carefully reviewing the requirements, Trumbull Campbell Associates recommended installing the LG Multi V IV VRF heat recovery system. Using LGs VRF (variable refrigerant flow) systems would preserve the architectural integrity of the historic building, while addressing space considerations by running small refrigerant lines throughout the building without using bulky ductwork.

This building is part of the National Register of Historic Places, so they do limit any outside structural changes that can be made. So with the LG VRF system its a lot easier for installation, said Duncan Fuller, sales engineer for Trumbull Campbell.

In addition to the small refrigerant lines and compact equipment, the LG Multi V IV does not require a large mechanical room. In turn, the Sharpe Building was able to repurpose that space for amenities for the residents including a gym and a theater. On a large portion of the roof that would have been occupied by a conventional system, the Sharpe building created an outdoor space overlooking downtown Providence for the residents.

When they first started doing the buildings and the retrofits, they used traditional water-source heat pumps. When you have water-source heat pumps you have large mechanical room full of pumps and other machinery that are not only large electric users but also take up usable space, said Fuller. The designer of this project converted that space into amenities for the residents. It has a large fitness center and a 20-seat theater for the residents.

The roof was modified for a large roof deck for resident enjoyment and views of the city instead of having cooling towers in view.

To create a comfortable and appealing indoor environment, the Sharpe Building features a mix of indoor units including ceiling cassettes and wall-mounted units, depending on the location. Selected for their minimal noise level, the LG indoor units provide precise temperature control while operating as quietly as the noise level in a library. By using individual zones, the LG Multi V IV systems only engage when there is enough demand, and then balance the load requirements across all spaces to use energy more efficiently. The system provides further energy efficiency through the heat recovery feature as heated return air is redistributed to the zones that need it, rather than heating new air.

Results The energy-efficient LG MultiV IV VRF system met all the Sharp Buildings criteria with flawless performance since the building opened in 2015.

The building owners tell us they are experiencing significant cost savings per square foot operation, said Eric Peters, Regional Sales Engineer, LG Air Conditioning Technologies.

For nearly the same cost as a traditional system, the Sharpe Building now has a highly reliable, stable HVAC solution that provides energy efficient comfort for residents.

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Case Studies in Commercial Ductless Systems: LG for Historic Building Retrofit - Contracting Business

Packaged terminal air conditioners (PTAC) have long filled the need for a combined heating and cooling solution that provides low upfront cost, individual control and stand-alone operation within a relatively small footprint. Once installed, PTACs also make the replacement process simple down the road. Thats why making a case for an alternative to the PTAC on a high-rise building retrofit can be a challenge.

Starting in 2014, my company, Melling Engineering, joined several other firms to do just that during an upcoming renovation of Tabco Towers, a large HUD (Housing and Urban Development) apartment building in Towson, MD. The project culminated in late 2016, and so far, has exceeded every expectation.

The buildings owner, Wishrock Investment Group, had been planning HVAC and building upgrades at the high-rise for some time. After Wishrock consulted with New Ecology, a non-profit sustainability consulting firm with offices in Boston, Providence, Hartford and Baltimore, they decided to pursue 2011 Enterprise Green Communities (EGC) certification.

EGC certification is based on a number of factors, including a buildings energy performance, said Marty Davey, Director of Portfolio Services at New Ecology, who has worked on other Wishrock projects in the past. Building to this certification opens the door to significant funding in Maryland.

In addition to certification and efficiency, Wishrock was looking for a longer-term solution that would provide greater comfort, control and reduced maintenance costs. Because the wall penetrations for the PTAC units had caused maintenance issues in recent years, sealing up the building and controlling condensate drainage were goals as well.

While New Ecology gathered building performance data, created an energy model of the building, and helped define the overall greening goals of the project, we were brought onboard. Based in Raleigh, NC, were an MEP firm that specializes in apartment buildings, apartment communities, and commercial space. That work often comes through collaboration with several architects across the East Coast.

Once a performance baseline for the 22-story building was established, the first challenge became selecting a replacement HVAC system. More efficient PTACs were considered, but the performance levels needed just werent available. As a high-efficiency, long-term solution, water-source heat pumps (WSHP) would have worked well but without the need to individually monitor energy use across all the apartments, it was hard to justify the extensive core drilling necessary to install the system.

The use of mini-split heat pumps as a one-for-one replacement for the existing PTACs was also extensively discussed. Efficiency levels were on par with what we needed to achieve, but with 200 apartments in a 180-foot building, finding a place to install all the condensers was difficult. Further, it required too many wall penetrations, and most mini-split systems could not accommodate the line-set lengths that wouldve been needed.

Eventually, we began to consider a central VRF (Variable Refrigerant Flow) system. Like the WSHPs, our initial skepticism concerning VRF at Tabco Towers was the higher upfront cost.

What ultimately tipped the scales in favor of VRF was that the retrofit needed to take place while the building was completely occupied. Melling Engineering routinely designs both VRF and WSHP systems, but weve never used VRF to replace a PTAC system, let alone in a low-income apartment building. It was ultimately the work of Marty Davey and the team at New Ecology that made it possible. In addition to an energy audit and modeling, they secured the funding that would take the project from a 15-year payback down to a five- or six-year return.

200 Tons Earlier, when mini-split heat pumps were still part of the discussion, the design team had looked closely at Fujitsu units based on a discussion that New Ecologys Jonah Decola had with a Fujitsu Sales Engineer at the AHR Show in Chicago. We spoke with Fujitsu again when the focus shifted to VRF, and had good factory support throughout the design. But we needed to look at other manufacturers as well, considering the many criteria the new system would need to meet. Fujitsus Airstage heat recovery system remained the number one choice because of its overall efficiency. In addition, the Fujitsu RBUs (refrigerant branch units) fit in the small spaces allotted to us.

We initially looked at both heat pump-only and heat-recovery systems. But the buildings shape tall and slender meant that most of the rooms have external walls and windows. This creates the potential for widely varying loads, and increases the likelihood of different zones simultaneously calling for heat and cooling. Being able to essentially recycle heat, or extracting heat from one space and rejecting into another zone on the same system was a big advantage, especially during the shoulder seasons.

Before plans were finalized, the general contractor, Ellisdale Construction and Development, was brought onboard. The Integrated Companies, a large mechanical contractor out of Chantilly, VA, took the bid to do equipment installation. Both firms are known for their work in hi-rise apartment buildings and had the design and engineering capacity to pull it off. Their help was invaluable.

The final plan utilized 22 VRF condensers, most of which were 10-tons each. The units were paired together into 20-ton systems, with one system serving two floors. All but two systems were placed on the roof. Apartments on the first and second floor are served by a ground-mounted system, while common areas in the basement and first floors use a four-ton Fujitsu JII single phase VRF system, also located at grade.

Installation Headwinds Work started in February of 2016. Integrated technicians worked their way up the tower, one floor at a time. One-bedroom apartments were outfitted with an 18,000 BTU slim-duct unit that was enclosed in a new soffit with an access panel. This required that the existing sprinkler system in the area and in the adjacent bedroom closet be reworked to provide room for the unit and ductwork. The studio apartments are conditioned by a wall-mount evaporator. Depending on the size of the apartment, these range from 9,000 to 14,000 BTU. The PTAC units remained in service for the duration of the project. Without interrupting either the heating or cooling in any apartments, tenants were only displaced for several hours.

Being an occupied, existing building with limited space, we were tasked with the challenge of finding a location for the RBUs, said Scottie Williams, CEO at Integrated. We efficiently prepared and strategized the most effective way to use our minimal space within the units and ceiling space. We achieved a solution by utilizing the smaller electrical closets and a few apartment closets to install four RBUs per floor.

On each floor, there are two, four-branch RBUs and two single-branch RBUs. Unlike a mini-split system, the use of the RBUs with heat-recovery condensing units not only allows the system to supply simultaneous heating and cooling, but also to share refrigerant between two evaporators. If one room is calling for heat, and another on the same floor is in cooling mode, the cooling unit can effectively reject heat into the room calling for heat.

Line-sets from the roof were run down through an old common exhaust vent. As part of the retrofit project, Ellisdale installed bathroom exhaust fans in each restroom, abandoning the old common exhaust duct and availing it to serve as a chase for the mechanical system. In addition to line-sets, the vent was used to run new power lines to the roof. After the Airstage condensers were craned to the roof, Integrated technicians placed them on top of a custom-made framework on both sides of the elevator tower. A single, 48,000 BTU Fujitsu Halcyon unit was also used to help condition the upper portion of the elevator shaft. Despite the scope of the project and several challenges, system start-up began in late July. Work on the mechanical system culminated in October.

Certification and ROI As planned, this project progressed efficiently with the assistance of Ellisdale Construction, the Engineer of Record, Craig Howell and Matt Cole of the Ferguson VRF Division, and Fujitsu, said Williams.

Communication between all parties involved was outstanding. But New Ecology was definitely the impetus of the project. Without their work before and during the install, providing such an efficient, comfortable solution in an older building on a tight budget simply wouldnt have been an option.

At New Ecology, we perform comprehensive audits with payback analysis, to help owners make decisions, said Davey. In simple numbers, modeling showed that the VRF retrofit at Tabco Towers would yield a 15-year payback before any subsidy or grant money is accounted for. After receiving funding based on the criteria in Enterprise Green Communities Certification, the real return on investment might be about five or six years. That said, we perform robust post-project analyses for every project were involved with, tracking building performance for years to make sure it stays on track and to deepen our understanding.

The hope is that Tabco Towers can serve as a template for similar projects across the country, especially as redevelopment requirements set higher energy efficiency standards. For Melling Engineering, were adding the experience to our portfolio to prove that, in certain situations, there is a viable alternative to exchanging PTACs in a hi-rise.

Rick Melling is president, Melling Engineering, PC, based in Raleigh, N.C. The firm has been providing mechanical, electrical, plumbing, and fire alarm engineering design for commercial buildings for 20 years.

Excerpt from:
Case Studies in Commercial Ductless Systems: PTAC Out, Fujitsu VRF In - Contracting Business

Laura Firszt More Content Now

Planning to remodel your home? Great idea and good luck to you. Think you can do whatever you want to your house? Not so fast, my friend. Home remodeling is governed by your local laws. Fall afoul of them and youll be in big trouble. (Worst-case scenario: Someone might get hurt on your property. Really bad scenario: You might be forced to tear out the renovation work youve just done and paid for.) Make sure you do your homework and know the legalities before your contractor gets to work.

Zoning and Restrictions Confirm what and where youre allowed to build. Your local zoning as a residential-only area or a historic district, perhaps could well put a damper on your plans to convert your garage into a pet salon or add another story to your home.

Find out for sure where your property line is, as well as any setbacks, easements, covenants, and restrictions. You may want (or need) a land survey when planning to: tear down and replace your existing structure add to your homes footprint, particularly when youll come close to the property line or easement build or remodel an outbuilding (for example, a detached garage, workshop, garden shed, or tiny house for your adult offspring)

HOA, Condo Association, or Co-Op Board Approval Get approval of your planned home improvement in writing from the powers that be in your neighborhood or building whether HOA, condo association, or co-op board. Consider that condos and co-ops often have extra stringencies that control even what type of flooring you are allowed to use. This may seem like unnecessary red tape, but the rules are there to protect you, as well as other occupants. Imagine if your upstairs neighbor were to replace all the carpeting with non-soundproofed hardwood, the better to practice their tap dancing? (True story, by the way.)

Building Permit(s) Always, always check out your local building permit requirements. Permitting is a complicated topic, which varies from one area to another. Depending on where you live, you may have to obtain a permit for something as small as installing a new light switch. You might even need multiple permits for, say, a kitchen remodel, which usually involves plumbing, rewiring, etc.

OTOH, a permit may not be required for certain projects such as interior or exterior painting, building a patio elevated no more than 30 inches, or constructing a fence less than 6 feet in height.

Failure to obtain necessary permits tends to lead to all sorts of headaches like trouble with mortgage financing or homeowners insurance coverage, to name just two. IMPORTANT TO KNOW: Want to save money by tackling home improvements yourself, or having your handy BFF do them for free? Fine but youll still need to pull a permit.

Egress Remodeling a dingy basement into comfortable quarters is a fantastic idea, a relatively simple way to add living space to your home. However, do keep in mind the fact that every sleeping room must have egress, that is, an opening door, window, or even a low skylight of at least 5 square feet. In case of disaster, this will allow occupants to escape, or emergency personnel to enter the room. Find out specifications for basement egress here.

Contractor Work only with a licensed, bonded contractor, who has up-to-date insurance and workers compensation for any employees. Its recommended that you ask your local building department to make sure the contractor you hire has an up-to-date license in your locale. Be aware that if you hire an unqualified individual, you are likely to be responsible for future problems, such as work-related accidents.

Both you and the contractor should sign a detailed, written contract. Never put your signature to a contract that has spaces left blank. Include the procedure you will use to settle any disputes. If youre unsure about the contents of the contract, have your attorney look it over before you commit.

Laura Firszt writes for networx.com.

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Networx: What homeowners must know about remodeling and the law - Siftings Herald