Innovation District Development Launching 2021

Groundbreaking for a mixed-use development focused on collaborative innovation in Oklahoma City’s Innovation District is set to begin in late 2021. Leading commercial real estate developers Richard Tanenbaum, Gardner Tanenbaum, and Mark Beffort, Robinson Park Investments, have joined forces to develop the complex. They secured 2.7 acres of land near NE 8th Street and I-235 on December 22nd, 2020.

The focus of the project is to build an environment that promotes cross-sector collaboration among Oklahoma’s key industries, including aviation, aerospace, bioscience, and energy. More than 400,000 sq. ft. of facilities will feature shared technology for 3D imaging and printing, in addition to biomedical research and laboratories.

“In OKC we’re no stranger to big ambition. We’re honored to work alongside our city leaders to build on OKC’s reputation as a front-runner in national innovation. The foundation of this project is inclusion, diversity, growth, and opportunity for all Oklahomans,” said Mark Beffort, Robinson Park Investments CEO.

Mayor David Holt, City Manager Craig Freeman, and Ward 7 Councilwoman Nicky Nice have been briefed on the project.

Designed by FSB Architects, the 400,000 sq. ft., pedestrian-centric layout features research labs and office space, a hotel, retail space, and a public realm providing an open-air community environment. A key feature of the project is the proposed MAPS 4 funded Innovation Hall, a central place where activities to grow Oklahoma City’s innovation economy can be facilitated.

“FSB is honored to celebrate this historic announcement today for Oklahoma City’s emerging Innovation District,” said Ryan Dawson, FSB Associate Principal. “This world-class showcase for innovation is an economic win for OKC that will further enhance collaboration between industries, academia, business and public sectors. FSB is a proud partner with Gardner Tanenbaum and Robinson Park Investments to help bring together all community groups, and make this dream a reality. We are passionate about innovation in Oklahoma City and are committed to helping lead the way.”

The University of Oklahoma and Oklahoma Medical Research Foundation (OMRF) are supporters of the project. The University of Oklahoma is committed as an educational and research partner.

 

“The University of Oklahoma is thrilled to be the educational partner for this transformative expansion in the Innovation District,” said OU President Joseph Harroz Jr. “The project affords tremendous opportunity for OU to further grow our life-changing research in the areas of bio-technology, aerospace and defense, advanced manufacturing and more. We’re eager to see how this critical partnership will enable us to extend our work in harnessing innovation and pathbreaking discoveries for the betterment of Oklahoma and beyond.”

“Oklahoma City has been building momentum in the biotechnology arena, and this project represents an important step forward as we seek to create collaboration between this and other emerging technology sectors in our city,” said OMRF President Stephen Prescott, M.D. “With OMRF’s track record of successfully spinning off start-up companies, we recognize a great opportunity when we see one. This new space will catalyze cross-pollination and innovation, as well as fuel the development of top-notch researchers and scientists in our community. We’re excited to join in this effort and follow the new paths it blazes.”

Wheeler Labs, the first portfolio company of Echo Investment Capital’s venture capital fund in biotech, is planned to be the anchor tenant. Wheeler Labs is a clinical laboratory developing high-complexity diagnostic services with expansionary plans into the bio-manufacturing industry.

“When Wheeler Labs was offered a position as an anchor tenant we committed on the spot. Uniting the health science corridor with downtown is exactly what our community needs. We can offer a compelling proposition to Pharma and Healthcare companies by offering the highest quality, lowest cost pathways to discover new medicine. We’ve yet to speak with an investor, scientist, or venture capitalist who’s not interested in collaboration once they’ve heard the story,” said Christian Kanady, local energy entrepreneur and founder of Echo Investment Capital.

The Oklahoma City Innovation District encompasses 1.3 square miles east of downtown. Along with this project, the District is projected to provide more than 6,000 jobs over the next three to five years.

“The Innovation District is designed to be an epicenter for collaboration, innovation, opportunity, and economic growth. We convene divergent industries to create opportunities for next-level innovation. Researchers, entrepreneurs, and big-thinkers all converge here in a collaborative environment. This state-of-the-art development will position our city as a leading competitor for new companies, jobs and talent in a global economy,” said Katy Evans Boren, Innovation District CEO.

The joint effort between Oklahoma City’s leading commercial developers Richard Tanenbaum and Mark Beffort marks a significant partnership, each with a portfolio that spans the nation.

This project ushers in a new era for our ever-growing city. Researchers, engineers, universities and industry leaders are pioneering Oklahoma-born advances in bioscience, aerospace, energy and health. We’ve matched that trailblazing spirit to develop, design, and build the environment for technological collaboration. We’ve established the equivalent of a high-performance sports team, and the MVP’s are front and center. I’m proud to work alongside the partners and supporters of this project to develop a space where innovators can dream in a diverse environment, share ideas across industry boundaries, and cultivate cross-sector relationships. It’s a breeding ground where revolutionary ideas can flourish, and I’m proud to be a part of it.” said Richard Tanenbaum, Gardner Tanenbaum CEO.

Oklahoma City developers thrilled to reveal plans for ambitious R&D center

Aviation, aerospace, bioscience and energy research and development are planned for a mixed-use project “focused on collaborative innovation” — in Oklahoma City’s Innovation District — revealed Tuesday by two of the city’s leading developers, Gardner Tanenbaum and Robinson Park Investments.

Richard Tanenbaum, CEO of Gardner Tanenbaum, and Mark Beffort, CEO of Robinson Park Investments, said they closed on the purchase of 2.7 acres near NE 8 and Interstate 235 Tuesday morning. More than 400,000 square feet of facilities in two buildings will feature shared technology for 3D imaging and printing, in addition to biomedical work. A key feature of the high-density project is the proposed MAPS 4-funded Innovation Hall.

“In OKC we’re no stranger to big ambition. We’re honored to work alongside our city leaders to build on OKC’s reputation as a front runner in national innovation. The foundation of this project is inclusion, diversity, growth, and opportunity for all Oklahomans,”​ Beffort said. Its proximity to University of Oklahoma and Oklahoma State University research centers will foster inter-university collaboration, he said.

The pedestrian-oriented layout, designed by FSB Architects, will include research labs and office space, a hotel, retail space, and “a public realm providing an open-air community environment,” the developers said in a press release.

“FSB is honored to celebrate this historic announcement today for Oklahoma City’s emerging Innovation District,” ​said Ryan Dawson, FSB associate principal​. “This ​world-class showcase​ for innovation is an economic win for OKC that will further enhance collaboration between industries, academia, business and public sectors.”

The University of Oklahoma and Oklahoma Medical Research Foundation support the project, which will have Wheeler Labs, the first portfolio company of Echo Investment Capital’s venture capital fund in biotech, as the anchor tenant. Wheeler Labs is a clinical laboratory developing “high-complexity diagnostic services.”

“The University of Oklahoma is thrilled to be the educational partner for this transformative expansion in the Innovation District,” OU President Joseph Harroz Jr. said in the press release. “The project affords tremendous opportunity for OU to further grow our life-changing research in the areas of biotechnology, aerospace and defense, advanced manufacturing and more.”

Dr. Stephen Prescott, president of the Oklahoma Medical Research Foundation, said: “Oklahoma City has been building momentum in the biotechnology arena, and this project represents an important step forward as we seek to create collaboration between this and other emerging technology sectors in our city.

“With OMRF’s track record of successfully spinning off start-up companies, we recognize a great opportunity when we see one. This new space will catalyze cross-pollination and innovation, as well as fuel the development of top-notch researchers and scientists in our community. We’re excited to join in this effort and follow the new paths it blazes.”

Christian Kanady, founder of Echo Investment Capital, said the development is a perfect spot for Wheeler Labs.

“When Wheeler Labs was offered a position as an anchor tenant we committed on the spot,” Kanady said. “Uniting the health science corridor with downtown is exactly what our community needs. We can offer a compelling proposition to pharma and healthcare companies by offering the highest quality, lowest cost pathways to discover new medicine. We’ve yet to speak with an investor, scientist, or venture capitalist who’s not interested in collaboration once they’ve heard the story.”

And it’s a great project to locate in the Innovation District, which is projected to generate more than 6,000 jobs over the next three to five years, said Katy Evans Boren, Innovation District CEO. The Innovation District​ comprises 1.3 square miles east of downtown.

“The Innovation District is designed to be an epicenter for collaboration, innovation, opportunity, andeconomic growth,” she said. “We convene divergent industries to create opportunities for next-level innovation. Researchers, entrepreneurs and big thinkers all converge here in a collaborative environment. This state-of-the-art development will position our city as a leading competitor for new companies, jobs and talent in a global economy.”

Tanenbaum said the project will usher in “a new era” for Oklahoma City.

“Researchers, engineers, universities and industry leaders are pioneering Oklahoma-born advances in bioscience, aerospace, energy and health. We’ve matched that trailblazing spirit to develop, design, and build the environment for technological collaboration,” Tanenbaum said. “We’ve established the equivalent of a high-performance sports team, and the MVP’s are front and center.

“I’m proud to work alongside the partners and supporters of this project to develop a space where innovators can dream in a diverse environment, share ideas across industry boundaries, and cultivate cross-sector relationships. It’s a breeding ground where revolutionary ideas can flourish, and I’m proud to be a part of it.”

 

Post-COVID, flexibility and breathing room will drive workplace design

Early on, the COVID-19 pandemic demanded organizations embrace a dispersed workplace structure. Once-bustling buildings were abandoned in an instant, causing employees to rethink how and where they will work. Companies are now turning from surviving to adapting and planning ahead. What does that mean for corporate design and real estate?

Since the beginning of the pandemic, we at FSB, an architectural-engineering firm headquartered in Oklahoma City, have found that while the conversation about remote work flexibility continues, the need for well-designed physical workspace remains. However, design and real estate needs are changing.

From our interactions with local developers, we have observed that many businesses want to provide employees a safe work environment, even if at a reduced number of hours per week, so the employees can maintain productivity and company culture. Because of this, many companies are exploring larger floor plans to allow for more square footage per person in order to promote social distancing. The trend of open office concepts, already criticized by some for the challenges it presents with noise control, will likely give way as less communal, more private spaces are introduced back into workplace designs.

We are aware this perspective may be particularly prevalent in places like Oklahoma City. With 621 square miles of affordable real estate, Oklahoma City gives companies more options for flexible, spacious floor plans that allow employees to socially distance in meetings and spread out or work remotely for independent tasks. Larger, more dense metropolitan areas may not be able to support this type of expansion.

Companies that are more open to remote work, from culture and industry perspectives, do of course recognize the opportunity to reduce real estate overhead. Global Workplace Analytics estimates 56% of the U.S. workforce holds a job that would be compatible with remote work at least part of the time. The Great Recession of 2007–2009 spurred a series of occupancy studies that showed employees were not at their desks 50%–60% of the time on average. The pandemic is likely to spur a new wave of studies like this as companies seek efficiencies and look for cost savings opportunities.

Nationwide industry experts agree — the speed with which the country and industry emerge from this current crisis depends on a number of issues, such as property types, markets and individual projects. Workplace needs, as always, will differ greatly by industry, particularly now that the pandemic has impeded some industries — such as tourism and retail — more than others. However, seven months into the pandemic and with widespread work-from-home practices, it is undeniable that time in the office often plays an important role in fostering connectivity that can have a lasting impact on employees’ well-being, not to mention company culture. As business leaders learn from this experience and make short-term and long-term plans for how their cultures will adapt, now is also the time to design workplaces that will keep employees connected, comfortable and safe.

Dawson is the corporate market associate principal at FSB.

Aircraft Hangar Fire Suppression

We have all seen the stories in the news, presentations at conferences and articles in industry magazines — the dangers associated with long-term exposure to Per- and Polyfluoroalkyl Substances. Also known as PFAS, this group of chemicals includes Perfluorooctane Sulfonate (PFOS) and Perfluorooctanoic Acid (PFOA). These synthetic chemicals currently exist in products we are exposed to every day as they are effective in repelling water and oil. Products such as nonstick coatings, cleaning products, waxes, polishes and paints for various uses including some cookware, clothing, furniture fabrics and carpets. The EPA notes these “…chemicals are very persistent in the environment and in the human body — meaning they don’t break down and they can accumulate over time. There is evidence that exposure to PFAS can lead to adverse human health effects.”

PFAS chemicals are present in some fire-fighting foams, such as Aqueous Film Forming Foam (AFFF). However, we have also seen a lot of misinformation circulating about which fire suppression systems contain PFAS and, as such, we see confusion as to what options are currently available for fire suppression. For example, in a recent news story describing the dangers of PFAS contained in firefighting foam we noted the accompanying video was of a fire suppression system which does not include a PFAS chemical. There is clearly a lot of confusion out there coupled with a current lack of equivalent, alternative systems — and this is where FSB can help.

FSB is an architectural and engineering firm with multiple specialty facility types, among those are aircraft hangars which commonly include foam suppression systems to combat the potential for aircraft fuel fires and other aircraft related fire risks. We will dive into this topic and explore the requirements, options and considerations before returning to discuss alternative systems given what we know about the human health risks associated with PFAS in some aircraft hangar fire suppression systems.

How prescriptive are the applicable codes for hangar fire suppression, and what are they?

usace sof hangar hangar interior doors open cannon afb nmThe applicable codes and standards are very prescriptive, and they thoroughly govern the design, construction and performance of aircraft hangar fire suppression systems. Among these are the International Building Code (IBC), International Fire Code (IFC), National Fire Protection Association (NFPA) 409, NFPA 11, State/Local requirements, and any Owner adopted standards such as Factory Mutual (FM) Global (including FMG Data Sheet 7-93) or Unified Facilities Criteria (UFC) 4-211-01 for the Department of Defense. These documents cover all types of aircraft hangars categorized by their use — such as storage and light maintenance, heavy maintenance, manufacturing, fuel cell, wash bays, corrosion control and paint hangars. Each aircraft hangar function comes with unique, varying risks unique to the type of maintenance, presence of aviation fuel or other chemicals and size of hangars. NFPA 409 also allows other equivalent fire suppression systems, as long as sufficient technical documentation is submitted to the authorities, and the alternative system is approved.

That’s a lot of criteria — I have 5 minutes — what do they require?

Most commercial and Department of Defense hangars for larger aircraft fall into the NFPA 409 Group I category, meaning the hangar doors are over 28 feet tall or a single fire area is more than 40,000 square feet. NFPA 409 has additional categories for smaller hangars (Group II and III), membrane hangars (Group IV) and hangars for painting aircraft and hangars for unfueled aircraft.
NFPA 11, Standard for Low, Medium and High Expansion Foam, identifies several types of foam concentrates which may be used to extinguish hydrocarbon fuels. Of these foams, AFFF and HEF have been the most commonly used in aircraft hangars. NFPA 409 identifies several options for Group I aircraft hangar fire suppression, summarized below:

  • Option 1 is a Foam-Water Deluge System. This system utilizes low expansion foam (max 20:1) discharged uniformly from open sprinklers in the hangar overhead. For hangars housing wide body aircraft, the wings block the application of foam directly below and a supplementary protection system using oscillating (or fixed) monitor-nozzles discharging low expansion foam must be provided. Foam can either be AFFF (aqueous film forming foam) or a fluorine-free synthetic foam, which is becoming more common as the foam concentrates become listed with proportioning and discharge devices.
  • Option 2 is a combination of water-only overhead sprinklers and an automatic low-level low expansion foam (expansion ratio up to 20:1) system. This system uses water-only from a wet pipe or preaction sprinkler system plus full-floor coverage oscillating monitor nozzles or grate nozzles located in floor trenches. Foam-water solution creates a film over the flaming pool fire, while the fuel and foam-water solution flows by gravity into drainage trenches. Typically, this is also an AFFF system.
    Oscillating (Wall) Nozzles
    Oscillating (Wall) Nozzles
    Nozzles (In Floor) Trenches
    Nozzles (In Floor) Trenches
  • Option 3 is a combination of water-only overhead sprinklers and an automatic low-level high expansion foam (HEF) system, with a maximum expansion ratio of 1000:1. This system uses water-only from an overhead wet pipe or preaction sprinkler system plus full-floor coverage from high expansion foam generators covering the entire hangar floor discharging at a rate of 3 cfm/sf. HEF builds up on the hangar floor to a depth of at least three feet, and often, much deeper than that.

Foam Suppression SystemSo… which fire suppression systems are most commonly utilized and how do they work?

Most commercial hangars are designed with high expansion foam suppression systems. HEF systems for commercial hangars must comply with NFPA 409, per IBC requirements. HEF is produced by foam generators typically hung at the ceiling level. A foam-water solution flows into the generator and through a series of nozzles, while a sidestream flow operates a water motor that spins a fan to induce air into the bubbles as it discharges. It is preferred for foam to discharge near, but not onto, the aircraft. NFPA 409 requires air from outside the hangar to supply foam generators, therefore relief air vents are required to offset the outside air introduced. Per NFPA 409, HEF is a local application, using NFPA 11 equations including sprinkler breakdown factor. Leakage and shrinkage factors do not apply.

Low expansion AFFWithin the Department of Defense, most Air Force, Air Force Reserves and Air National Guard hangars utilize HEF, however the DoD permits air from inside the hangar to be used to make foam, thus removing the requirement for roof vents and relief vents. In these designs a total submergence application is utilized, applying leakage and shrinkage factors to the discharged foam quantity, as well as additional timed coverage criteria. Since the DoD uses an inductor type proportioning system and atmospheric tank, water supply pressures are much higher than for a typical commercial hangar.

Aqueous film forming foam (AFFF) systems are most common in commercial hangars with an existing water supply, as the cost of the fire pumps, water storage tank, and retention of discharged foam has already been incurred. If trenches at approximately 50 feet on center throughout the hangar are provided, grate nozzles can be provided to discharge low expansion foam over the hangar floor. Prior to 2020, Navy and Marine hangars commonly used low expansion AFFF, along with the inductor type proportioning system identified above for the Air Force.

What are the pros and cons of these two commonly used systems?

Both systems are effective in fighting hydrocarbon fires in aircraft hangars. Since high expansion foam is dropped from the ceiling, a hangar with fixed aircraft positions is preferred in order to not drop foam directly on the aircraft. Low level foam systems, such as AFFF, permit a flexible aircraft parking arrangement since the foam discharges at the floor from regularly spaced trenches. Costs of each system vary depending upon the area and height of the hangar, type of hangar, availability of water (pressure and volume), site/infrastructure factors and maintenance costs — an experienced firm, such as FSB can help walk you through these decisions during the design of your hangar.

High expansion foam (HEF) systems have been associated with damage to aircraft as the foam discharge of three cubic feet per minute builds up across the hangar floor until the system is shut off. It is all too common to see HEF engulf an aircraft in foam.

Fire Suppression SystemAs a result, hangar downtime is increased as the aircraft skin must be rinsed, and any damaged aircraft components must be replaced or repaired. In favorable conditions, HEF on the hangar floor may dissipate overnight for cleanup the following day using a squeegee and rinse or using a floor vacuum dryer unit. Additionally, HEF discharge is likely to affect areas adjoining the hangar bay, including the exterior, due to foam creep — and any equipment in the hangar will be submerged with foam. Most current HEF hangars are now provided with foam start/stop stations and flow control valves, so the flow of an unwanted discharge can be stopped manually after it has started.

HEF systems may have higher maintenance costs associated with variable speed pump controllers or specialized pressure regulating valves due to the use of the inductor system, offset by lower maintenance costs for atmospheric foam concentrate tanks. Higher construction costs may also be experienced due to high pressure piping, pumps and equipment (or variable speed fire pump controllers), HEF generators, and pressure regulating valves, which are partly offset by lower required flow rates, smaller fire pumps and atmospheric storage tanks. Commercial hangars can generally be provided without the need to utilize pressures over 175 psi, if conscious attention is given to achieve this goal. Other maintenance considerations for HEF systems are access from the floor to high bay equipment, and access to roof mounted intake vents for commercial hangars. HEF benefits include lower water (volume) demand, smaller water storage tanks and fire pumps and fewer floor trenches when compared to low expansion foam.

foam fire suppression system foam dumpAqueous film forming foam (AFFF) is discharged from flush nozzles in the trench grates and foam discharge is limited to approximately two feet above the hangar floor (note: misting may exist higher). The system is functional, even when one or more grate nozzles are blocked, such as by aircraft gear, parts or ancillary equipment. The downtime of the hangar is minimized following a foam discharge as the low expansion foam flows into trench drainage and containment system with minimal cleanup. The floor may be cleaned with a water rinse and squeegee. Since the foam is low level, aircraft are not engulfed in foam and would not be expected to experience damage. AFFF discharge does not typically affect areas adjoining the hangar bay, as the grate nozzles are positioned to discharge away from walls and doors, minimizing the chance of foam discharge affecting wall mounted equipment, and minimizing the effect above the two- or three-foot level. AFFF monitor nozzles have similar characteristics when compared to grate nozzles, however care to maintain a free discharge without obstructions is the primary concern with this system.

A grate nozzle AFFF system has lower maintenance requirements due to no moving parts in the grate nozzle. The need for high pressure systems is greatly reduced, minimizing the need for maintenance of pressure regulating stations or variable speed drives. Lower construction costs are often associated with standard pressure piping, pumps and equipment, however the standard operating pressures must be maintained by design. These lower system costs, however, will likely be offset with the significant additional infrastructure costs such as floor trenches, higher water demand, larger water storage tanks, foam retention system and foam disposal.

Which foams contain PFAS, PFOS, PFOA?

The most significant negative to AFFF is the existence of chemicals classified as PFAS (PFOS and/or PFOA). While these chemicals exist in varying quantities depending upon the formulation, even very small amounts of exposure over time or in our food/water supply can have harmful human impacts, as noted by the EPA and other agencies.

It should be noted here that HEF formulations, available for use today, do not contain chemicals classified as either PFOS or PFOA. And this takes us back to the news stories talking about the health issues associated with PFAS but showing a HEF foam system discharging a chemical that does not contain PFAS. It’s important that we understand the chemical differences which exist in these foam systems.

As a result of toxic fluorine containing compounds in AFFF, the National Defense Authorization Act (NDAA) released in December 2019, required all AFFF to be removed from all DoD uses, fixed and mobile, by 2024 (note: a waiver may extend this to 2026). This should also be considered a caution for commercial hangar AFFF systems. These changes due to health implications of fluorinated compounds are required to protect the health of firefighters and citizens whose health and food/water supplies might be affected by the fluorinated compounds found in AFFF.

As a result of toxic fluorine containing compounds in AFFF, the National Defense Authorization Act (NDAA) released in December 2019, required all AFFF to be removed from all DoD uses, fixed and mobile, by 2024

This is a huge and immediate impact to new and existing hangars, are there any alternatives? What are the available options for a fire suppression system with the benefits of a low-level foam discharge?

Initially, manufacturers reformulated a C6 AFFF, which is much better environmentally than the old C8 AFFF, but this still cannot be used per the NDAA. The NDAA requirements reflect that even though the quantity of PFAS in AFFF concentrate has been greatly reduced by reformulating the foam concentrate from an 8 carbon chain to a 6 by the industry, that change is not sufficient for DoD projects going forward. There are fluorine-free foams available, but most are not film forming or not yet fully tested or proven. Or possibly, you need to consider the high expansion foam system. But for the purposes of this article, lets focus on the status and future of low-level system and potential equivalents.

HEF fire suppression systems

Concerns with known synthetic fluorine-free foams include:

  • Degradation and flammable mixture when mixed with fuel, and no film to prevent mixing
  • Higher chemical Biological Oxygen Demand if released to aquatic environment
  • Increased hydrocarbon surfactant in the concentrate increases aquatic toxicity
  • Concentrate is anticipated to be more expensive than AFFF

Synthetic fluorine-free foams are relatively new; however, some manufacturers have been providing synthetic foams without fluorine for several years. Performance of these foams vary significantly and as such, approval of these foams can vary depending upon the authority having jurisdiction until they are fully listed.

Perhaps most promising in the world of synthetic fluorine-free foams is the ongoing research being performed by several manufacturers of AFFF concentrate with currently listed AFFF equipment. Experimentation is being conducted using synthetic foams with the grate nozzles, oscillating monitor nozzles and open sprinklers; and while these are in various stages of being listed together, we are hearing a target date of fall 2020. Ideally, the goal is to have the same hydraulics, and just replace proportioners, but the reality is that higher application rates along with a higher proportioning rate (6% vs. 3%) may be required. As these synthetic foams are listed with existing proportioning and discharge equipment, they may require changes to the piping system.

Reportedly, several manufacturers are working on the development of alternatives; but at the time of this writing, test results do not reach AFFF performance. Additionally, for DoD hangars, current synthetic foams do not meet MilSpec performance criteria and it is anticipated this criteria will receive modification in 2020 as AFFF is no longer an acceptable foam concentrate per the NDAA.

NFPA 409 supports low expansion foam and does not differentiate between AFFF and synthetic fluorine-free foams. NFPA 11 does not address synthetic fluorine-free foams, except in the category of “other”. Changes to include synthetic fluorine-free foams are anticipated to be addressed in the next revision of NFPA 11, which was in progress as of spring 2020.

Is there an “out-of-the-box” alternative?

Many in the industry have expressed concern with exchanging one chemical with another. This could mean substituting a chemical with a known environmental hazard with a chemical with a, perhaps, unknown environmental hazard. Some in industry point to diligent operational and safety practices in aircraft hangars which have resulted in no known reports of an HEF or AFFF system being triggered to extinguish an unintentional event, coupled with damage to aircraft and facilities from accidental foam discharges, to question the reason for the code required chemical/foam fire suppression system.

U.S. COE Middle East District with FSB fire protection engineers Jason Elliott and Liane OzmunWhile still in the early stages, there is a non-chemical aircraft hangar fire protection system aimed at mitigating fires from aircraft fuel spills. SafeSpill flooring is not a foam fire suppression system and is still in the process of being recognized as an approved alternative. This proprietary system sits on top of the hangar floor under the aircraft to collect fuel spills by compartmentalizing the fuel spill, directing it into channels which are flushed with water. NFPA 409 does not currently recognize flooring systems as acceptable fire suppression, however if proper justification is provided, it may be acceptable to your Authority Having Jurisdiction. Being a non-foam solution, NFPA 11 would not be applicable, however portions of NFPA 30 may be appropriately applied. Impacts to new and existing facilities would vary depending on your situation and may require an increase to overhead sprinkler density since no foam suppression is provided. The system itself would reduce the overall water demand for most hangars — and consideration will need to be given to maintaining the system along with containment and disposal.

If and when approved, this flooring collection system still may not be an appropriate alternative depending on the type of aircraft maintenance being performed and the requirements of the maintenance personnel in that facility. Additionally, the flooring system may not be beneficial in a paint or depaint facility; in these cases, the hangar owner should seriously consider using NFPA 409 for hangars housing unfueled aircraft.

Given the approved fire suppression systems available today, what should we consider?

For new commercial hangars, consider HEF systems and avoid installing new AFFF systems, when possible. Consider alternatives such as HEF where AFFF was used in the past. Consider fluorine-free foam for hand hose stations. Consider fluorine-free foams for overhead deluge sprinklers, monitor nozzles and even grate nozzle systems when they are confirmed to be listed with the discharge devices. Watch for water mist and compressed air foams.

Check back with FSB from time to time to get information on the latest developments during this period of significant change in hangar fire suppression systems.

Are there any recommended references, if I would like to read more?

Absolutely, check out these additional references linked below:
iccsafe.org/products-and-services/i-codes/2018-i-codes/ibc/
up.codes/building-codes-online
wbdg.org/ffc/dod/unified-facilities-criteria-ufc
fmglobal.com/research-and-resources/fm-global-data-sheets
chemguard.com/about-us/documents-library/foam-info/general.htm
nctcog.org/nctcg/media/Transportation/Committees/ATAC/2019/ATAC_November-2019-Presentations.pdf
nfpa.org/409
sfpe.org/page/2013_Q1_3

Author Bios:

Liane OzmunAmong the top 1 percent of fire suppression professionals in the U.S., Liane Ozmun has worked on more than 100 flightline facilities for the DoD and commercial aviation industry. Liane is charged with seeing the big picture — looking at fire suppression and alarm systems, egress issues, control panels and the myriad other details necessary to ensure the safety of each building and its occupants, both human and mechanical. Liane has nearly 40 years of expertise on projects ranging from commercial facilities across the country to fire protection systems to safeguard military assets, such as the Air Force One fleet.

 

 

Gene Brown PE LEED AP BD+C Federal Market PrincipalGene Brown has more than twenty years’ experience developing and managing a wide variety of government projects throughout the United States. His passion for the architectural engineering profession can be seen in his client-centered focus and his involvement in education. Through authorship of technical papers, industry articles, design criteria and industry specifications coupled with course instruction and serving as an industry resource, Gene enjoys advancing the collective knowledge base and guiding his client’s projects to maximize their potential.

FSB marks its 75th anniversary with a time capsule

Holding onto anything to do with the global nightmare of the coronavirus might seem unseemly because we are so weary of it, but FSB, the local architecture and engineering firm, is onto something with an interesting 25-year time capsule:

People in the future will want to see and touch things, not just read and watch videos about this awful time that is disrupting so much of life.

Employees of the firm, which will always be Frankfurt Short Bruza Associates to me, donated items for the time capsule to celebrate FSB’s 75th anniversary this year, and to set up celebration of its 100th anniversary in 2045. They sealed the capsule on Monday.

“Each of FSB’s more than 160 employees had the opportunity to submit something, and the capsule’s contents include mementos and symbols of life and work during the year 2020,” the firm said. “Many objects submitted by employees referenced the COVID-19 pandemic.

“Examples include 3-D-printed mask holders and face shields the firm produced and donated to OU Medicine this year and a letter from FSB President Philip McNayr in which he recounted the adjustments their team made to promote safety by extended work from home, masks in common areas, temperature checks and video conferencing with fellow employees, consultants and clients.”

McNayr said 75 years “is a major milestone, and even though the pandemic resulted in several canceled events, a time capsule has been an opportunity for us to acknowledge the anniversary creatively and personally. The capsule has also been a way for FSB to honor its deep ties to Oklahoma’s history, as well as its impact nationwide.”

McNayr contributed a book about FSB published this year by Bob Blackburn, executive director of the Oklahoma Historical Society. (I just ordered it to review). The book records the firm’s founding and key roles it has had on projects such as the Oklahoma Capitol dome addition and renovations.

Min Koo, director of structural engineering, donated an Air Force One pin he received for his design work on a new hangar at Joint-Base Andrews, the home base for aircraft used by the president.

Some employees “focused on their efforts to increase diversity and inclusion within architecture and engineering by encouraging students to consider careers in math and science.” FSB added a thank-you note from a grade school student at Adelaide Lee Elementary School for the firm’s $30,000 donation to support STEM programs.

“Twenty-five years from now, when the capsule is opened, we hope some of the students we’ve met or mentored will be working at FSB,” McNayr said.

The coronavirus story is not yet unfolded. Who knows what will happen, what people will remember, and how the artifacts of this time will be perceived in 25 years?

On a lighter and cooler note: The time capsule includes a 3-D-printed model of a design project FSB recently did for the Chickasaw Nation. Imagine how old and dated such amazing technology could seem in 25 years.

Oklahoma City architecture and engineering firm creates time capsule to mark 2020 milestones, experiences

Capsule sealed in recognition of FSB’s 75-year anniversary, includes pandemic artifacts

OKLAHOMA CITY – Employees at FSB, Oklahoma City’s largest architecture and engineering firm, are taking stock of the year 2020 by creating a time capsule that will be opened again in 2045, the firm’s 100-year anniversary. Each of FSB’s more than 160 employees had the opportunity to submit something, and the capsule’s contents include mementos and symbols of life and work during the year 2020. FSB sealed the capsule on Aug. 3, 2020, the 75-year anniversary of the firm’s founding.

Many objects submitted by employees referenced the COVID-19 pandemic. Examples include 3D-printed mask holders and face shields the firm produced and donated to OU Medicine this year, and a letter from FSB President Philip McNayr in which he recounted the adjustments their team made to promote safety by extended work from home, masks in common areas, temperature checks and video conferencing with fellow employees, consultants and clients.

“Seventy-five years is a major milestone, and even though the pandemic resulted in several cancelled events, a time capsule has been an opportunity for us to acknowledge the anniversary creatively and personally,” said McNayr. “The capsule has also been a way for FSB to honor its deep ties to Oklahoma’s history, as well as its impact nationwide.”

To honor that history, McNayr contributed a book published this year by Oklahoma historian Bob Blackburn detailing the firm’s founding as well as its key role on projects such as the Oklahoma Capitol dome addition and renovations. Director of Structural Engineering Min Koo said he added an Air Force One pin he received for his design work on a new hangar at Joint-Base Andrews. When completed, the hangar will house the presidential aircraft.

Others focused on their efforts to increase diversity and inclusion within architecture and engineering by encouraging students to consider careers in math and science. FSB added a Thank You note from a grade school student at Adelaide Lee Elementary School in Oklahoma City for the firm’s $30,000 donation to support STEM programs.

“Twenty-five years from now, when the capsule is opened, we hope some of the students we’ve met or mentored will be working at FSB,” McNayr said.

COVID-19 and HVAC in Your Building

FSB MEP Learning Series As the COVID-19 pandemic affects the world, there are many things out of our control. One aspect that is in our control is the operation of the building HVAC systems at the workplace. Recent case studies have shown that the spread of airborne aerosols (sneeze, cough or breathe) can be affected by the HVAC distribution system. While social distancing, hygiene, and the wearing of masks play a large role in our future welfare, effects of building HVAC must be considered as well.

This article is intended to summarize the benefits of modifications to an existing HVAC system, as well as new HVAC design to reduce the risk of infection transmission.

To understand what COVID-19 risk mitigation measures might be appropriate in an office setting, it’s important to understand the historical background of how an HVAC system for a typical office building is designed and constructed.

Oklahoma State University Central PlantOutside of specialized settings such as healthcare, the amount of air movement in a space is not governed by most building codes. Codes and standards such as the International Mechanical Code and ASHRAE 62.1 have long regulated minimum ventilation requirements while leaving it up to engineers to determine the correct amount of total airflow to adequately heat and cool a space. Healthcare codes, however, identify both a minimum total air changes per hour (ACH) rate and a minimum outdoor ACH rate.

Oklahoma State University Central Plant HVAC systemFor a simple example, consider a 10’x10′ private office with a 10′ ceiling. Per ASHRAE 62.1 2019, this space would require 11 CFM of outdoor air, or 0.66 outdoor ACH. Cooling calculations for modern new construction for a warm climate would result in approximately 100 CFM being required to cool the space, or 6.0 total ACH. Heating calculations, however, would typically result in roughly 30 CFM being required to heat this space. This equates to a reduction in the total air change rate from 6.0 to 1.8 in the winter. By comparison, ASHRAE Standard 170-2017 requires 4.0 total ACH and 2.0 outdoor ACH for a typical patient room in a hospital. As you can see, the total ACH rate provided in a typical office setting in the cooling mode compares favorably to a patient room, however the total ACH rate in the heating mode as well as the outdoor ACH rate are lacking.

Another key distinction between a typical office HVAC system and one employed in a basic healthcare setting are the filtration requirements. Most codes require a minimum of MERV 8 filtration for traditional office HVAC systems, whereas ASHRAE Standard 170-2017 requires both MERV 8 pre-filters and MERV 14 final filters for the patient room example described above.

Choctaw Nation Headquarters Office SpaceFinally, it’s worth noting that since air conditioning was invented by Willis Carrier in the early 20th century, the motivation of most mechanical engineers has been to achieve fully mixed air within the occupied zone for optimum comfort control. Specialized airflow delivery strategies exist for some occupancies such as operating rooms, but rarely is airflow direction a key factor in office HVAC design. Displacement ventilation, however, is becoming more commonplace as a solution to office HVAC, including in the recently completed Choctaw Nation Headquarters and in the former Hertz Administration Center recently purchased by Costco. Both of these facilities were designed by FSB.

“Safe operation of HVAC and building water management systems are critical components of building readiness and reopening.”
— ASHRAE Offers COVID-19 Building Readiness/Reopening Guidance, May 7, 2020

So what does all of that mean to you, the building owner or the employer? In all times of trouble, untested solutions emerge in the marketplace. Who do you trust with the lack of solid research that currently exists? With all things HVAC, the answer is always ASHRAE. ASHRAE published an article in their May 2020 journal titled Guidance for Building Operations During the COVID-19 Pandemic. The following is a paraphrased summary of potential HVAC measures to evaluate accompanied by our commentary:

  • Hertz Administration Building LobbyIncrease Outdoor Air Ventilation – Open the outdoor air damper manually or through the controls system. This should not be done, however, without closely looking at the capabilities of the existing HVAC system. In systems with limited capacity, this can lead to hot and humid summer conditions and frozen coils in the winter. One side note: You can’t control what you don’t measure. You really need a good air flow monitoring station if you want to precisely control outdoor air.
  • Disable Demand-Controlled Ventilation (DCV) – DCV is a great energy savings feature, automatically reducing outdoor air based on the number of occupants in the space. The feature is not so great during a pandemic. Turn it off in your building automation system until we get through this.
  • Maximize Economizer Mode – Most engineers take a conservative approach on when to enable economizer mode on air handling equipment. Ask your engineer to take another look at your economizer sequence. Make sure they are factoring in enthalpy in addition to dry bulb temperature, and evaluate if your system could operate in integrated economizer mode to maximize outdoor air.
  • Improve Filtration to MERV-13 or More – This may sound simple, but nothing’s ever that easy. You need your engineer to look at the capabilities of your fans. If you don’t have adequate static pressure available in your fan, your airflow will be reduced, creating a bigger problem than you had before. Alternatively, consider localized room air cleaners with good filtration.
  • Keep Systems Running Longer – The longer your HVAC system runs, the greater opportunity to move air across filters and coils. Your HVAC system should definitely not be shutting off just because your thermostat is satisfied – that’s already a code violation. Alter the controls sequence to run at least two hours before and after scheduled occupancy, and if you can stomach the utility bills, let it run 24×7 for now.
  • Consider UVGI in Air Handling Units – UVGI has long been used in critical care areas, but its effectiveness in today’s pandemic as a stand-alone measure is still unknown. If you have all the money in the world and want to try it, by all means go for it. We recommend all the other measures on this list be evaluated prior to UVGI.

Several additional opportunities exist to create a safer workplace than those listed in the ASHRAE article. A few to consider:

  • Seagate Data Center HVAC systemRetro-Commissioning – Most buildings are never commissioned and therefore don’t operate as they were originally intended. In most older buildings, years of modifications result in HVAC that rarely resembles the original design intent. Consider hiring a commissioning agent to retro-commission your building HVAC. This may also involve having a testing, adjusting, and balancing (TAB) contractor rebalance your systems.
  • Evaluate Total ACH Rates in Addition to Outdoor ACH Rates – There may be some simple changes, especially in heating mode, to improve air circulation and therefore air quality.
  • COVID MODE – Assuming your existing systems are capable or you make system upgrades, program in a COVID MODE in your building automation system. This could include increasing outdoor air, exhaust, run times, as well as whatever access control features you might want to incorporate. You’ll be ready if there is a next time.
  • Displacement Ventilation – Low velocity air delivered near the floor level and returned at the ceiling. This reduces the air mixing associated with traditional HVAC systems. It’s largely impractical in retrofit scenarios but should be considered in new construction of large commercial office spaces.
  • Air Cleaning Technologies – Buyer beware, there are a lot of hocus-pocus technologies out there. Needlepoint Bipolar Ionization (NBPI) has received some favorable third-party testing just this month and is worth investigating.
  • Touch-Free Everything – The technology exists to get through most of your day in the office without actually touching any public surfaces. Consider touch free flush valves, faucets, hand dryers, soap and paper towel dispensers at a minimum. From there, the sky is the limit with building automation.

Choctaw Nation Headquarters HVAC systemBefore ordering all new filters and opening outside air dampers to 100%, ask your favorite mechanical engineer to conduct a quick review of your facility using these three steps:

STEP 1 – EXISTING BUILDING ASSESSMENT: Regardless of building type, the first step to improving the HVAC is understanding the existing systems. Have an engineer do a general HVAC wellness check and evaluate the potential for measures discussed in this article to be implemented. The building management system (BAS, EMS, DDC, etc.) should be addressed as well to determine if current scheduling, setpoints, and modes of operation are in your best interest.

STEP 2 – REPORT AND RECOMMENDATIONS: The mechanical engineer should provide a report documenting the existing system with recommendations on baseline improvement measures, potential COVID related improvement measures, and an estimate of probable cost for each recommendation. This is not a one-size-fits-all exercise so ask for a shopping list. This report should take note of limitations in the system and any infrastructure upgrades that may be required to achieve the mitigation goals. Don’t forget about the potential electrical changes that come with increased cooling capacity.

STEP 3 – VIRUS MITIGATION PLAN FOR HVAC: Once you and your engineer determine the path forward, develop a plan to mitigate transmission risk through the HVAC system, acknowledging cost implications and feasibility. Depending on which measures are selected for implementation, this may ultimately result in your engineer developing contract documents for use by a construction contractor.

We all have a role to play in this global pandemic and there is no one-size-fits-all solution. Hand washing, social distancing and surface disinfection are the most important safeguards at this moment. Our current state of knowledge is still limited, but we do know that indoor air quality and airflow patterns matter. HVAC design is a part of the solution, and should be considered when making building modifications and sending workers back to the office.

Getting Building Pressurization Right in Humid Zones

FSB MEP Learning Series Have you ever received a phone call asking “why is there water dripping from my vents?” This is not a call you want to get. Most likely, this is because your building’s pressurization is off.

This article will help you recognize when there is an issue, and help you get the pressurization right in your building.

First rule: Have more outside air than exhaust. This will create a positive pressure within the building and push the air outwards, rather than sucking it in. Why is this important? When it’s 95 degrees and 70% humidity outside, that air can get pulled into the building and raise the relative humidity inside. This will cause cold surfaces to sweat. Not good.

Ask your mechanical engineer to provide a Pressurization Calculation. This should be done around the DD or 50% CD phase.

PRESSURIZATION CALCULATION

  • Add up all outside air coming into the building
  • Add up all exhaust leaving the building
  • Ensure there is approximately 5% to 10% more outside air than exhaust (1000 cfm exhaust and 1200 cfm outside air)
  • Ensure controls strategy allows outside air to always be treated by the A/C unit

*The pressurization percentages above are for generic business occupancy and are not intended to be used for a laboratory or medical space.
Photos of building exterior and electrical outlets

“Any amount of infiltration during the cooling season can raise the dew point within the building envelope, which increases the likelihood of microbial growth and structural deterioration.”
— Managing The Ins And Outs Of Commercial Building Pressurization, Trane Engineering Newsletter, Vol. 31, No. 2

Example Problem: Restaurant Pressurization

A 6,000 SF restaurant is drawing in raw outside air every time the front door is open. This is causing comfort issues, and moisture is collecting on the ceiling grilles in the kitchen.

The following airflow values are shown in the mechanical drawings:

Airflow Values Chart

Therefore, the building is 2,300 cfm negative when it should be approximately 750 cfm positive. The goal is to bring the building pressure to slightly more positive than neutral (5% positive) during the cooling season.

Possible solutions to the infiltration problem above:

  1. Maximize outside air intake volume in each RTU, typical outside air percentage values max out at 20-25% for traditional DX cooling
  2. Dial back the dish hood exhaust and restroom exhaust to a minimum level
  3. Increase make up air (MUA) unit flows to get a 90/10 ratio of MUA to exhaust
Modified from the International Energy Conservation Code (IECC) Climate Regions Diagram
Modified from the International Energy Conservation Code (IECC) Climate Regions Diagram.

For the purposes of this article, humid zones are considered to be climate zones 1A, 2A, 3A, and 4A indicated above.

COLDER REGIONS (5, 6, 7)

Moisture issues within a building envelope can occur in the opposite manner in colder climates where moisture from inside the building mitigates outward through the envelope. This moisture can be trapped inside the structure and condense on cold surfaces such as building steel causing damage and the formation of microbial growth.

In this case, controlling the pressurization such that the building is negatively pressurized would be the strategy to prevent unwanted moisture.

Powering STEM Education

While we’re celebrating our 75th anniversary, we’re also celebrating the strong commitment FSB has always had to our community and STEM education. That active involvement is the mark of a truly successful business, and our firm’s culture supports that continued pledge to invest in our community both as individuals and as a firm.

FSB recognized that changing systemic problems isn’t accomplished with a single volunteer event or donation. We need to be a catalyst, one that utilizes our employees and business partners, as well as involve non-profits.

The FSB STEMpowered Initiative is born.

Presentation of donation check to Adelaide Lee Elementary School Principal and Mary Melon

FSB already encourages its employees to give back to the community through their time, talents and treasures. But the FSB STEMpowered Initiative is specifically aimed at empowering students through STEM education. To accomplish this, FSB focused our volunteer efforts and donations to help improve STEM education in the Oklahoma City Public Schools. FSB teamed with the Cal Ripken Foundation and The Foundation for Oklahoma City Public Schools to help each of the OKCPS elementary schools receive a new, fully equipped STEM makerspace to teach and inspire a new generation of innovators. We invested $30,000 so the students at Adelaide Lee Elementary School could experience their new STEM makerspace filled with interactive, hands-on tools. This equipment — 3D printers, Snap Circuits, Ozobots, BEE Bots, Lego kits and more — are supplies that these students normally wouldn’t have access to, let alone the opportunity to work and play with.

FSB employees volunteering at Adelaide Lee Elementary School in Oklahoma City

To continue building on our monetary donation, more than 30 FSB team members volunteered with Adelaide Lee Principal Carson Cramer and STEM instructor Taylor Neal to set up all the new equipment in the STEM makerspace. Following this, we volunteered at Adams Elementary School to help set-up their new STEM space. We’re so excited to be able to help make an impact on these young kids, at a time when they’re the most open to exploring science, technology, engineering and math.

The level of excitement from employees after these volunteer efforts was phenomenal. Since the donation of the STEM Center, FSB’s architects and engineers have begun volunteering through the Girls STEM Club at Adelaide Lee. They’ve mentored and developed lessons for the 3rd and 4th grade girls while also passing along life skills like teamwork and perseverance. The students get STEM-related classroom instruction and hands-on activities from our staff. Connecting professional architects, designers and engineers to these young students have created an amazing opportunity where the kids are exposed to different career options, which makes that career a real possibility for them.

Our goal is to make science, technology, engineering & math exciting for students.

FSB employees volunteering with the Girls STEM Club at Adelaide Lee Elementary School

The STEM Club kickstart curriculum includes:

  • Class 1: Girls are engaged through a simple building design, such as a pet rescue or candy store. Students are led through the programming phase of the project, defining project requirements and get hands-on experience using a scale, drawing on graph paper, etc. To assist students with this program, FSB donated drafting boards, a variety of drafting tools and engineering and architecture books.
  • Class 2: Students are divided into three teams and each team prepares a floor plan and interacts with engineers from each discipline to learn about what HVAC, electrical, plumbing, fire protection and structural needs are necessary for their projects.
  • Class 3: Working with FSB designers, students view their designs in a 3D format where they can choose materials, colors, etc. to finish their design.
  • Class 4: Architects mentor kids to develop a presentation of their designs to present to classmates.

The new STEM Club is a big hit — it provides interactive afterschool lessons without the pressure of grades — and school officials have taken note.

In fact, Taylor Neal, STEM instructor at Adelaide Lee Elementary, said that “the FSB STEMpowered Initiative aims to increase the number of minorities, at-risk youth and girls pursuing careers in STEM-related fields, and I have no doubt they have helped inspire future STEM leaders for our community along the way.”

FSB’s culture of stewardship & volunteerism

FSB employee, Isabella Horton, teaching students about civil engineering

The FSB STEMpowered Initiative reflects our long-standing commitment to community involvement and STEM education. But our culture of stewardship and volunteerism go beyond our office and into the lives of our employees. Our employees have volunteered an impressive 8,219 hours this past year with various community organizations and events, which averages out to be 51.3 hours per employee. In addition to our volunteer efforts at Adelaide Lee and Adams Elementary, we have a number of volunteer programs geared toward STEM. These programs include mentorship and volunteerism with Metro Technology Centers’ GirlTech Mentorship Program, Girl Scouts, K-12 Invention Convention, ASHRAE, Capitol Hill High School Academy of Engineering Advisory Board, Boys and Girls Clubs as well as numerous STEM career days.

Science, technology, engineering and math have all helped innovative minds to create, imagine and excel, and Oklahoma has recognized that a STEM-capable workforce is key to our future. FSB has long seen this need in our own business and wanted to help develop resources within our own community. We want to open minds today and then doors tomorrow.

Investing in Regular Maintenance is Good Financial Stewardship

Maintenance is one of those things most people only notice and appreciate when it isn’t happening. For this reason, it is not uncommon for organizations and governments to defer plans for long-term maintenance, which can result in emergency renovations and fiscal disadvantages.

Each new building or renovation presents an opportunity to set a new, proactive precedent for maintenance.

Think of maintenance like performing oil changes. You don’t only get an oil change for the first year you have a car. You get them as ongoing maintenance. The same goes for real estate. Ongoing maintenance will help you save long-term dollars and avoid emergency situations.

FSB participated in an interim study organized by the Oklahoma Senate Appropriations committee. The topic of the study: maintenance of state-owned properties. FSB managed the architecture and engineering aspects of the Oklahoma State Capitol building’s $245 million renovation, expected to be completed in 2022.

By the time FSB was engaged, the Oklahoma State Capitol building was suffering impacts of some significant deferred maintenance, including crumbling exterior, failing mechanical systems and outdated meeting offices and spaces. FSB shared its findings and recommended the Capitol building and surrounding agency and office buildings be more regularly maintained.

There are processes in place today that identify large ticket maintenance items, but there’s not dollars being assigned to them until it’s too late. That’s what happened with the Capitol. It got to the point where it was necessary to use emergency funds to wipe the slate clean and start over.

Costs are higher in emergency situations because extra measures and expenses must be incurred to keep the building operational and expedite the sourcing of materials. Another state government example, the Department of Corrections, had facilities with deferred maintenance that was so severe that a five-year $100-million bond was needed to address the problems. The facility repairs would not have been nearly as expensive, he said, if a systematic maintenance plan and allocated annual budget was in place.

Joining FSB to present at the interim study were Dan Ross, involved with capital assets management at the Office of Management and Enterprise Services (OMES), the state agency tasked with building management of all state-owned properties including the Capitol, and Gino DeMarco, deputy executive director at the Oklahoma Tourism and Recreation Department.

FSB praised the OMES Capital Improvement Plan that places maintenance on a schedule and annually allocates part of the state’s budget to ongoing maintenance of the state’s real estate assets. OMES’ plan is essentially devised to help the state budget for the “oil changes” that would prolong the lives of new mechanical systems and facades and in doing so will avoid, or at least delay, costly renovations long-term. It includes recommendation to invest in the upkeep of the State Capitol and agency buildings and to address mission-critical deferred maintenance in agency buildings.

When people budget for capital expenditure items, it can often be an unused budget and become a target to be reduced or redirected to fund other needs. Even so, it is always recommended to prioritize maintenance and put it on a schedule to budget around. Most times, you’ll be glad you did – because you never know when problems will begin.