2 | Message from the President

2
| Message from the President
Design-Build,
David S. Layton
A Quarterly Publication
from The Layton Companies
www.laytoncompanies.com
Fall 2008
Stueckle Sky Club at Bronco Stadium
Boise, Idaho
3 | NUTS AND BOLTS
4-5 | CLIENT PROFILE
7 | SUBCONTRACTOR PROFILE
Layton in the News
Boise State University Broncos
YMC, Inc.
MESSAGE FROM THE PRESIDENT | ISSUE THEME: PROJECT DELIVERY
Design-Build
Let us join your team!
PRESIDENT/CEO
David S. Layton
T
UTAH
9090 S. Sandy Parkway
Sandy, UT 84070
(801) 568-9090
LAYTON CONSTRUCTION
BUSINESS DEVELOPMENT MANAGERS
Kent Cram
Jeff Palmer
Dave Ridgway
Brent Walton
INTERIOR CONSTRUCTION SPECIALISTS
BUSINESS DEVELOPMENT MANAGERS
Penn Owens
Bryan Webb
ARIZONA
4686 E. Van Buren, Suite 100
Phoenix, AZ 85008
(602) 840-8655
LAYTON CONSTRUCTION
BUSINESS DEVELOPMENT MANAGER
Don Helton
INTERIOR CONSTRUCTION SPECIALISTS
BUSINESS DEVELOPMENT MANAGER
Eldon Snider
IDAHO
1444 S. Entertainment Ave.,
Suite 300
Boise, ID 83709
(208) 429-6740
LAYTON CONSTRUCTION
GENERAL MANAGER
Jeff Miller
A PUBLICATION OF
THE LAYTON
COMPANIES
MARKETING
DEPARTMENT:
Alan Rindlisbacher, Director
Chris Knoles, Manager
Loni Stapley, Coordinator
IN PARTNERSHIP WITH
Bennett Communications, Inc.
424 W. 800 North, Suite 201
Orem, UT 84057
(801) 802-0200
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FOUNDATION
A profitable project delivery system
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his issue of
Foundation features
the Boise State
University
Stueckle Sky
Club, one of the David S. Layton
most high-profile construction
projects recently undertaken
in Boise, Idaho. For Layton,
this project is characteristic of
numerous successful projects in
Boise and of the relationships
we’ve established with customers and quality subcontractors
in that market.
We constructed the BSU
stadium expansion using the
Design-Build construction
project delivery method, where
design and construction services
are brought together under our
prime contract.
Layton Construction
partnered with Salt Lake Citybased FFKR Architects and
proposed the combined services
through the state of Idaho’s
construction procurement
system. BSU — and other clients
on past projects — enjoyed the
following six advantages of using
this approach.
1. Singular responsibility.
The Design-Build contract
combines design and
construction into a single
point of responsibility. Team
members create partnerships
that add efficiency and value
to the project. Also, adversarial
relationships are avoided that
might otherwise develop in
traditional contracting methods.
2. Shorter completion
time. Design and construction
are done concurrently, not
sequentially, which can
significantly reduce the
overall project duration.
Constructability can be
reviewed throughout the design
The Layton Companies
The RiverPark Corporate Center in South Jordan, Utah,
is another Layton Construction Design-Build project.
process by all members of the team. This coordinated effort often results
in effective value engineering ideas created by the architect, contractor and
major subcontractors who are working together to maximize design and
functionality while maintaining a budget.
3. Improved quality. The design and construction parameters are more
thoroughly understood because more parties have participated in their
development. A genuine sense of ownership develops amongst all project
participants including major subcontractors. This participation results in
more coordinated documents between trades, well-thought-out details,
improved material specifications and fewer inconsistencies.
4. Cost savings. This approach allows time for the design and
construction team members to evaluate alternative methods and materials,
searching for optimal solutions. “Value engineering” unites best design
and construction methods with the most suitable materials, installation
methods and sequences, in an effort to reduce cost and maximize value.
5. More timely/accurate information. With all stakeholders
on board from the beginning, the project team can more accurately
conceptualize and manage the design, budget and schedule. Alternatives
are discussed in a team environment where stakeholders openly share
ideas, concerns and creativity, while surprises are minimized due to broad
participation. With more traditional delivery methods, contractors are
brought into the process much later after many decisions have already been
made without the benefit of their input.
6. Improved risk management. Schedule, quality and cost are
potential risk factors of any construction job. But with Design-Build, the
contractor is clearly in charge of managing risk while relying on each
stakeholder on the Design-Build team to account for the risks they are
best positioned to manage. With a well-executed process, major risk factors
throughout design and construction are minimized.
Layton has utilized the Design-Build process for years on a variety
of projects with public and private owners. Regardless of where your
organization fits in our industry, it is clear that the challenges of today’s
design and construction environment often require non-traditional solutions.
Just as the Boise State Broncos used the “flea-flicker” and “Statue
of Liberty” plays to defeat the mighty Oklahoma Sooners in the 2007
Fiesta Bowl, your next project may benefit from some non-conventional
approaches such as the Design-Build project delivery method.
LAYTON NEWS | NUTS & BOLTS
University hospital
gives valet service
during construction
As a convenience to patients and visitors during the
construction of the University
of Utah Hospital’s $100 million
five-story patient pavilion,
178,000 cars have been
parked in the past 18 months
using complimentary valet
service. That equals about
350 cars per day. University
Hospital understands the
meaning of extraordinary
customer service.
Wescor increases
international business
through new facility
Well-timed construction and
expansion into new facilities
built by Layton’s Interior Construction Specialists creates
new international manufacturing opportunities for Wescor.
The company is based in
Logan, Utah, and develops,
manufactures and markets
biomedical and environmental
electronics products worldwide. Wescor is owned by
France-based Elitech.
110 acres
THE 201 COMMERCE CENTER IN
WEST VALLEY CITY, UTAH, will
be a fully landscaped, masterplanned mixed-use office and
distribution center park. Layton
Construction will build 29 buildings on 110 acres for developer
The Argent Group. Quartzdyne,
a manufacturer of high-precision high-pressure transducers
for the oil and gas industry, will
be the first major tenant.
The Institute of Religion building on the campus of Arizona State University in Tempe, Ariz., won
a prestigious masonry industry award.
Building wins Arizona masonry award
The LDS Institute of Religion at Arizona State University has been named winner of an “Excellence Award” at the Arizona Masonry Guild’s Annual Excellence in Masonry Architectural Awards
event. The two-story building and accompanying parking structure are constructed with a masonry
façade complementary to its prime location near the center of the ASU campus.
Chandler Fire Department
project designed to earn
LEED Silver certification
The Chandler Arizona Fire
Department is doing more than
D
putting out fires to keep the area
p
Chandler
““green.” The department’s new
administration building has been
a
designed
d
i
d to receive a LEED Silver certification and will be the city’s first LEED
certified building. Layton crews broke
ground on the project in early September.
Herriman High to be given
A+ in construction materials
Herriman High School, a 385,000square-foot, $70 million project is
designed to meet high educational and
athletic standards for students from
the rapidly growing southwest Salt Lake
Valley. The school is steel-frame and masonry construction on 60 acres, and includes exceptional athletic facilities and a
synthetic turf football field. This project is
another in the long history of educational
facilities built by Layton Construction.
Layton putting up a piece of paradise on Kaua’i, Hawaii
Hawaii-based Resort Construction Managers, one of The Layton Companies, recently broke
ground as part of a 14-month construction schedule for the Ritz Carlton Club and Residences
at the Kaua’i Lagoons Resort in Lihue, Hawaii. The Ritz-Carlton Residences is a 130,000square-foot, three-level structure with 14 private-owner residences. The Ritz-Carlton Club is
115,000 square feet on five levels that includes 28 club villas.
The Layton Companies
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FOUNDATION
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3
CLIENT PROFILE | Boise State University Broncos
The $37-million expansion of Bronco Stadium
at Boise State University
includes hosting areas on
each floor, like the Double
R Ranch area.
Going to the Next Level
Six-level addition takes Boise State national
A
lmost two years
ago — Jan. 1, 2007
to be exact — Boise State University
went from being
a regional university, known
mainly for its beautiful setting
and blue turf, to a national
player on the college football
scene.
The Broncos defeated the
mighty Oklahoma Sooners —
winners of seven AP National
Championships, 41 conference
championships and home of
four Heisman Trophy winners
— in overtime of the Tostitos
Fiesta Bowl, 43-42. It was a
game for the ages.
Goliath was down and the
David-esque Broncos stood on
top of the sports world.
For days afterward, media requests from around the country
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poured into Idaho’s capital city.
So, it was a well-timed coincidence that only six weeks after the
nation fell in love with the Broncos, ground was broken (on Feb. 14,
2007) on the $37-million Stueckle Sky Club — a significant expansion of Bronco Stadium that included a new press area, luxury suites,
loges and hospitality areas.
And it was all done in time for the kickoff of the 2008 season with
Boise State’s opener on Aug. 30 against Idaho State.
“The Stueckle Sky Club has been received very well,” says Curt
Apsey, senior associate athletic director for advancement at Boise
State. “This is another gem here at BSU. It’s a feather in our cap.”
A feather made up of 1 million feet of power and data wire, 6,750
yards of concrete, 2.4 million pounds of steel, 1,800 gallons of paint
and 4.5 miles of copper piping.
“This is a high-profile project,” says Jeremy Hobbs, Layton Construction’s project manager on the build. “It was fun because everyone
would ask me about it everywhere I went. The community felt ownership in this. I’ve never been part of a project like this before.”
Layton’s team faced significant challenges, including one of the
worst winters in Boise’s history, initial redesign requirements and, of
course, the ever-looming, unchangeable deadline of Aug. 30, 2008 —
the day of the first game of the 2008 season.
“We always knew we would get it done on time,” Hobbs says. “We
just didn’t always know how we would get it done.”
The Layton Companies
“
Would I suggest Layton to a
colleague? Absolutely. Because I
trust them.
”
Curt Apsey
Senior associate athletic
director for advancement,
Boise State University
The Details
TOTAL PROJECT COSTS
$37 million
CONSTRUCTION
START DATE
February 2007
COMPLETION DATE
August 1, 2008
SQUARE FOOTAGE
83,650
ARCHITECT
FFKR Architects
Salt Lake City
ADDITION INCLUDES
Press box, luxury suites, banquet
areas, club seating, loge boxes,
coaches’ boxes, broadcast centers
Boise State University Broncos | CLIENT PROFILE
The club seats in the Stueckle Sky Club
offer the best of both worlds. Spectators
are protected from the elements while
still being part of the crowd.
The
WOW
Factor
Beyond the luxury
suites, full bars and
impeccable views, all
fans attending games
will enjoy the new west
entrance. Also, the west
stands are outfitted
with a new concourse
area featuring generous
traffic space, additional
restrooms and more concession areas to feed the
ever-increasing crowds.
The stadium expansion
made it easier for fans to
get around.
That’s the funny thing about
building. You can plan for
hiccups to occur, but you never
know when those hiccups will
come or how you’ll overcome
them. That’s where the building
team comes in.
Layton has long been known
for its willingness to keep subcontractors in the loop, be open
to suggestions and focus on
solutions — not the problems
themselves.
This approach isn’t lost on the
subcontractors or the clients.
“We had weekly meetings
where we banded together to
make sure things were done
right when they were supposed
to be done,” says Xenon Long,
vice president of YMC, Inc.,
the mechanical contractor on
the job, based in Meridian,
Idaho.
Boise State’s administration
noticed this side of working
with Layton as well.
“I don’t know if anything of
this magnitude ever goes easy,”
Apsey says. “But one of the
most rewarding parts of this
relationship has been that when
we had a challenge, change or
question, the answer was rarely
‘no.’ There was open communication that made it so we could
work through adjustments.”
Audibles, if you will.
“This may sound corny, but there was a real sense of teamwork on
this job,” Hobbs says. “The subs bought into what we were doing. They
knew if we failed, they failed.”
And in the spirit of the 2007 Tostitos Fiesta Bowl, the Layton Construction-Boise State University team came through when needed.
The completed Stueckle Sky Club is a six-level addition that
includes (along with the suites and press box) food service operations,
44 loge boxes, approximately 750 club seats, a new concourse on the
west side of the stadium with additional concessions and restroom
facilities, a new ticket office, Bronco Shop, and elevator access towers.
The Stueckle Sky Club also includes banquet areas — highlighted
by the Double R Ranch Club featuring views of the blue turf, the
Boise River and the downtown skyline — that are open for public use
and reservations. Boise State already has about 60 events scheduled.
“This is a multi-use facility that is bigger, better and more gorgeous
than anyone thought it would be,” Apsey says. “People see this and say,
‘Boise State did it right.’”
Much like the Broncos’ win over Oklahoma two years ago.
What’s
Unique?
No two projects are the
same. The Stueckle Sky
Club at Bronco Stadium
is unique in at least four
ways.
„
This was a high-profile project
that changes the skyline of
Boise. Media members, critics, fans, school officials and
government leaders were all
closely watching the project.
„
Layton had to complete the
project in about 18 months —
including working around home
games during the 2007 football
season.
„
The brick work around the
elevator towers was a late addition to the job. Workers laid all
the bricks in four weeks.
„
The Stueckle Sky Club hosting
areas are open for public use.
Wedding receptions, school
conferences, proms and business meetings can be held in
one of many banquet areas in the
facility.
The Stats on the Stueckle
If you’re a sports fan, you appreciate statistics. You can tell
what happened in a football game by numbers such as turnover ratio, third-down conversions and yards gained per rush.
The construction of the new Stueckle Sky Club is no different. You can appreciate its magnitude by hearing some of its
stats. Here are a few:
„ 39 Sky Suites complete with
„
Approximately 750 covered
club seats
„
The Double R Ranch Club
hosting area is 4,500 square
feet and has unfettered views
of downtown Boise and the
field
hosting area and premium
views
„ 44 loge boxes that balance
the best of being amidst the
crowd with the best of VIP
access to restrooms and
refreshments
„
„ A 4,000-square-foot, fully
functional kitchen
Four television trailer bays to
better facilitate broadcasts
The Layton Companies
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FOUNDATION
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5
CONCRETE CORNER | SCHEDULING CONCRETE
The concrete pour on the
FAA Air Traffic Control
Tower in Boise had to be
well-planned to ensure
the best results.
Building a Tower?
Pour the concrete one foot at a time
How does a construction crew build a 240-foot vertical concrete
tower approximately 32 feet in diameter with 18-inch thick walls in 16
weeks? The simplest answer is “just one step at a time.”
Many engineering and construction factors are considered when
building a structure like the FAA Air Traffic Control Tower in Boise,
Idaho. Mike Koci, Layton Construction’s superintendent, shared his
insights about the tower’s rise to prominence over the Boise skyline.
Mike Willes
Concrete jump forming is a
complex and precise practice
in the construction industry.
Constructors and engineers
must decide which jump form
system to use considering the
size, shape and constructability
of the walls.
A lightweight Atlas system
with an aluminum support structure and a wooded,
smooth-faced finish form was
chosen for this job. The lighter
weight system enhanced crane
lifting capacity and the smoothfaced finish improved the
concrete’s aesthetic look. Safety
was also increased because less
manual concrete finish work
was required at the extreme
heights of the structure.
Crews assembled and placed
the outside walls first. Eight 26foot sections were tied, in order,
at the corners of the octagon.
“Corners must be true and
level or they will not meet when
you get back to the starting
point,” Koci says.
After all, the FAA wasn’t
looking for a tourist attraction
a la “the Leaning Tower of
Boise.”
Rebar and a wide variety
of mechanical and electrical
fixtures, along with ventilation
louvers and window openings
were placed according to design.
Then 13-foot inside wall sections were placed into position,
secured at the eight corners,
EMPLOYEE FOCUS | Mike Willes
Mike Willes has worked at Layton Construction for a
long time. In fact, he works with a project superintendent born six years after Willes started at Layton.
For 34 years, Willes — a job foreman — has been assigned to projects from Skull Valley, Utah, (nearly three
hours from his home) to his current project at Xango
in Lehi, Utah (just three miles from home). His most
vivid memory of the Skull Valley job? Dealing with the
extreme cold (20 degrees below zero) by lighting a fire
under the generator to get it started.
Willes jokes about the construction industry’s intense
scheduling pressures. “We always seem to be two
weeks behind,” he says. “If they’d hired me two weeks
earlier, would it have made any difference?”
Willes has seen Layton’s loyalty first hand. After
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and the two wall assemblies tied
together with tapered ties.
Concrete was then placed
in the wall forms at a rate of
about four feet an hour to allow
for setting so the weight of
the concrete would not “blow
out” the lightweight forms.
When the concrete was cured,
the inside forms were stripped
and moved up to the second
thirteen-foot-tall section to
repeat the process. Two inside
form jumps were completed
for each 26-foot outside wall
movement. All of the work was
completed from the inside on a
solid floored working platform
with a crew of 11 men. The interior platform helped increase
production and safety for the
workers.
“Jump forming is repetitious!”
Koci says. “The cycle is to move
the jump platforms, set the
forms, place rebar and embeds,
pour concrete, cure, strip the
forms and do it again.”
A complete jump of a 26-foot
section took about seven days.
“By the third jump, we were
in the groove,” Koci says. “Each
person found a niche, whether
placing ties or building the
corners. There was good communication as we asked, ‘what
do you see?’ or ‘how can we do
it better?’”
The FAA tower stands as a
concrete reminder of precision,
timing and teamwork.
The Layton Companies
Willes had a recent scare with cancer, David Layton
was one of the first to call.
“I appreciated Dave’s phone call, his concern for his
employees,” Willes says. “I talked to him on a Friday,
and he had an appointment scheduled for me on
Monday morning with the best cancer doctor at the
Huntsman Cancer Hospital.”
His only vacations seem to be safety cruises earned
by Layton employees, and he’s only been off work
involuntarily one week in 34 years. Willes spends his
personal time working with his family on a small ranch.
Layton’s seasoned veterans look to the longesttenured Layton employee, Larry Dansie, who worked
for nearly 50 years, as their mentor. “I’m going to work
one year longer than Larry did!” Willes says.
SUBCONTRACTOR PROFILE | TEAMWORK
Xenon Long (left) and
others of the YMC team
are part of the solution as
concerns arise on the job.
YMC, Inc.
FOUNDED
1973
PRESIDENT
Rod Marcum
TYPE OF WORK
Mechanical
HIGH-PROFILE JOBS
WITH LAYTON
Stueckle Sky Club
expansion of Boise
State’s Bronco Stadium
Boise Airport Expansion
Stevens-Henager Office
Building (Boise)
Boise Airport’s new FAA
air-traffic control tower
Campbell County
Recreation Center
(Gillette, Wyo.)
Anonymous Excellence
CONTACT
2975 Lanark Street
Meridian, ID 83642
P: (208) 888-1727
F: (208) 895-9699
www.ymcinc.com
Meridian-based YMC gives behind-the-scenes support
Every team has the “behindthe-scenes” player who is key to
success but receives little — if
any — recognition from those
not on the team.
In football, it’s the offensive
linemen. Quarterbacks and
coaches will spend hours extolling the virtues of a strong offensive line, but fans rarely notice
them until one of them misses a
block or gets a holding penalty
on a long run.
YMC, Inc. — a Meridian,
Idaho-based mechanical contractor Layton partnered with on the
Stueckle Sky Club addition of
Boise State University’s football
stadium — is the “offensive
lineman” of the building project.
Most of their work is done out of
the public’s view, but it keeps the
building running.
And when it comes to behindthe-scenes mechanical work
done in Boise, no one is stronger than YMC, Inc. That’s why Layton has
used the company on projects outside the BSU campus, including the
Boise Airport expansion and the Stevens-Henager Office Building.
“We provide good quality for a fair price,” says Xenon Long, vice president of YMC, Inc. “We try to come to the table with solutions.”
Being part of the solution is at the heart of the “team-first” attitude
YMC and Layton share. With mechanical contractors being involved in
almost every stage of building, communication is key for YMC.
“Layton has interaction at all levels,” Long says. “(Project manager) Jeremy (Hobbs) has been open and honest with the job. Subs are often kept
in the dark by other general contractors. When you have open communication, you can be part of the solution. You don’t have that adversarial
relationship.”
YMC assists builders in areas ranging from HVAC to ultra-high purity
orbital welding. While visitors to a facility will rarely notice the duct work
in the ceiling or the machinery in the closet, YMC’s quality of work is obvious to industry professionals and appreciated — however anonymously
— by each visitor. So, while the Broncos score touchdowns on the field,
visitors to the Stueckle Sky Club won’t notice the climate control system
making their experience memorable.
“The project team did an exceptional job with one of the highest profile
jobs in the state,” Long says.
It’s all about team for YMC. Just like the quiet offensive lineman that
makes the right read on a stunt and protects the glory-receiving quarterback.
“
Layton has
interaction
at all levels.
When you
have open
communication, you can
be part of the
solution. You
don’t have that
adversarial
relationship.
The Layton Companies
”
— Xenon Long
Vice president
YMC, Inc.
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FOUNDATION
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7
INDUSTRY TRENDS | NEWS YOU CAN USE
THE NUMBERS GAME
Economic Outlook
3 MARKETS BUILT ON DIFFERENT STORIES OF VACANCIES AND UNEMPLOYMENT
Utah
Industrial Market Vacancy Rates
9
(Percentage)
6
10
4
5
2006
3Q
2006
4Q
2007
IQ
2007
2Q
2007
3Q
2007
4Q
2008
1Q
Source: Arizona’s Economy, July 2008,
University of Arizona, Eller College of
Management
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2006
3Q
2008
2Q
Source: Thornton Oliver Keller Commercial Real Estate (Boise);
Cushman & Wakefield of Arizona, Inc. (Phoenix); Commerce CRG
Commercial Real Estate (Salt Lake City)
Phoenix-Mesa-Scottsdale
Salt Lake City
Boise-Nampa
4
(Percentage)
2007
IQ
2007
2Q
2007
3Q
2007
4Q
2008
1Q
2008
2Q
Construction Employment
3
2
250
(Seasonally adjusted, in thousands)
5
2006
4Q
Source: Thornton Oliver Keller Commercial Real Estate (Boise);
Cushman & Wakefield of Arizona, Inc. (Phoenix); Commerce CRG
Commercial Real Estate (Salt Lake City)
Unemployment
Arizona
“While analysts debate whether
malaise in the U.S. economy
will last long enough, be deep
enough, and widespread enough
to qualify as recession, there
is little doubt that Arizona’s
economy has already passed
these tests. Homebuilding is
in one of the sharpest corrections on record, consumers are
in full retreat, and measure after
measure of economic activity is
at recessionary levels. By mid2010 Arizona’s growth machine
should be up-shifting again and
accelerating toward the next
growth surge.”
15
5
Idaho
Source: Zions Bank, Idaho Economic
Outlook, Summer 2008
Phoenix-Mesa-Scottsdale
Salt Lake City
Boise-Nampa
20
7
Source: Zions Bank, Utah Economic Outlook, Summer 2008
“The Idaho economy has
weakened to a zero growth pace
during 2008, negatively impacted
by U.S. economic stagnation, a
plunge in Idaho home construction, high energy prices, soft
home values, and consumer caution tied to constant negativity
from the national media. Current
Idaho economic sluggishness
is anticipated to continue over
the balance of the year. Over the
long horizon, however, Idaho’s
inherent strengths of low business costs, affordable energy and
solid population growth continue
to suggest a solid future.”
Office Market Vacancy Rates
Phoenix-Mesa-Scottsdale
Salt Lake City
Boise-Nampa
8
(Percentage)
“Utah’s economic growth pace
has continued to slow in recent
months, impacted by flat U.S.
economic performance, weak
Utah home building activity, soft
home prices, consumer caution
tied to constant negativity from
the national media, and high
energy prices. Even as it slows,
however, Utah continues to
rank among the top states in
the growth rate of employment.
Modest performance of the Utah
economy seems likely over the
next year before a return to more
vibrant growth.”
200
Arizona
Utah
Idaho
150
100
50
1
0
2005 2005 2006 2006 2006 2006 2007 2007 2007 2007 2008 2008
2Q
3Q
4Q
IQ
2Q
3Q
4Q
IQ
2Q
3Q
4Q
1Q
2005 2005 2006 2006 2006 2006 2007 2007 2007 2007 2008 2008
3Q
4Q
IQ
2Q
3Q
4Q
IQ
2Q
3Q
4Q
1Q
2Q
Source: U.S. Bureau of Labor Statistics
Source: U.S. Bureau of Labor Statistics
THE LAYTON COMPANIES
Area Offices
UTAH
ARIZONA
IDAHO
9090 S. Sandy Parkway
Sandy, UT 84070
(801) 568-9090
4686 E. Van Buren,
Suite 100
Phoenix, AZ 85008
(602) 840-8655
1444 S. Entertainment Ave.,
Suite 300
Boise, ID 83709
(208) 429-6740
The Layton Companies