A Campus to Bank On

Zions Bancorporation 400,000-SF Technology Center will be the hub of future activities for the company as it contributes to the ongoing development of a campus in Midvale.
By Taylor Larsen

“Remember the past with eyes to the future”


The simple slogan from Jennifer Smith, Executive VP and Chief Information Officer for Zions Bancorporation (Zions), was an inspiration for the interior phase of the Zions Bancorporation Technology Center. But those words and that sentiment are present in much more than the gorgeous interiors of Zions’ new building. As the project team began the massive undertaking, it would be hard to forget the past of the building site as team members worked together to create something with a steady eye to the future.


A Site to Behold


The 270-acre Sharon Steel Superfund site, where the Technology Center is located, is situated in the Jordan River Valley in Midvale. Milling and smelting conducted between 1906 and 1971 produced upwards of 10.5-million cubic yards of heavy metal tailings. The contamination was recognized in the 1980s and remediated in the late 1990s by installing a five-foot thick combined vegetated soil and geosynthetic cap over the site to prevent precipitation from leaching the site’s heavy metals into the Jordan River.


But there was also a future to consider and a better path to pursue.


With a development and master planning dream that had the potential to transform this site into the first phase of a sustainable community, that path has been realized. Integrating public transit and walkability to the Technology Center, utilizing a superfund site, and restoring nearby wildlife habitats would lay the groundwork. Creating an office space where people would feel welcome and connected would be the interior mission. 


Driving the entire project would be tricky. Spencer Allen, Sr. Project Manager for Layton Construction, explained it in the most straightforward way possible. 


“The [construction] priority was the schedule,” he said. Since the campus is a consolidation of satellite offices from across the U.S. into this one, “it was important for them to have substantial completion on the first of June so they could start bringing these people over.”


Every leading company needed to be on the same page. The response to that was a firm commitment—from owner Zions and developer Gardner Company, general contractors Layton Construction (interior) and Okland Construction (core and shell), and designers WRNS Studio (architect of record) and Method Studio (interior design). And that started well before the project broke ground.

Creating Foundation

The superfund status of the location made for an early challenge for the construction team. Like an onion, parfait, or even an ogre, this site had layers. Liners, clean fill, demarcation fabric, and more were present from the initial remediation efforts, but there were plenty of layers full of random debris from the site’s milling history, according to Eric Barton, Senior Project Manager for Okland Construction.

“Not knowing how much it is going to settle, not knowing what was in the soil—there was just no way to actually design the building to be supported by the existing soil,” said Barton. So engineers with BHB Structural designed a Torque Down Pile deep foundation system.

Barton explained it like a drill bit going through the soil. The hollow piles are installed by a combination of torque and downward force, while the custom fitting aids in both pile advancement and pile alignment throughout the installation.

BHB Structural’s Travis Brackus, Associate, said that the system allowed for a higher level of precision for pile location and plumbness versus a traditional driven-pile system. It even eliminated unwanted noise and vibrations associated with diesel hammers, too. According to Brackus, 380 Torque Down Piles support the 400,000-SF building.

Barton and Brackus both spoke of how the structural work created a crawl space under the building, which means the ground floor was a concrete and steel floor system much like the floors above.

Building Location

With the foundation set, architects led the next charge by designing a sustainable building that could anchor an overall campus. It would need longevity that would benefit the general public and the community of Midvale while providing beautiful office space where employees would want to be. WRNS’s design would emphasize the closeness of community through density and sustainability. According to Brian Shiles, Principal with San Francisco-based WRNS Studio, those emphases started with ownership.

“Zions was completely on board,” said Shiles of the concept to feature community sustainability on both the site and the building. “There was no resistance to this dialogue. [Zions] led it.”

The building itself is strategically positioned to be a better part of the community and emphasizes concepts not seen often in suburban areas. The Technology Campus is part of Midvale’s Jordan Bluffs master plan, which employs an urban design mentality centered on walkability and connection to the landscape, transit, and amenities.

Brain Millman, Principal with WRNS Studio, described the building massing as a major driver for the project. As a connector for the overall campus plan, he said the full building cantilevers out to the Jordan River, merging the density of the building with massing for viewers at every sight line. It provides an architectural connection to not just nature, but the community nearby as it serves as a focal point and draws people from the Jordan River Trail and the light rail station up the hill.

Exterior building choices included brick, glass, and zinc panels which combined with insulation to form a tight envelope. Barton reported that the zinc came from the Netherlands and is a 100-year material. He explained how the zinc panels are fastened to a z-channel that holds in place two inches of semi-ridged, high-density mineral wool insulation which covers the entire face of the building. A self-adhered air barrier on the exterior sheathing beneath the insulation and behind the brick portion provides additional envelope efficiency. All brick areas are capped with a precast concrete coping made to match the masonry.

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Masonry and glass are more common than the third material that made up the building façade: zinc. The gray zinc panels came from The Netherlands and provide a unique, long-lasting exterior to match a company with such a special and extensive legacy (photos by Endeavour Architectural Photography).

Progress Moves Vertical


A great site and solid planning concepts were a great start, but building up would be just as consequential to hold on to the initial vision behind the quote from Smith and create an interior that could match the intentionality of the core and shell and greater campus.


Several broad floors frame space, Shiles said, connect to the exterior garden, and support team building and collaborative work. A stock of smaller plates accommodates more focused work from employees and their respective teams. He spoke of how WRNS designed courtyards cut into the larger plate to provide employees with natural light, views, and access to nature. With private offices closer to the core of the building, majestic views are within the reach of every employee.


Layton’s Allen said it was a quick build considering the size of the building and the challenging construction environment. "It almost felt like miracles took place,” he said. Instead of two buildings that were in their first designs, the project team embraced one building with two massings—a six-story tower and a three-story massing—to lock in connectivity to the different offices from across the U.S. that would soon be sharing the same roof.


With both of the general contractors, the developer team, and other trade partners involved in another major project together just a few years ago, the project team re-combined seamlessly to create a great experience and a great building. 


“You're working together with another contractor, so you basically are joined at the hip,” said Allen. He said communication was on point as the two teams went about their separate scopes that came together to create a magnificent whole. “We met together weekly, if not more, with Okland.” Concerns, delays, and updates between the two contractors were readily shared. 


The contractor teams decided on a “flow” that would allow construction to progress on the northern, three-story portion of the building first then move south to another three-story portion of the building before moving east to the tower massing. As core and shell progress on each floor was completed and moved on to the next phase, tenant improvement began in its place. The breakup of the project over 12 phases of construction helped to keep quality control at the highest level. 


Allen credited the work done a few years ago, reemphasizing how greatness happens in unison. “Our success is together, our failure is together.”


That commitment to succeed together extended to everyone involved. Team members for interior designers Method Studio said the timing of this project meant that it was a 100% virtual design project. Kim Webb, Vice President and Project Architect of the Workplace Studio, spoke of the difficulties adjusting to the learning curve and not being able to inspect designs together in the same room.


With such a large contract and multiple major players in the scope, Webb explained how certain critical items were divided up between the interior and core and shell—made extra difficult without those consistent, in-person meetings to quickly remedy any potential issues. The wood trellis at the front desk that moves throughout the space and up the stairs was a critical mark and element needed for an inviting and awe-inspiring lobby befitting Zions.


But, with multiple contractors and subcontractors involved in this scope and materials coming from different parts of the country and a challenging construction schedule, the rift-cut white oak elements throughout the building would need to match at first go.


A Perfect Match


Match it did. Copious daylighting from extensive glazing provides additional warmth to the wood grain's natural touch. Millwork was one of many impressive features visible all over the office, one most apparent in the crown jewel: the “all-hands” space.


Allen described it as “the biggest selling point feature of the building.” One step in, and the praise is accurate. Wood grain throughout the two-story area, along with terrazzo flooring, giant windows looking out to the Jordan River and distant mountains, and an inviting feature stair make it into a flexible and beautiful space. Collapsable glass walls in nearby rooms combine with the impressive AV work done to provide training, announcements, lectures, and more to the hundreds who work in the building. 


Conference rooms just above the all-hands space give Zions some formal room to conduct business. Add to all of that the “Hub” and its full kitchen, cafeteria, and cafe back on ground level—all available for public use—and you have quite the setup. 


Interior design choices emphasize three pillars of balance for the company and its new tech building: strong foundation, innovation, and transparency. Masonry, wood, and metal showcase the owner’s strong Utah foundation. Screens, especially the wood grain “Z” pattern present in the all-hands space, are a nod to innovation. The glazing showcases the owner’s commitment to transparency.


The WRNS Studio team conducted a thorough analysis of façade performance and evaluated glazing and shading opportunities to build up a high degree of interior comfort. Triple paned windows perform incredibly in the winter and were installed on the east and north sides to deal with the cold, dark winters. The west and south façades, on the other hand, called for sun shades and solar protective devices that would still allow for the transparency wanted by the owner and create a well-lit comfortable space for employees and visitors.


Creating a Theme


Each of the six floor plates contains different colors, with branding that showcases the ripple effect of the company’s work funding historic projects and dreams across the West over the last century-plus. Jenn Celestino, Vice President and Project Designer with Method Studio, mentioned how the six stories have six corresponding floor names (Summit, Cirque, Mesa, Moraine, Caldera, and Playa) that give the interior a wayfinding element and an additional sense of place in the West.


She explained how two branding elements emphasize the connection between individual employees and the larger company. The ground floor timeline wall shows the history of Zions and how there are still plenty of stories to tell. Another ground floor piece, entitled “Foundations of our Future” highlights employees with individualized plaques that recognize the many who have helped Zions gain and maintain its premier status in Utah and beyond. 


Webb demonstrated during a tour how the building functions as a gallery of sorts for three local artists that Zions commissioned. Pieces from Jann Haworth, Brian Kershisnik, and Matt Monsoon all hang throughout the space, emphasizing different themes like the West, community, and diversity. Kershisnik’s “Work of Many” hangs prominently in the ground floor lobby, honoring this consolidation of resources that has combined to create this invigorating space.


Other specific branding elements include layers of silhouette profile graphics, all from the organization’s employees, that showcase the volume of people the company has influenced. Those same colors that represent the different floors are present here too, with a rainbow spectrum to reinforce the diversity that creates the strength of an organization. 


The creation of that type of space—a diverse, inclusive space where people would come to and enjoy—is something that Method Studio’s Marbe Agee, Principal of the Workplace Studio, felt like the project team knocked out of the park. “The feedback we received from Zions Bancorporation was that remote people wanted to be in this office.”


Good Stewardship


Through construction recycling and the use of recycled and recyclable materials, contractors and designers followed through on the owner’s commitments toward sustainability, recycling well over a combined 80% or more of cardboard, plastic, wood, and trash. Celestino spoke of how the terrazzo flooring and countertops on the various levels of the building all include recycled glass. 


Agee spoke about how this commitment to recycling included choosing recycled and recyclable carpets and Forest Stewardship Council-certified woods. Exterior brick was sourced locally from Interstate Brick for yet another sustainability win.


As a leading lender of renewable energy companies, Zions established aspirational sustainability goals tied to reducing carbon, improving air quality, and resiliency, according to the WRNS Studio team. The Technology Center is all-electric, targeting LEED Platinum with its goals—a high bar as the inaugural project of the overall Jordan Bluffs campus. Ongoing ecological reclamation efforts will support habitat restoration and the larger regional waterway while healing the site’s industrial past.


Regarding energy conservation and sustainability, the building utilizes over 2,000 photovoltaics to help offset 75% of the energy use for the building. Two light wells and terraces on the second floor provide another connective spot with nature while filling in more interior spaces with daylight.


And most importantly, at least to Agee, was how Zions, as a local member of the community, committed to strongly moving forward with this project amid so much insecurity.


“They put their money where their mouth was,” she said. “And not just the architecture and design communities, but the construction, trades, and craftsman that make these projects possible.” 


The building has built upon not only the site’s historic past but also the history of one of the premier Utah-based companies in Zions Bancorporation. But as it remembered the past, it is still looking forward. In a business world struggling to recruit and retain employees, superb construction and high design allowed a strong community ally to look ahead and achieve a top-class technology center where employees want to be.


Zions Bancorporation Tech Campus


Project Team

Owner: Zions Bancorporation

Developer: Gardner Company


Design Team

Architect: Method Studio, Inc. / WRNS Studio

Electrical Engineer: Spectrum Engineers 

Mechanical Engineer: PVE 

Structural Engineer: BHB Structural


Construction Team

General Contractor: Layton/ICS (T.I.), Okland Construction (Core & Shell):

Plumbing: Reliable Plumbing

Concrete (Core & Shell): Okland Constrcution (Structural Concrete, building conctrete, site walls), Gene Peterson (sidewalks, curb & Gutter)

HVAC: Altas Sheet Metal

Electrical: Rydalch Electric

Drywall/Acoustics:  K & L Drywall & Acoustics, CSI (Core & Shell):

Painting: Professional Painting, Grow Painting (Core & Shell):

Tile/Stone: Dowland Tile, Metro Tile (Core & Shell)

Masonry: Troy Hales Masonry (building), AK Masonry (Parking Structure)

Carpentry: Diversified Flooring, Contempo Cabinet & Mill (Core & Shell)

Flooring: Stewart Specialties (Sealed and Polished Concrete)

Glass/Curtain Wall:  Bountiful Glass (Interior Glass), Sykview Glass (Core & Shell)

Roofing: Utah Tile & Roofing (Core & Shell)

Waterproofing: Water Proofing West

Steel Fabrication & Erection: SME Steel Contractors

Excavation: Siri Contracting

Landscaping: Intermountain Plantings

Utahraptor State Park

By Taylor Larsen • June 30, 2025
Not often does an opportunity come around to build a new state park. But the project team jumped at the chance and helped bring amenities to the off-roading wilderness around Moab to deliver the new Utahraptor State Park. The unique project received design collaboration from Johansen & Tuttle Engineering, GSBS Architects, Horrocks, and Spectrum Engineers. Hogan & Associates Construction led construction efforts to bring in site infrastructure, utilities, and vertical construction to build new recreation opportunities for Moab’s tourism hotbed. The project’s remote location made this a major challenge. Still, best-in-class coordination helped to mitigate labor concerns and site issues to build a fitting tribute to the area’s history as Utahraptor State Park prepares for its first summer tourist season in 2025. Designing a Fitting Park for the Area The park was created in 2021 via legislative action (H.B. 257), while the infrastructure and more began construction in 2023. The site is historic in two senses. It is home to ancient history, with fossil sites of the Utahraptor found throughout the area—fossils first discovered outside the Dalton Wells Quarry by paleontologist “Dinosaur Jim” Jensen in 1975. It is also an area of 20th-century history as the former site of the Dalton Wells Isolation Center, the Civilian Conservation Corps facility-turned-internment camp where Japanese Americans were detained from 1942-1945 during World War II. Owner’s representatives from the State of Utah’s Division of Facilities Construction and Management (DFCM) said an overall goal for Utah State Parks was to preserve these historic assets amidst steady and consistent tourist and recreation growth. According to Matt Boyer, Assistant Director of Capital Development for DFCM, Utahraptor State Park's development would happen “in a way that would preserve the historic nature of the site while maintaining the opportunity for recreation in the process.” According to Clio Rayner, Principal for GSBS, the design goal aimed to complement instead of compete with the natural beauty of the surrounding landscape. “We wanted to provide a subtle sense of arrival where people feel a sense of welcome and comfort,” she said. Design leaders wanted the harsh beauty and serenity of the Colorado Plateau Desert to remain the showstopper. “We went into this design not wanting to make an architectural statement but rather wanting to create a visitor experience focused on the landscape. In a place like this, it should not be about the architecture.” Since the built environment of Utahraptor State Park would consist of recreational facilities and a visitor center, Rayner explained, “We used a material palette and building massing that reflected natural features of the site and created flexible open interior space for multiple uses.” Interior design, said Rayner, “Provided an open opportunity for Utah Parks to create interpretive exhibits inside the Utahraptor visitor center that tell the story and convey the significance of the site.” Design incorporated economical and durable features like natural wood and CMU colors and patterns drawn from the stone features that abound in Utah's eastern majesty.

Multi-family Highlights

By Taylor Larsen • July 30, 2025
Much like a good bonfire, multi-family construction in Utah, and especially Salt Lake County, has blazed. According to real estate brokerage CBRE in their 2023 report, Utah multi-family builders delivered a steady burn of units between 2019-2022—over 5,700 units per year on average. And then the fire roared in 2023 with over 10,000 units delivered, nearly half of them coming from outside of Salt Lake. That’s hot. But slow absorption, steady vacancy rates, and falling rents from 2023 to the present (1) have chilled the market somewhat since the “free money” era of the pandemic ended as Federal Funds Rate rocketed from 0.5% in March 2022 to 5.5% in July 2023. This cold water on the multi-family development fire made for a strange 2024 into 2025, even as deliveries reached similar heights from 2023’s delivery boom. While it’s made developers re-think a project or two, it has been excellent news for tenants. The growing range of options across the desirability and location spectrum from this recent delivery glut has pushed rents down in the form of concessions. Raise your hand if you’ve seen an apartment complex offering 10 weeks free—a substantial discount from the standard rental rate. But make no mistake, even amidst a cooler period in development, there are plenty of recently completed, hot multi-family projects bringing unique features to the table for tenants, while showing how designers and builders are delivering successful work to a changing market.

Sign Of The Times

By Brad Fullmer • June 30, 2025
The transformation of the heart of South Salt Lake from a gritty, somewhat dilapidated industrial area into a legitimate 'downtown' urban area with active neighborhoods of stylish residential and commercial buildings, got a major boost in June with the official grand opening of the eight-story, 180-unit One Burton apartment complex, ushering in a new era of modern development in the city. "I'm very happy to be where we're at now," gushed Jason Algaze, a Principal with New York-based Abstract Development Group, as One Burton marks the firm's first completed project in Utah. "The building is unique, and we had a good [team] to help us execute our vision." One notable caveat of the $70 million project—with its location directly adjacent to Interstate 80—was that the previous landowner, YESCO, be allowed to keep its billboard on the property, leading to the building to being dubbed 'the Billboard Apartments' during construction. Architects from Salt Lake-based Architectural Nexus, led by Mihnea Dobre, Principal-in-Charge, and Charles Bagley, Project Manager, were quick to roll with that interesting design nuance, along with other design constraints specific to a location smack dab next to a bustling U.S. highway. They embraced the billboard, ultimately coming up with the idea of INFLUENCE—something that is shaped, carved, and molded by the constant effect of environment—as the design brief and conceptual driver for the project. Since the billboard would have a direct impact on the building form—and is emblematic of the very idea of what influence is—the design leaned heavy into it. From the south side, you can visually see its influence carving and shaping the building with a continued ripple effect bending and folding the eastern façade. "This project is all about influence," said Bagley. "The billboard is about influencing people, so we wanted the view corridor to influence the shape of the building, with a ripple effect as the east facade folds and crinkles." "The billboard is certainly a prominent feature," said Dobre. "We had a requirement to maintain the view corridor and build around existing billboards, so we used that to aid the design, and in maximizing site development without interfering with legal requirements. We decided to embrace what was [viewed as] a limitation." "We turned what could have been a huge hurdle for design and turned it into a 'wow' factor," said Algaze, adding that residents are not impacted from the signs due to billboard screens having directional baffles that eliminate light disturbance back to the apartments. Constructing around the billboard and next to a busy freeway offered various challenges to the contractor team, said KC Burns, Project Director for Salt Lake-based Jacobsen Construction, mainly being so directly in the public eye, along with limited access for material delivery from north and south roads only and limited space to choreograph the litany of heavy equipment, delivery trucks, lifts, and cranes. "Prior to construction, the billboard was removed and relocated slightly to allow it to be outside the building footprint—that's not something you see every day," said Burns. "The highway presented little issue itself; the exposure from passersby [traffic], however, kept us on our toes as there was a lot of oversight from freeway traffic. We became aware early that we either did it right, or it would be known immediately by all."

Finding a Groove

By Brad Fullmer • June 30, 2025
Salt Lake-based di'velept design has broken the mold for how an architectural firm finds success. As the firm celebrates its 10th anniversary, founder Jarod Hall couldn't be more satisfied with how things have shaken out the past decade. "I'm so happy with where we're at, where di'velept is as a firm," said Hall, 44. "We're more of a lifestyle firm. I enjoy a lifestyle of working from home, [and] spending more time with my family, while also doing great projects. The growth in front of us is exciting." "It's a different sort of story," admits Hall, a Vernal native who wasn't quite sure about a career after graduating from Uintah High School in 1999. He attended then-Utah Valley State College (now UVU) for four years and worked part-time for a painting contractor while in school. "That got me interested in architecture," said Hall, noticing how the buildings he was painting were designed and what he liked and didn't like. He would interact with architects from time to time and started envisioning what their day-to-day schedules were like before deciding to jump to a new career path. He ultimately earned a Master of Architecture from the University of Idaho in 2008 and landed work at a large Salt Lake-based architecture firm, where he learned the ins and outs of the craft from 2008-2013. Hall quickly proved his mettle at the firm and worked under former Principals Steve Crane and Boyd McAllister in the K-12 studio. "He was really great—he got right in there and figured out what to do," said Crane, who moved to St. Croix in the US Virgin Islands after retiring in 2017. Today, Crane resides in St. George, and is working with Hall on some projects. "The partners really liked him. He was a good designer. Now, he's got me working for him!" Hall eventually decided to launch di'velept design in late 2014, and by early 2017 was actively trying to grow the firm. Firm Buoyed by Success in Self-Storage, Multi-Family In early 2015, Hall and a friend, Jeremy Larsen, were hired to design a self-storage unit in Vancouver, Wash.—a 100,000 SF, three-story building. Success on that initial self-storage project has led to a fruitful relationship with a couple of developers who have built dozens of projects in more than a dozen states, including the Pacific Northwest, Texas, New England, Florida, and Hawaii, in addition to Utah. In 2016, Hall recognized potential opportunities in the burgeoning multi-family market and started making inroads with some smaller developers. To date, the firm has designed 18 multi-family projects that are either finished or under construction, with another 80 projects they did master planning for—projects that will advance to full design once market conditions are more favorable. Approximately 50% di’velept’s annual revenues are from townhomes and apartments, 40% from self-storage facilities, with commercial office and retail projects, including restaurants and bars, comprising the rest.

Village People

By Taylor Larsen • June 30, 2025
Economics isn’t for everybody. Some in this industry excel in real options analysis to understand risks and returns of capital outlay for a project. Others, like this writer, struggled to understand anything described in Econ 110 lectures. Independent of one’s understanding of economics, everyone in Utah lives through the social sciences’ most trusted law: supply and demand. Namely, the demand to live races onward while the housing supply lags behind. Utah is the place to live—and the data backs it up. Utah’s net in-migration has been over 20,000 yearly since 2016, according to the Kem C. Gardner Policy Institute. Whether incoming residents are seeking the greatest snow on earth or looking to discover linguistic quirks—have a Utahn say “Millcreek” and hear the phonetic difference—there are many reasons to move to the Beehive State. It’s excellent news for the industry. High housing demand means plenty of opportunities to design and build. The good news continues—the industry built more housing units than new households created in the state from 2019-2022, according to Kem C. Gardner Policy Institute. In 2021, the state set a record, delivering 40,144 new housing units and nearly cutting the reported housing shortage in half. The bad news? It hasn’t been enough. According to that same data, Utah still needs to build an estimated 37,000 more units, or enough homes to support a city comparable in population to Provo or St. George, to meet 2025 demand. Answering the Crisis Call The bad news is glum, but the good news is that developers are helping to solve Utah’s housing challenge, creating expertly crafted homes in job centers like Salt Lake City. Key among these developments is the recently completed The Village at North Station, the largest low-income housing tax credit (LIHTC) property in Utah history: a spectacular 827 units. According to Michael Batt, Managing Principal with developer Gardner Batt, the project helps to meet an urgent need for housing, specifically affordable housing. “There is definitely a demand for affordable options as we’ve seen significant housing cost increases over the last five-plus years,” Batt said. Remember the single-issue Rent is Too Damn High Party? What it lacked in political power, it revealed a commonly held belief regarding residential tenancy—the rent is too damn high, especially in Utah. According to the 2022 Economic Census, over 47% of renters spent over 30% of their income on housing. The Kem C. Gardner Policy Institute showed that Salt Lake County alone lacks the breadth of options to be affordable—190,000 units short, to be exact—for those on fixed incomes, single-parents and one-income households, and those just entering the workforce. According to Batt, one great tool to meet demand and lessen the rent burden for tenants is “the utilization of the tax credits and bonds” in development across the state, where LIHTC is the most recognized example. According to the Utah Housing Corporation, the independent state agency that administers Utah’s LIHTC program, tax credit awardees receive a dollar-for-dollar reduction on their tax liability in exchange for making an equity investment into affordable rental housing with below-market rents. Who says the government and business can’t coexist?

Carrot Over Stick: Connecting in Commercial Office

By Taylor Larsen • June 30, 2025
The stick is a powerful tool for bosses in the white-collar world, especially in bringing people back into the office. But how do you get employees back willingly? How about a carrot? “We were designing our space post-pandemic, so one of our primary goals was to create a space that would genuinely draw people back into the office,” said Sierra Smith, Partner & COO with Leavitt Equity Partners, tenants of the new space. The carrot was the tool of choice via “a space where our team could reconnect, collaborate naturally, and enjoy being together again.” Utilizing the carrot had a secondary effect, which Leavitt Equity Partners wanted to capitalize on. Smith noted, “We also wanted to create an environment where we’d be proud to invite clients and partners.” With the completion of this tenant improvement within the award-winning 95 State office building, design and construction partners from EDA Architects and Layton ICS, respectively, showed the value—and values—of creating such a connective space. Creating the Carrot Ownership listened to what their team wanted in a post-COVID workplace: “more chances to interact informally, flexible spaces to work and meet, and the amenities that made being in the office feel rewarding,” said Smith. Jason Dunn, BD/Preconstruction Manager for ICS, who served as Project Manager during the project, agreed with the intent, which comes through in this TI’s welcoming nature. “This is a good approach to get people back to the office accustomed to working from home, where they already have a comfortable, convenient environment,” he said. Dunn spoke about how the creature comforts of home have inspired interior design to bring a high-end residential mood and features to the modern office, “especially if we’re going to spend a quarter of our life at work.” As design commenced, Evan Cindrich, Principal and Director of Interior Design for EDA, created a Pinterest board to send to Smith and the team at Jane Smith Design, who assisted with design, to collaborate on ideas. At the same time, Smith and Jane Smith Design were working on one of their own. “It was incredible to see how much our ideas lined up,” said Cindrich. It lined up to such an extent that some of the same photos appeared in each set of ideas. Aligning intent to budget proved rewarding as collaboration in design honed in on the final decisions. Cindrich mentioned how rendering tools helped ownership sign off on a traditional stick-framed aluminum office front that maintained the luxurious feel originally envisioned and matched dollars to purpose.

Prototype Prowess

By Brad Fullmer • June 30, 2025
The success of the new Subaru Ogden dealership for Young Automotive Group (YAG) has as much to do with the outstanding design-build construction process of the $31 million building as did the patience of acquiring 14 parcels of land needed for the sizeable project spanning seven acres. Designed and built by the team of Morgan-based Center Point Construction and Ogden-based Case, Lowe & Hart (CLH) Architects, the two-level building makes a bold statement with a sleek, modern design and impressive functionality highlighted by a world-class customer showroom, state-of-the-art drive-thru alignment machines, quick change oil bays, and a jaw-dropping 52 high-performance maintenance bays for service, repairs, and washing. At 72,000 SF, it’s also the largest automobile dealership for Layton-headquartered YAG, which continues its impressive growth trajectory with new, statement-making buildings. At the grand opening on May 9 on Riverdale Road in Ogden, YAG President Spencer Young Jr. praised the design-build team and singled out Ron Hales, Center Point's President, for his company's efforts in delivering a phenomenal project. "He's been a great partner of ours the past seven years," Young Jr. said of Hales. "He's built many projects, including this one, and done an amazing job. His team, his people, it's a great company." Hales said Subaru's strict design guidelines challenged his team to design a new prototype building for the Tokyo-based automotive giant. It yielded excellent results, even with a few modifications per Hales' construction expertise. “[Subaru] sent a design, and Center Point modified various aspects of it," said Hales. "The owner liked the changes so much that they modified their design to mirror the changes." Hales pointed to the service drive as a "very unique feature that Subaru really liked" which allows customers to have their vehicle alignment checked by a state-of-the-art machine, along with other services like oil changes and minor repairs. "The Young team and our team spent many hours planning for the very best equipment in addition to maximizing customer flow and efficient service," said Hales. Interior finishes were overhauled to modernize the look and feel, with new colors, designs, flooring, extra glass for more open and aesthetically pleasing views, a custom sound system that pipes music throughout the entire facility, and custom furniture. Hales added that ownership spared no expense wh en it came to staff amenities. "Young Automotive recognizes the importance of their people, and there was an emphasis on making sure the technicians, parts employees, administrative staff, and the sales team have their own spaces and environments," said Hales, in addition to spacious break rooms with TVs, large restrooms and locker rooms."

Latest Shifts in Structural Engineering

By By B. Garn • May 2, 2025
The continued spread of and improvements to BIM, new fuse plate technology, and the rise of mass timber are a few of the topics shaking up structural engineering in the Beehive State. Utah Construction + Design reached out to some Utah’s leading structural engineering firms to find out about current trends, technologies, and with five years of reflection, how are owners and designers looking at and learning from the 5.7 magnitude earthquake that shook the Wasatch Front in spring 2020. Jerod Johnson, Senior Principal at Reaveley Engineers, wrote a detailed retrospective of the event in 2023 and says researchers and engineers learned a few things from the quake from how different building types responded to insights into the geology of our region. “Research has revealed that the shape of the Wasatch Fault is different from what was previously believed. The Magna earthquake, initially thought to have occurred on a fault in the western part of the Salt Lake Valley, actually took place on the Wasatch Fault. The fault extends into the valley at a much shallower angle than expected, rather than descending steeply from the toe of the mountain. This new understanding of the fault's geometry has significant implications for seismic design and building codes. We anticipate changes to the spectral acceleration maps used in structural design. The lateral shaking observed during the 5.7 magnitude earthquake was much higher than expected,” says Johnson. “It highlighted the need for updated design practices that account for this amplification. These findings will influence future building codes and practices in Utah, ensuring that structures are better equipped to withstand such events.” But Chris Hofheins, a Senior Principal at BHB Structural, is concerned the wider public may not have learned enough from the event. “Most structural engineers thought the earthquake would be a wakeup call but to a large degree I think it had the opposite effect,” said Hofheins. “People looked around and felt like it wasn’t so bad and we’ll be alright if something bigger hits. We’ve seen a few owners who decided to increase the seismic safety of their buildings but we’re also seeing the opposite where I think some people are overconfident.” Blowing a Fuse Structural resilience, designing buildings that not only protect those inside during a seismic event but can be quickly reoccupied, continues to be of great interest to structural engineers. Replaceable fuses, or structural sections that can be sacrificed dissipating energy during a seismic event and then replaced, have continued to gain popularity with designers and improve the resilience of buildings. “This innovation represents a significant shift from traditional methods of enhancing ductility in earthquake design. Instead of merely adapting existing practices, replaceable fuses offer a new paradigm for building resilience,” said Dorian Adams, Senior principal and President with Reaveley Engineers. Adams said fuse technology like buckling restrained braces (BRBs) have been available and widely adopted for several decades. Newer proprietary systems like Durafuse, among others, for moment frames have been gaining popularity. “New technologies are emerging that offer exciting possibilities. One such innovation is the SpeedCore steel shear wall with a concrete core, which is included in the new AISC seismic provisions, the 2022 edition. This technology represents a significant advancement in seismic design,” said Adams. Replaceable fuse technology is also being employed with mass timber construction as interest in and use of the material around the world continues to grow. Jordan Terry, Principal at KPFF Consulting Engineers has designed structural systems for several mass timber and mass timber hybrid projects such as the ICCU Arena at the University of Idaho in Moscow and the recently completed Portland International Airport Terminal Core Redevelopment with its 400,000 sq ft mass Cross Laminated Timber (CLT) roof. He said there have been important advances recently in seismic systems for mass timber structures. “Typically, when you get a mass timber building over five stories you have to look at the seismic reinforcing and that is where you introduce something other than just timber. You might have a concrete core with the elevator shafts or use BRBs,” Terry said. “We had a client in Portland that absolutely wanted to use as much timber as possible. We helped develop a new system called a rocking CLT core wall. The base of the shear wall panels isn’t connected to the ground and it can rock back and forth but there are energy-dissipating sections or fuses, between the panels. They are very ductile. You swap them out and it’s as good as new.” David Dunn, CEO and principal at Dunn Associates, said the firm had utilized a rocking CLT shear panel in their design for a new all mass timber building currently under construction for the Zion National Park Discovery Center at the national park’s east entrance. Terry also said the firm was assisting researchers at the University of California San Diego in developing more all-timber lateral systems but noted like all materials, it should be used for its strengths. “CLT is really strong and stiff so you’d think it would be great for seismic reinforcement, but it is not very ductile,” he said. “We have a project in Spokane [Washington] where we used BRBs. We are letting the wood be stiff and strong like it wants to be and letting the BRBs deal with dissipation.” Hofheins noted mass timber research is going on here at the University of Utah as well. Dr. Chris Pantelides and the U of U’s Department of Civil and Environmental Engineering are developing a BRB encased in timber. Adams noted Dr. Pantelides’s project is not the only fuse research underway locally. “One such project involved a device placed in the middle of an X brace, with elastic braces and a fuse at the intersection of the diagonal braces. This device would compress and stretch, cycling through combined flexure and shear,” he said. “A University of Utah PhD candidate recently further enhanced this concept in his dissertation, adding curved plates of steel that cross one another and engage in tension only after reaching a certain threshold of displacement. This supplemental strength activates only when needed, providing a dual-level design solution that accommodates different magnitudes of earthquakes. The idea of replaceable fuses holds significant potential for the future of structural design. These innovations will become an integral part of performance-based seismic design, offering tailored solutions for varying seismic events. Simpson's Yield-Link connection is another example of this technology, although it is currently more suited for smaller applications.” Dunn said making buildings resilient and potentially reusable quickly after a seismic event not only has implications for safety but for sustainability as well. “Designing resilient structures is really an environmental consideration that is undervalued in my view,” said Dunn. “Code-based buildings will undergo massive deformations and damage after an earthquake. Sometimes small, incremental increases in first-costs can make huge differences in anticipated building performance, salvaging buildings that would otherwise be landfilled. That is a huge environmental impact, but not as buzzy as bike racks, low-water urinals, solar panels, etc.”

No Waterway? No Problem for the Utah Inland Port Authority

By Taylor Larsen • May 2, 2025
Ports? In landlocked Utah? Sure, the traditional idea of a port in Utah, with cargo ships, cruise liners, container cranes, dockworkers, barges—not to mention coastal water—is farfetched. But the Utah Inland Port Authority (UIPA) has broadened the meaning of a port since its formation in 2018. Even without a coast, UIPA has worked to strengthen rail, air, and road cargo infrastructure to turn Utah into a 21st century logistics hub and changing the economic trajectory of the Beehive State in the process. It’s been seven years of increased industrial development that has been a boon for the A/E/C community, but more importantly the logistics and manufacturing network to build for an ever-growing consumer demand. There have been plenty of detractors to UIPA, especially as it relates to ecological conservation. Ben Hart, Executive Director of UIPA, has heard it loud and clear as he sets the organization on a path to aid in development goals that benefit the entire state and the values Utahns hold dear. Origin Story + Coordinated Efforts UIPA was created to pioneer and implement strategic and sustainable logistics-backed economic solutions that enhance the lives of Utahns and establish Utah as a global industry connector. While UIPA began its journey overseeing 16,000 acres in the northwest portion of Salt Lake County, the Northwest Quadrant, it has grown in area and emphases since 2018. Today, UIPA is associated with 110,000 acres in 12 project areas across the state. Most importantly for the organization, Hart said, is how developments within UIPA project areas create high-paying jobs to strengthen Utah communities. Where regional logistics infrastructure does not exist, UIPA can make strategic investments to unlock regional economic growth. “Part of the [UIPA] charter is developing projects that provide economic strength for their entire region. Regional projects need regional infrastructure, which most importantly includes transportation infrastructure,” said Hart, detailing UIPA tools to build out transportation infrastructure intended “to help grow the entire regional economy. Hart said that UIPA has grown its overall area scope to help meet statewide initiatives from current Governor Spencer Cox and regional initiatives from municipal leaders around the Beehive State. Speaking specifically of many of Utah’s rural counties, “There is more commerce going on in those areas than what people recognize,” Hart said, “and you still have a really good workforce in those areas as well.” Municipalities and counties of all levels (see project area map) have been willing to go through a four-step process to access UIPA capabilities in route to industrial development and the high-wage jobs that come with it.

Steely Resolve

By Taylor Larsen • May 1, 2025
Tariff talk is loud. But don’t let that be the only thing that garners attention in steel fabrication trends. Leaders in this field said that they continue to innovate and build up their spot within the industry to ensure steel continues to be utilized in projects across the Beehive State. Tariffs Add Volatility On March 12th, 2025 the Trump administration announced 25% tariffs on all steel and aluminum imports. With over 25% of steel imported, according to the US Dept. of Commerce, steel procurement is set to get even pricier. Matt Blaser, President of Price-based Intermark Steel, sees plenty of similarities with tariff policy and the pandemic effects on the supply chain. Much as supply chains needed reconfiguring during the pandemic, “The overarching goal [of tariffs] is to bring manufacturing back into the United States,” said Blaser. “Where we’re not dependent on a global supply chain.” It’s worked as intended before, when 2018 tariffs (25% on steel imports) helped increase domestic steel production by 6 million tons from 2017-2019. For Richard Wood, President of West Jordan-based Rightway Steel, the expected increase in domestic steel production, “It’s just getting started. Many new companies have plans to build steel producing plants in the US.” These incoming ‘minimills’ are bringing faster throughput in a smaller area via a much more efficient steelmaking process. According to a 2020 U.S. Environmental Protection Agency report, over half of the national steel output was produced in minimills. These mills use an electric arc furnace (EAF) to melt and refine steel scrap by passing an electric current from the electrodes through the materials to melt it at a scorching 3,000 degrees. It’s making blast furnaces and “rust belt” technology a thing of the past. But on-shoring production has still been a tough pill to swallow for fabricators as steel prices surge. “As of April 1st, steel material prices have increased upwards of 25%,” said Wood. “We’re unsure if or when the tariffs will be reduced.” Even as tariffs escalate, fabricators like Rightway Steel have sought a way forward even as Wood has seen demand and project starts slow down. Rightway has pivoted with new pricing, reduced quote hold times, and internal efficiencies to stay competitive. As developments in EAF take a greater share of steel production market toward stability—and hopefully lower prices—those internal efficiencies Wood mentioned will shape the future of steel fabrication. Innovating Internally “In any steel fabrication, or any type of production, there is a four letter word that makes all the difference: flow,” said Tyler Oliver, President of Centerville-based Fineline Steel Fabrication. Limiting the amount of movement required from the fabrication team in the shop is one internal efficiency keeping costs low. Inside Fineline’s shop, TV screens and tablets keep the team in the shop fully aware of what’s going on—and keep everyone in flow. Touring through the firm’s Centerville shop, one quickly notices how long the building is. Think arena football field, but five of them end to end to reach 1,000 feet long. If Fineline could have a facility twice as long and half as wide, Oliver said, it would help that flow even better. Oliver claimed that Fineline;s facility houses “One of the most state-of-the-art fabricators in the world.” Fineline’s Voortman Steel Fabricator has been a key part of the firm’s innovative flair. The fully-automated welding system starts with the VACAM system to determine the feasibility of assemblies, production times, etc—particularly helpful when determining the amount of automation required in the welding process. From there the magnetic handling robot grabs the steel pieces fed by the Fineline team, rotates the steel, and welds steel members in the right place. Rightway Steel has looked for similar internal efficiencies, with Wood saying the firm is improving year over year with new equipment and processes to improve quality, speed, and safety. “There’s always room for improvement,” he said before mentioning how it will be incumbent on fabricators to find or train workers capable of learning the ropes as the company invests in more robotic welding, improved machinery, and emerging technologies like wearable exoskeletons to keep production humming. Technological Infusion With lead times getting shorter for many of these projects, Oliver said, “[Owners] need their parts and members bigger, better, and faster. This is why we have innovated and are constantly working on adding automation.” Technological innovation reigns supreme. Construction software Stalwarts like Procore and Building Connected are combining with emerging technologies that incorporate in-field scanning from team members to improve accuracy. “We have also seen improvements in modeling and steel shop and erection drawings through Advanced Steel and Tekla,” said Wood. As modeling has improved, so has the final product created by fabricators. Blaser echoed Oliver’s comments on speed to delivery and Wood’s thoughts on digital collaboration, saying that the ability to fabricate from a digital file has been catalytic in today’s high-speed construction market. Blaser also reiterated points from the other fabricators regarding internal systems. Having a CNC machine isn’t enough—it’s the bare minimum. Instead, working in a “Henry Ford-esque” assembly line makes all the difference today, especially when combined with digital innovations and steel detailing software. But the future is one where those systems are bolstered by AI. “Larger companies will have machines interconnected via AI,” said Blaser. With enough capital to invest in interconnected machinery that needs less human help, AI adaptation within steel fabrication will “Consolidate the market and probably push smaller shops to the wayside.” For Oliver, “AI is the top of our list as it is with everyone else,” namely allowing the team to spend their time processing material for fabrication. “There are some major advancements with AI and how we can final QC some of our members.” While AI grows in importance on the shop floor, Wood said his teams have utilized AI as much as possible in the office for great efficiency in take-offs, proposals, RFI support, and meeting information.