How a UG2 engineering team turned the COVID-19 pandemic reduced tenant volume into an opportunity to tackle backlog projects addressing necessary improvements
Like every other city in the U.S., and most around the world, Baltimore began to see its commercial buildings temporarily shuttered after Governor Larry Hogan declared a state of emergency in early March, and then issued a stay-at-home order later that month.
At 100 North Charles Street, though, that declaration wasn’t an excuse to minimize engineering services and wait out the pandemic. Instead, the UG2 engineering team viewed the shutdown as a unique opportunity to implement numerous changes that could only be achieved with reduced tenant occupancy.
“Because our engineers weren’t getting the type of troubleshooting calls that we handle daily, it gave the team a chance to address larger projects that could set the building up for success when it came to re-opening,” said UG2 Regional Engineering Manager Jeff Jensen. “Under the outstanding leadership of our Chief Engineer Gordon Smith, the team sprang into action and made the most of every moment. I’m proud of my engineering team for staying the course during the ‘downtime’ and keeping the team very productive. Had these projects gone to outside vendors to complete, the cost would have been substantially higher than our in-house team completed them for.”
Here are some major initiatives and work that will impact building health and safety well into the future:
Cleaning and Revitalization of the Mechanical Chiller Plant: The chiller plant area had previously become a dumping ground for obsolete equipment, tools, and debris. The area appeared cluttered and dirty, as well as poorly lit. Peeling paint, non-insulated water lines, tangles of old cords and wires, and surfaces filled with discarded mechanical items made the space feel congested, unorganized and unsafe.
Although UG2 had been awarded the contract in mid-2018, servicing the tenant and owner was the top priority, which means the mechanical plant was the last to get addressed. But when the stay-at-home orders meant no more tenant calls, the engineering team was able to clean and revitalize the entire mechanical space into a major show piece that any engineering team would be proud to work in.
Not only did they remove all the clutter, but they also painted floors and walls, creating a safer and more usable space. They replaced lighting to brighten the space, and put insulation wrapping around the chilled water lines, boosting operational efficiency.
“There are still a few items we need to address; however, the transformation has now made the mechanical spaces one of the premier areas to include when touring the facility,” says Jensen.
Fountain Maintenance: When the building was developed, the owner’s vision was to include a fountain on the front pavilion design which is a marquee attraction for the building. But as every commercial engineer knows, when fountains age, issues can crop up—and this one is no different.
When the team came on in 2018, the fountain was in rough shape. The old water lines were leaking, creating a potential hazard in the basement. The team re-piped the entire system, which was a tremendous project, but one that created a transformation in terms of efficiency and operation. During the recent shutdown, the team was able to change out more piping and install new lighting, giving the fountain new life and appeal.
Engineering Team Space: Previously, each member of this four-person team had a “nook” as a workspace, as well as a small closet or cubby for their tools. But these spaces were separate from each other, which means that collaboration only happened during planned meetings or via calls and texts.
With the block of time afforded by the pandemic shutdown, the team focused on cleaning out an area on the garage level that had been used, much like the mechanical plant area, to store old junk. After cleaning it out, they hung a new ceiling, ran electrical and internet cables and put in lockers as well as a table where the team could sit together while social distancing.
“This really helped bring the team together and allows them to discuss maintenance issues and tickets without having to track each other down,” says Jensen. “That type of immediate feedback will shorten the time it takes to address each ticket and helps them to brainstorm ideas more effectively.”
Lighting and Painting: Since they didn’t have to work around occupant schedules, the engineering team was able to do a significant amount of painting throughout the building and replaced numerous lights in the lobby area to make that space brighter and more inviting.
They also did a significant amount of prep work to get vacant floors presentable for potential tenant walk-throughs, which will help boost occupancy once business owners and their employees are ready to come back to shared spaces.
“First impressions last forever,” says Jensen. “When people walk into that lobby, they say, ‘Wow’ because it’s clean, well-lit, and modern, and the same is true of the restrooms, hallways, and tenant spaces. This team is doing much more than just mechanical work, they’re striving every day to make this building into a place where people want to be.”
Staying Proactive: All these changes are part of a larger effort to be proactive, Jensen adds. Like every UG2 team, the engineers at North Charles Street feel that they’re in partnership with the building’s owner and take on initiatives as if the building was their own.
“They have a sense of ownership and pride, and that goes a long way toward taking care of a building in a meaningful way,” Jensen says. “They are certainly not on standby while the building is closed to occupants. Their efforts will ensure that when people are ready to return, they’ll be coming back to the best possible space.”