Topeka may not conjure up images of big business, high finance, or other concepts typically associated with the money markets, but this solid Kansas hub has been home to Security Benefit, a retirement planning and financial services provider, for more than 100 years. Previously located across the street from the State Capitol Building, Security Benefit was not considering a move until the State of Kansas suggested purchasing the building to consolidate government offices downtown. The move to a new facility also allowed the company to leverage technology upgrades and create a building depicting its personality-innovative, progressive, and savvy.

Michel' Cole, Security Benefit vice president of communications explains, "We were at a point where continued growth was going to necessitate a change in our facilities. It was more cost effective to find a new space than it would have been to renovate what we had, particularly because of the technological upgrades we needed." As part of the services offered to customers, Security Benefit's new facilities had to support administration and recordkeeping technology beyond the reach of its existing site. It also fully expected to upgrade that infrastructure quickly and easily as needed. So when the concept of a new facility was broached, Howard Fricke, Security Benefit's CEO and chairman of the board directed his team to do the most it could with technology without straying too far from Topeka's city limits.

Estimated investment in the new 300,000 square foot headquarters building exceeded $50 million, so to finance the project, the city issued $50 million in industrial revenue bonds. Employing over 500 people, the company is one of the region's success stories, and the Greater Topeka Chamber of Commerce/Go Topeka was prepared to assist in securing the necessary financing to ensure Security Benefit remained in the city.

You Can Go Home Again

In 2000, Menninger sold Security Benefit more than 50 acres of land that was once known as "Menninger Hill." (Menninger is the same organization that put Topeka on the map as "the psychiatric capital of the world" but has since moved to Houston, TX.) Interestingly enough, this land belonged to Security Benefit earlier in its history, so in essence, Security Benefit came home. Cole adds, "If we couldn't be downtown, this was the next best thing." In fact, "because the land for the site was annexed by Topeka, Security Benefit actually remained within city limits." ("Light Streams Into New Security Benefit Building" by Michael Hooper, The Topeka Capital-Journal, April 23, 2002.)

Cole continues, "We wanted to use local architects, contractors, and designers while supporting the community where we work and live."

General Contractor Tim Browder, senior vice president of Ferrell Construction recalls, "We used as many local subcontractors as we could, and there were only two parts of the building where we had to extend our search beyond local city limits. One was the installation of the glass (no one local had the manpower to do it), and the other was the exterior metal skin we put on this building."

Peter Gierer, president of Topeka, KS-based e.architects confirms, "In Topeka, we have a good stable of knowledgeable contractors who are more than capable, and with the latitude and support of Security Benefit, we could take our pick."

"People wanted to get involved in this building," says Browder. "It was one of the biggest things to happen in Topeka for a long time."

Debbie Bartuccio, Security Benefit second vice president of facilities management adds, "Even the major artwork that we brought into the facility was from Kansas artists."

Fast Track Through Rough Weather

Design for the new Security Benefit building officially started in January of 2000, and site work kicked off just six months later. As Browder's team cleared the undisturbed land and prepped it for roads, infrastructure, and parking lots, Gierer's firm diligently created base documents and responded to ongoing situations.

Browder recalls, "We knew we were going to be constructing the main portion of the building through the winter, and we wanted to get the roads in so we had access without having to use heavy equipment for everything." The construction team struggled with the tight schedule and the fast track approach. Site work began before the foundation plan was finalized; the foundations were started before the steel design was completed; steel was put in place before the exterior skin design was finished. "It had to fit together like a big puzzle," says Browder. Because of the deadline, most of the foundation walls had to be put in during one of Topeka's hardest winters. But the team persevered, regardless of conditions. "In our business, that's a fact of life most of the time; the show must go on, no matter how cold or nasty it gets outside," Browder remembers.

The Picture Of Comfort

While the construction team endured physical hardship during the early stages of the project, factors were being put into place to minimize discomfort and maximize efficiency for the building's eventual occupants. Security Benefit's goal was to provide associates and visitors with comfortable spaces and energy efficiency in an attractive package.

From day one, the facility management team met with the contractors, designers, and architects every Wednesday-more often, if necessary-to discuss the project. David Rutkowski, Security Benefit director of facilities and grounds recalls, "A number of times, I'd get together with the mechanical/electrical engineering firm and meet with just a napkin drawing. We came up with ideas that still work well now, 21/2 years later."

The goal was energy efficiency combined with indoor air quality. At the time, ASHRAE 90.1, IECC, and Energy Star were the guidelines of the day (LEED was only in its draft stages, although Gierer doesn't rule out looking at certification in the future), so the planners created well over 30 energy models to optimize systems and comfort. Bartuccio confirms, "Associate comfort is important, because it has a direct impact on productivity." For optimal conditions, each work station was equipped with Personal Environments® modules (PEMs) from Johnson Controls. Browder adds, "One of the nicest things was the radiant panel heaters installed under all of the desks in association with the PEMs; that helped erase the temperature complaints."

Security Benefit employees were given the opportunity to get familiar with the new technology when a model PEM was brought in ahead of the installation. "When we moved in, we had training cards and made sure everyone was comfortable with how to use them," says Bartuccio.

Underfloor air distribution was also used throughout most of the facility to complement the radiant heating panels under the desks. This was a new concept for many of those involved in the project, but they relished the challenge. Wireless thermostats were also added, offering a modular, flexible design. "This system supported the churn Security Benefit has experienced," says James Latimer, vice president of Latimer, Sommers & Associates. "We probably have about a 40% churn rate," adds Bartuccio, "and as far as moving people around and creating different teams, it has all worked really well."

Secure, But Accessible

One of the nicest features of the Security Benefit facility was the sense of openness incorporated into the design. With more than 50 acres of surrounding property and a floorplate spanning over 100,000 square feet, the challenge was to create a space that would be practical without feeling like a fortress.

On the contrary, Cole notes that one of the most interesting qualities of the facility is its almost transparent characteristic. "There is a lot of glass, and in our business, transparency is critical for credibility." Yet with respect to security, no measures have been spared. Latimer says, "All of the doors are controlled, and there's a perimeter door access system. I would say for an institution like this, there's almost nothing like it in Topkea in terms of the CCTV system." Bartuccio adds, "We have a camera in our computer room, and we protected it even more by putting it below grade."

Security Benefit Director of Security Chad Honeyman was in charge of designing the system for the new facility. Rutkowski, who worked closely with Honeyman, says the plan was structured to make associates feel safe every day. "Even though there will be times of heightened security in our government and our country, we need to make certain the associates and the business are well protected. This was instilled in the design and carried out," he says.

Bringing The Message Home

In April 2002, Security Benefit ended the downtown Topeka chapter of its history and started a fresh one in its new home. Since its opening, the building has become the showcase for the community, and "there's not only pride from those who helped envision what it could be, but there's pride in those who work here because they can bring others into it and feel the essence of the building," notes Cole.

For everyone involved in the project, it was the experience of a lifetime, despite the challenges. "It was probably the biggest challenge I've ever had," says Bartuccio.

"There is an enormous amount of pride that results from being part of such a special project," Latimer says. Cole sums it up when she says, "This facility is a shining star in our community. We couldn't be more proud to come to work every day."

Today, the hill is referred to by many as "The Security Benefit Hill," and Topeka is pleased to have the firm right where it belongs.

Project Information:

Project: Security Benefit Group.
Location: Topeka, KS.
Type of Facility: New.
Function of Facility: Financial Services.
Owner: Security Benefit.
Project Management Team (in house): Howard Fricke, chairman of the board; Debbie Bartuccio, second vice president, facilities management; Chad Honeyman, director of corporate security; David Rutkowski, director of facilities and grounds; Kevin Cohen, director of IT infrastructure; and Karen Hewett, café manager.
Square Footage: 306,985 (main facility) plus 13,380 (for child care facility), and 35,581 for other buildings; 355,946 total square footage on campus.
Funding Provider: Security Benefit.
Budget: Approximately $50 million (excluding furniture).
Timetable: June 2000 to April 2002.
Architect: Peter Gierer, AIA, president of e.architects.
Electrical/Mechanical Engineer/Lighting Designer: James Latimer, P.E., Latimer, Sommers & Associates.
Structural Engineer: Keith Finney, Finney & Turnipseed P.A.
General Contractor/Construction Manager: Tim Browder, Ferrell Construction.
Landscape Architect: Tom Hittle, Landscape Architect, ASLA, Hittle Landscape Architects.

Product Information:

Furniture: Haworth Premise System and Personal Storage Towers; Knoll; Tuohy; Nucraft; Versteel.
Flooring System: Tate Access (data center and office areas).
Carpet: Milliken Comfort Plus Cushion Back Modular Carpet, Image Series #15.
Ceilings: Armstrong Suspended Ceilings (in conference rooms; open ceiling elsewhere).
Movable Walls: Modernfold.
Light Fixtures: Zumtobel; Williams; Hubbell.
Lighting Control Products: Square D Addressable Breakers; Lutron. Ballasts: Advance Electronics.
Exit Signs: Hubbell.
Wayfinding Systems: ASI Modulex.
Office Equipment: Dell computers (primarily); HP printers; Savin/Ricoh/Xerox copiers.
Wiring: American Electric Modular Floor Box System.
Window Treatments: Mecho Shade.
Windows/Curtainwalls/Skylights: Pilkington.
Glazing: Pilkington.
Security System: Johnson Controls P-2000.
CCTV: Philips CCTV.
Door Locks: Schlage.
Smart Cards/ID Badging: Badgemaster; HID.
Safety Equipment: SimplexGrinnell, Voice Fire Alarm System; Wet, Pre-Action and Dry Sprinkler Systems; VESDA fire system in data/telecom.
HVAC Equipment: Trane Centravac Chillers, Air Handlers, Relief Fans; Marley Cooling Towers; Bell & Gossett Pumps; Thermal Solutions Boilers; Liebert Condensing Units in data center.
Building Management System/Services: Johnson Controls Metasys.
Power Supply Equipment: Square D Switchgear; Liebert UPS System.
Roofing System: Genflex EPDM, Standing Metal Edge.
Rest Room Equipment/Supplies: Bobrick.
Rest Room Fixtures: Chicago Faucets; American Standard China.
Elevators/Escalators: ThyssenKrupp Hydraulic.

This article was written based on interviews with Rutkowski, Bartuccio, Gierer, Latimer, Browder, and Cole. Did you work with an outstanding team on a recent project? E-mail your success stories to schwartz@groupc.com.