Green grows up... and up and up and up Green grows up... and up and up and up

Sustainable high-rises are sprouting from Manhattan’s bedrockSustainable high-rises are sprouting from Manhattan’s bedrock

Presented By:Presented By:

Mahmoud Hamdi Mohamed AnwerMahmoud Hamdi Mohamed Anwer

By: Deborah Snoonian, P.E. By: Deborah Snoonian, P.E.

Web Address:Web Address:http://archrecord.construction.com/innovation/2_Features/0411Green.asphttp://archrecord.construction.com/innovation/2_Features/0411Green.asp

Topic Number: 45Topic Number: 45

Date: Date: November 2004November 2004

Tall buildings are getting greener. Or green Tall buildings are getting greener. Or green buildings are getting taller. Either way you slice buildings are getting taller. Either way you slice it, the sustainability movement in the U.S. has it, the sustainability movement in the U.S. has gone large-scale and skyward, and nowhere is gone large-scale and skyward, and nowhere is this more apparent than in New York City. By the this more apparent than in New York City. By the end of this decade, several green high-rises now end of this decade, several green high-rises now planned or under construction will pepper the planned or under construction will pepper the Manhattan skyline, including a headquarters for Manhattan skyline, including a headquarters for the nation’s leading newspaper, the Freedom the nation’s leading newspaper, the Freedom Tower, apartment buildings, and office towers for Tower, apartment buildings, and office towers for a financial institution and a major publisher.a financial institution and a major publisher.

Why the surge? New York owners and developers say Why the surge? New York owners and developers say they’ve discussed green design for years, but no one they’ve discussed green design for years, but no one wanted to be the first to take the plunge wanted to be the first to take the plunge

The Grey Lady’s green makeoverThe Grey Lady’s green makeover

When Renzo Piano Building Workshop and Fox When Renzo Piano Building Workshop and Fox & Fowle Architects were chosen as the winning & Fowle Architects were chosen as the winning team for the new headquarters of the team for the new headquarters of the New York New York TimesTimes, critics swooned over its facade of ultra-, critics swooned over its facade of ultra-clear glass shaded by a scrim of white ceramic clear glass shaded by a scrim of white ceramic tubestubes

New York Times TowerNew York Times TowerAmong the green features of Among the green features of the building are a solar screen the building are a solar screen of ceramic rods, automated of ceramic rods, automated skylights, onsite cogeneration, skylights, onsite cogeneration, and a courtyard garden. The and a courtyard garden. The lowest levels of the building lowest levels of the building offer full transparency, with offer full transparency, with views out and in. Extensive views out and in. Extensive lighting studies were lighting studies were performed at a full scale mock-performed at a full scale mock-up, which was also used to up, which was also used to test furniture layouts and the test furniture layouts and the constructability of the facade. constructability of the facade. The tower’s high-tech lighting The tower’s high-tech lighting and shading system will be and shading system will be commissioned at the mock up commissioned at the mock up before installation. before installation.

One Bryant ParkOne Bryant ParkRainwater will be collected, Rainwater will be collected, stored in four different stored in four different locations, and reused for toilet locations, and reused for toilet flushing and as makeup for the flushing and as makeup for the cooling towers. Raised floors cooling towers. Raised floors for cabling and underfloor air for cabling and underfloor air distribution eliminates distribution eliminates ductwork and improves indoor ductwork and improves indoor air quality. The podium entry air quality. The podium entry on Sixth Avenue will feature on Sixth Avenue will feature photovoltaics. The building’s photovoltaics. The building’s angular, faceted form was angular, faceted form was inspired by Bryant Park’s inspired by Bryant Park’s Crystal Palace of 1853, the Crystal Palace of 1853, the first glass-and-steel building in first glass-and-steel building in America. One triangular “face” America. One triangular “face” of the building will be double-of the building will be double-glazed to vent excess heat glazed to vent excess heat

The design team issued solicitations based on The design team issued solicitations based on detailed performance specifications written detailed performance specifications written during the study. Just last month, Mecho Shade, during the study. Just last month, Mecho Shade, Lutron, and Zumtobel were selected to provide Lutron, and Zumtobel were selected to provide shades, dimmable ballasts and controls, and shades, dimmable ballasts and controls, and custom fixtures, respectively. A second custom fixtures, respectively. A second NYSERDA grant will allow these suppliers to NYSERDA grant will allow these suppliers to commission their systems in the mock-up before commission their systems in the mock-up before installation. “This will reduce the chance of poor installation. “This will reduce the chance of poor performance and cost overruns,” says Thurm, performance and cost overruns,” says Thurm, problems that have plagued wider adoption of problems that have plagued wider adoption of these technologies. these technologies.

A bank invests in efficiencyA bank invests in efficiency

Just a few blocks east of where the Just a few blocks east of where the TimesTimes broke broke ground in August, another glazed tower began ground in August, another glazed tower began construction. Designed by Cook + Fox Architects, construction. Designed by Cook + Fox Architects, One Bryant Park is being codeveloped by its main One Bryant Park is being codeveloped by its main tenant, Bank of America, and the Durst tenant, Bank of America, and the Durst Organization. The project team is gunning for LEED Organization. The project team is gunning for LEED platinum—a first for an office high-rise platinum—a first for an office high-rise

Though European architects have turned to double-Though European architects have turned to double-walled glazing systems for efficiency, such a system walled glazing systems for efficiency, such a system wouldn’t have worked here because of New York’s wouldn’t have worked here because of New York’s hot, humid summers, says partner Robert Fox, AIA. hot, humid summers, says partner Robert Fox, AIA. Still, one “face” of the building, which looks south Still, one “face” of the building, which looks south toward Bryant Park, will be double-glazed to prevent toward Bryant Park, will be double-glazed to prevent heat gain, and floor-to-ceiling glass will be fritted at heat gain, and floor-to-ceiling glass will be fritted at the top and bottom for interior comfort but left clear the top and bottom for interior comfort but left clear in the middle to preserve views. in the middle to preserve views.

Freedom TowerFreedom TowerBattle McCarthy is designing Battle McCarthy is designing an integrated wind-turbine an integrated wind-turbine farm to top the world’s most farm to top the world’s most scrutinized skyscraper. scrutinized skyscraper. Preliminary estimates indicate Preliminary estimates indicate the turbines could provide as the turbines could provide as much as 10 to 15 percent of much as 10 to 15 percent of the building’s energy demand. the building’s energy demand. Other sustainable amenities Other sustainable amenities are typical of those in other are typical of those in other high-rises: rainwater capture high-rises: rainwater capture and reuse, use of recycled and reuse, use of recycled content and low-VOC building content and low-VOC building materials, and recycling of materials, and recycling of debris during construction. debris during construction.

The HelenaThe HelenaFox & Fowle Architects’s Fox & Fowle Architects’s 580-unit tower sits on the 580-unit tower sits on the Hudson River at West Hudson River at West 57th Street, an area 57th Street, an area undergoing explosive undergoing explosive growth in residential growth in residential construction. The building construction. The building will be the first voluntarily will be the first voluntarily sustainable residential sustainable residential high-rise in New York, but high-rise in New York, but others planned others planned throughout the city will throughout the city will soon follow. It is expected soon follow. It is expected to achieve a LEED gold to achieve a LEED gold rating, with features rating, with features including a green roof including a green roof and gray-water recycling. and gray-water recycling.

A publisher puts its magazines under A publisher puts its magazines under

one roofone roof In the mid-1990s the Hearst Corporation, whose titles In the mid-1990s the Hearst Corporation, whose titles include magazines like include magazines like EsquireEsquire and and CosmopolitanCosmopolitan, , began looking at its real-estate operations in New York began looking at its real-estate operations in New York with an eye toward consolidation. After analyzing the with an eye toward consolidation. After analyzing the

rental market and crunching the numbers,rental market and crunching the numbers,

A tower powered by windA tower powered by wind

If all goes as planned, the most scrutinized high-rise of If all goes as planned, the most scrutinized high-rise of our time will be the first in the world to harvest wind. Last our time will be the first in the world to harvest wind. Last year, London engineering firm Battle McCarthy was year, London engineering firm Battle McCarthy was tapped to design an integrated wind-turbine system for tapped to design an integrated wind-turbine system for the Freedom Tower. The firm has worked on similar the Freedom Tower. The firm has worked on similar schemes for other buildings, but none have been schemes for other buildings, but none have been

realizedrealized. .

Greening the sky-high homeGreening the sky-high home

It was just west of the WTC site, in Battery Park City, It was just west of the WTC site, in Battery Park City, where sustainability took root. Last year, the Solaire where sustainability took root. Last year, the Solaire became the first residential high-rise completed under became the first residential high-rise completed under the neighborhood’s green guidelines; now a second the neighborhood’s green guidelines; now a second tower, also designed by Cesar Pelli & Associates, is tower, also designed by Cesar Pelli & Associates, is under construction at 211 Murray Street. The new under construction at 211 Murray Street. The new building will share a blackwater treatment system located building will share a blackwater treatment system located in the Solaire’s basement. Treated water from both in the Solaire’s basement. Treated water from both buildings will be used as makeup water for cooling buildings will be used as makeup water for cooling

towers and will feed clean water to a nearby park.towers and will feed clean water to a nearby park.

Beyond ratings and ribbon-cuttingsBeyond ratings and ribbon-cuttings

Accolades aside, the true test of sustainability will begin Accolades aside, the true test of sustainability will begin when the dust settles at these construction sites. Any when the dust settles at these construction sites. Any building can be operated inefficiently, and this is building can be operated inefficiently, and this is especially true of large structures with complex systems, especially true of large structures with complex systems, multiple tenants, and mixed uses. Each of these towers multiple tenants, and mixed uses. Each of these towers will be fully commissioned before opening to head off will be fully commissioned before opening to head off operating problems, and developers like the Durst operating problems, and developers like the Durst Organization have even been successful at securing Organization have even been successful at securing grant funds from NYSERDA and other agencies to grant funds from NYSERDA and other agencies to periodically test and commission their existing buildings. periodically test and commission their existing buildings. LEED also aims to correct this situation by requiring LEED also aims to correct this situation by requiring projects to be reevaluated after five years to maintain projects to be reevaluated after five years to maintain their rating. their rating.

Thank YouThank You