34 minute read
New and Improved
from Architectural Products - September/October 2022
by Buildings & Construction Group
Site Furnishings
The latest designs helping people take advantage of the great outdoors.
Outdoor spaces are being transformed by luxurious, high-impact designs that boast lowmaintenance materials. It’s no secret that outdoor furnishings should be highly customizable, weather resistant, easily cleaned and color stabilized to withstand intense UV rays. But these pieces must also be durable, striking, and playful to elevate their respective environments.
This season, there are several burgeoning trends in the world of outdoor furnishings. Two of the hottest are backless seating and minimal design. The seating offers a light and airy aesthetic that is also stable and grounding.
Other designs emphasize casual luxury, including inflatable outdoor and pool seating as well as a stackable lounger, that is as comfortable as it is chic with its geometric steel frame.
© Jason O'Rear Photography
In downtown San Francisco, Handel Architects designed the rooftop of the new Serif and the Line hotel to provide a luxurious viewing deck where people can enjoy the city, the bay, and beyond. A PERGOLA FOR ALL PATIOS The R-Blade bioclimatic pergola adjusts to fit any modern, contemporary, or classic housing style. Known for its motorized louvered roof (which can be automated with sensors), R-Blade optimizes a space’s climate management and protection, while improving natural ventilation. The roof is made with twin-wall aluminum louvers that are good for sealing and providing weather resistance. An invisible gutter system keeps the pergola dry by draining away the rainwater.
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Azenco R-Blade Bioclimatic Pergola with Louvered Roof www.azenco-outdoor.com
STACKABLE SUN LOUNGER Mitjorn is a stackable sun or garden lounger from iSimar. Suitable for either indoor or outdoor use, Mitjorn is distinguished for its steel structure, geometric armrests, and fabric padding. Made with a galvanized steel tube that is polyester powder-coated, the materials are weather-resistant, durable, 100% recycled and environmentally friendly. It was a 2021 Hospitality Design finalist. Mitjorn iSimar www.isimar.es
A SCANDINAVIAN STAND-OUT Artur Leete showcases industrial and minimal design in the Eurema collection, an understated yet memorable bench for an outdoor or urban environment. Staying true to his Scandinavian roots, Leete’s Eurema is both simple and modern, while still able to “elevate its surroundings or stand out on its own merit.” The bench features a bridged or regular silhouette depending on the desired aesthetic and can be straight or curved.
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Streetforms Eurema www.streetforms.com Backless seating and minimal design are two the this year’s hottest trends in site furnishings.
LIGHT AND PLAYFUL SEATING The Air Collection includes five bold and iconic seating elements that are constructed from rotomolded high density polyethylene (HDPE) with hollow interiors. Extasi, Fortunato, Twig, Starfish and Stul make up the collection in a variety of backless, modular designs. The Air Collection is playful, casual, and light—which was long-time design partner Escofet’s primary inspiration—and is well-suited for a variety of indoor and outdoor spaces, including balconies, rooftops, decks, and transition spaces. INFLATABLE LUXURY & COMFORT The Fillup Club’s inflatable luxury outdoor furniture has many advantages. The pieces, including the Lazy Chair XXL, float on water, are easily stored, and can adjust in comfort based on how hard or soft the chair is inflated. The portable and eco-friendly outdoor seat is made from an extreme temperature and abrasion-resistant material called TPU (thermoplastic polyurethane) and is upholstered with Sunbrella, an easy-to-clean outdoor fabric that is UV fade, mold, and mildew resistant.
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Landscape Forms Air Collection www.landscapeforms.com The Fillup Club Lazy Chair XXL www.thefillupclub.com
Altro Fortis Titanium 15 shown in Smoke with Altro Cantata shown in Seal Gray. SERIOUSLYTOUGH WALL PROTECTION If the walls in commercial spaces could talk, they would probably say, “OUCH.” Specifically designed for hightraffic area walls likely to be scraped, bumped, or dented, Altro’s Fortis Titanium 15 complete wall covering system— with prefabricated corners, adhesives and color matched sealants—is made to shield vulnerable drywall. If scrapes do occur, the lightly textured surface and homogeneous coloring reduces their visibility.
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Altro Fortis Titanium 15 www.altro.com
STANFORD BASS BIOLOGY CAFE
SUSTAINABLE SLICES Slize is a sustainable, sound-absorbing light made of polyester and bi-component fiber. It was designed with “innovative functionality and expressive form” to create a better environment, “for both the eyes and ears,”—with character. The painted metal slices can be ordered in two, three or four layers, with a minimum of two slices in each position. They are also multi-colored in soft tones.
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Zero Lighting Slizes www.zerolighting.com LEADING BY EXAMPLE Bowery handcrafted wallcovering is made-to-order from Momentum Textiles and Wallcoverings. Momentum is the largest supplier of textiles and wallcoverings in commercial interiors and is leading the charge with sustainable materials to reduce its environmental impact. Momentum strives to use recycled content wherever possible, including PVC free, low-VOC, and Phthalate-free products that are GREENGUARD certified, and more.
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Momentum Textiles and Walls Bowery www.momentumtextilesandwalls.com USAI Lighting BeveLED Mini Basic Pancake www.usailighting.com
Solutions for buildings. Designed for people.
All our architectural products serve a distinct, functional purpose. From louvers to wall coverings to every detail we perfect. But, at the same time, we never lose sight of the a ect a building has on people. The inspiration it provides. The satisfaction it brings to all who enter. For 70 years, we’ve based our success on the idea that putting people rst is the foundation for building better buildings. And, for 70 years, our partners have depended on us for architectural product solutions.
Are you ready to think beyond the building with us? Visit c-sgroup.com.
MAKE IT YOUR OWN MIYO Glide Square invites you to become the lighting designer. MIYO, or make-it-your-own, features glide up-and-down suspension. The fixture is made from handfinished hardwood and emits 10 W/ft. MIYO Glide can be wired for direct and indirect light and offers individual dimming control. MIYO was designed by Gregory L. Kay, a champion of sleek, low-voltage technology and contemporary lighting.
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Pure Edge Lighting MIYO Glide Square Up/Down Suspension www.pureedgelighting.com LUXURIOUS SOAKER As an organic oval-shaped bowl on a low-profile base, the minimalistic Alva soaker tub features graceful curves and an elegant silhouette. Made from MTI’s SculptureStone, which is a largely organic blend of natural minerals and high-performance resins, the bathtub offers the look and feel of molded stone. The tub is made with a semi-rolled rim and a large, continuously curved interior bowl with comfortably-sloped backrests.
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ARCHITECTURAL LINEAR SERIES BRICK
Make an impression with our unique architectural brick
Unlike clay brick, our calcium silicate brick SURGXFWVIHDWXUHDQDWXUDOʞQHJUDLQHG DSSHDUDQFHWKDWZHFDQʞQLVKLQXQLTXH ZD\V2XUORQJIRUPDW$UFKLWHFWXUDO/LQHDU Series Brick features a distinct weathered ʞQLVKLQFOXGLQJWXPEOHGHGJHV
RENEW TIRED CEILINGS Now available in six colors, Ceilume EZ-On Drop Ceiling Grid Covers are a cost-effective way to renew suspended ceiling T-bar grids...fast. The snap-on vinyl strips cover stained, yellowed, or damaged grids with a durable, freshand-clean satin surface. New colors: Mist, Oat, Jasper, Garnet, Onyx—White, of course, is also available.
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Ceilume EZ-On Drop Ceiling Grid Covers www.ceilume.com
A WALL OF LIGHT Expanding its polycarbonate translucent wall system offerings, EXTECH’s new LIGHTWALL 3450 accommodates 50mm glazing panels and does not require framing members within the field of the glazing, producing a clean, modern, architectural aesthetic. The wall system can extend up to 54 ft., thereby eliminating leak-prone horizontal joints. This product withstands high wind loads and has achieved impressive ratings in impact resistance, fire rating, air infiltration, water penetration and structural performance. This system has earned a U-Factor of 0.19.
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EXTECH LIGHTWALL 3450 www.extechinc.com
SINGLE SPACER TRIPLE IGU Making strides in narrowing the weight and size of a triple pane insulating glass unit, PDS IG Equipment offers a way to produce a triple IGU with a single spacer. By fabricating the glass panes with two seals in place of four seals, and using a thinner middle lite of glass, as thin as 1.6 mm, this creates a thinner, lighter profile.
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PDS IG Equipment Triple Pane Line www.pdsigequipment.com
Interface Inc. Headquarters, Atlanta GA | architect: Perkins & Will | photographer: ©Nick Merrick
LEAFY LIGHT The Eucalyptus Leaf Linear Chandelier is emblematic of Palecek’s signature style: traditionalism with a modern twist. Palecek is known for using renewable materials with a lot of texture in design, and the Eucalyptus chandelier is no exception. This design brings the outdoors in with its satin brass stem and sweet leaves. The canopy measures 24-in. in diameter, making it a perfect statement piece in residential or commercial spaces.
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Palecek Eucalyptus Leaf Linear Chandelier www.palecek.com
Reimagine the Outdoor Experience
DECK SUPPORTS WOOD TILES 2CM PAVERS PAVER TRAYS SITE FURNISHINGS
Adorn is an artisanal wallcovering that comes in six shades.
FLEXIBLE AND EYE-CATCHING PATTERNS Cassette-style metal cladding surfaces by PACCLAD offer multiple colors of panels that come in a variety of sizes and depths. Vertical and horizontal panels can be combined in the same layout and finished in any combination of 46 colors. Panels can be perforated to form patterns that spell words or form logos. Installation can be performed over plywood, insulation, purlins, or other surfaces.
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PAC-CLAD / Carlisle Corporation Modular AL - Metal Wall Panel Systems www.pac-clad.com
LARGE-SCALE LUXURY Adorn wallcovering is the winner of two prestigious design awards this year—the NeoCon Best of Year Awards and Hospitality Design magazine. Adorn is an artisanal wallcovering that comes in six striking shades, including deluxe white, grand greige, lavish charcoal, rich black and more. Each shade is accented with a vibrant gold or silver metallic leaf that is inspired by the ancient Japanese art form of Kintsugi. This wallcovering is ideal for luxe commercial interiors.
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Phillip Jeffries Adorn www.phillipjeffries.com
100 Above the Park, St. Louis, MO
Photography by Sam Fentress
LORIN
New from Krieger! Acoustical & Radio Frequency Hybrid 1¾" Doors
At Krieger, we’re excited to offer our newest radio frequency (RF) doors with 40 dB RF shielding in the electric, planewave, and microwave fields in the frequency range of 1 KHz to 18 GHz and an STC 51 acoustical rating—all in a 1 ¾" thick door panel. The thinner design of this game-changing product makes it the ideal choice for any new or existing construction where RF and acoustical ratings are required.
ALL IN ONE While a brick veneer offers a great aesthetic, building enclosure performance and details must be carefully considered. Assisting architects with designing an air and weathertight masonry façade is StoCorp’s new StoVentec Render. The continuous air and moisture barrier also delivers excellent thermal performance and fire protection. The system comes in the form of a carrier board that combines light weight and high compressive strength, and allows for seamless walls and curved surfaces that can’t be achieved with other claddings.
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StoCorp StoVentec Render www.stocorp.com
Custom Finishes
Our full range of custom finish options includes wood veneer, prime painted, stainless steel, plastic laminate, specialty finishes, and more—all perfectly matched to complement your project.
EASY TOP-FILL SOAP DISPENSER Eliminate the trials and tribulations of under-the-sink soap deck refills. That’s the aim of Sloan’s new ESD-360 Top-fill Soap Dispenser—“the only closed, top-fill soap dispenser on the market.” The patented refill bottle locks into place for handsfree refills without the risk of overflow. Sloan ESD-360 Top-fill Soap Dispenser www.sloan.com
A luxury, boutique hotel needed a hand sanitizing fixture to match its modern, upscale aesthetic.
CATEGORY:
» Contract Products/Accessories » Design & Health
COMPANY:
Vaask
PROJECT:
Hotel Versailles
LOCATION:
Versailles, Ohio
DESIGN TEAM:
Kimberly O Design, DK Architects
PRODUCT SPECS:
» Hand sanitizing fixture, Material: Aluminum
www.vaask.com
PHOTO CREDIT:
Catie Viox, courtesy of Hotel Versailles
CASE STUDY | Contract Products/Accessories
Providing Cleanliness Within a Modern Design
A hand sanitizing fixture adds the finishing touch in upscale hotel rebuild.
CHALLENGE:
As the managing director of the newly rebuilt Hotel Versailles in Ohio, Jack Olshan was determined to infuse every part of the luxury, boutique hotel with modern, upscale elements.
But one detail eluded him.
Olshan was seeking a way to demonstrate the hotel’s commitment to the health and safety of its guests without detracting from the striking visuals of the property.
But he was frustrated that every hand sanitizer dispenser he encountered detracted from the carefully curated aesthetics of the hotel.
INFLUENCE:
Olshan wanted a fixture that was not only visually appealing but highly functional as well. It needed to be depended upon to work reliably, withstand heavy use and be easy to maintain.
SOLUTION:
When he came across the Vaask hand sanitizing fixture at the 2021 HD Expo, the hospitality design trade show, Olshan finally found the answer. The fixture’s clean lines and all-metal construction fit right in with the ambiance of Hotel Versailles. “Vaask is the only hand sanitizer company that has done something this beautiful,” Olshan said. “It looks like we designed around them.”
Hotel Versailles’ architects and designers worked with Vaask to place the fixtures in high-touch, high-traffic areas. Architects learned that they could spec Vaask into projects because it is recessed into the wall, offering a permanent solution.
“Sustainability was important, and so were upkeep and aesthetics,” Olshan said.
Because each unit is hard-wired to AC power, there is no need for batteries. The high-capacity, easily refillable cartridge reduces maintenance and waste. The five-year warranty reassured Olshan that Vaask is built to last.
Located in the Gangnam District of Seoul, South Korea—serves as the HQ of Harim, a South Korean livestock and feed manufacturer. Highlights include a shell adorned with 10,000 LEDs, a spectacular S-shaped curve running up the face of the building, operable windows from top to bottom and a rooftop boardroom. At the base is a public, open-air plaza along with high-end restaurants, a café, retail spaces and a second-floor art gallery.
Harim Tower Seoul, South Korea
Located in Seoul, South Korea—the extraordinary exterior of the Harim Group headquarters dazzles onlookers with its signature “S” shaped curve. The recessed cavity billows up vertically through the building’s north face like steam rising from a cup of something hot and is accentuated by custom-made metal panels that are illuminated by 10,000 LEDs.
“I was just sitting in my backyard with a cup of coffee sketching,” remembers Rick del Monte, The Beck Group’s since-retired Chief Design Officer while describing his creative process.
The design team behind this 86,000-sq.ft. undertaking—del Monte and Jay Chung, the Director of Korea Operations at Beck Group—discussed what went into the building of this striking mid-rise office tower with 17 levels—three floors near street level for retail businesses, upscale eateries, open public spaces and other popular attractions, and then 14 stories that serve as the Harim Group’s headquarters.
The Curve
Korea’s hot-and-cold climate brings four robust seasons including frigid winters and steamy summers. Due to the high cost of electricity— nearly twice that of the U.S.—natural ventilation is preferable to using the HVAC, explains Chung.
“What if we made a slot in the front?” del Monte remembers thinking. “The air typically moves from east to west during the summer. If we had a recessed slot, perhaps we could get negative pressure as the air sweeps across the surface and sort of draw air out of the building, creating a means for natural ventilation.”
With that function in mind, next came the fun part—figuring out how to best express its form. The facade lighting was an important piece of the puzzle. Korean lighting designer Jason Gil of Well Light was tasked with the lighting design. He proposed placing lights behind perforated, stainlesssteel panels, inside a recessed cavity.
“The goal being that it wasn’t just like an on and off,” says del Monte, “but that you would get these multiple reflections that sort of shimmered as you looked at it.”
Chairman Kim Hong-Guk, Harim’s owner, loved the idea, but he wanted to be sure the new structure dazzled during the day, too, not just at night.
PROJECT SPECS
Project: Harim Group Headquarters Location: Gangnam District, Seoul, South Korea 86,000-sq.-ft. midrise tower Completed: 2016 Architectural/Interior Designer: The Beck Group Lead Architects: Rick del Monte, Jay Chung, Ik Joo Lee Photography: Sung Hoon Yum
Lighting
10,000 LEDs were positioned to radiate light through Zahner’s metal panel perforations.
Color Kinetics Lighting LED String Lighting Well Light www.colorkinetics.com
Skin
“That's when we began manipulating the surface of the façade with a series of dimples, creases, and a whole series of elements to give it a shimmer during the day that would kind of match what was happening at night,” notes del Monte.
“Our skin is a very shiny stainless steel that is perforated and then has maybe a 10-in. gap between the outer skin and the inner skin. Also, the inner skin is a shiny stainless steel so you can have a sparkly effect,” notes Chung.
Working with Mijie Industrial Company, Zahner developed a custom zepps system to produce the recessed ‘S’ shape in the building’s facade. The zepps solution is a complete wall system which can include the exterior skin, waterproofing membrane, vapor barrier, structure, MEP, insulation, and interior wall substrate. This allows designers the ability to develop curving architecture without concern as to how other trades will integrate into the unique curvilinear system.
“They were the one group that we thought had the expertise to actually fabricate these panels and get them installed and engineer them so that they would work the way that we had thought that they would,” remembers del Monte. Exterior Panels
Zahner from Kansas City, Kansas engineered the cladding system with custom bumped, perforated, and embossed stainless-steel panels formed with the ZEPPS prefab building system.
Zahner Exterior Perforated SS Metal Panels-Mirror Finish; ZEPPS Prefab Building System www.azahner.com
Exterior Illumination
Behind the custom, stainless-steel panels, 10,000 LEDs were positioned to radiate light through the perforations. The LEDs are arranged about 6-in. or 8-in. on center. “It’s a grid and Jason (Gil) rotated the grid off horizontal or diagonal by 10 degrees, so that you would not get a gritting sort of effect. When you see it, it just really sparkles…there is this daytime shimmering that you get that you wouldn’t on a flat surface. I don’t think they have ever had to clean it. The rain just kind of washes the dirt off.”
The color temperature for the lighting used in the curve is 4000K, whereas the color temperature of the interior lighting is 3000K. “When you saw the lights come on and that shimmer and everything,” remembers del Monte. “That was spectacular. That was definitely the highlight. It’s much better than I would have imagined.”
Port of Alaska
The first step in Port of Alaska's modernization project is the construction of the Petroleum and Cement Terminal. It replaces a terminal that opened in 1965 and was further damaged in a 2018 earthquake. Pilings that already showed signs of extreme corrosion were also impacted in the earthquake, and engineers believed the dock was vulnerable to a progressive collapse.
The PCT trestle and platform are supported by 123 precast concrete units and 2,903 cubic yards of concrete. Roof hatches manufactured by BILCO on the trestle protect containment pans, which protect against environment contamination if piping expansion joints fail in a seismic event. The double-leaf hatches also allow access to the expansion joints if they need replacement, and are made of stainless-steel which will help withstand marine elements.
"The stainless-steel construction was important, but we also chose BILCO because the hatches were very large, and we knew that BILCO would design and fabricate them to operate easily and safely.”
– Brett Gunderson, Haskell Corporation
Experience. Innovation.
Project Snapshot
• Construction of the five-part project began in 2020. The project is not expected to be complete until 2028. The total cost of the project could reach as high as $1.8 billion.
• The objective of the modernization plan is to improve port operations, safety and efficiency; accommodate modern shipping operations; and improve resiliency to earthquakes and other disasters.
BILCO Roof Hatches
• Three double-leaf roof hatches allow access to fuel piping expansion joints.
• The hatches, 10 x 20 feet, are so large that each leaf was shipped separately, and then assembled on site. When combined, the hatches weigh about 2,500 pounds.
Decorative Metal
A decorative screen wall creates an interior focal point.
Zahner White Aluminum Metal Screen Wall www.azahner.com
On the first floor wall next to the curved glass.
Alpolic Composite Metal Panel www.alpolic-americas.com
Glass & Curtainwall
The first floor lobby wall features curved glass.
Novum Curved Glass www.novumstructures.com
A Special Public Plaza
Due to this section of the city’s exorbitant price for land, open areas are scarce that aim at attracting the public for down-time activities. As such, the government allows buildings to build slightly higher than otherwise if public spaces are added. “At the base we were required to do a plaza, an open space—and there's not a lot of open spaces in Seoul—where you can go and sit down and whatever,” explains del Monte. “We took that slot and as it came down, it simply expanded at the base and allowed us to create this open plaza where people could flow. A product by Novum Glass triangulates the glass and allowed us to curve it around and create the lobby shape that we wanted.” The street-level space boasts an array of finer points. A collapsible canvas product by MakMax offers people some cover during inclement weather and can be retracted when appropriate or at night for stargazing. A decorative white aluminum screen wall by Zahner adds decorative flair to the built space. Shading
During inclement weather the canvas be retracted when appropriate or at night for stargazing.
MakMax Retractable Canvas Element www.makmax.com
Glass & Curtainwall
ILJIN Curtain Wall System www.iljin.co The Glass
The Beck Group’s team designed an operable window system to facilitate natural ventilation with highperformance, low-E coated windows. “Every single window has an operable vent in it,” explains del Monte, “and they get a lot of air movement in these buildings, with the ability to use the mechanical system to pump fresh air through the floor and the open windows.”
Beyond facilitating the natural ventilation in the curve, the glass served another important design objective in the facade. “Once we had the curve and we had this dramatic element, we wanted the rest of the tower to be just minimal and beautiful and as clean as we could get it.”
The team selected Viracon glass to achieve their aesthetic goals. Using thicker glass panels, 8mmthick, for the exterior created a flatter finish. “When you look at the reflection, it really is this beautifully flat sort of facade without the typical distortions,” he says.
The glazing also supported multiple performance parameters. “We have 1-in. argon inside, so it is a more energy-efficient product,” says Chung. That, plus the silver reflective coating inside the outer pane of glass reduces the solar gain, keeping much of the solar radiation outside the building, and the interior more efficiently comfortable.
Exterior Panels/ Cladding Zahner Exterior Perforated SS Metal PanelsMirror Finish
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Zahner ZEPPS Prefab Building System
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Alpolic Composite Metal Panel
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Glass & Curtainwall Viracon VRE1-46, VE1-2M, VE24-2M Glazing System
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ILJIN Curtain Wall System
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Novum Curved Glass
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Lighting Color Kinetics Lighting LED String Lighting Well Light
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Surfaces Zahner White Aluminum Metal Screen Wall
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Shading MakMax Retractable Canvas Element
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Glass & Curtainwall
The operable window systems facilitates natural ventilation with a highperformance, low-E coated 8mm-thick glass.
Viracon Glazing System VRE1-46, VE1-2M, VE24-2M www.viracon.com
BAY VIEWS
MIRA is located just blocks from the Bay Bridge. The unique geometry of migrating bays in the high-rise tower offer nearly 180-degree views in every unit.
MIRA, San Francisco
A twist on high-rise housing, MIRA redefines bay area architecture with a sustainable, affordable housing complex.
by Jana Madsen, contributing writer
Standing over 400-ft.tall at 160 Folsom Street in San Francisco, is a high-rise that twists like a faceted jewel. The MIRA housing complex is comprised of a 39-story tower, an adjoining podium, and townhome buildings with one-, two-, and three-bedroom condos on a 50,000-sq.-ft. footprint. Developed by Tishman Speyer, the project broke ground in 2017 and began welcoming residents in 2020. It is located in the Transbay Redevelopment Project Area, a mixed-use neighborhood that aims to provide 10,000 affordable housing units. MIRA meets the housing needs of San Francisco with 40% of its units designated below market rate; these 156 units are reserved for people earning less than 80% to 120% of the area median income. “We integrated the below market rate units within the tower and adjacent podium, as opposed to separating them. It was really important to us that it not be differentiated,” explains Steve Wiesenthal, Principal in charge of the San Francisco office of Studio Gang, the project’s architect. All residents have equal access to a courtyard, rooftop deck, children’s playground, dog washing facilities, and valet parking. housing scarcity, but it also aimed to set a new bar for sustainable architecture. “The state of California has a green building code called Title 24 part 11, otherwise known as Cal Green. San Francisco felt like they needed to push the envelope; they have some stricter requirements than that. They require LEED certification or equivalent. For residential projects, that’s a minimum of Silver level certification,” says Joel Stout, Vice President, Sustainability practice, Thornton Tomasetti (sustainability consultant for the project), San Francisco. MIRA received LEED Gold certification from the U.S. Green Building Council.
© Binyan
PROJECT SPECS
Project: MIRA Location: San Francisco Architect: Studio Gang Client: Tishman Speyer Size: 441,000 sq. ft., 400 ft. tall, 392 units Sustainability: LEED Gold Certified You can’t think about San Francisco without picturing stately rows of Victorian townhomes with bay windows. Studio Gang, along with façade consultant Heintges Consulting Architects & Engineers P.C. of San Francisco and fabricator Permasteelisa North America, evolved the classic bay window, in the undulating MIRA tower. By offsetting and repeating a set of variations every 10 floors, a twisting effect results. Merely appreciating its pure aesthetic value, sells the design short though. “The migrating bays actually help to break up the wind, so it makes the balconies more comfortable to occupy. The bays give natural ventilation, and there’s an element of self-shading with the way that they stack on top of each other,” explains Wiesenthal. Every apartment becomes a corner unit with ample views to outdoors.
Even the birds benefit from the building’s unique geometry. “The migrating bays help prevent bird strikes, as does the ceramic fritting on the balcony glazing,” says Wiesenthal. This is significant, as San Francisco is on the Pacific Flyway, a major bird migration route.
Not only does it perform, but the façade was also efficient to build. “It’s all happening in an outer zone that’s 6 ft., 6-in. deep. The basic floorplan of the tower (110 ft. × 100 ft.) was very quick and straightforward to construct. All of the drama is happening in that outer portion. The folded and welded aluminum panels finished offsite were able to be delivered and loaded within the floors as they were going up to make constructability a whole lot faster and less expensive,” explains Wiesenthal. The curtain wall system allows 10 different bay geometries (each being a 14-ft.-wide isosceles triangle up to 6 ft., 6-in. deep) to be attached to a repeatable structural slab from inside the building; this reduced the need for a tower crane during construction. Fabricator Permasteelisa installed the façade panels, fitting out each floor in approximately four days.
The façade is 51% opaque without inhibiting nearly 180-degree-views in every unit. “The better the glazing system, the less need for cooling in those areas wherev the sun hits the side of the building,” says Stout. Pair this with the Variable Refrigerant Flow (VRF) HVAC system, and MIRA excels at maximizing energy efficiency.
—Steve Wiesenthal, Principal, Studio Gang, San Francisco
Steve Wiesenthal, faia, Studio Gang’s Principal of Campus Environments and the leader of the San Francisco office, where he guides teams in articulating and translating project visions into physical reality.
BAY WINDOWS WITH A TWIST
Reinterpreting San Francisco’s iconic bay window architecture, MIRA’s tower includes 10 different bay geometries that offset and repeat every 10 floors.
EXTERIOR PANELS
SPANDREL PANELS
MIRA’s façade consists of insulated 3-dimensional spandrel units clad in white aluminum panels, which were finished with a liquid fluoropolymer high-performance coating (a technique derived from aerospace technology).
Permasteelisa North America www.permasteelisagroup.com
FASTER CONSTRUCTION
Construction was made more efficient by the ability to fasten the bays to the edge of a repeatable structural slab from within the building, reducing the need for a tower crane on-site.
Water Conservation
“Early in the project, we recommended nonpotable water reuse (otherwise known as a greywater system), which is something the city was really encouraging,” recalls Stout. “Even though it wasn’t a requirement, Tishman Speyer decided to pursue this to help the building stand out even more as a model of sustainability. The city eventually made these systems mandatory, but we already had it incorporated into the plans.”
There are approximately 2,000 sq. ft. of G20R Aquacell equipment and water collection tanks in the lower levels of MIRA’s high-rise tower. Greywater from the residential showers, bathtubs, and bathroom sinks is collected and routed to a 4,700-gallon Greywater Buffer Tank. Rainwater from the roof is stored in a 5,000-gallon cistern. Blackwater, water used in kitchen sinks and toilets, is processed through separate plumbing to the city’s sewer. The grey/rainwater is treated and filtered before being used to flush toilets and irrigate landscaping (non-potable water demands).
This greywater system is one of only two so far that has been fully approved by the building and the health departments to begin operation,” explains Stout.
The San Francisco Department of Public Health (SFDPH) has several requirements defining the way that greywater and rainwater systems in the city must perform. For example, the SFDPH requires that the system prioritize the treatment of rainwater, when it is available, over the treatment of greywater. The Aquacell G20R accomplishes this through the use of level sensors within the tanks and diversion valves on the influent rainwater and greywater piping.
SFDPH also prescribes and must approve of the various treatment processes of the water collected at MIRA. Those treatment processes include coarse and fine filtration, aerobic biological treatment, and disinfection.
“Thanks to that greywater system—we were able to exceed the Silver-level minimum certification requirement and achieved Gold certification.” The water-efficiency category in the LEED rating system allows for up to 10 points; MIRA achieved 12. With the greywater system in place, the project received some regional priority and exemplary performance points.
The treatment system can process up to 5,000 gallons per day of grey and rainwater and store up to 7,500 gallons of treated water to use in landscape irrigation and toilet flushing. Estimates project that nearly 1.5 million gallons of potable water will be preserved annually by recycling greywater collected from the MIRA residential complex.
Native plants, low-flow irrigation, and careful selection of bathroom fixtures are additional water conservation measures implemented at MIRA. “All of the indoor plumbing fixtures were also very efficient, better than what’s required by code,” says Stout.
GREYWATER RAINWATER RECYCLING SYSTEM
Collect, recycle, and reuse on-site greywater and rainwater with these robust commercial water recycling systems designed to provide a site-specific strategy that is practical and cost effective. Greywater systems with rainwater systems incorporated like Aquacell G20R offer a fully integrated water recycling scheme.
PHOENIX www.dewater.com
CIRCLE 221
© Aquacell by PHOENIX
GREYWATER SAVINGS
“Greywater makes up approximately 30% to 50% of wastewater discharged into our sewers. Therefore, greywater recycling offers facilities the chance to cut their water use by up to half.” (dewater.com)
Native plants, low-flow irrigation, and highly efficient bathroom fixtures are additional water conservation measures implemented at MIRA. “All the indoor plumbing fixtures were also very efficient, better than what is required by code.”
—Joel Stout, Vice President, Sustainability Practice, Thornton Tomasetti, San Francisco
WATER-SAVING
Using dual-flush toilets in all of MIRA’s units helps reduce the amount of wastewater generated. Residents can regulate the amount of water used to flush the toilet based on the type of waste.
TOTO USA www.totousa.com
CIRCLE 220
LOW-FLOW
This Purist single-function showerhead brings substantial water savings with a 1.75 gpm flow rate. With a new nozzle pattern, internal waterway design, and airinduction system, Katalyst technology maximizes every water drop and creates a richer, more intense flow of water that heightens the sensory experience.
Kohler www.us.kohler.com
WATER-SAVING FIXTURES
FAUCET
The Composed widespread bathroom sink faucet has a timeless design with two lever handles that allow for both volume and temperature control. The maximum flow rate is 1.2 gpm at 60 psi. Premium metal construction provides durability and reliability, with a finish that resists corrosion.
Kohler www.us.kohler.com
TWO-HANDLE FAUCET
The Allure 8-in. widespread 2-handle faucet is architectural and minimalist based on simple geometric forms. A slim lever handle effortlessly controls water temperature and volume. With a flow rate of only 1.2 gpm, this faucet benefits from GROHE EcoJoy technology, reducing water consumption without sacrificing performance.
GROHE www.grohe.us
© INTERSTICE Architects/Bruce Damonte Photography
MIRA is the first building in the city to use recycled water from showers and sinks to irrigate its extensive green roofs and multi-leveled landscapes designed by INTERSTICE.
Vegetated Roofs
The icing on top is the rooftop garden planted with shrubs, small trees, grasses, sedum, and perennials. “They help insulate the roof, but they also reduce the heat-island effect in the neighborhood,” says Stout. One off-limits vegetated roof area even includes local western red cedar logs, which will decompose over time, giving home to insects like spiders and beetles, that will in turn, attract birds.
The design of MIRA considered all inhabitants of San Francisco, striking a balance between urban design, community building, and the ecological environment. It is a twist on high-density residential housing that everyone can get behind.
Zoee Astrachan, ceo and Managing Principal of INTERSTICE Architects, is a landscape architect and is LEED-accredited with over 20 years in landscape architect project design and management.
Roof Vegetation Q + A
INTERSTICE Architects’ CEO and Managing Principal, Zoee Astrachan, shared the design strategy behind MIRA housing complex’s landscape architecture. Landscaping on level 7 and level 9 podium roofs comprise 8,600 sq. ft. of vegetated roof area. The level 5 amenity terrace features an additional green roof meadow in raised planters.
Describe the rooftop landscape. Astrachan: The design of the vegetated roofs combines the faceted building geometry and banded patterns of the streetscape in a pattern language that creates bands of green and red variety sedum carpets infused with perennials and grasses. Elements on the uppermost roofs serve as a micro-habitat, in the form of over 30 natural Douglas fir logs embedded in the living roofs that provide cover, homes, and organic matter as they naturally decompose over time.
What is the benefit of the vegetation on the roofs at MIRA? Astrachan: Beyond being an aesthetic amenity viewed by hundreds of tower residents, the vegetated roofs also cool the atmosphere (reducing urban heat island), lengthen the life of the roof, conserve energy by insulating the roof, reduce stormwater loads by holding moisture during the rainy winter season, and particularly in the case of MIRA’s roofs, create a biodiverse environment meant to support the lifecycle of transient populations of birds, with a focus on hummingbirds, and insects, including butterflies.
How did this aid in the project’s water conservation goals? Astrachan: The vegetated roofs slow and hold rainwater during the winter storm season, thereby reducing demand on San Francisco’s combined stormwater and sewer system, in turn reducing the need for water treatment. All the sitewide roof water is collected into cisterns in the lower-level garage and, in order to meet year-round water demand, is combined with greywater generated by resident showers to irrigate the roof landscape and site landscaping, thereby reducing the demand on potable water resources.
