commARCH - October 2017

Mixed-Use Trends

Regionally Oriented Designs Concrete-Tile Roofing

SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

OCTOBER 2017

Vol. 15

No. 9

commercialarchitecturemagazine.com

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Building Focus: Mixed Use

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CONTENTS

inside

INTELLIGENT. ENDURING. FACADES.

OCTOBER 2017 Vol. 15 No. 9

DEPARTMENTS 8 64 65 66

The Architects Showcase Index Portfolio

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Shaping Neighborhoods Mixed-use developments are more ambitious and diverse than ever.

18

Local Atmosphere Two projects capture region’s flavor.

About The Cover

Renovation of an historical building at 60 White Street, in the heart of Tribeca, New York City, combines architectural preservation and environmentally conscious construction to honor the past, while building for the future. See p. 32.

Exteriors

Windows & Doors

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30 24 Concrete Tile Roof Caps Renovation 27 Decking Provides Venue Views

30 32 35 36

After The Storm Lofty Windows Glass Spans Mixed-Use Development Smart Glass Delivers Airport Comfort

HVAC & Plumbing

Lighting & Electrical

40

53

40 Solar-Thermal/Tankless Water Heating Is LEED Platinum 43 UV Technology Fights Infection 45 Co-Gen Delivers Comfort At Ronald McDonald House

53 Contemporary Lighting, Outdoor Dining 54 Low Voltage, LEDs Meet Sustainable Goals

Interiors

Lackland Air Force Base – HDR, Inc.

Building Technology

57

62 616.355.2970 | DRI-DESIGN.COM 57 Polished-Concrete Floor Reveals Natural Beauty

62 Building Technology Products Every Dri-Design panel is carefully manufactured – created without ACM, MCM, or any composite materials. Each Dri-Design product is a single-skin, non-combustible metal panel.

commercialarchitecturemagazine.com

OCTOBER 2017

COMMERCI A L A RCHI T EC T URE

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CIRCLE 201 41111 Commercial Architect, Oct, Dri-Design Lackland TOC Ad.indd 1

9/1/17 1:15 PM

TH E IS N O W Architects play a unique role in shaping our world: Each design decision influences how people perceive where they live, work and play. But steel, stone, brick and wood aren’t the only materials in an architect’s toolkit.

Intangibles, such as light, air and temperature, also affect the way people feel in a space.

Electric lighting in buildings consumes 17 percent of all electricity generated in the United States, according to the U.S. Department of Energy. Research into worker comfort and productivity shows glare reduction and automated systems that optimize shade and natural light can contribute to improved worker productivity and reduced energy costs.

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Shaping light through the use of shading devices should be central to the design process because without shade, life can quickly become unbearable. Think of the worker whose office suffers from overheating and glare. Or the retailer whose customers don’t linger because the pedestrian-oriented shopping district is too hot. Or the restauranteur who can’t fill her patio seating because it’s totally exposed to the sun.

Shade can boost commerce and improve worker productivity, not to mention it can protect people from health risks related to UV exposure. Shade design should be a priority whether the project is a streetscape, shopping area or high-rise office building.

L I G HT CON T R OL = C O S T S AV IN GS Building energy efficiency and worker productivity can be tied directly to effective shading systems in office structures. People need natural light for emotional and physical health, but researchers are finding that control of these daylighting features is a key element in the performance of buildings and the people who work in them.

DRESS U P TH E SKYL IN E Two architects recognized for innovative building shade designs in the Sunbrella Future of Shade competition conceived of fabric shade systems as a way to upgrade building performance, improve occupant comfort and give buildings a distinctive presence in a city’s skyline. ®

Puerto Rico-based architect and industrial designer Doel Fresse saw a need for automated shade in glass façade high-rise buildings, especially those located in the Caribbean. His conceptual design, “Helicon,” is inspired by the shape of heliconia flowers ubiquitous to the island nation. Helicon’s fabric panels create an intriguing geometric pattern on the building’s exterior. The panels can be adjusted to create interior shade, reduce glare or allow more light into the building when desired.

Helicon, which is designed as a retrofit shade solution for existing glass façade buildings, improves the building’s overall energy performance by blocking light before it enters the building. The system can also be flattened to the building’s exterior to prevent damage during hurricanes or tropical storms.

ADVER TISEMENT

Responsive Shading System by Arman Hadilou – United States

For architect Arman Hadilou, the intense summer heat in Austin, Texas, spurred him to conceptualize the “Responsive Shading System,” a kinetic façade of massive strips of fabric mounted on adjustable arms on the building’s exterior. The system responds to the elements, twisting the strips to create bigger or smaller openings depending on the angle of the sun and the time of year. In this way, Responsive Shading System balances building energy efficiency with the need to maintain views.

The air gap between the building’s glass façade and the fabric façade allows for ventilation created by natural convection.

CON CL U SION Given rising global temperatures, creating energyefficient buildings is more important than ever before.

With shade at the center of the design process, architects can ensure energy efficiency is a priority, while also creating aesthetically pleasing buildings that promote occupant comfort.

Sunbrella is a registered trademark of Glen Raven, Inc. ®

Find inspiration for your next shade design at

FUTUREOFSHADE.COM

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“Trends in Lighting in Commercial Buildings.” EIA, U.S. Energy Information Administration -

EIA - Independent Statistics and Analysis, 17 May 2017.

CIRCLE 202

2

L Roche, “Summertime Performance of an Automated Lighting and Blinds Control System,”

Lighting Research & Technology, vol. 34, Issue No. 1 (2002) 11-25. Ossama A. Abdou, “Effects of Luminous Environment on Worker Productivity in Building Spaces,”

Helicon by Doel Fresse – Germany

Journal of Architectural Engineering, vol. 3, Issue No. 3 (1997).

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CONTENTS

online editorial products OCTOBER 2017

New Online

VOLUME 15, NO. 9

• Commercial-construction economics. Uponor’s Dale Stroud looks at 2018 commercial-construction growth in a new video.

• 3D-imaging laser scanning. Matt Wheelis of Leica Geosystems discusses 3D-imaging laser scanning technology. Learn more on p. 62.

• Cloud-based building automation. Alerton’s Kevin Callahan outlines the benefits of cloud-based BASs. • EPDs and product specs. Mark Thimons, Steel Market Development Institute, sheds light on EPDs in a Commercial Conversation podcast.

535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

EDITORIAL

Commercial Conversation As part of our variety of online editorial products, Commercial Architecture presents Commercial Conversation at commercialconversation.com. Commercial Conversation is a series of podcasts in which the editors speak with commercial-construction industry experts about issues that affect specifier decisions.

Podcasts are supported by a resource page and are available for download from the website and iTunes.

Multidimensional Branding: Brian Koshley

Virtual Reality: Lynn Brotman, Katherine Berger

Brian Koshley, AIA, and global director, interior architecture for Carrier Johnson + CULTURE, San Diego, reveals how his firm is using an integrated approach to the concept of multidimensional branding to provide a more-engaging and successful design experience for their clients.

Lynn Brotman, NCIDQ, IIDA, and Katherine Berger, NCIDQ, of Svigals + Partners, New Haven, CT, share their experiences with a virtual-reality program that is paying dividends with internal designers and with clients.

Urban Designs In The ‘Burbs: Joshua Zinder

Corporate Design For School Offices: Rachel Woodhouse

Joshua Zinder, AIA, NCARB, LEED AP, and founding partner of Joshua Zinder Architecture + Design, Princeton, NJ, shares ways his firm is creating urban environments in suburban properties, making the non-urban facilities attractive to today’s young workforce.

Rachel Woodhouse, NCIDQ, LEED AP, and principal and director of operations at Dyer Brown Architects, Boston, explores how universities are changing the design and function of their back-office spaces to better fit the needs of today’s workers and business activities.

Experience our website at commercialarchitecturemagazine.com.

Be sure to visit our website at commercialarchitecturemagazine.com.

Gary L. Parr Editorial Director

847.702.8877 gparr@commarchmag.com

Kenneth W. Betz Senior Editor

331.276.4682 kbetz@commarchmag.com

Marga Parr Associate Editor

847.207.5974 mparr@commarchmag.com

Frances Jerman Creative Director

586.899.9463 fjerman@commarchmag.com

Greg Pietras Managing Ed./Digital

630.325.2497 gpietras@commarchmag.com

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CIRCLE 203

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Many architecture ďŹ rms go beyond the everyday practice of architecture to include site evaluation, historic preservation, facility support, and commissioning services. Heavily revised Architect Scope documents address changes to the industry landscape.

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CIRCLE 204

EDITOR’S

notebook

There’s Sunshine In Our Economic Future

O

ne of my annual pre-holiday highlights is when the good people from Uponor Inc., Apple Valley, MN, stop by to fill me in on what’s going

on in the commercial-construction market and how they are meeting the technology needs in the plumbing world.

A highlight of that highlight is Dale Stroud.

Dale is the company’s senior business advisor and part of his role is to track the economics of commercial and residential construction. It’s always of great help to me to see the information Dale has compiled because it provides a very good picture of what lies ahead for our industry.

This year Commercial Architecture readers also get to hear Stroud’s presentation. In advance of his annual visit, we were fortunate to record a video of his analysis. You can view it at commercialarchitecture.com/1710uponor.

Dale Stroud expects a 3.6% growth rate for the non-residential market in 2018, led by education and retail construction.

To whet your whistles, here are some numbers from Stroud’s economic assessment: • While put-in-place non-residential construction will remain above pre-recession levels, Stroud projects that some leveling off will occur. However that “leveling off” represents an overall 3.6% growth rate in 2018. Leading the way at 4.8% will be education, followed by retail at 4.6%, and office construction at 4%.

• If you project non-residential construction out to 2021, all segments show growth, but the four leaders in terms of architectural work are healthcare, education, office, and lodging.

In terms of where commercial construction is headed, the positive side is that we will remain at or above pre-recession levels, the market will be active, and green building will still be a factor. On the other side of the coin, growth will slow a bit, though there will be several regions and/or

Through August 2017, construction unemployment has finally dropped to match the overall job market. But the labor shortage, particularly skilled labor, will likely continue to be a drag on growth.

segments that will show very strong growth. The biggest negative, and one that is holding back growth to a degree, is the labor shortage. There simply aren’t enough workers,

through 2020, led by the usual healthcare, education, and

skilled or otherwise, to meet demand and there is no indi-

office players. If the labor problem can be solved, growth

cation that the situation will improve.

could potentially be stronger than projected. To learn

The bottom line is that, leveling off aside, the sun will

more, and gain some insight into the residential market, be

continue to shine on construction in general. Non-residen-

sure to watch the video at commercialarchitecturemaga-

tial construction is going to grow and remain active

zine.com/1710uponor. CA

Gary L. Parr Editorial Director

commercialarchitecturemagazine.com

OCTOBER 2017

COMMERCI A L A RCHI T EC T URE

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DEPARTMENT

the architects

VR Delivers New Level of Design Including virtual reality in the design process speeds decision making and enhances collaboration. But use caution when involving the client.

L

ess than a year ago our design firm acquired a vir-

Above. When architects are collaborating or demonstrating to a client, the person wearing the VR goggles experiences a near-realistic “tour” of a space, such as this office design.

Right. Svigals + Partners gave up full use of a valuable conference room to add a virtual-reality system which became the “tool we never knew we always needed.”

tual-reality (VR) technology system, which took residence in one of our studio’s precious few con-

ect, and a linear wood element was the cause of some

ference rooms. While this means it’s now more difficult

discussion. Should it be full height, or partial height?

like without that element. The potential downside is in

to use the room for meetings, the space has arguably be-

Instead of arguing for hours, we uploaded the Revit

the expectations that the client may have after a virtual

come more valuable. VR has quickly become a vital part

model into the VR system and looked directly at the ele-

tour. Once they have seen something they like, they will

of our design process.

ment in question, walked around it, and got to see what

be unhappy if it’s not delivered.

Our system employs a superfast CPU for real-time

each configuration would look like. Once we’d “seen” it,

There are some other critical considerations for using

3D rendering, a pair of handheld controllers, and a state-

we knew immediately which solution would work best.

VR in practice. Should we start building VR into all of

of-the-art headset with VR goggles. It can be difficult to

Similarly, we can apply a range of finish, material, and

our proposals as a standard deliverable? Also, actually

describe VR’s immersive experience, especially if you’ve

furniture selections to a model, walk into the project vir-

using the goggles and controllers involves a significant

never experienced it. The user wears the goggles and holds

tually, and decide which selections are best.

learning curve—not to mention nausea, for some—making

the controllers while walking around and visually experi-

We were also thrilled to learn the VR can show us

it less than 100% viable. As amazing as the technology is,

encing a fully rendered virtual space larger than our con-

what the project will look like at different times of day,

our designers and especially our clients have to be able to

ference room, using the controllers for certain commands

by programming site position, orientation, and photo-

safely and comfortably move through the virtual space

including “jumping” distances greater than a few feet.

metrics, e.g., diffuse vs. direct light, helping us to specify

before it can fulfill its promise. But our hopes are high,

The tech junkies among us dove into the system and

lighting systems and finishes. One lighting manufactur-

and we see plenty of opportunity on the horizon for its

quickly learned everything it was capable of, then gave

er’s reps asked to view some of our VR models. They have

application. CA

the rest a crash course. Since then, we’ve focused on how

taken what they learned back to their digital and market-

it could be used as a design tool. As it turns out, it’s the

ing teams to improve their library of BIM components

tool we never knew we always needed. The application

and object families.

generates virtual built space from 3D Revit models—we’ve been creating these models for years, but now we can walk

VR FOR CLIENT ENGAGEMENT

through them and see them from “inside” instead of on

There are two main reasons to use VR with clients: to ob-

a flat-screen monitor. This has produced immediate, tan-

tain feedback and/or to get them to opt into a design idea.

gible benefits.

Both are tricky, and our team is learning to take care in our approach. For instance, we may want feedback from

VR AND IN-HOUSE DESIGN

the client, but the danger in showing them a design fully

Part of our firm’s stated mission is creating “produc-

rendered in 3D virtual space is that they may interpret the

tive playgrounds,” our term for open environments

demonstration as an indication that our work is complet-

that inspire creative collaboration. Introducing VR to

ed, or that all decisions have already been made.

Lynn Brotman, NCIDQ, IIDA, is associate principal and head of the interiors group at Svigals+Partners, an integrated architecture, art, and interior design provider located in New Haven, CT. Katherine Berger, NCIDQ, is an interior designer at Svigals+Partners.

Interview With Lynn Brotman and Katherine Berger

our process has reinforced collaboration and stream-

As for opt-in, VR gives us a tool for sharing complicat-

lined communication among our designers, making

ed design proposals in an easily understood way. We can

process and how to effectively involve clients in our

the conference room a productive playground. For

also demonstrate value engineering, showing them why

interview with Lynn Brotman and Katherine Berger at

example, we were recently considering how to design

we think they will want to invest in a big-budget design

commercialarchitecturemagazine.com/architects.

an interior atrium space for a higher-education proj-

idea—and then showing them what the project will look

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OCTOBER 2017

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FEATURE

mixed use

Shaping New Neighborhoods Mixed-use developments are more ambitious and diverse than ever.

Kenneth W. Betz, Senior Editor

M

ixed-use buildings and neighborhoods are not a new thing. In cities and small towns, retail has long been located on the ground floor while offices or residences were above. After all, those work-

ers and residents were a built-in market for the businesses at their foot. But today, expectations for mixed-use developments are higher, more specific, and more inclusive.

Customers and tenants of mixed-use developments are looking for more than just a coffee shop, run-of-the-mill office space, or a mundane apartment.

“It is a race to provide every individual amenity in the market in this current building cycle. These sorts of amenities are becoming standard. Being pet friendly, for example, is becoming standard. Sports-related facilities and areas within the building [i.e., bike (or gear) wash stations as well as dog-wash areas] are common, as are shared kitchen and lounge areas for entertaining friends and that serve as an extension to small apartments,” observed Jim Graham, co-founder, Graham Baba Architects, Seattle.

Even features such as green roofs shouldn’t be ruled out, Graham said. “In Seattle, much of this is a code-required minimum. Locally, green amenities have become a required point of entry in order to compete in the marketplace,” he continued.

Millennials and older, retired couples are generally the demographics targeted by developers. Family-oriented offerings, so far, seem to be few and far between, Graham noted.

In addition, mixed-use developments have evolved to include more uses than the traditional office/retail or residential/retail model. “University Village in Seattle recently expanded with a mixed-use parking, retail, and medical office/clinic building that works very well. We have done several buildings in town that integrate office/retail/residential,” Graham commented.

While adaptive-reuse projects have flourished in older cities, Graham thinks new construction is far less expensive and results in a better ROI. “In some cases, the façade of an existing character structure is retained and a new structure built behind and above. This gives thin presence to the past, but only from the exterior. Inserting and threading a new structure through and above the older building results in the most character and better experience, but is more complex and costly,” he said.

Mixed-use is longer just for cities, either. “We should be focusing development energies to infilling our urban realm as well as existing low-to-mediumdensity suburban areas. Densifying already settled areas enables us to preserve rural or undeveloped settings that are that much closer to areas that are built up,” Graham said.

Clearly, mixed-use development is influenced by social and economic changes that impact most areas of the built environment today. Following are a few examples of recent built or planned projects. CA

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commercialarchitecturemagazine.com

mixed use

FEATURE

Chophouse Row, Seattle C

hophouse Row, designed by Graham Baba Architects in collaboration with Sundberg Kennedy Ly-Au Young (SKL) Architects, both of Seattle, was created from a collection of contiguous properties within a single

block in Seattle’s Capitol Hill neighborhood. Rather than consider the eclectic mix of buildings and empty space an impediment to development, the owner recognized the value of the structures’ hard-won patina and unique character. By integrating a diverse, mutually supportive combination of activities that includes living, working, and retail in one contiguous array of spaces, the development results in a village within a village, according to the Graham Baba website.

The design solution knits these disparate properties together using new pedestrian corridors and connections between old and new spaces to create a truly mixed-use project. Challenges for the project included resolving the 11-ft. change in elevation between the east and west boundaries of the site, interweaving old and new structures, and stacking mixed uses in the same building, including live/work/retail/parking. Public spaces and connections to other buildings on the block are born through the strategic removal of existing parts of buildings—back doors become front doors, and open space is created from previously solid edges. Materials removed during demolition find a second life as siding, flooring, stair treads, and windows.

The five-story addition (plus two mezzanine levels) essentially merges with the existing Chophouse—the roof deck of the old building becomes the floor of an office in the new building. Blending between old and new extends throughout the project, resulting in a single-building-type classification for the project. This attitude is evident in tenant spaces as well, especially those at the ground floor, where individual restaurants and retail shops occupy old and new space. Naturally ventilated, the 43,800-sq.-ft. project features a series of loft-like floors and adjoining decks and balconies that provide territorial views to the neighborhood and back into the site. The result is a human-scaled destination that is distinguished through its insistence upon incremental urbanism rather than large-scale monoculture.

Above. By integrating a diverse, mutually supportive combination of activities that includes living, working, and retail in one contiguous array of spaces, the Chophouse Row development results in a village within a village. Photo: Graham Baba Left. Individual restaurants and retail shops occupy old and new space at Chophouse Row. Photo: Graham Baba

Continued on p. 12 commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

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FEATURE

mixed use

Park and Market, San Diego C

arrier Johnson + CULTURE’s (San Diego) design for the Park & Market development integrates a mix of public and private

uses, including a 34-story residential tower, destination retail venues at street-level, restaurant space, room for use by UC-San Diego, and below-grade parking for 560 cars. The project also includes work to preserve the historic Remmen Building located on the site, as well as a themed public plaza celebrating the neighborhood and its history.

“The combination of scales and uses will help ensure the development serves as a vibrant mixed-use community, while also bringing a major institution of learning to San Diego’s downtown,” said Michael Johnson, AIA, NCARB, design principal and partner at Carrier Johnson + CULTURE. Park & Market is one of two new San Diego projects on city-owned land by Carrier Johnson + CULTURE. Project teams competed to win development agreements. Proceeds from the city deals will bolster the city’s affordable-housing fund.

In addition to Park & Market’s 426-unit residential tower with 85 affordable residences, the $280-million project includes a 66,000-sq.-ft. office building to house a satellite campus for the Univ. of California San Diego Extension, called the “Innovative Cultural and Education Hub.” UC-San Diego’s strategic decision to

Above. The Park & Market development in San Diego integrates a mix of public and private uses, including a 34-story residential tower, destination retail venues at street level, restaurant space, room for use by UC-San Diego, and below-grade parking for 560 cars. As shown, the proposal also incorporates a green roof. Image: Courtesy Carrier Johnson + CULTURE

invest in the project reflects new transit lines to be added nearby, including two trolley lines serving nearby communities and linking to UC-San Diego’s main campus.

Filling out the Park & Market site is an expansive public plaza

Below. The $280-million Park & Market project includes a 66,000-sq.-ft. office building to house a satellite campus for the Univ. of California San Diego Extension, called the “Innovative Cultural and Education Hub.” Image: Courtesy Carrier Johnson + CULTURE

with a new terrace and amphitheater for concerts and events, as well as a historic structure—the 1907 craftsman-style Remmen House—to be renovated and adapted for restaurant/retail uses.

“The mix of new uses, the coming trolley lines, and the overall urban gesture lay real groundwork for a new vertical neighborhood to accelerate the transformation of the East Village into a center of innovation,” said Johnson.

“The combination of scales and uses will help ensure Park & Market serves as a vibrant mixed-use community, while also bringing a major institution of learning to San Diego’s downtown,” he added.

“The community will be filled with entrepreneurs, makers, artists, and every type of creative person San Diego has to offer.

There will be a space for each type to thrive,” said David Gonzalez, a design leader at Carrier Johnson + CULTURE. Designed by Carrier Johnson + CULTURE for the developer Holland Partners, Vancouver, WA, construction of Park & Market is slated to begin in 2018, with an anticipated completion date of 2021 for the estimated $280-million complex.

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commercialarchitecturemagazine.com

FEATURE

mixed use

Woodward Garden Apartments, Detroit W

oodward Garden Apartments, located at 3909 Woodward Avenue in Detroit, is connected to the adjacent Woodward Garden Theater (both designed by

McIntosh Poris Associates, Detroit). Both structures anchor the 3900 block of Woodward Avenue in Detroit’s Midtown District. The location is one block from the Max M. Fisher Music Center, Detroit Medical Center, and Children’s Hospital of Michigan. It’s also in close proximity to Wayne State Univ. and Detroit Institute of Arts.

The apartments were part of the fourth, and final, phase of the 15-yr. Woodward Garden Block Development, and followed the restoration of the Woodward Garden Theater. The program for the five-story, mixed-use building includes 11,000 sq. ft. of commercial/retail/educational space at the ground level and 61 market-rate apartments, consisting of studio, one-bedroom, and two-bedroom units on floors two through five.

Because of the site’s historic nature, district codes required the building’s exterior to have a masonry skin, which was beyond the project budget. McIntosh Poris developed instead a loose interpretation of a “masonry exterior” and creatively designed the façade with a highly efficient fiber-cement panel rainscreen system. To resolve the Main Street Overlay’s required corner enhancement, the architects used unconventional methods by setting back the building’s corner and creating a void to serve as a private outdoor balcony for corner units.

A dynamic façade was introduced through the use of color and a panel joint composition. Yellow and dark-gray color selections intentionally contrast with the adjacent Woodward Garden Theater to provide a fresh interpretation to the ubiquitous limestone detailing seen as a staple in historical buildings around the district.

The building’s amenities include access to an outdoor terrace located on the second floor, which not only provides a private retreat, but also ensures all units benefit from the quality of natural light.

Residents have direct access to the adjacent parking garage from the second-floor lobby to provide secured, covered parking. The 4,000-sq.-ft. basement is dedicated to additional tenant storage, and space for the boiler system heated by Detroit Thermal’s steam system.

Located on the ground floor is the Michigan Research Studio, an off-campus facility by the Univ. of Michigan’s Taubman College of Architecture and Urban Planning, offering the college preparatory Architecture Prep Program to Detroit public high school students. The 3,715-sq.-ft. open facility emulates a collegiate design studio, emphasizing creative learning through multiple teaching environments in the same space.

Top. The 3909 Woodward Garden Apartments building is connected to the adjacent Woodward Garden Theater (both designed by McIntosh Poris Associates). The structures anchor the 3900 block of Woodward Avenue in Detroit’s Midtown District. Photo: Justin Maconochie Middle. The five-story, mixed-use building includes 61 market-rate apartments, consisting of studio, one-bedroom, and two-bedroom units on floors two through five. Photo: Justin Maconochie Right. Located on the ground floor of 3903 Woodward is the Michigan Research Studio, an offcampus facility by the Univ. of Michigan’s Taubman College of Architecture and Urban Planning, offering the college preparatory Architecture Prep Program to Detroit public high school students.

Photo: Justin Maconochie

Continued on p. 14

commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

13

mixed use

FEATURE

The Monroe Blocks, Detroit L

ocated at the center of the spokes that connect greater Detroit, the Monroe Blocks development

will combine what the developer says to be downtown Detroit’s first high-rise office tower in a generation with more than 480 residential units.

Schmidt Hammer Lassen Architects, Copenhagen, has been working in close collaboration with developer Bedrock Detroit, local architects Neumann Smith, engineering firm Buro Happold, and landscape architects SLA to imagine a development that reestablishes historic alleyways, introduces new public plazas and green space, and prioritizes the public realm indoors and out. The new office tower will offer a combination of large floor plates, tall ceiling heights, and access to sunlight currently unusual in downtown Detroit.

Monroe Blocks will make a diverse reflection on urban life, according to Schmidt Hammer Lassen.

The mix of uses allows space for varied activities complementing each other to make safe, vibrant 24hr. public spaces. Functions include office, residential,

Above. Central to the Monroe Blocks development is a 35-story office tower facing Campus Martius. Monroe Blocks will feature retail, residential, and public plazas and green space. Image: Schmidt, Hammer, Lassen Architects, Bedrock Detroit Below. The mix of uses allows space for varied activities complementing each other to make safe, vibrant 24-hr. public spaces. Image: Schmidt, Hammer, Lassen Architects, Bedrock Detroit

high-street retail, grocery stores and food markets, entertainment, sport and leisure facilities, and the potential for exhibition spaces and performance venues.

The Monroe Blocks project connects some of the city’s key central public spaces: Cadillac Square, Campus Martius, Library Square, and Woodward Avenue. These new connections will not only bind the city center but will also enrich, strengthen, and unify the already popular public spaces, according to an SHL news release.

“What we’re doing from a public space standpoint within the development is going to be special,” said Dan Mullen, president of Bedrock’s real estate arm.

“It’s not just a big, tall building. It’s a big, tall building that interacts with street level and public spaces throughout. There’s going to be different pods and nods of great spaces to hang out and for people to get together.”

The Monroe Blocks development is set to break ground in early 2018 and will complete in early 2022.

Continued on p. 16

14

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

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FEATURE

mixed use

Ken’s V I E W

Ice Is Nice S

hopping in America has changed in many ways, and in many ways it hasn’t

burned many years ago. Improbably, the mall itself still stubbornly remains.

changed that much at all—Amazon notwithstanding. In city neighborhoods

The rink is the story of shopping malls and the way things used to be—

with mixed-use and new-urbanist proclivities, shopping seems to be returning

and still are with much of the amazement and novelty drained off. The mall in

to what it once was —small businesses on the ground floor with offices and

question was essentially a large strip mall, but the ice rink was a precursor

residences above. That’s long been a standard city thing. Once shunned for

of malls not even on the drawing board. It was in an enclosed space, called

suburban shopping malls, it seems to have been rediscovered and become

the Wintergarden, comprising the ice rink surrounded by select businesses,

trendy. Who would have thought?

including restaurants. One of them, the Alpine House, featured waitresses

At the same time, much has been made of the decline of suburban malls

(these days, that would be servers) in “authentic” Bavarian apparel, it is said.

as city venues attracted younger residents and shoppers. That can’t be denied,

For its time, it was quite the attraction. Local residents had seen nothing like

but, like cities, maybe malls haven’t changed all that much either. A recent news

it and flocked to the mall with their kids in station wagons and sedans despite

report says that a synthetic ice rink may soon be installed in vacant retail space

the fact the mall had few big-name stores. Perhaps it was a simpler time, and

at Hawthorn Mall in north-suburban-Chicago Vernon Hills. This is notable by

folks were not so jaded.

virtue of its not being new. First, malls are still trying to differentiate themselves

The mall endures to this very day. I had an urge to drive over there to see

by providing entertainment; that’s hardly new. Second, I grew up a short drive

for myself, but adding to global warming seemed irresponsible with several

from a not-so-upscale mall that had an ice rink back in the late 1950s, early

hurricanes threatening the southern part of the country. Instead, I used Google

1960s, so adding skating to spice up your shopping mall definitely isn’t original.

Street View—not that Google’s server farms and their Street View cars don’t

To me, the new project, perhaps unfairly, conjures an image of a sad little ice

have their own environmental cost.

rink wedged haphazardly in a storefront like a last-chance taekwondo studio or

Anyway, the mall today has a pawnshop, a dollar store, a payday loan store,

pawn shop, the existing overhead fluorescents left in place to save money. To

a liquor store, and a resale shop. Not exactly upscale, is it? Along with some

be fair, I’m sure there are fine examples of pawn emporiums and martial-arts

other run-of-the-mill stores there’s a tractor supply store! Really. This area may

studios, but they generally don’t say “successful mall.” I’m equally sure the ice

have been agricultural 150 years ago, but today? Not even remotely. I may still

rink will be sensitively integrated, but what’s with this synthetic ice stuff?

have to drive up there to see if they have real tractors.

Being diligent, I Googled synthetic ice and came upon a company that sold

Never mind. I don’t have time to sightsee skeevy malls. The Internet to the

the stuff. Indeed, not being ice, it doesn’t require the extensive refrigeration and

rescue. Again. The tractor store seems to be mostly lawn tractors and manly,

electricity of the real thing, so it may be environmentally friendly. I said, “may

outdoorsy stuff for wannabe farmers. So we’ve gone from station wagons and

be.” What a surprise, it’s made of a particular kind of polyethylene, the latter

Bavarian maids to fake ice and pretend tractors. This is progress?

commonly known to laypersons as plastic. Not so environmentally friendly, eh?

In the long run, cities and shopping don’t change much, though they do need

Particularly amusing was the notice on the website of the fake-ice

minor adjustments from time to time. That’s what new mixed-use developments

manufacturer: “Out of stock! China has purchased our entire production

or things like adaptive reuse are for. Perhaps some of those undertakings will

capacity.” (My note to China: The company is located in Florida; your shipment

have skating rinks and Bavarian-costumed serving persons. I never had the

of imitation frozen water may be delayed.)

chance to eat in the Alpine House, but I kind of wish I had.

The ice rink in the long-ago mall is gone now. The building that housed it

— Kenneth W. Betz, Senior Editor

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16

Carrier Johnson + CULTURE

McIntosh Poris Associates

Graham Baba Architects

Schmidt Hammer Lassen Architects

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

Sundberg Kennedy Ly-Au Young (SKL) Architects

CIRCLE 207

FEATURE

local atmosphere

Two Projects Capture Region’s T Flavor

The two elements of the project—restaurant and bar—are conceived as distinct yet connected structures that weave together where they meet. The Icehouse Bar, a board-formed, cast-in-place concrete structure pulled tight to the sidewalk’s edge, maintains the street facade established by the existing historic buildings. The Kitchen, essentially a timber-structured, glass-walled pavilion, is pulled back from the sidewalk to open up the corner using a small plaza with restaurant seating. Photo: Lara Swimmer

he economy of Yakima, WA, has long revolved around agriculture. The region is a major producer of apples and other fruits, a wide variety of vegetables, and 75% of the hops grown in the United States.

It’s no surprise, then, that two recent projects designed by Graham Baba Archi-

tects, Seattle, reflect those agricultural roots and seek to capture the essence of a

Undertakings reflect the heritage of an agricultural community and evince its essence.

utilitarian agricultural aesthetic with a warm, simple palette of natural materials.

While the two projects are food related, they are on different ends of the distribution/consumption spectrum. Nevertheless they share a flavor and spirit that reflects the community’s character.

18

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

local atmosphere

FEATURE

The Kitchen is elegant yet approachable in its aesthetic, with the dining room and kitchen area all under one roof to put the preparation of food at center stage. Surrounding seating affords views of the chefs at work. The structural system is exposed, typical of agricultural vernacular buildings throughout the region. Photo: Lara Swimmer

Cowiche Canyon Kitchen and Icehouse Bar YAKIMA, WA

The first half of the 20th century was a time of

placemaking, the project provides a much-needed

The structural system is exposed, typical of agri-

growth and dignity for downtown Yakima. Pres-

shot in the arm for civic renewal.

cultural vernacular buildings throughout the re-

idents Roosevelt and Taft visited the emerging

The two elements of the project—restaurant

gion. A casual dining area at the back of the restau-

agricultural center where the main street featured

and bar—are conceived as distinct yet connected

rant connects to a public plaza through garage

fountains, grand theaters, and stately, multi-story

structures that weave together where they meet.

doors, offering a protected patio setting for

brick-and-masonry buildings. By mid-century,

The Icehouse Bar, a board-formed, cast-in-place

three-season dining.

however, most of these structures had been demol-

concrete structure pulled tight to the sidewalk’s

The bar is an appropriately moody environ-

ished to make way for parking lots as businesses

edge, maintains the street facade established by

ment, emphasizing natural and repurposed mate-

struggled to keep their downtown relevant and

the existing historic buildings. The Kitchen, essen-

rials. A zipper skylight situated above the bar

residents fled to the suburbs.

tially a timber-structured, glass-walled pavilion, is

washes the bar wall with light. Vintage ice tongs

pulled back from the sidewalk to open up the cor-

hold cast-glass cubes topped with a light source,

ner using a small plaza with restaurant seating.

illuminating the glass from within and creating an

A local family with long-standing ties to the agricultural heritage of the region sought to counteract this decline by combining their interest in

The Kitchen is elegant yet approachable in its

aqueous light effect over the bar. An off-center piv-

food with their desire to help revitalize downtown

aesthetic, with the dining room and kitchen area

oting steel and glass door with inset pilot door

Yakima. They chose a site in the downtown core

all under one roof to put the preparation of food at

provides access between the bar and exterior bar

and created a restaurant and bar featuring local

center stage. Surrounding seating affords views of

seating.

food and drink, setting their dream in motion.

the chefs at work. Wrapped on three sides with

The Kitchen and Icehouse Bar are separated by

From the project’s honest use of materials celebrat-

large windows, the dining area opens to the neigh-

a board-formed, cast-concrete wall punctuated by

ing the agricultural vernacular and history of the

borhood, visually and symbolically merging the

a series of vertical vents. The vents create interest-

valley to the synergies resulting from strategic

activity inside with the neighborhood beyond.

ing light-and-shadow play and offer glimpses into

commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

19

local atmosphere

FEATURE

Cowiche CanyonIcehouse Bar Details

each venue. Rafter tails slip through the vents to become a unifying gesture between venues.

They also serve as supports for custom lights

PROJECT SIZE

made from vintage smudge pots, referencing the

• Cowiche Canyon: 4,650 sq. ft. (plus 1,150 sq. ft. of

region’s fruit industry.

The materiality of the project recalls the ag-

enclosed patio space and 600 sq. ft. of terrace seating)

• Icehouse Bar: 1,200 sq. ft. (plus 600 sq. ft. of terrace seating)

ricultural vernacular of the valley and highlights the honest beauty of materials used in their natural or weathered state. Repurposed concrete form boards and formwork are used

PROJECT TEAM

for ceilings and feature walls, including the wall

Graham Baba Architects (architecture and interiors), Seattle

behind the bar. Sun shades and exterior lighting

• Lund Opsahl Structural Engineers (structural), Seattle

suspended from angled wood poles, like those

• • • •

RH2 Engineering (civil), Bothell, WA

used for staking fruit or vines, are yet another nod to the area’s agri-

Allworth Design (landscape), Seattle

cultural heritage and complete the transition from building to city

Ohm Light (lighting), San Francisco

to region.

Architectural Elements (big pivot metal door and metal hood shrouds), Tucson, AZ

• VKPowell Construction LLC (contractor), Yakima, WA

The Cowiche project has spurred the transformation of an adjacent municipal parking lot to a new central city plaza. The plaza is envisioned to become the centerpiece of an even larger urban revitalization effort.

The materiality of Cowiche Canyon recalls the agricultural vernacular of the valley and highlights the honest beauty of materials used in their natural or weathered state. Repurposed concrete form boards and formwork are used for ceilings and feature walls, including the wall behind the bar.

Washington Fruit & Produce Co. Headquarters YAKIMA, WA

Surrounded by the world’s most high-tech fruit packing warehouses, the 16,500-sq.-ft. Washington Fruit & Produce Co. headquarters is conceived as an oasis amidst a sea of concrete and low-lying brush landscape. Tucked behind landforms and site walls, this courtyard-focused office complex provides a refuge from the noise and activity of the industrial processing yards nearby.

Taking its design cue from an aging barn that the client had identified as a favorite, the concept seeks to capture the essence of a utilitarian agricultural aesthetic. A simple exposed structure that employs a limited material palette and natural patina, the design merges rural vernacular with an equally spare contemporary aesthetic.

The L-shaped building is nested into the landscape through the use of board-formed concrete site walls and earthen berms that wrap the perimeter to

20

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

Taking its design cue from an aging barn that the client had identified as a favorite, the Washington Fruit headquarters concept seeks to capture the essence of a utilitarian agricultural aesthetic. A simple exposed structure that employs a limited material palette and natural patina, the design merges rural vernacular with an equally spare contemporary aesthetic. Photo: Kevin Scott

commercialarchitecturemagazine.com

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FEATURE

local atmosphere

Washington Fruit & Produce Co. Headquarters Details GRAHAM BABA ARCHITECTS TEAM

• Brett Baba, design principal • Hill Pierce, project architect • Jenn LaFreniere, project manager

DESIGN TEAM Graham Baba Architects (architecture and interior design), Seattle

• • • • •

IMA Wright LLC (structural engineer), Seattle ARUP (M/E/P/fire protection engineer), Seattle The Berger Partnership (landscape architect), Seattle Brian Hood Lighting (lighting designer), Seattle Premier SIPS (structurally insulated panel roof), Puyallup, WA

• Selkirk Timberwrights (glulam), Priest River, ID • Pacific Window Systems (glazing), Kent, WA • Stusser Woodworks (custom furniture fabrication & white oak paneling), Woodinville, WA

Spartan, daylight-filled interiors at Washington Fruit headquarters are complemented by a warm, simple palette of natural materials. Interior furnishings terminate well below the ceiling. The open feeling of the structure is reinforced by keeping furnishings low and allowing them to float within the space.

form a central, landscaped courtyard. Soil excavated for

Spartan, daylight-filled interiors are complemented by

foundation work was repurposed for the perimeter berms,

a warm, simple palette of natural materials. Private offices

eliminating the need to remove it or add more.

line the south wall, while conference spaces and back-of-

A notch through the berm provides access from the

house functions are set in wood-clad boxes. Interior fur-

parking area to the formal courtyard and building en-

nishings terminate well below the ceiling. The open feel-

trance. Crossing the courtyard on a boardwalk, the visitor

ing of the structure is reinforced by keeping furnishings

is embraced by a fully glazed facade, punctuated by a se-

low and allowing them to float within the space. Lighting

ries of wood columns that march across the building in

consists of custom-designed uplights, which keep the ceil-

regular intervals. The boardwalk aligns with an off-set

ing plane tidy. A raised flooring system further ensures

building entry, which is formed as a wood-wrapped pas-

that the clean aesthetic is preserved and free of cabling.

sageway inserted into the glazed facade.

The deep agricultural roots of the company and location

The building recalls its agricultural roots by pulling the 18-ft.-tall scissored glulam structural columns to the

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1710graham

See more photos of Cowiche Canyon.

View more photos of Washington Fruit.

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

throughout the project.

outside, revealing the physics of its construction and en-

The sales office is located in the short arm of the L to

abling the 175-ft.-long interior volume to be column free.

isolate noise and enhance privacy. Adjacent to the sales

Topped with 68-ft.-long exposed truss girders, the interior

office is a separately enclosed structure featuring a 30-ft.-

reaches 20 ft. at its peak. The repetitive nature of the

long table where farmers with whom the company works

structure ensured easy fabrication and assembly, saving

gather for communal meals. The exposed structural sys-

costs and resources.

tem connecting the lunchroom to the main building cre-

The north-facing courtyard facade is glazed along its length, visually extending the interior space into the

ates a small, partially covered courtyard, nodding to a remnant of an aging barn.

courtyard. Interior light is balanced by a long clerestory

Views throughout the thirty-acre complex are con-

dormer on the south, while the extensive use of large,

trolled, whether to the courtyard, the distant hills, or to

south-facing overhangs and high-efficiency glazing limits

the shallow private office views created between the

summer heat gain. Reclaimed barnwood siding and a

building and the berms. Everything is curated to create a

weathering steel roof round out the exterior materials.

peaceful environment in which to work. CA

Visit Graham Baba’s website.

22

underlie the simple design concept and attention to detail

commercialarchitecturemagazine.com

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CIRCLE 209

roofing

PROJECT

Concrete-Tile Roof Caps Renovation Extensive renovation of the golf course and clubhouse at Castle Pines included replacing the wood-shake roofing with weather-resistant concrete tile.

A

“

person can play The Country Club at Castle Pines and feel he’s had a great time no matter

what his score, simply because of the views.”

That’s a direct quote from golf legend Jack Nicklaus on playing the course. He should know. Just 30 minutes south of downtown Denver, Castle Pines is a golfer’s paradise boasting a signature course designed by Nicklaus himself, along with a luxury clubhouse.

The facilities are set within the prestigious Castle Pines community amidst rugged, picturesque mountain terrain.

The Clubhouse at Castle Pines originally opened to members in 1993. Having recently undergone a robust $5-million renovation, the facility delivers a classic, rustic, yet upscale atmosphere. Luxe wood adorns the ceilings and mountain-inspired furnishings and natural light fills the space. Commanding windows naturally draw one’s gaze to unparalleled panoramic views of the surrounding mountain range and signature course. In addition to the interior overhaul, the addition of a gorgeous 6,000-sq.-ft. outdoor terrace now allows guests to dine and socialize comfortably in the enviable setting.

When the extensive renovation neared its completion, it was decided that a new roof was also needed. The existing roof, made of wood shakes, had not only aged but was highly susceptible to fire and hail—two major concerns in Colorado’s environment.

Denver-based Eco Roof and Solar, a wellknown roofing-contractor firm, was selected to oversee the re-roofing project. “Improve-

Top. The concrete-tile roof used on the Clubhouse at Castle Pines is designed to complement the surrounding Colorado environment.

Right. The sustainable concrete tile roofing material resists the hail, fire, snow, and wind that is experienced in mountainous terrain surrounding Denver.

24

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT

ments to the clubhouse, including the interiors and outdoor deck,

sored by Architectural Testing Inc., Franklin, WI, an independent

were really significant and resulted in a beautiful facility,” said

laboratory accredited by multiple national agencies.

Houston Moore, Eco Roof and Solar’s commercial project man-

Aside from hail and storm resistance, energy efficiency is often

ager. “But the roof needed to be replaced to ensure that the struc-

a key consideration in roof selection. While it wasn’t a primary

ture itself would be safe for members and visitors in the years to

priority for the clubhouse re-roof, the team was pleased to learn

come.”

that Boral’s concrete tile significantly reduces energy demands

The team, which included personnel from Castle Pines and Eco Roof and Solar, reviewed numerous roofing systems, focus-

roofing

Along with the clubhouse, the Jack Nicklaus-designed Castle Pines golf course was also renovated.

inside the structure. “This will help Castle Pines reduce its energy bills for the life of the structure,” adds Moore.

ing primarily on finding a solution that could help withstand all

Concrete roof tile is also truly sustainable roofing material.

of the elements. The material also needed to complement and

Manufactured using locally sourced, naturally occurring, and

enhance the clubhouse aesthetics, while celebrating the architec-

abundant geologic material, Boral’s tile incorporates zero chemi-

tural style of the surrounding community and the luxury homes

cal preservatives and is 100% recyclable at the end of its life on

within it.

the roof.

RESISTING WEATHER

was also key. Boral’s Western Trail in Saxony Slate Impact Tile

“Looking at the region’s weather patterns over the past few years

offers a hue and look that complements the design of the struc-

tells us with certainty that hail arrives annually,” said Moore.

ture and the natural surroundings, creating a seamless bridge be-

“This figured prominently in the selection of the roofing material

tween the two. The tile selection also aligns with the tile roofs

for the clubhouse.”

used on homes in the community.

From an aesthetic viewpoint, the color and profile of the tile

After looking at numerous options, the team chose Irvine,

“With an enhancement to both the aesthetics and the safety of

CA-based Boral Roofing’s Class 4 hail-rated concrete tile. The

the clubhouse, as well as to the golf course, Castle Pines will hold

benefits of concrete roof tile were an obvious fit for the project.

on to its reputation as an incredible, world-class destination for

The tile offers superb durability and a lifespan exceeding 60 years.

enthusiasts for many years to come,” added Moore. CA

Considered a low-maintenance material, the tile is also easy to repair and, when called for, a small portion of the roof may be easily replaced if the damage is localized.

Concrete tile is also considered a resilient building material in that it can help withstand storms, hail, fire, snow, and wind. The roof is often the first point of contact for these conditions, acting as the structure’s first defense. Concrete tile ranks especially high in its protective abilities.

The tile, now on Castle Pines’ roof, has undergone impact resistance testing in accordance with the FM 4473 standard, with-

Want more information?

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Circle 6 on the Reader Service Card.

Explore Castle Pines.

Get information on the tile.

standing 2-in.-dia. ice balls shot from a cannon at a 5-ft. distance at speeds approaching 70 mph. Hail-rated tile is certified through the Roof Covering Impact Certification Program, which is sponcommercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

25

CIRCLE 210

PROJECT

exteriors

Decking Provides Venue Views Racetrack decks hold up to the Texas sun for Formula 1 fans.

F

or Austin Deck Co., Austin, TX, when a large, commercial deck project comes along, they are all in, bringing the big guns

as far as materials, tools, and installation techniques. When owner Abe Oeltjen and his crew took on two major deck projects for Austin-based Circuit of the Americas (COTA), the only permanent Formula 1 circuit in the United States, he inspired confidence with the track officials that the job would be high quality, fast, and on time. COTA’s challenging 3.41-mi. racetrack boasts 20 turns with an intimidating 133-ft. hill at Turn 1. COTA is the home of the World Championships and the United States Grand Prix, and also

Above. Two major deck projects take the heat in the Texas sun and use Azek deck boards to provide thermal comfort and low maintenance.

Left. Capped polymer deck boards were used in the construction.

attracts the biggest names in music to its Austin-360 Amphitheater.

The initial deck required two weeks of planning and

safety and a nice look. It really has been a great structure and we’ve used it quite a bit already.”

discussion with track owners and included specifications

“We designed and built the seating area in a way that

using capped polymer deck board from AZEK, Skokie,

fans of any physical ability can use the deck equitably,”

IL, and a fastening system from CAMO Edge Fastening,

commented Oeltjen.

Grand Rapids, MI, ensuring a fastener-free surface.

The same AZEK Slate Gray color used for the Vita-

“We first designed a 1,200-sq.-ft. deck for the Vitamin

min Water party deck was chosen for the PSL deck be-

Water-sponsored area for parties and entertainment

cause it blended with the general décor of the racetrack.

events,” said Oeltjen. “This served as a test deck for 18

Custom metal railings that match the miles of metal rail-

months as the racetrack officials considered building a

ing within and around the racetrack property were also

very large, permanent structure for the Personal Seat Li-

selected for a contiguous theme.

cense (PSL) seats for viewing the track.”

The resulting PSL viewing deck and party deck are

After the deck performed well and stood up to contin-

value-added additions to Circuit of the Americas’ man-

uous crowds and blazing Texas heat, Oeltjen got the

agement and tens of thousands of fans. “As an outdoor

green light to break ground on the new 4,650-sq.- ft. PSL

venue in Texas, we are constantly looking for ways to im-

viewing deck located on the track at Turn 15. It would

prove our fan experience and Austin Deck Co. really

boast amenities such as a large canopy with audio/video

nailed it with the shaded viewing deck,” said Mishkin.

systems, food and drink service, and a great view of the

“We feel that the new deck was an excellent amenity to

track. Previously, COTA would erect and tear down a

enhance their entire race experience.” CA

temporary structure before each race or event with inspections required. The construction would provide a permanent structure also used year round for events including picnics and concerts.

“Keeping fans comfortable outdoors in Texas can be tough,” said Brian Mishkin, COTA’s senior director, Fa-

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cilities & Events. “However, Austin Deck Co. helped us

Circle 5 on the Reader Service Card.

to provide the best environment possible. The AZEK

Watch a video.

deck accomplished many different benefits—it doesn’t re-

Get information on decking.

tain heat and is extremely low maintenance, plus the

Get information on the fastening system used.

CAMO edge fastening gave it a fastener-free surface for commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

27

PRODUCTS

exteriors EDITORS’ CHOICE

Brick, stone faux-masonry panels Faux-masonry panels: • Brick, stone models • Lightweight • Interlocking joints for installation

Polyurethane faux-brick-and-stone masonry panels are available in eight styles and 15 hand-glazed and finished colors. A variety of profile molds are used for each design to eliminate repeat patterns, making the installation of multiple panels more realistic.

The lightweight product has interlocking joints for side-to-side installation with overlapping top and bottom ledges. For interior use as well as exterior, styles include Castle Rock, Cobblestone, Stacked Stone, and Original Brick. Panels are between 33- and 37-in. high with a length of 48 in. No two panels are exactly the same. They can stack vertically or horizontally and are maintenance free.

Nu-Wood, Syracuse, IN Circle 50 nuwood.com

Large-size shingle

HP42-in. shingles allow larger area coverage with fewer shingles. The new standard for the company’s StormMaster Shake and Pinnacle Pristine lines, the shingles are 42-in. wide and 14-in. high and offer a 1 1/2-in. “sweet spot” nailing area. The product offers a high-performance 130-mph wind limited warranty with a four-nail install.

Atlas Roofi ng Corp., Atlanta Circle 51 atlasroofing.com

Color guide

Underlayment delivery

The company has introduced Supercap ready-mix delivery service that delivers blended self-leveling underlayment (SLU) through its pumptruck technology. The service provides contractors access to a volume of cementitious SLU that saves time and cost. The system ensures consistent, quality blending to create a flat floor that can be walked on in two hours and allows trades to work in 24 hours.

Laticrete Supercap, Grand Prairie, TX Circle 52 laticretesupercap.com

28

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

A 6-page Architectural Powder Coatings Color Guide contains information on 60 commonly specified Coraflon powder-coatings colors. Organized into three sections including 30 solid colors, 21 Sunstrom mica colors, and nine specialty colors, including textured, multi-color, and anodic-look samples, the guide provides a reference chart that lists the company’s four coating brands. Coraflon powder coatings are formulated to provide exceptional ultraviolet (UV) durability, colorfastness, and gloss retention. They can adhere to metal as a one-coat paint system or a two-coat paint system with a primer for harsh environments.

PPG, Pittsburgh Circle 53 ppg.com

PRODUCTS

exteriors

Finish options

Redwood and Ash colors join Cedar and Bark in the VintageWood products in the Wood series wall panels and cladding.

VintageWood is said to provide the rich and warm look of wood without the drawbacks of natural wood cladding. The product is said to be durable and resistant to warping, rotting, and pests. It has a built-in rainscreen that allows moisture to escape from the wall panels. The panels can be installed vertically or horizontally for interior and exterior applications.

Nichiha USA Inc., Atlanta Circle 54 nichiha.com

Reduce, Recycle, Reimagine.

Duro-Last® was founded on the idea of prefabrication, which greatly reduces scrap on the job site and makes roof installations much quicker.

Later on, our founder, John R. Burt, created Oscoda Plastics® to make resilient flooring out of manufacturing scrap. Recycling is just as important to us today – last year alone, Duro-Last recycled 3.5 million pounds of PVC.

Sustainability without compromise.

Visit duro-last.com or call to find out more.

Vapor barrier

800-248-0280

Perminator EVOH is a seven-layer co-extruded barrier for brownfield sites. Said to provide superior resistance to gas and moisture transmissions, the underslab barrier restricts gases, such as gasoline, solvents, oils, and hydrocarbons from migrating through the ground and into the concrete slab. The product also protects against naturally occurring gases such as radon and methane.

W. R. Meadows, Hampshire, IL Circle 55 wrmeadows.com

“Duro-Last” and the “World’s Best Roof” are registered marks owned by Duro-Last, Inc. Reduce_SUS_9.9.14_1

CIRCLE 211

29

windows

PROJECT

One day into the 2011-2012 school year, Tropical Storm Lee destroyed the original Owego Elementary School, Owego, NY. Highland Associates designed a replacement building with a high-performing envelope in order to meet LEED requirements. Photos: Guy Cali Associates, courtesy Guardian Industries

After The Storm Guardian SunGuard coated-glass products balanced high performance and energy efficiency to replace a school destroyed by a tropical storm.

O

ne day into the 2011-2012 school year, Trop-

sociate, Highland Associates. “It was important for us to

ical Storm Lee changed the community of

ensure the school embody the healing of a community

Owego, NY, forever. The school district had

devastated by a natural disaster and serve as a symbol of

four of its buildings completely destroyed by the 2011

the determination and perseverance of the Owego com-

flood and sustained significant damage to many others.

munity.”

One of the buildings destroyed was the original Owego

Additionally, Highland Associates needed to design a

Elementary. Within days of the initial flooding, High-

building with a high-performing envelope in order to

land Associates Architects, New York, was on site work-

meet LEED requirements, including the enhanced acous-

ing hand-in-hand with the school district, the Federal

tical performance credit. While it examined high-perfor-

Emergency Management Agency (FEMA), New York

mance, low-e glazing options, the building team knew

State Education Department, and the State of New York

that incorporating laminated glass would greatly reduce

to assess the damage.

the amount of outside noise.

The architects committed to creating an atypical ele-

In approaching the design, Degnon said the firm con-

mentary school. “We wanted the building to be an inte-

sidered that a 120,000-sq.-ft. building can be very over-

grated tool for their curriculum and foster different types of learning: classroom learning, spontaneous interaction, small-group collaboration, large-group instruction, outdoor learning, etc.,” explained David Degnon, senior as30

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

whelming, especially to a four-year-old going to school for The addition of the interior surface coating (SunGuard IS 20 glass) helped bring the U-value performance of double-glaze units closer to that of triple-glaze.

commercialarchitecturemagazine.com

the first time. In order to avoid long, tunnel-like corridors, the halls are bent and broken, creating intermittent learning spaces that are filled with natural daylight and views of

PROJECT

windows

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1710guardian.

Circle 3 on the Reader Service Card.

Download information about Sunguard.

Download a technical brochure.

SunGuard SNX 62/27 coated glass was used because of its balance of performance and light transmittance.

the outdoors. In fact, the design provides unobstructed spaces, an important consideration given that multiple studies prove students perform better with natural light and outside views.

Owego follows the school design trend to include several multipurpose rooms. Staff want the flexibility of spaces that can be used at all times of the year, which means the glass must help manage solar heat gain and thermal performance.

“The spaces have a sense of relaxed vitality that comes only with a strong connection to the outdoors,” Degnon said. “This would not be possible without the strategic

H S IG H E L T F A EM D H P E R IN G

views of the outdoors in more than 90% of the occupied

use of specialized glass products such as Guardian (Auburn Hills, MI) SunGuard coated glass.”

SunGuard SNX 62/27 coated glass was selected because of its balance of performance and light transmittance. “To increase the thermal performance, we initially looked at a triple-pane system,” he said. “Because of the added complexity of the laminated glass, the curtain wall system would have become a custom system. This would have dramatically increased the cost of the façade. The solution was to use argon in place of air for the airspace and to couple that with SunGuard IS 20 coated glass. By doing this we were able to achieve triple-pane performance in a laminated, double-pane system.”

The addition of the interior surface coating (SunGuard IS 20 glass) helps bring the U-value performance of double-glaze units closer to that of triple-glaze, im-

MAX TEMP 250ºF NON-SLIP SURFACE Ultra HT Wind & Water Seal™ is the premium high temperature underlayment designed to keep you cool in the most extreme conditions. Discover all the advantages that Ultra HT offers on your next project.

proving performance in buildings where maximum heatflow resistance is desired while still allowing abundant natural light. This combination of SunGuard products,

> Tough, durable cross-laminated top film surface

fabricated by independent Guardian Select fabricator

> Maximum protection against extreme heat, rain or ice dams

J.E. Berkowitz, Pedricktown, NJ, and installed by Forno

> Non-slip polymer surface for excellent foot traction

Enterprises Inc., Trout Creek, NY, has a 60% visible light

> Self-adhering and self-sealing for a complete waterproof bond

transmission and a low 0.26 solar heat gain coefficient,

> ICC-ES ESR-1737, Florida Building Code FL#11842, Miami-Dade County

for a light-to-solar gain ratio of 2.34. The project also

Approved and CCMC 14048-L

used EFCO System, Monett, MO, 5600 curtain wall.

“Highland Associates designed the school to a very high standard of energy savings using SunGuard prod-

Visit mfmbp.com for FREE Samples and Downloads today.

ucts,” said Eddy Scott, Guardian Glass architectural de-

(800) 882-7663

sign manager. “Strategically incorporating our interior surface coating boosted performance without compromising budgets or, more importantly, aesthetics.” CA

1/5/17 3:56 PM

MFM Ultra HT trade CA Jr Tabloid ad 2017.indd 1

CIRCLE 212

31

PROJECT

windows

Lofty Windows Architectural renovation of an historical building uses Zola windows to provide modern energy efficiency.

L

ocated in the heart of Tribeca, New York City, 6o White Street combines high-end design and craftsmanship with the standards of architectural preservation and environmentally conscious construction. The developer of this reimagined 1869 build-

ing—with a collection of eight residential lofts—is the Sorgente Group of America, New York.

With careful selection of materials and inspired interior design, the charm, character, and history of the landmark edifice is preserved and celebrated, while creating a modern loft experience. Zola Windows, Steamboat Springs, CO, played a role in helping embrace and engender the Passive House construction standard, aiding the transformation of a landmark-protected, large commercial building into an architecturally precise, low energy, high-performance facility.

For 60 White Street, a brand new class of window was developed that pushed the technological envelope while replicating the look appropriate for a 146-year-old historical edifice.

Spanning three panes, Zola’s American Heritage SDH (Simulated Double Hung) window created a well-insulated, draft-free building envelope. The replica-quality window is said to provide industry-leading airtightness and thermal performance, coupled with craftsmanship fitting a detailed historical restoration.

60 White lofts provide large and gracious rooms with ample lighting in a modern and luxurious space. Approximately 80% of the project’s materials were reused or maintained

Photography: Nico Arellano Above. Windows were developed for the 60 White Street project that pushed the technological envelope while faithfully replicating the look appropriate for a 146-year-old historical edifice.

Top left. The building houses eight residential lofts with windows providing airtightness and thermal performance, coupled with craftsmanship.

from the existing structure. The rest of the finishes were sourced locally, helping to breathe new life into the buildings. Some of the local materials include Vermont Danby Marble from Vermont Quarries Corp., Mendon, VT, and 300-year-old reclaimed oak from The Hudson Company, New York. The marble embodies the performance and durability of the project, while the reclaimed wood speaks to the natural and historical quality. An important component of the project is the biophilia and the use of nature to improve the building’s living conditions, including a planted green wall in the lobby, which offers aesthetic charm while contributing to a healthy and natural ventilation system. These materials help execute the vision of excellence, sustainability, and historical preservation—choosing to honor the past while building for the future. CA 32

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1710zola.

Circle 2 on the Reader Service Card.

Find out about Vermont marble.

Watch a documentary on the project.

Get information on reclaimed wood.

Get information about the windows.

PROJECT

A

recent addition to the downtown Los Angeles skyline is Metropolis—an expansive mixed-use development aimed at redefining luxury urban living. Metropolis

encompasses 6.3 acres of real estate and features three residential towers, a hotel, a 60,000-sq.-ft. retail pavilion, and high-end restaurants. CRL-U.S. Aluminum, Los Angeles, supplied a wide variety of architectural glazing systems to help improve the function, safety, and aesthetics of the ultramodern complex.

The main entryways on the lower levels feature iconic all-glass entrances that use CRL DRS door rails and CRL-Blumcraft panic

windows & doors

Materials Span Mixed-Use Development

Glazing systems, accessories meet project code, schedule, and aesthetic.

handles. The door rails provide clean, uninterrupted glass spans that complement the overall contemporary aesthetic. They also incorporate the company’s patented Wedge-Lock technology, which produces excellent glass-holding power and provides a faster installation time. The accompanying panic handles’ slim, tubular design maximizes views. The handles are UL classified to ANSI/ BHMA A156.3-2001 Grade 1, making them appropriately specified for Metropolis due to the high foot traffic expected.

Clockwise from left.

Metropolis, in downtown Los Angeles, is an expansive mixeduse development with Hotel Indigo as the flagship. Photos: Geoff Captain

Like most new developments, Metropolis faced a strict construction schedule, particularly because of its urban setting. The door rails and panic handles offered rapid customization and short lead times to expedite the project.

Hotel Indigo is Metropolis’ flagship luxury hotel, offering in-demand amenities and services. Its grand staircase features the

Hotel Indigo’s grand staircase features a GRS laminated guardrail system. Clean sightlines and minimal hardware improve transparency and light flow while increasing safety.

GRS laminated guardrail system. With its clean sightlines and minimal hardware, the system improves transparency and light flow while increasing safety. It also incorporates LED handrails for added function and visual appeal. The system complies with 2015 IBC Section 2407 and also incorporates an ICC-ESR-approved base shoe system. The ICC-ESR approval satisfied the stringent

Main entryways on the lower levels have all-glass entrances where door rails provide clean, uninterrupted glass spans that complement the overall contemporary aesthetic.

Los Angeles Department of Building Safety LARR requirements.

In addition to the guardrail product installed in Hotel Indigo, CRL supplied 6,500 linear feet of GRS base shoe that was used across residential towers one, two, and three.

The hotel swimming pool provides impressive views of downtown L.A. To maximize comfort and safety for guests, the pool area is protected by a custom-fabricated CRL glass windscreen system. The system features stainless-steel posts resistant to the elements, and an integrated gate for code-compliant access.

Bathrooms in select hotel suites and residential apartments use frameless shower-door hardware from CRL. A project of this magnitude required precise coordination between the architect, general contractor, and multiple glazing subcontractors,” said Chris Hanstad, vice president of Architectural Sales at CRL-U.S. Aluminum. “We had the comprehensive product line and manufacturing capacity to provide the customized, single-source solutions needed to meet the project’s schedule, code requirements, and design intent.” CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1710crl.

Circle 7 on the Reader Service Card.

Get information on products used.

commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

35

PROJECT

windows & doors

The 21,000-sq.-ft. Sea-Tac Delta Sky Club houses 400 customers across two levels and features 7,500 sq. ft. of View smart glass, which provides an unobstructed view of Mount Rainier.

Smart Glass Delivers Airport Comfort Implementing dynamic glass in airport spaces improves passenger comfort, increases retail revenue, and saves energy.

I

n airports, windows shape customer experience more

space, airport administrators who prioritize comfort are

desire to be anywhere but there is exacerbated by the fact

than in most places. Whether it’s waiting for a con-

experiencing a competitive and economic edge. Smart

that they tend to be busy and stressful places.

nection after hours on a cramped plane or about to

glass is rising to the top of airport lists of technologies

Today, with airports shifting their focus toward

depart for a destination, passengers wish to feel as if they

that can replace conventional blinds and motorized

non-aeronautical revenue sources, creating conditions

are in an open and secure environment. For some, being

shades and improve the passenger experience by provid-

that encourage commerce is more important than ever.

able to see the plane they are about to board can pro-

ing increased comfort. The technology also improves

With many airports originally built as little more than

vide a level of comfort that allows them to overcome any

environmental outcomes for airports by improving ener-

big boxes with artificial lighting, the lack of a natural

butterflies about flying. In the language of biophilia, it’s

gy efficiency.

aesthetic contributes to passenger discomfort. When

called “prospect and refuge.”

passengers are uncomfortable, they are less likely to COMFORTING PASSENGERS

spend money at on-site businesses such as shops and

ognizing the key role natural light can play in creating a

Few people really want to be at an airport. They tolerate

restaurants. In fact, there is a major business opportunity

positive passenger experience. In such a challenging

them to get from point A to point B. On top of that, the

for airports that prioritize comfort. According to one

Increasingly, airport designers and managers are rec-

36

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT

windows & doors

study by J.D. Power and Associates, “Happy passengers are super spenders” and passengers with high airport satisfaction spend 45% more in their airport time than those who aren’t satisfied.

SMART GLASS CONTRIBUTES

While traditional blinds and motorized shades are the most common tool airports use to regulate light, they come with several drawbacks. Blinds must be manually raised and lowered, and motorized shades require constant maintenance, which adds other tasks for busy airport staff. Meanwhile, light conditions are constantly changing and it’s tough to always know when to close blinds or shades. Most important, closed blinds and shades obstruct the view and reduce the amount of natural light, which can make passengers feel even more confined than they already do.

Smart glass is becoming a more attractive alternative for leading airports as it allows seamless regulation of natural light while maintaining open and unobstructed views. Unlike traditional blinds, smart glass tints automatically in response to outdoor conditions, maximizing the amount of natural light that can be let in without compromising the view. Smart glass supports these ef-

When completed in 2024, the Terminal 1 renovation at San Francisco International Airport will use 66,000 sq. ft. of dynamic glass to create a worldclass travel experience while achieving leadership in energy efficiency.

forts by also helping to improve energy efficiency by better regulating building temperatures, reducing demand for heating and cooling.

enjoy exceptional views free from heat and glare as part

“Our goal is to set a new standard for passenger and employee experience and operational flexibility. Incor-

of their club experience.”

ELEVATING COMFORT AT SEA-TAC

porating dynamic glass at San Francisco International

The Seattle-Tacoma (Sea-Tac) International Airport is

SUSTAINABILITY AT SFO

Airport helps us achieve that design objective,” said

the largest airport in the Pacific Northwest and the 28th

Another airport that is looking to increase sustainable

Kirsten Ritchie, sustainable design director and princi-

busiest airport in the world. In 2016, the facility served

design while enhancing comfort is San Francisco In-

pal at Gensler, San Francisco, the architectural firm lead-

more than 45-million passengers and is considered one

ternational Airport (SFO). The airport is the largest in

ing the project. “View Dynamic Glass is the ideal solu-

of the fastest growing airports in the country.

Northern California and the 23rd busiest airport in the

tion to improve the comfort and travel experience for

Delta Airlines, wanted its new Sea-Tac Delta Sky

world, serving more than 53-million passengers in 2016.

millions of passengers and thousands of SFO and airline

Club to establish a reputation for being a luxurious and

Servicing an area renowned for environmental sustain-

employees by bringing in more natural light into the ter-

relaxing space. This required using innovative, scalable

ability, with its current Terminal 1 renovation project,

minal, while minimizing glare and heat.”

technologies such as dynamic glass. At 21,000 sq. ft., the

the airport established a goal of becoming a net-zero fa-

An assessment found that installing the smart glass

club ranks among the five largest facilities in the airline’s

cility, meaning it would possess renewable energy sourc-

would help drive millions of dollars in economic bene-

system. It can comfortably seat as many as 400 custom-

es with a generation capacity that is equal to the airport’s

fits when energy savings and increased customer com-

ers across two levels.

total energy consumption.

fort were factored in. In total, the project is expected to

The Sea-Tac club design uses 7,500 sq. ft. of View

In addition to investing in building energy efficiency

Inc., Milpitas, CA, smart glass, which allows members

to become the first LEED Gold-certified airport termi-

and guests to enjoy unobstructed views of Mount Rain-

nal in the United States, SFO evaluated other projects to

ier—the tallest mountain in Washington state—in a relax-

find technology that would help meet their environmen-

ing environment without unwanted glare or heat. Since

tal goals while extending Bay Area eco-culture into the

the installation was completed in late 2016, passengers

terminal to dazzle passengers. Two SFO architects chose

and Delta employees have been enthusiastic about how

View Dynamic Glass, which was also preferred by the

the glass helps increase their comfort during visits.

airport authority because it simplifies maintenance.

Claude Roussel, Delta Sky Clubs managing director,

The project, expected to be completed in 2024, will

said the dynamic glass has become an architectural

use 66,000 sq. ft. of dynamic glass to create a world-class

highlight for the club.

travel experience while achieving leadership in energy

“View Dynamic Glass is one of the Seattle Club’s

efficiency. As part of a multi-pronged strategy to invest

architectural showpieces,” stated Roussel. “Installing

in energy efficiency, the smart glass is expected to help

smart windows shows Delta’s commitment to elevate

SFO reduce its energy requirements and significantly

our guest experience. We are excited for our guests to

simplify the terminal conditioning system.

drive $6 million in business benefits against a cost of $3 million. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1710view.

Circle 9 on the Reader Service Card.

Watch a video about dynamic-glass technology.

Watch a video about dynamic glass used at the Overstock.com headquarters.

Watch a video about using dynamic glass at the Century Link Technology Center.

commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

37

PRODUCTS

windows & doors EDITORS’ CHOICE

Smart windows Gen 3 smart window: • Transitioning thermochromic technology • Thermally activated • No programming, wiring

Gen 3 transitioning thermochromic windows provide smart-window technology and a solar-intuitive solution for optimizing natural light, blocking UV rays, and mitigating glare. The thermally activated window transitions from a clear state to a tinted state during peak heat hours, then back to a clear state as the outside temperature cools. With no need for programming, wiring, or additional installation, the nanotechnology transitions in real time. Said to provide as much as a 30% savings on utility bills, windows as large as 5 x 10 ft. can be produced.

RavenWindow, Denver Circle 56 ravenwindow.com

Online LEED guide

An online guide aids in understanding how projects using the company’s products can earn LEED credits. The guide presents an overview of the LEED rating system and uses a series of navigational icons corresponding to a different LEED category with information about how to pursue credits.

Vitro Architectural Glass, Pittsburgh Circle 58 vitroglazings.com

Multi-point locks

Sargent FM7300 series and Corbin Russwin FE6600 series are tornado-compliant, multi-point locks for a variety of applications.

Both use robust mortise locks and concealed vertical rods and are available with standard and decorative levers and a range of electronic access-control technologies. An optional hold-back feature allows standard mortise-lock operation throughout the day, allowing quick release for emergency situations.

Assa Abloy, New Haven, CT Circle 59 assabloy.com

Window collection PanoramicView Lift & Slide windows provide a slimmer frame and improved airtightness than previous models. The fixed-glass portion is completely frameless, enhancing the minimalist look. An operable sliding sash is 3 1/2-in. wide, but said to carry an 8-ft. x 10-ft. glass panel.

With a visible light transmittance of 71%, R-11 triple glazing is standard, with dual and quad available. Hardware and track system is fully concealed, and the flush threshold is ADA compatible, and air, snow, and watertight.

Architect Series collection windows include the Reserve, Contemporary, and Traditional lines. Reserve models include detailed elements such as putty-glaze grilles and butt joinery. The Contemporary models feature smart styling and clean sightlines with a black interior stain-finish option. Traditional products offer Integral Light Technology grilles that create the realistic look of divided light while providing energy efficiency. The collection is available in a variety of styles including casement, awning, and hung windows, and hinged and sliding patio doors.

Zola Windows, Steamboat Springs, CO Circle 57 zolawindows.com

Pella Corp., Pella, IA Circle 60 pella.com

Sweeping views

38

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PRODUCTS

windows & doors

Sliding-glass wall system

Cero minimal-framed, large-panel sliding-glass wall system provides a minimalistic design with ultra-thin profiles and large floor-to-ceiling panels. The panels are said to open and close with ease and smoothly glide on concealed stainless-steel tracks on encapsulated and self-lubricating rollers, flanked by double-sided brushes to remove debris from the track. When closed, the energy-efficient design keeps cold on the outside while maintaining warmth inside, even against the glass and frames. Four sill options include higher weather performance, flush, low-profile saddle, and flush-saddle hybrid. The system is available in double- or triple-glazed options and movement can be automated. A wide range of colors in powder coat and anodized finishes is available Custom colors and simulated wood is also available.

NanaWall, San Francisco Circle 61 nanawall.com

FORM MEETS

FUNCTION Tectum® Ceiling & Wall Panels are a durable, highly customizable acoustical solution in the shapes, sizes, colors, and forms to perfectly complement any space. The easy to install panels are factory cut and painted. Tectum panels in white and natural are part of the Sustain™ portfolio and meet the most stringent sustainability standards today. Learn more about the form and function of Tectum® at armstrongceilings.com/tectum

Balanced doors

The company’s aluminum doors are constructed from heavy wall extrusions that work in conjunction with a balanced hardware system.

The company maintains records and drawings for finished doors, and with components machined in-house, replacement parts are available.

Ellison Bronze, Falconer, NY Circle 62 ellisonbronze.com

Radius direct-set windows

The VistaLuxe collection includes radius direct-set windows with slim lines, narrow frames, and the line’s square details.

Optional black-painted interiors give the appearance of steel. Radius units are available in full circle, oval, half circle, quarter circle, segment head, quarter segment, and other custom shapes.

Kolbe Windows & Doors, Wausau, WI Circle 63 kolbewindows.com

CIRCLE 213

39

PROJECT

hvac

Tankless Water Heating Leads To LEED Platinum Rooftop installation, with 64 solar-thermal collectors and 18 tankless units, meets domestic hot-water needs.

Photography: Peter Barreras, AP Photo Top left. The 182-unit Avalon Hayes Valley apartment complex in San Francisco is a podium-style structure with five levels of residential living in two towers, situated over a single-level parking garage.

Top right. Domestic hot water for each apartment building comes courtesy of an 18-tankless-water-heater installation located on the roof, capitalizing on San Francisco’s year-round mild climate. Because of the units’ light weight, installation crews were able to transport them to the roof using a service elevator.

W

hen the 182-unit Avalon Hayes Valley apartment

in each tower, situated over a single-level parking garage.

complex in San Francisco was awarded LEED

“Building in San Francisco is kind of experimental, so you

Platinum Certification in the Multifamily Mid-

must always be on your game,” said senior project manager Bryan

rise category, it was only the most recent expression of the ongo-

Moore, LEED AP, who served on the Avalon Hayes Valley Asset

ing commitment of AvalonBay Communities to environmental

Team with senior development director Joe Kirchofer and proper-

sustainability and corporate responsibility in its properties. The

ty manager Alyssa Perry. “Of course, that challenge also puts Ava-

latter now number 282 developments, containing nearly 83,000

lonBay on the cutting edge when it comes to green building.”

apartment homes in 11 states and the District of Columbia, with another 27 communities under development.

AvalonBay recently announced a new “Building Certified” construction standard, requiring all of its new high-rise and mid-

“This is a highly intentional culture,” explained Mark Delisi,

rise construction projects to achieve third-party certification of

senior director of corporate responsibility. “We act like owners,

environmental and energy efficiency from external rating pro-

and as such, we must consider the life-cycle impact of our deci-

grams such as LEED or Energy Star.

sions. When deciding whether to do something, we will evaluate

A major contributor to the impressive LEED scores at Avalon

the opportunity based on its contribution to the future health of a

Hayes Valley is the buildings’ use of a solar-thermal-supported,

property: Is it the right thing long term? As property owners and

tankless water-heating system, manufactured by Noritz America,

managers, that’s a priority for us.”

Fountain Valley, CA, for all domestic hot-water needs.

ACHIEVING PLATINUM

preciates the energy savings of on-demand water heating, as op-

Earning LEED Platinum designation for the East and West build-

posed to constantly reheating and storing hot water in large tanks

ings at Avalon Hayes Valley was no small achievement. The proj-

in anticipation of its use. A dramatically smaller footprint also

ect is a podium-style structure with five levels of residential living

comes with eliminating the storage function. But while these attri-

Like most proponents of tankless, AvalonBay management ap-

40

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT

hvac

The twin-tower construction at Hayes Valley required the heaters be split into a pair of nine-unit systems. “A fully centralized system would have required extending the water-heater return lines from one tower to another,” explained design engineer Jeff Koch, CPD, LEED AP, ACCO Engineered Systems, San Leandro, CA, the company that designed the system and installed the tankless units, in addition to the waste and vent systems, storm drainage, and natural-gas and fuel-oil lines.

“By confining each system to its own structure, we minimized the amount of return piping, reducing our labor and making the overall system more manageable and efficient,” Koch explained.

When a resident turns on a faucet or a shower, the

YOU CALL ME RAIN

tankless system at either tower senses the subsequent water flow and activates the burner in one of the nine rooftop units. If demand exceeds the capacity of that initial unit, the system controller will trigger a second tankless unit to fire, then a third, a fourth, and so on until the need is fully met. As demand subsides, the units shut down one by one.

The water supply itself comes through the solar-thermal system, which was designed and installed

by Sun Light & Power (SLP), Berkeley, CA. Also lobutes were apparent from the outset, AvalonBay still

cated on the roof, the system consists of 32 solar col-

had questions about tankless—primarily having to do

lectors on each of the two structures at Hayes Valley.

with the long term.

Each collector setup is connected to a pressurized,

“Because we hold onto the properties we build for many years, the maintenance and the operations

1,950-gal. storage tank where the heat energy is stored, awaiting a call for hot water.

sides of all these products and standards are very im-

When a demand for hot water arises, the so-

portant to us,” said Susie Maglich, LEED AP BD+C,

lar-thermal system preheats the water supply through

director of design resources, AvalonBay Communi-

a pair of heat exchangers: the first between the collec-

ties. “So we wondered how the move from conven-

tors and the pressurized tank, the second between the

tional tank water heating to tankless would impact

tank and the municipal water that actually enters the

our Residential Services group.

tankless units. The latter operation is controlled by a

“For instance, we’ve learned that we need to flush

variable speed pump, a Grundfos MAGNA3, that cy-

these tankless units every year, and that flushing rou-

cles on and off with demand in response to the build-

tine is now part of our maintenance procedures. As a

ing’s DHW demand. The glycol-water solution in the

result, tankless has become one of our preferred

collectors never comes in contact with the buffered

methods when we are pursuing LEED or Energy Star

water in the storage tank, and the latter never infil-

or wherever the local energy codes are particularly

trates the DHW supply, thus eliminating any poten-

stringent. We encourage our teams to go tankless to

tial concerns over Legionella bacteria.

help us achieve our goals.”

HYDROTECH CALLS ME OPPORTUNITY

The job of the solar collectors is to boost the temperature of the incoming water supply, so the tankless

INTEGRATING TANKLESS AND SOLAR

units need not work so hard to meet the set-point tem-

The installation at AvalonBay Hayes Valley uses 18

perature of 120 F, according to Martin Morehouse,

Noritz NCC1991-DV condensing tankless water heat-

solar-thermal engineer and estimator at SLP. “The

ers to meet domestic hot-water needs, including apart-

actual temperature boost the system provides varies,

ment sinks and showers, janitorial sinks, and even a

depending on the available heat in the storage tank,”

dog-washing area in the parking garage. The system is

which itself depends on the available sunlight.

a rooftop installation, capitalizing on San Francisco’s

“During periods of low-to-moderate demand

year-round mild climate. The municipal water feed-

when the tank is hot, the solar pre-heat is able to meet

ing the tankless units is preheated by a solar-thermal

100% of the demand without the tankless units acti-

system to lighten the load, saving still more energy as

vating.” [Note: A tempering valve caps the tank water

well as wear and tear on the heaters.

at the set point of 120 F.] During the cooler months, commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

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PROJECT

hvac What if the solar collectors cannot provide any temperature boost, as might be the case when the fog rolls in or during an extended rainy period? “The tankless system simply compensates for what the solar system cannot provide,” said Morehouse. Even extensive maintenance is not a concern, according to Koch: “We have designed the tankless system with a bypass. If the collectors must go offline, the heaters will still function on their own to meet demand.”

THE INSIDE TRACK

The ACCO organization is as enthusiastic about tankless water heating as their counterparts at AvalonBay. Koch cites the energy savings, of course, stressing the high turndown ratio of a multiunit system. At Hayes Valley, each heater has a minimum output of 16,000 Btu/hr. at a flow rate of 1/2-gal./min. “If a tenant turns on a hot-water outlet at 3:00 a.m.,” he explained, “we can comfortably and efficiently meet that isolated demand without firing all nine units.” But a few hours later when many residents may be Each building has 32 solar collectors connected to a pressurized, 1,950-gal. storage tank where the heat energy is stored, awaiting a call for hot water. The solar collectors boost the temperature of the incoming water supply so the tankless water-heater units need not work as hard to meet the set-point temperature of 120 F.

showering, the heaters’ maximum outputs—199,900 Btu/hr./unit, or nearly 1.8 million Btu/hr. for all nine—should be more than sufficient to meet demand.

The modular configuration also streamlines installation and maintenance, minimizing cost and inconvenience. All 18 tankless units at Hayes Valley were installed by two ACCO plumbers in two days, said Koch. Nor was an expensive crane needed to lift the 70-lb. units onto the roof for installation onto steel screens: “The units are so light with no storage, the rooftop weight load was never a concern,” he commented. “Plus, the screen mounts provide our installation and maintenance crews accessibility to the front and sides of each unit.”

Likewise, if an individual tankless unit needs servicing, it can be easily isolated and removed for repairs without depriving the entire building of hot water. “Instead of using a crane to place a large piece of equipment onto the roof,” said Koch, “you simply wheel the replacement model on a hand cart up five floors using the service elevator.”

The lone problem ACCO has encountered with tankless relates

the solar collectors boost the incoming water by only 10 to 20 deg.,

to the increased amounts of silt in the water because of the drought

with the system providing 30% to 40% of the heat energy required

in California. “Lower water tables throughout the state resulted in

to meet demand. In summer, that “solar fraction” jumps to 80%,

silt in the plumbing,” said Koch. “So ACCO now equips all our

for a year-round average of 64%. Greenpoints become available

tankless installations with strainers that filter the incoming water

when the renewable-energy fraction reaches 40%, which is why

before it enters the heaters. Problem solved.”

AvalonBay was interested in the SLP system.

So does tankless technology has the inside track for any com-

“The system is designed to produce 7,250 therms of energy,”

mercial project involving ACCO? That is certainly the case when

Morehouse continued. “With the water heaters having a thermal

the company functions as the design-build contractor from the

efficiency of around 96%, the system should offset approximately

outset of a project. In such instances, “we will likely evaluate that

7,552 therms of natural gas, or the equivalent of 40 metric tons of

project in a way that will lean toward tankless,” said Koch.

carbon dioxide saved per year.”

Morehouse is excited about the prospects for solar—and tankless—in California, as the state drives toward a net-zero energy goal for new residential buildings by the year 2020. In fact, he expects low-rise and mid-rise structures to be seriously considered for inclusion on the new net-zero stipulation. “Getting as efficient as

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Circle 11 on the Reader Service Card.

Download information on the water heater.

possible is the central reality for every developer, designer, and installer in our current world,” he concluded. “Tankless is definite-

Get information on the rack system used.

ly something that will be seen as a great benefit to the overall effi-

Find technical information.

ciency of buildings, and we believe our solar-thermal system is an excellent complement to that technology.” CA

42

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT

hvac

UV Technology Fights Infection Student health benefits from the use of ultra-violet rays.

ORDINARY ROOFS WASTE ME

HYDROTECH ROOFS LEVERAGE MY POTENTIAL

UV fixtures at Schenectady County Community College, Schenectady, NY, fight a war against infectious diseases, providing a healthier campus.

A

s the winter months approach, the threat

plained Yauney. Part of his infection-fighting arsenal

of cold and flu lingers in the back of every-

is an electrostatic fogging machine that decontami-

one’s mind. This is especially true at col-

nates an entire room, even under the tables, during

leges and universities, where thousands of students,

an outbreak. “All of our disinfecting agents are envi-

faculty, and staff congregate, bringing germs with

ronmentally friendly,” underscored Yauney, as he

them, sharing them in confined spaces.

explained a pressure washer he uses to clean bath-

At Schenectady County Community College,

rooms once a week. In fact, his stockpile of disinfec-

Schenectady, NY, director of facilities, Alan Yauney,

tant has even become a source for other local facility

has been fighting the war against infectious diseases

managers when they run out of sanitizing agents at

for the past seven years. He previously spent 13 years

their facilities.

in a similar position at the Univ. of Alaska. It’s a war

Recently, he deployed another weapon in infec-

the veteran facility manager is well armed to fight,

tion control–Ultraviolet-C (UV-C) germicidal irradi-

bringing a host of infection-fighting technologies to

ation–which has fostered an affordable level of up-

the battle, and not just hand sanitizer (although

per-air purification previously unattainable.

there is certainly plenty of that).

“We have sprays over our bathroom door handles

WHY UV-C?

that periodically release germicide to eliminate the

UV-C systems have been used to control airborne

viruses and bacteria that people leave behind,” ex-

infectious diseases in schools and hospitals since the commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

43

PROJECT

hvac gy use, less odor, and reduced cleaning downtime and damage.

These effects can also lower the incidence of airborne allergies, colds, and flu.

This increase in irradiance levels translates to greater UV-C coverage, enabling infection-control specialists to treat more area with fewer fixtures, saving costs and energy.

The wall-mounted fixture creates an irradiation zone within the upper region of most any space. Virtually all infectious agents carried upward by convection currents are killed by the ultraviolet irradiation.

“UV-C’s high infection-kill rate makes it a no-brainer on a college campus like Schenectady, which is around 400,000 square feet and enrolls roughly 6,500 students,” said Yauney.

DIFFERENT SYSTEMS

“In this case, the college wanted the ability to provide on-thespot infection control with specific stand-alone installations of the UV-C upper-air fi xtures,” explained Crowley. The GLO’s affordability was another major factor in the decision.

Yauney moved forward to purchase and install 20 GLO units across campus. Units were positioned in the areas where infecOne installation challenge was how to position the fixtures so students could not look directly into the harmful light.

1940s. Today, UV-C light is used in healthcare facilities to de-

tions are typically most entrenched, such as the cafeteria and day-

contaminate surgical and patient areas and even to destroy the

care center.

Ebola virus in as little as five minutes. Yauney’s earliest memory

“We installed between five and eight units in the daycare cen-

of UV-C lighting was as a child visiting the pediatrician. “I re-

ter alone because young children tend to be ill more frequently

member the lights being mounted over my doctor’s door to kill

than adults and their interaction with one another makes trans-

germs,” he said.

mission rates higher” said Yauney. Units were also installed near

Decades later, during the 1980s, Yauney reacquainted himself with UV-C technology when he managed the construction of a

the security desk, the cafeteria and café, as well as the student forum and lounge.

water filtration plant in New York. “There were numerous options

One installation challenge was how to position the fixtures so

to disinfect the water,” he recalled. “Chlorine was one, but it’s a

students could not look directly into the harmful light. To mini-

toxic chemical. Ozone was another, but it has a short life. We

mize direct exposure to UV-C light, the GLO fixture has baffles

ended up choosing UV-C because it can deliver a continuously

that direct and angle the ultraviolet light upward and out of the

high kill rate for microorganisms.”

line of sight.

He knew that UV-C would be an effective tool for infection control at the Schenectady college.

Some areas at the college are multilevel, however, so units were strategically placed to avoid exposure to the students. Other areas,

David Crowley, territory sales manager for Camfil USA Inc.,

like the elevators, were avoided for fear that students would pur-

Syracuse, NY, a manufacturer’s representative, introduced Yauney

posely try to access the lamps without realizing the danger of di-

to the high-output GLO UV-C germicidal fixture from UV Re-

rect UV-C exposure.

sources, Santa Clarita, CA. The fixture reportedly delivers the

A member of the Association of Physical Plant Administrators,

industry’s greatest amount of upper-room UV-C dosage—as much

Yauney argued that although most facility managers are probably

as 350% more irradiance than conventional upper-air UV sys-

not as germ conscious as he is, it’s a good trait to have.

tems. The UV germicidal wavelength provides cleaner, healthier

“Anywhere you put thousands of people in close proximity, be

air by preventing microbial buildup in HVACR cooling coils,

it a hospital, airport, large office building, or college, it’s advisable

drain pans, air filters, and duct surfaces.

to try to eliminate disease transmission as much as possible. Oth-

UV-C energy also kills pathogens in airstreams. UV-C’s proper application results in improved coil heat transfer, reduced ener-

erwise, the money you save will be lost to absenteeism and poor indoor air quality,” he concluded. CA

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Circle 4 on the Reader Service Card.

44

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

Download information on the UV fixture.

Access FAQs.

PROJECT

hvac

Co-Gen Delivers Comfort At Ronald McDonald House

On-site co-generation provides the heating, cooling, and DHW loads while supplying 95% of the building’s power needs.

HELPING YOU HARNESS THE POWER OF RAIN

™

THE GARDEN ROOF ASSEMBLY

®

INTRODUCED OVER 20 YEARS AGO, PROVIDING: stormwater management solutions reduce retain delay extended roof longevity additional usable space full assembly warranty Ronald McDonald House New York is the charity’s flagship location. With a network of 322 Ronald McDonald Houses in 57 countries, the New York City location is the largest facility of its type in the world.

W

hat began in 1974 as a McDonald’s

Services Inc., Islip, NY, the specialized, 30-person me-

Shamrock Shake-driven fundraiser to

chanical company that partnered with Rochester-based

help families with sick children is today

MEP engineering firm, Energy Concepts, for the design/

a network of 322 Ronald McDonald Houses in 57 coun-

build retrofit that materialized in 2014. Energy Concepts

tries. The first Ronald McDonald House (RMH), in

also has a NYC office. “As a non-profit organization, the

Philadelphia, was meant to serve as a “home away from

project’s payback and sustainability were equally import-

home” for families spending time in the city for their

ant as the initial cost,” said Beyer.

child’s cancer treatment.

Learn more today at hydrotechusa.com/power-of-rain

Beyer worked with Chris Cafer, associate and senior

More than 35 years later, that focus remains; each

mechanical engineer at Energy Concepts to design and

house is a comfortable, safe haven in close proximity to

install new systems at RMH. Energy Concepts and Inte-

pediatric medical care. The New York City location is

grated have LEED and CSBA (Certified Sustainable

the largest facility of its type in the world.

Building Advisor) accredited professionals on staff, and

NYC’s Ronald McDonald House New York, located

were early adopters of CHP (combined heat and power)

on Manhattan’s Upper East Side, is unique because it is

—or cogeneration—technology. Decades of experience

near 19 cancer-treatment and major medical centers. The

would ultimately lead to a solution that surpassed facili-

13-story brick building provides temporary housing to as

ty-managers’ expectations of comfort and sustainability.

many as 84 families and was built in 1989. Though living

“From the inception of this project, the goal was to

space within the 70,000-sq.-ft. structure is modern, the

better serve children and families battling cancer,” said

systems that served it were original until recently.

Mel Farrell, BSEE, chief engineer at RMH New York.

“The boiler and chillers were past their life cycle,”

“As such, we hand selected the team who would move it

said Ike Beyer, owner of Integrated HVAC Systems and

forward. Energy Concepts has designed over 80 cogene-

© 2017 Garden Roof is a registered trademark of American Hydrotech, Inc. Harness the Power of Rain is a trademark of American Hydrotech, Inc.

CIRCLE 214

45

PROJECT

hvac frame heat exchanger, isolating the CHP unit loop from the building’s various needs for heat.

Three loads draw from the heat exchanger: DHW production, the building’s two-pipe fan-coil units when in heating mode, and three new, 50-ton Yazaki (Canton, MI) absorption chillers on the 12th floor. “Absorption chillers are the nearest thing to a magic box,” said Cafer.

“You put hot water in and get chilled water out.” The chiller’s unique lithium-bromide absorption technology lends itself perfectly to CHP applications.

During the shoulder seasons, there’s potential for the CHP unit to produce more thermal energy than the facility needs. In the event there’s excess heat, there’s a dry cooler on the roof for heat rejection.

“Being that the absorption chillers are now the only source of cooled water, the heating and cooling elements in the building are entirely dependent on a source of hot water,” explained Beyer. “During maintenance of the CHP unit, or in the unlikely event of failure, we needed complete redundancy in the form of condensing boilers.

This is the case with almost every co-gen application.”

A pair of Laars, Rochester, NH, NeoTherm condensing boilers provide double redundancy. The larger, at 1.7 MMBtu, more than matches the output of the CHP unit.

Clockwise from left. The 13-story brick building that houses Ronald McDonald House New York was built in 1989. Though living space within the 70,000-sq.-ft. structure is modern, the systems that served it were original until recently.

Comfort for families away from home was one of the key considerations for the retrofit.

Two, high-efficiency Laars NeoTherm boilers supply backup heat and cooling to the structure, providing guestroom comfort.

It alone is able to condition the building regardless of the season. The second, 1 MMBtu boiler is in place for further peace of mind. If the CHP unit is turned off for any reason, the boilers fire together, each modulating to roughly 50% to meet design load.

“The contribution of the boilers in this situation is

ration plants in New York State ranging from 75 kW to 10

“Making the changes necessary to convert to a CHP

critical, even more so than in a conventional heating ap-

mW, and Integrated has flawlessly maintained our facility

system would have yielded a seven or eight-year pay-

plication,” said Don Rathe, president of Rathe Associ-

for years. Ike was a Navy submariner. To say he’s meticu-

back,” said Cafer. “But the charity wanted to make huge

ates, Farmingdale, NY, the manufacturer’s representative

lous is an understatement.”

strides toward sustainability, occupant comfort, and cost

firm whose professionals helped to specify components

At every step, Farrell was intimately involved with the

avoidance, so the decision was made to remove nearly all

for the hydronic system and supplied the boilers. “In ad-

renovation. His understanding of the building and its ex-

old mechanical components and start with a clean slate.

dition to carrying the heating and snowmelt loads, the

isting systems proved to be invaluable.

This only pushed the retrofit’s simple payback out three

cooling system would also go down if the boilers failed to

more years, which is very impressive.”

run. “Given the physical state of some of the children at

IF BEFORE HOW

Beyer and Cafer will attest to the growing adoption of

RMH, the role of the boilers becomes essential to their

In 2011, long before any plans for a retrofit were drawn

CHP technology in the Big Apple; up nearly 400% in the

health and year-round comfort conditioning,” added

up, Energy Concepts began a feasibility study to deter-

past decade. Cafer explained that Hurricane Sandy

Rathe. “This was a key reason for specification of the

mine if a CHP plant would be right for Ronald McDon-

stirred great interest in co-gen. While much of the grid

NeoTherms, systems we’ve found to be extremely reli-

ald House New York or if an in-kind equipment replace-

was down, several buildings they personally worked in

able.”

ment offered better value.

continued operation as usual, courtesy of well-designed

“All applications are different, based on energy-use

CHP systems.

Integrated HVAC Systems and Services also replaced the building’s existing domestic-hot-water equipment

trends and the physical structures themselves,” explained

“Co-gen has always made sense,” he said, “but with

with two 85-gal. instantaneous, indirect-fired water heat-

Cafer, who spends several days each week at the firm’s

cheap natural gas, costly power, and an overtaxed electric

ers. A new building-automation system simplifies the

Brooklyn office. “We took a holistic approach; energy

grid in NYC, it makes more sense now than ever.”

otherwise complex systems, and a snowmelt zone outside

models were developed based on past use and projected

now keeps guests safe and eliminates costly winter side-

costs.” The study was funded in part by the New York

HARDWARE

walk maintenance. Lighting throughout the structure

State Energy Research and Development Authority

Integrated HVAC Systems and Services installed a nat-

was updated with LED fixtures, a joint project between

(NYSERDA), Albany.

ural gas-fired IntelliGen, Bethpage, NY, CHP unit on

Integrated and Innovative Energy Solutions Group–New

After two years of research and data collection, it was

the roof of the 13-story building. The pre-packaged unit

York, Hauppauge, NY (IESG-NY), and also partially

determined that on-site cogeneration equipment would

combines a roughly 600-HP, 12-cylinder reciprocating

funded by NYSERDA.

provide the heating, cooling, and domestic hot water

engine with a 250-KW generator to produce power for

The two-phase project was formidable, but everyone

(DHW) loads while supplying 95% of the building’s

the building. Heat from the engine—as much as 1.5-mil-

involved had realistic timeline expectations when work

power needs.

lion Btu under full load—is rejected into a large plate-and-

began in December 2013.

46

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT MAINTAINING OPERATION

more than just an energy consideration; it offers precise

“Unfortunately, cancer doesn’t take a year off for build-

control for optimal comfort. The kids staying here are

ing upgrades,” said Beyer. “Patients and families still

going through chemo and radiation therapy. Some might

needed a place to stay, and the need to maintain a clean,

feel hot while others are shivering. A four-pipe system

quiet building throughout the duration of the project

will allow us to provide heat to one room and air condi-

Circle 10 on the Reader Service Card.

rose above all else.”

tioning to the next.”

Learn more about Laars Neotherm boilers.

hvac

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With all rooms full, Beyer, Cafer, and Farrell faced

“Every part of this project has come together perfect-

the monumental task of renovating three systems with-

ly,” said Farrell. “The new fan coils are the final element.

out displacing occupants from a single room or letting

This renovation means that for many years to come, the

Read about Reliable Controls BACnet.

comfort levels drop. Their second largest challenge, with-

NYC facility is going to continue serving families in

out a doubt, was working within the small, existing me-

some of their darkest hours.” CA

Get information about the New York State Energy Research and Development Authority (NYSERDA).

Learn about IntelliGen CHP.

chanical spaces.

“Because the project started in heating season, we began to demolish the old chillers on the 12th floor while the existing boilers in the basement remained online,” said Beyer. “Meanwhile, the CHP unit, new boilers, and chillers were all rigged to the roof at one time.”

Once the old chillers were removed, the CHP and absorption chillers were installed in time for cooling season, at which point the old boilers were broken down

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and hauled out. The downstairs boiler room then became a pump room, supplying almost all circulation for the entire structure. All heat exchangers and DHW production equipment are also located there.

“Farrell wanted the very best equipment money could buy; efficiency and dependability were his key concerns,” explained Cafer. “Ike and I had to figure out how to make it all fit.”

Given their small footprint, high efficiency, and Beyer’s familiarity with the NeoTherm line, the boiler selection process was brief.

“We’ve used Laars boilers for years now, even in conjunction with other CHP projects,” said Beyer. “I have yet to encounter an issue that hasn’t been resolved with a short phone call to the rep, Rathe Associates.”

CONTROL AND COMFORT

Over the summer, 2,200 sq. ft. of sidewalks and approach in front of the RMH main entrance were removed and re-poured, but not before PEX was tied down to provide a snowmelt solution. For this portion of the project, Rathe donated material, while Integrated donated manpower to ensure safe winter passage for all guests entering and leaving the facility.

After walking over the clear sidewalk and into the building’s lobby, visitors can now interact with a screen that displays all the mechanical components and how they cooperate to meet the energy needs within the building. The display screen also shows energy use and production in real time, courtesy of a full BACnet control system made by Reliable Controls, Victoria, British Columbia. Among other things, the new controls were necessary to operate the final component of the retrofit, which is still in the planning phases and slated to begin later this year.

“We’re looking to replace the existing two-pipe fan

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coils with a four-pipe system,” explained Beyer. “It’s CIRCLE 215

47

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SHADE IS ARGUABLY ONE OF THE VITAL ELEMENTS IN MODERN LIFE, THOUGH NOT SOMETHING THAT T YPICALLY TAKES CENTER STAGE IN THE DESIGN DIALOGUE. UNTIL RECENTLY, FABRIC SHADE STRUC TURES WERE AN APPENDAGE TO A BUILDING, AN AF TERTHOUGHT, AN ACCESSORY.

Invertible Shade by Ehsan Fatehifar is a tensile shade system of repeating geometric shapes that can be adjusted to allow varying amounts of light inside the building.

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FA B R I C COMPONENTS I N S U S TA I N A B L E ARCHITECTURAL DESIGN

Increasingly, shade structures begin the design conversation especially for commercial buildings, structures in sunny climates, those which will inhabit a warming planet (this one) and architects looking for new ways to create built environments in harmony with nature’s forces. The future includes a conscious intention toward shade structures.

T H E E VO L U T I O N O F S H A D I N G FA B R I C S In order to appreciate the future of shade and position oneself on the leading edge of this movement, it helps to review the past, the long history of using fabrics as architectural add-ons and how the practice has evolved.

Prior to the 1960s, most awnings and shading fabrics were made of cotton canvas, which the sun broke down quickly. In 1961, the owners of one of the oldest, most respected fabric brands decided to change the nature of shading materials the company had been making since the 1880s. They replaced cotton with acrylic fibers and pre-extrusion pigments and offered an unheardof warranty of five years. They were dubbed “performance fabrics.”

In the 1970s, performance fabrics got the attention of boaters, and the outdoor furnishings industry exploded with these new, long-lasting yet pliable fabrics. In 1988, BMW became the first car brand to adopt this company’s fabrics for its convertible models.

Frames to Shams-Ol-Emareh by Nastaran Torabi and Zahra Noori Jamshidi is a series of orange-fabric-covered frames suspended in the forecourt of the historic Shams-ol-Emareh mansion in Tehran. The frames provide shade and seating, while also offering visitors a new framed perspective on the mansion.

By the early 2000s, as the green building movement gained momentum with the U.S. Green Building Council’s LEED rating program, more attention was paid to the sustainable nature of performance fabrics. As high-performing shade fabrics last longer, people use less fabric and thus generate less waste as compared to other fabrics that might fade, lose strength or give in to mildew and atmospheric chemicals. In fact, some fabrics can be recycled through manufacturer recycling programs, reducing impact on landfills.

S I G N AG E A N D B R A N D I N G W I T H FA B R I C S As the use of shading fabric continues its trajectory in modern architecture, its use as a business branding strategy spans the decades.

Historically, a print canvas canopy over a cigar shop or beauty parlor signaled the establishment’s presence to passersby. While that design practice continues today, modern corporate branding with fabric is often spectacular, with enormous printed banners moving in the breeze. They are a signal to passersby and even passing aircraft that business or cultural events are happening there. The colors of the shading fabric convey their own branding message, tying into the corporate, company, educational or nonprofit organization’s identity.

E X PA N D I N G S PAC E Shading strategies in corporate, cultural and residential settings create copious amounts of added space for meetings, gatherings, meals and leisure. While the cost of walls and a roof could be prohibitive, and most likely exceeding a particular lot’s allowable square footage of structure, the addition of shaded “rooms” becomes a possible way to expand the amount of usable space. Fabric enclosures in commercial spaces such as restaurants can help boost profits by increasing the amount of outdoor seating available year-round.

Cotton Hill by Sergii Borodenko and Aljona Kolesznikova uses Sunbrella fabric to create a modular shading system that doubles as a no-soil planting system for urban areas that lack space for landscaping.

S H A D E S T R U C T U R E S F O R H E A LT H A N D U V P R OT EC T I O N Protection from the sun has always been important to humanity, but never so much as it is in modern times, with holes in the ozone layer and the unprecedented speed at which our planet is warming. Whereas natural climate change occurs gradually, giving organisms the opportunity to evolve their own protections, the speed of this man-induced climate change requires man-made protections. Ideally, we don’t want sunlight to be totally “on” or “off,” and that is where UV-resistant shading fabric (as well as shade itself) comes into play.

CO N T I N U E T H I S CEU CO U R S E AT SU N B R E L L A .CO M / FOSC EU.

CIRCLE 216

hvac & plumbing

PRODUCTS

EDITORS’ CHOICE

Combination louver

Storm Class SCC901 combination dual-module louver offers high-volume intake and exhaust ventilation and protects against water penetration under severe wind-driven rain conditions. The louver has a horizontalblade front and vertical-blade rear module to fit form and function for louvers used in the Hurricane Prone Region. It is AMCA 540 and 550 listed. Made of extruded aluminum, the product has a variety of options in a wide range of architectural finishes.

Airolite, Schofield, WI Circle 65 airolite.com

Ultra-highefficiency toilet

Compact urinal, lavatory

Part of the Decorum fixture collection, a pint urinal and a separate wall-hung sink provide a modern, compact design. The urinal uses a hydraulic system that functions on 0.125 gpf, using 87% less water than a standard 1.0 gpf product. The sink has a 20-in. width and 28-in. depth, a recessed self-draining deck, and is ADA and TAS compliant.

Stealth Phantom: • Single-flush toilet • Elongated bowl, Fluidmaster fill valve

American Standard, Piscataway, NJ Circle 66 americanstandard.com

• EZ Height

Stealth Phantom 0.8 gpf single-flush, elongated-bowl toilet is said to deliver a quiet, powerful flush using a Stealth chamber and air-transfer system to evacuate the bowl and eliminate double flushing. A Fluidmaster fill valve and smooth, low-friction ceramic surface aid in achieving a clear bowl. The twopiece unit has a skirted trapway that simplifies cleaning, and features an inconspicuous flush button. There is no flapper to cause leakage. The toilet provides an EZ Height design for comfort.

Niagara Conservation, Flower Mound, TX niagaracorp.com

COMMERCI A L A RCHI T EC T URE

Optyma condensing units include the Slim version. Compact and said to be easy to install, the unit uses microchannel heat exchangers for high energy efficiency, low refrigerant charge, and scroll compressors for quiet operation. The unit is pre-equipped with a defrost timer, filter drier, and sight glass, and is available in sizes from 1 to 8 hp for low-temperature applications and 1 to 10 hp for medium-temperature applications.

Danfoss, Baltimore Circle 67 danfoss.us

Circle 64

50

Slim condensing unit

OCTOBER 2017

commercialarchitecturemagazine.com

Venting kit

Cyclone Mxi common venting kit allows connection of two gas Cyclone Mxi water heaters with shared external venting, reducing wall penetrations. Kits are available for PVC and polypropylene venting systems. Applications include restaurants and hotels. The units are certified for use with all Cyclone Mxi tank sizes and require no power source.

A. O. Smith, Ashland City, TN Circle 68 hotwater.com

PRODUCTS

hvac & plumbing

Wi-Fi-enabled ductless systems Modular manifold kits

Available in configurations of two, three, and four units side-by-side, and two and four units back-to-back, Ready-Link manifold kits are said to save installation time on multi-unit NPE tankless water heaters. Packages mount either on a wall or on the Navien Ready-Link rack system to support as many as 16 cascaded units in 30 different arrangements.

Navien, Irvine, CA Circle 69 navien.com

A line of Wi-Fi-enabled, wall-mounted, ductless split heating and cooling systems with efficiencies to 33 SEER is Energy Star rated. Available in 9,000, 12,000, and 15,000 Btu, models provide HSPF ratings to 14.2. The systems allow remote operation using a smartphone or tablet. One mobile device can control several indoor units. All of the inverter wallmount systems are available as single-zone split-system heat pumps.

Standard features include ion-deodorizing filters, sleep timer, 24-hr. timer, and auto mode.

Fujitsu General America, Fairfield, NJ Circle 70 fujitsugeneral.com

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® THE LEADER IN COMMERCIAL TANKLESS www.noritz.com CIRCLE 217

51

PRODUCTS

hvac & plumbing

Intelligent-equipped chillers

Pathfinder (screw) and Trailblazer (scroll) air-cooled chillers are available with Intelligent Equipment for HVAC management. Intelligent Equipment connects directly to 150 data points on rooftop and air-cooled chiller units to monitor energy consumption at the equipment level for more accurate performance measurement.

Daikin Applied, Minneapolis Circle 71 daikinapplied.com

Custom air handlers

Performance Climate Changer air handlers are available as a custom unit designed and built for applications that require exact specifications for size, shape, components, materials, and performance.

A variable-aspect ratio design can be customized to more than 200,000 cfm. Casing choices include galvanized steel, stainless steel, or aluminum steel for weight considerations, corrosion resistance, thermal performance, and acoustic requirements. The units have an ASHRAE 11 Class 6 leakage rating.

Trane, Davidson, NC Circle 72 trane.com

Hot-water recirculation control

SmartPlug hot-water recirculation control learns hot-water usage patterns and delivers hot water only when needed. No programming is needed. The unit plugs into a 110-V outlet, then the circulator power cord is plugged into the device.

Using a sensor that mounts to the hot-water supply pipe, the device learns the usage pattern and adjusts the circulator run time automatically. When usage patterns change, the device adjusts run time.

EST BCOMMERCIAL REROOF!

Rooftop replacement units

For a roof quote:

Multi-Zone Retro-Mate provides a reported fast method of replacing old, existing multi-zone rooftop units. The self-contained unit with integral transitions and zone and bypass dampers mounts on the existing curb and mates to the existing ductwork and zones. The product is made of G90 galvanized steel and insulated with 3-lb. ridged fiberboard.

Brian@VADAVent.com 52

BestCommercialReroof_QtrTab.indd 1

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Taco Comfort Solutions, East Greenwich, RI Circle 73 taco-hvac.com

Thybar Corp., Addison, IL Circle 74 thybar.com

6/7/17 9:12 AM

PROJECT

lighting

Contemporary Lighting, Outdoor Dining Luminis light columns provide an architectural aesthetic.

Above. A former Office Max retail space was transformed into a hub for indoor and outdoor dining with attention to lighting the space. Photography: Marcelo Riveros Inset. With an extruded-aluminum base and high-impact acrylic diffuser, 12-ft. tall LumiSTIK columns look as good in the daytime as they do after sunset.

L

ocated at a busy intersection in Cypress, CA, a

enhanced and illuminated by light columns.

needed to be functional. The area is busy with diners and

former Office Max retail space has been trans-

The lighting for the area was an important compo-

the obvious hazards of tables and chairs at every turn, so

formed into a hub for indoor and outdoor dining.

nent to bring the ambiance of the entire space together.

it was important that the lighting was able to adequately

Pasadena, CA-based architectural firm McKently Malak

“The lighting choice was based on two criteria,” ex-

illuminate the area in the evening. Delivering 8,400 lu-

was charged with the redevelopment project focused on

plained Hidalgo. “The aesthetic had to work; the lighting

mens from each column, the area is well lit and a 4000 K

attracting restaurants and food offerings to the area. In

columns needed to look elegant and clean. And we need-

color temperature provides the soft, warm, and welcom-

order to achieve the goal, the firm set about creating an

ed the functionality; the seated area had to be well illumi-

ing feel for the evening diners. CA

outdoor environment that would entice and encourage

nated with a color temperature that was kind to the users

diners to visit and linger.

and the surroundings.”

“The aim was to create an organic, comfortable, pe-

LumiSTIK columns from Luminis, Pointe Claire,

destrian-friendly space,” said Michael Hidalgo, who led

Quebec, provided the look to enhance the space. The

the project for McKently Malak. “It had to be somewhere

product’s clean extruded-aluminum base and high-im-

people could relax and enjoy their meal.”

pact acrylic diffuser provide an architectural aesthetic

Outside of the 13,700-sq.-ft. building, the architect

said to complement any surrounding. Twenty-one Lu-

team created a contemporary space with an urban park

miSTIK columns were used. Measuring 12-ft. tall, the

feel. Composite wood, metal, and stone materials were

slim columns and clean design ensure the fixtures look as

combined to achieve a modern look. The resulting clean

good in the daytime as they do after sunset.

and welcoming environment is lined with greenery, and

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1710luminis.

Circle 8 on the Reader Service Card.

Download information on the product.

Watch a video.

More than just enhancing the space, the luminaires commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

53

CREATING ENVIRONMENTS WHERE PEOPLE CAN SHINE ™

lighting

PROJECT

Low Voltage, LEDs Meet Sustainable Goals Synthetic-turf manufacturer lowers its environmental impact.

L

ocated in Cincinnati,

wiring system saved 67% in

USGreentech is a com-

labor man-hours compared

pany focused on the

to a traditional overlay in-

development and distribution

stallation, which could re-

of progressive synthetic-turf

quire miles of high-voltage

infill for the sports-field in-

wiring to a system. The Ea-

dustry. The company provides

ton plug-and-play system

innovative and award-winning

took one electrician less

sustainable solutions including

than a day to install in the

natural, renewable, and recyclable products, and wanted to

ADDING DAYLIGHT

DOESN’T HAVE TO EQUAL GLARE & HOT-SPOTS

Lightweight / Easy-to-install / Light Diffusing LightBasic™ & Guardian 275® Translucent Panel Skylights

obtain a lower environmental impact in its new 2,200-sq.-ft. corporate offices.

To achieve the environmen-

Above. Metalux Cruze 2-ft. x 4-ft. LED lighting products illuminate the open office area, collaboration area, and private office at USGreentech.

Below. The Distributed Low-Voltage Power system uses pre-terminated cabling for plug-n-play connections.

space—from running the wire to the low-voltage power module and connecting all the fixtures.

“The lighting is one of the things that visitors com-

tal solution, the company

ment on most frequently.

wanted the latest LED and con-

The space is bright and the

trols technology for the facility.

lighting levels consistent

The lighting system needed to

throughout the space no

be energy efficient, include oc-

matter the time of day,” said

cupancy and daylighting con-

Adam Coleman, general

trol capabilities, and provide

manager, USGreetech. “The

uniform lighting with the few-

system also powers down

est number of lighting fixtures.

when the space isn’t being

Management also wanted the

used, which is a constant re-

ability to create scenes to adjust the lighting for differ-

minder that the system is watching out for the energy

ent activities in the offices.

efficiency of the space even when we are not. The abili-

Working with Brooks and Sons Remodeling, Cincinnati, company administrators chose Raleigh, NC-

ty to create scenes allows the lighting to be easily adjusted based on the activity in the space.”

based Eaton Corp.’s Distributed Low-Voltage Power

Minimizing line-voltage wiring and terminations,

(DLVP) system along with 22 Metalux Cruze 2-ft. x

the DLVP system uses pre-terminated cabling for plug-

4-ft. LED lighting products to illuminate the collabora-

n-play connections. The result is a system that installs

tion area, open-office area, and private office.

quickly, eliminates wiring errors, and is configured by

The DLVP system provides low-voltage power and

the installer. CA

control in the same cable, simplifying installation and minimizing the material required to install a lighting-and-control system.

The sustainable solution allows the user the ability to control and program different lighting products

SKYLIGHTS / CANOPIES / WALL SYSTEMS

MAJORSKYLIGHTS.COM 888-759-2678

based on occupancy and daylighting. The open-office and collaborative spaces have manual, occupancy, and daylighting control capabilities and the private office

Circle 13 on the Reader Service Card.

has manual control and occupancy-sensing capabilities.

Learn about the products used.

When comparing installation cost, the low-voltage 54

CIRCLE 219

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1710eaton.

PRODUCTS

lighting & electrical

EDITORS’ CHOICE

Petite, fixed, cove lighting

Covert Lite is a complement to Covert, an adjustable covelighting solution. The petite, fixed LED version is a low-profile luminaire with a shallow 2-in. housing, suitable for coves ranging from 4 to 24-in. high and mounts in drywall, grid, and pre-engineered cove ceiling solutions. A quick-connect through wire accommodates as much as a 1-ft. gap between luminaires.

Focal Point, Chicago Circle 76 focalpointlights.com

Mini panel LEDs

Square and round LED mini panel luminaires have a wide range of applications. An impact-resistant acrylic lens provides wide light distribution.

Panels have a wet-location rating and operate on 120 VAC and are compatible with standard incandescent dimmer controls. Panels are available in 5 1/2, 7, and 9-in. designs.

Flexible, AC LED strips Infina ACX: • Flexible, AC LED linear strips • Indoor/outdoor, wet/dry use • Dimmable

EarthTronics Inc., Muskegon, MI Circle 77 earthtronics.com

LED floodlight system

Coral is a high-performance LED surface-mount projector floodlight system for illumination of mediumto large-scale structures. The luminaire combines 64 high-power LEDs in RGBW, dynamic, warm, or cool white. Choice of optics includes five symmetric distributions ranging from spot to extra-wide beams, and elliptical and wide elliptical distributions in horizontal or vertical orientations.

Light control accessories include barn doors, full or angled glare shields, or louvers. Overall height with mounting bracket is 12 in.

Griven USA, Gaffney, SC Circle 78 griven-usa.com

Infina ACX flexible, AC LED linear strips for indoor/outdoor use have a 9/16-in. profile for tight spaces. Operating directly from 120 line voltage, a remote switch provides neutral white, warm white, or blue or red lighting. Concealed in and along such things as doors, windows, coves, eaves, aisles, and railings, the strips provide low-scale, dimmable LED lighting. A single electric plug-in outlet powers a continuous run to 100 ft. A hardwire version is also available.

In-line or remote OED drivers are not required.

The lighting mounts in a snap-in 3-ft. channel or with mounting clips in dry, damp, and wet locations. The lighting strips have a maximum run length of 100 ft. in increments of 12 in.

Jesco Lighting Group, Port Washington, NY Circle 75 jescolighting.com

commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

55

PRODUCTS

lighting & electrical

Surface-mount LED

LED area lamp

AC Opal is an addition to the surface-mount Opal LED series. The unit does not require a driver and mounts over a standard junction box.

The fixture is dimmable and produces even illumination with 90+ CRI. A white polymer lens diffuser is said to eliminate LED diode images. Available in 2700 K, 3000 K, and 4000 K, finishes include bronze, natural metal, and white.

A 100-W LED area lamp is a replacement for high-pressure sodium and metal-halide lamps in outdoor luminaires. With an E39 socket, the lamp has instant on and evenly distributes light with a 180-deg. beam angle.

Suitable for use in totally enclosed luminaires, the lamp has thermal protectors said to reduce the risk of overheating inside the fixture.

Nora Lighting, Commerce, CA Circle 79 noralighting.com

MaxLite, West Caldwell, NJ Circle 80 maxlite.com

LED vapor-tight high bay

Ironclad LED vapor-tight, high-bay luminaire is a retrofit for fluorescent fixtures commonly installed in applications exposed to moisture, dust, and other harsh elements that require frequent wash down.

With lumen outputs of 22,000 and 33,000, the NSF-rated, non-metallic LED solution replaces a six-lamp T8 or six-lamp T5 fixture. Applications include installation in ceiling heights of 20 to 30 ft. The luminaire is constructed of fiberglass-reinforced polycarbonate with a seamless gasket seal and stainless-steel components. Rounded edges allow water runoff.

Shat-R-Shield Inc., Salisbury, NC Circle 81 shatrshield.com

56

CIRCLE 220

CIRCLE 221

PROJECT

interiors

American Eagle Outfitters developed its store design with BAR Architects, San Francisco, who helped move the retailer to polished-concrete flooring.

Polished-Concrete Floor Reveals Natural Beauty American Eagle Outfitters uses polished-concrete flooring in retail spaces as a sustainable and appealing option.

P

olished-concrete flooring is an aesthetic

BAR Architects, polished concrete is a practical ma-

Michael Smith, director of store design for

terial that develops a nice patina over time, while

American Eagle Outfitters really likes. Side-

it’s integral, through-body soft color conceals goug-

by-side, in combination with inlaid wood pads, it is

es and scrapes that occur in high-traffic environ-

really beautiful, he says.

ments. Its neutral coloration provides a good back-

American Eagle Outfitters developed its store design in 1998 with BAR Architects, San Francisco,

drop to a retail space and the merchandise that needs to be the focus of attention.

who helped move the retailer to polished-concrete

As a result of the success in three New York City

flooring. The look is achieved through a multi-step,

flagship stores, most American Eagle Outfitters

progressively finer grinding system using specialized

mall stores now combine a polished-concrete floor-

equipment with industrial fine-diamond tooling to

ing slab with real wood inlay pads, explained Smith.

hone and polish a concrete surface.

According to David Schwing, an architect with

Using a unique technique developed with the BAR architectural firm and their national flooring commercialarchitecturemagazine.com

OCTOBEER 2017

COMMERCI A L A RCHI T EC T URE

57

PROJECT

interiors

Above. Polished concrete is a practical material that develops a nice patina over time, while it’s integral, through-body soft color conceals gouges and scrapes that occur in high-traffic environments.

Right. In addition to its aesthetics and ease of care, polished concrete flooring can contribute to potential LEED points.

contractor, QuestMark Flooring, Canonsburg, PA, they

store design placed a greater focus on polished concrete

ished-concrete flooring have positive environmental ben-

were able to achieve “some really wonderful textures—like

with the retrofits of their major New York City flagship

efits and can contribute to potential LEED points.

a poor man’s terrazzo,” said Smith.

locations.

FLAGSHIP STORES

American Eagle Outfitters, a nearly 40-year-old cloth-

“Once we made the decision, we were off and running

ing retailer, has grown to more than a thousand stores by

with it,” explained Gary Staso, the retailer’s director of

Ultimately, the New York City flagship stores were the

managing to remain hip despite aggressive and fash-

construction. “It polished up really well.”

proving grounds for the polished-concrete flooring.

ion-savvy competition.

Furthermore, Staso said, since some malls don’t main-

These locations “tend to be the laboratories for developing new ideas,” explained Smith.

“We used to say that we had a beach-house aesthetic,”

tain air-conditioning when closed at night, there is no

said Smith, “a natural earthiness with some industrial

control over ambient temperature and humidity. Wood

The flagship store on 34th Street in Manhattan re-

overtones.” He compared the look to white shiplap, the

flooring can expand and contract, affecting durability

ceived a major remodel in 2009, a complete gutting of the

wooden board for barns and seasonal homes.

and surface quality. Compared to primarily all-wooden

space. The façade was removed and the second floor was

flooring, Staso said, “I put concrete in. I don’t have to

raised. “Aesthetically that one came out really, really nice-

worry about it.”

ly,” said Smith.”

As an architect by training, Smith abides by the modernist design principle “form follows function,” contend-

Tens of thousands of shoppers visit the store each

ing that the combination of inlaid wood pads and polished-concrete floor visually organizes the space and

DESIGN PROCESS

week. BAR’s Schwing explained the polished concrete

defines patterns for walking and fixture placement. But,

Smith described a collaborative design process of small

floors work well because they are a hard-wearing, neu-

just as important, he said, the flooring is a “great back-

groups within the company, but, “it’s definitely not just

tral-toned walking surface for such high-traffic locations.

ground for our clothing.”

a one or two person-driven design process. I manage the

The natural oak plank inset “carpets” delineate depart-

A typical American Eagle Outfitters mall store is

process, but then we get a lot of input from our partners.”

ments and visually organize the space. Walk-off mats

about 7,000 sq. ft., of which 4,000 sq. ft. is polished con-

Those partners include marketing, visual, and store op-

manage rain or snow brought in on foot from the street.

crete with 3,000 sq. ft. of real-wood inlay in the center of

erations groups.

the store.

Flagship locations require more time and more effort

The BAR Architect team presented various flooring

because of the custom detailing, but eventually design

options, such as rough wood, reclaimed lumber, and con-

elements in the flagship stores find their way into the

DESIGN HISTORY

crete. The retailer’s group chose to use the polished-con-

mall stores. An “A plus” or “A double-plus” mall is likely

Between the years 2000 and 2012, beginning with their

crete flooring after prototyping it in their warehouse, said

to get the special elements. But even American Eagle

2000 all-white store design, the American Eagle brand

Staso.

Outfitter locations in the “B” malls received pol-

experimented with various combinations of wood and

While initially the aesthetic, and eventually the lower

ished-concrete flooring, because the costs tend to be low-

polished-concrete flooring, which included a 2004 and

cost, were the driving forces, the American Eagle Outfit-

er than other flooring options, especially once mainte-

2008 design. It was with the introduction of their 2012

ters Corp. also wants to be a “positive partner for the en-

nance is included in the equation.

store—which actually began in 2009—that polished con-

vironment. That is part of our brand DNA,” explained

Expertly polished concrete flooring requires substan-

crete flooring became more central to design. The 2012

Smith. Both the installation and maintenance of pol-

tially reduced maintenance compared to, for example,

58

COMMERCI A L A RCHI T EC T URE

OCTOBER 2017

commercialarchitecturemagazine.com

PROJECT

interiors

clear-coat epoxy floors. And unlike tile or carpet, there is

inlaid wood pads. A topping of anywhere from 3/8 to 1/2

and because the sheen actually increases the room’s am-

no material replacement cost. It doesn’t wear out, so there

in. is poured. Once the material sets floor polishing can

bient light. In the Materials and Resources category, the

is no need for anything to be replaced.

begin, followed by framing out the store.

technology increases the life span of the already existing

The outlet store locations, now the fastest growing seg-

Part of the magic that makes the American Eagle Out-

ment for American Eagle Outfitters, feature polished-

fitters’ polished-concrete floor especially appealing is that

Beyond its environmental benefits, the primary pur-

concrete flooring without the inlaid wood pads. And

aggregate particles are scattered into the topper when

pose of polished-concrete floors at American Eagle Out-

nearly half of the 900 mall stores have been remodeled

poured. Smith compares the process to “scattering chick-

fitters is to create a store aesthetic that can increase sales.

with polished-concrete flooring in the last five years.

en feed,” and says it gives the floor a “really beautiful tex-

“It’s got a lot of character,” Smith said of the flooring

ture and tone.”

technology. According to Schwing, the unpretentious,

“If you do a really beautiful job of polishing, I think it’s a stunning floor,” says Smith.

concrete floors.

At this level, the polishing is almost an art. According

utilitarian qualities of concrete “convey honesty and in-

to Smith, the retailer’s construction department had to be

tegrity, which reflect the core values of the American Ea-

THE CONSTRUCTION PROCESS

very careful about who they chose to get the quality and

gle Outfitters brand.” CA

While the final product looks extraordinary, the starting

finish they want.”

point can offer numerous challenges and requires a sys-

Of course, Staso’s concerns go beyond the aesthetic.

temic approach, explained John Scanlon, executive vice

“In retail it’s all about getting the best look at the best

president for QuestMark Flooring.

price,” he explained. Polished concrete is “relatively inex-

When American Eagle Outfitters takes over an exist-

pensive with no maintenance. That’s kind of nice.”

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1710quest.

ing mall space from a previous tenant the flooring may consist of any number of materials: ceramic tile, wood,

ENVIRONMENTAL BENEFITS

sometimes even polished concrete. When that floor is

In addition to its aesthetics and ease of care, polished-

ripped up, according to Staso, what is revealed often looks

concrete flooring can contribute to potential LEED

Circle 12 on the Reader Service Card.

like “machine gun blowouts.”

points in at least two categories. In the Energy and At-

Learn more about polished concrete.

After the demolition of an existing store, the concrete

mosphere category, polished concrete could contribute

placement is laid out, with slurry strips to partition the

to LEED points because it doesn’t use VOC materials

Watch a video.

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WhiteWalls.com | 800-624-4154 CIRCLE 222

CIRCLE 223

59

PRODUCTS

interiors EDITORS’ CHOICE

Carpet-tile collection Gradient Form: • Carpet-tile collection • Three styles, neutral colors • 12- x 48-in. planks

Gradient Form carpet-tile collection captures the change in gradation and scale by using the effects of variation to create a shift in visual elements. By creating texture within the pattern design, the products infuse geometry and subtle movement. Available in 12- x 48-in. planks and nine neutral colors, merging of color and pattern provide a gentle sloping effect within each style. The collection includes three styles, Rise, Run, and Slope, which offer a variety of scale and dimension. The plank format allows self-patterning. The neutral colors incorporate a metallic yarn to add visual depth and luster. Constructed with Eco Solution Q and EcoWorx backing, the product is Cradle-to-Cradle certified.

Patcraft, Cartersville, GA Circle 82 patcraft.com

Vertically folding walls

Vista Air vertically folding walls is a flexible space solution that permits open space while occupying a smaller footprint than systems such as sectional or accordion doors. The low-profile design uses the Rizon lift system of meshing gears rather than counterweights or pulleys. The system is said to harmonize with a range of adjacent building components and is available in several mounting options and cladding materials, including metal, wood, and glass. Possible attachment systems include insulated wall panels, concrete masonry units, and wood framing.

A highly sustainable product, the walls are manufactured with recycled aluminum.

Construction Specialties, Lebanon, NJ Circle 84 c-sgroup.com

Wallcoverings

Palm panels

The Candice Olson Couture Edition vinyl wallcoverings include Cali and Breeze patterns. The 54-in. products are said to be durable, washable, and well suited for high-traffic areas. Cali has a subtle weave inspired by natural grasscloth that includes a metallic shimmer. It is available in 12 colors. Breeze layers texture and geometric form for refinement with distinction. Available in nine colors, the pattern resembles a soft abstract of floating feathers. Products are NSF342 certified.

Simla hybrid panel has a 100% coconut-palm core with face and back veneers made of sugar palm in the DecoPalm motif. Panels use 100% formaldehyde-free adhesives and are finished in hand-rubbed polyurethane or natural oil. Panels are available in 3/4 x 36 x 96 in. or 3/4 x 48 x 96 in.

Smith & Fong, San Francisco Circle 85 plyboo.com

MDC Wallcoverings, Glendale Heights, IL Circle 83 mdcwall.com 60

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interiors

PRODUCTS Porcelain tile

Notorious porcelain tile collection uses warm, neutral tones in the look of concrete. Six colors, developed for versatility in design schemes, include Femme Fatale, Private Eye, Sugar Daddy, and Suspense. A range of sizes and 3- by 15-in. planks are available. The tile is Green Squared certified.

Crossville Inc., Crossville, TN Circle 86 crossvilleinc.com

Subfloor-prep products

Planiprep MRS, a moisture-resistant, high-compressive-strength skimcoating compound, combined with Ultrabond G15, a high-moisture-resistant, fast-setting epoxy flooring adhesive, provide an installation system for solid rubber and vinyl flooring that does not require an epoxy moisture-barrier system to be in place. Planiprep MRS is formulated for skimcoating and patching interior horizontal concrete surfaces with high moisture content or where environmental controls are not operational.

It has no moisture vapor emission rate (MVER) limitations and can be installed without prior testing on properly prepared concrete substrates.

Ultrabond is a two-part adhesive with low volatile organic compounds and can be used on concrete slabs with high moisture vapor emission rates, and is recommended for high-traffic installations where superior indentation resistance and performance are required.

Woven vinyl flooring

Woven Vinyl flooring uses ceramic-coated fibers said to create a blend of texture and structure. The floating floor tiles are water resistant, constructed with a non-skid backing, and also offer sound absorption.

Architectural Systems Inc., New York Circle 88 archsystems.com

Mapei, Deerfi eld Beach, FL Circle 87 mapei.com

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PRODUCTS

building technology EDITORS’ CHOICE

Matt Wheelis, Leica Geosystems

Podcast: Learn more about 3D laser scanning Go to commercialarchitecturemagazine. com/1710leica to hear Commercial Architecture editorial director Gary L. Parr talk with Matt Wheelis of Leica Geosystems about 3D-imaging laser scanning technology in general and

Above. Once the unit completes a full scan, imagery, cloud points, and IR scans are wirelessly transferred to an iPad pro.

Right. The BLK360 is light enough and small enough to fit, along with accessories, in a conventional messenger bag, making it easily transportable to virtually any location.

the BLK360 and the supporting data-management/manipulation technology in particular. It’s a wide-ranging conversation that will help you better understand the scanning technology and how it

Small, lightweight, 3D-imaging laser scanner The BLK360 3D-imaging laser scanner captures building environments with full-color panoramic images overlaid on a high-accuracy point cloud.

The unit is encased in an aluminum housing, weighs 2.2 lb., measures 4 in. dia. and 6.5 in. tall, and is designed to be transported in a standard messenger bag. Scans are initiated by pushing a single button, and the rechargeable battery can deliver more than 40 full scans. A full scan includes panoramic images of the space, a laser scan, and a full complement of thermal images. The scanner has a 60-meter measurement range for full dome scans. A complete fulldome laser scan, 3D panoramic image capture, and transfer to an iPad Pro takes 3 min.

Once a scan is completed, the devices uses Autodesk’s ReCap Pro 360 mobile app to stream image and point cloud data to an iPad Pro. The app filters

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and registers scan data in real time. After capture, the app makes it possible to transfer point-cloud to a number of CAD, BIM, VR, and AR applications.

Integrating BLK360 and Autodesk software will dramatically streamline the reality-capture process, thereby opening this technology to non-surveying individuals.

The BLK360 has 64 GB of onboard memory that will store as many as 100 full scans when operated in autonomous mode. The scanner acts as its own WiFi hotspot; there is no need to have WiFi on a jobsite to capture a scan. The integrated wireless LAN supports the 802.11 b/g/n standards. Note that if you are using cloud-based collaboration tools you will need to provide Internet access to transmit your reality capture data back to the office.

The scanner calculates 3D xyz coordinates using

commercialarchitecturemagazine.com

can help you design and collaborate with colleagues and clients.

three measurements—a horizontal angle, a vertical angle, and a slope distance from the scanner center to the measured point. This is referred to as a “polar” measurement. In simple terms, the scanner’s 3D accuracy is affected by the accuracy of the polar measurements. The BLK360 has 3D point accuracies of 6 mm at 10 m and approximately 8 mm at 20 m (1/4 in. at 33 ft. and approx. 1/3 in. at 66 ft., respectively), 1 sigma. This makes the BLK360 an excellent as-built measurement tool, especially combined with its ability to collect as many as 360,000 measurements/sec. and full HDR imagery at the push of a button.

Leica Geosystems, Norcross, GA Circle 89 leica-geosystems.com

PRODUCTS

building technology

Natural ventilator

Colt Firelight glazed, natural ventilator installs in a glass atrium or directly onto a roof. The dual-purpose product provides buildings with day-to-day ventilation and smoke control to aid building evacuation in the event of a fire. Available in single-or double-leaf design and with control options for automated climate control, the product provides fresh air and natural daylight.

Designed for high aerodynamic, acoustic, and thermal performance, the ventilator is available in a range of standard designs. Powder-coat finish can be specified. A thermally broken design minimizes heat loss for maximum energy efficiency. The ventilator uses standard manual operation and can be specified for electric or pneumatic operation.

The Bilco Co., New Haven, CT Circle 90 bilco.com

Access-control software BIM software

BIM Assure 1.3 software expands access to building data. Features provide opportunities for AEC firms, consultants, and owners to create an integrated BIM data platform for control over building data throughout the entire building lifecycle. The software is a collaborative, cloud solution using intelligent rules to identify and resolve issues to improve data quality. A Web app provides a common data environments that allow shared models to streamline design, construction workflow, and project delivery. Capabilities include focused data access, support for IFC BIM Data Standard, and enhanced reporting.

Invicara, Ann Arbor, MI Circle 91 invicara.com

VAX 2.9 update for VAX Access Control software provides centralized monitoring and management of access to doors, elevators, and other protected spaces located throughout facilities of any size, including multi-site installation. A web-based interface provides users with complete and secure control from PCs, laptops, tablets, and smart phones. The software creates custom map-based interfaces that display physical placement of VAX devices, through which users can call up associated data and video. Map images can be imported as .png, .gif, or .jpg files and then populated with icons representing doors, elevators, inputs, outputs, and cameras. Clicking on an icon provides real-time status of the device. A User Time Tracking Report provides a summary of total hours that specific individuals spent within a defined area.

Vicon Industries Inc., Hauppauge, NY Circle 92 vicon-security.com

Building design, analysis software

TRACE 3D Plus software is built on the Department of Energy’s EnergyPlus calculation engine, allowing users to create more accurate and credible building models. The intuitive interface uses drag-and-drop components and 2D or 3D visual model validation.

The software integrates component and system sizing with energy and economic analysis, allowing user movement from project plans and files to design and energy analysis without entering data multiple times. An extensive built-in library and expanded building templates assist model creation. Trane Official Product Selection System (TOPSS) software is integrated to provide comprehensive analysis for HVAC system design.

Multi-directional cameras

Wisenet P series multi-sensor/multi-directional cameras are available in 8 and 20 megapixel.

Applications include parking lots, shopping-mall entrances, lobbies, concourses, and airports.

The cameras provide wide area coverage in extreme detail with just one camera. The series includes the PNM-9080VQ with four individual 2 megapixel sensors for a resolution capable of 150 dB WDR and 60 fps/sensor. Advanced video analytics, backlight compensation, True Day/Night, and digital image stabilization with a gyro sensor are built in.

Trane, Davidson, NC Circle 94 trane.com

Hanwha Techwin America, Teaneck, NJ Circle 93 hanwhasecurity.com

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showcase

ADVERTISING

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Circle 229

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COMMERCI A L A RCHI T EC T URE

ENVIROSPEC INCORPORATED

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MAD E I N TH E U S A

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The PAVE-EL® Pedestal System • Transforms flat roofs into attractive, maintenance-free, landscaped paver stone terraces.

• Elevates paver stones for perfect drainage.

• Levels paver and ensures their uniform spacing for an ideal roof terrace surface.

• Ideal for laying paver walkways in roof gardens.

OCTOBER 2017

commercialarchitecturemagazine.com

1-905-271-3441 • www.envirospecinc.com

Greenbuild booth 644 Circle 231

Greenbuild booth 3254 Circle 232

Page number

SUPPLIER

Circle number

index

AGC Glass Co.. . . . . . . . . . . . . . . . . . . . . . . . . . BC. . . . . . . . . . . . . . . . . 233 American Hydrotech Inc. . . . . . . . . . . 41, 43, 45. . . . . . . . . . . . . . . . . 214 535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

American Institute of Architects. . . . . . . . . . . 6. . . . . . . . . . . . . . . . . 204 Armstrong Ceiling Solutions. . . . . . . . . . . . . .39. . . . . . . . . . . . . . . . . 213 Azon. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 225

Phil Saran Vice President, Group Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com

Boral Roofing . . . . . . . . . . . . . . . . . . . . . . . . . IFC. . . . . . . . . . . . . . . . . 200 CertainTeed Insulation . . . . . . . . . . . . . . . . . . 21. . . . . . . . . . . . . . . . . 208

COMING

in future issues

Doug Mockett & Co.. . . . . . . . . . . . . . . . . . . . . 59. . . . . . . . . . . . . . . . . 222 Jim Morrissey Vice President, Sales 847.274.6482 jmorrissey@commarchmag.com

Dri-Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. . . . . . . . . . . . . . . . . 201 Duro-Last Roofing Inc. . . . . . . . . . . . . . . . . . . 29. . . . . . . . . . . . . . . . . 211

Scott Cunningham Regional Sales Manager Southeast 770.913.0115 678.576.1487 cell scunningham@commarchmag.com

Envirospec Inc.. . . . . . . . . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 232

John Clemens Regional Sales Manager West Coast 480.206.1594 C/W Publishers Reps jclemens@commarchmag.com

Guardian SunGuard . . . . . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 228

Patrick Keefe Regional Sales Manager Midwest 847.494.7044 pkeefe@atpnetwork.com Julie Okon Showcase Sales, Special Projects 317.690.6757 jokon@atpnetwork.com Brian Clotworthy List Services 800.529.9020 brian@inforefinery.com

Flex-Ability Concepts . . . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 229 Glen Raven Sunbrella. . . . . . . . . . . . . 2-3, 48-49. . . . . . . . . . . . . 202, 216

Magnatag.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59. . . . . . . . . . . . . . . . . 223 Major Industries. . . . . . . . . . . . . . . . . . . . . . . . 54. . . . . . . . . . . . . . . . . 219 MFM Building Products Corp. . . . . . . . . . . . . 31. . . . . . . . . . . . . . . . . 212 Newell Rubbermaid. . . . . . . . . . . . . . . . . . 26, 27. . . . . . . . . . . . . . . . . 210 Noritz Tankless Water Heater . . . . . . . . . . . . 51. . . . . . . . . . . . . . . . . 217

NOVEMBER Historical Renovation Flooring Plumbing Lighting Technology

Petersen Aluminum Corp.. . . . . . . . . . . . . . . . 15. . . . . . . . . . . . . . . . . 206 Samsung HVAC. . . . . . . . . . . . . . . . . . . . . . . . . . 5. . . . . . . . . . . . . . . . . 203 Sika Corp. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9. . . . . . . . . . . . . . . . . 205 The Garland Co. Inc.. . . . . . . . . . . . . . . . . . . . . 56. . . . . . . . . . . . . . . . . 221

DECEMBER Products Of The Year HVAC Building Envelope

The R. C. Musson Rubber Co.. . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 231.

Maria LeMaire Electronic Marketing Manager 815.919.4638 mlemaire@commarchmag.com

Tjernlund Products Inc.. . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . 226, 230 Trim-Tex. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64. . . . . . . . . . . . . . . . . 227 Vada Vented Roofs. . . . . . . . . . . . . . . . . . . . . . 52. . . . . . . . . . . . . . . . . 218 Varco Pruden Buildings. . . . . . . . . . . . . . . . . . 47. . . . . . . . . . . . . . . . . 215 ViewGlass. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17. . . . . . . . . . . . . . . . . 207

Glen Gudino, President/CEO Applied Technology Media ggudino@commarchmag.com

Wausau Tile Inc.. . . . . . . . . . . . . . . . . . . . . . . . 23. . . . . . . . . . . . . . . . . 209 Wooster Products Inc. . . . . . . . . . . . . . . . . . . 56. . . . . . . . . . . . . . . . . 220

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PORTFOLIO â–˛

T

he Convention Centre Dublin is the iconic centerpiece of the city’s regeneration of Spencer Dock. The dramatic seven-story atrium, consisting of stainless-steel framing and curved, laminated glass, encloses the lobby and circulation spaces.

Occupants ascending the elevators enjoy panoramic views of the city across the River Liffey. Architects: Kevin Roche John Dinkeloo and Associates LLC, Hamden, CT.

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Commercial Architecture WHEREVER, WHENEVER

3 Simple Steps to stay abreast of the latest product information, in a format that works for you.

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Introducing the Commercial Architecture app for iPhone, iPad, iPod Touch, Android, and Kindle. Download each month’s edition in a clear, readable format, optimized for your mobile devices, and browse the archives to catch up on products and product-information stories you may have missed.

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Advanced glass technology meets advanced design.

It does not compromise nor does it sacrifice. It goes beyond. AGC’s high-performance commercial and residential glass solutions increase energy savings through natural light while reducing heat gain for a more sustainable built environment. Stunning exteriors, true occupant comfort and sustainability. Products that help architects build with intent, and design with grace.

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CIRCLE 233

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WHEN A POWERFUL PRODUCT PERFORMS, IT DOES SO SIMPLY AND BEAUTIFULLY.