commARCH - November 2017

NOVEMBER 2017

Historical Buildings

Acoustic Auralization

HVAC Redirects Resources SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

NOVEMBER 2017

Vol. 15

No. 10

COMMERCIAL ARCHITECTURE

Vol. 15

No. 10 commercialarchitecturemagazine.com

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CONTENTS

Building Focus: Historic Buildings

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inside

NOVEMBER 2017 Vol. 15 No. 10

DEPARTMENTS

8

6 64 65 66

Preserve Or Restore?

Working with historic buildings involves choices, challenges, and rewards.

The Architects Showcase Index Portfolio

About The Cover Before a facility is constructed, an acoustical-auralization system facilitates decision making for architects and their clients, optimizes the design process, and effectively communicates project outcome. The system can simulate exterior and HVAC noise and the effects of different interior materials and glazing. Learn more on p. 6.

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Adaptive Reuse Historic mill gets new life.

Interiors

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22

22 Light, Sound Contribute To Comforting Experience

HVAC & Plumbing

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35

36 HVAC System Redirects Convent Resources

Lighting & Electrical

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41

41 Lighting Complements ‘Study Cascade’ Design

24 Access Flooring Saves Energy, Improves IAQ

43 Assembly-Plant Lighting Retrofit

26 Green Walls Welcome Restaurant Guests

44 Brewing Up Lighting

28 High-Profile Ceilings

Exteriors

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48

48 Have It All: Quality, Comfort, Efficiency, Cost Savings

Windows & Doors

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54

54 Translucent Facade Highlights Learning

Building Technology

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61

61 Most-Wired Hospital Saves Big

56 Historical Details, High-Performance Windows 58 Protecting And Enlightening History commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

1

▲

CONTENTS

online editorial products NOVEMBER 2017

New Online

VOLUME 15, NO. 10

• 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.

• 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

The Architects As part of our variety of online editorial products, Commercial Architecture presents podcasts to accompany each of our “The Architects” columns. Podcast discussions provide greater insight into that month’s topic, along with application stories. To listen to the podcasts for the article in this issue and for previous issues, visit commercialarchitecturemagazine.com/architects.

Virtual Reality: Lynn Brotman, Katherine Berger

Acoustical Simulation: Victoria J. Cerami, Matthew Rosenthal

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.

Victoria J. Cerami, CEO, and Matthew Rosenthal, CSI, CDT, and acoustical engineer, Cerami & Associates, New York, discuss their acoustical-simulation system and its impact on space design.

Corporate Design For School Offices: Rachel Woodhouse

Multidimensional Branding: Brian Koshley

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.

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.

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

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CIRCLE 202

EDITOR’S

notebook

When You’ve Finished Reading

E

ach month we enjoy assembling and sharing the material that fills the pages of Commercial Architecture,

but we don’t stop at ink on paper. Lately we’ve had

opportunity to provide a number of podcasts and videos that might be worth a little of your ear and eye time.

Our latest video comes from Dale Stroud, senior business advisor at Uponor Inc., Apple Valley, MN. In the video, Stroud shares his annual look at various aspects of the construction economy and what lies ahead. If you’re a charts and graphs person and/or simply want to know where the economy is at, you’ll find this video to be valuable. Stroud’s 2018 prediction: 3.6% overall growth in the non-residential market. See the video at commercialarchitecturemagazine.com/1710uponor.

A couple of months ago I received a standard press release about the Leica Geosystems BLK360 3D-imaging laser scanner.

I tend to like electronic “toys,” so this one caught my eye and

Among the number of podcasts and videos available at commercialarchitecturemagazine.com is a discussion about using virtual-reality technology in design at Svigals + Partners.

got a little more of my attention than usual. As I learned more about the product, it became clear that I needed to know more

system uses a BIM model to produce an “immersive audio sim-

about the technology. That led to a podcast with Leica’s Matt

ulation.” It can also simulate the acoustics with added or re-

Wheelis, who is the company’s North American Segment Man-

duced exterior noise for different times of the day, or with dif-

ager. I thoroughly enjoyed the conversation with Matt and

ferent exterior glazing options, along with interior conditions

learned a good deal about how this powerful technology can

such as variance in occupancy or HVAC systems under differ-

help architects, particularly in retrofit/renovation projects.

ent loads, based on the season. Cerami and Rosenthal share

Hear it at commercialarchitecturemagazine.com/1710leica.

more about the technology in our latest podcast conversation

Speaking of electronic “toys,” virtual-reality technology is rapidly becoming a primary tool in the design process. The

at commercialarchitecturemagazine.com/architects.

Other recent podcasts you might find interesting:

power it provides by allowing designers and clients to experi-

• Cloud-based building-automation system technology with

ence a space and subsequent modifications is significant. The

Kevin Callahan, Alerton, Lynnwood, WA, at commercialar-

podcast conversation I had with Lynn Brotman and Katherine

chitecturemagazine.com/put-bas-cloud/

Berger of Svigals + Partners, New Haven, CT, told quite a story

• Environmental product declarations, what they are and aren’t,

about how that firm, which is always looking for new ways to

and their role in designing/specifying commercial-construc-

design, did a little experimenting with a virtual-reality system

tion products at commercialarchitecturemagazine.com/pod-

and ended up with a difference-making tool. Hear the podcast

cast-mark-thimons-discusses-epds/

at

commercialarchitecturemagazine.com/vr-delivers-new-lev-

el-design.

In this month’s “The Architects” column, p. 6, we explore another technology tool with Victoria Cerami and Matthew

• Multidimensional branding concepts and how they help retain employees and reinforce innovation at commercialarchitecturemagazine.com/integrated-design-delivers-branded-workplaces/.

Rosenthal of Cerami & Associates, New York. Their Cerami

When you’re finished reading this issue, break out the ear-

Immersive system adds a whole new dimension to design by

buds and give one or two of these videos/podcasts a try. I’m

making it possible to experience the acoustics of a space. The

confident you’ll encounter information you can use. CA

Gary L. Parr Editorial Director

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

5

DEPARTMENT

the architects

Simulate Sound Before You Build Acoustical auralization system facilitates decision making for architects and their clients, optimizes the design process, and effectively communicates project outcomes.

Above. Post-construction adjustment of spaces such as this can be expensive and not always effective. The Cerami Immersive system simulates acoustics in a variety of conditions, resulting in a facility that meets performance expectations.

Victoria Cerami and Matthew Rosenthal Left. A fully realized BIM model generates the best possible auralization. The resulting immersive audio simulation is experienced in the Cerami sound booth.

Cerami & Associates, New York

A

rchitectural renderings, building-performance calculations, energy modeling and, of late, evaluations of impact on occupant wellness

simulate the sound of the environment with added or

are all essential components of the planning and design processes. Often missing from these studies is the val-

reduced exterior noise for different times of the day, or and disruptive, and may alter the architectural design.

with different exterior glazing options, along with interi-

ue of acoustical design which, ultimately, is essentially

The system curates the project’s acoustical signature

invisible. The costs of acoustical solutions are typically

or environment, offering an opportunity to associate val-

imbedded in a design budget, and most clients assume

ue with previously “invisible” elements, helping manage

Cerami Immersive empowers an owner or end user to

the project team will achieve the best possible acoustical

expectations among project stakeholders. Our consul-

communicate their expectations, creating clear parame-

outcome.

or conditions such as variance in occupancy or HVAC systems under different loads, based on season.

tants still provide written recommendations based on

ters for the project team. Immersive simulations can even

Because “acoustical renderings” are not common in-

our acoustical analysis. But what we experience through

be used to communicate base-building design criteria to

dustry practice, architects and their clients cannot be au-

our ears is not always easily captured in words. Simula-

prospective tenants, aiding owners in lease negotiations

tomatically confident about how a built project will

tions are agnostic and “speak” for themselves, providing

before or after occupancy. Architects may also find im-

sound. A project’s acoustical signature can have an enor-

an accurate depiction of the end result and a basis for

mersive auralizations to be a reasonable substitute for

mous impact on occupant comfort, therefore also poten-

well-informed decisions.

certain kinds of mock-ups, offering a path to cost savings

tially affecting tenant satisfaction and owner revenue. As

To generate an auralization, we’re able to work with

just one example, 60% of office workers responding to a

any architectural model as a source. A set of two-dimen-

survey from researchers with the Center for the Built En-

sional schematics will suffice, though a fully realized

Victoria J. Cerami is CEO of Cerami & Associates Inc., a 100-per-

vironment said that they believed they would be more

BIM model may help produce a more-accurate result. We

son global provider of outcome-focused building solutions for

productive in an environment with either reduced overall

also engage in programmatic discussions with the archi-

high-profile projects, with offices in New York, Philadelphia, and

noise levels or more privacy, or both (cbe.berkeley.edu/

tect and end user to get an idea of how a space will be

Washington. Matthew Rosenthal, CSI, CDT, is an acoustical engi-

research/acoustic_poe.htm).

used. The result is an immersive audio simulation, which

neer with Cerami & Associates Inc. His focus is currently in acous-

we typically conduct in a dedicated “sound booth” in our

tical and VR modeling and auralizations.

For just these reasons, our firm has created a design tool called Cerami Immersive that adds the acoustical

and optimized design and construction timelines. CA

offices.

dimension to a person’s experience of an as-yet-unbuilt

The auralizations can include multiple architectural

project. The system produces immersive auralization, es-

scenarios for comparison, providing a listening experi-

sentially an acoustical rendering that translates building

ence that varies greatly, based on design elements, finish-

information data into a simulation of what a space will

es, and programmatic possibilities. The system also offers

sound like. Architects and their clients are immersed au-

a tool for reverse engineering a desired acoustical out-

Interview With Matthew Rosenthal

rally in a design, and use their experience to establish

come. By changing the elements of design and layering

Learn more about the Cerami Immersive system

design benchmarks for the project outcome. This is far

them into the model—then immersing the architect or

and acoustics in general in our interview with

preferable to the alternative—experiencing the quality of

client in several auralizations based on differing configu-

Victoria Cerami and Matthew Rosenthal at

sound only after the project is completed, at which point

rations—we can assist with determining how to achieve

commercialarchitecturemagazine.com/architects.

interventions to improve acoustics are likely to be costly

the stated design objectives. For example, the system can

6

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CIRCLE 203

FEATURE

historic buildings

Preserve, Rehab, Restore, Or Reconstruct?

Working with historic buildings involves choices, challenges, and rewards.

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COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Kenneth W. Betz Senior Editor

FEATURE

W

historic buildings

hen it comes to historic buildings, the U.S. De-

the ambiance of the engine room, its paneled and tin ceiling, and

partment of the Interior, National Park Service,

the fire pole linking to the floor above—while introducing new fea-

suggests there is more than one approach. In fact,

tures to this 1928 monument in downtown Los Angeles,” he said.

Standards for the Treatment of Historic Properties enumerates four:

preservation, rehabilitation, restoration, and reconstruction.

Philip B. Chen, AIA, LEED AP, president, Ann Beha Architects, Boston, agreed that the categories may overlap. “We refer to the

“Fundamental to the question is integrity, significance, and eco-

Secretary of Interior’s Standards For The Treatment Of Historic

nomic viability,” said David Bell, FAIA, LEED AP, BD+C, Bell

Properties a lot in our work. We use those guidelines even in private

Architects PC, Washington, relating how the guidelines apply to his

projects where the state historic preservation officer may not be in-

firm’s work.

volved. That’s simply because these guidelines, which were really

“Preservation is most viable when there is a great deal of integri-

issued first in the 70s, have become really tried, tested, and have

ty, continuous use that is consistent with the historical use, and

become standard for a lot of historic commissions and people who

limited increase or change in economic demands,” he said.

are interested in preservation of projects,” he said.

“Rehabilitation is the approach most applicable to our practice,”

The clues to determining which approach is most appropriate are

Bell continued. “Much of our work is related to modernizing sys-

in the guidelines themselves, Chen observed. “How historic is the

tems and enclosures in historic buildings to meet current demands

building; what is its level of significance? These are questions archi-

for energy efficiency, comfort, life safety, and accessibility. While

tects must ask. If something historic happened there, or the building

rehabilitation can have some areas or elements that are restored, this

is such a quintessential example of a certain style or a certain work

approach allows for some flexibility to incorporate new systems and

by an architect, then it falls into the preservation/restoration catego-

change spatial configurations; it is suited to adaptive reuse. There

ries,” Chen commented.

are federal rehabilitation tax credits applicable to this approach— which are also available for restoration projects as well.”

“Restoration is more of an academic approach, requiring rigor in research and application,” Bell explained. “It is often related to a use

“Much of our current work,” Chen observed, “mostly falls into the category of rehabilitation. “That is determined by the proposed use of the building. Clients are often looking for a new use—adaptive reuse.

similar to the period of significance. It’s not uncommon for histor-

“We’ve found for a lot of historic buildings, their original use

ic-house museums to fall into this category. Sometimes these will be

may not be viable any longer, or their owners may not be able to

eligible for grants with associated conservation easements.”

continue maintaining and sustaining their buildings,” he said. “We

Finally, most reconstruction work generally is done when the

do a lot of higher-education work; we do a lot of public work or

historic resource is largely gone, Bell commented. “It is probably the

cultural work. A lot of our clients often are able to step in and take

least common of the approaches. This can be a tricky approach,

on the maintenance of these buildings, and sometimes they’re the

while it is hard to avoid conjecture without having a great deal of

only ones that are able to; they have the resources to do it and do it

documentation. One of the most well-known examples is Colonial

properly. For a college or university or a public institution, or a cul-

Williamsburg.”

tural institution to come in and actually use a building, that’s going

“At STIR Architecture, we consider many factors when deter-

to, I think, ensure its preservation and maintenance over time.”

mining the right approach, as the order of importance of the con-

Above. The Northeast Neighborhood Library, Washington, DC (c. 1932) was rehabilitated for continued use

by Bell Architects. Interior and exterior improvements were completed.

The project obtained LEED Silver status, an EUI (Energy Use Intensity) of 76, and ADA access was provided.

Photo: Bell Architects

cepts can shift these depending on the intended use and the source

INCREASED INTEREST

of funding,” said James C. Auld, AIA, CDP, partner, STIR Architec-

There is increased interest in preserving and restoring historic prop-

ture, Los Angeles.

erties throughout the United States.

“Budget and funding sources, project location, the building and

David Bell of Bell Architects commented, “The Washington,

site condition, the context and the future intended use, if different

DC, area has a strong interest in historic properties. Many historic

than the historic use, as well as the intended outcome of a project,

districts and individual landmarks can be found in places such as

influence our choice of approach. We may borrow from all four

Washington; Alexandria and Middleburg, VA; Frederick, Annapo-

approaches—especially when the historic use is being replaced with

lis, and Prince Georges County, MD. In my opinion, there is a desire

a newer one. When the project will remain in its original use, we

to retain and enhance the sense of place, so that cities retain their

may only employ a preservation approach to stabilize the structure,

cultural heritage and identity. As globalization becomes more pro-

make it safe, and more resilient to damage from earthquake, fire, or

nounced, authenticity becomes more valued and also more difficult

wind,” Auld said.

to retain/achieve.”

“Our work to date with historic buildings has focused on a com-

“There is a growing interest in reusing historic places, buildings,

bination of approaches, which results in the greatest benefit relative

and interiors and not just in older cities with large stocks of build-

to the cost. For example, at Los Angeles Engine Co. 28, we added an

ings 200 years old and older,” agreed James Auld.

additional office level on top of the main roof, behind an existing

“In areas of the U.S. that developed largely after WWII, like Los

parapet. The parapet fronts the only significant façade and allowed

Angeles, buildings of some age and specific character are enjoying a

a change of use from firehouse to creative office on levels above

renaissance. In fact, there is recent interest in buildings that are not

ground and a ground-level restaurant. Our work retained all of the

necessarily listed in local or historic registers, but have unique, rele-

significant features—the brick, stone, tile façade, great massive doors,

vant, and adaptable features that can be a key part of the redesign in commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

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FEATURE

historic buildings

Detroit Fire Department Headquarters, Detroit H

istoric preservation and renovation of the former Detroit Fire Department Headquarters and adjacent Pontchartrain Wine Cellars building resulted

in a new 100-key boutique hotel featuring ground-level restaurant, private dining room, chef’s table, bar, lounge, retail, two business meeting rooms, and a podcast studio. The Foundation Hotel includes a fitness center and a new modern building addition to the fifth floor to host banquets and parties for as many as 160 guests.

McIntosh Poris Associates, Detroit, worked with Aparium Hotel Group and Simeone Deary Design Group, both of Chicago, to repurpose the former fire department headquarters and the adjacent building. The $28-million project embraces a “Detroit State of Mind” to welcome visitors and locals with an

Above left. McIntosh Poris Associates worked with Aparium Hotel Group and Simeone Deary Design Group, both of Chicago, to repurpose the former Detroit fire department headquarters and the adjacent building. Photo: Michelle and Chris Gerard, courtesy McIntosh Poris Above. Historic preservation and renovation of the former Detroit Fire Department Headquarters and adjacent Pontchartrain Wine Cellars building resulted in a new 100-key boutique hotel featuring ground-level restaurant, private dining room, chef’s table, bar, lounge, retail, two business meeting rooms, and a podcast studio. Photo: Jason Keen, courtesy McIntosh Poris

authentic sense of place.

The existing red-sandstone and masonry building façade was repaired and restored to maintain the building’s character. Decorative terra cotta

an adaptive reuse. Underutilized commercial, office, warehouses, and department stores from

panels sporting firehouse themes, such as busts of firefighters, griffins at a

the turn of the century in downtowns, along with the larger structures built in suburban loca-

fire hydrant, and winged serpent-tailed figures flanking a shield proclaiming

tions, have become available and desirable for reuse,” he said.

“DFD,” were repaired, cleaned, and maintained. The original fire-engine-red

“These structures are interesting to developers of office, residential, and retail for a number

doors were restored and reused. The building’s origins are used to great

of reasons. In downtowns, there are usually highly utilized at the street level for retail, but sit

advantage in the ground-floor 150-seat restaurant and bar situated in the

unused above ground. Such buildings are largely not listed on local or national historic regis-

former fire-engine hall and private dining room in the historic lounge.

ters, and that is helpful given the perception that it is difficult to deal with the Secretary of the

“The apparatus room was an amazing space, and we wanted that to be the hub of the hotel,” said Michael Poris, AIA, principal, McIntosh Poris

Interior’s Standards. Without the listing, the Standards can be treated as they were intended— guiding concepts, versus rules to be obeyed,” Auld added.

Associates. We wanted to keep that space intact. That meant keeping the tile and keeping the columns, but then making it into a space, obviously, much

AVOIDING MISTAKES

different than what it ever was when it had fire trucks in it.

However, preserving, rehabilitating, restoring, or reconstructing historic buildings involves

“We were joining two buildings together, one was built in the 1880s and one

myriad decisions, and mistakes can be made.

in 1929, and the floors didn’t line up at all. They were five feet different between

“Making decisions in a piecemeal way without understanding the property is something

the two buildings. There were two elevators in the fire department but to make

that should be avoided,” said David Bell. “We encourage people to understand not only the

the two buildings accessible, we had to put in a third elevator and a third stair

significance of the property, but also building science. One should not treat a symptom, with-

in the other building,” Poris said.

out understanding the underlying cause(s) of deterioration and distress. Blindly introducing air conditioning and thermal upgrades, for example, can have unintended consequences on the

10

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

FEATURE

Right. The trendy and chic St. Joseph Brewery and Public House in Indianapolis emerged from an abandoned 1880s Catholic Church. The building had been empty for nearly 30 years. Photo: courtesy Schmidt Associates

St. Joseph Brewery And Public House, Indianapolis

Above. The sanctuary is now home to a 3,000-sq.-ft. establishment with dining space for about 125. The former altar was reconstructed from the original timber framing to support the weight of the brewing operations—now fully in view of the dining area. Photo: courtesy Schmidt Associates

building fabric, causing accelerated deterioration in masonry and wood.”

“Often, in an effort to improve energy efficiency and sustainability, people will replace windows and furr-out original plaster walls with added insulation. We

historic buildings

T

he trendy and chic St. Joseph Brewery and Public House in Indianapolis emerged from an abandoned 1880s Catholic Church. The building had been empty for nearly 30 years.

The church, however, is located in one of the oldest historic areas of the city. The area now

has a lot of foot traffic and a lot of restaurants and destination points.

have documented evidence for projects that have retained original single-glazed

For Wayne Schmidt, FAIA, principal, Indianapolis-based Schmidt Associates architects and

wood windows while still meeting aggressive energy-efficiency performance tar-

engineers, the building was a good candidate for reuse. “Buildings that aren’t good candidates

gets,” he said.

are probably the ones that were never good buildings to begin with. They weren’t well designed

“Analyzing the configuration of the building and defining treatment zones

in the beginning, they’re sort of pseudo-historic, and no one cares whether they’re saved or not.

(hierarchy of significance) should be done in order to make informed decisions

Whereas a building like St. Joe, it was always significant. It was well done in the beginning, and

about alterations and modernizations,” Bell continued. “For example, many his-

everyone wants to keep buildings like that around longer.”

toric 19th century and early-mid 20th century buildings are not configured with

The reuse celebrates the facility’s original design. The sanctuary is now home to a 3,000-sq.-

ceiling plenums. Trying to utilize HVAC systems with horizontal ducts and pip-

ft. establishment with dining space for about 125. The former altar was reconstructed from the

ing distribution may be incompatible and result in lower ceilings, hiding charac-

original timber framing to support the weight of the brewing operations—now fully in view of the

ter-defining interior features and conflicting with windows,” he noted.

dining area. The bar construction includes reclaimed wood from the original church construction.

Philip B. Chen of Ann Beha Architects agreed on the importance of under-

Light fixtures were added that keep with lighting that would have been in the original church.

standing the building itself. Not understanding the context, the significance, and

The kitchen—along with other brewing support spaces—is located in the lower level of the

what it is that makes a building significant are mistakes. “All our projects begin

church to minimize the disruption of the sanctuary space. Finishing the space, a new stair was

with a rigorous research phase, so we can really understand the context, under-

constructed to access the original choir loft overlooking the dining areas below. The balcony

stand the building, both physical and cultural, really what is it that makes that

includes private dining spaces for groups and events. The renovation cost was approximately

piece of architecture important. With that understanding, then I think you can

$1.5 million.

decide how you can adapt, modify, or add on to that building without sacrificing its character,” he said.

“Then, I think, moving from there, some of the mistakes may be disrupting

The reuse did require new mechanical and electrical, but the roof was sound and not contributing to water damage, Schmidt commented. “Had that been the case, it would have been much more expensive to restore,” he said.

that character, whether it’s the scale. You could add an addition that overwhelms

The challenge becomes maintaining the original design integrity of the building, using new

that historic building or changes the context so radically that the building no

systems that the building was never designed to have in the first place,” added Phil Medley, an

longer has the same relationship to the context and the setting. Very simply, you

architect and engineer with Schmidt Associates.

could make the mistake of removing or damaging the character, removing too much fabric, removing something that really was significant. Then even more in

“I think the designer has to be humble and understand that the building is far more important than making a contemporary statement,” Schmidt said.

an abstract way, you don’t want to create a false sense of history, to mislead people commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

11

FEATURE

historic buildings

After an eight-year closure, the Felipe de Neve Branch Library in the Los Angeles Lafayette Park neighborhood reopened its doors following an historic restoration, seismic upgrade, and expansion.

The library is listed on the National Register of Historic Places. Photo: courtesy STIR Architects

into thinking that something which is not historical is historical,”

mance-based code compliance and achieve equivalent life-safety

Chen commented.

standards,” Bell said.

On the other hand, “As far as accessibility is concerned, many of

CHALLENGES

these historic buildings are significantly deficient in accommodating

Making historic properties energy efficient, sustainable, accessible,

mobility impairments. These can be especially challenging to respect

and compliant with current building codes can be challenging, but

the historic setting and retain the main entry, because the main level

“there are numerous strategies, techniques, technologies, and ap-

is often multiple steps above grade and there is no elevator,” Bell said.

proaches that skilled design, engineering, construction, or governing

“Definitely, I think access is a challenge to a lot of these build-

agencies can approve, accept, and implement to improve and some-

ings,” agreed Philip Chen. “Some of the more historic buildings were

times meet or exceed codes,” observed James C. Auld of STIR.

built at a time when they were trying to exude monumentality, au-

“In the event that the explicit code can’t be met in the most literal

thority, and power. That may have meant having to walk up several

sense, the Department of the Interior Standards gives local building

flights of steps to get to the main entrance, that they were very

officials some leeway on issues that aren’t related to life/safety. Since

opaque, or they might have had walls encircling them. I think a lot of

improvements can be made in many areas—accessibility, energy effi-

our clients are looking to make these buildings more accessible, not

ciency, water use, and user responsiveness—a building owner’s liabili-

only physically accessible, but also just more transparent. They are

ty is greatly reduced. It continues to be more affordable to make such

trying to welcome people, rather than keep them out, so that’s some-

improvements as new products come online and are embraced by the

thing that is a challenge, but I think it’s one of the interesting things

design and construction community,” he said.

about adapting these old buildings, making them available to new

Mid-to-late 20th Century buildings may have more challenges

12

COMMERCI A L A RCHI T EC T URE

publics, diverse publics,” he said.

than some older buildings, according to David Bell. “Historic build-

“Older buildings were not built for the types of systems that we

ings, especially those built before the advent of air conditioning, are

have today, for duct work and power and lighting,” Chen noted. “Be-

fairly well suited to sustainability because they were originally de-

ing able to integrate all of that into historic buildings and making

signed for passive strategies and basic physics. They may have ther-

them energy efficient and sustainable is a challenge, but it’s worth

mal-mass walls, passive ventilation, orientation to solar and wind,

doing,” he said.

and other climate-responsiveness. While not complying with pre-

“One of the things that we found as we were doing energy model-

scriptive building codes, many older buildings can meet perfor-

ing for a project at the University of Chicago is that the single most

NOVEMBER 2017

commercialarchitecturemagazine.com

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viega.us/About-us CIRCLE 204

FEATURE

historic buildings

impactful move you could make was to deal with the windows,” he related.

“It had original steel-sash windows, and every one of those were leaded glass,

Ken’s V I E W

so every window unit was like having 16 windows. Just the energy loss from infiltration and solar gain was dramatic. We were able to replace those steel-sash

Town Squares, Genius Groves, And Bodegas

windows with energy-efficient units that were able to reduce the heating and cooling loads by 40% in the building. We found that was going to be the biggest impact, even more so than dealing with insulating the masonry walls. The windows were going to get us the most efficiency for the effort,” Chen said.

BENEFITS

Preserving, rehabilitating, restoring, or reconstructing historic buildings can be well worth the effort.

I

s nothing sacred? Apple now thinks it

for “restoring” a historic building.

owns the town square. There’s a plot

If Apple has set its sights on town

long as the proposed uses are compatible,” said David Bell. “There is potentially

afoot to replace bodegas with vending

squares and Carnegie libraries, some ex-

a perception of increased value, since a property may convey meaning and be

machines. Let me explain. Apple stores

Googlers are reported to have hatched

more timeless and seem less like a commodity. Capturing the embodied energy

have gone—or will be going—the way

a plan to put bodegas—neighborhood

and infrastructure of existing buildings makes it one of the most sustainable

of the headphone jack. Disappearing.

corner

approaches to development.

Not literally, of course. Apple just doesn’t

replacing them with vending machines.

call them stores any longer. They’re town

Internet-connected vending machines.

in places becoming more and more alike,” he added. “Chain restaurants, air-

squares

Gives new meaning to the Internet of

ports, building enclosures are all looking the same. Their designs are often based

places for the 500-million people who visit

on market studies, trends, fashion, and what manufacturers currently are selling.

us every year,” an Apple spokesperson is

It’s important for cities to retain their identity, grow organically, and respond to

reported to have said.

“There can be economic benefit to rehabilitating an existing structure, as

“As globalization and commodification expands, the zeitgeist often results

“because

they’re

gathering

stores—out

of

business

by

Things, doesn’t it?

The new startup is ironically named Bodega, and users must use an app that

problems and opportunities iteratively. Some of the hubris of planners and de-

No kidding. I think at least a million

is linked to their credit card. “Eventually,

signers of the 20th century has resulted in dehumanizing, inhospitable, and

of those people were at the Apple store

centralized shopping locations won’t be

unhealthy places.”

I went to some time back to replace a

necessary, because there will be 100,000

“Among the economic benefits of working with an existing structure are

power adapter that failed because of

Bodegas spread out, with one always 100

lower impacts to the environment with energy stored and saved, shorter sched-

design flaw. (I see some of you nodding;

feet away from you,” one of the founders

ules and saving on the demolition, recycling, and construction. More difficult

you know exactly what design flaw I’m

is reported to have bragged. That’s great,

to measure in dollars are the invaluable benefits to the community of connect-

talking about.) Never having been to an

provided you have a $1,000 smart phone

ing with our history and culture through these preserved, restored, or adaptive

Apple shrine, I was amazed to learn that

you purchased at a town-square genius

places, buildings and artifacts,” commented STIR’s James Auld.

you couldn’t just buy the thing off the

grove, a data plan, and a credit card. I can

“When the time is right, and the market is right, it is right time to act,” con-

shelf. You had to make an appointment

hardly wait.

tinued Auld. “The wise decision is to leave historic structures, places, or artifacts

with a “genius” for a “consultation” and

The announcement caused a ruckus

alone, until such time as funding can be secured, interest increases, and the de-

mill about with those other one-million

among bodega fans, so much so the

mand creates the right conditions for a solid move forward when an owner with

people while awaiting a text message that

founder was forced to issue an apology

a business plan and design and construction approach allow the standards to be

announced the “genius would see you

and claim his intention was not to replace

deployed for the highest and best results.”

now.” At Radio Shack, you could just buy

bodegas but to make the “shopping

the gizmo and be on your way.

experience” available to those without

Judging from the increased interest in the new urbanist approach to restoring urban neighborhoods throughout the country, the time just may be right. CA

access to a real, live bodega.

All of this has relevance to those who

sell you a $1,000 phone, and a town square

would preserve, rehabilitate, restore, or

belongs to the public—who have already

reconstruct historic structures: Don’t

paid for it. The town square, I mean.

get too cute or try to be quirky. As

Word has it that Apple has plans to

Wayne Schmidt of Schmidt Associates,

restore Washington’s Carnegie Library.

Indianapolis, said, “I think the designer

In place of the books, Apple plans a

has to be humble and understand that

“Genius Grove,” which is described as

the building is far more important than

a tree-lined sales floor. Wait a minute.

making a contemporary statement.”

University of Chicago, Ann Beha Architects

Sales floor? I’m confused; I thought this

You mean like turning a library into a

Felipe de Neve Branch Library, STIR Architects

was the new town square. This isn’t what

genius grove or a bodega into a vending

Andrew Carnegie had in mind. By the

machine?

way, I’ll bet Apple is getting a tax break

— Kenneth W. Betz, Senior Editor

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711historic

More photos of featured projects are linked below: Foundation Hotel, McIntosh Poris

St. Joseph Brewery & Public House, Schmidt Associates Northeast Neighborhood Library, Bell Architects

14

But let’s get something straight: A store belongs to a company that wants to

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NOVEMBER 2017

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FEATURE

historic renovation

The Architectural Team’s (TAT) overarching goal was to use the appealing characteristics of the original building to create a vibrant, mixed-income residential community, financed in large part through federal and state historic and lowincome-housing tax credits. Photo: Andy Ryan, courtesy TAT

Adaptive Reuse Reknits Community Historic Massachusetts textile mill gets new life as vibrant, mixed-income riverfront residences.

L

ooking over the Nashua River in the city of Fitch-

tile industry and kept the local economy afloat through

from the city center, was an obvious choice for a residen-

burg, MA, the Fitchburg Yarn Co.’s 182,500-sq.-

the Great Depression.

tial conversion.

ft., three-story brick mill building churned out

As textile production shifted out of New England,

To handle the renovation, the City of Fitchburg

more than 3.5-million miles of yarn each week from

though, the mill was forced to close its doors in the 1970s.

brought in an experienced design and development team,

1907 through the 1970s. One of 16 textile manufacturers

Like many similar structures throughout the northeast, it

led by Boston-based WinnDevelopment and longtime

whose operations formed a vital thread in the economy

went through a variety of other uses before eventually

partners The Architectural Team Inc. (TAT), Chelsea,

of this northern Massachusetts industrial city, the build-

sitting vacant. When Fitchburg mayor Stephen DiNatale

MA. The project team’s overarching goal was to use the

ing’s 95,000 spindles were also among the first in the U.S.

began a new revitalization effort in 2015, aimed at im-

appealing characteristics of the original building to create

to spin Rayon. This and other innovations placed the

proving infrastructure and bringing more residents into

a vibrant, mixed-income residential community, fi-

Fitchburg Yarn mill at the forefront of the American tex-

the downtown, this massive building, less than a mile

nanced in large part through federal and state historic

16

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

FEATURE

historic renovation

and low-income-housing tax credits. TAT founder and partner Robert J. Verrier, FAIA, NCARB, pointed out that these tax-credit programs are crucial, “because from a municipality’s or developer’s perspective, the availability of tax incentives makes preserving local architectural legacies an economically attractive path.”

With a 45-year record of adaptive reuse and historic preservation projects throughout the northeast—many of those carried out in conjunction with Winn—TAT’s experience with design solutions, planning challenges, and tax-credit incentives gave firm leaders a clear understanding of the historical renovation process and its benefits. “Innovative conversions of decommissioned industrial buildings continue to be among the best ways for cities to leverage existing physical resources for new housing, mixed-use, and commercial purposes,” said Verrier. “These structures are often located close to central business districts, and their large floor plates and number of windows lend themselves to attractive unit layouts, retail uses, and collaborative spaces.”

MEETING THE GUIDELINES

In this instance, the development team would have been hard pressed to find a better site or building. Located within Fitchburg’s downtown, about a mile from the town square, the project, now called Yarn Works, is within walking distance of public transit, including a commuter rail line. It is also near several local parks and only half a mile from the Fitchburg Art Museum. According to Adam Stein, senior vice president at WinnDevelopment, “We’ve found that

Originally built in 1907, the Yarn Works building was constructed over the course of just five months using a unique wood-and-steel I-beam configuration. TAT project manager Scott Maenpaa noted that it is one of the largest mill buildings he’s helped renovate. Photo: Andy Ryan, courtesy TAT Outside of the individual units, a primary goal for the design and development team was the creation of spaces that would encourage residents to interact with each other and help foster a sense of community. Photo: Andy Ryan, courtesy TAT

people really latch onto these residential conversions because they appreciate the combination of historical character with modern features and convenient downtown locations.”

For WinnDevelopment, he said, taking on the Yarn Works project was particularly appealing, since “the building is a symbol of the community, and restoring, converting it, and making it viable again offers a connection to the past, to the people who lived and worked during Fitchburg’s industrial heritage.”

Originally built in 1907, the Yarn Works building was constructed over the course of just five months using a unique wood-and-steel I-beam configuration. TAT project manager Scott Maenpaa noted that it’s one of the largest mill buildings he’s helped to renovate, and the facts bear him out: its structure includes 2-million bricks, 1-million board feet of lumber, 500 tons of steel, and 7,000 tons of granite, according to archival materials. Overall, Maenpaa says, “the building was clean and in great shape. Because it had remained heated for much of its lifetime, there was little structural damage from the harsh New England winters.”

Hoping to use historic tax credit incentives (HTCs), the development team submitted the building to the National Park Service (NPS) for listing on the National Register of Historic Places. This, of course, meant staying within strict NPS guidelines during the renovation and conversion process. For the exterior renovation, the project team carefully repointed the brick façade and carried out other masonry commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

17

FEATURE

historic renovation repairs, including those to the large chimneystack. The original builtup tar roof also required structural reinforcement. Since NPS guidelines allow the addition of contextual canopies and storefront systems, the design team created a custom steel entry, matching the character of cast-iron and steel beams used throughout the original structure.

One of the building’s most notable and distinctive features is its nearly 300 8-ft. x 10-ft. windows, which flood the interior with natural light. In order to meet NPS standards, the design team replaced original combinations of steel sash and wood frames with new, thermally broken aluminum frames featuring historically matched muntins and divided-lite windows. Here again the original structure proved distinctive, as the original window frames were black rather than the green typically found in local mill buildings. This of course meant the new frames would be black, too, which Maenpaa noted creates smoother visual transitions between window, frame, and façade, lending the building a much sleeker look than it would have had with green frames.

SITE WORK, UNEXPECTED FINDS

The scenic riverfront location and low-lying 7 1/2-acre site meant that flood mitigation had to be a central concern for the design team—not least because FEMA’s recently updated insurance maps placed the building’s first floor within a floodplain. To address the dangers of potential storm surges, TAT and the project team removed the floor, This 25-ft.-tall space has exposed flat Pratt trusses with vertical wrought-iron tension rods and 17-ft.-tall windows; residents can take advantage of a warming kitchen, pool tables, TV and workspace areas, and a variety of different seating arrangements. Photo: Andy Ryan, courtesy TAT The design team used an architectural insertion to transform this area, cutting a 30- by 20-ft. hole in the floor and creating a central atrium with a new stair tower. Original beams were kept in place to highlight the historic structure, and large, lantern-like chandeliers, selected by the interior designer, provide illumination. Photo: Gregg Shupe, courtesy TAT

subbing in additional structural steel, and rebuilt it 27-in. higher on a composite concrete-slab deck above the 100-year floodplain. To prevent moisture from infiltrating into residential units, new spray-foam insulation now creates a gas and vapor barrier. As a design benefit, the re-alignment brought the floor up to the bottom of the sill, essentially creating a floor-to-ceiling window and an even brighter, more open feel for the ground-level interior spaces.

All of this work near the building’s foundation also unearthed a surprise that Maenpaa calls “an early architectural solution for flood mitigatio,n unlike anything we’d ever seen before.” The original mill design featured an under-building wet crawlspace, with a series of equally spaced holes set in the foundation at 20-ft. intervals. By allowing river water to flow through this partial-earthen basement, the holes absorb flood surges and guide the water back out again as it recedes. The existence of these channels meant that the design team needed to carefully balance the removal and addition of soil as they raised the floor to keep this site-specific flood-mitigation system working correctly. By creating a retention pond elsewhere on the grounds, Maenpaa and his colleagues were able to compensate for necessary changes to the foundation.

SETTING THE PROGRAM

When it came time to tackle interiors, the unique shape of the building also presented challenges that the designers rarely encounter in conversions of mills and factories. Usually, noted Maenpaa, “these structures are long and narrow, often 60 to 70 ft. wide.” But at 500ft. long and 110-ft. wide, “this one is nearly twice the typical width, so a central challenge for this project was the remarkable amount of space within the building—how could we utilize it in the best way possible?” He said the design team went back and forth on how interior space could be best distributed. “We ran through a number 18

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CIRCLE 206

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FEATURE

historic renovation

of different ideas—do we make standard-sized

the building, which is already 50% leased

units with larger hallways that feel more open,

after just a few months of availability. Ac-

or add square footage to the units?”

cording to WinnDevelopment’s Stein, “we’re

Ultimately the design team chose to make

leasing units at a greater-than-expected pace,

the units larger. While the hallways remain siz-

and Yarn Works is actually setting the local

able at 10 ft. in width, homes are now between

market in terms of rent. This success is a true

45- and 50-ft. deep, rather than the 30 ft. ini-

testament to the design team’s innovative ap-

tially planned. This decision enabled the inclu-

proach to unit layouts, amenity spaces, and

sion of extra rooms—such as dens and separate

the unique features only offered in a historic

kitchen and dining areas—that aren’t often

mill conversion. We’re by far the best product

found in homes at this price level, greatly in-

on the market.”

creasing their appeal and value proposition.

Now officially listed on the National Reg-

According to Maenpaa, “those extra feet and

ister of Historic Places, the $24-million Yarn

additional rooms make a huge difference in

Works project also fills an important need in

how expansive the units feel, which really

the community, providing high-quality

broadens the appeal to people who might be

housing for a range of income levels. Of its 39

downsizing from larger homes.”

affordable units, 29 are reserved for those

The final unit mix ranges from one- to

earning 60% or less of the area median in-

three-bedroom loft homes, with 29 one-bed-

come (AMI) with the remaining 10 set aside

room, 58 two-bedroom, and nine three-bed-

for those earning 30% or less of AMI.

room apartments. Out of the 96 total units, 39

The design-and-development team be-

are affordable; all feature attractive details such

lieve this project, along with several other

as wood-plank ceilings and floors, exposed

historic renovations now underway through-

brick and original metal beams, and ceilings

out the city, will act as a catalyst for a new era

that are among the tallest Maenpaa has ever

for formerly struggling neighborhoods in

seen. “Most of the mill conversions we’ve done

Fitchburg. “Historic renovations like Yarn

have a 12-ft. ceiling height,” he noted. ”This

Works really benefit their communities,” said

structure has an average of 15-ft.-high ceilings.”

Stein. “They provide quality, stable housing, and contribute to meaningful economic

SOLUTIONS AND INTERACTION

growth.”

Outside of the individual units, a primary

According to TAT’s Verrier, adding new

goal for the design-and-development team was

housing that attracts young professionals and

the creation of spaces that would encourage residents to interact with each other and that would help foster a sense of community. One of

One of the building’s most notable features is its nearly 300 8-ft. x 10-ft. windows, which flood the interior with natural light. To meet NPS standards, the design team replaced original combinations of steel sash and wood frames with new, thermally broken aluminum frames featuring historically matched muntins and divided-lite windows. Photo: Andy Ryan, courtesy TAT

the highlights is a large, 3,000-sq.-ft. common

older folks downsizing from elsewhere, and that allows current Fitchburg residents to remain in the city, will in turn help to attract and keep restaurants, retail operations, and other

room, housed in the building’s former boiler

businesses. Local leaders agree. “It’s just a mag-

house. “We tried to make this the hub or the core

to the programming goals, and required creative design

nificent building,” Fitchburg Mayor DiNatale

of the amenity space,” said Maenpaa, “with everything

solutions to activate. At the main entrance, for example,

said of Yarn Works at a public event earlier this year.

else built around it.” The 25-ft.-tall space has exposed

the entry sequence led to an interior dead space. The

“They’ve transformed that whole area, and we couldn’t

flat Pratt trusses with vertical wrought-iron tension rods

design team used an architectural insertion to transform

be happier.” CA

and 17-ft.-tall windows. Residents can take advantage of

the area, cutting a 30- x 20-ft. hole in the floor and creat-

a warming kitchen, pool tables, TV, and workspace ar-

ing a central atrium with a new stair tower.

eas, and a variety of different seating arrangements.

Original beams were kept in place to highlight the

Closer to the building’s core, the design team pro-

historic structure, and large, lantern-like chandeliers, se-

grammed amenities that didn’t require as much natural

lected by the interior designer, provide illumination and

light. Across the hall from the bright and open commu-

contribute to the sense of historic character. According

nity room, for example, a 2,000-sq.-ft. space now houses

to Maenpaa, this atrium forms a new focal point for the

a fitness center and dedicated yoga studio, whose tall

center of the buildin, and creates a venue for the sort of

ceilings create an airy feel despite the lack of windows.

incidental resident interaction that helps people get to

The building also offers an indoor bike-storage room,

know their neighbors.

complete with a small workshop area. Other spaces were configured as storage and work areas for the mainte-

IT’S HIP TO BE NEAR THE SQUARE

nance crew.

Despite provision for on-site parking, the walkable and

Some areas didn’t lend themselves quite so naturally 20

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

transit-oriented location has become a selling point for

commercialarchitecturemagazine.com

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1711archteam

The Architectural Team (TAT) WinnDevelopment City of Fitchburg

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CIRCLE 207

PROJECT

interiors

Light, Sound Contribute To Comforting Experience Duke Cancer Institute’s Quiet Room serves as an oasis, addressing users’ physical and emotional needs.

T

he Quiet Room at the Duke Cancer Institute’s Comprehensive Cancer Center in Durham, NC, is a meditative oasis for individuals, families, and staff facing emotional, life-altering

events. Set within, and in contrast to, the rectilinear lines and the hubbub of the cancer-treatment facility, the Quiet Room’s curved walls and textured surfaces, awash in soothing sound, light, and color, provide a calming sensory experience amid the Cancer Center’s institutional atmosphere.

The Cancer Center administrators wanted a self-contained oasis that would serve its users’ differing emotional and physical needs. The designated site was located incongruously across from a wig shop and pharmacy, near elevators, and beneath public restrooms. There was no access to skylights or daylighting. Further, regulations prohibit water features in hospitals, which presented an obstacle to the Quiet Room’s desire for a meditative focal point.

“Time is an essential part of both treatment and healing, so I want-

ed the room’s experience to transcend and echo the passage of time,” explained Turan Duda, FAIA, founding principal, DudaPaine Architects of Durham. “I wanted a place to lose yourself in.”

Driven by the desire to accommodate a range of human emotions, Duda created three rooms within one. Labyrinthine rings of paths, walls, seating, and canopies lead to and encircle a central sculptural feature. This configuration of spaces presents opportunities for varied, intimate activities from private conversations to guided meditation and yoga. The single room provides contemplative space for one to a dozen people.

Though water features aren’t permitted, Duda nonetheless sought to provide a fountain-like focal point for the space that would offer the calming influence of water. He commissioned a layered glass installation from glass artist Ken von Roenn (Kaiser/von Roenn Studio

Above. The Quiet Room at the Duke Cancer Institute’s Comprehensive Cancer Center is a meditative oasis for individuals, families, and staff. Photos: Courtesy DudaPaine Right. Through simple references to nature and subtle manipulations of light and sound, the Quiet Room’s small space provides a gently shifting experience and a soothing, meditative oasis.

22

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

PROJECT

interiors

Programmable lighting gradually shifts the room’s ambient color and mood. Light seeps through the edges of recessed niches, washes the convex ceiling, and emanates from within the “fountain.”

Group, Louisville, KY) that would evoke water’s constantly

mimic the changing light across

changing nature and mystery. This 5-ft.-dia. “glass fountain”

days and seasons.

glows at the heart of the room’s rings and its surface ripples to simulate water.

The pattern, surface, structure, and craft of interior elements relate

Architectural strategies, such as screening and translucence,

directly to the scale of the human

apertures and lighting, layering and multiplication magnify a

body. Through simple references to

sense of spaciousness and inspire the imagination by fully engag-

nature and subtle manipulations of

ing occupants’ senses. Programmable lighting gradually shifts

light and sound, the Quiet Room’s

the room’s ambient color and mood. Light seeps through the

small space provides a gently shift-

edges of recessed niches, washes the convex ceiling, and ema-

ing experience and a soothing, med-

nates from within the “fountain.” Reflections play off the

itative oasis in the heart of the can-

stone-mosaic floor’s uneven surface and animate the room’s in-

cer center, a sanctuary amid the active world of care that

herent stillness. Subtly changing sounds mask background noise

surrounds it. The layered quality of the Quiet Room addresses

while providing a neutral atmosphere for contemplation. Con-

the spectrum of emotional and physical needs that come with

trasting textures of wood, glass, and fabric invite touch.

cancer diagnosis and treatment.

Lighting designer Francesca Bettridge of Cline Bettridge Ber-

The Quiet Room’s success in part lies in the dialog and inter-

nstein Lighting Design, New York, used programmable LED

play between architecture and art. The collaboration and contri-

technology to infuse light into the room’s architecture and pro-

butions of these two disciplines engage occupants at every level—

vide a sense of shifting time. Hidden fabric-wrapped acoustical

visually and acoustically—in an envelope that is calming and

panels, bench upholstery, a curved ceiling, and acoustical treat-

uplifting. The room’s experience is complete, whether inhabited

ments within the surrounding structure insulate the room from

alone or with others, yet allows occupants choice in a situation

outside distractions and envelop visitors in sounds tailored to

where much is beyond their control. For the patients, families,

align with the lighting programs. Variations of light and sound,

and staff of Duke Cancer Center, the effect is comforting, reflec-

which visitors can easily select from a panel by the entrance,

tive, and rejuvenating. CA commercialarchitecturemagazine.com

Want more information?

To download the information listed below, visit commercialarchitecturemagazine. com/1711duda

Circle 2 on the Reader Service Card.

Watch a video.

Visit DudaPaine Architects.

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

23

flooring

PROJECT

Teak plank wood and multi-piece porcelain flooring contribute to the free-flowing conceptual design used in the top four floors of the building.

Placing utilities under the floor increased floor-to-ceiling height, resulting in taller windows and more daylight.

Access Flooring Saves Energy, Improves IAQ Additional daylighting and delivery of 100% filtered outside air are two benefits of placing utilities under a raised-floor system.

A

t 30 stories and 450,000 sq. ft. of com-

RAISED-FLOOR FLEXIBILITY

end professional feel while maintaining the access-floor

mercial office space, 350 Mission Street

Designing the project with an access-floor system from

benefits. To achieve this, architecture firm Mark Cavag-

is situated at the corner of Mission and

Tate Inc., Jessup, MD, made it possible to place multiple

nero Associates, San Francisco, developed a free-flow-

Fremont Streets, directly across the street from the

services, including cables, piping, and ductwork, under

ing conceptual design with specific material require-

new Transbay Transit Center in downtown San Fran-

the floor. Moving services under the floor allowed the

ments, including teak plank wood and multi-piece

cisco. While not the tallest building in the city sky-

building’s concrete ceilings to remain exposed, creating

porcelain. Vendors then used custom engineering and

line, it’s defi nitely one of the most ambitious. The

an 11-ft. floor-to-ceiling height, which increased over-

manufacturing capabilities to produce a factory-lami-

fi rst LEED-Platinum-certified highrise in the city,

head space for employees and provided room for larger

nated hybrid panel solution that features a curved tran-

350 Mission Street was designed with sustainabili-

windows to improve daylighting. Additionally, using

sition. The hybrid panels arrived ready for installation

ty at the forefront of every decision. In fact, Chris

an under-floor air-distribution (UFAD) system allowed

and provide a seamless transition from one finish to the

Heimburger, senior vice president of development

100% filtered outside air to be brought into the building

other on a single panel without sacrificing any accessi-

for Kilroy Realty Corporation & Management, San

and distributed in an energy-efficient manner.

bility to the under-floor services. CA

Francisco, described the project goal as the creation

Saied Nazeri, principal-in-charge for engineering firm

of a “high-performance work environment” in every

WSP, Montreal, said, “In addition to sustainability con-

aspect, from employee performance to optimized op-

cerns, it was important to provide flexible office space.

erating costs.

Under-floor air is a great way to meet both demands.”

While several sustainable strategies were used in the design, including high-performance insulated

UFAD, combined with other energy-conservation strategies, is expected to reduce energy costs by about a third.

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711tate

Circle 5 on the Reader Service Card.

glass as part of the building’s cladding, rainwater har-

In addition to helping achieve sustainability and en-

vesting, and gray-water recycling for non-potable

ergy-efficiency goals, the access-floor system fit seam-

Learn more about the 350 Mission Street project.

uses, it was the access floors that provided several of

lessly into the aesthetic vision for the building interior.

Download the Tate Signature Style Finishes brochure.

the keys to creating a truly modern and sustainable

The top four floors comprise a group of executive suites and meeting spaces that needed to convey a high-

facility.

24

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Learn about the benefits of high-end finishes.

CIRCLE 208

PROJECT

interiors

Green Walls Welcome R Restaurant Guests

LiveWall green walls at Brome Burgers & Shakes express the brand and bring its sustainability commitment to life.

estaurants, hotels, and resorts are

maintains the LiveWall green walls. In con-

finding that green walls can boost

junction with the project, the business won a

their brands and help build busi-

Gold Award for Creative Landscape-Green

ness. Brome Burgers & Shakes in Dearborn,

Initiatives from the Michigan Green Indus-

MI, is a case in point.

try Association.

“We are all about sustainability, green liv-

“We got into green-wall installation and

ing, wholesome food, and self-awareness

maintenance as a way to grow our business,”

about the environmental impact of our

said Marcy Bell, president, Bell’s Landscape

choices,” said Sam Abbas, the business’

Services Inc. “I did our research on the mar-

founder. “We want everyone who visits our

ket for living architecture and on various

restaurant to experience the core values of

green-wall systems. We decided to go with

our brand in every aspect of our operations.”

LiveWall (St. Nunica, MI). It is the most

Brome’s commitment is evident in the

complete system, the best engineered, and

restaurant’s location. Abbas chose to refur-

the most hospitable to plants.”

bish a corner building that was constructed

Mike Bell, chief executive officer, Bell’s

as a retail store. “Every decision we made

Landscape Services, commented that the

about the project reflects our responsibility

system is well designed and assembles part

to the environment,” he said. “We hope to

by part in a logical fashion, following the in-

inspire our customers, suppliers, competi-

stallation process explained in the installa-

tors, and contractors to appreciate the values

tion guide and schematics. The first step is

that inspire us and express them in the ways

installation of vertical strips that mount to

they live, do business, cultivate food, and

the building wall and to which the other

enjoy it.”

components are attached. The vertical strips

An adaptive re-use design developed by

also establish the necessary air space between

the Hallarsan Group, Detroit, renovated the

the wall and the system. Next, horizontal

long-vacant 3,700-sq.-ft. space and created a

aluminum rails, with conduits for the tubes

modern, open, light-filled restaurant. The

that deliver water to the integrated irrigation

sustainable design preserved the cedar truss-

system, are mounted to the vertical strips.

es of the original 15-ft.-high ceilings. During

For indoor installations, LiveWall uses drip-

construction, the original concrete floors

stake assemblies that inject water into the

were revealed and refurbished. Tables were

growing medium. Molded-plastic modular

custom fabricated out of reclaimed wood

planter boxes fit into place on the rails. Final-

from dilapidated structures in Detroit, and

ly, separate liner inserts that have been

much of the furniture was sourced locally.

pre-planted slide into the planter boxes.

The idea of using green walls as a focal point

“Maintenance is straightforward,” said

of the interior was developed during a design

Mike Bell. “Every six weeks, we clean out

brainstorming session.

any die-back, trim the plants (especially the ones in the lower rows of the modular plant-

Top. Brome’s commitment to sustainability, green living, wholesome food, and self-awareness about the environmental impact of choices is evident in the restaurant’s location. The owner chose to refurbish a corner building that was constructed as a retail store.

NOVEMBER 2017

The green-wall installation is one of the most

adjust irrigation.”

prominent design elements in the restaurant.

“The green walls propel our brand for-

The green wall took a large, blank wall area

ward,” said Abbas. “They create an atmo-

that would have otherwise been painted or

sphere in which it becomes more than serv-

wallpapered and brought it to life.

ing and enjoying great burgers and shakes

in two sections each 16-ft. long by 9-ft. 10-in.

but also about making a positive impact on everyone’s lives.” CA

high. A mix of six tropical plants, selected because they thrive indoors, grows on the wall. The plant palette features Pothos, Epimedium, and Tradescantia Red. In addition to the featured green walls, the interior includes a front window planter.

Right. In addition to the featured green walls, the interior includes a front window planter with greenery reflected in the glass top of the adjoining counter.

COMMERCI A L A RCHI T EC T URE

ers), check soil moisture, and inspect and

The installation totals 309 sq. ft., divided

Above. The Brome Burgers & Shakes green-wall installation is one of the most prominent design elements in the restaurant.

26

GREEN WALLS STAND OUT

Its greenery is reflected in the glass top of the

Circle 3 on the Reader Service Card.

adjoining counter.

Watch a video.

Bell’s Landscape Services Inc., Wixom, MI, recommended, sold, installed, and commercialarchitecturemagazine.com

Want more information? To download the information listed below, visit commercialarchitecturemagazine. com/1711livewall

Learn more about LiveWall.

Meet The SR6700.

Authenticity, Reliability and Strength.

YOUR VISION. OUR EXPERIENCE.

Steel windows from the early 20th century were big, with true divided lites and single pane glass. Accurately reproducing them means incorporating modern materials and insulating glass to create a contemporary version of this classic design.

Graham’s innovative SR6700 meets the challenge. This authentic look is achieved with large openings, minimal sightlines, applied grids and even a floating vent. So authentic that we have helped numerous projects attain National Park Service historic approval. Bring your vision to life. Call Graham.

Learn more about Graham’s SR6700: grahamwindows.com/CA67 CIRCLE 209

GRAHAM ARCHITECTURAL PRODUCTS

grahamwindows.com 800-755-6274 Architectural Windows

Window Wall

Curtain Wall

Doors

Kreider Commons, Lebanon, PA

PROJECT

interiors

Sammamish High School, Bellevue, WA, is ornamental as well as functional, and features Rockfon stone-wool acoustic ceiling systems throughout the high-profile facility.

Photos: Lara Swimmer Photography

High-Profile Ceilings School features ornamental and functional Rockfon systems.

S

ammamish High School’s new Bellevue, WA,

COLLABORATIVE APPROACH

campus replaced an existing one-story building

According to the Integrus team, the school’s replacement

computer access for engineering and drawing, as well as

with a three-story, state-of-the-art educational

and modernization project involved multiple phases

“dirty” spaces for active, creative fabrication. PBL also

facility spanning 320,000 sq. ft. and serving almost 1,000

through four years. The new high school integrated an

places high demand on spaces for teamwork and collabo-

students in grades 9 to 12. Designed by Integrus Archi-

existing performing-arts facility into the first phase of

ration, as well as areas for performance and work display.

tecture, Seattle, the school is the last of Bellevue School

construction. In addition, a new two-story athletic build-

According to McLeod, “Flexibility is still really one of

District’s high schools to be modernized. According to

ing, glass-arts facility, and concession/ticket booth are

the key elements.” The building is designed with the fu-

Jack McLeod, director of facilities and operations for the

sited to work with existing fields.

ture in mind. The idea is for the building to be able to

school district, “Sammamish will be the crown jewel.”

Central to the school’s design is a curriculum empha-

Assignments include a need for “clean” spaces, with

adapt to teaching needs as the years pass.

Ornamental and functional, the high school features

sizing Problem-Based Learning (PBL) and STEM pro-

Partnering with Integrus Architecture, the school’s

Rockfon, Chicago, stone-wool acoustic ceiling systems

grams. STEM is the educational acronym for science,

design team helped determine the vision and must-haves

throughout the high-profile facility. In total, distributor

technology, engineering, and math. Sammamish also

for the new building. “The amount of collaboration that

Valhalla Construction Products, Silverdale, WA, provid-

adds arts and robotics to the curriculum. Students are

went into the project was unprecedented. The architect,

ed more than 250,000 sq. ft. of Rockfon ceiling systems

taught to develop critical-thinking skills in PBL assign-

school district, principal, teachers, and students collabo-

to installing contractor Forrest Sound Products, Red-

ments by identifying the problem, then designing, engi-

rated to create a school that focused on making a positive

mond, WA.

neering, and fabricating appropriate solutions.

impact for the natural environment and student learning

28

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Sundara Drift Double Basin in White paired with the Nachi Series™ Sensor Faucet and Soap Dispenser

THE S U N DAR A ™ H A N DWAS H I N G SYST E M Behold the Balance of Brawn, Brains & Beauty

Influenced by architects and crafted by audacious industrial designers, we’ve unified seamless countertops, basins, faucets, and soap dispensers for a modern concept that elevates the restroom experience. And with Zurn One, a system that streamlines the restroom ecosystem through a single-source manufacturer, we’ve reduced installation time, increased effectiveness, while maintaining reliability.

Learn more at zurn.com/sundara

CIRCLE 210

PROJECT

interiors

Above. With the library above the vocational-education fabrication area, noise control was a challenge. Sound isolation in the floor-ceiling assembly was needed.

Right. With a fiber structure, stone wool’s high-performing, sound-absorptive properties provide ceilings with excellent noise-reduction capabilities that also reduce reverberation and improve speech intelligibility.

environment,” summarized Ben Pedersen, Rockfon dis-

praised Forrest Sound Products’ president, Doug Bixel.

stone-wool ceiling panels contain as much as 42% recy-

trict sales manager for the Pacific Northwest. “The goal

“One just needs to walk through this school to see and

cled materials and are primarily made from abundantly

was to create the high school of the future–for sustain-

feel the difference.”

available basalt rock.

ability, learning environment, community outreach, and safety.”

Madaras continued, “Due to its fiber structure, stone

Additional sustainability strategies used for the school

wool’s high-performing, sound-absorptive properties

included facilitating an eco-charrette with district and

Located within the heart of the facility, vocational-ed-

provide Rockfon ceilings with excellent noise-reduction

school staff, developing a daylighting model to explore

ucation fabrication areas are a resource for all students,

capabilities. This also reduces reverberation and improves

options, and specifying high-efficiency mechanical

but a challenge for noise control. The library is directly

speech intelligibility.”

units, plumbing fixtures, LED lighting with intelligent

above the fabrication studios and needed sound isolation in the floor-ceiling assembly.

“Creating a good acoustic experience improves learning and understanding. Every student should have the

Pedersen added, “Sammamish High School was the

lighting-control systems, and solar panels.

first in the Northwest to use Rockfon Alaska and Sonar

In classrooms, corridors, and common areas, the

acoustic stone-wool ceiling panels with high fire perfor-

white surface of Rockfon ceilings reflects as much as 86%

mance and the best sound absorption.

of available light. This better distribution of natural light

same opportunity to hear and understand what is being

helps facilities lower electric lighting loads and reduces

said whether they are learning to weld in a noisy shop or

SAFETY AND SUSTAINABILITY

reading Latin in the library,” explained Rockfon acoustic

Along with optimizing acoustics for concentration and

The ceiling panels also present a neat, clean edge. Ped-

specialist Gary Madaras.

comfort, the ceilings also support the newest educational

ersen concluded, “Rockfon ceiling panels helped the de-

cooling costs, saving energy and associated expenditures.

The architecture team worked with acoustical-design

building codes and regulations,” emphasized Pedersen.

signers create amazing, beautiful spaces and also protect

consultant, Sparling, Lynnwood, WA, to understand

“Providing a great line of defense against indoor health

the space with their unique qualities.” CA

baseline acoustics for high school classrooms and other

hazards, our Rockfon stone-wool ceiling panels are re-

environments. “We worked to identify the most suitable

sistant to mold, bacteria, and humidity, and are Green-

materials and systems to meet the needs of each of the

Guard Gold Certified for low VOCs. This stringent certi-

specific users—administrative offices, gym, common ar-

fication process considers safety factors that may impact

eas, typical classroom, music room, [and other areas.]”

people who are more vulnerable, such as children.”

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711rockfon

As the ceiling-installation contractor, Forrest Sound

Complementing the panels, the company’s Chicago

Products’ senior project manager, Charles Roetcisoender,

Metallic suspension systems also have no reportable

helped to specify the correct acoustical products for the

VOCs in the finished product. Chicago Metallic 4000

Circle 4 on the Reader Service Card.

specification. “His understanding of the acoustical signif-

Tempra 9/16-in. and 1200 Seismic 15/16-in. suspension

Download ceiling solutions for education.

icance of placing Rockfon tiles throughout [the project],

systems were installed to meet the project’s seismic-de-

Access suspension-systems product guide.

along with meeting Integrus’ visual requirements, not

sign category requirements. The suspension systems con-

only produced a beautiful looking school, but created an

tain as much as 90% recycled content and are 100% recy-

education space that is performing at a peak level,”

clable at the end of their useful lifecycle. Rockfon

30

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Download an acoustic ceiling catalog.

PRODUCTS

interiors

EDITORS’ CHOICE

Real-wood-look tile Epic collection: • Textured, matte-finish tile • Replicates natural wood • 6 x 36-in. planks, three colors

Epic collection tile has a slightly textured, matte finish that replicates the natural look and warmth of real wood. Tiles are printed with wide-ranging visual diversity, resulting in an authentic look. The non-glossy finish makes the product less slippery than glazed or polished tiles, allowing placement in high foot-traffic areas. Available in 6 x 36-in. porcelain planks, colors available include white, anthracite, and brown.

Ege Seramik America, Norcross, GA Circle 50 egeseramik.com

Shelf bracket

A shelf support bracket uses aluminum and a distinct triangular shape for a unique footprint. With a satin stainless-steel finish, the bracket supports 20 lb.

Doug Mockett & Co., Manhattan Beach, CA Circle 51 mockett.com

Urethane cement

Spartacote urethane cement is a durable, high-performance coating system said to withstand thermal shock, heavy traffic, and harsh impact. A two-step installation process provides enhanced workability and can be applied on new or existing concrete after mechanical profile to a CSP 4/5.

After mixing, the material can be placed using a cam rake. Flex Pure Clinical Plus topcoat offers silver-ion antimicrobial technology embedded within the coating. Available in light gray, dark gray, red, green, black, and tan, the cement is used in conjunction with the line’s topcoats for additional protection and UV-stable properties.

Laticrete, Bethany, CT Circle 52 laticrete.com

Carpet collection

Outskirts carpet collection includes rich, textural patterns with a range of colors that span from luxurious, edgy neutrals to vibrant hues.

Outlier uses bold geometrics with metallic lines and insets. Ritual is a twist on organic botanicals and has the aesthetic of textured high-end wool. Coexist is designed to mix with other styles and uses no specific linear direction. All styles are made with Antron Lumena Type 6,6 solution-dyed nylon.

Bentley Mills Inc., Los Angeles Circle 53 bentleymills.com

Wood-wool walls, panels

Envirocoustic wood-wool acoustical wall and ceiling panels are available in several variations and feature square corners and consistent thickness. Offering NRC-rated sound absorption, panels are available in natural and white finishes and are paintable using SonoKote colors. Class a fired rated with low VOCs, products are made using wood fiber, cement, and water.

Acoustical Surfaces Inc., Chaska, MN Circle 54 acousticalsurfaces.com

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

31

PRODUCTS

interiors Coat trees

The Slide line of tubular-shaped, contemporary-design coat trees and wall-mounted coat strips is made of white powder-coated steel with plastic hooks. Freestanding coat trees have weighted metal bases. Coat strips mount with base plates.

Magnuson Group, Woodridge, IL Circle 56 magnusongroup.com

Rainforest-inspired flooring

Inspired by the lush, tropical foliage of the rainforest, Ivy Walk is a 6-ft.-wide heterogeneous sheet flooring with an organic pinnate motif. With colors as found in nature, the product coordinates with the company’s Vinings resilient tile. For high-traffic areas, Ivy Walk can be flash coved and is polish optional. Floorescore Certified, the flooring contributes to LEED certification and has a 20-mil wear layer with ExoGuard quartz-enhanced urethane.

Patcraft, Cartersville, GA Circle 55 patcraft.com

Plenum barrier board

Plenum barrier board improves sound isolation and privacy between rooms. The foil-faced, stone-wool barrier installs above interior partitions. Placed vertically in the plenum above the ceiling along interior walls that stop at ceiling height, the lightweight material is easy to cut and conforms around pipes and ducts.

Rockfon, Chicago Circle 57 rockfon.com

Moisture control

Planiseal MSP and Planiseal PMB are additions to the line of moisture-control products for floor-covering installations. MSP is a moisture-control membrane, adhesive isolator, sealer, pH blocker, and primer. It protects flooring installations against subfloor moisture and pH in concrete slabs with moisture vapor emission rates to 15 lb. PMB is a one-component, polyurethane moisture barrier and bonding agent. It provides moisture vapor emission protection for wood and bamboo flooring on damp concrete substrates and serves as bonding agent and moisture barrier for self-leveling underlayments when applied in a double-coat method with dry sand.

Mapei, Deerfi eld Beach, FL Circle 58 mapei.com

Linear ceiling systems

MetalWorks linear panels include 2-in. and 10-in. widths. Applications include interior and exterior. A universal suspension system provides a wide range of opportunities to mix and match panel widths for a variety of visuals.

The Blades Classics line now includes 24-in. and 48-in. blades for a range of design options.

Users can modify product shapes and sizes or create custom designs through the You Inspire Solutions Center.

Armstrong Ceilings, Lancaster, PA Circle 59 armstrongceilings.com

32

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Light-conducting concrete

Terrazzo Lumina concrete substrate combines light and stone into an elegant building material. A hidden LED source transmits light through channels embedded in the solid concrete, resulting in myriad light points emanating from the surface. Customizable and containing postconsumer recycled material for LEED credits, the material is available in pre-cast slabs or tiles and can be custom cast.

Sensitile Systems, Ypsilanti, MI Circle 60 sensitile.com

PROJECT

hvac

HVAC System Redirects Convent Resources Complete insulation and weatherization, coupled with a 120-ton HVAC system, results in 60% energy savings.

F

ounded in 1878, the Dominican Sisters of Blauvelt is a

the mentally ill and chemically addicted, and healthcare services

religious congregation based in Blauvelt, NY, a northern

for the poor.

suburb of New York City. The more than 150 professed

To achieve so much, the Sisters run every element of the orga-

Sisters and associate members serve throughout six states, active-

nization like a well-oiled machine. Their way of life is to waste

ly involved in education at all levels.

not, want not; conserve resources; and apply their efforts and

Their ministries include social-service programs for the devel-

funding where it will best serve the Lord.

opmentally disabled, services for children in foster care, shelters

While their 100-year-old convent is absolutely pivotal to their

for homeless, housing for persons with HIV/AIDS, programs for

existence and operation, its energy consumption had been a concommercialarchitecturemagazine.com

Considerable effort went into the system design. Particular care was involved in the chapel to determine where and how evaporators were installed to protect molding, gold leaf, paintings, and stained glass.

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

35

PROJECT

hvac site-specific technical assistance and analysis to inform the implementation of clean-energy technologies. This helped determine what kind of energy conservation measures could be taken to reduce energy bills and minimize the convent’s carbon footprint.

Flatley also referred Green Star Energy Solutions LLC, to complete the building improvements and HVAC retrofit at the convent. Green Star is a building-performance contractor based in Brookfield, CT. Their work, which is often in NYC, is aimed at providing “holistic efficiency.”

“We combine Fujitsu General Airstage VRF (variable refrigerant flow) heating and cooling technology with drastic building-envelope improvements,” said Joe Novella, Green Star’s founder. “Windows, doors, weatherization, and insulation are often an integral part of our turnkey solution. This allows us to increase building performance, comfort, and longevity while also lowering the upfront and operating costs of the new HVAC system.” Fujitsu General America Inc. is located in Fairfield, NJ. “NYSERDA looks for 10 to 15% energy savings,” said Tom Esposito, director of business development at Green Star. “But we strive for 40 to 70%, and routinely achieve it.”

After lengthy discussions with Reeves and the Sisters’ leadership team, the project was broken into three phases: insulation, engineering and permitting, and installation.

SHELL IMPROVEMENTS

Aside from the obvious shortfalls of an old steam system and irregular window AC units, Green Star’s assessment of the building made the need for envelope improvements painfully clear. Other than small amounts of fiberglass batt stuffed ineffectively around several skylights, there was no insulation in the entire facility.

During the summer of 2015, Green Star completely insulated the building. Nearly 1,200 bags of loose-fill insulation were blown The 100-yr.-old Convent of St. Dominic, Blauvelt, NY, was heated with a steam system and cooled with window units.

The 100,000-sq.-ft. facility is now heated and cooled with 14 VRF condensers mounted on a small roof between the convent’s main building and the chapel.

cern for a number of years. The congregation knew that maintain-

into attic spaces and exterior wall cavities, and dense packed in

ing and fueling the existing heating and cooling systems were

other areas. Insulation board was installed wherever possible, win-

draining funds that could and should be applied elsewhere.

dow and skylight penetrations were sealed, and mineral wool was

The Convent of St. Dominic is the headquarters for the Sisters’

used to fill gaps of various sizes.

housing, administrative offices, a convalescent wing, and a large

“Exterior walls were brought up to R-30 and the attics are now

chapel. The 100,000-sq.-ft., five-story brick building was heated

R-60,” said Esposito. “Immediately, the air conditioning units

with an archaic steam system. In addition to the operating ex-

started cycling, instead of running non-stop all day. It was a night-

pense, the lack of heating-system control was a problem, especial-

and-day difference, especially in the building’s upper levels.”

ly in the hospital and living quarters. Only 40% of the facility was air conditioned by window units.

When insulation work was nearing completion, Green Star entered the engineering and permitting phase. Novella and Esposito

“We needed to make a change,” said Sister Catherine Howard.

were busy determining how to avoid or navigate the challenges

“There was a lot of potential to better serve the community, in-

that would soon come with the installation of state-of the-art

crease comfort, and become better stewards of the planet.”

HVAC equipment in an occupied historical building. They learned that the building would require 120 total tons (1,440,000

SEEKING IMPROVEMENT

In early 2015, with a charge to make major building improve-

“The convalescent floor and residence areas are always occu-

ments, the convent’s director of property management, David

pied,” said Novella. “The beautiful, sacred chapel is used daily. To

Reeves, approached Steven Winter Associates Inc. (SWA). The

avoid problems with the building’s molding, gold leaf, paintings,

building-performance consultants have offices in New York City,

and stained glass, we had to be very specific about where and how

Washington, and Norwalk, CT.

the system’s evaporators would be installed.”

Michael Flatley, senior engineer and director of commercial projects at SWA, completed the New York State Energy Research

36

COMMERCI A L A RCHI T EC T URE

Btus) of heating and cooling capacity.

The outside of the massive brick building was no different.

The large VRF condensing units had to be hidden from view.

and Development Authority (NYSERDA) Flexible Technical As-

Before the installation phase began, Valentine Electric, Blau-

sistance Program (FlexTECH). FlexTech provides objective,

velt, NY, designed the service upgrade that would be needed when

NOVEMBER 2017

commercialarchitecturemagazine.com

PROJECT

hvac

the building was switched from natural gas-fired steam to an elec-

LIVE, WORK, AND WORSHIP

Left. Conference areas, offices, and bed-

trically driven heat-pump system.

“The respect that Green Star had for us is absolutely second to

rooms are served by wall-hung units of various sizes.

none,” said Sister Bridget Mary Troy. They worked around us at FLEXIBILITY AND VARIETY

all times and did nothing to mar this sacred space.” Green Star

A contract for the installation phase was signed in February of

worked around worship services in the chapel. In the residences

2016 and work began immediately.

and the convalescent wing, work was isolated to very small areas

All 14 Fujitsu General Airstage VRF condensing units were in-

to allow everyday life to continue as usual. Work areas were kept

stalled on an access roof between the main building and the chapel.

very small and isolated with dust-barrier systems. As rooms were

Because the small, flat rooftop is sandwiched behind and between

completed, units were powered up to immediately provide con-

two taller portions of the convent, it’s difficult to spot from the

ditioning.

ground.

“One advantage of VRF equipment is the ability to install and

The electric-service upgrade was also simplified because all of

commission systems incrementally,” explained Novella. “Some of

the outdoor units were concentrated in one, easily accessible area.

the units on the residential floor were up and running while we

The system includes a variety of 8- and 10-ton condensing

Above. Throughout the chapel, steam radiators were removed from the oak casework and replaced with 18,000-Btu vertically mounted slim-duct units that are completely concealed.

were still installing others right down the hall.”

units, which are paired into seven refrigeration circuits between

Green Star estimates that the project will yield 60% savings,

16 and 20 ton each. Inside the building, 144 units serve spaces

while also providing air conditioning to portions of the building

large and small.

that weren’t cooled before. “This project not only allows us to

Throughout the chapel, steam radiators were removed from

better serve our ministries, but also increase our sustainability,”

the oak casework and replaced with 18,000-Btu slim-duct units.

explained Sister Howard. “By bringing cost-effective and conser-

The vertically mounted evaporators are completely concealed and

vation-minded equipment to our building, we’re keeping with

provide heating and cooling to the sacred space. Other smaller

Pope Francis’ call to care for the Earth and care for all that has

slim-duct units are installed in bedrooms and hallways.

been given to us.” CA

Conference areas, offices, and bedrooms are served by wallhung units of various sizes. Ceiling units are also used in several hallways.

On the fourth floor—the only area with existing ductwork— high-static air handlers were used to replace the existing ducted air handlers.

Installing units in every area of a building whose nature is commercial, residential, institutional, and religious, was easier said than done. Much care was needed to minimize disturbance

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711fujitsu

Circle 13 on the Reader Service Card.

Download the Fujitsu Airstage VRF catalog.

Watch a video about the project.

throughout the entire project. commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

37

PRODUCTS

hvac & plumbing Vertical air handling

An expanded line of vertical air-handling units feature four-way installation capabilities for design flexibility. The units can be installed vertically, horizontally from the left and right, or inverted with a down-flow conversion kit. Also Wi-Fi capable, the units allow air-conditioning system control using the SmartThinQ app. The line includes 18, 24, 36, 42, and 48 Btu/hr. capacities in one-to-one configurations with the 18, 24, and 36 options also compatible as part of a multi-system with the company’s Multi F and Multi F Max outdoor units.

EDITORS’ CHOICE

LG Electronics USA, Alpharetta, GA Circle 62 lghvac.com

Combination boiler/water heater

The Mascot FT is a condensing combination boiler and water heater with an Energy Star rating of 95% AFUE. The natural gas or LPfired unit is available in a range of sizes and configurations: 120, 140, and 199 MBH combi boiler and water heater, or as an 80, 100, 120, 140, and 199 MBH heating only boiler. Combi models include an integrated mini-indirect tank for reported superior DHW performance by minimizing temperature fluctuations and providing endless hot water quickly.

Laars Heating Systems Co., Rochester, NY Circle 63 laars.com

Common-venting tankless water heater

Drain pump for heavy-duty use

The 1-hp Sanicom 1 simplex drain pump is resistant to high water temperatures, handling water to 194 F. Applications include commercial kitchens and high-efficiency washing-machine installations. Gray water enters through one of two side inlets before being pumped into a drain line. The system includes a rubber discharge elbow that adapts to the discharge pipe and rotates 360 deg.

The unit discharges gray water 25 ft. vertically, 250 ft. horizontally, or a combination.

NCC199CDV: • Condensing tankless water heater • 98% thermal efficiency • Common venting for six units

NCC199CDV commercial condensing tankless water heater has a 98% thermal efficiency rating and is approved for common venting for as many as six units. It has a maximum flow rate of 11.1 gpm. With a Canadian Standards Association (CSA) approval for common venting in Canada and the United States, the unit offers greater flexibility and ease-of-installation.

Noritz Tankless Water Heaters, Fountain Valley, CA Circle 61 noritz.com

SFA Saniflo Inc., Edison, NJ Circle 64 saniflo.com

AMCA-licensed backdraft dampers

The company’s BD series, ES-10, and ES-30 series are AMCA licensed for air leakage and air performance. Designed to allow airflow in one direction and prevent reverse airflow, the units can be used as exhaust or intake dampers. BD series has a galvanized steel frame and are available in horizontal- or vertical-mount configurations with velocities to 1,500 fpm. With an extruded aluminum frame and an adjustable internal counterbalance, the ES series is available in horizontal- and vertical-mount configurations with velocities to 2,000 fpm.

Greenheck, Schofield, WI Circle 65 greenheck.com

38

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

FOR DESIGNERS. BY DESIGN. Introducing the D|13 Sink System, featuring the new XLERATORsyncTM Hand Dryer, the future of commercial restrooms.

Created in collaboration with a world-renowned design firm and Excel Dryer, the deck-mounted XLERATORsync creates the ultimate user experience by seamlessly joining the soap dispenser and faucet, allowing you to wash, rinse and dry in one place. The customizable options of the sink deck and enclosure can completely transform the aesthetic of the restroom. The D|13 Sink System is also the most hygienic, sustainable and cost-effective way to wash and dry hands.

Design Your Custom Sink System Today!

8 7 7. 7 9 0 . 0 6 4 1 d 1 3 g r o u p . c o m

CIRCLE 211

PRODUCTS

hvac & plumbing Bottle-filler retrofit

VersaFiller bottle-filler retrofit turns an existing water cooler into a bottle-filling station. An adaptor gasket allows installation on most common water coolers. The PWSBF model provides mechanical activation that works without electricity. The PWEBF has an electronic sensor for touch-free activation. Both models have antimicrobial components infused with Freshield to prevent degradation and bacteria growth. The self-draining design does not require additional plumbing.

Oasis International, Columbus, OH Circle 66 oasiscoolers.com

High-efficiency urinal

Pintbrook urinal is a one-pint capable urinal constructed of vitreous china. The wall-mount unit operates in the range of 0.125 to 0.5 gpf and meets all 2016 California water restriction regulations, including CalGreen and CEC compliance.

It uses as much as 87% less water than a standard 1.0 gpf urinal, while still meeting optimum flushing performance standards, and is WaterSense-certified when used with a 0.125 or 0.5 gpf flush valve.

American Standard, Piscataway, NJ Circle 67 americanstandard.com

Heat-transfer solutions

A Nashville hotel liked Aquatherm so much the first time in 2008, they used it again six years later.

The eco-Air series of dry and adiabatic products provides flexibility in a wide range of capacities, footprints, motor types, and controls. Products are designed to meet the water and energy requirements for any project. The series includes dry coolers, air-cooled condensers, adiabatic coolers, and condensers.

Evapco Inc., Westminster, MD Circle 68 evapco.com

we’ve got a pipe for that A large Nashville hotel used Aquatherm Blue Pipe® for a chiller retrofit, and when it was time for domestic water replacement in 2014 they selected Green Pipe®.

Reliability, stable pricing, industry-leading support, and fast installation times — just what they needed.

801.805.6657

40

aquatherm.com

CIRCLE 212

Light-commercial split systems

York LX series includes 14 SEER THE split-system heat pumps and TCD air conditioners to support 3-phase, 230/460-V light-commercial applications. Available in 2 1/2- to 5-ton models, the units use R-410A refrigerant and condenser coils constructed from copper tubing and enhanced aluminum fins for optimal heat transfer.

Post-painted steel coil guards with extruded louvers eliminate sharp edges while protecting coils from external damage. The entire cabinet exterior is post-painted using long-lasting automotive grade powder-coat paint for protection from corrosion and fading.

Johnson Controls, Milwaukee Circle 69 johnsoncontrols.com

PROJECT

lighting

Lighting Complements ‘Study Cascade’ Design A 14-story staircase showpiece is brought to life with a lighting design that doesn’t intrude on surrounding residences.

T

he Roy and Diana Vagelos Education Center is a state-of-the-art medical and graduate education building in New York City. The

100,000-sq.-ft., 14-story glass tower represents a new approach to education, featuring technologically advanced classrooms and collaboration spaces. The design’s centerpiece is the Study Cascade, an exposed vertical staircase that connects the entire height of the building.

The exposed nature of the Study Cascade’s design on the southern side of the building presented a unique challenge for the lighting team of Suzan Tillotson, Scott Baillie-Hinojosa, and Christopher Cheap, Tillotson Design Associates, New York City. The lighting had to be precise and powerful but, because the building is located in one of New York City’s residential districts, the team wanted a conscientious lighting strategy that would not intrude on residents, drivers, and pedestrians.

Additionally, the vertical orientation of the building called for a lighting solution that would complement the architect’s design ambition. Luminaires would be

The Study Cascade staircase connects all 14 stories of the 100,000 sq. ft. Roy and Diana Vagelos Education Center a state-of-the-art medical and graduate education building in New York City. All photos: John Muggenborg commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

41

PROJECT

lighting

Study lounges are one of many functions provided by and connected to the Study Cascade. The entire Cascade is lit with Prescolite 2-in. LED luminaires driven by the Xicato light engine.

This view from the Study Cascade shows several of the areas that are connected to the stairs and how the lighting design enhances the spaces.

strategically placed in wood and canted ceilings to effec-

housing, which simplified installation. This feature also

enhances the architect’s vision. According to Tillotson’s

tively deliver appropriate light levels and coverage for the

afforded the design team flexibility during the construc-

Scott Baillie-Hinojosa, “The attributes of Prescolite’s

variety of programs that connect to the Cascade.

tion phase that ensured the fixtures were placed in opti-

A2LED and D2LED presented the team with options

mal positions.

that other products at the time were not able to offer. The

THE LED SYSTEM

small apertures and degree of adjustability all worked in

With custom optics designed around the precision Xica-

LIGHTING PAYOFF

our favor to complement the complex geometries of the

to light engine, Prescolite’s, Greenville, SC, D2LED and

The building itself is nothing short of stunning and is

architecture while at the same time minimizing glare and

A2LED luminaires were selected to satisfy the need for

likely to change the paradigm of how medical-training

delivering comfortable light levels throughout. The fin-

clean ceilings with minimal obtrusiveness. The Xicato

facilities are designed.

ished product is stunning.” CA

LED module also guarantees color longevity. The lumi-

By using a 2-in.-dia. luminaire, the team was able to

naires, which deliver as much as 1,200 lumens with a va-

avoid the “Swiss cheese” effect and instead feature a sleek

riety of beam options, are powerful and flexible enough

look throughout.

for use in the Cascade’s ceilings, especially in areas that

The custom optic around the source discourages the human eye from being drawn into the fixture, ensuring

reach 20 to 30 ft.

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711hubbell

The intelligent design of the A2LED was developed

minimal glare, complementing the design ambitions of

specifically for sloped ceilings. It features a smooth 35-

the architect, and satisfying the needs of the external

deg. optical pattern that can be adjusted and locked as

stakeholders. Consistency of color quality helps achieve

much as 30 deg. from a vertical plane. It can also be ad-

the minimalistic aesthetic throughout the vertical incline

Download the D2LED downlight spec sheet.

justed 360 deg. rotationally, providing maximum aiming

of the facility.

Download the A2LED spec sheet.

These products complement the space and the angles

flexibility.

In addition, the install-from-below features of the A2

without interfering or overpowering the architectural at-

and D2 eliminated the need for a traditional downlight

mosphere they create. In this application, the lighting

42

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

Circle 10 on the Reader Service Card.

Download the Prescolite 2-in. LED lighting system brochure.

PROJECT

lighting

Assembly-Plant Lighting Retrofit TLEDs save more than $300,000 annually in energy and maintenance.

A

s energy optimization leader at the

to tubular LED in the body shop and through-

4.7-million-sq.-ft. General Motors’

out general assembly, material storage, kitting,

Orion Assembly plant in Lake Ori-

paint shop, final assembly, trim shop, mainte-

on, MI, Edward Fish is responsible for driving

nance areas, and administratio- building office

and supporting corporate energy conserva-

areas,” Fish explained.

tion initiatives in GM’s manufacturing and non-manufacturing facilities.

Contactors on the energy-management system serve as master controls for large banks of

The facility was built in 1983 and is where

lighting fixtures throughout the plant. Some

the Chevrolet Sonic and the Chevrolet Bolt

areas use occupancy sensors on individual fix-

EV are assembled. It is the first GM facility to

tures for improved control, which provide ad-

receive the Clean Corporate Citizen designa-

ditional energy savings.

tion by the state. In addition, it received a U.S.

Starco lamps were installed in retrofitted

Environmental Protection Agency’s Green

TCP Elite six-lamp fixtures in the manufactur-

Power Leadership Award for 2016.

ing space. Starco lamps were also fitted to two-

With linear fluorescent lamps from various

lamp open-task line lights used for line light-

manufacturers approaching end of life, Fish

ing.

and his team performed an extensive evalua-

accomplished in 2 x 2 and 2 x 4-ft. troffers.

Office

lighting

retrofitting

was

tion of various tubular LED (TLED) product

The only issue with the project was employ-

manufacturers. The company performed a

ee feedback that 18-W lamps initially installed

technical review, followed by an on-site prod-

in the office areas were too bright. These areas

uct evaluation to assess performance. After the

were re-lamped with 15-W lamps to achieve a

studies, Fish selected products from Starco

more comfortable light level.

Lighting, Buffalo, NY.

Overall, light levels with the LED lamps

“The business case for the corporate ener-

were consistent with linear fluorescent. Later

gy-conservation project was based on engineer-

phases of the project used an improved-tech-

ing calculations, which demonstrated a simple

nology Starco lamp with increased lumen out-

two-year payback from energy savings,” Fish

put and higher efficacy. This increased initial

stated.

light levels from 29 footcandles to 34 footcan-

Starco’s extensive line of 2-, 3-, 4-, and 8-ft.

dles and assured that lighting intensities re-

product lengths and wattages, ranging from 9

main adequate even at the end of the lamp’s

W in a 2-ft. tube to 36 W in an 8-ft. tube, was

life.

first tested at the GM Components Holdings facility in Grand Rapids, MI.

“The Starco lamp results in a 40% reduc-

DES Electrical Services of Detroit was

spaces, and a 54% reduction in office areas,” Fish said. “We expect to save just over $300,000

cess to some areas without having an impact on

annually in energy and maintenance costs

production required good communication,

from this lighting change.”

planning, and coordination with tech support

The tubes are backed with an uncondition-

teams, specifically above the robotic welding

al 8-year warranty. The shatterproof lamps are

cells in the body shop.

designed for the challenges of energy reduction

Work was done in various phases. Ceiling

and industrial safety compliance. The polycar-

heights ranged from 12 ft. in office areas to ap-

bonate circular lensing is shatterproof and

proximately 24 ft. in manufacturing areas. The

doesn’t require any extra protection. Starco’s

retrofitting process was accomplished primari-

LED driver system withstands extensive surge

ly during non-production hours, but some

voltage and high ambient temperatures and

work was performed during normal business

works seamlessly with the Fast-Fuse socket kit.

“We upgraded areas from linear fluorescent

Below. The Orion plant is where the Chevrolet Sonic and the Chevrolet Bolt EV are assembled.

It is the first GM facility to receive the Clean Corporate Citizen designation by the State of Michigan.

tion in energy consumption in manufacturing

brought in to perform the retrofit. Gaining ac-

hours.

Above. Starco lamps were installed in retrofitted TCP Elite six-lamp fixtures in the manufacturing space at GM’s Orion Assembly plant. Lamps were also fitted to two-lamp open-task line lights used for assembly-line lighting.

Starco products have been used to retrofit

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711starco

Circle 11 on the Reader Service Card.

Learn more about the FastFuse socket kit.

Learn more about Starco TLEDs.

17 General Motors plants in the U.S. CA commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

43

lighting

PROJECT

Brewing Up Lighting Functional and aesthetic, lighting sets the tone for a craft brewery.

F

irestone Walker Brewing Co., a craft brewery based in Paso Robles, CA, has experienced significant success, gaining recognition with a number of international awards for its beers. It now operates three facilities–the others in the California

cities of Buellton and Venice.

The brewery’s growth required the addition of a 10,000-sq.-ft. brew house at its Paso Robles headquarters to meet a steep increase in product demand. The new space was designed with the goal of increasing production capacity. The space has a turn-of-thecentury iron-works style. Galvanized metal and exposed bolts combine with tile and concrete floors.

As well as being a fully functional brewery, the location also offers visitor tours and, after an eight-month construction period, the new addition opened to the public in May 2017.

Lighting the space was an important piece of the design. The lighting had to be functional as well as fit aesthetically with the design intent of the space. Luminis, Montreal, products were chosen as the solution. Twelve Torx TR2450 pendants were selected to illuminate the brew deck. The luminaires are decorative and functional ceiling pendants with a frosted acrylic refractor and an LED light source and deliver more than 12,000 lumens each. To carry the aesthetic throughout the facility, two additional pendants were included in the visitor center.

The Firestone Walker Brewing Co. facility uses galvanized metal and exposed bolts, combined with tiling and concrete floors, to achieve a retro look with a tech edge. Torx TR2450 ceiling pendants, with a frosted acrylic refractor and an LED light source, illuminate the brew deck.

Four Aramis AR148 pendants were used for additional illumination, while thirteen wall-mounted AR148 luminaires were positioned around the room’s perimeter. Most of the wall-mounted sconces are in pairs–one as an uplight, one as a downlight–providing a striking accent. The 6-in. cylindrical luminaires have an LED light source and deliver 2,050 lumens.

Outside of the building, Luminis’ Syrios SY602 products, complete with LED light source and integral tilting mechanism deliver precise directional aiming. Used primarily to illuminate the Firestone Walker signage and accent the curved roof, the products are eye catching.

Finally, Eclipse Mini EC612 products illuminate the exterior of the main entrance providing the complete lighting experience from outside to inside. The Eclipse Mini EC612 models, durable and designed to withstand extreme weather conditions, are mounted to the wall on either side of the front door and on the columns supporting the covered entry.

All of the interior lighting is on a dimming channel, enabling adjustment depending on the time of day. During the night, brew-house lighting is adjusted to deliver 100 footcandles of light at floor level to assist with nightly cleaning. In the daytime, the lighting is scaled back to deliver 45 to 55 footcandles at floor level for standard use. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711luminis

Circle 9 on the Reader Service Card.

44

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

Get more product information.

commercialarchitecturemagazine.com

Eclipse Mini EC612 luminaires withstand extreme weather conditions and are mounted to the wall on either side of the front door and on the columns supporting the covered entry.

PRODUCTS

lighting & electrical

EDITORS’ CHOICE

LED downlight additions Thin Line downlights: • Recessed and surface mount • Edge-lit technology • Accommodates shallow ceiling plenums

The Thin Line downlight line now includes square recessed 4- and 6-in. fixtures with a round mounting base for ease of installation. Square and round surface recessed fixtures are available in 6-, 8-, 10-, and 12-in. models, 3000 K or 4000 K, and a variety of finishes. The luminaires use edge-lit technology to eliminate hot spots and are cETLus listed for wet locations. The line accommodates shallow ceiling plenums since no IC can or box is required above the fixture.

National Specialty Lighting, Tonawanda, NY Circle 70 nslusa.com

Wire management

MM3 series solid-brass grommets are available in four sizes and seven finishes.

Providing a wire-management solution, applications include desks, conference table, and computer stations.

Doug Mockett & Co., Manhattan Beach, CA Circle 71 mockett.com

LED high-bay retrofit

Appleton Baymaster LED high-bay luminaire has a Quick-Mount pendant system for installation and is a replacement for 175- to 1500-W lamps. According to the company, one electrician using standard tools can pre-wire the mounting hood, align arrows, and lock the unit into place. The product provides aisle, narrow, medium, or wide beam spreads with six lumen output levels.

Emerson, St. Louis Circle 72 emerson.com

Bath, vanity fixture

Arch LED is a series of acrylic LED wall sconces. A screen-printed lens in fabric or nature-inspired patterns can be inserted for a unique effect. A perforated metal-mesh end cap diffuses light above and below the fixture to provide even illumination.

Progress Lighting, Greenville, SC Circle 73 progresslighting.com

Linear high-bay LEDs

The LHB001 series DLC-listed linear high-bay LED lights are available in 1- to 5-ft. lengths. The 3-, 4-, and 5-ft. versions are dimmable and have an oval beam; the 1- and 2-ft. versions have a round beam. The luminaires consume from 50 to 240 W to replace 200 to 1,000 W metal-halide/HPS lamps.

LEDtronics, Torrance, CA Circle 74 ledtronics.com

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

45

PRODUCTS

lighting & electrical Linear wall-mount system

SIZE LED wall-mount linear interior lighting consists of architectural luminaires mounted individually or in continuous rows to provide indirect illumination for a range of environments. Comprising a linear anodized-aluminum fascia that shields an acrylic housing, light is distributed through the top and bottom, creating the illusion of a floating panel on the wall. Available in five lengths from approximately 3 ft. to 5 1/2 ft., wattages range from 19 to 47. Connectors are used to form continuous rows.

Nordeon USA, Gaffney, SC Circle 75 nordeon-usa.com

LED track lighting

LED L519-L and L519-S wall wash/ flood line voltage, aimable, high-output, 3-Step MacAdam track luminaires for single- and two-circuit H, L, and J track have a built-in matte lens for a uniform beam spread. Optional louvers provide additional light shielding and glare reduction. The units adjust 175 deg. vertically using aim indicators marked every 15 deg. for exact positioning.

Flicker-free lamps

Flicker-free LED T8 lamps retrofit linear fixtures with standard G13 (medium bipin) sockets using a simple ballast bypass. The UL Type B products operate with a dedicated internal driver and are DesignLights Consortium listed. Outputs of 1,800 and 2,200 lumens are available with a choice of 3500, 4000, and 5000 K.

Jesco Lighting Group, Port Washington, NY Circle 77 jescolighting.com

MaxLite, West Caldwell, NJ Circle 76 maxlite.com

Snap-in mounting accessory

Wattstopper high-bay passive infrared (PIR) occupancy sensors have an Underwriters Laboratory (UL) listed snap-in mounting accessory. The snap-in design, standard on all HBP-100 series installation products as well as the extender modules, is said to allow quicker and safer installation. The HBP-100 series provides automatic control of individual LED and fluorescent lighting fixtures in applications such as warehouses, distribution centers, parking garages, and other indoor and low-bay spaces.

LED tape light

LED tape lights in 100-ft. continuous rolls are available for standard damp label, Hy-Brite damp label, and high-output damp label with snap-on connectors for installation. The lights are dimmable and provide 90+ CRI. Each roll includes power-line connectors, is field cuttable, and has adhesive backing.

Legrand, San Jose, CA Circle 79 legrand.us

Nora Lighting, Commerce, CA Circle 78 noralighting.com

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COMMERCI A L A RCHI T EC T URE

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commercialarchitecturemagazine.com

lighting & electrical

PRODUCTS Blue-spectrum suppression high bay

SpectraLoc LED blue-spectrum suppression high bay converts harmful blue light less than 500 nm to green and yellow light.

Industry applications include dairies, breweries, pharmaceutical, and semiconductor producers.

The product uses the Stokes Shift process to convert blue light to nondestructive wavelengths.

Hubbell Lighting, Greenville, SC Circle 80 hubbelllighting.com

LED flat-panel fixtures

A line of LED flat-panel fixtures has a removable driver and easy-access splice box for reported simple and tool-free wiring separate from installation. Available in 2 x 4-, 2 x 2-, and 1 x 4-ft. versions, applications include drop ceilings with compact plenums.

Litetronics, Bedford Park, IL Circle 81 litetronics.com

STRONG SAFE QUIET & TESTED

You’ll be happy to have us underfoot A complete line of underlayments and sound control mats: • Used for fire ratings, floor leveling, and sound control in all types of construction • Ideal for multifamily, single family, commercial or renovation projects • More than 100 UL Fire Ratings • Specifications available for every Maxxon system

Integrated lighting-control systems

Connected Solutions is a program that enables dozens of luminaires to interface with industry-leading control solutions. The smart luminaires integrate with building lighting-management systems through wired and wireless networks allowing occupants to control lighting for maximum comfort and energy efficiency. The intelligent luminaires go beyond controlled illumination and support strategies such as daylight harvesting, occupancy sensing, HVAC system control, and individual control.

Focal Point, Chicago Circle 82 focalpointlights.com

To learn more: 800-356-7887 info@maxxon.com • www.MaxxonCorporation.com © 2017 Maxxon® Corporation, all rights reserved.

CIRCLE 213

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exteriors

PROJECT

An administrative wing added to the Sunshine Health Facilities nursing home is actually a combination of three distinct buildings, all of which are certified by Passive House Institute U.S.

Have It All: Quality, Comfort, Efficiency, Cost Savings An architect’s journey through high-performance design as told through two buildings.

W

hen it was time to build a new adminis-

Founded in 1949, Sunshine Health Facilities was

cropped up as the company has grown: chiefly, office

tration building at Sunshine Health Fa-

built on the site of one of Spokane’s first universities,

space, commercial kitchen space, and a commercial laundry facility.

cilities, Spokane, WA, the construction

Spokane Univ., which closed in 1933. The historical

choice was a no-brainer: PHIUS+ certification through

campus brought with it significant challenges, including

The architect of the project, Sam Rodell, and his

the Passive House Institute U.S., Chicago. Not because

aging housing susceptible to temperature extremes, a

partner, Calla Kirkwood, of Sam Rodell Architects AIA,

the CEO of Sunshine Health Facilities is a tree-hugger,

problem for medically fragile residents. The campus in-

Spokane, have a long history with Sunshine Health, hav-

but because of experience on a 58-bed PHIUS+ certified

cludes a nursing home, a boarding home, and several

ing built, remodeled, or added to all of the buildings over

addition to a state licensed boarding home a few years

cottages.

a span of three decades. But until the boarding house

earlier. It was cheaper to build, cheaper to operate, and

The new administrative building, which shares a

it delivered superior comfort and healthy indoor air to

common atmosphere with the nursing home, is designed

the occupants.

to solve an interesting mix of requirements that have

48

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

addition, design and construction were the old-fashioned way: build to code.

After dipping his toe—and eventually jumping—into

PROJECT

the passive building pool, Rodell suggested modeling the boarding

as possible—both initial construction and operating costs over time.

house with 3D energy software that can work side by side with Au-

Additionally, “The company is very mission driven,” Rodell re-

todesk Revit software. “Revit has been transformational to our shop,

marked. “There is more involved than just finances; there are quali-

and being able to put the PHIUS software on top of it really puts a lot

ty-of-life issues at play.” Sunshine has a history of investing in inno-

of power in your hands as a designer.”

vative quality-of-life enhancements, so Rodell was not surprised

Because Sunshine Health Facilities’ business model is based on

Rodell didn’t oversell it initially, to manage expectations. The de-

penses represents their best opportunity to affect the bottom line.

sign team modeled a building in WUFI passive-energy modeling

The four-story, 58-bed, 25,000-sq.-ft. boarding home—if built to code

software and then modeled it built-to-code to show the owner the

minimum—would spend more than $120,000 more each year on util-

differences. Passive House Institute U.S. provided a cost-benefit anal-

ity costs. Building a Net Zero facility represented tremendous

ysis spreadsheet to paint a more sophisticated financial portrait of the

low-hanging fruit because it could be done using current construc-

savings over time. In addition to the hard costs of construction and

tion technology, so Sunshine went for it. The building is pre-wired

daily operations, the analysis accounted for inflation, interest rates,

for solar panels on the roof, which the owner plans to install as fund-

and rate of change in the cost of energy over time (in Spokane, it is

ing becomes available. At that point, they could easily have a net-pos-

about 2% annually).

“We look at bracketed scenarios, worst-case to best-case, and they

More surprising was what it cost to get there: just $134/sq. ft., in-

can see without needing to have a crystal ball, what the range of

cluding soft costs. PHIUS+ construction costs less to build than

possibilities look like,” Rodell explained. The predicted savings were

comparable mainstream construction.

in the six-figures, and the project has delivered more than promised.

Beyond the financial benefits and energy savings, passive-house

After getting so much building for their construction budget, af-

construction improves the quality of care and living conditions for

ter not paying utility bills for the building, and after experiencing the

the people who live there. Passive-house elements “make a much

comfort and indoor environmental quality of the facility, when it

more comfortable, quieter building...with purified air that eases respi-

came time to build the administration building, there was never a

ratory problems for our clients,” reported Dr. Nathan Dikes, CEO of

question as to how they’d design it: PHIUS+.

Sunshine Health Services.

Sunshine Health Facilities’ resident building has 15-in.-thick walls and can produce more energy than it uses.

when they embraced passive building.

fixed reimbursements, squeezing utility and value out of capital ex-

itive building.

exteriors

Passive House construction added costs to the building envelope, in the form of thicker walls, better windows, and meticulous detail-

THE BUSINESS CASE

ing, but it lowered other expenses moving forward,particularly with

Despite the superior comfort and indoor air quality, the project’s de-

things such as firewalls.

sign process was primarily cost driven. Sunshine Health’s income

Despite the tradeoffs, the finished cost of the project was lower

potential is limited and established mainly by outside agencies. Profit

than a comparable built-to-code building would be because once the

margins are extremely narrow, so the design must be as economical

building envelope was completed, the remainder of the project went commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

49

PROJECT

exteriors cial kitchens are afterburners for energy use—primarily because of the exhaust hoods—but commercial laundry facilities are even worse.

The solution for the kitchen exhaust is dedicated makeup-air fans calibrated to the exhaust fans. Maintaining consistent pressure and controlling the airflow is a key to passive building.

In the laundry, ozone cold-water washers eliminate heating water from the process and also remove the chemicals from the waste stream.

Another big challenge was that the new administration building had to share a common atmosphere with the nursing home. There’s no way in the world it can ever be made airtight,” Rodell said. The solution was to compartmentalize the air barrier. Three different buildings were built under a single roof. “We let the corridors, the circulation systems, and the stairwells become part of the common atmosphere of the nursing home. You don’t know it, but when you step from the hall into the administrative offices, you are actually stepping into a different environment,” he said.

The kitchen and laundry facilities are a self-contained building;

Above. Commercial kitchens are “afterburners” for energy use. A lot of heat and moisture is generated that must be exhausted, and these extreme exhaust hoods require calibrated makeup air.

Below. Ozone cold-water washers eliminate water heating and chemical detergents at Sunshine Health Facilities.

the administrative offices are another. Additional office space for a home-health business is the third building under the common roof.

All three share a thermal envelope and a roof, but the interior buildings are compartmentalized with an air-barrier system. “That allowed us to add a passive-house facility onto a non-passive house facility,” Rodell said CURVE BALL

Rodell uses a design scenario from this building that serves as an excellent example of not knowing what you don’t know and the deeply ingrained inertia that litters the path to the high-performance building. In the basement of the boarding home is space where heat pumps use warm air to heat water with cool air as a byproduct. In an adjacent space, computer servers are humming, heating the area and using extra energy to power their internal cooling fans.

The design team initially missed the synergy because “...it is hard to acclimate yourself to understanding how significant little things are inside a high-performance building. Like how the distribution of water lines can challenge you with cooling—or help you with heating.” Intuition, Rodell says, can act as a mask “...before you recognize that those computers can be heating the water, and those showers can be cooling the computers.”

“As an architect, to suddenly learn that everything I knew was wrong,” was surprising, Rodell said. “You can’t unlearn this stuff, and once you’re aware of it, everything around you seems—negligent.” He doesn’t blame negligence on people who don’t know what they don’t faster than usual due to simplified interior mechanical systems,

know but notes it seems negligent that within the design-and-con-

ductwork, and fire dampers.

struction sector, passive building is so foreign to so many. CA

One of the first questions asked by architects and designers about this kind of construction relates to payback or return on investment (ROI). But ROI presumes an initial investment. Because there was no additional investment beyond what was in the budget, the ROI is either spectacular or irrelevant. “This particular company is not a non-profit, but they act like it,” Rodell said. “So, that wash of funding has allowed them to improve the services they offer their residents.”

DESIGN CHALLENGES

The main design challenges for the administration building were the commercial kitchen and the commercial laundry facility. Commer50

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exteriors EDITORS’ CHOICE

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The company’s products have been certified Greenguard Gold for all current polyisocyanurate foam core insulation (PIR) product sets in addition to products using QuadCore foam technology. Formerly known as Greenguard Children & Schools Certification, the Gold level ensures with the strictest standard of testing that products have low emissions of volatile organic compounds. The certification can be applied to any structure, but has proven particularly important for healthcare facilities and schools where the quality of indoor air is vital to the health of vulnerable occupants.

Kingspan Insulated Panels, DeLand, FL Circle 83 kingspan.com

Waterproofing membrane

Clay-Tite Bentonite waterproofing membrane is a dual-layer product for below-grade use. For vertical and horizontal applications, the material self seals under hydrostatic environments and can be installed in all weather conditions on green or damp surfaces.

W. R. Meadows, Hampshire, IL Circle 84 wrmeadows.com

Self-adhered underlayment

Clad-Gard SA-FR with CoreGard technology is a self-adhered, UL Class A, waterproof underlayment for metal roofing assemblies. The skid-resistant surface aids installers when working on a sloped roof. With only one-layer application required, there is no primer required to install the product above 40 F. Firestone Building Products, Indianapolis Circle 85 firestonebpco.com

Exterior design systems

Aspyre collection combines the company’s Reveal panel system with its Artisan siding. The collection aids design vision across the spectrum of architectural styles from traditional to contemporary and modern. As part of the collection, four siding profiles have been added: Bevel Channel, Square Channel, Shiplap, and Beaded Lap. Reveal is a customizable system of panel, trim, and fastener products.

James Hardie Building Products Inc., Chicago Circle 86 jameshardie.com

800.PAC.CLAD pac-clad.com Circle 250

52

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

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Rubber + Vinyl Flooring Systems Made in the U.S.A.

flexcofloors.com • 1.800.633.3151

CIRCLE 215

STATEMENT OF OWNERSHIP, MANAGEMENT, AND CIRCULATION Publication Title: COMMERCIAL ARCHITECTURE

Extent and nature of circulation:

Publication Number: 0230-77 Filing Date: September 30, 2017 Number of Issues Published Annually: 11 Annual Subscription Price: $24 Complete Mailing Address of Known Office of Publication: 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Contact Person: Glen Gudino, President/CEO; Telephone: 630-325-2497 Complete Mailing Address of Headquarters or General Business Office of Publisher: Applied Technology Media, 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Full Names and Complete Mailing Addresses of Publisher, Editor, and Managing Editor: Phil Saran, Publisher; Gary L. Parr, Editor; 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Owner: Glen Gudino; Applied Technology Media, 535 Plainfield Road, Suite A, Willowbrook, IL 60527 Known bondholders, mortgagees, and other security holders owning or holding 1 percent or more of total amount of bonds, mortgages, or other securities: None Issue data for circulation data below: September 2017

Total no. copies Paid and/or requested circulation (1) Paid/Requested Outside County Mail Subscriptions Stated on Form 3541 (2) Paid In-County Subscriptions Stated on Form 3541 (3) Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Non-USPS Paid Distribution (4) Other Classes Mailed Through the USPS Total paid and/or requested circulation Free distribution by mail (1) Outside-County as stated on Form 3541 (2) In-County as Stated on Form 3541 (3) Other Classes Mailed Through the USPS Free distribution outside the mail Total free distribution Total distribution Copies not distributed Total Percent paid and/or requested circulation Requested and Paid Electronic Copies Total Requested and Paid Print Copies + Requested Paid Electronic Copies Total Requested Copy Distribution + Requested/Paid Electronic Copies Percent Paid and/or Requested Circulation (Both Print & Electronic Copies)

Avg. no. copies each issue during preceding 12 months 43,797

No. copies of single issue published nearest filing date 43,980

31,003 0

30,889 0

0 0 31,003

0 0 30,889

11,404 0 0 223 11,627 42,630 1,167 43,797 72.73% 5,739 36,742 48,146 76.31%

11,208 0 0 400 11,608 42,497 1,483 43,980 72.69% 5,449 36,338 47,946 75.79%

I certify that all information furnished on this form is true and complete. I understand that anyone who furnishes false or misleading information on this form or who omits material or information requested on the form may be subject to criminal sanctions (including fines and imprisonment) and/or civil sanctions (including civil penalties). (signed) Glen Gudino, Owner

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NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

53

PROJECT

daylighting

Translucent Façade Highlights Learning Educational facilities emphasize daylighting, openness, and collaboration.

S

et within a 38-acre educational campus in Casper, WY, Roosevelt High School and the Pathways Innovation Center (PIC) share 126,000 sq. ft. of learning space. Designed by Cuningham Group Ar-

chitecture, Minneapolis, with Casper-based partner MOA Architecture, the facilities emphasize daylighting, openness, transparency, and collaboration.

Exemplifying these objectives with a translucent façade, Exterior Technologies Inc. (EXTECH), Pittsburgh, supplied Overhead Door Company of Casper Inc., with more than 3,000 sq. ft. of its Lightwall 3440 polycarbonate translucent wall system. Along with its standard wall system, the company created a dual-wall construction to provide high thermal performance and customized vertical sunscreens for aesthetic accents and light diffusion.

Beyond the need for new and updated school buildings, the Natrona County School District’s overall goal was to provide an environment that allows the advanced technology necessary to “prepare children for success in a world we cannot yet imagine,” said Scott Krenner, the project’s design lead and senior associate at Cuningham Group. “Rather than follow a traditional vocational approach, this high school presents new pathways to success; a way to shine that may not be found in standardized tests. Here, [students’] inventive thinking and new skills are much more visible.”

As many as 500 students arrive daily at PIC from three area schools, including the adjacent Roosevelt High School. “Early on, the school district realized it wanted to increase engagement with the kids in a different way, not just add more classrooms,” explained Krenner. “Many of PIC’s students are looking at a future beyond high school that won’t necessarily include a fouryear degree. This is a place where they can learn by doing and by creating. The district worked with local industry leaders to ensure PIC teaches the skills and tools that the trades are using right now.”

Defining PIC’s interactive style also influenced its structure. Krenner added, “It’s not a typical brick building. It has a different look and format, too.

There wasn’t a model for us to follow, so we looked outside the educational system to find our ‘ah-ha’ moment.” The architects discovered their inspiration in private-sector facilities, such as Boeing in Washington State, where engineering and design teams work under one roof.

Top right. Meeting objectives by use of a translucent façade, a Casper, WY, educational facility emphasizes daylighting, openness, transparency, and collaboration.

Right. Set within a 38-acre educational campus, Roosevelt High School and the Pathways Innovation Center (PIC) share 126,000 sq. ft. of learning space.

54

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

PROJECT

daylighting

The building team considered the sun’s path throughout the day when designing a two-story common space surrounded by cutting-edge laboratories and state-of-the-art equipment.

Similarly, Fabrication Hall is positioned at the core of

R.A., EXTECH director of Product Application and De-

constructed in 1900 as an elementary school. Nearly 120

PIC’s 83,835-sq.-ft. building where a traditional school

velopment. “We worked with the architects throughout

years later, the structure continues to be reimagined to

design may place the lunchroom or commons area. PIC’s

the design process to meet the exact specifications. Not

benefit future generations.

academies share the Hall, where space fosters inspired

only did the resulting shading devices perform as intend-

The updated school’s main entry welcomes all with a

thinking and hands-on learning.

ed and withstand the Wyoming winds, they added a sig-

two-story sunlit atrium featuring Lightwall 3440 wall sys-

nature design detail to PIC’s exterior aesthetic.”

tems. Strengthening the community within these win-

FABRICATION HALL

Daylight extends deeply through the interior of Fabri-

dow-lined walls, Roosevelt’s students and staff gather as a

Fabrication Hall offers a 5,000-sq.-ft., two-story common

cation Hall. The sunscreens and the dual-wall system

whole school every day. Krenner elaborated, “They eat

space surrounded by cutting-edge laboratories and state-

help diffuse natural light and reduce solar heat gain into

breakfast together as staff and students. Throughout the

of-the-art equipment. The 30-ft.-high exterior wall facing

the building envelope. This lessens dependence on elec-

day, they take five-minute breaks where they do five exer-

north incorporates the fabricated wall systems, selected

tric lighting and the associated utility costs. Krenner ob-

cises for one minute each to re-energize. They champion

for their contribution to daylighting and energy efficien-

served, “We get lots of daylight. Other than early morn-

the idea of a healthy body and a healthy mind. Mentor-

cy. “It gets cold in the winter,” explained Krenner. “We

ing or in the evening, we don’t even need the electric

ship also is a central part of their program.”

wanted a material that performed better than glass. With

light.”

Natrona County School District superintendent

EXTECH’s systems, we saw three times the best thermal

He continued, “Sustainability is very important. Al-

Steve Hopkins is excited about the opportunities PIC

performance that insulating glass could provide.” The

though the project didn’t go for LEED, every aspect of

and Roosevelt are providing county students through en-

dual wall system’s polycarbonate panels provide insulat-

the design was considered with intention, and sustainable

gaging programs that will not only help boost graduation

ing values to R8.2.

principles and materials integrated throughout. The ther-

rates, but also prepare them for their future. CA

On the west elevation, the wall cantilevers, which

mal envelope is above code. There are no VOCs to off

Krenner compared to “reaching out to the community.”

gas. There is no concern for ‘sick building syndrome.’

In contrast to schools that historically delegated industri-

Green design is an everyday part of work for us. This is a

al and engineering classes to windowless lower levels, he

unique space that you don’t see at other schools. It is sun

emphasized, “how important transparency is within, as

filled and large enough to build homes and solar-powered

well as without in connecting with each other and con-

airplanes. It is the heart of the school. Everything else

necting with the community. This is not some dark base-

revolves around it and supports it. Here, [student] work is

ment. The students enjoy great views and access to light.”

visible and so is their potential.”

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1711extech.

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Anticipating the students’ experience within the hall,

Watch time-lapse construction.

the building team considered the sun’s path throughout

ROOSEVELT HIGH SCHOOL

the day. Low-sun angles in the afternoon would generate

Although Roosevelt High School is called “alternative,”

See a virtual-reality 3D model.

unwanted glare on work surfaces and computer screens.

it features a more traditional learning space than PIC.

Read about framing systems.

“To manage glare without sacrificing views or transparen-

It serves a significantly smaller student body and is the

cy, we custom-fabricated vertical sunscreens with 1

smaller of the two facilities at 42,240 sq. ft. Prior to its

1/2-inch-thick cellular polycarbonate,” said Kevin Smith,

renovation and expansion, the previous building was commercialarchitecturemagazine.com

Get rules for daylighting.

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

55

windows

PROJECT

Historical Details, High-Performance Windows Retrofit windows offer sweeping NYC views and modern-day performance.

N

ew York City’s iconic Woolworth Tower Residences’ top 30 floors underwent extensive renovations. With sweeping views of

the city, each residence showcases new, historically inspired, high-performance windows and terrace doors

The top 30 floors of New York’s Woolworth Tower Residences underwent extensive renovations. Each unit showcases new, historically inspired, high-performance windows and terrace doors from Wausau Window and Wall Systems. Photo: Tameo12-Shutterstock

from Wausau Window and Wall Systems, Wausau, WI. The 33 luxury condominiums at 2 Park Place range from one to four bedrooms with amenities including a private garage, fitness facility, and 55-ft.long lap pool, plus wine storage for each unit and a tasting room. Residents have access to an exclusive entertainment lounge aptly named The Gilbert Lounge in honor of Cass Gilbert, the renowned architect who designed the building in 1913.

Guided by developer Alchemy Properties Inc., the architectural vision of SLCE Architects, and The Office of Thierry W Despont Ltd, all of New York, the tower residences’ interiors display Calacatta marble, Dada cabinetry, elevated ceilings, and herringbone-patterned oak floors. The exteriors’ polychromatic terra-cotta surrounds have been restored to their former grandeur.

Wausau’s oversized windows provide the connection between outside and in with breathtaking views.

Together with general contractor CNY Group, New York, and window contractor, Kilroy Architectural Windows Inc., Bronx, NY, Wausau’s windows and terrace doors were confirmed as the best choice to maintain the prestigious property’s historic detailing, while delivering modern-day performance and easy operation.

Working with the Apogee Building Retrofit Strategy Team, Minneapolis, the window company provided Kilroy Windows with more than 630 units of 4250i INvent series simulated double-hung projected windows for the Woolworth project. “As their name indicates, simulated double-hung projected windows look like double-hung windows, but actually project from the plane of the wall, either inward or outward,” said Apogee team member Kevin Robbins. “Offset glass planes and narrow meeting-rail profiles replicated the appearance of existing windows.”

CAREFUL INSTALLATION

Drawing from its 71-yr. history of commercial and landmark window replacement, Kilroy worked closely with Wausau as supported by Apogee Building 56

COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

commercialarchitecturemagazine.com

PROJECT

windows

More than 630 units of 4250i INvent series simulated double-hung projected windows were installed.

The windows look like double-hung windows, but actually project from the plane of the wall, either inward or outward. Photo: Oleg March

Want more information? To download the information listed below, visit commercialarchitecturemagazine. com/1711wausau

Circle 7 on the Reader Service Card.

Watch a video.

Get information on: terrace doors INvent windows Simulated doublehung windows.

Understand NFRC U-Factors.

Retrofit Strategy Team leaders for a smooth and accurate installation. Floor-byf loor, the team carefully removed the existing double-hung units. These had been manufactured using non-thermal framing and 1-in. insulating glass without the low-e coatings available today. After removing the previous units, the rough openings were prepared using pre-assembled, extruded aluminum “panning” trim to help ensure the new windows were installed plumb and square.

To ensure smooth installation and performance as specified, the projected windows and terrace doors were fabricated under controlled conditions in Wausau’s LEED-certified manufacturing center. Along with using low-e, insulating glass, the company relied on its finishing partner, Linetec, also of Wausau, to provide polyamide thermal barriers within the aluminum frame of the windows and doors. Wausau INvent series windows can achieve thermal performance NFRC U-Factors as low as 0.34, a Condensation Resistance Factor as high as 65, and acoustic performance Sound Transmission Class ratings of 31 to 42.

“The combination of these high-performance components–aided by the 4 1/2-inch-deep systems, as well as Wausau’s experienced engineering and quality fabrication–allow minimal solar heat gain and better air infiltration performance, which supports energy efficiency and comfort,” explained Robbins.

He continued, “In addition to helping maintain the desired interior temperature of each unit, the windows and doors also reduce unwanted noise when

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Complementing the buildings’ historic aesthetic, Linetec also finished the

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windows’ exteriors in a color called Dark as Night using a two-coat 70% PVDF resin-based coating. The coatings help extend the window-systems’ lifespan and reduce future maintenance. CA

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57

windows

PROJECT

Right. XD Clutch FlexShades from Draper Inc. have a 1% openness factor, coordinate with the wall color, and complement the exhibits and historical character at the Coffin House historic site.

Below. Shades avoid readability issues from light spilling in behind the exhibits. Windows from the original 1836 structure use shades with extended valances to span gaps left by the shade headers.

Protecting And Enlightening History Draper shades provide sun/glare control for museum exhibits. “

T

he story of Levi and Catharine Coffin is

for Synthesis Inc., Indianapolis, sought a shading solu-

and objects. The shades will also be instrumental in as-

one of the best documented in the Unit-

tion to combat the heat buildup and glare and to pre-

sisting the building to maintain a consistent tempera-

ed States when it comes to Underground

serve the exhibits. “Our shade design goal was to not

ture without impacting our guests or exhibition.”

Railroad history in Indiana,” said Joanna Hahn, man-

detract from the historical character of the building or

In addition to the glare and heat buildup issues on

ager of the Levi and Catharine Coffin State Historic

exhibits,” said Anderson. “We wanted to provide sun

the southern exposure, windows located behind exhib-

Site. The Underground Railroad, a secret network of

and glare control for exhibits, patrons, and staff. The

its on the west side of the building created a problem. To

abolitionists and safe houses used by escaping African

shade design is very clean and non-obtrusive.”

avoid readability issues from light spilling in behind the

American slaves trying to make their way to Canada or

Draper Inc., Spiceland, IN, wanted to ensure the

free states, by 1850 had transported as many as 100,000

tools used to tell the Coffin’s story were preserved, and

escaped slaves to freedom. To better tell the Coffin’s

that visitors would have a memorable experience while

“Some of the windows were salvaged from the orig-

story, in December 2016 the State of Indiana opened a

touring the museum. The company was chosen to pro-

inal 1836 home and others built to match the original

new interpretive center on the existing historic proper-

vide the necessary window shades.

windows, which had side casings,” Anderson said. “We

exhibits, shades had to be in the windows and there was another possible problem.

ty. “The interpretive center serves as a way to help put

Since the window shades do not need to be operated

specified an extended valance to span gaps left by the

the story of Levi and Catharine Coffin in perspective

often, Draper’s heavy-duty XD Clutch FlexShades were

shade header, which was mounted close to the win-

to the much larger history related to the Underground

used. Anderson chose an alabaster color to coordinate

dow.”

Railroad in the United States,” Hahn said.

with the wall color, which also complemented the ex-

The Coffin house in Fountain City, IN—then called

hibits and the historical character of the building.

Draper delivered, creating a uniform and cohesive shade design. “The shades blend well with the aesthetic

Newport—was a main stop along one of the secret Un-

According to Hahn, the shades—which have a 1%

of the architecture, which blends historical details with

derground routes, and the historic site is designed to

openness factor—control the light levels and offer the

modern touches,” Hahn said. “The shades are easy to

give a picture of what that experience would have been.

right solution.

operate and seem very durable. A site like ours depends

As “conductors,” the Coffins helped more than 1,000 freedom seekers find their way to safety.

“The shades allow us to use our lighting system more effectively to properly showcase the exhibition panels

on durable materials that will last for years and we expect the window shades will only be a benefit.” CA

The interpretive center includes an exhibit area and store on the building’s southern exposure, with a lot of natural light entering through the windows. “Light can be an enemy for any museum,” Hahn explained, “especially those that contain artifacts that can degrade due

Circle 8 on the Reader Service Card.

to too much light exposure.”

With this in mind, Lynda Anderson, R.I.D., LEEDAP, an interior designer of architectural design solutions 58

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NOVEMBER 2017

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Get more information on Draper products.

Learn more about the Levi and Catharine Coffin State Historic Site.

PRODUCTS

windows & doors

EDITORS’ CHOICE

Updated shade fabric E Screen with Koolblack: • Sun Control Textile • Designer colors • 1%, 3%, 5% openness

Part of the Sun Control Textiles line, E Screen with Koolblack technology shade fabric now includes designer colors and a tightened 1% openness for a seamless exterior and interior design appearance. The technology incorporates reflective properties into dark-color fabrics by increasing their ability to reflect near-infrared heat from the sun.

Applications include use on buildings’ heavily exposed south and west facades, while standard E Screen is used on north and east exposures. Available in charcoal/gray, charcoal/gray-stone, charcoal/charcoal, charcoal/cocoa, and charcoal/apricot, the fabric is also available in 3% and 5% openness in 98-in. and 122-in. widths.

Mermet Corp., Cowpens, SC Circle 87 mermetusa.com

Standard door/barn door conversion

Storm-impact sliding-glass door

DesignGlide barn-door hardware gives a new or salvaged door the function and style of a barn door. The system provides accent rails that attach to the top and bottom of any standard-sized (80 in.) interior door. Installed with a matching, soft-close rail and hardware, the door is now the proper length to cover a typical interior-door opening.

Available in satin nickel and matte black finishes, the hardware blends into most any décor.

The aluminum 100 series sliding-glass door is available with the StormArmor impact-resistant package.

Available in white, bronze, and clay with raised pull handles, the line also includes 1620 single-hung and 1630 single-slider vinyl windows and 185 single-hung and 188 single-slider aluminum windows. Tested under AAMA criteria, StormArmor products can withstand projectile impact in excess of 35 mph. The 100 series door is available in 2-, 3-, and 4-track configurations as large as 16-ft. wide x 8-ft. tall.

Jeld-Wen, Charlotte, NC Circle 89 jeld-wen.com

MI Windows and Doors, Gratz, PA Circle 88 miwindows.com

Vandal-resistant switch

The #149 vandal-resistant switch has a flush surface for use where tampering may be a concern. Made of marine-type aluminum, the unit is made for all standard electrical-mounting boxes and said to withstand dust and rain. Color, lettering, and logo engraving is optional.

DeltrexUSA, Bronx, NY Circle 90 deltrexusa.com

Smart locks

Schlage Control smart-lock series uses Engage technology to provide flexible control and integration with an alliance software partner to manage wide spectrum of facility needs. In multi-family applications, clients can use a smartphone and/or smart credentials to open doors. The no-cylinder design reportedly makes the locks pick and bump proof.

Allegion, Indianapolis Circle 91 schlage.com

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

59

PRODUCTS

windows & doors Pre-glazed curtainwall system

The 5600 PG curtainwall system for low- to mid-rise buildings can be pre-glazed and offers factory fabrication/assembly options. Single-, multi-span, and anti-bulking clips reportedly aid installation. An optional Duracast pressure plate, using Pella Corp.’s fiberglass pultrusion, provides enhanced thermal performance. The system is impact capable and uses vinyl gaskets for an improved thermal barrier.

EFCO Corp., Monett, MO Circle 92 efcocorp.com

Steel windows, doors

Jamestown 175 series fixed and casement windows and 5000 series swing doors aid in the historical preservation for a range of applications. With a wide variety of shapes and sizes, a coating process provides longevity in extreme environmental conditions.

Hope’s Windows Inc., Jamestown, NY Circle 93 hopeswindows.com

Weather-resistant opening glass wall

ClimaCLEAR frameless all-glass individual-panel sliding system is engineered for transparent weather protection. The system uses transparent vertical weather seals between the panels that seal the wall against wind-driven rain and reduce air infiltration.

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NanaWall Systems, San Francisco Circle 94 nanawall.com

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NOVEMBER 2017

commercialarchitecturemagazine.com

PROJECT

building technology

Ranked among the Top 100 “Most Wired Hospitals in America,” Major Health Partners Medical Center, Shelbyville, IN, relies on state-of-the-art technology to provide quality care. Photo: Tony Frederick Photography

Most-Wired Hospital Saves Big Major Health Partners medical center saves $360,000 annually.

R

anked three times in the Top 100 “Most Wired

to $360,000 in energy costs annually while providing a

included using conventional heating and cooling sys-

Hospitals in America” with the most advanced

comfortable indoor environment.

tems in unconventional ways for significant energy-effi-

computer systems, according to Hospitals

The new MHP Medical Center—opened in January

ciency gains. To this end, the project team targeted an

and Health Networks magazine, Major Health Part-

2017—replaces the 59-year-old Major Hospital in Shel-

aggressive Energy Star goal of 95 or higher. “It will be

ners (MHP), Shelbyville, IN, relies on state-of-the-art

byville. The full-service, replacement hospital occupies

one of the more efficient hospitals in Indiana,” said

technology to provide quality care. This commitment

305,000 sq. ft. and houses 55 inpatient beds and 38 out-

Douglas R. Hundley, Jr., PE, principal with CMTA

to technology for patient well-being extends to the

patient rooms, along with operating rooms and medical

Consulting Engineers, Louisville, KY. Hundley predicts

healthcare provider’s choice of building controls for

office suites. Located outside Indianapolis, the hospital

the facility will use 53% less energy than the national

its MHP Medical Center. Lynnwood, WA—based Aler-

serves patients from throughout southeast Indiana and

average for hospitals (125 kBtu/sq.ft./year vs. 266 kBtu/

ton’s Ascent building-management system, along with

beyond.

sq.ft./year).

other building design features, helps MHP save close

MHP’s design objectives for the new medical center

One of the key challenges in meeting the project’s

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

61

PROJECT

building technology

Above. Upgrades were added to help improve the system efficiency at the existing cancer center, and Btu metering was added in the hot- and chilled-water mains feeding the cancer center.

Right. Alerton controls help MHP Medical Center save a projected $360,000 in annual energy costs.

energy-saving goals is the new building connects to an existing

software, and Microset 4 wall units. “Ascent’s features and ease-of-

46,000-sq.ft. cancer center. Because the existing building was de-

use were the perfect fit for a sophisticated building owner operating

signed as a more conventional system, and energy was not a signifi-

a critical facility,” said Ed Ransom, vice president of operations for

cant consideration when it was built, the new hospital central plant

the Envelop Group’s, Indianapolis, Open Control Systems (OCS)

had the challenge of back feeding the existing heating and cooling

division. Of particular benefit to the hospital is Compass software’s

systems. “Some minimal upgrades were added to help improve the

alarm management, scheduling, and trending capabilities, noted

system efficiency at the existing cancer center, and Btu metering

Ransom.

was added in the hot- and chilled-water mains feeding the cancer

“We couldn’t have achieved the energy targets we set for this

center, so we could monitor energy usage and inform the owner if

building without a sophisticated building-management system,”

additional system adjustments need to be made,” said Hundley.

said Jeff Williams, vice president of facility operations for Major

CMTA recommended numerous control strategies to help

Health Partners. “This is a critical facility that will be used around

achieve the energy-savings goal for the new medical center. Among

the clock, and we wanted to ensure energy savings and comfort

these was integrating operating-room occupancy sensors with the

throughout—from the ORs to patient rooms to physician offices.”

supply and return air terminals in those spaces to allow the airflow

Commenting on the power of the product suite, Hundley not-

to be reduced while maintaining a positive pressure. The project

ed, “Recently, I was on site helping the owner evaluate a system

team also specified a heat-recovery chiller to reclaim waste heat gen-

deficiency, and using the controls, we were able to quickly diagnose

erated from chilled-water production and provide the hot water for

the problem and fix it in a matter of hours. Typically, we would

all summertime reheat.

have had to have the controls contractor, mechanical contractor,

To help cost-effectively optimize building operations for energy

and T&B contractor on site to correct this problem. With just some

savings, the project team chose the Ascent building-management

phone support, we were able to make the adjustments needed and

system. The system includes Ascent control modules, Compass

address the problem.” CA

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COMMERCI A L A RCHI T EC T URE

NOVEMBER 2017

Circle 14 on the Reader Service Card.

Learn more about the Ascent BAS.

Read about the hospital opening.

Learn about the Energy Star Commercial Buildings Program.

commercialarchitecturemagazine.com

PRODUCTS

building technology

EDITORS’ CHOICE

Smart lighting control E100 gateway: • Wireless device • Provides local and IoT-based lighting control • Compact

E100 gateway is a compact, Zigbee-based wireless device that provides local and IoT-based control for a wide range of lighting devices, accessories, fixtures, controllers, and switches for small- or medium-scale facilities. With a range of 328 ft., the network supports 130 devices in 30 different rooms. The unit supports code-compliant requirements for task scheduling, occupancy sensing, and daylight harvesting. Software supports as many as four daily programmable schedules with two-day groupings. The gateway measures about 2 x 2 x 1 in.

Cortet by CEL, Santa Clara, CA Circle 95 cortet.com

Building-automation system

Metasys 9.0 building-automation system includes two IP/Ethernet-based controllers and user interface features. BAC-net IP field equipment controllers communicate on Ethernet IP networks and support increased network performance and bandwidth. The enhanced UI includes a Building Network feature that provides access to all objects defined under the system’s component hierarchy for familiar navigation and status. The building network view requires no configuration.

Johnson Controls, Milwaukee Circle 96 johnsoncontrols.com

Enhanced IP cameras

Sarix enhanced IP cameras with SureVision 3.0 technology have wide dynamic range (WDR) to deliver high-quality images in challenging lighting environments where highly contrasted lighting sources exist within the same scene. The cameras have an enhanced WDR of 130 dB, low-light performance with full color to 0.05 lux, anti-bloom technology, 3D noise filtering, and enhanced tone mapping for color accuracy.

Pelco by Schneider Electric, Clovis, CA Circle 97 pelco.com

Built-in camera intelligence

The Autodome IP line of pan, tilt, and zoom (PTZ) cameras allow users to manually keep track of persons of interest as they move, even at speed, far beyond a fixed camera’s field of view. Built-in essential video analytics enable the cameras to understand what they are seeing. They generate metadata to add sense and structure to the video footage, instead of just capturing and storing video images. They not only detect objects, they deliver associated data like size, speed, shape, direction, and color, and automatically distinguish between the object types such as person, car, bike, motorcycle, or truck. The line includes the 4000i is for indoor use; the 5000i is for indoor/outdoor applications with a larger surveillance area.

Bosch Security Systems Inc., Fairport, NY Circle 98 boschsecurity.us

commercialarchitecturemagazine.com

NOVEMBER 2017

COMMERCI A L A RCHI T EC T URE

63

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COMMERCI A L A RCHI T EC T URE

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booth 2947 Booth 4565N

Circle 220

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8/18/17 4:33 PM

Page number

SUPPLIER

Circle number

index

Acclaim Lighting . . . . . . . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200

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

AHR Expo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 . . . . . . . . . . . . . . . . .214 Aquatherm Pipe . . . . . . . . . . . . . . . . . . . . . . . .40 . . . . . . . . . . . . . . . . .212 Envirospec Inc. . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . .218

Phil Saran Vice President, Group Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com Jim Morrissey Vice President, Sales 847.274.6482 jmorrissey@commarchmag.com Scott Cunningham Regional Sales Manager Southeast 770.913.0115 678.576.1487 cell scunningham@commarchmag.com John Clemens Regional Sales Manager West Coast 480.206.1594 C/W Publishers Reps jclemens@commarchmag.com 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

Excel Dryer Inc. . . . . . . . . . . . . . . . . . . . . . . . .39 . . . . . . . . . . . . . . . . . 211

COMING

in future issues

Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 222 Flexco . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 . . . . . . . . . . . . . . . . .215 Fujitsu General America. . . . . . . . . . . . . . . . . . 15 . . . . . . . . . . . . . . . . .205 Georgia Pacific . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . . . .201 Graham Architectural Products . . . . . . . . . . .27 . . . . . . . . . . . . . . . . 209 Magnatag. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 . . . . . . . . . . . . . . . . .216 Major Industries . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . .219 Maxxon Corp. . . . . . . . . . . . . . . . . . . . . . . . . . .47 . . . . . . . . . . . . . . . . .213 NanaWall . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BC . . . . . . . . . . . . . . . . .224 Sloan Global Holdings . . . . . . . . . . . . . . . . . . . 21 . . . . . . . . . . . . . . . . 207 Stonhard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 . . . . . . . . . . . . . . . . 206 Tate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 . . . . . . . . . . . . . . . . 208

DECEMBER Products Of The Year HVAC Building Envelope

JANUARY 2018 Mixed-Use Facilities HVAC Roofing

The R.C. Musson Rubber Co. . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 220

Flooring

Tjernlund Products Inc. . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . 217, 221 Maria LeMaire Electronic Marketing Manager 815.919.4638 mlemaire@commarchmag.com

Trim-Tex . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 . . . . . . . . . . . . . . . . 223 Vicon Industries . . . . . . . . . . . . . . . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . 203 Viega . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 . . . . . . . . . . . . . . . . 204 Wausau Tile Inc. . . . . . . . . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . 202

Glen Gudino, President/CEO Applied Technology Media ggudino@commarchmag.com

Zurn Plumbing Products Group . . . . . . . . . . .29 . . . . . . . . . . . . . . . . .210

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PORTFOLIO â–˛

L

ocated in Sarasota, FL, the Nathan Benderson Park Finish Tower is the celebration point of the 2017 World Rowing Championships. The 25,745-sq.-ft., six-story building, with an accessible rooftop, provides a 360deg. view of the park. The tower was designed by Guy Peterson, in conjunction with architect of record Fawley Bryant Architecture, Sarasota. It features YHC 300 OG hurricane-impact curtainwall and Model 35H impact-resistant entrance products, manufactured by YKK AP America Inc., Austell, GA. Glass was supplied by Viracon, Owatonna, MN. Photo: Ryan Gamma

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