commARCH - March 2019 by IdeaSoil

FE AT U RE D

P O DC AS T

Understanding

Vegetative Roof Systems Tiffany Coppock, Commercial Building Systems Specialist at Owens Corning, shares her knowledge about vegetative roof systems, the functions of the various components, and how today’s systems perform, particularly when designed as part of large complexes such as The Wharf in Washington, DC. This podcast is a companion to the article, “The Wharf Ties Riverfront To Rooftops,” on page 32 of this month’s Commercial Architecture. For more information about vegetative-roof systems, visit owenscorning.com.

CLICK HERE TO LISTEN TO THE PODCAST

architecture

TIFFANY COPPOCK Tiffany Coppock, AIA, NCARB, CSI, CDT, LEED AP, ASTM, RCI, EDAC is the Commercial Building Systems Specialist at Owens Corning, Toledo, OH, where she provides leadership in building science, system development, testing, and documentation. As new systems transition into use, and for existing systems and products, she provides technical guidance integrating the entire building envelope for design professionals as well as Owens Corning teams. Formerly, Tiffany was a Building Science Manager answering technical questions on hundreds of projects, reviewing drawings and specifications, and presenting educational sessions. Prior to manufacturing, Tiffany worked several years at an architecture firm in Durham, NC, designing healthcare and preservation projects.

MARCH 2019

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No. 2

COMMERCIAL ARCHITECTURE

Vol. 17

No. 2

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Building Focus: Renovation

........

Renovation Sparks New Vitality Owners, developers, and tenants increasingly prefer traditional neighborhoods and forms.

CONTENTS

| inside

MARCH 2019 Vol. 17 No. 2 DEPARTMENTS 6 The Architects 48 Showcase 49 Index 50 Portfolio ABOUT THE COVER

Library Takes Over TV Studio Chicago’s West Loop branch library preserves the building’s industrial character.

The Starrett-Lehigh building renovation project in New York City involved replacing more than 5,000 windows. Designing a new window and getting approval from the New York Landmarks Preservation Commission was achieved by the team at Graham Architectural Products. Learn more on p. 26.

IN T ERI O RS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

WIND OWS & D O O R S . . . . . . . . . . . . . . . . . . . . . . . . . . 26

E X T ERI O R S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

20 Acoustic Panels Enhance Dining Experience

26 Landmarked Building Is A Window-Man’s Dream

32 The Wharf Ties Riverfront To Rooftops

An elegant Montreal restaurant uses custom-colored ceiling panels to provide comfortable communication for diners.

Replacing nearly 5,000 windows required first winning approval of the New York Landmarks Preservation Commission.

A riverfront neighborhood leverages green roofs to manage stormwater and support sustainability.

H VAC & PLU M BIN G . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

L IG H T IN G & EL ECT RICA L . . . . . . . . . . . . . . . . 44

BUIL D IN G T ECH N O LO GY . . . . . . . . . . . . . . . . . 47

39 High School Embraces Multi-Unit Tankless System

44 Lighting Ambiance Contributes To Work Environment

47 Building Technology Products

Replacing a malfunctioning boiler with six tankless water heaters meets hot-water needs efficiently and affordably at a California school.

Illumination is anything but corporate at Microsoft Technology Center.

22 Green Wall Provides Horticultural Therapy Interior living wall is a practical, durable system for rehab facility.

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM MARCH 2019

▲

CONTENTS

| online editorial products

MARCH 2019

VOLUME 17, NO. 2

New Online • ACOUSTICS PODCAST. Gary Madaras discusses acoustics for the hearing impaired. Listen at commercialarchitecturemagazine.com/1901facousticpod. • FLOOD-CONTROL WEBINAR. • FEVE-COATINGS WEBINAR

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• EVERGREEN BRICK WORKS GEOTHERMAL SYSTEM. In a podcast, Jay Egg shares insights about the Evergreen Brickworks facility near Toronto.

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.

Workforce Housing: Michael E. Liu Michael E. Liu, AIA, NCARB, The Architectural Team Inc., Chelsea, MA, shares insights into the very active workforce-housing market, including design trends, legal issues, location demands, and how to design and build facilities that deliver quality living spaces at affordable prices.

Preserving Historical Structures: John D. Lesak John D. Lesak, AIA, LEED AP, FAPT, and principal at Page & Turnbull, Los Angeles, provides additional insights into his three-step approach to using today’s building-envelope, HVAC, and building-controls technology to renovate and improve historical structures.

Gary L. Parr Editorial Director

847.702.8877 gparr@commarchmag.com

Kenneth W. Betz Senior Editor

331.276.4682 kbetz@commarchmag.com

Marga Parr Associate Editor

847.207.5974 mparr@commarchmag.com

Frances Jerman Creative Director

586.899.9463 fjerman@commarchmag.com

Greg Pietras Managing Ed./Digital

630.325.2497 gpietras@commarchmag.com

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Digital Tools for Architects: Casey Mahon Casey Mahon, AIA, digital practice manager at Carrier Johnson + CULTURE, San Diego, discusses the various digital technologies and strategies that are available to architects and why firms of all sizes should make a concerted effort to implement the tools.

Brick-and-Mortar Retail Design: Joshua Zinder Joshua Zinder, AIA, NCARB, LEED AP, and founding partner of Joshua Zinder Architecture + Design, Princeton, NJ, shares what his firm has been doing to develop retail-store designs to create authentic experiences that are attracting shoppers and increasing sales.

New Series: Acoustics In Commercial Structures

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n the Jan/Feb issue, and at commercialarchitecturemagazine.com, we began a new series on acoustics in commercial facilities. In the past two or three years there has been heightened

interest in acoustics and the role that design factor plays in occupant comfort, communication, and productivity. In 2019 we will be providing year-long coverage of that topic, through articles and podcasts, designed to help you better understand the science, design principles, and the impact good acoustics have on occupants. Our expert is Gary Madaras, PhD, ASA, INCE, Assoc. AIA, and acoustics specialist at Rockfon, Chicago. Visit commercialarchitecturemagazine.com/1901acoustics to read the first article in this series. It focuses on how to evaluate acoustics needs/performance in various areas of healthcare facilities. The article is accompanied by our first podcast with Madaras in which we talk about acoustics as they pertain to people with impaired hearing and those who use English as a second language.

Visit our website for the first article and podcast in our new series on acoustics.

In the coming months, some of the topics Madaras will address include increasing speech privacy in open spaces (subject of the April podcast), office and school acoustics, using open-plenum absorption systems effectively, acoustic-ceiling technology and resources, increasing speech intelligibility in rooms, and sustainable building acoustics. Watch this page for updates and links to podcasts. If you have questions or face acoustics challenges, let me know at gparr@commarchmag.com. Gary Madaras and I would enjoy doing a podcast to answer those questions and/or offer solutions. —Gary L. Parr, editorial director

MARCH 2019

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CIRCLE 201

Real projects start with the industry standard Before starting the project, Adrian Smith + Gordon Gill Architecture will ensure their design of a new condo tower, Una Residences, is protected with AIA contracts. AIA Contract Documents used: B109-Owner/Architect Agreement for a Multi-Family Residential or Mixed Use Residential Project. Learn more about the Una Residences project at aiacontracts.org/ca-una

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CIRCLE 202

▲

CONTENTS

| notebook

The Driving Force Of Science

onstruction

technology

remember that we’re not talking about

exciting area these days. That

those prefab homes we still sometimes

excitement was particularly evident

see split in half on trailers on the

at the International Builders Show (IBS),

expressway. He was referring to prefab

held this past February in Las Vegas. Found-

technology that allows manufacturers

ed primarily as a residential event, these days

to provide modules at much higher lev-

it’s a spectacular showcase of the technology

els of quality than can be produced by

available in all areas of construction.

even the best builders in the field. Since

While no doubt we would have reached this

prefab units are constructed in con-

point eventually, I’ve long thought that the cat-

trolled settings, the science behind the

alyst for today’s widespread technology imple-

designs can be fully realized because

mentation was the green-construction move-

shortcuts aren’t taken and skilled labor

ment we experienced many years ago. The

is not an issue.

ensuing scramble by construction-product

Prefab technology led us to a discus-

manufacturers to be able to make at least a min-

sion of the skilled-labor shortage. While

imal claim of some green feature for their prod-

continuing R&D is greatly simplifying

ucts was entertaining at times. Remember

installation of many construction prod-

green washing?

ucts and reducing the need for skilled

For manufacturers who took things serious-

workers, it doesn’t change the fact that

ly and legitimately developed green products,

the industry as a whole is experiencing a

the movement brought to the forefront a sustained interest and investment in building science and product R&D. It also triggered an ef-

severe lack of talent at all levels. The The green movement awakened manufacturers and today’s building technology is the result. The future looks even more promising.

fort to educate the buying public about the

problem is going to get worse before it gets better. Rayfield spoke with pride about the

importance of viewing buildings and building products from a life-cycle-

efforts Saint-Gobain is making in that area by partnering with community

cost perspective rather than always looking at the initial capital outlay.

colleges and trade schools to develop programs and encourage students to

As a result, today it’s not particularly difficult to design and construct

enter those programs. He acknowledged that a good part of the problem is

impressive buildings from a performance/sustainability perspective. But I

helping students (and parents) understand that, for many, the standard four-

sometimes wonder if we’re about to hit a plateau and rest on our laurels. I

year college degree is not the answer to their future. The message needs to be

posed that question to Mark Rayfield, the newly named CEO of Saint-

driven home that students can enter these, typically, two-year programs and

Gobain North America, Malvern, PA (saint-gobain-northamerica.com), in a

emerge with the skills they need to go right to work, often making more

brief conversation we had at the IBS show. He doesn’t see a plateau of devel-

money than four-year graduates, and move forward with their lives without

opment at all. If I read him correctly, he thinks we’re just getting started.

the albatross of college-loan debt. One of Saint-Gobain’s efforts is a partner-

One area of focus for Rayfield is waste reduction. That’s an excellent target. A lot of work needs to be done to reduce the number of dumpsters

ship with YouthBuild USA, Somerville, MA (youthbuild.org), a non-profit organization that teaches green-construction skills to unemployed youth.

that routinely are hauled away from construction sites and to do something

These are energized times for building design and construction. Yes, the

productive with waste material beyond using the methane gas it generates

economy is strong and that helps, but an even stronger factor is the science

while decaying (if it does) in landfills.

that is constantly raising the level of technology, resulting in spaces that are

Another area that he sees playing a major role in the future of construction is prefab/modular technology. We joked that we’re both old enough to

healthy, energy efficient, sustainable, and that allow occupants to be comfortable and productive. CA

Gary L. Parr Editorial Director

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM MARCH 2019

▲

DEPARTMENT

| the architects

Helping Nonprofits Rethink Workplaces And Architecture Philanthropic groups deserve effective workspaces and mission-critical facilities to support volunteers and employees, and better serve their causes and constituencies. Roger Marquis, Assoc. AIA, Spacesmith

ith a mission, vision, financial structure, and client base very different from for-profit organizations, nonprofit groups have histor-

ically viewed their headquarters and office spaces as liabilities rather than assets. Instead of allocating funding to maintain or update appearance and functionality, many nonprofits operate under the philosophy that charitable organizations should avoid investing too much in facilities, or risk appearing spendthrift. Philanthropic groups

Above. The Staten Island Family Justice Center uses architectural innovations to consolidate space needs while boosting effectiveness, such as its family waiting area with ample windows and transparent partitions. Photography: Paul Rivera Right. Whether the budget is small or large, architects and workplace designers can help nonprofits better analyze their physical assets and spaces, furniture, equipment, technology, and layout needs.

and social-service agencies must rethink their mindset, especially if they wish to remain relevant, attract talent,

for on-the-road services. Back at the main facility, desk

room that supports group training and quickly resets as a

and appeal to sponsors, donors, and board members.

sharing, flexible training rooms, visiting suites, phone

conference room or presentation and event space.

“As for-profit companies have come to learn that work-

booths, and storage zones deliver the resources needed in

In addition to layout, furnishings, and equipment,

place design has a profound impact on employee produc-

a lean 90 sq. ft. per person. The offices still function as

architects and designers can help non-profits transform

tivity, well-being, and engagement, as well as the retention

home base for client intake, therapy meetings, case files,

space to better reflect brand, mission, and cause. “As

and recruitment of talent, nonprofits need to adopt this

and foster-parent training. The staff can access everything

many high-profile nonprofits have learned, branding and

mindset and follow suit,” said Marc Gordon, AIA, a part-

from books and toys to strollers and diapers, with ample

perception is critical to attracting not only donors, but

ner at Spacesmith, New York, who has worked with

family visiting areas and a medical clinic to round out

talent as well,” said Gordon. Similar to the for-profit

numerous social entrepreneurs and public agencies.

their support mission.

world, volunteers and employees at a non-profit must feel

“Nonprofits need to understand the research and best

in sync with the organization’s mission and brand, and

practices behind today’s innovative office layouts, ameni-

EFFICIENT AND PRODUCTIVE

one of the best ways to do this is by experiencing and liv-

ties, sustainable-design elements, and environmental fac-

Through design, an office location can become more

ing the brand and its persona, day in and day out, while

tors such as acoustics, lighting, and ambient temperature.

efficient with respect to productivity and cost, serving as

working in the office. Interior branding also plays a role

These, and even emerging ideas like biophilia, the use of

a foundation for long-term success. Proving the point is

when people visit the office and can see first-hand what it

plantings and natural finishes, all play a role in a modern

the 15,000-sq.-ft. home for Part of the Solution (POTS), a

represents and the mission it serves.

company’s success.”

multifaceted poverty-services organization located in the

When considering work with a nonprofit, realize that

Whether the budget is small or large, architects and

Bronx, New York. With highly resilient finishes, flexible

the organization’s goals and objectives are very similar to

workplace designers can help nonprofits better analyze

interior layouts, and a modern, welcoming expression,

companies in the for-profit space. In the end, the design

their physical assets and spaces, furniture, equipment,

the facility has become a cornerstone of community life.

and layout of each workplace goes a long way to attracting

technology, and layout needs in ways to best leverage

Inside, clients benefit from an office for legal service and

people that best serve the group and its mission, as well

office design. Best-in-class workplaces take this into con-

counseling, a full-service kitchen and dining area, food

as supporting and optimizing its day-to-day operations.

sideration while still following the organization’s mission,

pantry, clothing exchange, showers, barber shop, and full

As architects and designers consult and work with these

vision, and brand.

medical and dental suites.

organizations, the groups will achieve the same advantag-

Spacesmith reorganized the headquarters of a major

Other designs are creating more effective, sustainable

es from innovative, efficient, and healthy interior envi-

regional family-services provider to optimize its limited

public agencies, such as the Staten Island Family Justice

ronments as their counterparts in the for-profit world. CA

office area and constrained operational footprint. The

Center. The facility uses architectural innovations to con-

interior architecture supports the organization’s new

solidate space needs while boosting effectiveness, such as

“mobile workforce” program, freeing many of its 300

its family waiting area with ample windows and transpar-

employees to spend more than 50% of their time outside

ent partitions to comfort parents and caregivers while

the office—boosting caseworker and therapist productivi-

they leave children for meetings nearby. The center’s flex-

ty—and equipping staff with key tools and technologies

ibility is supplemented with a furnished multipurpose

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

Roger Marquis, Assoc. AIA, is business-development director for Spacesmith, New York (spacesmith.com), and a former entrepreneur committed to serving the needs of clients in the nonprofit and for-profit sectors. He writes and speaks frequently on trends in architecture and design services, including building and maintaining longterm client relationships.

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▲

FEATURE

| renovation

Renovation Sparks New Vitality Owners, developers, and tenants increasingly prefer traditional neighborhoods and forms. Kenneth W. Betz. Senior Editor

enovation and adaptive reuse, driven

story structure currently undergoing a mixed-use

by the concept of New Urbanism and

conversion directly in the central business dis-

a desire for place making, authentici-

trict, a location that is very appealing to the

ty, sustainability, affordable housing, and other

developer and to the city. It’s an opportunity to

pragmatic concerns, is emerging as a first-choice

bring housing, pedestrian traffic, amenity space,

option and not just a second-best, make-do

and also new businesses, including a restaurant

choice.

and childcare facility,” he said.

The concept of New Urbanism—creating

“The New Urbanist movement is largely

mixed-use, walkable cities where people can live,

about placemaking,” observed Eugene Flotteron,

work, shop, and play—is a significant factor in

AIA, director of architecture, CetraRuddy, New

both renovation and new construction according

York City, “and the idea that a community or

to Jay Szymanski, AIA, NCARB, LEED AP, As-

neighborhood can hold more than one role in

sociate, The Architectural Team Inc. (TAT),

someone’s life. It can be a place to live, work, and

Chelsea, MA.

play, rather than fulfilling just one of these func-

“Adaptive reuse projects are often located in

tions.

areas of cities that are undergoing a revitaliza-

“For example, Manhattan’s Financial District

tion. Former manufacturing buildings in indus-

is transforming from a purely commercial area

trial areas that were once the center of the city’s

into a real 18-hour community, where developers

vitality are being brought back to life as new

are recognizing the value of attracting people to

commercial and residential developments, often

stay after working hours with new shopping,

becoming catalysts for further urban revival. In

restaurant, and residential developments. Recent-

many cases these industrial buildings were histor-

ly, CetraRuddy completed an adaptive reuse proj-

ically located along waterways for power and ease

ect, 20 Broad, which converts a former office

of getting materials in and out. Renewed interest

building next to the New York Stock Exchange

in providing public access to waterfront areas

into a 533-unit residential community. A decade

dovetails well into the New Urbanism principles

ago, it would have seemed inconceivable to see

and makes these adaptive reuse projects even

this kind of project in the Financial District loca-

more viable,” he said.

tion,” Flotteron said.

“Principles of New Urbanism play a key role

John Kirk, AIA, partner at Cooper Robert-

in many historic-renovation projects, mainly

son, New York, agreed that New Urbanism is

because people specifically seek out a traditional

about place making, traditional town patterns

neighborhood structure, a mix of retail, housing,

(street and block plans), connectivity, and

and entertainment, all within a walkable area,”

walk-ability.

agreed Scott Maenpaa, project manager, The Architectural Team Inc.

“At some genuine level, place making and pattern is an architectural matter,” he said. “A John

“From the perspective of developers, local

Nolen plan populated with houses by Richard

leaders, and residents, existing structures often

Neutra and Le Corbusier wouldn’t feel the same

lend themselves very well to transitioning into a

as they do when populated by more traditional

New Urbanism neighborhood fabric,” Maenpaa

vernacular forms of building as at Meyers Park in

continued. “The Central Building in Worcester,

Charlotte, NC, or Windsor Farms outside of

MA, is a great example. It’s an historic, eight-

Richmond, VA, the reason being that the Neutra

MARCH 2019

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▲

FEATURE

| renovation

Architecture firm Goettsch Partners announced the culmination of a major renovation campaign for historic Chicago Union Station with the recent completion of the Great Hall Restoration. Photo: ©Amtrak, courtesy Goettsch Partners

and Corbusier houses were not intended to fit into a context (or make any attempt to establish a context), or to connect. They were intended to disconnect, to stand out, with no interest in creating a cohesive whole. “The best places in the world can be described as cohesive. So the issue becomes one of preservation of the character of older buildings that do connect to their context, while breathing new life into them and adapting them to contemporary patterns of living,” Kirk said. New Urbanism, as an overarching approach to community planning, promotes a lot of positive things—compact, walkable, dense, diverse, mixed-use neighborhoods that provide people with the ability to meet their daily needs without the use of a car, acknowledged Kristin Halloran, AIA, CDT, LEED AP BD+C, historic rehabilitation and adaptive reuse area leader, Cooper Carry, Atlanta. “However, I think that what most of the general public sees as the central focus of New Urbanism is a neo-traditional aesthetic, not even the form of the individual buildings but the applied style, when that wasn’t originally the point,” she said. “New Urbanism is really just old urbanism. Before cars, cities developed all over the world as walkable, dense, mixed-use neighborhoods where everyone worked toward using space efficiently because it made their daily lives easier,” she continued. “Besides the style misunderstanding, another common misconception about New Urbanism is that it requires a blank slate. I think that the misapplication of New Urbanist thought can sometimes lead to the loss of very valuable assets in our communities in the form of older buildings,” Halloran warned. “We just need to stop assuming that old equals bad for long enough to realize that they’re often exactly what people are saying they want.” WHAT DO PEOPLE WANT?

Asked what people want and expect from renovation, Halloran responded, “In general, people want the same things from a renovated building that they want from a new one. Old buildings can be charming, but that can only go so far to make up for convoluted circulation or drafty windows. We have to focus on the original intent and the character-defining elements. “While it’s true that some people will always prefer exposed brick, there are no hard and fast rules for rehabilitation. In many cases, we can choose to restore original features that have been compromised over time. For example, removing a lowered grid ceiling that was installed to conceal ductwork when HVAC was added to a building that didn’t originally have a good way to accommodate it because it was built when the only option was to open the windows. If today’s standards for occupant comfort require an HVAC system, then the result is exposed ductwork. That may be an aesthetic choice to some extent, but I see it as preferable to keeping a ceiling that’s so low it blocks the windows,” Halloran said. “There’s not one specific aesthetic that can be classified as historic. Over a few hundred years American construction methods and materials, building types, and architectural styles have evolved (not to menCOMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

▲

FEATURE

| renovation refurbish them and extend their useful life,” Szymanski observed. “The greenest building is often the one that’s already standing,” Flotteron concurred, adding that, “many state and local government agencies also offer tax incentives or subsidies for sustainable reconstruction, which encourage the retrofitting of performance-enhancing mechanical systems that make renovated properties competitive from an energy use standpoint.” “In recent years, concerns about material conservation and sustainability have become increasingly widespread,” Cooper Carry’s Halloran noted. “There have been well-publicized studies about the amount of waste produced by the construction industry, and historic buildings are often solidly built of materials that were intended to last—masonry walls, steel or wood windows, metal or tile roofs. People have started to realize that when a building is demolished all of that debris has to go somewhere, probably a landfill, and that those materials could remain in use. In addition, for the same cost, a project that reuses an existing building can put a larger percentage of its budget toward labor—creating jobs for local residents—than a new building, which spends that money on materials.” AFFORDABLE HOUSING

Affordable housing is another big driver of historic adaptive-reuse projects, according to TAT’s Maenpaa. “Millennials are being priced out of cities, and collectively we want to encourage younger generations to remain in urban areas, engaged and actively contributing to the community, invested in its future. Socially, those younger generations want to stay in cities, too, because of the convenience and vitality.” “Affordable housing is also key to helping longtime, working-class residents stay in the places they’ve lived, even as the communities become more expensive,” Maenpaa continued. “There are various government incentive programs that encourage development of affordable housing and to undertake adaptive reuse and renovation projects. These include HOME Funding (U.S. Department of Housing and Urban Development (HUD), Washington), tax credits such as Low Income Housing Tax Credits (LIHTC, HUD), and Historic Tax Credits (HTC, National Park Service, Internal Revenue Service, Washington). Combining these programs is an optimal way for development teams to successfully fund transformative projects. We believe this trend will increase nationally as additional communities recognize the positive impact of creating a broad array of housing CetraRuddy is part of a team working with the Swedish photography organization Fotografiska to renovate and adapt a landmarked New York building into a cultural center that will become an integral part of Fotografiska’s U.S. brand. The six-floor, 45,000-sq.-ft. historic landmark building was constructed as the Church Missions House in 1894 in an area once known as Charity Row and has housed offices for various philanthropic organizations over the years. Photo: courtesy CetraRuddy

MARCH 2019

tion the notable regional differences that existed for most of the country’s history), and it’s important to let the building and its new and old uses lead the way,” she said.

options and converting existing assets to new uses.” “Another important consideration is that many existing buildings could not be constructed today. By contemporary zoning ordinances and other codes, these structures are overbuilt in terms of lot cover-

OTHER REASONS TO RENOVATE

age and floor area. Renovation often brings valuable height and bulk

Other factors drive adaptive reuse and renovation as well, TAT’s Jay

advantages and offers a chance to capitalize on or add features that

Szymanski commented, “From an economic point of view, the issue

commercial and residential tenants seek, such as large floorplates,

of rising construction costs makes adaptive reuse and renovation an

roof and terrace access, and locations in vibrant, already built-out

attractive alternative to demolition and new construction.

neighborhoods with nightlife, mass transit, and other desirable ele-

“From a sustainability perspective, the idea of preserving an exist-

ments,” Flotteron pointed out.

ing structure and preventing the demolition materials from being

He cited CetraRuddy’s residential conversion of Walker Tower, a

sent to a landfill makes a lot of sense environmentally. These historic

former telephone-exchange building in New York City’s popular

buildings often contain so many raw materials that to simply replace

Chelsea neighborhood, which “creates a compelling and unique

them with newly sourced components would be nothing short of

high-end condominium community by taking advantage of elements

careless, requiring far more energy and added costs to replace than to

unique to its existing structure. The historic 24-story Art Deco build-

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

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FEATURE

| renovation

CetraRuddy converted an 1880s-era former bookbindery in New York’s Tribeca neighborhood into a community of 53 luxury condominium homes. The building elements that contributed to it success were grand structural proportions, thick brick walls, and a large central courtyard for light and air. Photo: David Sundberg, ESTO; courtesy CetraRuddy

ing was constructed before the neighborhood’s height

phenomenon is they get re-discovered, because of their

of medicine: do no harm! We have worked on the most

limits were enacted, so it’s a rare tower for the area, rising

charm, and often first by the creative classes who recog-

hallowed ground in the country—Thomas Jefferson’s

high above its surroundings. By utilizing zoning-dictated

nize the inherent character, who are intrepid about mov-

home at Monticello, George Washington’s home at

setbacks

ing into what may be marginal neighborhoods and who

Mount Vernon, the Gettysburg National Military Park

fix up the homes. And voila, there is a renaissance.

(the first piece of land to be put on the National Registry

create

large,

accessible

terraces

upper-floor spaces, we generated protected 360-degree views that formed a major draw for potential residents.”

“This happened in the Midtown and Virginia High-

of Historic Places), the New York Botanical Garden, the

“On the other end of the size spectrum,” Flotteron

land neighborhoods of Atlanta in the late 1980s. Then

St. Louis Arch, the Farmington Country Club (with its

observed, “trends such as increased interest in boutique

property values escalate, and, in tandem, real estate taxes.

1803 addition to the original 1750 house), and a plethora

office spaces also encourage renovation. Some tenants

Suddenly a modest bungalow is so expensive only

of built projects in historic downtown Charleston—and

now see smaller properties as a chance to take over an

wealthy buyers can afford it,” he said.

in all of those settings we have preserved what is best

entire building. A smaller, historic structure becomes a

about it, enhanced and transformed it, and made the new

real opportunity for a tenant to create a brand and an

WHAT’S AUTHENTIC?

seamless with the old. When we embarked on our reno-

image around their property. This applies outside of the

People often say they want authentic experiences, but it

vations and additions to the Farmington Country Club,

commercial-office sector as well. For example, we’re

that just a generational buzzword?

I said to our client, “if we do our job well, you won’t know

working with the Swedish photography organization

“I don’t think authenticity is a millennial buzzword,

Fotografiska, renovating and adapting an entire land-

but perhaps millennials are more interested in it than pre-

“The inherent character, and authenticity, in seeing

marked New York building into a cultural center that will

vious generations. Millennials are making Nashville, TN,

how a building is made, assuming it is well-made, is truly

become an integral part of Fotografiska’s U. S. brand.”

one of, if not the, fastest growing cities in America—and

visually rich,” Kirk said. For example, “Were Jefferson

Nashville is authentic,” John Kirk asserted.

alive today, I imagine he would be a big fan of exposed

DESTROYING NEIGHBORHOODS

we were ever here.”

Kirk continued, “In renovation work, authenticity

ductwork. His whitewashed colonnade at the University

“What is problematic today is that economic factors

comes from being true to the DNA of the original build-

of Virginia is a master class in architectonics. All the

are conspiring to destroy charming traditional neigh-

ing, but not necessarily slavishly preservationist. I like to

framing is exposed, the beams, rafters, purlins, and wood

borhoods,” Cooper Robertson’s Kirk observed. “The

say that working in a sensitive setting is like the first rule

decking, and there is incredible richness therein. When COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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FEATURE

| renovation

The Residences at Mill 10, the conversion of a former textile mill into a senior-living community, connects to downtown Ludlow, MA, with an extensive network of walking and bike paths emphasizing wellness and social interaction. Photo: Andy Ryan, courtesy TAT

we renovated the Stone Mill at the New York Botanical Garden, part of the original Lorillard Estate, to convert it into an event venue, we simply peeled back the layers and exposed the building’s outstanding bones—brick exterior walls, stone interior walls, exposed floor and ceiling rafters, and wood-plank decking—that is all we did, and it’s beautiful.” CONNECTING TO THE NARRATIVE

Cooper Carry’s Kristin Halloran concurred that authenticity is an important element in historic rehabilitation and adaptive reuse. “Authenticity is really about connection to the narrative of a place, not just its age. It can be expressed at all scales and on old and new projects alike. The rehabilitation of an existing building already has a connection to its community, so it can be inherently more authentic from the start, but new construction can absolutely be part of an authentic place, as long as it’s connected to the context and the community,” she said. “How people feel about a building absolutely matters in what we do as architects. We need to make good decisions about how to treat a building: whether to keep it exactly the way it is, which is appropriate sometimes, like 12

MARCH 2019

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The Central Building in Worcester, MA, is an historic, eight-story structure currently undergoing a mixed-use conversion by The Architectural Team (TAT). Situated directly in the central business district, the location is appealing both to the developer and the city as an opportunity to bring housing, pedestrian traffic, amenity space, and new businesses to the area. Photo: Courtesy TAT

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in an interpreted environment, or to make adapta-

building. In new construction we typically tend to

tions while expressing the building’s character and

hide the structure, while the approach in adaptive

the architect’s original intent,” Halloran explained.

reuse is characteristically the opposite. For our firm,

“Most cities and neighborhoods that retain por-

it is the recognition of the elegance and preserva-

tions of their historic streets, blocks, and lots evolved

tion of those buildings that were ordinary in their

over a long period of time, even if there was originally

day. Creating the architectural fabric that connects

a master plan. That kind of incremental development

us to our common past is vital.”

leads to diverse building stock and contributes to a

TAT’s Maenpaa feels that it’s possible to balance

sense of authenticity,” she continued. “Many, many

original building elements with new construction

people contributed to the growth of any given place—

in a way that feels genuine, honest, and in keeping

physically, of course, but also socially, culturally, and

with the existing character. “At The Central Build-

economically. Retaining existing buildings and plac-

ing in Worcester, MA, for example, we weren’t able

es and inhabiting them in the 21st century connects

to keep the original ground-floor storefronts, but we

us to the people and events that came before us, and

didn’t try to precisely replicate them, either. Achiev-

provide an important sense of the continuity of a

ing the same aesthetic would have been impossible.

place.”

Working closely with the National Park Service, we

Indeed, older buildings are often perceived as

discovered a storefront manufacturer who could

more authentic. “It’s important in renovation and

create the same narrow lines of framing as on the

adaptive reuse to recognize the building’s history,”

original. This allowed us to keep the overall profile,

TAT’s Szymanski advised. “Providing the story of its

in keeping with lines of the restored limestone façade.

past life provides authenticity. Older buildings are

Even though you can tell it’s a newer application, it’s

inherently more authentic: it’s often easier to visually

true to the character of the original building,” he said.

understand how the structure works in an older

continued on p. 14

FEATURE

| renovation

The Medical Arts Building in Atlanta was completed in 1927 as a state-of-the-art medical office building but its occupancy suffered after the construction and later expansion of the Downtown Connector, part of the Atlanta expressway system. The building stood empty for years and was considered an eyesore. Plans are underway with architecture firm Cooper Carry to convert the building to class A office space. Rendering/photo: Courtesy Cooper Carry

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MARCH 2019

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FEATURE

| renovation

CREATIVE AND

one example, our firm recently complet-

APPROPRIATE USES

ed the renovation of 443 Greenwich, a

Finding creative and appropriate new

residential conversion in New York’s Tri-

uses for existing spaces is another way

beca neighborhood. In reinterpreting

to preserve ambience, according to

this 1880s-era former bookbindery as a

Maenpaa. “For The Central Building,

community of 53 luxury condominium

we repurposed a large area of the second

homes, the building elements that made

floor that was previously a marketplace

this a successful industrial facility such as

known as ‘Main Street’ as a community

grand structural proportions, thick brick

area. With a series of original skylights

walls, and a large central courtyard for

and ornamental pilasters left on display,

light and air, also lent themselves well to

iconic, 219-ft.-long skylight, which experienced extensive moisture damage over the

we incorporated a new movie room,

high-end multifamily use, offering the

past several decades. To restore the cast-iron skylight assembly while maintaining its

lounge, and community kitchenette to

privacy and sense of refuge that residents

historic appearance, the Goettsch Partners team designed an energy-efficient, modern

recreate this area as the ‘heart’ of the

desire in the luxury market, along with

skylight above the original structure. Other work designed by the GP team included

building once again.”

the cachet of downtown loft living.

structural improvements, new plumbing, plaster repair, restored ornamentation, and

Ken’s V I E W

Remembrance Of Things Past I

was pleased to learn of the $22-million renovation of the Great Hall at Chicago’s Union Station, recently completed by Chicago architects Goettsch Partners (GP). The design team, led by Leonard Koroski, FAIA, LEED AP, renovated the station’s

Eugene Flotteron noted that, “from a

“Although the project work included

renovation perspective, an ‘authentic’ ex-

an entirely new steel structure behind the

I say I’m pleased because, as a consequence of the substantial investment, maybe

perience reflects sensitivity to context

landmarked facade,” Flotteron explained,

the Great Hall won’t be torn down any time soon or converted into a co-working space

and neighborhood fabric and to features

“we preserved as much of the authentici-

for the Facebook generation.

that make a particular building and its

ty and original character as possible. In

Many parts of the station have already been lost, of course. In 1968 the Classical

surroundings unique and desirable. Peo-

the process, we even uncovered original

Revival concourse, said to be modeled after New York City’s Penn Station concourse,

ple want to feel a connection to place,

200-plus-year-old Carolina pine beams.

was torn down and replaced by an office building, leaving the headhouse “somewhat

especially when a neighborhood has a

The species is now extinct, and by incor-

orphaned,” as a Chicago magazine article put it. (“What Went Wrong with Union

distinct character, such as the iconic loft

porating these beams as key design

Station,” November 2015.) The train sheds, too, are mostly gone, the current boarding

environment of New York’s Soho or Tri-

elements in each residential unit, we were

platforms hidden beneath office buildings built on air rights over the tracks.

beca areas. Successful renovation projects

able to offer a real touchstone to the

In the 1980s, the iconic Fred Harvey restaurant at one end of the Great Hall was

need to express or reflect that character

building’s past, and something truly

destroyed by fire, and to this day, so far as I know, the space has never been reopened.

while serving current neighborhood

unique.”

needs.

new lighting.

In 1991, the pedestrian flow of commuters was diverted away from the aforementioned

Renovation and adaptive reuse is part

headhouse, where the Great Hall is located, leaving local passengers to scuttle through

“Finding ways to preserve, utilize, and

of the history of the built environment.

low-ceiled, tunnel-like concourses, much like New York City’s present-day Penn station.

highlight a building’s original features

There have been periods in history when

Of the latter, architectural historian Vincent J. Scully lamented, “One entered the city

and finishes are a crucial part of this pro-

old was bad and new was good, but today,

like a god; one scuttles in now like a rat.” So, too, Chicago’s Union Station.

cess and central to the added value that

characteristics such as authenticity, sus-

While the Great Hall renovation is good news, I’m going to miss its former patina of

renovation projects can bring for devel-

tainability, community, and continuity

grunge and forlornness. I recall finding myself in the Great Hall at 2 a.m., two days before

oper clients,” Flotteron elaborated. “As

clearly are more consequential. CA

Christmas, waiting for the first suburban train of the day to depart four hours later. I’d been discharged from the U.S. Army the previous day and hadn’t slept in more than 24 hours. The Viet Nam war was ongoing and wouldn’t end for another seven years. In the dim light, two MPs strode purposefully by in perfect step. An old maintenance worker, who looked as though he should have retired years before, dispiritedly pushed a dry

Sources listed below are linked at commercialarchitecturemagazine.com/1903renovation.

• CetraRuddy, cetraruddy.com • Cooper Carry, coopercarry.com • Cooper Robertson, cooperrobertson.com

Any Christmas spirit one might have wished for was just as AWOL as the deserters I imagined the MPs were tracking. I couldn’t turn to my smartphone for distraction because it hadn’t been invented yet. Reading was out of the question. I had a copy of Jack Kerouac’s On the Road in my duffel, but I’d already finished it. And any new literary diversions were precluded because the newsstands were closed. The Fred

• The Architectural Team (TAT), architecturalteam.com

Harvey’s hadn’t burned yet, but it too was closed. I was left with only the silent ghosts of

• Fotografiska, fotografiska.com

vanished travelers for company; one had left a crumpled potato-chip bag on the bench

• HOME Funding, hud.gov/hudprograms/home-program

and pulverized chips on the floor. It was comforting to know the world still turned in

• Low Income Housing Tax Credits, huduser.gov/portal/datasets/lihtc.html

predictable ways, thoughtlessly discarded trash and all. Eventually, the first train of the

• Historic Tax Credits, occ.gov/topics/community-affairs/publications/fact-sheets/pub-fact-sheet-historictax-credits-jul-2017.pdf

day eased into the station along with a gray Chicago dawn—or perhaps in my sleep-

• Read more about the Union Station Great Hall renovation, https://www.gpchicago.com/news/gp-completes-restoration-chicagos-historic-union-station-great-hall/ • What Went Wrong With Union Station, https://www.chicagomag.com/city-life/November-2015/WhatWent-Wrong-With-Union-Station/

mop across the floor.

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

deprived state I mistook its cloud of diesel smoke for some kind of poetic, gray daybreak. So while the Great Hall has been preserved and remarkably brightened, part of me will always fondly remember it as it was that long-ago, dark, ambivalent yuletide. — Kenneth W. Betz, Senior Editor

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CIRCLE 204

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FEATURE

| renovation

Chicago Library Takes Over Former TV Studio The West Loop branch preserves building’s industrial character.

ormerly part of the Oprah Winfrey’s Harpo Studios campus in Chicago’s West Loop neighborhood, the new West Loop

Library is the first-ever Chicago Public Library in the community and the 81st branch for the city. Designed by Skidmore, Owings & Merrill LLP (SOM), Chicago, as part of the ongoing development and transformation of the West Loop, the two-story adaptive-reuse project preserves the building’s industrial character while creating a new cultural and social center for the neighborhood. The property was donated to the City of Chicago by developer Sterling Bay, Chicago. Originally formed by two conjoined build-

ings, the library features a weathered steel exterior, which develops a protective rust-like patina over time, to unify the façade and guide visitors through the steel-framed entrance. The renovated interior exposes and reintroduces the building’s original bow-truss ceilings and skylights to create a light-filled loft-like space, reflecting the West Loop’s factory-warehouse style. Non-structural walls that divided old TV studio and office spaces were removed throughout the 16,500-sq.-ft. space. Three new openings were created in the original common wall of the conjoined buildings to create a unified interior, as low-level bookshelves are featured throughout the reading spaces to foster a sense of visual continuity and movement. A series of architectural and graphic interventions throughout the building announce various programmatic areas, including an all-ages reading space, flexible community and meeting rooms on Above. Designed by Skidmore, Owings & Merrill as part of the ongoing development and transformation of the West Loop, the adaptive-reuse project preserves the building’s industrial character while creating a new neighborhood cultural and social center. All photos: ©Tom Harris, courtesy SOM Right. The renovated interior exposes and reintroduces the building’s original bow-truss ceilings and skylights to create a light-filled loft-like space, reflecting the West Loop’s factory-warehouse style. 16

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

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FEATURE

| renovation

the second floor, and a YOUmedia teen digital learning space with a recording studio. A “Tinkering Lab” echoes the digital space for younger children, who are also served by several early-learning spaces that transform existing alcoves into storytelling rooms with interactive play elements and walls with magnetic and writeable surfaces for enhanced learning. The environmental graphic design of the West Loop Library combines playful linework and uplifting quotes from famous works of literature to tell a cohesive story of the library and its role as a gathering place for the neighborhood. The story begins at the entrance, which welcomes visitors with the words of Rumi, the 13th-century Persian poet, who wrote: “Raise your words, not your voice; It is rain that grows flowers, not thunder.” In addition to serving as a central narrative feature for the space,

Above. For younger children, there are several early-learning spaces that transform existing alcoves into storytelling rooms with interactive play elements and walls with magnetic and writeable surfaces for enhanced learning. Left. The environmental graphic design of the West Loop Library combines playful linework and uplifting quotes from famous works of literature to tell a cohesive story of the library and its role as a gathering place for the neighborhood. COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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FEATURE

| renovation

Formerly part of the Oprah Winfrey’s Harpo Studios campus in Chicago’s West Loop neighborhood, the new library is the 81st branch for the city.

Teens And Digital Media Y

OUmedia Chicago is a teen digital-learning space at 12 Chicago Public Library (CPL) locations, according to the library-system’s website.

With an emphasis on digital media and the maker movement, teens engage in projects across a variety of core content areas including graphic design, photography, video, music, 2D/3D design, STEM, and hands-on making.

the quote also serves as the inspiration for the words and stories that create a unified design for the library, from its weathered steel exterior to the warm spaces within. The colors and distinct linework throughout the interior represent how stories are borne by sound, sweeping around the children’s room and evolving as the design carries through the Tinkering Lab,

The design of the space is based on the research of Professor Mizuko

YOUmedia space, and all-ages reading rooms. From a distance the lines appear to form a pattern, but

Ito (Univ. of California, Irvine) and colleagues as presented in Living and

a closer look reveals story lines embedded within. Each story line is drawn from a book found in the

Learning with New Media (2008). The study found that young people

library, including 25 classic children’s books and 32 classic novels.

participate with digital media in three ways:

• •

Libraries aren’t just for books any longer, as evidenced by programs aimed at digital graphics, music,

They “hang out” with friends in social spaces such as Facebook.

and makers, but the Chicago Public Library’s West Loop Branch preserves a renovated building’s

They “mess around” or tinker with digital media, making simple videos,

pre-digital industrial character while creating a new cultural and social center for the neighborhood. CA

playing online games, or posting pictures on photo-sharing sites.

•

They “geek out” in online groups that facilitate exploration of their core interests. YOUmedia operates as a drop-in, out-of-school learning environment

for teens to develop skills in digital media, STEM, and making. “YOUmedia applies the practice of connected learning to our programming model. We encourage participants to create rather than consume, and teens are

• Skidmore, Owings & Merrill, som.com

encouraged to learn based on self-interest through intergenerational and

• Sterling Bay, sterlingbay.com

peer collaborations. We see the library as a node on a teen’s pathway to

• Chicago Public Library, chipublib.org

lifelong learning, and we connect teens to other learning opportunities

• YOUmedia, chipublib.org/programs-and-partnerships/youmedia

that will lead to skill building as well as college and career development,” according to CPL.

Sources listed below are linked at commercialarchitecturemagazine.com/1903som.

MARCH 2019

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• Living and Learning with New Media, mitpress.mit.edu/books/living-and-learning-new-media

ÂŠ Architects: JSK; Photographer: HG Esch Photography

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The Squaire, Frankfurt, Germany

viega.us/About-us

CIRCLE 205

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PROJECT

| interiors The restaurant has hardwood floors, oversized mirrors, and dark wood pillars topped with contrasting golden-yellow tiles. Approximately 600 sq. ft. of the 2,200-sq.-ft. dining area uses acoustic ceiling tiles to provide comfortable communication.

Acoustic Panels Enhance Dining Experience An elegant Montreal restaurant uses custom-colored ceiling panels to provide comfortable communication for diners.

rasserie Bernard is a classic French brasserie in

er, making it even more difficult to have an enjoyable

The panels were adhered to the restaurant’s ceiling with

the heart of Outremont, a high-end neighbor-

conversation.

pinta’s acouSTIC adhesive.

hood in Montreal. Owners of several popular

“Our painter created a unique texture and color by

The smooth-surface, direct-apply wall and ceiling pan-

restaurants, brothers Maurice, Paul, and Richard Holder

layering paints on the ceiling and walls,” explained Mau-

els are said to provide superior sound absorption and

knew from experience that acoustics are an important

rice Holder. “We provided a sample of the color to pinta

offer limitless design possibilities. ASTM E84 Class A,

part of developing an ideal atmosphere. To create a space

acoustic. They formulated a custom coating that coordi-

CAN/ULC-S102 fire-rated, natural gray or white panels

that allows comfortable communication, the brothers

nated with the ceiling.”

can be produced in a variety of shapes, sizes, and thick-

selected lightweight, WILLTEC direct-apply panels from

Approximately 600 sq. ft. of the 2,200-sq.-ft. dining

nesses with square or bevel edges and color coated in a

pinta acoustic inc., Minneapolis. In addition to providing

area received acoustic treatment with 24- x 24-in., 2-in.-

variety of standard, premium, and custom water-based

acoustic benefits, the custom golden-yellow panels har-

thick WILLTEC custom panels finished with a specially

finishes. The panels adhere to most substrates and can be

monize with the multidimensional painted ceiling and

formulated water-based, golden-yellow acoustic coating.

cut to fit on site. CA

walls, and contrast with the black wood and leather banquettes. The restaurant has hardwood floors, oversized mirrors, and dark wood pillars topped with contrasting golden-yellow tiles. Without an acoustical treatment, hard surfaces in the space reflect sound energy. Excessive sound builds up and produces higher levels of background noise. This often results in people speaking loud20

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

Want more information from pinta acoustic (pinta-acoustic.com)? Circle 2 on the Reader Service Card. The source listed below is linked at commercialarchitecturemagazine.com/1903pinta.

• Brasserie Bernard, brasseriebernard.com

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CIRCLE 206

SUZANNE BORYSCKA

SENIOR GENERAL MANAGER LINCOLN PROPERTY COMPANY

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PROJECT

| interiors

Green Wall Provides Horticultural Therapy Interior living wall is a practical, durable system for rehab facility.

he Alice and Herbert Sachs Therapeutic Conservatory on the main campus of MossRehab, Elkins Park, PA, features an 84-sq.-ft. wall featuring a LiveWall indoor living-wall system. MossRehab is the physical and cognitive rehabili-

tation division of the Einstein Healthcare Network, Philadelphia. The Conservatory offers a dedicated space for its horticultural-therapy program, which helps patients advance their rehabilitation goals through gardening. LiveWall, Spring Lake Park, MI, provides sustainable, durable, and low-maintenance living-wall systems. Designed by Chianis + Anderson Architects PLLC, Binghamton, NY, the 1,500-sq.ft. Conservatory is divided into three connected sections. “Work” (440 sq. ft.) includes a worktable and storage cabinets. “Grow” and “Show” are housed within a greenhouse structure. The Grow Room (530 sq. ft.) is a working greenhouse. It provides a bright and airy space where horticultural therapists engage patients in gardening activities. The Show Room (530 sq. ft.) is a plant-filled place of respite. In addition to the green wall, it includes a water wall, daylighting, natural cedar trim, natural teak furnishings, potted plants, and accessible raised planting beds. “The Show Room was designed as a sun-filled, relaxing, and rejuvenating green space, a retreat from the hospital environment,” said Craig Sieving, vice president, facilities administration, Einstein Healthcare Network. “As its name suggests, it is also the showcase of the Conservatory. The green wall complements the water wall to create the central showpiece of this section.” “In the design of the Show Room, we wanted to screen a large masonry wall,” said

Above. LiveWall modular system in the MossRehab Conservatory offers a dedicated space for its horticultural-therapy program, helping patients advance their rehabilitation goals through gardening.

Jeffery T. Smith, AIA, NCARB, architect and partner, Chianis + Anderson Architects. “The green wall serves that function. It also provides a strong visual impact in relationship with the water wall and adds another garden element and more plants without

Below. Designed by Chianis + Anderson Architects PLLC, Binghamton, NY, the 1,500-sq.-ft. Conservatory is divided into three connected sections.

taking up precious floor space.” LiveWall was engineered with horticultural and structural features specific for indoor and outdoor environments by the same company that created the LiveRoof green-roof system. “More than a decade ago, we installed a LiveRoof green roof on a different facility. Our experience with LiveRoof gave us confidence in LiveWall,” commented Sieving. “LiveWall is a modular system that can be installed with full-grown plants,” explained Smith. “It is engineered with structural and mechanical features that help plants thrive in the greenhouse structure.” “Our patients in horticultural therapy and volunteers care for the plants on the wall,” said Anne Wieland, CTRS, MHA, team leader, recreation therapy department, MossRehab. “With the ruggedness of its structural materials and the ease of changing out the modular planters, LiveWall has proven to be a practical and durable system.” CA

Want more information on LiveWall (livewall.com)? Circle 1 on the Reader Service Card. Sources listed below are linked at commercialarchitecturemagazine.com/ 1903livewall.

• Chianis + Anderson Architects, chianisanderson.com • MossRehab, mossrehab.com

MARCH 2019

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• Einstein Healthcare Network, einstein.edu

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PRODUCTS

| interiors

EDITORS’ CHOICE

Modernized color palette Noraplan environcare: • Modernized color palette • Multipurpose rubber fl ooring • Reduced maintenance

Noraplan environcare line has a modernized color palette. The adaptable, multipurpose rubber flooring offers 48 harmonious shades that evoke a sense of calm. The flooring delivers a reduced maintenance regimen, reportedly superior acoustics, increased slip resistance, improved indoor air quality, and added comfort underfoot. A complementary range of accessories creates flexible and versatile design configurations. Nora, Salem, NH Circle 68 nora.com

Nature-inspired wallpaper Forestine wallpaper collection includes modern motifs available in a range of sizes and saturated color palettes. Digitally printed on matte paper with environmentally friendly inks, the product achieves a realistic gouache-like effect. Paint available in 28 colors complements the collection.

Abstract-pattern LVT Creative Code LVT is available in 12 x 24-in. tiles and 15 colors. With neutral and bright color options, applications include branding and wayfinding. The organic placement of color, combined with the pattern’s abstract and digital nature, aids in the creation of a seamless installation. The tile has a 20-mil wear layer and ExoGuard+ finish.

Ressource, New York Circle 70 ressource-peintures.com

Patcraft, Cartersville, GA Circle 69 patcraft.com

Mineral-wool insulation Thermafiber FireSpan mineral-wool insulation is said to provide enhanced fire containment in rated assemblies. Naturally non-combustible and fire resistant to temperatures above 2,000 F, the material provides fire containment, thermal insulation, acoustical performance, and vapor control in many UL- and Intertek-listed fire-containment assemblies. Owens Corning, Toledo, OH Circle 71 owenscorning.com

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â&#x2013;˛

PRODUCTS |

interiors

Carpet collection Chronicle and Redacted are part of The Drawing Room Collection. The highly textured patterns have the rich look of velvet embellished with the sheen of matte and metallic lusters. All-loop construction provides durability in high-traffic spaces. Available in 13 colors, the product is available as modular tiles and broadloom. Bentley Mills Inc., Los Angeles Circle 73 bentleymills.com

Hospitality flooring solution Forum flooring collection for hospitality-centric environments features a subtle palette of light, neutral tones, interspersed with calligraphic lines. Seventeen broadloom patterns and ten 18 x 36-in. carpet-tile patterns are available. The designs include lines that merge and overlap, bold curves, and strong graphical elements. Shaw Contract, Cartersville, GA Circle 72 shawcontract.com

Porcelain countertops Porcelain countertops are a 12-mm product that provides endurance and style for a range of installations, including exterior. Fired with an added fiberglass reinforcement on the back, combined with the dense, non-porous body ensures the material will not crack, yellow, or stain. The counters require no special cleaning products and are resistant to mold, fungi, and graffiti. Crossville Inc., Crossville, TN Circle 74 crossvilleinc.com

MARCH 2019

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Floor, wall tile Enchant HDP floor and wall tile is available in four marble looks in matte and polished porcelain. Each color and finish is offered in a range of sizes, with trim pieces also available. Florida Tile, Lexington, KY Circle 75 floridatile.com

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PRODUCTS

| interiors

Engineered surfaces The Black and White Collection includes 18 laminate patterns for engineered surfaces as additions to the company’s Virtual Design Library, an online boutique design collection. Patterns include Charcoal Eucalyptus, Vintage Houndstooth, Marble Fog, and Big Plaid. Wilsonart, Temple, TX Circle 76 wilsonart.com

GLASS THAT

STANDS OUT

EY Tower

TORONTO, ONTARIO with SunGuard® AG 50 and SunGuard® SuperNeutral® 68

Magnetic acoustic ceiling system The Switchblade acoustic ceiling system addresses the aesthetics and acoustics of spaces with existing tee grids. Made of individual baffles that attach to a grid with magnets, existing ACT tiles are untouched. The baffles are said to be easy to install and mix and match. The ceiling system is available in 17 colors of recycled PET felts and three design styles: Classic, Organic, and Geometric, all compatible with steel tee grids with flat 9/16- and 15/16-in. cross-sections. TURF, Chicago Circle 77 turf.design

GIC-EYTower-CommercialArchitecture.indd 1

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2/13/19 11:32 AM

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PROJECT

| windows

Landmarked Building Is A Window-Man’s Dream Replacing nearly 5,000 windows required first winning approval of the New York Landmarks Preservation Commission.

hen RXR Realty, New York, acquired the

It was to be no small task. At 2.3 million sq. ft., the

adjacent to the commercial westside piers. Its unique con-

Starrett-Lehigh building, which occupies

Starrett-Lehigh building is larger than the Empire State

struction offered railway freight cars access from the west-

an entire block on Manhattan’s western

Building, which opened less than half a year earlier and

side car float pier directly into the building for unloading

stands 83 stories taller.

and storage.”

edge, the original steel windows installed for its opening in 1931, were still in place. Given the building’s roster

Starrett-Lehigh had to be enormous. It was originally

Sheer size wasn’t Starrett-Lehigh’s only distinguishing

of high-end tenants—including Martha Stewart Living

built, according to its website, as “a novel solution to

trait. The building features continuous bands of horizon-

Omnimedia, Club Monaco US, Tommy Hilfiger USA,

freight distribution. The Starrett-Lehigh freight terminal,

tal windows, each curving at the inside and outside cor-

Scholastic Corp., and McGarryBowen advertising agen-

warehouse, and office building was built directly over the

ners of the building. It has nearly 5,000 windows, with

cy—RXR prioritized a window upgrade.

Lehigh Valley Railroad Co.’s working freight yard and

the typical window standing 5 ft. wide and 9 ft. high.

MARCH 2019

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PROJECT

| windows

Left. The Starrett-Lehigh building features continuous bands of horizontal windows, each curving at the inside and outside corners of the building. All told, it has nearly 5,000 windows, with the typical window standing 5 ft. wide and 9 ft. high. Photography: Lenny Casper Photography Right. The decision to replace or restore the existing windows had to be approved by the New York Landmarks Preservation Commission (LPC), which, among other duties, regulates the replacement of windows on individual landmarks or within historic districts in New York City.

Placed end-to-end, the windows would extend eight miles. Each of the windows in those bands features an operable vent, the placement of which alternates vertically from window to window, creating a “bouncing ball” effect, also known as “floating vents,” across each floor and façade. That operable vent, said Michele Boddewyn, AIA, president of Boddewyn Gaynor Architects (BGA), New York, the firm RXR contacted to manage the architectural investigation of the massive project, would become “the Rubik’s Cube” of the Starrett-Lehigh window upgrade. BGA’s senior project manager Michael Ankuda, AIA, led the team. Because of the scope of the job, Ankuda was coy as he approached various window manufacturers. “We were concerned that if the location was identified, everyone would think that they had a product meeting our needs,” he said. “Our first task was to identify those manufacturers interested in supplying eight or 10 units.” Maurice Benor laughed as he recalled Ankuda’s initial

Preservation Commission (LPC), which, among other

phone call. Benor is the New York City sales representa-

duties, regulates the replacement of windows on individ-

tive for Graham Architectural Products, York, PA, a man-

ual landmarks or within historic districts in New York

ufacturer of historic replica windows. Ankuda, who had

City. Starrett-Lehigh was declared a New York City land-

Doing so began with a 5,000-window audit. They

worked with Benor and Graham previously, said simply,

mark in 1986 and is part of the West Chelsea Historic

evaluated each window, checking the glass and the hard-

“Maurice, there’s a job, it has windows on it. Are you

District, designated in 2008.

ware, testing functionality, and looking for rust in the

mal situation in the building.” However, it wasn’t enough to say that. Ankuda’s team had to prove it.

The bar for approval was extremely high. How high?

frame and supporting frame. In many of the openings,

Benor had no idea the “job” referred to Starrett-

New York City’s Historic Districts Council (HDC) orga-

they discovered rust, an indication that water damage was

Lehigh, the building he calls “the window-man’s dream.”

nizes neighborhood residents in efforts to gain protec-

occurring in the building.

But Ankuda’s understated approach made sense.

tion for their communities and assists property owners

“Michael wanted people truly interested in producing a

through the LPC’s processes. HDC called the Starrett-

product that would closely match the existing steel win-

Lehigh project “the window job of the year (if not the

The result? The restored windows leaked air at least 15

dows. He wanted realistic numbers from people who

century),” adding, “if any windows deserve an above-

times more per square foot than Graham’s proposed win-

were going to work with him and not lowball him,” Ben-

and-beyond restoration or specially made replacements,

dow. When tested for water infiltration, Boddewyn said,

or explained.

it is these.”

the restored windows “failed miserably.”

interested?”

They also had a certified lab field test a few of the original windows before and after refurbishment.

Ankuda researched several window manufacturers to

Bill Wilder, Graham’s director of technical sales, said,

“The building was taking on water damage due to the

see if they could match the existing steel-window profiles.

“Landmarks didn’t want to see new windows. They want-

windows,” Wilder explained. “Painting them, re-glazing

He gave them all the same information and they in turn

ed the old windows to be restored. But the windows

them, re-puttying, re-caulking them, adding weather

submitted drawings and details. Ankuda then reviewed

leaked a lot of air. They weren’t very thermally efficient

stripping didn’t stop that. I’ve seen that in other build-

their profiles and sightlines with the owners. Graham

from a U-value standpoint or an air-infiltration stand-

ings, too; even after you refurbish them, the old steel

emerged the winner, but the journey was only beginning.

point, and the windows did very little to reduce the solar

windows don’t stop wind-driven water from coming in.

heat gain. So you had significant seasonal temperature

The reality is, they just leak.”

APPROVAL NEEDED

fluctuations, which would increase heating demands in

Additional tests were performed. An acoustic consul-

The decision to replace or restore the existing windows

the winter and air conditioning loads in the summer.

tant determined new windows would reduce noise infil-

would have to be approved by the New York Landmarks

And, the fact was, restoration wouldn’t improve the ther-

tration by 50%. That was important, too, since BodCOMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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PROJECT

| windows dewyn said in one of the lower-floor conference rooms, conversation depended on the rhythms of a nearby traffic light. When the light was green, traffic roared and

Satisfying Review Boards S

atisfying the critical eye of review boards adds an extra degree of difficulty to any job. Review boards exist to protect their jurisdiction’s historic resources and character

through the preservation, protection, and development of historic structures, sites, and areas. So, yes, they want windows that offer contemporary thermal performance, but they also want windows that match the ones they are replacing. Here are some insights Graham Architectural Products’ Bill Wilder has gained over the years.

•

Different review boards have different priorities. More than anything, Wilder said, national and state boards want to preserve buildings.

They will sometimes make concessions if failure to do so will prevent a building from being saved. Municipal review boards are often more unyielding. “And that’s not a bad thing,” Wilder said. “They’re the ones who live in the neighborhood. They see it every day. When you have a building that’s very significant to an area, such as Starrett-Lehigh, it should be held to very demanding criteria.”

•

Be prepared to explore all options. When it comes to windows, owners of historic properties have three alternatives: repair,

retrofit, or replace. The ultimate decision, however, is sometimes made by the historic review board and not the owner. According to Wilder, the first priority of any review board is, “Can the original windows be saved?” For Starrett-Lehigh, answering this question required a visual survey of each of the 5,000 windows. It required certified lab tests of a sample of windows before and after refurbishing. It required mockups, reports, and hearings. When the Landmarks Preservation Commission finally agreed that, yes, refurbishing was not practical, it then wanted to know if the windows could be replaced in-kind. That meant finding a source of new steel windows capable of matching the original windows’ sightlines. Cost and thermal performance eliminated this option, said Michele Boddewyn, AIA, president of Boddewyn Gaynor Architects. Replacement became the only realistic alternative.

•

Don’t go it alone. Experience in dealing with review boards is vital. Historic consultants Higgins

Quasebarth & Partners, New York, played an important role in helping Starrett-Lehigh navigate the review process. Review boards appreciate expert assistance, too. In its Fact Sheet titled, “Repairing, Retrofitting and Replacing Windows,” the New York City Landmarks Preservation Commission says, “Consider hiring architects, suppliers and/or contractors with experience working on historic buildings to come up with the best approach when replacing windows.”

•

Research the rules. Projects seeking state or federal tax credits face deadlines for completion. Since

Starrett-Lehigh was dealing with the New York City Landmarks Preservation Commission, a municipal approval board, it had no hard deadline. “Researching the rules” applies to the regional code, too. Regional codes often specify thermal performance. They can require you to meet a certain U-value or ensure a certain amount of fresh air. As an individual landmark, Boddewyn said Starrett-Lehigh was exempt from complying with the local energy codes. “However,” she added, “from a property-management and also tenant-comfort point of view, it was important that the custom window design of the insulated glass unit (IGU), the argon gas, and the low-e coating met energy-code requirements. This has resulted in a dramatic reduction of the winter heating costs.”

conversation stopped. When the light turned red, traffic slowed and conversation resumed. RXR hired a separate firm to conduct an energy-model analysis for the building. Despite using conservative estimates for a replacement window’s performance data, the firm projected annual savings (at 2012 energy rates) to be around $1.2 million. Clearly, replacement was the preferred option. LPC agreed. FINDING A SOLUTION

From the beginning, RXR was hoping to complete the project with an off-the-shelf solution. For the presentation to the LPC, Graham drew up details and created a fullsize mockup of the 6700 Series window originally endorsed by the owners. Although the window met all LPC criteria, the LPC rejected it, sighting the aforementioned Rubik’s Cube—the floating vent and supporting muntins were too thick. In the ensuing give-and-take, LPC offered some helpful leeway. As Wilder explained, “The original vents were center pivot on the horizontal axis, which does not perform well for air and water. And the LPC quickly realized no one could do that horizontal pivot. So they agreed to let us hinge the new vent from the top as an awning-type vent. While the concession is a typical step in the process, I think it was a bigger deal on this project since the windows and the vents were really the critical defining feature of the exterior façade.” Meanwhile, it was around this time that Wilder was discussing windows with National Park Service, Washington, representatives. They indicated there were countless old warehouse-type buildings across the United States with windows similar to Starrett-Lehigh’s. “They kind of made a point,” he said. “Nobody had done a good job of recreating that floating vent in the old steel, true-divided windows found in all these old factories and warehouses. If you were going to devote resources to developing a window, that would be an area where they felt there was a need.” That was fresh in his mind when news of the rejection came down. “Maurice and I had a conversation and I remember saying, ‘You know what? This is an opportunity.’ And he agreed. There was that little voice in the back of our heads, like, this is the type of job that can pay for the R&D for a new product that is unique to the industry.” “After the first rejection from LPC, we knew the project was shifting towards a custom product,” Ankuda said. “Time and cost implications entered the equation. It took some time for Graham to sort it out amongst themselves, but they committed to R&D a custom matching unit.” DIFFERENT THOUGHT PROCESS

A number of stars aligned over Graham’s York, PA, headquarters. The company embraced what Wilder called, “a whole different thought process of designing and manufacturing.” Included was the purchase of high-end European CNC (computer numerical control) equipment and the embrace of a CNC-based system. The company then took the window it developed for 525@Vine, a National Park Service job in Winston-Salem, NC, and reengineered it, using its new philosophy and technology to create a radical design for narrow-sightline true muntins, giving them the strength necessary to support the floating vent. That breakthrough allowed Graham to replicate and incorporate the floating vent without altering the look of the small horizontal muntin bars that supported it. Development and certification took more than a year, but when Graham unveiled its breakthrough SR6700—with the narrow sightlines and floating-vent appearance that are the signature of the window-centric building—approval followed shortly thereafter. “Our design guys really rose to the occasion,” Wilder said. “We had to step away from what we had traditionally done. Then we had to take some things that were

MARCH 2019

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PROJECT

| windows

GOOD

BETTER

BEST EXACTLY.

Each of the windows in the horizontal bands features an operable vent, the placement of which alternates vertically from window to window, creating a “bouncing ball” effect, also known as “floating vents,” across each floor and façade.

already being done in the industry and add some of

upper ten floors were difficult to distinguish from the

our own ideas that were totally new. And we created a

originals still in place on the bottom floors. That, Bod-

window.”

dewyn said, was his “done good” moment.

Additional hurdles awaited.

The project is expected to receive a 2019 Lucy G.

As Wilder explained, “There is a serpentine pattern

Moses Award from the New York Landmarks Conser-

to the windows on the setbacks, and replicating all the

vancy, an organization that has led the effort to preserve

mullions was a particular challenge. Every corner, ev-

and protect New York City’s architectural legacy for

ery angle, had to be custom-made and matched.” Plus,

more than 45 years. The Moses Awards, considered “the

the building was occupied, making installation a chal-

Oscars of Preservation,” are the conservancy’s highest

lenge. Since the windows had to be removed and re-

honors for outstanding preservation efforts.

placed from the interior of the building, nighttime in-

“We’re all proud of what the team has achieved at

stallations optimized the process and minimized

Starrett-Lehigh,” said Marcelo Renzi, senior vice presi-

tenant inconvenience.

dent, design and construction, at RXR Realty. “It took

Although it was a long road with periods of uncer-

us a long time to get here, but what a change it has made.

tainty, Boddewyn remembers a winter’s day when

I want to thank the BGA and the Graham teams for all

Ankuda viewed the building from about eight blocks

their hard work and commitment. We could not have

away. To his delight, the replacement windows in the

been successful without them.” CA

Want more information from Graham Architectural Products (grahamwindows.com)? Circle 5 on the Reader Service Card. Sources listed below are linked at commercialarchitecturemagazine.com/1903graham.

• RXR Realty, rxrrealty.com

• New York City’s Historic Districts Council (HDC), hdc.org

• Starrett-Lehigh Building, starrett-lehigh.com

• New York Landmarks Conservancy, nylandmarks.org

• Boddewyn Gaynor Architects, boddewyngaynorarchitects.com

• National Park Service, nps.gov/subjects/historicpreservation/index.htm

• New York Landmarks Preservation Commission, www1.nyc.gov/site/lpc/index.page

• Higgins Quasebarth & Partners, hqpreservation.com

CIRCLE 208

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PRODUCTS |

windows & doors EDITORS’ CHOICE

Customized acoustic glass Sanctuary Glass: • Provides acoustic performance • Sound-absorbing lamination • 44 STC rating

Sanctuary Glass provides acoustic performance through a combination of wide, asymmetrical spacing between panes, sound-absorbing lamination, and thick glass panes in differing widths. Glazing, combined with the tightly sealed and thermally broken window design, provides products with sound protection, energy performance, and visible transmittance. The glass configuration can be used with any of the company’s product lines. Third-party-testing results reach 44 STC (Sound Transmission Class) and 37 OITC (Outside Inside Transmission Class). Zola Windows, Steamboat Springs, CO Circle 78 zolawindows.com

Hardware options Two hardware options coordinate with the VistaLuxe window collection. Ashlar handle for casements and awnings has a square silhouette. The crank-out handle is available in white, satin nickel, rustic umber, and matte black. The Dallas handle-set lever for inswing entrance doors is brushed gold and escutcheon, turn knob, and key cylinder are matte black. Kolbe Windows & Doors, Wausau, WI Circle 79 kolbewindows.com

Door control Custom door-control systems open or close doors for traffic flow, with operation controlled from inside or out. Most systems include an emergency call plate and fail-safe to lock or unlock doors in a system failure or emergency. DeltrexUSA, Bronx, NY Circle 80 deltrexusa.com

Mortise lock for sliding doors

Skylight conversion kit The Capped Conversion Kit converts old, capless skylights to a capped system. The kit includes a universal-fitting polycarbonate dome, custom-sized aluminum cap built specifically for the unit or smoke-vent make and model, and Tek screws with EPDM gaskets. The product is said to eliminate leaking and cracking. There are no exposed edges. Skyco Skylights, Costa Mesa, CA Circle 81 skycoskylights.com

MARCH 2019

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The PD95 mortise lock for sliding doors has a locking entry function that provides a quick emergency exit to help meet code compliance. The lock’s design features a solid-brass deadbolt with a 1-in. throw, self-retracting hook with a non-marring latch bolt, 2-mm-thick faceplate in either stainless steel or brass, and trim-locking device for emergency egress. The deadbolt automatically releases with a push of the inner handle in case of emergencies, and the ADA thumb turn helps meet code compliance for commercial projects such as entryways, patios, and classrooms. INOX, Sacramento, CA Circle 82 inoxproducts.com

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PRODUCTS

| windows & doors

Expanded color options Expanded exterior color options for the company’s 1620 single-hung and 1630 single-slider product lines now include bronze and black exterior laminates. Available only with white interiors, each can be also ordered with the company’s fin, finless, and flange frame profiles to support new construction and replacement projects. Available in two- and three-lite configurations, each also includes a DP-50 option to enhance coastal-area performances. MI Windows and Doors, Gratz, PA Circle 83 miwindows.com

Dynamic glass SageGlass Harmony dynamic glass is a glazing solution said to enhance building-occupant experience by maximizing visual and thermal comfort. The glass provides daylight, heat, and glare management while maintaining a natural and seamless connection to the outdoors. The product uses a gradual in-pane tint transition from fully clear to fully tinted. Saint-Gobain, Faribault, MN Circle 84 sageglass.com

Pilkington Spacia™ Vacuum Insulated Glazing The thermal performance of conventional double glazing in the same thickness as a single pane for historical restoration.

1.800.221.0444

buildingproducts.pna@nsg.com CIRCLE 209

www.pilkington.us

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PROJECT

| exteriors

The Wharf Ties Riverfront To Rooftops A riverfront neighborhood leverages green roofs to manage stormwater and support sustainability. The vegetative roof assemblies atop buildings throughout The Wharf and at ground level are integral to complying with the District of Columbia’s mandates for managing stormwater runoff. All photos courtesy of the Hoffman-Madison Waterfront.

tretching for nearly a mile along the shore of the Potomac

membrane assembly (PRMA) systems for vegetative roofs on several

River in Washington’s Southwest quadrant, The Wharf is

buildings throughout The Wharf area.

a mixed-use development that includes elevated spaces for

While the vegetated green roof assembly for each building fea-

gathering using a network of green roofs. Each building’s green roof

tured unique plants and landscaping, the design concept and materi-

also adds interest to the skyline with a variety of foliage and green

als were selected to manage stormwater runoff. PPSI and Owens

spaces.

Corning had previously developed the PRMA assembly for the U.S.

Roofing contractor James Myers Co., Beltsville, MD, worked with Preservation & Protection Systems (PPSI), Laurel, MD, and Owens Corning, Toledo, OH, to design and install protected roof 32

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

Coast Guard headquarters, Washington, and were pleased with its performance. “Since its installation at the Coast Guard headquarters in 2013,

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PROJECT

| exteriors

Architecture throughout The Wharf evokes a diverse sense of community with green roofs providing a unifying theme.

Codes Call For Vegetative Roofs V

egetative roofs are prolific across the nation’s

In addition to the Potomac, D.C. waterways include

unique vantage for viewing several national landmarks

capital. The District of Columbia Department of

the Anacostia River, Rock Creek, and the Chesapeake

and delivering valuable usable space in a densely

Energy notes there are currently more than 3 million

Bay. Commercial buildings throughout the District

populated area.

sq. ft. of vegetative roof in the District. Previous roof

make use of an innovative cistern system, permeable

The specification and installation of protected roof

designs that influenced the vegetative-roof assemblies

pavements, and substantial vegetative bio-retention

membrane assembly (PRMA) systems for vegetative

at The Wharf include several high-profile buildings

using a network of vegetative roofs. According to

roofs is an integral part of complying with the District’s

including MGM Casino, the National Museum of African

Jeffrey Seltzer, PE, acting director, Natural Resources

requirements to manage stormwater runoff and to

American History and Culture, National Museum of

Administration, Department of Energy & Environment,

support developers’ vision of spaces integrating nature

American Indians, and the National Archives. One of

Washington, regulated development projects in the

into the occupant and visitor experience. The District

the largest vegetative roofs in the nation, spanning

District are required to install practices that retain

has mandated green roofs and specified stormwater

approximately 500,000 sq. ft., sits atop the Douglas A.

runoff from a 1.2-in. storm event typically through green

retention rates relative to a building’s footprint. As

Munro U.S. Coast Guard Headquarters in Washington.

infrastructure and capture/reuse systems employing

the District also specifies the ratio of pervious versus

The innovative assembly used on the Coast Guard

cisterns.

impervious surfaces, contractors constructing buildings

headquarters served as a model for the assembly of

Vegetative-roof assemblies are a key tool employed

in The Wharf were challenged to achieve the mandated

several vegetative roofs throughout the D.C. area and

to help control the flow of stormwater into cisterns. The

area of greenspace, considering the requirements of

in The Wharf.

Wharf also uses these elevated spaces to provide a

vegetation and adequate sidewalk/surface areas.

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MARCH 2019

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PROJECT

| exteriors

Vegetative roof assemblies provide spaces for cocktails, public gatherings, and a unique perspective for viewing the city’s waterfront and monuments.

FEATURED PODCAST

Understanding Vegetative Roof Systems CLICK HERE FOR MORE

MARCH 2019

we’ve had no leaks,” said Steve Gordon, president of PPSI.

700,000-gal. cisterns that collect and control the release of water.

The PRMA installed on more than half of the roofs in The Wharf

Wind in the region presents an additional challenge for The

used Owens Corning FOAMULAR 404 and 604 extruded polysty-

Wharf’s vegetative roofs. Rock curbs from Hanover Architectural

rene insulation (XPS). The XPS insulating material was selected

Products, Hanover, PA, help mitigate against winds coming in off the

based on its compressive strength and ability to support a breadth of

riverfront. Other materials used in the PRMA assembly included wa-

overburden materials including plants, pavers, and a unique network

terproofing membrane 790-11 Hot Rubberized Asphalt the by Henry

of pedestals and basins holding the soil in place. “We wanted an

Co., El Segundo, CA. EMSEAL, Westborough, MA, expansion

insulation with the water resistance to handle a variety of overburden

joints tied together air barriers in the roofing system. Hanover Archi-

types including plants and trees and the PSI to support pavers,” said

tectural Products provided the pavers, and sedum mats were supplied

Joe Schneider, RRC, senior project manager at James Myers.

by Sempergreen, Odijk, The Netherlands.

The insulating material was also used in building-enclosure areas throughout The Wharf to deliver energy performance with its high

CHALLENGES

R-value. Structural basins under the roof pavers held soil at depths to

Meeting construction deadlines is always a concern, but the

4 ft., demanding a high PSI insulation. Beyond water resistance and

high-profile events surrounding the grand opening of The Wharf

strength, the XPS insulation helps control water flow as seams in the

project meant there was no room for delay. A concert by home-

insulation help slow drainage, and helps avoid overwhelming drain-

town rock band the Foo Fighters at the Anthem music center

age systems.

officially launched the opening. The concert sold out quickly, filling

As rooftop plants and vegetation soak up the rainwater, the insu-

the Anthem to its 6,000-occupant capacity. As the days toward the

lation helps to control the flow of water from the plant layer, growing

grand opening counted down, the District’s sweltering summer cli-

media, and filter/drainage layer to the waterproofing layer and hori-

mate brought temperatures in the mid 90’s, and construction teams

zontally to a series of overflow vaults. The Wharf makes use of

worked around the clock to complete Phase 1.

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PROJECT

| exteriors

to area attractions and events that draw traffic into the District. For example, the Washington Nationals schedule featured a number of weeknight baseball games, and trades

About The Wharf A

were required to clear the streets three hours before the first pitch of each home game. While assuring schedules were maintained, the contractor also had to ensure safety and quality were not compromised. The opening of Phase One brought together the District to create a one-of-a-kind

s a community that engages visitors in experiences along the riverfront, The

public space that has reenergized one of America’s most historic riverfronts. The addition

Wharf delivers the most public space to the District of Columbia since the

of green spaces atop the buildings has provided a new vantage point from which to take

redesign of the national mall in 1902. In addition to offering 14 acres of parks and

in one of America’s most beloved waterways, while helping achieve sustainability and

public space, it features a variety of water activities including kayaking, paddle

stormwater management objectives. CA

boarding, and water taxis. The vegetative roofs are also an important component of The Wharf’s commitment to sustainability. Measures to support sustainability started at the master-planning stage and development was designed to achieve LEED ND Gold while targeting LEED Gold or Silver for individual buildings. The Wharf exceeds many of the requirements of the District’s Green Building Act and the Anacostia Waterfront Initiative. Developed in phases, Phase One of The Wharf took nearly 15 years to complete. Phase One opened on October 12, 2017 and consists of 2 million sq. ft. of space. The final phase is scheduled for completion in 2022. Upon completion, The Wharf will include 1,375 residences, 945,000 sq. ft. of office space, and 800 rooms in four hotels. A visitor unfamiliar with the project would likely be surprised to learn that the individual buildings are part of a planned community. Cobblestones coexist with glass and steel. Canopies are at different heights and of various shapes.

Want more information from Owens Corning (owenscorning.com)? Circle 6 on the Reader Service Card. Sources listed below are linked at commercialarchitecturemagazine.com/ 1903owens.

• James Myers Co., jamesmyersco.com • Preservation & Protection Systems, ppsimd.com • Hanover Architectural Products, hanoverpavers.com • Henry Co., henry.com • EMSEAL, emseal.com • Sempergreen, sempergreen.com

The narrow streets and alleyways that project old-world charm posed challenges during the construction process. “It was an incredible spectacle of logistics to see huge cranes hoisting trees above traffic and truckloads of extruded polystyrene insulation snaking their way through narrow corridors during construction,” said Tiffany Coppock, commercial-building-systems specialist at Owens Corning. Perhaps The Wharf’s diverse look is the result of having nine different architects to design the first nine buildings. Amid all this diversity, the Promenade is a central walkway tying the community together and giving The Wharf its most striking attribute—a sense of community. The Wharf attracts visitors and residents not only during the summer months, but throughout the year. Events such as ice sculpting, Curling & Cocktails, and Broomball & Brews keep the public engaged and interacting at The Wharf throughout the year. Nearly every holiday has a special event—including bagpipers on St. Patrick’s Day, Petalpalooza for the annual cherry-blossom celebrations, and a Chihuahua race for Cinco de Mayo. At its heart, The Wharf is a gathering place and much of that gathering takes place on the highly engineered rooftops.

“The magnitude of completing multiple buildings against a very tight timeline was a challenge felt by all of the contractor trades on site,” said Brian Davis, general superintendent at James Myers. With so much work occurring at once, scheduling and coordinating the logistics required of multiple trades was key to success. “As we installed pavers with elevated blocks, we were working throughout the night, seven days a week, the final 60 days of the project,” Davis said. For contractors taking on such high-profile projects, Davis said it’s critical to be prepared to adapt, expect the unexpected, and maximize communications with all trades working on a project. During the final three months of construction at The Wharf, weekly coordination meetings evolved into daily meetings with precise schedules for exactly what team members would be working in what area at a particular time. According to Davis, the challenge of building nine buildings over six blocks made traffic bottlenecks the biggest challenge. Careful attention was paid not only to the District’s notorious rush-hour traffic but also

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WhiteWalls.com | 800-624-4154 CIRCLE 210

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PRODUCTS |

exteriors

EDITORS’ CHOICE

Formaldehyde-free insulation

Tile, metal underlayment Premium HT Tile & Metal: • Self-adhering roof underlayment • Fiberglass-reinforced core

Formaldehyde-free Cavity-SHIELD is an NFPA 13-compliant, fiberglass batt insulation for concealed spaces in multifamily buildings. The product provides an alternative solution to sprinklers in the interstitial space. The fiberglass batts are a noncombustible insulation product made up of long, resilient glass fibers bonded with thermosetting resin. The batts are designed for use in concealed spaces between floors, serving as a passive fire solution for limiting potential flame spread between and through floors. Johns Manville, Denver Circle 51 jm.com

• UV exposure 180 days

Premium HT Tile & Metal is a self-adhering roofing underlayment composed of a high-grade, reinforced polyester fabric laminated to a high-temperature asphalt adhesive system. The product also has a fiberglassreinforced core for extreme durability. A 3-in. selvedge edge ensures a secure, monolithic seal. The surface fabric offers excellent foot traction. UV exposure is 180 days. Used as a whole-roof underlayment, it is said to withstand the high temperatures created by metal and tile roofing with a high temperature rating of 250 F. Reportedly, the top surface bonds well with foam adhesive systems and works well with nail-down tile roofs. It may also be used underneath cedar shakes and synthetic or asphalt shingles. It is self-sealing around common roofing fasteners to ensure a complete waterproof barrier. The underlayment has a thickness of 60 mils and is available in a 36-in. x 67-ft. roll. The product meets ASTM D 1970 and TAS 103-95 standards.

Drainable wrap Drainable wrap uses a layer of multi-directional polypropylene fibers that diverts bulk water from exterior wall cavities, creating a highly efficient drainage gap that sheds more bulk water than traditional house wraps. The wrap includes with a lifetime-limited warranty and meets code requirements for drainage efficiency. TYPAR, Old Hickory, TN Circle 52 typar.com

Adhesive/primer for EPDM membrane CAV-GRIP III low-VOC adhesive/primer can now be used to bond Sure-Seal, Sure-Tough, and Sure-White EPDM to horizontal substrates for warranty terms to and including 20-year, 90-mph designs. The product can be applied in temperatures as low as 25 F. With a fast tack time of less than 5 min., the product can be applied with a spray gun. Carlisle SynTec Systems. Carlisle, PA Circle 53 carlislesyntec.com

MFM Building Products, Coshocton, OH Circle 50

800.PAC.CLAD pac-clad.com

mfmbp.com

Circle 250

MARCH 2019

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PROJECT

| hvac & plumbing

Mater Dei High School, Santa Ana, CA, is the largest non-public school west of Chicago. An old 1-million-Btu boiler was replaced with six Noritz tankless water heaters.

High School Embraces Multi-Unit Tankless System Replacing a malfunctioning boiler with six tankless water heaters meets hot-water needs efficiently and affordably at a California school.

ater Dei High School, Santa Ana, CA,

over several years, but it seemed to be getting worse

MOVING TOWARD TANKLESS

opened its doors in 1950 on a founda-

and worse,” explained Steve Ritter, executive director

The disadvantages of the boiler were clear. It was large

tion of Catholic values and academic

of facilities at Mater Dei.

and bulky, which made it nearly inaccessible for regu-

excellence. Today, with 2,100 students enrolled, it

The school called on James Motis, owner of

lar maintenance. Inefficient operation meant it fired

is the largest non-public school west of Chicago. Its

Prevent Backflow Plumbing, East Anaheim, CA, to

even when hot water wasn’t needed in order to keep the

acclaimed athletic program boasts several alumni who

solve its water-heating problem. A 30-year industry vet-

stored water at setpoint temperature. Perhaps worst of

have gone on to play in the NFL, the NBA, and MLB.

eran, Motis specializes in commercial projects, and his

all, it represented a single point of failure—the school

Like any institution, Mater Dei’s success depends

customers include Subway, Panda Express, and the

was completely dependent on it for all hot water needs.

on the quality of its people and facilities. So when an

Natural History Museum of Los Angeles. Motis had

Initially, Motis and the school considered replacing

old, 1-million-Btu boiler began malfunctioning and

already dealt with multiple service calls for the boiler.

the old boiler with two boilers. Here, at least, two units

placing the hot-water needs of the entire school in

Its heat exchanger was wearing out, and a replacement

provided a limited level of redundancy, but the prob-

jeopardy, officials knew they needed to act. “We had

was no longer available on the market. The boiler had

lems with the storage tank and inefficient operation

been experiencing perennial problems with the boiler

reached the end of its life, and it was time to replace it.

would have continued. As a result, Motis considered a COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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PROJECT

| hvac & plumbing

The tankless system provides redundancy of operation, efficient performance, compact design, and simple serviceability.

second option: replacing the old boiler with several tankless water

to provide hot water. “This makeshift install held out as long as it

heaters from Noritz America Corp., Fountain Valley, CA, which

needed to, and I received no hot-water complaints from the

he had successfully installed in more than a dozen other applica-

school,” he recalled.

tions and with which he felt very comfortable. “Installing six tankless water heaters banked together in a rack system would

MULTI-SYSTEM ADVANTAGES

have cost roughly the same as putting in two new boilers,”

With the 2018 release of the NCC199CDV unit, there was a

explained Motis. “The advantages, however, would have been

new delay. With school in session, installation had to wait until

their redundancy of operation, efficient performance, compact

March, when the school would be closed for the Easter holiday.

design, and simple serviceability.”

which included connecting six tankless water heaters into a

tankless system sounded extremely energy-efficient and a perfect

banked system before making the final water connections. Noritz

fit for our hot water needs,” he said.

offered the option of prefabricating the units for Motis, saving

There was one problem. When the need surfaced in late 2017,

MARCH 2019

This gave Motis about one week to complete the installation,

Ritter was convinced by Motis’ confidence. “The on-demand

him between three and four days of labor.

Noritz did not yet have units certified for common venting—its

Prior to the installation, Noritz technicians connected the six

NCC199CDV commercial tankless water heaters, designed

water heaters on a custom-engineered rack and pre-sized the gas

expressly for that purpose, were due to release in January 2018.

and water supply lines. The system was also designed for flexible

Motis and school administrators insisted on common venting

transport and installation on the job site. “I really liked that they

for the time and labor savings it would allow. “Being able to vent

left both ends of the rack open because it allowed me to set it

a system of water heaters through one common pipe eliminates

wherever I wanted on the jobsite,” said Motis.

the need for multiple roof penetrations and the leak prevention

There are several advantages to having a multi-system tankless

concerns that accompany them,” explained Motis. Common

setup. The units provide redundancy of operation. If one happens

venting also allows fewer support hangars and a cleaner aesthetic

to go offline and needs to be serviced, the remaining units split

for the completed project.

the Btu demand to maintain the setpoint temperature. This capa-

Since the new common-vent-capable units were only a few

bility keeps hot-water-reliant operations running, even if one or

months away from release, Motis decided to postpone the instal-

more units need servicing. If all remaining heaters have reached

lation. During the interim, he connected a Noritz NR111 tankless

maximum demand, then the flow rate will be reduced slightly to

water heater he had in-shop to a 600-gal. storage tank at the school

lower the Btu input and maintain the setpoint temperature.

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

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PROJECT

| hvac & plumbing

Venting was accomplished using polypropylene for the exhaust and PVC for intake.

He also noted the ease with which future maintenance can be accomplished compared with the old boiler. Not only is the multi-system more compact and easier for service personnel to maneuver around, but also maintenance promises to be less expensive. “The cost of replacing the heat exchangers for several tankless units is lower than replacing one heat exchanger for a boiler,” Motis said. “That was another big selling point.” Since the installation in late March 2018, the system has been functioning as designed. “Typically, no news is good news in the facilities business, but we haven’t received any hot-water complaints,” said Ritter. “The new system generates hot water quickly, efficiently, and meets our every need. Moving forward, we’re confident it will continue to outperform our old system and lead to energy savings, thanks to its efficiency.” CA

Want more information from Noritz America (noritz.com)? Circle 3 on the Reader Service Card. Sources listed below are linked at commercialarchitecturemagazine.com/1903noritz.

• James Motis, preventbackflowplumbing.com • Mater Dei High School, materdei.org

Modulation technology also enables the system to track and meet any hot-water demand with pinpoint accuracy, matching energy consumption to present requirements. Unlike storage-tank heaters, there are no standby losses resulting from the burner firing during periods of non-use. When combined for larger commercial applications, the entire system modulates (adjusts) Btu usage to match demand. Load balancing ensures that operation is equalized across all units, so one doesn’t suffer undue wear and tear. This efficient performance, along with the need for one less circulator pump, almost certainly means the school will experience energy savings, although it will take several months to measure. The prefabricated tankless system arrived at Mater Dei ready to be connected. Motis spent about one day setting the unit and making the necessary water, venting, and gas-line connections. Venting was accomplished using polypropylene for the exhaust and PVC for intake, although Motis explained he would use polypropylene exclusively on future jobs. “The polypropylene was so much lighter and easier to install than the PVC,” he said. “Not having to lug the heavy PVC around the jobsite and struggle to hang it on the brackets is a huge time and effort saver. Aside from the heavy PVC, he reported no challenges with the installation. “As a single-man operation, getting everything built and connected over the spring-break window might have proved challenging if not for the relative ease-of-installation

Wooster Products Inc 1000 Spruce St | PO Box 6005 | Wooster, Ohio 44691 sales@wooster-products.com | www.wooster-products.com

offered by the multi-unit system,” he explained. CIRCLE 211

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PRODUCTS |

hvac & plumbing

EDITORS’ CHOICE

VRF system Multi V 5 variable refrigerant flow system uses LGRED° (Reliable to Extreme Degrees) heat technology. Available in a range of capacities, including a compact 20-ton single frame, the system has an expanded operating range to work in ambient conditions to –22 F. The system uses Advanced Smart Load Control and Comfort Cooling intelligence that measure ambient-air humidity and temperature to monitor changing weather condition in real time, adjusting operation before the change impacts indoor comfort. LG Electronics USA, Alpharetta, GA Circle 55 lghvac.com

Absorption chillers, heat pumps York absorption chillers, heat pumps: • Use water as a natural refrigerant • Two-step evaporator-absorber

Stainless-steel shower shelves A line of brushed stainless-steel shower shelves complement Style shower grates and can be used in tiled showers. Shelves are available in the Curve and Floral patterns to match the company’s point and linear drains. Made with 5/32-in.-thick stainless steel, the shelves require no special installation tools. Five shapes and sizes are available. Schluter-Systems, Plattsburgh, NY Circle 56 schluter.com

• Requires lower generator temperatures

York absorption chillers and heat pumps use a natural refrigerant (water) and are driven by waste or other low-cost heat sources. The line uses a two-step evaporator-absorber/parallel flow design enabling a lower salt concentration, requiring less energy input. The evaporator and absorber are split into lower and upper sections. This creates two different pressure levels, enhancing absorption compared to a conventional cycle. The different pressure levels divide the cooling load and the absorption process into two parts. The two-part process is said to effectively save about 10% in energy usage when compared to a traditional, single-step evaporator/absorber design. As a result, absorption requires lower generator temperatures, producing less noncondensable gas and less purging frequency. Johnson Controls, Milwaukee Circle 54 york.com

MARCH 2019

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Storm-class louver Louver Type SCV302 is an addition to the Storm Class line. Using 3-in.-deep vertical rain-resistant blades, the unit is AMCA 500-L certified for Air Performance, Water Penetration, and Wind-Driven Rain; AMCA 540 listed for Large Missile Impact; and AMCA 550 listed for High Velocity Wind-Driven Rain. The aluminum-extruded louvers can be specified with a variety of options in a wide range of architectural finishes. Airolite, Schofield, WI Circle 57 airolite.com

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PRODUCTS

| hvac & plumbing

Wind-driven-rain louver The EME3625DFLMD 3-in.louver is listed to Air Movement and Control Association (AMCA) standards 540 for impact testing and 550 for high-velocity wind-driven rain. The product meets a wind load of 80 psf and satisfies the AMCA 550 standard, which is tested at wind speeds of 110 mph and a rainfall rate of 8.8 in/hr. Closely spaced vertical blades prevent penetration of wind-driven rain, earning a Class A efficiency rating at 29 mph and 50 mph. Ruskin, Grandview, MO Circle 61 ruskin.com

Stainless-steel fittings MegaPress Stainless XL fittings are available for 2 1/2-, 3-, and 4-in. pipe. The fittings join the current sizes to create solutions for a range of applications, including maintenance and repair. Designed for Iron Pipe Size (IPS) stainless steel, the fittings reportedly make secure connections in seconds. Available in 304- and 316-stainless steel, the fittings are approved for use with Schedule 10 to Schedule 40 pipe. Viega, Broomfield, CO Circle 58 viega.us

Boiler series NFC series stainless-steel fire-tube combi-boilers are available in two sizes, NFC-175 (175,000 Btu/hr.) and NFC-200 (199,900 Btu/hr.), each providing 95% AFUE, 11:1 turndown ratio, PVC venting to 150 ft., high-altitude approval to 10,100 ft. The units use a low-profile burner for ease of service, advanced controls offering intuitive user navigation, a built-in DHW module (pump, flat-plate heat exchanger, 3-way valve, mixing valve, water adjustment valve and auto water fill valve), common venting capability to 8 units, cascading capability to 16 units, and built-in hardware to connect as many as three zone pumps without a need for additional external controllers.

Energy-modeling software Cypetherm with EnergyPlus energy-modeling and report-generation software simulates HVAC energy demand and consumption in a building with Airstage VRF systems and compares results with other HVAC equipment. Potential energy savings and ROI values are estimated. The software is pre-loaded with weather data from more than 200 U.S. cities. Default values are selected based on building type. Fujitsu General America, West Fairfield, NJ Circle 62 fujitsugeneral.com

Navien, Irvine, CA Circle 59 navieninc.com

Strut support KnuckleHead strut support has a sleek look with ribs flanking each side of the head. The device has a 1 1/8-in.-deep cavity for holding a standard steel strut. When mechanically fastening the strut into place, bolts or screws pass through the side of the head into the metal strut. The design has a flat surface, instead of the previous curved design, providing a tighter fit between screw and head. Green Link, Kalamazoo, MI Circle 60 greenlinkengineering.com

Thermostatic mixing valve Safe-T-Zone thermostatic mixing valves (TMVs) regulate water temperature whenever an eyewash or emergency shower is activated, making tepid water easily available, resulting in equipment that performs to all required industry safety standards. All TMVs use solid brass, lead- free construction and are available in high capacity STW-350 (62.5 gpm), medium capacity STW-362 (38 gpm), and low capacity STW-370 (9.7 gpm) options. Optional accessories include stainless-steel flush or surface-mount cabinets for corrosion resistance with integrated locks and mounting brackets. Speakman, Concordville, PA Circle 63 speakman.com

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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PROJECT

| lighting

Syrios SY606 pendant, with an up and downlight, was selected as the predominant fixture throughout common spaces and corridors. Photography: John D’Angelo

Lighting Ambiance Contributes To Work Environment Illumination is anything but corporate at Microsoft Technology Center.

icrosoft recently moved its regional technology and training center from Southfield, MI, to downtown Detroit’s central business district, taking advantage of that area’s growing technology hub. It

occupies the fifth floor of One Campus Martius in a 45,000-sq.-ft. space. On any given day the technology center plays host to customers and Microsoft executives and employees, using the facility for R&D, product demonstrations, training, and meetings. While many of the rooms are designed for function, three informal gathering areas and wide-open corridors anchor the overall space. The aesthetic combines residential and commercial design elements, using furniture, area rugs, and wall elements traditionally associated with residential design. Illuminart, the lighting division of Peter Basso Associates Inc., Troy, MI, was brought in to address the diverse lighting requirements for the project. “There is definitely more of a hospitality vibe,” said Elizabeth Williams, lighting designer at Illuminart. “It’s a comfortable, visually interesting space, with areas for clients to sit and enjoy themselves without feeling too corporate.” Lighting in the common spaces and corridors is intended to set a calming mood, contributing to that hospitality feel. Montreal-based Luminis’ Syrios SY606 pendant, with an up and downlight, was selected as the predominant fix-

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

The technology center combines residential and commercial design elements. Lighting in the common spaces and corridors is intended to set a calming mood, contributing to a hospitality feel.

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PROJECT

| lighting

Lumistik CL322, a cylindrical pendant with a 3-in. dia. and a diffused acrylic lens, provides ambient light and aesthetics. Thirty pendants form two rows, interspersed with acoustic ceiling accents that emulate a wave.

ture throughout these areas. The architect wanted a luminaire that “disap-

pendant with a 3-in. dia. and a diffused acrylic lens, was used to provide the

peared into the space,” yet still had a strong industrial feel to match the

right combination of ambient light and aesthetics. Thirty pendants form

high, exposed ceilings. Williams explained that the Syrios SY606 made a lot

two striking rows down the length of the space, interspersed with acoustic

of sense based on aesthetics, but also because the luminaire was able to

ceiling accents that emulate a wave. Williams noted that the training room

provide a significant amount of light in an energy-efficient package. The

is more functional and corporate in its design, so they sought to create a

uplight delivers a distinctive glow on the exposed ceiling to highlight the

break area that provided a contrast and enabled users to “shift their perspec-

expanse, while the downlight pushes light to the individual workspaces, task

tive.” The Lumistik products provide a welcoming, comfortable light to the

areas, and walkways. The black exterior finish of the fixture blends into the

overall space but also direct the appropriate amount of light to various areas

dark ceilings and ductwork.

such as tables, counters, and appliances.

Williams specifically chose a regressed light module on the downlight

Additional products from the Syrios family were used in other common

for visual comfort. “I wanted to be sure that there were appropriate light

areas to complement the SY606. The SY310 surface-mount fixtures and

levels in all of the spaces, but I did not want glare coming from the base of

SY305 pendants are located in the server display areas and Executive Brief-

the cylinder. The lighting had to be comfortable to sit underneath; when

ing Center service counter and vestibules.

employees or clients glance up, they are not blinded by light.”

Williams commented, “It’s great to work with a manufacturer like Luminis that carries lines with a lot of different design options. It enables me to

CREATING AMBIANCE

maintain the design aesthetics of my project while fulfilling specific func-

Another component of the lighting design was the ability to create ambi-

tional needs.” CA

ance while still providing an environment that was conducive to work. Williams paid a lot of attention to where tasks would be taking place, including furniture layout and work surfaces. So, she appreciated that the Syrios fixture is adjustable from the top and bottom. “There are giant drop-metal ceilings in the middle of the space, which limited the areas where I could place the luminaires. It was great to be able to make adjustments to the lighting on site during the installation, angling the light beams as we needed.” Williams also opted for a Luminis product in the kitchenette area adja-

Want more information from Luminis (luminis.com)? Circle 4 on the Reader Service Card. Sources listed below are linked at commercialarchitecturemagazine.com/1903luminis.

• Peter Basso Associates Inc., peterbassoassociates.com

cent to a training room. The contemporary Lumistik CL322, a cylindrical COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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PRODUCTS |

lighting & electrical EDITORS’ CHOICE

Area-light LEDs Area-light luminaires: • Outdoor illumination • IoT options • Mounting, lumen options

LEDvance area-light luminaires provide outdoor illumination with controlled IoT integration options for wireless capability and real-time power monitoring. The integrated photocontrol receptacle is compatible with as many as 7 pin photosensors. The slim LED fixtures are DLC Premium qualified, have an IP66 and 3G Vibration rating, and include multiple mounting, lumen packages, color temperature, and distribution options. Energy savings of as much as 68% are reportedly possible. Sylvania, Wilmington, MA Circle 85 sylvania.com

Sculptural lighting Wirering by Formafantasma is a simple, minimal light stripped back to its most essential elements: a custom-made, belt-like electric cable made of colored rubber and a ring of LEDs. Highlighting the parts often hidden by design, the wall-mounted luminaire embraces the transmission of energy using its cable structure, midway between a wall and floor lamp. A foot dimmer switch provides on/off functions and 10% to 100% light adjustment.

Architectural troffers Luna and Equation 2 are additions to the troffer line. Luna has a perforated diffuser and provides indirect light distribution for a soft, balanced visual appearance. Equation 2 luminaire has a sleek aesthetic, versatile mounting options, and uniform diffuse illumination. The product also uses the company’s Connected Solutions that allows integration with building-management systems through wired and wireless networks. Focal Point, Chicago Circle 87 focalpointlights.com

FLOS, New York Circle 86 usa.flos.com

LED parking-garage light An LED parking-garage light is said to deliver bright, uniform illumination for applications including gas stations and warehouses. Rated for 50,000 hr., the luminaire provides 5,082 lumens at 40 W and is available in 120-V and 347-V AC versions. National Specialty Lighting (NSL), Tonawanda, NY Circle 88 nslusa.com

MARCH 2019

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Site lighting Altitude 2.0 luminaire for site lighting has a one-piece, low-profile housing in three proportional sizes and a suite of lumen packages, IES distributions, and color temperatures. Fourteen lumen packages from 3,000 to 50,000 delivered lumens combine with nine IES distribution options. Strike Optics technology maximizes target-zone illumination. KIM Lighting, Greenville, SC Circle 89 hubbell.com

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PRODUCTS

| building technology

EDITORS’ CHOICE

Wireless, web-based access control EA-BT Bluetooth controller: • Wireless control, monitoring of intelligent locks • Multi-level encryption • VIZpin app manages virtual keys

The EA-BT Bluetooth controller provides wireless control and monitoring of intelligent locks without having to physically connect to a network, or install, manage, and maintain software. When combined with any of the company’s intelligent electronic-locking solutions, the controller provides a completely concealed physical security solution using Bluetooth LE for user access, and a remote web portal for credential management and audit-trail monitoring. The system features multi-level encryption, simple set up and installation, and the ability to read a smartphone from 30 ft. When combined with the device, intelligent, concealed electronic locks can protect and secure valuable information and assets with a digital record of access, which can be used to demonstrate compliance with regulations such as the Payment Card Industry Data Security Standard (PCI DSS), Health Insurance Portability and Accountability Act (HIPAA), and Federal Information Security Management Act (FISMA). Virtual keys can be assigned and managed with the VIZpin application, which provides a secure, cloud-based platform for remote management of user access. Southco Inc., Concordville, PA Circle 64 southco.com

Branch circuit monitor

Building controller

Ally 48 advanced branch circuit monitor uses plug-and-play integration to instantly capture hundreds of data points for immediate use. The device supports all industry standard communications protocols including RS-485, BACnet MS/TP, BACnet IP, ModBus TCP, and Ethernet for maximum flexibility. Applications include real-time monitoring of current, voltage, instantaneous power, demand, and energy consumption of each circuit in a panelboard, including the main feed. The product monitors as many as 48 circuits and simultaneously monitors multiple systems with two independent voltage inputs.

OptiFlex BACnet building controller serves as a key component in the WebCTRL building automation system. It features built-in routing and integration capabilities, along with support for as many as nine expansion modules and 180 input/outpoint (I/O) points. The building controller is the latest addition to the OptiFlex line of flexible, scalable building controls. The product can control multiple pieces of HVAC equipment simultaneously while supporting complex building-control strategies. The HVAC equipment can then be managed from any web-enabled device using the WebCTRL building automation system, which provides operators with a set of online tools so that they can monitor equipment health in real time. Automated Logic Corp., Kennesaw, GA Circle 66 automatedlogic.com

Obvius, Tualatin, OR Circle 65 obvius.com

Notification appliances The Genesis LED G1 series of compact wall-mounted horns, strobes, and horn/strobe current draw is listed at 24 mA VDC for settings to 75 candela flash intensity for the compact LED strobe. The series installs on the same notification circuit as older appliances with compatible flash patterns, including legacy Genesis products, enabling placement of more devices on each circuit. In addition, the series strobe has a sleek, compact profile, protruding less than an inch from the mounting surface with no visible mounting screws. Edwards, Bradenton, FL Circle 67 edwardsutcfs.com

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

MARCH 2019

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ADVERTISING

| showcase

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Page number

SUPPLIER

| index

Circle number

AIA Expo . . . . . . . . . . . . . . . . . . . . . . . . . . . . IBC . . . . . . . . . . . . . . . . .218 535 Plainfield Road, Suite A Willowbrook, IL 60527 630.325.2497 fax: 847.620.2570 commercialarchitecturemagazine.com

American Institute of Architects . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . 202

BOMA International . . . . . . . . . . . . . . . . . . . . . 21 . . . . . . . . . . . . . . . . 206 Phil Saran President/Publisher Applied Technology Media 708.557.1021 psaran@commarchmag.com Jim Morrissey Vice President, Sales 847.274.6482 jmorrissey@commarchmag.com Julie Okon Regional Sales Manager Southeast 317.690.6757 jokon@atpnetwork.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 Maria LeMaire Digital Marketing Manager Showcase Sales 815.919.4638 mlemaire@commarchmag.com Brian Clotworthy List Services 800.529.9020 brian@inforefinery.com

COMING Cityscapes Inc. . . . . . . . . . . . . . . . . . . . . . . . . .29 . . . . . . . . . . . . . . . . 208

in future issues

Envirospec Inc. . . . . . . . . . . . . . . . . . . . . . . . . .48 . . . . . . . . . . . . . . . . .215

Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .48 . . . . . . . . . . . . . . . . .214

Guardian Sunguard . . . . . . . . . . . . . . . . . . . . .25 . . . . . . . . . . . . . . . . 207

Magnatag. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 . . . . . . . . . . . . . . . . .210

Major Industries . . . . . . . . . . . . . . . . . . . . . . . .48 . . . . . . . . . . . . . . . . .216

Maxxon Corp. . . . . . . . . . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200

APRIL Hospitality/Restaurants

Modernfold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . 203

Lighting Technology Flooring

NanaWall . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BC . . . . . . . . . . . . . . . . .219

Plumbing

MAY Pilkington Building Products . . . . . . . . . . . . .31 . . . . . . . . . . . . . . . . 209

Office Buildings Acoustics Technology

The R.C. Musson Rubber Co. . . . . . . . . . . . . .48 . . . . . . . . . . . . . . . . .212

Building Envelope Windows, Doors, Entrances

Tjernlund Products Inc. . . . . . . . . . . . . . . . . . .48 . . . . . . . . . . . . .213, 217

United Technologies . . . . . . . . . . . . . . . . . . . . 15 . . . . . . . . . . . . . . . . 204

USG . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . . . .201

Viega . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 . . . . . . . . . . . . . . . . .205 Arthur L. Rice CEO/Applied Technology Media

Wooster Products Inc. . . . . . . . . . . . . . . . . . . 41 . . . . . . . . . . . . . . . . . 211 COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM MARCH 2019

PORTFOLIO

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hen the architects at ACDF Architecture, Montreal (adcf.ca), designed the Hotel Monville, also in Montreal, they used a striking black-and-white patterned tromp l’oeil façade. That design approach was carried into the interior spaces, including the guest-room hallways. The illusion created by the design technique adds a striking dynamic element to what is normally a mundane space. Photo: Adrien Williams, v2com

MARCH 2019

COMMERCI A L A RCHI T EC T UREM AG A ZINE.COM

conferenceonarchitecture.com

AIA Conference on Architecture 2019 June 6-8, Las Vegas conferenceonarchitecture.com CIRCLE 218

ÂŠ 2019 NANA WALL SYSTEMS, INC.

By eliminating floor tracks, the NanaWallÂŽ HSW60 System eases room-to-room transitions. Like our other single track sliding glass walls of our HSW systems, panels may be stacked remotely and hidden in closets, while our flexible design allows open corners, multiple angles and T-intersections. Learn more ways we free design (and design professionals) at nanawall.com/hsw.

CIRCLE 219

commARCH - March 2019

Articles inside

High School Embraces Multi-Unit Tankless System

The Wharf Ties Riverfront To Rooftops

Lighting Ambiance Contributes To Work Environment

Green Wall Provides Horticultural Therapy

Landmarked Building Is A Window-Man’s Dream

Acoustic Panels Enhance Dining Experience