A publication of Sokol Media, Inc.
PARAMOUNT GROUP Green from the Ground Floor Up
Sincere congratulations to Ralph DiRuggiero & Paramount Group for their leadership role in helping to save future generations with a more stable and eco eco--friendly environment. We are proud to be your outside professional. Robert Silvestri CEO
Richard Imperatore President
Publisher’s Page GROWING GREEN in DESIGN and CONSTRUCTION
Sokol Media, Inc.
I
t’s clear that green building is still on the rise, whether it be in residential or commercial projects, and whether in New York or New Jersey. By simply flipping through the pages of this issue, you will note the significant contributions made by this issue’s ‘TOP Woman in Design & Construction, Susannah Zweighaft of AKF Group, who has applied her lighting expertise toward increasing energy-efficiency in many notable projects, including the Guggenheim museum. The Paramount Group has also applied its energy-saving know-how toward increasing its LEED portfolio beyond other building developers, not only in the tri-state area, but also in D.C. and on the west coast. And Kipcon is implementing its experience in decreasing the carbon footprint of buildings throughout the state of New Jersey. It is due to individuals, and companies, like these that people, as well as our planet, will benefit from extensive and far-reaching energy-saving strategies being incorporated into where we work and live. Enjoy the issue!
FOUNDER & PUBLISHER Lori M. Sokol ART DIRECTOR Kerstin Vogdes Diehn PUBLISHING CONSULTANT James Janson CONTRIBUTING WRITER Faith Hope Consolo WEB DESIGN Design Disegno ACCOUNTING Daniel Paisner, CPA PRINTING AmericasPrinter Sokol Media, Inc. 123 Town Square Place, #427 Jersey City, NJ 07310 Ph: 201-238-2435 Fx: 201-238-2857 www.sokolmediaonline.com Copyright by Sokol Media, Inc. No part of the publication may be reproduced or transmitted in any form or by any means without prior written consent from the publisher. The publisher reserves the right to accept or reject any advertising or editorial materials. Advertisers and/or their agents assume the responsibility for all content of published advertisements and assume responsibility for any claims against the published based upon the advertisement. Editorial contributors assume any claims against the publisher based on the published work. No part of this publication may be reproduced in any form or by any electronic ormechanical means, including information storage and retrieval systems without permission in writing from the publisher. All items submitted to Sokol Media, Inc. become the sole property of Sokol Media, Inc. Editorial content may not necessarily reflect the views of the publisher. All correspondence and inquiries should be addressed to: Sokol Media, Inc., 123 Town Square Place, #427, Jersey City, NJ 07310.
Lori Sokol, Ph.D. Founder & Publisher Please address all comments and questions to lori@sokolmediaonline.com
Contents 3
RENTAL COMPARISONS IN MANHATTAN AND BROOKLYN 2011 vs.. 2013
10
SUSANNAH ZWEIGHAFT - AKF GROUP Top Woman in Design & Construction 2013
18
PARAMOUNT GROUP Green From the Ground Floor Up
30
KIPCON Helping Building Owners Go Green
36
DISTRICT FOR DESIGNERS Faith’s Fashion Focus: Mall Mavens www.sokolmediaonline.com • 1
Irving Place Capital 745 5th Avenue
MDC Partners 745 5th Avenue
Atlas Energy 712 5th Avenue
Fundamental Advisors 745 5th Avenue
Congratulations Paramount grouP on your success in creating eco-friendly buildings in New York, San Francisco and Washington DC. We are grateful to be a service provider to your organization and to participate in reducing your carbon footprint in the built environment.
corporate interiors retail & hospitality education health sciences & wellness broadcast & technology architecture branding & graphics
www.tpgarchitecture.com
Manhattan Rental Market Report September 2013
A QUICK LOOK Overall Manhattan rental prices remained relatively stable from the previous month, increasing only 0.42% ($16). Since September 2012 rental market averages have increased by 3.3% ($107). This year over year trend has been driven primarily by higher demand and subsequent price increases in Studio (+4.5%) and One Bedroom (+3.9%) units. Over the same period the Financial District and the East Village each experienced over an 8% increase in overall rents, the highest of amongst Manhattan neighborhoods. Throughout the past year one of the most notable price trends by volume has been the steady rent increase of Non-Doorman One and Two Bedroom units in Harlem, increasing by 14.6% and 13.2%, respectively. On the other hand, The Upper West Side has experienced the least fluctuation in rental prices since September 2012 of any Manhattan neighborhood. The rental market in Gramercy Park saw the largest month over month increase from August, increasing by 4.9%. This monthly change was most notably led by price increases in Doorman One and Two Bedroom units, rising by 7.4% and 8.0%, respectively. Conversely, overall rents in the Upper East Side dipped by 3.41% as all units fell slightly in price, except Non-Doorman Studios, which increased by 4.9%. In terms of overall Manhattan pricing since August, growing demand for Non-Doorman One Bedroom has driven prices upward by 3.0%. Moreover, since September 2012 pricing for this unit has climbed by more than 8%, the largest such increase of any Non-Doorman unit throughout that time. Rental inventory rose slightly from the previous month, increasing by 4% orManhattan an additionalRental 226 units. The largest neighborhood fluctuation Market Report September 2013 was seen in Midtown East where relative inventory levels rose by 36.8%. The greatest reduction in available rentals by volume was seen in the East Village where inventory levels dropped 13% from the previous month. Since August, the Upper East Side remained the neighborhood with the highest number of rental units on the market while TriBeCa offered the least amount of available rental units in Manhattan. Furthermore, marketing units on the Upper East Side remains relatively split between Doorman (52%) and Non-Doorman (48%), the most even ratio of any Manhattan neighborhood.
A QUICK LOOK
+5.1 % Change
Year Over Year Price Change By Neighborhood
4.9%
Harlem
3.0 - 5.0% Change 1.35 - 2.9% Change 0 -1.34% Change
Upper West Side
Central Park
1.3%
Midtown West
5%
Upper East Side
1. 4%
3.5%
Midtown East
4.6% Chelsea
6.6%
2.5% 1.9%
Greenwich Village SoHo
Murray Hill Gramercy Park 8.0%
-1.2% -5.7%
Tribeca
East Village
Lower East Side
1.7%
page 4
Battery Park City
8.1% Financial District
Gramercy Park I Chelsea I Williamsburg
7.9%
Caption 8.6%
Financial District
Year Over Year Price Change Manhattan Rents: September 2012 vs. September 2013
mns.com
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Manhattan Rental Market Report September 2013
A QUICK LOOK Notable Trends: Manhattan Highs and Lows (Average Prices) Type
Most Expensive
Least Expensive
Non-Doorman Studios
TriBeCa $4,352
Harlem $1,649
Non-Doorman One Bedrooms
TriBeCa $6,227
Harlem $2,099
Non-Doorman Two Bedrooms
TriBeCa $8,162
Harlem $2,697
Type
Most Expensive
Least Expensive
Doorman Studios
East Village $3,370
Harlem $1,968
Doorman One Bedrooms
Greenwich Village $4,758
Harlem $2,356
Doorman Two Bedrooms
SoHo $8,548
Harlem $3,281
Where Prices Decreased Battery Park City Doorman Studios -4.30% Chelsea Doorman Studios -2.10% Doorman One-Bedroom -2.90% Non-Doorman Two-Bedroom -4.90% East Village Non-Doorman One-Bedroom -0.50% Non-Doorman Two-Bedroom -6.20% Doorman Studios -4.60% Doorman One-Bedroom -1.50% Financial District Non-Doorman Studios -1.00% Non-Doorman Two-Bedroom -0.40% Doorman Two-Bedroom -1.00% Gramercy Non-Doorman Two-Bedroom -6.60% Greenwich Village Non-Doorman Studios -3.40% Doorman Studios -0.80% Doorman Two-Bedroom -2.80%
Harlem Doorman Studios -2.10% Non-Doorman One-Bedroom -1.60% Doorman One-Bedroom -5.90% Doorman Two-Bedroom -2.30% Lower East Side Non-Doorman Two-Bedroom -2.80% Midtown East Non-Doorman One-Bedroom -6.70% Non-Doorman Two-Bedroom -7.30% Doorman Studios -0.80% Doorman Two-Bedroom -0.70% Midtown West Non-Doorman Two-Bedroom -0.90% Doorman Two-Bedroom -1.30% Murray Hill Non-Doorman Studios -5.00% Doorman Studios -8.10% Doorman One-Bedroom -2.20%
SoHo Non-Doorman One-Bedroom -2.70% Non-Doorman Two-Bedroom -4.70% Doorman Studios -1.90% Doorman One-Bedroom -8.90% Doorman Two-Bedroom -0.30% Tribeca Non-Doorman Two-Bedroom -0.30% Doorman Studios -10.40% Doorman One-Bedroom -0.90% Upper East Side Non-Doorman One-Bedroom -2.40% Non-Doorman Two-Bedroom -7.10% Doorman Studios -9.00% Doorman One-Bedroom -4.90% Doorman Two-Bedroom -1.10% Upper West Side Non-Doorman One-Bedroom -1.90% Doorman Two-Bedroom -2.40%
page 5
Gramercy Park I Chelsea I Williamsburg
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mns.com
Manhattan Rental Market Report September 2013
A QUICK LOOK Where Prices Increased Battery Park City Doorman One-Bedroom 1.10% Doorman Two-Bedroom 8.10%
Harlem Non-Doorman Studios 4.50% Non-Doorman Two-Bedroom 1.40%
Chelsea Non-Doorman Studios 7.20% Non-Doorman One-Bedroom 0.10% Doorman Two-Bedroom 0.60%
Lower East Side Non-Doorman Studios 0.30% Non-Doorman One-Bedroom 3.70% Doorman Studios 5.10% Doorman One-Bedroom 4.90% Doorman Two-Bedroom 5.20%
East Village Non-Doorman Studios 14.40% Doorman Two-Bedroom 3.10% Financial District Non-Doorman One-Bedroom 9.10% Doorman Studios 1.00% Doorman One-Bedroom 1.10% Gramercy Non-Doorman Studios 12.80% Non-Doorman One-Bedroom 8.20% Doorman Studios 1.10% Doorman One-Bedroom 7.40% Doorman Two-Bedroom 8.00% Greenwich Village Non-Doorman One-Bedroom 1.80% Non-Doorman Two-Bedroom 6.40% Doorman One-Bedroom 0.10%
Midtown East Non-Doorman Studios 4.70% Doorman One-Bedroom 1.10%
Tribeca Non-Doorman Studios 3.70% Non-Doorman One-Bedroom 9.70% Doorman Two-Bedroom 4.3% Upper East Side Non-Doorman Studios 4.90% Upper West Side Non-Doorman Studios 0.40% Non-Doorman Two-Bedroom 2.20% Doorman Studios 1.40% Doorman One-Bedroom 1.80%
Midtown West Non-Doorman Studios 14.50% Non-Doorman One-Bedroom 3.70% Doorman Studios 0.50% Doorman One-Bedroom 0.60% Murray Hill Non-Doorman One-Bedroom 11.00% Non-Doorman Two-Bedroom 1.90% Doorman Two-Bedroom 0.70% SoHo Non-Doorman Studios 0.30%
page 6
Gramercy Park I Chelsea I Williamsburg
mns.com
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Brooklyn Rental Market Report SEPTEMBER 2013
A QUICK LOOK Overall rents in Brooklyn increased slightly from August rising by 2.1% or ($56). This monthly change was due namely to climbing prices of Two Bedroom units which bounced back (+3.05%) from a moderate dip in pricing ifrom the previous month. Two bedrooms have remained the largest driver of Brooklyn rental prices over the past year rising by 8.5%. Since September 2012 relative pricing for Two Bedroom units have seen double digit percentage increases in the following neighborhoods: Bay Ridge, Bedford-Stuyvesent, Boerum Hill, Bushwick, Cobble Hill, Crown Heights, DUMBO and Prospect-Lefferts Gardens. On a year over year basis overall Brooklyn rents have increased by 5.8% ($144). In that same period the most notable relative price increases have been seen in overall Bedford-Stuyvesent and Bushwick rents, climbing 19.8% ($316) and 13.2% ($248), respectively. The rental market in Cobble Hill saw the largest month over month increase from August, increasing by 5.96%.This monthly change was most notably led by price increases in One and Two Bedroom units, rising by 10.0% ($259) and 7.6% ($276), respectively. Conversely, overall rents in Boerum Hill dipped 2.4% since the previous month. On the same note, One and Two Bedroom units in Boerum averaged 20 and 21 days on the market, respectively, each the most of any neighborhood in Brooklyn.The largest fluctuations since August included the aforementioned One Bedroom unit in Boerum Hill and Two Bedroom units in Fort Greene, which increased by 7.56%. Williamsburg continued to offer the largest available rental inventory of any neighborhood in Brooklyn, while DUMBO offered the lease available rental units in September.
Notable Trends Building (Average Prices) Type
Most Expensive
Least Expensive
Studios
DUMBO $2,948
Prospect Lefferts Gardens $1,200
One-Bedrooms
DUMBO $3,643
Bay Ridge $1,554
Two-Bedrooms
DUMBO $5,850
Bay Ridge $2,110
MNS Brooklyn Rental Market Report September 2013 page 4
Gramercy Park I Chelsea I Williamsburg
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mns.com
Brooklyn Rental Market Report SEPTEMBER 2013
A QUICK LOOK Year Over Year Price Change By Neighborhood
+ 20% Change 10.0 - 19.0% Change 5.0 - 9.9% Change
4.2%
0-4.9% Change
Greenpoint Clinton Hill Fort Greene
-5.9
williamsburg
Downtown Brooklyn DUMBO
3.2%
Brooklyn Heights Cobble Hill Boerum Hill
2.5% 11.5%
13.2%
Bushwick
N/A -0.8% .99%
9.2%
Park Slope
-4.8%
20%
Bed-Stuy
7.7%
Crown Heights 9.1%
Prospect Lefferts Gardens
9.8%
Bay Ridge
Brooklyn Rents: September 2012 vs. September 2013 Type
September 2012
Studios
$
One-Bedrooms
$
Two-Bedrooms
$
September 2013
1,926
$
2,457
$
3,148
$
Gramercy Park I Chelsea I Williamsburg
Change
2,009
4.3%
2,539
3.3%
3,417
8.5%
mns.com
www.sokolmediaonline.com • 7
Congratulations Susannah from all at
USAI on a
Wonderful Achievement Find us on d y m Please visit us at www.usailighting.com 845.565.8500 info@usailighting.com
Electric Lighting Agencies is pleased to honor
SUSANNAH ZWEIGHAFT TOP Woman in Design & Construction 2013
Electric Lighting Agencies 36 West 25 Street New York, NY 10010 www.electriclighting.com
Congratulations to
Susannah Zweighaft TOP Woman in Design & Construction
REGAL
RESTORATION & DEMOLITION Congratulates KIPCON, Inc. on its continuous commitment to excellence.
Enterprise Lighting Sales 20 West 36th Street, 3rd Floor New York, NY 10018
It is an honor to work with a company which prides itself on setting exemplary standards within the industry. Ph: (212) 343-9300 Fx: (212) 343-1336 www.enterels.com
732- 915- 0671 RegalRestoRationUsa.com
Congratulations to
INTERNATIONAL LIGHTS 36 West 20th Street New York, NY 10011 Tel: 212 414-2803 Fax: 212 414-2813 www.internationallights.com
SUZANNE ZWEIGHAFT ‘TOP Women in Design & Construction’ 2013
TOP WOMAN IN DESIGN AND CONSTRUCTION 2013
“Susannah brings passion, commitment and leadership to the design process which makes her a vital member of the team.” — Jessica Stebbins Associate Principal, Perkins + Will
AKF’s
Susannah Zweighaft
Lighting the World
A
As the only female partner at AKF, an award winning global engineering firm specializing in mechanical and electrical engineering for the built environment, Susannah Zweighaft is quick to point out that her career success is based upon a realization she had at the early age of 15. “I knew even then I would be in the lighting field,” she recalls. Today, 30 years later, she can lay claim to being the lead designer on 160 5thprojects Avenue and, for the past 10 over 750 >lighting years, the Director of AKF Lighting Design, a
10 • www.sokolmediaonline.com
division she successfully launched. Managing a variety of engineering projects throughout each of AKF’s 10 offices, Susannah is able to blend creativity with practicality. This is no more apparent than in the success of some of her more notable and recent projects including the Solomon R. Guggenheim Museum, the Spaulding Rehabilitation Hospital, OFS Brands Showroom, General Electric Real Estate, and the ‘Monument to the Struggle Against Terrorism’.
TOP WOMAN IN DESIGN AND CONSTRUCTION 2013
Spaulding Rehabilitation Hospital, Boston, MA
SRH therapy pool
Solomon R. Guggenheim Museum, New York, NY Although the Solomon R. Guggenheim Museum in NYC is an international icon, both for its Frank Lloyd Wright-designed architecture and its renowned art collection, the existing “house” lighting was not energy efficient and not dimmable. Further, since the museum has landmark status for both its exterior and interior, the lighting and controls specified in the replacement project had to be “designed to be virtually invisible, “ Susannah says. After a careful review of all lighting replacement sources, fluorescent became the only viable option to satisfy mounting locations, wattage and budget constraints. Within a window of only 17 days between exhibits, the construction of this project had to be done carefully, but quickly. The tracks and mono-point heads that dot the ceilings throughout the Rotunda, as well as all the laylights, are now dimmable, thanks to the inclusion of a sophisticated Lutron Dimming system. The Rotunda will be completed in June, and the other tower floors will soon follow. “This new lighting solution has thus far drastically reduced energy consumption in the first completed tower floor,” Susannah says, “and we look forward to producing the same results throughout.”
Spaulding Rehabilitation Hospital, Charlestown Navy Yard, Boston, MA For this new building that was built on a brown development site, Susannah’s lighting design team provided state of the art interior and exterior lighting solutions that were designed to allow maximum healing for patients and visitors. This 350,000 sf new rehabilitation hospital achieved LEED® Gold accreditation, and included Dark Sky initiatives and Light Pollution constraints. The degree of elegant but cost conscious lighting design solutions has seldom been experienced in other healthcare environments. The building and exterior/site lighting was designed to meet or exceed local utility company lighting power density allowable levels, a daylighting system was installed, and all available technologies were considered. Further, wherever possible, the project had to work within Partners Healthcare’s specific lighting criteria. “Partners Healthcare had a very strict budget and lighting criteria,” Susannah says. “But everyone acted as a team to get it all done for its opening in April of this year.”
SRH, conference room
www.sokolmediaonline.com • 11
TOP WOMAN IN DESIGN AND CONSTRUCTION 2013
OFS Brands Showroom, New York, NY For this project, “everything had to be movable in a very simple and clean way,” Susannah says. “The entire floor has to be reconfigurable, as a furniture showroom, and the lighting has to be easily moved along with it.” Providing lighting design services for this 10,000 sf showroom, which displays the latest in open office design, Susannah’s team created a flexible lighting solution with movable fixtures that support the ever-changing nature of the showroom. All luminaires are movable and amiable, which means that all fixtures, including the cove-mounted luminaires, may be relocated as necessary without an electrician being present. As such, the project was also designed to achieve LEED Silver Accreditation.
General Electric Real Estate, Norwalk, CT The real estate division of General Electric planned a new corporate division headquarters to consolidate its operations into a single location, and AKF was retained to provide MEP/ FP, Lighting Design, Information Technology, and Commissioning services for this project. . With three floors totaling 150,000 sf, the space included 326 private offices, 130 open workstations and support areas, as well as a board room, deal room, conference rooms, and training rooms with state-ofthe-art audio visual and teleconferencing capabilities. With a sustainable goal of achieving LEED-CI certification. Susannah created a lighting design based on the premise of “shared light”, with specific areas providing light to their adjacent spaces, thus limiting the wattage and energy consumption and leaving the architecture with a “clean” ceiling design. “We used mostly LED’s throughout,” Susannah says. “It was so successful that it won an award from the Illuminating Engineering Society.”
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Top Left: OFS Brands Showroom open office area; Top Right: OFS Brands main entrance; Center Left: OFS Brands lounge; Center: General Electric Real Estate pantry/common area; Center Right: GE Real Estate conference center; Bottom: Typical office floor of GE Real Estate
TOP WOMAN IN DESIGN AND CONSTRUCTION 2013
www.sokolmediaonline.com • 13
TOP WOMAN IN DESIGN AND CONSTRUCTION 2013
AKF Lighting Design provides the following services: • Interior and Exterior Lighting Design • Conceptual Development and Consultation • Fixture Layout • Fixture/Lamp Specification • Computer Generated Renderings and Three-Dimensional • Computerized Visualizations • LEED Certification Design/ Calculations • Energy Code Compliance Calculations/COMcheck Lighting the stainless steel tear of the ‘Monument to the Struggle Against Terrorism’
‘Monument to the Struggle Against Terrorism’, Bayonne, NJ “Although this monument rose 200 feet high, we were only given a limited diameter for the lighting,” Susannah recalls. The Monument, which was a gift from President Putin and the people of Russia in tribute to the lives lost during the World Trade Center attacks, was to stand in Bayonne, New Jersey, but be made visible from the harbor. This task presented political, aesthetic and technical challenges, as mounting locations were limited by the artist, by the New Jersey Parks Department and by the civil engineers, who all felt that the lighting must not interfere with their vision of the new park as a whole. Keeping these conflicting demands in mind, AKF Lighting Design chose to use High Pressure Sodium lamps for the grazing itself and to highlight the stainless silver tear hanging in the monument’s center using Metal Halide lamps. The goal was to take advantage of the different materials and textures and use the characteristics of the materials themselves to dramatize the imagery provided by the artist. The carved names in the black granite base are lighted from in-ground metal halide drive-over fixtures surrounding the base.
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• Remedial Design/Retrofit Solutions • Energy Modeling for Lighting Related ROI • Emergency Lighting Layout & Calculations • Budget Estimates • Control System Design: Dimming, Switching, Daylighting • Mock-up support • Peer Review
E
Each of these projects, among many others Susannah has managed, represent a variety of the creative lighting solutions she has provided to her clients, both aesthetical and gracefully. “But, even more than that,” she says “they demonstrate the importance of lighting in enhancing the design environment.”
Waldorf Demolition CONGRATULATIONS TO PARAMOUNT GROUP! - James Marrone
INTERIOR & EXTERIOR DEMOLITION 50 East Palisade Avenue, Suite 111, Englewood, NJ 07631 P (201) 541-0030 | F (201) 541-0071 | sales@waldorfdemolition.com
Congratulations Paramount Group
on your success in creating Eco-Friendly Buildings!
Congratulations to
Paramount Group, Inc. for their continued commitment to building a Greener Future.
Columbia Filters, Inc. 255 Highland Cross Rutherford, NJ 07070 Air Filtration Specialist Authorized 3M Prestige Window Film Dealer
(201) 438-3883 | (212) 594-3014 | Fax (201) 438-0816 www.columbiafiltersusa.com
1974
2013
Paramount Group Green
from the
“I don’t know of any other firm that has made the decision to make its entire portfolio LEED certified,” says Ralph DiRuggiero, SVP of Property Management for Paramount Group, Inc. (PGI), “And we got it done in only 18 months.” Paramount’s ability to do so much, and so quickly, is a true testament to the firm’s long-admired reputation as a market leader in sustainability. Recognized extensively for reducing its portfolio’s energy usage by 14.8% since 2007, PGI can also now lay claim to a total reduction in greenhouse gas emissions of more than 13,000 metric tons of CO2 per annum. And this has been primarily accomplished by remaining at the forefront of utilizing innovative technologies such as real-time energy monitoring, and by participating in an automated demand response program. PGI’s achievements in sustainability are not surprising given the firm’s success in so many other arenas. A real estate investment and management firm with expertise in acquisition, finance, disposition, property management, leasing, and construction, PGI is one of the largest privately-owned real estate companies headquartered in New York City. For several decades and through numerous market cycles, PGI has continuously provided first class properties, services, and amenities to its tenants, as evidenced in the company’s current 14.25 million-square-foot portfolio of trophy office buildings in New York, Washington, DC and San Francisco (presently valued in excess of $11 billion). But one of the things the firm is most proud of is, that in just a few short years, most of their portfolio has received an Energy Star label, while
712 Fifth Avenue 18 • www.sokolmediaonline.com
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Caption
60 Wall Street 31 West 52nd Street
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increasing its portfolio-wide Energy Star rating from 69 to 79 (a 15% increase). “This sizeable increase exemplifies our company’s unparalleled focus, drive and know-how,” Ralph says. More specifically, PGI has accomplished the following outstanding initiatives: • It has received the Energy Star’s Leaders Designation, and is one of only 22 real estate companies to receive this, while also receiving a Top Performer Designation in 2013. • PGI currently has applied for 8 Energy Star Designations for 2013, 745 Fifth Avenue and has achieved 12 LEED Certifications with the remainder of the portfolio either under review or finalizing their performance periods. • PGI’s current ES rating portfoliowide is 79. Note: Due to new ES guidelines regarding data centers electric usage, the rating might drop but their energy reductions will not. • In the first 5 months of 2013, PGI’s portfolio-wide recycling rate was 75.2%. • Its sustainability Website is ready to be launched. • Real-time steam monitoring is up and running at all NY properties. (Does not apply to DC or OMP, Chiller monitoring.) New chiller control panels at 1301 and 1633 are up and running, which has reduced steam consumption by over 25% in comparison to its five-year average. • Real-time energy monitoring platform is now online for NYC properties 1899 Penn, and Liberty Place. Waterview and 425 are awaiting utility tie-ins. • Retro commissioning for NYC properties has been completed. (This will also satisfy NYC LL87 requirements for 10 years.) The implementation of energy saving projects is also ongoing. • 440 9th Avenue will start burning number 4 oil, which will increase our ES score at the property. • During 2012, PGI reduced its portfolio-wide electric consumption by over 9 million KWHRs, which translates into a savings of over $2.8 million compared to the forecasted budget. • PGI’s Auto Demand Response pilot program test started in mid July. • PGI started an LED lighting retrofit at OMP, and is awaiting new rebate requirements for the NYC market. These retrofits have less than a 1.5 year payback. • PGI has implemented a 1st Phase Green construction guideline, and continues to explore Green Lease language.
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NYC Benefits But perhaps the best way to illustrate PGI’s success in reducing a building’s energy consumption is to look at some of the sustainability initiatives incorporated into the buildings themselves. In their NYC portfolio, 900 Third has reached another milestone by being one of only a handful of properties in the NYC area to achieve recertification status under the latest version of LEED for Existing Buildings. The building was Certified under version 2.2 in 2011 and after implementing energy saving projects and following the LEED guidelines, reapplied for certification and was awarded GOLD certification under LEED version 3.0. The building, which has achieved an Energy Star Rating of 84, features a light-filled floor plate of approximately 18,000 square feet, and digital temperature control systems and HVAC service on an individual floor-by-floor basis, which is tenant controlled. At 1325 Avenue of Americas, which was awarded LEED Silver and an Energy Star Rating of 80, the building underwent a VFD installation, complete lighting retrofit, BMS upgrade, urinal upgrades, and the implementation of state-of-the-art HVAC and Class “E” Life Safety Systems. Similarly, at 712 Fifth Avenue, the building earned an Energy Star Rating of 80 and Silver LEED status, while also undergoing a VFD installation and complete lighting retrofit. Further, at 31 West 52nd Street, PGI enabled this building to achieve an Energy Star Rating of 88, and was awarded Silver LEED Status upon installation of a new chiller monitoring package. No stranger to first-class office space, PGI successfully retrofitted 440 Ninth Avenue, which stands prominently on the southeast corner of 35th Street and Ninth Avenue graced by a buff-colored brick and terra cotta exterior. Tenants can now benefit from an office-controlled HVAC system, a lighting retrofit, and upgrades to its boiler, all enabling it to attain an Energy Star Rating of 79. Another first-class office space, standing at 1301 Avenue of the Americas and designed by world-renowned architectural firm Skidmore, Owings & Merrill, achieved an Energy Star Rating of 76 as a result of PGI’s VFD installation and complete lighting retrofit, while at 1633 Broadway, PGI’s retrofitting of a VFD installation, lighting retrofit, and BMS upgrade enabled it to achieve an Energy Star Rating of 70.
Current Energy Star Rating
Eligibility for Energy Star
900 Third Avenue
84
Application for 2013 Award in process
Attempting recertification for Gold status
1325 Avenue of the Americas
80
Application for 2013 Award in process
VFD installation, Completed lighting retrofit, BMS upgrade, urinal upgrades
Liberty Place
79
Application for 2013 Award in process
We are in the process of reviewing additional Energy saving measures
1899 Penn. Avenue
80
Received 2012 Rating
Lighting retrofit, commissioning of building systems
425 I Street
98
Application for 2013 Award in process
Awarded Gold for Core and Shell Awarded Silver for Commercial interiors
Received 2012 Award
Lighting retrofit resulting in a 12.5% energy reduction on all garage levels, estimated savings $10,000 p.a., composting program, enrolled in the Green Games for Arlington County, VA.
Property
Waterview
98
LEED Status
Projects
One Market Plaza
80
Received 2012 Award
VFD installation on chillers, low flow plumbing fixtures completed in Spear Tower, occupancy sensors for stairways, relamping of lobby lighting.
712 Fifth Avenue
86
Received 2013 Award
VFD installation, lighting retrofit
31 West 52nd Street
88
Application for 2013 Award in process
New chiller monitoring package installed
745 Fifth Avenue
70
No
Lighting retrofits, BMS upgrade
2099 Penn. Avenue
83
Received 2012 Award
N/A
We will attempt LEED status during construction
Getting ready for filing
Lighting retrofit, boiler upgrades scheduled for 2013
440 Ninth Avenue
79
Received 2013 Award
1301 Avenue of the Americas
76
Application for 2013 Award in process
VFD installation, lighting retrofit
1633 Broadway
70
No
VFD installation, lighting retrofit, BMS upgrade
Caption
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< 900 Third Avenue 1325 Avenue of the Americas
22 â&#x20AC;˘ www.sokolmediaonline.com
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CNBB
440 Ninth Avenue
425 Eye Street
Washington, DC
1301 Sixth Avenue
PGI’s success in enabling buildings to lower their carbon footprint is not unique to New York City, however. Its footprint is also clearly evidenced in Washington, DC, where PGI enabled Liberty Plaza to achieve LEED Silver status and an Energy Star Rating of 79. Similarly, PGI made it possible for 1899 Pennsylvania Avenue NW to achieve LEED Silver Status and an Energy Star Rating of 80 by providing a lighting retrofit and the commissioning of building systems; while at 425 Eye Street, PGI’s energy-reducing implementation enabled it to achieve LEED Gold for its core and shell, and LEED Silver for its commercial interiors. Uniquely positioned on the banks of the Potomac River in Arlington, Virginia, Waterview, a 24-story, 634,000 sq. ft. trophy-class office tower has also benefitted from PGI’s sustainability efforts having had its energy reduction on all garage levels reduced by 12.5% through PGU’s lighting retrofit, which is estimated to have saved the building $10,000. www.sokolmediaonline.com • 23
< One Market Plaza Waterview >
< 1633 Broadway 2099 Pennsylvania Avenue
> Liberty Place 1899 Pennsylvania Avenue
San Francisco Still, PGI’s success in reducing a building’s carbon footprint is not limited to the East Coast. In San Francisco, One Market Plaza, comprised of two landmark office towers totaling over 1.6 million sq. ft. of Class-A office and retail space, benefitted from PGI’s VFD installation on the building’s chillers, low flow plumbing fixtures completed in the Spear Tower, occupancy sensors for stairways, and the re-lamping of the lobby lighting. All of these implementations enabled the building to earn LEED Gold Status and an Energy Star Rating of 80. “As one of only 22 companies in the U.S. designated as an Energy Star leader, we owe a lot of our success to the coordination of our entire sustainability team,” Ralph says. “We are dedicated to delivering on our commitment to our buildings, as well to our investors. Everything we do is done with total company commitment. Management Matters.” And it shows, from building to building, from east to west. 24 • www.sokolmediaonline.com
J.T. MAGEN & COMPANY INC. CONGRATULATES PARAMOUNT GROUP FOR ALL THEIR SUCCESSES AND LOOK FORWARD TO FUTURE PROJECTS TOGETHER LEADING THE FIELD FOR OVER 20 YEARS IN: Corporate Interiors ● Financial & Trading Floors Media & Broadcasting ● Landmark Restorations Schools & Institutions ● Building Infrastructure Data Centers & Mission Critical ● Law Firms Residential & Hotels ● Retail & Showroom
44 West 28th Street New York NY 10001 Phone: 212 790 4200 / Fax: 212 790 4201 www.jtmagen.com
Building Value For Paramount Group ABM is proud to support Paramount Group and their commitment to reducing the carbon footprint of the built environment. Gain value for your building and business with ABM as your facility solutions partner. Our technologyenabled workforce brings ABM expertise to any type of property… from neighborhood banks and schools to the largest office parks, stadiums and airports. Call us today at 800-874-0780 for stand-alone or integrated facility services, always customized to your needs.
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STI_Green Matters Magazine_fin.pdf 1 8/27/2013 10:04:52 AM
Kipcon
> 160 5th Avenue 30 â&#x20AC;˘ www.sokolmediaonline.com
Helping Building Owners
Go Green
We have never worked on a building where there weren’t opportunities to save costs immediately, says Mitchell Frumkin, PE, RS, CGP, President and Founder of Kipcon Inc.
which is an engineering consulting firm specializing in existing building analysis and upgrades. An industry leader for more than 25 years, providing services to a wide range of clients, Kipcon’s outstanding reputation has been built upon its ability to develop innovative and cutting-edge new concepts. For example, Frumkin was a prominent influence in the creation of the CAI’s National Reserve Study Standards (also known as a Capital Needs Assessment), Reserve Specialist designation and best practices papers on Reserves and Transitions. Further, the Kipcon Green Reserve Study© or Green Capital Needs Assessment © introduced a new more integrated approach to preparing a study that helps associations reduce ongoing expenses while going green at the same time. As a testament to Kipcon’s successful energy-saving approaches stands Carlton Towers, a forty-six year old high rise tower in Paramus, NJ operating with many of its original building components. Containing large capacity and inefficient steam boilers with heat exchangers that produce hot water used for both space heating and domestic hot water, some of the building’s equipment had proven to be extremely faulty and inefficient. Hired to analyze Carlton Towers’ replacement needs and energy cost problem, the Kipcon Green Reserve Study© projected a savings of $2.5 million over thirty years. How was this achieved? Kipcon provided Carlton Towers with a Green Reserve Study which includes a value engineering analysis to determine the most cost effective way to fund the association’s needed repairs and replacements while reducing its energy and maintenance costs at the same time.
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www.sokolmediaonline.com • 31
KIPCON’S SERVICES
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Through constant innovation, KIPCON delivers the following engineering and inspection services: •
Engineering Analysis
•
Capital Assessment Studies
•
Design and Specifications
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Bidding
•
Contract Administration
•
Transition and Conversion Reports
•
Reserve Studies and Updates
•
Green Reserve Studies©
•
Operating Manuals
•
Observations During Construction
•
Local Law 11 Inspections and remedial designs
•
Incentive analysis and recommendations
•
Life Cycle Costing
•
Third Party Energy Supply Analysis
Kipcon evaluated the useful life of the building’s mechanical and electrical equipment and analyzed their energy usage. By calculating a 30-year cost projection of various upgrade scenarios (including initial replacement costs and ongoing energy and maintenance expenses), Kipcon was able to establish the most cost effective plan of action that addressed all of Carlton Tower’s replacement and energy cost opportunities. More specifically, instead of replacing the steam boilers one for one, it was suggested redesigned the heating system to include condensing boilers which are 98% efficient. Further, by separating the domestic hot water boilers, the space heating system is used only when necessary. To further decrease utility costs, Kipcon also made recommendations concerning heat exchangers, chillers, the roof exhaust fans and lighting fixtures. To further increase Kipcon’s focus on energy and sustainability, Mr. Frumkin is also an equity partner in a sister company, Energy Squared LLC. The full-service 32 • www.sokolmediaonline.com
design firm offers mechanical, electrical and plumbing designs and specifications, as well as providing building performance modeling, energy simulations and feasibility studies for sustainable energy systems. Paying particular attention to life cycle costs, all designs reflects the latest in sustainable techniques and innovative technologies. By joining with Kipcon which provides building envelope assessments, the two companies form a team with a broad range of expertise and experience which enables them to engineer projects into cost–effective and energy-efficient solutions. “The technology has improved so dramatically that we can do energy models for buildings in a computer and can then project how much energy the building will use,” says Frumkin. “This allows us to design precise upgrades that can significantly reduce that buildings energy usage by as much as 50%. We also must remember that while energy cost reductions are important, reductions in energy usage also results in a huge environmental benefits.
Thus far, our portfolio of success includes the successful reduction of energy usage which has saved these two properties hundreds of thousands of dollars in utility bills:
Case Study: Ocean Cove Condo Engineering Evaluation: • 20 Year Old Multi-Level Condominium • Existing units totaling 300 tons grossly oversized • Kitchen exhaust was being returned to the apartments • Excessive outside air being delivered into the space Engineered Solution: • Unit capacity reduced from 300 to 110 tons • Cost anticipated to be reduced by over $200,000 • Energy consumption will be reduced by 25% • Significant impact on environment
Case Study: Carlton Towers Engineering Evaluation: • 45 Year Old High Rise Condominium • Building incorporates large capacity steam boilers • Steam is used via inefficient heat exchangers to produce hot water • Hot water used for space heat and domestic services Engineered Solution: • Instead of replacing the steam boilers, purchase hot water boilers • Redesign the heating system to enable condensing boilers (98% eff) • Separate domestic hot water boilers • Significant impact on environment • Replace the chillers with systems using digital scroll compressors Frumkin is quick to assert that there by using the teams services, the savings in many instances can more than offset the cost of the engineering “We make sure to get a system specifically designed for the task, and we do inspections before, during and after the project,” Frumkin says. “We also provide plans and specs and which enable our clients to go to multiple vendors.
Caption
5 Common Energy Myths Debunked to Lower a Building’s Operational Costs: MYTH
1
MYTH
2
MYTH
3
Caption
MYTH
4
MYTH
5
Appliances use no energy when turned off. In reality, many appliances continue to consume electricity after being turned off. A surprising number of electrical products from DVD players to air conditioners cannot be switched completely off without unplugging the devise or turning it off at the power strip. Products that draw power 24 hours a day, often without the knowledge of the consumer, are called “energy vampires.” This type of “stand-by power” can quickly add up, so be conscious of the appliances in your home or building and consider investing in smart power strips.
The higher the thermostat is set, the faster the building will warm up. The bigger the fire, the faster the temperature will rise, however the philosophy does not translate to HVAC systems. It will take the same amount of time for the temperature to reach 70 degrees whether the thermostat is set at 70 or 90 degrees. Whatever the goal temperature is, the furnace or boiler will work equally as hard and fast to meet its aim. The only difference is that the mechanical equipment will work for a longer period of time to reach a higher temperature, thereby consuming more energy and increasing heating costs. The same is true for air conditioning. Setting the thermostat to 50 to 70 degrees will not cool the building any quicker.
Leaving a light on uses less energy than turning it off and on several times. Although turning a light bulb on draws a higher level of current, the fraction of a second worth of additional consumption is negligible compared to the normal current required to power the lamp. Therefore, leaving lights on for any longer than a few seconds uses more energy than turning them off and back on as needed. Likewise, leaving a heater or air conditioner on uses more energy than turning it off and on as necessary. The theory even translates to vehicles as letting a car run for more than a minute, burns more gas than turning the ignition on and off.
Compact fluorescent light bulbs will save the planet. Compared with incandescent bulbs, CFLs are four times more efficient and last up to 10 times as long. However, CFLs are not the answer to all lighting situations and will not single-handedly reduce energy consumption on an earth changing scale. CFLs are not the best choice for all situations because fluorescent bulbs are difficult to dim, operate poorly in cold temperatures and contain Mercury. Nonetheless, fluorescent lighting is ideal for boiler rooms and stairwells that must be kept illuminated at all times. Along with light emitting diode (LED) and high intensity discharge lighting, CFL technologies are constantly evolving to reach higher levels of efficiency and sustainability.
Reducing energy expenses costs a lot upfront. In many cases, reducing energy consumption/costs comes with a large initial cost. For example, it can be costly to erect a wind turbine or install a new boiler. However, there are countless ways to lower energy expenses without spending a lot upfront including sealing air leaks, using motion sensors on indoor and outdoor lighting, pre-setting the building’s thermostat, replacing air filters, installing low flow fixtures onto shower heads and faucets and adding insulation to the attic or wall spaces. These are just a few examples of the low hanging fruit that can minimize energy expenses without costing a pretty penny.
34 • www.sokolmediaonline.com
NJ: 732-846-3000 | NY: 212-835-1584 | www.wgcpas.com
Congratulations to
Kipcon!
Accounting and Tax Consulting, Planning and Compliance Services for the Real Estate Industry Specializing in Accounting and Budgeting for Commercial, Residential and Multi-Family Projects Green Energy Tax and Financial Consulting including Federal Tax Credits and Incentives, New York and New Jersey Green Tax Incentives and Funding Opportunities
Congratulations to Kipcon Incorporated! Best wishes for continued success from All County Exteriors! BARCLAY WOODS 47 Buildings • 188 Units: Residing • Windows • Doors
PLAZA SQUARE APARTMENTS 170,000 SQ. FT. Shingle and Flat Re-roof
WINDING BROOK 35 Buildings, 231 Units: Residing • Windows • Doors
ON TIME. ON BUDGET. ROOFING • SIDING • DECKS • RAILS • WINDOWS • DOORS • GUTTERS ACXcommercial.com
30+ years of experience in commercial and residential renovation
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Districts for DESIGNERS Faith’s Fashion Focus:
MallMavens A
s we all know, New York is the capital of urban, High Street retail – from Madison to Williamsburg, Cartier to your neighborhood bodega, we have it all.
We even have traditional suburbanstyle enclosed mall shopping, even in Manhattan. After all, why should our outlying areas have all the fun of convenient parking (albeit usually for a fee), the ability to shop sans coat and some of the nation’s great chain stores? Every borough has its own version – or soon will, as next year will see the grand opening of the Mall at Bay Plaza in the Bronx, the first enclosed fashion mall to open in the city in some 40 years. So here’s to our bits of Jersey, Westchester and Connecticut shopping, nearly all accessible by subway! MANHATTAN MALL Not all that long ago, this location at 100 West 33rd Street was the site of Macy’s chief rival, Gimbels. That chain shuttered in 1986, and the building converted into a mall in 1989, then anchored by Abraham & Straus. Today, the center boasts the first JCPenney in Manhattan, in the lower levels that connect to the subway and PATH stations. The mix appeals to commuters, featuring a combination of fashion, hard goods and accessories. On the street level, apparel dominates. Choose from Aeropostale, Afaze, Call It Spring, Express, Lids, P.S. by Aeropostale, Strawberry, Sunglass Hut, Top Gun Leather and Victoria’s Secret. The second level features GameStop, Lenscrafters, Hallmark, Radio Shack, Square One, Social Apparel, Strawberry’s top floor, and Toys R Us. 36 • www.sokolmediaonline.com
THE SHOPS AT COLUMBUS CIRCLE Better known to many of us by its location, Time Warner Center, this mall features a unique anchor for the city – one of the best Whole Foods Markets in town (downstairs) – and an upscale mix of tenants. It also features some of the great restaurants in the world. The mix of high-end fashion, service and beauty retailers is spread over three levels above ground. On the street level, choose from bebe, a multiple-level Boss Hugo Boss, Cache, Coach, Cole Haan, Crabtree & Evelyn, D. Fiori, Davidoff of Geneva, Face Stockholm, Godiva, J.W. Cooper, Jamba Juice, L’Occitane en Provence, Maurice Jewelers, Moleskine, Morgenthal Frederics Eyewear, O&Co., Satya Jewelry, Stuart Weitzman, Swarovski, Thomas Pink, Tourneau, Tumi, Williams-Sonoma, and Wolford. On the second floor, find C. Wonder, Cruciani’s crochet bracelets, H&M and J. Crew (both with two-level stores), J. Crew Men’s, L.K. Bennett, Lucky Brand, New York Running Company, Sephora, The Art of Shaving and True Religion. The third floor features Aveda, A/X Armani Exchange, Bose, Eileen Fisher, Microsoft, Montmartre, Papyrus and Solstice. Even better is the selection of dining options from some of the world’s most famous chefs on the third and fourth floors, though be prepared for a hefty bill at
By: Faith Hope Consolo Chairman, The Retail Group Douglas Elliman Real Estate
more than one. On the third level, A Voce provides Italian classics. Thomas Keller’s Bouchon Bakery & Café recreates the boulangeries of France. Or try breakfast, lunch or dinner from Marc Murphy’s Landmarc. The fourth floor is a collection of great names and experiences in dining. Bar Masa (from Masa Takayama) offering sashimi and other exceptional seafood, not far from his more formal Masa, featuring more exotic cuisine. Center Bar, from Michael Lomonaco, has a display kitchen and wine bar next to the more formal Porter House New York steakhouse. The Stone Rose Lounge from the Gerber Group recreates the feel of a hotel lounge with creative cocktails and a small bites menu. And then there’s Per Se, Keller’s ultimate fine dining experience and one of the best restaurants in the city. SHOP QUEENS CENTER Located at 90-15 Queens Boulevard in Elmhurst, this center, one of the most productive in the U.S. industry, also can be accessed by the R and M subway lines, as well as the Q38, Q60, Q53, Q11, Q21, Q29, Q59 and Q88. The center was opened in 1973, and renovated and expanded in 2004. With Macy’s and JCPenney as the department store anchors, this huge, multilevel complex features just about every national and international chain you can imagine for a true one-stop shopping trip.
Specialty tenants here run the gamut Exhausted yet? Take a break at the lowfrom mass to class, with some of the er level food court (located near JCPengreat expanding retailers right now. ney), which features such international, Shops located near Macy’s include: tried and true names as Sbarro, Taco Aerosoles, Banana Republic, Coach, Bell, Chipotle, or Nathan’s Famous Crumbs Bake Shop, Forever 21, Frankfurters. Or sit down at AppleH&M, M.A.C., Michael Kors, Mibee’s or Kido Sushi. crosoft, Modells, Pandora, Solstice SHOP KINGS PLAZA and Urban Outfitters (first floor). On Kings Plaza is the only enclosed mall in the second floor, find Bare Minerals; the borough, located just one mile north bebe; Clarks; Kay Jewelers; Swatch, of the Belt Parkway, and on the B2, B9, The Body Shop and Yankee Candle. B41, B46, B47, B3 and Q35 bus lines. One more level up is geared more toward Opened in 1970 at 5100 Kings Plaza tweens and teens, with shops including (Flatbush Avenue) in Mill Basin, the mall American Eagle Outfitters; Claire’s, was recently was acquired by the owners Foot Locker, Hot Topic, Justice, and of Queens Center, so look for a slew of PacSun. new stores in coming years. Then head over to the JCPenney wing Best Buy has joined Macy’s and (they connect on second and thirdSears as an anchor at the two-level floor bridges that are so seamless you center. Adjacent to the electronics giant, don’t know there’s traffic beneath you). find H&M and Charlotte Russe, while The first floor features retailers includAeropostale, GNC, Swarovski and ing GameStop, LEGO, The Disney more lead the way to Macy’s. On the secStore, Children’s Place, and Icing, ond level, Champs Sports and Social among others. On level two, find A/X ArApparel connect the two anchors. mani Exchange, Crocs, Ecko Unltd, The Macy’s wing, not surprisingly, is Helzberg Diamonds, SGH and Vicapparel and accessory-intensive. On the toria’s Secret Pink for a start. On the first level, Aerosoles, Ashley Stewart, top floor, shoes abound, with Champs Clarks, Finish Line, Payless ShoeSports, Finish Line, Payless and SteAPOLLO_INT_Paramount:Layout 1 8/22/13 1:49 PM Page 1 Source, Pink and The Children’s Plaven Madden among the retailers.
za, are joined by John Gerald Jewelers, Kay, Pandora, Piercing Pagoda and Zale’s. The second floor boasts AX/ Armani Exchange, Claire’s, Guess, Icing, Lids, M.A.C., Motherhood Maternity, New York and Co., Spencer Gifts, The Body Shop and Vera. Near Sears on the first floor, Aldo Accessories meets Forever 21, GameStop, Modell’s, Sock Drawer and Victoria’s Secret, among others. On the second floor, Naturalizer, Old Navy, Traffic Shoes and Toy Express are some of your options. The mall lacks fine dining, but fast options include: Auntie Anne’s, Cinnabon, KFC/Taco Bell/Pizza Hut, Panera Bread, Popeye’s and Subway. IN THE BRONX While we’re awaiting the Mall at Bay Plaza, look at open-air options such as the Bronx Terminal Market (610 Exterior Street), home to big boxes including Target, Home Depot, Marshalls, Best Buy, Bed Bath & Beyond, Staples and more. Whether your goal is to pick up some needed items – or just experience a day at the mall, try several of these centers to stay inside and shop! Happy Shopping!
RALPH J. DiRUGGIERO and his team at PARAMOUNT GROUP ◊
On being honored for your commitment to reducing the carbon footprint in our industry.
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