commARCH - March 2018 by IdeaSoil

MARCH 2018

Historic Buildings

Iconic Chicago Tower PTACs And IAQ SERVING ARCHITECTS, CONTRACTORS, AND OWNERS IN COMMERCIAL CONSTRUCTION

MARCH 2018

Vol. 16

No. 3

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Vol. 16

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CONTENTS

Building Focus: Historic Buildings

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inside

MARCH 2018 Vol. 16 No. 3

DEPARTMENTS 8

Old Buildings, Creative Solutions No single strategy exists when it comes to historic building character.

6 56 57 58

The Architects Showcase Index Portfolio

About The Cover The 150 North Riverside building in Chicago is a unique design constructed on a very limiting riverfront site. Learn how architects, engineers, and the contractor collaborated to overcome foundation challenges and site limitations to create an iconic office tower. The article begins on p. 16.

Maximum Space, Tight Fit Innovation delivers Chicagoâ&#x20AC;&#x2122;s oneof-a-kind 150 North Riverside tower.

Exteriors

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Interiors

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Windows & Doors

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24 The Art of Moisture Protection

30 Glass Railings Complement Collegiate Gothic Structure

41 Curtainwall, Storefront Systems Protect And Enhance

26 Kansas State Calls Waterproofing Audible

32 Arches Dominate New House Of Worship

44 Impact Windows Featured In Apartment Renovation

28 Art Museum Expansion Is A Wrap

36 Access Floors Provide Flexibility

HVAC & Plumbing

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47 PTACs May Hold Key To Hotel Energy Efficiency And IAQ

Lighting & Electrical

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52 Visibility And Security Bank On Lighting

Building Technology

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55 Building Technology Products

commercialarchitecturemagazine.com

MARCH 2018

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▲

CONTENTS

online editorial products MARCH 2018

New Online

VOLUME 16, NO. 3

• Whisper Valley district geothermal system. Don Penn shares his experiences developing a district geothermal system in Texas. • Commercial-construction economics. Uponor’s Dale Stroud looks at 2018 commercial-construction growth in a new video. • 3D-imaging laser scanning. Matt Wheelis of Leica Geosystems discusses 3D-imaging laser scanning technology. • Cloud-based building automation. Alerton’s Kevin Callahan outlines the benefits of cloud-based BASs.

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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.

Brick-and-Mortar Retail Design: Joshua Zinder

Urban Revitalization: Brent Zeigler

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.

Brent Zeigler, AIA, IIDA, president and director of design at Dyer Brown, Boston, explores the four factors that are key to urban-revitalization projects. While not all projects are destined for success, following these guidelines will go a long way toward a positive outcome..

Virtual Reality: Lynn Brotman, Katherine Berger

Pop-Up Architecture: Peter Birkholz Peter Birkholz, AIA, LEED AP, and principal at Page & Turnbull, San Francisco, discusses the various facets of pop-up architecture and how his firm approaches the intriguing challenge of designing these unique spaces, including addressing utilities, codes historic-building requirements.

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

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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Commercial Architecture Geothermal

WEBSITE In March at commercialarchitecture.com/geothermal, we’ll have a

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new podcast in which Jay Egg will talk about surface-water geothermal systems, focusing on two very successful systems in Stockholm, Sweden, and Drammen, Norway. There is growing interest in using these types of systems in the U.S., particularly in cities with riverfronts. The podcast discussion will focus on the pros and cons of using rivers, lakes, and other bodies of water as heat-exchange sources. Our ongoing coverage will also look at some large-city installations that Jay Egg leads our geothermal coverage.

promise to be game-changers, and we’ll hear from Jay about the latest information being presented at the 2018 IGSHPA Conference and Expo, March 27 and 28 in Orlando, FL. Be sure to bookmark our geothermal page and watch for more technology articles, podcasts,

Visit IGSHPA, our sponsoring organization, at their website—igshpa.org—for standards and best-practices.

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and webinars in the coming months. Also, visit the International Ground Source Heat Pump Association website at igshpa.org to learn more about geothermal-system design, standards, and best practices.

—Gary L. Parr, editorial director

MARCH 2018

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EDITOR’S

notebook

Urban Boomers

n the February podcast I recorded with archi-

These areas tend to be full of condos as well as

tect Brent Zeigler of Dyer Brown, Boston, our

restaurants, shops, and cultural venues such as

topic was urban revitalization and the work

museums and theaters. They also often have

he and his firm are doing, mainly in the Boston

classes and workshops that are popular with re-

area (Zeigler is AIA, IIDA, and president/direc-

tirees. They’re packed with cool places, cool

tor of design for Dyer Brown, dyerbrown.com.

things to see, cool people.” His most-convincing

The article is on p. 6 of the February issue and

statement: “The interesting trend is that the

the article/podcast are at commercialarchitec-

places where many young people want to live

turemagazine.com/architects). The discussion,

are the same places where many retirees want to

naturally, focused on millennials, their desire

live.”

to live in cities, and what it takes to revitalize urban areas to attract that generation.

Another factor is that it’s a lot of work to live

Boomers are joining millennials in a movement to the urban world.

in the suburbs and boomers who can afford city

During the discussion, we tripped over anoth-

life are glad to shed that work for the convenienc-

er group of people who are, to a somewhat lesser

es urban living offers. “Those who can afford it”

degree, finding their way back to cities in search

is a key factor because this movement brings to

of a simpler lifestyle—baby boomers. We just

the forefront gentrification, a term that’s become

touched on it briefly but it made me wonder how

a four-letter word in many cities.

prevalent this movement is. Turns out it was a

In the second article, a New York Times piece

trend in late 2016, meaning, if the authors of the

titled, “The Future of Retirement Communities:

two articles I read are correct, we’re well into the

Walkable and Urban” (nytimes.com/2016/10/15/

movement, but so focused on millennials that we

business/the-future-of-retirement-communi-

don’t talk about it that much.

ties-walkable-and-urban.html),

author

John

The first article I found was written by

Wasik tells us that the new paradigm is walkable

realtor.com’s Clare Trapasso (realtor.com/news/

urban spaces that allow retirees to get out and

trends/why-more-baby-boomers-are-moving-

walk to basic services because walking is linked to

back-to-cities/). According to Trapasso, “Instead

better health and social engagement. Wasik also

of migrating south en masse to retirement com-

cautions that some of the most walkable cities are

munities in the Sunshine State or the wilds of

among the most expensive, with New York, San

Arizona, more and more baby boomers—a partic-

Francisco (Walkable? Have you tried those

ularly urban-savvy group of Americans—are mov-

hills?), and Boston at the top of the list.

ing back to the metro areas they abandoned when

While there are pros and cons, it’s clear that

they began raising families. And, in leaving their

urban-oriented millennials are going to find

suburban homesteads, these empty nesters are re-

themselves co-existing with their grandparents

defining the urban centers they now call home.

and commercial-building designers are facing

Again.”

and going to face meeting the needs of both ends

In the article, realtor.com’s chief economist,

of the population spectrum. Me? Should I get to

Jonathan Smoke, tells us that the “influx of the

try that retirement thing, I’ll be headed in the

older and wiser is particularly pronounced in the

opposite direction to a cabin in the woods where

most walkable cities and lots of college towns.

the only sounds I hear are birds. CA

Gary L. Parr Editorial Director

commercialarchitecturemagazine.com

MARCH 2018

COMMERCI A L A RCHI T EC T URE

the architects

DEPARTMENT

Left. The H1912 design solutions included repurposing a vintage 1950s metal desk for customer service, along with an industrial table and previously owned jewelry cases for display settings.

Designs Pump Life Into Main Street Retail

Below left. For Arlee’s Raw Blends, the interior design introduced gabled arches of natural wood to evoke a community feel and bespoke countertops made from reclaimed wood salvaged after Superstorm Sandy. Below. The Red Onion delicatessen received a budget-conscious makeover that included a wall covering created from a close-up photo of freshly sliced red onions and a unique treatment to the ceiling grid. Photos: Michael Slack, courtesy JZA+D

Joshua Zinder, AIA, NCARB, LEED AP

ith the rise of suburban shopping malls, followed by the boom in big-box stores and the advent of online retail, it’s easy

to conceive that Main Street retail is under attack. Some municipalities have experimented with restaurant-only redevelopment of their downtown areas, but these have been shown to be remarkably vulnerable to economic downturns. Successful retail options are, it would seem, vital to a thriving town center. There are good reasons why these shopping districts should be able to flourish alongside their seemingly ubiquitous competitors. For one thing, in general, people are looking to do their shopping in person. A recent survey by Morar Consulting, New York City (morarhpi.com), and financial technology company Adyen, San Francisco

a local boutique jeweler. Market research conducted on

photo of freshly sliced red onions, to reinforce the store’s

(adyen.com), revealed that, out of 2,000 respondents be-

behalf of parent company Hamilton Jewelers, Princeton,

identity. The design team also removed the acoustical

tween the ages of 18 and 55, more than 60% would shop

NJ (hamiltonjewelers.com), revealed a demand among

panels from the existing ceiling grid and painted the ceil-

more in retail locations “if preferred shopping experience

younger generations for vintage jewelry—authentic pieces,

ing red and the conduits and ducts above it pale blue. This

is implemented.” Majorities of respondents noted that

no pastiche or fakes—and H1912 was conceived to tap into

draws the eye to the grid and makes the old and worn

they prefer in-store shopping for managing returns and

that market. The design challenge was to deliver a space

system seem fresh and new.

for the tactile and visual experience, and about a third

that feels youthful and bright while impressing shoppers

Authenticity doesn’t cost much, but it requires some

mentioned shopping as a “social activity.”

as accessible and welcoming. Solutions included repur-

imagination and communication of a clear vision. When

It’s important to note that the age group known as

posing a vintage 1950s metal desk for customer service,

a customer enters a store, they should have an immediate

millennials makes up a significant share of these respon-

along with an industrial table and previously owned jew-

sense of the business and its offerings. That sensory re-

dents, and constitute a large and growing share of general

elry cases for display settings. The design also introduced

sponse will lead them to return and bring friends. CA

economic activity. So, what do millennials want? They

a brick wall to reinforce a connection to the original struc-

tend to seek out integrated social atmosphere and density

ture, and LED lighting to create a bright atmosphere.

of social activity and amenities available mostly in urban

For health-food purveyor Arlee’s Raw Blends, Princ-

centers. But more than these, they frequently prefer an

eton, NJ (arleesrawblends.com), we took a completely

authentic experience.

different tack. The owners wanted an eye-catching design

Authenticity can be interpreted in a number of ways,

to capture their company’s mission and core values of

but for the purpose of recapturing foot traffic into brick-

home, health, and community, as well as earth-friendly

and-mortar retail, think of it as celebrating the existing

living. The interior design introduced gabled arches of

or original character of a place or of an entity, whether

natural wood to evoke a cluster of houses—a communi-

a person, group, or company. This presents a spectrum

ty—and bespoke countertops made from reclaimed wood

of options for the retailer, which architects and interiors

salvaged after Superstorm Sandy. Visitors to Arlee’s enjoy

experts are equipped to evaluate and develop into de-

a distinct, authentic experience of place, along with their

signs. The goal for the design team is to present the retail

purchases of cold-pressed juice and organic snacks.

venue as authentic, distinct, and unique, a place that stands apart and is worth the trip.

ceived a budget-conscious makeover that included a mu-

Our firm recently undertook such a task for H1912, 6

COMMERCI A L A RCHI T EC T URE

MARCH 2018

Red Onion, Princeton, NJ, a take-out delicatessen, reral-sized custom wall covering, created from a close-up

commercialarchitecturemagazine.com

Joshua Zinder, AIA, NCARB, LEED AP, is founding partner of Joshua Zinder Architecture + Design (JZA+D, joshuazinder.com), an architecture and interiors practice headquartered in Princeton, NJ. The firm's international portfolio includes commercial, hospitality, retail, and residential projects, as well as product, furniture, and graphic designs.

Interview With Joshua Zinder Learn more about designing brick-and-mortar stores to attract customers in our interview with Joshua Zinder at commercialarchitecturemagazine.com/architects.

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FEATURE

historic buildings

Old Buildings, Creative Solutions No single strategy exists when it comes to buildings with historic character.

Kenneth W. Betz, Senior Editor

Right. Murphy, Burnham & Buttrick Architects were involved in work at New York’s St. Patrick Cathedral, conserving what was there, but not doing a strict restoration. Crockets that had been removed years earlier were not replaced, for example. Photo: © John Baer/Building Images Photography, courtesy MBB Opposite page: Top. Glass was used in the Lady Chapel in St. Patrick’s to minimize noise. The enclosure looks like it’s not actually there, according to architect Jeffrey Murphy. A more traditional wood solution would have substantially changed the look and feel of the space. Photo: ©Elizabeth Felicella/Esto, courtesy MBB Below. St. Patrick’s bronze doors on Fifth Avenue are thrown open as a welcoming gesture. Sliding glass doors let passersby know the cathedral is open while retaining heat and air conditioning. Photo: ©Elizabeth Felicella/Esto, courtesy MBB 8

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MARCH 2018

commercialarchitecturemagazine.com

FEATURE

historic buildings

hen it comes to buildings with landmark status or just general historic character, architects, owners, and developers are faced

with a variety of choices about what’s best for the property and the bottom line. Often there is not a simple solution. “The decisions behind preservation, restoration, and adaptive reuse always depend on context and situation. Is the building landmarked or is it in a landmark district? Will the market or the neighborhood continue to support the building’s original use, or does its purpose need to evolve?” asked John Cetra, FAIA, founding principal, CetraRuddy Architecture, New York (cetraruddy.com). “In cities like New York where there’s constant change and evolution, adaptive reuse has long been, and will continue to be, an important tool. In Manhattan’s Morningside Heights neighborhood, we’re renovating five buildings from the former St. Luke’s Hospital—several of which are landmarked—and adapting them into a rental apartment development called 30 Morningside. As a hospital, they’re no longer practical, but big windows, tall ceilings, and unique interior layouts mean that the original design now works very well for a new use as residences,” he said. “Then again, sometimes it works best to combine resto-

ration and adaptive reuse with new construction, so you can unlock the maximum value from both. For a commercial development we’re designing in New York City’s Chelsea neighborhood, renovating existing structures and connecting them to a new office tower brought an additional 110,000 sq. ft. of rentable space to the project,” he added. “When you’re dealing with a historic building, even if it’s not landmarked, our first approach would be, ‘What can we keep here? What can we maintain?’ Then step off from there, and I think in some cases people are forced to do that because of a landmarks commission or because of some kind of status of the building, but I think it’s, in some ways, also a practical thing. I mean, some of these buildings, you couldn’t build them today, and to tear down a beautiful façade that’s made out of two feet of masonry, in some cases, makes no sense at all,” said Jeffrey Murphy, FAIA, LEED AP, partner, Murphy, Burnham & Buttrick (MBB) Architects, New York (mbbarch.com). In the case of the Park Avenue Synagogue in New York City, MBB took a landmarked neoclassical mansion that used to be the Trevor Day School and gave it a high-quality exterior renovation that maintained the existing historic fabric. The interior was reconceived according to the client’s intended use. “In rethinking how our clients are going to use the building, we are not always quick to automatically preserve a historic interior,” he said. MBB’s work at St. Patrick’s Cathedral, New York, was conserving as opposed to restoring, Murphy explained. “We basically took what was there, fixed it, cleaned it, repaired it, and brought it back to the way it is, as opposed to commercialarchitecturemagazine.com

MARCH 2018

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FEATURE

historic buildings if it were a strict restoration,” he said. He explained that, in the 1940s, a good deal of stone was pulled off the building because it was falling down. For example, decorative crockets that lined the entries off of Fifth Avenue were falling off and were replaced with a less-ornate entry to the building. “In our recent work, we did not put the crockets back. We took what was there, and we conserved it. We cleaned it, fixed it, and patched it,” Murphy said. “While being true to preserving the historic fabric of the cathedral, a handful of things that we did were actually quite modern,” Murphy added. Monsignor Ritchie, the rector at St. Patrick’s, started throwing open the big, bronze doors on Fifth Avenue as a welcoming gesture for visitors and passersby, he explained. The obvious downside was a significant loss of heat or air

conditioning.

The

solution

was

mechanized,

sliding-glass doors pocketed into the walls. “Every morning when it’s eight degrees out, they can open the bronze doors, press a button and close these glass doors, and everybody who walks by can see that the cathedral is open. They actually just go around to the vestibule doors and go in. That was a modern addition, a mission-related thing that made the cathedral as welcoming as possible,” Murphy explained. A similar solution was applied in the back of the church in a space called the Lady Chapel, which is right behind the altar and that had a high arch that was approximately 35 ft. wide and 55 ft. high. “It’s a very lovely chapel, but it was really just always loud. People walking around the church would be laughing and talking, and it wasn’t a very intimate worship space,” Murphy recounted. After considering more traditional approaches, MBB designed an all-glass, 55 ft.-high partition that filled the entire space. “We also designed a glass beam that supports these three 9,000-pound glass panels. The enclosure looks like it’s not actually there. If we had done something like that more traditional with wood, you would have noticed a real a change in the church. Because we were able to use this modern language, it’s actually, in our view, a better and more respectful response. In some cases technology solves a lot of problems that historic buildings have,” Murphy said. WHAT’S HISTORIC?

“Historic character is a loose term, but determination of historic significance is typically made based on the guidelines of the National Park Service,” said Lada Kocherovsky, Assoc. AIA, principal, Page & Turnbull, San Francisco (page-turnbull.com). “In California, the California Environmental Quality Act (CEQA) mandates that impacts to the environment

For the San Francisco Mining Exchange Building, Page and Turnbull used original terra cotta detailing to make casts for new terra cotta pieces, and made multiple in-person visits to ensure the replicas were sculpted and fired properly in the correct color. Photo courtesy Page and Turnbull 10

COMMERCI A L A RCHI T EC T URE

MARCH 2018

commercialarchitecturemagazine.com

FEATURE

historic buildings

are analyzed and mitigated, which includes assessing development impacts to the potential historic resources. In California this applies to buildings more than 50 years old, or important historic landscapes. The redevelopment of existing structures typically begins with an analysis of their historic merit. This is where our firm starts its work,” Kocherovsky said. “About 80% of Page & Turnbull’s architectural portfolio is technically categorized as rehabilitation and adaptive reuse, because developers and property owners wish to use the existing, potentially historically significant buildings for current applications,” she said. “So we rehabilitate buildings, inserting new uses, more often than we perform strict restoration of buildings. ‘Restoration’ is a process of returning a historically significant building back to its original splendor, with deteriorated or missing components needing to be restored, replaced, or carefully recreated. ‘Preservation,’ on the other hand, indicates a building or structure that has retained its integrity but requires some effort to protect the existing characteristics, elements, and details and prevent their deterioration,” Kocherovsky explained. LANDMARK COMPLEXITIES

Dealing with historic properties often adds complexity to a project. “Landmark projects always add another layer of review, which adds time and cost. In general, though, we find that a landmarks review process doesn’t hinder adaptive reuse,” said John Cetra. “Instead, it becomes a planning tool, creating a framework for a sensitive renovation that suits modern needs and the developer’s goals. Plus, for many historic restoration projects, sensitive design is inspired by the landmarks process but occurs with or without the review. At 30 Morningside, the project includes preservation and

Located at 30 Morningside Drive in Manhattan, the residential conversion of the five Beaux-Arts structures formerly occupied by Mount Sinai St. Luke’s Hospital will retain the historic fabric of the existing structures in compliance with the historic landmark regulations, while also meeting all buildingcode requirements. Photo: Courtesy CetraRuddy

restoration work on landmarked buildings as well as additions on non-landmarked buildings to create a cohesive new development. The new additions did not need to go

“Every project has challenges,” Kocherovsky agreed.

Burnham & Buttrick (MBB) Architects’ work in New

through landmarks review, but their design is inspired by

“The standards applicable to historic buildings as defined

York at St. Patrick’s and also at Trinity Church on Wall

the original buildings and their context. Above all, it’s

by the Department of the Interior are the same regardless

Street, Jeffrey Murphy explained. The attic above the

important for any renovation or preservation project to

of whether they are listed on a register of historic places

nave at St. Patrick’s is basically a tinderbox. The New

respond to the surrounding context, and for any adap-

or simply considered to be eligible. Local and municipal

York Fire Department flatly said it would be too danger-

tive-reuse project to do the same while bringing the high-

agencies may apply stricter standards in some cases, such

ous to send firemen up there, he said.

est possible value for its new purpose,” he said.

as in San Francisco, which has a much more intense ap-

“We realized that a sprinkler system wasn’t a great

proval process than those of other localities or the state.”

solution because if you load up that plaster ceiling with

obstacle, too, but they’re often an opportunity to address

“Design teams often have to be creative and balance

water, it would basically just collapse the entire ceiling

multiple challenges at once. For example, although roof

historic aspects against one another. For the Walt Disney

onto the floor of the church. Instead, we installed a mist

decks have become important amenity spaces in residen-

Family Museum, San Francisco (waltdisney.org), for ex-

system, something that’s used in ship applications where

tial developments, rooftops on many existing buildings

ample, our design called for installation of fire sprinklers

you can’t use a lot of water. It uses about a tenth of the

aren’t designed for a live-load capacity that complies with

in lieu of fire-resistive construction. This allowed us to

water of a sprinkler system, but it’s very effective in extin-

current code. Accommodating those uses often means

retain the original wooden window frames of the historic

guishing a fire. It wouldn’t saturate that ceiling and make

significant structural reinforcement. It’s the same story

barracks building. Otherwise we would have had to in-

all of the plaster come raining down on the floor of the

with building systems (mechanicals, AC, elevator ma-

troduce fireproof materials into the fenestration assem-

cathedral,” Murphy said.

chine rooms, exhaust fans) that are moving up from base-

blies,

ments to the rooftop as they become larger and more

Kocherovsky related.

Cetra continued, “Building codes can seem like an

sophisticated, and as resiliency concerns impact design.”

compromising

their

original

character,”

While non-profit organizations, since they are generally tax-exempt, have little incentive to earn historic tax

Likewise, fire safety was a concern in the Murphy,

credits, the local landmark commission still can have a

commercialarchitecturemagazine.com

MARCH 2018

COMMERCI A L A RCHI T EC T URE

FEATURE

historic buildings

Built in 1907, Ludlow Mill 10, Ludlow, MA, remained derelict for nearly a decade prior to its rehabilitation and adaptation. The Architectural Team’s work included a complete restoration of the structure and facade, as well as adapting the building’s 108,000 sq. ft. to 75 modern apartments for seniors. Photo: Gregg Shuppe, courtesy The Architectural Team

big influence on a project. In the cases such as Trinity Church and St.

donations. If you’re doing fundraising it could take three to five

Patrick’s, “we do a lot of work that requires working with New York’s

years. By that time, the buildings are more deteriorated than when

Landmarks Preservation Commission to come up with solutions that

you started, so that you need more money, and there are more prob-

are acceptable to the local community, to the commission, and the

lems,” he said.

client,” Murphy said.

tion efforts, noted Scott Maenpaa, project architect, The Architec-

marks Preservation Commission is a sophisticated agency with a

tural Team. He cited an instance in which both the state and federal

level of expertise that is well respected. They are really the watch-

historic offices wanted to keep a double staircase intact. However, a

dogs, and they make sure that what’s being done to the outside of

building-code official pointed out the stair treads were deeply worn

historic buildings is appropriate and makes sense from a preserva-

and were a trip hazard. “We had to take off the treads and sand some

tion standpoint.”

of them down and replace them. Others were too worn; we actually

“Interestingly, they will entertain certain interventions that enable institutions and owners to use a building in the way that it needs

COMMERCI A L A RCHI T EC T URE

MARCH 2018

had to look for a matching piece of timber that was approved and could be reinstalled for those areas,” he said.

to be used in current times. It’s all how you show deference to the

One of the big problems—cleaning—sounds simple but it isn’t,

historic fabric but still achieve your goals from a design standpoint,”

Verrier said. “When you’re cleaning decorative material, you have to

he said.

be very careful about materials you use, as well as the pressure, if

“One of the most difficult things to do is strict preservation,” said

you’re using water pressure. You can destroy something by cleaning

Robert Verrier, FAIA, NCARB, The Architectural Team, Chelsea,

it the wrong way. That’s a very, very, important issue in historic build-

MA (architecturalteam.com). “Historic monuments, ornate build-

ings, because you have frescoes, plaster, woodwork, cast iron, brick,

ings, churches, and theaters are incredibly hard to do. These build-

terra cotta, glazed terra cotta, wood, and on and on. If they’re not

ings have cast plaster, cast iron, and materials we no longer use much

cleaned properly, you can lose your tax credits, or you can also de-

anymore. It’s almost impossible to find artisans who know how work

stroy the thing that you’re cleaning.”

with these materials now.”

Present-day building codes are sometimes at odds with preserva-

Far from complaining, Murphy commented, “New York’s Land-

“One thing we do on almost every project is sandblast the interior

Funding often is another problem with these types of buildings.

because there’s years and years of lead paint. We need to get that off,

“If you don’t get federal or state funding, you have to go out and get

because we need to make these buildings lead safe,” Maenpaa added.

commercialarchitecturemagazine.com

historic buildings

FEATURE

“There’s certain PSI we have to hit. We can’t raise the grain; we

ble terraces on upper-floor spaces. All of a sudden, many units had

can’t fuzz out the wood. If we raise the grain too much, the preser-

sweeping outdoor views of the New York City skyline, which added

vation office can come in and say, ‘Well, no, you damaged that

tremendous value for the developer,” said CetraRuddy’s John Cetra.

wood too much. You’re not going to get these tax credits.’ So we’re

Tax credits are an important factor in working with historic

always walking that fine line between what we need to do, compared

buildings. “Financial incentives and tax programs are crucial.

to what needs to be done for the preservation tax credits,” he said.

While changes to historic tax credits (HTCs) may impact some investment decisions, these programs are so important in many

INCENTIVES AND REWARDS

markets that we think they’ll continue to play a significant role,”

Given the added complexity and difficulties, there are nevertheless

Cetra said.

substantial benefits and rewards in dealing with historic properties.

“Federal historic tax credits (HTC) have had a significant im-

“More and more, the development community is recognizing

pact on incentivizing reuse and preservation of historic sites.

how much hidden value can be unlocked in historic properties.

Tax-credit rehabilitation projects boost local economies and bring

From a developer’s perspective, former commercial or industrial

communities together. Under the recently passed tax overhaul, a

buildings often have the bones for great residential conversions.

major tax-incentive program remains, and continues to provide

Maintaining those buildings’ historical character—through strict

20% income tax credits for buildings eligible to be listed in the

preservation or renovation with contextual and sensitive additions—

National Register of Historic Places, and rehabilitated in compli-

can increase market appeal by preserving and utilizing desirable

ance with the Secretary of the Interior’s Standards. Sadly, the 10%

features and finishes. Plus, working with an existing structure allows

HTC for buildings considered non-historic (but constructed prior

the freedom to leverage elements one might not be able to include

to 1936) is gone. Also, the remaining 20% HTC has been made

in a new building in the same location. In the residential conversion

more challenging to qualify for: there is less room for flexibility

of a historic former telephone-exchange building in New York City,

and negotiation, and the process is more complicated,” said Lada

Walker Tower, we used the original setbacks to create large, accessi-

Kocherovsky of Page & Turnbull.

Originally constructed in the 1840s, Counting House Lofts 71 is the adaptive reuse of a historic industrial warehouse in Lowell, MA. The 170+-year-old building suffered considerable subsurface deterioration, requiring the removal of large portions of the structure to reconstruct and stabilize the foundation. Photo: © Andy Ryan, courtesy The Architectural Team

continued on p. 14 commercialarchitecturemagazine.com

MARCH 2018

COMMERCI A L A RCHI T EC T URE

FEATURE

historic buildings

MISTAKES AND PITFALLS

Mistakes and pitfalls naturally accompany historic work.

Ken’s V I E W

John Cetra offered the following advice: “One challenge with historical projects is that until you really inspect and

What’s On Your Palette?

learn about the building, you won’t know exactly what you’re dealing with. Are all the columns really located exactly where the plans and drawings say they are? If it’s a large loft building with limited interior light and airflow, how much structural work is required to insert an atrium

antone recently declared Ultra Violet to be the color of

At the Oak Grove School in Green Oaks, IL, a suburban

the year. (See January 2018 CA, Editor’s Notebook.) But

Chicago school and community that are both apparently

wait, Benjamin Moore’s color of the year is Caliente. Can

most notable for their trees, students are reported to be

the building will save so much time and effort down the

they do that? Have more than one color of the year? You bet

pedaling away at “bike desks” in a kinesthetic classroom,

road. The biggest mistake is not doing your homework.”

they can. The color of the year is whatever those promoting

whatever that is.

“A potential pitfall for structures of historic signifi-

that color want it to be. And that’s OK. What’s a market for

or light well? Putting in the time up front to get to know

cance is the failure to accurately recreate lost architectural

if not choice?

Apparently, the idea is that pedaling is supposed to make the young scholars more focused and attentive. I’m

details and elements. Doing so properly takes thorough

Sherwin-Williams wasn’t content with a single color of

sure a study or two has been done, but I’m not buying it. Kids

research into the original methods of construction. One

the year. The company touted “specially curated palettes

have to learn to focus on one thing at a time, and encourag-

often sees quick-and-easy approaches taken such as the

for the new residential, commercial, multifamily, healthcare,

ing hyperactivity, whatever the health benefit, isn’t going to

use of foam or plastic to recreate plaster or terra cotta,

hospitality, and education markets.”

accomplish that.

which is inadvisable. Not only do these materials not re-

Regarding the hospitality palette, Sherwin-Williams

A much better and more understandable idea, in my es-

semble each other, but the foam and plastic solutions of-

offered the following insight: Guests, specifically millenni-

timation, is the KidsBuild! program, described as a “commu-

ten deteriorate quickly, or otherwise create more prob-

als… expect selfie-worthy spaces to take pictures in.

nity outreach process that educates school children about

lems than they solve. Application of appropriate materials

Enough with the millenials already. They’ll choose

will be more historically sensitive, visually appealing, and

a hotel—or be impressed by one—because it’s selfie-

long lasting,” Lada Kocherovsky said.

worthy? Seriously? My worst nightmare—one of them—is

Conceived by Svigals + Partners, New Haven, CT, the

to arrive at a hotel to find a lobby full of selfie-taking millie-

idea behind KidsBuild! emerged more than two decades

nials.

ago in the creation of the first-ever School-Based Building

Mistakes can lead to the loss of tax credits, Verrier warned. He related the tale of one developer who didn’t

the design, construction, and maintenance of their own school buildings.”

like a free-standing chimney on the property he was de-

Maybe I’m just not a color guy. That’s why I was in-

veloping and bulldozed it against advice. He lost the tax

trigued by the Asif Khan-designed pavilion at the Pyeo-

“These SBBACs gave birth to schools rooted in their

credits he was counting on.

Advisory Committee.

ngchang Winter Olympic Games in South Korea, which

neighborhoods and the particular needs of their communi-

“I think people underestimate what it takes to deal

is described as the “darkest building on earth.” The

ties,” said Julia McFadden, AIA, an architect and associate

with these kinds of buildings, Jeffrey Murphy said.

British architect spray-painted the 32-ft.-high temporary

principal with Svigals + Partners.

“Sometimes it’s a challenge to balance interventions

structure with Vantablack VBx2 (Surrey NanoSystems,

KidsBuild! since has been introduced in eight Connecti-

with preserving the historic fabric. There can be a point

Newhaven, UK), a substance that absorbs more than 99% of

cut public schools. Recently, Svigals + Partners conducted

at which you make the wrong decision about taking out

light. The coating is thought to be the closest thing to a black

a KidsBuild! program as part of the design and construction

historic fabric. On the flip side, maybe there are some

hole one will ever experience. It appears to change the di-

of the Engineering & Science University Magnet School

things that are not of such value that you work around

mensions of an object, rendering 3D objects completely flat,

(ESUMS), a “maker school” for grades 6 to 12 located on a

when, at the end of the day, it probably would have

according to a CNN report.

university campus in West Haven, CT.

been better just to take something out and start all over,” he continued.

Tiny white lights and the parabolic curves of all four

“Workshops included teaching about the architectural

sides of the pavilion give the impression of stars suspended

design process and specific topics—like cantilevers and

Historic buildings require a good deal of knowledge

against the darkness of space. Personally, I think the lights

sustainability, devising ways to integrate art into the new

and thought. Recognizing challenges, variables, and op-

are there to keep people from walking into the side of the

building, and imagining how adjacent wetlands could affect

portunities upfront is the first step toward any project. CA

building at night, like aircraft warning lights on tall struc-

the engineering and construction process,” said Svigals +

tures. Let’s hope there isn’t a power failure.

Partners project architect Katelyn Chapin, AIA.

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803historic.

It’s almost too difficult for humans to comprehend, the

Other workshop sessions introduced careers in archi-

architect is said to have commented about the design. I

tecture and engineering with site visits led by design-team

know the feeling. I frequently encounter things in daily life

members to enable students to track the construction pro-

that are beyond comprehension, and I don’t need to go to

cess. The experience introduced students to the concepts

Pyeongchang for the experience.

of surveying, groundwater flow, structural engineering, and construction sequences.

BACK TO SCHOOL Historic Preservation and Conversion Commons

COMMERCI A L A RCHI T EC T URE

MARCH 2018

kids already know how to pedal.

what’s happening in education even less than I understand

National Register of Historic Places

As long as we’re talking about comprehension, I understand

Clearly, KidsBuild! is a winner over bike desks. After all,

color. At least when it comes to color, I know what I like.

commercialarchitecturemagazine.com

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FEATURE

building design

Maximum Space From A Tight Fit Innovative design, engineering, and construction practices combine to deliver the one-of-a-kind 150 North Riverside tower. Chris Phares, Clark Construction

nspiration, vision, and creativity can turn even the most daunting challenge into an opportunity. That is exactly what happened when a two-acre site in downtown Chi-

cago was considered too problematic to develop. It took decades for the right developer and design and construction team to embrace the opportunity and turn a vacant sliver of land along the Chicago River into a trophy-class office space. How they did it is a glimpse into the future of urban construction. The site for what is now 150 North Riverside sat vacant for decades. Situated on a narrow plot, and surrounded by the Chicago River to the east, active Amtrak rail lines to the west, and Lake and Randolph Street viaducts to the north and south, the parcel of land was laden with complexities. The tracks, combined with city easement and Riverwalk requirements, absorbed more than 75% of the property, leaving a buildable site that measured only 39 ft. wide. But Riverside knew that this parcel had all of the key locational attributes that are expected for a Class A office building. For example, the site is two blocks from Chicagoâ&#x20AC;&#x2122;s busiest commuter rail station, offers convenient access to all forms of public transportation, and provides easy access to the expressways. Riverside Investment & Development, Chicago (riversi-

deid.com) personnel selected Chicago-based Goettsch Partners (gpchicago.com) to design the building. The firmâ&#x20AC;&#x2122;s previous work creating unique, bold designs was one factor that helped win the project. Structural engineering work was performed by Magnusson Klemencic Associates, Chicago (mka.com). The resulting gravity-defying building design takes advantage of the open riverfront site with projections and setbacks that distinguish the building from nearby structures. Before anything could move forward, Riverside had to purchase the parcel and structure a unique acquisition of two adjacent parcels of largely air rights above the rail lines. This now three-parcel site allowed the design team to create the 54-story office tower directly on the riverfront, in conjunction with a surrounding public park and Riverwalk.

Cutting-edge design and construction combined to produce the 150 North Riverside building, a 54-story office tower that sits on a 39-ft.-wide base.

COMMERCI A L A RCHI T EC T URE

MARCH 2018

commercialarchitecturemagazine.com

FEATURE

building design

The 150 North Riverside tower (center with the green roof) is hemmed in by railroad tracks and the Chicago River.

Riverside’s plan was to build a publicly accessible, open-

public access to the river, and managing traffic and infra-

space plaza above the rail tracks to the west, and place the

structure needs. While the building design evolved numer-

building as close to the river as possible on the east. This

ous times in the five years prior to construction, the defining

meant they needed to negotiate air rights with Amtrak and

shape of the tower remained the same because no other solu-

get approval from the City of Chicago. In addition, the clos-

tion would have worked as well or made the same statement.

est existing building is a condominium tower only 120 ft.

Every phase of the project—from concept to completion—

away. Convincing local residents, and their city alderman, to

posed significant design and construction challenges. How-

approve the project was also necessary. Over the course of 18

ever, innovative thinking and a singular focus on delivering

months, the alderman arranged several meetings with River-

the best-possible result from the entire team brought this

side, residential neighbors, and community organizations to

iconic building to fruition. Profiling these details illustrates

understand their concerns and conduct a dialogue focused

how the final product is an intensely collaborative and vi-

on site infrastructure and community benefits.

sionary solution to these challenges.

LANDSCAPE ARCHITECT Wolff Landscape Architecture, Chicago

sented a plan that addressed the alderman’s concerns and

DESIGN AND ENGINEERING

residents’ requested changes: accessibility, maximizing open

The building’s base is dramatically smaller than the rest of

LIGHTING DESIGNER One Lux Studio, New York City

green space, reducing the amount of hardscape, providing

the tower. The 752-ft. tower rises on a 39-ft.-wide base, which

After almost a dozen proposal iterations, Riverside pre-

PROJECT CREDITS ARCHITECT Goettsch Partners, Chicago DEVELOPER Riverside Investment & Development, Chicago GENERAL CONTRACTOR Clark Construction Group, Chicago STRUCTURAL ENGINEER Magnusson Klemencic Associates, Chicago MEP CONSULTANT Cosentini Associates, New York City

commercialarchitecturemagazine.com

MARCH 2018

COMMERCI A L A RCHI T EC T URE

FEATURE

building design Placed between the tracks and the river, the tower occupies less than 25% of its two-acre site. This narrow building footprint allows more than 75% of the property to be unenclosed outdoor space, vastly increasing the pedestrian experience on and surrounding the site. The park and plaza provide more than 1,000 lineal ft. of seating, multiple assembly/event spaces, and 360 ft. of Riverwalk frontage. The Riverwalk component addresses a key element in Mayor Rahm Emanuel’s vision for a Chicago that knits together different parts of the city and provides an aesthetically pleasing connection to boats and water taxis. Vertical mullions (fins), emulating the river, undulate along the building’s east and west facades to help activate them with an ever-changing pattern of light and shadow. The fins also provide solar shading and minimize cooling loads during summer months, particularly on the building’s west elevation. The narrow north and south faces are divided into three vertical planes that accentuate the slenderness of the tower, with the center plane recessed to create additional corner offices. LOBBY BLURS BOUNDARIES

How a high-rise building meets the ground can be more important than how it meets the sky. While the enclosed building occupies 25% of the site, the all-glass lobby creates a space that seeks to blur the boundaries between indoor and outdoor spaces. To make the lobby equally as bold as the building’s overall design and construction, the design uses an 85-ft.-tall glass wall that hangs from the tip of the transfer truss at level eight. This glass wall showcases 150 Media Stream, a one-of-a-kind cultural landmark in the form of a 3,000-sq.-ft. digital-art installation. With content directed by a full-time curator, the piece displays artwork in collaboration with local and nationally renowned institutions, such as the Chicago History Museum, the Hyde Park Arts Center, the University of Illinois at Chicago, the School of the Art Institute of Chicago, the University of Chicago, and world-renowned new-media artists. ABOVE THE LOBBY

For design continuity, the building core is clad with the same granite on the interior and exterior. All non-structural surfaces are glazed, and the west wall of the lobby is enclosed with a 90-ft.-high glass wall, suspended from the structure above and supported by 2 1/2-ft.-deep glass mullions. The Chicago River played a significant role in design and construction. The building’s curtainwall enclosure references its location on the river, where the water is sometimes very smooth and highly reflective and, at other times, provides a wave-like texture. The sysThe lobby, designed to be just as bold as the building’s overall design and construction, uses an 85-ft.-tall glass wall that showcases 150 Media Stream, a one-of-a-kind cultural landmark in the form of a 3,000-sq.-ft. digital-art installation.

tem is composed of 8,500 individual units for a total of 540,000 sq. ft. of glass. To ensure the building is fully isolated from the noise and vibrations of the nearby Amtrak and commuter trains and the “L” train

COMMERCI A L A RCHI T EC T URE

MARCH 2018

slopes outward at an angle for the first eight stories, then widens

system, 4-ft.-thick concrete core and crash walls were constructed at

to nearly the full width of the site. To accomplish this feat, Clark

the west edge of the parcel. The public areas above the tracks are

Construction Group, Chicago (clarkconstruction.com), designed

supported by roughly 1-ft.-thick concrete slabs and precast concrete

a core-supported structure—a massive central concrete “spine” that

which, in turn, is supported by foundation elements that bear on

holds the elevator core and also transfers the load of the upper floors

bedrock.

down to the foundation. Caissons were drilled more than 110 ft. be-

To meet these acoustic requirements, the team performed com-

low grade and sunk 10 ft. into bedrock to provide a stable foundation.

prehensive acoustical testing of the curtainwall system. The tests, the

commercialarchitecturemagazine.com

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CIRCLE 205

building design

FEATURE

first of their kind, validated design criteria and ensured

work on 150 North Riverside, which was designed and

the curtainwall attained a sound-transmission-class rat-

constructed for LEED Gold Core and Shell certification

ing of 43.

and exceeds all local code requirements for energy and

One component that was not challenging was incor-

efficiency. Specifically, eco-friendly features include a

porating sustainability. The growth and development of

100% green roof, high-efficiency plumbing and mechan-

our communities has a large impact on our natural envi-

ical systems, a high-performance floor-to-ceiling curtain-

ronment. To that end, sustainability is a tenet that guided

wall system, open floor plates, lobbies with significant

Innovative Engineering And Construction Solutions Solve Site Challenges F

rom the start, everyone involved with 150 North Riverside

FOUNDATION AND CORE

knew the construction challenges of building on this

Because this project has a smaller footprint than normal, the

tiny parcel of land were going to be significant. The project

core resisting the lateral loads and the foundation carrying

required innovative problem solving and collaboration. The

the gravity loads were both increased. To do this, the core

correct point in time so that the tower didn’t block the barge

team of engineers, led by Magnusson Klemencic Associates

was elongated and the walls thickened to 4 ft. The walls were

crane, the team used two independent schedule paths to get

(MKA, Chicago), and craft workers, headed by Clark

constructed of 12-ksi reinforced concrete, with specifications

both aspects to coalesce simultaneously.

Construction Group, Chicago, provided significant knowledge

defined for strength and stiffness. This massive, concentrated

Loading symmetry is of particular issue with core-

and experience in building on challenging sites.

load was carried on a reinforced-concrete mat, 150-ft. long x

supported buildings. In this instance, imparting equal and

40-ft. wide x 10-ft. thick.

opposite reactions to efficiently transfer dead loads from

Extensive planning occurred in the very early stage of the project’s life cycle. In the design and construction

The concrete mat caps the 16 caissons, each a 10-ft.-

perimeter to core, it was necessary to have tension members

phases, numerous operational tasks were performed with

dia. steel tube filled with concrete extending 110 ft. deep and

located at level eight and compression members at level

a variety of precedence. For example, experience from a

socketed 5 ft. into bedrock. These are the largest caissons in

four. Site constraints required that only the west elevation

nearby job taught the team that digging belled caissons

Chicago, carrying gravity loads of 28 million lb. The caissons

incorporate the cantilevering beams to transfer loads to the

can produce a lot of messy spoils that must be removed.

also resist lateral loads by vertically cantilevering above the

core. Perimeter columns on the east elevation could have

They also require a big rig that takes time to demobilize.

Chicago River.

extended to grade level, but achieving the balance required

Since pile driving at 150 North Riverside could only be done

There was no space for an on-site crane to build the tower. The solution was a floating platform system that allowed use of a massive barge-mounted Manitowoc 888 Ringer crane.

to maintain an upright structure would have needed heroic

from 1:00 a.m. to 5:00 a.m. to avoid clashing with nearby

USING THE RIVER

train service, belled caissons were ruled out as a structural

While the architectural design used the Chicago River

option. Clark personnel, working with engineering firm MKA

for inspiration, the waterway also provided construction

TANKS MANAGE DRIFTS

and geotechnical consultant GEI Consultants Inc., Madison,

solutions. Once the foundation was completed, the focus

Like so many other aspects of this project, the drift and

WI (geiconsultants.com), redesigned the foundations to a

turned to erecting steel and placing concrete, including

acceleration standards were also a challenge. MKA

9 1/2-in.-dia. “micropile” system. This made it possible to use

enclosing the active rail lines to create a public plaza. The

introduced tuned mass dampers at the top of the building.

a smaller rig that produced no spoils and could be quickly

team used 30-ft.-tall, cast-in-place concrete walls and

The dampers house some 200,000 gal. of water in 12 concrete

maneuvered in and out of the rail yard.

precast concrete bulb tees to cover the tracks. Due to limited

tanks stacked in two layers of six. The inertia of the water in

levels of engineering.

GEI experts knew they had to limit the total number of

site access, adjacent buildings, and neighboring elevated

the tank creates a balancing liquid force against the structure

piles and that the piles needed to be as strong as possible.

roadways, the site was too crowded to support a land-based

to keep the narrow building from drifting. As the building drifts

They also recommended minimizing the number of digs. The

crane with a reasonable reach. A tower crane could not lift

over, the water in the tank has inertia and wants to stay in

initial 400-kip micropiles were re-engineered to increase the

the bulb tees, which required as much as 128,000 lb. of lifting

one place, i.e., it creates a balancing liquid force against the

strength. Over the course of nearly four months, more than

capacity. With no space for a crane on site, a floating platform

building. As the building moves one way, the water stays

100, 600-kip micropiles—the highest-capacity piles ever

system was developed that allowed use of a massive barge-

and pushes up against the opposing wall, helping to hold the

installed in Chicago—were sunk between the tracks.

mounted Manitowoc 888 Ringer crane. This required close

building back. The water tanks also serve as city-approved

For the tower foundation, MKA designed 16 fully

coordination with the U.S. Coast Guard, the Army Corps of

fire-protection water.

reinforced caissons, each with a 10-ft. dia. They were drilled

Engineers, and the Metropolitan Water Reclamation District.

Using tanks to manage drift is the first time this has

6 ft. into bedrock. The team also pre-planned the foundation-

The Clark team sequenced the work to ensure that

been done in the world. While tanks have been used to

reinforcement design so that a floor could be added to the

structural elements were properly installed, with a particular

manage acceleration numerous times, they have not been

building midway through construction at the developer’s

focus on the progression of work in the building’s signature

used to manage drifts and keep cladding joints from getting

request.

lobby. For the tower and plaza construction to meet at the

overstressed due to story drift.

COMMERCI A L A RCHI T EC T URE

MARCH 2018

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FEATURE

building design

The tower foundation is supported by 16 fully reinforced caissons, each with a 10-ft. dia. and drilled 6 ft. into bedrock.

natural daylight, and use of low volatile organic compound (VOC),

ing’s main entry. The 300-linear-ft. Riverwalk has a continuous walk-

non-emitting construction materials.

way, overlooks that lead pedestrians to the water’s edge, benches facing the river, a landscape buffer between the building and the

PUBLIC OPEN SPACE

Riverwalk, and a terraced seating area facing the river. The park is a

It is extremely rewarding to see a long-vacant parcel develop into an

green and passive space intended to be a respite from the busy, dense

iconic structure and vibrant public space. Wolff Landscape Archi-

urban surroundings. Access from the plaza to the park is by direct

tects, Chicago (wolfflandscape.com), was retained to design the pub-

steps and a switchback-sloped sidewalk, eliminating the need for an

lic space because of their experience with landscapes on structures

ADA-compliant ramp.

and with the complex Chicago entitlements process. This experience

The overall construction approach was driven by a culture of in-

was invaluable in navigating a process that requires all projects along

tegration and Lean principles. Onsite leadership created a collabora-

the river be treated as “waterway planned developments” that must

tive environment that pushed the limits of teamwork to optimize the

be reviewed and approved by the 42nd Ward Alderman, the Depart-

process and minimize waste of materials, time, and effort. The inter-

ment of Housing and Economic Development, and the Chicago

ests of all stakeholders were aligned to “what’s best for the project.”

Plan Commission.

The resulting structure has been recognized with several awards, in-

Wolff architects developed a design that divided the building’s

cluding the 2017 Chicago Innovation Award, the Chicago Commer-

public open space into three different zones: the entry plaza, the

cial Real Estate Awards 2017 Development of the Year, and the Chi-

riverfront promenade, and the elevated park. The landscaped park

cago Building Congress 2017 Merit Award Finalist for New

and riverfront promenade hide parking and provide 24/7-accessible

Construction Over $55 Million. CA

green space for tenants and passersby.

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The tower’s 45-ft. setback from the river made possible 1 1/2 acres

Chris Phares is a project executive with Clark Construction Group,

of public space around the building. The plaza is wide at the street to

Chicago. His 17 years in the industry include extensive experience in

invite visitors into the site. It then narrows between the Riverwalk

design-build, sustainability, and urban development. Contact him at

and the park, and expands again to provide direct access to the build-

312-258-5484 or chris.phares@clarkchicago.com.

commercialarchitecturemagazine.com

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PROJECT

exteriors The multi-award-winning Audain Art Museum is quintessentially Canadian, from the eclectic art housed inside to the unassuming building itself.

The Art of Moisture Protection A self-adhering air and water barrier protects Canadian art collection from the elements.

he multi-award-winning Audain Art Museum is

Up close, one can see the museum sits on six concrete

The Audain Art Museum is designed to protect its

quintessentially Canadian, from the eclectic art

piers. This was done to accommodate flood-plain condi-

contents through the harsh winters of the Canadian

housed inside to the unassuming yet masterfully

tions from a nearby creek. The result is a structure that

Rockies, and the architects chose Delta-Vent SA, a

planned and executed hockey-stick-shaped building itself.

appears to be floating amongst the trees while sitting a full

vapor-permeable, self-adhering air- and water-resistive bar-

Yet, despite all the beauty on display for visitors, unseen

story above grade. Patkau Architects (patkau.ca), the Van-

rier, from DĂśrken Systems Inc., Beamsville, Ontario

elements make this building notable as well.

couver-based architectural firm that designed the build-

(dorken.com), to provide protection.

The 56,000-sq.-ft. private museum (audainartmuse-

ing, was tasked with creating a high-performance building

The air tightness provided by a fully adhered mem-

um.com) sits nestled amidst the alpine forest of Whistler,

that would preserve the precious art inside it while blend-

brane helps lower energy costs. The adhesion capability

British Columbia. The exterior is clad in dark metal, al-

ing into the natural vegetation around it.

of the membrane helped speed up the building process by

lowing it to blend with the shadows of the surrounding

allowing workers to construct the roof panels ahead of

forest as well as handle the high snow loads typical of the

WRAPPED UP TIGHT

time in a modular format in a factory setting. This meant

area. As noted by the Architectural Institute of British Co-

While the envelope may appear simple, it was very chal-

the membrane could be installed in a controlled environ-

lumbia (AIBC, aibc.ca), the deliberately restrained form

lenging to build, having numerous angles and sloping

ment rather than an unpredictable one, and the panels

and character of the building provide a quiet, minimalis-

wallsâ&#x20AC;&#x201D;with some at a 50-deg. slant. The metal cladding

could be transported to the site without the membrane

tic backdrop to the art within and the surrounding natu-

also posed a challenge because of the ribbed pattern on

blowing off.

ral landscape.

the buildingâ&#x20AC;&#x2122;s exterior.

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The high vapor permeability of Delta-Vent SA allows

PROJECT

exteriors

Design Worth Celebrating W

hile housing an impressive collection of Canadian art, The Audain Art Museum is truly a masterpiece in and of

itself. In fact, the general contractor, subtrades, and the architects responsible for its construction secured four awards at the 2016 28th annual Vancouver Regional Construction Association’s (VRCA, vrca.ca) Awards of Excellence gala and one medal at the 2017 Architectural Institute of British Columbia Architectural Awards.

• Pocklington Building Systems Limited, Whistler, British Columbia, (pbswhistler.com), won the 2016 Awards of Excellence Gold in the President’s Trade Award $1 million to $3 million category

• Alpine West Systems Electrical, Vancouver (awse.ca), was awarded the 2016 Awards of Excellence Gold in the Electrical Contractors Award up to $2 million category

• European Touch Hardwood Floors Inc., Vancouver (ethfloors.com), won the 2016 Awards of Excellence Silver Award in the Chairman’s Trade Award, to $1 million

• Axiom Builders, Vancouver (axiombuilders.ca), won the 2016 Awards of Excellence Silver in the General Contractors Award $15 million to $45 million category

• Patkau Architects Inc., Vancouver (patkau.ca), won the AIBC 2017 Lieutenant Governor of British Columbia Award in Architecture Medal. Above. The deliberately restrained form and character of the building provides a quiet, minimalistic backdrop to the art within.

moisture within the building to escape through the membrane, protecting the museum interior. The characteristics of the product help the museum maintain a constant temperature and humidity level

Left. To protect the museum’s contents through the harsh winters of the Canadian Rockies Dörken Systems’ Delta-Vent SA was chosen.

year-round to protect the artwork. ABOVE THE FLOOD PLAIN

“The constraint of working within the forest in a flood plain drove the configuration of the building in a powerful way,” noted John Patkau, principal of Patkau Architects. Without a proper drainage system, the building would surely be damaged and the art inside would be left vulnerable. An improperly installed waterproofing system that lacks a drainage system can allow hydrostatic pressure to build, making any crack in a foundation an access point for water damage. The key water-management issue on this project was the prevention of degradation of the concrete piers by liquid water. The architects needed to control the flow of below-grade water and direct it away from the load-bearing components of the building. Delta-Drain, a drainage board that provides high compressive strength, excellent drainage capacity, and exceptional long-term performance was installed. Visitors may not know it, but attention to behind-the-scenes de-

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803dorken.

Circle 6 on the Reader Service Card.

Learn about Delta-Drain.

Get information on Delta-Vent SA.

tails will enhance their enjoyment of the museum for many years. CA commercialarchitecturemagazine.com

MARCH 2018

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exteriors

PROJECT

The major portion of the job involved 50,000 sq. ft. of splitslab waterproofing expansion for the concourse area.

Kansas State Calls Waterproofing Audible Cold-applied, solvent-free, single-component material gets the football stadium job done.

ombine an architectural firm known for its

bles the previous space. The state-of-the-art building

ration & Waterproofing Contractors Inc., Topeka, KS,

sports facilities, a construction company

includes room for strength-and-conditioning equip-

was brought in as a subcontractor on the project. The

laden with Kansas State Univ. alumni, and a

ment, training, locker rooms, and office space for

company’s project manager, David Falley, said, “Im-

subcontractor with more than 20-yr. experience with

coaches and staff. The grand, four-story atrium leaves

mediately we saw that the architect’s specs called for a

W. R. Meadows products, and you get an excellent

a memorable first impression and is accessible from all

hot-applied sealant. That concerned us with the safety

waterproofing solution for the Vanier Football Com-

levels, including the main concourse. The stadium has

factor of working with hot, liquid tar.

plex at Bill Snyder Family Stadium in Manhattan, KS.

a seating capacity of 50,000.

“So we sent the specs to W. R. Meadows (Hamp-

Attached to the north end zone of the stadium, the

Having worked on previous phases of the stadi-

shire, IL, wrmeadows.com) and asked what they could

four-story Vanier Football Complex more than dou-

um’s expansion and modernization program, Resto-

provide as an equal with warranty to meet all the re-

COMMERCI A L A RCHI T EC T URE

MARCH 2018

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PROJECT

exteriors

shrink, it has a low volatile organic com-

BEM one-component waterproofing membrane for

pound (VOC) content, and a very low odor.

sealing around brackets, rebar, and conduits.

Reported to not crack in extreme cold or

It didn’t take long to see the effect of the products.

slump due to softening at high temperatures,

Shortly after the waterproofing was done, the area re-

it can be used on interior or exterior concrete

ceived a large amount of rain. The top slab had not yet

surfaces. The product can be used for above-

been put on, but all components remained dry. CA

and below-grade applications where protection from water intrusion is desired. The major portion of the job involved 50,000 sq. ft. of split-slab waterproofing expansion for the concourse area. “With a minimum of two people and sometimes as many as eight, we were water-

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/ 1803meadows.

proofing about 4,000 to 5,000 square feet a day,” said Falley. “We would do one 90-mil

Cold-applied Hydralastic 836 was used on the north end stadium concourse.

coat of Hydralastic 836, let it dry, cover that with a reinforcing fabric, then do another quirements. They recommended Hydralastic 836, and

90-mil coat. Tim Koch, our field superintendent,

Jim Weatherly, their area field representative, made

stayed on top of this job every day to assure that every-

sure that the architecture firm and general contractors

thing was done right.”

signed off on the switch. He also helped design the

Other W. R. Meadows products used on the job

entire system with drain board and insulation,” Falley

included Mel-Rol waterproofing membrane for be-

explained.

low-grade applications such as the elevator pits and the

Hydralastic 836 is a cold-applied, solvent-free, sin-

hydrotherapy pool area. Sealmastic solvent was used

gle-component waterproofing compound. Said to not

for reducing dampness and moisture infiltration, and

Circle 8 on the Reader Service Card. Get more information on the products used: Hydralastic 836 Sealmastic dampproofing BEM membrane Mel-Rol membrane.

Pilkington Spacia™ Vacuum Insulated Glazing

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buildingproducts.pna@nsg.com CIRCLE 208

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PROJECT

exteriors

Art Museum Expansion T Is A Wrap

Thermafiber provides solutions at San Francisco MOMA.

The San Francisco Museum of Modern Art (SFMOMA) underwent three years of construction to make it the largest modern and contemporary art museum in America.

he San Francisco Museum of Modern

chosen using Thermafiber FireSpan and Ther-

Art (SFMOMA) reopened in May

mafiber Safing to help achieve outstanding fire

2016 following three years of construc-

protection in compliance with building-code

tion to make it the largest modern and contemporary art museum in America.

Circle 7 on the Reader Service Card.

See more Owens Corning products.

The expansion project team, led by Norwe-

insulation was specified in the open-joint façade to provide energy-saving continuous insulation

ta.com), assembled a multi-disciplinary roster of

with critical fire-resistive characteristics. Ther-

composites companies, architects, and general

mafiber RainBarrier 45, in rainscreen and

contractors to meet ambitious sustainability,

cavity-wall construction applications, further

performance, and design goals.

helped the building breathe without sacrificing

Owens Corning’s (Toledo, OH, owenscorn-

R-value. R-value is critical when managing interi-

ing.com) building science experts joined insula-

or thermal moisture levels needed to protect the

tion contractors Canyon Insulation, Livermore,

art displayed in the galleries.

CA, and Res-Com Insulation, Inc., Hayward,

With the 225,000-sq.-ft. addition, the

CA, and Kreysler & Associates, American Can-

Snøhetta design team strived to create seamless

yon, CA (kreysler.com), custom fabricators, to

integration between the interior and exterior

consult on the project.

spaces of the new and original brick-wrapped

The Owens Corning team focused on Ther-

Mario Botta building. A chief challenge for the

mafiber mineral-wool insulation solutions need-

interior design was addressing the highly sensi-

ed to address fire containment, acoustical and

tive temperature and humidity levels necessary

thermal control, and energy conservation in the

to preserve works of art showcased in the muse-

exterior façade, interior walls, and mechanical

um. Given the additional energy usage typically

HVAC systems. The collaboration led to the use

required to maintain this balance, the team

of four solutions, including the company’s Ther-

needed solutions that would keep the project on

mafiber RainBarrier 45, Thermafiber FireSpan

track to meet the sustainability and ener-

90, Thermafiber Safing, and Thermafiber Vers-

gy-efficient goals for the building and meet the

aBoard 60.

U.S. Green Building LEED Gold standard.

The first step in creating the building enclo-

Working closely with Res-Com Insulation

sure was proving that the proposed fire-resistant

Inc., the Owens Corning team recommended

panels (FRP) could pass the stringent NFPA 285

Thermafiber mineral-wool insulation product

(National Fire Protection Association, Quincy,

solutions to help maximize the building’s

MA, nfpa.org) test requirements. Previously,

efficiency across thermal, acoustical, and me-

FRP cladding had not passed the NFPA 285

chanical systems. Thermafiber VersaBoard 60

standard fire-test method for evaluation of fire

insulation was selected to help optimize acousti-

propagation characteristics of exterior non-load-

cal and thermal control in the exposed and un-

bearing wall assemblies and panels containing

exposed mechanical spaces as well as the pent-

combustible components.

house. Engineered to repel moisture and provide

To address this challenge, custom fabricator

a combination of fire-resistive characteristics,

Kreysler & Associates turned to Canyon Insula-

enhanced acoustical performance, thermal insu-

tion and Owens Corning experts to achieve the

lation, and energy conservation, the multi-pur-

signature facade. Together, the team devised the

pose Thermafiber VersaBoard 60 insulation sat-

ultra-lightweight solution using Thermafiber

isfied each of the strategic interior-design

fire-resistant technology to create the first-ever

priorities set forth.

Fireshield 285 FRP panel system to successfully

To further support interior fire safety, Ther-

pass the NFPA 285 fire test. (Fireshield 285 FRP

mafiber Safing insulation was also cut and in-

panel system is a trademark of Kreysler & Asso-

stalled into the top of the fire-rated wall assem-

ciates.)

blies for mechanical and electrical fire-rated

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MARCH 2018

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penetrations.

use of FRP cladding on a multi-story building in

Thanks, in part, to the building-science inno-

North America and brings new flexibility to the

vation incorporated throughout the design, the

future of commercial design for architects,” said

SFMOMA renovation has been widely heralded

William Kreysler, president, Kreysler & Associ-

as an architectural masterpiece that merges form

ates. “We are excited to have pioneered this in-

and function while achieving new standards in

novation in partnership with Owens Corning.”

fire safety, durability, performance, and sustain-

A perimeter fire-containment assembly was 28

Thermafiber RainBarrier 45 mineral-wool

gian firm Snøhetta, Oslo and New York (snohet-

“This breakthrough represents the first major

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803owens.

fire requirements.

ability goals. CA

PRODUCTS

exteriors

EDITORS’ CHOICE

Composite shake shingles

The Nature Crafted collection of composite shake shingles includes Aged Cedar, Mossy Cedar, and Black Oak. Each color reflects different progressive aging processes found on real shake shingles. The tiles are crafted to resist fire and impact, along with high winds, mold, algae, fungus, and insects. Available in wavy and straight grains, the tiles provide an authentic wood look. DaVinci Roofscapes, Lenexa, KS Circle 51 davinciroofscapes.com

Air, vapor barrier

Enverge air and vapor barrier is an asphalt-based, self-sealing wall barrier said to provide energy savings and contribute to better air quality. With a reflective facer and consistent membrane thickness, the material minimizes drafts and reduces moisture to guard against mold. Applications include use as a weather barrier on vertical walls of masonry, concrete, or gypsum sheathing. Firestone Building Products Co., Nashville, TN Circle 52 firestonebpco.com

Architectural pavers Quattro series pavers: • Architectural pavers • Combine look of porcelain with concrete • Four fi nishes

Flame-retardant polyiso insulation

InsulBase NH and SecurShield NH polyiso insulations provide the same performance as standard polyiso products but contain no halogenated flame retardants. Additional benefits include contributing toward LEED v4 credits and qualifying for the Living Building Challenge “Red List Free.” Carlisle SynTec Systems, Carlisle, PA Circle 53 carlislesyntec.com

The Quattro series concrete rooftop and on-grade pavers use a four-color blending technology to combine the look of porcelain with concrete. The pavers provide a reported unprecedented compressive strength and weight, rated at a minimum of 9,500 PSI and 22 lb./sq. ft., with exceptional load capacity. Four distinct finishes include blasted, unblasted, slate, and wood grain. Products have wind-uplift resistance and are backed by hurricane-condition testing. Tectura Designs, Wausau, WI

800.PAC.CLAD pac-clad.com

Circle 50 tecturadesigns.com

Circle 250

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interiors

Glass Railings Complement Collegiate Gothic Structure In with the new, but keeping much of the old, works for renovation at Princeton.

hen renovating a historic structure at the center of a prestigious university campus, one must make every effort to

ensure the traditional, Ivy-league feel remains intact, even while adding modern elements of architecture and design. This was the challenge presented by Princeton Univ.’s, Princeton, NJ, 20 Washington Road renovation. Built in 1929 as the Frick chemistry laboratory, the collegiate Gothic structure had been vacant since the department relocated in 2010. The renovated facility will house the university’s economics and international studies programs, centralizing those two academies that were previously scattered in multiple buildings across campus. The challenge was to add a modern look and feel (in-

terior and exterior) to one of the most prominent campus buildings clad in the same argylite stone, limestone-framed windows, and vaulted ceilings as the majority of the heritage campus buildings for which this and many other Ivy League schools are known. HISTORIC MEETS CONTEMPORARY

According to KPMB Architects, Toronto (kpmb.com), selected to lead the renovation, the design concept focused on “an extensive transformation of the interior into a light-filled, accessible learning environment with a coherent system of corridors and public spaces while preserving the historic character of the exterior and key primary interior spaces, particularly the entry and the second-floor library.” The facility also called for the creation of additional entrances to help bring the community together, hence the renovation of the existing atrium at the Washington Road entrance and a second atrium adjacent to Scudder Plaza, a focal point and causeway for the university campus. More than 3,300 ft. of Trex ornamental railing achieves a modern, vibrant feel while allowing the character of the building to shine through at Princeton Univ. Photo: Ricardo Barros (barros.com)

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2-in. flat-bar handrail fabricated with stainless-steel standoffs with #4 finish, and NOMMA #1 that was used on all welds throughout the building’s stairs and overlooks. This same custom-designed handrail carries to the custom post-supported railing on multiple facility ramps using the flat bar and posts and a 4-in.-wide, 3/8in. thick continuous stainless-steel base that was epoxy anchored into the structure. By using glass and unobtrusive mounting structures, the products provide a contemporary look while preserving the building’s heritage components. Trex was also able to open a window to the future by using recyclable materials throughout, contributing to the university’s desire of achieving LEED gold status for the project. CA

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803trex.

Circle 3 on the Reader Service Card. Get information on the Point series. Access information on the Track Rail system. Design a railing system.

The renovated building features custom stainless-steel flat-bar handrail, 825 ft. of which is wall mounted. Photo courtesy Trex Commercial Products

Trex Commercial Products, Minneapolis (trexcommercial.com), was selected to provide more than 3,300 ft. of ornamental railing for the project to achieve a modern, vibrant feel while allowing the character of the building to shine through. A variety of glass-paneled railings, inside and outside the facility, offer unobstructed views of the original architecture and modern additions. This not only allows natural light into the complex, but also complements the building’s new character. On the exterior, a newly created bridge is framed by Trex’ Point-series glass railing with 1-in. laminated, tempered low-iron glass that affords a clear view of the structure’s original external masonry. The building’s three-story main atrium features suspended, glass-walled meeting rooms, multi-level stairs, and balcony overlooks encompassing more than 950 ft. of Point-series railing that adds a minimalistic look to the space. The railings’ custom fascia-mounted stainless-steel nodes are countersunk into the glass, and attached using stud-weld to a steel stringer. An 18-gauge stainless-steel top cap sits on the 1-in.-thick low-iron glass with PVB interlayer to create a one-of-a-kind look throughout the facility. The same glass-railing system can also be found on exterior balconies overlooking campus on the west side of the structure. More than 1,200 ft. of Track Rail system was used throughout the facility, including multi-level stairs, balcony overlooks, and fire-shutter barriers. For this system, the aluminum-shoe profile is mounted on a steel angle that is welded to the side of the stair stringer. To provide a consistent look and feel throughout the interior, the 1-in. tempered, laminated glass with stainless-steel top cap that was used in the Point-supported system was also used within the Track Rail system. A custom gray gasket finishes off the top of the base-shoe system after the glass has been set to achieve the desired look. Another unifying element to the system is the custom stainless-steel 5/8-in. x CIRCLE 209

PROJECT

interiors

Arches Dominate New House Of Worship

Curves are a core characteristic of the church, reflecting its traditional French heritage, along with Spanish and Italian influences. Photo courtesy Doug LaFleur, LaFleur’s Fine Photography Inset. Flex-Ability Concept’s Flex-C Trac was used on the radius walls in the apse and music rooms.

Curves for ceilings, arches, doors, and windows use Flex-Ability Concepts materials in Catholic church.

hen Louisiana and Cajun styles combine, and the talents of

“Curves were used on ceilings, arches, doors, and windows throughout,”

an architect and construction team seamlessly merge, the

said Wayne L. Corne, an architect with Corne-Lemaire Group. “The

result is the impressive St. Pius Church in Lafayette, LA.

curves depict continuity, class, and a free-flow form that defines the

The structure, the first new church in Lafayette in 22 years, replaces a smaller

dynamic interior spaces within the church with its appropriate

space where many people had to stand during mass. Architect Corne-Lemaire

features of simple elegance.”

Group, Lafayette, and installer Delahoussaye Co. Inc., Scott, LA, understood

The architecture firm was asked to give parish-

the significance of the parish to the community and the importance of the

ioners a church with traditional design. The

design to the worship experience.

church has a Romanesque cruciform

Curves are a core characteristic of the church, reflecting its traditional

floor plan with an atrium, nave,

French heritage, along with Spanish and Italian influences. Flex-Ability Con-

transepts, and apse. It was im-

cepts’ (Oklahoma City, flexabilityconcepts.com), Flex-C Arch and Flex-C

portant to use metal

Trac were used to create some of the curves throughout the church.

framing throughout

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interiors

Above. St. Pius Church in Lafayette, LA, combines Louisiana and Cajun styles. Photo courtesy Doug LaFleur, LaFleur’s Fine Photography

the church, even for the curves, to obtain a fully fire-resistant classification from the city and for insurance purposes. “The church is a place of assembly, and non-combustible material is a mandatory necessity and owner’s benefit,” Corne said. “Metal

Left. Flex-C Arch was used at the arched and circular windows, to create arches between the columns, as well as the arched and circular windows. It can be seen over the main altar and above the altar in the Adoration Chapel. Photo courtesy Doug LaFleur, LaFleur’s Fine Photography

interior framing is used throughout for walls and ceilings. The only wood used is for the doors and support blocking for wall-hung accessories. This building is designed to last centuries while obtaining a fire-resistant rating, minimizing insurance costs, and creating low maintenance costs.” Delahoussaye Co. installed: 20-gauge, 3 5/8-in. Flex-C Trac; 20-gauge, 2 1/2-in. Flex-C Arch; 20-gauge, 3 5/8-in. Flex-C Arch; and 20-gauge, 6-in. Flex-C Arch, all supplied through Interior Exterior Building Supply, Lafayette. Flex-C Arch was used at the arched and circular windows and to create arches between the columns, as well as the arched and circular windows. It can be seen over the main altar and above the altar in the Adoration Chapel. Large arches were created at the exterior and front entrances of the church and for curved 18-ft. heads of three monumental wooden oil-finished door enclosures below the balcony. Flex-C Trac was used on the radius walls in the apse and music rooms. J.B. Mouton LLC, Lafayette, served as the general contractor. Timing and scheduling were important to stay ahead of the other trades involved in the massive project. Danny Delahoussaye, president of the installation company, said, “The reasons we used Flex-Ability Concepts’ products are we can lock it in place before we install it and it was best for our application.” The $19-million church opened in October 2017 and includes 34,000 sq. ft. with seating for 900. The space includes a chapel within the bell tower, children’s area, bride’s room, two cry rooms, and restrooms. The atrium was designed to bring the community together

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803flex.

Circle 5 on the Reader Service Card.

Flex-C Trac

Flex-C Arch

as a place to gather, talk, celebrate, and worship. CA commercialarchitecturemagazine.com

MARCH 2018

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flooring

Access Floors Provide Flexibility Containing cabling and HVAC equipment under the floor provides adaptable features and indoor air quality required in today’s offices. An under-floor service-distribution system can increase slab-to-slab height, allowing increased daylighting opportunities that improve employee productivity.

COMMERCI A L A RCHI T EC T URE

MARCH 2018

he changing face of the modern office environment is based

each worker in 2017 from 225 sq. ft. in 2010, according to a recent

on a number of architectural and human factors. In the past

study by CorNet Global, Atlanta (corenetglobal.org)—the driving

few years, the “feel” of the office has changed, based on the

trend in workspace design has been moving to an open layout with

evolving needs of an increasingly millennial-dominated workforce

areas of shared-desk workstations. Where private offices and confer-

and a change in workplace priorities. Offices are becoming more

ence rooms have been set up, it’s often done using movable partitions

open and collaborative and incorporate more elements of well being.

instead of permanent walls. Together, this allows the space to be bro-

With less employee space now the norm—down to 151 sq. ft. for

ken up and reconfigured in whatever manner fits current needs and

commercialarchitecturemagazine.com

Upside down.

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Under-floor air distribution improves air quality by using natural convection to carry contaminated warm air to a ceiling return plenum while fresh air is introduced from the floor.

provides higher office density. But, it leaves few options for traditional

the amount of fan energy required to heat and cool the building can

service distribution.

be greatly reduced. Since the system conditions only occupied space,

In fact, when this move away from walled offices and traditional cubical spaces gets combined with the design principles surrounding

higher cooling set points can be used to produce the same comfort levels.

the open-ceiling aspects of the industrial aesthetic, one major archi-

The ability to reconfigure a workspace quickly and easily, as needs

tectural issue emergesâ&#x20AC;&#x201D;if the design needs to be sleek, minimal, and

change, canâ&#x20AC;&#x2122;t be underestimated. A 2016 survey by CompData Sur-

flexible, where can all the wires, cables, and HVAC apparatus neces-

veys & Consulting, Olathe, KS (compdatasurveys.com), states that

sary for the modern office be hidden?

total annual employee turnover is 17.8%, with some industries as high

One of the most economical and efficient solutions for the mod-

as 28.6%. In part because of this, more than 40% of all spaces under-

ern office environment is to use an access floor and under-floor ser-

go some form of annual redesign, which means that design flexibility

vice-distribution (UFSD) system. Modular access floors create an un-

can save time and money. Using the modular design of an access floor

der-floor void that provides the perfect space through which to run

and under-floor service-distribution system makes it easy to convert a

wire and cable. Using UFSD makes a space more flexible and recon-

workspace to meet ever-changing needs.

figurable. It also makes it possible to quickly and easily swap out or move under-floor modular plug-and-play power and cable boxes.

In addition to all of the benefits that come from using an under-floor service-distribution system, the access floor itself can also

When under-floor air distribution (UFAD) is added to the equa-

offer an advantage by potentially increasing the slab-to-slab height for

tion, the benefits become even clearer. UFAD improves air quality by

each individual floor. This allows increased daylighting opportunities

using natural convection to carry contaminated warm air to a ceiling

and higher employee productivity.

return plenum. This minimizes air mixing and supplies continuous

All of this can be achieved without sacrificing aesthetics. Innova-

fresh air directly to employees. All of this results in enhanced employ-

tive engineering and manufacturing processes now mean that archi-

ee comfort and control, and reduced energy consumption due to the

tects and designers can truly capture the signature style their clients

personal adjustability that comes with the use of air diffusers at each

want, while maintaining the freedom to take full advantage of the

workstation. With fewer, or even no, ductwork required with UFAD,

accessibility and flexibility offered by access flooring. CA

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Learn more about the access floors.

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interiors

EDITORS’ CHOICE

Living panel Verdanta: • Living-plant panel • Self-contained irrigation • Partition or room divider

Verdanta double-sided living-plant panel/partition is said to be easy to move and simple to maintain while it adds natural beauty to any environment. Soil-free growth material and an integrated self-contained irrigation system make the panel easy to use. The vertical profile holds a selection of plants in a small footprint, while also serving as a sight and sound barrier. Plants may be placed on both sides, or the second side can serve as a work surface. Dimensions are 69-in. high x 51-in. wide x 23-in. deep. Sagegreenlife, Chicago Circle 77 sagegreenlife.com

LVT collection

Subtractive Layers, luxury vinyl tile collection, includes two styles—Remove and Withdraw. Available in 12-in. x 24-in. tiles and 20 colors, the dryback product provides a dynamic aesthetic. Inspired from original acrylic paintings that used a broken comb to achieve a linear texture, layering scans of paintings over one another formed the basis for the tile patterns. Patcraft, Cartersville, GA Circle 78 patcraft.com

Bold patterns

Part of the Odyssey collection, Dimension, Quest, and Galileo fabrics combine the look of tessellation and modernity. The bold, assertive textiles are enhanced by a range of textures. Brentano, Wheeling, IL Circle 80 brentanofabrics.com

Wifi thermostat

Faceted, graphic design

Ripple Motif faceted geometry activates with a touch and requires only light, color, shadow, and movement. No wiring or electricity is required. The pattern is fully configurable, while the panel can be made into a virtually endless amount of color combinations. A variety of surface finishes is available. Applications include branding exercises, donor wall, and signage. Sensitile, Ypsilanti, MI Circle 79 sensitile.com

The Ditra-Heat-E-wifi thermostat programs the product’s floorwarming system. A touchscreen features an intuitive and interactive color display screen that provides access to system settings and features. In addition to showing all relevant information about the current functions of the heating system, the display is also used to input programming information and make information requests. Users can also access their thermostat settings using an app or website. Schluter-Systems, Plattsburgh, NY Circle 81 schluter.com

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interiors Floor protection

Painterâ&#x20AC;&#x2122;s Board provides durable, spill-resistant, flexible protection for floors while painting. The material uses Spill Guard technology to keep spilled paint and other liquids from damaging floors and other surfaces. Vapor Cure technology allows air and moisture to escape, while floors remain covered and protected. Ram Board, Valencia, CA Circle 82 ramboard.com

Work booths

Innovative insulation

Quiet-Tech acoustic carpet insulation is made from 85% to 90% post-consumer recycled materials. Materials used include repurposed inorganic carpets, organic cotton clothes, and PET fibers that do not contain formaldehyde. The insulation has a Class A fire rating, contains no VOCs, is mold and mildew resistant, and has an NRC rating of 0.95. CarpetCycle, Roselle, NJ Circle 83 carpetcycle.com

The companyâ&#x20AC;&#x2122;s work booths deliver acoustically sound, private spaces with wifi and a photo-booth app, with expansions including Bluetooth connectivity for hands-free calling, a camera for video conference calls, in-booth speakers, screen-sharing capabilities, and speakers for music and hands-free calling. A solution for the increasingly mobile workforce, units in spaces such as airports can provide flight-tracking information and terminal maps. Applications include building lobbies, hospitality venues, transit hubs, and airports. Jabbrrbox, New York Circle 84 jabbrrbox.com

Acoustical ceiling solution

Decoustics Clean-Air Claro features the aesthetic of drywall in an acoustically transparent stipple-textured design with Noise Reduction Coefficient (NRC) values of as much as 0.9. The panels are pre-curved and custom-engineered to attain a wide range of unique shapes and sizes while achieving a 94% light reflectance value. Panels can be matched to any paint chip to meet specific design requirements, have a Class A fire rating, and when installed on the Ceilencio suspension system attains seismic approval for areas with high earthquake activity. CertainTeed, Malvern PA Circle 85 certainteed.com

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MARCH 2018

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Moisture-resistant MDF

EcoPlus MR50 moisture-resistant MDF is formulated to endure humid conditions. Composed of 100% western white softwoods with a consistent light, sandy color, long fibers allow precise machining and finishing techniques. Panels are available in 1/2-, 5/8-, and 3/4-in. thicknesses; contain no added urea-formaldehyde, and are rated CARB exempt. Hardwoods Specialty Products, Langley, British Columbia Circle 86 hardwoods-inc.com

PROJECT

fenestration

Curtainwall, Storefront Systems Protect And Enhance Preservation and adaptive reuse delivers new life to a New Orleans landmark.

alking along the bustling streets of New Orleans in the Roaring Twenties, local residents would marvel at the nine-story New Orleans Public Service Inc. (NOPSI) building. Located in the heart of the The Big

Easy’s central business district, the building was just two blocks away from Canal Street and the French Quarter. As they walked past the main entrance and entered the lobby

Top. The nine-story New Orleans Public Service Inc. (NOPSI) building was used years ago as a payment center for residents’ electric and gas bills. Photos: JT Blatty Above. Impact-resistant and blast-mitigating outside-glazed curtain wall was chosen to provide more exposed glass and to strengthen the building façade through the main wind-force-resisting system. The building’s farmto-table restaurant is aptly named “Public Service.”

to pay their electric and gas bills, residents stepped onto glossy terrazzo floors and were surrounded by 21-ft.-high vaulted ceilings and towering columns. In its heyday, the NOPSI building was often referred to as a “Jazz-Age Splendor,” an iconic slice of the NOLA business community’s rich history. Built in 1927, the building was home to the city’s utility company and streetcar operator. In the 1950s and 1960s, NOPSI converted most of the streetcar lines to bus services

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fenestration and eventually transferred that business to the New Orleans Regional

stepped outside of their wheelhouse to embark on a $50-million

Transit Authority in 1983. NOPSI later became Entergy New Orleans,

restoration of the NOPSI building. According to the company’s

a subsidiary of Entergy Corp., New Orleans, and moved to a more

website, the restoration project is the first urban development in its

modern building leaving the NOPSI building vacant for decades.

portfolio. Prem Devadas, president of Salamander Hotels & Resorts, saw the building as an opportunity he couldn’t pass up. According to

RESTORATION VISION

NOLA.com, he said, “It’s not just a historic building. It’s a building

Salamander Hotels & Resorts, Middleburg, VA (salamanderhotels.

with history.”

com), known for its portfolio of luxury golf and beach resorts,

Recognizing the heritage of the building and appreciating its significance to the local business and cultural community, the goal was to preserve as much of the original building as possible while providing modern luxuries that locals and visitors could enjoy. The project focused on creating a close replica of the 1927 building. The two-year project plan to restore the building was ambitious as the building façade, main entrance, terrazzo floors, and intricate interior woodwork needed extensive restoration after sitting in decay for so many years. Because the building is listed on the National Register of Historic Places, the builder had to coordinate with the state historic preservation office, the agency responsible for historic preservation efforts, to ensure compliance with state and local preservation laws. Any renovation had to be carefully planned to preserve the original building and components. Salamander administrators entrusted Woodward Design + Build, New Orleans (woodwarddesignbuild.com), with leading the project. The Woodward Design Group served as the general contractor and project architect and delegated to subgroups under their umbrella brand for this multi-faceted project, including Woodward Millwork Group, Woodward Engineering Group, and Woodward Steel Group. Woodward also collaborated with outside building-material companies, including Zinsel Glass, New Orleans, and YKK AP America Inc., Austell, GA (ykkap.com). The project extended beyond the NOPSI building to include neighboring properties: a former savings and loan bank, a brick build-

Above. For any post-Katrina structures or renovations in New Orleans, hurricane mitigation is top priority. NOPSI’s impact-resistant and blast-mitigating storefront system can withstand as much as 70 psf and is approved for high-velocity hurricane zones. Below. The juxtaposition of NOPSI’s charming heritage and contemporary indulgence is a recipe for success.

ing behind the main property, and a former parking lot on the corner. The team needed to seamlessly incorporate the additional square footage and buildings into the new development while keeping the rich history and original design the main priority. The development team extensively researched the original NOPSI building space, designed by well-known Louisiana architects Favrot and Livaudais. The team designed a plan that added an extra floor on the rooftop of the NOPSI building. The adjacent buildings would be turned into a restaurant and a ballroom for event space. PRESERVATION, PROTECTION

Construction began in August 2016. While the Woodward Millwork Group crafted new bars and banquettes, the Woodward Engineering Group helped add an extra floor to the building rooftop, and the Woodward Steel Group focused on the structural and ornamental steel work, such as the countertops and exterior grand canopies. Each step of the way, the original building elements were preserved or repurposed whenever possible. For example, existing columns in the building were leveraged and an extra floor was added. This enabled the addition of a rooftop pool and bar and an extra 14 guest rooms, as well as a presidential suite overlooking the city’s famous Superdome. While working on the project, the team discovered that the origi42

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MARCH 2018

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PROJECT

fenestration

nal building features presented its own set of challenges. To meet the historic requirements necessary to properly restore the building, large glass daylight openings were needed, but space was limited and the interior building logistics were tight. Glazing contractor Zinsel Glass and aluminum-facades manufacturer YKK AP America collaborated to identify a curtainwall system that could span floor to floor. The YHC 300 OG impact-resistant and blast-mitigating outside-glazed curtainwall was chosen to provide

Want more information? To download the information listed below, visit commercialarchitecturemagazine.com/1803ykk.

Circle 9 on the Reader Service Card.

Get inspired with a glance at other adaptive reuse projects.

Learn more about the historic NOPSI Hotel.

View products that will protect in impact and hurricane zones.

Gain more knowledge of unitized and shop-glazed solutions.

more exposed glass and to strengthen the building façade through the main wind force resisting system (MWFRS), which is where the wall transfers wind loads to the main columns of the building. For any post-Katrina structures or renovations in New Orleans, hurricane mitigation is top priority. With the Crescent City’s history of destruction from Hurricane Katrina still fresh in builders’ minds, it was critical to use high-quality building materials that could preserve NOPSI’s historical charm as well as strengthen the exterior façade to protect it against catastrophic events. YKK AP’s YHS 50 TU storefront system was the choice to insulate the large glass windows and protect the building against major hurricane wind speeds and resulting de-

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

building structure at connection points in the floors of

bris. The impact-resistant and blast-mitigating storefront system can withstand as much as 70 psf and is approved for high-velocity hurricane zones. The YHS 50 TU can weather such strong conditions because the pour and debridge thermal-break technology, which takes place during the manufacturing process, improves the polyurethane’s adhesion to the exterior aluminum and counters the effects of dry shrinkage. “The NOPSI building was an exciting combination of an adaptive-reuse project with stringent hurricane-mitigation requirements,” said Greg Galloway, ProTek brand manager at YKK AP America. “We knew we had to give this building the strongest protection possible to keep this historic landmark safe for generations to come. Put simply, this was our most impressive job to date using the YHS 50TU inside-glazed storefront.”

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

In July 2017, the NOPSI building re-opened its doors. Now, instead of walking inside to pay an electric bill, guests enter a luxurious hotel to enjoy the modern up-

> Tough, durable cross-laminated top film surface

grades in one of the 217 guest rooms. They may head to

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the rooftop pool and bar or dine at the farm-to-table

> Non-slip polymer surface for excellent foot traction

restaurant, aptly named “Public Service.” A walk to the

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

hotel ballroom, formerly the adjacent Dryades building,

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

uncovers a 24-ft.-tall construction crane, which was pre-

Approved and CCMC 14048-L

viously used to transport electric transformers into electric vaults. The juxtaposition of NOPSI’s charming heritage and

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for locals and visitors. The National Trust for Historic Preservation recently listed NOPSI as a “Historic Hotel of America.” CA

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CIRCLE 211

PROJECT

windows & doors

Impact Windows Featured In Apartment Renovation Converting a hotel into a senior independentliving facility required 2,200 impact-resistant, commercial-grade windows.

t. Myers is known as a gateway to southwest Florida and is itself a major tourist destination. Surrounded by water and beautiful vegetation, its beauty and charm is exactly what

youâ&#x20AC;&#x2122;d expect. As with so many metropolitan areas in south Florida, however, a hard challenge lurks under the surface: How can builders protect their properties from the certainty of dangerous weather? That question was top of mind when the architects at Sheeley Architects Inc., Ft. Myers (lotusarchitecture.com), renovated the Campo Felice building. Campo Felice is a 26-floor senior independent-living facility located on the water. Originally a Sheraton hotel, the building was reimagined into a new life and construction began two years ago. Now completed, the building went through numerous development phases with everyone on the team weighing in on the process. While all elements of the renovation were important, special attention was paid to the windows, given the buildingâ&#x20AC;&#x2122;s waterfront location. From the architectural team to interior designers, everyone put forth an opinion on the windows, frame colors, and other project details. The architects, working with Lou Luongo, managing partner of LouMac Distributors, also in Ft. Myers (loumac.com), chose windows manufactured by CGI Commercial (commercialcgi. com). The Miami-based company manufactures impact-resistant products configured for demanding commercial and residential applications.

Above right. A former Sheraton hotel, Campo Felice is now a 26-floor senior independent-living facility located on the water in Ft. Myers, FL. Right. The Campo Felice building offers several apartment selections, each facing the water or the cityscape.

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windows & doors

Campo Felice features approximately six windows in each apartment unit, totaling about 2,200 impactresistant windows throughout the building.

CGI’s Storefront window system offers features that provide a strong, safe, beautiful commercial window. Design pressure ratings as high as +90/-120 psf ensure security and safety from wind-borne debris, while an external wet glaze creates an exterior barrier, reducing the worry of water infiltration. Campo Felice features approximately six windows for each unit, all pre-glazed, totaling about 2,200 windows throughout the building. Storefront-style commercial glass normally comes in two phases: aluminum sticks and the glass itself. The end product must be assembled on the job site, a labor-intensive activity that often leads to mistakes. “The beauty of CGI Storefront: the windows come in one piece, you install them in the hole, and move on,” stated Luongo. “Something that used to require 15 guys can now be completed correctly with seven.” CGI Storefront meets all codes for southern Florida, from low-e insulation to the Miami-Dade requirements. The Campo Felice building offers several apartment selections, each facing the water or the cityscape. CA

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Circle 10 on the Reader Service Card. Download the CGI Windows Commercial Series brochure. Download the Florida Building Code, 6th Edition. View a gallery of CGI Commercial window installations.

CIRCLE 212

PRODUCTS

windows & doors EDITORS’ CHOICE

Flat-track sliding-door hardware

Designer series flat-track sliding-door hardware system is said to provide quiet operation, bringing a sleek look to barn-door-style installations. Available with five hanger/wheel designs, the five durable finishes complement a variety of decors. Assa Abloy, New Haven, CT Circle 88 assaabloy.com

Fiberglass doors

Aurora custom fiberglass oversized exterior doors meet strict coastal codes. Reaching to 10 ft. in height, the doors meet wind zone 3 certification. Door construction begins with a mold created from a wood door to ensure authentic texture. A Permalane prefinishing process includes the application of layers of grain filler and UV-protective stain. Jeld-Wen Windows & Doors, Charlotte, NC Circle 89 jeld-wen.com

Warm-edge spacer for IGUs VTS technology: • Single-component thermal spacer • 12-yr. warranty • Improved edge aesthetics

The company’s Thermal Spacer-VTS technology replaces the traditional combination of metal spacer, desiccant, and primary sealant with a single component. The proprietary formulation of VTS consists of a black thermoplastic elastomer with integrated desiccant and primary sealant that is chemically bonded directly to the glass and secondary sealant. The primary seal, backed by the company’s 12-yr. warranty, is said to have 35% better argon retention and increased stability in extreme hot or cold temperatures. The extrusion method for the thermoplastic material results in a smooth, continuous, matte-black finish without shine, perforation marks, or seams and there is no separate PIB component so there can be no PIB movement. In addition, edge deletion is placed within the VTS, improving the edge of glass aesthetics. VTS is available for any size IGU to 130 x 236-in. maximum and can be combined with other fabrication options including lamination, silk-screen or digital print, and glass coatings that can be applied to a variety of tinted substrates. Viracon, Owatonna, MN Circle 87 viracon.com 46

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Beveled direct windows

Ultra series beveled direct windows have IPD4 impact certification and High Velocity Hurricane Zone certification in the state of Florida. The units are certified in single glazed and insulated versions, as well as steel-reinforced and non-reinforced mulls. Kolbe Windows & Doors, Wausau, WI Circle 90 kolbewindows.com

Aluminum sectional doors

The CA-220 and CA-110 aluminum sectional doors are said to be strong, rugged, and durable. The products combine aluminum rails and stiles and provide a strong-profiled frame structure with aluminum panels and a wide range of glazing choices. Applications include service stations, automobile dealerships, and other facilities where strength, appearance, and corrosion resistance are key factors. Haas Door, Wauseon, OH Circle 91 haasdoor.com

PROJECT

hvac

PTACs May Hold Key To Hotel Energy Efficiency And IAQ

Especially in coastal markets such as Florida or Alabama, and elsewhere during summer months, a common concern among hotel engineers is the need for building ventilation where accurate control of ventilation air will help reduce mold and mildew.

Advances in PTAC technology help meet energy, comfort, and code requirements.

emand for fresh air, or makeup air, in hotel

ducted into each guestroom. Hotels employ

guestrooms is driven by several imperatives:

a packaged terminal air conditioner (PTAC)

the necessity for thermal comfort, improved

unit where first-cost-driven specifications

indoor-air quality (IAQ ), and building-code compliance.

demand lower cost or convenience.

Because hospitality is a service industry and hotel guests

The required features of a PTAC system

spend much of their time indoors, thermal comfort and

vary depending on the individual preferenc-

IAQ are especially consequential.

es of the specifying engineer. Some of the

When done correctly, introducing fresh air into hotel

most sought-after attributes include increas-

guestrooms results in healthier IAQ , fewer airborne

ing fresh air, controlling temperature, and

pathogens, and a lower risk of sick-building syndrome.

reducing mold, mildew, noise, and humidi-

“I would tell you that fresh air has been front-burner

ty. Expenses associated with PTAC units

for me for years,” explained Terry Smith, vice president of

include capital and operational expenses as well as main-

ventilation where accurate control of ventilation air will

Engineering Global Design Strategies at Marriott Inter-

tenance costs.

help reduce mold and mildew.

national Inc., Bethesda, MD (marriott.com). “When you

Interviews with hotel engineers found that solutions

“When you don’t control the amount of ventilation

don’t control outside air in buildings, it leads to signifi-

to improve IAQ are property specific, with few being

air that you have coming in, you spend extra money,”

cant temperature and humidity control problems for

equally effective for any two hotels. While demand for

said Lew Harriman, director of research & consulting at

guests and increases the chance of bacterial growth.”

PTAC systems must adhere to ventilation codes, engi-

Mason-Grant, Portsmouth, NH (masongrant.com), “It’s

neers look at ventilating buildings holistically.

expensive to take the humidity out if you don’t keep it

Many solutions are available to meet the need for makeup air and improve IAQ. However, some of these

“There are always variables,” explained John Seipp,

solutions come at the cost of increased energy load. Effi-

vice president, Capital Planning & Project Management

ciency is vital because, according to Blair Hildahl, princi-

at Marriott.

out to begin with.” Engineers look to reduce humidity to a 55% RH at 68 to 70 F —the temperature at which water vapor condenses. Favorable humidity conditions range from 55% to 60%

pal with Base4, LaCrosse, WI (base-4.com), guestroom energy consumption accounts for approximately 40% to

VENTILATION FOR HUMIDITY CONTROL

relative humidity. At higher dew points, people feel

80% of a hotel’s total building energy use.

“Fresh air gives an immediate feeling of clean, cool, and

“sticky” because the increased water vapor in the air slows

calm—which is exactly the guest experience hotel owners

the evaporation of perspiration on skin.

COST-EFFECTIVE MAKE-UP AIR

want to give their guests,” said Blair Hildahl of Base4.

“We want to keep the humidity below 60%,” ex-

To bring fresh air into guestrooms, select-service hotels,

Especially in coastal markets such as Florida or Ala-

plained Rick Frey, senior director, Engineering Support

such as Marriott Courtyard or Hilton Garden Inn, pre-

bama, and elsewhere during summer months, a common

Architecture & Construction at Hilton Hotels & Resorts,

fer a dedicated outside air system with make-up air, hard

concern among hotel engineers is the need for building

located in McLean, VA (hiltonworldwide.com). “You

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MARCH 2018

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hvac

Important Requirements For IAQ

refrigerant (VFR) technology common with some larger systems. That limitation, however, is about to change. MOLD & MILDEW

15%

MICRO-COMPRESSORS

To eliminate the problem of unconditioned, raw, humid outside air entering guestrooms through the fresh-air door, some PTAC manufacturers have offered a solution:

TEMPERATURE

dropping in an independent, miniature 6- x 4-in. precon-

35%

FRESH AIR

15%

ditioning coil module. Just about the size of a soup can, this micro-compressor sits on top of the primary system by the fresh-air door in the dead space of the PTAC unit. When the humidistat level reaches about 60%, the micro-compressor kicks on and dehumidifies incoming air. However, several engineers expressed concern over

HUMIDITY

NOISE

10%

25%

the efficacy of such micro-compressors—doubting, for example, whether the PTAC miniature drop-in air conditioner module can bring a humid 35 cfm (cubic feet/ min.) at 95 F to 72 F while also wringing out enough hu-

When hotel engineers were asked to identify the most important requirements for indoor-air-quality systems, temperature and noise were the top factors.

midity to make that space neutral. While the fresh air “exhaust” fans on these systems are rated at 35 cfm, the airflow may be hampered as it travels around various obstructions, which results in increased resistance to flow

don’t want the bed sheets to feel damp.”

by manufacturers to specifically target the hospitality

Beyond humidity control, energy efficiency is espe-

market—because of their lower initial cost.

and effectively cuts the cfm in half. “With hot, humid air pouring into a building,” Mar-

cially desirable in markets where potential government

To introduce outside air into the guestroom, PTAC

riott’s Terry Smith explained, “I must be sure that the

tax rebates or power utility rebates are available. Howev-

units have traditionally incorporated a tiny lever, or

dehumidification section can react fast enough to keep

er, just as important as efficiency is guest experience, in-

fresh-air door. However, the air in these systems is neither

the incoming airstream at roughly room neutral—70

cluding the noise level and aesthetics of the PTAC unit.

measured nor conditioned. Rather, it’s simply raw, hot,

F/50% RH.”

“Give me a $400 PTAC that’s extremely noisy and

humid outside air, which forces the PTAC units to work

Lastly, as with any mechanical system, adding more

I’ve lost,” said Marriott’s John Seipp. (Most PTAC chassis

harder and worsens indoor comfort levels by introducing

moving parts may also increase maintenance costs, ener-

are in the $600 range).

unconditioned air into the indoor loop.

gy load, and noise level.

Despite the problems that unconditioned air can in-

“I think the micro-compressor is a great idea. It is a

MAXIMIZING COMFORT AND HEALTH

troduce, for many hotel chains, the benefits of PTAC

cost-effective solution,” said John Seipp, “however, it

Fresh air is needed to reduce humidity, toxins, and patho-

units far outweigh the disadvantages, especially with re-

probably is going to be noisier for the size and adds an

gens inside hotel guestrooms.

cent innovations for introducing makeup air.

additional energy load.”

“The more ventilation you provide, the lower the con-

Typically, PTAC systems are attractive, 42-in.-wide,

centration of whatever contaminants there might be,”

self-contained, all-in-one package wall units with plastic

VARIABLE-SPEED INVERTERS

said Roger Hedrick, principal engineer with NORESCO,

fronts and installed below a window in order to discharge

One significant development in energy efficiency for

Westborough, MA (noresco.com).

directly into the guestroom. These are combination air

the next generation of PTAC units will be the intro-

conditioners designed to provide the heating and cooling

duction of advanced variable-speed inverter technology.

for individual guestrooms.

Compared to a traditional constant-speed PTAC unit, a

Toxic chemicals include carbon monoxide, radon, volatile organic compounds (VOCs), elemental particles, smoke, and manmade fibers, and they can show up ev-

Select-service hotels use PTACs as an alternative to

variable-capacity inverter reaches a set point faster and

erywhere from furniture and carpet backing to rooms

hard ducting outside air into all the guestrooms, where

maintains precise temperatures with minimal energy use.

heavily sprayed with pesticides.

ceiling space in the corridor may limit the room for

Living pathogens—found naturally in the environ-

ductwork. “Generally, the select-service hotels are relying on the

consumption than a variable-speed system. Unlike vari-

outside air coming through the PTAC,” explained Marri-

able-speed technology, constant-speed units create wide

ott’s Smith.

temperature swings, because when the unit is off, it is not

ment—include molds, mildew, dust mites, spores, pollens, bacteria, microbes, and viruses. “Fungus and molds go hand-in-hand with ventilation

Constant-speed PTAC units run at full capacity and then shut off. This stop-start cycle results in higher power

dehumidifying or cooling until it starts up again.

and humidity control,” said Lew Harriman of Ma-

Some PTAC manufacturers have lowered the carbon

son-Grant. Buildings are now constructed to comply

footprint of their units by using a more efficient refriger-

In variable-speed systems, on the other hand, the in-

with tighter standards than in years past. While the air-

ant with a lower global warming potential (GWP), such

verter varies the speed of the compressor motor to contin-

tight infrastructure offers superior insulation and energy

as the refrigerant, R-32.

uously regulate the temperature. At initial start-up, the

efficiency, it can also lead to a lack of fresh air indoors.

PTACs are also a more economical solution with the

unit reaches a designated set temperature and then reduc-

advantages of low cost, easy installation, and simple

es capacity as the set temperature is achieved by slowing

HAZARDS OF UNCONDITIONED AIR

maintenance. One disadvantage, however, is that PTACs

the compressor speed, which in turn drops the refrigerant

Select-service hotels often specify PTAC units—designed

don’t use the more efficient inverter-driven, variable-flow

flow rate. The compressor never shuts off completely. The

COMMERCI A L A RCHI T EC T URE

MARCH 2018

commercialarchitecturemagazine.com

PROJECT

hvac

system maintains the set temperature by constantly

ASHRAE MINIMUM STANDARDS

monitoring the capacity needs—ramping up or down

Building codes require “ventilation for acceptable

to meet those needs based on the demand.

indoor air quality” in a guestroom whenever the

Because variable-speed inverters work at a lower

space is occupied. There are two primary methods

capacity, on average, less power is consumed, offering

by which hotel owners meet ASHRAE and ICC/IBC

quieter operation and significant energy savings. In-

code requirements: a full dedicated outdoor air sys-

verters allow the system to consume only the exact

tem (DOAS) directly ducted to the guestroom, or an

minimum amount of power required at any given

outdoor air PTAC/VTAC unit. Hotel franchises, such as Hilton, Marriott, IHG,

moment. This precision is especially helpful because PTAC

and Hyatt, meet—and sometimes exceed—ASHRAE

systems are often specified for the worst-case scenar-

minimum fresh-air ventilation rates for hotel gues-

io—oversized, for maximum load. Inverter technolo-

trooms. To achieve LEED certification, buildings

gy will allow hotels more flexibility in how they design, and because sharp fluctuations in the load are eliminated, the life of the system should be extended. The disadvantage of inverter technology is that until inverters become more common, they’ll add an additional level of complexity for field repairs.

Above. Because hospitality is a service industry and hotel guests spend much of their time indoors, thermal comfort and IAQ are especially consequential. Below. With nearly 5-million guestrooms in the U.S., the hotel industry has an opportunity to reduce America’s overall energy use. The number of installed PTAC units is expected to grow significantly.

should comply with ASHRAE minimum fresh-air requirements. “In most cases, the codes are based on ASHRAE standard, so we would not want to go less than ASHRAE standard because doing so may not comply with local codes,” said Hilton’s Rick Frey.

INVERTER-COMPRESSOR VTAC

MARKET SEGMENTATION

According to Marriott’s Terry Smith, a significant

Very few major hotel brands own their building as-

advance in PTAC technology is about to change the

sets. While some assets not owned by the hotel brand

industry’s thinking.

are still managed and operated by the brand (who

“Friedrich now has an inverter-compressor PTAC

are thus incentivized to optimize energy savings),

unit on the market,” explained Smith. “Because of

the majority of hotel building assets in the U.S. are

the inverter-compressor technology, the energy sav-

franchise properties, paying royalties and fees to the

ings you get are unbelievable.”

hotel brand.

In fact, Friedrich, San Antonio (friedrich.com), already

markets

the

hotel

industry

The select-service product market has grown very

price-competitive in recent years. About 2,800 invest-

inverter-compressor VTAC (a vertical PTAC), which

ment ownership groups have possession of almost all

Marriott has successfully tested. VTACs are clos-

franchise properties. Investors include pension funds,

et-mounted single-packaged units.

LLCs, insurance companies, and owner-developers.

“We had Friedrich run some energy analysis for

The investment community is short-term, first-cost

us on it,” said Marriott’s Terry Smith. “It’s in the two- to

air, unrestricted, up through the series of fans and intro-

driven, to the point that payback from energy efficiency

three-year payback. It can be upward to four years, but it’s

duces it to the front primary evaporator coil that is al-

ranks far down the ladder of importance.

pretty darn good.”

ready doing the normal workload of the system.

With nearly 5-million guestrooms in the U.S., the ho-

Friedrich brands the vertical unit “VRP,” and accord-

“We should get the same benefits out of the invert-

tel industry holds a tremendous opportunity to reduce

ing to Blair Hildahl, principal at Base4, the VRP is highly

er-compressor PTAC that you get out of the inverter-

America’s overall energy use. The number of installed

effective at providing in-room humidity control and ad-

compressor VTAC once it’s available,” said Marriott’s

PTAC units is expected to grow significantly, along with

dressing IAQ concerns.

Terry Smith.

the growth of the industry itself.

Hilton’s Rick Frey agrees. “Most PTACs and VTACs

The efficiency of the Friedrich unit is twofold: the

More efficient PTAC units should be a logical inclu-

can control temperature, but any humidity control is sub-

system eliminates the secondary micro-compressor

sion in high-performance buildings. They are inexpen-

sequent, or ancillary, to the temperature control. The

found in other systems, and it is also the first variable re-

sive first-cost units, with simple maintenance, in which

Friedrich VRP unit specifically cools and addresses room

frigerant flow, inverter-compressor PTAC unit on the

downtime affects only one guestroom.

humidity,” he said.

market. As the units should therefore bring in more out-

With the latest PTAC technology providing low-cost

side fresh air, they will lessen the requirements for dedi-

ventilation, thermal comfort, and humidity control, the

INVERTER PTAC

cated rooftop make-up air systems, allowing a downsiz-

hotel industry can seize this opportunity and take a lead-

Similar to Friedrich’s VRP vertical unit, the new Frie-

ing of the whole building make-up air.

ing role in global HVAC energy reduction. CA

drich inverter PTAC unit brings in fresh outside air through a distinctively unique method. The Friedrich PTAC bypasses the constraints of the secondary 6-in. coil module, opting instead to blow fresh air across the primary evaporator coil. Rather than a separate micro-compressor—as other PTAC manufacturers use to precondition the incoming

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hvac & plumbing EDITORS’ CHOICE

Joint solution for HVAC control HVAC system: • Partner solution for whole-building control • Uses Fujitsu Airstage systems and Ventacity HVAC 2 building platform • Monitors and manages

The company has partnered with Ventacity Systems, Portland, OR, to provide an HVAC solution combining Ventacity’s HVAC2 smarter-building platform whole-building control technology with Fujitsu’s line of Airstage VRF heating and cooling systems. The plug-and-play integration between the Airstage systems and Ventacity’s cloud-enabled, heat recovery ventilator (HRV) effectively lowers the variable refrigerant flow (VRF) capacity needed in order to keep buildings at set-point temperatures while ventilating according to ASHRAE 62.1. The addition of the HVAC2 platform adds a cloud-based system that helps cost-effectively monitor and manage HVAC systems in a single building or across entire building portfolios, capturing vital building analytics that can optimize system performance. Fujitsu General America, Fairfi eld, NJ Circle 59 fujitsugeneral.com

Electric duct heater

Model IDHE electric duct heater is UL-approved for multiple mounting positions, allowing the control cabinet to be installed on either side of a horizontal duct or in any orientation on a vertical duct. Configurable in sizes to 40 x 20 in. with a maximum capacity of 100 kW, the unit is 50/60 Hz compatible and has an automatic reset thermal safety switch.

Remote controller

Greenheck, Schofi eld, WI Circle 60 greenheck.com

Multi-purpose tanks

A line of chilled and hot water multi-purpose tanks for a range of hydronic applications is available in sizes from 50 to 1,050 gal. With ANSI flanges and ASME rated for 125 and 150 psi working pressures and a maximum operating temperature of 240 F, applications include buffer tanks in boiler or chiller systems. Tanks are available in vertical or horizontal configurations, and in a range of lengths and diameters. Taco Comfort Solutions, East Greenwich, RI Circle 61 tacocomfort.com

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The MultiSITE remote controller is an intuitive control panel featuring a customizable screen and configurable functionality to meet the requirements of each installation. In addition to the flexibility of the user interface, the device uses its onboard BACnet MS/TP to directly integrate into a building-management system. The unit includes a touch screen, built-in occupancy and humidity sensors, and Zigbee wireless compatibility, delivering a complete out-of-the-box solution for a host of installations. LG HVAC, Englewood Cliffs, NJ Circle 62 lghvac.com

PRODUCTS

hvac & plumbing

Energy-recovery ventilators

Two Minicore energy-recovery ventilators (ERVs)—enERVent models MCV500 and MCV1000—are said to exceed 50% to 60% total energy-recovery effectiveness with 0.5% cross-contamination. Both feature a compact 16-in. chassis, for applications such as ceilings and small spaces. The hydroscopic resin energy-recovery core has no moving parts. Heat-exchanger technology exceeds ASHRAE 90.1 standards, and the ERVs are also AHRI 1060 certified. Ruskin, Grandview, MO Circle 63 ruskin.com

Faucet series

Finezza Uno faucet series combines grace, elegance, and refined details in two-handle and single-handle versions. The series’ design pays homage to the Art Deco movement. Available in widespread and single-spout styles, four finish options include polished nickel and olive bronze. Graff, Milwaukee Circle 64 graff-faucets.com

Electric radiant floor heating

Strata_Heat electric radiant floor-heating system includes a thermal pack heat-conductive thin-set additive that uses Thermal Diffusion Technology, along with wire, a wifi-enabled thermostat, and mat. The mat uses mortar hydration vents that create a mechanical bond between the mat and adhesive mortar, allowing a faster cure and stronger tile bond. The floor-heating system is said to transfer heat faster and more uniformly than standard products. Laticrete, Bethany, CT Circle 65 laticrete.com

Heat pumps, air conditioners

The Champion line includes 10-ton XX packaged heat pumps and 3- to 5-ton ZQ 14 SEER air-conditioning units as additions to its direct-replacement rooftop solution. The units feature an exact-fit replacement design that matches the units to footprints of other manufacturer’s products and is said to reduce installation time by eliminating the need for a curb adapter. Johnson Controls, Milwaukee Circle 66 johnsoncontrols.com

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COMMERCI A L A RCHI T EC T URE

PROJECT

lighting

Visibility And Security Bank On Lighting Exterior-lighting renovation improves aesthetics, reduces energy consumption for multi-use building.

pened in the 1980’s, 4890-4898 Taschereau Boulevard is a busy, multitenant retail building located in Greenfield Park, Quebec. The twofloor, 36,984-sq.-ft. facility houses a variety of well-known Canadian

brands and is owned and operated by BTB REIT, Montreal (btbreit.com), a realestate investment trust that owns 70 commercial, office, and industrial properties in eastern Canada. BTB is known for its focus on providing comfort and safety in a well-maintained environment for its tenants and customers. To this end, the property manager understood the importance of an exterior that is well illuminated in the evening, providing visibility and a sense of security for building tenants and visitors. The company also takes sustainability seriously and actively seeks ways to reduce energy consumption. Converting older, energy-sapping lighting to more modern and efficient LED alternatives is one way BTB management achieves this goal. When it came to refreshing the Taschereau Boulevard parking lot and signage, a win-win scenario involved replacing aging high-pressure sodium (HPS) and metal-halide lighting with energy-efficient and modern LED fixtures. BTB selected Concept Illumination, Montreal and South Burlington, VT (conceptillumination.com), as its lighting partner. To revitalize the building’s exterior, the lighting team assessed the site and worked through the project with BTB representatives. The renovation included pole-mounted parking-lot lighting for general illumination of the exterior area, improving security and the aesthetic. Seventeen 400-W fixtures—a mix of HPS and metal halide—were replaced one-for-one with 160-W LED fixtures. The lighting company also replaced a damaged pole, repaired a base, and painted all existing poles black and all bases yellow. Wall packs on the building’s exterior were replaced. Ten 175-W wall packs were replaced by ten 50-W LED products, and two 400-W HPS fixtures were removed in favor of 80-W LED equivalents to reduce energy while improving security. Finally, the pylon sign, one of the most visible aspects of the building’s exterior and illuminated by 20 96-W, 8-ft. T12 fluorescent tubes was re-lit with 20 48-W double-sided LED lightbars. Fluorescent ballasts were replaced with LED drivers. “With both the parking lot and the exterior wall packs, the white of the metal halide competed with the orange color of the high-pressure sodium resulting in a

Above. Wall packs on the building’s exterior were replaced with LEDs as part of the lighting renovation. Below. The renovation included pole-mounted parking-lot lighting for general illumination of the exterior area, improving security and the aesthetic. Seventeen 400-W fixtures—a mix of high-pressure sodium and metal halide—were replaced one-for-one with 160-W LED fixtures.

patchy, unbalanced appearance,” said Daniel Herz, who headed the project for Concept Illumination. “When we replaced them with the newer LED fixtures, we were able to achieve a much more even 4000-K illumination, which greatly improved the aesthetics.” The savings are expected to be significant. After replacing the old fixtures with the new LED fixtures, it is estimated that the building will realize a 68% reduction in energy use, a reduction from about 59,000 kWh to approximately 19,000 kWh. All of the new lighting products have a ten-year warranty. “Our intent was to save on energy costs while improving the aesthetic of the property,” said Madeleine-Jane Brammer Lavoie, property manager and sustainability officer for BTB. “We are very satisfied with the significant savings and the final appearance.” CA

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lighting & electrical

PRODUCTS

EDITORS’ CHOICE

Wall sconce Cypher wall sconce: • Two housing sizes • Custom tunes through DMX or Bluetooth • Option to blend into architecture

Architectural Area Lighting’s Cypher wall-sconce luminaire is said to complement a range of accent-lighting applications. Available in two housing sizes, with a variety of fascia forms and finishes, the product has an optional static white or RGBW luminous front. The RGBW feature can be custom tuned through a DMX controller or with Bluetooth, using an included app, allowing a user to change color as the mood or situation dictates. One version of the product allows on-site materials such as stucco, stone, or tile to be applied directly over the fixture, blending the form into the existing architecture. Hubbell Lighting Inc., Greenville, SC Circle 67 hubbelllighting.com

Troffer LED retrofits

The LED Volumetric RetroFit line for most fluorescent troffers is available for 2 x 2-ft. and 2 x 4-ft. units. Drawing 29 and 39 W, respectively, the luminaires are said to deliver 125 lumens/W of evenly distributed, low-glare illumination. The product fits standard T-bar-grid ceilings. Litetronics, Bedford Park, IL Circle 68 litetronics.com

Illuminated mirrors

Custom-lit mirrors in rectangular, round, and oval wall-mount, and rectangular stand-alone versions use LED or T5 linear fluorescents. The minimalist design provides high function and flattering visual clarity. Custom features include dimensions, LED color temperature, defoggers, and color tuning. Jesco Lighting Group, Port Washington, NY Circle 69 jescolighting.com

Modular light elements

Arrangements, designed by Michael Anastassiades, is a modular system of geometric light elements that combine to create multiple compositions and individual chandeliers. Each unit attaches onto the previous as if resting, balancing as part of a glowing chain. FLOS, Brooklyn, NY Circle 70 usa.flos.com

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COMMERCI A L A RCHI T EC T URE

PRODUCTS

lighting & electrical Scene-control solution

Ratio is said to be an easy-to-use, easy-to-install architectural solution for scene control and has three components: a Flat sensor, small power supply, and matchbook-size pushbutton controller. The device controls as many as 35 LED fixtures. Scenes use Bluetooth programming. B.E.G. Controls, Peachtree City, GA Circle 71 begcontrols.com

LED area light

The LED small MT area light has applications in site, area, parking, walkways, and general lighting. The fixture is available in 40, 60, and 80 W for replacements to 200-W high-pressure sodium fixtures. The lightweight luminaire can be customized with several mounting options and has a tempered-glass lens. Above All Lighting, Toms River, NJ Circle 72 abovealllighting.com

Trimless, flush-mount additions

Additions to the Iolite series of modular LED downlights include trimless and flush-mount models. The trimless version has no exposed flange and does not extend below the ceiling plane. The flush mount has a visible round- or square-trim flange. Color temperatures for each range from 2700 to 5000 K.

Water-proof, pressure-proof luminaire

Tri-Proof lights are water-, pressure-, and dust-proof luminaires that replace traditional linear fluorescents. Rugged and resistant to heavy impacts, applications include factories, warehouses, and parking garages. A range of color temperatures is available. National Specialty Lighting, Tonawanda, NY Circle 74 nslusa.com

Nora Lighting, Commerce, CA Circle 73 noralighting.com

Compact high bay

Pop-up power dock

The PCS64 press-to-pop-up power dock provides three power outlets. The tower has an LEDpowered trim ring, making it easy to spot when closed. Installation in reportedly any type of furniture is through a 3 3/4-in. hole, dropped in from the top and tightened underneath with a locking ring.

The HP series LED high-bay pendant provides high output illuminations for large-scale interiors. Available in a full range of wattages, the luminaire provides 28,500 lumens with reported minimal glare and measures less than 14 in. in diameter. It is a direct replacement for 175- to 600W metal-halide or HID fixtures.

Doug Mockett & Co., Manhattan Beach, CA Circle 75 mockett.com

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MaxLite, West Caldwell, NJ Circle 76 maxlite.com

PRODUCTS

building technology

EDITORS’ CHOICE

Cameras for near-dark conditions Starlight cameras: • Versions of the V940 IP models • Produce full-color video streams in near-dark conditions • Dome and bullet configurations

The Starlight versions of the company’s V940 IP cameras are said to produce full-color video streams in near-dark lighting conditions. The low-light cameras are available in dome and bullet configurations with ultra-high-sensitivity to 0.002 lux and 0.0006 lux, providing full-color images when standard cameras would switch to black and white. Where other cameras may fail to show any image at all, Starlight cameras reportedly are still capable of delivering detailed monochrome images to improve video-exposure quality in scenes with high contrast between bright and dark areas. Vicon Industries Inc., Hauppauge, NY Circle 54 vicon-security.com

Lighting-control platform

The PowerHUBB platform is a combination of software and controls, luminaires and infrastructure. It uses intelligent sensors, intuitive user interfaces, and scalable PoE technology together. A POE node acts as an intelligent lighting hub by receiving power and data from the network switch. This is passed to daisy-chained device nodes. As light fixtures and devices are connected to the network, the node will automatically discover and report those devices back to the system for plug-and-play functionality. Hubbell Lighting Inc., Greenville, SC Circle 56 hubbelllighting.com

BIM cloud-based portal Rugged, outdoor dome camera

With video quality in 4-MP resolution and built-in Sense up+ technology, the MR6342A IR fixed-dome IP camera is suitable for demanding outdoor installations in challenging lighting conditions. A range of applications includes schools, parking lots, sports stadiums, and city and perimeter surveillance. LILIN Americas, Arcadia, CA Circle 55 meritlilin.com

The company, in partnership with UNIFI Labs, offers a cloud-based portal for BIM content. Directly tied to UNIFI’s BIM content management, UNIFI Connect provides a secure and unique workflow for designers to access and insert building-product manufacturer content directly into Autodesk Revit models. Designers can simultaneously browse content from their internal, firm-based libraries alongside high-quality content from Uponor when searching for Revit content to place in their projects. Uponor North America, Apple Valley, MN Circle 57 uponor-usa.com

Power-distribution units

PowerMax power-distribution units (PDUs) range from basic and metered to intelligent that deliver real-time power information with varying degrees of intelligent functionality. Available in single- and three-phase power for active equipment in data centers, the units are UL listed and have a single input in a variety of currents and voltages. Multiple output options are available to distribute reliable 120-V or 208-V to rack-mounted IT equipment ranging from 1.4 kW to 15 kW. Available in horizontal and vertical styles, the PDUs have an accuracy of +/– 1%. Siemon, Watertown, CT Circle 58 siemon.com

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Cultured Stone . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . . . .201

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Envirospec Inc.. . . . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .215

Flex-Ability Concepts . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .218

Graham Architectural Products . . . . . . . . . . . 21 . . . . . . . . . . . . . . . . 206

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Major Industries . . . . . . . . . . . . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .213

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

APRIL Pilkington Building Products. . . . . . . . . . . . . .27 . . . . . . . . . . . . . . . . 208

Hospitality/Restaurants Lighting Technology

Schock North America . . . . . . . . . . . . . . . . . IFC . . . . . . . . . . . . . . . . 200

Tate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 . . . . . . . . . . . . . . . . .210

Flooring Plumbing

MAY Office Buildings

The R.C. Musson Rubber Co. . . . . . . . . . . . . .56 . . . . . . . . . . . . . . . . .214

Interior Surfaces Building Envelope Windows, Doors, Entrances

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Tower Industries . . . . . . . . . . . . . . . . . . . . . . .31 . . . . . . . . . . . . . . . . 209

VT Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 . . . . . . . . . . . . . . . . .205

Wausau Tile Inc. . . . . . . . . . . . . . . . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . 203 Arthur L. Rice CEO/Applied Technology Media

Wooster Products Inc. . . . . . . . . . . . . . . . . . .45 . . . . . . . . . . . . . . . . .212

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PORTFOLIO â&#x2013;˛

he Lilienthalhaus at the Braunschweig Research Airport, Braunschweig, Germany, is a four-story building based on a building plot with a triangular ground plan. Architect Hartmut RĂźdiger bulged the three sides out, creating an atrium that provides space for events. A freestanding spiral staircase, constructed from white-lacquered steel, is located in the middle of the foyer as an eye-catching feature that provides access to the surrounding office spaces. The roof is constructed of transparent ETFE foils that function like glass but meet strict fire codes. Photo: Hanno Keppel

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Articles inside

Visibility And Security Bank On Lighting

Building Technology Products

PTACs May Hold Key To Hotel Energy Efficiency And IAQ

Curtainwall, Storefront Systems Protect And Enhance

Access Floors Provide Flexibility

Impact Windows Featured In Apartment Renovation

Kansas State Calls Waterproofing Audible

Art Museum Expansion Is A Wrap

Glass Railings Complement Collegiate Gothic Structure

The Art of Moisture Protection

Arches Dominate New House Of Worship