Condé Nast Building 4 Times Square

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By Woytek Kujawski Standing on the edge of Times Square in the heart of Manhattan, this 48-storey building claims to be the largest "green" speculative office tower in the world: Does this building signal the beginning of a new era in high-rise design or can it be Photo courtesy of Fox & considered “green” at all? Fowle Architects

Condé Nast is located on the most public place in the world – Times Square in New York City. The building site connects several great and diverse urban spaces including Times Square, Bryant Park, and the midtown business district. Four Times Square’s (4TS) architectural design combines the pop culture of Times Square with the district’s corporate standards. The result is a building that reflects the dynamic environment of Times Square by utilizing metal and glass cladding on north side, while the textured masonry treatment on the eastern façade reflects the serious, corporate context of 42nd Street.

The project’s alternate name – “Crossroads of the World” – is reflected by the design of the roof. The massive “high-technology” style structure houses four 20 metre-high signs and a communication tower.

Is it green? Sara Hart wrote in Architecture Magazine two years ago that “The future home of publishing giant Condé Nast is believed to be the first comprehensively green skyscraper in the U.S.” Her comments raises some questions about the criteria by which we assess 4TS as well as all other buildings to be “green.”

Working definitions of the characteristics that make a building “green” have been developed in several countries. These efforts have lead to the establishment of several well-known programs including VOL 1 #1 / 12/93 ABN 25/26 Page 5

Condé Nast Building 4 Times Square BREEAM, LEED and GBC. All Right: View from programs vary in the range of Times Square (photo environmental issues – from pure by author) Resource Consumption through to IAQ, the Life-Cycle Cost of Building or Integration with existing cultural and historical character of the area.

British Steel Design (Summer ’99 issue) declares that 4TS is in fact a green building because it achieves a high level of performance in energy efficiency and indoor ecology, it utilizes sustainable materials and it incorporates responsible construction, operation and maintenance procedures.

The “green” claim can be also justified by the comparison with other equally or even more eco-friendly office buildings like Commerzbank in Frankfurt, or Ruhrkohle Headquarters in Essen (both in Germany). Both have very comprehensive sets of environmental features, but they were built for the owner’s occupancy and Left: 42nd Street not for speculation. Thus the cost – corporate entrance resulting in approximately $US 5060 Below: Ground floor on /m2 or about 2.3-2.5 times more than Times Square the 4TS Building (US $ 1990/m2) – was not the most important issue. (photos by author)

From the beginning of the project the client as well as the designers and engineers had to ask an essential question: How environmentally sustainable can a 48-story urban high-rise office building be? Such “monsters” have traditionally been considered anything but “green.” On the other hand, these high-rise office buildings can be justified by its consolidation of space and energy services, mass transit access, minimum envelope area, ease of inter-communication and material distribution, self-contained amenities, and its efficient use of precious and extremely expensive land?

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Design and Construction As in most issues relating to ecological than comparable buildings Team: design, it is a difficult question to (ASHRAE 90.1) and has a high Design Architect: answer. But architects can agree level of indoor environmental Fox & Fowle Architects on the fact that urban high-rise quality. architecture is having an ever- o The exterior custom curtain wall Construction Manager and Project Managers: increasing impact on our built and system uses structural glazing and incorporates 88.9 mm of CW-90, Tishman Construction natural environment. When the Corporation economy is booming, so goes the foil faced insulation, in lieu of construction of these tall edifices. standard 38 mm. Effective vapour Mechanical Engineer: But there is more square footage of barrier design is critical because of Cosentini Associates office space contained within these the high RH targets for indoor air. Structural Engineer: structures than in any other building o A panelized system incorporating Cantor Seinuk Group form. low "E" glass, aluminum, stone and photovoltaic panels provide The Core Team was The project’s construction manager the enclosure for the building. supplemented by the has confirmed that the enhanced following specialists o Windows are oversized for deep environmental responsibility in high- penetration of daylight and use the Asher Derman, Cermak rise construction does not have to Peterka Peterson, latest low-E technology on double Eley Associates, significantly increase the cost of a glazing with a U center-of-glass Kriss + Cathcart, project. And that fact has already factor of 0.30, a shading coefficient Pamela Lippe, been confirmed with other “green” of 0.30, and a visible transmittance Steven Winter Associates. buildings providing that the proper of 0.40. The combination of two The design team benefitted design process is followed. very high visible light transmittance from advice by: glasses – Vircon vE-1-2M and a In our view, the 4TS building covers Rocky Mountain Institute, Guardian Glass AG-40. almost all aspects of the design and National Resources Defense o Exterior wall insulation is 114 mm Council, construction of “advanced buildings” thick in lieu of the standard 50 mm Consolidated Edison, and also represents the successful and maintains an R factor of 20. NYSERDA ( New York State implementation of the Integrated Energy Research and o Multiple trash chutes are being Development Authority) Design Approach similar to one promoted in ABN through the Canadian provided for automated recycling of daily waste. C-2000 Program. o New technology utilizing more efficient alternating current in lieu General technical features of direct current for elevator drives is incorporated. The following provides a thumbnail description of basic architectural, Structural: structural, mechanical systems and o The system is a steel frame with other features of interest: metal deck and concrete fill. Shear Architectural: walls for the lower portio are steel encased in concrete. A hat o The centre core and 2.7 m truss at the top of the building ceilings allow for good daylight transfers wind loading to the penetration to interior 2-bay exterior columns. spaces while maintaining space- o Composite steel and concrete planning flexibility. The height is an construction is utilized in a achievement if seen from the NYC structural system that incorporates context where standard practice is a "hat truss" concept. The concept 2.4-2.55 m. maximizes its efficiency and o The building is designed to use reduces the use of steel by approximately 40% less energy reducing its amount needed for VOL 1 #1 / 12/93 ABN 25/26 Page 7

bracing. water which is pumped to two Base data air-handling units on each floor. Owner: HVAC: 42.5m3/h (25 CFM) of fresh air The Durst Organization o Fresh air is supplied to all interior with 85% filtration provided to all spaces through a HEPA filtration spaces. Project Address: system at a rate 50% greater o CFC- and HCFC-free natural gas- 4 Times Square, New York than the current code (ASHRAE fired absorption chillers are utilized Project Status: for heating and cooling in lieu of Standard 62/89). Completed o Relative humidity is intended to be electric systems. a minimum of 30%. o All pumps, fans and motors have Project Size 135,314 m2 gross area o Each floor has individual air variable-speed drives with direct digital monitoring and control to 42 typical floors handling units with local control by 4 retail floors optimize efficiency of all HVAC the tenant to ensure minimum use 3 mechanical floors– equipment. of the system . Each unit has an basement, 4th & 49th associated variable volume box set Power: for a minimum ventilation of 34 Area per Floor m3/hr. (20CFM) per person. Each o To supplement grid power, two 200 ground to 7th fl.: 4115 m2 box has a capacity to go 100% KW fuel cells fueled by natural gas 10th up: 3121 m2 2 open and supply 13,592 m3/hr provide 24-hour electrical power to Int Low rise: 2824 m Int High rise: 2518 m2 (8000 CFM). To monitor proper the building, with additional power 2 IAQ the monitoring system on each provided by photovoltaic panels High rise: 2276 m floor takes reading of the occupied mounted on part of the façade Total Construction Costs: spaces, return air and the outside spandrel panels.. US$270 million air to each mechanical room. o Solar energy is generated through o Sensors provide constant photovoltaic spandrel panels on Contract Award: spring 1995 monitoring and control for the south and east sides of Construction Start: fall 1996 contaminants and particulates the tower from 35th to 48th Occupancy: content in interior air. If a floor floors. The PVs, manufactured by January 2000 went into alarm due to air quality Energy Photovoltaics Inc., have an within the space, the BMS would efficiency rating of 6%. They are through manual control mode be typical in type and custom made in able to exhaust 100% of the air on size only to fit the spandrel panels. the floor and two outside variable volume boxes would go 100% open to make up approx.70% Design process of the air and maintain negative The development process started pressure until the floor’s alarm around 1995 when Douglas Durst, mode President of Durst Organization o A dedicated exhaust shaft is decided to build an entirely new provided to allow direct exhaust ecologically responsible office building. from all smoke fume and heat However, the developer and its team producing spaces An oversized were surprised, to discover that there outside airshaft is provided to allow was, according to Durst himself, “no periodic purging of interior air from example to follow and no place to find each individual floor. the answers.” Even with large body o Materials specified contain a high of literature and lots of interest percentage of recycled content and in the topic, there was very little low to no VOCs. practical information for such large- o Multiple gas-fired absorption scale projects. boilers provide hot water for perimeter heating and condenser The architect, Dan Kaplan , Fox &

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BOMA A-Class: Most Fowle, feels that even though there design approach required extremely prestigious buildings are lots of good tools and resources close co-ordination and extensive competing for pre- available today, there are very few communication among all design team mier office users with people who can apply them. members, clients, contractors, various rents above average consultants, suppliers and technicians The vertical nature of the building from related industries. for the area. and economic constraints, particularly Buildings have high those coming from the developer/ The architectural firm Fox & Fowle quality standard fin- tenant dynamics, had the greatest Architects – based in New York and ishes, state of the art impact on the application of known for its previous environmental systems, exceptional environmentally responsible or “green” designs – was chosen to provide accessibility and a design. Specifically, the con-tractual architectural services. Robert Fox, definite market pres- division of the work into the “Core talked about the process and said, ence. & Shell” (Base Building) under the “Our group was working together in The uniqueness of developer and the “Tenant Work” an unprecedented way. Never before, the 4TS is under- (Tenant Fit-up / Improvements) under have I felt this sense of teamwork and lined also by a the Tenant, causes coordination and pulling together on a project. We were contrast with BOMA design problems. not wasting time in different directions, definition of the we had one purpose, one goal – the In New York City this division is environmentally responsible building.” speculative building. so extreme that projects generally "Speculative prop- proceed with separate teams of design Although the firm is large and erties usually will and construction firms, separate experienced, it had limited knowledge conform to popular schedules and separate budgets. of the DOE-2 software. Architects design conventions, quickly found simulation to be an ... but without the According to a Buildings Classification invaluable tool because of the ability use of exceptional system established by the Building to generate data required for major materials or Owners and Managers Association architectural decisions. construction meth- (BOMA), office space is grouped ods. The design and into three classes in accordance A series of analyses were used as construction of these with one of two alternative bases: a primary basis for the selection properties emphasiz- metropolitan and international. These of all HVAC and lighting systems, classes represent a subjective quality and exterior cladding materials and es functionality, in rating of buildings which indicates the techniques. This same technology and contrast with aes- competitive ability of each building the inherent building data are being thetics or image. to attract similar types of tenants. A offered to tenants for their use in combination of factors including rent, determining the most efficient lighting building finishes, system standards and lighting control systems, the and efficiency, building amenities, impact of daylight penetration on location/accessibility and market energy usage, and the most effective perception are used as relative floor-by-floor HVAC distribution, control measures. The metropolitan base is for and exhaust systems. use within an office space market and its Class A describes the 4 TS. Fox said that he couldn’t imagine doing this kind of project without the Green design is more than the simulation software and added that application of a new technology here with this technique, the architects can and there. It requires all parties to work actually demonstrate to their clients together, analogous to the way that how much money they will be saving. trades worked closely with each other in 19th Century projects. This presents Simulations special challenges when applied to modern speculative buildings. The developer and designers were aware that the prediction of energy In the case of 4TS, the integrated performance would be a key factor VOL 1 #1 / 12/93 ABN 25/26 Page 9

in guiding the design process and The initial whole-building simulations in identifying which design measures were carried out by Charles Eley would be most effective. and Cosentini Associates on DOE-2 software. Their task was mainly to In buildings of a more modest size, one establish some energy performance simulation specialist might be called targets for the building. upon to make a series of simulations of performance. The rest of the modelling was based on Below: a typical floor and then extrapolated to In this case, the massive size of the entire building. While not precise, The plan shows one of 4TS, and the need to fast-track the extrapolation in a building with so the lower floors with a construction, meant that simulation many typical floors is close enough for terrace. Typical floors tasks had to be apportioned between the result to be considered appropriate are similar, sans different simulators who predicted in the performance assessment. The terrace. Courtesy Fox performance for separate parts of the building’s envelope construction and & Fowle building. interior loads were consistent with the

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building specifications and drawing at savings were achieved over the time of the first and subsequent construction that complied with the partial simulations, but there was no New York State Energy Code final simulation of the whole building. Estimated energy consumption To support the design process, Steven Winter Associates was asked to assist The simulation that was performed in optimizing the curtain wall design refers to a typical floor (floor 24) with – including spandrel panel glazings, about 2845 m2 area. Further, the data mullions and insulation – and integrate does not include either the contribution the vision glazing selection with lighting of PV and fuel cells, with which the and daylighting strategies. Adrian savings would be even greater, nor Table 1. Tuluca of SWA provided most of the effect of CO2 sensors, which the details about simulations and are installed but not yet operating.. Operating energy costs glazing, and ran DOE-2, ALGOR Without daylight dimming and with and performance on a and CFD2000 for fluids and air an average 0.09W/ m2 light level, delivered and source movement on ASHRAE and Code- simulation results indicated a energy basis, Compliant versions. consumption of 231 kWh/m2*yr and a assuming maximum cost of $19.60/ m2. If the lighting at The occupancy density was set at use of daylighting. The perimeter will be off (or if daylight is 25.5m2 per person for office floors and energy use figures are assumed at perimeter) one gets 221 27.8 m2 per person for retail floors. at the building line. kWh/m2*yr or $18 /m 2 . They fully account for ASHRAE 90.1/IES 90.1-1989 the kWh required for schedules were used throughout the Energy Use at Source cooling (since the building for office and retail These calculations account for the chiller is gas-fired) but occupancies, lighting, equipment, fact that electricity is produced and do not fully account for DHW, infiltration, fans, heating and transported with an efficiency of about the cost of producing cooling temperatures and outside air. 33%. Without daylight dimming and electricity. DOE simulations permitted for the with an average 9W/ m2 light level, one study of the elimination of the perimeter gets 395 kWh/m2*yr. If we factor that Note that these hot water radiators and their lighting at perimeter will be off (or if projections are based replacement by hot water coils at the daylight is assumed at perimeter) one on tenants installing air handlers on each floor. the energy-efficient gets 395 kWh/m2*yr. The $/m2 costs light fixtures and DOE-2 simulations and three- are the same as those calculated at controls assumed in dimensional heat flow analyses were site (see above). the simulations, which performed to improve the curtain is not necessarily the wall design. Energy cost saving of Comparison with ASHRAE case. more than 30% over a typical good /IES90.1-1989 design was demonstrated; even higher The ASHRAE 90.1 building uses

Annual operating energy, kWh/m 2 per year Annual operating cost

Building Site energy % Source energy % U.S. $ per m 2 U.S. $ per ft 2 %

Four Times Square 221 44.9% 395 43.2% $19.00 $1.70 39.3%

ASHRAE, gas chiller 246 38.7% 481 30.1% $23.00 $2.10 25.0% and boiler variant N.Y. State Code 401 0.0% 695 0.0% $30.00 $2.80 0.0% VOL 1 #1 / 12/93 ABN 25/26 Page 11

on-site 246 kWh/m2*yr or $22.5/ m2. These heat flows reduce the At source, the ASHRAE 90.1 building effectiveness of materials with high uses 481 kWh/m2*yr. R-values and create cold surfaces. The 3-D analysis identified the location of The New York State compliant building 2 important thermal break points and uses on-site 401 kWh/m *yr or revealed areas of potential moisture $29.8/m2. At source, the New York 2 condensation on and within the wall, State building uses 695 kWh/m *yr. as well as measures likely to decrease Thus, in terms of kWh/m2/yr, the such risk. It demonstrated that it was building with a daylight contribution on better not to provide interior insulation site is 13% more energy-efficient than in the steel stud furring, because an ASHRAE building and 45% more it decreases the temperature of the energy- efficient than a NYS building. bottom surfaces of the horizontal At source, the building with daylight aluminum members, making moisture contribution is 18% more energy- condensation more probable. New efficient than an ASHRAE building and silicone-glazed details provided by 43% more energy-efficient than a NYS the architect minimized the area building. of exposed aluminum Addition of insulation at the spandrel glass In terms of $/m2, the building with increased the performance further. daylight contribution is 20% more efficient than an ASHRAE building and Three-dimensional analysis uncovered 39% more energy-efficient than a NYS greater heat loss of the wall assembly building (See note above on fuel cells than the two-dimensional one and PV). performed by the wall manufacturer, which helped engineers to properly We assume the envelope to include size the heating system. Below: the daylight dimming (or lights off) 2-D and 3-D sim- effect. Thus, in terms of at source, the One should note that 3D analysis ulations of effective improvement over an ASHRAE building provides more insight into heat transfer U-value of the curtain is as follows: and characterizes the overall U-value wall assembly. more accurately than 2D analysis (see (courtesy of Stephen Envelope effect: 5% graph below). The study conducted by Winters Associates) Efficient lighting: 12% SWA for NYSERDA indicated that this More efficient central plant: 1% type of analysis is actually needed TOTAL: 18% when metal curtain walls are analysed.

0.40 Curtain wall performance 0.35 Glass selection could be performed U-Value .38 0.30 using the DOE-2.1 program, but 0.25 the mullion and insulation selection .28 required a different analysis that would 0.20 take into account the three-dimensional flow of heat through the aluminum 0.15 members and around the insulation 0.10 and glass. Aluminum has a conductance approximately 4,500 0.05 times higher than glass fiber, thus heat 0 can easily short-circuit the insulation 2-D 3-D placed between the horizontal and vertical aluminum mullions. Continued on page 12. 11 ABN 25/26 Page 12

Below: Fenestration U-factor packaging materials, and ease of recycled waste collection. Curtain wall, showing The vision glass is Guardian AG o Scheduling and control procedures integrated PV panels. 40, with U center-of-glass 0.30. The to ensure efficient on-time Courtesy Kiss+Cathcart aluminum used for mullions has a very deliveries to minimize vehicular high conductivity: 201.88 W/m K. For idling/waiting time and traffic a typical 1.52m x 3.13m wide high congestion. vision glass panel – including

mullions and horizontal o Avoidance of toxic or hazardous members – the combined materials or construction U-factor is approximately 0.46. techniques that might be harmful The overall U-factor to construction workers' health significantly affects energy and/or the environment. use, but does not have as o Procedures to ensure that much impact on moisture dangerous or potentially damaging condensation. In all, good materials be handled only by glass results in much less skilled tradesmen and be properly moisture condensation than secured at all times. poor glass even though at the o Prequalification of all materials edges the difference between and products in terms of good glass and poor glass is environmentally responsible minor. manufacturing. o Use of modular, pre-fabricated or pre-assembled systems to Construction minimize construction waste. Building a high-rise according o Education of field staff and to budget and schedule in subcontractors, and careful review New York is a task that calls of their procedures to ensure for a high level of skill. Not quality management and only are sites restricted in compliance with the above. area, but there are formidable scheduling and delivery issues Building Commissioning to overcome. When issues of environmental sensitivity are added, An extensive building commissioning the result is a challenge that some process is being conducted to ensure might not care to face. that all building systems meet and maintain performance design criteria. Guidelines: The process will also ensure that comfort conditions, indoor air quality, In the case of 4TS, the team made a water quality and other systems commitment to a construction process perform up to design specifications. that would represent best practice Subsequent testing will be performed a in terms of environmental sensitivity. minimum of every five years for the life Guidelines included application of the of the building with the first full yearly following techniques to be utilized cycle for energy purposes starting June during the construction period: 2000 to June 2001.

o A waste management plan for demolition of existing buildings on Lessons learned the site salvaging and recycling as much material as possible. Daniel Kaplan of Fox & Fowle Architects in his previously mentioned o A waste management plan for "Manhattan’s Green Giant – a case construction to ensure the use study" described the problems the of recyclable and non-toxic VOL 1 #1 / 12/93 ABN 25/26 Page 13

This illustration shows a summary of the green features planned for the building before construction. Note that fuel cells are now located on the 4th floor.

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Below: firm had faced in terms of "lessons who benefits directly from the lower learned". Four of those examples, operating cost of this system. However, Mechanical room on taken from the case studies of the it is the developer, who incurs the the 49th floor. Photo by author. "design and build" process, edited increased first costs, so it is not and /or complemented by additional completely accurate to speak of information, were the "payback". base for the description below. While the roof is not the optimal place in the building for the central 1. Glass selection- day- plant from a schedule point of view, lighting this- additional risk was borne by the owners because of their environmental Architects had little commitment and the lower operating influence over the costs to their tenants. As a side tenants’ selection of benefit the added weight at the building daylighting strategy and top acts as a mass-damper, actually no control over their improving the structural performance of interior Iayout. Since light the building. shelves were discarded as an option (a significant Future opportunities are closely related projection beyond the to emissions-based legislation or building line would have incentives which would insure that violated NYC’s code), future installations take into account very large windows were their impact on the environment and chosen (2.1 m high out will not allow the most inefficient, of a 2.7 m ceiling height) lowest "first cost" systems. and a very high visible 3. On-site electrical generation – fuel light transmittance glass cells and photovoltaics (0.4 and 0.66) with a good shading coefficient With the objective of generating energy of 0.30. Approx. 25% of a on-site without losses during given floor could be effectively daylit transmission and to utilize alternative with a payback of 14 months. energy sources if financially possible, What is seen as a future opportunity two solutions were provided: fuel cells is a light refracting glazing or thin and photovoltaics. film located at the "transom" zone of Fuel cells the window and integrated with a the curtain wall. Fuel cells generate electrical power through the combination of hydrogen 2. Central cooling plant and oxygen under controlled Natural gas-fired, low -emission conditions. The process produces absorption chiller/heaters were chosen power without the by products of and located on the roof of the building. combustion, such as C02. In fact, the Due to the source fuel profile in only emission is water. In the case of the North- East, natural gas was 4 TS, the source of hydrogen is natural selected instead of electrical and gas. steam driven chillers. The gas-fired With each fuel cell requiring approx. plant was extremely efficient with a 65 m2 of floor space, it was extremely payback of approximately three years. difficult to find a location for them within It is important to note that at the building as the outside option was Four Times Square it is the tenant not available; the building is built up VOL 1 #1 / 12/93 ABN 25/26 Page 15

to property line. Eight 200kW fuel reinforcements was approx. $1.2 cells located on the roof were initially million, which, with the required proposed with a yearly output of 12 replacements, could give the payback million kWh. Payback could have been of more than 20 years(!) achieved in approximately 10 years depending on gas prices. However, Photovoltaics running the elec-tricity down to main bus would incur major costs and the Calculation have shown that only building wouldn’t have sufficient load with integrated solutions like PVs for eight fuel cells operating 24 hours embedded in part of the building's skin a day at 100% capacity "which is and not rooftop will PVs offer a rea- their most efficient mode of operation sonable payback. In this case the cost ( in NYC the building-generated power of the "replaced" area of the curtain cannot be sold "back" to the grid). wall is credited to the cost of the PV's. Additionally the rolling loads of window Two fuel cells located on the fourth washing rigs would not allow for the floor with a special exhaust provide roof paver integrated PV's 200kW each, covering the building’s Top: base load during the late evening The chosen PV's were integrated into hours (elevators, signage, base the spandrel panel- the area of a Fuel cells on the 4th building lighting etc.) façade between the top of a window floor. Photo by and the bottom of the one above. author. The fuel cell units require clearances Photovoltaic panels were placed in a 2.43 m all around and the units need 18.2 m wide area at the center of Fuel cells should not a replacement of a 4,082 kg part every the southern and eastern sides of the be turned on and off, because it takes two five years and that must be brought building on the upper 14 floors. A "thin- hours and a lot of in line with standard service elevator film" type of PVs was selected because power to get them capacities of about 2268 kg. the paybacks were far better than the going. They should be crystalline type. These were laminated turned on and let run Ashok Gupta, Senior Energy into tempered glass and structurally Economist with the Natural Resources for approximately five glazed into the facade. The peak years. Defense Council, conducted a study of output of the instal-lation will be about "Environmental Impacts of Energy Use 15 kW, roughly equaling the electricity in Buildings" which included a section required to run five or six suburban on fuel cells. He has provided some homes. numbers related to the environmental impact of the fuel cells installation in 4 A limited area was due to the fact TS: the benefit is substantial. The two that the design team saw this as a 200 kW fuel cells installed in 4TS will demon-stration of a rather untested produce over 3500 MWh per year. This application ( on such a big scale). With will avoid the annual emission of over PV's installed on all available spandrel 3311 kg of NOx and 2222 kg.of SO2. panels, the yearly output would have been 1.3 million kWh or 50% of the Project engineers also stated that fuel base building load. cells should not be turned on and off, because it takes two hours and a lot of 4. Indoor Air Quality power to get them going. They should be turned on and let run for four Operable windows are neither practi- and a half to five years producing cal at this building height (wind loads very clean power, important for people can often be in excess of 2.87 using computers.) kilopascals) nor are they desirable from an ener-gy point of view. The The initial cost of one unit including developer could not force a smoke installation and additional structural

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the comprehensive guidelines for the tenants have been developed with the rationale that "ecologically educated" tenants will follow suit. Tenant Guidelines were prepared by the design team to help tenants take full advantage of the building's “green” infrastructure. The guidelines include:

o Suggestions as to how lighting loads can be reduced to 9 W/ m2 from the conventional 13.5 to 18 free building on tenants and their W/m2. Above: finishes and furnishings are not under o Suggestions for more efficient the his control ( although a set of Solid waste separation lighting fixtures, fixture layouts, and environmental Tenant Guidelines was bns on each floor. reflective surfaces. written illustrating ways in which the Photo by author.. o Technological data on sensors for Tenant Fit-up can take advantage of controlling lights based on daylight, the build-ing’s infrastructure) occupancy and design light levels. Outside air is ducted into the building o Data relating to computer at high elevations (24 m /80 feet and equipment that meets EPA Energy 215 m / 700 feet above the ground) Star specifications. avoiding as much street exhaust as o Suggestions as to how the plug possible. Outside air is filtered and load can be reduced to 9 W/ m2 in monitored and is delivered to floors lieu of the conventional 36 W/m2. @ 0.0010 m3/s/m2 (0.20 cfm / sf o Benefit analysis for use of )with an additional 0.0000262 m3/s/m2 occupancy sensors in computer (0.05 cfm) available at the tenants' screens. discretion. There is additional capacity

in system to purge any three given o A list of equipment and appliance floors simultaneously with 100% top performers from the American outside air. A dedicated exhaust shaft is Council for an Energy Efficient provided for smoking and copy rooms. Economy (ACEEE). A network of tubes in the plenum o Resource information on furniture, allows for centralized monitoring of air carpeting materials and finishes quality including tracer gas tests. The relating to odor, fumes and VOC exterior wall is designed to allow for (Volatile Organic Compounds) up to 30% relative humidity in winter emittance and the use of non-toxic Woytek Kujawski -is an without the risk of condensation. sealants, adhesives, sealers and architect and is principal of finishers. As for further improvement it was INPOL Consulting, working o A listing of products for which indicated that with this design, the limit within energy and envi- healthier alternatives are available ronmental issues in the of the central air supply was reached. at comparable or near comparable building and transportation sectors. He has developed cost. These include carpet and several relevant computer Tenant Responsibilities carpet padding, wall covering, programs commissioned paints/stains/finishes, adhesives/ by federal government and To ensure that the environmental caulking/sealants, vinyl base, is member of the Canadian objectives of design are maintained ceiling tiles, fabric, systems Teams for GBC’98 and throughout the project and its life cycle, furniture, strippers and insulation, GBC 2000. [email protected] stringent procedures were put into the o Reference standards for all day to day operation of the building and ventilation and IAQ. VOL 1 #1 / 12/93 ABN 25/26 Page 17

o Data on various sources of indoor commissioning for verification of References: air pollution such as smoking compliance with the DOE-2 energy "Lessons Learned Four lounges, toilet facilities, janitorial simulation models offered to each Times Square" – Earth Day closets, cooking facilities, parking tenant. New York" garages, and reprographic areas. "Short Profiles and inter- The team has reported that at the o Recommendations on how best views" (with Messrs. R.Fox, beginning, tenants have responded B.Fowle, D.Durst, J.Durst, to exhaust the contaminants from favourably and enthusiastically to D.Tishman) these spaces using the building's these guidelines. However, the latest direct exhaust shaft. David Kaplan, "Manhattan’s word from 4TS is that some tenants Green Giant – A Case Study" o A New York City smoking policy prefer to be left alone, rather than to be requires tenants to connect Bill Browning, "What is guided by the good, but rigid and not Green development?" smoking rooms to the general always well understood, guidelines. exhaust shaft in the building’s Sandra Mendler, "Be careful core and tenants are encouraged What You Ask For" to connect all private offices in Conclusions "Building for the 21s which smoking is anticipated to Century" It was said during the design process, that shaft. Laura Zeicher, "The Ecology that the lessons learned would reveal o Recommendations relating to of Architecture" how the application of the “green”, humidification levels, especially in sustainable design relates to Sara Hart – "Guess Who’s winter months when low humidity Going Green?" – speculative office development now can produce discomfort from dry' Architecture Magazine, Aug and in the future. Essentially, green skin and cause dust and other ’98 buildings involve breaking old patterns, irritants to become airborne. Andre Chaszar, Buro and this was and still is always difficult. Tenants encouraged to take Happold- " Sign of the advantage of the thermal qualities Times" – Steel Design, The 4TS Design Team – architects, Summer ’99 of the exterior wall, which allow developers, the construction manager the humidity to be maintained at a – is committed to the further Fox & Fowle Architects : The minimum of 30%. Conde Nast Building@ Four development of a green building Times Square o Data provided on the availability agenda. They all agree that the of materials with recycled content. experience is very positive in all The New York Times / Commercial Property / , These include carpet and carpet aspects. There is no real downside "42nd Street and Broadway: padding, ceramic or glass tile, to a green/sustainable building with Technology in the Front Seat ceiling tile, wallboard, accessories, a sound rationale and justification to at 4 Times Square" insulation, wall coverings, steel everything that has been done like Websites : framing studs, flooring / for example selection of materials, the wainscoting, moldings/decorative maintenance of IAQ, the construction Durst Corporation http://www.durst.org/ elements, furniture, fabrics, processes etc. It should be clear recycling containers, and not long after the commissioning of Kiss+Cathcart Architects http:/ partitions. the "green" building and the initial /www.kisscathcart.com o Tenants to be educated and operational period that there is either Fox & Fowle encouraged to train their staff to a long-term benefit or a productivity http://www.foxfowle.com utilize the recycling systems built bonus or rather both – where Steven Winter Associates into the project. everybody gains by using sustainable http://www.swinter.com o Within the Tenant Work guidelines, design. Cosentini Associates http://cosentini.com tenants are encouraged to educate The 4TS building’s performance is now their design consultants, watched carefully by professionals. construction managers and the The permanent monitoring of all base sub-contractors to follow building systems and equipment, to guidelines set forth for the which everybody looks forward, should environmentally responsible give the team members and watchers construction of the overall project, a new level of understanding the including a program of Continued on page 27. 17 VOL 1 #1 / 12/93 ABN 25/26 Page 27

4 TS Cont’d.

performance and the performance Awards List: itself. 1999 Star of the Energy Advice from developer: "Enter the Efficiency Award / Alliance to Save Energy design process with a very open mind and commit time to do the 1998 Commercial Project of research. You also need somebody the Year/New York you can really depend on, who has Construction News an understanding of what you want… And, start early..." Special Thanks To end on an optimistic note, a quote This work about the 4TS from Robert Fox, Architect: wouldn’t be possible without a full cooperation from the “I believe that in a very short period Fox & Fowle Architects of time, not measured in decades News Cont’d. especially Daniel Kaplan, but in years, building occupants will Kirsten Sibilia and Michael be sufficiently educated that they will Cala and consultants Doug management tool based on the ISO Mass and Marvin Lewin demand green buildings. It is not going 14001 that provides guidance with -mechanical, electrical and to be an option. People will say, ‘I am regard to the activities, aspects and simulations (Cosentini not going to move in without proper impacts that are found in buildings. Associates), Greg Kiss and indoor air quality. I am not going to pay Nuria Widmann- PVs that energy bill …The market is going ISOsoft was an existing ISO 14001 (Kiss+Cathcart), Adrian Tuluca-simulations (Steven to force it.’” product developed by Intelex Technologies, an international leader Winter Associates), Eric As per latest (April, 2000) information Kolderup –simulations (Eley in the development of Windows-based Associates) and Louis on 4 Times Square: “No space is applications for managing Esposito, the Durst currently available. The building is Environmental, Health and Safety, and Organization, who let me 100% leased and 98% occupied.” Quality Systems. With Intelex, ECD see the inner secrets of the Canada developed a building module building. for ISO 14001 implementation to Much of the information help organizations to identify aspects, about the process itself is impacts, legislation and some based on “Lessons Learned objectives and targets related to best Four Times Square” which, practices. The ISOsoft 14001 tool as Pamela Lippe, its executive director said in makes it possible to develop a system the Preface, “is designed for ISO 14001 implementation and to share insights, information certification using in-house expertise, and help identify some of thereby reducing the need for the questions to ask”, so in consultants. This makes it suitable for other words to guide, to give small and medium sized enterprises, the detailed ideas how to approach the "green building" which are very cost conscious. from the beginning. BREEAM, Green Leaf and ISO 14001 Building Module can provide a consistent and verifiable benchmark for environmental performance as well as, if desired, a gradual, long term migration to ISO 14001. A suite approach interfaces well with the learning curve associated with any new theme-based learning experience.