Building Statistics Part 1

General Building Data

Building Name: Lower East Side Apartments (Fictitious Name)

Location and Site: Lower East Side, NY, NY (Fictitious Location)

Building Occupant Name: Leased to multiple occupants (Names requested to be withheld)

Occupancy or Function Types: Mixed Use Commercial-Residential

Size (Total Square Feet): 450,000 Square Feet

Number of stories above grade and total levels: 25, 26

Primary Project Team: Names Requested to be withheld.

Dates of construction (Start- Finish): 9/18/2017 – 3/1/2020

Project delivery method: Design-bid-build

Architecture

19 story residential tower rising above a 5-story podium

Occupies a full New York City block

Large areas of glass throughout building allowing in natural light

Green roof/Roof garden encompassing majority of 6th floor roof

Major National model codes

ASCE-7

Zoning

R8, C2-5

Historical requirements of building or historical district where built

N/A

Building Enclosure

Building Facades

Attached are a few images of sections and details of the building enclosure to give a sense of what can typically be found around the building. Additional typical or unique sections found around the enclosure can be provided upon request.

Typical Wall Section Detail Floors 6-24 (Residential)

Glass in this section (GL-1) is to be 1” thick heat strengthened, Low E, insulated clear glass with shading coefficient of .32 or less, V908 Gray Viraspan coating on inside surface.

The glass configuration is as follows:

¼” (6mm) Optiwhite VE-2M #2 Clear HS

½” (13.2 mm) airspace argon filled/Black Spacer

¼” (6mm) Optiwhite Clear HS

OITC (Outdoor/Indoor transmission class) 28 Required on North Façade

Tempered when glass unit is located (both) less than 18” above a floor slab and within 24” of a door.

All windows in residential units shall be double glazed

Typical Glass in commercial podium levels 1-5 and residential amenity level 6 (GL-3):

1” Thick heat strengthened, Low E, Insulated clear glass with shading coefficient of .32 or less or U-Value of .29 or less.

Glass Configuration is as follows:

¼” (6mm) Optiwhite VE-2M #2 Clear HS

½” (13.2 mm) airspace argon filled/Black Spacer

¼” (6mm) Optiwhite Clear HS

Tempered when glass unit is located (both) less than 18” above a floor slab and within 24” of a door.

Other glass types (GL-2, GL-4 - GL-7) Found less frequently throughout building.

Wall Section at Podium East Façade (At Grade)

Residential Lobby Section Detail – East Façade Sill

Roofing

Roof Type A: (Top to bottom) (Elevator and stair bulkhead roofs)
- SBS modified bitumen roofing
- Protection board
- Min. 6” rigid foam insulation of R=30 value or greater (Taper insulation to pitch to scupper)
- Reinforced concrete slab

Roof Type C: (Residential roof terraces level 6 + 25/Amenity roof/Mechanical penthouse roof)
- Concrete paver and/or composite decking on adjustable pedestals
- Min. 6” rigid foam insulation of R=30 value or greater
- Drainage composite
- Liquid applied roofing membrane with flashing as required
- Reinforced concrete slab

Roof Type D: (Garden Roof Assembly)
- Growing media and/or gravel ballast as indicated
- SystemFilter
- Drainage composite with lightweight aggregate
- Min. 6” rigid foam insulation of R=30 value or greater
- Root barrier
- Liquid applied roofing membrane with flashing as required
- Reinforced concrete slab

Sustainability Features

This project complies with the general requirements laid out by the Bright Power Sustainable Design Requirements to obtain certification based on the following rating systems and energy efficiency programs:
- 2015 Enterprise Green Communities (EGC)
- EPA – ENERGY STAR Multi-Family High Rise (MFHR) Program

Rooftop garden on 6th floor (Roof of podium) along with a small area of rooftop garden at the 5th floor (4th floor roof) and small green roof at the 7th floor (6th floor roof)

All plants must be native or adapted to region. All new plants must be appropriate to the site’s soil and microclimate, and none should be invasive species. All disturbed areas should be reseeded or xeriscaped.

Efficient Irrigation and Water Reuse
- Install an efficient irrigation system that includes the components:
  - A drip irrigation system for at least 50% of landscape planting beds
  - Separately zoned turf for each type of bedding area, based on watering needs
  - A timer/controller that activates the valve for watering each zone
  - A moisture sensor controller or rain delay controller

Advanced Water Conservation
- Plumbing fixtures flow and flush rates shall not exceed the following:
  - Toilets: 1.28 gpf or less
  - Lavatory faucets: 1.0 gpm or less
  - Kitchen faucets: 1.5 gpm or less
  - Showerheads: 1.5 gpm or less
  - Install WaterSense labeled lavatory faucet, tank-type toilets and shower heads

Efficient Lighting: Interior Units
- Except spaces intended for 24-hour operation, all non-apartment spaces must have occupancy sensors or automatic bi-level lighting controls
- Exterior fixtures must include automatic switching on timers or photocell controls

Common Area and In-unit lighting
- All Fixtures must meet one of the following high-efficiency lamp requirements:
  - Compact Fluorescent lamps (CFL’s)
  - T-5 or T-8 linear fluorescent lamps
  - 40W or higher lamps: minimum efficacy of 60 lumens/W
  - 15W – 40W lamps: minimum efficacy of 50 lumens/W
  - Less than 15W lamps: minimum efficacy of 40 lumens/W

All exterior lights must have Energy Star certified lamps, must be “Dark Sky” approved

Part 2

Structural

Lower East Side Apartments is comprised of oversized ordinary reinforced concrete frames that “define the building façade.” The building foundation is a mat foundation ranging from 38” to 60” in depth. There are 16” diameter taper tube settlement piles that are formed into the base of the reinforced concrete shear walls which continue throughout the height of the building and will help resist lateral forces. These shear walls range from 8” to 1’-6” thick and are primarily located around the elevator core. The reinforced concrete columns that also continue throughout the height of the building begin in the foundation and the typical column size is a 30”x30”, but the non-typical columns can range anywhere from a 24x24 to a 62x62. Some concrete beams can also be found around the building, typically around the perimeter and large openings. These beams are typically 15” deep and the spandrel beams are specified as 30x15. A typical bay in the podium is 30’x30’ and climb up to a ~35’x35’ bay in the corners. The tower’s columns are in less of a grid pattern and typical bays reduce in size significantly from the 30x30 found in the podium, although some unique bays in the tower are as large as 22’x25’. The typical floor to floor height in the podium is 13’-3” after the ground floor which stands at 19’-4 1⁄2”. In the tower, the typical floor to floor height is 9’6, which can be found on every floor besides the 19th floor and the penthouse. Typical f’c values are 8000 psi in the podium, 9000 psi on the 6th floor, which holds the rooftop garden area, and 7000 psi throughout the tower.

Lighting / Electrical

The residence tower will be provided at 208/120V distribution. This will require transformers to step-down the service if it is provided at 480/277V. Distribution from the main electrical room will be provided by Conduit and wire to various apartment distribution panels on the floors above. All apartments shall be submetered at the distribution panel. Common area panels will be provided for corridor and miscellaneous building loads off of the house service. The commercial office space will be provided with distribution to supply 6 W / SF for lighting and receptacle loads. The retail space will be provided with a disconnect switch within the space(s) to adequately power the space up to 20 W / SF. A fuel oil fired generator will be provided for code required and optional standby loads. It will be located on the residential tower roof in a sound attenuated enclosure that meets or exceeds NYC Noise code.

Mechanical

The mechanical system in the residential tower will be PTAC with supplemental hot water heating coils. PTAC’s will be console type wall units with hot water supplemental heating from the HVAC boiler system. Outside air is not anticipated to the units, as the exhaust quantity will be maintained below the Code required threshold or 75 cfm. Outside air will be provided to the corridors on each floor. Dedicated outside air unit with enthalpy type heat recovery will be provided to serve the corridors. Exhaust from the bathrooms will be provided at a rate of 30cfm, and kitchen general exhaust will be provided at a rate of 25cfm. These air flows will be used for heat recovery at the unit serving the corridors. In the Commercial office spaces Floor Mounted Water-cooled DX AC units with perimeter hot water heating system will be provided for skin loads. As part of the core and shell design, the space will be provided with ceiling mounted hot water unit heaters to maintain above freezing temperatures. In the retail spaces condenser water taps and outside air will be provided for white box design. Similarly, ceiling mounted hot water unit heaters will be provided to maintain minimum temperatures. Multiple cell cooling towers of approximately 1200 tons will be located at the roof of the Residential Tower to provide condenser water to the building. The cooling tower system will be a primary/secondary system with isolation heat exchanger and primary/secondary pumps located at the roof mechanical equipment room.

Fire Protection

All fire alarm risers and power shall be provided with a level 2 survivability protection per NYC Building Code. A fire alarm system without notification appliances and smoke alarms shall be installed in the residential tower space to be in compliance with NYC Building code R2 occupancy requirements. Initiation of fire alarm system by manual pull stations, mechanical room smoke detectors, or duct detectors shall initiate a signal at the residential lobby fire command station on the 1st floor. manual and automatic fire alarm system with a two-way communication system and an emergency voice / alarm communication system shall be installed within the remaining building space to be in compliance with the NYC Building code B high rise occupancy requirements. The Fire Command station shall be located in the ‘Office Lobby’ on the 1st Floor.

Transportation

3 Elevators meeting the code requirement based on B high rise occupancy. There are 11 different types of egress stairs to meet the different occupancy needs found throughout the building. The majority of the different types of stairs are located in the podium, while the tower has one central egress stair.

Telecommunications

The telecommunications infrastructure for the building Residence, Office and Retail spaces shall be designed as a Structured Cabling System (SCS) in which provides the flexibility and open protocol to support various low voltage systems such as voice, data, security, Ethernet based building management system, etc. The CSC system included low voltage pathways and technology spaces populated by active network electronic equipment.

Acoustics

Walls, partitions, and floor/ceiling assemblies separating dwelling units from each other, from public or service areas, from stairs or from mechanical equipment spaces, including boiler rooms, or elevator or other shafts shall have a minimum STC rating of 50 or in-field rating of 45 as per NYC Building Code Section 1207.2.

Floor-ceiling assemblies between dwelling units shall achieve a minimum Impact Isolation Class (IIC) rating of 50 or in-field rating of 45 as per NYC Building code Section 1207.3.

Exterior façade components shall be selected to achieve NY CEQR Noise Standards for attenuation of exterior noise sources and define an acceptable interior level of 45 dBA for residences and 50 dBA for retail/commercial usages.

All mechanical equipment shall meet NYC Noise Code Section 24-227 requirements stating that a single piece of mechanical equipment cannot generate sound levels in excess of 42dBA within 3ft of an open window at an adjacent residence. For multiple pieces of mechanical equipment, the sound level within 3ft of an open window cannot exceed 45dBA.

News Feed

Cost information: $154 MM (Not including cost to build interior of movie theater etc. leasing out market line space). The building will cost $154 MM to build pre tenant. There will be tenants moving in such as a movie theater that will require significantly more money and could raise the total cost of the project around another $50 MM.

“Oversized concrete frames define the building façade, acting as a reinterpretation of the trussed structure within the Williamsburg Bridge and framing a pattern of large windows that provide unobstructed, panoramic views from the interior of the office space and the residential tower.”

2014 NYCBC, NYC Electrical Code, NYC Fuel Gas Code, NYC Mechanical Code, NYC Plumbing Code, NYC Fire Code, Energy Conservation Code New York State

Apartment buildings in R8 districts can range from mid-rise, eight- to ten-story buildings to much taller buildings set back from the street on large zoning lots.

C1-1 through C1-5 and C2-1 through C2-5 districts are commercial overlays mapped within residence districts. Mapped along streets that serve local retail needs, they are found extensively throughout the city’s lower- and medium-density areas and occasionally in higher-density districts.

Typical retail uses include neighborhood grocery stores, restaurants and beauty parlors. C2 districts permit a slightly wider range of uses, such as funeral homes and repair services. In mixed buildings, commercial uses are limited to one or two floors and must always be located below the residential use.