Download case study 8: conde nast building, usa

CASE STUDY 8: CONDE NAST BUILDING, USA
“FIRST US SKYSCRAPER TO PERFORM CRADLE-TO-GRAVE ACCOUNTING”
Project Name:
Location:
Sector:
Architects:
Year of Completion:
Rating:
Barriers Overcome:
Example of:
SKYSCRAPER
Conde Nast Building
New York City, New York USA
Commercial (Office) Building
Fox & Fowle Architects P.C.
1999
American Institute of Architects and AIA New
York
First Sustainable Skyscraper; Engineering Bias;
CRADLE-TO-GRAVE
ACCOUNTING
IN
US
PROJECT OVERVIEW:
The 48-storey Conde Nast Tower in mid-town Manhattan was the first of its size in the US to
adopt state-of-the-art standards for energy conservation, indoor air quality, recycling systems, and
use of sustainable manufacturing processes (using ‘cradle-to-grave accounting’). The building
has undergone several evaluations of its systems and construction technology to evaluate its
impacts on occupant health, its environmental sensitivity, and its overall energy reduction as
compared to a standard building. Conde Nast Tower has received awards from the National
American Institute of Architects and the AIA New York State for its innovations.
POLICY OR PROGRAMMATIC CLIMATE:
General Codes and Regulations on US Buildings
There are an array of codes and regulations, ranging from fire protection to building safety. The
general documents are ASHRAE 90.1, the 2002 NEC Code, ICC/ANSI A.117.1-1998, the 1997
Uniform Building Codes, BOCA National Building Codes, 1995/2000 CABO Model Energy
Code, the 2000 IBC ASTM Reference Standards, and the 2003 International Building Code.
These are supported by State and City Codes.
The United States Policies on Energy Efficiency
The Energy Star program is a national voluntary initiative that encourages manufacturers of
products and houses (as well as the owners of buildings) to increase the efficiency of those
products/buildings.
The United States Policies on Environmental Sustainability
The US Green Building Council’s Leadership in Energy and Environmental Design (LEED)
green building rating system and guidelines provide a voluntary tool for sustainability.
Additionally, the US government has mandated sustainability is many of its installations 1.
1
The Executive Orders on Sustainability from the US Federal government are cited by all Federal agencies
including the Department of Defense and the Army. “EO 13101 Greening the Government Through Waste
Prevention, Recycling, and Federal Acquisition”, EO 13123 “Greening the Government Through Efficient
Energy Management”, EO 13148 “Greening the Government through Leadership in Environmental
Management” and EO 13149 “Greening the Government Through Federal Fleet and Transportation
Energy” are some of the environmental performance policies.
For building regulations in the Department of Defense, there is the “Memorandum on Sustainable Product
Rating Tool” (SPiRiT) that directs the incorporation of sustainable development and design principles
through the use of SPiRiT, and that all MACOM must obtain a Sustainable Rating of “Bronze” or better.
For the Navy, there is a broad policy for procurement that is outlined in the Naval Facilities Engineering
Command Planning and Design Policy Statement-98-03, that directs selection of architects and engineers
be knowledgeable and have demonstrated experience in applying sustainability concepts and principles
through an integrated design approach.
There is a similar policy statement found in the NAVFAC Planning and Design Policy Statement 98-02,
called the “Criteria Supporting the Design of Sustainable Facilities and Infrastructure” which addresses the
planning, programming, design, construction, and facilities management of naval bases and facilities. And
there is the “Sustainable Development Policy Memo for the US Air Force” which is a broad policy
outlining the sustainable development policy using the US Green Building Council’s Leadership in Energy
and Environmental Design (LEED) Green Building Rating System as the preferred self-assessment matrix.
The Air Force goal is to have 100% of its project LEED certified by FY09. They have also introduced
tools like the “Environmentally Responsible Facilities Guide”.
New York State Codes for Energy Conservation
The New York State Energy Conservation Code specifically addresses energy conservation.
New York Programs for Energy Conservation
The New York State Energy Research Development Authority (NYSERDA) supports ‘green
power’ by providing funding for market support. ConEdison Solutions is a leading energy
service company who partnered with Community Energy Inc., a marketer for pollution-free wind
and solar power, for this project.
INNOVATIONS IN PROJECT TEAM CONSTRUCTION:
At project design and construction phases, the architectural team strove to reduce the construction
debris and use environmentally-benign materials. After construction, the project team worked
with building Owner and leaseholders to develop a set of guidelines for occupants that would
both maintain the green features and sustainability of the building whilst teaching the occupants
how to perform their work in a more environmentally-friendly manner.
GOAL OF THE PROJECT:
The goals of the building were to create a tall building to redevelop Manhattan in a sustainable
and eco-friendly way, and present “two faces” related to the cityscape (one that faces the
somber business atmosphere of 42nd Street and the other that reflects the playful dynamism of
Broadway on the other façade).
FACTORS THAT DROVE ENERGY EFFICIENCY:
The key factor that drove energy efficiency was the zeal of the building Owner—a public-private
consortium created to promote redevelopment of the traditional heart of Manhattan. The policies
and programs that facilitated this building were the NYSERDA “green power” funding
support, the Green Building Tax Credits offered by ConEdison, and the public-private partnership
between ConEdison Solutions and Community Energy Inc.
STRATEGIES FEATURED:
The Conde Nast building features environmentally-efficient gas-fired absorption chillers and a
state-of-the-art curtain wall that has excellent shading co-efficients and insulating performance.
The air delivery system provides 50% more fresh air than industry codes, to ensure user comfort
and optimum air changes per hour. The building has photovoltaic cells integrated into the façade
of the top 19 floors and has natural gas-powered fuel cells on the roof.
SUSTAINABILITY FEATURES:
In addition to environmental accounting on all materials used during construction, the building
leaseholder options include only those materials deemed environmentally-friendly. A network of
recycling chutes serve the entire building and stringent tenant procedures and guidelines are in
place to ensure that sustainability is maintained.
LESSONS LEARNED:
 Tenant Guidelines were developed in order to maintain the environmentally-sustainable
practices of the building.
 For tall buildings, the building skin and mechanical systems work together (or against one
another) more than in low-rise buildings. With great expanses of area receiving daylight, the
opportunity for heat gain is tremendous.
 Solar panels can be integrated into the façade of tall buildings if there are supportive policies
and programs, such as those offered by ConEdison and NYSERDA.
For more information on this building, contact: Kirsten Sibilia at (202-627-1700) or email:
[email protected].