Party Walls

It is safe to say we are in a climate crisis. Of the last 17 years, 16 have been the hottest on record.[1] Sea level is expected to rise by as much as eight feet by the end of the century.[2] And by 2050, as many as 140 million people will have been displaced by climate change.[3] The time to act is now, and a major area of impact is buildings, which account for 40% of carbon emissions in the United States. Better envelopes, lighting, and mechanical systems are helping buildings become more efficient, which means an increasing proportion of carbon—up to 68% of a building’s lifetime emissions—is locked up in materials.[4] This “embodied” carbon gets released during a material’s extraction, manufacture, transport, maintenance, and, eventually, disposal.

If our industry is to meet the 2030 Challenge of carbon neutrality by the close of the decade, we will need to reevaluate building materials and select low-carbon alternatives.

Figure 1: Courtesy of Faithful+Gould

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A team of SWA consultants recently had the opportunity to tour the newly constructed Delos Office Headquarters, located in the Meatpacking District of New York City. The office, which occupies the fourth and fifth floors of a ten-story building adjacent to the High Line, has obtained WELL Platinum certification through the International WELL Building Institute (IWBI), Petal Certification through the Living Building Challenge, and is currently pursuing LEED v4 Platinum certification through the US Green Building Council (USGBC). From the inception of the tour, it was clear that the space had exceeded the expectations of these certifications, and more.

Overview

Stepping off the elevator, occupants walk over a large metal grate designed to remove debris from shoes, preventing dirt and other particles from contaminating the floor. Then, upon entering the office, visitors are immediately greeted with an abundance of natural light and sense of biophilia. The office is enclosed by large glass curtain walls and filled with an array of plant life. Next to the entrance, a large monitor displays office conditions, such as temperature, humidity, carbon dioxide, and other levels affecting tenant comfort.

The main office area is largely free address, which means employees can freely move to where they feel most comfortable. Each desk is adjustable and includes a monitor, a temperature adjustable task light, and many other utilities that foster productivity. There are greenwalls placed throughout the office (22 to be exact), which are used to purify the air. Clean air is also distributed through floor diffusers and dirty air is removed through the ceiling. Additionally, it is noticeably quiet in the office; the mechanical systems are well insulated and there is a low level white noise sound masking system that lessens harsh noises.  (more…)

SWA’s Accessibility Consulting Team recently had the opportunity to tour the Cooper Hewitt Museum’s Access+Ability exhibition, where the theme of inclusive and accessible design is displayed and celebrated. The exhibit narrates a history of design with disabilities in mind, focusing on the “surge of design with and by people with a wide range of physical, cognitive, and sensory abilities.” As we moved through the exhibit, I found it fascinating to see how products or designs that were initially intended to address a need brought on by a disability (like email or text messaging) have now been adapted into everyday modern conveniences. It’s interesting to bring this idea back to our work as accessibility consultants – often, if designers are willing to incorporate inclusive or universal design principles, it is possible for accessible features to blend seamlessly into the overall design intent, providing an environment that can be easily and equally used by everyone, with or without a disability.

Here are some thoughts on the exhibition from other members of our Accessibility Consulting Team…

 

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As mentioned in Foundation Waterproofing 101, water damage to a foundation can be very costly and difficult to repair. By paying close attention to how and where water might enter the foundation during the early stages of construction, typical failures can be avoided by following these simple guidelines…

For the Designer: Keys to proper installation

Design and Quality Assurance

• Don’t wait to design the foundation waterproofing system after you’re already in the ground!
• Specify and detail the appropriate system for each project. Meet with manufacturer reps early!
• Require shop drawings and kickoff meetings to ensure the entire team understands the importance of the design! Review examples of common failures.
• Get your consultants on board early: Geotechnical engineer, Structural engineer, Waterproofing/enclosure consultant.
• Review warranties, require third party inspections, installer certification, and contractor training.

For the Installer: Keys to proper installation

Substrate preparation

• Provide smooth continuous surfaces to install waterproofing – minimize jogs, protrusions, and sharp edges.
• At slabs: compacted fill/rigid insulation board/rat slabs
• At walls: fill bugholes, remove/grind concrete fins, mortar snots, fill form tie holes, verify form release agents and compatibility.

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Designing buildings with water protection in mind is critical to protecting buildings from future damage, difficult/costly repairs, and potential litigation. Foundations are by necessity in the ground. So is water. Foundation waterproofing is intended to keep them separate, by providing a layer of protection between a below-grade structure and the moisture present in the surrounding soil and fill. Waterproofing is especially important when the foundation lies below the water table or in a flood zone. Read on to learn about different approaches and materials used to waterproof foundation walls and slabs and specific detailing needed to provide a watertight enclosure. And, check out Part 2 of this series for specific guidance and examples to achieve a watertight enclosure.

Why is foundation waterproofing necessary?

Foundations are basically holes in the ground that want to fill with water. Poor site drainage, through-wall penetrations, concrete cracking/mortar joints and movement, door/window/vent openings, flooding, high water tables, hydrostatic pressure – all contribute to the propensity for water to fill the subterranean void we have established. Foundation leaks are difficult and costly to rectify, not to mention designer/contractor financial liability. Water in a basement is water in a building. Excess moisture within a building is a recipe for higher RH and increases the potential for condensation, and mold and other allergens.

Luckily, foundation water intrusion is usually preventable. The goal is to identify all the potential water transport mechanisms, and address them, through good design practices, proper detailing, and quality execution. (more…)

On April 21, 2018, two blocks of ice weighing exactly one ton each were placed into what appeared to be identical sheds in Times Square. The purpose? To measure how much each block would melt over a 30-day period, ultimately demonstrating the efficacy of Passive House construction methods.

The first shed, or Ice Box, was built to meet current NYC Building Code standards, which lack stringent requirements for building envelope performance. The second was constructed using building principles adopted from the Passive House Standard, including the utilization of high performance building materials, a superior airtight building envelope with advanced insulation, and triple-pane windows.

After 30 days of exposure, the Ice Boxes were publicly unveiled, and the results were exactly what building professionals had anticipated. The block of ice contained in the Ice Box constructed to NYC Building Code resulted in a final weight of 126 pounds, while the block of ice within the Passive House Ice Box weighed an astonishing 756 pounds, retaining 42% of its mass!

So, What Did We Learn… (more…)

If there was ever a silver bullet when it comes to best practices in multifamily buildings, air sealing would be it. Compartmentalization – or air sealing each unit to prevent infiltration between units and to the exterior – addresses many major issues we see in buildings.

Better HEALTH

• Air sealing is the best strategy to keep pests out and limit their movement within a building.
• Air carries a lot of moisture, so eliminating air leaks helps keep buildings dry and reduces the risks of mold and water damage.
• Compartmentalization prevents contaminated air from garages, basements, attics, and other undesirable sources from entering living spaces.

Improves COMFORT

• Air sealing reduces drafts and eliminates hot and cold spots.
• Limiting air transfer from one unit to the next reduces transmission of noise, smoke, and odor between units.

Wastes less ENERGY

• Air sealing lowers heating and cooling bills maintaining a more consistent indoor temperature.
• Compartmentalization improves the performance of ventilation and mechanical systems by limiting pathways for stack effect – the force of warm air from low to high – to occur in larger buildings.

How to Air Seal Multifamily Units

It’s important to remember to create a complete air barrier around the entire cube of a multifamily unit, not just to the exterior – any and all penetrations need to be sealed.

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On May 1^st, 2018, Steven Winter, founder and chairman of Steven Winter Associates (SWA), and Harold Bravo, Accessibility Consulting Director at SWA, moderated an event at the Hafele Showroom to discuss senior housing in New York City and its relation to accessible and sustainable design. The event was organized jointly by the AIANY Design for Aging Committee (DFA) and the AIANY Committee on the Environment (COTE).

A panel of experts presented perspectives from architecture, real estate development, and municipal government, and discussed the challenges of designing sustainable, comfortable, accessible, and healthy buildings for the aging population in New York City. The panel included Kleo J. King (Deputy and General Counsel, Mayor’s Office for People with Disabilities), Isaac Henderson (Development Director, L+M Development Partners), Jack Esterson (Design Partner, Think! Architecture+Design), and Rich Rosen, AIA, LEED AP (Principal, Perkins Eastman).

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Think about the last time you went looking for a new car. What did you look for? I am guessing you started with your needs for a vehicle. Are you looking for a large car/SUV to move a lot of people or equipment, a car for commuting to work, or something to enjoy on the weekends? Next you probably were interested in the looks of the vehicle because it is a large investment and you should like what you drive. I am guessing you glanced at the miles per gallon (mpg) of the car. You even likely went online to see reviews from others on the comfort, crash test rating, and typical maintenance issues of the car. Of course, you will need to look at the sticker price. I am even assuming you asked to test drive the vehicle to make sure that the information that you obtained aligns with how you perceive the vehicle.

Now, what if I told you that you must make that vehicle purchase decision only based on the dimensions of the car, the features (radio, A/C, seat controls, etc.) of the car, some pictures of the interior, and the price. Do you think you could decide on which car you would want? My guess is that you would say I am crazy and that you wouldn’t make the decision on such a pricey purchase with so little information. But, that is exactly what millions of people do when making a significantly more expensive purchase… a home.

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Did you know that there are two pathways for earning Passive House certification? There’s Passive House International (PHI) and Passive House Institute US (PHIUS). Using an energy modeling software, both programs evaluate a building based on a variety of factors. Despite the misleading moniker, certification is not limited to just housing. In fact, building types from residential and commercial high-rises to industrial factories have earned Passive House certification around the globe. However, the two certification programs are run by separate institutions, using different energy modeling software and standards. However, both ultimately maintain the shared goal for high performance, low energy buildings.

Historically, around 2013, the PHIUS organization developed a new standard called PHIUS+ 2015 with a climate-specific approach and an alternate modeling software. Starting in March 2019, PHIUS projects will be held to updated requirements under the PHIUS+ 2018 program.

PHI also offers project and climate specific cooling demand thresholds, having previously begun offering alternate certification options in 2015. Additionally, PHI created a program called EnerPHit to provide more flexibility for retrofits. PHI recognizes buildings that exceed its standard certification by offering Plus and Premium certification, as well as a Low Energy Building certification pathway for projects that are near PH efficiency.

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