Project of the Year Finalist, Best Renovation/Restoration: Terminal Warehouse

Terminal Warehouse

New York

PROJECT OF THE YEAR FINALIST and BEST PROJECT, RENOVATION/RESTORATION

Submitted by Columbia Property Belief, L&L Holding Co., Cannon Hill Capital Companions

Proprietor/Builders: Columbia Property Belief, L&L Holding Co., Cannon Hill Capital Companions

Development Supervisor: New Line Constructions

Lead Design Agency: COOKFOX Architects

Structural Engineer: DeSimone Consulting Engineering

Geotechnical and Website/Civil Engineering: Langan Engineering

MEP Engineer: Derive Engineering

Structural Engineers/Demolition Means & Strategies/Shoring/Bracing: Plan B Structural Engineers

Metal Bracing/Structural Scaffolding: Platform Options (PSNY)

Initially constructed in 1891, the present constructing on the Terminal Warehouse property initially served as an integral hub for delivery items into and out of New York. When its unique use turned out of date, the constructing was subsequently used for self-storage and was dwelling to the Tunnel nightclub from 1986 to 2001. With completion of the brand new Terminal Warehouse undertaking, the property has been reworked right into a 1.3-million-sq-ft high-performance office and retail outlet.

Accomplished on schedule and at funds, the four-year undertaking represents one of many largest adaptive reuse efforts in New York Metropolis historical past. The redevelopment delivered twelve trendy workplace flooring and carved out the middle of the huge construction to type a central courtyard that’s the metropolis’s largest totally inside park in a industrial setting. The courtyard is surrounded by a street-level retail space that runs the size of a 700-ft-long historic tunnel. The eliminated ground space was re-massed right into a six-story overbuild sits atop inside a contemporary glass and steel body on the constructing’s west aspect, that includes panoramic river views, terraces and better floor-to-floor heights.

Picture by Alan Schindler Pictures

Given its lengthy and diversified historical past, the event crew of Columbia Property Belief, L&L Holding Co. and Cannon Hill Capital Companions knew that early on it could want to analyze current circumstances, significantly the constructing’s structural techniques.

“One of many first challenges was exposing the foundations—digging beneath the constructing whereas we had been nonetheless occupied [with existing tenants] and seeing the previous development methodologies,” remembers Vincent Rende, vp of growth and development at Columbia Property Belief.

Exploratory basis probes confirmed that the warehouse was constructed on piles pushed into roughly 30-ft-deep fill that topped a layer of clay. Though deep, not one of the piles reached bedrock. Working with engineers, the crew landed on a hybrid answer. The crew was in a position to reuse chosen perimeter foundations supplemented with new deep piles pushed roughly 180 ft to bedrock, particularly beneath the brand new tremendous columns supporting the overbuild. Mixed with light-weight and voided concrete, the characteristic allowed for development of a vertical addition. Structural upgrades had been additionally in a position to proceed with out compromising the integrity of the historic substructure.

Picture by Alan Schindler Pictures

To satisfy the calls for of assorted stakeholders and tenants, the huge construction was divided into quadrants. The design technique allowed for creation of quite a lot of areas, whereas preserving vital parts of the present historic constructing.

“We wished to ensure that we saved as a lot intact as we may, whereas executing a category A workplace constructing conversion,” says Adam Boggia, vp of L&L Holding Firm . “It was a fragile dance.”

In quadrant A, all inside structural elements had been eliminated, leaving the historic façade intact. A brand new concrete construction was added, together with shear partitions, columns and voided concrete slabs. The construction was constructed throughout the shell with the present landmarked brick masonry façade, laterally supported on a brand new perimeter concrete beam. For the voided concrete slabs, the engineering crew carried out a light-weight Cobiax slab system on the new concrete floorplates for elevated column spacing, minimized basis calls for and decreased materials. The system makes use of a voided formwork throughout the center portion of cast-in-place slabs. Plastic voids inside slabs displace the necessity for concrete and cut back general weight with out compromising structural integrity, permitting an as much as 25% discount in materials weight.

Picture by Alan Schindler Pictures

Quadrant B consisted of metal framing, together with columns and beams in addition to load bearing masonry partitions. Ground development consisted of concrete slab which lengthen to encase current metal beams. Modifications included creating double-height areas and threading concrete tremendous columns via the present house as a brand new assist system for extra cast-in place voided concrete overbuild flooring.

Quadrants C and D consisted of current heavy timber framing with timber columns supporting timber ground framing and decking. Double-height areas had been added, requiring bracing of current columns. Current wooden joisting was tightly spaced at about 14- inches on heart to extend spacing for potential trackways for MEP. The ground joists had been then eliminated, shifted and “sistered” to create extra open areas below the ground decking and keep greater ground load resistance. The technique allowed the crew to protect as a lot current timber as potential.

A customized system of inside shoring with an related system of exterior scaffolding totally braced the constructing’s eight-story façade throughout the restoration work. Greater than 350 tons of façade-bracing metal had been put in earlier than initiating vital demolition work. Vertical metal brace frames had been put in onto each current and non permanent foundations, with plan bracing spanning between them to carry the façade in place. The inside bracing was then optimized by participating the outside scaffold to extend its power and stiffness.

The crew additionally adopted an formidable sustainability technique, pursuing LEED Platinum certification, the Worldwide WELL Constructing Institute Gold certification and a WiredScore Platinum score. Greater than half of the unique timbers had been repurposed throughout the new growth, preserving roughly 54,000 metric tons of sequestered carbon. Together with entry to outside areas on each workplace ground, high-performance curtain and window partitions optimize heating and cooling with tempered insulated glass models, which additionally cut back noise ranges from exterior sources.