One Bryant Park

One Bryant Park:  The Bank of America Tower is a 1,200 foot tall skyscraper in the Midtown district of Manhattan in New York City. It is located on Sixth Avenue, between 42nd and 43rd Street, opposite Bryant Park.  The one billion dollar project was designed by Cook+Fox Architects to be one of the most efficient and ecologically friendly buildings in the world. In June 2010, the Bank of America Tower was the recipient of the 2010 Best Tall Building Americas award by the Council on Tall Buildings and Urban Habitat.

Energy Efficient Windows: The design of the building makes it environmentally friendly, using technologies such as floor-to-ceiling insulating glass to contain heat and maximize natural light, and an automatic daylight dimming system.

Greywater Site: The tower also features a greywater system, which captures rainwater for reuse. Bank of America states that the building is made largely of recycled and recyclable materials.

Recycled Air:  Air entering the building is filtered, as is common, but the air exhausted is cleaned as well.  Bank of America Tower is the first skyscraper designed to attain a Platinum LEED Certification.

Green Materials:  The Bank of America tower is constructed using a concrete manufactured with slag, a byproduct of blast furnaces. The mixture used in the tower concrete is 55% cement and 45% slag. The use of slag cement reduces damage to the environment by decreasing the amount of cement needed for the building, which in turn lowers the amount of carbon dioxide greenhouse gas produced through the normal cement manufacturing process. Each ton of regular cement produced creates about one ton of carbon dioxide in the atmosphere.

Climate Control:  Temperature control and the production of some of its energy are accomplished in an environmentally friendly manner for the tower. Insulating glass reduces thermal loss, lowering energy consumption and increasing transparency. Carbon dioxide sensors signal increased fresh air ventilation when elevated levels of carbon dioxide are detected in the building.

Conditioned air for the occupants is provided by multiple air column units located in the tenant space that deliver 62 degree air into a raised access floor plenum. The underfloor air system provides users with the ability to control their own space temperature as well as improving the ventilation effectiveness. When building churn occurs, workstation moves can be performed easier with lower cost and less product waste.

Water Conservation: Conservation features in the tower include waterless urinals, which are estimated to save 8,000,000 gallons of water per year and reduce CO₂ emissions by 144,000 pounds per year.

ICC Code Development Process

What are the I-Codes?:  The I-Codes are the first and only set of coordinated, consistent, and comprehensive construction, fire prevention, plumbing, zoning, and energy and sustainability codes. As a result, fire and building code enforcement officials, architects, engineers, designers, and contractors can work with a consistent set of requirements from coast to coast.

 
Consensus Process:  The consensus process through which ICC develops and maintains comprehensive and balanced codes is designed to protect the public’s health, safety, and welfare as well as protect our planet by encouraging water and energy conservation and other sustainability methods. The ICC process allows all jurisdictions, regardless of size, to benefit from the expertise of thousands of professionals who participate in the development of the model codes, available for adoption at the state and local level. The cost to include this expertise and manage this process would be prohibitive for any single jurisdiction.

The Foundation -- Governmental Consensus: The ICC code development system ensures fairness in the process, controls against conflicts of interest, and prevents vested economic interests from determining the outcome of a code change proposal. The ICC governmental consensus process meets the principles defined by the U.S. Standards Strategy of 2005; and the OMB Circular A-119, Federal Participation in the Development and Use of Voluntary Consensus Standards and in Conformity Assessment Activities (1998), codified by Public Law 104-113, National Technology Transfer and Advancement Act of 1995. The key mechanisms that govern the ICC governmental consensus process include:

Open Public Forums

• All forums are open to the public at no cost.
• Anyone can submit a code change proposal and testify at the hearings.
• All views are considered by a code committee prior to a vote.

Decision Transparency

• All testimony and committee recommendations are made in open public hearings.
• All final code change proposal decisions are made by public safety officials in an open hearing.

Representation of Interests

• Wide-ranging representation.
• Full disclosure of conflicts of interest.
• One-third of the committee’s members must be governmental members with no financial vested interests.
• Membership on a committee is not conditional on membership in ICC.

Due Process

• Equal opportunities for rebuttal.
• Committees consider all views, objections, and the cost impact of all code change proposals.
• All who attend can testify.

Appeals Process

• Appeals considered per due process. 

Majority Consensus

• A simple majority from the committee decides the recommended action on the proposed code change.
• An assembly action allows an audience vote on the committee’s action.

The ICC Code Development Process

The ICC code development process is the framework to develop and provide a comprehensive regulatory system for the built environment that is effective, efficient, and meets the needs of government, industry, public health, and safety. The objectives of the ICC code development process are to:

• Recognize and evaluate in a timely manner technological developments that affect construction techniques/regulations
• Host an open debate and democratic discussion of proposals
• Present the final determination of code text modifications
• Create an opportunity for building, plumbing, electrical, mechanical, fire, energy, and sustainability professionals to react and share lessons learned

The Eight-Step I-Code Development Cycle

The eight-step ICC code development process demonstrates a continuous improvement cycle, incorporates the latest lessons learned in the construction industry, and keeps up with technological changes to protect communities and build a safer world. ICC publishes new editions of the code every three years.

Step 1: Code Changes Submitted: Any interested person may submit a code change proposal. Before code changes are due for the current cycle, an announcement is posted on the ICC web site and in other media, including a notice in the Federal Register. In year one of the code cycle, Group A codes begin this revision process. In year two, Group B codes begin the process.

Step 2: Proposed Code Changes Posted: Code change proposals are posted at least 30 days prior to the public hearing.

Step 3: Code Development Hearing (Public Hearing): The Code Development Hearing is a public meeting open to all parties. Anyone can attend, testify, and take part in debates. There is no cost to attend or participate in the hearing, which can also be viewed via webcast. During the code development hearing, interested parties can present their views including the cost, benefits, and impact of the code change proposals. The hearing includes the following steps:

• Floor Discussion – The code change proposals are considered at the floor discussion.
• Committee Action – The code development committee makes a recommendation on the code change proposal disposition.
• Assembly Action – ICC Members in attendance can challenge committee actions.

Step 4: Public Hearing Results Posted: The results of the public hearing are posted not less than 60 days prior to the Final Action Hearing.

Step 5: Public Comments Sought on Public Hearing Results: Any interested person can submit comments on the results of the public hearing to challenge a committee action or assembly action. This public comment process provides an opportunity to consider specific support for or objections to the results of the public hearings.

Step 6: Public Comments Posted:  Code changes that received a public comment as well as code changes that had a successful assembly action are posted in the Final Action Agenda at least 30 days prior to the Final Action consideration. The proposed changes receiving neither an assembly action nor a public comment will be block voted on by simple majority at the Final Action Hearing.

Step 7: Final Action Hearing: Eligible voters consisting of designated Governmental Members and Honorary Members cast votes on the final determination of all code change proposals presented in a code development cycle. The Final Action Hearings are open, fair, objective, and allow no proprietary interests to influence their outcomes. The Final Action Hearings are open to the public and also webcast with streaming video and audio.

Eligible voters: The eligible ICC Governmental Member Representatives and Honorary Members in attendance at the Final Action Hearing will each have one vote per code change considered. ICC Governmental Members are those who, in their positions of public trust, enforce the code and are charged with the public’s safety. Any change to a representative’s voting status must be received by the Code Council no later than 10 days prior to the commencement of the first day of the Final Action Hearing to ensure the voter’s eligibility.

Step 8: New Edition is Published: The final actions on all proposed code changes are incorporated in the next edition of the applicable I-Codes.

New Editions: The ICC Board has determined that new editions of the codes are to be published every three years. Each new edition will incorporate the results of the code development activity since the last edition.

FOOTNOTES:

1.  The ICC Code Development Proces, Published Date: 01.23.2012By Bruce Johnson, Director of Fire Service Activities, International Code Council – Government Relations

2. http://www.nvfc.org/media/news/the-icc-code-development-process/

ICC Family of Model Codes

Genesis of ICC:  Since the early 1900s, the system of building regulations in the United States was based on model building codes developed by three regional model code groups. The codes developed by the Building Officials Code Administrators International (BOCA) were used on the East Coast and throughout the Midwest of the United States, while the codes from the Southern Building Code Congress International (SBCCI) were used in the Southeast and the codes published by the International Conference of Building Officials (ICBO) covered the West Coast and across to most of the Midwest. Although regional code development has been effective and responsive to the regulatory needs of the local jurisdictions, by early 1990s it became obvious that the country needed a single coordinated set of national model building codes. The nation’s three model code groups decided to combine their efforts and in 1994 formed the International Code Council (ICC) to develop codes that would have no regional limitations. After three years of extensive research and development, the first edition of the International Building Code was published in 1997. The code was patterned on three legacy codes previously developed by the organizations that constitute ICC. By the year 2000, ICC had completed the International Codes series and ceased development of the legacy codes in favor of their national successor.

Broad Application of ICC Codes:  Most states or municipalities in the United States of America adopt the ICC family of codes and other reference standards and codes in whole or with local amendments. This has the effect of designating a copyrighted work as actual law, and, once enacted, that law enters the public domain. The model codes themselves, prior to their adoption as law, are not in the public domain and the ICC retains copyright on the model code itself.  

ICC Family of Building Codes:

• International Building Code
• International Residential Code
• International Fire Code
• International Plumbing Code
• International Mechanical Code
• International Fuel Gas Code
• International Energy Conservation Code
• ICC Performance Code

• International Wildland Urban Interface Code
• International Existing Building Code
• International Property Maintenance Code
• International Private Sewage Disposal Code
• International Zoning Code
• International Green Construction Code

Building Codes

What is a Building Code?: A building code is a set of rules that specify the minimum acceptable level of safety for buildings and nonbuilding structures. The building code becomes law of a particular jurisdiction when formally enacted by the appropriate authority.

The Purpose of Building Codes: The main purpose of building codes are to protect public health, safety and general welfare as they relate to the construction and occupancy of buildings and structures.

Who Uses Building Codes?: Building codes are generally intended to be applied by architects and engineers.  Building codes are also used for various purposes by safety inspectors, environmental scientists, real estate developers, contractors and subcontractors, manufacturers of building products and materials, insurance companies, facility managers, tenants, and others.

Creation & Adoption of Building Codes: The practice of developing, approving, and enforcing building codes varies considerably among localities. In some places building codes are developed by the government agencies or quasi-governmental standards organizations and then enforced by the government. In other locations a system of model building codes is used. Model building codes have no legal status unless adopted or adapted by an authority having jurisdiction. The developers of model codes urge public authorities to reference model codes in their laws, ordinances, regulations, and administrative orders. When referenced in any of these legal instruments, a particular model code becomes law. This practice is known as adoption by reference. When an adopting authority decides to delete, add, or revise any portions of the model code adopted, it is usually required by the model code developer to follow a formal adoption procedure in which those modifications can be documented for legal purposes.

Verification of Compliance With Building Codes:  To ensure applicable codes are adhered to, political subdivisions normally require various kinds of permits, field inspections at certain stages of construction, and test reports.  A general building permit is a universal requisite, requiring the filing of complete drawings and specifications prepared by a registered architect-engineer with a designated public office.  These documents are reviewed for design conformance with the applicable codes by the responsible building authority. Permits for plumbing, electrical work, heating equipment, signs, air conditioning, elevators and escalators, and refrigeration systems are also normally required.  Occupancy permits are often required after the completion of a building, necessitating an inspection to ensure compliance with building code standards.

How to Build a Skyscraper: Part IV

Climate Controls, Plumbing & Communications: Mechanical and electrical engineers are responsible for ensuring the building becomes inhabitable on schedule.  This includes the completion of the plumbing, HVAC and electrical systems for the building.

HVAC System: The heating, ventilation and air conditioning system is key to the building's comfort and functionality.  Both temperature and humidity must be controlled simultaneously for the building to attain optional functionality.  In a typical skyscraper, thousands of pounds of HVAC equipment and up to 20 miles of duct work can be necessary to accomplish these ends.  Zoning control mechanisms and localized thermostats may also be used to attain optimal performance.

Plumbing Systems: The old saying in the construction industry is that "Heating and cooling is a luxury, but plumbing is essential."  Without proper plumbing operations, significant health concerns arise quickly and a building will not be allowed to be occupied.  This is especially true in a skyscraper, which has a population, during regular business hours, that can rival that of small cities.  Plumbing system components generally include pipes, sinks, toilets, faucets and pumps.  Pressurized water pipes are needed to defeat gravity and deliver water to the floors where it is needed.  A waste water system drains sewage and used water away from the building, usually delivering it to municipal systems that the building ties into below ground.  It is not unusual for a skyscraper to contain 700+ toilets and urinals and 450+ faucets.  Approximately 50 miles of pipe is needed to operate a skyscraper's plumbing system.  Typical skyscraper water useage approaches 15 million gallons a year, although low flow toilets and sensor controlled sinks can be used to reduce this useage.    

Arteries for Electricity: Approximately one-third of all electricity consumed in the United States is used by large buildings such as skyscrapers.  To supply electricity to a skyscraper electric vaults with transformers, resistors, breakers and fuses are needed.  The electric load comes into the transformers in the vaults at 34,500 volts and is converted down to a more useable 480 volts before being sent from the electric vaults to electric rooms on each floor.  The electric rooms are the nerve center of each floor's electric distribution and contain conduit, wires, circuit panels, breakers and wall sockets.  In addition to electricity, conduits are run for data and voice communications equipment.  In all, approximately 1.5 million feet of data cable and 20,000 feet of voice cable are needed to support business operations in a skyscraper.

How to Build a Skyscraper: Part III

 

The Human Environment: After the exterior of the skyscraper has been completed, construction of the human environment can begin. This includes the installation of elevators, fireproofing and life safety systems. 

Elevators: The most important aspect of elevator construction is the installation of guiderails.  If the guiderails are not installed properly, the elevator ride will be rough, noisey or both.  These conditions become more aggravated and noticeable as the elevtor travels at higher speeds.  Depending on the height of the building in which the elevator will operate, additional testing of the elevator systems may be necessary.  For example, in the Taipai 101 -- one of the world's tallest skyscrapers -- the express elevators that travel at a top speed of 37 miles per hour has to be pressure tested.  This is true because the elevator chamber was designed to pressurize on the way up and depressurize on the way down in order to protect passengers ears from popping due to the dramatic elevation changes. 

Fireproofing: Monocoat MK6 is applied to the steel structure to fireproof the building. This is a gypsum based cement-like material that goes on wet and dries to the steel after application.  Its jobis to insulate the steel from extreme heat during a fire, thereby allowing the steel to maintain its strength and support the building.  This is incredibly important because fires inside skyscrapers can easily reach 2,000 degrees fahrenheit, BUT steel begins to loose its strength integrity at about 1,000 degrees fahrenheit.  Without this fireprotection, the steel would melt and the skyscraper would collapse during fires.

 

Life Safety Systems: These include the fire sprinkler systems, stairwell pressurization controls and smoke management.    These systems can be modeled and tested using the Fire Dynamic Simulator, which allows the construction and/or design team to run multiple scenarios to determine how the building or parts of the building will react under certain circumstances.  Adjustments and revisions to the proposed systems can then be made before final construction.

How to Build a Skyscraper: Part II

Construction of the Exterior: Once the foundation of the skyscraper has been completed, the steel super-structure and exteror can be completed.  Installing the steel super-structure is akin to putting together a puzzle.  The steel must be installed preisely so that all beams come together at the correct locations and angles.  Once in place, the steel beams must be plummed, bolted and/or riveted and welded.  Once the steel super-structure is completed the exterior of the building can be built.

Design Validation: Before the exterior of the skyscraper can be constructed, the design and installation methodologies must be validated.  One way to test the design and materials installation is to build a fully enclosed 3 story unit replicating the skyscraper.  The unit should include windows as called for in the design and an exterior membrane.  Once constructed, this unit can be tested for air and water infiltration.  Structural load tests and dynamic wind testing can also be completed on the unit to identify potential problems that must be remedied prior to execution of the exterior construction on the skyscraper.  Once the deisgn and materials installation methods have passed these tests and been validated for use in the field, the construction of the exterior of the skyscraper can move forward.