Floor 4

Building
Stacking
Analysis
ELEVATOR RUNS BOTH
SERVICE AND PASSENGER
THE 2ND FLOOR
HAS AN ADDITIONAL
3,719 RSF OF
RETAIL/STORAGE SPACE
27,587
13,103
TOTAL: 424,266
ONE HUNDRED ONE AVENUE OF THE AMERICAS
4
View of
Enclosed
Arcade
101
Limited
Partnership
SOM
© Skidmore, Owings & Merrill LLP
ONE HUNDRED ONE AVENUE OF THE AMERICAS
Ground Floor and Entry | Enclosed Arcade Scheme 3
5
View of
Enclosed
Arcade
1. GLASS COLUMNS
2. GLASS CANOPY
3. BUILDING SIGNAGE
4. RETAIL STOREFRONT
5. GLASS PANEL
6. STONE BASE
101
3
2
1
4
5
4
6
Limited
Partnership
SOM
© Skidmore, Owings & Merrill LLP
ONE HUNDRED ONE AVENUE OF THE AMERICAS
Partial Elevation | Scheme 3
6
Ground
Floor
167' 1"
STAIR #2
UP 16R
51' 5"
KITCHEN
AUDITORIUM
PRIVATE
ELEV
ELEC.
STORAGE
SERVICE CENTER
RETAIL
P.E.#4
AS
TEL.
UP
35R
DN
21R
P.E.#5
STAIR
#5
STAIR
#4
CORRIDOR
P.E.#6
P.E.#2
MAIN LOBBY
P.E.#1
PLAZA
AVENU
C.E.#7
ELEVATOR LOBBY
P.E.#3
PARKING GARAGE
E OF T
HE AM
ERIC
P.E.#8
SPRINKLER
SERVICE
CORRIDOR
ELEC.
MAIL ROOM
RAMP UP
TRASH
RETAIL
SERVICE CENTER
RAMP UP
LOADING DOCK
STAIR
#3
ENTRY CORRIDOR
PLUMB.
EQUIP. RM.
UP 19R
STAIR #1
GRAND STREET
ONE HUNDRED ONE AVENUE OF THE AMERICAS
7
Ground
Floor
Plan
1
2
3
4
5
6
7
8
9
WATTS STREET
Plaza and Sculpture
Building Signage
Building Canopy
Entry Foyer
Lobby Gallery
Security Desk
Elevator Lobby
North Retail
South Retail
8
5
2
6
7
3
4
9
1
AVENU
EO
F THE
AMERIC
AS
ONE HUNDRED ONE AVENUE OF THE AMERICAS
8
Lobby
View
101
Limited
Partnership
SOM
© Skidmore, Owings & Merrill LLP
ONE HUNDRED ONE AVENUE OF THE AMERICAS
Lobby View | Enclosed Arcade
9
Typical
Low Rise
Floor
TEL
RISER
TEL.
MECH.
J.C.
UP
19R
P.E.#4
P.E.#8
DN
19R
MEN
WOMEN
P.E.#5
P.E.#3
DN
19R
P.E.#6
P.E.#2
C.E.#7
P.E.#1
UP
19R
ELEC.
RISER
ELEC.
GENERATOR
BUS
ONE HUNDRED ONE AVENUE OF THE AMERICAS
10
Terrace
Floor
ROOF
TEL
RISER
TEL.
MECH.
J.C.
P.E.#4
P.E.#8
UPDN
19R
19R
MEN
WOMEN
P.E.#5
P.E.#3
DN
19R
P.E.#6
P.E.#2
C.E.#7
P.E.#1
UP
19R
ELEC.
RISER
ELEC.
GENERATOR
BUS
ROOF
ONE HUNDRED ONE AVENUE OF THE AMERICAS
11
Typical
High Rise
Floor
TEL
RISER
TEL.
MECH.
J.C.
P.E.#4
P.E.#8
UPDN
19R
19R
MEN
WOMEN
P.E.#5
P.E.#3
DN
19R
P.E.#6
P.E.#2
C.E.#7
P.E.#1
UP
19R
ELEC.
RISER
ELEC.
GENERATOR
BUS
ONE HUNDRED ONE AVENUE OF THE AMERICAS
12
Floor
23
UP
23R
P.E.#4
P.E.#8
DN
19R
TERRACE
P.E.#5
P.E.#3
P.E.#6
P.E.#2
C.E.#7
P.E.#1
DN
UP
19R23R
ELEC.
RISER
SUN ROOM
ONE HUNDRED ONE AVENUE OF THE AMERICAS
13
January 12, 1992
Architecture View
One Building
That Knows
What It’s About
By Herbert Muschamp
Henry James wrote eloquently about New York, but he missed the point of its architecture. On a 1904 visit, the novelist railed against the city’s first skyscrapers; it pained him to
see “those monsters of the mere market” towering over the spire of Trinity Church. Why
didn’t he recognize that the skyscraper, too, elevates spirit over matter? A prolific writer,
James was no stranger to the work ethic. Skyscrapers are the work esthetic, monuments
to work as the moral victory of energy over inertia. The new 23-story office building at
101 Avenue of the Americas, designed by Bruce Fowle of the New York firm Fox & Fowle,
doesn’t stretch the art of architecture to giddy new heights. But it is a finely wrought homage to a heroic age in the history of the New York work place. Designed as a headquarters
for Local 32B-32J, the union of building services employees, 101 Avenue of the Americas
is notable for the remarkable context to which it pays its respects. The building is at the
corner of Watts Street in lower Manhattan. This is the district where the printing industry once flourished in the enormous industrial buildings that still line Hudson and Varick
Streets near the Hudson River between Greenwich Village and Tribeca. Compared to nearby SoHo, this district, which is called Hudson Square, remains relatively unexplored, even
by the intrepid AIA Guide to New York City. A gold mine for industrial archeologists, this
part of town is also instructive for students of modern architecture. Modernism, in theory,
was rooted in an industrial esthetic. But what a contrast these authentically blue-collar
buildings present to their white-collar descendants, like that bleak stretch of office towers
along the same avenue 60 blocks uptown. Festooned with turrets, pilasters, loggias, crenellations and polychrome reliefs, the old printing plants go to exotic lengths to compensate
for their hulking scale. It’s that improbable effort, and the public-mindedness it expresses,
that gives this district its character. At 101 Avenue of the Americas, it is as though a modern
monolith has slipped downtown to learn a civics lesson from its industrial ancestors. The
new skyscraper does not try to pass itself off as a period piece. Save for an Art Deco panel
on the cooling tower at the building’s summit and a scattering of cast stone medallions
across its surface of brick and pale green glass, it is devoid of the applied ornament that
lifts industrial lofts above the utilitarian. The twist here is that Mr. Fowle strips industrial
architecture down to its structural skeleton — the masonry grid filled in with large factory
windows — and fashions the bones into a rich ornamental system. Two grids of brick are
ONE HUNDRED ONE AVENUE OF THE AMERICAS
14
continued
woven across the building’s surface. The main grid, of warm brown brick, corresponds to
the building’s concrete frame structure; a secondary grid of light gray marks individual
floors and wraps across a gently curved section of the main facade. Window mullions in
black repeat the tartan in a finer pattern. But maintaining context is not just a matter of
matching surface patterns. The bigger challenge is to weave coherent patterns in urban
space. That’s not a small task for a site that is the urban equivalent of a six-car pileup. Two
incongruent downtown street grids collide here. Canal Street and Avenue of the Americas
race through like hit-and-run drivers. The adjacent entrance to the Holland Tunnel is an
asphalt snarl. Mr. Fowle maneuvers this spatial intersection with the stern grace of a traffic cop at rush hour. He flanks the central 23-story tower with two 6-story wings, which
project out toward the side streets, preserving the scale of residential buildings nearby.
One wing is pulled forward and slightly angled to frame an entrance plaza. From the central shaft he extracts a vertical panel and tilts it into alignment with Sullivan Street to the
north. Besides modulating the visual impact of the building’s bulk, this asymmetric sculptural massing shifts the building’s east-west axis toward the south, as if to conduct the flow
of space from the avenue up the plaza steps through an entrance colonnade. In effect, the
building becomes a gateway to the Hudson Square district.
This is the second Fox & Fowle building in this part of town. Their 1987 headquarters
for Saatchi & Saatchi, the advertising firm, is a stylish refrain of the 1931 Starrett-Lehigh
Building, a landmark factory in Chelsea. The invasion of the media moguls (Della Femina
McNamee occupies renovated loft quarters across the street) is a reminder that the significance of Hudson Square is as much historical as architectural: these palaces of the printing
press occupy a middle ground between the machine age and the age of information. Fox and
Fowle’s buildings are products of the latter era; their forms speak not of mechanical functions but of visual codes. Neither building is a factory; their use of an industrial vocabulary
is as much a matter of post-modern style as of modern structural expression. In a way, they
are architecture’s answer to The Gap, a fusion of utility and fashion. It is a dress code suited
to a post- industrial world, where the line betweeen blue and white collars has blurred. As
translated into architecture, it’s a code worthy of the city that gave working its class.
ONE HUNDRED ONE AVENUE OF THE AMERICAS
15
Redevelopment
specifications
The redevelopment of 101 Avenue of the Americas will result in a new institutional quality
Class “A” office building with state-of-the-art mechanical, electrical, plumbing, sprinkler
and elevator systems complying with LEED “EB-Silver” Guidelines. The Building will also
include a tenant accessible GREEN ROOF on the 7th floor and a redesigned URBAN PLAZA
on Sixth Avenue.
The developer has assembled a team of prominent design professionals to implement the
design of the facility. These professionals include:
Architect: Skidmore, Owings & Merrill LLP
Engineers: Cosentini Associates
LEED Consultant: Project Strategix, LLC
ARCHITECTURAL SPECIFICATIONS
This section will discuss both the general building architectural specifications as well as specific aspects of the building that will provide unique opportunities and occupancy for tenants.
Building Area: 435,000 rsf
Number of Floors: 23 + Cellar
Floor Sizes: Floors 2-6: 30,112 RSF
Floors 7-23:15,599 RSF
ONE HUNDRED ONE AVENUE OF THE AMERICAS
16
continued
Floor Heights (slab to slab): 2nd – 23rd Floors 12’–0”
Floor Loads: 50 lbs. psf live load
LEED Silver Certifications:
101 Avenue of the Americas will meet LEED Silver Existing Building Certification with U.S.
Green Building Council (USGBC), the nation’s foremost coalition of leaders from across
the building industry working to promote buildings that are environmentally responsible,
efficient and healthy places to work.
Web Based Service Request System:
A web-based service request system is provided to allow tenants to place service requests
and communicate with management over the internet.
Messenger Center:
A dedicated messenger center staffed by building security personnel receives deliveries via
the Grand Street service entrance. The messenger center both picks up and delivers packages directly to tenants in the Building.
Accessibility:
The Building will be fully ADA compliant.
Tenant Access:
Tenants have access 24 hours a day, 7 days per week.
ONE HUNDRED ONE AVENUE OF THE AMERICAS
17
continued
Security:
Uniformed security guards control the concierge desk and turnstile access 24 hours a day,
7 days per week. CCTV security monitoring and access control. The Building will have the
state of the art in visitor management systems.
ENGINEERING SPECIFICATIONS
Building Structure:
101 Avenue of the Americas (the “Building”) was constructed between 1990 and 1992. The
Building contains 1 partial level below-grade and is supported on piles. The structure is
reinforced concrete. Typical office floors have been designed for a 50 lbs/sf live load.
HVAC System:
The Heating, Ventilating and Air Conditioning System for the Building consists of perimeter fin tube hot water radiation, direct expansion variable air volume water cooled air
conditioning units, and ventilation systems for toilet and kitchen exhaust.
1. Perimeter Fin Tube Hot Water Radiation System
The hot water for the perimeter hot water radiation system is provided by the use of two
heat exchanger, which utilize Con Edison steam to generate the hot water which is circulated utilizing two hot water pumps. Please note that the 23rd floor is not provided with
a perimeter fin tube radiation system. This floor is heated by a Florida heat pump system
with VAV box mounted hot water coils.
ONE HUNDRED ONE AVENUE OF THE AMERICAS
18
continued
Heating Ventilation and Air Conditioning Units
Each floor is serviced by a water cooled packaged A/C unit (“DX Unit”) with a 54 ton capacity on floors 3 through 6 and a 27 ton capacity on floors 7 through 22. There are several
additional DX Units which serve the 1st floor and 2nd floor with varying capacities from
17 tons to 54 tons. All DX Units have electric heating coils, fans, water side economizers,
evaporator coils, condensers and compressors. All of the DX Units, with the exception of
the lobby unit, contain 4 compressors. Condenser water for the DX Units is provided via
a closed loop 2 cell cooling tower with a total capacity of 3750 GPM (1250 tons @ 3 GPM/
ton). The cooling tower and the condenser water risers have sufficient capacity for Tenant’s supplemental air conditioning requirements.
Ventilation System
The ventilation system for the Building consists of several Heating and Ventilation Units,
which provide heating and ventilation for the cellar and portions of the 1st floor and 2nd
floor, toilet exhaust system which also serves as the smoke purge system, and fresh air supply for each floor is provided through the wall utilizing through the wall fans at each mechanical equipment room on each floor. In addition to the foregoing, the existing demised
premises contain a kitchen exhaust for the cafeteria located on the ground floor and a
kitchen exhaust which serves the 23rd kitchen.
Building Management System
The Building Management System is a direct digital control type system with pneumatic
and electric interfaces.
Emergency Generators:
The Building is equipped with a life safety generator having a 1375 KVA capacity and an
auxiliary power generator having a capacity of 375 KVA, which are located at the roof level.
The generators utilize low sulfur #2 diesel fuel oil and are fueled by a 275 gallon fuel oil
day tank located in the rooftop mechanical room, which is replenished from a 2000 gallon
fuel oil storage tank located at the cellar. The generators are activated by transfer switches
that are tied into Life Safety Systems and Auxiliary Power Systems respectively.
ONE HUNDRED ONE AVENUE OF THE AMERICAS
19
continued
Fire Protection and Life Safety Systems:
The fire protection system consists of a manual fire pump located in the cellar and a jockey
pump located at the main roof, with a combination fire standpipe/sprinkler riser containing floor control assemblies on each floor. A Class “E” Fire Alarm System with a Control
Fire Command Station located at the main lobby is fully addressable and has sufficient
capacity for Tenant’s Fire Alarm devices.
Electric:
The Building is served by a two (2) 4000 amp and one (1) 3000 amp services from Con Edison rated at 277/480V. Eight (8) watts per rsf, demand load, exclusive of base building air
conditioning; 460 volt, 3 phase main service.
Domestic Water:
Domestic Water is provided from New York City. The water is distributed through copper
risers. Hot water for the core toilets is generated on a “point of use” basis with hot water
heaters which serve two floors. Additional hot water heaters were provided by the previous tenant at the 1st floor cafeteria and 22nd floor kitchen.
Elevators:
There are 7 passenger elevators which serve all of the floors of the demised premises and
1 combination elevator (service/passenger) which serves all of the floors of the demised
premises plus the cellar level. All elevators are manufactured by Otis Elevator, with speeds
of 700 FPM. The combination service elevator is accessible from a loading dock located on
Grand Street. The loading dock contains two (2) berths.
ONE HUNDRED ONE AVENUE OF THE AMERICAS
20
Open,
No reception:
Floor 4
ONE HUNDRED ONE AVENUE OF THE AMERICAS
21
Perimeter offices:
Floor 4
ONE HUNDRED ONE AVENUE OF THE AMERICAS
22
Open,
No Reception:
Floor 12
ONE HUNDRED ONE AVENUE OF THE AMERICAS
23
Perimeter Offices:
Floor 12
ONE HUNDRED ONE AVENUE OF THE AMERICAS
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The
Area
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
RESTAURANTS
Aquagrill
AuroraSoHo
Baluchi’s
Barolo
Bistro Les Amis
Boqueria
Broome Street Bar
Café Noir
Cipriani Downtown
City Winery
Felix
Grandaisy Bakery
Kittichai
Lupe’s
Mezzogiorno
Savore
Ideya
Ivo & Lulu
19
20
21
La Sirene
Lusso
Via dei Mille
1
2
3
4
5
6
7
8
9
10
11
12
RETAIL
7 For All Mankind
Alexis Bittar
Artemide
BoConcept
Brocade Home
Catherine Malandrino
Chanel
Christopher Fischer
Corsa Motor Sports
Dialogica
Domenico Vacca
Eclectiques
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
Emporio Armani
Eres
Flora NY
Garrard
Hastens
Hickey
Hogan
Ilori
Jack Spade
Jill Stuart
Kee’s Chocolates
Link’s of London
Longchamp
Max Azria
Metro Bicycles
Montblanc
Patagonia
Robert Lee Morris
Ron Ben-Israel Cakes
29
10
3
15
1
16
9
12
6
13
5
30
23
4
15
1
VA
RI
CK
ICAS
GR
S
MER
THE A
UE OF
W
T
AT
A
ND
27
CA
NA
L
2
17
14
11
7
17
21
6
12
2
4
5
8
11
22
8
24
14
16
20 19 25
26
AVEN
18
7
9
13
19
28
20
10
21
3
31
18