Douglas Durst, Co-President of The Durst Organization

Environmental Guidelines
Tenants at 4 Times Square will be in an office tower which sets new standards of respect for the environment. The design of this building , the materials used in its construction, the maintenance and the clean up of the construction site will achieve new levels in the conservation of natural resources.

We believe that the tenants at 4 Times Square are as interested as we have been in responsible development, but may not have access to information on the subject. The Durst Organization has employed leading consultants in the field. Their recommendations and services will be available to help major tenants. We have set out to build the most modern, environmentally responsible building in New York and we are committed to helping tenants fulfill this vision.

While our investment in energy efficient systems cost more, we know from experience that they are always less expensive to operate. The benefit is lower operating and occupancy costs for our tenants.

Here are some of the steps that The Durst Organization has taken to preserve and improve the environment:

- Energy efficient gas fired HVAC systems specified.

- Fresh air circulation will be 4 times current code requirement.

- High performance windows that let in light, but retain inside air temperature.

- Extra-large windows to maximize daylight, lower electric lighting need.

- Digital monitoring systems for HVAC.

- Extra levels of insulation to minimize use.

- Variable speed drives on fans and pumps for greater efficiency.

- Recycled and recyclable materials used in construction.

Making Good Energy Decisions
The least expensive installation can seem at first glance to be the most attractive. As builders and managers for more than 80 years, we've learned that the cheapest installation is usually the most expensive in the long run.

Energy efficient systems promote the health and productivity of your employees. These systems are also less expensive to operate and can pay for themselves in 2-3 years, yielding pure savings after that.

To help your design team, a computer based energy use model (DOE-2) of the building is available. This model calculates the amount of energy consumed for a floor or group of floors using various configurations of systems and materials. Taking into account the population of the space, the model calculates hour-by-hour and annual costs based on lighting and power consumption.

The Natural Resources Defense Council and the Rocky Mountain Institute, both nationally recognized leaders in the field, are available to assist tenants in evaluating design options.

Matching funds may be available from the New York State Energy Research and Development Authority for energy modeling.

Lighting Systems
22% of all energy consumed in New York City is used for commercial lighting. Obviously, efficient lighting systems have enormous potential to conserve energy and save money. We are setting an ambitious goal for the performance of tenant lighting systems: 1.0 watts/SF average connected load including task lighting.

An efficient lighting system consists of these components:

- Integrating daylight into the design of the lighting system.

- Placing lighting fixtures within the space to maximize comfort for occupants and efficient energy use.

- Sate of the art daylight and occupancy sensors should be instituted.

- Using light colored surfaces and finishes decreases the amount of artificial light required.

- State of the art fluorescent fixtures and ballasts should be used. Incandescent lights are discouraged and should be used only where critical. Con Edison rebates may be available for high efficiency blasts.

Office Equipment
- Incorporation of energy efficient computers, FAX machines, copiers, and pantry equipment is strongly encouraged. The environment and your bottom line will benefit.

- Utilize computer equipment that meets the EPA Energy Star specifications.

- Consider connecting computer screens to occupancy sensors so that screens are on only when needed.

- Select office equipment and appliances from the American Council for an Energy Efficient Economy list of top 25% energy efficient performers.

Temperature Controls
Fine-tune air conditioning and perimeter heating systems to your space and the hours that they are in use. Increase number of control zones (i.e. VAV boxes).

Indoor Air Quality
Improving indoor air quality improves productivity and reduces absenteeism. The building’s mechanical systems brings 4 times more fresh air into the space than the current building code requires: .2 cfm per useable sq. ft. (An additional .05 cfm per useable sq. ft. is available in air shafts). Tenants are encouraged to complement this high standard and use materials, finishes and systems which maintain the quality of this fresh air. The standard for interior air quality is ASHRAE-62/80. To assure that this standard is met, tenants should consider measures listed below. The Natural Resources Defense Council and others are available for consultation.

Smoking Policy
Tenants are required by New York City Code to connect smoking rooms to the general exhaust shaft in the building’s core. Tenants are encouraged to connect all private offices in which smoking is anticipated to this shaft.

Humidification
Increasing humidification levels in the winter reduces airborne dust and irritants. The building’s exterior wall is designed to accommodate 30% relative humidity during the winter. Tenants are encouraged to install humidification equipment as part of their systems and controls configuration.

Reproduction Rooms
Reproduction rooms, and many rooms requiring direct exhaust to the atmosphere should be connected to the general exhaust shaft in the building core.

Materials and Methods
- Use building materials that are not toxic or hazardous to the health of construction workers or future occupants.

- Use adhesives, solvents, and organic compounds that are stable over time.

- Provide secure storage and handling procedures for potentially dangerous materials.

- Provide site protection for construction which is adjacent to occupied areas to minimize hazard to existing occupants.

- Produce a plan for waste management of construction materials.

- Qualify suppliers in terms of environmentally responsible manufacturing. Review ISO 14000 certification where appropriate.

- Use products with high percentage of recycled content.

- Use modular, prefabricated or pre-assembled systems to minimize construction waste.

- Provide education for subcontractors and review their procedures.

- During final cleaning be sure no toxic materials are used.

Building Commissioning
An extensive building commissioning process will be conducted to ensure that all building systems are performing as per design criteria. Tenants are encouraged to follow the same procedure and coordinate the commissioning of their systems with the building's operating staff.

Commissioning procedures should be designed to ensure that comfort conditions, indoor air quality, water quality and other systems perform up to design specifications. Techniques such as purging a floor with outside air prior to occupancy can be coordinated with building management.

The benchmark for the environmental performance of tenant spaces will be the energy simulation (DOE2). Details are available from the owner. Additional analytical tools will be made available for particular design or operation requirements such as humidity, airflow, or lighting analysis.

Tenant Guidelines
Demolition:
Demolition must be handled so as to minimize dust, VOC dispersion, and other airborne pollutants. Debris must be separated and carted to facilitate recycling.

Acoustical Panel Ceilings:
Ceiling tiles should be specified with exposed spline to minimize damage during alterations. Replaced tiles should be recycled.

Partitions:
Light gauge metal framing and gypsum board should be specified to include a minimum of 12% recycled content. Wherever possible, the tenant should consider the use of moveable partitions to minimize demolition during alterations.

Electrical Systems:
Tenants should consider the use of modular wiring assemblies so that cabling can be relocated rather than replaced.

Furniture, Fixtures and Equipment:
The tenant should specify FF&E that are flexible and can accommodate future modifications to power and communications wiring.

Cleaning Procedures:
The Durst Organization is committed to using the most environmentally sound cleaning materials and procedures. All cleaning solutions and materials will be nontoxic.

This information prepared for The Durst Organization by:

Fox & Fowle Architects, P.C.
Pamela Lippe
Tishman research Corporation
Cosentini Associates
Natural Resources Defense Council
Asher Derman Ph.D.
The Rocky Mountain Institute, The National Resource Defense Council, and the Department of Energy, have acted as consultants for environmental responsibility, design and construction at 4 Times Square.