Brighton Towers

由专筑网雷军编译

项目介绍

罗切斯特管理公司（RMI），地点设在纽约罗切斯特，是一个不以营利为目的的房地产开发商和物业管理公司，在70年代初就参与了布赖顿塔楼公寓建筑管理，以建设高质量、经适房为中心，RMI规划重建这一建筑使其成为在未来多年里适合老年人居住的经适房。

通过纽约国家住房金融机构统计，这是一个耗资1900万美元的改造，利用斯特拉特福投资集团购买低收入住房税。装修包括新的厨房，能源智能电器，公用面积的改进，更新了的消防报警系统，应急发电机和所有单元的新窗口。共有超过1000个新的、安装了高性能的沃索窗墙系统的单元。

“项目的窗口部分是重中之重，“RMI的主席佩吉-希尔说。“现有的窗户是不便民的，不再是有效的节能和舒适。”

PROJECT DESCRIPTION
Rochester Management, Inc. (RMI), a not-for-profit property developer and property management firm located in Rochester, New York, has been involved in the management of Brighton Towers’ apartments since their construction in the early 1970s. With providing high-quality, affordable housing at the heart of its mission, RMI was intent on planning a major renovation of the property that would update the property and preserve it as affordable housing for seniors for many years to come.
The result was a $19 million renovation financed through the New York State Housing Finance Agency, which utilized low-income housing tax credits purchased by Stratford Investment Group. The renovation included new kitchens, energy-smart appliances, common area improvements, updated fire alarm system, emergency generators and new windows for all units. In total, more than 1,000 new, high-performance units from Wausau Window and Wall Systems were installed.
“The window portion of the project was the top priority,” says RMI’s president, Peggy Hill. “The existing windows were very difficult for residents to operate and were no longer effective from an energy conservation and comfort standpoint.”



在RMI协作下成功地完成了几个类似的高层窗和幕墙的替代项目，希尔知道合适的团队是一个项目计划的关键。她指出，“这个项目，与其他人一样，需要团队成员制定准确的时间表和工作程序以及与老年居民的相处。鉴于消减石棉和空气监测的需要，团队成员需要与其他承包商进行协调工作。”

RMI，作为开发商，选择Lecesse建设服务作为总承包商和康诺普卡架构项目。希尔解释说，“这两家公司已经被证实与现有RMI经适房项目合作。由于布赖顿塔的窗户更换系统的设计，Lecesse专注在RMI高层项目沃索窗的利用与发展综合施工进度。”

Konopka建筑设计事务所的主席Mike Konopka说道，沃索不但提供有竞争力的出价，还提供了一个略有改善的系统。他们还将它作为一个跨楼层整体系统来建设，这样能加快完工的速度。”

根据希尔的说法，RMI很满意Ajay在另一个高层完成安装的200多个单元的设计。她补充说，“RMI最担心的就是在施工过程影响到居民的日常生活。这个项目在冬天施工，每个夜晚居民都回到他们的公寓。该小组决心达到所期望的效果，尽可能不干扰到居民的生活。”

“业主、建筑师和总承包商都期望我们能满足其要求。美观是首要问题，但舒适性和长期耐久性也是关键因素，”客户经理凯文说。“建筑师设计的项目横梁与窗口有大的滑动，这是非常重要的，新的窗口看起来不错，做工很好，并且很容易维持下去。”

Having successfully accomplished several similar high-rise window and curtainwall replacements projects within RMI’s portfolio, Hill knew that having the right team was a critical piece of planning the project. She notes, “This project, as with the others, required team members who would be able to develop accurate schedules and work well with senior residents occupying the apartments. In light of the need for asbestos abatement and air monitoring, the team members needed the ability to work cohesively with other contractors.”
RMI, working as developer, selected LECESSE Construction Services as the general contractor and Konopka Architecture to lead the project. Hill explains, “Both firms had proven track records with prior RMI affordable housing projects. LECESSE was well versed in developing integrated construction schedules in occupied buildings RMI had excellent results utilizing Wausau’s window products in prior high-rise projects and this was factored into the design of the Brighton Towers window replacement system.”
Mike Konopka, president of Konopka Architecture, elaborates, “Not only did Wausau provide a competitive bid, they offered a slightly improved system for Brighton Towers. They also engineered it as a unitized system to span floor-to-floor and help the installation go quickly.”
According to Hill, RMI had been pleased with the installation work done by Ajay Glass in another high-rise with more than 200 units. She adds, “RMI was most concerned about the impact to the Brighton Towers residents throughout the construction process. The project was achieved throughout the winter and the residents returned to their apartments each night. Staying on schedule and reaching daily targets was imperative. The team assembled was dedicated and determined to achieve the desired results with as little disruption to the residents as possible.”
“The owner, architect and general contractor knew they could count on us to meet their expectations. Aesthetics were a primary concern, but improved comfort for the residents and long-term durability also were key considerations,” says Kevin Robbins, account executive with Apogee’s Building Retrofit Strategy who consulted with Wausau Window and Wall Systems. “The architect designed the project to have large sliding windows, which incorporated transoms. It was very important that the new windows looked good, worked well and were easy to maintain.”



沃索改造的684个单元，每一个都使用4100i HS系列双滑水平滚动窗口，额外的456个单元使用4100i半滑动窗口。随着滑动窗口单元配置，沃索在152个单元使用2250i系列发明（TM）系列项目。72个单元位于固定窗的4250i OS Windows安装偏移发明系列。

对于所有单元窗口沃索都采用挤压铝型材框架与聚酰胺热屏障，以突显耐用性和能源效率。康诺普卡指定的青铜色电镀用来映衬布赖顿塔米色砖外墙。Linetec对近69000平方英尺的窗口进行铝阳极氧化。

“所选的Windows能满足能源性能，空气、水和结构的要求；改进了隔音效果。风也是这个项目的关键问题。沃索的产品比市场上其他产品更高端和耐用，”康诺普卡说。

Ajay总共安装WAUSAU1365个玻璃单元窗口。所有这些窗口的优势都是由沃索（R）提供的高性能、预先设计的、标准的产品，而且价格很有竞争力。“我们制定了一个计划，用不到10个月的时间来完成整个布莱顿塔项目。协调与承包商，业主和居民推动我们的项目走向成功。“Ajay说道。

Wausau provided 684 units, each with a 4100i-HS Series Double Slide horizontal rolling window positioned above three lites of spandrel, and an additional 456 units with a 4100i half-slide window over one lite of spandrel. Along with the sliding window unit configurations, Wausau fabricated 152 units of 2250i Series INvent(TM) Series project-out awning windows over one lite of spandrel. Another 72 units of 4250i-OS Offset INvent Series windows were installed where the spandrel lites are positioned above the fixed windows.
All Wausau’s windows units are constructed using extruded aluminum framing members with polyamide thermal barriers for durability and energy efficiency. Konopka specified a bronze color anodize finish to complement Brighton Towers’ beige brick exterior and to minimize maintenance. Linetec anodized nearly 69,000 square feet aluminum for the windows on this project.
“The selected windows met Brighton Towers’ performance requirements for energy; for air, water and structural; and offered an additional improvement for sound transmission. Wind also was a key issue for this project. Wausau’s products are higher end and longer lasting than many on the market,” says Konopka.
In total, Ajay Glass installed 1,365 of Wausau’s window units. All these windows are part of the Advantage by Wausau(R) offering to provide high-performance, pre-engineered, standard products at a competitive price and on an accelerated schedule. “We created an aggressive phasing plan that finished the entire Brighton Towers project in less than 10 months. Coordination with the subcontractors, owner and residents drove our project to success. Ajay was great to work with in the field,” says Brent Heywood, project manager with LECESSE.



在LECESSE领导下， 从2014年11月到2015年7 月，Ajay Glass在八个月内完成该项目的窗户更换部分。为了项目进展顺利，Ajay Glass每日安排约20人，加上从AAC 10多人进行环境整治。平均而言，每天可以安装12个单元窗口。他们还作了额外的努力以减少整个建筑建设过程中的破坏程度。

Ajay Glass总裁Jim Stathopoulos, P.E.说道：“LECESSE、Ajay 和AAC 一起合作得很好，大楼的工作人员也格外乐于助人。大楼内的住户非常善解人意，让我们的工作完成得很顺利。”

他补充说，新的沃索Windows窗户有更好的外观，更容易操作。Low-E涂层和断热铝比旧的Windows更具可持续性。”

“窗户看上去更华丽了几分，使整个建筑看起来焕然一新” lecesse的Heywood说，沃索是很大的供应商，他们的供货时间总是与我们要求的相符。我会推荐沃索为其他项目工作。”

除了窗户更换，布赖顿塔改造工程还包括厨房、大堂和火灾报警系统的更新。所有的公寓包括一个冰箱、宽大的壁橱和橱柜空间，以及现代的浴室，特殊的安全设备。大厦有安全通道和每天24小时的紧急公寓维修。小杂货店、美容美发、健身中心和活动场所，还原了布赖顿塔作为社区的特征。

布莱顿塔;：纽约布莱顿街821 号13205; http://www.brightontowersapartments.com
业主：纽约罗切斯特锡拉丘兹老人工程公司；
重建者：锡拉丘兹布莱顿塔公司
物业经理： 罗切斯特管理公司http://www.rochestermanagement.com
建筑设计：康诺普卡建筑公司http://www.konopkaarchitecture.com
建筑经理: LECESSE 建筑公http://www.LECESSEconstruction.com
环境整治: AAC 合作公司http://www.aac-contracting.com
承包商: Ajay 公司http://www.ajayglass.net
窗户改造策略: Apogee Enterprises, Inc., Building Retrofit Strategy Team; Minneapolis; http://www.apog.com
窗户系统工程师: 沃索http://www.wausauwindow.com
窗户系统: Linetec, an Apogee Enterprises company; Wausau, Wisconsin; http://www.linetec.com

关于Apogee公司，建筑改造与策略团队
Apogee公司，建筑改造与策略团队，协助业主和物业管理者进行窗户改造和升级，如提高建筑节能、改善外观、缩小空间、减少维修、降低空置率、提高出租率和提高建筑物的价值。团队提供免费的能源建模、产品选型和设计方面的协助，以及覆盖美国北部的安装网络。
To learn more, please contact John Bendt at jbendt@apog.com, 612-790-3137, or Kevin Robbins at krobbins@apog.com, 715-409-0821.

关于沃索窗墙系统
他是Apogee公司的一部分，全国公认其创新能力，沃索窗墙系统是工程窗口和商业建筑机构应用幕墙系统的行业领导者。55多年来，沃索与建筑师密切合作，为业主和承包商实现他们的审美要求，提升建筑的可持续发展和持久的价值，同时努力保持最高水平的客户服务、沟通和整体满意度。

沃索和他的员工都是美国建筑制造商协会（AAMA），美国建筑师协会（AIA），施工规范协会（CSI），北美国玻璃协会，全国开窗评级委员会（NFRC）和美国绿色建筑委员会（USGBC）的成员。

Guided by LECESSE, Ajay Glass completed the window replacement portion of the project in eight months, starting in Nov. 2014 and finishing in July 2015. To keep the project progressing smoothly, Ajay Glass arrived daily with approximately 20 people plus up to 10 more people from AAC Contracting environmental remediation services. On average, the team could install 12 window units each day. Extra efforts were made to minimize disruption as the building remained occupied throughout the renovation.
Ajay Glass CEO Jim Stathopoulos, P.E., notes, “The LECESSE site superintendents, Ajay superintendent and AAC superintendent worked together very well. The building staff was also exceptionally helpful. The building occupants were very understanding and pleasant to deal with.”
He adds, the new Wausau windows “have a much nicer appearance, are easier to operate. The low-e coating and thermally broken aluminum are substantially better than the old windows.”
“The windows are also gorgeous and make the building look much newer than it really is,” observes LECESSE’s Heywood. “Wausau was a great supplier to work with: They were right on time with their shipments based on our needs. I would recommend Wausau for any other job I’m on.”
In addition to the window replacement, Brighton Towers’ renovation project included updates to the kitchens, lobby areas and the fire alarm system. All apartments include a refrigerator, an electric range, generous closet and cupboard space, and modern baths with special safety equipment. There are security access doors to the building and 24-hour emergency apartment maintenance seven days a week. With a mini grocery store, beauty salon, fitness center and wide range of activities for the residents, Brighton Towers is a community within itself.
Brighton Towers; 821 East Brighton Ave., Syracuse, New York 13205; http://www.brightontowersapartments.com
* Owner: Syracuse Senior Citizens Project Corp.; Rochester, New York
* Redeveloper: Brighton Towers Redevelopment LLC; Syracuse, New York
* Property manager: Rochester Management Inc.; Syracuse, New York; http://www.rochestermanagement.com
* Architects: Konopka Architecture; Rochester, New York; http://www.konopkaarchitecture.com
* Construction manager: LECESSE Construction Services; West Henrietta, New York; http://www.LECESSEconstruction.com
* Environmental remediation: AAC Contracting, Inc.; Rochester, New York; http://www.aac-contracting.com
* Exterior cladding contractors: Ajay Glass Co.; Canandaigua, New York; http://www.ajayglass.net
* Window renovation strategists: Apogee Enterprises, Inc., Building Retrofit Strategy Team; Minneapolis; http://www.apog.com
* Window systems – manufacturer: Wausau Window and Wall Systems, an Apogee Enterprises company; Wausau, Wisconsin; http://www.wausauwindow.com
* Window systems – finisher: Linetec, an Apogee Enterprises company; Wausau, Wisconsin; http://www.linetec.com
* About Apogee Enterprises, Inc.’s Building Retrofit Strategy Team *
Apogee Enterprises, Inc.’s Building Retrofit Strategy Team assists building owners and property managers evaluate the benefits of window renovation and upgrades, such as improving the appearance of the building, saving energy, downsizing HVAC loading, reducing maintenance, lowering vacancy rates, increasing rental rates and enhancing the value of the building. The team offers free energy modeling, product selection and design assistance, and a network of installers covering North America.
To learn more, please contact John Bendt at jbendt@apog.com, 612-790-3137, or Kevin Robbins at krobbins@apog.com, 715-409-0821.
Part of Apogee Enterprises, Inc., and nationally recognized for its innovative expertise, Wausau Window and Wall Systems is an industry leader in engineering window and curtainwall systems for commercial and institutional construction applications. For more than 55 years, Wausau has worked closely with architects, building owners and contractors to realize their vision for aesthetic beauty, sustainability and lasting value, while striving to maintain the highest level of customer service, communication and overall satisfaction.
Wausau and its staff are members of the American Architectural Manufacturers Association (AAMA), the American Institute of Architects (AIA), the APPA – Leadership in Educational Facilities, the Construction Specifications Institute (CSI), Glass Association of North America (GANA), the National Fenestration Ratings Council (NFRC) and the U.S. Green Building Council (USGBC).

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