Midtown East rezoning - green?

We should care more about green design in the proposed Midtown East rezoning. Competitive development, iconic buildings, congestion and view corridors have so far led the debate. The zoning text does require that each development be designed to reduce energy cost by a minimum of 15% over the N.Y.C. Energy Conservation Code. For a special permit that would allow added floor area and other modifications, the development must incorporate other advanced green building systems, which are not detailed. With the anticipated replacement of some 10m square feet of older buildings, there is the potential for energy savings and green house gas reduction with advanced envelope and system design in new buildings. Greater floor-to-floor heights and more open plans would allow for access to daylight and flexibility for future changes. And new buildings can incorporate other advanced environmental features. But how much of an improvement? The first benchmarking under N.Y.C.'s Greater Greener Building Plan requirements (Local Law 84) demonstrated that new buildings, even some LEED-certified, were not necessarily better energy performers than older buildings. Some of this probably relates to the uses and tenants that occupy new buildings, but some to the buildings themselves and their maintenance. Design data demonstrating energy compliance is required under the proposed zoning, but performance is the real goal. While zoning only addresses the construction phase, the regulations should require some evidence of planned operational diligence, such as automatic tracking of energy use. Demolition is one cost. Urban Green recently sponsored a panel discussion about options for aging curtain wall buildings that highlighted the premise that green design is a balance of priorities. Replacement can be the most cost effective solution for significant energy and environmental upgrades to older curtain wall buildings. But many buildings should remain—for their iconic and historic value as well as to maintain the neighborhood's diversity. For these, energy use can be reduced with window replacement, exterior wall improvements and system upgrades. N.Y.C.-required energy audits can guide, although financial incentives may be needed where rents don't suffice. Paralleling the zoning ULURP process is the development of the East Midtown Public Realm Vision Plan, a plan for specific streetscape recommendations for East Midtown. The plan has potential to create a rich, people-oriented environment at street level and below, but this "vision" should have come first. Implementation also should begin first, attracting development with livable streets and transit, rather than trailing development. Susan Drew, AIA LEED AP, is a principal at Gruzen Samton * IBI Group, New York, N.Y.