High-rise homeowners connect to their environment through their windows. Using the right window is essential to establishing this connectivity.
As window manufacturer for this high-end, high rise condo, Graham Architectural Products faced 4 key challenges. First, the original windows specified were sliding windows that Graham declined to bid on as they did not believe they would meet the project requirements. Graham believed that Toll Brothers City Living, the owner/developer, would be better served by a different window type. Second, after landing the job and helping to steer it toward outswing windows, Graham encountered a glass supply problem, which threatened the timeline. Third, the Life Safety Code restricted window openings to 4", but the opening for free air had to equal 4% of the building's square footage. Meeting both of those requirements would take ingenuity. Finally, a handful of the 28-story structure’s floors are significantly taller than the rest, so Graham had to be resourceful to ensure structural integrity while staying on budget. Graham would overcome each of these four challenges one by one.
10 Provost Street is a 28-story residential high rise attached to a 7-story residential building with a parking garage and roof-top building and deck. With its unique red brick and glass exterior, it provides an eye-catching contrast to the cobblestone streets of the Powerhouse Arts District. Toll Brothers City Living, Fortune magazine’s #1 Home Builder Worldwide for five years running, is the owner/developer. As for influence, in this case it is less an issue than purpose. As Toll Brothers Project Manager Martin Stroble notes, "There are certain things in a high-rise condo that buyers get excited about; windows are one of them. Whether it’s the warmth of a southern exposure, the sweeping view of a cityscape, or the peacefulness of experiencing sunsets daily – homeowners like to connect to what they can see through that glass. Graham worked with us to preserve this connectivity without breaking the bank."
When Toll Brothers City Living went out to bid for 10 Provost, Graham Architectural Products declined, instead suggesting a more appropriate window that would preserve design intent at a competitive price. Discussions ensued between Toll Brothers, Graham and technical consultants from Wiss, Janney, Elstner Associates, with the team agreeing on Graham's outswing awnings. A glass supply problem threatened the timeline during manufacturing, but Graham found another vendor, preserving the aesthetics of the building, and making the deadline. In fact, Union County Plate Glass finished the install ahead of schedule. Conflicting codes were nettlesome, too. To meet both the Life Safety Code and free air movement requirements, Graham added vents and built an override that allowed owners without children to open windows more than 4 inches, but only with the aid of building maintenance personnel. Since some floors required very tall windows, Graham had to be resourceful, ensuring structural integrity and working within budget. Graham added window wall units of 4.5-inch depth and in some cases 6-inch depth to meet the structural requirements. It all worked out. Toll Brothers' Project Manager Martin Stroble says, thanks to Graham, "We were able to offer our homeowners a relatively large, high performing sash at a competitive value."