ESRT High Performance Design and Construction Guidelines

EXHIBIT A

ESRT HIGH PERFORMANCE SUSTAINABLE HEALTHY DESIGN AND CONSTRUCTION GUIDELINES

Table of Contents:

A. General

B. Energy Efficiency

C. Lighting

D. HVAC – General

E. HVAC – Building-Specific

F. Plug Loads

G. Water Efficiency

H. Materials and Resources

Contractor Guidelines

Commissioning

A. General: 1. Smoking and vaping shall not be permitted anywhere indoors or outside the building, except in designated smoking areas located at least 25 feet (or the maximum extent allowable by local codes) from all entries, outdoor air intakes, and operable windows. 2. For the avoidance of any doubt, nothing contained in these ESRT High Performance Design and Construction Guidelines shall be construed to modify the provisions of Article 1 of this Lease or impair any of Landlord's consent rights pursuant to Article 8 of this Lease. B. Energy Efficiency: 1. Exceed ASHRAE 90.1-2016 and IECC 2018 standards, meet or exceed NYStretch Energy Code 2020, meet or exceed 2020 NYC Energy Code and relevant successor codes.

2. Comply with Energy Star for Tenant Spaces requirements for design, construction and data sharing.

3. Cooperate with Landlord to follow and implement the Tenant Energy Optimization Process (TEOP) including development of an energy model using a DOE aligned program such as eQUEST or Trane Trace, during early schematic design and integration of recommended energy measures package into final design and construction. 4. The building standard is to provide 36 Channel Satec Meters in each electrical closet. This means 12 three phase loads can be metered by each Satec Meter, up to 36 single phase loads or a combination of 3, 2 and single phase loads. These meters shall meter the Tenants total electrical consumption through the use of Current Transformers (CTs) that are installed on the main feeds to the panel boards serving the tenant area. As a principal channel 1-12 shall be dedicated to the metering of the feeds to the main panel boards and sub-panel boards. Channels 13-36 will be used to monitor other categories as described below and the panel boards shall be designed in such a way to allow submetering through the use of CTs: a. The main panel boards shall be metered using CTs on the main feeds and these shall be connected to Channels 1 through 6 of the Sated Meter b. Lighting loads shall be served from a dedicated lighting panel, and the CTs shall be provided to meter the entire panel and connected to channels 7, 8 & 9 of the Satec Meter c. The MER panel boards serving AHUs, unit heaters, OAF, VAV and other control panels etc. shall be metered using CTs on the feed to the panel board connected to channels 10,11 & 12. d. Plug loads shall be metered using one CT per panel with plug loads grouped together on one panel, and separated from other loads that are to be metered. For example, if a panel has 30 plug load circuits and 5 non plug load circuits, the panel could get a CT and the 5 non-plug load circuits would get CTs to deduct non-plug loads from the panel total. e. IT server rooms, including CRAC, UPS, IT racks and outlets shall have individual circuits in panel to be provided with CTs or CT on feed to dedicated panel. f. Pantry, dishwasher, refrigerator/freezers, microwave, outlets shall have CTs per circuit or on feed to dedicated panel g. VFD driven motors with VFDs integrated shall be set up in the BMS with trending of motor kWh and kW points h. Hot water heaters shall have a CT on the circuit serving them

The final circuiting and channel numbers shall be defined in the design documentation and record drawings to ensure the metering tags are correct and accurately setup on the Satec System and the BMS.

C. Lighting: 1. Target LPD of 0.5W/SF or less. This can be achieved in most cases through efficient lighting design, use of low wattage fixtures and lamps and reflective surfaces as well as LED task lights.

2. Specify 100% LED lamps.

3. Implement lighting controls, including daylight dimming controls for all daylit areas and vacancy/occupancy sensors for all connected lighting load. Daylight-responsive controls shall be provided to control lighting within 15 feet of windows and under skylights. 4. Vacancy sensor controls shall be installed to control lights in enclosed offices, training rooms, conference/meeting/multipurpose rooms, copy/print rooms, lounges, employee lunch and break rooms, storage rooms, closets, other spaces enclosed by floor-to-ceiling height partitions. As per code the lights in the rooms shall be switched on by switch and go off after 15 min of no occupancy

5. Occupancy sensor (dual technology) controls shall be installed to control lights in open plan office areas and restrooms and to turn lights off after 15 minutes.

6. Provide a BACnet license for all new lighting control panels and any existing lighting control panels which have this capability and provide a connection to the BMS to communicate the status of the occupancy sensors and to allow a remote on/off cycling of the lights to refresh the lighting control panels in the event of ‘freezing’ . Co-ordinate with the HVAC layouts to ensure both lighting and HVAC zones align. Document occupancy sensor zone names on floor plans to allow automatic energy saving in the HVAC system using lighting system data. 7. Consider optimizing daylight and views for occupants, which may be achieved through a design that includes interior rather than perimeter offices or perimeter offices with glass fronts if perimeter offices are a design requirement. 8. Lighting calculations to demonstrate alignment with circadian rhythm and electric lights maintain illuminance equivalent melanopic lux of 150-300 at workstations (measured on the vertical plane facing forward four feet above the finished floor to simulate the view of the occupant). 9. Consider furniture partitions to be 42” or lower in height in order to allow for access to daylight and views. Additional privacy may be achieved through clear partition glass installed above the furniture panels. 10. Design and build to offer occupants control of lighting. Consider providing task lights with dimmers or at least three light levels (on/off/mid) at all workstations. Consider providing multi- zone controls in multi-occupant spaces (such as conference rooms) with at least three lighting levels or scenes.

11. Use light sources with a CRI of 90 or higher.

12. Consider providing manual or automatic glare control devices (shades or blinds) in all regularly occupied spaces.

D. HVAC – General

1. Calculations: As per NYC Energy Code and NYC Mechanical code the designer shall perform HVAC load calculations using an engineering software, for example Trane Trace. The loads and should be submitted as part of the DD and CD submission and the design input values should be summarized, including envelope, lighting, equipment, IT and loads per person on btu/sf. 2. Right size equipment based on efficient lighting and plug loads (as stated in the plug load section below target lighting load of 0.5 Watts per square foot and plug load of 80 Watts per workstation or less). Lighting loads in calculations shall be based on the actual lighting design. Equipment load assumptions shall be documented on a per workstation basis in individual workspace areas and on a per room basis for collaboration and break spaces.

3. Ventilation calculations shall be performed and the aggregate ventilation rate per square foot and supply air flow rate per square foot shall be reported. (ASHRAE 62)

4. The cooling coil shall be selected based upon the anticipated mixed air conditions and the ERV.

5. The design supply air flow rates should be calculated based upon the load model, and the airflow rates/sq ft shall be indicated on the drawings for each zone. Typically, the average supply air for the floor would not exceed 0.8 CFM/ sq ft excluding the IT rooms.

6. All HVAC systems design and efficiency levels shall exceed ASHRAE 90.1-2016 or IECC 2018, meet or exceed NYStretch Energy Code 2020, 2020 NYC Energy Code and relevant successor codes.

7. Air or waterside economizer to be provided on all new equipment and retrofitted to existing air- cooled DX systems serving the project area.

8. Modulating motorized outside air dampers and air flow measurement stations must be designed, installed, tied into the BMS and commissioned. Dampers must be AMCA leakage class 1A.

9. All sources of heating and cooling within a single space shall be controlled and interlocked together. For example, perimeter heating must be controlled using the perimeter heating output on a VAV box controller, air handling unit (AHU) or VRF control system etc. Any supplemental cooling systems, e.g., VRF fan coil systems, must have continuously synchronized heating and cooling setpoints with base building systems serving the same space. Having independent and uncoordinated controls for multiple systems within the same space is prohibited by this standard and energy code. Any existing systems within the project boundary shall be updated to meet this standard. All radiators must be tied into the same control system as the cooling system and fitted with modulating valves.

10. Where multiple HVAC zones exist within a single open area, the setpoints of each zone shall be synchronized to prevent simultaneous heating and cooling.

11. Zone controls shall automatically maintain a minimum 5F deadband between space cooling and heating setpoints. That is, if a space is set to 75F cooling and 70F heating and the occupant increases the heating setpoint to 72F, the cooling setpoint shall automatically be increased to 77F. 12. Where a single zone comprises multiple spaces, the spaces shall have similar loads and the same solar orientation. Do not combine, for example, north and east facing perimeter offices on the same zone. It is recommended that all individual offices and meeting/conference rooms are provided with individual VAV boxes and temperature sensors. Where this is not possible, and spaces are served by a common device (e.g., VAV box or FCU) provide variable airflow supply diffusers and individual temperature sensors in each space to allow a degree of individual temperature control. In this case the VAV box will be designed to maintain static pressure upstream of the variable airflow grilles. 13. Implement Demand Controlled Ventilation (DCV) for the space through the use of CO2 sensors or Indoor Air Quality (IEQ) sensors in densely occupied areas 250 square feet or larger, including meeting rooms. Sensors must be between 3 and 6 feet above the floor in open office areas. An IEQ sensor shall be provided in the RA duct to each AHU and be located away from mixed air/outside air intake. Specify a DCV sequence of operation at the zone level consistent with ASHRAE Guideline 36. The zone sensor in densely occupied spaces will increase VAV airflow and the zone sensors together the return air sensor will modulate the AHU OA flow between DCV minimum and design. DCV is recommended but not required for systems equipped with ERVs. 14. Consider installing an air purification system (such as AtmosAir) to reduce gas phase contaminants and biological contaminants in the air. If installing electronic air cleaning systems, ozone levels shall also be monitored in the space. Systems shall be listed to UL 2998 and UL 867. 15. Consider installing an IEQ sensors instead of CO2 or combination CO2, Humidity and Temperature Sensors, to measure and track the following parameters: CO2, PM2.5, TVOC, temperature, and relative humidity. 16. Ductwork design shall be streamlined. Plenum connections should have a minimum 4” 45 degree bevel /chamfer and 6” when transitioning to duct velocities greater than 1200 FPM . Plenum velocities shall not exceed 600 FPM. Bullheaded tees with boot taps on main branches shall not be used above 700 FPM in low pressure ductwork and are forbidden on medium pressure ductwork. The index medium pressure run shall not pass through any boot taps above 800 FPM. Boot taps for branches shall not be used above 1100 FPM main velocity. Mitered elbows with turning vanes shall not be used above 1400 FPM. To avoid system effects, mitered elbows with turning vanes or radiused elbows with splitter vanes shall be used when other fittings are within 5 diameters/characteristic dimensions downstream of an elbow. Higher duct velocities up to 2000 FPM are possible without impacting static pressure by using duct splits and radiused elbows with splitter vanes instead of boot taps.

17. Specify CFC and HCFC-free and low GWP refrigerants.

18. Install energy recovery ventilators (ERV) on ventilation systems to preheat and cool the outdoor air. Consider providing one ERV to serve 2 or more air handling units. Energy recovery systems shall be selected to meet minimum effectiveness requirements of energy code and so as to not impose a fan energy penalty under the fan system power limitations of ASHRAE 90.1-2016 as modified by the 2020 NYCECC or successor codes. ERVs shall be added for all projects where AHUs are replaced or relocated and wherever possible to replace outdoor air fans when AHUs are to be retained.

19. Provide temperature controls for all multi-occupant spaces, such as conference rooms. Provide automatic ventilation and temperature setback based on positive and automatic detection of vacancy. This can be accomplished through a communication link to the lighting control system or a dedicated occupancy sensor. When vacancy is detected, the VAV minimum flow for the zone shall temporarily reset to 0 cfm and the setpoint deadband shall increase by 2 °F. Upon detection of vacancy, the heating setpoint shall decrease by 1 °F and the cooling setpoint shall increase by 1 °F. When occupancy resumes, the reverse shall occur. 20. Ensure HVAC design specifications include operational set points and schedule to meet the most recent version of ASHRAE 55 requirements. Controls contractor to ensure set points are programmed; Commissioning Authority to verify. 21. Install BTU meters at the tenant point of connection to base building chilled water, heating hot water, and condenser water systems. Alternatively, they can be installed in each MER or AHU to capture all Tenant usage. 22. Provide return water temperature sensors for all chilled water, hot water, and condenser water equipment over 5 tons. Provide controls on water cooled DX systems which maintain a minimum 10F condenser/chilled water temperature rise during DX cooling operation and zero flowrate when the compressors are not operating. The DX free cooling coil and FCU cooling coils shall be selected for chilled water temperatures of 45/55 Degrees. 23. Documents shall specify that all duct probes and control raceway penetrating ductwork or air handler casing including internal partitions in air handlers shall be externally AND internally sealed airtight. Holes in walls behind all wall mounted control devices regardless of where they are mounted or what parameter they are sensing shall be sealed airtight. 24. The pressure drop through all chilled water coils (e.g., CRAC free cooling coils, AHUs, FCU, condensers) and associated piping and accessory shall not exceed building standards. Chilled water coils and other loads connected to the chilled water system shall not exceed a pressure drop of 5 ft of water. Provide means of measuring and balancing the chilled water, hot water and condenser water to all equipment. All control valves shall be pressure independent type or have balancing valves with calibrated orifices and memory stops. Where pressure independent valves are used, a calibrated orifice is still required for flow measurement and verification. Electronic pressure independent control valves are acceptable for this purpose. Quarter turn balancing valves are not acceptable. Automatic flow limiting valves are not acceptable. If equipment is not available that meets available systems pressures, the designer shall include a variable speed booster pump in series with the modulating control valve serving the equipment. 25. Three way valves are not permitted on any chilled water, hot water, dual water temperature, or condenser water loads. Any three way valves on existing equipment planned to remain as part of the project shall be replaced with two-way valves. All flow control shall be modulating with two way valves. Water blending systems for chilled beams, radiant cooling, and condenser water loads connected to a chilled water system shall use two way valves to control delivery of chilled water supply together with a local circulator pump. The Cv of valves supplying such blending systems shall be properly selected. Such systems may also incorporate a three-way valve or local injection pump to make use of chilled water returning from AHU coils within the project boundary and outboard of valved connections to chilled water mains, but such piping must be configured with check valves as required to prevent chilled water supply water from being connected directly to chilled water return lines.

26. IT Server Room Requirements: a) Wherever possible, cooling shall be configured with separate hot and cold aisles. All return air shall come from within or overhead of hot aisles, and all cooling shall be supplied into cold aisles at or below the top of racks using radial/laminar flow diffusers, perforated duct, or fabric ducts. In row cooling units, rack door cooling, and rack top cooling units will satisfy this requirement. Console units, wall mounted units and other non-ducted units should not be used. b) All IT equipment shall have air intakes directed to cold aisles and hot air discharges directed to hot aisles. c) All temperature sensors used to control cooling equipment in IT rooms shall be located in cold aisles, preferably with averaging sensors located on rack doors and shall be set to no less than 78 F. d) Doors, heavy curtains, or other air barriers shall be installed extending from the tops of racks to the finished floor between the end of racks and IT room walls to maintain hot and cold aisle separation. e) All unused spaces in equipment racks shall be fitted with blanking panels. f) IT rooms primarily used for network switching equipment and associated uninterruptible power supplies shall be cooled by transferring air from occupied space into the cold aisle and from the hot aisle to the AHU return air duct with a thermostatically controlled transfer fan. Do not provide DX cooling for such rooms without identifying a unique need based on published equipment operating requirements. g) Provide sealed walls floor to slab to ensure air tightness within the IT server rooms and other spaces with supplemental cooling. All pipe, duct and cable penetrations shall be sealed. Provide insulation in the partitions. 27. HVAC General Equipment Specifications: a) VAV chilled water AHUs shall have the following features: directly driven airfoil plenum fans, 4” deep filter rack MERV 13, stainless steel drain pan, tool free access, safety catches on access doors. For airflows less than 10000 CFM AAON V3 series AHUs may be used to save space. Otherwise, modular units from JCI, Trane, Carrier, or Nortek shall be used. b) Water-cooled DX units shall be Mammoth V-Cube, Daikin SWP or Trane Modular and shall have shell-and-tube condensers with control valves per circuit and water economizer coils. Water side pressure drops must not exceed the available differential pressure. c) VRF equipment shall be Mitsubishi, Samsung, Daikin, LG, Fujitsu, Hitachi or approved equal performance, and shall be provided with a BACnet interface for monitoring. d) ERVs may be separate from the AHU or integrated within the AHU. ERVs shall be Semco FV, Greenheck ERV; shall be from the modular AHU line of JCI, Trane, Carrier, or Nortek. A single ERV may be used to serve 2 AHUs. ERV wheels shall have effectiveness ratings that meet the fan system power exemption in ASHRAE 90.1-2016 or successor standards. ERV fans shall be variable speed and air flow monitoring shall be provided in exhaust and supply ducts by way of VAV boxes at each AHU if airflow is controlled independently for each AHU or can be provided at the ERV intake and exhaust ducts if airflow is manually balanced for each AHU. Provide MERV 8 filters on the outdoor intake and exhaust air before the wheel/heat exchanger.

E. HVAC – Building Specific Requirements

Empire State Building:

New

a) Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. Add heating coils to VAV boxes. Heating coils shall be sized for 115/105°F. Pipe all new hot water coils to base building low temperature hot water riser. b) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. c) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. d) Supplemental units shall be water-cooled DX with chilled water coil. Chilled water coil shall be piped with a modulating valve for discharge air control. DX condenser shall be piped in bypass on the return with a dedicated circulator. Series piping of coil and condenser shall not exceed building standard CHW AHU pressure drop and shall provide modulating water flow in both DX and CHW modes of operation.

Renewal/Retrofit

a) Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. b) Where ductwork and VAV boxes are being replaced, add heating coils to VAV boxes. Where no HVAC fit-out work is planned, add heating coil to AHU. Heating coils shall be sized for 115/105°F. Pipe all new hot water coils to base building low temperature hot water riser. c) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. d) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. e) Supplemental units shall be water-cooled DX with chilled water coil. Chilled water coil shall be piped with a modulating valve for discharge air control. DX condenser shall be piped in bypass on the return with a dedicated circulator. Series piping of coil and condenser shall not exceed building standard CHW AHU pressure drop and shall provide modulating water flow in both DX and CHW modes of operation.

1333 Broadway:

New

a) Air conditioning systems shall be air-cooled VRF with condensing units located in an appropriately insulated and waterproofed MER room within the tenant area. Subject to landlord’s approval, tenant may locate condensing units in an area to be designated by landlord on the roof with interconnecting piping and wiring to be routed as per landlord’s direction. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating control of existing steam radiators through the VRF fan coil controllers or independent zone controllers and tie into base building BMS. d) Supplemental cooling shall be provided by VRF units.

Renewal/Retrofit

a) Any existing to remain constant volume units must be converted to single zone VAV or multi- zone VAV systems as necessary for code compliance. Constant volume control will not remain. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating control of existing steam radiators through independent zone controllers and tie into base building BMS. d) Existing supplemental units may remain until the suite is converted to VRF.

1350 Broadway:

New

a) Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. Constant volume control will not remain. Remove and replace all air-cooled DX units with chilled water VAV AHUs. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. d) Supplemental cooling shall be provided by exhaust fans where cooling load permits. If there is a need for more cooling than an exhaust fan can provide, an air-cooled DX unit may be installed.

Renewal/Retrofit

a) Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. b) Existing to remain constant volume units must be converted to single zone VAV or multi-zone VAV systems as necessary for code compliance. Constant volume control will not remain. c) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. d) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. e) Supplemental cooling shall be provided by exhaust fans where cooling load permits. If there is a need for more cooling than an exhaust fan can provide, an air-cooled DX unit may be installed.

1359 Broadway:

New

a) Air conditioning systems shall be air-cooled VRF with condensing units located in an appropriately insulated and waterproofed MER room within the tenant area. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating control of existing steam radiators through the VRF fan coil controllers or independent zone controllers and tie into base building BMS. d) Supplemental cooling shall be provided by VRF units.

Renewal/Retrofit

501 7th Avenue:

New (Floors 2-4)

a) Building standard self-contained water-cooled DX VAV air conditioning units (AHUs) with associated low and medium pressure ductwork with VAV boxes.

b) Add heating coils to VAV boxes. Heating coils shall be sized for 120/110 °F. Pipe all new hot water coils to on-floor water to water heat pump (WWHP). Where WWHP has not yet been installed, provide a new WWHP tied into the base building condenser water system to generate low temperature hot water for the floor. c) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. d) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. e) Supplemental units shall be water-cooled DX tied into the existing condenser water loop with water-side economizer.

New (Floors 5 and Above)

a) Building standard self-contained water-cooled DX VAV air conditioning units (AHUs) with associated low and medium pressure ductwork with VAV boxes. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. d) Supplemental units shall be water-cooled DX tied into the existing condenser water loop with water-side economizer.

Renewal/Retrofit

a) Building standard self-contained water-cooled DX VAV air conditioning units (AHUs) with associated low and medium pressure ductwork with VAV boxes. Existing to remain constant volume units must be converted to single zone VAV or multi-zone VAV systems as necessary for code compliance. Constant volume control will not remain. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. d) Supplemental units shall be water-cooled DX tied into the existing condenser water loop with water-side economizer.

1400 Broadway:

New

a) New air conditioning systems shall be air cooled VRF with condensing units located in an appropriately insulated and waterproofed MER room within the tenant area. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Provide modulating control of existing steam radiators through the VRF fan coil controllers or independent zone controllers and tie into base building BMS. d) Supplemental cooling shall be provided by VRF units.

Renewal/Retrofit

250 W 57th Street:

New

a) Air conditioning systems shall be chilled water systems at the end of equipment life. Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. Remove and replace all air-cooled DX units with chilled water VAV AHUs. b) Add heating coils to VAV boxes. Heating coils shall be sized for 120/110 °F. Pipe all new hot water coils to base building low temperature hot water riser. c) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. d) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. e) Supplemental units for year-round operation shall be water-cooled DX with chilled water coils. Chilled water coil shall be piped with a modulating two-way valve for discharge air control. DX condenser shall be piped in bypass on the return with a dedicated circulator. Series piping of coil and condenser shall not exceed building standard CHW AHU pressure drop and shall provide modulating water flow in both DX and CHW modes of operation. f) Supplemental units which do not require operation during cooler weather after hours or cold winter weather may be CHW only, however cooling will not be available when the building’s chilled water loop is in overnight heating mode. The pressure drop shall match building standard CHW unit pressure drop and the control valve shall provide modulating flow.

Renewal/Retrofit

a) Air conditioning systems shall be chilled water systems at the end of equipment life. Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. Any existing to remain constant volume units must be converted to single zone VAV or multi-zone VAV systems as necessary for code compliance. Constant volume control will not remain. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. c) Where ductwork and VAV boxes are being replaced, add heating coils to VAV boxes. Heating coils shall be sized for 120/110 °F. Pipe all new hot water coils to base building low temperature hot water riser. d) Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. e) Supplemental units for year-round operation shall be water-cooled DX with chilled water coils. Chilled water coil shall be piped with a modulating valve for discharge air control. DX condenser shall be piped in bypass on the return with a dedicated circulator. Series piping of coil and condenser shall not exceed building standard CHW AHU pressure drop and shall provide modulating water flow in both DX and CHW modes of operation. f) Supplemental units which do not require operation during cooler weather after hours or cold winter weather may be CHW only, however cooling will not be available when the building’s chilled water loop is in overnight heating mode. The pressure drop shall match building standard CHW unit pressure drop and the control valve shall provide modulating flow.

One Grand Central Place:

New (Floors 1-47)

landlord on the roof with interconnecting piping and wiring to be routed as per landlord’s direction. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. Consider electronic air cleaning (bipolar ionization). c) Provide modulating control of existing steam radiators through the VRF fan coil controllers or independent zone controllers and tie into base building BMS. d) Supplemental cooling shall be provided by VRF units.

New (Floors 48-55)

a) Building standard VAV air handling unit (AHU) with chilled water coil and associated low and medium pressure ductwork with VAV boxes. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. Consider electronic air cleaning (bipolar ionization). c) Where ductwork and VAV boxes are being replaced, add heating coils to VAV boxes. Heating coils shall be sized for 120/110 °F. Pipe all new hot water coils to base building corridor chiller riser. Provide modulating electronic control of existing steam radiators through VAV controllers and tie into base building BMS. d) Supplemental cooling shall utilize chilled water. BTU metering is recommended if cost allocation associated with after-hours usage is required.

Renewal/Retrofit

a) Any existing to remain constant volume units must be converted to single zone VAV or multi- zone VAV systems as necessary for code compliance. Constant volume control will not remain. b) Provide an energy recovery ventilator (ERV) on outdoor air and exhaust. Consider electronic air cleaning (bipolar ionization). c) Provide modulating control of existing steam radiators through independent zone controllers and tie into base building BMS. d) Existing supplemental units may remain until the suite is converted to VRF.

111 West 33rd Street:

New & Renewal/Retrofit

a) Air conditioning shall be provided by chilled water VAV systems. Building standard for interior zones is VAV air handling units with dual temperature (heating/cooling) coil and associated low and medium pressure ductwork with VAV boxes. b) Perimeter zones shall be heated and cooled by two-pipe induction units which are served by served by constant volume air handling units. Any existing induction units which lack motorized control valves shall be retrofit with same. c) Where space permits in existing MERs, provide an energy recovery ventilator (outdoor air and exhaust) for AHUs. d) Supplemental cooling may be provided using water-cooled DX units tied into the condenser water loop with water-side economizer. DX units shall be provided with two position control valves which shall close when the DX system cycles off and shall have two-way head pressure control valves which modulate flow when the DX system cycles on.

F. Plug Loads:

1. ESRT’s standard Load Letter form shall be utilized and completed for ESRT review prior to CD phase.

2. Specify equipment and appliances including, without limitation: computers, monitors, printers, refrigerators, dishwashers, water coolers, food service and pantry equipment, copiers, and A/V and IT equipment that meet or exceed ENERGY STAR and California Energy Commission’s latest appliance standards. 3. Implement automatically controlled plug load management strategies including occupancy sensors, outlet-based controls, circuited controls, and/or software programs for all 120 volt 15- and 20-amp receptacles in the space other than and critical loads that must be highlighted in the design, for example, receptacles for refrigerators, and dishwashers. Equipment and receptacles may be controlled through software-based technology and must be visually marked to differentiate from controlled receptacles. For pre-built spaces without FF&E, tenant FF&E packages shall be reviewed for compliance with this requirement. 4. Enable sleep/hibernate mode on all equipment. Computers are enabled for overnight software updates in this mode.

5. Target IT equipment loads or less than 80W per workstation average demand during operating hours.

6. Ensure Video Displays and Screens are scheduled to turn off during non-occupied periods.

G. Water Efficiency: 1. Specify WaterSense fixtures for any fixture type that is eligible.

2. Specify fixtures having the following maximum flush/flow rates: a) Water closet flush volume 1.28 GPF b) Urinal flush volume is 0.125 GPF c) Pantry sink flow rate is 1.0 GPM and include specification for an aerator d) Lavatory faucet flow rate is 0.35 GPM. e) Shower flow rate is 1.5 GPM.

3. Install under counter, point of use hot water heaters or wherever possible heat pump water heaters. Hot water recirculation systems shall be extended to all lavatory stop valves and within 10 piping feet of stop valves for sinks and showers. Recirculation systems shall be controlled based on recirculation line temperature and occupancy detection in spaces with fixtures.

H. Materials and Resources: 1. Provide dedicated clearly labeled areas for the collection and storage of recyclable materials.

2. Recyclable materials must include mixed paper, corrugated cardboard, glass, plastics, and metals. Take appropriate measures for the safe collection, storage, and disposal of batteries, mercury- containing lamps, and electronic waste. All eligible materials must be properly disposed of in receptacles labeled per NYC Department of Sanitation regulations. Post educational signs in common areas routinely visited to educate employees on requirements.

3. Specify recycled content materials whenever possible, which may include, without limitation, gypsum board, acoustical tiles, carpet and carpet backing.

4. Specify regionally produced and extracted materials (within a 500-mile radius) whenever possible.

5. Specify rapidly renewable resources whenever possible, such as bamboo, wool, linoleum and cork.

6. Specify and use wood products certified by the Forest Stewardship Council (FSC).

7. Specify products that have Environmental Product Declarations (EPD).

8. Specify products that have Health Product Declarations (HPD), Cradle-to-Cradle certification, or Declare labels.

9. Specify and install low-emitting (low or no Volatile Organic Compounds) wet-applied products, including adhesives, sealants, paints, and coatings. Wet-applied products should be Greenguard Gold certified.

10. Specify and install low-emitting flooring systems. Flooring products should be certified by either CRI Green Label Plus (carpet) or FloorScore (resilient flooring).

11. Specify and install low-emitting ceiling systems. Ceiling systems should be Greenguard Gold certified.

12. Specify and install low-emitting systems furniture and seating.

13. Specify and install composite wood and agrifiber products, including particleboard, MDF, veneer plywood, and plywood to meet EPA TSCA Title VI or California Air Resources Board (CARB) ATCM for formaldehyde requirements for ultra-low-emitting formaldehyde (ULEF) resins or no added formaldehyde resins (NAF).

14. Do not specify materials listed on the International Living Future Institute Red List: https://living- future.org/declare/declare-about/red-list/

Contractor Guidelines: 1. Abide by all specification requirements in sections above and below.

2. Develop and implement a construction waste management plan at least as rigorous as ESRT’s Construction Waste Management Plan.

3. Divert construction waste from landfills through methods such as material reuse, source- separated recycling, purchasing to reduce packaging, manufacturer take-back programs and donation programs. 4. Achieve minimum 50% total waste diversion and aim to achieve 75%. Include target recycling and diversion percentages and monthly diversion reporting in waste hauler contracts. Monthly waste diversion records by weight to be provided to ESRT.

5. Implement Construction Indoor Air Quality Management Plans during performance of work and prior to occupancy to minimize the presence and spread of air pollutants.

6. Implement strategies for HVAC protection, source control, pathway interruptions, housekeeping, and scheduling at least a s rigorous as those detailed in ESRT’s Construction Indoor Air Quality Management Plan. 7. Consider conducting indoor air quality testing after construction is complete and prior to occupancy to demonstrate that contaminant maximum concentrations are not exceeded. At a minimum, testing should be conducted for CO2 and TVOC concentrations. Testing and Commissioning: 1. A third party commissioning agent shall perform commissioning of energy systems within the tenant space or installed as part of the tenant’s lease agreement including, without limitation, lighting, lighting controls, HVAC systems, BMS (including, but not limited to, VFDs, CO2 sensor calibration and DCV BMS and OA tie-in, motorized OA damper tied into DCV and BMS, static pressure or discharge air temperature reset, supply and return air setback schedules, air and water side economizers), Testing and Balancing of air and hydronic systems, functional testing of applicable equipment, and electrical to ensure design optimizes performance and systems are constructed and function per efficient design. 2. A commissioning report shall be submitted to ESRT for review prior to occupancy of the space, and whenever ESRT requests throughout the Term (no more than annually with a target of every 3-5 years), and shall include, but not be limited to, all systems listed above. See below for specific commissioning requirements: a) All batteries in existing wireless sensors and devices shall be replaced during the fitout b) Any existing temperature sensors and CO2 sensors that are to be retained as part of the fitout/renovation shall be checked for calibration with a PE certified report of results c) Outdoor air dampers shall be verified for correct operation and tight shutoff upon completion of the works, including existing dampers d) Verify all individual offices, conference rooms have been provided with independent controls and that the corresponding sensors and controls have been point to point tested e) Verify that the perimeter radiator valves are functioning correctly and that they are being controlled by the correct VAV box and zone temperature sensor f) Verify the panel boards have the correct schedules, and that the CTs have been installed correctly and are displaying with the correct references (load type, board reference) in the Satec and BMS system. g) Verify that water detection and isolation valves have been installed on all chilled water and heating water supply and return pipes to each MER h) Confirm the design flowrate from the AHUs and ERVs and measure the static pressure within the duct at the design flowrate to ensure this is the value entered into the BMS and not a default or random value. i) Verify the maximum and minimum flowrates for the VAV boxes have been setup in the BMS as per the design drawing j) Confirm the location of the temperature sensor/controllers in the IT room is in the cold aisle located out of the airstream k) Measure the lighting levels within the spaces and ensure that the light outputs of each fitting has been adjusted to achieve (not exceed) the designed lighting level. l) Verify the lighting zones are as per the design and that the daylight harvesting has been enabled and is working m) Verify the time schedule has been setup for any lighting zone that is not controlled by occupancy sensors

n) Verify the lighting control system has been connected to the BMS and that the occupancy status is being used to control HVAC setback o) The manufacturer shall commission the Ionization system to ensure it is installed and functioning correctly and that the correct level of output has been set. Measurements shall be taken of the air quality to verify its operation.

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