NYLO Dallas Hotel Southside

Dallas, Texas

Sustainability

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NYLO Dallas South Side will be a 76-room boutique hotel, currently under construction, that is scheduled to be completed in July of 2012.  The project is an adaptive reuse of a 100-year old five-story building that has sat vacant for more than a decade.  Formally part of the Sears, Roebuck, and Co.’s warehouse and retail complex, it will now become an active part of the revitalized mixed-use community at South Side on Lamar.  Developed by Matthews Southwest, the building will be owned by Matthews Southwest and the Dallas Police and Fire Pension System.  This will be the third hotel in the DFW metroplex to be operated by NYLO Hotels and the first to pursue LEED certification.  The project is registered under the LEED 2009 NC Rating System and is pursuing LEED Gold certification.

transit

Site
The site for the hotel is a particularly sustainable one; it is within half a mile’s walking distance of two DART light rail stations, is considered a brownfield due to asbestos contamination that was recently remediated, and it is within half a mile of many basic community services.  No new parking will be added as a result of the new hotel, and the carbon footprint of the hotel will be lower as a result of its convenient proximity to the light rail stations.  The existing asphalt parking adjacent to the building will be replaced with concrete that will reduce the site’s contribution to the heat island effect, and the existing roof (besides the structure) will be replaced with a high albedo roof deck and 2,700 square foot addition, also with high albedo roofing.  Rainwater collection from the roof of the addition and added vegetation (both at the roof and adjacent to the building) will reduce stormwater runoff from the site.

Adaptive Reuse
Most of the existing building is being reused for the new hotel.  Matthews Southwest purchased the building as a shell, so construction will involve very little demolition.  The exterior of the building will be restored to its original character; granite cladding at the ground level, which is not original to the building, will be reused.  Since the building’s historical status does not allow the windows to be replaced, low-E acoustical storm windows will be added for each of the guestroom windows, and low-E film will be added to all of the glazing at the ground floor.  The roof structure will remain, but the existing roofing will be replaced with a R-37 high albedo roof.  An elevated platform will be constructed over most of the roof for a rooftop deck and bar that will include the 2,700 square foot addition with conditioned space, 5,000 square feet of exterior gathering space, and a pool.  The existing platform that formerly supported a cistern will now support a new cistern; this cistern will collect rainwater from the uppermost roof and provide water for all of the landscape’s irrigation needs in a typical year.

Much of the interior of the building will be preserved as well; existing finishes and new finishes will work together to create a modern and also vintage aesthetic that will show respect for the history of the building.  The existing interior finish of the exterior walls, a combination of exposed brick and plaster, will be preserved.  The underside of the floor slabs will be left exposed, much of the existing concrete floor will be touched up and sealed, and the concrete columns will also be left exposed.  On the ground floor, existing terrazzo will be preserved.  A sizable component of the budget is dedicated towards restoration of the building, so the percentage of funding dedicated to purchasing virgin materials is minimal.

01 plan

06 plan

Energy
Due to the building’s historical status, the team had limited opportunities to improve the efficiency of the existing envelope, but modifications were made where possible.  The low-E storm windows and low-E film will drastically reduce solar heat gain for the existing windows, and the new roof and addition will be highly efficient.  While the exterior walls will not be modified, the brick walls (which are an average of four wythes thick) contribute towards energy efficiency through the brick’s thermal mass properties.  The mechanical system will be an efficient water heat pump system, which borrows chilled water from the adjacent South Side on Lamar (also owned by Matthews Southwest).  The hot water heating system will be an innovate condensing hybrid tankless system which exceeds Energy Star standards, and the lighting will be efficient as well.  An energy management system for the guestrooms includes a key card switch, which turns out the lights when guests leave the rooms, and an occupancy sensor controlled thermostat, which adjusts the room temperature when it is unoccupied.

Water
Hotels consume a great deal of water, so water conservation was a priority for the design team from the beginning of the design process.  As previously discussed, all of the site and roof vegetation will be irrigated with rainwater collected in a cistern on the roof.  The team also considered collecting condensate for irrigation, but cistern analysis calculations indicated that due to the specification of native and adapted vegetation, the rainwater collected on the uppermost roof in a typical year will supply more than enough water for the site’s irrigation needs.  At the staff restrooms, AQUS reclaimed water systems will capture graywater from the sinks and from the showers draining to plumbing in the cavity wall above, then will use that water to flush the toilets in those restrooms.  The combination of the staff restroom graywater recycling and low-flow fixtures will allow the project to achieve over 35% in water use reduction over the baseline case per LEED Credit WEc3.  Laundering for the hotel will be done off-site, but NYLO will give guests with longer stays a choice concerning daily laundering and will provide educational materials to guests on the importance of water conservation.

Materials
Materials and products for the hotel have been carefully specified to limit the use of virgin materials for the hotel and to reduce the embodied energy of the materials.  As well as limiting the purchasing of new materials through reusing and restoring existing finishes in the building, the team researched potential materials and products to find those with high percentages of recycled content.  Per LEED Credit MRc4, recycled content will make up at least 20% of the new material content (excluding MEP) used in the renovation.  Wherever possible, the team specified materials that have traveled within close proximity to the site from the extraction of raw materials (or recovery of recycled materials) to manufacturing to onsite delivery.  Per LEED Credit MRc5, regional content will make up at least 30% of the new material content (excluding MEP) used in the renovation.  In order to reduce waste, at least 75% of construction and demolition debris will be diverted from the landfill through recycling or material reuse.

Occupant Health
When making design decisions and specifying materials, the team also considered the health and well-being of the construction team and future occupants.  A comprehensive indoor air quality management plan is limiting the exposure of construction workers to unhealthy contaminants during construction, and it will reduce the presence of unhealthy contaminants post-occupancy.  All paints, coatings, adhesives, and sealants applied onsite and used inside the building envelope will be low-emitting, all carpet will be Green Label Plus as certified by the Carpet and Rug Institute, and all composite wood products will have no added urea-formaldehyde.  About 99% of the regularly occupied space in the hotel will have access to outdoor views, and the low-E coatings have visible transmittance values of at least 50% so as to maintain a useful level of daylighting for occupants through existing windows.        

Professional Services Provided:

(click links below to find out more)

- Architecture | Interiors
- Sustainability
(LEED GOLD CERTIFIED)
- Strategic Branding

 

Size: 61,000 SF
Rooms: 76
Budget: $10 Million
Opening: 2012

Professional Services Provided:

- Architecture

Size: 61,000 SF
Rooms: 98
Opening: 2015

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