The project team constructing TSX Broadway—a 550,000-sq-ft hotel, theater, dining and retail tower in Manhattan’s Times Square—has no shortage of choices in naming the $2.6-billion megaproject’s biggest challenge.

将109岁的1,657个座位的宫殿剧院从其底层底座提升到建筑物高31英尺的新鲈鱼，这是一个强大的竞争者。

Carving out two basement levels under an already existing structure on Broadway, at one of the busiest corners in the world, also ranks pretty high.

但是，在四层楼上架设大量的后混凝土桁架盒也必须进行评分，拆除现有的45层建筑物中的大多数建筑物也在第七大街和西47th St.。交叉。

But the show-stopper will be executing those tasks simultaneously or sequenced tightly, says Eric McGovern, president and CEO of Pavarini McGovern, construction manager for the developer team of L&L Holding Co., Maefield Development and Fortress Investment Group.

“It was hours and hours and nights and days of just intense coordination between a large design team and the construction team and all the consultants,” he says.

The 580-ft-tall tower, set to finish early next year, isn’t following the urban redevelopment playbook of demolition, foundations and then erection, says Robert Israel, L&L executive vice president. While initial demolition work started in 2018 and the new building topped off last month, use of a zoning exemption that requires keeping 25% of the old structure has led to tasks such as foundation work taking place later in the schedule.

TSX Broadway, seen at left the day the theater lift began, will boast a hotel, lounge and bar, outdoor terrace, large retail spaces, dining and performance venues both indoors and outdoors—with the latter expected to draw massive crowds, as depicted at right.
Photo (left) by Eydie Cubarrubia, (right) courtesy L&L Holding Co.

他说：“直到今天，我们仍在对这个项目进行拆除工作，我们已经脱颖而出。”“这是非常不规则的。”

TSX also features a carefully tailored design, says Cawsie Jijina, principal at Severud Associates Consulting Engineers, the project’s structural engineer, which worked alongside Mancini Duffy as architect of record, Perkins Eastman as building envelope designer and PBDW on theater design. Other team members include Sorbara Construction, Urban Engineering, McLaren Engineering Group, post-tensioning consultant VSL and Langan Engineering.

“This is a highly complex project,” Jijina says. “Just following the load paths from roof to foundation is a feat.”

麦戈文说，这种复杂性的主要例子是张贴后的混凝土转移桁架，这是北美第二大的混凝土转移桁架。该结构具有三个后张紧的大梁 - 宽120英尺，宽4.5英尺，深44英尺，它们有助于形成横跨下面剧院的桌面，并支撑上面的669个房间的酒店塔。

虽然原始设计要求使用钢桁架，但高制造价格使该选择的吸引力降低了。L＆L董事总经理David Orowitz说，在现有塔的紧密信封内举起的钢梁也给剧院盒带来了风险，并为团队保留所需的结构功能带来了风险。

他说：“试图让巨型钢铁成员进入该站点是不切实际的。”

A crew member works on the TSX Broadway project before the concrete pour.
照片礼貌L＆L Holding Co.

Erecting the concrete truss last spring still was challenging because of the theater below, which prevented use of extensive shoring supported by the ground. The design instead used the steel truss from the old tower as an initial construction platform to support temporary shoring and bracing, Jijina says.

The truss required three different tendon-stressing stages, McGovern says. Re-tensioning occurred each time the team added the weight of 10 new levels to the tower. “You can’t do all your stressing at one time,” he explains.

该团队最终将大梁与16英寸厚的铸造混凝土板并列在12层和16层。

Crews began building the new tower after the old DoubleTree Hotel on the site was demolished and before the theater was ready for liftoff.
照片礼貌L＆L Holding Co.

与旧

拆除了三十年前在宫殿剧院建造的1568百老汇大厦，最近用作Doubletree酒店，是将结构转变为具有高端零售和餐饮的豪华酒店的关键一步广告空间。

To meet requirements to use 25% of the old 45-story structure and keep the site’s overbuilt zoning status, the team opted to save floor slab sections in its lower portion, Israel says. “That allowed us to demolish the tower down to the 16th floor,” he says. “We actually took out the old column structure. All that remains are the slabs—everything else is gone.”

That strategy also opened a space between the third and eighth floors on the eastern half of the footprint, where the theater is going. The new building’s podium also has a western segment that stands alongside the theater.

After the theater lift, the cellar and the first and second floors will have column-free spaces for retail tenants that can fully use 100 ft of Times Square street frontage, Orowitz says. The developers expect to have at least two anchor retail tenants. “We wouldn’t have lifted the theater if we weren’t on the most trafficked corner in the Western Hemisphere,” he says.

在历史悠久的建筑开始缓慢地升级到TSX百老汇之前，工人将液压置于宫殿剧院的下方，这是一座塔楼，这是一座建造的塔楼。
照片礼貌L＆L Holding Co.

该塔将在10个较低地板上有75,000平方英尺的灵活零售空间，剧院的三楼大厅和30,000平方英尺的用餐 - 包括10,000平方英尺的户外露台。

The building allocates support space in the cellar levels for theater and hotel back of house functions; for the hotel lobby and for dining on the 11th floor; and for electrical vault, mechanical systems and other utilities in the truss from the 12th to 15th floors. The project also is incorporating capacity to reach millions of visitors with its outdoor stage and massive exterior signage, Orowitz says.

“All of those pieces require different experts, different designers, different perspectives on how to commercialize them,” he says.

在现有塔的紧密信封内举起的钢梁对剧院盒和团队保留所需的结构特征带来了风险。
照片礼貌L＆L Holding Co.

拆除，挖掘，稳定

安全地解构了始于2018年底的旧塔楼，涉及在毗邻建筑物之间拥挤的角落遗址上的复杂支撑，支撑和拆除技术。一个关键的策略是硬化旧的电梯轴，以制造溜槽，以去除废料和碎屑，船员从上到下将塔挤压。

麦戈文说，2020年的流行锁定也短暂地减少了拆除阶段时代平方英尺的流量。

On the lower portion of the tower, demolition was more selective. The team reinforced slabs it was keeping by thickening them, creating a higher load capacity able to span twice the prior length and allowing for the removal of interior columns, Jijina says.

麦戈文说，同时，该团队正在钻孔，并挖掘出新的子层面，从基岩中降低了30英尺，而所有旧塔楼的剩余部分都站在上方。

他说：“虽然这一切都在发生，但您必须稳定建筑物的25％，因此有一个整个独立的设计必须与结构设计并发和支持。”Jijina说，这些稳定的工作包括顺序拆除地板，加固现有柱以及用临时衣架代替其他柱子。

麦戈文说，团队还必须考虑剧院基础。

他说：“剧院有自己的基础系统专注于一个单独的团队。”“周围的其他所有东西 - 支撑转移桁架的新网格的新基础和基础 - 都可以同时进入。”

Lifting the Palace

精心编排的剧院电梯（从1月7日开始）本身就是一个项目。

首先，具有里程碑意义的沃德维尔时代的表演场地（Nederlander组织在1965年变成了百老汇剧院，仍然拥有 - 正在进行5000万美元的大修，包括翻新的华丽抹灰，新的座位，新的座位，增加了洗手间，厕所，更宽的过道，高级MEP和MEP和MEP和MEP和MEP和EPGRADDEDEDEDEDEDEDEDEDED和MEP，以及HVAC系统，建筑法规改进，新的大门和大入口。

But it will all end up 31 ft higher than before. The lift concept required intensive research, starting with bridge conveyance and house moving projects, McGovern says. “We spent many hours together just brainstorming on how to do it,” he says.

Prepping the structure to withstand the lift was a major task, says Domenick DiNizo, L&L vice president. “We spent the majority of the first year of the project doing very detailed surveys of the historic plaster and terra-cotta, and implementing a very robust stabilization plan,” he says.

That plan included reconnecting old wire ties to historic plaster, masonry repairs of terra-cotta and installing the primary structure for a new stage, which during the lift is offering lateral support, DiNizo says.

麦戈文说，最大的障碍是一开始。他说：“电梯中最艰难的部分是使现有剧院摆脱了100年的基础。”

The lift is using a series of structural steel shoring posts and 200-ton hydraulic jacks, each with a maximum stroke of 6 in. before needing to be reset, DiNizo says. The team started moving up only a few inches a day, he says.

他说：“鉴于我们要提起的东西（一个拥有100年历史的地标剧院），我们想尽早走慢，并确保[我们]了解剧院对电梯的反应。”

Once the team got into a flow resetting the jacks, the lifts moved to around 2 to 3 ft a day, until the theater hit the 17-ft mark in early March. Steel erection crews stepped in next to install structural framing, connecting to new columns from the cellar and pouring a cast-in-place concrete ground floor, DiNizo says.

他补充说，第二次推动将使剧院高达31英尺，机组人员在金属甲板二楼增加了更多的圆柱和板。

“然后转移将会加载到永久structure and then all the lifting apparatus—the lift posts and the temporary shoring frames—will be removed,” DiNizo says.

During the lift, crews are carefully monitoring the gaps between the theater’s exterior and the new building’s envelope, he says. The gaps—for seismic and sound reduction purposes—are 1 to 3 in. on the east side and 4 to 5 in. where the building connects to the western podium via expansion joints.

宫殿剧院在上面照片的最右边看到，底部的图像显示了其最后的安息场所。
图像：（上图）Eydie Cubarrubia；（下图）由L＆L Holding Co.提供

Signs of the Times

TSX塔的最终亮点将是其动态外观，时代广场唯一的永久室外舞台以及一系列的集成标志和灯光从底座到皇冠。外部4,000平方英尺的性能场地位于三楼，当关闭时，它也可以用作30英尺乘30英尺的标志。该部分还将设有座位，露台，酒吧和休息室。

The building’s base will have an 18,000-sq-ft high resolution digital sign with more than 9,000 LED nodes, which will wrap around the stage. A facade lighting system also runs up the tower’s curtain wall system, and its four-story crown will have three 420-sq-ft LED signs.

“That will be over 600 picks of steel and equipment and components on the roof,” McGovern says.

The total 51,000 sq ft of advertising space—along with opportunities to customize lighting, messaging and images—can work in a single integrated package. It also fits right into the unitized curtain wall that gives the building a unique feel, Israel says.

“It’s a facade that even in the middle of Times Square, you’ll be able to see us,” he adds.