11 Times Square’s Concrete Core All Set

SJP Properties announced Tuesday that the 600-foot-high core of its spec office tower at 11 Times Square had been topped out ahead of schedule. The tower, undertaken originally during much flusher economic times, is scheduled to be ready for tenants (whomever they may be) in 2010.

Full release below:


SJP Properties Announces Concrete Core Topping Out at 11 Times Square

First Building in New York to Have Concrete Core Built Prior to Steel Frame

NEW YORK, N.Y., (October 21, 2008) –
SJP Properties has announced that the 600-foot high concrete core at 11 Times Square, the 1.1 million square foot commercial and retail tower that is the largest speculative development under construction in midtown Manhattan, is topped out and completed ahead of schedule. Eleven Times Square remains on schedule to be completed for tenant occupancy in 2010.

Construction of the concrete core began in November of 2007 and was completed on October 1st, keeping the project on track for completion by January 2010. The core serves as the lateral load-resisting frame of the structure and is being built ahead of the steel framing that it will adjoin. Eleven Times Square is the first building in New York with the concrete core to be completed before the steel frame. The 7,000 tons of structural steel that were delivered in early April are also rapidly rising on the site and the structure is completed on the north and south sides of the tower up to the 36th floor. It is expected that the steel will be topped out in early November.

"We are very pleased at how quickly and efficiently the concrete core at 11 Times Square has risen. The concrete core structure is one of the most defining features of this building, adding safety and security to the entire structure and providing tenants with numerous benefits that aren’t readily observed," said SJP Chief Financial Officer David Welch. "Eleven Times Square’s highly innovative design, logistics planning and world-class construction team has enabled us to offer the most modern, state-of-the-art building available in Midtown today. This entire development process, led by the rising of the concrete core, has been one of the most exciting construction projects we have built in our company’s 25 year history."

The concrete core at 11 Times Square enhances the tower’s efficiency by eliminating the need for a multitude of columns. The strength of the core allows for the construction of floors with fewer interior columns and, ultimately, floor plates that work well for both office-intensive and open layouts. All of the building’s critical elements, including extra-wide stairways, elevators and utility risers are enclosed within the tower’s concrete core, as is the building’s command center. Mechanical, electrical and telecommunications rooms for each floor are fully enclosed within the core walls, ensuring that noise or vibrations from machinery does not reach office tenants, and providing unparalleled levels of safety and a quiet interior environment.

"The concrete core provides a tremendous safety benefit to the building’s tenants," said Dan Kaplan, senior principal with building architect FX FOWLE. "The robust enclosure protects the building’s critical elements from any threats and offers enhanced rigidity for exiting the building via emergency staircases. The fully enclosed mechanical rooms also provide acoustic benefits to tenants, ensuring that they won’t hear or feel the operations of the building’s systems."

The tower offers stunning architectural features, including unique floor plates that expand as the building rises skyward and six tenant-exclusive useable terraces on the tower, clearly visible through the steel progress to-date. The tower will offer seven column-free corner offices on every floor with panoramic views of the Hudson River, Times Square and the Empire State Building. Tower floors will have a minimum of 9-foot, 6-inch finished ceilings, floor-to-ceiling unobstructed glass, state of the art vertical transportation technology and a high-performance energy efficient environment. The base floors are the largest under construction in Midtown, measuring 41,000 square feet each.

11 Times Square will incorporate the latest technologies in air intake monitoring and filtration, water collection and construction with materials sensitive to the environment. With these enhancements and many others, Eleven Times Square is seeking Leadership in Energy and Environmental Design (LEED) Gold Certification from the U.S. Green Building Council, the nationally recognized benchmark for design, construction and operation of high-performance green buildings.

Located on Eighth Avenue and flanked by 41st and 42nd streets, 11 Times Square offers countless neighborhood retail, dining and lodging amenities and ideal access to several modes of transportation, including numerous bus lines and parking for commuters at the Port Authority Terminal, and immediate access to 12 subway lines with Grand Central Terminal and Pennsylvania Station just one subway stop away.

SJP Properties is one of the New York metropolitan area’s leading developers of Class A office and luxury residential properties with over $2 billion in current New York City development. SJP Properties is also currently developing a New York luxury condominium project, The Platinum, a 42-story building near Times Square at Eighth Avenue and West 46th Street, which is over 70 percent sold.

SJP Properties
For more than 25 years, SJP Properties has been setting the benchmark for excellence in speculative, build-to-suit, investment and development services of Class-A office space in the New York metropolitan area serving major multinational and national tenants. Throughout its history, the company has developed in excess of 20 million square feet of Class "A", headquarters-quality office space and currently has an additional six million square feet in its development pipeline. SJP Properties is headquartered in Parsippany, New Jersey. For more information on SJP Properties, please call 973-299-9117 or visit www.sjpproperties.com.

11 Times Square’s Concrete Core All Set