fenestration systems

AIA CONTINUING EDUCATION

WINDOWS TO THE WORLD:

Going Big with Operable
Glass Walls
Examining the varied applications of multi-slide and multi-fold glass walls allows for new
directions in more effective, sustainable, and valuable buildings.

BY C.C. SULLIVAN, CONTRIBUTING EDITOR

T
oday’s commercial and institutional buildings increas- In addition, the use of multi-slide/fold glass walls is coming
ingly take advantage of large openings, including indoors to address transparent wall applications and other
fenestration systems with multiple connected sliding operable partitioning needs inside buildings. The interior uses
or folding sections. These windows and doors can add considerable flexibility as well as basic acoustic controls
integrate with the building enclosure and each other, presenting while also allowing for transparency, improved communication,
a unique and even unexpected architectural element. Regard- and visual connection.
less of their design or stylistic function, the systems called Whether for indoor or exterior uses, architects and engineers
multi-slide/fold operable glass walls provide a range of configu- must compare multi-slide/fold system types on the market
rations and attendant performance features that lend appeal- today in the light of core technical considerations for their
ing flexibility and openness to a variety of facility applications. specification, installation, and operations. Key criteria include
Properly specified and integrated, they also deliver essential airtightness and moisture resistance, pressures and loading,
protective functions for the building envelope. and energy efficiency. For the latter, today’s glazing specifica-
To this end, building teams interested in glass wall systems tions include dual-paned insulated panels with low-emissivity
must review in the planning phase their engineering and instal- (low-E) glass that reflects heat but admits high levels of visible
lation criteria, as well as long-term performance attributes, light. Where needed for envelope moisture resistance, the
including operations and maintenance impacts. This applies doors and windows may require water barrier sills, although
to glazing, framing, and hardware components, as well as some applications can use minimalist flush sill designs. Other
optimal multi-slide/fold location and orientation. When properly
specified, fabricated, and installed well, these systems comple-
ment sustainable and high-performance building projects. LEARNING OBJECTIVES
Successful integration for green buildings hinges on highly At the end of this program, participants will be able to:
weather-resistant and energy-efficient construction assemblies. + DESCRIBE general principles of designing with multi-
At the same time, these windows and doors dramatically open slide/fold glass openings and the system types available.
up interior spaces to the outdoors, creating memorable and + LIST the benefits of using multi-slide/fold openings,
inviting spaces as well as increasing the available daylight and including sustainability and ROI considerations.
outdoor views that contribute to LEED certification and healthy + DISCUSS the basic technical issues as well as ratings
building properties. and applicable codes that govern the use of multi-slide/
To review the potential solutions in this fenestration category, fold fenestration systems.
savvy building teams are examining its growing popularity and + EXPLAIN how certain features and options in these
appeal across a broad range of facility types, including multi- fenestration systems, such as hardware and glass type,
family residential structures, hospitality settings, institutional help address facility life cycle and maintenance concerns.
buildings, and even healthcare, education, and civic projects.

24 NOVEMBER 2016 BUILDING DESIGN+CONSTRUCTION www.BDCnetwork.com

 ALL PHOTOS BY WESTERN WINDOW SYSTEMS
options include matching screens for sliders as well as a range them windows or glass doors. Rather, At hotels such as the Marina Del Rey
of metal and wood finishes. these are glass walls capable of open- Hotel in California (above), sliding glass
doors to amenities, such as balconies
Criteria for durability as well as air, water, and structural ing up, or in some scenarios, nearly with expansive scenic views, are key.
integrity include ANSI standards and performance certifications disappearing altogether,” according to This is particularly true for hotels and
published by the National Fenestration Rating Council (NFRC) the Washington-based architecture firm resorts in desirable climates, where
guests can utilize them year-round.
and the American Architectural Manufacturers Association BUILD LLC. “In the Pacific Northwest,
(AAMA). In addition, teams are cataloging facility best practices operable glass walls make a significant
for design, operations, and maintenance against a backdrop of lifestyle difference.”
evolving building codes and standards, related regulations, and Other architecture firms and commercial developers share
even voluntary certifications that can be met with these large this view. Increased glazing area, sometimes with floor-to-
glass window-door systems. ceiling glazing, is an appealing strategy for more natural light in
regions with low-angle sun and short winter days. This can also
MARKET APPEAL AND NEW POSSIBILITIES reduce reliance on electrical lighting as it maximizes daylight.
The main engines behind the relatively fast growth of this It is equally appealing to program more indoor-outdoor uses
product category reflect some dynamic market factors, says and exterior access in areas with temperate climates or with
Ty Cranford, a manufacturing company executive and expert in seasonal preferences for indoor-outdoor activities. In all these
multi-slide/fold systems. “Some building teams have dem- cases, “designing transparent walls that can easily fold or slide
onstrated an underlying business case for the use of these open creates a strong relationship between inside and outside,
operable glass walls, such as enhancing sales and leasing allows for exterior spaces to become outdoor rooms, and
values or boosting facility operating revenues, or both,” he provides excellent natural cooling for the interiors,” according
explains. “These economic benefits add to the backdrop of to the Seattle firm.
several macro-trends in architecture today, including owners The business case made for these precision-engineered pre-
who want to encourage more indoor-outdoor spaces, the mium fenestration systems covers a large segment of the build-
prerogatives of sustainable design, and the appeal of operable ing market and some unlikely applications. Cranford notes that
façade systems.” some residential, hospitality, and multifamily/mixed-use facilities
Other experts have noted that multi-slide/fold systems have applied multi-slide/fold systems in settings where the
simply add a “cool factor” and even an “ego boost” for owners glass walls may be opened only a few times per year. The use
and occupants. The ability to have very large glass openings in educational facilities is growing, including interior applications
and large-scale indoor-outdoor experiences are a relatively new for K-12 “flex classrooms” as well as exterior uses in university
and promising area of architectural design. Facility aesthetics dining halls or for libraries with patios or outdoor study areas.
have also evolved with the possibilities of these large operable For retail applications, some owners report incremental revenue
glass walls. “It wouldn’t do these products justice to simply call or increased sales associated with the indoor-outdoor appeal.

www.BDCnetwork.com BUILDING DESIGN+CONSTRUCTION NOVEMBER 2016 25

 fenestration systems
AIA CONTINUING EDUCATION

custom and proprietary variations add to the list of possible

specifications, the basic product types include:
Multi-Slide Door Systems. These are moving walls of
glass that stack or slide into pockets for very wide openings.
The frames are generally aluminum or aluminum-clad wood,
though other materials may be employed, and many frames
combine painted or anodized aluminum exterior surfaces with
an interior side of exposed wood with a stained or painted fin-
ish. Typical frame thicknesses are around 2 inches, worked into
various modern or traditional profiles such as a beveled glazing
leg or, in some cases, with simulated divided lites, as needed
to match or contrast with other project fenestration.
Folding Door Systems. This product type comprises
arrays of paired bi-fold doors and represents an increasingly
common amenity for multifamily projects. It is also seen in hos-
pitality, retail, and other commercial applications. Bi-fold doors
can open completely to the outdoors, with the arrays stacking
and folding typically against side or end walls, sometimes cre-
ating openings that span an entire room’s width. In some set-
tings with frequent or daily use as an entry, the arrays include
single- or double-swing doors matched to the folding arrays.
Critical to effective specification is robust, smooth-operating
Indoor-outdoor lounge seating at restaurants and hotels is a big hardware such as sealed stainless steel ball bearing rollers.
draw for customers, and the latest trends in fenestration systems, Thermally broken frame members, especially for aluminum-
such as folding doors and window walls, can easily accommodate.
The doors at this sushi restaurant in Phoenix leave little distinction framed products, help boost energy performance and reduce
between the dining and patio areas. thermal variations in interior spaces. Adding dual-pane low-E
glass enhances energy efficiency further.
Sliding Door Systems. A more basic architectural opening,
(See “Typical Uses, Benefits and ROI” on page 28.) Another sliding systems typically employ a single-track sliding system
equally fast-growing application is for hospitality environments, for use with two, three, or four stackable panels. Able to span a
including hotels, resorts, casinos, restaurants, and lounges. wide variety of size openings, these door systems have evolved
In all of these applications, the operable glass enclosures to include narrow-profile frames for a simple and clean contem-
add daylight and views, increase access to the outdoors, and porary look. As with multi-slide products, use of thermal breaks
maximize view corridors. There also is a fourth top-level benefit, and low-E glass improves their energy performance.
though it is largely psychological: The multi-slide/fold glass Window Walls. To add an even larger glass expanse, some
assemblies can transform and expand a small space, literally teams incorporate window walls with operable sections, includ-
creating more square footage outdoors but also seeming to ing swinging and sliding doors, multi-slide/fold arrays, and
create larger interiors, too. This appeal, say experts like Cran- casement, hopper, and other ventilating window styles.
ford, are largely about owner-occupant perceptions as well as Windows and Doors. In other building designs, multi-slide/
the integrated nature of glass window and door elements. fold fenestration is matched with other doors and windows in
the building, including multi-slide and folding type systems set
EVOLUTION OF SYSTEM CONFIGURATIONS at typical window heights. In addition to the multi-slide and
Because the market for multi-sliding and folding glass openings folding arrays, which potentially create very large, wide open-
has matured over the last decade, it is valuable for building ings, matched windows with hinged, sliding, and single-hung
teams to bone up on the varied “off-the-shelf” product systems hardware can be incorporated into the façade.
available from fabricators and manufacturers. Commercial and
institutional uses tend to gravitate toward aluminum framing as GENERAL PRINCIPLES OF APPLICATION
well as aluminum-clad wood frame options, often paired with There are a few basic considerations for designing with oper-
performance-specified glazing. Hardware designs vary widely, able multi-slide/fold glass wall systems. First, the building’s
from value-oriented models to others with rugged, high-quality orientation will dramatically affect daylight harvesting and the
operable hardware requiring minimal maintenance. While many prevention and control of unwanted heat and glare. Second,

26 NOVEMBER 2016 BUILDING DESIGN+CONSTRUCTION www.BDCnetwork.com

the project’s team must determine the ideal opening area: THREE KEYS TO SUCCESS:
Beyond pure aesthetics, the glass area or window-to-wall HARDWARE, HARDWARE, HARDWARE
ratio (WWR) “is an important variable affecting energy per-
formance in a building,” according to the Efficient Windows The performance and the life cycle cost of a multi-slide/fold door
Collaborative, adding that it impacts the “building’s heat- or window opening will hinge—almost literally—on the judicious
ing, cooling, and lighting, as well as relating it to the natural selection of hardware. The hardware must be suitable for the desired
environment in terms of access to daylight, ventilation, and opening sizes and jamb depths, as well as for the ratio of glazed area
views.” Because they use high-performance glazing, some to frame area. Examples of some key hardware choices include:
façades have allowable fenestration areas that exceed - Sill Tracks and Hardware: Multi-slide/fold door and window
prescriptive maximums given by the International Energy systems can be applied with bottom-load or top-hung sill tracks. For
Conservation Code (IECC) and the energy-efficiency stan- strength and durability, stainless steel hardware is a common specifi-
dard ASHRAE 90.1. Other regional energy codes, such as cation. Some stainless steel head load carriers and hinges carry panel
California’s Title 24 and the Massachusetts state energy weights of around 260 to 265 pounds, while some bottom-load car-
code, may require additional computations and reporting riers and hinges can accommodate door panels weighing up to 175
to verify compliance. pounds. Sealed stainless steel ball bearing rollers offer a durable and
Third, teams must take into account how glazing and easy-to-operate solution even for heavier panels. Interior doorstops
shading strategies can reduce undesirable heat gain while may be specified in wood, metal, or rubber.
still admitting plenty of daylight. High-performance fenestra- - Floor Tracks and Sills: For multi-sliding door systems, a water-
tion products include such features as insulating glass to barrier sill, such as one designed with a higher interior leg and weep
block heat transfer; tight and durable seals (weatherstrip- holes, can help reduce or eliminate bulk water intrusion. In some
ping) to minimize air leakage; and thermally broken frame designs, the back leg of each sliding panel penetrates the track to
designs that provide an insulating barrier within metal or help keep out dust and debris, providing added protection. Contrast
aluminum members, for example. NFRC’s ratings and its this with a flush sill, which is ideal when ease of entry is more impor-
product database provide immediate guidance for key tant than performance against water ingress. These align with the
performance variables, listing their solar heat-gain coef- interior finished floor height and still may have weep holes and back
ficient (SHGC), visible transmittance (VT), and also the legs that protect against debris. In addition, a narrow concealed sill
U-factor (sometimes called U-value) quantifying the overall can be used to provide the look of a seamless continuation of floor-
heat-transfer capacity of the building component. Most ing from the inside to the outdoors. These can be assembled with
multi-slide/fold products are made in conformance with the staggered tracks to expose a slim channel on which the panels roll,
standard NFRC 100 for determining U-factor and NFRC 200 with the finished floor installed between them.
for assessing SHGC values. - Top-Hung Tracks: For multi-slide and fold systems that can be
These ratings help teams calculate overall data on the hung from the header, these include hardware for a water-barrier sill
products and façade assemblies, which can be used for with a longer interior leg to accommodate the weight concentrated
performance method compliance for many energy codes, in the heads. A flush sill is also possible. Also, for top-hung bi-fold
an option that can offer flexibility and other advantages doors intended for interior use only, a U-shaped track can provide a
over the prescriptive paths. “In some cases, building teams flush transition element.
should consider the performance path,” according to - Heavy Duty Hardware: For strength and durability, some door
codes consultant Stephen Mogowski of Desert Skies Code and window systems should be specified with heavy-duty hardware
Compliance, because it allows a view of the final project as of stainless steel or comparable, although other materials are avail-
a whole, and what certain trade-offs in architectural design able on the market. One benefit of stainless steel rolling hardware
can achieve, such as increasing WWR or adding extra is that the materials help resist corrosion and the assemblies tend to
insulation in opaque façade sections. require low levels of maintenance. Standard-size rollers are nominally
Glass and frame type tend to be the primary variables 2 inches in diameter, while the rollers for large, heavy operable wall
affecting energy performance, daylighting levels, and occu- panels may be about 3 inches in diameter.
pant comfort. Other product characteristics of multi-slide/ - Security and Locking: Many multi-slide/fold fenestration assem-
fold glass wall systems that impact sustainability goals blies require locking and security features. Options available on the
may include: market include concealed multi-point lock mechanisms that secure
- Certified Wood. Some wood-frame panels are made large sliding panels for additional strength under high wind loads, for
with timber reviewed by groups including the Forest Stew- example, as well as security against intrusion. Keyed cylinders may
ardship Council (FSC) to verify that materials originate from be desired for some applications.
sustainably managed forests.

www.BDCnetwork.com BUILDING DESIGN+CONSTRUCTION NOVEMBER 2016 27

 fenestration systems
AIA CONTINUING EDUCATION

- Recycled Materials. Examples include aluminum, a highly Removable glazed panels facilitate maintenance and any
recyclable material, as well as some vinyl and even cardboard needed reglazing. Insulating glass used for multi-slide/fold pan-
and paper used for shipping. els should conform to ASTM C1036 (a standard specification
- Regional or Domestic Manufacture. There are various for flat glass) and ASTM E774 (standard for sealed insulating
benefits to a “made in the U.S.” label, including reduced energy glass). Typical details include a dual seal with a thermoplas-
needed for transport as well as all code-mandated air, water, tic spacer and silicone, holding fast panels of 3/16-inch-thick
and structural testing with verifications by the NFRC, AAMA, glass for glazed areas up to 40 square feet. For greater areas,
and other authoritative groups. quarter-inch-thick glass is employed. Weatherstripping may
In terms of specifications, multi-slide/fold door products include combinations of polyurethane foam, polyethylene film,
range up to 12 feet in opening height and can span an entire and inserts of glass fiber thread or polypropylene. Per code,
wall, multiple column bays or more. For this reason, structural door glass should be fully tempered.
testing is essential.
All the systems must meet basic fenestration standards for TYPICAL USES, BENEFITS, AND ROI
performance class, which assure general compliance with Fortunately, multi-slide/fold systems on the market today are
building codes and key ratings. The primary specification for available with increasingly robust features in order to suit an
windows, doors, and skylights is the North American Fenestra- expanding range of application types. Evaluations of ROI help
tion Standard AAMA/WDMA/CSA 101/I.S.2/A440, a perfor- explain the current growth. So while operable glass walls are
mance-based and material-neutral designation for minimum associated most frequently with the luxury residential market,
design pressures that range from 15 psf for detached dwell- including custom homes and market-rate multifamily projects,
ings, to 25 or 30 psf for low- and mid-rise multifamily and other a confluence of facility trends is increasing their use in other
commercial applications, and up to 40 psf for architectural project types.
applications including mid- and high-rise structures expecting These applications share some key attributes: For many of
higher loads. The design pressure is listed as PG (for perfor- them, the primary driver is an indoor-to-outdoor experience;
mance grade) followed by the psf value; PG25, for example, a secondary benefit is flexibility, which applies to both exterior
is typical for a multi-slide door assembly. For a multiple bi-fold wall installations as well as use as interior glass partitions. Other
assembly, a common specification is PG20. benefits include conformance with green ratings and healthy
When specifying multi-slide/fold doors, teams also may building guidelines, which tend to call for more natural light,
call out product material and construction options to ensure outdoor views, and outdoor ventilation. Adding to the list are:
proper performance under expected operating conditions and Market Differentiation. Whether for a university dining hall
weather. For example, component parts of aluminum alloy, in San Diego or a premier big-box retailer in Kansas City, the
plated steel, stainless steel, and nonmetallic materials help use of an operable wall system allows for year-round or sea-
resist deterioration and corrosion. Details such as extended sonal access to outdoor recreation, displays, and amenities. If
legs on the bottom rails of operating sliding door panels the competition doesn’t offer the same experience, say some
penetrating a weather-stripped channel in the threshold will owners, more students and customers may be retained.
help prevent the panels from becoming disengaged from the Sustainability and Wellness. Several trends in making fa-
sill under wind loads. Specs may call for an interlock system cilities more environmentally responsive and sensitive are being
on door stiles for bi-fold door arrays, a feature that ensures addressed with operable glass walls. Some of these, such as
proper engagement with rails, secured with a tie-rod assem- increased outdoor views, natural daylighting, and fresh outdoor
bly for a permanent rigid connection at the panels’ top and air levels, are also considered in standards for human health
bottom corners. and wellness. The WELL Building Standard, evidence-based
For robust and solid operation, multi-slide/fold assemblies healthcare design, and even some active-design proponents
are similar to other medium- and large-scale fenestration see operable glass walls as adding some social and health
systems. Framing assemblies should be neatly fitted and benefits to new and renovated buildings.
mechanically joined at the corners with stainless steel screws, Adaptable Layouts. Multi-slide and multi-folding glass
for example, ideally with all horizontal members doweled and assemblies also are increasingly selected for high-value interior
glued. Pocket-type doors should include post-interlock frame locations, primarily to make adjoining spaces more flexible and
members at the interior and exterior of pocket openings—as useful. Classic examples in this regard range from the use of in-
well as integral J-channel trims for finish application inside terior operable glass walls for conference areas and automobile
and out—to assure proper detailing and operation. showrooms, to the use of both fixed, swing, and multi-slide/
Considering the needs of facility management in the de- fold products in university academic building interiors and even
sign phase also helps assure proper product specification. inside some new elementary schools.

28 NOVEMBER 2016 BUILDING DESIGN+CONSTRUCTION www.BDCnetwork.com

 Incremental Revenue. Project developer-
owners have found opportunities for enhancing
property values as well as resale values by in-
creasing aperture sizes of fenestration schemes.
In other cases, facility operators and tenants
have reported improved per-visitor sales or sat-
isfaction (or both) in facilities with large operable
glass walls versus others built without.
This bottom-line benefit merits further explora-
tion. For example, experts on retail and hospital-
ity markets have studied the impact of “outdoor
customer experience” in a variety of commercial
settings, according to groups like the Internation-
al Council of Shopping Centers (ICSC). One of
those, restaurant consultant Peter Breslow, has
described the curb appeal of outdoor dining as
something akin to watching a live television com-
mercial about the clientele and their experience.
In urban settings, passersby experience “all of
the sights and smells” of the current customers. Whereas retail storefronts in the past were less concerned
In addition, if the patio seating is full or the out- about open access and wide aperture sizes, many of today’s
building designs, such as that for Joyride Taco House in
door shopping is busy, more prospects are converted to actual Phoenix, take advantage of surrounding natural environments
customers, all things equal. to appeal to customers.
Adding outdoor floor space can also boost revenue. Phila-
delphia Business Journal reported that by adding 20 outdoor
seats, a typical restaurateur could increase revenues by as some contexts the aperture size—a storefront’s transparent
much as a fifth. Another economic case relates to the incre- opening area—is an indicator or visual cue of a store’s status
mental sales associated with outdoor seating, which can also or a restaurant’s rank, so the group codified the ideas in its
increase gross profits—and provide a rationale for the ROI of recent tenant design guidelines. According to PREIT, histori-
adding multi-slide/fold glass walls to a new or reconstructed cally this has been an inverse relationship, so small aperture
facility. If the proprietor sees faster “table turns” and/or a likely sizes (such as at a jeweler) suggest a higher price point. Yet
additional sale of one premium coffee or appetizer for every in recent years, openness and transparency have become a
five to 10 tables per shift, monthly revenues could increase by hallmark of premium retailers—think Apple stores and others
several hundred dollars up to several thousand, depending on like Tesla, Lego, AT&T, and Disney stores. Better access,
the size of the enterprise. For many retailers and restaurants, views of the product and customer traffic, and other factors
the incremental improvements estimated in business scenarios have led to bigger apertures.
like these suggest ROI levels that may rationalize financing the
retrofit of operable glass walls or door arrays. Over the life of a building, users and occupants will determine
There’s one last factor, of course: climate and weather. For its success. The use of bold, innovative techniques to blend
much of the year it’s too humid in Houston and too chilly in the indoors with the outside, such as multi-slide/fold systems,
Philly for indoor-outdoor retailing, right? In some cases, this is do more than just create dramatic spaces. They offer ways to
true, yet some six-month revenue projections are rosy enough change the space around the user, beautifully and efficiently, for
to have large, high-quality glass doors year-round. Many facili- years to come. +
ties are also being built with MEP systems designed to extend
the outdoor season, according to the ICSC: water misters and
fans in Phoenix, and radiant lamps and fire pits in Colorado
Springs, for example. > EDITOR’S NOTE
And for such image-driven industries, it’s important to add This course will earn you 1.0 AIA CES learning
a hard value for the “ego boost and cool factor” of dining units. To complete the reading and exam for
al fresco or shopping under the stars, as Cranford calls it. this course, please visit the link below.
According to shopping center owner-manager PREIT, in www.BDCnetwork.com/windows-to-the-world

www.BDCnetwork.com BUILDING DESIGN+CONSTRUCTION NOVEMBER 2016 29