「英中对照」华纳媒体纽约30 Hudson Yards总部从零设计落地智慧建筑系统

CASE STUDY案例研究

Designing a smart building from the ground up to protect WarnerMedia’s mission-critical, building, operational, and human capital investments at 30 Hudson Yards.从头打造智能建筑，保护 WarnerMedia 在 30 Hudson Yards 的关键任务、建筑、运营和人力资本投资。

Overview概述

As a media company that provides broadcast and on-demand programming globally, WarnerMedia’s mission-critical services require industry-leading operational infrastructure. With leases on two million square feet of property expiring in 2019, Steve Lefkowitz—WarnerMedia’s longtime Vice President Global Facilities Management—also needed to meet a directive to reduce WarnerMedia’s real estate portfolio. WarnerMedia’s solution was to create a new headquarters at 30 Hudson Yards by purchasing 1.1 million square feet of office condominium space that would allow WarnerMedia to develop and own the infrastructure within its office space. This retained the company control over its building control and informational technology (IT) systems ensuring it could deliver the necessary caliber of performance to support the mission-critical infrastructure to run its media operations.作为一家在全球提供广播和点播节目的媒体公司，WarnerMedia 的关键任务服务需要行业领先的运营基础设施。随着200万平方英尺物业的租约于2019年到期，WarnerMedia 资深全球设施管理副总裁 Steve Lefkowitz 还需要完成缩减 WarnerMedia 房地产组合的指令。WarnerMedia 的解决方案是在 30 Hudson Yards 购买110万平方英尺办公分户产权空间，打造新总部，使 WarnerMedia 能够在其办公空间内开发并拥有基础设施。这保留了公司对楼宇控制和信息技术(IT)系统的控制，确保其能够提供必要水准的性能，为媒体运营所需的关键任务基础设施提供支持。

From the start, Lefkowitz believed that Smart Building technologies would be integral to the long-term success of the building and began exploring products and their benefits. However, neither Leftkowitz nor WarnerMedia had experience in designing smart buildings and turned to Intelligent Buildings, LLC (IB)’s smart building technology experience to assist in achieving their operational goals. IB consultants worked with WarnerMedia from the initial planning phase to the commissioning of smart building systems. WarnerMedia also prioritized bringing its operational technology (OT) security in line with its IT standards. IB worked with WarnerMedia and manufacturers to increase critical building control device’s security to meet the high IT security standards. The resulting smart building solution leverages the capabilities of a master systems integrator (MSI) to integrate the diverse secured building control systems, such as lighting, metering, critical power management system, and building automation system (BAS), into a remotely accessible universal dashboard to optimize the operational cost, occupant experience in the building, while managing operational risk.从一开始，Lefkowitz 就相信智能建筑技术将是该建筑长期成功不可或缺的一部分，并开始研究相关产品及其收益。然而，Lefkowitz 和 WarnerMedia 都没有智能建筑设计经验，于是借助 Intelligent Buildings, LLC (IB) 的智能建筑技术经验来协助实现其运营目标。IB 顾问从最初规划阶段到智能建筑系统调试，一直与 WarnerMedia 合作。WarnerMedia 还优先推动其运营技术（OT）安全符合其 IT 标准。IB 与 WarnerMedia 及制造商合作，增强关键楼宇控制设备的安全性，以满足严格的 IT 安全标准。最终的智能建筑解决方案利用主系统集成商(MSI)的能力，将照明、计量、关键电源管理系统和楼宇自动化系统(BAS)等多种受安全保护的楼宇控制系统集成到可远程访问的统一仪表盘中，以优化运营成本和楼内人员体验，同时管理运营风险。

Designing a media headquarters for the next 20 years设计面向未来20年的媒体总部

Consolidating NYC division locations into one building将纽约市各部门地点整合至同一栋建筑

WarnerMedia, with its CNN, HBO, Turner, and Warner Bros. divisions, occupied seven buildings across New York City (NYC) by the mid-2000s. With two million square feet of property due to expire at the end of 2018, Lefkowitz and the facilities management (FM) team had a directive to reduce WarnerMedia’s NYC real estate portfolio. After conducting an extensive discovery process and employee surveys, WarnerMedia announced its plans to consolidate the offices into one building as the anchor tenant at 30 Hudson Yards—one of the 16 towers in the largest private real estate development in U.S. history—on the west side of NYC. This consolidation into a single headquarters centralized operational resources and reduced WarnerMedia’s real estate footprint by one million square feet.到2000年代中期，旗下拥有 CNN、HBO、Turner 和 Warner Bros. 等部门的 WarnerMedia 在纽约市 (NYC) 共占用七栋建筑。由于200万平方英尺物业将于2018年底到期，Lefkowitz 和设施管理(FM)团队接到了缩减 WarnerMedia 纽约市房地产组合的指令。经过广泛的摸底调查和员工调查，WarnerMedia 宣布计划将各办公室整合到纽约市西侧 30 Hudson Yards 的一栋建筑内，并作为主力租户；该建筑是美国历史上最大型私人房地产开发项目中16栋塔楼之一。此次整合为单一总部集中了运营资源，并使 WarnerMedia 的房地产占用面积减少了100万平方英尺。

Identifying building operational and environmental requirements确定楼宇运营和环境要求

WarnerMedia’s move to a single office space brought over 5,000 employees from corporate operations and the CNN, HBO, Turner, and Warner Bros. divisions into the same building. As a media company, these entities have unique operational demands for broadcast and on-demand services and rely on the five nines (99.999%) reliability, allowing only 5.26 minutes of downtime per year. To meet these demands, WarnerMedia’s offices developed their own OT and IT systems to ensure performance goals were met.WarnerMedia 迁至单一办公空间，将来自公司运营部门以及 CNN、HBO、Turner 和 Warner Bros. 业务部门的 5,000 多名员工安排到同一栋大楼。作为一家媒体公司，这些实体对广播和点播服务有着独特的运营要求，并依赖五个九 (99.999%) 的可靠性，即每年仅允许 5.26 分钟的停机时间。为满足这些要求，WarnerMedia 的办公场所开发了自有的 OT 和 IT 系统，以确保绩效目标得以实现。

In addition to infrastructure efficacy and reliability, WarnerMedia aimed to provide a modern office environment that would promote collaboration, comfort, and employee well-being. Previously, WarnerMedia’s offices were split evenly between open and enclosed office layouts, but the new headquarters would feature 83% open office layouts. “We really looked at how we can create spaces where people don’t have to look at their desk or office as their home base,” said Joel Brenner, Vice President and Head of Global Project Management. This shift included over 300 collaboration and meeting spaces, an abundance of whiteboards, and private telephone rooms. The open office layouts would also deliver more light to tenants and provide a comfortable, residential feel.除基础设施效能和可靠性外，WarnerMedia 还致力于提供现代化办公环境，以促进协作、舒适度和员工福祉。此前，WarnerMedia 的办公室在开放式与封闭式办公布局之间各占一半，而新总部将有 83% 的区域采用开放式办公布局。“我们真正研究了如何创造空间，让人们不必把自己的办公桌或办公室当成本垒，”全球项目管理副总裁兼主管 Joel Brenner 表示。这一转变包括 300 多个协作和会议空间、大量白板以及私密电话间。开放式办公布局还将为入驻人员带来更多采光，并提供舒适的居家氛围。

Incorporating smart building concepts from the start从一开始就融入智慧建筑理念

Lefkowitz felt that smart building technologies should be a fundamental component of modern buildings. Not only do smart buildings help achieve the designed building performance, but they also act as long-term investments that provide an enhanced experience for employees while reducing operating and energy costs for years to come. WarnerMedia’s approach made it possible to design a smart building in NYC from the ground up with the future flexibility to develop an industry-leading solution as space requirements evolve.Lefkowitz 认为，智慧建筑技术应成为现代建筑的基本组成部分。智慧建筑不仅有助于实现建筑的设计性能，还可作为长期投资，在未来多年提升员工体验，同时降低运营和能源成本。WarnerMedia 的方法使其能够在 NYC 从零开始设计一座智慧建筑，并具备未来灵活性，随着空间需求的演变开发行业领先的解决方案。

While the FM team had an idea of the outcomes they wanted for the new headquarters, they faced multiple challenges. These challenges included identifying the key smart building capabilities necessary for use cases, navigating available technology options, and approaching decision points required for implementing the desired system. To navigate these challenges, WarnerMedia engaged IB based on their experience with smart building use cases, strategies, business cases, design and alignment, and commissioning. IB’s work began with developing the smart building use cases and theirFM 团队虽然清楚希望新总部取得怎样的成果，但面临多重挑战。这些挑战包括：识别用例所需的关键智慧建筑能力、研判可用技术选项，以及推进实施期望系统所需的决策点。为应对这些挑战，WarnerMedia 聘请了 IB，因为其在智慧建筑用例、策略、商业案例、设计与协同以及调试方面经验丰富。IB 的工作从开发智慧建筑用例及其

associated business cases. This extended to joining the design team to align the architect, mechanical, electrical, and plumbing (MEP) engineers, and vendors around those use cases and ensure that the other trades included the smart building requirements and configurations for the integrated solution and aligning the smart building systems with WarnerMedia’s stated business objectives.相关商业案例起步。这还延伸至加入设计团队，围绕这些用例协调建筑师、机械、电气和给排水 (MEP) 工程师以及供应商，确保其他专业纳入集成解决方案所需的智慧建筑要求和配置，并使智慧建筑系统与 WarnerMedia 既定的业务目标保持一致。

Defining high-value smart building use cases and building technology cybersecurity界定高价值智慧建筑用例与建筑技术网络安全

Supporting smart building use cases with proven strategies以成熟策略支撑智慧建筑用例

As the design of the smart building platform (SBP) began, the company looked to IB for end-to-end guidance throughout its journey. IB collaborated with key WarnerMedia stakeholders to develop functional use cases focused on establishing or improving operational and business-based outcomes. The project team proceeded to determine and prioritize the identified capabilities of its SBP, including integration points to ancillary systems such as its conference room scheduling software and cloud-based computerized maintenance management system (CMMS).随着智能建筑平台（SBP）的设计启动，该公司希望 IB 在整个过程中提供端到端指导。IB 与 WarnerMedia 的主要利益相关方协作，开发以建立或改进运营及业务成果为重点的功能用例。项目团队进而确定 SBP 的各项能力并排定优先级，包括与会议室调度软件、云端计算机化维护管理系统（CMMS）等辅助系统的集成点。

With IB’s guidance, WarnerMedia was able to focus on high-value use cases that aligned with its business objectives. Given the scale of the project and the reliability requirements, WarnerMedia preferred a system comprised of proven enterprise technologies and platforms that could extract data into a single, user-friendly dashboard for quick analysis and data-driven decisions.在 IB 的指导下，WarnerMedia 得以聚焦于符合其业务目标的高价值用例。鉴于项目规模和可靠性要求，WarnerMedia 倾向于采用由成熟企业级技术和平台组成的系统，该系统能够将数据提取到单一、用户友好的仪表板中，以便快速分析和数据驱动决策。

IB assisted WarnerMedia in working backward from its defined goals to build out each use case and began the process of educational and alignment meetings for key stakeholders. These meetings led to WarnerMedia’s corporate headquarters strategy documents and design guidelines, which incorporated requirements across a diverse stakeholder group to include architects, engineers, and contractors. IB applied its proven methodology for validating the behavior, reliability, and interoperability of smart building technologies to begin identifying potentially beneficial technologies for WarnerMedia’s SBP.IB 协助 WarnerMedia 从既定目标反向推进，构建每个用例，并启动针对主要利益相关方的培训与对齐会议。这些会议促成了 WarnerMedia 公司总部战略文件和设计指南，其中纳入了包括建筑师、工程师和承包商在内的多元利益相关群体的需求。IB 运用其成熟方法论验证智能建筑技术的行为、可靠性和互操作性，开始为 WarnerMedia 的 SBP 识别潜在有益技术。

Developing the smart building platform for 30 Hudson Yards为 30 Hudson Yards 开发智能建筑平台

The SBP envisioned by WarnerMedia and developed by IB would have several components working to prioritize building performance, operational efficiency, and healthy tenant experience. To enable precise building controls, the BAS, HVAC, and lighting systems converged by an MSI, running the Niagara platform and using the DGLux building visualization platform to create a universal dashboard. With the unified platform, the FM team can trend and monitor building performance, control the BAS, HVAC lighting, metering, fire alarm, and critical powering, and monitor mission-critical technical equipment. However, these capabilities are not limited to these monitoring and control functions. The MSI approach also connects to a fault detection and diagnostics (FDD) system, CMMS, and business scheduling system to provide the FM team the tools to optimize operations.由 WarnerMedia 构想并由 IB 开发的 SBP 将包含多个组成部分，共同优先考虑建筑性能、运营效率和健康的租户体验。为实现精确的楼宇控制，BAS、HVAC 和照明系统通过 MSI 融合，运行 Niagara 平台并使用 DGLux 楼宇可视化平台创建通用仪表板。借助统一平台，FM 团队可以对楼宇性能进行趋势记录和监控，控制 BAS、HVAC、照明、计量、火灾报警和关键供电，并监控关键任务技术设备。然而，这些能力并不限于这些监控和控制功能。MSI 方法还连接故障检测与诊断（FDD）系统、CMMS 和业务调度系统，为 FM 团队提供优化运营的工具。

With the Smart Building Strategy finalized, WarnerMedia looked to IB to act as the company’s representative and advisor in bringing the system online. This process began with translating the strategy into architectural and engineering specifications, followed by contractor selection, product procurement, equipment installation, and commissioning. IB met with architecture and engineering firms to align and educate team members on the Smart Building Strategy—in particular, the design requirements of the secure converged corporate network.智能建筑战略定稿后，WarnerMedia 期望 IB 担任公司代表和顾问，推动系统上线。此流程首先将战略转化为建筑与工程规格，随后进行承包商选择、产品采购、设备安装和调试。IB 与建筑和工程公司会面，使团队成员了解并对齐智能建筑战略，尤其是安全融合企业网络的设计要求。

Smart building use cases focused on high-value solutions聚焦高价值解决方案的智能建筑用例

IB provided Use Cases that aligned with WarnerMedia’s business objectives. These solutions included:IB 提供了符合 WarnerMedia 业务目标的用例。这些解决方案包括：

• When a conference room is reserved, the room is pre-heated or cooled based on the next reservation time to improve occupant comfort.当会议室被预订时，房间会根据下一次预订时间提前预热或预冷，以提高使用者的舒适度。
• Automated risk avoidance sequences, such as if a chiller fails in the HVAC system, preprogrammed sequences divert remaining cooling and power resources to mission-critical infrastructure by lowering power and cooling demand in less critical areas throughout the building.自动风险规避序列，例如当 HVAC 系统中的冷水机组发生故障时，预编程序列会通过降低整栋建筑内非关键区域的电力和制冷需求，将剩余的制冷和电力资源转移至关键任务基础设施。
• Automatic responses to utility load shedding requests, reducing electricity load to a predefined level and using the buildings gas generators to provide supplemental power.自动响应公用事业公司的切负荷请求，将电力负荷降低至预定水平，并使用建筑的燃气发电机提供补充电力。
• Enabling the FDD system to automatically generate work orders in the CMMS.使 FDD 系统能够在 CMMS 中自动生成工单。

Traditionally, OT and IT have had have had opposing priorities in regards to communication and security requirements. OT systems prioritized data availability throughout the network over its confidentiality to ensure that systems can interact with each other in milliseconds. This ensures a quality occupant experience, such as having lights turn on quickly in response to occupancy sensors. IT traditionally prioritizes information confidentiality over availability, such as ensuring the security of credit card data instead of its ready availability within a network.传统上，OT 和 IT 在通信和安全要求方面有着截然相反的优先级。OT 系统优先考虑整个网络中数据的可用性而非其保密性，以确保系统能够在毫秒级内相互交互。这确保了高品质的入驻者体验，例如灯光能够响应占用传感器而快速亮起。IT 传统上优先考虑信息保密性而非可用性，例如确保信用卡数据的安全，而非其在网络中的随时可用性。

As a result, current OT systems are more vulnerable to compromise compared to IT networks. As few OT systems have been designed for security, raising OT device security to meet IT security standards is a monumental effort, a challenge that commercial building owners have rarely taken on. WarnerMedia’s approach acknowledged 30 Hudson Yards as a potential high-profile target for both internal and external security threats and placed the appropriate value on OT security as it did IT security. For more information on the OT Cybersecurity efforts in relation to 30 Hudson Yards, please reference IB’s cybersecurity-specific case study on the project.因此，与 IT 网络相比，当前的 OT 系统更容易受到攻击。由于很少有 OT 系统在设计时考虑安全性，将 OT 设备安全性提升至满足 IT 安全标准是一项艰巨的工作，也是商业建筑业主很少承担的挑战。WarnerMedia 的方法将 30 Hudson Yards 视为内部和外部安全威胁的潜在高关注度目标，并像重视 IT 安全一样对 OT 安全给予了应有的重视。有关 30 Hudson Yards 相关 OT 网络安全工作的更多信息，请参阅 IB 关于该项目的网络安全专题案例研究。

Realizing the benefits of smart building automation at WarnerMedia在 WarnerMedia 实现智慧楼宇自动化的效益

Aligning network integration processes and commissioning systems协调网络集成流程与调试系统

Construction of WarnerMedia’s new headquarters at 30 Hudson Yards began in 2014 and currently holds an occupancy date of March 2019. As the smart building infrastructure began installation, the engagement of IB’s resources provided WarnerMedia the assurance that each problem or question would be quickly and accurately resolved. Communication between IB and WarnerMedia maintained process alignment and project status. As the smart building installation came to completion, IB’s work shifted to validating components of the SBP.WarnerMedia 位于哈德逊城市广场30号的新总部于2014年开工建设，目前确定的入驻日期为2019年3月。随着智慧楼宇基础设施开始安装，IB 资源的投入让 WarnerMedia 确信每个问题或疑问都将得到快速、准确的解决。IB 与 WarnerMedia 之间的沟通保持了流程一致和项目状态同步。随着智慧楼宇安装工作完成，IB 的工作转向验证 SBP 的各个组成部分。

Bottom line, risk avoidance, and environmental health benefits最终收益、风险规避与环境健康效益

Enabled by WarnerMedia’s decision to develop an integrated strategy and solution, the smart building systems unified by the MSI platform increase energy efficiency by reducing light levels when sunlight is present and turning off unnecessary lighting and HVAC resources, such as in unoccupied spaces. They also optimize building performance by leveraging the FDD software to automatically create work orders. For WarnerMedia, this means that the FM team no longer reacts to employee complaints of burned-out lights or uncomfortable temperatures, but instead can proactively address building system issues using actionable data. This saves time, avoids energy waste, and keeps equipment running optimally.得益于 WarnerMedia 决定制定集成战略与解决方案，由 MSI 平台统一的智慧楼宇系统通过在有阳光时降低照度、关闭不必要的照明和暖通空调资源（例如无人空间内的资源）来提高能源效率。这些系统还利用 FDD 软件自动创建工单，优化楼宇性能。对 WarnerMedia 而言，这意味着 FM 团队不再被动应对员工有关灯具烧坏或温度不适的投诉，而是能够借助可执行的数据主动处理楼宇系统问题。这节省了时间，避免了能源浪费，并使设备保持最佳运行状态。

OT systems converged on the corporate network also allow building control systems to interact with external systems. The mix of use cases that guided the selection and design of WarnerMedia’s SBP provides building system capabilities to react automatically to changing conditions within the building while reducing operational costs and enhancing the occupant experience.融合到企业网络中的 OT 系统还使楼宇控制系统能够与外部系统交互。指导 WarnerMedia SBP 选择和设计的用例组合，使楼宇系统能够自动响应楼内不断变化的状况，同时降低运营成本并提升使用者体验。

Inspiring an industry by taking smart buildings to a larger scale以更大规模打造智能楼宇，引领行业发展

By integrating smart building strategies from the beginning and prioritizing OT security, WarnerMedia brought industry-leading smart building technologies and security to a larger scale. Through IB advisory services, the enablement of ongoing organizational alignment, and a vision of data-driven operations in the building and FM team, Lefkowitz was able to bring together, Lefkowit was able to bring together architects, structural engineers, control system vendors, IT teams, and data center engineering teams to provide a robust, cost-saving, and highly transparent smart building solution. The selected use cases provided a guidepost to the combined 50,000 data points merged into the unified MSI platform that can deliver continuous commissioning of building systems at a granular level to keep the WarnerMedia headquarters running optimally for decades to come while enhancing the occupant experience and managing operational risk.通过从一开始就整合智能楼宇策略并优先考虑 OT 安全，WarnerMedia 将业界领先的智能楼宇技术和安全能力推向了更大规模。借助 IB 咨询服务、推动持续的组织协调，以及楼宇和 FM 团队数据驱动运营的愿景，Lefkowitz 得以汇聚，Lefkowit 得以汇聚建筑师、结构工程师、控制系统供应商、IT 团队和数据中心工程团队，提供稳健、节约成本且高度透明的智能楼宇解决方案。所选用例为并入统一 MSI 平台的 50,000 个汇总数据点提供了指引；该平台能够在细粒度层面对楼宇系统进行持续调试，使 WarnerMedia 总部在未来数十年保持最佳运行，同时提升使用者体验并管理运营风险。