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Case Study: Sustainable Mixed-Use Development in Historic Urban Areas


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As the flagship project for the next downtown Boston neighborhood slated for growth, Atlantic Wharf will be the city of Boston’s first LEED Gold mixed-use development. CBT Architects presents a case study on this new one million square foot project that includes approximately 65 residential units, ground-level retail and public spaces, six stories of below-grade parking, and 31 floors of office space that will bring urban activity directly to the Fort Point Channel water’s edge.

The new sustainable development is at the base of a series of restored and renovated historic structures that preserve the texture and streetscape of this site, integrated with a modern highrise glass tower. By preserving the south and east façades of the historic warehouses, using a very energy-efficient curtainwall, and employing green roof technologies, Atlantic Wharf will be the a centerpiece of Boston's green development.

Published in: Real Estate
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Case Study: Sustainable Mixed-Use Development in Historic Urban Areas

  1. 1. Atlantic Wharf <br />Sustainable Case Study<br />Boston Properties Owner<br />Vanderweil EngineersSustainability Consultant<br />
  2. 2. Urban Design / Permitting Process<br /><ul><li>Dense urban site at the entrance to Fort Point Channel neighborhood
  3. 3. Proximity to down town and major transportation nodes
  4. 4. Waterfront activation required by Chapter 91 permitting</li></ul>Urban Design<br />
  5. 5. Urban Design / Permitting Process<br />Complex Permitting Process<br /><ul><li>Article 80 large project review
  6. 6. Historic Approvals – Article 85, MHC, BLC
  7. 7. Chp 91, MEPA &environmental approvals</li></li></ul><li>Architectural Design<br />Mixed-Use Program<br /><ul><li>1.1 mm sqf overall- Office, Residential, Retail, major Interior Public Spaces, below-grade parking and exterior Public Space </li></li></ul><li>Architectural Design<br />Preservation of Historic <br />Architecture - Existing<br /><ul><li>Full restoration of the historic 1899 Peabody and Stearns Russia Building and preservation of the GA and Tufts building facades to maintain the historic fabric at street level.
  8. 8. The fully restored Russia Building will now house 86 luxury loft residential units.</li></li></ul><li>Architectural Design<br />Integration of Historic and <br />New Architecture<br /><ul><li>Design integration of modern glass enclosed office tower with low-rise historic structure
  9. 9. Tower form recalls the maritime history ofthe site</li></li></ul><li>Architectural Design<br />Integration of Historic and <br />New Architecture – Nelson Court<br /><ul><li>Nelson Court was historically a streetway between buildings and now serves as the link between the new and historic architecture
  10. 10. The 7-story glass-enclosed public space also serves as the office tower’s main entry</li></li></ul><li>Construction<br />Complex High-Rise Construction<br /><ul><li>Up-Down Construction
  11. 11. Hybrid Concrete Core and Steel Frame Tower
  12. 12. Below-grade slurry wall garage </li></li></ul><li>LEED – Core Shell Version 2.0<br />43 points - USGBC Pre-Certified Gold<br />Design Review Complete; Construction Documentation 95% complete<br />
  13. 13. Sustainable Site Highlights<br />Sustainable Sites – 12 Points Achieved<br />
  14. 14. Sustainable Site Highlights<br />Development Density, <br />Community Connectivity, & <br />Public Transportation Access <br /><ul><li>Constructing and renovating a building on a previously developed site in a dense community channels development to urban areas with existing infrastructure and preserves natural resources.
  15. 15. Locating the project within ½ mile of a commuter rail and subway stations reduces pollution and land development impacts from automobile use </li></li></ul><li>Sustainable Site Highlights<br />Storm Water Management<br /><ul><li>Roof storm water run-off is harvested in a 40,000 gal. basement level retention tank and re-used in HVAC process water, thereby reducing demand on municipal water systems
  16. 16. Atlantic Wharf Reduces the amount of process water used by 15% as compared to a typical building.
  17. 17. Typical Building Process Water Use: 6.98 gal/sf/year
  18. 18. Atlantic Wharf Process Water Use: 6.01 gal/sf/year</li></li></ul><li>Sustainable Site Highlights<br />Heat Island Effect: Roof<br /><ul><li>An 18,000sf vegetated green roof atop the Graphic Arts & Tufts Buildings utilizes native and adapted plantings to reduce the the heat island effect and minimize the impact on the micro climate and reduce storm water run-off
  19. 19. Modular pre-planted grid system sits directly on roof membrane</li></li></ul><li>Sustainable Site Highlights<br />Heat Island Effect: Non- Roof<br /><ul><li>Atlantic Wharf features a 650-car parking garage on 6 levels below-grade constructed with a slurry wall perimeter and post-tensioned concrete slabs.
  20. 20. 100% of parking capacity underground, thereby significantly reducing the heat island and drainage effects caused by on grade impervious hardscape surfaces.</li></li></ul><li>Water Efficiency Highlights<br />Water Efficiency – 3 Points Achieved<br />
  21. 21. Water Efficiency Highlights<br />30% Water Use Reduction<br /><ul><li>30% water-use reduction was achieved by utilizing low-flow and dual-flush plumbing fixtures in the core/shell design
  22. 22. The combination of low-flow fixtures, stormwater re-use, and reducing irrigation water use by resulted in Atlantic Wharf reduced the domestic water use by 69% as compared to a typical downtown office tower.
  23. 23. Typical tower domestic water use: 18 gal/sf/yeaf
  24. 24. Atlantic Wharf domestic water use: 5.5 gal/sf/year.</li></li></ul><li>Energy & Atmosphere Highlights<br />Energy and Atmosphere Efficiency – 7 Points Achieved<br />
  25. 25. Energy & Atmosphere Highlights<br />Optimize Energy Performance<br /><ul><li> Overall energy performance demonstrates approximately 16% energy cost reduction compared to ASHRAE 90.1 2004
  26. 26. Atlantic Wharf is designed to use 42% less energy overall than comparable New England office buildings
  27. 27. New England Office Building Energy Use: 114.6 MBTU/sf/year (CBECS 2003)
  28. 28. Atlantic Wharf Energy Use: 66.7 MBTU/sf/year</li></li></ul><li>Energy & Atmosphere Highlights<br />Optimize Energy Performance<br /><ul><li>Core/Shell Project controls approximately 2/3 of annual energy use with tenant design and operations influencing the other 1/3
  29. 29. Boston properties is responsible for approximately 22% of “developed-controlled” saving, while holding tenants neutral</li></li></ul><li>Energy & Atmosphere Highlights<br />Measurement & Verification<br /><ul><li>Tenant sub-metering was implemented.
  30. 30. Major core systems and public spaces metered
  31. 31. Infrastructure installed for tenants to meter their own spaces
  32. 32. Owner developed tenant sub-metering guidelines and will provide monthly reports prorated by tenants</li></li></ul><li>Energy & Atmosphere Highlights<br />Increased Envelope <br />Thermal Properties<br /><ul><li>Atlantic Wharf achieved a 42% increase in glazing thermal properties that contributed to reducing the building heating and cooling load.
  33. 33. ASHRAE 90.1 2004 Glazing: .057 U-value
  34. 34. Atlantic Wharf Glazing: .033 U-value
  35. 35. Atlantic Wharf achieved at 32% increase in roof thermal properties that contribute to reducing the building heating and cooling load.
  36. 36. ASHRAE 90.1 2004 Roof: .063 U-value
  37. 37. Atlantic Wharf Roof: .043 U-value</li></li></ul><li>Materials & Resources Highlights<br />Materials & Resources Efficiency – 6 Points Achieved<br />
  38. 38. Materials & Resources Highlights<br />Maintain 25% of Existing Walls, <br />Floors, and Roofs<br /><ul><li>The design featured the restoration, re-use and integration of over 40% of the existing historic structures that were on-site. The Russia Bldg. was fully restored and the Graphic Arts and Tufts Building facades were preserved and integrated into the new architecture and structure.
  39. 39. The re-use of the existing structures conserved valuable resources and significantly reduced the environmental impact of comparable new building construction as it relates to materials manufacturing and transportation.</li></li></ul><li>Materials & Resources Highlights<br />Construction Waste Management<br /><ul><li>During construction over 95% of construction debris and soil was either recycled or re-used, thereby diverting this material from land fills.</li></li></ul><li>Materials & Resources Highlights<br />Recycled Material Content<br /><ul><li>Over 35% of the project was constructed from post-consumer recycled content, primarily steel, aluminum and glass (check), thereby conserving natural resources and reducing impacts from processing and extraction of virgin materials.
  40. 40. Major contributing materials were structural steel, re-bar, aluminum, and glass.</li></li></ul><li>Indoor Environmental Quality Highlights<br />Indoor Environmental Efficiency – 10 Points Achieved<br />
  41. 41. Indoor Environmental Quality Highlights<br />Controllability of Thermal <br />Comfort Systems<br /><ul><li>Base Building Design calls for 1,120 VAV controls points with capability to add an additional 1500 control points
  42. 42. The new VAV control system has the capacity to provide control points for all future multi-occupant work spaces and over 50% of the individual work stations</li></li></ul><li>Indoor Environmental Quality Highlights<br />Low-VOC Emitting Materials<br /><ul><li>The use of low-voc emitting paints, sealants, adhesives, and carpet in the core/shell project reduces the quantity of indoor air contaminants and improves the comfort of
  43. 43. the occupants.</li></li></ul><li>Indoor Environmental Quality Highlights<br />Occupant Outdoor Views<br /><ul><li>The design incorporates outdoor views with direct line of sight for over 90% of the building occupants introducing daylight and views to interior areas of the building and improving productivity.</li></li></ul><li>Materials & Resources Highlights<br />Innovation In Design – 5 Points Achieved<br />
  44. 44. Innovation Credits<br />Innovation Credits<br /><ul><li>Process Water Use Reduction – 15% reduction achieved by re-use of storm water run-off from basement collection tank
  45. 45. 100% Structured Parking – 650-car underground parking garage significantly exceeding 50% requirement and therby reducing impervious surfaces and associated heat island effect.</li></li></ul><li>Sustainable Challenges & Opportunities<br />Design Integration of New and<br />Existing Structures<br /><ul><li>Technical design and constructability challenges of integrating new design with existing structure:
  46. 46. Temporary Steel Facade support required while existing GA/Tufts building demolition took place
  47. 47. Structural slab edge slip connection to accommodate potential differential settlement of new and old structures
  48. 48. Complex construction sequencing required to erect new foundations and super-structure alongside existing historic masonry facades</li></li></ul><li>Sustainable Challenges & Opportunities<br />Inherent Sustainable Qualities in <br />Urban High-Rise Development<br /><ul><li> Many of today’s typical downtown, urban infill sites have inherent sustainable characteristics that assist in quickly achieving LEED certification levels due to the nature of their siting, design constraints, and current design and engineering best practices
  49. 49. Typical earned credit areas include:
  50. 50. Development Density & Transportation access-siting
  51. 51. Existing Building re-use – historic zoning
  52. 52. High levels of Recycled content – high-rise construction
  53. 53. Non-Roof Heat Island effect reduction – below grade parking
  54. 54. Optimizing energy performance – design best practices
  55. 55. Daylighting and views – design best practices
  56. 56. Construction Waste Management – construction best practices</li></li></ul><li>Ownership Perspective<br />Increased Real Estate Value <br />of Green Design<br /><ul><li>A 2008 CoStar study found that sustainable buildings outperform non-green assets in key areas such as occupancy, sale price, and rental rates and indicate broad demand by property investors and tenants for buildings that have achieved LEED certification.
  57. 57. LEED Buildings achieve 7.38% higher rental rates over non-LEED buildings (2011 CoStar)
  58. 58. LEED Buildings have 4.1% higher occupancy (2008 CoStar)
  59. 59. LEED Buildings sell for an average of $171/sf more than non-LEED buildings (2008 CoStar)
  60. 60. Tenant Marketplace is demanding sustainable buildings – Large publicly traded companies within LEED spaces felt that occupying ‘green space’ was important to their employees and their public image (2011 CoStar)</li></li></ul><li>Ownership Perspective<br />Operating Cost Savings Associated <br />with Sustainable Buildings<br /><ul><li>Total $1.58/sf/year in energy and water cost savings equates to $1.5 million per year in building savings, or $2.4 million for a 100,000 sf tenant over the life of a 15 year lease
  61. 61. Typical Boston High-Rise Energy costs:
  62. 62. $4.00/sf/year (Boston High-Rise Property Survey)
  63. 63. Atlantic Wharf Energy cost: $2.59sf/year (as estimated from energy model)
  64. 64. Typical Boston High-Rise Water cost: $0.25/sf
  65. 65. Atlantic Wharf Water cost: $ 0.08/sf</li></li></ul><li>Question and Answer<br />atlantic wharf sustainable case study<br />