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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.
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ATLANTIC WHARF SUSTAINABLE CASE STUDY
Atlantic Wharf Sustainable Case Study
Boston Properties Owner
Vanderweil EngineersSustainability Consultant
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Urban Design / Permitting Process
• Dense urban site at the entrance to Fort Point Channel neighborhood
• Proximity to down town and major transportation nodes
• Waterfront activation required by Chapter 91 permitting
Urban Design
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Urban Design / Permitting Process
• Article 80 large project review
• Historic Approvals – Article 85, MHC, BLC
• Chp 91, MEPA &environmental approvals
Complex Permitting Process
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Architectural Design
1.1 mm sqf overall- Office, Residential, Retail, major Interior Public Spaces, below-grade parking and exterior Public Space
Mixed-Use Program
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Architectural Design
• 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.
• The fully restored Russia Building will now house 86 luxury loft residential units.
Preservation of Historic Architecture - Existing
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Architectural Design
• Design integration of modern glass enclosed office tower with low-rise historic structure
• Tower form recalls the maritime history ofthe site
Integration of Historic and New Architecture
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Architectural Design
• Nelson Court was historically a streetway between buildings and now serves as the link between the new and historic architecture
• The 7-story glass-enclosed public space also serves as the office tower’s main entry
Integration of Historic and New Architecture – Nelson Court
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Construction
• Up-Down Construction
• Hybrid Concrete Core and Steel Frame Tower
• Below-grade slurry wall garage
Complex High-Rise Construction
ATLANTIC WHARF SUSTAINABLE CASE STUDY
LEED – Core Shell Version 2.0
43 points - USGBC Pre-Certified GoldDesign Review Complete; Construction Documentation 95% complete
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Sustainable Site Highlights
Sustainable Sites – 12 Points Achieved
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• 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.
• Locating the project within ½ mile of a commuter rail and subway stations reduces pollution and land development impacts from automobile use
Development Density, Community Connectivity, & Public Transportation Access
Sustainable Site Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• 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
• Atlantic Wharf Reduces the amount of process water used by 15% as compared to a typical building.
•Typical Building Process Water Use: 6.98 gal/sf/year
•Atlantic Wharf Process Water Use: 6.01 gal/sf/year
Storm Water Management
Sustainable Site Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• 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
• Modular pre-planted grid system sits directly on roof membrane
Heat Island Effect: Roof
Sustainable Site Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• Atlantic Wharf features a 650-car parking garage on 6 levels below-grade constructed with a slurry wall perimeter and post-tensioned concrete slabs.
• 100% of parking capacity underground, thereby significantly reducing the heat island and drainage effects caused by on grade impervious hardscape surfaces.
Heat Island Effect: Non- Roof
Sustainable Site Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Water Efficiency Highlights
Water Efficiency – 3 Points Achieved
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• 30% water-use reduction was achieved by utilizing low-flow and dual-flush plumbing fixtures in the core/shell design
• 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.
• Typical tower domestic water use: 18 gal/sf/yeaf
• Atlantic Wharf domestic water use: 5.5 gal/sf/year.
30% Water Use Reduction
Water Efficiency Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Energy and Atmosphere Efficiency – 7 Points Achieved
Energy & Atmosphere Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• Overall energy performance demonstrates approximately 16% energy cost reduction compared to ASHRAE 90.1 2004
• Atlantic Wharf is designed to use 42% less energy overall than comparable New England office buildings
• New England Office Building Energy Use: 114.6 MBTU/sf/year (CBECS 2003)
• Atlantic Wharf Energy Use: 66.7 MBTU/sf/year
Optimize Energy Performance
Energy & Atmosphere Highlights
electricity gas total
De-sign
1951695.746
169285.2 2120980.946
Baseline
2317490.098
199746.54
2517236.638
$250,000 $1,250,000 $2,250,000
Atlantic Wharf Annual Energy Cost Savings
8%1%
21%3%9%
5%
26%
24% 1%2%
Atlantic Wharf - 48 kBTU/SF
Space Cool-ing
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Optimize Energy Performance
Energy & Atmosphere Highlights
• Core/Shell Project controls approximately 2/3 of annual energy use with tenant design and operations influencing the other 1/3
• Boston properties is responsible for approximately 22% of “developed-controlled” saving, while holding tenants neutral
4 1
10
2 4 2
12 11
0 1 3 0
12
2 5
1
12 13
0
8
Atlantic Wharf Energy by End-Use
kBTU/SF/year
Design Baseline
Devel-oper;
$1,694,600
Tenant; $825,600
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• Tenant sub-metering was implemented.
• Major core systems and public spaces metered
• Infrastructure installed for tenants to meter their own spaces
• Owner developed tenant sub-metering guidelines and will provide monthly reports prorated by tenants
Measurement & Verification
Energy & Atmosphere Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• Atlantic Wharf achieved a 42% increase in glazing thermal properties that contributed to reducing the building heating and cooling load.
• ASHRAE 90.1 2004 Glazing: .057 U-value
• Atlantic Wharf Glazing: .033 U-value
• Atlantic Wharf achieved at 32% increase in roof thermal properties that contribute to reducing the building heating and cooling load.
• ASHRAE 90.1 2004 Roof: .063 U-value
• Atlantic Wharf Roof: .043 U-value
Increased Envelope Thermal Properties
Energy & Atmosphere Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Materials & Resources Highlights
Materials & Resources Efficiency – 6 Points Achieved
ATLANTIC WHARF SUSTAINABLE CASE STUDY
• 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.
• 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.
Maintain 25% of Existing Walls, Floors, and Roofs
Materials & Resources Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
During construction over 95% of construction debris and soil was either recycled or re-used, thereby diverting this material from land fills.
Construction Waste Management
Materials & Resources Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
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.
Major contributing materials were structural steel, re-bar, aluminum, and glass.
Recycled Material Content
Materials & Resources Highlights
36%
2%0%
0%
62%
Atlantic Wharf Recycled Content
- Total 38%Steel & Metal
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Indoor Environmental Quality Highlights
Indoor Environmental Efficiency – 10 Points Achieved
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Base Building Design calls for 1,120 VAV controls points with capability to add an additional 1500 control points
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
Controllability of Thermal Comfort Systems
Indoor Environmental Quality Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
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
the occupants.
Low-VOC Emitting Materials
Indoor Environmental Quality Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
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.
Occupant Outdoor Views
Indoor Environmental Quality Highlights
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Materials & Resources Highlights
Innovation In Design – 5 Points Achieved
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Innovation Credits
• Process Water Use Reduction – 15% reduction achieved by re-use of storm water run-off from basement collection tank
• 100% Structured Parking – 650-car underground parking garage significantly exceeding 50% requirement and therby reducing impervious surfaces and associated heat island effect.
Innovation Credits
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Sustainable Challenges & Opportunities
Design Integration of New andExisting Structures
• Technical design and constructability challenges of integrating new design with existing structure:
• Temporary Steel Facade support required while existing GA/Tufts building demolition took place
• Structural slab edge slip connection to accommodate potential differential settlement of new and old structures
• Complex construction sequencing required to erect new foundations and super-structure alongside existing historic masonry facades
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Sustainable Challenges & Opportunities
Inherent Sustainable Qualities in Urban High-Rise Development
• 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
• Typical earned credit areas include:• Development Density & Transportation access-siting
• Existing Building re-use – historic zoning
• High levels of Recycled content – high-rise construction
• Non-Roof Heat Island effect reduction – below grade parking
• Optimizing energy performance – design best practices
• Daylighting and views – design best practices
•Construction Waste Management – construction best practices
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Ownership Perspective
• 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.
• LEED Buildings achieve 7.38% higher rental rates over non-LEED buildings (2011 CoStar)
• LEED Buildings have 4.1% higher occupancy (2008 CoStar)
• LEED Buildings sell for an average of $171/sf more than non-LEED buildings (2008 CoStar)
• 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)
Increased Real Estate Value of Green Design
ATLANTIC WHARF SUSTAINABLE CASE STUDY
Ownership Perspective
• 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
• Typical Boston High-Rise Energy costs:
• $4.00/sf/year (Boston High-Rise Property Survey)
• Atlantic Wharf Energy cost: $2.59sf/year (as estimated from energy model)
• Typical Boston High-Rise Water cost: $0.25/sf
• Atlantic Wharf Water cost: $ 0.08/sf
Operating Cost Savings Associated with Sustainable Buildings
ATLANTIC WHARF SUSTAINABLE CASE STUDY
atlantic wharf sustainable case study
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