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

Atlantic Wharf
Sustainable Case Study
Boston Properties
Owner
Vanderweil Engineers
Sustainability Consultant
ATLANTIC WHARF SUSTAINABLE CASE STUDY

Urban Design / Permitting Process
Urban Design • 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 / Permitting Process
Complex Permitting Process
• Article 80 large project review
• Historic Approvals – Article 85, MHC, BLC
• Chp 91, MEPA &environmental approvals

Architectural Design
Mixed-Use Program
 1.1 mm sqf overall- Office, Residential,

Retail, major Interior Public Spaces, below-
grade parking and exterior Public Space

Preservation of Historic
Architecture - Existing
• 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.

Integration of Historic and

New Architecture
• Design integration of modern glass enclosed
office tower with low-rise historic structure
• Tower form recalls the maritime history of

the site

Integration of Historic and

New Architecture – Nelson Court
• 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

Construction
Complex High-Rise
Construction
• Up-Down Construction
• Hybrid Concrete Core and Steel Frame

Tower
• Below-grade slurry wall garage

LEED – Core Shell Version 2.0
43 points - USGBC Pre-Certified Gold

Design Review Complete; Construction Documentation 95% complete

Sustainable Site Highlights
Sustainable Sites – 12 Points Achieved

Development Density,
Community Connectivity, &
Public Transportation Access
• 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

Storm Water Management
• 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

Heat Island Effect: Roof
• 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: Non- Roof
• 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.

Water Efficiency Highlights
Water Efficiency – 3 Points Achieved

Water Efficiency Highlights
30% Water Use Reduction
• 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.

Energy & Atmosphere Highlights
Energy and Atmosphere Efficiency – 7 Points Achieved

Atlantic Wharf Annual Optimize Energy Performance

Energy Cost Savings
$3,000,000 • Overall energy performance demonstrates
$2,500,000 approximately 16% energy cost reduction compared
$2,000,000
$1,500,000 to ASHRAE 90.1 2004
$1,000,000
$500,000
$- • Atlantic Wharf is designed to use 42% less energy
electri overall than comparable New England office
gas total
city buildings
Design $1,951 $169,2 $2,120
Baseline $2,317 $199,7 $2,517 • New England Office Building Energy Use:
114.6 MBTU/sf/year (CBECS 2003)
• Atlantic Wharf Energy Use: 66.7 MBTU/sf/year
Atlantic
Spac
Wharf - 48…
e
24 1%
2% 8%
1%
Cooli
% 21
26 ng
%
3%
% 9% 5%

Optimize Energy Performance

Tena
nt, $ • Core/Shell Project controls approximately 2/3
82… Deve of annual energy use with tenant design and
loper operations influencing the other 1/3
, $…
• Boston properties is responsible for
approximately 22% of “developed-controlled”
saving, while holding tenants neutral
Atlantic Wharf Energy by
End-Use
kBTU/SF/year
Design Baseline
12 1212 1113
10 8
43 4 5
10 22 21 00 1

Measurement & Verification
• 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

Increased Envelope
Thermal Properties
• 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

Materials & Resources Highlights
Materials & Resources Efficiency – 6 Points Achieved

Maintain 25% of Existing Walls,

Floors, and Roofs
• 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.

Construction Waste Management
 During construction over 95% of construction

debris and soil was either recycled or re-used,
thereby diverting this material from land fills.

Recycled Material Content
 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.
Atlantic Wharf
Recycled Content
- Total 38%Steel
&
36% Metal
62% 2%
0%
0%

Indoor Environmental Quality Highlights
Indoor Environmental Efficiency – 10 Points Achieved

Controllability of Thermal
Comfort Systems
 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

Low-VOC Emitting Materials
 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.

Occupant Outdoor Views
 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.

Innovation In Design – 5 Points Achieved

Innovation Credits
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.

Sustainable Challenges & Opportunities
Design Integration of New and

Existing 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

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

Ownership Perspective
Increased Real Estate Value

of Green Design
• 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)

Ownership Perspective
Operating Cost Savings Associated

with Sustainable Buildings
• 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

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

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Atlantic Wharf

Sustainable Case Study

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Urban Design • Dense urban site at the entrance to Fort

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Complex Permitting Process

• Article 80 large project review

• Historic Approvals – Article 85, MHC, BLC

• Chp 91, MEPA &environmental approvals

ATLANTIC WHARF SUSTAINABLE CASE STUDY

 1.1 mm sqf overall- Office, Residential,

ATLANTIC WHARF SUSTAINABLE CASE STUDY

• Full restoration of the historic 1899 Peabody

• The fully restored Russia Building will now

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Integration of Historic and

• Tower form recalls the maritime history of

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Integration of Historic and

• Nelson Court was historically a streetway

• The 7-story glass-enclosed public space also

ATLANTIC WHARF SUSTAINABLE CASE STUDY

• Hybrid Concrete Core and Steel Frame

• Below-grade slurry wall garage

ATLANTIC WHARF SUSTAINABLE CASE STUDY

43 points - USGBC Pre-Certified Gold

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Sustainable Sites – 12 Points Achieved

ATLANTIC WHARF SUSTAINABLE CASE STUDY

• Locating the project within ½ mile of a

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Storm Water Management

• Roof storm water run-off is harvested in

• Atlantic Wharf Reduces the amount of

•Typical Building Process Water Use: 6.98

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Heat Island Effect: Roof

• An 18,000sf vegetated green roof atop the

• Modular pre-planted grid system sits directly

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Heat Island Effect: Non- Roof

• Atlantic Wharf features a 650-car parking

• 100% of parking capacity underground,

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Water Efficiency – 3 Points Achieved

ATLANTIC WHARF SUSTAINABLE CASE STUDY

30% Water Use Reduction

• 30% water-use reduction was achieved

• The combination of low-flow fixtures,

• Typical tower domestic water use: 18

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Energy and Atmosphere Efficiency – 7 Points Achieved

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Atlantic Wharf Annual Optimize Energy Performance

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Optimize Energy Performance

ATLANTIC WHARF SUSTAINABLE CASE STUDY

Measurement & Verification

• Tenant sub-metering was implemented.

• Major core systems and public

• Owner developed tenant sub-metering

ATLANTIC WHARF SUSTAINABLE CASE STUDY

• Atlantic Wharf achieved a 42% increase in