DJC Green Building Blog

McKinstry honors its favorite teams

Posted on October 17, 2014
McKinstry, Avista Corp

Front row: Dan Thompson (McKinstry) Back row (left to right): Paul Zasada (McKinstry), Dennis Vermillion (President of Avista Utilities); Scott Morris (CEO & President and Chair of the Board, Avista Corp); Dean Allen (CEO McKinstry), Mireya Fitzloff (McKinstry), Eric Bowles (Avista Head of Facilities) and Rod Staton (Avista Facilities).

McKinstry is honoring its clients for their commitment to sustainability. Each is called a “Champion of Sustainability” and is presented with an award at a Seahawks home game.

The next winner, The Allen Institute for Brain Science, will be honored at the November 2nd Seahawks game against the Raiders. The award goes to Vulcan Real Estate, GLY Construction, Perkins+Will Architects, and Architectural Building Inspection (ABI) Inc. This energy efficient, design-build project has a central plant system that is designed to perform 24% better than the ASHRAE standard.

Recent winners of the prize include Avista Corp. for its corporate headquarters and the U.S. General Services Administration (GSA) for the Thomas Foley U.S. Courthouse.

McKinstry said the five-year remodel of Avista Corp.’s 150,000-square-foot office building will save 1.4 million kilowatt-hours per year, which is enough to power 116 homes, and will save $149,000 every year in energy costs. This LEED Gold Certified project will be completed by the summer of 2015.

The Thomas Foley U.S. Courthouse project dealt with the unique constraints of providing extensive upgrades to an existing building. The upgrades reduced baseline energy consumption by 50 percent, and reduced carbon emissions by 693 tons.

Other 2014 Champions are Vulcan Real Estate, GLY Construction, Clise Properties, Lydig Construction, Seattle University, Gresham-Barlow School District.

One of the largest solar arrays in the state of Washington is included in McKinstry’s many energy conservation initiatives at CenturyLink Field and Event Center.

Here are some other conservation facts about CenturyLink Field:

  • Solar panels spanning the area of two football fields sit atop the roof and generate more than 800,000 kilowatt hours of electricity annually, meeting 30% of the facilities energy needs with solar power, an equivalent of powering 95 Seattle area homes for a year.
  • 100% of urinals have been retrofitted with ultra-low-flow water fixtures, saving more than 1.3 million gallons of water every year. That’s enough to turn CenturyLink Field into a giant 3-foot-deep swimming pool.
  • Less water means less energy and lower CO2 emissions – the equivalent of planting 278 football fields worth of trees.
  • Through the use of 614 recycle and compost bins located throughout, 94% of waste generated at CenturyLink Field and Event Center is diverted from landfills.

 

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45 mini-parks pop up on city streets

Posted on September 20, 2013

The following post is by DJC staff:

Two Capitol Hill residents, Gillian Graham and Isabel Blue, moved their living room out onto the street at Pine and Boylston as part of PARK(ing) Day from 9 a.m. to 3 p.m. Friday. The annual event gives city residents the chance to temporarily turn a parking space into a park.

A mini-park takes over a bit of Capitol Hill street parking.

It gets people thinking about how we use space and how much of the public space is devoted to storing and driving cars. And it raises awareness about what makes cities livable and healthy.
SDOT says on its website that the idea originated in San Francisco and has grown into a global movement, with close to 1,000 parks in more than 35 countries last year.
SDOT approved applications for 45 parks around the city this year.
This year PARK(ing) Day 2013 is part of the Seattle Design Festival, which runs from Sept. 13 to 22.

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Is it time for Seattle to embrace graffiti?

Posted on March 18, 2013

The following post is by DJC staff:

There are ways to add some fun to city streets. What if you could play a pickup game of ping-pong or chess on the way home from work?

A colorful view from New York's High Line.

CEOs for Cities’ blog has a post by Tara Sturm called “Ten Creative Ideas for Energizing Our Streets” that offers lots of ideas and examples: Colored crosswalks, whimsical bus stops, gardens in unexpected places and even graffiti-style art in public places. Here’s a three-story example taken on a recent stroll along the High Line in New York.
Check out Sturm’s post and add your ideas for things Seattle can do to make our streets more lively, energized and entertaining.

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This is not your grandfather’s heavy timber structure

Posted on August 17, 2012

The following post is by Brad Kahn:

The last few months have been busy at the Bullitt Center construction site on Madison Street, with structural, glazing, mechanical and other systems taking shape.

Photo by John Stamets

Glaziers install windows on the sixth floor.

The Type-4 heavy timber structure is a first for Seattle since the 1920's, when heavy timbers were used in most commercial buildings. In the interim, the technology of heavy timber structures has advanced, with glued-laminated timbers replacing solid wood in many cases. Of course, forestry practices have also improved in the last 90 years, with 100% of the wood used at the Bullitt Center coming from Forest Stewardship Council certified forests.

At this point, the structural work at the Bullitt Center – designed for a 250-year lifespan – is largely complete, with the roof firmly in place.

With the structure complete, work turned to the curtain wall. Of particular note, the Schuco window system being used is arguably the most efficient in the world. Yet before the Bullitt Center, these windows were not easily available on the West Coast, since the manufacturer was in Germany – quite a distance to ship windows weighing hundreds of pounds each. To address this challenge, the team was able to connect Schuco with Goldfinch Brothers, a glazing company in Everett, WA. Now Goldfinch is the exclusive manufacturer of the Schuco window system on the West coast, providing windows for the Bullitt Center and other projects.

Photo by John Stamets

A rainwater collection and treatment system is being built throughout the project.

On the mechanical side, the rainwater collection and treatment system is being built throughout the project, from roof to basement. While approval to use rainwater for drinking is pending, it is our hope that the Bullitt Center can help demonstrate that ultra-filtration, UV and activated charcoal can treat water as well as – if not better than – chlorine (which can't be use in the project, because chemicals are not allowed for water purification by the Living Building Challenge).

At this point, the Bullitt Center is on track for completion later this year, with occupancy by commercial tenants starting in January 2013. Conversations with potential tenants are underway, and interested companies should contact Point32, the project development partner, for more information.

Brad Kahn is president of Groundwork Strategies. He manages communications for the Bullitt Center project.

 

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Roof going on at Bullitt Center

Posted on May 16, 2012

The following post is by Brad Kahn, president of Groundwork Strategies. He manages communications for the Bullitt Center project.

The roof of the Bullitt Center on East Madison Street is under construction now and all the structural elements are in place.

Skylights are being framed into the roof to maximize daylight and reduce the need for lighting.

Photo by Sky-Pix

Today President Rosen Plevneliev from Bulgaria, who is a former real estate developer, will tour the Bullitt Center as part of a trade mission to Seattle.

After campaigning for president on a platform that included energy efficiency in buildings, Plevneliev will be in Seattle today before heading to the NATO summit in Chicago next week. His visit to Seattle is focused on international trade and economic development. In particular, he is interested in learning about green building and clean energy technology, which is why he is touring Bullitt Center, the world’s greenest office building.

In the next few weeks, we will begin outreach to brokers to begin marketing office space inside the Bullitt Center. It will be marketed at rates comparable to new class-A space in downtown.

Photo by John Stamets

The HVAC system is going into the building, including the six-story composting toilet system.

McGivra Place, the park next door, now has a final design direction and the process is moving forward, with re-development expected later this summer or early fall. The park project is the first to pursue the Living Building Challenge for landscapes.

 

 

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Get a glimpse of green ‘pod’ home

Posted on April 20, 2012

A compact, green-built “pod” home designed by Ann Raab of Greenpod Development of Port Townsend is open to the public at the GreenDepot site until April 29 from 10 am to 6 pm M-F, 10-5 on Saturday and 11-5 on Sunday. Workshops will be offered daily.

Outside Waterhaus

The pod was part of last weekend’s Green Home Tour sponsored by Northwest Ecobuilding Guild, featuring new and remodeled homes designed for low energy use and built with nontoxic materials.

Raab’s 450-square-foot pod is factory-built using all green products. It can be delivered to any city in Washington.

Greenpod’s Waterhaus model has a Kangen water system with adjustable pH for drinking and cleaning. It also has a waterfall and living wall.

Waterhaus kitchen

Ann Raab said pods are meant to be low maintenance dwellings that are environmentally safe, healthy for occupants and “a joy to live in.”

The Waterhaus model uses multi-use furnishings, color, lighting and windows to make the living space feel larger. The waterfall and living wall are sculpted from metal by industrial artist Ray Hammar of Sequim. Michael Hamilton of Port Hadlock made the tables and benches. Seth Rolland of Port Townsend created the bathroom vanity from rock and fir. Wall textures are applied by artist Gail Miller of Whidbey Island. The interior is decorated with an exclusive line of organic fabrics by Suzanne DeVall.

The pods are built by Greg Barron of Greenpod Builders.

Waterhaus living area

They are built to meet King County’s requirements for an accessory dwelling unit (ADU) and are aimed at people who want to downsize, age in place or care for family member in a separate unit. They also work as cabins, second homes, home offices and small commercial buildings. Pods can be stacked and configured to create communities. More information is at (800) 569-0831 or GreenPod.us.

 

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Community Power Works expands services to all of Seattle

Posted on April 13, 2012

The following post is by Christine Grant, an associate at Cascadia Consulting Group.

“We just got a $1,200 bill from the oil company.  We just can’t afford it anymore,” lamented a Seattle resident who recently called the Community Power Works for Home customer service line.

The Community Power Works customer service team is used to hearing stories like this. Hundreds of Seattle residents have turned to CPW over the last year because of high energy bills, drafty windows, an old furnace that just can’t warm the house, or moldy insulation that is worsening allergy symptoms.

CPW contractors Bob Thorson and Charlie Rogers

“The best part of the job is being able to tell residents that have cold, leaky homes and high energy bills — Community Power Works can help!” says Maryellen Hearn, a customer service representative.

Participating in Community Power Works starts with a home energy assessment called an Energy Performance Score, or an EPS.  The EPS measures your home’s energy efficiency and determines the recommended upgrades that will reduce energy use and make your home healthier and more comfortable. This assessment is valued at $400, but costs Community Power Works participants just $95 thanks to a special rebate from Seattle City Light. Over 800 Seattle residents have received an EPS through Community Power works since the program started last April. The results from the EPS are educational — and often motivational too.

“When we learned that 86 percent of the warm air in our house was escaping each hour and being replaced with cold air from outside, we were shocked. That provided us with the motivation to act,” said Washington Park home owner Allyson Adley.

Common energy efficiency upgrades include duct sealing, floor and wall insulation, window replacements, and heat pump water heaters.  A very popular upgrade has been the installation of a ductless heat pump — especially for customers who had oil heat and wanted to switch to electric heat.  Community Power Works home energy auditor, Charlie Rogers, explains that, “if you heat with oil, you are probably spending between $1,000 and $2,000 annually on oil to heat your home, and possibly more based on fluctuating crude prices.” Yearly heating costs for an average Seattle home with an electric ductless heat pump are much lower — usually between $189 and $394. Community Power Works is also currently offering a $1,200 incentive for all customers who install a ductless heat pump, in addition to a range of other incentives that could save you thousands of dollars.

The average Community Power Works customer increases the energy efficiency of their home by 30 percent — this not only increases the comfort of a home, but also the asking price once it comes time to put the home on the market. Starting last fall, the green features and energy efficiency of homes are now being considered formally as part of the home appraisal process. Buyers are also quick to start adding up what utilities are going to cost them — especially if they are looking at an older home.

Community Power Works for Home recently expanded to serve all of Seattle — you can sign up here.

Community Power Works also plans to conduct energy upgrades at four local hospitals — Virginia Mason, Swedish, Harborview, and Group Health — by June 2013 while also upgrading hundreds of small businesses and more than a dozen municipal buildings.

 

 

 

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Heavy timber framing at the Bullitt Center

Posted on April 6, 2012

Photo by John Stamets
The following post is by Brad Kahn, president of Groundwork Strategies. He manages communications for the Bullitt Center project.

When the Bullitt Foundation began work on the Bullitt Center, Denis Hayes, the foundation's president and CEO, had a clear vision that the architecture should be regionally relevant. Noting that buildings in Seattle and Phoenix are too frequently designed in the same ways, Hayes set out to promote the idea of a "regional vernacular" in architecture that draws on the environment surrounding Seattle for guidance. And in the Pacific Northwest, there is no environmental feature more prominent than forests, making wood a logical building material.

Add in the fact that when it comes from a responsibly managed forest, wood is among the most environmentally friendly building materials, and it is only natural that the Bullitt Center is a heavy-timber framed structure.

As the first commercial building to pursue the Living Building Challenge, the Bullitt Center team is working hard to meet all 20 "imperatives," as the requirements are known. Included in this list is an imperative focused on "Responsible Industry," requiring that "all wood must be certified by the Forest Stewardship Council (FSC)" or from salvaged sources.

With construction well under way, wood framing for the Bullitt Center has begun.

And anyone who has passed the job site on 15th & Madison has likely noticed the glued, laminated timbers, or "glulams" as they are known in the industry. Manufactured by Calvert Glulams in Vancouver, Wash., the glulams offer several environmental benefits, in addition to being stronger than traditional sawn timbers. First, they are from forests certified to the standards set by the Forest Stewardship Council, which is widely recognized to be the most rigorous and prescriptive benchmark for forest management globally. All wood for the project comes from within a 1,000-kilometer radius, as required by the Living Building Challenge. In the case of the glulams, the wood came from FSC-certified Douglas fir forests in Idaho, so the project is helping support a regional economy for wood from responsibly managed forests. And because the glulams are manufactured by combining smaller dimensional lumber, they reduce pressure to harvest larger, older trees that historically were needed to mill large dimension timbers.

Brian Court from Miller Hull Partnership addresses some of the other design considerations for heavy timber framing on the Bullitt Center blog.

Over the next few weeks, expect to see the Bullitt Center take its full form, as the six stories rise from the construction site. The project is on track to be completed later this year.

 

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Area’s first commercial building made of cargo containers up for sale

Posted on December 16, 2011

In February of 2010, I wrote this story about an office building in Georgetown that was constructed of reclaimed cargo containers. The owner, Jay Stark, said it was the first project of its kind in the country.  I also produced this video-tour of the space at the time. Here is our story from Dec. 16 about the sale.

Now,  nearly two years later, the space is for sale for $1.5 million. Sadly, it was a foreclosure. I

GeorgetownShowroomPhoto_big
haven't spoken to the owners so I don't know what happened but it's too bad things likely didn't turn out as planned.

The slight upside is that it will be really interesting to see who buys the site when it sells. I recently spoke to Evan Lugar of Kidder Mathews, who is representing First Savings Bank Northwest on the sale. He said the bank has owned the property since August. He also said it's a tricky space to sell because it isn't typical retail or commercial and is unique. He's targeting creative businesses.

The building is made of 80 percent recycled materials by weight. The complex has two buildings, which are each made of six cargo containers that came from the Port of Seattle. They have halogen and fluorescent lighting, an efficient reverse-cycle chiller HVAC system, and windows with argon gas sandwiched between the panes for increased insulation. There is a rooftop deck with views of downtown Seattle and Mount Rainier.

Typically - the super green, innovative projects that have been built have been created with the intent of the owner using it for many years. (Houses don't count). The greenest commercial projects I've profiled over the years have been built or are being built by the Bullitt Foundation, the U.S. General Services Administration, a consortium involving the city of Portland, universities or by firms that intend to stay in a space for a long time.

My point is: they don't turn hands. Because of that, there isn't much information about the resale value and market for super green projects in the U.S. created for a specific client. People hypothesize uber-green buildings hold their value better and that there's more demand, but it's hard to prove - without proof. No matter what, this is just one building. But the more sales we see, the more accurately we'll be able to guage the true value of innovative sustainable buildings and whether it's the LEED credential or a building's inherent sustainability that translates as value.

As a sidenote, this is the second time spaces made of cargo containers or using "cargotecture" has been in the news in a week. Earlier this week, the DJC covered a new pilot project Starbucks drive though in Tukwila made of cargo containers. Here's our story and here's the story the AP ran based on our story.

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Northgate – what exactly is light rail’s urban development responsibility?

Posted on November 30, 2011

On Nov. 17, the DJC published this article I wrote about Sound Transit's Northgate light rail station. The Northgate station is one of three that will be part of Sound Transit's North Link light rail extension, running from the University District to Northgate Mall. The Northgate station is the only one that it above ground. Because of this, and a number of other factors, it is also the most complex of the three. It is designed by Hewitt.

The article centered on the station's design, and was based off a Seattle Light Rail Review

ST PowerPoint Template
Panel meeting I attended. The panel, which reviews the station's design, had a lot of criticism that is detailed in the story. Their main point was that the structure wasn't living up to its responsibility in helping to transform the neighborhood.

This is from the story:

Julie Parrett, who is on the review panel and the Design Commission, said this station is unique because the area around it is going through a transformation. Northgate was built for cars and a more suburban lifestyle, but today there is a city-wide effort to make it a place that works for pedestrians, residents and the surrounding community.

Thornton Place, she said, has helped set a standard for new development and the station can reinforce that. She said she doesn’t view the current design as helping shape a new Northgate.

“These are buildings and projects that are going to last for 50 to 100 years and we can’t forget that,” she said. “They do have a civic responsibility and right now, I feel like this building is really turning itself inward and not reaching out and not thinking in a conceptual way what its role (is) as a precedent or precursor in this area."

After publication, Ian Hernandez, a friend of mine, posted this comment on my personal Facebook page:

"Speaking of, great article on the North Link Northgate station the other day! Some of those panel comments crack me up - it's like they think that Thornton Place somehow turned that area into a shining jewel of urban transition, when it's really still just a bunch of crapshacks bordered by a giant movie theater and ugly parking garage."

Image courtesy Sky-Pix
Big, boxy Thornton Place certainly isn't perfect but it's better than the empty parking lot that used to be there. At least the space now offers movies and a few retail and eating options. Whether you like it or not, it's there. The question is what happens next and what is the light rail station's responsibility in helping to guide that change?

When I went to the last Northgate station open house, the audience members seemed generally pleased with the station design and some even commended Sound Transit for its work. The Light Rail Review Panel was quite critical, but it looks at the project with the eyes of people who have a responsibility of curating the city's future through projects and urban development.

Here's what's sure: The Northgate area is changing and light rail will be transformative, no matter what it looks like. Given these two things, how much does the station's design really matter? Does it need to serve as a bridge to the future or does it just need to be there? In a perfect world, what would you like to see the station look like?

Also, as a sidenote, this station will have restrooms unlike the ones at Brooklyn or Roosevelt.

Also, if you're really intersted in this topic, go to this open house on Dec. 8 at Aljoya Senior Apartments (a part of Thornton Place). Sound Transit says it has drawn up a "few options that show future urban design and development possibilities for this area south of the mall."

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