DJC Green Building Blog

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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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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Will private developers pick up living buildings?

Posted on November 3, 2011

In Fremont, a different kind of living building is in the works: it's being built by a private developer.

The five-story, 120,000-square-foot building is being developed by Skanska and

Rendering_Brooks
is Skanska USA’s first development effort in the Seattle market. (Talk about a way to come to the market with green guns-a-blazing!)

Brooks Sports is the anchor tenant and will take 80,000 square feet and move 300 employees into the space in late 2013.  Skanska said it would lease the site from the owner, Fremont Dock Co. The site is at 3400 Stone Way N., next to the Burke Gilman Trail and near Lake Union.

This project is of course fascinating because it’s a living building, widely considered the toughest green building certification on the planet. But another thing that makes it stand out is who’s building it. All living buildings on this coast that I'm aware of are built by schools (University of British Columbia's CIRS project); nonprofits (the Bullitt Foundation's headquarters in Seattle); consortium's of city groups or donors (The Bertschi School Science Wing); or partnerships involving all of the above (the Oregon Sustainability Center in Portland). There's also a few home projects thrown in. These groups have various resources (tax credits, donors, endowments etc.) that a standard developer doesn't have access to.

Skanska's project in Fremont is the first I'm aware of to be built by a commercial developer on its own. Granted, it is being self-financed. But the fact that Skanska is building it means the company sees a future in living buildings. It's taking a chance! In the scale of things, it will be incredible to see how this project works out because it will inevitably be used as a living building test case for other developers.

Living buildings are fascinating creatures but they're not cheap. Generally, I'm hearing that developing a living building costs a third more than a standard project. Schools and nonprofits are willing to make that investment. But the formula gets more complex with private development. Adding to the complexity, Skanska is aiming for its project rents to be market rate.

Chris Rogers of Bullitt’s development partner Point32 says Bullitt's space will be market rate too, though it's being marketed towards environmentally-minded businesses and organizations. The Cascadia Green Building Council is one tenant. For these organizations, the environment is a critical part of what they do. For Skanska's more mainstream tenants, locating in a living building says they care. But Skanska's also got to do more convincing.

In this DJC article from last June, Peter Busby of Vancouver's Busby Perkins + Will said it cost his team $100,000 to go to living building status on two Vancouver projects. He said it generally costs $40,000 to have a project certified LEED gold. The Bullitt Center project is costing about $30 million, with Bullitt putting up half that amount and borrowing the rest from US Bank. Rogers of Point32 says a lot of the cost is a first-cost premium, because it’s the first time his team (or any team) is moving through a living building project of this size with the city. But there’s still a premium.

According to the International Living Future Institute, it costs $20,000 for living building certification of a building that is between 107,640 and 538,195 square feet.

Skanska’s project is also interesting because of what it could bring to the neighborhood. The end of Stone Way near Lake Union has a handful of stores but is kind of a dead zone. In a Seattle Times story, Ryan Gist, a neighbor called it "an odd, pseudo-industrial street that really doesn't do much for the neighborhood."

Once complete, the ground floor of this building will house Brooks' first ever retail concept shop. The goal is for the shop to act as a gathering place for the community and trail users.

There are some neighborhood concerns about the structure's height. Here's hoping a clean agreement can be made on that topic so this revolutionary project can move forward.

By the way, back in January, I wrote this post about the launch of Skanska's Seattle commercial development division. In it, I said:

"I'm curious to see what kind of projects they pursue, what kind of sustainable goals they target, and what kind of green technologies they might choose to pursue that others wouldn't be able to. Of  course, they could simply go the LEED gold route. Or they could build something really innovative."

I don't want to say I told you so but it's fair to say this project falls to the later half of that spectrum. Now the question is to see how it plays out.

P.S. It's interesting to see the architecture firms with living buildings under their belts. This project is being designed by LMN. Bullitt's is designed by Miller Hull. The Bertschi project was designed by members of KMD Architects. I'm going to be waiting to see how long it takes for the area's other big green architecture firms to add a living building to their project list. At the current pace, I'd bet we'd see another two or three pop up.

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Tours galore including net zero energy zHome, Brightwater, Seattle Design Festival

Posted on September 20, 2011

September and October are always busy months in Seattle's green/sustainable scene. This fall, however, there seems to be a wealth of tours of really interesting projects.

  • zHome

One of the most interesting opportunities is the chance to tour Issaquah's zHome project. Issaquah says zHome is the country's first net zero energy multifamily

An aerial view of the zHome project. Image courtesy zHome.
complex. The 10-unit townhouse development in the Issaquah Highlands has truly been a labor of love. Originally set to be complete in the fall of 2009, the project has just opened after surviving three contractors and a devastating recession. Brad Liljequist, Issaquah's dedicated project manager, said each unit has been designed to use 5,000 kilowatt hours of energy a year compared to the 14,000 hours of energy a townhouse normally uses. The team began with tight design, and will produce needed energy from a 65,000-kilowatt-per-year solar array.

Free tours will be held on Saturdays from 10 a.m. to 5 p.m. and on Sundays from 11 a.m. to 5 p.m. until October 30.

 

  • Home Builders Association of Kitsap County Headquarters

Across the water in Bremerton, the Home Builders Association of Kitsap County has improved their headquarters in an effort to create a live demonstration of energy efficiency upgrades for builders and homeowners. The project used six strategies including better air sealing, adding more insulation and adding new efficient lighting to upgrade the space. Tours feature first-hand techniques on saving energy and lowering utility bills. Tours will be held hourly on Sunday, October 23 and Saturday, October 29 from 12 to 4 p.m. Tours are at 5251 Auto Center Way, Bremerton.

  • Seattle Design Festival

If you can't wait and want to see something now, I suggest you head on over to the Seattle Design Festival's website here. Though some tours have passed, a

photo-brightwater11
number are still to come including a tour Friday on art and architecture called "Let the Streets be Your Museum!" and tours Saturday and Sunday of Ravenna bungalows.

However the one not to miss is Saturday's grand opening of the Brightwater Center. It looks like the official Seattle Design Festival tour is sold out! However, the grand opening celebration is free, open to the public and features plant tours so you can still see the space if you're interested. More info here.

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GSA’s $72 million Seattle HQ requires performance

Posted on August 3, 2011

Somehow, I missed posting about a recent story I did on GSA's $72 million headquarters for the Seattle District of the U.S. Army Corps of Engineers. The story appeared in the June 27 edition of the DJC.

From a sustainable viewpoint, it's a fascinating project to consider. It's designed

Image courtesy ZGF Architects
by ZGF Architects and is being built by Sellen Construction.

The project aims to inspire a new era of sustainable workplaces with a goal of being the region's most energy efficient air conditioned building. Models say it will have an energy score of 100, placing it in the top 1 percent of U.S. buildings for energy performance. It may reach LEED platinum, uses geothermal heating and cooling combined with structural piles and is heavily daylit.

Federal Building_14_small
The team also focused on bringing new technologies to the area, including underfloor air and radiant cooling and a phase-change material that allows cold energy to be stored for future use.

But what I think is one of the most interesting elements is GSA knew how much energy it wanted the building to use and asked competing shortlisted teams to demonstrate how they'd get there as part of awarding the project.  It went a step further by also requiring the project prove its energy performance during its first year of operation, basically requiring a guarantee from the team.

Generally, anything like this is a big no-no, as I understand it. Under no circumstance, from a legal perspective, should a team guarantee to meet a requirement related to LEED or sustainability. But this is the GSA, the largest

The site in April of this year. Image courtesy Sky-Pix Aerial Photography.
landlord in the county. And the project is backed by federal funds. One doesn't really have a choice, other than to not compete, now do they?

As LEED continues to proliferate and green building fades into the background even further as just a part of good building, do you think this type of performance requirement will become more common? Or is this just a one-time deal?

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Bullitt team releases energy information for Cascadia Center

Posted on June 16, 2011

This week, the Bullitt Foundation's Cascadia Center for Sustainable Design and Construction released a report detailing its energy performance metrics. For all you energy nerds out there, this is a pretty exciting development.

The document outlines how the six-story building will meet net-zero energy. The big

Bullitt energy chart.

Image courtesy The Bullitt Foundation.

highlight is that it releases the planned EUI of the building, or Energy Use Intensity. An EUI score  is expressed in units of thousands of BTUs per square foot of gross floor area. Based on 52,000 square feet of gross floor area, the project should have an EUI of 16. Based on 39,000 square feet treated floor area, a common European measurement, it would have an EUI of 21.

I was recently discussing EUI with members of a ZGF team. They told me the average EUI for an office building in the Pacific Norhtwest is 106.

The report also says the U.S. Department of Energy's Zero Energy Building database currently contains no comparable buildings.

The report includes a pie chart with sections for the center's different energy uses. The largest percentage at 23 percent will feed lights. The next highest amount of energy, at 10 percent are pumps. About 9 percent of the building's energy will feed monitors while 8 percent will feed workstations. Toilets will get .2 percent of the building's energy use.

To read the report, click here.

P.S. The Bullitt Foundation is hiring an administrative and grants assistant. The job description is here.

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Which Living Building are you most excited for?

Posted on May 25, 2011

In the Pacific  Northwest, there are a number of living buildings in different stages of development. But in Seattle, Portland and Vancouver, B.C., there are three projects that stand out and will be fascinating to compare.

The projects are Seattle's  Cascadia Center for Sustainable Design and Construction, Portland's Oregon Sustainability Center and Vancouver's Centre for Interactive Research on Sustainability. Though each is very different, they are large and significant enough to be comparable.  Unlike most living buildings, which have to date been smaller structures in isolated landscapes, each of these is in the center of a city. Each are being built by nonprofit or educational organizations. Each will act as a nexus of sustainability for their respective communities.

Of the three, CIRS in Vancouver is furthest ahead, and should be ready for occupancy this summer. The 60,000-square-foot, four-story structure is a dry-lab research facility for the University of British Columbia. It's budget is $37 million Canadian. It was designed by Busby, Perkins + Will. I wrote a previous post about the project here.

Courtesy Perkins+Will Canada Architects Co.

Next, comes the Bullitt Foundation's headquarters in Seattle. The Bullitt project, on Capitol Hill, will be six stories and a basement over 52,000 square feet. It is designed by The Miller Hull Partnership and Schuchart is the general contractor. Point32 is the development partner. Completion is planned for next summer. Bullitt is not releasing its budget but plans to release other detailed information on performance and development. At the design presentation for the project earlier this month, Jason McLennan of the Cascadia Green Building Council said “I think this is the most important building being built in the country today,” he said. “It's going to open up a whole new set of eyes.”

Image courtesy The Miller Hull Partnership

Third, is the Portland project. It recently completed final design and should begin construction in early 2012, with an opening in late 2013. The team includes Gerding Edlen, SERA Architects, GBD Architects and Skanska Construction. The Portland Daily Journal of Commerce reported that the project's budget is $59.3 million, not including $4 million needed to align streetcar tracks beneath it. The seven-story building will be 130,000-square-feet. It's funded by the City of Portland, the Portland Development Commission and the Oregon University System.

Image courtesy Oregon Sustainability Center.

Though each is similar, a "green competition" has sprouted from the beginning between the Seattle and Portland projects. Time recently published a post on the "green war" here.

Though each building must accomplish the broad goals of the living building challenge (provide all energy, treat and provide all water) they are meeting the goals in different ways. In large part, jurisdictional codes and requirements have influenced design. The Vancouver building, for example, is essentially becoming its own waste treatment plant and will provide all its own water. The Bullitt project will use composting toilets, and is struggling with the ability to treat rainwater. I'm excited to see how each performs.

Which building are you most excited for? Which one do you think is the prettiest, or the one that you respond to best aesthetically? Answer our poll at right or comment below with your reasons!

P.S. For more on Seattle's first building designed to living building standards that is complete, the Science Wing at the Bertschi School, click the living building tab or go here. It hasn't received certification yet but is on track to do so!

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King Street Station rehabilitation on track for platinum

Posted on March 11, 2011

This week, I toured King Street Station. For those of you who aren't aware, the 1906-built-station is in the midst of a $50 million renovation. The project is absolutely, totally and utterly incredible.

The main thrust of the project is a much needed seismic renovation. Seriously, the tons of steel being put into this project are indescribable. But King Street Station is also a historic building and must be maintained as such. Once the rehabilitation is complete, it will be very sustainable: it's on track to meet LEED platinum, up from a goal of LEED silver. Last year, the project's sustainable efforts were honored by AIA Seattle with a gold level award from the What Makes It Green event. ZGF Architects is the architect. Sellen Construction is general contractor.

Obviously, the most sustainable thing about the project is the fact that it is a historic renovation of an old structure, which retains the embodied energy inherent in the building. But the team went much further. Geothermal wells in the building will likely provide all heating and cooling. The main waiting room will return to its 100-year-old state of being naturally ventilated. Incredible effort has been spent to save, clean and better old building materials. All of these elements will be detailed in a future DJC story.

For now, I'll whet your interest with some photos of the space. As you can tell, I got to tour the inside of the clock tower, which is not part of the current project's phase. However it is really cool. To see more photos of the clock tower or tour, follow my page on Facebook here. And if you haven't voted for this blog yet as best of the web, please do so. For more info on that, see the post below.

Enjoy!

The brown section above is original plaster work. The white part below is where the original plaster was ripped out and replaced mid-century. The white section will be renovated to match the brown section. All images copyright Katie Zemtseff.

This entryway has been hidden for decades. It will be cleaned up and opened to the public as part of the rehabilitation.

This is me behind one of the clock faces in the clock tower. This is not part of the current rehabilitation project (but it is awesome!)

Water pouring down a staircase that has been closed to the public for decades. It will be opened up as part of the project.
This is the office space on the station's third floor. In recent years, it has been the home of pigeons and dust.
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In 2011, Seattle moves towards district energy

Posted on January 13, 2011

This week, we ran this story in the DJC about Yesler Terrace, CollinsWoerman and the effort to start considering resources on the broader scale.

For those of you that don't live in the area, Yesler Terrace is a 28-acre publicly subsidized housing community owned by the Seattle Housing Authority. It is  in the process of being redeveloped.

Imaging one energy and water system for all this space.
CollinsWoerman is a local architecture and planning firm.

District energy systems are common in Europe, especially Denmark. They allow buildings to connect to each other, increasing efficiency and reducing costs by letting several buildings share energy from a main source, such as steam, geothermal, biomass or waste heat.

But they are often cost prohibitive because streets must be torn up for a network of pipes to be built underground.

Steve Moddemeyer, principle of sustainable development at CollinsWoerman, said according to a CollinsWoerman study for SHA, a district water system could cut water use by half for Yesler Terrace and reduce wastewater flows by 70 percent for the same or less cost as a traditional system. Just imagine if you could do that for an entire city!

The fact that Yesler Terrace is considering a water and energy district is really exciting. But what's more interesting is what it says about Seattle. District energy has long been a buzz-term in the city's green community. It seems like we might finally be moving towards getting momentum on new projects.

The city of Seattle hired AEI and Cowi to study district energy opportunities for the city. They are looking at where these systems would be feasible and will identify the top three places. Moddemeyer has seen such interest in district energy and water, he said Yesler Terrace might not be the first project to employ the system. If private developers move forward, he said district systems could be the norm within five years. (Can you even imagine that scenario...?!)

Separately, the city is also working with Trent Berry, a partner with Vancouver, B.C.'s Compass Resource Management. Berry is also providing expertise on district energy systems.

The city of Bothell is also looking at installing a district energy system.

The new projects point in the direction Seattle is heading. But we are also lucky to have Seattle Steam here. Seattle Steam, a district heat provider for 200 downtown buildings, has been around for over 100 years. I'm sure there's a lot of experience they can add to this discussion.

It seems like Seattle has an opportunity here to be a real leader.

Moddemeyer said the biggest obstacle to progress is our faith in the current system. Projects like King County's $1.8 billion Brightwater Treatment Plant put all our water treatment eggs in one basket, betting that water will continue to be treated the way it is in years to come.

What do you think?

P.S. Like me on Facebook for regular updates on blog posts and similar green building information: http://www.facebook.com/pages/Katie-Zemtseff/301025823604

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New home on Whidbey Island made of cargo containers

Posted on December 14, 2010

Just got a press release on a new home built of cargo containers that is being craned into place today. The home, called "cargotecture c680," is on Whidbey Island.

The 680-square-foot project is made of four cargo containers and is multi-stories. It is expected to be complete and holding tours in February. It will have a living space, large view deck, green roof,

Rendering courtesy HyBrid Architecture
workshop and guest area. It was fabricated in a Seattle shop by HyBrid Architecture.

This is the second house in a month the firm has been involved in that's been craned into place. The other, a home for Rob Humble of Hybrid, was developed by GreenFab and craned into place last week. However that project was built of modules, not cargo containers. To read that story, click here.

The press release says that the house is located on a beach that looks over container ships passing throuhg. "The containers HyBrid used for the project were almost certainly on those ships at some point in the past decade," the release says. Isn't that poetic?

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