Green Washington Awards 2013: Special Recognition for Cutting-Edge Buildings

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Rice Fergus Miller

When Rice Fergus Miller outgrew its offices, the architecture and design firm transformed Bremerton’s long-vacant Sears Automotive Center into the Puget Sound region’s most energy-efficient commercial building.

The firm, which specializes in design for the health care, senior housing and hospitality sectors, didn’t simply throw money at an old building. Its designers wrapped the structure in super insulation. Passive heating and cooling as well as high-efficiency lighting and water systems reduced the building’s energy use by more than 70 percent. Existing materials were repurposed or recycled, diverting all but five percent of construction waste from the landfill. The end result? The firm’s efforts

created a 91-point LEED Platinum certified structure—the highest-scoring LEED certified renovation at the time—for the staggeringly low price of $105 per square foot. Among its many accolades, the building has earned the American Institute of Architects’ “What Makes It Green?” Award and the Gold Reconstruction Award from Building Design + Construction magazine.

 

U.S. General Services Administration

The three-story building, administered by the General Services Administration, is among the nation’s most efficient air-conditioned structures and one of the first in the region to integrate geothermal heating and cooling systems within its structural piles. Radiant heating, under-floor air distribution and large windows with external shades allow users to control the internal climate. A 25,000-gallon cistern provides gray water for toilets, irrigation and water features. The center, designed by ZGF Architects and built by Sellen, reused nearly 300,000 board feet of structural timber and decking salvaged from a nearby decommissioned warehouse.Built to house the seattle District offices of the U.S. Army Corps of Engineers, the $72 million Federal Center South is situated on the east bank of the Duwamish River in South Seattle.

 

Fred Hutchinson Cancer Research Center

FHCRC employees were thoroughly educated on how to conserve the building’s power use and the results speak for themselves: The building’s data center achieved a

power usage effectiveness (PUE) score of 1.04. (PUE is calculated by dividing total power used by the amount of power used only for computing devices. A perfect score is 1.0.) The building boasts an energy use intensity (EUI) of 100k Btu per square foot per year, which is two-thirds less energy consumed than other LEED-certified laboratory buildings. And though it’s 45 percent lab space, 1100 Eastlake uses 30 percent less energy than a smaller, Energy Star-certified office building nearby.When it comes to inefficient structures, laboratory buildings and data centers usually rank among the worst. The 1100 Eastlake Building, which houses the Vaccine and Infectious Disease Division of the Fred Hutchinson Cancer Research Center, turns that stereotype upside down. FHCRC bought the 177,000-square-foot building in 2010 for $36 million and transformed it into one of the nation’s cleanest lab and data center structures. It was retrofitted with “free cooling” improvements that allow the building to use outside air for cooling 90 percent of the time. High-performance power-delivery systems enable the use of the right amount of power at just the right time.

Catching the Green Wave

Catching the Green Wave

Eco-savvy developers incorporate ways to mitigate stormwater pollution.
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Seattle’s 84-year-old Aurora Bridge is built with steel downspouts that dump 3.2 million gallons of untreated rainwater directly into the ship canal between Lake Union and Puget Sound every year, something that bridge designers in the 1930s probably never considered to be a problem.

The CoU Project, named for the Fremont neighborhood that calls itself the Center of the Universe, is tackling the bridge runoff in its design of the Fremont Office Building at 34th Street and Troll Avenue. Situated in the shadow of the Aurora Bridge and two of its downspouts, the project broke ground this spring and is scheduled for completion next year.

Early in their planning discussions, the developer Stephen C. Grey & Associates and the civil engineering firm KPFF decided to catch the water from the downspouts and filter it. Their design includes a stepped system of six bioretention cells, or rain gardens, in the public right of way along Troll Avenue beneath the Aurora Bridge. The roadway’s 15-degree incline poses an engineering challenge, but KPFF designed a system that diverts outflow from the cell above to the cell below. This way, each cell receives enough water to keep the gardens’ plants healthy without irrigation while also filtering rainwater. The last cell sends the filtered water into the ship canal. 

Water runoff from hard surfaces is the largest contributor to pollution in Puget Sound. This isn’t just rain we’re talking about. As it drains from pavement to the sound, the water becomes contaminated with motor oil, gasoline and a variety of heavy metals. 

Striking research by Professor Jenifer McIntyre at Washington State University (WSU) has demonstrated that untreated stormwater runoff from State Route 520 can kill salmon in just a few hours. Salmon are considered an indicator species because their sensitivity to environmental toxins shows how the toxins might affect the health of other species, including humans. Filtering the stormwater through a mixture of sand and compost absorbs the toxins and allows the fish to survive.

The biorentention cells in Fremont will accomplish the same thing in a remarkable example of public/private partnership that has come up with a creative solution despite potential obstacles. The developer and the engineers needed to get cooperation from both the Washington State Department of Transportation and Seattle Public Utilities (SPU) even though they will receive no financial benefit by keeping vast quantities of untreated water out of Lake Union.

“Very few private developers are willing to do this sort of thing,” says Jeremy Febus, KPFF’s civil engineer in charge of the CoU Project. “It’s a big undertaking.”

The COU project will divert about 6,000 gallons of runoff per year, or the equivalent of 16 gallons a day. This isn’t a staggering amount, but Mark Grey, principal and property manager at Stephen C. Grey & Associates, believes it is only the beginning. He says his company has in the pipeline projects that will filter more water and he hopes other developers will be inspired to jump on board to address the issue on a regional level.

The Seattle 2030 District, a public-private collaborative working to create a groundbreaking high-performance building district in downtown Seattle, has developed guidelines to encourage developers to take action on stormwater management, which is becoming a greater issue as climate change leads to more days per year of substantial rainfall. Heavy storms overwhelm existing water-treatment systems, causing untreated water to overflow into local waterways.

District guidelines require newly constructed buildings to keep stormwater discharge 50 percent below the current district average in their designs. Existing buildings must implement retrofits to achieve the 50 percent reduction by 2030. Although the guidelines only affect buildings within the district — 11 neighborhoods in and around downtown Seattle — other communities are taking action as well and coming up with their own site-specific solutions to stormwater management. 

The Sheraton Seattle downtown is finishing the design on a project that will divert rainwater from its roof to a storage tank for filtering, sanitizing and ultimate use in the hotel’s laundry operation. The Sheraton is working with Seattle-based Herrera Environmental Consultants on the filtration and pumping system design and is evaluating bids to find a certified mechanical contractor to complete the work. The goal is to install the system by this fall. 

Rodney Schauf, director of engineering at the Sheraton, believes Starwood Hotels — Sheraton’s parent company — may follow suit with similar efforts to reuse stormwater in its properties nationwide. The result is attractive from financial and environmental standpoints, as it allows the hotel to buy less water from the city. 

Seattle’s little wing Office Building on Sixth Avenue houses the administrative offices of the EMP Museum and demonstrates that creating a green infrastructure doesn’t necessarily cost more money than more established methods and can actually save money. Vulcan Inc., the property owner, is one local developer taking a lead in implementing environmental consideration into its designs.

 The Little Wing design includes a sloping green roof that filters rainwater and also keeps the building cooler in the summer. Runoff from the roof is filtered and either stored in a 9,000-gallon tank for later use or distributed immediately into the building to supply the sewage system.

Theoretically, the system can save up to 89,000 gallons of water per year; actual data show results closer to 60,000 gallons. Installing the green roof and outdoor storage tank for about $180,000 eliminated the need for an underground detention tank and a secondary storm/sewer discharge connection below the street, which would have cost about $250,000. 

The Little Wing building is also Salmon-Safe certified, which means it has met a list of performance requirements that aim to minimize the impact of urban development on the environment and enhance salmon habitat. Standards cover stormwater management, water use, water quality protection and more. Vulcan’s aim is to certify all its properties as salmon safe.

Over in north Bothell, Clearwater Commons, a small, eco-friendly residential development, has a goal of achieving zero discharge. All stormwater is infiltrated on site. The houses stand on pin foundations so rainwater that isn’t sent to cisterns flows underneath the buildings and soaks into the ground, making the houses look more like cabins in the country than suburban homes a quarter-mile from a main road.

None of the houses have basements or garages. The “road” running down the center of the development is made from drivable grass — square bricks with greenery growing between them and sand underneath — and is intended primarily as a pedestrian path with access for emergency vehicles. Residents park their cars in a lot at the front of the development, much of which is covered in permeable pavement.

Permeable pavement absorbs rainfall that would otherwise flow into storm drains, but it suffers from certain drawbacks, such as not being durable enough to be used on heavily traveled roads. Collaboration among the Boeing Company, WSU and the Washington Stormwater Center led to a pilot project using discarded carbon-fiber composites from aircraft production to develop a stronger alternative to existing permeable pavement. Initial testing suggests the material absorbs water efficiently and does a good job of filtering toxic chemicals. More research is needed before such a product reaches the market. 

Meanwhile, projects like Little Wing and the Sheraton that reuse roof runoff have the double benefit of helping Puget Sound while saving on water bills — the green roof of Audi Seattle’s new showroom in the University District recycles water that’s used to wash cars — but local regulations make such recycling impossible in many cases.

The CoU Project, for example, is prohibited from recycling the Aurora Bridge runoff for use inside the building because the runoff falls onto public property and cannot be diverted to private use without first going through the municipal water system. SPU maintains ownership of stormwater that empties onto publicly owned land, including rights of way in front of private buildings.

While some business owners are resistant to change and may not be eager to invest in new technologies to address stormwater management, tighter regulations may force them into action. As stricter national regulations based on the Clean Water Act trickle down to states and cities, local businesses will not have a choice whether to control stormwater discharge. Rather, they will have to decide just how to do so.

The Sheraton’s Schauf offers this advice to building owners: “Start out with an open mind and get creative about what can be done. There are ways that aren’t expensive that both save costs and limit the impact on the environment.”