Genzyme Center: Brownfield Development and Green Building Construction Rick Mattila – Genzyme...
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Transcript of Genzyme Center: Brownfield Development and Green Building Construction Rick Mattila – Genzyme...
Genzyme Center: Brownfield Development and Green Building Construction
Rick Mattila – Genzyme Corporation Stuart Dash – Genzyme Corporation Ed Walsh – Mira Development Tom Clark – The RETEC Group, Inc.Chuck Wilk – Portland Cement Association
Presentation Overview
Rick Mattila
Welcome and Overview of Project and Building
Stuart Dash
Land Use Plans
Ed Walsh
Redevelopment
Tom Clark and Chuck Wilk
Remediation
Rick Mattila
Genzyme Center
Rick Mattila
Wrap Up and Thank You
Land Use Plans
Stuart DashDirector of Community PlanningCity of Cambridge Community Development
Historical Land Use
Tidal Marsh Charles River Basin Industrial Era
NASA
CRA/Kennedy DOT/Kendall Square
East Cambridge Riverfront
Establish PUD Process Design Guidelines
The ‘80s
Office Park Proposal Zoning Committee
Proposal by Lyme & the East Cambridge Response
Open Space Rezoning
The Project at the Planning Board
The PUD Process Traffic Decision
The Project Underway
The Buildings The Open Space The Impact
Redevelopment
Ed WalshPresidentMira Development(Formerly of Lyme Properties)
Former Use: Manufactured Gas Plant (MGP) Primary Contamination: DNAPL Environmental Remediation: March 2000 - October 2001 New Use: Life Science/Office, Residential, Performing Arts, Retail,
Restaurant, and Public Open Space Development Schedule: 1998 - 2010
Kendall Square Introduction
Size: 10 Acres Location: Cambridge, Massachusetts Bounded by Linskey Way, Third Street and Broad Canal
Topography: Flat Surrounding Community: Densely Populated with
Commercial, Residential and R&D Users
Kendall Square Site
Prior to 1870: Open Space & Marsh Land
1870-1960: Cambridge Gas Light Company (Manufactured Gas Plant)
1934-1966: Old Colony Tar Company (tar rendering operation)
1966-1998: COM Electric & Gas (Surface Parking Lots – Temporary Remedial Solution as Interim Cap)
Kendall Square Historic Use (1870-1998)
Coal Tar Residuals: Polycyclic Aromatic Hydrocarbons in soils (0-20 feet below grade) and as Dense Non-Aqueous Phase Liquid > 0.5” in depth at groundwater/clay interface (approximately 20 feet below grade)
Petroleum Residuals: Volatile Organic Compounds in soils (0-20 feet below grade) and as Light Non-Aqueous Phase Liquid (LNAPL) >0.5” in depth on surface of groundwater (approximately 10 feet below grade)
Groundwater Quality: Generally meets GW-2 Standards (non-potable but typical of urban setting)
Kendall Square Contamination from Historic Activities
Building A: 247,000 SF lab (Vertex) Building B: 223,000 SF lab (TBD) Building C: 85,000 SF Performing
Arts (Constellation) Building D: 273,000 SF Office
(Genzyme) Building E1: 150,000 SF Residential
(TBD) Building E2: 330,000 SF Residential
(Twining) Building G: 50,000 SF Mixed Use
(res./retail/office) Parking: Two Below Grade Facilities
for 2,000 Vehicles (beneath Building B and Buildings E1/E2/G)
Kendall Square Master Plan
Maximize Density: FAR of 3.0 + Bonus Housing for total of 1,376,000 SF of Mixed Use Development
Optimize Return on Investment Below Grade Parking: 2,000 Vehicles Aesthetics & Integrated Design:
Contemporary, Class “A” Architecture Complementary Open Space with Public Amenities
Kendall Square Master Plan Drivers
Remedial Drivers Permanent Solution Neighborhood Impacts Cost & Schedule Compatibility Ability to Obtain Financing
Environmental Liability Insurance Kemper & Zurich (1st & 3rd Party
Coverage w/ Re-opener) $20 MM/10 Year Term
Phase I Remediation $11 MM Soil Premium RAO Filed 2002 No AUL
Phase II Remediation $8 Million for In Situ Stabilization Three pRAOs filed in 2002 Three AULs filed in 2002 Two pRAOs filed in 2004 One AUL filed in 2004 $6.5 Million Premium for Soil Disposal on
Building B Garage
Kendall Square Summary of Remedial Program
Land Acquisition: $21,000,000 or ~ $15/FAR SF Remediation Costs (hard & soft cost): $25,000,000 or ~$18/FAR SF Site Development/Infrastructure/Open Space Areas (soft & hard
costs): $20,000,000 or ~$15/FAR SF Total Pre-Construction (garage & infrastructure) Costs: $70,000,000
or ~$50/FAR SF Comparable Value – Clean Site w/ Permits & Infrastructure:
~$65/FAR SF Permitting and Environmental Risk: $15/FAR SF
Kendall Square Development Summary
500 Kendall Street, Cambridge, Massachusetts
675 West Kendall Street, Cambridge, Massachusetts
350 Third Street, Cambridge, Massachusetts
Remediation
Tom Clark and Chuck Wilk Title ???The RETEC Group, Inc.Portland Cement Association
Kendall Square Remediation
History Environmental Conditions Remediation Strategy Remediation Details
Kendall SquarePresentation Outline
Prior to 1870 - Open Space & Marsh Land
Kendall SquareHistoric Use (1870-1960)
Manufactured Gas Plant
Kendall SquareHistoric Use (1870-1960)
Historic MGP Structures
Kendall SquareHistoric Use (1870-1960)
1,000 tons of Coal yields 10,000 MCF Gas and 12,500 Gallons of Tar
Kendall SquareContamination from Historic Activities
Bell
Ground Surface
Below GradeMasonry Water
Tank
Kendall SquareContamination from Historic Activities
Diagrammatic Section of Multiple Lift Gas Holder
Kendall SquareContamination from Historic Activities
Kendall Square Remediation Strategy in Support of Redevelopment
Management of Uncertainty Extensive investigation and precharacterization Environmental Insurance - $10 MM, 10 year-term
Selection of Remedial Technologies Extensive cost/benefit evaluation Locate garage excavations in areas with the cleanest
soils to reduce the cost of soil disposal Remediate the most contaminated areas using
ISS to allow soils to stay on site
Engineering and Institutional Controls to Manage Risks Associated with Contamination Remaining On Site Engineering Controls - vapor barriers, venting systems, and
dewatering and water treatment systems Institutional Controls - Activity and Use Limitations (AULs)
Kendall Square Remediation Strategy in Support of Redevelopment
Location of two 4-Level Garages with 2,000 car capacity In Situ Sampling: >800 Samples Clean Up Goal: Clean Closure Mass Excavation with Off-Site Disposal & Recycling Duration: March, 2000 - October 2001
Kendall Square Excavation Summary
Precharacterization Grid – 1 of 7
Kendall Square Excavation
Kendall Square Remediation Excavation
Kendall Square Remediation Excavation
In Situ Solidification Area
Kendall Square Remediation In Situ Solidification (ISS)
Clean Up Goals Address NAPL Risk Based Closure
Impact Area: 3.3 acres to 20 feet deep (~100,000 CY) Removal of all Subsurface Obstructions to 15 feet bgs In Situ Solidification with Cement Slurry Duration: June 2000 - April 2001
Kendall Square Remediation In Situ Solidification (ISS) Summary
Kendall Square Remediation In Situ Solidification (ISS)
Conceptual In Situ Solidification Operation
Kendall Square Remediation In Situ Solidification (ISS)
Kendall Square Remediation In Situ Solidification (ISS)
ISS Design Mixture 7% Cement by Weight 5% Water by Weight <1% Bentonite by Weight
Performance verified in laboratory treatability study Performance verified with quality assurance testing during
construction
Kendall Square Remediation In Situ Solidification (ISS)
Kendall Square Remediation In Situ Solidification (ISS)
Suppressant Foam Weather Impacts Wind Screens Air Monitoring Odor Monitoring Reporting Stockpile Management Sequencing Public Meetings
Kendall Square Remediation Odor and Vapor Management
Risk Based Approach Recorded with Deed Major Limitations
Engineering Controls• Vapor Barrier/• Sub-Slab Venting System with Vapor treatment
Soil Management Plan Pavement or Clean Soil Cover in Open Space Areas
Kendall Square Activity & Use Limitations in ISS Area
Kendall Square Engineering Controls