bullitt center april 30, 2013 thomas bobo justin farrar zabrina johal
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Burnham-Moores Center for Real EstateUniversity of San DiegoMaster of Science in Real Estate
Presentation
Bullitt CenterApril 30, 2013
Thomas Bobo
Justin Farrar
Zabrina Johal
Please do not quote or use this presentation without appropriate recognition. Thank you!
• GOAL: revolutionize how commercial buildings are designed and built and eventually turn a profit
• Opened on April 22, 2013—Earth Day!
• Living Building Challenge
• Located at 15th Avenue and East Madison Street
Burnham-Moores Center, MSRE Program, University of San Diego
“The Greenest Commercial Building in the World”
1 MIL
E
Burnham-Moores Center, MSRE Program, University of San Diego
Major Players
• Owner – Bullitt Foundation– Established in 1952 by Dorothy S. Bullitt– Inherited 28% of the King Broadcasting Stock in 1989– Devoted to protecting and restoring the environment of the
Pacific Northwest– Leases half of the top floor (6th)
• Architect – The Miller Hull Partnership– Established in 1977– Emphasis on socially responsible and human public
architecture– Diverse assortment of projects– Reputation is based on simple, innovative and authentic
designs
• Developer – Point 32– Delivers quality buildings, strong financial returns, and
pride of ownership– Leases the entire 4th Floor
Burnham-Moores Center, MSRE Program, University of San Diego
• Bullitt Center Drivers– State of the art demonstration – Goal: build the greenest possible building ever built
• “A little pricey”– Construction costs added up to $355/sf ($55/sf more than typical)– Slightly less than most new building downtown
• Located 1 mile east of downtown – far removed from amenities
– Does not appeal to the typical tenant
• Appeals to first-of-a-kind adopters with “green” values
Burnham-Moores Center, MSRE Program, University of San Diego
The Bullitt Center: Worth Every Penny for Tenants with Similar Intrinsic Values
“We aren’t making the move due to dollars and cents, but because we want to be part of something pioneering that reflects our values.”
- Bullitt Center Tenant
Multi-Tenant 50,000 S.F. Office Building
• The building was preleased and open to the public
• Tenants started moving in March 2013
• Multi-tenant – 80% leased
Burnham-Moores Center, MSRE Program, University of San Diego
Floor Tenant, Current Leasing Status
1Leased - International Living Future Institute,
University of Washington Integrated Design Lab
2Interchange Media Art Productions (400 sf), ~ 2k
square feet remaining3 ~ 8k square feet remaining4 Leased – Point 32 (desk subletting)5 Leased - Intentional Futures6 Leased - 50% Bullitt Foundation
• Bullitt Foundation
• Education partners: University of Washington and Cascadia Green Building Council
• Department of Planning and Development
• New Market Tax Credits
• US DOE and Pacific Northwest National Laboratory
• Tenants
• Still seeking philanthropic partners to fully realize the vision – Center for Energy and Urban Ecology and McGilvra Place Green Infrastructure
Burnham-Moores Center, MSRE Program, University of San Diego
Project Realization
• Projected to meet the Living Building Challenge
– Site, water, energy, health, materials, equity and beauty
– Performance-based and evaluated after one year of operation
• 2012 Forest Stewardship Council Design & Build Award
– Use of sustainable lumber
• 2012 Seattle AIA Award
– Best in sustainable design
• LEED Platinum
Burnham-Moores Center, MSRE Program, University of San Diego
Awards and Certifications
Challenges
Burnham-Moores Center, MSRE Program, University of San Diego
Design
Burnham-Moores Center, MSRE Program, University of San Diego
All image sourced from Bullitt Building official blog
Composting toilets
• Phoenix Composting Toilets from Advanced Composting System of Whitefish, Montana
• Saves water, energy, and eliminates nutrient release into the watershed
• Unique to commercial buildings
Burnham-Moores Center, MSRE Program, University of San Diego
Solar Energy
Burnham-Moores Center, MSRE Program, University of San Diego
Seattle
Annual rainfall: 38.6 in
Cloudy days: 225
Rainy days: 150
Daylighting
Burnham-Moores Center, MSRE Program, University of San Diego
Daylighting analysis of early atrium scheme showing limited daylight effects on levels 5&6
False color imaging of a photo taken inside a physical model of the level 2 mezzanine provides visualization of luminance levels and the influence of a skylight.
Interior lighting effects: ceiling height
Burnham-Moores Center, MSRE Program, University of San Diego
14’2” ceiling height
38% of the floor area has daylight levels below the 2% daylight factor
77% of floor has daylight levels below the 2% daylight factor
11’6” ceiling height
NOrientation
39% increase
Rainwater cistern
• City of Seattle
has not approved
treated rainwater
to be used as a
potable source.
• Ownership of rainwater is contentious issue.
Burnham-Moores Center, MSRE Program, University of San Diego
Pop Quiz
Burnham-Moores Center, MSRE Program, University of San Diego
• Water Capture: – Seattle has a higher annual rainfall (measured
in inches) than how many of these cities?1. Boston
2. Atlanta
3. Nashville
4. NYC
5. New Orleans
6. Houston
Pop Quiz: Answer
Burnham-Moores Center, MSRE Program, University of San Diego
Source: Denis Hayes interview, NOAA
Seattle Boston Atlanta Nashville NYC New Orleans
Houston
39 4350 48 49
64
48
Avg. Annual Rainfall in Inches
Water Cost
Burnham-Moores Center, MSRE Program, University of San Diego
Seattle: Less than a penny a gallon
• Off-Peak (Sept 16 – May 15) = $4.50 / CCF
• Peak (May 16 – Spet 15) = $5.72 / CCFSource: Seattle Public Utilities District
How well has the project worked?
• “This is a market rate project”– Absorption was in line with expectations– 80% occupied at opening
• Core & Shell costs = $18.5 Million– That’s $355/sf– “More of a warm shell”– Plan to “normalize” costs
for comparison
Burnham-Moores Center, MSRE Program, University of San Diego
Energy Reduction
Burnham-Moores Center, MSRE Program, University of San Diego
Energy Uses
Burnham-Moores Center, MSRE Program, University of San Diego
Benefits
Burnham-Moores Center, MSRE Program, University of San Diego
• White roof = 15% cooling load savings
• Solar = “Net Metering”– 30% Federal grant toward PV purchase
– Federal Tax Credit for up to 30% of installation cost of PV system
– 100% rebate on
Sales & Use Tax
for installation
Bullitt Center Solar Energy
Burnham-Moores Center, MSRE Program, University of San Diego
Electricity Prices
Burnham-Moores Center, MSRE Program, University of San Diego
2011: 6.72 cents/kWh
2011 Rate Source: Seattle Seattle City Light
National Payback Forecasts on PV
Burnham-Moores Center, MSRE Program, University of San Diego
20-30 Years
Summary
• “If the building is still the highest-performing one of its kind 10 years from now, the experiment will have failed.” –Denis Hayes
• Reaching for Living Building Challenge– 12 months to prove it
Burnham-Moores Center, MSRE Program, University of San Diego
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