Project Mission

• Mission– The mission of the MATCH is to provide an affordable home for a broad

spectrum of Houston’s arts organizations, and create an accessible destination that will bring Houstonians together to enjoy art and enliven a neighborhood.

• The MATCH will be:– A destination for all Houstonians – A creative hub for small and mid-sized arts organizations– A catalyst for retail, residential, and other economic development in

Midtown

The Arts in Houston

• Houston is home to over 500 arts and cultural organizations

• The City of Houston annually funds over $3M in grants to more than 200 organizations through Hotel Occupancy Taxes

• According to the Houston Area Arts Survey done by the Kinder Institute at Rice University, the Houston arts industry generates almost $869 million annually. It is estimated to support more than 19,000 full-time equivalent jobs

Background / Need

• Project Began in 2005 by four arts organizations

• Challenges – Difficult to find affordable

spaces– Existing venues: overbooked

and low quality – Poor locations: Isolated and

not collaborative

• 3400 Main Street was purchased for $2.5 million from the City of Houston in June 2011.– Centrally located– Across the street from the HCC/Ensemble Rail Stop – Between Museum District and Theater District– Close proximity to six university campuses

• 129,000 students in a 3 mile radius– Accessible by freeway

Location

Location

• Midtown History– Until recently, very underdeveloped– Blight, lack of direction, no cohesiveness – HGAC commissioned Livable Centers Study in

2010• How to make area more walkable, active,

economically vital?• Midtown Now

– Study recommended MATCH as “catalytic project” to spur development in Midtown

– Since 2011, new multi-family development, retail, additional non-profit and for-profit creative enterprises

Economic Development

• Strong committee involvement• Partnership between Lake + Flato Architects & Studio Red Architects

with Collaborative Engineering Group & Office of James Burnett • Goals:

– Create a place, not a building– Inviting and welcoming to all – Flexibility for now and in the future

• The LEED rating system was considered for deployment for the Match project.

Architect Selection/ Design

Sustainability Experience• COTE Top 10-Lake Flato– 2nd highest rated LEED Platinum Office Building-SRA & CEG– With City of Houston Green Resource and Permitting Center-SRA

• 2 Goals:– Affordable rental rates– Minimal annual fundraising after construction

• Roughly 65% of budget from earned income• Public/private partnership created to subsidize operations• 380 Agreement with City of Houston to capture incremental Sales & Mixed

Beverage taxes in Midtown area• Annual operating support from Houston First Corporation

Business Model

Level 1- Plan

Level 2- Plan

Section Diagram- View from Main Street

Budget

• “It is important to distinguish between the construction budget, which typically includes only hard costs (building construction costs, furniture, fixtures, equipment costs, purchase of property, etc.) and total project budget, which includes both hard costs, and soft costs, such as professional fees, construction financing, etc. Soft costs related to administration of the LEED certification process and provisions of specific services required by LEED should be included in any analysis of the LEED premium.”

• “Classifying soft costs or “added costs” due to LEED certification will vary depending upon project type. Administration of the LEED certification process and documentation of LEED credits is an added cost directly associated with LEED certification. The USGBC estimates these fees from $20,000 to $60,000 depending upon project size, complexity and project team experience. Commissioning fees, which can range from $2.50 per square foot on smaller projects with specialty commissioning.”

Nicolow, Jim: Citing Sources: (http://www.facilitiesnet.com/green/article/Measuring-The-Cost-To-Become-LEED-Certified-Facilities-Management-Green-Feature--10057): November 2008)

The difference of a voluntary rating system versus code requirements in theDevelopment of Match.

• “The cost for energy modeling services can range from $15,000 on smaller projects to more than $50,000 for larger, more complex projects. Theses fees are driven not just by project size but also by complexity of the building design and the mechanical system.”

• “So, the answer to what the LEED premium really is just depends. If LEED certification is pursued at the beginning of the project, teams can conservatively budget 2 percent for construction costs and $150,000 in soft costs for Certified through Gold level certification on most projects.”

• Let’s not forget TIME = MONEY

Source: Chris Mundell, Gensler

• With this the project architect, project engineer, and the owner’s representative viewed the application of the LEED rating system for the MATCH project.

• Another item that you will learn is the difference of a voluntary rating system versus code requirements in the development of this project.

Environmental Outcomes

Energy

• Energy Efficiency is an ROI issue, not a points issue

• Energy Models are not reality• Under-Promise, Over-Deliver• Better internal analysis & action on building

performance

Challenge• Design Team Chase LEED points & don’t

focus on ‘Integrated Project Management’• Clients have difficulty balancing desires

with budget• O&M staff are reluctant to accept new

building elements & systems• Applying lessons learned to the next project

Benefit• Transformation of the “Market”• Growing in-house engagement with high

performance

Energy Modeling

What is it?Computer simulation of building components and systems performed over 8760 hours

Why we do it?• Guide design decisions• Performance comparison• Certifications

What is can’t do?Predict the future…Or your actual energy COST!

Energy Modeling

How do we build it?• Define goals• Gather Information • Determine systems & alternatives

When do we build it?• As early as possible!

(refine throughout the design)

Energy Modeling

How long does it take to build?• It depends on complexity of the

building and systems

How accurate is it?• It depends on the level of detail in

the model, skill of the modeler, quality of input data, limitations of software, and actual quality of construction

Energy Modeling

Goals• Beautiful, Healthy spaces• Minimize maintenance costs• Low EUI• Lowering your utility

Owner’s Input• Schedules: Occupancy, equipment &

utilization• Electronic equipment• Campus standards & utilities• Design Criteria: Temperature &

humidity

Energy Modeling

Architect’s Input

• Building Orientation• Building Envelope• Lighting• Glass & Shading Devices floor plan

Energy Modeling

Energy Modeling

Weather Data

• Typical Meteorological Year: TMY is not necessarily a good indicator of conditions over the next year, or even the next five years. Rather, it represents conditions judged to be typical over a long period of time, such as 30 years.

• Because they represent typical rather than extreme conditions, they are not suited for designing systems and their components to meet the worst-case conditions occurring at a location.

Energy Modeling

GIVE CREDIT

• LEED RAISED THE BAR

• ESTABLISHED THE BRAND

• CODE REPSONSED AS DID THE DESIGN COMMUNITY

“The camels nose was in the tent as LEED programmed ratcheted up”

Case of the day, Wrongful trees, (Sept. 9, 2015)

won3

GOAL

SUSTAINABLE PLACES ARE BEAUTIFUL, LASTING, AND MEMORABLE