SB*
Region 5 Land Revita lization Technical Assistance Project
REEN BUILDING AND HISTORIC PRESERVATION CASE STUDIES FOR
MOLINE MULTI-MODAL STATION PROJECT (1 OF 5)
EPA provided technical assistance support to the City of Moline, Illinois in the areas of green building and historic preservation for
the Moline Multi-Modal Station Project. This assistance was intended to strengthen the HUD-DOT-EPA Partnership for Sustainable
Communities by providing the City of Moline access to technical resources and expertise. EPA's technical assistance activities
focused on the development of five case studies on the renovation of existing/historic structures to meet Leadership in Energy and
Environmental Design (LEED) standards for multi-modal transportation projects, where possible. These five case studies were
presented at the Moline Developer Workshop held on October 18,2011. This is the first case study in the series.
KING STREET STATION CASE STUDY
SEATTLE, WASHINGTON
Project Summary
The City of Seattle purchased King Street Station, a brick and
granite three-story building with a 12-story clock tower, from the
Burlington Northern Santa Fe Railway Company in 2008. Under
city ownership, King Street Station is undergoing a $50 million
phased renovation to achieve the following goals:
• Restore the building's historic character and grandeur;
• Upgrade station facilities to meet present and future needs of
rail and bus users;
• Enhance passenger safety and security;
• Promote sustainable design with a Leadership in Energy and
Environmental Design (LEED) Silver building certification;
and
• Support efforts to transform the station into a modern transit
hub.
Historic Features
Activities aimed at preserving the site's historic designation
include rehabilitation of: the iconic 12-story clock tower, original
35-foot-high ornamental plaster ceilings and walls, terrazzo
and mosaic tile floors, and operable windows. True to the
building's original look, the white marble wainscoting, decorative
sconces and glass globe chandeliers that were removed during
modernization of the station in the 1950s will be replicated and/or
replaced where possible.
Project Description
Elements: Transit, Historic, Green
Size of Community Served:
• Seattle population = 608,660
• 2.7 million passengers in 2007: Served by
Amtrak trains, Thruway Motorcoach, and Sounder
commuter rail
Current Owner: City of Seattle
Square Footage of New, Renovated, Adaptive
Reuse: 88,500 (building and clock tower)
Original Construction Date: 1906
Historic Designation: National Register of Historic
Places (1973)
Project Completion Date: Spring 2013
Construction and Project Costs: $50 million
LEED or Other Green Certification: Targeted LEED
NC Silver - expected to achieve Platinum
Visit the EPA Brownfields Web site at: www.epa.gov/brownfields
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A major part of the historic rehabilitation involves
restoring the 105-year-old original Douglas-fir windows
and returning them to an operable condition (many
windows have been painted, nailed or caulked shut).
The design team, together with an historic preservation
consultant, took a detailed survey of the building's 26
different window types, defining characteristics and
condition to determine whether to repair or replace the
existing windows.
Green Features
A number of sustainable strategies and systems are
envisioned to increase building performance including
installing natural ventilation, replacing all mechanical
systems with a ground-source heat pump, and using
energy- and water-efficient lights and fixtures. Computer
energy models predict that the building can perform
56.4% better than ASHRAE 2007, a common energy
goal, and meet benchmarks of the Architecture 2030
Challenge, which sets targets to reduce energy
consumption in new and existing buildings.
Challenges and Solutions
Seismic and Structural Upgrades
The rehabilitation includes significant seismic and
structural updates to improve the building's safety,
durability and longevity. All of these updates comply
with the city's sustainable building standards and the
Secretary of the Interior's Standards and Guidelines
for Historic Preservation. The building was poorly
maintained and allowed to deteriorate over the last
century; the rehabilitation will bring King Street Station
up to modern codes while retaining its historic character.
The project is one of the first to comply with the City of
Seattle's new code for Seismic Rehabilitation of Existing
Buildings (ASCE 41), which allows for a project-specific,
site-specific response to structural upgrades in lieu of
standard, code-defined responses.
The planned design takes advantage of this code
flexibility, coupled with the building's location in a
liquefaction zone (i.e., an area where the strength
and stiffness of soil is reduced by earthquake shaking
or other rapid loading) and unreinforced masonry
perimeter walls, to supplement rather than replace the
station's existing structural system (which has performed
remarkably well in several significant seismic events).
The vast majority of the added structural support
elements required careful insertion behind existing
historic finishes. With only three inches between the
historic finishes and the wall to insert the system,
standard reinforcement approaches were not possible;
a combination of anchors, wide flange sections, and
horizontal steel plates were inserted into existing walls
around the entire perimeter of the station's three main
floors. Additionally, a combination of steel helical piles
and grade beams were added along with a structural
collar to the outside of the building to reinforce the
foundation while preserving the historic terrazzo floors in
the public areas.
Improve Energy Performance
After determining that the antiquated equipment used to
heat the station was extremely inefficient (cooling was
nonexistent), the design team conducted a cost-benefit
analysis to determine the most effective and minimally
invasive mechanical system to meet both energy
performance goals and the project budget.
A ground-source heat pump system was selected;
however, initial funding only allowed for 37 geothermal
wells (which would provide only enough for the building's
public heating and cooling needs). The design team
took advantage of the structural work on an adjacent
area known as the Jackson Street Plaza to install these
37 wells under the building, in a system that allowed
additional wells to be added when funding became
available. Since then, the Seattle Department of
Transportation (SDOT) received a grant from the Federal
Transit Administration (FTA) for additional geothermal
wells (a total of 68 have been installed) which are
anticipated to meet all of the building's heating and
cooling requirements. Space has also been allocated for
a future boiler and fluid cooler, in the event that occupant
loads greatly exceed those anticipated.
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The total projected energy savings associated with the
mechanical and geothermal upgrade translates into a
reduction of 206 metric tons of carbon dioxide (CO2)
per year, an extraordinary improvement over pre-retrofit
operation on a per square foot basis. The pre-retrofit
active area (13,383 square feet) was using 118 KBTU/
square foot/year. When renovations are finished, the
complete active area (totaling 64,334 square foot) will
have an energy use intensity (EDI) of 38 KBTU/ square
foot/year. This translates to a 68% reduction in energy
use in a space more than four times its original size.
Additionally, energy models predict the overall building to
perform 56% better than ASHRAE 2007 and to meet the
benchmarks of the Architecture 2030 Challenge.
Restore Natural Ventilation
The interior environment of the station will feature
restored and enhanced natural ventilation capabilities
that provide high indoor air quality and comfortable
temperatures. Because the station was originally
designed to be naturally ventilated and restoration of the
historic windows is part of the project scope, the design
team explored local climate conditions to retain the use of
natural ventilation (consistent with historical performance)
where possible to improve energy efficiency and serve as
a model for other buildings.
Onsite air quality testing was conducted around the
station, particularly around selected waiting room
windows, to monitor the collective effect of pollutants
from trains, roads, loading docks and other vehicular
traffic. These tests showed that the outside air quality
meets ASHRAE Std. 62.1 requirements. This finding will
allow the design team to pursue a naturally ventilated
scheme that will create a comfortable and healthy indoor
environment.
Local climate research and analysis conducted
with local wind data, cloud cover data, and typical
meteorological year (TMY3) data helped determine
anticipated conditions. Thermal comfort levels were
established for different areas of the building based on
accepted temperature ranges, also taking into account
outdoor temperatures and area functions to ensure
occupant comfort. As waiting areas have a wider thermal
acceptance range due to their function as "temporary"
space, natural ventilation will be limited to these areas
(representing 23% of the occupied portion of the
building). Mechanical cooling will only be provided in
these areas when the outside temperatures rise above
SOT.
To effectively implement this strategy, the historic window
actuators in the public waiting areas will be restored and
electronically controlled by an automated system to meet
ventilation and cooling requirements monitored by CO2
sensors and thermostats. Actuators are required due to
the public nature of the spaces that limit personal control
as well as the physical location of the windows, which are
generally inaccessible due to height.
Phased and Long-Term Planning
This project demonstrates that logical and prudent
strategies for phased development projects can restore
historic facilities while accommodating additions and
improvements. Early collaboration among project team
members—including the architect, contractor, green
building consultant, historic consultant, engineers, owner,
owner's representative and building tenant—allowed the
team to outline long-term goals and embed them in the
scope of work from the project's outset. This clear, early
direction allows work to be phased in order to capitalize
on funding as it becomes available, and accommodate
future development, technologies and modes of transit.
The creation of a long-term "Urban Vision" to complement
the station's rehabilitation outlined additional, future
enhancements to the facility, adjacent neighborhoods
and open space to further benefit the community and
inspire additional, area-wide improvements.
Partnerships and Funding Strategies
Restoration of King Street Station is being funded by
contributions from city, state and federal governments
as well as nonprofit organizations. The voter-
approved Bridging the Gap initiative—a nine-year,
$365 million levy for transportation maintenance and
improvements—provides $10 million to the project; an
additional $40 million comes from the FTA (including
TIGGER II funding), Federal Railroad Administration,
the Washington State Department of Transportation
(WSDOT), the Washington State Historical Society, and
two non-governmental organizations (South Downtown
Foundation and 4Culture). In addition, WSDOT and
Amtrak purchased new exterior awnings and restored the
building's entryway foyer and waiting area restrooms at a
cost of $4 million.
Leveraging Private Investment
Catalyzed through focused investment in the historic
transit station, private development interests recognize
the opportunity to build on the momentum created by
the renovation effort. As a result, current and future
investment adjacent to the station will create millions
Visit the EPA Brownfields Web site at: www.epa.gov/brownfields
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of square feet of adaptive reuse and new commercial
development. The King Street Station project highlights
the potential for financing area-wide redevelopment
through a combination of public and private resources.
Leasable Tenant
The renovation offers mixed-use leasable office space
on the building's second and third floors. Eventually,
this space will be used by commercial tenants to
create revenue and enhance the station's appeal to
commuters and the community. These tenant spaces
will be upgraded to meet current code and prepared to a
"core and shell" state, in order to accommodate specific
tenant needs as spaces are leased. Tenants must share
a commitment to preservation, stewardship of the natural
environment, and a desire to promote dense, transit-
oriented urban development. In accordance, the design
team is helping to develop tenant guidelines outlining
proper and environmentally responsible actions for office
space lessees.
Project Effect on Neighborhood
The project makes environmentally and fiscally
conscious improvements to increase and improve the
use of King Street Station and create an active, vibrant
commercial and transit hub.
Through this project, the following, planned
improvements will enhance the urban fabric of the
neighborhood:
• Re-establish historic development patterns to focus
on pedestrian and transit friendly neighborhoods
• Repair, restore, clean or replace (as needed) the
brick facade and terra cotta detail to improve the
building's face to the community
• Install new overhead canopies to provide weather
protection and create inviting building entries
• Remove existing parking in front of the building
to create a new pedestrian plaza space that
accommodates outdoor community activities and
events
• Install architectural lighting to highlight the building's
historic features
• Encourage future tenant use of the second floor to
further activate the adjacent Jackson Street Plaza, a
public meeting area
• Include a new passenger drop-off /pick-up location
and turnaround on King Street to help manage
vehicular traffic and improve pedestrian access
• Reopen the Jackson Plaza entrance and install a new
elevator to improve station access and Americans
with Disabilities Act compliance
• Widen and repave existing walkways, and reopen the
grand staircase which connects the Jackson Plaza
and the lower station entrance to enhance pedestrian
access
• Install new lighting, furniture, natural landscaping and
signage to welcome travelers and visitors
• Incorporate materials that acknowledge the historic
nature of the station and surrounding neighborhood
Positioned at the nexus of two historic neighborhoods
(Pioneer Square and the International District), and in
proximity to two professional sports stadiums (Safeco
Field and CenturyLink Field), the King Street Station
project is seen as a catalyst for public and private
redevelopment area-wide. Related projects include
an envisioned, 500,000-square-foot mixed-use and
residential community on the adjacent "North Lot"; as
well as more than 3 million square feet of commercial
Visit the EPA Brownfields Web site at: www.epa.gov/brownfields
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development using the air rights over the station's tracks
(which are currently being explored by interested parties).
Sources for Additional Information
For more information on this restoration project, please
see the King Street Station website: http://www.Seattle.
gov/transportation/kingstreet.htm.
Project Contact
For more information on the King Street Station
restoration, please contact:
TrevinaWang
King Street Station Program Manager
Seattle Department of Transportation
(206) 684-3072
trevina. wang@seattle.gov
Project Team
Architects - ZGF Architects, LLP
GCCM - Sellen Construction
Owner's Representative - Shiels Obletz Johnsen, Inc.
SMEP Engineer- ARUP
Historic Consultant - Artifacts, Inc.
LEED Certification - Green Building Services, Inc.
Cost Estimating - Davis Langdon
Geotechnical Engineer- Hart Growers, Inc.
Civil Engineer- KPFF Consulting Engineers, Inc.
Acoustic - Sparling
Commissioning Agent - Keithly Barber Associates
Diagram of King Street
Station sustainable features
(Source: Seattle Department
of Transportation)
Historical Lavender Glass Tiles
Salvaged for Re-Use on Clocktower
Original Structure and Materials
Restored/Maintained
Performance-based Seismic Upgrade
for 500 and 2500 year Events
Original Clay Ceramic Roof Tiles Restored
Providing Extended Roof Life of 75 Years
Transportation/Commuting Connections
Amtrak (Heavy Rail) Bus
Commuter Rail Bike
Light Rail Pedestrian
Streetcar Ferry
Glass Canopy to
Improve Daylighling
Original Windows
Preserved and Repaired
Operable Windows
Restored Throughout
New Public Open Space
Future Canopy
with Photovoltaics
Water
Harvesting
for Toilet
Flushing
Ground-source Heat Pumps
for Heating and Cooling
High-efficiency Unit Ventilators
Natural Ventilation in Main Waitina Area
Geolhermal Well Field
Electrical
Transformers
for Streetcar
Roof Insulation with R-30 Value
Wall Insulation with R-25.6 Value
Photovoltaics on
Restored Canopy
t the EPA Brownfields Web site at: www.epa.gov/brownfi
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King Street Station
LEED 2009 for Core and Shell Scorecard
9/14/2011
EAp1
Primary
Responsible
Party
Y
Y
21
4
2
2
3
2
3
EAp2
EAp3
EAcl.1
EAC2
EAC3
EAC4
EAC5.1
EAC52
EAC6
37 34
SUSTAINABLE SITES
C Construction Activity Pollution Prevention
D Site Selection
D Development Density and Community Connectivity
D Brownfield Redevelopment
D Alternative Transportation - Public Transportation Access
D Alternative Transportation - Bicycle Storage and Changing Rooms
D Alternative Transportation - Low-E and Fuel-E Vehicles
D Alternative Transportation - Parking Capacity
C Site Development - Protect or Restore Habitat
D Site Development - Maximize Open Space
D Stormwater Design - Quantity Control
D Stormwater Design - Quality Control
C Heat Island Effect - Nonroof
D Heat Island Effect-Roof
Light Pollution Reduction
Total Points for Sustainable Sites
WATER EFFICIENCY
D Water Use Reduction
D Water-Efficient Landscaping, 50% Reduction
D Water-Efficient Landscaping, No Potable Water Use or Irrigation
Innovative Wastewater Technologies
D Water Use Reduction, 30% Reduction
D Water Use Reduction, 35% Reduction
D Water Use Reduction, 40% Reduction
Total Points forWater Efficiency
ENERGY & ATMOSPHERE
C Fundamental Commissioning of Building Energy Systems
D Minimum Energy Performance
D Fundamental Refrigerant Management
D Optimize Energy Performance, 8% (3 points) - 44% (21 points)
D On-Site Renewable Energy, 1%
C Enhanced Commissioning
D Enhanced Refrigerant Management
C Measurement and Verification - Base Building
C Measurement and Verification - Tenant Submetering
C Green Power
Total Points for Energy & Atmosphere
GBS
GBS
GBS
KPFF
GBS
GBS
GBS
GBS
GBS
GBS
GBS
-
-
.
-
GBS
-
GBS
Open
Anticipated
Anticipated
Anticipated
Anticipated
Anticipated
Open
Anticipated
Closed
Closed
Closed
Closed
Documented
Closed
Closed
Anticipated
Anticipated
Closed
Closed
Closed
Anticipated
Anticipated
Closed
KBA
ARUP
GBS
ARUP
ZGF
KBA
ARUP
ARUP
GBS
GBS
Open
Pending
Anticipated
Pending
Open
Open
Anticipated
Anticipated
Open
Open
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King Street Station
LEED 2009 for Core and Shell Scorecard
9/14/2011
MRp1
MRC1.1
MRC1.2
MRC1.3
MRC1.4
MRC1.5
MRC2.1
MRC2.2
MRC3
MRC4.1
MRC4.2
MRC5.1
MRC5.2
lEQpl
IEQp2
IEQC1
IEQC2
IEQC4.1
IEQC4.2
IEQC4.3
IEQC4.4
IEQC5
IEQC6
IEQC7
IEQCB.I
IEQC8.2
12 7
MATERIALS & RESOURCES
Storage and Collection of Recyclables
Building Reuse - Maintain Existing W, F, R 25%
Building Reuse - Maintain Existing W, F, R 33%
Building Reuse - Maintain Existing W, F, R 42%
Building Reuse - Maintain Existing W, F, R 50%
Building Reuse - Maintain Existing W, F, R 75%
Construction Waste Management, 50%
C Construction Waste Management, 75%
C Materials Reuse, 5%
C Recycled Content, 10%
Recycled Content, 20%
C Regional Materials, 10%
C Regional Materials, 20%
Certified Wood
Primary
Responsible
Party
GBS Anticipated
GBS
GBS
GBS
GBS
GBS
Sellen
Sellen
Documented
Documented
Documented
Documented
Documented
Open
Open
Closed
Sellen
Sellen
Sellen
Sellen
Sellen
Ope; i
Open
Open
Open
Open
Total Points for Materials & Resources
INDOOR ENVIRONMENTAL QUALITY
Minimum Indoor Air Quality Performance
Environmental Tobacco Smoke (ETS) Control
Outdoor Air Delivery Monitoring
Increased Ventilation
Construction Indoor Air Quality Management Plan - During
Construction
Low Emitting Materials - Adhesives and Sealants
Low Emitting Materials - Paints and Coatings
Low Emitting Materials - Flooring Systems
Low Emitting Materials - Comp Wood and Agrifiber Products
Indoor Chemical and Pollutant Source Control
Controllability of Systems - Thermal Comfort
Thermal Comfort - Design
Daylight and Views - Daylight
Daylight and Views - Views
Total Points for Indoor Environmental Quality
IOVAT10N IN DESIGN
Green Housekeeping
Green Building Education
SDOT
SDOT
Exemplary Performance SSc4.1
Exterior Building and Hardscape Management Plan
Exemplary Performance MRc2 or Green Power (70%)
C LEED8 Accredited Professional
Total Points for Innovation & Design
REGIONAL PRIORITY
GBS
GBS
GBS
GBS
Total Points Possible
Certified: 40-49, Silver: 50-59, Gold: 60-79, Platinum: 30+
Credit Status
Open Credit is under analysis or integration of requirements is still in process
Closed Credit is determined to be not applicable, not feasible, or is otherwise not being considered
Documented Completed LEED Submittal Templates and supporting documentation have been uploaded to LEED Online.
Anticipated GBCI has reviewed credit documentation and approved it.
ARUP
GBS
ARUP
Sellen
Sellen
Sellen
Sellen
Sellen
ARUP
GBS
Anticipated
Anticipated
Anticipated
Closed
Open
Open
Open
Open
Open
Closed
Closed
Closed
Closed
Documented
Open
Open
Anticipated
Anticipated
Open
Open
1
1
4
110 86
6
18
RPC1.1
RPd.2
RPC1 3
RPC1.4
SSc3
SSC4.2
SSC4.4
EAc1 (44%)
Total Points for Regional Priority
Total Points Attempting
Anticipated
Anticipated
Anticipated
Anticipated
Platinum
Green Building And Historic Preservatio,
Case Studies For Moline Multi-Modal Station
Project—King Street Station Case Study
Solid Waste
and Emergency
Response (5105T)
.PA560-F-11-072
December 2011
""'"" epa.gov/brownfields
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