Chatham Park – Technology Corridor

Preston Development has a big plan for the 8000+ acres site in Chatham County slightly east of Pittsboro, and O’Brien Atkins is excited to play a role. When we were approached by Preston Development, they had started putting things in motion, but needed some help in understanding how the “work” portion of the Live-Work-Play development should be planned.  O’Brien Atkins’ 40+ years of experience designing facilities for Research Triangle Park companies made us a perfect fit for this engagement.

O’Brien Atkins began by examining the entire 15-501 bypass corridor and identifying different zones that would better cater to identified types of industry.  The overriding theme always being to attract cutting-edge companies, but factor in companies of different size and maturity.

However, this exercise was more than just a preliminary zoning plan. Through contextual imagery, O’Brien Atkins suggested what each zone might look like, keeping in mind that this was envisioned as a Live-Work-Play development and will need to offer the conveniences of same.

As seen above, 4 distinct zones were developed.  At the same time, the team started to look at single tracts within the Technology Park, and conceptualize what development might look like.  Below is a scheme from that exercise.

As the team continued to develop the idea, the first effort created a conceptual plan for a specific zone – The Technology Park, which is near to the new interchange and is likely to be the first to see development inquiries.  The single tract that we studied ( illustrated above) was a big part of this zone.  Developing several schemes, the team consensus was that the one below best characterized the nature of the development for this part of Chatham Park.

This scheme creates two clusters of development that have the possibility of localized amenities, green spaces, and connectivity that will be attractive to cutting-edge companies that are looking to collaborate with their neighbors.

The Green Square Complex is a two-block, multi-use sustainable development project that brings North Carolina’s state environmental offices and a nationally significant Nature Research Center to the heart of North Carolina’s capital city. The Green Square Complex enables the NC Department of Environmental Quality to promote stewardship by example to the general public, while providing experiential learning opportunities in the Nature Research Center which focus on the current scientific research and environmental issues affecting our daily lives.

A “Green” Vision

The Green Square Complex serves as a national model of environmental efficiency and sustainability. With two of the state’s first LEED Platinum Buildings, these buildings are designed to cost less to operate and maintain by employing extensive energy-efficient and water-efficiency techniques.

A selected list of the environmentally friendly and cost-efficient components:

• Maximizing the use of natural sunlight (daylighting) by building far fewer interior walls and many more windows than the typical office building. Using sunlight as much as possible reduces reliance on electricity, energy bills and the amount of pollution generated by electricity production. In addition, studies have shown that increased exposure to sunlight makes workers more productive.
• Conservation of water through the construction of several cisterns, or receptacles, to capture rainwater. After recycling, that water is reused to flush toilets and water plants. Stormwater runoff, North Carolina’s No. 1 cause of water pollution, is nearly eliminated.
• Environmentally-friendly construction through the use of low-emission paints and carpentry materials.
• Using locally produced building materials, such as stone quarried in North Carolina or locally-recycled steel, reduced long distance shipping costs.

Project Evolution

In October 2007, the pre-design phase planning process began with the implementation of the “Green Vision” for the Green Square Complex, as developed by the Department of Environmental Quality. The pre-design phase included planning, site development and early construction for a 172,000 square foot headquarters building for the Department of Environmental Quality and a 79,400 square foot building expansion to the N.C. Museum of Natural Sciences, with associated underground parking.

At the start of the project, both the headquarters building and the museum expansion were located on one site between Salisbury and McDowell streets, off Jones Street (center of State Government) to the south. However, in December 2007, it was determined by the State that the headquarters would switch locations with the 900 car parking deck (under design by another architectural firm) on the south side of Jones Street between McDowell and Dawson Streets. In order to provide a seamless and integrated urban design solution, NCDEQ and the architectural team worked to integrate the 900 car parking deck with the Headquarters and the Nature Resource Center (NRC.)

The NCDEQ Headquarters is a 149,350 square foot, 5-story building connected via a one-level pedestrian bridge over McDowell Street, to the remaining NCDEQ offices, which were incorporated as part of the NRC.  The NRC comprises a total of 101,040 square feet and is connected to the existing NC Museum of Natural Sciences via a two-level, pedestrian bridge over Salisbury Street.  Two levels of underground parking are located under both the NRC and the DOA parking deck on the NRC site of the Green Square Complex.

Conservation

The site design emphasizes the conservation and protection of resources and the natural environment. The design objective was to reduce potable water demand by at least 50 percent of normal office or a museum building. through recycling, stormwater reuse, high efficient water fixtures and other means.

Water Usage

Green roofs reduce stormwater runoff, support stormwater reuse and reduce the heat island effect. Rainwater is collected in cisterns for reuse, such as the flushing of toilets. The landscape design incorporates native plants and/or adaptive regional plants that both require minimal irrigation and attract wildlife.  Irrigation utilizes collected rainwater and is supplemented with drop irrigation.

Condensate from air handlers is routed to the landscaping or cisterns.

Exteriors

Outside walkways are constructed of recycled materials, permeable materials with an underlayment that allows stormwater infiltration. Highly reflective paving for parking and hardscape areas is used to reduce the impact on urban heat island effect. Pervious pavement design promotes infiltration of stormwater.

Nature Research Center – Beyond LEED requirements

The Nature Research Center is designed to have a 40.5% energy cost savings when compared to ASHRAE 90.1 baseline model.  A baseline museum of equivalent size pays an estimated $290,000 annually in energy costs.  The Nature Research Center is calculated to pay $173,000 annually in energy costs.  This is accomplished by using these green technologies:

• 100% LED Lighting
• High performance building envelope
• Low energy cooling system
• BMS controls to automatically switch off lights
• Occupancy sensors in virtually every area of the building
• Premium efficiency motors on all pumps and fans
• Photo-voltaic panels
• Solar hot-water collectors

The cooling system at the Nature Research Center uses only 15% of the typical amount of energy to cool a similar building of its size.  This is accomplished primarily through:

• LED lighting – low heat loads
• High performance building envelope – green roof, high performance glass, high performance walls
• Using an ultra-high efficiency chilled water plant

The Nature Research Center is designed to use only 17% of the municipal water supply when compared to a similar building of its size.  A baseline museum of equivalent size would use 778,500 gallons/year of municipal water.  The Nature Research Center should only use 130,000 gallons/year.  This is accomplished primarily through:

• Low flow fixtures
• Rainwater collection – underground cistern
• Air handler condensate collection
• Reverse osmosis reject water collection
• Using water collection for toilet flushes, green roof irrigation, cooling tower water make-up

Photovoltaic cells produce enough energy to light the fourth floor.

Permeable paving and green roof reduces heat-island effect and decreases storm water run-off.

Recycled materials are used throughout the building and landscape.  These materials include items that were salvaged from the existing site, pre-consumer recycled, and post-consumer recycled.

The building site has more trees on it than before the project started.

Public car charging stations are available to accommodate electric vehicles.

All the lighting fixtures in the building are mercury free (except The Daily Planet Theater projectors).

90% of the plants on site are native species that require minimum maintenance.

NCDEQ Headquarters – Beyond LEED requirements

The Headquarters is designed to have a 40.1% energy cost savings when compared to ASHRAE 90.1 baseline model.  A baseline office building of equivalent size pays $324,000 annually in energy costs.  The Headquarters should only have to pay $194,000 annually in energy costs.  This is accomplished by using these green technologies:

• 100% LED Lighting
• High performance building envelope
• Low energy cooling system
• BMS controls to automatically switch off lights
• Occupancy sensors in virtually every area of the building
• Premium efficiency motors on all pumps and fans

The Headquarters cooling system uses only 11% of the typical amount of energy to cool a similar building of its size.  This is accomplished mainly by using these green technologies:

• LED lighting – low heat loads
• High performance building envelope – green roof, high performance glass, high performance walls
• Using a ultra-high efficiency chilled water plant

The Headquarters is designed to use 30% less municipal water supply when compared to a similar building of its size.  This is accomplished by using these green technologies:

• Low flow fixtures
• Rainwater collection – underground cistern
• Air handler condensate collection
• Reverse osmosis reject water collection
• Using water collection for toilet flushes, green roof irrigation, cooling tower water make-up

Permeable paving and green roof reduces heat-island effect and decreases storm water run-off.

Recycled materials are used throughout the building and landscape.  These materials include items that were salvaged from the existing site, pre-consumer recycled, and post-consumer recycled.

The building site has more trees on it than before the project started.

All the lighting fixtures in the building are mercury free.

90% of the plants on site are native species that require minimum maintenance

Transformation

As a technology company specializing in internet telephony, wireless data communications, and customer relationship management software, Avaya found itself constrained in its existing, too large and outdated space. The existing space did not convey “cutting edge”, reinforce the Avaya brand, and also did not relate to the talent that they wanted to recruit.  OBA’s mission was to not only create a great space but also address these challenges.

Collaboration

The design of this new space in Durham, with open office spaces and smaller bench type workstations, a variety of closed and open collaboration spaces and meeting rooms, more traditional conference and board rooms, and amenities such as a “Town Center,” which itself includes a dining area, game room, putting green and a fitness center with locker rooms, promotes collaboration and “cross-pollination” between teams and individuals. However, it does not forget about the introvert in each worker and also includes spaces that accommodate individual privacy for “heads-down” working and phone calls.

Playful Spaces

With its deliberate integration of many playful spaces, the designer takes into account the modern worker’s needs and how Avaya could successfully leverage its redesigned space to support recruitment and retention.  The designer reexamined the different modes of collaboration and integrated them into the design of the spaces.  From the traditional conference room, shared high-top layout tables, team rooms with home-like furniture, to open spaces with a multitude of furniture options and arrangements, the design through its variety, is meant to find new ways for people to collaborate and thus, boost innovation.

Natural Light for All Spaces

Natural light is available to all work spaces by placing all private offices in the core.  The workspace is divided into neighborhoods that have full wall graphics and conference room naming that relates to identifiable landmarks in the Triangle area.   This creates a wayfinding network for visitors and also reinforces team identities.  The use of color and pattern to accent the spaces in a purposefully eclectic manner makes every space unique and removes the monotony of the typical office space.

A Showcase of Technology

Being a leader in video conference technology, it was important for Avaya that their technology was not only integrated but showcased.  The combination of open and closed collaboration spaces shows the variety of ways their video conference technology can be utilized in a functional and stylish manner.

Creating a Standard from the Prototype

The design was so well received, the client asked the O’Brien Atkins team to create a space standard using the RTP (NC) Operations Office design as a template. The process took a few months, but a dynamic document was developed that helps Avaya understand how the aesthetics may be replicated, how to accurately program their needs to create this type space, and aid them in standardizing their specifications to stabilize cost projections.  The Space Standard document is highly graphic in nature and easy to follow in contrast to other industry space standards as demonstrated with these excerpts.