Split + Splay
Subtract
Boston University Common
Pin
+
Urban Ecological Institute
Benjamin Greer + Elizabeth Dame
IBS Contents: Statement | Project Numbers Model Photos Sketches Future Scenario Construction Assembly Comfort Strategy Diagram Integrated Systems Diagram Wall Section Peel Away Axon Sections Plans
3 4-6 7 29-37 50-62 67 68-69 87 88-91 64-66, 71-81 83-85
Statement: The site is situated next to a heavily traversed yet under-utilized intersection. There is no community engagement, it is not profitable, and it suffers from a polluted ecology. Our proposal adheres to two scales of integration to address these problems. At the scale of the city, our design strategy is to invest in the intersection. The interconnection of community, the private sector, BU as an institution, and ecology are crucial for the site’s successful remediation and development. Any proposal must coordinate these separate interests for a thriving system. At the scale of the building, the interior grain of program must be allowed to change within a simple structural system that remains constant. Multi-functional infrastructural components can be designed to accommodate both utilitarian and programmatic uses while anticipating future modifications.
Numbers: Site: 70,000 SF Ground Floor: 17,000 SF Main Floor: 24,800 SF Total SF: 41,800 SF FAR: .6
Research Problem | Strategy Phasing Urban Scale Building Scale
Massachusetts Watersheds
Charles River Watershed
Watershed Info
Charles River Info
Area Towns Wetland
Length Height Dams
308 Miles/Sq 35 8,000 Acres
80 miles 350’ 20
Charles River Dam
Lower Basin
Middle Basin
Echo Lake Hopkington
Rainfall 42”
Upper Basin
Evapotranspiration 15” Runoff 10”
36% 24%
40%
Ground Water Recharge 17” * 1” of rain across the entire watershed produces 5,352,596,480 gallons of water 64% of that (3,425,661,747 gallons) makes it to the Charles River
A
B
C
Fecal Coliform Bacteria
Phosphorus
Watershed Outled Combined Sewer Overflow Watershed Boundary 1890 Shoreline 1630 Shoreline Sub-Watershed
D
Dry-weather portion Stormwater portion
SubWatershed
E
A- Upstream of Watertown dam B- Laundry Brook subbasin C- Faneuil Brook subbasin D- Muddy River subbasin E- Stony Brook subbasin
The Site
Drainage Outflow
EPA Ratings In The Charles
Overall
Dry Weather
Wet Weather
Boating 87%
81%
99%
2012 B+ Swimming
53% 67% 93%
Boating
45%
57% 94%
1996 C15%
21% 40%
Swimming
N.E.U.
UMass
Bentley
Brandeis
Tufts BU Harvard
Harvard
B.C.
M.I.T.
Esplanade Subwatershed Area
Charles River
Outflow / CSO Site
BU
Muddy River Watershed
City Scale
I-90 and Rail Lines: Existing
I-90 and Rail Lines: Future
Connect future system to Comm Ave. *Harvard University land open for development
Boston University Campus
West Campus Commonwealth Landing
East Campus South Campus
Soldiers Field
Bike Volumes - Peak Hours Morning - 659 Afternoon - 641
Vehicle Volumes - Daily 36,300
Pedestrian Volumes - Peak Hours Morning - 1,032 Midday - 1,630 Afternoon - 2,042
MBTA Daily Passenger Boardings BU West - 899 Central - 2,524 Bus 57 - 1,661 St Mary’s St - 992 University Rd - 4 Amory St - 237
Rd.
Storrow D
rive
University R
d.
I-90
Common
wealth Av e
.
Amory St.
57
Intersection Analysis
St. St. Mar y’s
Mountfor t
Essex St.
47
St.
CT2
Research Problem | Strategy Phasing Urban Scale Building Scale
Research
Program
Stakeholders
Trends
Disciplines
Extremes
Problem
Solution
Strategies
Highly traversed yet under-utilized intersection.
Invest in the Intersection.
Urban, Economic, Ecology
Institutional Civic Private Residential Industrial
Boston University Civic / Government Private Interest Community groups, NGOs Residents / Students Tourists
College attendence numbers Local and regional masterplans Zoning and Code Environmental concerns Population statistics Demographics Real estate trends
No Community Engagement
Variety of Public Spaces
Not Profitable
Increased Density
Polluted Ecology
Site as Remediator
Access to Riverfront
Plazas
Community Program
Building Community Plan for Expansion as Income Program
Academia Building / Construction Ecology / Landscape Urbanism / Planning Development Politics
Extereme weather events Economic booms, depressions, and growth Population shifts
CSO landscape filter
Urban Wild
Greywater Wetlands
Research
Program
Stakeholders
Trends
Disciplines
Extremes
Problem
Solution
Strategies
Highly traversed yet under-utilized intersection.
Invest in the Intersection.
Urban, Economic, Ecology
Institutional Civic Private Residential Industrial
Boston University Civic / Government Private Interest Community groups, NGOs Residents / Students Tourists
College attendence numbers Local and regional masterplans Zoning and Code Environmental concerns Population statistics Demographics Real estate trends
No Community Engagement
Variety of Public Spaces
Not Profitable
Increased Density
Polluted Ecology
Site as Remediator
Access to Riverfront
Plazas
Community Program
Building Community Plan for Expansion as Income Program
Academia Building / Construction Ecology / Landscape Urbanism / Planning Development Politics
Extereme weather events Economic booms, depressions, and growth Population shifts
CSO landscape filter
Urban Wild
Greywater Wetlands
Research
Program
Stakeholders
Trends
Disciplines
Extremes
Problem
Solution
Strategies
Highly traversed yet under-utilized intersection.
Invest in the Intersection.
Urban, Economic, Ecology
Institutional Civic Private Residential Industrial
Boston University Civic / Government Private Interest Community groups, NGOs Residents / Students Tourists
College attendence numbers Local and regional masterplans Zoning and Code Environmental concerns Population statistics Demographics Real estate trends
No Community Engagement
Variety of Public Spaces
Not Profitable
Increased Density
Polluted Ecology
Site as Remediator
Access to Riverfront
Plazas
Community Program
Building Community Plan for Expansion as Income Program
Academia Building / Construction Ecology / Landscape Urbanism / Planning Development Politics
Extereme weather events Economic booms, depressions, and growth Population shifts
CSO landscape filter
Urban Wild
Greywater Wetlands
Research
Program
Stakeholders
Trends
Disciplines
Extremes
Problem
Solution
Strategies
Highly traversed yet under-utilized intersection.
Invest in the Intersection.
Urban, Economic, Ecology
Institutional Civic Private Residential Industrial
Boston University Civic / Government Private Interest Community groups, NGOs Residents / Students Tourists
College attendence numbers Local and regional masterplans Zoning and Code Environmental concerns Population statistics Demographics Real estate trends
No Community Engagement
Variety of Public Spaces
Not Profitable
Increased Density
Polluted Ecology
Site as Remediator
Access to Riverfront
Plazas
Community Program
Building Community Plan for Expansion as Income Program
Academia Building / Construction Ecology / Landscape Urbanism / Planning Development Politics
Extereme weather events Economic booms, depressions, and growth Population shifts
CSO landscape filter
Urban Wild
Greywater Wetlands
Research Problem / Strategy Phasing Urban Scale Building Scale
Scenario 1
Scenario 2
Responsible Land Banking
BU Expansion Needs + Income over time = Project is Viable
BU Owns Valuable Unvaluable Land
Urban Ecology Research Institute Performative Landscape Capital Injection to Develop the Land
Intersection Becomes More Valuable
BU Receives Steady Income
Research
BU Becomes Research Leader in the Discipline
Academic Study
Increased Awareness
Increased Property Values Around BU
No Current BU Need
Lease Out the Space
Increased Funding
Income and Reputation for BU
Viewable to Public
Educate the Public
Attracts More Science Students
Local Businesses Benefit
Resiliency in Extreme: Economic Boom vs. Recession
Resiliency in Extreme: 100 Year Storm
Recession Boom
Flood
College Attendance Increases Space Taken Over for BU Operations Rent Prices Increase BU has Higher Income Future BU Development
Commercial Rent in Boston
Land Value Comparisons
$46 per square foot a year (average)
Site
Land Value
Cost/Square Foot
35,000-40,000 rentable sq. ft.
Our Site BU Academy 855 Comm. Ave 871 Comm. Ave 881 Comm. Ave 704 Comm. Ave
$798,800 $4,071,300 $11,694,200 $4,932,800 $5,876,200 $2,210,600
$21.70 $47.17 $154.22 $118.81 $226 $341
$1,610,000 - $1,840,000 Yearly Income Local Comparison: 1079 Comm. Ave $40 / sq ft
Structure
Utilities
Grid Repititious structural bay allows easy partitioning of varying scaled spaces. “Feet” Heavy specialized foundations in feet in anticipation of future vertical expansion.
Infrastructure cores puncture storage spaces below and house utility and HVAC services. Maintenance personnel are afforded constant access to main ducts, valves, electrical etc. These cores can double as break or conference rooms. Cores are located to allow expansion upward to service a future tower.
Building is Elevated
Crucial Equipment is within Concrete Cores Second Fr. “Served Space” 15’ above Ground
Move equipment up through cores to higher level
Active Wetlands
BU Research
Sidewell Friends School 6,300 sq. ft. of wetlands treats 3,000 gallons a day Water circulates through wetlands for 3-5 days before reuse in the building 92% yearly savings
2012 - BU received $273 million in federal funding for research + training
Boston Common Wetlands 40,500 sq. ft. of wetlands Estimated to treat up to 19,285 gallons of water a day
Proposed Ecology Environmental Biology
Structure
Utilities
Grid Repititious structural bay allows easy partitioning of varying scaled spaces. “Feet” Heavy specialized foundations in feet to house and support wet-labs Vibration Vibration-sensitive equipment located on grade-support slabs.
Adjacent spaces service the teaching labs off the central corridor. Infrastructure cores puncture research labs and house large utility and HVAC services. Maintenance personnel are afforded constant access to main ducts, valves, electrical etc without having to enter the lab. These cores can double as rooms where large common lab equipment i.e. freezer rooms can be located.
Lab Module Modular Expansion
Limited job options Growing Businesses
30’
10’ Support 12’
Phase: 0
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Phase: 1 Water Filtration Strategy
Tier 3
Tier 2
Tier 1
Main Drain Pipe
Urban
CSO Strategy
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Phase: 2
Restaurant | Food Court
Cores House Shared Amenities ie Conference Room, Break Rooms
Commercial Incubators
Mechanical
Rentable Parcels Storage | Bathrooms Infrastructural Cores Community Program Circulation | Breakout
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Deliveries
Phase: 3
Offices Community “Living Room� + Event Space
Open Floor Plan Work Zone
Cores House Building Amenities Offices
Single Tenant
Mechanical
Main Rentable Space Storage | Bathrooms Infrastructural Cores Community Program Circulation | Breakout
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Deliveries
Phase: 4
Extension of BU Student Center
Conference Room Core Kitchen Core
Transition to Labs Rentable Parcels
Mechanical Research Lab Core
Storage | Bathrooms Infrastructural Cores Community Program Circulation | Breakout Teaching Lab Research Lab
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Deliveries
Phase: 5
Gallery of Research
Cores Service Research Labs Offices
BU Lab Facility
Mechanical
Circulation | Breakout Offices Teaching Lab Research Lab Infrastructural Cores Community Program
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Deliveries
Phase: 6
Potential Dorms, Classrooms, Additional Labs
Cores Grow to Service Tower
Vertical Expansion Infrastructural Cores BU Program
Urban
Building
Program
Economics
Civic
Land Value
Institutional
Student Enrollment
Commercial
Yearly Rent Income
Laboratories
Research Funding
Ecological
Recycled Water
Research Problem | Strategy Phasing Urban Scale Building Scale
Boston University Common 0’
Urban Wild
50’
100’
200’
300’
Greywater Treatment New Quad
Library Pa
rc e
l
Law Tower
BU WE
Student Center
New Bu
ST
ilding
Future Development Future Development
BU Cen
Tower
tral
Parcel
Future Development
Air Rights Parcel # 2
Air Rights Parcel # 3
Typical Collegiate Quad
Urban Common Concept
Urban Collegiate Common
2
1
2
4
4 1- Urban Wild
2- Riverfront
3- Plaza
4- Quad
3
3
Boston University Common
View Across Plaza
View of “Bolt” Across Quad
Research Problem | Strategy Phasing Urban Scale Building Scale
Connect
Split + Splay
Subtract
Pin
Insulated CLT Panels
Structural Grid
Components
Glu-lam Post + Beam
Envelope Flexibility
Window
CLT Flooring
Sectional Variety
Concrete Infrastructural Cores
Inner Steel Trusses
Infrastructural Pins
Perimeter Steel Truss
Wood + Concrete + Steel
Why CLT Panels?
Material Source
Composed of several layers of boards stacked crosswise and nailed together. The wood is sourced from sustainably managed forests. Fast-growing softwoods not traditionally used for structural purposes are replaced with seedlings after being felled for materials. The forest ecology is maintained with cyclical replanting.
Construction Method
Because they are a prefabricated building system, CLT structures are quickly erected in the field with a small crew workers. The 8 CLT floors of the Stadhaus in London were constructed in one month with only 4 workers. This is a huge time saver which saves developers and owners money.
Fire Resistance
CLT’s have been tested for fire resistance, and prove to act as heavy timbers in fire. A char layer builds up on the outer layers of the thick panels, allowing the inner layers of the panels to retain their structural capacities for 2-3 hours.
Acoustics
Wood has wonderful insulating properties, both thermal and acoustical, and the many layers of wood in CLT panels reinforce this material quality. This project’s floor assembly of 6” of CLT boards, 3” of rigid insulation, and 3” of concrete with hydronic radiant flooring perform extremely well acoustically. Code dictates that the minimum Sound Transmission Class, which deals with airborne sound, is 50 for floors. This project’s floor assembly’s STC is 64. Code dictates that the minimum Impact Insulation Class, which deals with structure-borne sound, is 50 for floors. This project’s floor assembly IIC is 72.
Environmental
Wood is a far more environmentally friendly building material than steel or concrete. Wood production has lower air and water toxicity indexes, produces less solid waste, and has significiantly lower embodied energy than steel or concrete (53% less and 120% less, respectively). The sustainable forests which the material is sourced from are also carbon sinks. The wood products themselves store carbon. One cubic meter of wood can sequester 1-1.6 tons of carbon. These enviromental benefits recommended wood as the primary structural material.
3” Concrete Pour Radiant Coil Rigid Insulation CLT Panel
24” Glulam
CLT Panel
24’
24’
6’
Structural Assembly
12’
Construction Assembly
1: Plaza, Excavate Site, Retaining Walls,
2: Geothermal, Plant Forest, Program Plaza
3: Concrete Footings/Cores
4: Ground Floor, Pierce Bridge with Trusses
5: First Floor Framing, Temporary Bridge
6: Second Floor
7: Second Floor Framing
8: Roof / Connection to Esplanade
9: Build Wetland Tiers
10: Flood
11: Outposts
Full Buildout
View From Plaza Across Wetlands
w
Structure
Geothermal
Shading
Natural Ventilation
Water Mitigation
Evaporative Cooling
Forest Captures and Cleans Exhaust Air From Highway
Polluted Air
EVAPORATIVE COOLING
I:90
Phase 4 Phase 1
Excavated Soil from the Creation of Wetlands
Phase 2
Natural Ventilation
Ground as Insulation
Forest Captures and Cleans Exhaust Air From Highway
Polluted Air
EVAPORATIVE COOLING
I:90
Natural Ventilation
Phase 4 Phase 1
Phase 2
Ground as Insulation
Excavated Soil from the Creation of Wetlands Phase 3 Holding Tank
Heat Pump
Shallow Ground Source Loop
Enlarged Foundations for Future Vertical Expansion
w
Geothermal
Shading
Natural Ventilation
Water Mitigation
Evaporative Cooling
Entry
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
Lobby
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
U
U
D
D
U
Second Floor N
1’ = 1/16”
100’
57’
Window Wall Skylight
Ground Floor Plan U
U
U
U
U
U
N
1’ = 1/16”
First Floor
First Floor Plan U
U
D
U
D
N
1’ = 1/16”
Second Floor
Roof Plan N
1’ = 1/16”
Roof
View From Roof
Assembly
1 2 3 4 5 6 7
1 4 2 3
5 6
31
7
32
8 33
42 34
14
43
9
15
35
16
36
17 10
19 A
44
18
20 23
21
22
37
24
38
39
41 40
B 45
26 12
11 46 27 25 28
29
47 13 30
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47
Skylight Recessed Mullion 1’ Concrete Core 6“ Light Seam 1’ Planting Layer on 1/4” Filter Fabric 1” Drainage Gravel on 1/4” Filter Fabric 3” Rigid Insulation on 1/4” Root Barrier Membrane + 1/2” Water Proofing Membrane 6” Cross Laminated Timber (CLT) Structural Roof Panel Mechanical Ducts and Pipe Lines for Research Lab Maintenance Catwalk Floor Recessed into Concrete Core 6” Structural Concrete Slab Concrete Core Footing Ventilation Duct 6” Light Seam 3” Non-structural Concrete Slab as Thermal Mass Hydronic Radiant Floor Coils 3” Rigid Insulation 6” CLT Floor Panel Steel Bracket Connecting Glu-lam Beam to Concrete Wall Glu-lam Beam Flinch Plate Connecting Glu-lam Beam to CLT Panel Steel Plates down-bolt to connect Floor Panel to Wall Panel 1’ x 12’ Structural CLT Panel L-Brackets Connect Wall Panel to Floor Panel Light Seam Steel Plate Connects Concrete Beam to Concrete Core Concrete Beam Light Concrete Footing Glass Guardrail Wood Panel Fascia Roof Membranes Steel C-channel Balcony Glazing with Door + Operable Windows Glass Guardrail in Inset Mullion Metal Cap Below Insulation Glazing with Operable Windows 6 Inner 1“ Structural CLT Layers 3” Rigid Insulation 3 Outer 1” Facade Layers of CLT 1‘ x 12’-6” Structural CLT Panel Operable Windows 11’ x 12’ Glazing Flinch Plate Connecting CLT Panel to Concrete Footing Biology Pond Ground
Column to Beam
44
B 45
A - Beam to Concrete Core
46
47
B - Panel to Foundation
Interior View
Boston University Common
Urban Ecological Research Institute