Genzyme Center: Brownfield Development and Green Building Construction Rick Mattila – Genzyme...

Genzyme Center: Brownfield Development and Green Building Construction

Rick Mattila – Genzyme Corporation Stuart Dash – Genzyme Corporation Ed Walsh – Mira Development Tom Clark – The RETEC Group, Inc.Chuck Wilk – Portland Cement Association

Presentation Overview

Rick Mattila

Welcome and Overview of Project and Building

Stuart Dash

Land Use Plans

Ed Walsh

Redevelopment

Tom Clark and Chuck Wilk

Remediation

Rick Mattila

Genzyme Center

Rick Mattila

Wrap Up and Thank You

Land Use Plans

Stuart DashDirector of Community PlanningCity of Cambridge Community Development

Historical Land Use

Tidal Marsh Charles River Basin Industrial Era

NASA

CRA/Kennedy DOT/Kendall Square

East Cambridge Riverfront

Establish PUD Process Design Guidelines

The ‘80s

Office Park Proposal Zoning Committee

Proposal by Lyme & the East Cambridge Response

Open Space Rezoning

The Project at the Planning Board

The PUD Process Traffic Decision

The Project Underway

The Buildings The Open Space The Impact

Redevelopment

Ed WalshPresidentMira Development(Formerly of Lyme Properties)

Former Use: Manufactured Gas Plant (MGP) Primary Contamination: DNAPL Environmental Remediation: March 2000 - October 2001 New Use: Life Science/Office, Residential, Performing Arts, Retail,

Restaurant, and Public Open Space Development Schedule: 1998 - 2010

Kendall Square Introduction

Size: 10 Acres Location: Cambridge, Massachusetts Bounded by Linskey Way, Third Street and Broad Canal

Topography: Flat Surrounding Community: Densely Populated with

Commercial, Residential and R&D Users

Kendall Square Site

Prior to 1870: Open Space & Marsh Land

1870-1960: Cambridge Gas Light Company (Manufactured Gas Plant)

1934-1966: Old Colony Tar Company (tar rendering operation)

1966-1998: COM Electric & Gas (Surface Parking Lots – Temporary Remedial Solution as Interim Cap)

Kendall Square Historic Use (1870-1998)

Coal Tar Residuals: Polycyclic Aromatic Hydrocarbons in soils (0-20 feet below grade) and as Dense Non-Aqueous Phase Liquid > 0.5” in depth at groundwater/clay interface (approximately 20 feet below grade)

Petroleum Residuals: Volatile Organic Compounds in soils (0-20 feet below grade) and as Light Non-Aqueous Phase Liquid (LNAPL) >0.5” in depth on surface of groundwater (approximately 10 feet below grade)

Groundwater Quality: Generally meets GW-2 Standards (non-potable but typical of urban setting)

Kendall Square Contamination from Historic Activities

Building A: 247,000 SF lab (Vertex) Building B: 223,000 SF lab (TBD) Building C: 85,000 SF Performing

Arts (Constellation) Building D: 273,000 SF Office

(Genzyme) Building E1: 150,000 SF Residential

(TBD) Building E2: 330,000 SF Residential

(Twining) Building G: 50,000 SF Mixed Use

(res./retail/office) Parking: Two Below Grade Facilities

for 2,000 Vehicles (beneath Building B and Buildings E1/E2/G)

Kendall Square Master Plan

Maximize Density: FAR of 3.0 + Bonus Housing for total of 1,376,000 SF of Mixed Use Development

Optimize Return on Investment Below Grade Parking: 2,000 Vehicles Aesthetics & Integrated Design:

Contemporary, Class “A” Architecture Complementary Open Space with Public Amenities

Kendall Square Master Plan Drivers

Remedial Drivers Permanent Solution Neighborhood Impacts Cost & Schedule Compatibility Ability to Obtain Financing

Environmental Liability Insurance Kemper & Zurich (1st & 3rd Party

Coverage w/ Re-opener) $20 MM/10 Year Term

Phase I Remediation $11 MM Soil Premium RAO Filed 2002 No AUL

Phase II Remediation $8 Million for In Situ Stabilization Three pRAOs filed in 2002 Three AULs filed in 2002 Two pRAOs filed in 2004 One AUL filed in 2004 $6.5 Million Premium for Soil Disposal on

Building B Garage

Kendall Square Summary of Remedial Program

Land Acquisition: $21,000,000 or ~ $15/FAR SF Remediation Costs (hard & soft cost): $25,000,000 or ~$18/FAR SF Site Development/Infrastructure/Open Space Areas (soft & hard

costs): $20,000,000 or ~$15/FAR SF Total Pre-Construction (garage & infrastructure) Costs: $70,000,000

or ~$50/FAR SF Comparable Value – Clean Site w/ Permits & Infrastructure:

~$65/FAR SF Permitting and Environmental Risk: $15/FAR SF

Kendall Square Development Summary

500 Kendall Street, Cambridge, Massachusetts

675 West Kendall Street, Cambridge, Massachusetts

350 Third Street, Cambridge, Massachusetts

Remediation

Tom Clark and Chuck Wilk Title ???The RETEC Group, Inc.Portland Cement Association

Kendall Square Remediation

History Environmental Conditions Remediation Strategy Remediation Details

Kendall SquarePresentation Outline

Prior to 1870 - Open Space & Marsh Land

Kendall SquareHistoric Use (1870-1960)

Manufactured Gas Plant


Historic MGP Structures


1,000 tons of Coal yields 10,000 MCF Gas and 12,500 Gallons of Tar

Kendall SquareContamination from Historic Activities

Bell

Ground Surface

Below GradeMasonry Water

Tank


Diagrammatic Section of Multiple Lift Gas Holder

Kendall Square Remediation Strategy in Support of Redevelopment

Management of Uncertainty Extensive investigation and precharacterization Environmental Insurance - $10 MM, 10 year-term

Selection of Remedial Technologies Extensive cost/benefit evaluation Locate garage excavations in areas with the cleanest

soils to reduce the cost of soil disposal Remediate the most contaminated areas using

ISS to allow soils to stay on site

Engineering and Institutional Controls to Manage Risks Associated with Contamination Remaining On Site Engineering Controls - vapor barriers, venting systems, and

dewatering and water treatment systems Institutional Controls - Activity and Use Limitations (AULs)

Kendall Square Remediation Strategy in Support of Redevelopment

Location of two 4-Level Garages with 2,000 car capacity In Situ Sampling: >800 Samples Clean Up Goal: Clean Closure Mass Excavation with Off-Site Disposal & Recycling Duration: March, 2000 - October 2001

Kendall Square Excavation Summary

Precharacterization Grid – 1 of 7

Kendall Square Excavation

Kendall Square Remediation Excavation

In Situ Solidification Area

Kendall Square Remediation In Situ Solidification (ISS)

Clean Up Goals Address NAPL Risk Based Closure

Impact Area: 3.3 acres to 20 feet deep (~100,000 CY) Removal of all Subsurface Obstructions to 15 feet bgs In Situ Solidification with Cement Slurry Duration: June 2000 - April 2001

Kendall Square Remediation In Situ Solidification (ISS) Summary


Conceptual In Situ Solidification Operation

ISS Design Mixture 7% Cement by Weight 5% Water by Weight <1% Bentonite by Weight

Performance verified in laboratory treatability study Performance verified with quality assurance testing during

construction


Suppressant Foam Weather Impacts Wind Screens Air Monitoring Odor Monitoring Reporting Stockpile Management Sequencing Public Meetings

Kendall Square Remediation Odor and Vapor Management

Risk Based Approach Recorded with Deed Major Limitations

Engineering Controls• Vapor Barrier/• Sub-Slab Venting System with Vapor treatment

Soil Management Plan Pavement or Clean Soil Cover in Open Space Areas

Kendall Square Activity & Use Limitations in ISS Area

Kendall Square Engineering Controls

Genzyme Center: Brownfield Development and Green Building Construction Rick Mattila – Genzyme...

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