17SEVENTEEN MCKINNEY

17Seventeen McKinney, a 379,000 square foot Class AA office building under construction in Uptown, has secured the title of the first gold LEED-precertified high-rise office building in the Dallas area.  The U.S. Green Building Council has completed Pre-Certification of the building, which is slated for completion in the spring of 2010.  Granite Properties, the developer of the office tower, launched an initiative three years ago to make new developments environmentally friendly. In addition, Granite said it decided to convert existing buildings it owns to environmentally conscious properties.

“We’re pleased that 17Seventeen McKinney is the first gold LEED high-rise office building in the Dallas area,” said Greg Fuller, chief operating officer of Granite Properties. “Our team’s commitment to environmental stewardship and social responsibility has been confirmed through this process. Sustainable development through operating efficiency and environmental responsibility creates a healthier working environment. Tenants save a substantial amount of money in operating costs in buildings that meet these rigorous standards.”

URBAN HERITAGE

The block of 17Seventeen is a modernist version of an Italian hill town, raised above the surrounding area on the 6-story plinth, with both residential and office occupants taking advantage of the 7th level amenity deck and it’s immediate views of the Dallas skyline.  Contained within the block itself will be 292 apartments, 379,000 square feet of office space, a bank, a restaurant and an additional 6,000 square feet of retail space.  Within 1/2 mile of the American Airlines Center, Victory Plaza, the W Hotel, the House of Blues, the Ritz Carlton, the Crescent Hotel and shops, the Winspear Opera House, the Wyly Theater Center, Annette Strauss Artist Square, the Meyerson Symphony Center, the Nasher Sculpture Garden, the Dallas Museum of Art, the Crow Collection of Asian Art, the proposed Museum of Nature & Science, the Arts Magnet High School, First Baptist Dallas, First United Methodist Church of Dallas and Guadalupe Cathedral, occupants of the project are easily within a 10 minute walk of any of these venues.  Consequently, the Community Connectivity and Development Density of this project is a top sustainable feature. 
            "Sustainable development through operating effiecency and environmental                                    responsiblity creates a healthier working environment".

NATURAL URBAN HABITAT

The frontage along Cedar Springs, Akard and McKinney Avenue will be planted with native trees and landscaped-lined sidewalks to enhance pedestrian movement. This project also flanks the Woodall Rodgers Freeway in downtown and will have spectacular views of the Santiago Calatrava designed bridges at the Trinity River.  The parking garage will have a section below grade for private residential parking and a separate section above grade for joint use between the residential, office and retail components of the project. Atop the six-level parking podium will be a joint-use amenity deck with separate provisions for office and residential constituents.  The landscaped amenity deck along with the tree-lined streets will result in exemplary open space and protected natural habitat. In addition, access to public transportation will be provided at the corner of McKinney and Akard via the McKinney Avenue Trolley and regional Dallas Area Rapid Transit (DART) bus lines. Preferred parking will be given to low-emitting vehicles, carpools and fuel-efficient vehicles. Changing rooms and bicycle storage will be available to occupants of both towers.  The native landscaping will help conserve water resources and will re-establish an urban natural habitat.

SUSTAINABLE STRATEGIES

As a part of the commitment of Granite Properties to maintaining leadership in corporate sustainable office construction, the building has been reviewed to insure that in-coming tenants will be able to meet the increased requirements of the newly released LEED version 3 for Commercial Interiors.  LEED-CI version 3 sets a higher baseline standard for water efficiency as a prerequisite to achieving certification than was used in the previous LEED Rating Systems.  In order for the future tenants to achieve the 20% water efficiency prerequisite, the team has increased the water efficiency of the core building, even though it had previously exceeded the LEED-CS version 2.0 standard by 30%.  These adjustments will enable tenants to pursue LEED Certification for their commercial interiors under LEED version 3 and will aid Granite Properties in pursuing LEED-EBOM for the building when the project becomes eligible.

BY THE NUMBERS

A brief overview of the achieved LEED Core & Shell credits utilized in the building pre-certification is listed in the following table:


Sustainable Sites
12
Water Efficiency 3
Energy and Atomsphere 4
Indoor Environmental Quality 9
Inovation Design 5
Total (Leed-CS v2.0) 37


"As a part of the commitment to corporate sustainanble office in construction, the building has been reviewed to insure that in-coming tenants will be able to meet the increased requirements of the newly released LEED version 3 for Commercial interiros"

BY THE DETAILS

A detailed breakdown of the individual credits achieved with the LEED Gold Pre-Certification of the 17Seventeen Building is listed below:

SUSTAINABLE SITES

  • Sustainable Site Selection – The site is a previously developed paved parking lot.
  • Development Density Community Connectivity – ½ mile radius includes the Arts District, Uptown, Victory Park, The  Crescent and the West End.
  • Brownfield Redevelopment – The site is on the edge of the Victory Park redevelopment, which is a nationally recognized EPA exemplary Brownfield redevelopment.
  • Public Transportation Access – The site is within ½ mile of DART, TRE and MATA services.
  • Bicycle Storage and Changing Rooms – The project is providing 14 bike racks and 5 showers more than LEED requires.
  • Low Emitting and Fuel-Efficient Vehicles – The project is providing 50 preferred parking spaces for fuel-efficient vehicles.
  • Parking Capacity – The project is sharing parking spaces between the office and residential towers to minimize the number of parking spaces provided.
  • Protect and Restore Native Habitat – The landscaped 7th floor amenity deck provides more native habitat than there is site outside of the building footprint.
  • Maximize Open Space – The open space at the amenity deck plus the open space at street level equals 43% of the site area
  • Non-Roof Heat Island Effect – The project includes 100% covered parking.
  • Roof Heat Island Effect – The project includes 100% light colored roofing materials.
  • Tenant Design and Construction Guidelines – Design and Construction Guidelines have been developed for the future tenants including requirements to meet LEED-CI version 3.

               "Community Connectivity and Development Density of this project is a top sustainable                    feature"

WATER EFFICIENCY

  • Water Efficient Landscaping – 62% of the plant material will be drought tolerant native and adapted species, irrigated with  an evapo-transpiration controller and a drip irrigation system
  • Water Use Reduction – Plumbing fixtures will be selected to exceed the 30% level based on LEED version 2.2 requirements and meet the 30% level for LEED version 3 requirements

ENERGY AND ATMOSPHERE

  • Enhanced Commissioning – In addition to the commissioning agent’s involvement during the design process, the facilities management team is receiving training prior to the completion of construction
  • Enhanced Refrigerant Management – Refrigerants are not being used on the project
  • Measurement & Verification of Base Building – The M&V Plan will be applied to the overall building energy use
  • Green Power – 35% of power purchased for the building will come from renewable resources

MATERIALS AND RESOURCES

  • Recycled Content – The project is being constructed with materials that include 22% recycled content
  • Regional Materials – 41% of the project’s building materials are from regional resources

INDOOR ENVIRONMENTAL QUALITY

  • Outdoor Air Delivery Monitoring – Carbon Dioxide monitoring will be provided for all densely occupied spaces and 15% additional air will be provided for non-densely occupied spaces
  • Increased Ventilation – The HVAC system will include a Building Management System (BMS) that adjusts the Variable Air Volume (VAV) boxes to provide increased ventilation as needed
  • Construction IAQ Management Plan During Construction – The contractor is following the IAQ Management Plan during construction with new filters provided prior to occupancy
  • Low-Emitting Materials – Adhesives and Sealants – The project has been designed and built to use low-VOC adhesives and sealants
  • Low-Emitting Materials – Paints and Coatings  – The project has been designed and built to use low-VOC paints and coatings
  • Low-Emitting Materials – Carpet Systems – The project has been designed and built to use low-VOC carpet systems
  • Low-Emitting Materials – Composite Wood and Agrifiber Products – The project has been designed and built to use composite wood products that contain no added urea-formaldehyde resins
  • Thermal Comfort Design – The project is designed to meet the ASHRAE Standard 55 – 2004 Guidelines
  • Daylight & Views – Using the Glazing Factor Calculation Method, 81% of the occupied space is daylit to a minimum level of 2% Glazing Factor
  • Daylight & Views – From a seated position, views to the outdoors will be available to 91% of the occupied spaces

INNOVATION IN DESIGN

Exemplary Performance SSc5.1 - was achieved for the protection and restoration of native habitat due to the large amount of native and adapted plant material at the amenity deck

  • Exemplary Performance SSc5.2 - was achieved for the maximization of open space due to the large amount of open space at the amenity deck
  • Exemplary Performance SSc7.1 - was achieved for the reduction of non-roof heat island effect by parking 100% of the vehicles for the project under cover
  • Exemplary Performance MRc5 - was achieved for the use of regional building materials by exceeding the 40% level of regional materials
  • LEED Accredited Professional – no less than 7 LEED Accredited Professionals have been involved in the design of the project
     

PROJECT TEAM

Architect: Good Fulton & Farrell
Civil: Pacheco Koc
Structural: L.A. Fuess Partners, Inc.
Mechanical: JJA, Inc.
Landscape Architects: TBG Partners
Parking: Carl Walker 
Contractor: Austin Commercial