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Genzyme Center: Brownfield Development and Green Building Construction

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

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Genzyme Center: Brownfield Development and Green Building Construction

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  1. 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

  2. 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

  3. Land Use Plans Stuart Dash Director of Community Planning City of Cambridge Community Development

  4. Historical Land Use • Tidal Marsh • Charles River Basin • Industrial Era

  5. NASA • CRA/Kennedy • DOT/Kendall Square

  6. East Cambridge Riverfront • Establish PUD Process • Design Guidelines

  7. The ‘80s • Office Park Proposal • Zoning Committee

  8. Proposal by Lyme & the East Cambridge Response • Open Space • Rezoning

  9. The Project at the Planning Board • The PUD Process • Traffic • Decision

  10. The Project Underway • The Buildings • The Open Space • The Impact

  11. Redevelopment Ed Walsh President Mira Development (Formerly of Lyme Properties)

  12. Kendall Square Introduction • 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

  13. Kendall Square Site • 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

  14. Kendall Square Historic Use (1870-1998) • 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) K

  15. Kendall Square Contamination from Historic Activities • 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)

  16. Kendall Square Master Plan • 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)

  17. Kendall Square Master Plan Drivers • 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

  18. 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

  19. Kendall Square Development Summary • 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

  20. 500 Kendall Street, Cambridge, Massachusetts

  21. 675 West Kendall Street, Cambridge, Massachusetts

  22. 350 Third Street, Cambridge, Massachusetts

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

  24. Kendall Square Remediation

  25. Kendall SquarePresentation Outline • History • Environmental Conditions • Remediation Strategy • Remediation Details

  26. Kendall SquareHistoric Use (1870-1960) • Prior to 1870 - Open Space & Marsh Land K

  27. Kendall SquareHistoric Use (1870-1960) Manufactured GasPlant K

  28. Kendall SquareHistoric Use (1870-1960) Historic MGP Structures K

  29. Kendall SquareContamination from Historic Activities 1,000 tons of Coal yields 10,000 MCF Gas and 12,500 Gallons of Tar

  30. Bell Ground Surface Below Grade Masonry Water Tank Kendall SquareContamination from Historic Activities Diagrammatic Section of Multiple Lift Gas Holder

  31. Kendall SquareContamination from Historic Activities

  32. Kendall Square Remediation Strategy in Support of Redevelopment

  33. 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)

  34. Kendall Square Excavation Summary • 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

  35. Kendall Square Excavation Precharacterization Grid – 1 of 7

  36. Kendall Square Remediation Excavation

  37. Kendall Square Remediation Excavation

  38. Kendall Square Remediation In Situ Solidification (ISS) In Situ Solidification Area

  39. Kendall Square Remediation In Situ Solidification (ISS) Summary • 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

  40. Kendall Square Remediation In Situ Solidification (ISS) Conceptual In Situ Solidification Operation

  41. Kendall Square Remediation In Situ Solidification (ISS)

  42. Kendall Square Remediation In Situ Solidification (ISS)

  43. Kendall Square Remediation In Situ Solidification (ISS) • 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

  44. Kendall Square Remediation In Situ Solidification (ISS)

  45. Kendall Square Remediation Odor and Vapor Management • Suppressant Foam • Weather Impacts • Wind Screens • Air Monitoring • Odor Monitoring • Reporting • Stockpile Management • Sequencing • Public Meetings

  46. Kendall Square Activity & Use Limitations in ISS Area • 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

  47. Kendall Square Engineering Controls

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