Block 21 200 Lavaca Street Austin, Texas 78701

BLOCK 21 200 LAVACA STREET AUSTIN, TEXAS 78701

SUSTAINABILITY CASE STUDY

Credit: Andrew Pogue

v0811 Credit: Arthur Andersson

Overview

Owner: CJUFII Stratus Block 21 LLC

Location: 200 Lavaca Street, Austin, TX 78701

Building Type: New Construction: The Residences at W Austin - 34% W Austin (Hotel) - 26% ACL Live at the Moody Theater - 13% Retail / Office - 5% Other - 22%

Size: 1,082,150 sq. ft. (100,535 sq. meters) Lot size: 76,666 sq. feet (7,122.5 sq. meters) Building footprint: 65,977 sq. feet (6,129 sq. meters)

Project Scope: 37-story mixed-use high-rise tower (5-story podium and 32-story tower)

Completion Date: Spring 2011

2 Block 21 Sustainability Case Study Design / Construction Team

Design Architect Landscape Architect Andersson-Wise Architects Talley Associates www.anderssonwise.com www.talleyassociates.com

Architect of Record Lighting Design BOKA Powell Horton Lees Brogden Lighting Design www.bokapowell.com www.hlblighting.com

Structural Engineer Sustainable Design / LEED® Thornton Tomassetti Consultant www.thortontomasetti.com Center for Maximum Potential Building Systems Civil Engineer www.cmpbs.org Bury & Partners www.burypartners.com Commissioning Authority ACR Engineering Inc. Mechanical, Electrical, Plumbing www.acreng.com Engineer JJA Inc. Contractor www.jjainc.com Austin Building Company www.austin-ind.com Interior Design Heather Plimmer Stratus Properties Inc. www.stratusproperties.com

Block 21 3 200 Lavaca Street • Austin, Texas 78701 Context

Block 21 is a mixed-use high-rise property people are employed at ACL Live at the located in Austin’s Central Business Dis- Moody Theater, retail establishments trict. The 1.08 million square foot build- and offices. ACL Live, the new home of ing includes the W Austin Hotel and The PBS Station KLRU’s legendary Austin Residences at W Austin; Austin City Lim- City Limits television series, will also host its Live at the Moody Theater, a 2,700+ 75 - 100 concerts annually as well as a capacity live music venue and recording variety of private events. studio; restaurants and bars; a spa; and retail and office space. The world-class W Block 21’s location in the heart of Aus- Austin and The Residences at W Austin tin’s vibrant downtown 2nd Street District include 251 hotel rooms and 159 luxury provides ready access to public transpor- residential condominiums, respectively, tation, general services, nightclubs, arts, and employ approximately 300 full- and city, county, and state government offic- part-time staff. More than 450 additional es, and picturesque Lady Bird Lake.

Sustainable Design Commitment

From its inception, Block 21 commit- environmental stewardship. The project ted to an integrated design process and is targeting LEED Silver certification and third-party certification through the U.S. Austin Energy Green Building Program Green Building Council’s LEED for New 4-Star rating. Construction, a nationally recognized green building rating system, and Austin Stratus Properties and the Canyon John- Energy’s Green Building Program. Sus- son Urban Fund II, the project’s owner, tainable design features include low-im- has positioned Block 21 to be a hall- pact site development; water and energy mark of sustainability throughout its op- efficiency; recycled-content, regionally erational life cycle. To this end, a green sourced- and manufactured, and low- operations plan and tenant guidelines emitting construction materials; diver- coordinated between the developers, the sion of construction debris from landfills; project sustainability consultant Center abundant daylight and views; and health- for Maximum Potential Building Systems ful indoor air quality. Block 21 seamlessly and principal tenants establishes a cohe- combines cosmopolitan elegance with sive framework to realize this goal.

4 Block 21 Sustainability Case Study Credit: Andrew Pogue Site, Land Use, And Community Connectivity

Block 21 embodies the project owners’ to bike to work. During performances at goal of combining high style with a sus- ACL Live, patrons have access to an ad- tainable urban lifestyle and reduced en- ditional 47 bike racks located across the vironmental footprint. The City of Austin street at Austin City Hall. is an established leader in green building. Austin’s Central Business District To promote alternative transportation op- provides a vibrant cultural and economic tions, Block 21 provides a 20% discount context to attract and sustain an environ- on valet parking to hotel, office and re- mentally astute, cosmopolitan popula- tail guests who drive low-emitting, fuel- tion. efficient cars. Additionally, residents of The Residences at W Austin receive Block 21’s central location is a compelling complementary memberships to the Car- environmental asset, enabling employ- 2Go car-sharing program. Museums, the ees, residents and guests to maintain a State Capitol, restaurants, nightclubs, car-free lifestyle. Located within one-quar- business offices, parks and green spac- ter mile of six bus stops, more than 420 es, and other services and amenities are rides are available and readily accessible within accessible walking distance. each day. In addition to locked bike storage compartments provided to W Austin The Block 21 site, formerly an asphalt residents, 48 bike racks and two showers parking lot, was determined to be a are available for employees that choose brownfield upon an environmental- as

Block 21 5 200 Lavaca Street • Austin, Texas 78701 sessment undertaken during the project’s and curbing urban sprawl. early phase. The site was exposed to years of contaminated runoff from leak- Additional measures to enhance the ing cars and offsite releases of pollutants project’s long term environmental perfor- into the groundwater. As part of the proj- mance include efforts by the project’s civil ect team’s commitment to environmental engineer, Bury + Partners, to filter incom- restoration, the contaminated soil was ing groundwater in perpetuity to prevent excavated from the site and properly dis- recontamination from off-site sources. posed. Brownfield redevelopment cleans This pond also collects and filters storm- up and puts into productive reuse these water that flows off the building, mediat- compromised sites and provides the co- ing the deleterious effects of stormwater benefits of conserving undisturbed land pollution and stream erosion.

Integrative, Climate-Responsive Design

Andersson-Wise Architects developed a with the envelope design, provides for in- spectrum of integrated features to sus- tegral shading of the windows throughout tain the building’s environmental integ- the day, eliminating the need for added rity over its life. All parking is located shading devices. Carefully designed and underground, eliminating a massive, positioned full cut-off exterior lighting fix- heat absorbing impermeable parking lot. tures protect the dark night sky by pre- The heat island effect—a phenomenon venting uplighting and limiting light tres- of warmer ground level temperatures pass beyond the project’s property line. in urban areas resulting from increased absorption of heat by dark-colored and non-reflective impervious surfaces— increases demand for air-conditioning and can result in higher energy usage and compromised air quality. Measures to mitigate the heat island effect include light-colored, reflective paving surfaces, trellises and vegetation on the pool deck and plaza level (that also provide verdant shaded seating areas), and a non-halo- genated, single-ply membrane highly reflective roofing material.

Block 21’s building orientation takes stra- tegic advantage of the prevailing south- easterly breezes, with operable windows on the ground level on the southeastern façade to allow for passive cooling given appropriate climatic conditions. Addition- ally, the building’s orientation, coupled Credit: Andrew Pogue

6 Block 21 Sustainability Case Study Water Conservation

Water is a precious resource in Central in the residences and hotel rooms, re- Texas. Having experienced successive spectively, and metered low-flow lavatory droughts over the last decade, the Block fixtures, meet or exceed the performance 21 ownership and design team priori- of code-compliant fixtures at the time of tized operational water savings as a sig- procurement, substantially reducing in- nature achievement resulting in annual door potable water usage by more than water savings of 2.4 million gallons. The 30% compared to code. Complement- high-performance, high-quality plumbing ing the project’s interior water savings, fixtures throughout Block 21, including Block 21’s landscaped areas celebrate 1.6/0.8 gallon per flush (gpf) dual-flush the beauty and diversity of drought-tol- toilets in guestrooms, residences, and ho- erant native and non-invasive adapted tel restrooms and 0.5 gpf urinals through- species. A 76% landscape-related water out the project, contributed to this goal. savings resulted from appropriate plant Showerheads designed with 1.75 gallon choices combined with high efficiency ir- per minute (gpm) and 1.5 gpm flow rates rigation equipment.

Energy and Atmosphere Reducing energy demand lowers the energy requirements associated with building’s operational costs and mitigates powering sound equipment and stage environmental and human health conse- lighting. To minimize this energy us- quences of climate change. With this goal age, LED stage lighting that dramatically in mind, the Block 21 design team speci- curbs energy use while delivering high fied and installed high performance light- quality color rendering and long life was ing, glazing, and insulation. The specified installed at ACL Live. lighting is especially impressive with 37% reduced energy use compared to code. Conventional CFC-based refrigerants Block 21’s high performance glazing and used in Heating, Ventilation and Air Con- insulation result in a building envelope ditioning (HVAC) and refrigeration sys- 16% more efficient than code.1 As men- tems are associated with depleting the tioned previously the highly reflective Earth’s ozone layer and contributing to TPO single-ply roofing material also re- global climate change. Block 21 speci- duces energy demand by restricting heat fied and installed HVAC and refrigeration gain and thus reducing air conditioning systems that eliminate ozone-depleting loads. refrigerants while enhancing energy performance. Music venues typically have significant Block 21’s HVAC system efficiency also 1 Interior Lighting and Power compliance cal- benefits from tying into the City of Austin culated using COMcheck Software v. 3.6.0. Envelope Paul Robbins District Cooling Plant. The compliance calculated using COMcheck Software v 3.5.3. Energy savings based on ASHRAE/IESNA 90.1- 33,000-ton capable ice thermal storage 2004. system freezes water at night during off-

Block 21 7 200 Lavaca Street • Austin, Texas 78701 peak demand periods. As the ice melts systems were installed per the Owner’s throughout the day chilled water is deliv- Project Requirements. As part of the ered directly to Block 21 where it offsets enhanced commissioning process, the air conditioning needs. Connection to the Commissioning Agent was engaged ear- plant contributes to Block 21’s reduced ly in the design process. In collaboration energy consumption, CO2 emissions and with the Owner and Design Team, the other pollutants that result from fossil fuel Commissioning Agent developed a com- electrical generation. missioning plan and conducted regular reviews to ensure that the installation of Finally, to ensure that the building’s op- specified equipment is aligned with proj- erational performance is consistent with ect goals and design documents, and its basis of design, ACR Engineering was a manual for facility management staff hired as the third party Commissioning responsible for the building’s ongoing Agent to verify that all base building me- maintenance and operations. chanical, lighting and domestic hot water

Materials and Resources

Block 21 benefited from Austin’s matur- ing construction debris recycling infra- structure, diverting more than 75% of construction debris from landfills for - re cycling and reuse. In addition, recycling receptacles for storage and collection of plastics, metals, paper, cardboard and glass are provided throughout the project for use by building occupants, including in each hotel guestroom and condominium. A contract with Austin-based Texas Dis- posal Systems facilitates single stream recycling for the entire building, and also provides collection services for com- postable materials and mixed waste.

Block 21’s construction materials palette contains over 22% pre- and post-consum- er recycled content based on cost. Addi- tionally, 23% of materials were extracted, processed and manufactured within 500 miles of the project site, reducing fossil fuel combustion and air emissions associated with transportation and bolstering the regional economy. Credit: Andrew Pogue

8 Block 21 Sustainability Case Study Indoor Environmental Quality

A healthy indoor environment is central Block 21 was designed to enhance ev- to Block 21’s preeminent goals of comfort eryone’s comfort and enjoyment. Natural and sustainability. Creating and maintain- daylight enhances the indoor environ- ing excellent indoor environmental qual- mental quality in 75% of regularly occu- ity begins early in design. The building’s pied spaces. People working in Block ventilation systems were designed to de- 21 offices will benefit from workstations liver fresh outdoor air; indoor CO2 sen- designed for individual controllability sors monitor occupancy levels and mod- to provide lighting and thermal comfort ulate ventilation rates to ensure they are based on personal preference. Outdoor responsive to varying occupancy levels. views, including expansive views of Lady Particular attention was paid to air quality Bird Lake immediately to the south, the during construction. High performance Hill Country to the southwest, and the vi- air filters protected the building’s air han- brant downtown and Capitol Complex to dling units from being compromised by the east, west and north, are available in airborne contaminants; absorptive ma- 88% of the building. Acoustical consul- terials were protected from moisture and tants ensured that hotel guests and con- mold exposure. These important mea- dominium residents have quiet rooms sures during construction contribute to even with the venue’s high decibel con- Block 21’s long-term indoor air quality. certs. Demonstrating the Owner’s commitment to indoor environmental quality, With indoor air quality and creating a building occupants will be surveyed after healthy indoor environment project priori- six months of occupancy to gauge the ties, eliminating products that emit high quality of the building’s interior thermal levels of volatile organic compounds comfort; survey results will be used as (VOCs) was reflected in Block 21’s a basis to make any necessary adjust- specifications and verified throughout ments. the construction process. Adhesives and sealants, paints and coatings, and carpet align with stringent third party stan- dards including carpet and carpet pad that meets the Carpet and Rug Institute’s Green Label Plus and Green Label stan- dards. To mitigate the potential hazardous effects of mold, the building’s exterior walls are designed to breathe and resist moisture build up. Smoking is prohibited throughout Block 21’s interior and exterior public spaces and throughout the W Austin. The privately owned Residences at W Austin are designed to prevent air exchange between units; smoking is prohibited on the Residences’ balconies.

Block 21 9 200 Lavaca Street • Austin, Texas 78701 LONG TERM SUSTAINABILITY

Operations Tenant Guidelines

The Block 21 project team recognizes As a mixed-use building, Block 21 con- that their environmental responsibil- tains leasable space including offices, ity continues well beyond opening day: retail, and restaurants. As established in Block 21 was built as a green building the lease agreement, tenants share the and will operate as a green building. The responsibility to maintain the building’s project team developed the Green Op- green integrity. Sustainability consultant erations Opportunities (GO2) program CMPBS prepared the Block 21 Green to set Block 21 on the path to qualify Guidebook for Tenants outlining require- for LEED for Existing Buildings, Opera- ments including for energy and water ef- tions and Maintenance (LEED-EBOM) ficiency, indoor air quality, and construc- certification. LEED-EBOM establishes tion waste management to ensure tenant measurable benchmarks for sustainable spaces are finished out in a manner operations with particular emphasis on consistent with Block 21’s sustainability indoor environmental quality including commitment. green cleaning and integrated pest management, energy and water efficiency, Green Cleaning Policy environmentally preferable purchasing programs, and waste reduction. As an Block 21’s commitment to health and example, each W Residence owner re- wellness recognizes that a green clean- ceives a welcome basket filled with a ing regimen reduces building occupants’ six-month supply of green housekeeping and maintenance personnel’s exposure products upon move-in. to potentially hazardous chemical, bio- logical and particulate contaminants. The Local Purchasing W Austin, ACL Live at the Moody The- ater, and tenants implement sustainable Locally sourced products, including food, purchasing for cleaning materials and benefit the local economy, reduce fossil products, and disposable janitorial prod- fuel consumption associated with trans- ucts for in-house operations. portation, and enhance the W Austin’s guests’ unique Austin experience. Trace, the W Austin’s restaurant and guestroom food service provider, employs a local forager to locate fresh, organic local fruits and vegetables, dairy and meat. The sea- sonal food is healthy, flavorful, and environmentally sustainable. The W Austin mini-bars are stocked with local products including Austin Nuts and Tito’s Vodka, recognizing and supporting Austin’s bur- geoning small business purveyors.

10 Block 21 Sustainability Case Study Tours of Block 21 are available upon request.

To schedule a tour please contact Cassidy Ellis at The Center for Maximum Potential Building Systems at 512.928.4786 or [email protected].

This case study was prepared by the Center for Maximum Potential Building Systems.

Block 21 11 200 Lavaca Street • Austin, Texas 78701