Revised: Case Study - Blackstone Station Renovation

History

In June 1888, the newly-formed Cambridge Electric Light Company, in order to provide sufficient electricity for the city's growing number of street lamps, began construction of a new electric station along the banks of the Charles River. Bounded by the river, Western Avenue, Albro Street and Ampere Street, the plant was situated along the low water line of the river. This centrally located site allowed ideal access for the barge delivery of coal. Improvements were constantly made and the plant thrived as the demand for electricity grew so much that expansion was soon deemed necessary. The same prosperity and growth that spurred the need for electricity also encouraged the desire for green space in the increasingly populous city. Following the example set by Boston, a new City of Cambridge Park Commission was created and led by landscape architect Charles Eliot, son of then Harvard President Charles W. Eliot. In 1894, the commission set about acquiring all riverfront property through eminent domain, including the land on which the electric station stood, and planned a series of parks linked by the new Charles River Road (now Memorial Drive).By the spring of 1901, construction began on the new power plant buildings designed by the Boston engineering firm of Sheaff and Jaastad. The office and storehouse building, a long one story building with a one-and-a-half story office block on the corner of Blackstone Street and Western Avenue, was the first to be completed. Soon after, a building permit was issued for the generating plant situated along the new parkway. This massive structure, running one hundred and fifty feet along the riverfront, included both the cavernous engine hall and a smaller boiler room. Over the years, the site and buildings were altered in many ways. The office and storehouse building was raised one story (1915), a small building was added between the storehouse and boiler room (1918), a grouping of garage buildings was placed along the parkway (1919-1923), a switch house was built across Blackstone Street (1922) and later expanded (1941), a smaller workshop building was added next to the Standard Diary Co. (1926) and the boiler room roof was raised over 20 feet (1930). Further changes and improvements were made to the buildings throughout the 1950s and 1960s.Today, eighty percent of Harvard's buildings are heated by steam produced at Blackstone and distributed through over ten miles of pipeline under the campus.

The complex is located in the northern banks of the Charles River in Cambridge, Massachusetts. The property is south of the Harvard University campus. It is in an urban setting with a well developed city street system and public transportation access. The surrounding area contains higher education facilities. The power station has provided steam to heat the Harvard campus since 1930. The site was a Brownfield site as a result of a century of operations as an industrial site.

An initial concern was that the site was contaminated with hazardous chemicals due to its historic use as a power plant. Additionally, the site contains a large percentage of non-porous asphalt paving.

The redevelopment utilized Brownfield programs to abate hazardous elements. These site areas were then converted to green space that provide advantages environmentally.

I’ve learned that the Lemp Complex has been contaminated with lead-based paints, which will require abatement. Over years of neglect lead seeps into the ground water. I will plan to repave areas with porous paving materials or reuse areas as planned site features (i.e. courtyards, living walls).

Maintaining Harvard’s Green Campus Initiative was a major challenge particularly while rehabilitating a group of historic buildings. This project was divided into multiple phases, and the Blackstone Station was one phase in this redevelopment. The architect, Bruner/Cott & Associates, completed the design for Harvard University’s University Operations Services (UOS). The entire project included outbuildings Building 7, Building 10a, and the Diary Building to bring together all of the UOS departments. I will develop design guidelines to influence the redevelopment of a historic site using sustainable solutions. Then test those guidelines on the Lemp Brewery Complex.

Retaining the same roof style and character while providing additional energy savings. Additionally, roof drainage may detract from the character of the buildings. The design team was required to address concerns of moisture transfer into brick masonry walls and other masonry failures. Providing adequate glazing to increase energy savings presented a significant challenge. The existing roof consisted of 4” wood T&G decking which was in good condition. However, the existing membrane and insulation need replacement. The wood tongue and groove roof deck was repaired and replaced as required. New roofing was installed. However, the overall roof style was not altered. The existing brick masonry walls are 16” wide bearing walls that have been pointed but have brick failures at chimneys, parapets, band courses and sills. The brick R-value was about R-2.5 @ 0.15/inch thickness. The repointing mortar matched the original mix and the joints were tooled to match the existing joints. Several areas, such as chimneys, parapets and sills required major repair or replacement. The existing brick was removed and reused to complete this repair. These measures reduced the moisture transfer, and a new installation of interior insulation assist with energy savings. The punched openings had wooden double-hung single-glazed windows equaling approximately 23% of the exterior wall. Many of the windows were removed and replaced with windows that replicated the original windows. Even though the roof style should remain the same. Modifications to roofs on buildings at 3 to 4 stories may not be visible from public view. At the Lemp Complex all of the buildings are at least 3 stories tall, which offers opportunities for rooftop amenities.

Challenges for the architectural team were:

- introducing natural light into central portion of the building

- providing visual connections to the outside (especially from the inner core)

The architects limited the amount of full height partitions to allow natural light to reach the inner core of the building. This also offers user the desired visual connections to the environment. Building 1 at the Lemp Complex has a large floor plate (~150’ x ~230’). I plan to bring natural light into the central portion of the building using an atrium. With a floor plate this large an environmental connection can be provided via a courtyard. This will also bring the outdoors into the building.

Site design is limited because existing buildings can’t be relocated. The redevelopment resulted in a visually pleasant, environmentally friendly site that enhanced the community and the user’s experience. Site design & planning utilized spaces that historically were not used (i.e. roof) to create amenities to draw users closer to the environment. The Lemp site provides opportunities for public spaces that will invite the surrounding community into this ‘city within.’ Rooftop amenities can easily be implemented based on structural stability of buildings.

Paved areas result in high water run off. This translates into a loss in water that could be used on site. This may mean the storm sewer system is overused. Creation of a bio-retention pond lessens the strain on the storm sewer system. Introduction of porous pavement materials allows more rainwater retention. Rainwater that is kept on site can be reused to flush toilets. Water-free urinals helped to reduce the amount of water for day-to-day building operation. These treatments can be implemented in the rehabilitation of the Lemp Brewery.

The removal of paved areas and features with hazardous chemicals presented the architects with challenges of managing construction waste. Reuse of these materials was a key component of the redevelopment. Some of the features, such as wood windows were abated, prepped and reused on site. Other construction materials, like asphalt paving was removed and recycled through the Institution Recycling Network (IRN). Through my research I have learned that rehabilitating a historic building is sustainability at its best. It reduces landfill quantities and protects a cultural treasure.

One of the most noticeable challenges for historic rehabilitations is to provide energy efficiency for the buildings and the inhabitants. Ingenuity and planning are vital to provide successful energy solutions. The design team improved the energy efficiency of the building envelope by specifying Icynene insulation. Another significant improvement was the inclusion of a geothermal well as an additional heat source. I plan to investigate the possibility of including these treatments into the rehabilitation of the Lemp Brewery.

Many historic materials contained hazardous chemicals. And some new materials could contain chemicals that may lead to health problems. All new concrete included 20% recycled fly-ash. New materials included low VOC’s. Many times features/materials may be repaired and reused. This reduces the amount of waste going to landfills. If new concrete is required at the Lemp Complex, it will include 20% fly-ash. New materials should contain low VOC’s.

Due to historic construction methods, indoor environmental quality was seldom addressed adequately to provide healthy indoor experiences. Indoor environmental quality must be improved to today’s standards, while not compromising historic character. HVAC systems will be designed to provide adequate air quality will be introduced. Thermal comfort will be improved with windows using thermal insulated glazing. Ventilation is addressed by allowing operable windows. Indirect electric lighting with white ceilings helped to reduce glare. Daylighting, views and ergonomics will also be improved. Double or triple paned glazing will also provide noise control. An atriums have been a successful design feature that functions as an additional light source and offers opportunities for pleasant indoor public spaces.

It was challenging for the design team to bring the high standards of Harvard University to a typical complex of service buildings. How could the mission and persona of this institution of higher learning be reflected in this redevelopment? Landscaping was vital to this redevelopment. It transformed the site into a And providing visual connections to the users served to tie the redevelopment together. The Blackstone Station and the Lemp Breweries share similar challenges concerning design for social sustainability.