Nashville Yards Towers 1 & 2

Project Statement

Beyond the enclosure of the towers, the project maintains existing traffic patterns while establishing an active new public realm connected to the elevated Church Street artery into downtown through the construction of a vehicular and pedestrian viaduct. A variety of health-centered food/beverage tenants and a boutique fitness studio assist in activating the new ground plane. This viaduct vertically separates public access from service functions below.

The transformation and significant densification of an urban brownfield site within the core of Nashville sets a trajectory for responsible development within a growing city. In alignment with the Tenant’s corporate culture and emphasis on alternate modes of transportation, on-site parking provisions within the project have been minimized to almost 50% of the local market standard. On-Site Bike Repair, space for 250 bikes, and 28 showers are provided within Tower 01+02 to accommodate up to 5% of building occupants. Stacked parking on the uppermost and lowest levels allow flexible growth, and all above grade parking levels were designed to potentially be converted into programmed spaces in anticipation of a diminishing reliance on personal automobiles.

The project hosts approximately 36,000 sf of outdoor space across three primary locations.

The built forms and facades of the project respond to environmental conditions and improve building performance with a focus on energy-use reduction and occupant comfort. Solar heat gain and glare are reduced through manipulations of the massing, external shading devices including vertical fins / a horizontal brise-soleil, and window-to-wall ratio reductions on orientations most impacted. The building facades seek to maximize daylight and views, while mitigating solar heat gain and glare. The building nearly achieves the targeted 2030 Challenge with a predicted EUI reduction of 60% from the benchmark.

The interior design creates a welcoming, vibrant workplace by way of an aesthetic that balances the raw and refined through a diverse range of workspaces and amenities. The spaces embrace themes and experiences from the tenant’s corporate headquarters in Seattle while introducing employees to Nashville culture through a celebration of its people, places, and wide-open spaces.

The interior space program is based on an allocation of 160 USF/person. This is approximately 40 USF/person less than standard benchmarks, which equates to approximately 25% – 28% less building for the same number of people. The embodied carbon of the interior was significantly reduced by achieving net zero flooring throughout the project.

Framework for Design Excellence Narrative

**#Design For Integration**

 

Client Impact Statement

On behalf of our development client, the design team lead design efforts in generating a masterplan and vision for what is becoming Nashville Yards. This vision is focused on activating an underutilized district within the Nashville Urban core and stitching a fragmented circulation pattern back into the fabric of the city. The masterplan supports a diverse mix of public and private uses (listed in the graphic presentation) and is subdivided into flexible parcels for phased growth and development. The design solution emphasizes pedestrian connectivity and significantly densifies the property to bring an abundance of opportunities for Nashvillians to live, work and play.  In addition to the multitude of publicly accessible experiences and businesses, the development will be home to a much-needed public park fronting the CSX railyard.

 

Statement of Design Excellence

The transformation and significant densification of an urban brownfield site within the core of Nashville sets a trajectory for responsible development within a growing city.  In alignment with the Tenant's corporate culture and emphasis on alternate modes of transportation, on-site parking provisions within the project have been minimized to almost 50% of the local market standard. On-Site Bike Repair, space for 250 bikes, and 28 showers are provided within Tower 01+02 to accommodate up to 5% of building occupants. Stacked parking on the uppermost and lowest levels allow flexible growth, and all above grade parking levels were designed to potentially be converted into programmed spaces in anticipation of a diminishing reliance on personal automobiles.


**#Design For Equitable Communities**

 

Community Engagement

As part of the masterplan development, and project delivery in line with the master planned vision, the design team met with key leaders and organizational groups including: the Chamber of Commerce, the local Metropolitan Development, and Housing Agency, the Nashville Downtown Partnership, The Downtown Code Design Review Committee, the Music City Convention Center Authority, The Historic Commission, neighboring property owners and building tenants to build consensus and buy-in on the project vision and contribution in advancing this district within the Nashville Community.

 

Equitable Communities Narrative

Towers 01 & 02 deliver the second phase of what will become a 24-hour mixed use development that provides access to a diverse range of public amenities. This underutilized industrial site will be home to residences, office, hospitality, food and beverage, fitness, retail, entertainment, music, arts, healthcare facilities, child daycare services, and cultural components in hopes of bringing people together. This project dedicates a significant amount of public open space back to the community. The masterplan commits 32% of developed land to public open space which provides meaningful connections to urban, pedestrian oriented and active places and experiences. The development physically links to community assets such as the downtown YMCA and the Frist Art Museum.

 

Community Benefit

The project increases access to healthy food/drink options within the community through the public retail tenants that have been secured within the building. A publicly accessible, nationally recognized boutique fitness studio aligns with the tenant’s health-centered wellness vision for its employees and the surrounding neighbors. The project improves pedestrian access through infrastructure upgrades and street beautification that enhances walkable connections to adjacent amenities. The building design enhances public safety in this desolate area by putting eyes on the street in lining pedestrian areas with active, open uses.

 

Transportation Choice Equity

Walk Score = 78, Transit Score = 70, Bike Score 73. The Walk, Transit, and Bike Scores for this project will continue to improve as the Phased development of Nashville Yards is delivered. Once complete, most daily functions for living, working, playing, learning, and healthcare will be accessible within walking distance.


**#Design For Ecosystems**

 

Common App for Design Excellence Prompts/Information:

Site Environment: Urban

Previously Developed Site? Yes

Does landscape consist of only native plants? Yes

Does the site align with Dark Sky Standards? No

Does the project utilize bird friendly design strategies? Yes.

Does the Landscape design provide habitat for local fauna and pollinators?? Yes

 

Design for Ecosystems Narrative

The previous site was comprised of essentially 100% of impervious surfaces (parking lot.) 13.2% (12,660) of the 2.2-acre urban site includes landscaped, planted area. 11,160 sf of this landscaped area is concentrated on the Level 05 elevated amenity deck which hosts native and adapted species that will support pollinators.

 

**#Design For Water**

 

Common App for Design Excellence Prompts/Information:

Is stormwater managed on site? No

Is potable water used for irrigation? Yes

Is potable water used for cooling? Yes

Is grey/blackwater reused on site? Yes

Does the project design meet EPA “Water Sense” goals? Yes

Is rainwater collected and stored on site? No.

 

Design for Water Narrative

The project was designed to incorporate low flow fixtures for all indoor plumbing systems including toilets, urinals, sinks, lavatories, showers, and mop sinks.  In addition, Water meters in addition to the main utility meter were incorporated into the building design for irrigation, cooling tower, and retail use; to allow the ability to monitor usage and identify opportunities for conservation. The use of native plantings reduces required irrigation and efficient drip sprinkler system specifications decrease demand by 30% over conventional spray irrigation. As part of the masterplan and project delivery, infrastructure improvements replaced existing combined sewer systems with 2,600 LF of upgraded storm and sanitary lines. During a small rain event, this generates over 430,000 gallons of water which will be diverted from the sanitary system and treatment facility.


**#Design For Economy**

 

Common App for Design Excellence Prompts/Information:

Building Efficiency / right sizing: 160 sf/occupant

Does the project address issues of affordability? No

Does the project reduce built area by designing spaces for multiple purposes? Yes

Cost per Square Foot $262

 

Design for Economy Narrative

Interior space program is based on an allocation of 160 USF/person. This is approximately 40 USF/person less than standard benchmarks, which equates to approximately 25% – 28% less building for the same number of people.  As noted in the design summary, the emphasis on alternate modes of transportation saw on-site parking provisions within the project being minimized to almost 50% of the local market standard at 1.5 per thousand with a market rate often seen at 3 per thousand. Using stacked parking and operational measures, additional parking efficiency was achieved in reducing structured parking area by 27% from 368 sf/space to nearly 270 sf/space. All above grade parking levels were designed to potentially be converted into programmed spaces in anticipation of a diminishing reliance on personal automobiles. Note: The cost/sf represented in this sheet is for the core/shell spaces and outdoor amenities. The tenant fit out numbers have not been included and are confidential. 


**#Design For Energy**

 

Common App for Design Excellence Prompts/Information:

Energy Code that the project was built to? IECC 2012

Baseline & Code

Benchmark EUI: 101 kBTU/sf/yr  \*\*\*Generated based on building type

Estimated EUI based on Code: 75 kBTU/sf/yr  \*\*\*Generated based on local energy code

 

Energy Performance

How are you reporting energy performance for this award submission? Modeled Energy

EUI Gross (Energy Consumed from all on-site sources): 40 kBTU/sf/yr

EUI offset from onsite renewables: 0 kBTU/sf/yr

EUI Net (Gross EUI minus energy offset from on-site renewables): 40 kBTU/sf/yr

Predicted reduction from Benchmark: 60%

Does the project meet the 2030 Challenge: No

 

Energy Conservation Process & Strategies

What type of energy model was performed? Design Energy Model

Was the energy model used to inform decisions during design? Yes

Did the project follow prescriptive performance to meet energy code? No

 

Design for Energy Narrative

The buildings were modeled early in the design process to optimize the building enclosure characteristics with the MEP systems and climate specific design criteria.  To support decarbonization goals the heating and cooling systems are all electric based with no fossil fuels used for heating.  The cooling systems use a combination of chilled water and package water cooled solutions that were selected based on the operational efficiency targets for each building.  The building enclosure utilizes a combination of vision glass with a low solar heat gain coefficient, high performance curtainwall R-value, and external shading on the most demanding solar exposures.


**#Design For Wellbeing**

 

Common App for Design Excellence Prompts/Information:

Do regularly occupied spaces have operable windows? No

Were glazing strategies studies to optimize daylight against excess heat gain? Yes

Is indoor air filtered with MERV 13 or better? Yes

Was ventilation, either natural or mechanical, optimized for occupant health? Yes

Is potable water treated or filtered prior to human consumption? Yes

Was a “Chemicals of Concerns” list used to inform material selection? Yes.

 

Design for Wellbeing Narrative

In addition to the façade strategies focused on improving the occupant comfort, decisions governing the interior design of the project directly focus on occupant experience, health and wellbeing. Interior layouts were curated to optimize light penetration and views of the cityscape and surrounding natural landscape. Adaptive lighting via daylight sensoring systems are dispersed throughout the office floors to balance lighting levels and harness natural light in lieu of artificial lighting. Material selections are centered around the Mindful Materials initiative. No VOC paints and Low-VOC sealants/adhesives are used throughout the project. The Carpet throughout the project is Carbon Neutral with offsets through Interface Carpet. (32,7222 square yards of flooring offset with 253 metric tons of CO2). Reclaimed and FSC Certified Woods are implemented throughout the project. While operable windows are not incorporated into the office facades, access to the aforementioned outdoor amenity spaces occurs on Levels 01, 05, 20, and 26. These spaces are sized to adequately support and readily accessible for occupants that seek fresh air.

 

 

**#Design For Resources**

 

Common App for Design Excellence Prompts/Information:

Primary Structural System: Mix

Was a whole building environmental Life Cycle Analysis (CLA) conducted? Yes

Provide embodied carbon results and units: 386 kg CO2/m2

Was local and/or recycled content a major criterion for material selection? Yes

Was wood used on this project FSC Certified? Yes

Were steps taken to substantially reduce material or embodied carbon? Yes

Were concrete mixtures optimized for carbon reduction? Yes

Did the project incorporate existing structure or infrastructure? No

 

Design for Resources Narrative

The project reached an embodied carbon reduction of 3% through efficient use of structural steel, low carbon concrete mixes, elimination of finishes, use of recycled materials and selection of carbon neutral materials. 2,324,500 kgCO2eq were eliminated through the use of higher-grade steel sourced from EAF facilities and a custom concrete mix that combined CarbonCure and increased fly ash and slag content.

13% total reduction in EC of Tower 2 independently. CarbonCure and increased fly ash and slag content in all Tower 2 concrete slabs on metal deck and levels 19-28 shear walls accounted for 9% reduction of total EC in Tower 2. Through efficient structural design to reduce the quantity of steel and sourcing of steel from an EAF factory with high recycled content, the EC of Tower 2 was reduced another 4%, for a combined reduction of 13% for Tower 2.

While the Tower 1 core and shell was not a focus area for embodied carbon efforts, the tenant fit out had many successes. The embodied carbon of the interior was significantly reduced by achieving net zero flooring throughout the project, eliminating materials by exposing structure and selecting materials with high recycled content.

 

 

**#Design For Change**

 

Common App for Design Excellence Prompts/Information:

What is the designed lifespan of the building? 100yrs

Was the building designed for disassembly? No

Was future flexibility designed into the program? Yes

Can the building remain useful for the short term without power? No

Can the building remain useful for the short term without utility power? Yes

Is the building designed to accept future clean grid power? Yes

Has the design made accommodations for projected climatic change? Yes

Identify a local risk that the project has been designed to mitigate: Flood

 

Design for Change Narrative

All elevated parking levels were structured and designed to heights that would support office space in the future. Due to Nashville's proximity to the Cumberland River, one of the city's greatest threats, as experienced in 2010, is flooding within the downtown core. With an elevated ground plane aligned to connect with Church Street, this flood risk has been mitigated for occupied spaces and for building services. \n \n

** \n #Design For Discovery**

 

Common App for Design Excellence Prompts/Information:

Was a post occupancy evaluation conducted on this project? Yes

Wan an occupant satisfaction survey conducted? Yes

Were improvements made during occupancy based on findings? Yes

 

Design for Discovery Narrative

Post Occupancy evaluations have been conducted and are ongoing. This applies to the functional operations of the core/shell with the building management team/developer and with the tenant's global real estate and facilities team. There have been very few post occupancy projects to date, but as a more robust set of data continues to be collected now that all employees are back in the office full time, our teams will closely monitor the information received from these feedback loops and will adjust ensure the buildings are performing as planned and meeting the tenant's needs.

 

This two-tower project was developed in two phases, and improvements to building enclosures, mechanical systems, and a focus on embodied carbon reduction were achieved when implementing designs for the second phase/the second tower. As seen in the photos, the project hosts a wide range of indoor and outdoor spatial experiences that allow for discovery. The infusion of color, graphics, and art throughout the interior spaces shape/enhance a fun and delightful environment for daily occupants. The biophilic, colorful shade structures positioned on the Level 05 landscape play a similar role within the outdoor environments and provide an unexpected moment within the project.