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In Depth Case Studies


This photo shows the building's exterior, with the pea patch in the foreground.

Photo credit: Steve Keating


  • Location: Seattle, WA
  • Building type(s): Restaurant, Multi-unit residential
  • New construction
  • 201,000 ft2 (18,700 m2)
  • Project scope: 8-story building
  • Urban setting
  • Completed June 2004
  • Rating: U.S. Green Building Council LEED-NC, v.2/v.2.1--Level: Certified (27 points)

This redevelopment transformed a low-rise office building with surface parking into a bustling, mixed-use neighborhood amenity.

The project's 161 apartments serve people earning 60% to 120% of the area medium income. The project includes 162 parking stalls in a below-grade parking structure and a 3,000 ft2 (280 m2) pub.

Designed to attract a diverse population, the project's unit types range from studios to two bedrooms with loft units lining three sides of the building.

Open spaces include a public entry court, a semi-private court with private terraces, a deck off the lounge for parties, and a pea-patch garden on the sixth floor.

Environmental Aspects

This redevelopment offers affordable rental housing in a transitional neighborhood. Located on many bus routes, the project's design focused not only on the environmental features of the building, but also on how the building would fit into the neighborhood envisioned.

To answer community concerns, the building is modulated to provide maximum solar access to an adjacent park and pea-patch and to preserve views to Seattle's Space Needle. A varied streetscape, with drought-tolerant plantings, contributes to a neighborhood feeling.

The building has a light-gauge steel structure and features the most economical wall type with the best energy-performance upgrades to all aspects of the envelope.

Materials were selected for durability, location of manufacture, and recycled content. The team diverted 95% of all construction waste from landfills.

Indoor air quality measures included improved ventilation and low-VOC paint and carpet. Water use was significantly reduced by using drip irrigation, low-water-use plants, a central gas boiler, and low-flow fixtures.

Owner & Occupancy

  • Owned by Alcyone, LLC, a partnership between Harbor Properties and Vulcan, Inc., Corporation, for-profit
  • Occupants: Individual(s)
  • Typically occupied by 238 people, 108 hours per person per week; and 50 visitors per week, 4 hours per visitor per week

Building Programs

Indoor Spaces:

Living quarters (72%), Structured parking (25%), Lobby/reception (2%), Retail food (1%)


Integrated team, Green specifications, Commissioning, Transportation benefits, Stormwater management, Efficient fixtures and appliances, Efficient irrigation, Drought-tolerant landscaping, Massing and orientation, Insulation levels, Glazing, Lighting control and daylight harvesting, Efficient lighting, Durability, Recycled materials, Local materials, C&D waste management, Occupant recycling, Daylighting, Moisture control, Low-emitting materials

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Case Studies hosted and managed courtesy of BuildingGreen, Inc.
Case Studies Database provided by the U.S. Department of Energy's
Building Technology Program, High Performance Buildings.