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428 Westlake
Challenges:
- To develop a striking new corporate headquarters for island-inspired lifestyle brand Tommy Bahama that would consolidate all of its business operations into one location on a relatively short timeframe.
- To create a customized workspace tailored to the specific needs of a leading apparel company with flexibility to accommodate future growth for at least the next decade.
- Compete with a glut of existing office space during the post dot-com bubble, a period where vacancy rates increased from 9% in 2002 to 16% in 2003 when the project officially commenced construction.
Strategies:
- Build a six-story, 88,000-square-foot office building that incorporates 6,000 square feet of ground-level retail amenities and further complements the existing character of the South Lake Union neighborhood.
- Fine tune the design of the building to meet Tommy Bahama's needs for flexibility, efficiency and future growth while offering competitive leasing rates and guaranteeing delivery of the project on a 13-month schedule.
- Employ sustainable design and construction practices that help conserve resources and reduce energy costs.
Results:
- The project was completed on time and within budget, with nearly 250 Tommy Bahama employees moving into their new corporate headquarters in early 2005. The building now houses the company's design, merchandising, wholesale operations, retail operations, information technology, human resources and administrative offices all in one location.
- The building's office floor plates were designed to be 15% more efficient for tenant layouts than comparable buildings, resulting in lower occupancy costs per person.
- A Key Bank retail branch, Beba's 'n' Cinnamons deli and Museum Quality Framing have also moved into the building's ground-floor retail space, bringing new amenities to South Lake Union's growing number of residents and employees.
- The building's impressive aesthetic design complements the highly functional floor plan layout to maximize the project's overall appeal for both its tenants and community. The building's tailored street facade consists of tall brick pilasters resting on a base of cream colored cast stone, with glass infilling each bay. At grade, metal and glass canopies extend over the sidewalk to shelter pedestrians, and detailed light fixtures are etched with a map of South Lake Union—a fitting reflection of the connection between the building and the neighborhood.
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