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Alley24 East
Challenges:
- To develop one of the first mixed-use projects in Seattle expected to achieve LEED certification for its environmentally sensitive features.
- In a weak office market, attract high-quality commercial tenants to lease space prior to construction in South Lake Union's burgeoning yet pioneering Cascade neighborhood when most competitive existing space was offered at lower rates.
Strategies:
- From the outset, commit to sustainable design and construction principles that align with the overall values of Alley24's tenants and project team to create an innovative development that merges "green" practices into a highly functional building.
- Design and build a highly flexible and functional work environment that can accommodate a variety of space needs with minimal adjustment—a priority for the building's tenants.
- Foster a vibrant streetscape characterized by new boutiques, restaurants and cafes that enhances the level of 24/7 activity in the Cascade neighborhood.
Results:
- Delivered on time and on budget, the 207,000-square-foot Alley24 East project opened in February 2006 to nearly 1,000 employees from NBBJ, Skanska USA Building Inc. and WPP, contributing further intellectual capital and stimulating growth in the emerging Cascade neighborhood. The office portion of Alley24 is nearly 85 percent leased.
- As one of Seattle's first mixed-use projects developed under the U.S. Green Building Council's LEED program, Alley24 is defined by its attention to maximizing resource efficiency, reducing waste and promoting the use of recycled building materials that is providing a much healthier work environment, increasing employee productivity and significantly reducing operating and utility costs throughout the project's entire lifecycle.
- The project team worked with NBBJ to create open workplaces with limited walls by installing electrical, heating and air conditioning systems under the floors. Alley24 East's open layout and sustainable design platform feature more natural daylight than traditional buildings, significant access to fresh air through operable windows as well as shared views, providing a more synergistic work environment suited to each tenant's specific needs. The flexible, state-of-the-art design has also improved employee satisfaction and the ability for Alley24's tenants to attract new "creative class" workers who are drawn to the features of a sustainable work environment.
- The building's hybrid HVAC system makes Alley24 East the only Class A office building in Seattle to offer tenants a choice of natural ventilation or energy efficient air conditioning or both. This type of flexibility allows employees to control personal climate which leads to improved comfort levels, and is expected to reduce energy consumption and tenant costs by 15 to 20 percent. Alley24 East is also the first building in North America to incorporate exterior sunshades and automatic reflector blinds to help moderate the building's temperature and keep sunlight off the building when temperatures rise and fall.
- Alley24 also features an open, European-inspired pedestrian alleyway incorporating ground-level retail that runs through the center of the project, further activating the streetscape and demonstrating that sustainable projects can effectively incorporate design elements that create stronger connections to the community. A total of 28,000 square feet of street level boutique shops, restaurants and cafes provide sought-after amenities to the growing number of employees in South Lake Union. Espresso Vivace, Urban Beast, tottini, Spa Blix, Mad Pizza and Cascade Grill have signed on as retail tenants at Alley24.
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