Architecture Firm:
GGLO
Completion Date:
July 2008
Project Format (not yet built / built):
not yet built
Project Size (sf / site acreage):
21,395 building sf / 10,00 sf site
Project Location:
Friday Harbor, Washington
Budget ($/sq Ft, optional):
n/a
Interior Designer:
ThumaWorks
General Contractor:
Wellman and Zuck General Contractors, LLC
Landscape Designer:
GGLO
Lighting Consultant:
GGLO
Structural Engineer:
IL Gross Associates
Mechanical Engineer:
Sider and Byers
Electrical Engineer:
AES Associates
Commissioning Agent:
GGLO
Air Quality Consultant:
n/a
Civil Engineer:
Hart Pacific Engineering
Other:
Acoustic: The Greenbusch Group
Owner:
Tukang, LLC
Sustainable Sites:
A brownfield site made into a community asset:
123 West is on a former oil storage site in downtown Friday Harbor. Contaminated with fuel, oil lines and refuse it has been fully cleaned of hydrocarbon contamination. The adjacent Town right of way and property will soon undergo invasive plants elimination. The public areas of the site will be planted with native plants, which will help stabilize the shallow topsoil on the existing hillside.
The steep topography of the site was an obstacle to the walkability of Friday Harbor. The project team used this feature to create pedestrian connections to upper part of town. In addition, the building design utilized the slope to create views and access to fresh air for each residential unit. The inclusion of live/work units with retail on the ground floor added commercial space which may have otherwise been built on undeveloped land on the outskirts of town.
Toward Zero Energy:
Working with the climate:
123 West was designed to embody it surroundings. The floor plans and window layout are designed to maximize natural cross ventilation, even natural lighting and views. The windows are oriented to the northeast and northwest maximize views and minimize glare and summer heat gain. Heat gain is also mitigated with the use of a highly reflective roof.
The project was designed with a fifth of the normally required parking spaces, with an emphasis on secure bike storage and being within a short walk to most services. The cost saved from parking reduction was used to enhance the neighboring Town right of way with a public walkway and
Local and Sustainable Materials:
Waste was minimized during construction with the implementation of a comprehensive waste management and recycling plan. To date 90 % of the project wastes have been diverted from landfills. Rock debris from site preparation was reused locally to create retaining walls, landscaping features and structural fill. This minimized imported rock from the mainland. All wood on the project was specified as FSC certified. A vast majority of the framing lumber and ply wood was harvested and manufactured within the Pacific Northwest. Local shop fabricators and artisans for metalwork were used rather than buying and shipping from off island or out of region.
Sustainable Water:
Water saved is water earned:
123 West Street was designed around an innovative central water feature that is fed through a rainwater catchment system. Water is s major concern on San Juan Island; from drinking water to rainwater management this precious resource affects all aspects of island life. Friday Harbor is a working harbor, but also a fragile ecosystem. Runoff from streets and development can launch pollutants and lead to erosion. To highlight and educate the public on this issue, the project is harvesting water from the roofs, bringing them into a “stream” running down the center retail alley. It continues into the major storage tank which is featured as the gateway to the project. This also keeps water from surging into the storm water system and into the bay below. Part of the “stream” is a wet planter system. It is designed to highlight the cleaning properties of plantings and to provide low maintainace plantings and green areas within the project.
IEQ and Comfort:
Quality of life is why people move to San Juan Island. In keeping with that, we wanted the freshest environment possible. We specified no urea formaldehyde adhesives, and when possible no adhesives were used. The interior surfaces are natural stone, wood and a small amount of 100% wool carpet and natural linoleum. FSC Wood floors were selected as a vast majority of the floor surfaces because allergens and dirt are easily clean away, rather than carpet which can trap pounds of dirt. In this climate, properly vented rooms will not require any additional cooling. As such air conditioning is not provided because most rooms have airflow designed into them. In the winter months venting can lead to heat loss. To combat this, the design team placed the make-up air vents behind the refrigerators. This allows a casual heat exchange where the air is pre-heated by the heat coming out of the refrigerators.
The project contains abundant natural lighting, usually from at least 2 directions. Most windows are also covered with an awning to provide shade in the summer. To supplement natural light electric fixtures were carefully designed by the principal architect to light a specific surface, or area so that all lights are efficiently placed and used.
Collective Wisdom and Feedback:
Sustainability through long life, health of occupants, emphasis local arts and crafts, and reduction on car use:
As a design firm we have investigated the concept of water catchment on previous projects. In the past they have been art pieces, while inspirational had limited function. This project allowed us to use that past experience and take it to the next level. Like previous designs, the water catchment system was initially only a rainwater water feature which though the guidance of fellow architects, landscape architects, catchment designers, city administrators and suppliers morphed into a year around water supply of public enjoyment, irrigation and emergency fire protection. The size and number of commercial and live work spaces were developed working directly with the Town land use administer. It was intended that these spaces embody the concept of working closer to where one lives and living closer to where one works. The design intent was for flexible live work spaces emphasizing local arts, crafts and artisans. Through block pedestrian access and open amenity spaces were also developed in concert with the Town and adjacent property owners as an expansion of the Town pedestrian grid. As a result, parking requirements were substantially reduced as a trade off for new public open space.
Regional/Community Design:
LEED Certification, example of concentrated development instead of creeping rural sprawl:
123 West has the potential to be the first LEED certified project in Friday Harbor and San Juan County. As such, our goal is to be an educational model to the community for sustainable design and construction. We hope our catchment system holding tank will not only be an educational symbol for water conservation, but a community landmark and meeting place. As an interesting mixed use development in the Town of Friday Harbor it also sets an example of concentrating development in town rather than on more easily developed rural areas of the island. This project also pushed the cities leaders into considering new ideas such as live/work units and creating public spaces and hillside restoration with funds that were intended for parking.
