Architecture Firm:
Zimmer Gunsul Frasca Architects LLP
Completion Date:
2007
Project Size (sf / site acreage):
138,000 SF
Project Location:
Seattle, Washington
Budget ($/sq Ft, optional):
Withheld at Owner's request
Interior Designer:
Zimmer Gunsul Frasca Architects LLP
General Contractor:
Turner Construction Company
Landscape Designer:
Not Applicable
Lighting Consultant:
Zimmer Gunsul Frasca Architects LLP
Structural Engineer:
Magnusson Klemencic Associates
Mechanical Engineer:
ARUP
Electrical Engineer:
ARUP
Commissioning Agent:
Not Applicable
Air Quality Consultant:
Not Applicable
Civil Engineer:
Not Applicable
Other:
Effective Design (Graphics/Signage)
Owner:
Jonathan Rose Companies, LLC (Owner)
Sustainable Sites:
The Joseph Vance Building in Seattle brings the building up to current office standards, provides an environmentally friendly environment and eliminates the desire to demolish and rebuild. It houses 13 floors of offices over ground floor retail with a basement for mechanical equipment and storage. As an existing building that was designed, constructed and operated before sustainability was an issue, the renovated Vance Building has many inherent sustainable aspects. One of these is its location which is close to a variety of public transit options.
Toward Zero Energy:
The original Vance Building is bathed in natural light with views of the mountains and Puget Sound and is naturally ventilated. The renovation sought to restore and improve existing low-energy systems in this L-shaped building. Double-hung windows were restored to provide full operability and maximize natural ventilation. Thermal studies that were conducted indicated that the combination of operable windows and ceiling fans could provide the necessary comfort for occupants of the building. “Light shelves” were added to windows to prevent glare and redirect light and heat to the interior space. Wind guards were also included in the design to allow outside air to cool while not disrupting papers and items left on desktops.
The building’s original steam system was retained after research showed this heating strategy was the most carbon friendly. The system’s commissioning included replacing traps to prevent condensation leaks at individual radiators and installing valves that allowed tenants the ability to regulate their temperature instead of the previous arrangement that had only one temperature control per building façade.
Local and Sustainable Materials:
The remodel involved uncovering and restoring the building’s original ceilings and terrazzo floors in the main lobbies and hallways, updating the facility using sustainable materials and fixtures, and seismic improvements in a “light touch” strategy that strips the building to its core elements in an effort to reduce unnecessary waste. The 800 SF Property Management Office was designed as a model sustainable tenant space that elegantly includes simple ‘green’ elements including a conference table custom built from local, reclaimed trees; rapidly renewable plyboo cabinets; wind screens for ventilation effectiveness; light shelves for enhanced daylight penetration; and a natural color palette using environmentally friendly paints and finishes.
A waste disposal program was instituted, allowing property management the ability to monitor waste outputs. Composting and recycling programs were also introduced. As part of the building management policy, 50% of occupant waste will be recycled.
Sustainable Water:
Motion sensor faucets and low flow toilets replaced existing water fixtures in the common area bathrooms. The fixtures installed include a 10 second cycle that uses 0.09 gallons of water, or 0.5 gallons per minute. This is a 64% below the baseline of 0.25 gallons per cycle. A low flow shower was included in the newly built bicycle shower and change facility.
To meeting LEED-EB standards, the design for water conservation measures reduces water consumption from between 10% to 20%.
IEQ and Comfort:
The original building provided natural ventilation. Most tenant and common spaces had remained naturally ventilated with operable windows, although a few suites had been retrofitted with mechanical systems. In some cases the original sashes had been nailed shut. The design team weighed installing new windows against restoring existing windows. Since operability was key for tenant comfort, the team chose to restore the existing wood windows. Weather stripping was added, as well as custom window treatments that use light shelves to reflect light deeper into the floor plate and mecco shades positioned to allow clerestory light at all hours.
Old carpets, which required heavy cleaning in elevator lobbies and corridors, were torn out, revealing original terrazzo floors that are easier to clean. The low drop ceilings in elevator lobbies, corridors and vacant tenant suites were removed to expose the building’s original high ceilings and to provide maximum light. Green Operations and Maintenance Programs were adopted that include converting janitorial cleaning practices and products to be environmentally friendly.
Collective Wisdom and Feedback:
The Vance Building brings together collective wisdom from an older generation – narrow wings, daylighting and natural ventilation – and applies new sustainable techniques and materials. The project was a natural candidate for LEED for Existing Buildings. LEED-EB allowed the design team to renovate and enhance these systems while using an established, contemporary benchmark and process.
Part of the greening effort included the creation of a tenant improvement manual that outlines measures new tenants can follow to make their spaces as green as possible. This was developed through input from the owner and design team members. These Sustainable Building Guidelines will be used by the Jonathan Rose Companies nationally, as well as for future tenant improvements to the Vance Building. The manual addresses the use of low VOC adhesives and sealants, lighting options, recycled content fabrics and carpets and Energy Star copiers, fax machines and computers.
Regional/Community Design:
The development of the Sustainable Building Guidelines by the design team will be used by the Jonathan Rose Companies nationally, as well as for future tenant improvements to the Vance Building. The Guidelines outline ways to create a green TI project by using recycled materials, and other sustainable solutions. It also lists tenant standards, sustainable finishes and materials.
The Sustainable Building Guidelines provides a section on ‘Creating A Green TI Project’ which promotes recycling as much as possible from the existing space. Before remodeling of office space, an inventory is taken to determine what can be reused from the existing space. Carpet is recycled through the Antron Reclamation Program, furniture is either sold or given to local furniture warehouses, and all wood, paper and metal products are recycled.
The Green Operations and Maintenance Program engages ‘CleanScapes’ to maintain the sidewalks and alleyways around the building. CleanScapes also fulfills a social mission by employing men and women in the social service and criminal justice networks.
The building is planning on purchasing renewable power and is pursuing an Energy Star rating.