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Development Team Owner/Developer Hines , www.hines.com

Owner GE Asset Management Atlanta, Georgia www.geam.com

Architect Pickard Chilton New Haven, www.pickardchilton.com

Associate Architect Kendall/Heaton Associates Inc. Houston, Texas www.kendall-heaton.com

Landscape Architect Roy Ashley and Associates Inc. Atlanta, Georgia www.royashley.com/new_site.htm

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1180 PEACHTREE

Atlanta, Georgia

Certified green—the first high-rise office building in the world to be precertified by LEED-CS (Leadership in Energy and Environmental Design–Core and Shell Development program) at the Silver level and, upon completion, the second to be certified by LEED at the Gold level—1180 Peachtree is a striking icon that has redefined the epicenter of Atlanta’s urban renaissance and enhanced the city skyline. Located at the center of Midtown—a four-square-mile (10 km2) neighborhood between downtown to the south and to the north—the 41-story tower at the corner of Peachtree and 14th Streets anticipates the Santiago Calatrava–designed future home of the Atlanta Symphony Orchestra (ASO). When ASO’s Sym- phony Center is completed, it will face 1180 Peachtree across a large public plaza to be shared with the Woodruff Arts Campus to the north. Developer Hines purchased the land from one of Atlanta’s primary cultural organizations, the , with the goal of creating a world-class, environmentally responsible office build- ing. Hines and the architect, Pickard Chilton, spent countless hours soliciting input for the development from the city of Atlanta, the Midtown Alliance, the Midtown Development Review Committee, the Geor- gia Regional Transportation Authority, the Atlanta Regional Commission, and other stakeholders. They used this input to create a building that addresses the street in an engaging manner, promotes pedestrian activity, and contributes to the overall vibrancy of Midtown. The integration of the parking garage into the office tower and preservation of sightlines from Peachtree to the Woodruff Arts Center creatively en- hance the civic land uses on neighboring blocks. The development idea for 1180 Peachtree was a mixed-use project with an anchor office tenant, with the remainder of the space to be leased on the open market. At the time of the project’s inception, At- lanta, like the rest of the nation, was experiencing an economic downturn and office vacancies in the downtown market for Class A space were close to 20 percent. No other developers were building office towers. Believing in the Atlanta market and specifically in the potential of the Midtown urban core, the 1180 Peachtree team leased close to 200,000 square feet (18,580 m2) of office and retail space in less than three years, securing the project’s long-term success. The building was completed in January 2006 and sold later that year at a record price per square foot for office buildings in Atlanta, returning 80 percent of the development cost to the seller as profit. As of early 2007, 90 percent of the commercial space was leased to strong credit tenants and 1180 Peachtree was achieving the highest rents in the market. An extraordinarily narrow site challenged the development team to accommodate office and retail space as well as parking; the extremely efficient floor plan provides more than 630,000 square feet (58,529 m2) of office space and more than 32,000 square feet (2,973 m2) of retail space plus a 1,200-space parking

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deck. A landscaped plaza and retail and lobby frontage define 1180 Peachtree’s street-level presence, and Project Data passers-by are unaware of the parking, which is situated below the main office tower. Website Extensive use is made of environmentally sensitive and energy-efficient features and technologies, www.1180peachtree.com including water-efficient landscaping, reduced water use, and innovative wastewater technologies. Stormwater is diverted to an underground retention vault and then used to irrigate the drought-tolerant Site Area and native plants used for landscaping. More than 50 percent of the roof area is vegetated, which mini- 2.3 acres (0.9 ha) mizes the formation of heat islands. A special LEED-compliant membrane is used for the upper roof and Facilities penthouse roofs. Alternative transportation options are supported, including transit (1180 Peachtree is within 1,500 feet (457 m) of MARTA’s Arts Center transit station), lower-emission driving (alternative- 41 floors above ground fuel refueling stations are provided), and bicycling (bicycle storage and changing rooms with showers are 637,482 sf (59,224 m2) office provided). 32,228 sf (2,994 m2) retail “It’s one of my career highlights at Hines. 1180 Peachtree afforded me the opportunity to work with 1,200 underground parking spaces a highly talented team in developing an architectural icon of environmental, financial, and civic excel- lence,” says Mary Hill, vice president of construction for Hines.“More importantly, 1180 Peachtree was Land Uses the catalyst for Hines projects around the world to pursue LEED certification in documentation and recog- office, retail, restaurant, structured parking, park/open space nition of environmentally responsible and sustainable design. These are characteristics that have always been inherent in Hines buildings. 1180 Peachtree has challenged all developments to raise the bar where Start/Completion Dates environmental sensitivity and sustainability are concerned. It enjoys its rightful place as a crown jewel October 2003–January 2006 in the Hines portfolio and on the Midtown skyline.” Jury Statement The first precertified LEED-CS Silver office tower in the world, 1180 Peachtree is the commercial anchor for the Woodruff Arts Center in . The project raises the standard for sustainability, planning, and design as the world- class campus for the performing and visual arts is completed.

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