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Alcyone Seattle Washington Alcyone Seattle, Washington Project Type: Residential Case No: C036007 Year: 2006 SUMMARY The first market-rate housing project in the city of Seattle to be certified through the U.S. Green Building Council’s Leadership in Environment and Energy Design (LEED) program, Alcyone is a 161-unit, seven-story apartment building located in the redeveloping South Lake Union neighborhood. Covering nearly half a block, the structure comprises a mix of loft apartments, studios, and one- and two-bedroom units. Alcyone was designed to conserve water in excess of code requirements by 25 percent, and to use 30 percent less energy than code-based standards for the equivalent of about $40,000 in yearly savings throughout the complex. In addition, 95 percent of the construction waste was diverted from landfills. FEATURES LEED Certified Green Building Urban Revitalization Alcyone Seattle, Washington Project Type: Residential Subcategory: Housing–Multifamily Volume 36 Number 07 April–June 2006 Case Number: C036007 PROJECT TYPE The first market-rate housing project in the city of Seattle to be certified through the U.S. Green Building Council’s Leadership in Environment and Energy Design (LEED) program, Alcyone is a 161-unit, seven-story apartment building located in the redeveloping South Lake Union neighborhood. Covering nearly half a block, the structure comprises a mix of loft apartments, studios, and one- and two-bedroom units. Alcyone was designed to conserve water in excess of code requirements by 25 percent, and to use 30 percent less energy than code-based standards for the equivalent of about $40,000 in yearly savings throughout the complex. In addition, 95 percent of the construction waste was diverted from landfills. LOCATION Other Central City SITE SIZE 0.8 acre/0.32 hectare LAND USES Market-Rate Housing, Loft Housing, Multifamily Rental Housing, Restaurant, Public Rooftop Gardens KEYWORDS/SPECIAL FEATURES LEED Certified Green Building Urban Revitalization WEB SITE www.alcyoneapartments.com DEVELOPERS Vulcan Real Estate 505 Fifth Avenue South, Suite 900 Seattle, Washington 98104 206-342-2348 www.vulcanrealestate.com Harbor Properties, Inc. 500 Union Street, Suite 200 Seattle, Washington 98101 206-623-0916 Fax: 206-623-8232 www.harborproperties.com ARCHITECT GGLO 1301 First Avenue, Suite 300 Seattle, Washington 98101 206-467-5828 Fax: 206-467-0627 www.gglo.com LANDSCAPE ARCHITECT Hewitt Architects 119 Pine Street, Suite 400 Seattle, Washington 98101 206-624-8154 Fax: 206-626-0541 www.hewittarchitects.com GENERAL DESCRIPTION The first market-rate housing project in the city of Seattle to be certified through the U.S. Green Building Council’s Leadership in Environment and Energy Design (LEED) program, Alcyone is a 161-unit, seven-story apartment building composed of lofts, studios, and one- and two-bedroom units. Developed by Vulcan Inc. and Harbor Properties, Inc., the project was conceived and designed to enliven the center of the Cascade neighborhood in the emerging South Lake Union district. With individual ground-floor street entrances and a prominent restaurant/pub on the corner, Alcyone activates an intersection next to block-sized Cascade Park and its popular “P-patches” (community gardens). The $25 million project is intended to be an environmentally responsible and healthy alternative for Seattle renters, with features that are replicable throughout South Lake Union and beyond. THE SITE A street plaque in the sidewalk in front of Alcyone marks the geographic center of the city of Seattle. Alcyone takes up three-quarters of a half block, stretching north from the intersection of Thomas Street and Minor Avenue, and bounded by an alley to the west. A small chrome-plating business and espresso bar occupy the remaining quarter of the half block. Cascade Park—the heart of the historic Cascade neighborhood—fills the entire block eastward across Minor Avenue, with P-patches and children’s play areas. The site was previously occupied by parking, offices, and two one-story houses. The Cascade neighborhood lies at the eastern edge of South Lake Union, west of Interstate 5, and northeast of the central business district. Until the 1990s, parking lots for commuters and housing for low-income and special-needs populations were gradually replacing traditional light-industrial land uses there. Then Seattle-based REI, a supplier of specialty outdoor gear and clothing, built its new Seattle store, highly visible along I-5—joining major employers PEMCO Insurance and the Seattle Times in South Lake Union area. Across the street from Alcyone is the mixed-use Alley 24 project. Developed by Vulcan and co-owned by PEMCO and Vulcan, it includes a completed, commercial LEED Silver-certified section that serves as the headquarters for international architecture firm NBBJ. Alley 24 also houses offices for international contractor Skanska and WPP Companies, which specializes in marketing and advertising. The project’s multifamily residential components are under construction as of April 2006. DEVELOPMENT BACKGROUND Both of Alcyone’s developers—Vulcan Real Estate and Harbor Properties—are long-term property owners that have reinvested in many of Seattle’s inner-city neighborhoods and downtown. Vulcan Real Estate is a division of Vulcan Inc., a project and investment management company founded in 1986 by Microsoft cofounder Paul G. Allen. Harbor Properties is a Seattle real estate firm founded in 1972 by local businessman Stimson Bullitt. Among the civic-scale projects in its portfolio is Harbor Steps, a landmark stepped open space connecting the waterfront area with the cultural centers on First Avenue. The development of Alcyone was led by Harbor Properties partner Denny Onslow along with staff members Martha Barkman, Megan Murphy, Alison Jeffries, and Charlie Laboda. The latter three have since joined Vulcan. Vulcan purchased the land for Alcyone in 1999 as the company assembled over 60 acres (24.3 hectares) in and around South Lake Union, where it is actively promoting the creation of a mixed-use neighborhood. As Alcyone was in the planning stages, Harbor Properties and Vulcan were also in partnership for the development of a laboratory and office building for the Seattle Biomedical Research Institute, also located in South Lake Union. For the partners, the Alcyone site presented an opportunity to bring needed market-rate housing to the area. It also held the potential to set a standard for development in a rapidly changing neighborhood, with emphasis on environmentally sensitive, healthy living near downtown Seattle. By the time the site for Alcyone was purchased, the Cascade neighborhood had completed a community-based planning process to guide future development and shape a revised zoning code. The desire for more market-rate housing resulted in a land use designation unique to the neighborhood, “Seattle Cascade Mixed Residential,” which allows up to 55 feet (16.7 meters) in height for office buildings and up to 75 feet (22.8 meters) for residential structures. There is no requirement for ground-floor retail space as there are in similar Seattle zones. The planning process also resulted in relaxed parking requirements, stipulating only one stall per living unit. Because of the master use permit conveyed along with the land purchase, the building permit for Alcyone did not require approvals of the city-sponsored neighborhood design review board. The development team, however, made a special effort to meet neighborhood priorities and field issues. Representatives attended regular neighborhood meetings to present ideas about the design of Alcyone and to listen to any emerging concerns. The development team also accessed studies conducted by community design architect Michael Pyatok, who led a neighborhood planning process during the 1990s. These studies emphasized the activation of the alley through entries and other features, and also suggested the use of the quarter block as a basic unit of scale in redeveloping the neighborhood. Both of these became important elements in the design of Alcyone. DESIGN GGLO is a Seattle-based multidisciplinary design firm with a large portfolio of multifamily and mixed-use projects in urban infill sites and large new developments. The firm, which had worked with Harbor Properties on a number of multifamily projects, specializes in the integration of sustainable design and construction with pedestrian-oriented street features and art. Hewitt Architects, also a multidisciplinary firm, was responsible for landscape design. Alcyone is designed to present a complex, multifaceted addition to the neighborhood. Courtyards, crenellations, setbacks, and material contrasts are intended to modulate the bulk and scale of the large building. Two landscaped entry courts along Minor Avenue break up the long dimension of the building. Although only one leads to the main lobby and common areas, each court has a large entrance door and lobby, entrances that activate the open space and help establish the perception that Alcyone is really multiple structures instead of one. That perception is reinforced through the contrasts in materials, forms, and detailing. A traditional masonry veneer and window details cover the south third of the building, industrial metal siding dominates the north end and the upper floors in the middle sections, and cement board clads the set-back upper three stories and center of the seven-story structure. The contrast is completed in the industrial modern character and corrugated metal finish of the blue-and-white
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