400 FAIRVIEW
400 FAIRVIEW Lot size : 42,351 sf Building size : 337,000 sf Location : 400 Fairview Ave N, Seattle WA, 98109 Project type: Commercial
Place-making Create a building that fosters a greater sense of community and connection for the city, neighborhood, tenants and customers. The Ground Plane “Rules” • Consider the ground plane through a sense of “invitation”. • Provide entries from multiple street frontages (including alley) with widened pathways and large pivot doors to increase porosity, encourage access, and improve movement through the site. • Reduce barriers to increase visibility and create an “open market” feel. • Attend to craft at the pedestrian level through materials, textures, patterns, colors, details, lighting, and graphics. • Curate retail tenant-base to establish a more local, smaller-scaled experience. Inside-Out Design Consider first what best suits the program, flow, and experience of the interior uses which then informs the exterior expression. • •
Retail Market Hall – create an open, light-filled space that encourages congregation / interaction. Office Tower – create large, light-filled, unobstructed floor plates that increase flexibility / spaciousness. Achieve via: - sided, split cores - elongated floorplates which also create a narrower mass on the exterior. - generous floor-to-floor heights with a shallower, chilled beam mechanical system. - taller windows with low sill to increase view and high head to increase daylight penetration.
Vertical “Knitting” Incorporate features that intermingle “public” and “private” users vertically vs. traditional horizontal separation. Achieve via: • Light Monitors – three atria extend from the Market Hall through four office levels to increase daylight penetration, afford views across floors, and enhance energy / connection between uses. • Rooftop Access – the top floor accommodates a restaurant and public deck which affords the rare opportunity for the community to experience an elevated vantage point with views of the city and Lake Union. The Urban Response Carefully sculpt the exterior to provide an elegant and functional response to the urban landscape. Incorporate: • • • • •
deep building overhangs for weather protection at sidewalk and main entry plazas. “eased” podium form to create a softer, more organic relation to the street edge. slimmer office tower to open urban views to Lake Union and reduce scale at the street. roof decks to provide additional public and private open space and increase “Green Factor”. dynamic fenestration to provide a more informal, “relaxed” feel for the tower.
Goals achieved within the context of a speculative office building and “market-rate” budget that’s achieving LEED Platinum. Retail and office were 90% pre-leased prior to opening.
Logic Behind Massing
Logic Behind Ground Plane Circulation
Southwest Plaza
Entry Vestibule
Market Hall
Retail Stall
Main Elevators
Stairs and Stoops
Northwest Plaza
Place-making Create a building that fosters a greater sense of community and connection for the city, neighborhood, tenants and customers. The Ground Plane “Rules” • Consider the ground plane through a sense of “invitation”. • Provide entries from multiple street frontages (including alley) with widened pathways and large pivot doors to increase porosity, encourage access, and improve movement through the site. • Reduce barriers to increase visibility and create an “open market” feel. • Attend to craft at the pedestrian level through materials, textures, patterns, colors, details, lighting, and graphics. • Curate retail tenant-base to establish a more local, smaller-scaled experience. Inside-Out Design Consider first what best suits the program, flow, and experience of the interior uses which then informs the exterior expression. • •
Retail Market Hall – create an open, light-filled space that encourages congregation / interaction. Office Tower – create large, light-filled, unobstructed floor plates that increase flexibility / spaciousness. Achieve via: - sided, split cores - elongated floorplates which also create a narrower mass on the exterior. - generous floor-to-floor heights with a shallower, chilled beam mechanical system. - taller windows with low sill to increase view and high head to increase daylight penetration.
Vertical “Knitting” Incorporate features that intermingle “public” and “private” users vertically vs. traditional horizontal separation. Achieve via: • Light Monitors – three atria extend from the Market Hall through four office levels to increase daylight penetration, afford views across floors, and enhance energy / connection between uses. • Rooftop Access – the top floor accommodates a restaurant and public deck which affords the rare opportunity for the community to experience an elevated vantage point with views of the city and Lake Union. The Urban Response Carefully sculpt the exterior to provide an elegant and functional response to the urban landscape. Incorporate: • • • • •
deep building overhangs for weather protection at sidewalk and main entry plazas. “eased” podium form to create a softer, more organic relation to the street edge. slimmer office tower to open urban views to Lake Union and reduce scale at the street. roof decks to provide additional public and private open space and increase “Green Factor”. dynamic fenestration to provide a more informal, “relaxed” feel for the tower.
Goals achieved within the context of a speculative office building and “market-rate” budget that’s achieving LEED Platinum. Retail and office were 90% pre-leased prior to opening.
Logic Behind Massing
Logic Behind Ground Plane Circulation
Southwest Plaza
Entry Vestibule
Market Hall
Retail Stall
Main Elevators
Stairs and Stoops
Northwest Plaza
