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Commercial Office Design Studio

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A BO UT

Our Philosophy It’s all about the work / life balance. Commercial and mixed-use are becoming ever more integrated, creating communities that embrace the idea of balance. This increases the opportunities for people to live a more sustainable, walkable life, where work, home and play can all be reached without the need for cars. Inside the office building, flexibility is essential, as is a healthy environment. While the workers might live nearby, they are still spending a lot of time at work, and keeping them healthy and productive is key. At Weber Thompson we understand the new office landscape as we live it every day at The Terry Thomas.

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The Terry Thomas

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S U S TA I N A B I L I T E A M

O U R A PPROAC H TO

Sustainable Design We believe that good design includes green building practices – integrating disciplines that create buildings, interiors and places that are not only good for the environment and community, they are essential to the health and well being of users, are easier to market, more efficient to operate and help “green” the bottom line. Weber Thompson is a member of the United States Green Building Council. Our internal Green Team – the WT Sustainabiliteam – is led by Director of Sustainability Myer Harrell AIA, LEED AP BD+C, Homes. This task force focuses on internal and external green building education, runs projects through a ‘green audit’ to determine how they might be modified to meet stricter sustainability benchmarks, and assists with green building certification for our projects and staff. Speaking of which, our office has over forty LEED Accredited Professionals.

O U R V I S I O N O F S U STA I N A B I LIT Y Since our inception, green practices have been at the core of what we do. When we moved into our LEED Platinum Certified offices over seven years ago, we solidified our commitment to sustainability. Our portfolio contains numerous LEED Certified and Built Green projects. A few highlights include the nationally-recognized AIA Top 10 COTE building The Terry Thomas; Weber Thompson’s LEED Platinum Certified offices; Sunset Electric, a LEED Platinum Certified mixeduse residential project in the Pike/Pine Overlay District in Capitol Hill; and a currently underway mixed-use project pursuing Passive House certification in Capitol Hill.

In addition to our built work, Weber Thompson is committed to thought leadership through research and innovation projects. Our past work in this realm includes: UCSF Net Zero Student Housing Project (Architecture @ Zero Honor Award recipient) Newark Vertical Farm Eco-Laboratory, winner 2008 GreenBuild Natural Talent Design Competition Office Building of the Future R&D for Intellectual Ventures

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Weber Thompson’s Commercial Office Team (L to R): Rachael Bauer, Dan Foltz, Myer Harrell, Todd Mayne, Kristen Scott, David Curran, Bernadette Rubio, Cody Lodi, Marc Furst and Mark Dorsey.

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M EE T O U R

Commercial Office Team Kristen Scott AIA, LEED® AP Senior Principal Kristen is the head of Weber Thompson’s Commercial Office team. Her background spans from designing a broad range of multifamily and mixed-use buildings to leading teams designing commercial tenant improvements and high performance office buildings including Tableau’s new corporate office in Fremont.

Myer Harrell AIA, LEED® AP BD+C, Homes Principal Myer Harrell is known throughout Seattle as a thoughtful dedicated architect with a passion for smart sustainable design. At Weber Thompson, he is our Director of Sustainability overseeing and consulting on projects to ensure appropriate levels of sustainable design. Myer was a member of the award-winning design team for Eco-Laboratory which won the national USGBC 2008 Natural Talent Design Competition and a key member of the Office Building of the Future R&D team.

Todd Mayne AIA, LEED® AP BD+C Principal Todd Mayne is a Senior Project Manager at Weber Thompson specializing in construction administration and quality assurance. His professional interests and passions include building technology and the process of bringing a project from concept to completion. Todd has worked on a variety of projects including Talking Rain’s Corporate Headquarters, Rival Fitness, The Post and numerous tenant improvement projects.

Bernadette Rubio IIDA, NCIDQ, LEED AP Interior Design Principal Bernadette Rubio has 20 years of experience in interior and architectural design for projects all over the country and China, from commercial office tenant improvements to hospitality and residential design. She joined Weber Thompson in 2012, helping the Interior Design studio grow in size and reputation during the subsequent years. In 2016, she was promoted to Principal, and now pilots the firm’s studio of ten interior designers.

Cody Lodi RA, LEED AP Cody is an Architect with ten years of experience envisioning, managing and executing projects ranging from Living Building commercial offices to mixed use and multifamily residential work. Cody is passionate about sustainable, functional design and infuses his work with these principles. Additionally, he is an advocate for the use of virtual and augmented reality tools in the design industry and regularly uses new technology to communicate spatial experience to clients and end users. 5


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A BO UT O U R

Office Experience Work environments have a major impact on employees – their health, productivity and overall morale. Designed well, they can provide a supportive environment that can lead to better retention, happier employees and more successful businesses. Today’s businesses evolve rapidly. Office design needs to be flexible to accommodate the ever-shifting industry. Where once isolating, high walled cubicles were the norm, today, open office landscapes that encourage collaboration are common. Where once recycled air was de rigueur, today more office tenants prefer hybrid systems of natural ventilation and HVAC with lots of natural daylight. At Weber Thompson, we’ve had the luxury of putting these office concepts to the test with our own office and employees. In 2008, we moved into The Terry Thomas, an office of our own design that is filled with natural ventilation and daylight. The move into this office building transformed our company’s ethos into one driven by the interaction between sustainability and humancentered design principles. It was a win-win approach because it turns out that what’s good for employees tends to also be good for the environment – as well as the bottom line. In the following pages, you’ll learn how we’ve put this methodology to work for a variety of clients. We hope you’ll see that we can do it for you, too.

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Data 1 Office S E AT T L E , WA

Weber Thompson was approached to design a highly sustainable office project in Seattle’s self-proclaimed ‘Center of the Universe.’ The site and program offer many opportunities to create a handsome building that embraces high performance building design. With a strong east-west orientation, the site is ideal for passive solar design. Pursuing LEED Gold certification, the building will meet vigorous energy benchmarks with a goal of a 30% reduction from baseline code values. Form strategies include a large interior courtyard and extensive glazing for natural daylighting with sensor controlled interior lighting. In addition, a highly efficient, flexible HVAC system and operable windows will maximize individual environmental control. Natural materials, human scale and texture will give this high performance office building personality and warmth to fit easily into the quirky quilt-work of Fremont.

Highly sustainable commercial office project with integrated design strategies More than 13,000 sf of groundfloor retail and 114,000 sf of commercial office space Pursuing LEED Gold certification for core & shell Tableau Software is the future tenant of the building SERVICES

Architecture Landscape Architecture 9


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Contains bike lockers with storage for 200 bicycles on site Incorporates art and historic elements, including a piece of the historic Berlin wall A series of bioretention cells treat stormwater before returning it to the waterway that connects to Lake Union Project is pursuing Salmon-Safe certification

C LE A N I N G S E AT TLE’ S WATERWAYS Along the east edge of the project site, the Aurora Bridge empties stormwater runoff directly onto Troll Avenue. This water typically flows downhill into dedicated storm drains that discharge into Lake Union without ever being treated. When completed, the project will redirect this runoff into a series of deep bioretention cells running alongside the building. These planters will be densely planted with vegetation that naturally scrubs stormwater, allowing dissolved pollutants to settle before the water – much cleaner than before – is diverted back into Lake Union. Adjacent to these planters, a stair climb and new sidewalk will use signage to educate the public about this voluntary altruistic feature and lead pedestrians up the slope of Troll Avenue, a frequent path for neighbors and tourists climbing to see the Troll sculpture dwelling beneath the bridge.

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Outside R&D Lab

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Board Room


Talking Rain Corporate Headquarters PR E S TO N , WA

Almost every surface in Talking Rain’s new offices is available in case inspiration strikes. Glass walls double as pseudo white boards, ready for notes; desks have both tackable and white board panels; in the marketing office, a central layout work space for building store displays help hone how the product is marketed. In the conference room, a large, interactive touch screen supports conferencing and brainstorming, while barn doors made of reclaimed wood slide away to reveal a presentation wall. The conference room and Research & Development area are separated by a rustic wood wall that displays the company’s legacy product, lit from above to create a glow around the bottles. Seeking to be a more sustainable, environmentally friendly company, Talking Rain features work stations locally commissioned with low cubicle walls and clean surfaces marking the firm’s first foray into a streamlined, more digitally focused work process.

Tenant improvement in existing product warehouse 7,684 gsf new office space for a local beverage company Desks commissioned locally from Watson Furniture SERVICES

Interior Design Interior Architecture

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Lobby

Specialized light fixtures were selected for the lobby and Research & Development lab Reclaimed wood doors used throughout the project Project contains multiple openconcept office areas, a variety of meeting rooms of various sizes, a board room, and private offices, in addition to a lunch room, Research & Development lab and reception lobby area

TA LK I N G R A I N CO NTI N U ED The offices are carved out of the company’s existing warehouse, and act as a palette to inform other Talking Rain offices as they are renovated. The aesthetic is a highly industrial flavor with exposed concrete floors, an open web joist structure and reclaimed wood coexisting with translucent elements evoking the freshness of the brand and culminating in focal points such as the decorative light fixture in the Research & Development area and lobby that recall a cascade of water drops – talking rain, if you will.

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Lobby


The Terry Thomas S E AT T L E , WA

“The Terry Thomas provides a window into the soul of a firm that practices what it preaches and whose approach to sustainability is as much rooted in common sense as it is in the eco-enthusiasm of its employees.” – Jim Schneider, eco-structure, 6.2008 The Terry Thomas is a highly sustainable, LEED Gold for Core and Shell certified commercial building located in Seattle’s South Lake Union neighborhood. Wrapped in windows, it is a building designed along a modern aesthetic with a combination of timetested strategies from the pre-HVAC era and complimentary new technologies. It is Seattle’s first commercial office building structure developed in decades without central air conditioning and is a working demonstration of the endless possibilities of sustainable design. The design choices made for The Terry Thomas reflect changing attitudes about the environment, climate change and employee well-being. The building reduces its carbon footprint with no air conditioning, reduced lighting, a feature stair that encourages use,

A four story, 40,000 sf commercial building with two levels of sub-grade parking. LEED Gold certified for Core and Shell WT Offices are certified LEED Platinum Commercial Interiors Consumes 56% less energy than a typical class A office building based on the Department of Energy’s National Action Plan for Energy Efficiency Metric.

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and a single elevator. The passive cooling system features operable windows, automated louvers and a courtyard. Warm air is drawn into the central courtyard, which acts as a chimney, sending it skyward. Glass sunshades, exterior automated blinds, and a reflective roof protects occupants from solar heat gain. Designing to optimize the natural ventilation went hand in hand with enabling natural light to penetrate the building, dramatically reducing the need for electrical lighting. Both strongly contribute to occupants’ wellbeing, satisfaction and productivity – part of The Terry Thomas’s original vision.

Passive cooling system featuring operable windows, automated louvers and a courtyard

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Saves 45-50% water usages through storm water drainage system, efficient plumbing fixtures and waterless urinals. 30% energy savings over typical commercial office through efficient hydronic heating, efficient equipment, electronically controlled lighting, ample daylighting, high windows, and white reflectant ceilings and interior surfaces. Efficient material use by using exposed structure as finish, recyclable materials and materials with recycled content.


Individual control over thermal environment occurs through multiple thermostats, operable windows, and task lights for all employees. CO2 sensors throughout the office monitor indoor air quality and automatically open louvers to allow fresh air in. Used only low VOC adhesives, sealants, paints, coatings and primers; Green Label Plus Program carpet; Green Guard certified workstations and task chairs; and no urea-formaldehyde in any interior product.

TER RY TH O M A S I NTER I O R D ES I G N Weber Thompson’s Offices are probably the best offices anyone here has ever worked in. Fresh air, natural daylight, climate control and a solid connection with the outside all work together to make this a great place to spend 50% of our waking week. As designer and client, we were faced with the rare challenge of creating our own ideal, creative work environment that reflected our culture and gave us a chance to try out some sustainable strategies. We took a collaborative approach and after a series of intensive meetings, an employee survey and focus groups with staff members, consultants, city representatives and owners, it was determined that the office (and by extension, the building) would feature passive ventilation, extensive daylighting, sustainable materials and would aim for LEED certification. Staff members were included throughout the design process and were able to offer their opinions on everything from storage needs to creative re-use for salvaged materials from the construction site. The result is a feeling of ownership and pride from those of us who occupy it and breathe its fresh air daily. 19


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WeWork Holyoke Office Renovation S E AT T L E , WA

The Holyoke Building, located at 107 Spring St. is one of the few examples of pre-20th century architecture remaining in Seattle north of Pioneer Square. Designed for office use, the site was under construction in 1889 during the great Seattle fire and the excavated basement is credited as the fire break that stopped the northern progress of the flames. The building was the first permanent structure to be completed after the fire and was occupied in early 1890.

Six-floor office and tenant amenity renovation project Building is listed on the National Register of Historic Places SERVICES

Architecture

In 1975 the building underwent a restoration effort and was listed on the National Register of Historic Places in 1976. It became a city of Seattle Landmark in 1978. In 2014 Weber Thompson was approached by WeWork, a New York based co-working company contemplating a full building lease to create their second Seattle facility. Working with the client’s in-house design team, we researched the code compliance issues

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W E WO R K CO NTI N U ED of a new, space-intensive use in a historic building during the due diligence process to ensure their program could be achieved without undue cost. We also worked with the Department of Neighborhoods to bypass additional review processes by avoiding modifications to the building’s exterior elements. Throughout design and permitting, we addressed issues of egress, systems upgrades, energy use, ADA compliance and fire assemblies in the historic building. Careful analysis and negotiation of code requirements were required to avoid any undue burdens in the permit review process. At the same time, the interior layout had to be refined and adapted to discoveries during the demolition of the existing interior office layout, which had hidden many of the building’s best features and materials. The biggest challenges of the project came with the accelerated construction schedule. By phasing the permits we were able to shorten the review cycles and secure approvals sequentially with the needs of the team on site. Again, working with the client’s New York-based design team and the local contractor we adapted to found conditions in the field and worked around material delivery challenges and changing tenant needs throughout the project. In the end, occupancy was achieved on schedule and the client called it the smoothest opening they’ve had in years. 23


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Rival Fitness S E AT T L E , WA

Upon entering Rival Fitness, multiple activities are within sight. Choose what you are interested in doing, and go for it. This is exactly what Rival Fitness owner Jim Mahan imagined when he conceived of his vision for this Capitol Hill gym. Here, members don’t so much exercise as they are simply active. In the “Playground,” monkey bars run between two concrete columns allowing for a little recess time while also getting in a workout. Underneath, a field of sports turf does double duty – making life easier on the knees while also reinforcing the idea of play.

Tenant Improvement for a two level, multi-functional gym SERVICES

Interior Design Architecture

The spare, industrial space is marked by bright white elements that evoke a clean, modern sensibility while reflecting natural light pours in. Pools of directed LED lights fall on equipment and open areas and dim to allow for varying light levels depending on the activity.

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Terry Thomas Environmental Graphics S E AT T L E , WA

Seattle’s first major office building to be developed without air conditioning in decades utilizes passive strategies including operable windows, automated louvers and a central courtyard. Weber Thompson and building management, Stephen C. Grey & Associates, spearheaded an effort to track energy use and engage the tenants of the building in lowering energy consumption even further. The thesis of this effort is the recognition that while strategic sustainable design is key in energy efficiency, ongoing improvement can only occur when all tenants are engaged in the energy conservation goals of the building.

Environmental graphics and wayfinding signage for LEED Gold Certified office building Engages tenants through signage and ongoing data visualization SERVICES

Environmental Graphic Design Architecture Interior Design

WT’s graphic design studio created a new set of environmental graphics and wayfinding signage for the building that encourages use of the internal stairs rather than the elevator. The stairwell includes data about overall building energy use, provides space for tracking data in the future, defines key terms and metrics for building energy use, and gives stair users insight about how their efforts are making a difference in the building’s energy use. 27


W.L. Gore Offices S E AT T L E , WA

Upon entering the space, you are faced with the inspiring words of the company’s founder. The office works to uphold that commitment, supporting a tiny staff, some regular, some transient, and allowing for larger events for focus groups, clients and buyers. The large open conference room has a full operable wall that allows large events to spill out into the lobby area. A separate, flexible workspace encourages collaboration among staff members, with an open breakout space for team work sessions. Tucked behind the tiny kitchen, a private conference room allows for smaller internal meetings and private conversations.

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A 4,200 sf Tenant Improvement for the Seattle office of a technical fabric company based on the east coast. SERVICES

Interior Design Architecture


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Office Building of the Future VA R I O U S LO C AT I O N S

Every now and then we come across a project that tickles our fancy. One that allows us to do some really big thinking, to partner with like-minded companies and industry experts to push the boundaries of design. In 2014, we were involved in one of these projects. Partnering with Paladino,WSP, Schuchart, and DCI Engineers, we spent several intense months untangling the concept of a ‘plug-and-play office building of the future.’ Our task was to predict the systems and technologies that would be required to create such a building. Throughout the process, we considered current, near-future and far-future office needs. We identified the necessary components of an office building (above) and three office configurations that we used to ‘test’ our theories and guide our design development process. Additionally, we considered impact to three core issues: adaptability, innovation, and economics. Ultimately, our functional needs diagram led the way towards our thesis. An office, we discovered, is merely a platform of interconnected modules that support essential functions of an office such as safety, comfort and collaboration.

Intensive research project for Nathan Myhrvold’s Intellectual Ventures Collaboration between Weber Thompson, Paladino, WSP, Schuchart and DCI Engineers Project required big thinking around office functional needs and essential components in order to determine the elements of an office of the future SERVICES

Research & Innovation Project Management 29


Photo courtesy of WeWork Seattle

WeWork SLU S E AT T L E , WA

“South Lake Union’s carefully thought out development is evident in the number of parks, bike-friendly streets, sustainable buildings, and convenience to public transportation that easily connects to downtown Seattle.” This is the statement on WeWork SLU’s website – which perfectly describes the reasons the national co-working chain based out of New York chose South Lake Union to set up their first Seattle office location. As an established company with an in-house design team that ensures brand consistency, they came to Weber Thompson seeking a local firm that could help them usher the project through necessary permitting and regulatory processes. As a retrofit of an existing building, they needed help with space planning and code compliance, and wanted to ensure the project ran smoothly and efficiently. We helped them open their doors without a hitch, and they have been serving a multitude of start-ups, entrepreneurs, and sole proprietors ever since.

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Coworking space in Seattle’s South Lake Union neighborhood Retrofit of an existing building SERVICES

Architecture


Ian Men’s Store S E AT T L E , WA

Since 2002, Belltown store Ian has been offering lux, modern clothing from some of the best contemporary and independent fashion designers in the US and abroad. The store is unique in that the full line of each designer is available through the seasons, which gives customers a chance to learn about the concepts and vision behind the apparel they purchase and the designers they support. Weber Thompson’s interior design team held this in mind when they designed the store’s new retail space on the ground floor of Viktoria. Previously located just a few doors down, Ian’s owners were eager to build out a fresh shop in a brand new building, without relocating neighborhoods, or even moving to a new block. The resulting design is bright and airy and utilizes elements from the previous shop. A central counter and fitting room element made of reclaimed wood provides a visual anchor in the center of the room. Lightly finished, the wood is paired with raw steel, clean white walls, and a polished concrete floor. This combination of materials reinforces the understated, yet modern aesthetic that keeps Ian’s customers coming back for more.

1663 square foot retail space renovation for local menswear boutique Design utilized existing fixtures and elements from the previous shop in order to reduce waste and cut costs SERVICES

Interior Design Architecture

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Research & Thought Leadership In addition to our own first-hand experience and research with our office building, The Terry Thomas, we’ve recently been spending a lot of time imagining what the future holds for the workplace. In 2014, we were wrapping up a research study for the R&E arms of Nathan Myhrvold’s Intellectual Ventures, leading their deep dive into the “Office of the Future.” For WeWork, we helped transform two existing buildings into co-working offices loaded with amenities. This model of short-term, customizable office building with shared amenities is perfect for start up companies and satellite offices, or businesses that can’t commit to an entire building or doesn’t have the capital to invest in upfront overhead expenses like building out their very own space. Technology is a major factor that affects how teams and business collaborate and communicate, and will be even more important in the future. We know that the commercial landscape is shifting and work styles are constantly evolving. We’ve been tracking these trends for years, which is why we’re never afraid to push the envelope with sustainability and design for the highest level of flexibility. This approach ensures that our clients end up with a building that will withstand the test of time, retain and attract high-quality tenants and be easy on the environment. Keep reading to learn what we think is in store for the future of the commercial office.

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A RTI C LE:

Our client understood this, and made the decision to improve water quality in the right of way. This was a completely voluntary act – not required by the city (and in fact, the inclusion of water from O C TO B E R 15, 2 015 the Aurora Bridge might have introduced additional complexity M Y E R H A R R E L L , A I A , L E E D A P B D+C , H O M E S with the Washington State Department of Transportation). Through collaboration between Above the fold on the front page As we started to work with our WT Landscape Architecture and of The Seattle Times last Friday, civil engineer, KPFF and better KPFF Civil, the resulting design Mark Siegel reported on the harm understand the was a series done by highway runoff to our site conditions, of cascading local wildlife, specifically Coho we realized that bioretention cells salmon. Researchers from WSU road stormwater (also known as Puyallup found that two and a half runoff – both from “rain gardens”) – hours was all it took to kill adult Troll Ave and from lined areas filled salmon in water captured from the Aurora Bridge with soil, held State Route 520. Furthermore, the towering overhead back by short unique combination of chemicals – currently end retaining walls, was difficult to replicate in a lab. up in a dedicated between the To anyone concerned with human storm drain piped sidewalk and curb impact on the natural world, to an outfall on of Troll Avenue, this highlights the importance of Lake Union. It seems hard to believe: supplemented with bioswales along mitigating toxins through new urban brake dust, motor oil, gasoline, North 34th Street. The soil provides development. heavy metals and who-knows-what- a natural filtration medium (that else are getting deposited directly WSU researchers determined to Thankfully, the article also proposed into Lake Union in every major rain be the antidote to the poisoning a solution. Biofiltration using soil event. This is the same lake we all of the salmon), while also slowing as a medium can have a dramatic enjoy from water and land – in our and cooling the flow of stormwater effect on salmon’s wellbeing. Early sailboats and kayaks; from Eastlake to the nearby catch basin. As this in the design of the Fremont Office pocket parks and Gas Works Park. bioretention provides a functional Building, the project owner made More importantly, this is the same benefit to site’s stormwater their intentions clear to Weber lake we share with the salmon on management, educational signage Thompson: do what we can to their annual spawning route. This is will engage passersby to tell them minimize the impact to nearby the reason for the Ballard locks fish what’s going on. A sign at the south waterways (both the Fremont Canal ladder – Steelhead, Sockeye, Coho, end of the cells explains the green and Lake Union are within a stone’s and Chinook salmon make their way infrastructure, and numbers set into throw of the project site at North through the locks to Lake Union and the concrete sidewalk subtly call 34th Street and Troll Avenue). then to Lake Washington every year. out how many gallons of water each

Saving Salmon One Building at a Time

“...two and a half hours was all it took to kill adult salmon in water captured from State Route 520.”

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Fremont Office Building

bioretention cell filters at peak volumes through the course of one year.

“Without this development, untreated runoff from the Aurora Bridge and Troll Avenue would continue to flow into the lake”

The Fremont Office Building is a 130,000 gross square foot, mixed-use building with four stories of office over a ground floor of retail. In addition to stormwater management, it features energy-efficient design that promotes daylighting and natural ventilation, inspired by our award-winning Terry Thomas office building. It is targeting LEED Gold certification. The owners, even prior to the decision to pursue LEED certification, had

begun the process of Salmon Safe certification, to recognize this stormwater effort above and beyond what is required by the city and state, along with protecting habitat by making careful choices about exterior cladding materials.

Salmon Safe is a 501c3 founded in Portland Oregon. Their mission is to transform land management practices so Pacific salmon can thrive in West Coast watersheds. Salmon Safe offers a series of peer-reviewed certification and accreditation programs linking site development land management practices with

the protection of agricultural and urban watersheds. They offer a suite of site certification standards including urban development (under which the Fremont Office Building will be assessed) in addition to farms, vineyards, campuses, green infrastructure, golf courses and parks along with developer and contractor accreditations. We’re excited to be a part of a commercial project that not only does less harm, but also does a net positive good for the surrounding environment. Without this development, untreated runoff from the Aurora Bridge and Troll Avenue would continue to flow into the lake and endanger our cherished salmon.

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NEU Classroom in The Terry Thomas

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NEU Lounge in The Terry Thomas


TEN A NT PRO FI LE

Northeastern University C O R E & S H E L L : W E B E R T H O M P S O N | N E U T E N A N T I M P R OV E M E N T: P E R K I N S + W I L L

South Lake Union, home to tech giants, biomedical research institutions and Weber Thompson’s offices is also home to a satellite campus for Northeastern University. Based in Boston, the top-tier global research university is renowned as a leader in experiential learning. The Seattle campus opened in 2013 and chose SLU as its home base because it’s a hotbed of “new jobs of the future,” says campus Dean, Tayloe Washburn. In 2014, they outgrew their original location at the intersection of Terry Avenue N and Republican Street and began searching for a suitable expansion space to house additional classrooms, gathering areas and offices. They connected with the property managers of The Terry Thomas, took a tour of the space and were hooked.

fortuitously had an opening – of the entire third floor. The previous tenant, Artefact, was relocating from The Terry Thomas to a much larger space in Pioneer Square. Luckily, the timing of this move was perfect, so NEU jumped at the opportunity and hired Perkins + Will to design their tenant improvement of the space. The owners of the building were excited about NEU’s interest in the space and intrigued by the fact they would operate evening and weekend classes. This activity outside of regular business hours utilizes the building for more hours each day, maximizing the building as a resource. While Weber Thompson designed the Terry Thomas to be a visual laboratory of efficient sustainable design for our clients, this more direct educational institutional use wasn’t originally considered as a potential tenant.

“It’s such a cool building – it’s a building of the future.”

The building, designed by Weber Thompson and built in 2008,

building would excite and inspire our students.” He says the new location has been useful for recruiting – not just students but educators, adjunct faculty and research partners as well. NEU also hosts open houses and gatherings in the new space which has many areas devoted to lounges for students to just ‘hang out.’ “We wanted this to be a place dedicated to our students. For example, we located our offices on the east side of the building and used this prime corner with a view of the Space Needle for a student lounge instead of a corner office,” comments Tayloe. “We’re happy to have dedicated so many square feet to our students,” he says. “It gives us more freedom and flexibility. And the building – it really captures their imaginations.”

“It’s such a cool building – it’s a building of the future and the quality of light is incredible,” boasts Tayloe. “We loved the open floor plan, and knew instantly that this innovative

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A RTI C LE:

Recapturing Wasted Office Space O C TO B E R 2 , 2 015

R AC H A E L B AU E R , N C I D Q, L E E D A P I D+C

What an intriguing, innovative concept for all – taking advantage of the existing office space and using it to its maximum potential. As we work with our clients to plan new offices, or renovate their existing spaces, this information is a powerful design tool.

being used at any given time – is 40%”. Technology is a key factor in this underutilization due to remote work options, break out spaces and flexible hours. Additionally, conference rooms are often under or overbooked. So the question must be asked – are these rooms actually in use, or just scheduled for use? And how many people are using the rooms relative to their size?

“Clearly, space utilization has changed – and the design of the workplace must follow suit.”

We recently heard about a leading-edge service to help in this work. Rifiniti is a company that offers a software analytics service to help companies better understand how their spaces are being used, and then makes suggestions for spatial efficiencies.

Clearly, space utilization has changed – and the design of the workplace must follow suit. The traditional offices generally run 80/20* – 80% individual stations; 20% meeting spaces. As Allsteel, a commercial office furniture manufacturer, points out, “For many organizations…the percentage of individual workspaces

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Underutilized real estate costs money. Larger office spaces bring higher operations costs and more risk. So what does Rifiniti mean for all this? With the help of systems that may or may not already be in place within the building (such as badge swipes or wireless sensors installed on furniture that monitors use), Rifiniti keeps track of the utilization of different spaces within the workplace. The information is presented in an organized manner that helps the customer make valuable changes.

Rifiniti’s technology is not just intended for existing companies; it also works for those inquiring about a new space or developers looking to purchase real estate to sell or lease to tenants. They can evaluate a potential space to see if it is a good fit with a company’s actual needs. Could a company do this on its own to save on costs for the service? Perhaps, but the sheer number of variables make it a tricky proposition. Cutting too much real estate might negatively affect workflow. Knowing the decision to cut floor space is backed by actual data can help ensure workplace efficiency and preserve employee satisfaction. That helps in continuing to attract talent. With Seattle becoming denser – resulting in less real estate at a higher cost – it only makes sense for companies to carefully evaluate their space needs based on facts, not suppositions. This technology seems to be a viable tool that has the potential to bring greater profitability to companies and impact the real estate market.


Signage at The Terry Thomas

R ES E A RC H:

Engaging Tenants to Reduce Energy Use The green building movement has been learning a valuable lesson in recent years – regardless of plaques and certifications, a sustainable building requires participation and engagement from tenants, visitors and management.

building’s energy usage another 17% between 2013 and 2015.

graphics and wayfinding signage that has been installed to communicate energy performance data, and encourage use of the internal stairs rather than the elevator – the “low-hanging fruit” for common area electricity use reduction.

“This highperformance building is driven by user participation.”

There are two key components to this new campaign. The first is tracking This lesson is being put to work utility data at The Terry Thomas. While the (electricity and building has historically used about natural gas 50% less energy than a comparable aggregated with building, for its sixth birthday EPA’s online Stephen Grey & Assoc., the property tool EnergyStar Portfolio Manager, manager, and Weber Thompson are normalized for weather) and sharing launching an awareness campaign this data in a public place with the aimed at engaging tenants and tenants of the building each quarter. visitors, with a goal of decreasing the The second is a set of environmental

Most importantly, the awareness campaign is intended to start the conversation and reinforce the welcome statement in the lobby: “This high-performance building is driven by user participation.” 39


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Kristen Scott AIA, LEED AP S E N I O R P R I N C I PA L Kristen Scott is a Senior Principal at Weber Thompson where she heads the commercial office architecture and multifamily design teams. As part of the leadership of Weber Thompson for more than 20 years, her background spans from designing a variety of affordable and market-rate homes, townhomes and multifamily in both urban and suburban communities to more recently, leading teams designing commercial tenant improvements and high performance office buildings. Data 1 Office

Terry Thomas

Kristen received her Master of Architecture and a Bachelor of Arts in Psychology from the University of Washington, a background which provides a foundation for her collaborative, solution oriented approach to design. She is licensed to practice architecture in the State of Washington and became a LEED AP in 2007. Active in the broader architecture community, she has held various leadership roles in Seattle and at the state level. She served on the AIA Seattle Board of Directors as President and is a past Board member of AIA Washington and the Seattle Architecture Foundation. E X PE R I E N C E Data 1 Office | Seattle, WA Titan Office Building | Seattle, WA W.L. Gore TI | Seattle, WA

Bagley Lofts

Hansen Belyea TI | Seattle, WA WeWork TI | Seattle, WA Terry Thomas | Seattle, WA Howard S. Wright Corporate Headquarters TI | Seattle, WA Dwelling Company Corporate Headquarters | Seattle, WA Bagley Lofts | Seattle, WA Woodinville Wine Village | Woodinville, WA

Aljoya Mercer Island

Aljoya Mercer Island | Mercer Island, WA Blakely Community Center | Issaquah Highlands


Todd Mayne AIA, LEED AP BD+C P R I N C I PA L Principal Todd Mayne is a Senior Project Manager at Weber Thompson specializing in construction administration and quality assurance. His professional interests and passions include building technology and the process of bringing a project from concept to completion.

The Post

Todd is a vital asset to his team and to the culture here at Weber Thompson through his work ethic, well-rounded knowledge in design and technology, and overall engagement in firm life. He is a valued resource on technical matters and mentors various staff members as they work through construction administration issues. Joining Weber Thompson in 2000, Todd has worked on numerous projects including The Post, The Premiere on Pine, TalkingRain Offices and Rival Fitness. His array of work also includes working on a high-rise office and residential project in Denver, Colorado and a wide range of commercial tenant improvements. E D U C AT I O N Bachelor of Arts in Architecture – University of New Mexico Master of Architecture – University of Washington

Premiere on Pine

E X PE R I E N C E Premiere on Pine | Seattle, WA The Post | Seattle, WA TalkingRain Headquarters | Preston, WA Woodinville Village | Woodinville, WA Crofton Springs | Issaquah, WA Coppins Well | Seattle, WA

TalkingRain Headquarters

W.L. Gore | Seattle, WA Hansen Belyea Offices | Seattle, WA Penterra Plaza | Denver, CO


Myer Harrell AIA, LEED AP BD+C, Homes P R I N C I PA L , D I R E C T O R O F S U S TA I N A B I L I T Y Principal Myer Harrell serves as Weber Thompson’s Director of Sustainability. He is known throughout Seattle as a thoughtful, dedicated architect with a passion for environmentally conscious design. His current work as a Project Manager for Weber Thompson is primarily in highly-sustainable commercial office and mixed-use residential projects. Myer strives to balance vision and action with creative and integrative problem solving solutions. He was a member of the award-winning design team for Eco-Laboratory, which won the national USGBC 2008 Natural Talent Design Competition, and was included in the Cooper Hewitt’s 2010 Design Triennial Exhibit.

Data 1 Office

Myer’s passion for both theory and practice keeps him heavily involved in the academia of architecture. Nationally, he has been actively engaged with the US Green Building Council as a member of the Greenbuild Program Working Group. In recent years he has co-instructed architecture studios at the University of Washington’s College of Built Environments, and was elected to the Board of the Cascadia Green Building Council.

Sunset Electric

E D U C AT I O N Master of Architecture – University of Washington Bachelor of Science Architecture, Philosophy Citation – University of Maryland

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Office of the Future | Various Locations 316 Alaskan Way | Seattle, WA* Point Edwards Building 10 | Seattle, WA The Wally | Seattle, WA Eco•Laboratory | Seattle, WA Aljoya Mercer Island | Mercer Island, WA *a project of design team partnership, WTGBD



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