This new complex creates a lively streetscape transition between the waterfront and downtown Seattle. The upper levels showcase a modern design while the lower levels reflect the historic masonry past of the neighborhood.
Improvements along three frontages were carefully coordinated with the ongoing Seattle waterfront development. The team was also responsible for ongoing communication with surrounding property owners to minimize impacts on adjacent buildings and areaways.
Building over reclaimed tidelands adjacent to the existing steam plant posed many challenges: liquefiable and undocumented contaminated fill soils, a high ground water table, potential conflicts with the existing steam plant foundations, and unknown below grade obstructions from past developments.
- Evaluated alternative foundation systems with the contractor, then thoroughly documented the foundation design – which included 3-foot diameter caissons as well as 60-foot deep piles driven into the shoreline water table – early so that the contractor could accurately price the system and avoid surprises as the project developed.
- Integrated the wall of an existing utility tunnel into the shoring wall as lagging, allowing below grade excavation to occur against and below this wall without disturbing the tunnel. Designing the temporary shoring system and the building together minimized project risk and cost to the owner and avoided potential conflicts or delays.
