Taylor 28 Surpasses LEED Target, Brings Home a Silver!
The Taylor 28 project originally targeted basic LEED® certification—receipt of Silver certification is a significant achievement, given the project’s schedule and budget constraints. Reaching Silver level results from the exceptional effort the team made to find creative and pragmatic solutions that fit the unique circumstances of the site and building. The project also closely reflects the mission that drives the developer, BRE Properties; to provide highly desirable communities in which residents and commercial tenants can live and work, and to support a thriving green lifestyle within a dense urban framework.
Stemming from site constraints created by the Denny Way corridor and the absence of a Neighborhood Planning Area guideline, a critical goal for the project was to assess opportunities for reconnecting this unclaimed community and enhancing the public realm. The project turns what would be a typical sidewalk zone into a vibrant pedestrian open space system. This new open space system defines this neighborhood as a destination; reconnecting it to Belltown, Uptown, the Seattle Center and South Lake Union.
Green infrastructure components, considered integral to the streetscape design, achieve sustainability across the spectrum of social, ecological and economic success. Strategies to rebalance the neighborhood’s ecological footprint include rainwater infiltration, urban heat island reduction, improved air quality, carbon reduction, urban tree canopy restoration and fostering urban habitat.
The Mithun design team (Architecture, Landscape Architecture and Urban Planning) included Jim Bodoia, Max Anderson, Mat Lipps, Dave Pawlowski, T Frick, and Sara Raab. The consultant team included Chris Webb, PE (Stormwater Specialist); Brightworks (Sustainability Advisor ); Bush, Roed & Hitchings, Inc. (Civil Engineering); Golder Associates (Geotechnical Engineering); Heffron Transportation, Inc. (Traffic Engineering); Interface Engineering (Electrical and Mechanical Engineering); Yu & Trochalakis, PLLC (Structural Engineering); Faulkner Design Group (Interior Designer); Scott AG (Signage Designer).
A few of the notable elements of this project include:
- Downtown, Mixed-use, Infill Development – BRE Properties redeveloped an existing downtown site for Taylor 28 to promote density, provide access to public transit and community resources, and remediate site contamination. In addition to ground floor retail, residents also have access to a fitness center, outdoor courtyards and gathering spaces, and a business center.
- Alternative Transportation – In order to reduce residents’ dependence on cars, the project is located along the dense urban grid network of bicycle routes, major metro bus routes, and Seattle’s unique Monorail. The design includes bicycle parking for both residents and retail customers and preferred parking for fuel efficient vehicles.
- Stormwater treatment – Zero discharge for both on-site and right-of-way rainwater at the sidewalk level are designed for the 25-year storm event. Strategies for achieving the goal included the use of permeable concrete, planting areas designed as urban rain gardens and an on-site 16,000 gallon cistern that slowly releases rainwater quantities via a “smart” irrigation system and non-residential toilet flushing, minimizing water leaving the site through an over-burdened CSO pipe system.
- Rainwater Capture and Reuse – Rainwater from the roof, stored in the cistern, is used for 100% of the rain garden irrigation, as well as to flush toilets in the retail areas. Using rainwater for irrigation reduces the use of potable water for this purpose by over 58,000 gallons annually. Over 64,000 gallons of rainwater are used annually to flush toilets in the retail areas, representing an annual reduction of potable water use of 67%.
- Water Efficiency – High efficiency dual flush toilets and other fixtures, such as low flow shower heads and aerated faucets in bathroom and kitchen sinks, decrease overall building water usage by 31%. Relative to standard fixtures and no rainwater reuse, this represents an overall savings of 1.1 million gallons per year.
- Energy Efficiency – The project implemented numerous energy efficiency measures, including the use of Energy Star appliances, higher efficiency mechanical equipment, high performance windows, and user actuated lighting was installed in common building spaces.
- Urban Heat Island Reduction- Installation of more than 40 new trees for pavement shading, use of high-albedo paving and roof materials. 100% of the parking placed below grade, reducing heat island effect as well as toxic runoff.
- Green Power – The project purchases green power to cover 70% of the project’s electricity load.
- Healthy Occupant Experience – The design maximizes daylight in many of the spaces; thermal comfort and lighting controls are provided; the entire building is non-smoking; and construction practices and finishes were selected to minimize the contamination of indoor spaces with pollutants.
- Responsible Material Use – The project construction team diverted 68% (3,800 tons) of the construction waste from landfills and used 12% recycled content and 21% locally-sourced and manufactured materials.
- Transforming a car focused corridor into a public destination – Taylor 28 establishes a new urban design standard for the City of Seattle by returning underutilized roadway width to the community for pedestrian-friendly, public use. The project is one of the first residential, mixed-use developments within a transitioning neighborhood near Seattle Center. Approved for the entirety of Taylor Avenue, the elements introduced by this project include the first of a series of intersections between green-street and plaza-street; the first of its kind for privately funded streets designed as open space within the City of Seattle.
- Quality of space – The project provides an attractive, vibrant pedestrian experience with thoughtful detailing throughout. Taylor Avenue serves as a magnet into the neighborhood, providing a strong sense of place that encourages walking and community interaction within the outdoor spaces and a convergence between the residential and commercial uses. Eyes onto the street through retail spill-out and residential entries create a 24-hour use interaction that results in an exciting, safe place within the neighborhood. User connection with nature within this urban, built environment elevates the human spirit and connection to place.