THE STANDARD IN SEATTLE
Seattle
BEST PROJECT
Sent by: Reference properties
OWNER: Reference properties
LEADING DESIGN COMPANY: Ankrom Moisan
GENERAL CONTRACTOR: Reference construction
CIVIL/STRUCTURAL ENGINEERING: KPFF Consulting Engineers
MEP ENGINEERING: Mechanical Ocean Park
ELECTRICAL ENGINEERING: Stateside Power Inc.
LEED/BUILDING ENERGY: Shane Hansen
A fully furnished, 1,545-bed off-campus student housing development now serves students attending the University of Washington’s main campus. Comprised of two 26-story towers, a mid-rise building, and an existing historic building, the complex has more than 446,000 square feet of residential space, nearly 8,000 square feet of ground-floor retail space, and multiple amenities spread across these buildings .
Recognizing the architectural significance of the adjacent Canterbury Court building, a collaborative effort led to the designation of the 1920s condominium building as a Seattle City Landmark. That five-year process included working with the Landmarks Preservation Board to allow for interior repairs and renovations to convert the historic building from condominiums to market-rate housing.
Photo courtesy of Landmark Properties
A multi-round design review process with the city determined the project’s massing and facade presentation. Neighborhood outreach programs also ensured the integration of local perspectives into the design process. The final design placed the two towers on the west side of the site and the mid-rise and Canterbury Court on the east side, with a mid-block pedestrian connection between 12th and Brooklyn avenues to facilitate connectivity and traffic flow walk to the university campus. .
When construction began in December 2020, many COVID restrictions were still in place, and Seattle’s highly unionized concrete market went on strike shortly thereafter. Since student housing is an extremely time-sensitive industry, the construction team developed creative ways to get concrete to the site while re-sequencing construction to accommodate any delays. The team delivered the project on time and under budget in September 2023.
Photo courtesy of Landmark Properties
The mid-rise building features cross-laminated timber because the use of natural timber allowed the team to achieve higher ceiling heights and reduce the building’s overall carbon footprint. The two high-rise towers feature blue undulating panels on the structure and outer skin that move throughout the day as sunlight hits them from different angles. A pedestrian block divides the towers and serves as the heart of the project with a large outdoor space.
Taking advantage of a local regulation known as Seattle Principal’s Rule 20-2017, the project team received an additional height-to-floor ratio in exchange for additional sustainability commitments. The design is 26% more efficient than the 2015 Seattle Energy Code Standard Reference Design, which is one of the most stringent energy codes in the country. The team reduced energy loads through careful selection of building assemblies, systems and equipment. The glazing selection reduced the heating and cooling loads, while the central hydronic variable refrigerant flow systems provide energy efficient conditioning to the residential units.
Photo courtesy of Landmark Properties
The LEED Gold-certified development also reduces the heat island effect through its roof and non-roof surfaces, features an envelope optimized to reduce energy and costs, and features water heaters and mechanical systems for high efficiency heat pump.
