Brooks Sports Headquarters Building

Seattle, Washington

Project Size:

131,000 square feet

Project Status:

Completed 2014

LEED Status:

Certified LEED Core and Shell Platinum

Press

In Fremont, Skanska Eyes a Living Building

Daily Journal of Commerce, 8/18/11

Brooks Sports Moves New Home Closer to Trails

The New York Times, 7/29/14

On Reflection: Brooks' Running Start

Seattle Business Magazine, 12/1/14

Selected Awards

2014 NAIOP

Washington State Chapter Office Development of the Year

2015 Best Green Project

Engineering News-Record Northwest

Vision
The Brooks Sports Headquarters building, also known as Stone34, is the first project to use the City of Seattle’s Living Building Pilot Program, requiring 75% reductions in energy and domestic water consumption, 50% on-site stormwater reuse, wide-ranging contributions to the public realm and ecology of the site, as well as a built-in post-occupancy monitoring program. Stone34 achieves all of these benchmarks while adhering to market-rate rental pricing, demonstrating profit potential for the future of sustainable development. Conceived as an urban trailhead, the ground level plan establishes a community plaza on the Burke-Gilman bike and pedestrian trail, a 27-mile connector through the heart of the city. The project fuses the tenant’s philosophy of promoting active outdoor life with a heightened sense of connectedness with the environment, including a public dashboard systems that reflect data on daily consumption patterns.

Program and Site
The project site, at a key intersection of two eclectic neighborhoods, was chosen for its visibility, opportunity for place-making, and potential as a vibrant community connector. The design emphasizes 8,500 square feet of open space at the street level, creating a gracious civic plaza supporting retail on 3 sides of the 5-story building. A grand exterior stairwell, clad in energy-efficient glass, connects the four office floors with the street, celebrating the act of taking the stairs and creating a close relationship between the tenant and the community.

Design
Active pedestrian experiences emerge as different types of users pass through common spaces as part of the office, retail, and landscaped street experiences. The office floors are highly transparent to the street, with a digitally modeled glazing pattern that balances daylight, views, glare, and heat gain considerations. The social nature of the street plaza continues upward, by way of two terraces and a rooftop deck, creating continuous connections with the outdoors and public realm. Green walls reinforce this continuity, providing edible plants that can be enjoyed by the community, as well as a habitat stepping stone for birds and insects.

As a condition of the Deep Green Pilot Program, the owner, tenant, and city will work together to continually monitor the building's 75% energy and water consumption targets. A sophisticated dashboard system allows users to understand the impact of their behavior choices and adjust as needed. Mechanical, electrical, and plumbing systems respond to the unique assets of the Pacific Northwest climate, such as rainwater collection which supplies roughly three-quarters of the building’s non-potable demand.

LMN Tech Studio
In pursuit of a nuanced understanding of the interplay between natural daylighting and mechanical and electrical energy efficiency, the design team collaborated with the Tech Studio on extensive studies documenting the effect of window size and placement on electrical lighting, heating and cooling, and solar glare. Iterative simulations, using historical weather data on cloud cover in the project area, confirmed 40% transparency for the total building envelope to balance all factors. At a finer grain, an optimal solution was found by varying the widths of floor-to-ceiling windows combined with areas of opaque façade. This strategy extends daylight deep into the space and reduces glare at the floorplate perimeter, providing a comfortable working environment for the building occupants. Equally important, simulations assisted in identifying ways to provide a high degree of transparency at the southwest corner of the building to enhance community connections.