Washington Square (Bellevue, WA)

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Washington Square is a 10.5 acre mixed-use neighborhood currently under construction in downtown Bellevue, Washington. Developed by Wasatch Development Associates and designed by architect Collins Woerman, the project, also known as the "Superblock," will include four or five hi-rise towers with residential, office, hotel, and 160,000 square feet (15,000 m²) of ground level retail space. The community is planned to be “pedestrian friendly” and feature a dog park, fountain, grand community staircase, extensive landscaping, and large walkways.^[1][2]

The first phase, which includes two residential towers, will be completed in the spring of 2008. These will be 26 stories, stand at a height of 260 feet (79 m), and include 353 condominium units and 26 townhomes. Washington Square is the third chapter in the Bellevue redesign following the Bellevue Square and Lincoln Square projects.

Contents 1 Location & History 2 Retail Space 3 Soil Conditions 4 Foundation Waterproofing 5 Column Spacing 6 Seismic structure 7 Exterior Curtain Wall and Windows 8 Energy Efficiency 9 Corridor Ventilation 10 Tower Elevators 11 Smart Panel 12 Fireplaces and decks 13 Solid core doors and mortised entry locks 14 Floors and walls 15 Sound Transmission 16 Plumbing Fixtures 17 Concierge/limo service/security 18 References

[edit] Location & History

The 10.5 acre site is bounded by NE 8th and NE 10th Streets to the north and south and 108th Avenue NE and 106 Avenue NE to the east and west. Developer Eugene Horback acquired the properties comprising the block over a 17-year period spanning the 80s, 90s, and 2000s. Following the technology recession in the late 90s the project nearly faced bankruptcy. In an effort to save the project from foreclosure, Horback brought in Utah based partner Dell Loy Hansen and his company Wasatch Development Associates to help save the block. BV Holdings in September 2002 acquired the superblock from E&H Properties Inc., the company owned by developer Eugene Horbach, for $30 million.^[3] Horback died in 2004 shortly after development began.^[4]

[edit] Retail Space

Washington Square will have nearly 180,000 square feet (17,000 m²) of retail space. Tenants in the first 15,000 square feet (1,400 m²) to be completed will include Allure Restaurant, Top Pot Doughnuts, Shnoo Yogurt and Bellevue Cleaners.^[5]

[edit] Soil Conditions

The footings and foundations at Washington Square rest on stable soil platforms.^[6] Washington Square’s below grade garage was excavated to a depth of almost 60’ through material known as “glacial till”. The glacial till base consists of naturally formed gravel compacted to very high density by centuries of receding glaciers.

[edit] Foundation Waterproofing

The four levels of garage at Washington Square have an exterior waterproofing system that directs water to a collection system at the lowest level where it is then pumped to the storm sewer. The garage has remained dry on all levels as a result of this waterproofing system.

[edit] Column Spacing

The two towers at Washington Square are constructed of steel reinforced concrete and are classified as “Type I Construction”. Each tower is 24-stories to ensure slab thicknesses and columns spacing at efficiencies that match the seismic and wind loading in the Northwest. By post-tensioning the tower floor slabs the weight is reduced and the greater column spacing offers unit layouts with greater circulation and exterior views than if the columns were closer together.

[edit] Seismic structure

DCI, the structural engineers for the Washington Square project suggested a very innovative structural system that further improved upon efficiency of a concrete tower and resulted in a stronger tower that was better able to address the seismic requirements of the building code. The concrete “shear core” which is normally located around the elevator shaft in high-rise construction was moved out from the elevator/stair core to the perimeter of the interior hallway which made it structurally stronger because of it’s larger cross section. By doing this we eliminated additional columns and created quieter residential units because separating the public corridor from the individual units is a twenty four inch thick wall of very dense concrete. Washington Square was built to Seismic Category “D” which being one of the most stringent categories is intended to withstand an earthquake of 7-8 on the Richter Scale.^[7]

[edit] Exterior Curtain Wall and Windows

The unitized curtain wall system is a $6 million upgrade. The exterior is unencumbered by large rectangular columns we are able to clad the exterior with this sleek “curtain wall system” that is a state of the art metal panel with the highest energy efficient glazing and insulation within the panel itself. This curtain wall system is hung from the edge of the building further isolating the interior from thermal extremes and creating a very high energy efficient system. Because a curtain wall “vertically hangs” on the exterior of the building this greatly reduces the chance of moisture penetration. In addition to the sleek exterior ascetics, in a curtain wall system there are very few ledges or caulk joints through which moisture can enter resulting in a far superior exterior skin system. The Low E glass coating helps block the UV rays in the summer and keeps heat in during the winter.

[edit] Energy Efficiency

Washington Square utilizes a highly efficient heating and cooling system. It was an upgrade of over $750,000 compared to other traditional systems. The cooling towers and mechanical pumps and the quick recovery, redundant boilers are on the roof. Each unit has its own upgraded heat pump unit. The system is capable of delivering simultaneous heating or cooling to individual units on every floor.

[edit] Corridor Ventilation

The towers use fresh air for pressurizing the public areas.

[edit] Tower Elevators

Three Otis elevators are located in each tower. Utilizing the latest technology, the belt driven Gen2 Elevator is by far the fastest, smoothest ride available. Besides being smooth and quiet this elevator will use about 6% less energy than the older cable driven elevators.

[edit] Smart Panel

Each home is provided with a smart panel with fiber optics in each unit offering a common port for all phone, data and media equipment. Qwest “Fiber to the Home” with speeds of between 5 to 10 Meg will be available as opposed to the traditional 3-4 Meg available through shared cable and DSL service. Washington Square is the first “Fiber to the Home” development in the Northwest.

[edit] Fireplaces and decks

97% of all of the tower units at Washington Square have fire places and large decks. Many other projects will often leave out fireplaces and decks in smaller units. All of the fireplaces at Washington Square are metered separately so you only pay for the actual gas you use.

[edit] Solid core doors and mortised entry locks

All the doors are 1 ¾” solid core wood doors. The entry door is supported with a mortised lock hardware system, which provide much higher quality and security to the locking exterior door. Instead of doorways that enter right on to the hallway, most units have a small recessed entry alcove for added privacy and security.

[edit] Floors and walls

The flooring at Washington Square is one of the most beautiful and unique all natural wood floor systems available. The wood flooring is called “upo-floor” from Finland and has proven itself over the years with millions of square feet installed over concrete floors exactly like those at Washington Square. Applied over an engineered sound dampening system this product delivers the same acoustical isolation that is the standard in the finest quality high rise residential buildings. This is a very “green” product with an M1 Certification, the highest available rating for wood flooring. Combine this level of acoustical isolation at the floor level with 9” -11” double studded sound wall system and you will be able to distinguish Washington Square from other projects that lack quality soundproofing. The finishes in the bathrooms is a mix of imported tiles and stone with unique texture and color. The carpeting is very dense fiber of the highest quality to ensure luxurious appearance through years of use. The ½” 100 ounce rubber pad (as opposed to rebond pad) beneath the carpet is another example of attention to acoustical isolation as well as simply a high end product. 32 oz. 100% Stainmaster Tactesse BCF nylon carpeting was used at Washington Square.

[edit] Sound Transmission

Washington Square was designed and site tested to meet the highest sound rating in residential construction which fewer than 60% of today’s condominiums meet. To achieve this “luxury” rating we focused on every element of the structure that can transfer sound. Demising walls have sound insulated, double studs with 2 layers of sheetrock on each side. Acoustic sealant is applied to both the top and bottom of the wall. Plumbing and mechanical elements are fitted with sound isolation couplings between every unit. Heating and cooling equipment was designed to control airborne noise and vibration. 7 ½” concrete floors combined with the flooring materials virtually deaden all footfall and vertical impact sound transmission. One of the leading sound engineering firms in the country inspected and tested the construction at Washington Square to assure that the highest federal sound rating was actually achieved.

[edit] Plumbing Fixtures

Kohler architectural series, solid brass fixtures with chrome finish was used at Washington Square. Faucets feature a ceramic disk valve for on/off function. Faucets also use a temperature limit to prevent burning. Laminar flow aeration screening is used to stream water. Cast iron vertical stack piping was incorporated.

[edit] Concierge/limo service/security

Washington Square will have its own exclusive limo service and concierge services that will serve the residents, subject to the determination of the homeowners association. When combined with our controlled and monitored entry points for cars and people the security features will provide safety and security 24/7. The single point entry into the residential garage with its own surface street, is all part of a secure and unobtrusive design as to controlling access. Security cameras, controlled access and safety are all carefully integrated into the Washington Square project.^[8][9]

[edit] References