NAIOPWA is excited to invite you to the From Field to Ferry Property Tour on Tuesday, July 15. This tour highlights the city’s exciting preparations for the 2026 FIFA World Cup. As part of this networking event spotlighting urban transformation, attendees will visit 505 First, a key sustainable project helping revitalize Pioneer Square. This building illustrates how thoughtful renovation and green design can modernize existing infrastructure, enhance community spaces, and support a more resilient urban core.
Pursuing Sustainability
Built in 2010, 505 First Ave S. underwent a repositioning as the market and Pioneer Square neighborhood evolved. The renovation included a full lobby update, converting loading dock space into a bike amenity, and adding a staircase and single-floor elevator connecting the top floor to the new rooftop recreation and event spaces surrounded by a shoreline-inspired beach landscape. The repositioning is pursuing International Living Future Institute (ILFI) Core Green Building Certification, a rigorous rating system that addresses 10 core imperatives across the 7 Petals of the Living Building Challenge. 505 First demonstrates sustainable design in the following areas.
Place and Water Petals
The removal of Seattle’s Alaskan Way Viaduct in 2019 created an opportunity for waterfront buildings to reorient facades and convert back-of-house utility areas into welcoming entries. The building’s previous “back door” to the industrial street is now a second front door as the redeveloped waterfront becomes safer and more accessible for pedestrians and cyclists.
505 First dedicated much of the main floor to a Bicycle Clubhouse for tenants. In addition to bicycle storage, it provides accessible facilities, secure accessory storage, bicycle wash and repair facilities, seating lounge, high efficiency showers and a dedicated entry onto Railroad Way S. Architecture and artwork enhance the biking experience to and from the building. Desirable bicycle amenities and prime access to the new bicycle network encourage bicycle commuting.
The rooftop landscape design reflects the native historic Puget wetland that previously existed at the shoreline, setting an example for future redevelopment made possible by the Viaduct’s removal. Native and adapted plant species are used to the local climate, require less irrigation, and won’t require additional water once established.
Energy and Materials Petals
The best way to reduce embodied carbon is to reuse materials wherever possible. The lobby refresh and new bike storage design kept existing building materials, such as the brick wall between 505 First Ave and adjacent 83 King Street, and exposed portions of the concrete ceiling. The new pavilions on the roof use natural materials like steel and wood for both structure and finish.
An energy audit was performed to determine what energy-using systems needed upgrades to continue to comply with Seattle’s rigorous energy code, and many systems were reused to extend their useful life. The project is also phasing out fossil fuel use - replacing a gas water heater with an electric heat pump. New lighting controls were installed at the lobby and pavilion, with daylight and occupancy sensors that reduce lighting when not required.
ILFI is known for setting the bar on rigorous materials requirements. The project intentionally sorted all demolition or construction waste to recycle and divert 93.8% of materials from landfills, superseding the project’s goal to divert at least 80%. The project also used low emitting finish materials, and prioritized selecting 26 products with Declare labels, which requires manufacturers to state all intentionally added ingredients and chemicals.
Equity Petal
Using a local design and construction team helps a project appropriately meet community needs and maximize local benefits. Olson Kundig, based in a historic Pioneer Square building, understands what it is like to work in, experience and commute within the neighborhood. All design and construction team firms were located within Seattle city limits.
Each firm also tracked their internal equitable practices by participating in a JUST label assessment - a transparency tool for reporting social justice and equity indicators such as diversity, compensation and benefits, inclusion, health and stewardship in their internal practices. Consider using JUST within your firm to identify opportunities and highlight existing strengths.
Beauty and Health + Happiness Petals
Biophilic design recognizes that humans evolved within nature and pulls in natural elements to create welcoming and calming spaces for human wellness and delight. The rooftop provides a secure area of respite, with curving pathways and landscape that mimic the historical waterfront. The pavilion features floor-to-ceiling windows providing ample daylight and views- both proven to benefit mental wellbeing. Biophilic design was central to the lobby renovation, which focuses on natural wood elements and has plenty of interior plants.
We hope you will join us on the Property Tour to learn more about this great project along with the other sites, Lumen Field, RailSpur and Colman Dock! Check out the full event details and register here.
Blog language courtesy of O’Brien360, Olson Kundig, Hudson Pacific, and Coughlin Porter Lundeen
SUSTAINABLE DEVELOPMENT PREMIER ANNUAL SPONSOR
SUSTAINABLE DEVELOPMENT ANNUAL SPONSORS
