Richard Anderson, project manager, tells GlobeSt.com that with the support of its general (Sellen Construction) and sub-contractors Lowe was able to shuffle the design and construction decks on its $40-million baby. Mechanical and structural engineering were creatively re-worked to create a biosciences-focused product--on the bet Lowe could capitalize on Seattle's burgeoning industry.
When Lowe decided to investigate design conversion, the first step was to put the task to the project's architect, NBBJ. "Brad Leafley at NBBJ looked at the structure and said it had the perfect column spacing for lab space," says Anderson, continuing, "He worked with our mechanical and structural engineers to allow the building to accommodate biosciences tenants."
Anderson says Lowe's mechanical engineer, Coffman Engineers, "Came up with a structure that completely works. I wouldn't say it's cutting edge—because what we did has been done before—but they were pretty creative."
Coffman, together with the structural and civil engineer, Coughlin Porter Lundeen, were tasked with making 12' floor-to-floor heights for an industry that generally requires 14' to accommodate its mechanical needs. HVAC had to be bumped significantly as well to provide for ten air exchanges per hour for lab requirements vs. the standard three-per-hour for general offices.
Altogether, the switch ran in the neighborhood of $1 million. But 1616's project manager says the cost was spread out among its contractors—which preferred to give up a little to convert from office to biotech rather than waiting out a suspension.
When completed in December, all five floors of 1616' Eastlake's 164,000 sf of Class A space, says Anderson, will be capable of accommodating both offices and labs. And, as far as he knows, Lowe is first in the area with putting up this type of spec product. He says he's caught wind of plans by billionaire Paul Allen's Vulcan Northwest to move in this direction. However, he notes, "Nothing is out of the ground yet."
Lowe is holding an open listing on the property. Rents, says Anderson will be "competitive with the market." At the moment the closest quote at straight office rents and cold-shell for biotech will run high-$20's NNN, with $35/sf TI allowances.
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