Paxson Fay

Lake Union Piers reimagined: Seattle’s sustainable waterfront revival

A collaborative transformation by owner, contractor and architect honors the site’s rich history while pioneering sustainable and community-focused development.

By Cory Mattheis, Kiki Gram and Andrew Bry
Special to the Journal

Lake Union has witnessed many transformations as Seattle’s population and industries have evolved. Founded by the Duwamish, the land was cherished and preserved in its natural state for centuries, even as European settlers began to encroach on the area. Chief Cheshiahud, also known as Lake Union John, played a pivotal role in protecting the region, and his efforts were recognized in 2008 when Seattle Parks created the Cheshiahud Loop, a trail encircling the lake in his honor.

Throughout the 20th century, Lake Union became increasingly industrialized. Gas plants, lumber mills and shipbuilding facilities gradually overtook the shoreline, turning it into an industrial no-man’s-land. This persisted until the 1980s when the Seattle Shoreline Management Act shifted the South Lake Union area’s land use from industrial to commercial. This change led to the development of Chandler’s Cove, which, despite good intentions, struggled with confusing pedestrian access and complicated connections to Lake Union Park.

Today, Chandler’s Cove is renamed Lake Union Piers, a five-acre waterfront property at the southern edge of Lake Union, revitalized by Vulcan Real Estate, designed by The Miller Hull Partnership, and built by Abbott Construction. This transformative project illustrates the power of like-minded partners coming together to prioritize community and environmental stewardship, and serves as an inspiring example of how impactful waterfront development can be achieved through teamwork and innovative design.

A WELCOMING WATERFRONT

Vulcan Real Estate acquired the property in 2000 and began planning its future soon after. Nearly two decades later, and with the surrounding lakefront area anchored by Amazon, Fred Hutchinson Cancer Center, Google, Allen Institute, and Facebook, the timing was right for this unique waterfront destination to be updated and reimagined. Vulcan retained architecture firm Miller Hull to modernize the property and enhance the site, better connecting visitors to the adjacent park and waterfront.

The project team explored a range of solutions to achieve these goals, from complete demolition and new construction to light-handed renovations of the existing structures. Ultimately, Vulcan elected to renovate the three 1980s buildings at Lake Union Piers East to accommodate a mix of maritime, dining, and entertainment tenants, reactivating the waterfront for public enjoyment.

The buildings were in need of repair, outdated, and lacked meaningful engagement with their surroundings. It quickly became clear that this would not be a typical reuse project, especially because zoning prevented expanding the existing footprint of the structures per the shoreline setback requirements.

Working within these constraints, the design team carved away at the existing massing to redefine the language of the project and better connect the indoor spaces to the exterior. The project team was able to simplify the bulky, mid-80s stucco buildings and introduce a modern, maritime material palette. Walls and roof geometry that follow the configuration of the existing building are clad in metal panels, while new subtractive moves at key elements are highlighted with wood and glass.

Strategic design elements were incorporated at prominent entries and along the public promenade. At the northern terminus of the pier, a new “lantern”—a transparent restaurant space defined by sweeping lake views and operable glass walls—replaces an enclosed and reflective glass octagon that formerly existed. The buildings front a central plaza activated by small-scale businesses that cater to marine clientele. These suites are accessed via a new colonnade made of steel and wood, which provides weather protection and material warmth to the site. The buildings and extensive site improvements work in concert to create a new identity for the site, extending an active public invitation to enjoy the lakefront.

The sustainable approach to reuse these buildings was estimated to generate approximately half of the emissions that would be produced through new construction, positioning the project as the first to achieve the owner/contractor/architect decarbonization component of EMission Zero, Miller Hull’s initiative targeting the elimination of greenhouse gas emissions in the built environment.

ACHIEVING AN EMISSION ZERO MILESTONE

Founded on the objectives to Educate, Advocate, and Offset, EMission Zero achieves environmental impact through Design, ultimately resulting in a commitment between the owner, contractor and architect to offset a project’s A1-A3 emissions related to superstructure, substructure, envelope and fixed interior building elements. Since 2021, Miller Hull has offset one-third of the embodied carbon emissions from 26 of its built projects, totaling 41,360 tons of carbon. Lake Union Piers is the first project where the owner and contractor have joined in this commitment.

For individual projects like Lake Union Piers, Miller Hull prioritizes Design and Offset. Under Design, Miller Hull works with the client and contractor to reduce or eliminate both future operational emissions and embodied emissions. At Lake Union Piers, Vulcan sought to substantially renovate and upgrade the existing buildings to meet the latest Seattle Energy Code, transforming them into high-performing, energy-efficient, all-electric facilities that generate minimal emissions in operation. Opting for renovation over new construction significantly reduced the embodied emissions by about 50%.

Through Offset, Vulcan, Abbott, and Miller Hull each purchased certified offsets to cover their one-third share of the buildings’ upfront construction emissions, collectively offsetting 100% of the project’s upfront embodied emissions.

The total upfront embodied carbon impact of Lake Union Piers’ structure, enclosure, and interiors was calculated at 495 tons of carbon — equivalent to the impact of driving an average passenger vehicle between Seattle and San Diego 989 times. Miller Hull, Vulcan, and Abbott each offset 165 tons of carbon, with offsets funding HFC emissions reduction in spray foam insulation and wind energy development.

Lake Union Piers has always been a place distinctly “Seattle.” From its historical roots in Duwamish culture to its role as a shipbuilding hub, this section of shoreline has remained central to the city’s identity. Today, it hosts public events like the annual Fourth of July fireworks, and serves as a gateway to the high-tech South Lake Union neighborhood. Now fully leased, with tenant improvements underway, the revitalized development enhances the area’s maritime culture, reactivates the waterfront and strengthens the connection between land and water—while showcasing a clear path toward carbon neutrality in the built environment.