The Joseph Vance Building stands as a resilient sentinel at 1402 Third Avenue in the heart of downtown Seattle. For nearly a century, this 14-story Art Deco landmark has mirrored the economic and cultural shifts of the Pacific Northwest. Originally constructed in 1929 during a period of unbridled optimism, the building is currently at the center of one of the most significant urban planning shifts in modern history: the large-scale conversion of historic office space into high-density residential housing. As Seattle grapples with a changing commercial landscape in the post-pandemic era, the Joseph Vance Building serves as a primary case study for how aging infrastructure can be repurposed to meet contemporary urban needs.

The property, often discussed alongside its smaller neighbor, the 1910 Sterling Building, encompasses approximately 134,000 square feet of space. Throughout its tenure, it has transitioned from a hub for small professional firms and the Vance Lumber Company to a pioneer in sustainable "green" office design, and now, to a potential residential community featuring 155 apartment units. This evolution is not merely a matter of changing tenants but reflects a broader strategy to revitalize the Third Avenue corridor and ensure the long-term viability of Seattle’s central business district.

The Architectural Legacy of Victor Voorhees and the 1929 Art Deco Masterpiece

To understand the current significance of the Joseph Vance Building, one must look back to its inception in the late 1920s. The building was commissioned by Joseph Vance, a prominent figure in the regional lumber industry and real estate development. To realize his vision, Vance hired Victor W. Voorhees, a prolific architect whose influence remains visible across Seattle's skyline. Voorhees was responsible for several other landmarks, including the nearby Lloyd Building and the Vance Hotel (now known as Hotel Max), which shares a similar aesthetic DNA but serves a different purpose.

Completed in 1929, the Joseph Vance Building is a quintessential example of Art Deco commercial architecture. Its exterior is characterized by a distinctive terra-cotta facade, a popular material in the early 20th century for its durability and ability to be molded into intricate decorative patterns. The Art Deco style prioritized verticality and geometric ornamentation, which Voorhees utilized to give the building a sense of height and prestige despite its relatively modest 14-story stature.

One of the most critical design choices made by Voorhees was the building's "L-shape" layout above the second floor. In 1929, widespread air conditioning was not yet available for commercial buildings. Architects relied on natural light and cross-ventilation to keep office spaces habitable. The east-facing open-book layout of the Vance Building allowed every office to have access to a window, providing natural cooling and illumination. This historical necessity for air and light is precisely what makes the building an ideal candidate for residential conversion today, as modern apartment codes require similar access to natural light and ventilation for living spaces.

Pioneer of Sustainability in Historic Preservation

Long before the current conversation about residential conversion, the Joseph Vance Building gained international recognition for its commitment to environmental sustainability. In 2006, the property was acquired by the Rose Smart Growth Investment Fund, managed by Jonathan Rose Companies. At the time, the building was a standard Class B office property with aging systems and 68% occupancy. The goal was to transform it into a model for how historic structures could achieve modern environmental standards without losing their character.

Between 2006 and 2009, the building underwent a massive green renovation with a budget exceeding $29 million. This project was a collaborative effort involving Zimmer Gunsul Frasca (ZGF) as the architect and Kidder Mathews as the property manager. The renovations were comprehensive, focusing on energy efficiency and tenant health. Key upgrades included:

  • Window Restoration and Shading: Instead of replacing all windows with modern glass that might clash with the historic facade, the team restored original windows and installed Mecco shades and light shelves to maximize natural light while reducing solar heat gain.
  • Energy Efficiency: The project included a full lighting retrofit, the installation of a high-performance roofing system (LEED-approved light-colored membrane), and the retro-commissioning of the steam heating system.
  • Water Conservation: Low-flow water fixtures were installed throughout the building to significantly reduce water consumption.
  • Indoor Environmental Quality: The building adopted green cleaning practices and integrated pest management, and even provided bike storage and shower facilities to encourage sustainable commuting.

These efforts culminated in 2009 when the Joseph Vance Building was awarded the LEED-EB (Existing Buildings) Gold certification by the U.S. Green Building Council. At the time, it was hailed as "ground zero of the green movement" in Seattle. The renovation proved that sustainability was not just for new glass towers; older, masonry-based buildings could be optimized to compete with modern office space while maintaining a significantly lower carbon footprint than new construction.

Economic Shift and the 2024 Residential Conversion Plan

Despite its success as a green office building, the Joseph Vance Building was not immune to the tectonic shifts in the commercial real estate market following 2020. The rise of remote work led to a significant decrease in demand for traditional office space, particularly in downtown Seattle’s core. By 2024, leasing reports indicated that the building's office floors were increasingly vacant, and the ground-floor retail space—once anchored by a Bartell Drugs—stood empty.

In early 2024, the financial landscape of the building shifted when Orton Development, a firm based in the San Francisco Bay Area specializing in adaptive reuse, acquired the loan for the property. Orton Development, working with the architecture firm Weinstein AU, quickly pivoted toward a new vision: converting the upper floors of the historic office building into approximately 155 residential units.

This move aligns with the Seattle Mayor’s "Downtown Activation Plan," which seeks to increase the residential population of the central business district to create a more vibrant, 24/7 neighborhood. The city has introduced incentives to streamline such conversions, including exempting these projects from certain design review requirements to speed up the development process. The nominal value of the conversion project is estimated at $25 million, focusing on the Vance Building itself rather than the adjacent Sterling Building.

Why the L-Shaped Design Makes Residential Conversion Feasible

While many modern office buildings are difficult to convert to residential use due to their deep floor plates (which result in "dark" interior spaces far from windows), the Joseph Vance Building is uniquely suited for this transition. The architectural features intended to facilitate office life in 1929 are remarkably compatible with 2025 residential requirements.

Natural Light and Ventilation Efficiency

The L-shaped floor plate provides an average of 8,500 square feet per floor. Because the building is narrow, the distance from the core to the exterior windows is relatively short. In a residential context, this means that every apartment can be designed with living areas and bedrooms that have direct access to exterior light. This eliminates the need for the large, unusable "dead zones" often found in the centers of modern skyscraper conversions.

Infrastructure Overhauls

Converting an office building to apartments requires a massive investment in plumbing and electrical systems. Office buildings typically have centralized restrooms and limited water lines on each floor. Residential units require individual kitchens and bathrooms for every apartment. The 2024 plan involves removing the common bathrooms and the old freight elevator to carve out more rentable area and create space for the necessary vertical piping and wiring. Additionally, recent seismic upgrades and fire suppression systems installed in 2019 have already addressed some of the most expensive structural hurdles involved in modernizing a 95-year-old building.

Floor Plate and Ceiling Heights

Historic buildings like the Vance Building often feature higher ceilings and larger windows than mid-century office blocks. This aesthetic appeal is highly valued in the residential market, allowing for "loft-style" apartments that command premium rents. The existing 14-story height is also manageable for residential elevators and emergency egress systems compared to 50-story mega-towers.

What is the Impact on Seattle Urban Activation and the Third Avenue Corridor?

The transformation of the Joseph Vance Building is about more than just one property; it is a critical component of the revitalization of Third Avenue. Historically, this corridor has been a major transit hub but has struggled with high vacancy rates and street-level activity issues in recent years. By introducing 155 new households to the corner of Third and Union, the project will provide a consistent "eyes on the street" presence and support for local businesses.

Current ground-floor tenants like Gelatiamo and Pane Pane Sandwich Shop represent the type of small, local retail that the city hopes to preserve and expand. The conversion plan includes reconfiguring roughly 10,000 square feet of retail space at the street level to better serve both residents and the commuting public. This mix of historic preservation, sustainable infrastructure, and new residential density is seen by urban planners as the most viable path forward for downtowns facing the "urban doom loop" of high office vacancy.

Summary of the Joseph Vance Building Evolution

The journey of the Joseph Vance Building from 1929 to the present illustrates the necessity of adaptability in urban architecture. It began as a tribute to the Art Deco movement and the lumber industry, became a beacon of the green building movement in the early 2000s, and is now poised to lead the residential rebirth of downtown Seattle.

The proposed conversion by Orton Development and Weinstein AU represents a sophisticated response to the current economic reality. By leveraging the building’s inherent architectural strengths—its L-shaped floor plate, historic charm, and previous sustainable upgrades—developers are able to create housing in a location that was previously off-limits to residents. As Seattle continues to evolve, the Joseph Vance Building stands as a testament to the idea that the most sustainable building is the one that already exists, provided it has the flexibility to change with the times.

Frequently Asked Questions About the Joseph Vance Building

Who was the architect of the Joseph Vance Building?

The building was designed by Victor W. Voorhees, a prominent Seattle architect known for his work in the early 20th century. He also designed the Lloyd Building and the Vance Hotel (Hotel Max).

Where is the Joseph Vance Building located?

The building is located at 1402 Third Avenue, at the corner of Third Avenue and Union Street in downtown Seattle, Washington.

Is the Joseph Vance Building the same as the Vance Hotel?

No, they are separate properties. The Joseph Vance Building is a 14-story office building (currently being planned for residential conversion) located at 1402 Third Avenue. The Vance Hotel, now known as Hotel Max, is a separate hotel building located at 620 Stewart Street. Both were designed by Victor Voorhees for Joseph Vance.

What is the LEED status of the Joseph Vance Building?

In 2009, the Joseph Vance Building was awarded LEED-EB (Existing Buildings) Gold certification. It was one of the first historic office buildings in Seattle to achieve this high level of sustainability through a comprehensive green renovation.

How many apartments will be in the Vance Building after the conversion?

According to the plans filed in mid-2024 by Orton Development and Weinstein AU, the building is expected to be converted into approximately 155 residential units, with retail space remaining on the ground floor.

Does the Joseph Vance Building have historic landmark status?

While it is widely recognized as a historic Art Deco landmark and is part of Seattle's rich architectural heritage, the building itself is not currently a formally designated city landmark, which allows for more flexibility in its residential conversion process. However, its exterior is carefully preserved as part of its aesthetic and market value.