This renovation of a 55,000 sq. ft. commercial office building in downtown Seattle, WA builds on its past as a ca. 1906 two story retail building to which three loft floors were added around 1918. Complex technical interventions include a new basement level garage, extensive seismic upgrades including a steel moment frame and shear panels, and the installation of modern building services. The first and second floors are linked visually by prismatic new storefronts and a double height lobby space, allowing for successful retail tenancies above street level. The demands of modern office and retail tenants have been successfully housed in a building that retains its historic urban presence. This project was completed as the Director of the Seattle office of Paul Segal Associates Architects