March 20, 2026

Gold Winner — Restoration

Photo by Chris Roberts [enlarge]

The team carefully restored the historic buildings’ hand-carved sandstone façade and historic red clay brick walls, where layers of old paint had trapped moisture, accelerating sandstone delamination and joint failure.

The Metropole, Seattle

Mason contractor: Finishing Touch Masonry

Architect: BuildingWork

General contractor: W.G. Clark Construction

The Metropole Building restoration revitalized the long vacant Busy Bee and Metropole buildings, two connected 1892 structures in Seattle’s Pioneer Square Historic District. After decades of earthquake damage and a devastating 2007 fire, the masonry landmark sat boarded and deteriorating. In 2019, the Satterberg Foundation acquired the property to create affordable, energy-efficient office and community space for organizations led by and serving communities of color, aligning preservation with equity and long-term sustainability.

The six-year adaptive reuse earned LEED Platinum certification and achieved an exceptionally low Energy Use Index of 18, placing the Metropole among the lowest-energy-use buildings of its kind.

At the heart of the project was preservation of the hand-carved sandstone façade and historic red clay brick walls, some exceeding two feet thick. Layers of old paint had trapped moisture, accelerating sandstone delamination and joint failure. The team conducted extensive 3-by-3-foot test panels to evaluate safe paint removal methods before completing full façade restoration.

Conservation guided every decision. Exterior brick and sandstone façades underwent 100 percent repointing with Type O mortar. Joints were carefully raked to 2.5 times their width, pre-soaked, and rebuilt in controlled lifts to ensure durability and bond. Sandstone cracks were repaired with hydrated lime injection, while severely deteriorated areas received precise Dutchman stone repairs with joints no greater than 1/16 inch.

The team also reclaimed the historic underground areaway, converting it into 2,000 square feet of usable space while reinforcing original masonry with discreet structural and seismic upgrades.

The Metropole stands as a model of masonry excellence, blending disciplined restoration, material compatibility, and modern performance within a 134-year-old historic structure.

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