Design Recommendation Meeting #2: 05.08.2013

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project information

Property Address: 400 Fairview Ave. N

Seattle, WADPD Project#: 3013102

Owner: Skanska USA Commercial Development Inc.Owner / Applicant: Murphy McCullough

Architect: SkB Architects 2333 3rd Ave. Seattle, WA 98121

Architect Contact: Brian Collins-Friedrichs 206.903.0575

bcollins@skbarchitects.com

working program

• Zoning: project would utilize new zoning for South Lake

Union (SM 160/85-240)

• Office: Approximately 311,000 SF / 13 Floors

• Retail: Approximately 23,000 SF

• 468 Parking Spaces : 5 floors below grade (1.4 per 1000 SF to

be persued by special exception)

• 160’ height max

• 7.0 FAR

• Targeting LEED Gold

City of Seattle design recommendation meeting #2

Design Recommendation Meeting #2: 05.08.2013

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table of contents

Mercer S

t.

Republican

St.

Harris

St.

Denny Ave

.

ve. Fairview Ave. N.

I-5

400 Fairview Fairview Ave.

400 Fairview

aerial of SLU400 Fairview vicinity map

Purpose 3

Recap

Ground Plane Concept 4

Project Massing Plan 5

Market Hall View 6

Parti Clarification

Southwest View 8

Northwest View 11

Northeast View 13

Southeast View 14 Materials 16

REI

Mirabella

SeattleTimes

All

ey 2

4

proposedTroy

BlockAm

azon

Design Recommendation Meeting #2: 05.08.2013

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Material / Skin Revisions

•to strengthen the primary project vision around the pedestrian experience.

•to clarify the architectural parti

purpose of revisit to recommendation

Lifestyle Support

Design for Humans

Design Recommendation Meeting #2: 05.08.2013

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retail

office lobby

open plaza

retail

retail and loading at alley level

Fair

view

Ave

. N

restaurant

single family residential

restaurant mezzanine

cafe

coveredplaza

alle

y

Republican St.

Casa PacificaApartments

LakeviewApartments

mar

ket h

all

recap: ground plane concept

market precedents

Melrose Market, Capitol Hill Seattle Chelsea Market, Manhattan NYC

open gravel parking area

terrace(raised 1 story above

alley level)

N

retail

servicedown to parking

single family residential

stairs downto Market Hall

Harrison St.

16’

26’

16’

• porous retail

• activated pedestrian environment

• varied experience - texture, detail, warmth

• south entry indoor/outdoor experience

• ample circulation width at stoops

• improved circulation at Fairview & Alley

46’

50’

ADA ramp

prop

erty

line

property line

retail

retail

Design Recommendation Meeting #2: 05.08.2013

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• modulated massing at alley• great light quality at markethall• efficient floor plates• large southwest plaza

republican st.

harrison st.

A

podium

office floors

alley

single family

multifamily apts.

multifamily apts.

plaza

office levels

daylight

section diagramA

core

mark

eth

all

parking

retail lobby

office office

office office

hall

hall

plan diagram

recap: project massing

Design Recommendation Meeting #2: 05.08.2013

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mark

et h

all v

iew

Design Recommendation Meeting #2: 05.08.2013

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parti clarification

Design Recommendation Meeting #2: 05.08.2013

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southwest view: main entry

CURRENTBEFORE

Challenge: Tower Complexity

Response: Clarify parti and emphasize pedestrian experience. Building doesn’t need a hat.

Challenge: West Facade Glare (DRB Comment)

Response: Continue material expression and detail to west facade “Quiets” the tower and drives interest to pedestrian experience. (50% glass reduction.)

Challenge: Podium Strength

Response: Continue podium around entire base. Richer tone and texture provides a human scale. Also provides weather protection at entries.

Extended million detail

Design Recommendation Meeting #2: 05.08.2013

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southwest view: main entryso

uth

west v

iew

: main

entry

Design Recommendation Meeting #2: 05.08.2013

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south

west v

iew

: main

entry

Design Recommendation Meeting #2: 05.08.2013

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northwest view

Challenge: West Facade Glare (DRB Comment)

Response: Continue material expression and detail to west facade “Quiets” the tower and drives interest to pedestrain experience. (50% glass reduction.)

Challenge: Podium Strength

Response: Continue podium around entire base. Richer tone and texture provides a human scale. Also provides weather protection at entries.

CURRENTBEFORE

Design Recommendation Meeting #2: 05.08.2013

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north

west v

iew

Design Recommendation Meeting #2: 05.08.2013

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northeast view

Challenge: Dark East Facade

Response: Lighten facade to strengthen parti and create greater ambient light to east.

Challenge: Podium Clarity

Response: Continue podium around entire base. Richer tone and texture provides a human scale. Also provides weather protection at entries.

CURRENTBEFORE

Accent tile pattern

Accent light fixture

Design Recommendation Meeting #2: 05.08.2013

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southeast view

Challenge: Southeast Corner Integration (DRB Comment)

Response: Incorporate corner into new podium. Wrap retail window at corner and provide weather protection.

CURRENTBEFORE

Design Recommendation Meeting #2: 05.08.2013

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south

east v

iew

Design Recommendation Meeting #2: 05.08.2013

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materials: proposed exterior

textured pre-cast concrete panels steel salvaged fir ash metal panel colored accent tile

west elevation east elevation

1a 1b 2

1b 1b

1a

1a 1a 5

6

4at soffit

4at soffit

4at soffit

3at benches & landscaping

2 at storefronts

& entries

3 4 5 6

2