Early Design Guidance West DRB – Oct. 9th, 2013

300 & 333 8th Ave NEarly Design Guidance

West DRB – Oct. 9th, 2013 DPD Project Numbers: 3014981/3014982

300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013

A-1

300 8th Ave N (Vulcan Block 52W) & 333 8th Ave N (Vulcan Block 57E)Seattle, WA 98109

3014981 & 3014982

City Investors VII, LLC505 5th Avenue South, Suite 900Seattle, WA 98104Contact: Jodi Patterson-O’[email protected]

Graphite Design Group80 Vine St, #202Seattle, WA 98121Contact: Mike Scott206.224.3335mike.scott@graphitedesigngroup.comwww.graphitedesigngroup.com

The applicant proposes to build two 6-story structures with approximately 194,400 square feet (each) of above-grade construction including 193,000 square feet office and 2,400 square feet of retail in one building adjacent to the intersections. Below grade parking will be provided for approximately 290 stalls each block. Also provided will be roof terraces for the tenants totalling approximately 4,000 square feet per building. Primary building entrances will be off of 8th Avenue North. Auto access and loading will be off of the adjacent alleys. Two loading berths and trash-recycling facilities will be provided for each building. This proposal is for the development of two speculative office buildings. There is no specific tenant currently being pursued. The proposal will be in concurrence of the previous SM-85 zoning code. The proposal seeks to build two 85 ft tall buildings.

Property Addresses

DPD Project Numbers

Owner

Architect

Development Objectives

Contents Project Info

Contents & Project Info

Site Context

Site Survey- 300 8th Ave N


Existing Site Plan- 300


Large Tree Locations & Sizes

Current Site Context

Projected New Buildings

Context Photos of Site 300




Summer Trees & Historic Building

Adjacent Buildings

Nine-Block Analysis

Environmental Analysis

Access & Street Analysis (Existing)

SLU Street Concept (Proposed)

Central Street Room Concept

Zoning Analysis

Zoning Envelope & Program

Sustainable Design Strategies & Public Art

SLU Portfolio

Project Goals

Parti Diagrams- 3 Options

Massing Option 1

Massing Option 1

Massing Option 1

Massing Option 1

Massing Option 2

Massing Option 2

Massing Option 2

Massing Option 2

Massing Option 3 (Preferred)




Aerial Views- 3 Options

Shadow Studies- Option 1


Shadow Studies- Option 3 (Preferred)

Experiential Quality

Landscape Concept

Design Guidelines

Design Guidelines

A - 1

A - 2

A - 3

A - 4

A - 5

A - 6

A - 8

A - 9

A-10

A-11

A-12

A-13

A-14

A-15

A-16

A-17

A-18

A-19

A-20

A-21

A-23

A-24

A-25

A-26

A-27

A-28

A-29

A-30

A-31

A-32

A-33

A-34

A-35

A-36

A-37

A-38

A-39

A-40

A-41

A-42

A-43

A-44

A-45

A-46

A-47

A-48

Contents & Project Info

300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013

A-2

Denny Park

Denny Playfield

RollinStreet

Condos

Joh

n S

t

Th

om

as

St

Dexter Ave N

Aurora Ave N

8th Ave N

9th Ave N

Westlake Ave N

Seattle Biomedical Research Institute

Group Health

Veer Loft Condos

King Broadcasting

Seattle Automotive

Church

Church

LowIncomeHousingInstituteH

arr

iso

n S

t

Re

pu

bli

can

St

Site Context

hT

hT

hT

hT

hT

ho

mo

mmo

mo

ma

sa

sa

S

IHInH

aH

arrrr

iso

n

TTTT

88t8tthhhh AvAAvee NN

In

Thom

as S

t

John

St

Den

ny W

yDexter Ave N

8th Ave N

9th Ave N

Westlake Ave N

Terry Ave N

Boren Ave N

Fairview Ave N

I-5

Har

rison

St

Mer

cer S

t

Repu

blic

an S

t

Aurora Ave N

300 8th Ave N

333 8th Ave N


A-3 Site Survey- 300 8th Ave N

300 8th Ave N

SITE

11

’-9

”

16

’-0

”

12’-1”

300

333

11’-0”


A-4

333 8th Ave N

SITE

12

’-1

”

16

’-0

”300

333

11’-11”11’-1”



A-5

Site Area (300 8th Ave N):

43,097 SF with approximately 360 feet of frontage on 8th Avenue North and 120 feet of frontage on Harrison and Thomas Streets. The site borders an alley along its east boundary.

Topography:

The site slopes from a low point of elevation 50.0’ on the North-East corner to a high point of elevation 62.0’ on the South-West corner of the site.

Tree Survey:

There are no exeptional trees located within the site boundary. Large street trees are located on 8th Avenue North. The trees identified are sweet gum trees and are documented on the survey. See Large Tree Locations & Sizes diagram (Sheet A-7) for more info.

Existing Buildings:

A warehouse and former King County Library Building of approximately 44,000 SF.

Historic Building(Auto Shop)

Harrison St.

Thomas St.

8th Avenue N.

9th Avenue N.

Dexter Avenue N.

Alley

Alley

SITE (300)

SITE (333)

Hotel

Art Gallery

King 5 BroadcastingOffice

Warehouse

Warehouse/Store

2-StoryApartmentBuilding

6-StoryVeer Condos

7-StoryLow IncomeApartments

325 9th Ave

Church1-story warehouse(former King County Library)



A-6

Site Area (333 8th Ave N):

43,097 SF with approximately 360 feet of frontage on 8th Avenue North and 120 feet of frontage on Harrison and Thomas Streets. The site borders an alley along its west boundary.

Topography:

The site slopes from a low point of elevation 56.0’ on the North-East corner to a high point of elevation 68.0’ on the South-West corner of the site.

Tree Survey:

There are no exeptional trees located within the site boundary. Large street trees are located on 8th Avenue North. The trees identified are sweet gum trees and are documented on the survey. See Large Tree Locations & Sizes diagram (Sheet A-7) for more info.

Existing Buildings and Site Elements:

The site has an existing 80 stall surface parking lot, a 2-story wood frame service building and a 1-story 1225 SF warehouse.

Har

rison

St.

Thom

as S

t.

8th Avenue N.

Dexter Avenue N.

Alley

Alley

1-storywarehouseshed

2-story wood framed house used as a commercial building

Hotel

Art Gallery

King 5 Broadcasting

Office

Warehouse(former KC library)

Historic Building(Auto Shop)

SITE (300)

SITE (333)Warehouse

Warehouse/Store

2-StoryApartmentBuilding

6-StoryVeer Condos

7-StoryLow IncomeApartments

325 9th Ave

Church


Intentionally Blank


A-8

12”

14”

12”16”

14” 14” 12”8”

20”

14”12”

12”

10”10”10”

14”

12”

10”

14”

14”

12”

18”

16”

12”

16”

14”

24”22” 18” 18” 18” 24” 18” 18” 18”

14”

14”

12”

24”

12”

14”12”

12”12”

12” 20” 12” 14”

Large Tree Locations (Sizes in Diameter)

Red = Within Property (to be removed)

Black = In Right of Way (to remain)

300 Site

333 Site

Per Director’s Rule 16-2008 (Designation of Exceptional Trees): The size threshold for American Sweetgum trees is 27”. No trees within the site boundary meet the size threshold to be considered exceptional.

Per Site Inspection on Oct. 3, 2013 by SDOT City Arborists (Shane Dewald and Mike Schnad): All the large trees on both the 300 & 333 blocks are Sweetgum Trees.

Pro

pe

rty

Lin

eP

rop

ert

y L

ine

8th Ave N

Thom

as S

t

Har

rison

St

Large Tree Locations & Sizes


A-9

333SITE

300SITE

Current Site Context


A-10

Proposed Buildings

Projected

New Buildings

333SITE

300SITE

Projected New Buildings


A-11 Context Photos of Site 300

8th Ave N8th Ave N

Thom

as S

t

Har

rison

St

A

300B

C

A

B

C

View looking west from 8th Ave N.

View looking north from Harrison St.

View looking south from Thomas St.

9th Ave N


A-12

A

B

C

View looking east from 8th Ave N.

View looking south from Harrison St.

View looking north from Thomas St.

8th Ave N8th Ave N

Thom

as S

t

Har

rison

St

A

300B C

9th Ave N



A-13

A

B C

A

B

C

View looking east from 8th Ave N.

View looking north from Harrison St.

View looking south from Thomas St.

333


8th Ave N8th Ave N

Thom

as S

t

Har

rison

St

Dexter Ave N


A-14

A

B C

A

B

C

View looking west from 8th Ave N.

View looking south from Harrison St.

View looking north from Thomas St.

333


8th Ave N8th Ave NTh

omas

St

Har

rison

St

Dexter Ave N


A-15 Summer Trees & Historic Building

8th Ave N

Dexter Ave N

9th Ave N

1

3421

4

Historic Building

2

8th A

ve N

8th Ave N

Harrison St

3

8th Ave N

Thomas St

300

333

Har

rison

St

Thom

as S

t


A-16Adjacent Buildings

8th Ave N

Dexter Ave N

9th Ave N

300

333H

arris

on S

t

Thom

as S

t


A-17

333 8th Ave N

(85’ Base Height)

300 8th Ave N

(85’ Base Height)

Thomas

St

(Clas

s 2 Pedestr

ian Stre

et

& View Corridor)

Harrison S

t

(Class 2 Pedestr

ian Street,

Heart Locatio

n)

Dexter Ave N

(Minor Arterial)

Aurora Ave N

(Major Arterial)

Future through-street connection

Future through-street connection

8th Ave N(No Classification)

9th Ave N(No Classification)

To Space Needle& Olympic Mountains

To Denny Park& Downtown

Prevailing Winds

To Lake Union & UW Medicine

Nine-Block Analysis

N

E

S

W


A-18

Wind (Yearly Average Direction %)

Solar Path

Views and Topography

40

40

30

20

20

50

50

60

60

70

70

80

80 9

0

90

10

0

10

0 11

0 12

0

13

0

60

60

008

08

08

08

Lake Union

Space Needle& OlympicMountains

Denny Park& Downtown

W

W

SUMMERSUNSET

SUMMERSUNRISE

WINTERSUNSET

WINTERSUNRISE

N

N

S

S

E

E

Dexter Ave N

Dexter Ave N

Dexter Ave N

8th Ave N

8th Ave N

8th Ave N

9th Ave N

9th Ave N

9th Ave N

Westlake Ave N

Terry Ave N

Boren Ave N

Thom

as S

t

Thom

as S

tTh

omas

St

John

St

Har

rison

St

Har

rison

St

Har

rison

St

Repu

blic

an S

t

Mer

cer S

t

Roy

St

Valle

y St

2468101214161820

Environmental Analysis


A-19

SLU Street Car

Class 1 Pedestrian Street

Class 2 Pedestrian Street

Bicycle Lanes

View Corridor Street

Heart Locations

Bus Stop

Street Car Stop

Thomas St

John St

Dexter Ave N

8th Ave N

9th Ave N

300SITE

333SITE

Westlake Ave N

Terry Ave N

Harriso

n St

Republican St

Mercer S

t

Denny Park

Denny Playfield

Access & Street Analysis (Existing)


A-20

Thomas St

John St

Dexter Ave N

8th Ave N

UW Medicine

9th Ave N

300SITE

333SITE

Westlake Ave N

Harriso

n St

Republican St

Mercer S

t

Denny Park

8th Ave N

-Woonerf (Shared Street)-Pedestrian/bicycle emphasis-May restrict access to deliveries and emergency vehicles

Thomas St

-Green Street-Encourages bicycle/pedestrian-Substantial street tree canopy

Harrison St

-Mixed-Use Street-Transit route-Standard landscape

South Lake Union Street Concept

(Street Character)

Per SOUTH LAKE UNION STREET CONCEPT PLANSPrepared for City of Seattle, April 2013 by:Weinstein A|U, CMG Landscape Architecture, CPL Civil Engineers

Image Credit:SOUTH LAKE UNION STREET CONCEPT PLANSPrepared for City of Seattle, April 2013 by:Weinstein A|U, CMG Landscape Architecture, CPL civil engineers

SLU Street Concept (Proposed)


A-21

(residential)(residential)

8TH AVE

9TH AVE

DEXTER

8th Ave N Central Street Room

-Larger open space towards mid-block-Large tree canopy-Low plantings-Permanent & temporary street furniture

South Lake Union Street Concept

(Central Street Room)

Plan- Central Street Room

Section B1- Central Street Room

8th Ave District

Image Credit:SOUTH LAKE UNION STREET CONCEPT PLANSPrepared for City of Seattle, April 2013 by:Weinstein A|U, CMG Landscape Architecture, CPL civil engineers

Central Street Room Concept

Per SOUTH LAKE UNION STREET CONCEPT PLANSPrepared for City of Seattle, April 2013 by:Weinstein A|U, CMG Landscape Architecture, CPL Civil Engineers

Intentionally Blank


A-23

Vested Zoning: SM-85’ Street-Level Setback Upper-Level Setback

Harrison St and Thomas St

Addresses: 300 & 333 8th Avenue N 98109

DPD Project Numbers: 3014981 & 3014982

King County Parcel No. : 199120-1150, 199120-1187, 199120-1190, 199120-1195, 199120-1200, 199120-1295

Zone: SM-85

Zone Overlay: Lake Union Urban Center

Permitted Uses: Commercial and Residential and others unless prohibited by SMC 23.48.006

Street Classifications: Class 2 Pedestrian Streets (Thomas and Harrison Streets)

Street Level Uses: No requirements for Class 2 Pedestrian Streets

Base FAR: 4.5

Maximum FAR: 5 (Maximum FAR permitted only for designated laboratory and research facility uses (SMC 23.48.017))

Uses Exempt from FAR: 1) All GFA below grade;2) All GFA used for accessory parking located above grade;3) All GFA in residential use;4) GFA occupied by mechanical equipment, up to a maximum of 15%;5) Rooftop mechanical equipment

Base Height Limit: 85’

Maximum Height Limit: 105’105’ Height permitted only if the following criteria are met:

1) At least two levels have floor-to-floor heights of 14’, and 2) The additional height is used to accommodate mechanical equipment, and3) The additional height permitted does not allow more than seven floors in zones

with a 85 foot height limit, and4) The height limit provisions of Section 23.48.016.A.1.b are satisfied.

Rooftop Features: Parapets may extend up to 4 feet above the maximum height limit.Solar collectors may extend up to 7 feet above the maximum height limit with unlimited coverage.Rooftop features (penthouses, mechanical equipment, etc...) may extend up to 15 feet above maximum height limit up to a combined coverage limit of 25%.Rootop features may cover up to a combined coverage limit of 65% provided that all mechanical equipment is screened and no feature is located closer than 10 feet from the roof edge.

Setbacks: Above 45’, 1’ setback is required for every 2’ of vertical dimension to a maximum of 15’ along Thomas and Harrison Streets.

Amenity Area: New structures containing more than 20 dwelling units shall provide amenity area on the lot in the amount equivalent to 5 percent of the total gross floor area in residential use. a) Maximum of 50% of the amenity area may be enclosed; b) The minimum horizontal dimension of residential amenity area is 15 feet, and no required amenity area shall be less than 225 square feet in size.

Parking Requirement: Commercial: 1 space for each 1000 square feet Residential: Nominally 1 space per unit in SM-85 zone, however, there is no minimum requirement in South Lake Union Urban Center Access to parking is required to be from alley Bicycle Parking Requirement: Commercial: 1 per 12,000 square feet Residential: 1 per 4 units

Loading Requirement: 3 Berths (160,001 to 264,000 SF office use) Minimum 35’ length Access to loading is required to be from alley

Façade Height requirement: On Class 2 pedestrian Streets all facades shall have a minimum height of 25 feet (Thomas and Harrison).

Transparency Requirement: Minimum of 60% of the width of street level façade must be transparent between 2 and 8 feet above side walk on Class 2 pedestrian streets (Thomas and Harrison).

Blank Façade Requirement: Blank facades shall be limited to segments 15 feet wide. Blank façade width may be increased to 30 feet is the Director determines that the façade is enhanced by architectural detailing, artwork, landscaping, or other similar features that have visual interest.

Zoning Analysis

Zoning Analysis

(Note: This project is going to be reviewed under the previous code and would be vested per SMC 23.76.026 C2, provided that a MUP is submitted to DPD within 90 days of the EDG meeting)


A-24

+ 93.5 ft flr-flr1000

+ 78.5 ft 15 Stair/ Elev Penthouses

+ 66 ft 12.5 6 office 33,000

+ 53.5 ft 12.5 5 office 33,600

+ 41 ft 12.5 4 office 33,600

+ 28.5 ft 12.5 3 office 33,600

+ 16 ft 12.5 2 office 38,500

22900 13,962

16 1 office loading/service

P1 parking 43,200P2 parking 43,200P3 parking 43,200

Area Summary

Site Area 43,200 ft2

Base FAR 4.5Maximum Chargable FAR 194,400 ft2

Chargable Office Area 195,200 ft2

Chargable Loading/Service Area 14,962 ft2

Chargable Retail Area - ft2

Sub-total Chargable Area 210,162 ft2

7.5% Mechanical Deduction (FAR Exempt) 15,762 ft2

Total chargable area 194,400 ft2

Total Above Grade Construction Area 210,162 ft2

Parking Area 129,600 ft2

Total Gross Construction Area 324,000 ft2

85’ Height Limit(measured from grade at property line)

45’(no setbacks required)

1’ setback every 2’

vertically above 45’

2’ Alley Setback below 26’

Harrison St

8th Ave N

Thomas St

15’ Maximum

required setback

No setback, facade length, or upper level

development requirements at 8th Ave N. Voluntary 10’ Setback at alley above Level 2 (2’ alley setback + 8’ terrace)

(no setbacks required)

85’ Height Limit(measured from grade at property line)

45’

+ 93.5 ft flr-flr1000

+ 78.5 ft 15 Stair/ Elev Penthouses

+ 66 ft 12.5 6 office 31,900

+ 53.5 ft 12.5 5 office 31,900

+ 41 ft 12.5 4 office 31,700

+ 28.5 ft 12.5 3 office 36,000

+ 16 ft 12.5 2 office 38,000

2400 21800 15,462 39,662

16 1 Retail office loading/service

P1 parking 43,200 P2 parking 43,200 P3 parking 43,200

Area Summary

Site Area 43,200 ft2

Base FAR 4.5 Maximum Chargable FAR 194,400 ft2

Chargable Office Area 191,300 ft2

Chargable Loading/Service Area 16,462 ft2

Chargable Retail Area 2,400 ft2

Sub-total Chargable Area 210,162 ft2

7.5% Mechanical Deduction (FAR Exempt) 15,762 ft2

Total chargable area 194,400 ft2

Total Above Grade Construction Area 210,162 ft2

Parking Area 129,600 ft2

Total Gross Construction Area 324,000 ft2

288 stalls

288 stalls

Height Limit & Setbacks

Proposed Area Summaries

300 8th Ave N

3338th Ave N

300 8th Ave N

333 8th Ave N

Zoning Envelope & Program

85

85

100

100


A-25

It is the intent of the proponent to strive for LEED Gold CS 2009. Similar to other Vulcan projects, this project will maximize energy savings through energy modeling, maximizing water conservation, storm water management, a focus on the tenant environment and improved pedestrian environment.

Vulcan has delivered 15 LEED certified buildings that contributed to the first LEED-certified neighborhood plan in Washington State.

Green Wall

Public Transportation

Public Bike Storage Extensive Green Roof

Storm Water Management

Public Art

Public Circulation

Sustainable Design Strategies & Public Art


A-26

500 9th Avenue Proposal (ZGF)

Street setback/Faacade Variation

Amazon.com, Phase I & II (NBBJ)Amazon.com, Phase III (LMN Architects)

Multiple Facits Amazon.com, Phase III and Public Art (LMN Architects)2201 Westlake/ Enso (Callison)

Amazon.com, Phase IV (Callison)

Facade Modulation and Articulation

Westlake Terry Block (Callison)

Articulate base, accentuated corner

SLU Portfolio


A-27

Project Goals

Protect & Embrace the Urban Street Room

Provide Community Open Space

Street Tree & Building Symbiosis

Scale Response to Context

Architectural Diversity

-Reinforce and form the open space towards mid block

-Solar Access-Planted Areas-Neighborhood Amenity-Pedestrian Usability/Accessibility-Flexibility

-Allow Specimen Trees to shape the 8th Ave street edge-Building form allows for trees to access air/light/water-Trees provide building shade during summer months-Connection from the office interior to the exterior through street tree layer/zone

-Scale compatibility with the emerging neighborhood’s multifamily residential context.-Articulated/divided massing & volumes at areas to reduce scale where needed

-Through a common concept or vocabulary the execution of the two blocks will be distinct while still complimenting each other as a pair/duet.

Streetscape Compatibility A-2

Human Activity A-4

Pedestrian Open Spaces and Entrances D-1

Streetscape Compatibility A-2

Human Activity A-4


Responding to Site Characteristics A-1


Reinforce Existing Landscape Character of Neighborhood E-1

Landscape Design to Address Special Site Conditions E-3

Responding to Site Characteristics A-1

Height, Bulk and Scale Compatibility B-1

Architectural Concept & Consistency C-2

Relevant Design Guidelines

Project Goals


A-28

Option 3 (Preferred)Option 2Option 1

Traditional Massing

No Public Open Space

Inset vs. Traditional Massing

Transfer Private to Public Open Space

Double Inset

Maximize Open Space Transfer

Parti Diagrams- 3 Options

333

333333

300

300

300


A-29

Massing Option 1

The ‘Punched Opening Combination’ is an orthogonal massing arrangement that maximizes the private open space at the north and south sides of the building. The open space created will largely be in the form of tenant accessible terraces or green roofs, with minimal public open space. The punched massing is normally in the form of inset walls that could be accessible from interior spaces. The punched expression allow for accents of the building and would be oriented to views of the space needle, street view corridors or other neighborhood attractions. This typology is reminiscent of residential development.

Aerial Looking Northeast






8th Ave N

Thom

as S

t

Har

rison

St

Roof Plan

Massing Option 1

8th Ave N

Thomas St

Harrison St

300

333


A-30

A

A

Aerial Looking Southwest

30’30

’

16’16

’

15’15

’

RR

66

55

44

3

8th Ave NLobby Lobby

3

22

11

P1P1

P2P2

P3P3

5 Fl

oors

@ 1

2’-6

”

5 Fl

oors

@ 1

2’-6

”

85’ B

uild

ing

Hei

ght

85’ B

uild

ing

Hei

ght

Retail

8th Ave N

Thom

as S

t

Har

rison

St

Retail

Small Commercial

Small Commercial

Office

Office

Lobby

Lobby

8th Ave N

8th Ave N

Harrison St

Harrison StSection A- Looking North

Aerial Looking Southeast (333 Alley)

Level 1 Plan

Massing Option 1

333 300

300

333

P PL L


A-31

8th Ave- street view looking North- street trees shown

≈ 66’-0”

≈ 66’-0”

8th Ave- street view looking North- street trees shown8th Ave- street view looking North

8th Ave- street view looking South- street trees shown 8th Ave- street view looking South

Massing Option 1


A-32

Thomas St- Looking west at Space Needle from adjacent plazaHarrison St Corridor- Looking East

Harrison St Corridor- Looking West Thomas St- Looking west showing adjacent historic building massing

Historic Building

Thomas St

8th Ave N333

Th

om

as

St

Ha

rrison

St

Ha

rrison

St

8th Ave N

333

300

Alley

325 9th Ave N

8th Ave N

333

325 9th Ave N

300

Massing Option 1


A-33

Massing Option 2

The ‘Trifold and Punched Opening Combination’ uses the same orthogonal punched opening expression for 300 8th Avenue and matches it with an angled tri-fold expression for 333 8th Avenue. The open space created by the tri-fold geometry lengthens the building by transferring the open space to the street level, thus transferring the tenant open space to public accessible open space.

8th Ave N

Thom

as S

t

Har

rison

St

Roof Plan Aerial Looking Northeast

8th Ave N

Thomas St

Harrison St

300

333






Massing Option 2


A-34

Level 1 Plan

8th Ave N

8th Ave N

Harrison St

Harrison St

Aerial Looking Southeast (333 Alley)

Section A- Looking North

Aerial Looking Southwest

30’30

’

16’16

’

15’15

’

RR

66

55

44

3


3

22

11

P1P1

P2P2

P3P3

5 Fl

oors

@ 1

2’-6

”

5 Fl

oors

@ 1

2’-6

”

85’ B

uild

ing

Hei

ght

85’ B

uild

ing

Hei

ght

Retail

Retail

Small Commercial

Small Commercial

Office

Office

Lobby

Lobby

8th Ave N

Thom

as S

t

Har

rison

St

A

A

Massing Option 2

333 300

300

333

333

300

P PL L


A-35

≈ 78-0”

≈ 81’-0”



Massing Option 2


A-36



Historic Building

Thomas St

8th Ave N333

Th

om

as

St

Ha

rrison

St

Ha

rrison

St

8th Ave N

333

300

Alley

325 9th Ave N

8th Ave N

333

325 9th Ave N

300

Massing Option 2


A-37


Aerial Looking Northeast

8th Ave N

Thomas St

8th Ave N

Thom

as S

t

Har

rison

St

Roof Plan

333

The ‘Trifold and Stacked Floor’ uses the same folded massing for 3338th Avenue and introduces another inflected geometry created by a single fold and a pairing of floors for 300 8th Avenue. The ‘stacked floor’ expresses floors in pairs uniquely to create a clear horizontal expression of mass. The top pair of floors dramatically cantilevers outward and to the west to frame the street and tree canopy approximately 30 ft above the sidewalk and street.








A-38

Level 1 PlanSection A- Looking North

30’30

’

16’16

’

15’15

’

RR

66

55

44

3


3

22

11

P1P1

P2P2

P3P3

5 Fl

oors

@ 1

2’-6

”

5 Fl

oors

@ 1

2’-6

”

85’ B

uild

ing

Hei

ght

85’ B

uild

ing

Hei

ght

Retail

Retail

Small Commercial

Small Commercial

Office

Office

Lobby

Lobby

8th Ave N

Thom

as S

t

Har

rison

St

A

A


333 300

300

333

P PL L

8th Ave N

8th Ave N

Harrison St

Harrison St

Aerial Looking Southeast (333 Alley)Aerial Looking Southwest


A-39

≈ 86’-0”

≈ 94’-0”





A-40



Historic Building

Thomas St

8th Ave N333

Th

om

as

St

Ha

rrison

St

Ha

rrison

St

8th Ave N

333

300

Alley

325 9th Ave N

8th Ave N

333

325 9th Ave N

300



A-41

Option 3 (Preferred)Option 2Option 1

Pros:

-Large above grade tenant occupied terraces (private open space)-Smaller upper level footprint

Cons:

-Small amount of public open space at street level-8th Ave facades tight to tree canopy-Colonnade blocks pedestrian visibility

Pros:

-Open space expands toward mid-block -333 inflection accommodates street trees-Massing diversity between the 2 blocks

Cons:

-300 Colonnade blocks pedestrian visibility-300 facade at 8th Ave is tight to tree canopy\-333 longer upper level massing to accommodate FAR

Pros:

-Large amount of public open space at street level-Both blocks inflect to accommodate street trees and form an urban street room-Massing diversity is maintained

Cons:

-Average amount of tenant occupied terraces (private open space)-Longer upper level massing to accommodate FAR

View from Southwest View from Southwest View from Southwest

Aerial Views- 3 Options

8th Ave N

8th Ave N

8th Ave N

Thomas St

Thomas St

Thomas St


A-42

9:00 am

9:00 am

9:00 am

12:00 pm

12:00 pm

12:00 pm

3:00 pm

3:00 pm

3:00 pm Afternoon Shadow

Morning Shadow

Summer-

June 21st

Spring & Fall-

March & Sept. 20th

Winter-

December 21st



A-43

9:00 am

9:00 am

9:00 am

12:00 pm

12:00 pm

12:00 pm

3:00 pm

3:00 pm


Morning Shadow


Summer-

June 21st

Spring & Fall-

March & Sept. 20th

Winter-

December 21st


A-44

9:00 am

9:00 am

9:00 am

12:00 pm

12:00 pm

12:00 pm

3:00 pm

3:00 pm


Morning Shadow

Shadow Studies- Option 3 (Preferred)

Summer-

June 21st

Spring & Fall-

March & Sept. 20th

Winter-

December 21st


A-45

8th Avenue North

Existing Summer view looking towards Denny Park

View from office through street trees

Commercial Loft Space

Neighborhood Block Party Small Commercial/Creative Space

Small Commercial/Creative Space

View from street to office through street trees

Experiential Quality + Neighborhood Amenity

The trees and building work in unison to define and cradle a lush and flexible neighborhood open space. The mature gum canopy will not only shelter pedestrians but will also be experienced by the occupants of the office space as a layer directly outside of the windows similar to a tree house. If the “woonerf” is realized, the street area could serve as an amenity to the neighborhood hosting small community events like block parties and provide opportunities for runoff control.Small commercial or high-ceiling creative space is a consideration for the northern first floor office space. The smaller division of lease space size and individual entry points could benefit the project and neighborhood in terms of scale and diversity.

Experiential Quality


A-46

Planters

Greenspace

Terrace

Street Furniture

Concrete Pavers

New Trees

Existing Trees

Primary Pedestrian Movement

Bike Movement

Vehicle Movement

UW

Medicine

Harrison & Thomas

Street NodeDenny Park

Edge

Parking & Bike Entry Loading Dock

Loading Dock

Lobby Entry

Lobby EntryRetail Entry

Parking & Bike Entry

Retail Entry

8TH AVE N

HA

RR

ISO

N S

T

TH

OM

AS

ST

Landscape Plan

While this proposal is governed by the previous SM 85 zoning, the plan embraces the studies and concepts created for the 8th Avenue Corridor study. 8th Avenue North, between Harrison and Thomas has been defined as a ‘character-giving’ node.

This along with the “Heart Location” Harrison Street and view corridor Thomas Street makes the urban response more so important. While preservation of the specimen trees is the cornerstone of this concept, the integration of the tree canopy within the framework of the streetscape will create the sense of place. This concept contemplates development on both sides of the street to complete the frame.

Public Open Space at Street Level

(Approximate % of Site):

Option 1 300 ≈ 4% 333 ≈ 3%

Option 2 300 ≈ 4%333 ≈ 10%

Option 3 300 ≈ 9% 333 ≈ 10%

Eighth Avenue Corridor ‘Nodes’from: South Lake Union Street Concepts Study

Landscape Plan

Roof Terrace

Roof

Terr

ace

Roof

Terr

ace

Roof Terrace

Landscape Concept


A-47

A. Site Planning

A-1 Respond to Site Characteristics:

-The buildings gesture away from the existing mature street trees, allowing for more light and air at street level as well as providing a neighborhood open space amenity.-At meaningful moments (such as view points to the Space Needle) terraces or cantilevered massing is provided to enhance and frame occupant experience.-Sustainable landscape and runoff control measures will be pursued, possibly in the form of planters and green roofs/terraces.

A. Site Planning (continued)

A-2 Streetscape

-The street right-of-way is reinforced by the building setting back at the street forming a more gracious midblock open space emphasis.-Both blocks at the North will be set back at street level to provide a gracious pedestrian experience at “Heart Location” Harrison St.

A-4 Human Activity

-The expansive midblock open space in addition to the proposed woonerf will enhance and encourage community activity and usage.-A transparent visual connection at street level between inside and out will be pursued at lobbies as well as possible connections/entry points at street level commercial space.-Retail placement at selective locations provide activity clusters and destination points throughout the site.

B. Height, Bulk and Scale

B-1 Height, Bulk, & Scale

-Both blocks massing steps down toward the north and south to relate to the smaller scale of existing context.-Volume articulation of the Harrison and Thomas facades is crucial to relating to the adjacent multi-family residential uses, and will be used to highlight moments such as views to the Space Needle or Denny Park.

Design Guidelines


A-48

D. Pedestrian Environment

D-1 Pedestrian Open Spaces and Entrances:

-Entrances to the building will be from 8th Avenue N off of the proposed outdoor urban room.-Pedestrian weather protection, street furniture and bike storage will be amply provided along the street.-Public Art will be integrated into the streetscape.-Curb bulbs and sidewalk widening will be utilized where appropriate.

E. Landscaping

E-1 Reinforce Existing Landscape Character of Neighborhood:

-Large street trees will be preserved

E-2 Landscaping to Enhance the Building and/or Site

-Artwork will be utilized to enhance the building/site.

E-3 Landscape Design to Address Special Site Conditions

-At street level the existing street trees will be preserved and framed by the massing. At the above grade levels landscaped terraces will be utilized for connection to view corridors.

C. Architectural Elements and Materials

C-1 Architectural Context

- While the adjacent lots are generally sparsely developed, the suggested materials will be compatible with existing and planned buildings of good quality

C-2 Architectural Concept and Consistency

- The design and massing elements will create a cohesive whole (with the central open space being the focal point) while still maintaining diversity between the two blocks.

Design Guidelines

Early Design Guidance West DRB – Oct. 9th, 2013

Documents

Transcript of Early Design Guidance West DRB – Oct. 9th, 2013