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
Site Survey- 333 8th Ave N
Existing Site Plan- 300
Existing Site Plan- 333
Large Tree Locations & Sizes
Current Site Context
Projected New Buildings
Context Photos of Site 300
Context Photos of Site 300
Context Photos of Site 333
Context Photos of Site 333
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)
Massing Option 3 (Preferred)
Massing Option 3 (Preferred)
Massing Option 3 (Preferred)
Aerial Views- 3 Options
Shadow Studies- Option 1
Shadow Studies- Option 2
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
A-3 Site Survey- 300 8th Ave N
300 8th Ave N
SITE
11
’-9
”
16
’-0
”
12’-1”
300
333
11’-0”
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-4
333 8th Ave N
SITE
12
’-1
”
16
’-0
”300
333
11’-11”11’-1”
Site Survey- 333 8th Ave N
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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)
Existing Site Plan- 300
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
Existing Site Plan- 333
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
A-9
333SITE
300SITE
Current Site Context
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-10
Proposed Buildings
Projected
New Buildings
333SITE
300SITE
Projected New Buildings
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
Context Photos of Site 300
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
Context Photos of Site 333
8th Ave N8th Ave N
Thom
as S
t
Har
rison
St
Dexter Ave N
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
Context Photos of Site 333
8th Ave N8th Ave NTh
omas
St
Har
rison
St
Dexter Ave N
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-16Adjacent Buildings
8th Ave N
Dexter Ave N
9th Ave N
300
333H
arris
on S
t
Thom
as S
t
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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)
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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)
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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)
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
Pedestrian Open Spaces and Entrances D-1
Responding to Site Characteristics A-1
Pedestrian Open Spaces and Entrances D-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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
Protect & Embrace the Urban Street Room
Provide Community Open Space
Street Tree & Building Symbiosis
Scale Response to Context
Architectural Diversity
8th Ave N
Thom
as S
t
Har
rison
St
Roof Plan
Massing Option 1
8th Ave N
Thomas St
Harrison St
300
333
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
Protect & Embrace the Urban Street Room
Provide Community Open Space
Street Tree & Building Symbiosis
Scale Response to Context
Architectural Diversity
Massing Option 2
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
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
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
A-35
≈ 78-0”
≈ 81’-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 2
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-36
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 2
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
A-37
Massing Option 3 (Preferred)
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.
Protect & Embrace the Urban Street Room
Provide Community Open Space
Street Tree & Building Symbiosis
Scale Response to Context
Architectural Diversity
Massing Option 3 (Preferred)
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-38
Level 1 PlanSection A- Looking North
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
Retail
Small Commercial
Small Commercial
Office
Office
Lobby
Lobby
8th Ave N
Thom
as S
t
Har
rison
St
A
A
Massing Option 3 (Preferred)
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
A-39
≈ 86’-0”
≈ 94’-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 3 (Preferred)
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
A-40
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 3 (Preferred)
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
Shadow Studies- Option 1
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
3:00 pm Afternoon Shadow
Morning Shadow
Shadow Studies- Option 2
Summer-
June 21st
Spring & Fall-
March & Sept. 20th
Winter-
December 21st
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
3:00 pm Afternoon Shadow
Morning Shadow
Shadow Studies- Option 3 (Preferred)
Summer-
June 21st
Spring & Fall-
March & Sept. 20th
Winter-
December 21st
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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
300 & 333 8th Ave N Early Design Guidance13001.00 October 9th, 2013
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
300 & 333 8th Ave NEarly Design Guidance13001.00October 9th, 2013
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