Downtown Design Review Board | EARLY DESIGN GUIDANCE 307 BROAD (3016806) | MARCH 18, 2014 307 BROAD
THIS PAGE LEFT BLANK INTENTIONALLY FOR DOUBLE-SIDED PRINTING
CONTENTS The design team believes that the following guidelines are most pertinent to the site & design of the project: A-1* Respond to the physical environment.
I
STATEMENT OF DEVELOPMENT OBJECTIVES The proposed development is a 9-story (above grade) multifamily residential building comprising approximately 153 dwelling units and four levels of below grade parking providing 128 stalls.
‘Develop the architectural concept and arrange the building mass to enhance views.’
B-1* Respond to the neighborhood context.
(a) ‘Compatible design should respect the scale, massing and materials of adjacent buildings and landscape’
B-2*
(c) ‘Design visually attractive buildings that add richness and variety to Belltown, including creative contemporary architectural solutions’
‘New buildings should be compatible with the scale of development surrounding the project site.’
II
SITE CONTEXT AND URBAN DESIGN ANALYSIS Context Aerial + Views
2-3
Zoning 4 Existing Uses 5 Urban Fabric, Edge Conditions
6-7
Views 8-9
Create a transition in bulk & scale. III
DESIGN GUIDELINES
B-3* Reinforce the positive urban form & architectural attributes of the immediate area.
IV
SITE ANALYSIS
‘Promote scale and character compatibility through reinforcement of the desirable patterns of massing and facade composition found in the surround area’
Zoning Envelope 11
B-4
Design a well-proportional & unified building.
Existing Conditions 10 Survey 12
Sun + Shadow Studies
13
Programming + Site Plan
14-15
C-1
Promote pedestrian interaction - enhance the sidewalk experience.
Neighborhood Precedents 16-17
C-2
Design facades of many scales.
V
ALTERNATIVE ARCHITECTURAL CONCEPTS
C-3
Provide active not blank facades.
Conceptual Floor Plans
C-4
Reinforce building entries.
18-19
Ground Level Details 20-21 Massing Alternatives 22-41
C-5
Develop the alley facade.
Precedents + Facade Studies
42-45
D-2* Enhance the building with landscaping.
Roof Plan 46
Downtown Design Guidelines
VII
DEVELOPMENT STANDARD DEPARTURES
None Requested
* Belltown Supplemental Guidance
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
1
CONTEXT
307 BROAD
2
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
SITE
CONTEXT + VIEWS
T SEAT John Street
DENNY WAY
6th Ave N
S
OU
E
N
5th Ave N
2nd Ave N
Warren Ave N
1st Ave N
TH
K LA
IO N U
Taylor Ave N
R ENTE LE C
John Street
The site is a prominent location that serves as a gateway to the Belltown neighborhood. Broad Street and Denny are major vehicle arterials with heavy traffic, while 3rd Avenue becomes more pedestrian oriented toward the south. The topography and situation at a “crossroads” between street grids provide excellent views from the site in all directions.
SITE
BE LL TO W
St Vi ne
Ce
da
rS t
N
3R D
AV E
W all St
lio El
BR
OA D
ST
Ea
gl e
WA TE RF RO N
St re
T
et
Cl ay St
Ba yS tr e
et
PICS M Y OL THE
ve tA
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
3
ZONING
The site is zoned DMC-85. Across Denny is the NC-65 neighborhood of lower Queen Anne and the SM-85 zone that extends toward Lake Union. To the south the DM zone transitions to DMR/C 125/65 and 240/125. This positions the site at a transition in scale between mid and high rise developments.
SITE
DMC -65
DMC- 85 DMR/C 125/65
4
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
DMR/C 240/125
EXISTING USES
Hyatt Place
Aurora Ave N
7-Eleven
Annaliese 6th Ave N
76
5th Ave N
First United Methodist
Taylor Ave N
Fisher Plaza
Centre
Taylor 28
Pacific Science Center
4th Ave N
Champion Party Supply
1st Ave N
Arkona
Warren Ave N
Bernard
Axis Apts
Queens Court
2nd Ave N
The Pittsburgh
John Street
Seattle Center
Waldorf School
Marselle
John Street
Existing uses in the neighborhood are predominantly multifamily residential, which is the encouraged development use. Interspersed within the neighborhood are large full and half block office and commercial developments, while the Seattle Center is immediately to the north of the site. The site is well served by transit with many adjacent bus stops.
Space Needle
Chihuly Garden & Glass
Seattle Children’s Theater
Denny Way Wells Fargo
Matae 3r
d
Av e
Br
et
et St re W all
et
Fountain Court
Residential Commercial
lio El ve tA
St re
et
Ave One
Harbour Heights
Office Space
t te
ry
Seattle Heights
Ba
Fleet and Broad
et
Av e
St re
rn
Sidney
Cenntenial Plaza
ne
te
Av e
Vi
OSP Pavilion
1s t
Devinshire
Aalto Apts
rS tr e
W es
Bremer
City University of Seattle Library
Ce
Pinnacle
Av e
da
St re Ea
Olympic Sculpture Park
Av e
Montreux
Bay Vista
gl
e
Concord
Kiro 7
ay St re
2n d
Av e
Archstone
Cl
The Gallery
et
2900 on First Apts
oa
d
Alexandria
Av e
6t h
Vermont Inn Mosler Lofts
St re
et
Ba yS tr e
et
Community Voice Mail National
4t h
5t h
Cultural Bus Stop Direction of Traffic
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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URBAN FABRIC, EDGE CONDITION
Denny Way forms a significant spatial and experiential edge to the Belltown neighborhood. Development along this edge is diverse in scale, use, and character and generally the Denny corridor lacks a sense of place. The buildings of the Pacific Science Center, designed by Minoru Yamasaki (with subsequent additions by Callison) provide an informative reference for an architectural response. These buildings embody an architecture of simple platonic volumes of glass and white concrete. The innovative exterior expression of a tessellated structure is disciplined, elegant, minimalist, delicate and taut in its modulation.
A B
D
C
DENNY WAY
D
ST
E
OA
D
AV E
F
ST
3R
H
A Pacific Science Center (Seattle Center)
6
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CL
AY
BR
I
G
URBAN FABRIC, EDGE CONDITION
Surrounding context buildings vary in use, style, and quality. The Mosler Lofts building is among the most relevant precedents to consider for potential design cues based on its program and proximity.
B 76 Gas Station
F The Vermont Inn
C 7-Eleven
G Mosler Lofts
D Fisher Plaza
E Wells Fargo Bank
H Kiro 7 News
I Office Building
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VIEWS
1 Denny Looking South from 3rd to 4th 4TH AVE
1
DENNY WAY
2 3 4
4T H
5 AV E
AV E
ST
D
BR
CL
AY
OA
D
ST
3R
2 Denny Looking North from 3rd to 4th
R
AV E
DA
D
CE
2N
ST
6
1S T
AV E
N
8
3 Broad Looking South from Pacific Science Center to 3rd
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
VIEWS
BROAD STREET
DE NN Y AY W
4 Looking East at the Intersection of Broad Street and 3rd Avenue 307 BROAD PROPOSED 9-STORY RESIDENTIAL BUILDING BUILDING FOOTPRINT: 15,052 SF
3RD AVENUE
142’
ALLEY
5 3rd Looking Southesast from Broad to Clay
106’
EXISTING SURFACE PARKING LOT
N
6 Looking North at the Intersection of Clay Street and 3rd
SCALE: 1/32” = 0
8’
16’
32’
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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EXISTING CONDITIONS Mosler Lofts
SITE
Kiro 7
A
Broad Street at 3rd Avenue
Looking South
Seattle Center
Mosler Lofts
SITE
B
Clay Street at 3rd Avenue
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Looking Northwest
ZONING ENVELOPE
Mosler Lofts
85’ Max.
Kiro 7
A
Broad Street at 3rd Avenue
Looking South
Seattle Center
Mosler Lofts
85’ Max.
B
Clay Street at 3rd Avenue
Looking Northwest
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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SURVEY
EXISTING TREES TO BE REPLACED 4” DECIDUOUS
12” DECIDUOUS
16” DECIDUOUS
12” DECIDUOUS
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SUN + SHADOW STUDIES 10 AM
NOON
2 PM The proposed development is modest in height and situated such that it has no negative impacts on surrounding developments or uses.
WINTER SOLSTICE
NOTE: The shadow studies assumes an 85 foot tall volume with an additional 15’ high penthouse that occupies 35% of the roof area as permitted by the Seattle Land Use Code.
EQUINOX
SUMMER SOLSTICE
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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GBB
Y
Y
AC TI LE LO VE AS L INO BB
GROUND FLOOR PROGRAMMING
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SE RV IC ES
RRE ESS IIDD EENN TTII AAL L
PA AC RK CE IN SS G
SITE PLAN PACIFIC SCIENCE CENTER
7-ELEVEN
76 GAS STATION
WELLS FARGO 2901 3RD AVE OFFICE BUILDING
THE VERMONT INN
KIRO 7 NEWS
MOSLER LOFTS
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PATTERNS OF RESIDENTIAL URBAN DEVELOPMENT, DISTINCTIVE AND EFFECTIVE MASSING COMPOSITIONS IN THE NEIGHBORHOOD An analysis of the Mosler Lofts and the Gallery reveal patterns of successful multifamily residential design and development: • a clear articulation of base, middle, and top with expressive roof forms • entries along the north/south Belltown Avenues • substantial glass, with concrete and dark masonry • street level dwellings • bay windows at upper levels • modulation at street level via bays and piers
ROOF / SKYLINE, METAL + GLASS
MASONRY + GLASS VOLUME EXPRESSED CORNER
GLASS FACADE
BUILDING MIDDLE, GLASS EXPRESSED CORNER
MOESLER LOFTS: 3 DISTINCTIVE HORIZONTAL COMPONENTS
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STREET LEVEL MASONRY BASE
STREET LEVEL MASONRY BASE
LOBBY ENTRY
LOBBY ENTRY
THE GALERY: VERTICAL DISTINCTIVE STRIPS ON A PODIUM
NEIGHBORHOOD PRECEDENTS An analysis of the adjacent Pacific Science Center reveals an architecture of simplicity. The original structures and subsequent additions embody an economy of formal manipulation, focusing the architectural expression on simple white platonic volumes with tessellated enclosures of innovative precast concrete and glass.
RECTANGULAR VOLUMES GLASS FACADE
CONCRETE
TESSELATED SKIN
PACIFIC SCIENCE CENTER: WHITE CONCRETE VOLUMES WITH A TESSELLATED SKIN
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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106' - 0"
2' - 0" ALLEY
URBAN 1 BD 589 SF
142' - 0"
14' - 6" 14' - 6" 14' - 6" 14' - 6" 14' - 6" 17' - 10"
142' - 0"
3RD AVE
16' - 0"
Y WA
123.69'
FIRE 203 SF
DISPLAY
LEASING 434 SF
PKG
URBAN 1 BD 589 SF URBAN 1 BD 620 SF URBAN 1 BD 620 SF URBAN 1 BD 620 SF URBAN 1 BD 799 SF
URBAN 1 BD 612 SF
TRASH / RECYCLE 655 SF +6'
EXISTING SURFACE PARKING
GROUND LEVEL
STUDIO 498 SF
STUDIO 489 SF STUDIO 501 SF
Y NN DE
LOBBY
RIGHT TURN ONLY
17' - 6"
+6'
25' - 0"
URBAN 1 BD 744 SF
URBAN 1 BD 752 SF
14' - 6" 14' - 6" 14' - 6" 14' - 6" 14' - 6"
LIBRARY
+4' LOFT 184 SF
18' - 0"
URBAN 1 BD 718 SF
URBAN 1 BD 765 SF
URBAN 1 BD 607 SF
URBAN 1 BD 749 SF
17' - 10"
CYBER BAR
18' - 0"
19' - 0"
18' - 0"
1 BD 994 SF
17' - 6"
129.31'
14' - 6"
123.26'
17' - 6"
106' - 0"
12' S
BROAD ST
IDE WA
LK
CONCEPTUAL FLOOR PLANS
URBAN 1 BD 607 SF URBAN 1 BD 607 SF URBAN 1 BD 607 SF
TRASH 132 SF
129.20'
LEVEL 2 SCALE: 1/32” = 1-0” 0
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8’
16’
32’
N
CONCEPTUAL FLOOR PLANS TOTAL GSF 186,425 GSF
STUDIOS................................. 24 units
TOTAL RSF ............................. 105,717 RSF
URBAN 1 BD ........................ 100 units
TOTAL RESIDENTIAL .............. 153 units
TOTAL PARKING COUNT: 128 STALLS
1 BD ...................................... 15 units 2 BD ...................................... 14 units 108' - 0"
108' - 0" 18' - 0"
URBAN 1 BD 713 SF
URBAN 1 BD 648 SF
URBAN 1 BD 662 SF URBAN 1 BD 651 SF URBAN 1 BD 661 SF TRASH 132 SF
1 BD 730 SF
41' - 2"
URBAN 1 BD 654 SF 1 BD 938 SF
6' - 0"
52' - 10"
18' - 0" 22' - 0" 6.67%
6.67%
17' - 10"
URBAN 1 BD 650 SF
6.67%
142' - 0"
URBAN 1 BD 648 SF
6.67%
60' - 0"
URBAN 1 BD 840 SF
URBAN 1 BD 648 SF
4' - 0"
2 BD 978 SF
URBAN 1 BD 782 SF
URBAN 1 BD 648 SF
19' - 0"
22' - 0"
STUDIO 489 SF
17' - 6"
STUDIO 489 SF
25' - 10"
27' - 0"
14' - 6" 14' - 6" 14' - 6" 14' - 6" 14' - 6"
18' - 0"
20' - 0"
18' - 0"
STUDIO 489 SF
2 BD 978 SF
18' - 0"
142' - 0"
18' - 0"
34' - 2"
27' - 0"
24' - 2"
4' - 0"
TYPICAL RESIDENTIAL LEVEL
CONCEPTUAL ROOF PLAN
TYPICAL PARKING LEVEL SCALE: 1/32” = 1-0” 0
8’
16’
N
32’
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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ENLARGED GROUND LEVEL PLAN A. activate Broad with shared amenity uses
307 BROAD RESIDENTIAL DEVELOPMEN 2.27.201
B. double height spaces C. preserve and enhance pedestrian safety at NE corner
BROAD STREET 123.26'
129.20'
12' 0"
12' - 0" SIDEWALK
SIDE WAL K
D. activate 3rd Avenue frontage
AY YW NN DE
C B
A B
+4'
FIREPLACE MAIL
RIGHT TURN ONLY
+6'
LIBRARY
GAME GROTTO BELOW
LEASING 434 SF
FIRE 203 SF
ALLEY
PKG/ STORAGE
DISPLAY
3RD AVE
B
LOFT 184 SF
D URBAN 1 BD 589 SF
URBAN 1 BD 589 SF
20 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 URBAN 1 BD 620 SF
P E R KI NS
SECTION PERSPECTIVE
ALLEY
GAME ROOM
LOFT
LIBRARY
LOUNGE
LOBBY
ENTRANCE ON 3RD
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MASSING ALTERNATIVE 1 A glass volume rests on a two story concrete plinth and is enveloped by a “folded” roof wrap that provides covered and enclosed rooftop amenities.
B-4
Pros:
Building is proportioned into three components:
• simple, legible forms • base/middle/top • expressive roof
METAL ROOF WRAP
• creates a sense of differentiation based on frontages Cons: • lacks scale and articulation as residential • North-East corner is not differentiated *No Departures Requested
A-1* DESIGN GUIDELINES A-1* Massing arrangement to enhance views
Views to Seattle Center
GLASS BOX MIDDLE
B-2* Create a transition in bulk & scale. B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
Views to Puget Sound CONCRETE BASE
BR
Well-proportioned & unified building
OA
B-4
A-1*
D ST
C-1
E RE T
C-1 Promote pedestrian interaction - enhance the sidewalk experience B-3* Downtown Design Guidelines * Belltown Supplemental Guidance
LOBBY ENTRY
Base gives scale and the concrete material relates to the Pacific Science Center V EN DA R 3
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UE
Sidewalk experience is enhanced by the modulation of the base
MASSING ALTERNATIVE 1
Birdseye View Northwest 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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MASSING ALTERNATIVE 1
North (Broad) Elevation
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West (3rd) Elevation
MASSING ALTERNATIVE 1
BROAD STRE ET
UE 3RD AVEN
View from Northwest Corner
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MASSING ALTERNATIVE 1
South Elevation
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East (Alley) Elevation
MASSING ALTERNATIVE 1
PSC
3RD A VE
View from Third Looking North
Massing 1 Roof Plan
BROAD ST
View from Denny Looking East 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
27
MASSING ALTERNATIVE 2 A glass volume rests on a three story glass and masonry plinth and is articulated as a “box” with the top lifted off to provide covered and enclosed rooftop amenities. Pros:
B-4
• simple, legible forms
Building is proportioned into three components:
• base/middle/top • expressive roof Cons: • lacks a sense of differentiation based on frontages
ROOF PLANE
• lacks scale and articulation as residential *No Departures Requested
A-1* DESIGN GUIDELINES A-1* Massing arrangement to enhance views
Views to Seattle Center
GLASS BOX MIDDLE
B-1* (a) Compatible scale with adjacent buildings B-2* Create a transition in bulk & scale.
Views to Puget Sound 3 STORY BASE
B-1* (a)
BR
B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
A-1*
OA D ST
Well-proportioned & unified building
LOBBY ENTRY
E RE
B-4
T
C-1 Promote pedestrian interaction - enhance the sidewalk experience Downtown Design Guidelines
3 Story base matches scale of base of adjacent Moesler building
B-3*
C-1
Base gives scale and the concrete material relates to the Pacific Science Center
Sidewalk experience is enhanced by the modulation of the base
* Belltown Supplemental Guidance
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V EN DA R 3
UE
MASSING ALTERNATIVE 2 1
Birdseye View Northwest 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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MASSING ALTERNATIVE 2
North (Broad) Elevation
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West (3rd) Elevation
MASSING ALTERNATIVE 2
BROAD STRE ET
UE 3RD AVEN
View from Northwest Corner
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MASSING ALTERNATIVE 2
South Elevation
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East (Alley) Elevation
MASSING ALTERNATIVE 2
PSC
3RD A VE
View from Third Looking North
Massing 2 Roof Plan
BROAD ST
View from Denny Looking East 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
33
MASSING ALTERNATIVE 3 (PREFERRED)
A-2 Enhanced skyline
A concrete and glass “box” sits on modulated concrete and glass “piers” and interlocks with a rooftop pavilion. Pros:
C-2
B-4
• simple, legible forms
Facade is composed of parts detailed at different scales
Building is proportioned into three components:
• base/middle/top • expressive roof • creates a sense of differentiation based on frontages
ROOF PAVILION
• accentuates and activates corners • activates Broad Street • provides a sense of scale and articulation *No Departures Requested
*
DESIGN GUIDELINES
A-1*
A-1* Massing arrangement to enhance views
Views to Seattle Center
A-2
Enhance the skyline
B-2* Create a transition in bulk & scale. B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
WHITE CONCRETE GLASS BOX
A-1* Views to Puget Sound 3 STORY CONCRETE BASE
C-1 B-4
Well-proportioned & unified building
C-1 Promote pedestrian interaction - enhance the sidewalk experience
Sidewalk experience is enhanced by the modulation of the base
C-1
C-4
B-3*
Enhance the building with landscaping
E RE
D-2
T
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UE
ST
Reinforce building entries
N AVE D 3R
D
C-4
3 Story base related to adjacent Mosler Lofts building
OA
Design facades of many scales
BR
C-2
LOBBY ENTRY
Sidewalk experience is enhanced by the modulation of the base
Building entry is reinforced with canopies and landscape, and location adjacent to active glass corner on 3rd and Broad
MASSING ALTERNATIVE 3
Birdseye View Northwest 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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MASSING ALTERNATIVE 3
North (Broad) Elevation
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West (3rd) Elevation
MASSING ALTERNATIVE 3
BROAD
STREE T
3RD AVENUE
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MASSING ALTERNATIVE 2
South Elevation
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East (Alley) Elevation
MASSING ALTERNATIVE 3
PSC
3RD AVE
View from Third Looking North
Massing 3 Roof Plan C-5 Develop the alley facade
DENNY
View from Denny Looking East 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
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MASSING ALTERNATIVE 2
Alley and Denny Intersection, NE Corner Detail
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MASSING ALTERNATIVE 3
DENNY
View from Denny North Sidewalk Looking West
DENNY
View from Denny South sidewalk at Intersection with 3rd, Looking East
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PRECEDENTS
MODERN GREEN, Perkins + Will (Vancouver, BC)
ST. JOSEPH’S, Perkins + Will (Tacoma, WA)
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THE GRID, Engelenmoore (Sydney, Australia)
BOLTWOOD PLACE, Holst Architecture (Amherst, MA)
PRECEDENTS
MERCY CORPS, Thomas Hacker Architects (Portland)
HUMBOLDT MILL, Julie Snow Architects (Minneapolis)
PORTER HOUSE, SHoP (NYC)
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FACADE STUDIES
100’ 85’
28’
0’
PACIFIC SCIENCE CENTER
DENSITY PROPORTIONS
PACIFIC SCIENCE CENTER ORIGINAL DRAWINGS
100’ 85’
28’
ALTERNATION
0’
PROPORTIONS
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DENSITY
REGULARITY GRADIENT
FACADE STUDIES
ALLEY
BROAD STREET
3RD AVE
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ROOF PLAN
7
1
2
8
6
5
4 3 11
10
1 Lounge
7 Covered Deck
2 Kitchen
8 BBQ Deck
3 Game Room
9 Covered Deck
4 Music Room
10 Putting Greens
5 Mechanical
11 Dog Zone
9
N
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