MARTIN SELIG REAL ESTATE
400 WESTLAKE
400 WESTLAKE AVENUE NORTH | PROJECT 3022779 | WEST DESIGN REVIEW BOARD | EARLY DESIGN GUIDANCE 12.14.2016
CONTENTS /
SECTION 01 - DEVELOPMENT OBJECTIVES Proposal
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SECTION 02 - SITE Site Survey Legal Description Proposed Site Plan
8 9 10
SECTION 03 - URBAN DESIGN ANALYSIS Nine-Block Aerials Community Nodes + Landmarks Urban Patterns Westlake Avenue North Elevations Harrison Street Elevations Site Photos
12 14 15 16 17 18
SECTION 04 - ZONING DATA Applicable Zoning Standards Zoning Diagram
20 21
SECTION 05 - DESIGN GUIDELINES Applicant-Selected Design Guidelines
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SECTION 06 - ARCHITECTURAL CONCEPTS Exploration of Concepts Revitalization and Rehabilitation Concept 1 Concept 2 Concept 3 Concept 3.A Concept 3.B Concept Comparison
24 26 32 36 40 44 46 64
SECTION 07 - DEPARTURE Overhead Weather Protection
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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DEVELOPMENT OBJECTIVES /
Development Program: 160,000 -210,000 SF office 9,200 SF retail 140 below grade parking Design Objectives: To design an engaging retail and pedestrian experience. To preserve and enhance the existing historic building. To design an addition that is compatible yet differentiated.
Constructed in 1929, the building at 400 Westlake was designed by the Austin Company for Firestone Tire and Rubber Company. The building has been in continuous use by Firestone since it was built and is known to have been remodeled in 1937, 1943 and 1956 - with cosmetic alterations more recently. The building is in the process of being designated as a Seattle landmark and is not on the National Register of Historic Places, but a nomination has been submitted on behalf of the current owner of the site. Currently used for auto parts sales and service, the existing building is associated with the 1920s era auto-row development of Westlake Avenue and South Lake Union that included the Durant Motor Co. Building (1928), the William O. McKay Ford Sales and Service Building (1925), O.M. Company Auto Dealer (1925), and a Buick showroom (1925). The two-story existing building has a reinforced concrete structure and basement. The terra cotta ornament on the exterior is characteristic of the Art Deco style: fluted piers and window surrounds capped by cartouche treatments, scalloped spandrel decoration, and embossed Firestone “F� crests.
Historic photo of the Firestone building after the first renovation in 1947 4
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
DEVELOPMENT OBJECTIVES /
A 1929 advertisement captures the era’s enthusiasm for mobility and for the lifestyle promise of the automobile. Photographs of the Firestone factory and administrative headquarters in Brentford, England (built 1928) demonstrate the company’s commitment to a branded architecture of modernity with clean art deco lines, simple crafted details, and generous amounts of glass - all attributes of the Seattle Firestone building.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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SEATTLE - 1924 /
400 WESTLAKE
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
SEATTLE - 2016 /
400 WESTLAKE
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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Existing Curb Cut
8 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance SEATTLE
KING COUNTY
WASHINGTON
400 WESTLAKE AVE N
MSRE MANAGEMENT LLC
BOUNDARY AND TOPOGRAPHIC SURVEY
BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVE. EAST SEATTLE, Washington 98102-3513
(206) 323-4144 1-800-935-0508 FAX# (206) 323-7135
LAND SURVEYORS & CIVIL ENGINEERS
SITE SURVEY /
SE 1/4 SEC. 30, TWS. 25 N., R. 4 E., W.M.
Site Boundary
SITE DESCRIPTION /
SITE ADDRESS 400 WESTLAKE AVE N SEATTLE, WA 90108 TAX ACCOUNT NUMBER 198320-0230-07 ZONING SM - SLU 160/85-240 FLOOD ZONE THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0630F, AND IS SITUATED IN ZONE “X”, AREA DETERMINED TO BE OUTSIDE 500 YEAR FLOOR PLAIN. AREA SITE AS SHOWN CONTAINS 19,407 SQUARE FEET OR 0.4455 ACRES, MORE OR LESS DESCRIPTION LOTS 7, 8 AND 9 IN BLOCK 95 OF DAVID T. DENNY’S FIRST ADDITION TO NORTH SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 1 OF PLATS AT PAGE 79, IN KING COUNTY, WASHINGTON. EXCEPT THE WEST 12 FEET THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 47549 FOR THE WIDENING OF WESTLAKE AVENUE. TITLE REPORT REFERENCE THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. NCS-750552-CHI2, DATED AUGUST 26, 2015. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. SURVEY IDENTIFICATION NO. 2015183.00 REGISTERED LAND SURVEYOR NO. 44646 SURVEYOR’S ADDRESS & COMPANY BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE, WA 98102-3513
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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PROPOSED SITE PLAN /
401-415 Westlake Retail Buildings 1-Story
325 Westlake Retail Building 1-Story
435 Westlake Tesla Motors Office and Showroom 2-Stories
Westlake Ave N
428 Westlake Office Building 6-Stories
Terry Ave N
Harrison St
Westlake Terry West Office Building 5-Stories
Site Lobby Retail
Westlake Terry East Office Building 4-Stories
401 Terry Ave N Institute for Systems Biology 4-Stories
Parking + Loading Pedestrian Entry Vehicle Entry
Republican St
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
PROPOSED SITE PLAN /
Westlake Ave N
180’
49’
108’
Harrison St
45’
45’ 50’
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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NINE-BLOCK AERIAL - FACING SOUTHEAST /
EXISTING FIRESTONE BUILDING
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
NINE-BLOCK AERIAL - FACING SOUTHWEST /
EXISTING FIRESTONE BUILDING
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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COMMUNITY NODES + VIEWS /
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1 - PUGET SOUND ENERGY BUILDING
2 - PACIFIC-FORD MCKAY BUILDING
3 - NAVAL RESERVE ARMORY
4 - FORD ASSEMBLY PLANT
5 - 901 HARRISON BUILDING
6 - FIRESTONE
7 - VAN VORST BUILDING
8 - KELLY GOODWIN HARDWOODS
9 - BOREN INVESTMENT WAREHOUSE
10 - TROY LAUNDRY BUILDING
11 - SEATTLE TIMES BUILDING
12 - IMMANUAL LUTHERAN CHURCH
B
1
4 2
A
7
6 5 8
9 10 12 11
C
COMMUNITY NODES & VIEWS
Site Westlake District
14
A
Seattle Center
B
Lake Union Park
C
Denny Park
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CIRCULATION + PUBLIC SPACE /
CIRCULATION PATTERNS
Site
PUBLIC SPACE NETWORK
Site
Streetcar Route
Public Park
Major Pedestrian and Bike Path
Class I Pedestrian Street
Approximate 5-Minute Walk Radius
Class II Pedestrian Street
Major Vehicle Artery
SDPD-Designated Green Street Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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WESTLAKE AVENUE NORTH ELEVATIONS /
PROPOSAL SITE 180’ TOTAL STREET FRONTAGE
FACING EAST (SITE)
FACING WEST (OPPOSITE OF SITE) 16
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
HARRISON STREET ELEVATIONS /
PROPOSAL SITE 108’ TOTAL STREET FRONTAGE
FACING NORTH (SITE)
FACING SOUTH (OPPOSITE OF SITE) Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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SITE VICINITY PHOTOS /
1
7
2
8 3
1
2
3
4
4
6
5
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
SITE VICINITY PHOTOS /
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7
6
8 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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ZONING DATA /
ZONE SM 160/ 85-240 | SOUTH LAKE UNION URBAN CENTER OVERLAY BASE HEIGHT FOR OFFICE / LIVING BUILDING CHALLENGE / LBC + HALA 160’ / 180’ / 195’ BASE FAR / LIVING BUILDING CHALLENGE / LBC + HALA 7 / 8.05 / 9.20 BASE HEIGHT FOR RESIDENTIAL / LIVING BUILDING CHALLENGE / LBC + HALA 240’ / 260 ‘ / 300’ LIVING BUILDING CHALLENGE BONUS 15% EXTRA FAR 20’ EXTRA HEIGHT HALA BONUS (PROPOSED) 1 EXTRA FAR 15’ HEIGHT FOR OFFICE 40’ HEIGHT FOR RESIDENTIAL STREET LEVEL USES REQUIRED FACADE MODULATION REQUIRED ABOVE PODIUM HEIGHT OF 65’ 0’ TO 125’ HEIGHT
= UP TO 150’ WITHOUT MODULATION
ABOVE 125’ HEIGHT
= UP TO 120’ WITHOUT MODULATION
PARKING NONE REQUIRED 1 STALL PER 1000 SF OFFICE MAXIMUM PER CODE OPEN SPACE 20 SF PER 1000 SF OF OFFICE SPACE PAYMENT MAY BE MADE IN LIEU OF PROVISION OF OPEN SPACE
Site
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
ZONING DATA /
SMC 23.48.245.D UPPER LEVEL FACADE MODULATION REQUIRED
+ 240’ / 300’*
SMC 23.48.245.A + 160’ / 195’*
RESIDENTIAL FLOOR PLATE AREA LIMITED TO 50% OF SITE AREA = 9,720 SF RESIDENTIAL AREA IN A MIXED USE PROJECT IS CHARGEABLE PER 23.48.009
+ 125’
+ 65’ SMC 23.48.220.B AREA IN LANDMARKED STRUCTURE IS FAR EXEMPT
+ 0’
CLA
CL
AS
T
S HA IP R ED RIS ES ON TR S IA T N ST R
EE
T
SS WES I P TLA ED ES KE A TR VE IAN N STR EE
* with Living Building Challenge and HALA Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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APPLICANT-SELECTED DESIGN GUIDELINES /
ARCHITECTURAL CONTEXT AND CHARACTER CS3-I HEIGHT, BULK, AND SCALE: Articulate the building facades vertically or horizontally in intervals that relate to the existing structures or existing pattern of development in the vicinity. CS3-II ARCHITECTURAL CONTEXT: Re-use and preserve important buildings and landmarks when possible. Respond to the history and character in the adjacent vicinity in terms of patterns, style, and scale. Encourage historic character to be revealed and reclaimed, for example through use of community artifacts, and historic materials, forms and textures. APPLICANT RESPONSE: The proposed development will revitalize the prominent quarter block corner site via an extensive restoration and rehabilitation of the historic Firestone building, a new addition which is compatible yet differentiated, and sidewalk improvements including new street trees. Care and attention will be given to the development of the exterior materials and details of the new construction to ensure that the qualities and character of both old and new enhance the neighborhood. Left: Allen Institute for Brain Science, Perkins+Will design in South Lake Union
URBAN PATTERN AND FORM CS2-II HEIGHT, BULK, AND SCALE: Address both the pedestrian and auto experience through building placement, scale and details with specific attention to regional transportation corridors such as Mercer, Aurora, Fairview and Westlake. These locations, pending changes in traffic patterns, may evolve with transportation improvements. Encourage stepping back an elevation at upper levels for development taller than 55 feet to take advantage of views and increase sunlight at street level. Where stepping back upper floors is not practical or appropriate other design considerations may be considered, such as modulations or separations between structures. APPLICANT RESPONSE: The proposed development employs a combination of design strategies to achieve a massing and form that is responsive and appropriate for the site and context. The relief and deep reveal (hyphen) above the facades the historic Firestone building and the setbacks of the addition from both Westlake and Harrison preserve the experience of the historic building as primary as perceived from the human scale. The facade of the preferred concept is articulated with relief and modulation create visual interest and establish proportional relationships to the historic.
Left: UW School of Medicine, Perkins+Will design in South Lake Union
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
APPLICANT-SELECTED DESIGN GUIDELINES /
PEDESTRIAN-FOCUSED STREET LEVEL PL1-III PEDESTRIAN OPEN SPACES AND ENTRANCES: New developments are encouraged to work with the Design Review Board and interested citizens to provide features that enhance the public realm, i.e. the transition zone between private property and the public right of way. The Board is generally willing to consider a departure in open space requirements if the project proponent provides an acceptable plan for features PL3-II HUMAN ACTIVITY: Create graceful transitions at the streetscape level between the public and private uses. Create businesses and community activity clusters through colocation of retail and pedestrian uses as well as other high pedestrian traffic opportunities. APPLICANT RESPONSE: The building frontages on the Westlake and Harrison will be completely transform from automobile uses to pedestrian oriented uses. Extensive use of dramatic and generous operable glazing at the street level is proposed to create opportunities to provide open-air retail and food service opportunities.
Left: Perkins+Will concept design for sustainable community retail in South Lake Union
PUBLIC LIFE AND SAFETY PL2-I STREETSCAPE COMPATIBILITY: The vision for street level uses in South Lake Union is a completed network of sidewalks that successfully accommodate pedestrians. Streetscape compatibility is a high priority of the neighborhood with redevelopment. Sidewalk-related spaces should appear safe, welcoming and open to the general public. PL2-II PERSONAL SAFETY AND SECURITY: Enhance public safety throughout the neighborhood to foster 18-hour public activity. DC3-I LANDSCAPING TO REINFORCE DESIGN CONTINUITY: Where appropriate, install indigenous trees and plants to improve aesthetics, capture water and create habitat. APPLICANT RESPONSE: The design proposes significant enhancements to public life through the reprogramming and refurbishment of the historic building to serve pedestrian oriented public uses, and to extend public life and safety in South Lake Union. The proposed streetscape improvements will support further development of Westlake Avenue North as a Class I Pedestrian Street and will provide a destination space for the community.
Left: Perkins+Will design along Burke Gilman trail in Fremont
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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EXPLORATION OF ARCHITECTURAL CONCEPTS /
A range of architectural massing concepts have been explored to develop
CONCEPT 1
an appropriate massing character for the addition.
CONCEPT 2
CONCEPT 3 (PREFERRED)
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
PREFERRED ARCHITECTURAL CONCEPT /
MAXIMIZE HEIGHT
SEPARATE
SETBACK
MODULATE
300’*
195’*
The preferred concept is
The preferred concept is
The preferred concept
The preferred concept is
approximately 2/3 of the
visually separated from the
is equally set back from
modulated with proportions
maximum height allowed
historic structure with a
Westlake and Harrison.
derived from and in harmony
by zoning for a mixed use
strong horizontal reveal, or
project.
‘gasket’.
with the historic structure.
* with Living Building Challenge and HALA Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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PREFERRED ARCHITECTURAL CONCEPT /
The preferred architectural concept seeks to create synergies between the old and the new while celebrating both.
1926 FORD MODEL A
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
2016 TESLA MODEL X
PREFERRED ARCHITECTURAL CONCEPT /
Vertical bays are carved out to modulate and create readings at multiple scales.
W
NE
An architectural shear line introduces a secondary
The vertical carves on the
massing scale and creates
tower are proportionate
a dynamic composition of
to the bays of the historic
volumes within a simple
facade
larger volume. A substantially set back floor above the historic building creates a strong visual
ET
G
K AS
separation between old and new. The historic facades will be
D OL
The vertical grain and emphasis on the tower
refurbished and re-glazed
compliment the modulated
to enhance the original
rhythm of the historic facade
architecture and support new pedestrian oriented uses at the street level.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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REVITALIZE AND REHABILITATE /
Photos of current condition with multiple layers of paint over terra cotta and windows. Center photo shows partial restoration of glazed terra cotta. Historic photo showing original conditions.
8 4 Defining Features: 1
Street-facing facade scale
2
Steel sash windows
3
Firestone emblems
4
Terra cotta ornament
5
Fluted columns
6
Bay height
7
Corner presence
8
Cornice line
28
3
1
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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6
2
5
REVITALIZE AND REHABILITATE /
ORIGINAL STEEL SASH WINDOWS: Currently closed and painted Restoration proposed throughout
BAY 1: Originally open with corner service beyond Currently glazed, retail beyond Operable glazing proposed BAY 4: Originally open Currently closed and painted Operable glazing proposed
BAY 5: Originally open Currently open, transom removed Operable glazing proposed
BAY 2: Originally open with diagonal service area beyond Currently closed with garage door and vehicle entry Operable glazing proposed
BAY 6: Originally glazed Currently open Operable glazing proposed
BAY 7: Originally open with diagonal service area beyond Currently open Operable glazing proposed
BAY 3: Originally glazed with entry Currently closed and painted with entry Operable glazing proposed BAY 8: Originally open with diagonal service area beyond Currently glazed with retail beyond Operable glazing proposed
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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REVITALIZE AND REHABILITATE /
early concept sketch, showing overall development
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
REVITALIZE AND REHABILITATE /
early concept sketch, showing detail at corner
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 1 / SHIFT
The “shift” concept envisions a horizontal shift between interlocking rectilinear volumes, an operation that is mirrored and reversed at the
FAR: 7
midpoint of the height of the
Height: 160’
addition. The addition would
Floor to floor: 14’-5”
extend the footprint of the
Floors above grade: 11
historic building except at three key corners to provide emphasis and differentiation.
160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0
11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot
New Office Development
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Historic Firestone Building
(FAR Exempt)
Below-Grade Parking
(FAR Exempt)
12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3
CONCEPT 1 / SHIFT
VIEW FROM WESTLAKE, LOOKING SOUTH
VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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Westlake Ave N
Westlake Ave N
CONCEPT 1 / SHIFT
Harrison St
GROUND FLOOR PLAN 34
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Harrison St
ROOF PLAN
CONCEPT 1 / SHIFT
SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 2 / FOLD
The “fold” concept envisions a form for the addition that departs from the rectilinear and static form of the historic building to create a
FAR: 7
visual tension between old
Height: 160’
and new.
Floor to floor: 14’-5” Floors above grade: 11
160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0
11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot
New Office Development
36
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Historic Firestone Building
(FAR Exempt)
Below-Grade Parking
(FAR Exempt)
12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3
CONCEPT 2 / FOLD
VIEW FROM WESTLAKE, LOOKING SOUTH
VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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Westlake Ave N
Westlake Ave N
CONCEPT 2 / FOLD
Harrison St
GROUND FLOOR PLAN 38
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Harrison St
ROOF PLAN
CONCEPT 2 / FOLD
SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3 / CARVE
The “carve” concept envisions a series of vertical spaces carved from a rectilinear block to create a dynamic composition of
FAR: 7
cubic forms, while setting
Height: 160’
back from and being
Floor to floor: 14’-5”
elevated above the historic
Floors above grade: 11
building.
160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0
11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot
New Office Development
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Historic Firestone Building
(FAR Exempt)
Below-Grade Parking
(FAR Exempt)
12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3
CONCEPT 3 / CARVE
VIEW FROM WESTLAKE, LOOKING SOUTH
VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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Westlake Ave N
Westlake Ave N
CONCEPT 3 / CARVE
Harrison St
GROUND FLOOR PLAN 42
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Harrison St
ROOF PLAN
CONCEPT 3 / CARVE
SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.A / CARVE INCLUDING LIVING BUILDING PILOT BONUS
FAR: 8.05 Height: 180’ Floor to floor: 15’-0” Floors above grade: 12
160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0
180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0
12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3
195.0 180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0
13 12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3
With Living Building Pilot
New Office Development Historic Firestone Building
(FAR Exempt)
Below-Grade Parking
(FAR Exempt)
SITE MASSING, FACING NORTHEAST 44
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.A / CARVE INCLUDING LIVING BUILDING PILOT BONUS
VIEW FROM WESTLAKE, LOOKING SOUTH
VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B / CARVE INCLUDING LIVING BUILDING HEIGHT AND HALA BONUSES
FAR: 9.20 Height: 195’ Floor to floor: 15’-0” Floors above grade: 13
180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0
195.0 180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0
13 12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 With Living Building Pilot and HALA
New Office Development Historic Firestone Building
(FAR Exempt)
Below-Grade Parking
(FAR Exempt)
SITE MASSING, FACING NORTHEAST 46
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.B / CARVE INCLUDING LIVING BUILDING HEIGHT AND HALA BONUSES
VIEW FROM WESTLAKE, LOOKING SOUTH
VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
PROPOSAL
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.B /
PROPOSAL
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
EXISTING SITE
9AM
12PM
SUMMER SOLSTICE
EQUINOX
WINTER SOLSTICE
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
3PM
CONCEPT 3.B /
PROPOSED SITE
9AM
12PM
3PM
SUMMER SOLSTICE
EQUINOX
WINTER SOLSTICE
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
SCALE
PROPORTION
ZONING ENVELOPE
The preferred concept is well
The preferred concept is
below the maximum height,
classically proportioned with
and is strategically set back
harmonious proportional
to establish an appropriate
relationships to the historic
scale in relation to the
building.
context and historic building.
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.B /
MODULATION
ARTICULATION
The preferred concept is
The preferred concept will
modulated in proportion with
be articulated with details
the open bays of the historic
which reference and relate
building,
to the historic building’s architectural rhythms/
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
WEST ELEVATION Westlake Avenue North 54
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.B /
SOUTH ELEVATION
Harrison Street
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B / exploration of precedents with vertical emphasis, modulation, and subtle coloration- further alternatives and development of a preferred will be provided at the recommendation meeting
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
CONCEPT 3.B / exploration of precedents with vertical emphasis, modulation, and subtle coloration- further alternatives and development of a preferred will be provided at the recommendation meeting
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
4' - 8"
DOOR STUDY A - FOLDING WALL
13' - 4"
EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW
LEVEL 03 33' - 2"
13' - 4"
LEVEL 03 33' - 2"
REFURBISHED HISTORIC WINDOW LEVEL 02 19' - 10"
LEVEL 02 19' - 10"
37' - 10"
STRUCTURE AND MECHANICAL SPACE FOLDING WALL HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND AREA OCCUPIED BY OPEN FOLDING DOOR
19' - 10"
INTERIOR
R.O.
16' - 0"
EXTERIOR
19' - 10"
TERRACOTTA BRACKET
FOLDING WALL FIXED GLAZING
FOLDING WALL FLUSH ADA FOOTER TRACK VARIABLE GRADE LEVEL 01 0' - 0"
LEVEL 01 0' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
1' - 9"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
44' - 5"
4' - 0" 1' - 9"
+ / - 16' - 0"
FOLDING WALL IN OPEN POSITION NEW STEEL COLUMN EXSITING COLUMN, VARIES
LEVEL 02 19' - 10"
4' - 9"
1' - 2"
PROPERTY LINE TO CURB EDGE
1' - 6"
45' - 0"
1' - 6"
0' - 10"
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1' - 6"
Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE
| West Design Review Board | Early Design Guidance
CONCEPT 1 - FOLDING WALL
+ / - 16' - 0"
LINE OF ORNAMENT, ABOVE CURB EDGE
EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE FOLDING WALL
+ / - 18' - 2"
48' - 0"
PROPERTY LINE TO CURB EDGE
2' - 1"
EXTERIOR
CONCEPT 3.B /
FOLDING WALL SHOWN IN CLOSED POSITION
FOLDING WALL SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
4' - 8"
DOOR STUDY B - BIFOLDING GARAGE DOOR
13' - 4"
EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW
LEVEL 03 33' - 2"
13' - 4"
LEVEL 03 33' - 2"
STRUCTURE AND MECHANICAL SPACE BIFOLDING GARAGE DOOR HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND
REFURBISHED HISTORIC WINDOW
16' - 0" R.O.
BIFOLD GARAGE DOOR FIXED GLAZING 8' - 1"
BIFOLDING GARAGE DOOR SWING
19' - 10"
19' - 10"
TERRACOTTA BRACKET
INTERIOR
12' - 8"
EXTERIOR
37' - 10"
LEVEL 02 19' - 10"
3' - 4"
LEVEL 02 19' - 10"
BIFOLDING GARAGE DOOR VARIABLE GRADE LEVEL 01 0' - 0"
LEVEL 01 0' - 0"
4' - 1" 1' - 6"
36' - 10"
4' - 1"
45' - 0"
1' - 6"
+ / - 16' - 0" PROPERTY LINE TO CURB EDGE
BIFOLDING GARAGE DOOR NEW STEEL COLUMN EXSITING COLUMN, VARIES
1' - 6"
4' - 1"
36' - 10"
4' - 1"
1' - 6"
0' - 10"
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1' - 6"
Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE
| West Design Review Board | Early Design Guidance
CONCEPT 3 - BIFOLD GARAGE
+ / - 16' - 0"
LINE OF ORNAMENT, ABOVE LINE OF OPEN DOOR, ABOVE CURB EDGE
EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE BIFOLDING GARAGE DOOR
+ / - 10' - 7"
48' - 0"
PROPERTY LINE TO CURB EDGE
2' - 1"
EXTERIOR
7' - 7"
0' - 8"
LEVEL 02 19' - 10"
CONCEPT 3.B /
BIFOLDING DOOR SHOWN IN CLOSED POSITION
BIFOLDING DOOR SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT 3.B /
4' - 8"
DOOR STUDY C - ROTATING GARAGE DOOR
13' - 4"
EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW
LEVEL 03 33' - 2"
13' - 4"
LEVEL 03 33' - 2"
STRUCTURE AND MECHANICAL SPACE ROTATING GARAGE DOOR HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND
REFURBISHED HISTORIC WINDOW
INTERIOR
11' - 5"
ROTATING GARAGE DOOR SWING ROTATING GARAGE DOOR VARIABLE GRADE
19' - 10"
19' - 10"
TERRACOTTA BRACKET
16' - 0" R.O.
EXTERIOR
37' - 10"
LEVEL 02 19' - 10"
4' - 7"
LEVEL 02 19' - 10"
ROTATING GARAGE DOOR FIXED GLAZING
LEVEL 01 0' - 0"
LEVEL 01 0' - 0"
1' - 6"
45' - 0"
1' - 6"
48' - 0" + / - 16' - 0" PROPERTY LINE TO CURB EDGE
ROTATING GARAGE DOOR NEW STEEL COLUMN EXSITING COLUMN, VARIES
1' - 6"
45' - 0"
1' - 6"
0' - 10"
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1' - 6"
Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE
CONCEPT 4 - ROTATING
| West Design Review Board | Early Design Guidance
+ / - 16' - 0"
LINE OF ORNAMENT, ABOVE LINE OF OPEN DOOR, ABOVE CURB EDGE
EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE ROTATING GARAGE DOOR
+ / - 10' - 9"
48' - 0"
PROPERTY LINE TO CURB EDGE
2' - 1"
EXTERIOR
7' - 5"
0' - 8"
8' - 3"
LEVEL 02 19' - 10"
CONCEPT 3.B /
ROTATING GARAGE DOOR SHOWN IN CLOSED POSITION
ROTATING GARAGE DOOR SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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CONCEPT COMPARISON /
While all concepts would effectively activate the pedestrian realm through thoughtful restoration and refurbishment of the historic building, the preferred massing and concept establishes the most compatible relationship to the historic building through set backs, formal relief, and modulation..
CONCEPT 1 - “SHIFT”
CONCEPT 2 - “FOLD”
7.00 FAR 160’ Height
7.00 FAR 160’ Height
Benefits: • Code Compliant • Maximized zoning envelope • Highlights corner of historic Firestone building
Benefits: • Separation reveal emphasizes historic facade • Sculptural form contrasts with historic volume below
Disadvantages: • Provides no separation between volume of historic building and new addition • Code compliant modulation does not sufficiently break down scale • Code minimum setback between street edge and tower
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Disadvantages: • Less regular floor plates (office layout and construction) • Code compliant modulation does not sufficiently break down scale
CONCEPT COMPARISON / PREFERRED CONCEPT
CONCEPT 3 - “CARVE”
CONCEPT 3.A
CONCEPT 3.B
7.00 FAR 160’ Height
8.05 FAR 180’ Height
Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building
Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building • Pursuant of the Living Building Challenge Pilot
9.20 FAR 195’ Height Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building • Pursuant of the Living Building Challenge Pilot • Pursuant of the HALA height and FAR bonus • Supported by Architectural Review Committee of Landmarks Preservation Board
Disadvantages: •
Disadvantages: •
Disadvantages:
•
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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DEPARTURE - OVERHEAD WEATHER PROTECTION /
CODE CITATION & REQUIREMENT SMC 23.49.018 OVERHEAD WEATHER PROTECTION AND LIGHTING A.
Continuous overhead weather protection shall be required for new development along the entire street frontage of a lot except along those portions of the structure facade that:
1.
are located farther than five (5) feet from the street property line or widened sidewalk on private property; or
abut a bonused open space amenity feature; or
2.
PROPOSED DEPARTURE Request departure to exempt this proposal from the requirements of continuos overhead weather protection. If granted the proposal would have no overhead weather protection along the sidewalk on Westlake Avenue North and Harrison Street.
3.
are separated from the street property line or widened sidewalk on private property by a landscaped area at least two (2) feet in width; or
4.
are driveways into structures or loading docks.
B.
Overhead weather protection shall have a minimum dimension of eight (8) feet measured horizontally from the building wall or must extend to a line two (2) feet from the curb line, whichever is less.
C.
The installation of overhead weather protection shall not result in any obstructions in the sidewalk area.
D.
The lower edge of the overhead weather protection must be a minimum of ten (10) feet and a maximum of fifteen (15) feet above the sidewalk.
E.
Adequate lighting for pedestrians shall be provided. The lighting may be located on the facade of the building or on the overhead weather protection.
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
RATIONALE The Landmarks Board has discouraged the addition of canopies to the historic building. Continuous overhead weather projection would compromise the integrity of the historic Firestone facades. A key component of this proposal is an effort to revitalize and restore the original terra cotta facade to its original condition. Weather protection would require significant modification to the historic facade - and deep structural members would be required for a canopy spanning between the existing 30’ - 50’ structural bays. Continuous overhead weather protection along Westlake Avenue North and Harrison Street would obstruct visibility of terra cotta detailing on the facade - much of which is most prominently visible from the sidewalk below. The proposal seeks to use folding garage doors along Westlake Avenue North and Harrison Street to foster a connection between retail spaces and the street. Opening up commercial spaces to the street will encourage pedestrian activity and create energy along the street edge.
DEPARTURE - OVERHEAD WEATHER PROTECTION /
SDCI-prescribed canopy zone 10’ - 15’ above sidewalk
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance
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