terry + howell
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EARLY DESIGN GUIDANCE — DR AFTJULY 03, 2014 | DPD #3017451
TERRY + HOWELL
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 3
CONTENTS PROJ E C T PRO P OS A L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
S TO N EB R I D G E & W EB ER T H O M P S O N H OS P ITA L IT Y PROJ E C T S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 - 6
ZO N I N G S U M M A RY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
S IT E I N F O R M AT I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
S IT E A N A LYS I S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
CO N T E X T A N A LYS I S - S T R EE T S C A PE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 - 14
CO N T E X T A N A LYS I S - H OT EL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
CO N T E X T A N A LYS I S - R E S I D EN T I A L / H OT EL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
CO N T E X T A N A LYS I S - R E S I D EN T I A L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
CO N T E X T A N A LYS I S - O FF I C E / C I V I C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
CO N T E X T A N A LYS I S - D EN N Y T R I A N G L E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 - 21
CO N T E X T A N A LYS I S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2 - 26
M A S S I N G O P T I O N S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 - 32
RO O F F O R M S T U DY O P T I O N C — PR EFER R ED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
M A S S I N G O P T I O N C — PR EFER R ED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
RO O F F O R M S T U DY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 - 36
FAC A D E S T U D I E S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
P O D I U M S T U D I E S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 - 39
G RO U N D FLO O R PL A N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 0
B U I L D I N G S E C T I O N S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 - 42
D E S I G N I N S P I R AT I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
D E S I G N G U I D EL I N E S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 - 49
T ER RY AV E CU R B CU T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 - 5 4
L A N DS C A PE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 - 62
APPENDIXFLO O R PL A N S O P T I O N C — PR EFER R ED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 - 68
B U I L D I N G S E C T I O N O P T I O N C — PR EFER R ED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 4
PROJECT PROPOSAL The proposal consists of a new 300 room hotel, associated meeting rooms and dining facilities along with retail at the corner of Howell and Stewart. Structured parking will be provided both below grade and in an elevated podium. Primary vehicular/pedestrian entry will be via a “Porte Cochere” accessed from Terry Ave in order to provide convenient, safe and direct access especially for first time guests. Additional garage access will be from the existing alley.
The site is currently used as a surface parking lot in a relatively low density area “edge neighborhood” a few blocks from the Washington State convention center and I-5. The Aspira apartment tower is adjacent to the site and the Regence Blue Shield building is across the alley. New office building development is proposed across Terry. The new hotel will not only increase density but also provide linkage across Howell to the convention center expansion. The site is also important in helping mark the ending of the Terry Avenue green street as it terminates at the intersection of Howell and Terry.
The new building will respond to the Terry Ave green street setback requirements by stepping the upper tower back from the podium levels. This step back corresponds to the meeting room program for the hotel and will provide an active outdoor terrace space overlooking the green street for hotel guests. The architecture of the corner will be developed as a special signature component to provide a sense of place and signify the hotel’s address. The upper part of the tower will be highly visible from I-5 and will be designed to complement the existing context.
PROJECT VIS ION• EMPHASIZE CORNER — Emphasize the building’s corner at Terry and Howell by making a significant statement. This
corner is highly visible due to the presently underdeveloped adjacent sites, especially toward I-5.
• EXPRESSION OF GREEN STREET AT TERRY TERMINATION — Mark the terminus of the Terry Ave green street in a special and appropriate manner and relate to the design of the convention center expansion and other proposed projects at the northwest side of the “convention center district”
• STREET GRID SHIFT
• VIEW FROM I-5
• ACTIVATE UPPER PODIUM — Activate the upper podium terraces and link the activity/green of the conference room terraces with the green street below. Provide an implied connection to the adjacent convention center expansion. Pay special attention to the design of the podium along Terry Avenue especially considering the parking garage floors.
• MID-BLOCK VEHICULAR ACCESS — Create a welcoming pedestrian/automobile environment at hotel entry and porte cochere/lay-by.
• CONTEXTUAL RESPONSE — Because of the close context of the Aspira and Regence Blue Sheild office building the hotel should have a distinctive response to increase its visibility and differentiate itself.
PROJECT PROPOSAL
PROGRAM:
SITE
180’ X 120’ - 21,600 SF
HOTEL307 ROOMS295,000 SF1600 SF RESTAURANT/BAR220-230 PARKING STALLS
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 5
STONEBRIDGE HOSPITALIT YRENAISSANCE HOTEL | PENN STATION NYC
• THIRTY-EIGHT STORY TOWER (240 FT) WITH 340 GUEST ROOMS AND EIGHT TOP-FLOOR SUITES
• UNDER CONSTRUCTION
HILTON GARDEN INN | DENVER DOWNTOWN
• TWELVE STORY TOWER (140 FT) WITH 221 GUEST ROOMS
• 6,800 SF OF FLEXIBLE MEETING SPACE
COURTYARD MANHATTAN | NEW YORK
• TWENTY-SEVEN STORY TOWER (300 FT) WITH 224 GUEST ROOMS
• 6,800 SF OF FLEXIBLE MEETING SPACE
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 6
WEBER THOMPSON HOSPITALIT Y
MADISON TOWER | HOTEL 1000 | SEATTLE, WA
• TWENTY-FIVE STORY TOWER (240 FT) WITH 120 HOTEL GUEST SUITES AND 47 CONDOMINIUMS
• 278,975 GSF• 11,013 SF RETAIL INCLUDING HOTEL
ADMINISTRATION
AVA | SEATTLE, WA
• 445 FT MIXED-USE TOWER WITH 39 STORIES LOCATED A BLOCK FROM SEATTLE’S CONVENTION CENTER
• 244 CONDOMINIUM UNITS, AVERAGE 1,080 SF PER UNIT.
• 190 HOTEL SUITES• 622,225 GSF WITH 9,351 SF RETAIL SPACE• REGISTERED TO PURSUE LEED
CERTIFICATION
2ND & VIRGINIA SOUTH | SEATTLE, WA
• MIXED-USE HIGH RISE TOWER IN SEATTLE’S BELLTOWN NEIGHBORHOOD
• INCORPORATES THE LANDMARK TERMINAL SALES BUILDING INTO ITS BASE
• DESIGNED AS A CONDOMINIUM/BOUTIQUE HOTEL WITH RETAIL
• 440 FT WITH 39 STORIES• 190 UNITS• 154 HOTEL KEYS• 559,000 GSF WITH 1,000 GSF RETAIL• TARGETING LEED SILVER CERTIFICATION
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 7
EXECUTIVE SUMMARY – CURRENT ZONING FOR TERRY & HOWELL
The following is an abbreviated summary and general overview of the existing zoning code bulk allowances. NOTE: See code citations noted below for additional detail and exceptions.
King County Parcel #
Zoning Classication [per map 1A]
Site Area
Street Classication [Map 1B]
Sidewalk widening [Map 1C]
View Corridors [Map 1D ]
Public Benefit Features [Map 1E ]
Pedestrian Street Classication [Map 1F]
Street Level Use Requirements [Map 1G]
Permitted Uses [23.49.042]
Structure Height [23.49.008]
Façade Requirements [23.49.056.]
Setbacks [23.49.056.B]
Façade Modulation [23.49.058.B]
Floor Area Ratio [23.49.011]
Max Allowable Area [site area x FAR]
Upper Level Development Std’s [23.49.058.F]
Common Recreation Area [23.49.010]
TDR [23. 49.014]
Parking Requirements [23. 49.019]
0660001190, 0660001195, and 0660001200
DMC 340/290-400
21,600 SF
Terry Avenue – Green Street | Howell Street – Principal Transit Street
Terry Avenue – Variable | Howell Street –18’ required (when on a one-way
street, only the side with transit stops shall be 18’)
Not applicable
Not applicable
Terry Avenue – Green Street | Howell Street – Class II Pedestrian Street
Terry Avenue – Street Level Use required.
Office, Hotel, Residential, Retail, etc.
340’-0” from average grade (commercial)
Min. 75% of Street level façade shall be transparent. Blank facades
shall not be more than 15’ wide.
2’ setback from Terry Avenue along base, 15’ Green Street setback
above 45’ from Terry Avenue, 2’ Alley Setback below 26’
Max. Façade Length from +86’ to +160’ = 155’ ; from +161’ to +240’ = 125’
Within 15’ of the a Street Property line
Base FAR= 5.0 / Maximum FAR = 10.0
[21,600 X 10.0 = 223,560 SF.]
None Required
None Required
Transfer of Development Rights is allowed per Table 23.49.014A
No parking is required.
ZONING SUMMARY
5th Avenue
6th Avenue
7th Avenue
8th Avenue
9th Avenue
Pine Street
Pike Street
Union Street
University St
Olive W
ay
Stewart
Stre
et
Howell
Stre
etTerry Avenue
Boren Avenue
Minor Avenue
Westlake Ave
4th Avenue
DMC 340/290-400
DMC 340/290-400
DMC 240/290-400
DOC 2 500/300-500
9th Avenue
Leno
ra Str
eet
Virgin
ia Str
eet
Yale Avenue
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 8
Site Description: The site is located at the northwest corner of Terry Avenue and Howell Street. The site occupies the southeast portion of the block at the terminus of Terry Avenue. An existing parking lot occupies this site. The site occupies 180’ of street frontage along Terry Avenue and 120’ of street frontage along Howell Street. The site lies at the gridline shift along Howell Street and marks the edge of Terry Avenue as one approaches the future convention center site.
TERRY AVENUE:• One-way northwest bound• Two-lane street with parallel parking to the east and west• Green Street• One existing curb cut along frontage
HOWELL STREET:• One-way northeast bound• Four-lane street with dedicated bike lanes• Direct path from CBD to Captiol Hill• Class two pedestrian street
TERRY AVENUE
HOWELL STREET
SITE INFORMATION
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 9
S ITE ANALYSIS MAIN STREET
TRANSIT ROUTE
REGIONAL CONNECTOR
VIEW CORRIDORS
MAJOR BIKE ROUTE
PUBLIC Transit Stop
STREETCAR Stop
SUN ANGLES
GREEN STREETS
DENNY T WO WAY
OLIVE W
AY
ONE WAY
PINE STREET
T WO WAY
PIKE STREET
ONE WAY
BO
RE
N
TW
O W
AY
FA
IRV
IEW
T
WO
WA
Y
TE
RR
Y
ON
E W
AY
STEWA
RT
ON
E WAY
VIR
GIN
IA S
T
ON
E WAY
LENO
RA
ST
ON
E WAY
BLAN
CH
ARD
ST
ON
E WAY
WE
ST
LA
KE
TW
O W
AY
HO
WELL
ON
E WAY
9TH
AV
E
ON
E WAY
8TH
AV
E
ON
E WAY
7TH
AV
E
ON
E WAY
5TH
AV
E
ON
E WAY
6TH
AV
E
ON
E WAY
YALE AVE
ONE W
AY
MIN
OR AVE
ONE W
AY
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 10
1
2
CONTEXT ANALYSIS - STREETSCAPE
2
3
6
1112
7
15
8
13
16
14
18 20 21
19
109
54
17
22
1
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CONTEXT ANALYSIS - STREETSCAPE
7
3 4 5
6
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12
9 108
11
CONTEXT ANALYSIS - STREETSCAPE
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17
14 1513
16
CONTEXT ANALYSIS - STREETSCAPE
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22
18 19 20
21
CONTEXT ANALYSIS - STREETSCAPE
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11
2
3
2 3OLIVE 8 HOTEL, 2009 • HEIGHT — 455 FT • LEVELS — 39 LEVELS• STRUCTURE — CONCRETE STRUCTURE• CLADDING — CURTAIN WALL SYSTEM• USE — HOTEL | RESIDENTIAL CONDOS | RETAIL
PAN PACIFIC HOTEL, 2009 • HEIGHT — 208 FT• LEVELS — 19 HOTEL LEVELS• STRUCTURE — STEEL | MASONRY• CLADDING — CURTAIN WALL SYSTEM• USE — HOTEL | RESIDENTIAL CONDOS | RETAIL
THE PARAMOUNT HOTEL, 1996 • HEIGHT — 147 FT• LEVELS — 12 LEVELS• STRUCTURE — CONCRETE STRUCTURE• CLADDING — WINDOW WALL SYSTEM• USE — HOTEL | RETAIL
CONTEXT ANALYSIS - HOTEL
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 16
CONTEXT ANALYSIS - RESIDENTIAL /HOTEL
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CONTEXT ANALYSIS - RESIDENTIAL
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 18
CONTEXT ANALYSIS - OFFICE /CIVIC
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 19
UPPER VOLUME — CHURCH OF MARY MAGDALENE
CONTEXT ANALYSIS - DENNY TR IANGLE
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 20
1800 TERRY RESIDENTIAL POTENTIAL PROJECT - ACTIVE MUP
CONTEXT ANALYSIS - DENNY TR IANGLE
EXISTING STORAGE FACILITY
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 21
54 APPENDIX
ARCHITECTURAL ALTERNATIVE C PREFERRED OPTION: 22-STORY OPTION
1007 STEWART | PROJECT # 3016095 | EARLY DESIGN GUIDANCE | NOV 5, 2013
PROPOSED 1007 STEWART — TRAMMEL CROW 14-STORY OFFICE TOWER
1099 STEWART AVENUE & HOWELL STREET HILL 7 OFFICE & HOTEL(UNDER CONSTRUCTION)
1099 STEWART AVENUE & HOWELL STREET HILL 7 OFFICE & HOTEL (UNDER CONSTRUCTION)
EXISTING WILLIAMS COURT APARTMENTS
CONTEXT ANALYSIS - DENNY TR IANGLE
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 22
SEATTLE VAULT SELF STORAGE
ASPIRA RESIDENTIAL APARTMENTSPROJECT SITE
WILLIAMSBURG COURT APARTMENTS — FUTURE 14-STORY TRAMMEL CROW OFFICE DEVELOPMENT LAVENDER & VINE FLORISTS
CONTEXT ANALYSIS
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 23
VIEW FROM SOUTHEAST FROM CAPITOL HILL
CONTEXT ANALYSIS
FUTURE CONVENTION CENTER EXPANSION
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 24
VIEW FROM SOUTH FROM CAPITOL HILL
CONTEXT ANALYSIS
FUTURE CONVENTION CENTER EXPANSION
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 25
VIEW FROM NORTHEAST FROM CAPITOL HILL
CONTEXT ANALYSIS
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 26
VIEW FROM NORTH I-5
CONTEXT ANALYSIS
MASSING OPTIONS
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MASSING OPTION A MASSING OPTION B MASSING OPTION C — PREFERRED
MASSING OPTIONS
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MASSING OPTION A
VIE W FROM SOUTHE AST
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 30
MASSING OPTION A
PROS:• Fewer floors/shorter building• Open garden court along Terry Avenue
OPTION A — EAST COURT SCHEME
CONS:• Additional re-entrant corner, more complex shape• Potential larger shading of adjacent properties• Poor separation from adjacent buildings • More keys with views to building versus surroundings• Does not hold street edge along Terry Avenue
AER IAL V IE W FROM SOUTHE ASTVIE W FROM NORTH
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 31
AER IAL V IE W FROM SOUTHE ASTVIE W FROM SOUTHE AST
MASSING OPTION B
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 32
MASSING OPTION B
PROS:• Fewest floors/shorter building• Most suites per floor• Able to hold the corner at Howell and Terry
OPTION B — COURTYARD SCHEME
CONS:• Additional re-entrant corner, more complex shape• Potential larger shading of adjacent properties• Poor separation from adjacent buildings
AER IAL V IE W FROM SOUTHE ASTVIE W FROM NORTH
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 33
ROOF FORM STUDY OPTION C — PREFERRED
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 34
MASSING OPTION C — PREFERRED
PROS:• Able to hold the corner at Howell and Terry• Efficient floor plate locates core in single re-entrant
corner • Good visual separation from Regence Blue Shield
building
OPTION C — L SCHEME
CONS:• L shape is more complex than slab scheme
AER IAL V IE W FROM SOUTHE ASTVIE W FROM NORTH
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 35
ROOF FORM STUDY
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 36
ROOF FORM STUDY
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FACADE STUDIES
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PODIUM STUDIES
EARLY DESIGN GUIDANCE — DRAFT07.03.2014 | 14-018 | DPD #3017451 | 39
PODIUM STUDIES
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201414-018
LEVEL 1
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GROUND FLOOR PL AN
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BUILDING SECTION
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BUILDING SECTION
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ARTICULATED MASSING GROUND LEVEL TRANSPARENCY ELEVATED CITY VIEWS SIMPLE MASSING MOVES
ELEVATED CITY VIEWS ELEVATED CITY VIEWS
DESIGN INSPIR ATION
DESIGN GUIDELINES
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| D E S I G N G U I D EL I N E S
TITLE DESCRIPTION RESPONSE A-1 RESPOND TO
THE PHYSICAL ENVIRONMENT
Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site.
Emphasize the building’s corner at Terry and Howell by making a significant statement. This corner is highly visible due to the presently underdeveloped adjacent sites, especially toward I-5. Mark the terminus of the Terry Ave green street in a special and appropriate manner and relate to the design of the convention center expansion and other proposed projects at the northwest side of the “convention center district”
A-2 ENHANCE THE SKYLINE
Design the upper portion of the building to promote visual interest and variety in the downtown skyline.
The new building will respond to the Terry Ave green street setback requirements by stepping the upper tower back from the podium levels. This step back corresponds to the meeting room program for the hotel and will provide an active outdoor terrace space overlooking the green street for hotel guests. The architecture of the corner will be developed as a special signature component to provide a sense of place and signify the hotel’s address. The upper part of the tower will be highly visible from I-5 and will be designed to complement the existing context.
B-1 RESPOND TO THE NEIGHBORHOOD CONTEXT
Develop an architectural concept and compose the major building elements to reinforce desirable urban features existing in the surrounding neighborhood.
The intersection of Terry and Howell is at a crossroads of future development. Future Convention Center expansion is planned adjacent the property to the south, the existing three-story brick Williamsburg apartment building will soon be replaced by a fourteen story office builiding, as well as HILL 7 — a hotel and office development under construction to the west and a block away. The current environment is inactive with no strong activating and bringing life to Howell Street.
A-2 A-2A-1 A-1
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TITLE DESCRIPTION RESPONSE B-3 REINFORCE
THE POSITIVE URBAN FORM & ARCHITECTURAL ATTRIBUTES OF THE IMMEDIATE AREA
Consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape characteristics of nearby development.
B-4 DESIGN A WELL-PROPORTIONED & UNIFIED BUILDING
Compose the massing and organize the publicly accessible interior and exterior spaces to create a well-proportioned building that exhibits a coherent architectural concept. Design the architectural elements and finish details to create a unified building, so that all components appear integral to the whole.
C-1 PROMOTE PEDESTRIAN INTERACTION
Spaces for street level uses should be designed to engage pedestrians with the activities occurring within them. Sidewalk-related spaces should be open to the general public and appear safe and welcoming.
C-2 DESIGN FACADES OF MANY SCALES
Design architectural features, fenestra-tion patterns, and material compositions that refer to the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation.
B-3 B-4 C-2C-1
D E S I G N G U I D EL I N E S |
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D-3D-3C-3 C-4 C-5
| D E S I G N G U I D EL I N E S
TITLE DESCRIPTION RESPONSE C-3 PROVIDE ACTIVE
– NOT BLANK – FACADES
Buildings should not have large blank walls facing the street, especially near sidewalks.
C-4 REINFORCE BUILDING ENTRIES
To promote pedestrian comfort, safety, and orientation, reinforce the building’s entry.
C-5 ENCOURAGE OVERHEAD WEATHER PROTECTION
Encourage project applicants to provide continuous, well-lit, overhead weather projection to improve pedestrian comfort and safety along major pedestrian routes.
C-6 DEVELOP THE ALLEY FAÇADE
To increase pedestrian safety, comfort, and interest, develop portions of the alley façade in response to the unique conditions of the site or project.
D-3 PROVIDE ELEMENTS THAT DEFINE THE PLACE
Provide special elements on the facades, within public open spaces, or on the sidewalk to create a distinct, attractive, and memorable “sense of place” associated with the building.
D-4 PROVIDE APPROPRIATE SIGNAGE
Design signage appropriate for the scale and character of the project and immediate neighborhood. All signs should be oriented to pedestrians and/or persons in vehicles on streets within the immediate neighborhood.
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D-5 D-5&6 E-2 E-2
D E S I G N G U I D EL I N E S |
TITLE DESCRIPTION RESPONSE D-5 PROVIDE ADEQUATE
LIGHTINGTo promote a sense of security for people downtown during nighttime hours, provide appropriate levels of lighting on the build-ing façade, on the underside of overhead weather protection, on and around street furniture, in merchandising display win-dows, and on signage.
D-6 DESIGN FOR PERSONAL SAFETY & SECURITY
Design the building and site to enhance the real and perceived feeling of personal safety and security in the immediate area.
E-2 INTEGRATE PARKING FACILITIES
Minimize the visual impact of parking by integrating parking facilities with surrounding development. Incorporate architectural treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well as those walking by.
TERRY AVENUE CURB CUT
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GROUND LEVEL PL AN DIAGR AMSGROUND LEVEL WITH NO CURB-CUT — LAY-BY ON TERRY AVENUE GROUND LEVEL WITH PASS THROUGH AND DROP ZONE
100’-0” LAY-BY PARKING 30’-0”
HOTEL ENTRY
ALLEY ONLY ACCESSED PARKING
80’-0” LANDSCAPE +
PEDESTRIAN GREEN STREET
150’-0” CONTINUOUS LANDSCAPE + PEDESTRIAN GREEN STREET
22’-0” SIDEWALK + GREEN STREET
22’-0” SIDEWALK + GREEN STREET
2’-0” GREEN STREET DEDICATION
2’-0” GREEN STREET DEDICATION
12’-0” EXISTINGSIDEWALK
12’-0” EXISTINGSIDEWALK
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LANDSCAPE
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PUGET SOUND NOTION BUILING — CORNISH COLLEGE
TERRY GREEN STREET (BETWEEN LENORA AND VIRGINA STREET
2020 TERRY APARTMENTS
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47POTENTIAL DEPARTURES
Proposed Terry Ave Green Street Improvements
Street Level Sectionpages 46 & 47
1007 STEWART | PROJECT # 3016095 | EARLY DESIGN GUIDANCE | NOV 5, 2013
GREEN STREET PLAN AT TERRY AVE
N
54 APPENDIX
ARCHITECTURAL ALTERNATIVE C PREFERRED OPTION: 22-STORY OPTION
1007 STEWART | PROJECT # 3016095 | EARLY DESIGN GUIDANCE | NOV 5, 2013
1007 STEWART — TRAMMEL CROW 14-STORY OFFICE TOWER 1007 STEWART — TRAMMEL CROW OFFICE DEVELOPMENT GREEN STREET PLAN
1099 STEWART AVENUE & HOWELL STREET HILL 7 OFFICE & HOTEL
1099 STEWART AVENUE & HOWELL STREET HILL 7 OFFICE & HOTEL
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PROPOSED NEW STREET TREES WITH PLANTING BED
2" SCARLET OAK
APPENDIX
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FLOOR PL ANS OPTION C — PREFERRED
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BELOW GRADE PARKING P2
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BELOW GRADE PARKING P1 LEVEL
TERRY AVENUE (GREEN STREET) TERRY AVENUE (GREEN STREET)
ALLEY ALLEY
HO
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BELOW GRADE PARKING LEVEL 2 FLOOR PLAN BELOW GRADE PARKING LEVEL 1 FLOOR PLAN
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FLOOR PL ANS OPTION C — PREFERRED
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LEVEL 1
TERRY AVENUE (GREEN STREET)
ALLEY
HO
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CLA
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PED
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GROUND LEVEL 1 FLOOR PLAN
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FLOOR PL ANS OPTION C — PREFERRED
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66 66 66 66 66 66
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ABOVE GRADE PARKING L2
TERRY AVENUE (GREEN STREET)
ALLEY
HO
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LL S
TR
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CLA
SS II
PED
ESTR
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STR
EET)
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LEVEL 1A EMPLOYEE/MECHANICAL MEZZANINE
TERRY AVENUE (GREEN STREET)
ALLEYH
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(C
LASS
II P
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TRIA
N S
TREE
T)
PODIUM LEVEL 1A FLOOR PLAN
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FLOOR PL ANS OPTION C — PREFERRED
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ABOVE GRADE PARKING L3-A
TERRY AVENUE (GREEN STREET)
ALLEY
HO
WE
LL S
TR
EE
T (
CLA
SS II
PED
ESTR
IAN
STR
EET)
PODIUM PARKING LEVEL 3A FLOOR PLAN
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ABOVE GRADE PARKING L3
TERRY AVENUE (GREEN STREET)
ALLEYH
OW
ELL
ST
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(C
LASS
II P
EDES
TRIA
N S
TREE
T)
PODIUM ABOVE GRADE PARKING LEVEL 3 FLOOR PLAN
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FLOOR PL ANS OPTION C — PREFERRED
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LEVEL 5+ (23 KEYS)
TERRY AVENUE (GREEN STREET)
ALLEY
HO
WE
LL S
TR
EE
T (
CLA
SS II
PED
ESTR
IAN
STR
EET)
TYPICAL HOTEL LEVELS 5-17 FLOOR PLANwww.weberthompson.com© COPYRIGHT WEBER THOMPSON |
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LEVEL 4
TERRY AVENUE (GREEN STREET)
ALLEYH
OW
ELL
ST
RE
ET
(C
LASS
II P
EDES
TRIA
N S
TREE
T)
LEVEL 4 AMENITY FLOOR PLAN
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BUILDING SECTION
BUILDING SECTION OPTION C — PREFERRED
BUILDING SECTION
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