downtown design review board | early design guidance

307 BROAD

Downtown Design Review BoaRD | EARLY DESIGN GUIDANCE

307 BRoaD (3016806) | MARCH 18, 2014

THIS PAGE LEFT BLANK INTENTIONALLY FOR DOUBLE-SIDED PRINTING

307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 1

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.

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

III DESIGN GUIDELINES

IV SITE ANALYSIS

Existing Conditions 10

Zoning Envelope 11

Survey 12

Sun + Shadow Studies 13

Programming + Site Plan 14-15

Neighborhood Precedents 16-17 V ALTERNATIVE ARCHITECTURAL CONCEPTS

Conceptual Floor Plans 18-19

Ground Level Details 20-21 Massing Alternatives 22-41

Precedents + Facade Studies 42-45

Roof Plan 46 VII DEVELOPMENT STANDARD DEPARTURES

None Requested

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.

‘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’ (c) ‘Design visually attractive buildings that add richness and variety to Belltown, including creative contemporary architectural solutions’ B-2* Create a transition in bulk & scale.

‘New buildings should be compatible with the scale of development surrounding the project site.’ B-3* Reinforce the positive urban form & architectural attributes of the immediate area.

‘Promote scale and character compatibility through reinforcement of the desirable patterns of massing and facade composition found in the surround area’ B-4 Design a well-proportional & unified building.

C-1 Promote pedestrian interaction - enhance the sidewalk experience.

C-2 Design facades of many scales.

C-3 Provide active not blank facades.

C-4 Reinforce building entries.

C-5 Develop the alley facade.

D-2* Enhance the building with landscaping.

Downtown Design Guidelines * Belltown Supplemental Guidance

CONTENTS

2 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014

CONTEXT

307 BROAD SITE


CONTEXT + VIEWS

3RD AVE

5th

Ave

N2nd

Ave

N

War

ren

Ave

N

Bay S

treet

Eagle

Stre

et

Wall

St

Elliot Ave

John Street

BROA

D ST

DENNY WAY

SOUTH

LAK

E UNIO

N

THE OLYMPICS

SEATTLE

CENTER

BELLTOWN

WAT

ERFR

ONT

SITE

Vine

St

Ceda

r St

Clay

St

Tayl

or A

ve N

6th

Ave

N1st

Ave

N

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.


ZONING

SITE

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.

DMC- 85DMC -65

240/125DMR/C

125/65DMR/C


EXISTING USES

Residential

Commercial

Office Space

Cultural

Bus Stop

Direction of Traffic

Pacific Science Center

Denny Way

Broa

d St

reet

3rd Ave

4th Ave

2nd Ave

1st Ave

5th Ave

Clay

Stre

et

Ceda

r Stre

et

Vine

Stre

et

Western Ave4th

Ave

N

5th

Ave

N

Tayl

or A

ve N

6th

Ave

N

2nd

Ave

N

War

ren

Ave

N

1st

Ave

N

Bay S

treet

Eagle

Stre

et

Aur

ora

Ave

NFisher Plaza

John StreetJohn Street

Olympic Sculpture

Park

Space Needle

6th Ave

Wall

Stre

et

Batte

ry S

treet

Elliot Ave

Alexandria

PinnacleBremer

OSP Pavilion

Kiro 7

Vermont Inn

Mosler Lofts

The Gallery2900 on

First Apts

Matae

Aalto Apts

Montreux

Devinshire

Fountain Court

Sidney

City University of Seattle Library

Archstone

Chihuly Garden & Glass

Seattle Children’s Theater

Axis Apts

Queens Court

Waldorf School

Champion Party

Supply

Bernard

Arkona

Wells Fargo

7-Eleven

Concord

Fleet and Broad

Ave One

Bay Vista

Harbour Heights

Seattle Heights

Cenntenial Plaza

Annaliese

Hyatt Place

Mar

selle

Tayl

or 2

8

First United

Methodist

Community Voice Mail National

Centre

The Pittsburgh

76

Seattle Center

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.


I

B C D

E

F

A

H

URBAN FABRIC, EDGE CONDITION

A Pacific Science Center (Seattle Center)

G

BROA

D ST

DENNY WAY

3RD AVE

CLAY

ST

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.


B 76 Gas Station E Wells Fargo Bank

G Mosler Lofts H Kiro 7 News

C 7-Eleven

I Office BuildingF The Vermont Inn

D Fisher Plaza

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.


2 Denny Looking North from 3rd to 4th

1 Denny Looking South from 3rd to 4th

3 Broad Looking South from Pacific Science Center to 3rd

VIEWS

2

BROA

D ST

DENNY WAY

CLAY

ST

3RD AVE

4TH AVE

2ND AVE

4TH

AVE

CEDAR

ST

1ST AVE

1

3

4

5

6

N


5 3rd Looking Southesast from Broad to Clay

6 Looking North at the Intersection of Clay Street and 3rd

4 Looking East at the Intersection of Broad Street and 3rd Avenue

VIEWS

N

0 8’ 16’ 32’

SCALE: 1/32” =

106’

142

’

BROAD STREET

3R

D A

VEN

UE

ALLE

Y

EXISTING SURFACE PARKING LOT

DENNY WAY

307 BROAD

PROPOSED 9-STORY RESIDENTIAL BUILDING

BUILDING FOOTPRINT: 15,052 SF


Broad Street at 3rd Avenue Looking South

EXISTING CONDITIONS

Clay Street at 3rd Avenue Looking Northwest

SITE

SITE

Seattle Center

Mosler Lofts

Mosler Lofts

Kiro 7

A

B


Clay Street at 3rd Avenue Looking Northwest

Seattle Center Mosler Lofts

B

85’ Max.

ZONING ENVELOPE

Broad Street at 3rd Avenue Looking South

Mosler Lofts

Kiro 7

A

85’ Max.


SURVEY

4” DECIDUOUS

12” DECIDUOUS

16” DECIDUOUS

12” DECIDUOUS

EXISTING TREES

TO BE REPLACED


WINTER SOLSTICE

EQUINOX

SUMMER SOLSTICE

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.

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.

SUN + SHADOW STUDIES


GROUND FLOOR PROGRAMMING

RESIDENTIAL

SERVICES PARKING

ACCESS

ACTI

VELO

BBY

LOBB

Y

RESIDENTIALLE

ASIN

G


SITE PLAN

KIRO 7 NEWS MOSLER LOFTS

THE VERMONT INN

PACIFIC SCIENCE CENTER

7-ELEVEN

2901 3RD AVEOFFICE BUILDING

76 GASSTATION

WELLSFARGO


MOESLER LOFTS: 3 DISTINCTIVE HORIZONTAL COMPONENTS

ROOF / SKYLINE, METAL + GLASS

BUILDING MIDDLE, GLASS

STREET LEVEL MASONRY BASE

EXPRESSED CORNER

LOBBY ENTRY

THE GALERY: VERTICAL DISTINCTIVE STRIPS ON A PODIUM

PATTERNS OF RESIDENTIAL URBAN DEVELOPMENT, DISTINCTIVE AND EFFECTIVE MASSING COMPOSITIONS IN THE NEIGHBORHOOD

GLASS FACADE

EXPRESSED CORNER

MASONRY + GLASS VOLUME

LOBBY ENTRY

STREET LEVEL MASONRY BASE

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


LOBBY ENTRY

NEIGHBORHOOD PRECEDENTS

PACIFIC SCIENCE CENTER: WHITE CONCRETE VOLUMES WITH A TESSELLATED SKIN

RECTANGULAR VOLUMES

TESSELATED SKINGLASS FACADE

CONCRETE

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.


CONCEPTUAL FLOOR PLANS

N

0 8’ 16’ 32’

SCALE: 1/32” = 1-0”

489 SFSTUDIO

501 SFSTUDIO

752 SFURBAN 1 BD

765 SFURBAN 1 BD

749 SFURBAN 1 BD

498 SFSTUDIO

607 SFURBAN 1 BD

607 SFURBAN 1 BD

607 SFURBAN 1 BD

994 SF1 BD

744 SFURBAN 1 BD

718 SFURBAN 1 BD

612 SFURBAN 1 BD

132 SFTRASH607 SF

URBAN 1 BD

18' - 0" 18' - 0" 18' - 0"

14' -

6"14

' - 6"

14' -

6"14

' - 6"

14' -

6"17

' - 6"

25' - 0"

19' -

0"17

' - 6"

14' -

6"17

' - 6"

142'

- 0"

17' -

10"

106' - 0"

GROUND LEVEL LEVEL 2

799 SFURBAN 1 BD

620 SFURBAN 1 BD

620 SFURBAN 1 BD

620 SFURBAN 1 BD

14' -

6"14

' - 6"

14' -

6"

589 SFURBAN 1 BD

14' -

6"14

' - 6"

655 SFTRASH / RECYCLE

434 SFLEASING

PKG

LIBRARY

+4'

+6'

184 SFLOFT +6'

106' - 0"17

' - 10

"

142'

- 0"

MAIL

203 SFFIRE

589 SFURBAN 1 BD

CYBER BAR

LOBBY16' - 0"

2' - 0"

RIGHTTURNONLY

12' S

IDEW

ALK

123.26' 129.31'

129.20'123.69'

DISPLAY

BROAD ST

3RD

AVE

ALLE

Y

DENNY WAY

EXISTING SURFACE PARKING


CONCEPTUAL FLOOR PLANS

978 SF2 BD 489 SF

STUDIO

782 SFURBAN 1 BD

648 SFURBAN 1 BD

648 SFURBAN 1 BD

648 SFURBAN 1 BD

648 SFURBAN 1 BD

489 SFSTUDIO

978 SF2 BD

840 SFURBAN 1 BD

713 SFURBAN 1 BD

662 SFURBAN 1 BD

651 SFURBAN 1 BD

661 SFURBAN 1 BD

489 SFSTUDIO

18' - 0" 18' - 0" 18' - 0"

132 SFTRASH

938 SF1 BD

730 SF1 BD

650 SFURBAN 1 BD

654 SFURBAN 1 BD

14' -

6"14

' - 6"

14' -

6"14

' - 6"

14' -

6"17

' - 6"

27' - 0"

17' -

10"

34' -

2"

142'

- 0"

4' - 0"4' - 0" 41' - 2" 6' - 0" 52' - 10"

27' - 0"

108' - 0"

N

0 8’ 16’ 32’

SCALE: 1/32” = 1-0”

6.67%

6.67%

6.67%

6.67%

108' - 0"

18' - 0" 24' - 2" 20' - 0" 25' - 10" 19' - 0"

142'

- 0"

22' -

0"18

' - 0"

18' -

0"22

' - 0"

60' -

0"

TYPICAL RESIDENTIAL LEVEL CONCEPTUAL ROOF PLAN TYPICAL PARKING LEVEL

TOTAL GSF 186,425 GSF

STUDIOS................................. 24 units

URBAN 1 BD ........................ 100 units

1 BD ...................................... 15 units

2 BD ...................................... 14 units

TOTAL RSF ............................. 105,717 RSF

TOTAL RESIDENTIAL .............. 153 units

TOTAL PARKING COUNT: 128 STALLS

20 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014620 SF

URBAN 1 BD

589 SFURBAN 1 BD

434 SFLEASING

MAIL

PKG/STORAGE

LIBRARY

203 SFFIRE

+4'184 SFLOFT

+6'

FIREPLACE

ALLE

Y

BROAD STREET

DENNY WAY

12' -

0"SI

DEW

ALK

12' -

0" S

IDEW

ALK

3RD

AVE

RIGHTTURNONLY

123.26'129.20'

DISPLAY

589 SFURBAN 1 BD

GAME GROTTOBELOW

P E R K I N SW I L L+

307 BROAD RESIDENTIAL DEVELOPMENT2.27.2014

ENLARGED GROUND LEVEL PLANA. activate Broad with shared amenity uses

B. double height spaces

C. preserve and enhance pedestrian safety at NE corner

D. activate 3rd Avenue frontage

A

B

C

D

B

B


SECTION PERSPECTIVE

LOFT LOUNGELIBRARY MAIL ENTRANCE ON 3RDALLEY LOBBYGAME ROOM


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.

Pros:

• simple, legible forms

• base/middle/top

• expressive roof

• creates a sense of differentiation based on frontages

Cons:

• lacks scale and articulation as residential

• North-East corner is not differentiated

*No Departures Requested

3RD AVENUE

BROAD STREET

METAL ROOF WRAP

GLASS BOX MIDDLE

CONCRETE BASE

LOBBY ENTRY

DESIGN GUIDELINES

A-1* Massing arrangement to enhance views B-2* Create a transition in bulk & scale.

B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area

B-4 Well-proportioned & unified building

C-1 Promote pedestrian interaction - enhance the sidewalk experience

Downtown Design Guidelines

* Belltown Supplemental Guidance

A-1*

Views to Seattle Center

B-3*

Base gives scale and the concrete material relates to the Pacific Science Center

A-1*

Views to Puget Sound

B-4

Building is proportioned into three components:

C-1

Sidewalk experience is enhanced by the modulation of the base



Birdseye View Northwest




West (3rd) ElevationNorth (Broad) Elevation



View from Northwest Corner

BROAD STREET3RD AVENUE



South Elevation East (Alley) Elevation



View from Third Looking North

View from Denny Looking East

Massing 1 Roof Plan

3RD AVE

PSC

BROAD ST



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:


• base/middle/top

• expressive roof

Cons:

• lacks a sense of differentiation based on frontages

• lacks scale and articulation as residential

*No Departures Requested

3RD AVENUE

BROAD STREET

ROOF PLANE

3 STORY BASE

LOBBY ENTRY

DESIGN GUIDELINES

A-1* Massing arrangement to enhance views

B-1* (a) Compatible scale with adjacent buildings B-2* Create a transition in bulk & scale.




Downtown Design Guidelines

* Belltown Supplemental Guidance

A-1*


B-3*

Base gives scale and the concrete material relates to the Pacific Science Center

A-1*


B-4


C-1


GLASS BOX MIDDLE

B-1* (a)

3 Story base matches scale of base of adjacent Moesler building


MASSING ALTERNATIVE 2MASSING ALTERNATIVE 1






BROAD STREET3RD AVENUE



South Elevation East (Alley) Elevation



View from Third Looking North


Massing 2 Roof Plan

PSC

3RD AVE

BROAD ST


3RD AVENUEBROAD STREET

ROOF PAVILION

WHITE CONCRETE GLASS BOX

3 STORY CONCRETE BASE

LOBBY ENTRY

MASSING ALTERNATIVE 3 (PREFERRED)

A concrete and glass “box” sits on modulated concrete and glass “piers” and interlocks with a rooftop pavilion.

Pros:


• base/middle/top

• expressive roof

• creates a sense of differentiation based on frontages

• accentuates and activates corners

• activates Broad Street

• provides a sense of scale and articulation

*No Departures Requested *

DESIGN GUIDELINES

A-1* Massing arrangement to enhance views

A-2 Enhance the skyline B-2* Create a transition in bulk & scale.




C-2 Design facades of many scales

C-4 Reinforce building entries

D-2 Enhance the building with landscaping

A-1*


B-3*

3 Story base related to adjacent Mosler Lofts building

A-1*


B-4


C-1


C-1


C-2

Facade is composed of parts detailed at different scales

C-4

Building entry is reinforced with canopies and landscape, and location adjacent to active glass corner on 3rd and Broad

A-2

Enhanced skyline




BROAD STREET 3RD AVENUE


East (Alley) Elevation


South Elevation



Massing 3 Roof Plan


PSC

DENNY

View from Third Looking North3RD AVE

C-5 Develop the alley facade


Alley and Denny Intersection, NE Corner Detail



View from Denny North Sidewalk Looking West


View from Denny South sidewalk at Intersection with 3rd, Looking East

DENNY DENNY


THE GRID, Engelenmoore (Sydney, Australia)

PRECEDENTS

BOLTWOOD PLACE, Holst Architecture (Amherst, MA)MODERN GREEN, Perkins + Will (Vancouver, BC) ST. JOSEPH’S, Perkins + Will (Tacoma, WA)


BOLTWOOD PLACE, Holst Architecture (Amherst, MA) HUMBOLDT MILL, Julie Snow Architects (Minneapolis)MERCY CORPS, Thomas Hacker Architects (Portland) PORTER HOUSE, SHoP (NYC)

PRECEDENTS


FACADE STUDIES

PROPORTIONS

DENSITY

ALTERNATION REGULARITY GRADIENT

0’

28’

85’

100’

PROPORTIONS

DENSITY

ALTERNATION REGULARITY GRADIENT

0’

28’

85’

100’

PACIFIC SCIENCE CENTER PACIFIC SCIENCE CENTER ORIGINAL DRAWINGS


BROAD STREET 3RD AVEALLEY

WHITE BOX TESSELATION

FACADE STUDIES


1 2

3

4

5

6

7 8

910

11 1 Lounge

2 Kitchen

3 Game Room

4 Music Room

5 Mechanical

7 Covered Deck

8 BBQ Deck

9 Covered Deck

10 Putting Greens

11 Dog Zone

N

ROOF PLAN

downtown design review board | early design guidance

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