SFM Administrative Office Building a P P L I C a T I O N F O R E a R L Y D E S I G N G U I D a N C E

EMP|SFM Administrative Office Building A P P L I C A T I O N F O R E A R L Y D E S I G N G U I D A N C E

november 21, 2011

Development Objectives EMP Administrative Office Building

Experience Music Project is a leading-edge non- profit museum dedicated to the ideas and risk- taking that fuel contemporary popular culture. With its roots in rock-and-roll, EMP reaches out to multigenerational audiences through its collections, exhibits and educational programs. At EMP, artists, audiences and ideas converge, bringing understanding, interpretation and scholarship to the popular culture of our time.

Construction of the North Portal of the Alaskan Way Tunnel Project requires the relocation of EMP’s administrative office functions, currently located at 330 6th Ave. N. This development proposal is to build a new administrative building for EMP staff. The new building will provide a home for the creative development of ideas and the fabrication of exhibits, educational interactive displays and live production sets. In addition, the building will provide a secure location for the EMP memorabilia collection, allowing the preservation of the more than 150,000 rare artifacts from recent popular culture.

The intent of the proposed project is to build a commercial structure that optimizes the use of the site while remaining sensitive to the adjacent residences, views, and street-level environment. This will be accomplished by balancing the functional program with the site’s urban and potentially busy street -evel presence. Design Guidelines High-Priority Design Guidelines

Site Analysis - Zoning and Code CS2 Adjacent Sites, streets, and open spaces Site Analysis - Access Opportunities and Constraints Evaluate adjacent sites, streetscapes and open spaces for how they function as the walls and floor of outdoor spaces or “rooms” for public use to determine how best to support those Urban Design Analysis - spaces through project siting and design. Surrounding Uses Special attention is being given to the existing open space separating the site from the adjacent residences to the south. The goal is to maintain or enhance the relationship between Urban Design Analysis - the two sites as well as the street front by providing an attractive and potentially habitable Neighborhood Context space.

Urban Design Analysis - 9 block Study PL2 Safety and Security

Urban Design Analysis - Create a safe environment by providing lines of sight and encouraging natural surveillance through strategic placement of doors, windows, balconies and street-level uses. Streetscapes The proposed design will create street level security by utilizing appropriate lighting, Site Analysis - Existing minimalizing hidden areas off the sidewalk, and by providing a secure loading dock off the Conditions alley. DC1 Treatment of Alleys Scheme 1 (Preferred) Ensure alleys are designed to be clean, maintained spaces. Recessed areas for recyclables Scheme 2 and disposables should be provided. The proposed design enhances the current condition of the alley by allowing the ability to Scheme 3 close off and secure the loading dock, restricting access to any recessed areas after hours. Easy access to trash and recyclables is also provided through the alley, minimizing its public visibility. Representative Projects

DC2 Architectural Concept and Consistency

Throughout Uptown, buildings and landscaping should strive to create projects with an overall neat and cohesive appearance. Being a relatively small building in comparison with its neighbors, the architectural design is envisioned as a simple massing reflecting the diagrammatic separation of primary programming elements.

page 4 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 NC3 - Neighborhood Commercial

DMR - Downtown Mixed Residential

SM - Seattle Mixed

Land Use Code Analysis (SM-85 Zone, Uptown Urban Center) Design Guidelines

Address: 120 6th Ave N Site Analysis - Zoning Seattle WA 98109 and Code SMC 23.48.010 GENERAL STRUCTURE HEIGHT Site Analysis - Access Maximum Height Allowed: 85’ Opportunities and Constraints Provided: 62’ from average grade to top of parapet 10’-6” from top of parapet to top of mechanical enclosure & penthouses Urban Design Analysis - 72’-6” total height Surrounding Uses SMC 23.48.016 STANDARDS APPLICABLE TO SPECIFIC AREAS Urban Design Analysis - Maximum FAR: 4.5 Proposed FAR: 3.82 Neighborhood Context SMC 23.48.032 REQUIRED PARKING AND LOADING Urban Design Analysis - Off street parking for 42 stalls is not required because the proposed project is located in the Uptown urban 9 block Study center. SMC 23.48.24 SCREENING AND LANDSCAPE STANDARDS Urban Design Analysis - Streetscapes Requirement: Street trees shall be provided in all planting strips. Existing street trees may count toward meeting the street tree requirement. Site Analysis - Existing Provided: Existing Street trees to be evaluated with City Arborist to verify the condition of these trees. If Conditions determined appropriate, existing trees will be replaced with species and caliper recommended by City Arborist. Open space on south side of building will be provided with hardscape and landscape. Scheme 1 (Preferred)

SMC 23.48.014 GENERAL FAÇADE REQUIREMENTS Scheme 2 Requirement: Primary building entrance is required to be from the street or street-oriented courtyard and shall be no more than three (3) feet above or below the sidewalk grade. Structures may be set back up to Scheme 3 twelve (12) feet from the property line provided the setback is landscaped according to the provisions of Section 23.48.024. On non-pedestrian classified streets, all facades shall have a minimum height of) fifteen (15) feet. Representative Projects Provided: Primary building entrance is from predominate street and level with the existing side walk. Structure is set on the property lines, except at the south side where it is held back above grade to comply with existing property use easements. All facades are at least 59.25’ high. SMC 23.48.032 REQUIRED PARKING AND LOADING B. Loading berths must be provided pursuant to Section 23.54.035, Loading Berth Requirements and Space Standards. Provided: B. One loading berth for a thirty-five (35) foot truck is provided on the east side of the property with access from the alley.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 5 Bus Route

Monorail

Light Rail

Design Guidelines Access Opportunities

Site Analysis - Zoning and Code Vehicular Access The site faces onto 6th Ave N. (a minor arterial) and John St. (a non-arterial street). Currently, Site Analysis - Access 6th Avenue would be the primary approach to the site, most likely from the south. However, upon completion of the Mercer Corridor project, 6th Avenue will become a direct link in Opportunities and the north/south direction to Mercer Street, making it a much more prominent than it is right Constraints now. Connecting with Mercer may also bring increased traffic from north to south along 6th Avenue. Urban Design Analysis - Parking in the area is a mix of private garages and street parking. A number of stalls in the Surrounding Uses adjacent building’s garage have been dedicated to the use of the proposed project.

Urban Design Analysis - Transit Neighborhood Context The surrounding area is served very well by bus service on all sides. In the east/west direction, service is concentrated off of Denny Way or south to downtown then across many of Urban Design Analysis - the other streets which pass over or through I-5. In the north/south direction, bus service is 9 block Study primarily along Aurora Avenue or along 5th Ave to stops north such as Queen Anne, Bal- lard, or the Green Lake area. Urban Design Analysis - Streetscapes Within a five-minute walk, one could also connect to either the downtown monorail or the Seattle Streetcar servicing the South Lake Union area and downtown. Site Analysis - Existing Conditions Pedestrian The best opportunity for pedestrian access to the site is likely to come from the immediate Scheme 1 (Preferred) area surrounding the site, including those coming from the Seattle Center or soon from the north, coming from the direction of the Gates Foundation buildings and some of the other new construction in the area. Scheme 2

Scheme 3 Access Constraints Currently, easy access to the site is being hindered by some major arterials blocking movement towards the site. Denny Way is the main obstacle when trying to access the site from Representative Projects the direction of downtown. Along Denny Way, the downtown grid rotates to meet the grid to the north. Because of this, many difficult intersections are created which disrupts con- nections to downtown. The Seattle Center is both an amenity and a barrier to areas northwest of the site. Because of its size and adjacency to the proposed project, it works to diminish movement from the Queen Anne area and beyond. The third barrier to the site is Aurora Avenue, immediately to the west of the site. Because Aurora Avenue is not crossable in the east/west direction, it creates a wall restricting easy access to the South Lake Union area.

page 6 | EMP SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE • NOVEMBER 21, 2011 Institutional

Residential

Hotel

Commercial

Surrounding Uses Design Guidelines

The immediate context is an even mix of residential, hotel, and minor commercial uses. Site Analysis - Zoning and Code Directly adjacent to the site on the south, east and west sides are recently constructed mid-rise residential buildings. Directly north of the site is a low-rent hotel. Just beyond Site Analysis - Access the adjacent buildings, there is a collection of low-rise multi-tenant commercial buildings. Opportunities and Constraints Currently the site is somewhat cut off from other amenities in the area due to the barrier -like nature of Aurora Avenue to the east, Denny Way to the south and the Seattle Urban Design Analysis - Center to the northwest. Surrounding Uses With the future Mercer Corridor construction and the addition of the new Gates Foundation campus nearby, the character of this area is likely to change drastically in Urban Design Analysis - the coming years. These changes suggest a transition from small private businesses Neighborhood Context and low-rent hotels to more pedestrian-oriented retail and mixed-use environments, which will feed off the increased foot traffic and easier access to the area. Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Site Scheme 2

Scheme 3

Representative Projects

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 7 Design Guidelines The Regrade / Belltown Urban

Site Analysis - Zoning and Code Center Village Significant place /features: Site Analysis - Access • Elliott Bay waterfront Opportunities and Constraints • Density of mid-rise residential • Popular restaurants and bars Urban Design Analysis - • KIRO-TV headquarters Surrounding Uses Seattle Center / Queen Anne / Uptown Urban Design Analysis - Urban Center Neighborhood Context Significant place /features: Urban Design Analysis - • Gates Foundation 9 block Study • Seattle Center, Space Needle, McCaw Hall, Memorial Stadium, EMP • KOMO and KCTS-TV headquarters Urban Design Analysis - • Monorail Streetscapes • Future North Portal Alaskan Way tunnel project

Site Analysis - Existing Primary building types: Conditions • New mid-rise residential condo /apartment & hospitality mixed with low-rise motel Scheme 1 (Preferred) • Some light industrial / utility • Nightclubs and bars Scheme 2 Aurora Corridor / South Lake Union Scheme 3 Urban Center Representative Projects Significant place /features: • Denny Park • Amazon • Lake Union Park • KING 5-TV headquarters

Denny Triangle Urban Center Village

Significant place /features: • Chief Seattle plaza • Monorail

page 8 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 5th Ave. Taylor Ave. N Broad St. 6th Ave. Aurora Ave. N Dexter Ave. N Harrison St. Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints upper level views to queen anne Urban Design Analysis - Surrounding Uses Thomas St. Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study upper level views to

space needle and EMP Urban Design Analysis - John St. Streetscapes

SITE Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Denny Way Scheme 3

Representative Projects

views obscured by downtown views towards adjacent buildings

7th Ave.

Cedar St. Vine St. 4th Ave. Wall St.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 9 1 View

2 Panorama

5 Min Walk Radius

Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 18 19 9 block Study

15 14

Urban Design Analysis - 13 16 Streetscapes 17 22 Site Analysis - Existing 21 25 Conditions 12 24

Scheme 1 (Preferred) 11 10 23 20 Scheme 2 8 9

7 Scheme 3

6 Representative Projects 5

4 3

page 10 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study 1 4th and Bell looking west 2 4th and Bell looking south 3 5th and Bell looking west Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

4th and Battery 4

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 11 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study 5 4th and Wall looking west 6 4th and Wall looking norhtwest Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

8 4th and Cedar looking south 9 4th and Cedar looking southeast 7 4th and Cedar looking east

page 12 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study 6th and Denny Way 20 Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

10 Clay and Denny Way looking northeast 11 Denny Way and Broad St. looking northwest 12 7th and John looking east

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 13 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study 13 5th and Broad looking 14 5th Ave along east side of EMP 15 West side of EMP looking north 17 John and Taylor Ave north looking Urban Design Analysis - northwest northeast Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

Taylor Ave N and Thomas Street 16

page 14 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context 9th Ave N and Harrison St. 18 Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

Westlake Ave N and Harrison St. 19

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 15 Broad St. Aurora Ave. N 6th Ave.

1 John St. 2

Project Site

Denny Way

Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study 1 6th & John St. looking south

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions Project Site

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

2 6th & John St. looking east

page 16 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 17 A

Design Guidelines WOOD SHOP METAL SHOP B COLLECTIONS VAULT LOADING OFFICES DOCK Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses LOBBY

Urban Design Analysis - Neighborhood Context ELEV LOBBY SECURE BLDG GARDEN OPEN SPACE SUPPORT Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes Basement Level Plan Level 1 Plan Levels 2-4 Plan Site Analysis - Existing Architectural Massing Conditions The proposed design will occupy a similar floorplate in size to the existing building as well as maintain the separation to the eight story residential building to the south. Stacking full Scheme 1 (Preferred) floorplates of this area allows the program to occupy only four above-grade floors, keeping the building well below the 85’ height limit. The design also will accommodate an existing elevator connection to the below grade garage to the south. The new building main entry is placed to the southwest to provide proximity to this important link (identical to existing entry Scheme 2 location).

Scheme 3 Horizontal Relationships The small floorplate affords much higher efficiency with a non-central building core. Consequently, we have placed vertical circulation and building support elements in a compact linear arrangement along the south edge of the building. Adjacent to the building entry lobby, this edge core block also provides an important privacy buffer between building program Representative Projects spaces and the adjacent residences.

Vertical Relationships The program elements that benefit from a close relationship to grade are located at the base of the building. Essentially, these are: 1) wood and metal shops (creating exhibit designs), 2) loading dock and 3) a vault for the EMP artifact collection. With additional excavation, the void of the existing basement is capable of securely housing the large, opaque, environmentally-controlled vault. By utilizing this level below grade, the overall height of the structure is kept compact and reduces impact to neighboring residential unit views. At level one, the exhibit shops are situated adjacent to loading receiving, minimizing vertical lifting of material. Administrative offices and their support functions are on the elevated floors of 2-4 above, provided better views and access to daylight. The roof will house screened mechanical equipment and the visibility of this fifth façade from above will be considered and designed accordingly.

In summary, the new building will be approximately 53,000 square feet spread over four above-grade levels and a basement. The average height of the building, at approximately 60 feet, is well within the allowable height of 85 feet. Forty-two parking stalls for the building, though not required, are provided in the garage of the adjacent building to the south. This is a continuation of the relationship between the existing building at this site and the neighboring hotel/apartment building.

page 18 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 ROOF ROOF

L-8 L-8

L-7 L-7 Design Guidelines

L-6 L-6 Site Analysis - Zoning and Code OPEN SPACE L-5 L-4 OFFICE L-4 OFFICE L-5 Site Analysis - Access Opportunities and Constraints L-4 L-4 L-3 OFFICE L-3 OFFICE ALLEY Urban Design Analysis - L-3 L-3 6TH AVE N

W JOHN ST Surrounding Uses L-2 OFFICE L-2 OFFICE L-2 L-2 Urban Design Analysis - LOADING Neighborhood Context L-1 SHOPS LOBBY L-1 SHOPS DOCK L-1 L-1 Urban Design Analysis - P-1 P-1 9 block Study L-B COLLECTIONS VAULT L-B COLLECTIONS VAULT P-2 Urban Design Analysis - P-3 Streetscapes

P-4 Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2 Section A Section B Scheme 3 Potential Departure Request Representative Projects 30% Transparency

Both the fabrication of the EMP exhibits and the preservation of valuable artifacts require security and concealment from the public eye. As such, the applicant may request a departure from SMC 23.48.018 to provide for approximately 20-25 per cent transparency at ground level sidewalk façades.

The design team understands the importance of this provision and will be sensitive to the need to have an inviting pedestrian environment. We believe there are a number of creative ways to meet both the intent of this provision and privacy requirements of the EMP program. We look forward to presenting our ideas at the next Design Review Board meeting.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 19 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Northeast-facing Aerial View Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

Site Aerial Looking northeast from 6th Ave.

page 20 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Significant features Design Guidelines

• Entry off 6th Ave Site Analysis - Zoning and Code • Edge core • Full basement Site Analysis - Access • 53,000 GSF Opportunities and Constraints

- Security needs of ground level program may require transparency Scheme 1 (Preferred) departure.

Scheme 2 Offices Scheme 3 Shops Representative Projects

Corner at 6th Ave. and John St.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 21 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Northeast-facing Aerial View Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

Site Aerial Looking northeast from 6th Ave.

page 22 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Significant features: Design Guidelines

• Entry off 6th Avenue Site Analysis - Zoning and Code • Semi-edge core • Small basement Site Analysis - Access • 53,000 GSF Opportunities and Constraints

Opportunities Urban Design Analysis - Surrounding Uses + Edge core allows for maximum open floorplate + Edge core provides buffer to and privacy for residential neighbor / Urban Design Analysis - open space Neighborhood Context + Main entry adjacent to existing garage elevator + Main entry at site high point allows loading to work off the alley Urban Design Analysis - efficiently 9 block Study + Captured southwest space provides additional corner office exposure / combined L1 lobby Urban Design Analysis - Streetscapes Challenges Site Analysis - Existing - SW massing further limits open space from daylight Conditions - Does not utilize existing basement excavation - Two 17’ floors off sidewalk Scheme 1 (Preferred) - Some office use at oversized 17’ floor (L2) - Security needs of ground level program may require transparency departure. Scheme 2 - Least transparent program requirements (vault and shops) occupy the lower two floors. Scheme 3

Representative Projects Offices

Shops and Vault

Corner at 6th Ave. and John St.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 23 Design Guidelines

Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Northeast-facing Aerial View Conditions

Scheme 1 (Preferred)

Scheme 2

Scheme 3

Representative Projects

Site Aerial Looking northeast from 6th Ave.

page 24 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 Significant features: Design Guidelines

• Entry off 6th Avenure Site Analysis - Zoning and Code • Edge core • Basement (minimalized) Site Analysis - Access • 53,000 GSF Opportunities and Constraints

Challenges Urban Design Analysis - Streetscapes - Does not utilize existing basement excavation - Two 17’ floors off sidewalk Site Analysis - Existing - Some office use at oversized 17’ floor (L2) Conditions - Some complexity w/minimal massing impact - Security needs of ground level program may require transparency Scheme 1 (Preferred) departure. - Least transparent program requirements (vault and shops) occupy Scheme 2 the lower two floors. Scheme 3 Offices Representative Projects Shops and Vault

Corner at 6th Ave. and John St.

NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 25 CollinsWoerman Smart, Inspired Experiences CollinsWoerman Smart, Inspired Experiences 2200 Design Guidelines Seattle WA 2200 Site Analysis - Zoning and Code Seattle WA

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2 As the largest development in South Lake Union’s history character reinforced by three towers (12, 15 and 18 stories and one of the largest mixed-use projects in downtown housing 261 residences and the Pan Pacific Hotel) and Scheme 3 As the largest developmentSeattle, 2200 in was South designed Lake Union’s to spark history progress incharacter a reinforcedanchored by three by Whole towers Foods (12, 15Market, and 182200 stories epitomizes a new and one of the traditionallylargest mixed-use industrial projects neighborhood, in downtown previously untestedhousing for261 residencesneighborhood and aesthetic,the Pan Pacific one that Hotel) embraces and comfort, ease Seattle, 2200 wasmixed-use. designed Occupying to spark aprogress high-profile in a location at theanchored gateway by Wholeand style. Foods Market, 2200 epitomizes a new Representative Projects traditionally industrialto South neighborhood, Lake Union between previously downtown untested Seattle’sfor neighborhood central aesthetic, one that embraces comfort, ease mixed-use. Occupyingbusiness a districthigh-profile and sceniclocation Lake at the Union, gateway and offeringand style.a wide PROJECT FEATURES to South Lake Unionarray of between amenities downtown (many never Seattle’s before central seen in Seattle), the ------business districtdevelopment and scenic presentsLake Union, a new and living offering style a andwide an opportunity u 550,000 sf mixed-use project with retail, residential and hotel PROJECT FEATURES u 261 residences array of amenitiesto forge (many a nevertrue mixed-use before seen community. in Seattle), the ------development presents a new living style and an opportunity u 550,000 sf mixed-useu 160-room project Panwith Pacific retail, residentialHotel and hotel u u 50,000 sf Whole Foods Market to forge a true Acceptingmixed-use community.the challenge of its five-sided site and dramatic261 residences u 160-room Pan Pacificu Other Hotel retailers include: Bank of America, Bella Cleaners, sloping topography, 2200 flows into its surroundings Cloverhouse, F.K. Kirsten Tobacconist, Kelley-Ross u 50,000 sf Whole Foods Market Accepting the andchallenge enhances of its its five-sided environment site andby incorporating dramatic a roof Pharmacy, Scraps Dog Bakery, Seva Home, and Starbucks u Other retailers include: Bank of America, Bella Cleaners, u Completed in 2006 sloping topography,terrace, 2200 a grand flows plaza into itsdesigned surroundings for community events, Cloverhouse, F.K. Kirsten Tobacconist, Kelley-Ross and enhances plentyits environment of outdoor by “open” incorporating space, anda roof bordering shops Pharmacy, Scrapsu DogProject Bakery, sold Seva90% of Home, its properties and Starbucks one month after opening u Completed in 2006 terrace, a grandand plaza dining designed into its for design. community With itsevents, distinct architectural plenty of outdoor “open” space, and bordering shops u Project sold 90% of its properties one month after opening and dining into its design. With its distinct architectural

Introduction to CollinsWoerman I I Introduction to CollinsWoerman

Introduction to CollinsWoerman I I Introduction to CollinsWoerman page 26 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 CollinsWoerman Smart, Inspired Experiences

Smart, Inspired Experiences Tommy Bahama at 428 Westlake Design Guidelines Seattle WA Tommy Bahama at 428 Westlake Site Analysis - Zoning and Code Seattle WA Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions When the building came in hundreds of thousands it was one of the few office buildings to be constructed Scheme 1 (Preferred) of dollars under budget and ahead of schedule, 428 during one of the worst office vacancy markets the region Westlake was sharing its core value with its new tenant has ever seen. In fact, Tommy Bahama chose it as their When the building came in hundreds of thousands it was one of the few office buildings to be constructed Scheme 2 and proving how effectively a design-build project could corporate headquarters before it was completed based of dollars under budget and ahead of schedule, 428 during one of the worst office vacancy markets the region produce impressive results. simply on the staggering efficiency of the building itself and Westlake was sharing its core value with its new tenant has ever seen. In fact, Tommy Bahama chose it as their the deft execution of its design. and proving how effectively a design-build project could corporate headquarters before it was completed based Scheme 3 One of the most efficient, cost-effective office buildings produce impressive results. simply on the staggering efficiency of the building itself and Stats: in the region, it boasts innovatively designed floor plates Six stories, 82,500 sf of office space the deft execution of its design. that lower occupancy costs. High window heights and a 5,000 sf of street-level retail space One of the most efficient, cost-effective office buildings Representative Projects 125 above- and below-grade parking spaces unique core layout allows natural light to flow further into Completed in 2004 in the region, it boasts innovatively designed floor plates the interior, reducing energy consumption and providing a Completed $300,000 under budget that lower occupancy costs. High window heights and a more pleasant atmosphere. unique core layout allows natural light to flow further into PROJECT FEATURES ------the interior, reducing energy consumption and providing a u Six stories, 82,500 sf of office space With its flowing lines, graceful structure and rigid frame, more pleasant atmosphere. u 5,000 sf of street-level retail space u 125 above- and below-grade parking spaces 428 Westlake is so economical, so occupancy-friendly, u Completed in 2004 With its flowing lines, graceful structure and rigid frame, u Completed $300,000 under budget 428 Westlake is so economical, so occupancy-friendly,

Introduction to CollinsWoerman I I Introduction to CollinsWoerman

I IntroductionNOVEMBER to 21,CollinsWoerman 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 27 CollinsWoerman Smart, Inspired Experiences CollinsWoerman Smart, Inspired Experiences Lake Union I, LLC, UW School of Medicine Design Guidelines Lake Union InstituteI, LLC, for UW Quantitative School Systems of Medicine Biology, Seattle WA

Institute for Quantitative Systems Biology, Seattle WA Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

This adaptive reuse of a 60,000 sf, four-story 1928 School of Medicine programs. Designed in collaboration with Scheme 1 (Preferred) warehouse building includes new state-of-the-art laboratories, MBT. Winner, Laboratory This adaptive reuseDNA sequencingof a 60,000 facilities sf, four-story and lab 1928 support space toSchool house of Medicineof the programs.Year award Designed (renovation), in collaboration R&D Magazine. with Scheme 2 warehouse buildingthe Institute includes for newQuantitative state-of-the-art Systems laboratories, Biology and otherMBT. UW Winner, Laboratory DNA sequencing facilities and lab support space to house of the Year award (renovation), R&D Magazine. Scheme 3 the Institute for Quantitative Systems Biology and other UW

Representative Projects

Introduction to CollinsWoerman I I Introduction to CollinsWoerman

Introduction to CollinsWoerman I I Introduction to CollinsWoerman page 28 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 CollinsWoerman Smart, Inspired Experiences

Seattle Biomedical Research Institute Smart, Inspired Experiences Seattle Washington Design Guidelines

Seattle Biomedical Research Institute Site Analysis - Zoning and Code Seattle Washington Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context With major support from the Gates Foundation, SBRI SBRI’s Phase I program totaled 50,000 square feet. With Urban Design Analysisis focused- on research covering many of the world’s a strategic plan that called for aggressive growth over the next five years, SBRI’s solution was to design 120,000 9 block Study infectious diseases (malaria, tuberculosis and AIDS, as well as others). SBRI’s new facility was the third project to square feet of flexible, adaptable research space that be constructed as part of Paul Allen’s South Lake Union could be leased to a second institution (later Children’s Urban Design Analysis - vision. The building was designed to fit the future urban Hospital & Regional Medical Research Center). SBRI Streetscapes With major support from the Gates Foundation, SBRI SBRI’s Phased Occupancy fabric of South Lake Union with activated retail on the has since grown into the leased space with very minor SBRI’s Phase I program totaled 50,000 square feet. first floor, a learning lab for children and conference areas modifications. is focused on research covering many of the world’s Site Analysis - Existing With a strategic plan that called for aggressive growth available for neighborhood meetings. infectious diseases (malaria, tuberculosis and AIDS, as Conditions Flexible Lab Support Areas over the next five years, SBRI’s solution was to design well as others). SBRI’s new facility was the third project At five stories and 120,000 square feet, the new Seattle SBRI knew that curing infectious disease would require to be constructed as part of Paul Allen’s South Lake 120,000 square feet of flexible, adaptable research Scheme 1 (Preferred)Biomedical Research Institute Building is the region’s first research tools and techniques that would evolve over Union vision. The building was designed to fit the future space that could be leased to a second institution speculatively-built, privately-financed, grant-based research time. The SBRI Building accommodates the changing urban fabric of South Lake Union with activated retail on (later Children’s Hospital & Regional Medical Research facility and the nation’s first lab building to receive requirements of this mission. We recently completed Scheme 2 the first floor, a learning lab for children and conference Center). SBRI has since grown into the leased space LEED certification (silver) under the LEED-CS pilot the BSL-3 Tuberculosis Research space. Cost and areas available for neighborhood meetings. with very minor modifications. program. time were minimized due to flexible, adaptable Scheme 3 infrastructure. At five stories and 120,000 square feet, the new Seattle Flexible Lab Support Areas Design for the South Lake Union Neighborhood Tool for attraction and retention Biomedical Research Institute Building is the region’s SBRI knew that curing infectious disease would require The green design of the building significantly reduces the The facility was planned and designed to support first speculatively-built, privately-financed, grant-based research tools and techniques that would evolve over Representative Projectsnegative impact the project has on the environment and multi-disciplinary team research and to serve as an time. The SBRI Building accommodates the changing improves the indoor quality for the building’s occupants. research facility and the nation’s first lab building to attraction and recruiting tool for the best infectious requirements of this mission. We recently completed receive LEED certification (silver) under the LEED-CS disease researchers globally. the BSL-3 Tuberculosis Research space. Cost and Visually, the building massing was reduced by using the pilot program. historic lot lines as references to break the building into a time were minimized due to flexible, adaptable Stats: north research building and a south office pod. 120,000 square feet, five stories Design for the South Lake Union Neighborhood infrastructure. LEED Silver certified The first lab building to receive LEED certification The green design of the building significantly reduces SBRI’s Phased Occupancy Tool for attraction and retention the negative impact the project has on the environment The facility was planned and designed to support and improves the indoor quality for the building’s multi-disciplinary team research and to serve as an occupants. attraction and recruiting tool for the best infectious Visually, the building massing was reduced by using the disease researchers globally. historic lot lines as references to break the building into PROJECT FEATURES a north research building and a south office pod. ------u 120,000 square feet, five stories Introduction to CollinsWoerman I I Introduction to CollinsWoerman u LEED Silver certified u The first lab building to receive LEED certification NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 29 CollinsWoerman Commercial

Design Guidelines ORIX/Touchstone - Fifth and Bell Building Vulcan, Inc., Sammamish Parkplace Seattle WA Issaquah WA Site Analysis - Zoning and Code

Site Analysis - Access Opportunities and Constraints

Urban Design Analysis - Surrounding Uses

Urban Design Analysis - Neighborhood Context

Urban Design Analysis - 9 block Study

Urban Design Analysis - Streetscapes

Site Analysis - Existing Conditions

Scheme 1 (Preferred)

Scheme 2 Lead planner and architect for a three-building Class A six-story, 204,000 sf office building in Cascade Mountain foothills, as well as easy pedestrian access to A office campus totaling 600,000 sf. Architect and Seattle’s Belltown neighborhood with 83,000 a park, and Issaquah Creek Conservatory greenbelts and jogging/ interior designer for two buildings totaling 440,000 Scheme 3 sf of subgrade parking for 213 cars. Features walking paths. Completed 2001. sf. 5,000 sf of streetfront retail space. The Tenant improvements: CollinsWoerman also designed 440,000 Large floorplates, deep bays, and minimal fixed core Representative Projects project received six departures from the Land sf of tenant improvements in Sammamish Parkplace for a major elements combine to provide maximum planning Use Code in the DRB process and earned Eastside software developer. flexibility. Campus balances demands of suburban the first City of Seattle “Green Streets” parking requirements (3.9 spaces per 1,000 NSF) approval. The team moved the project from with urban streetscape amenities. Buildings offer MUP submittal to start of construction in only unobstructed views of Lake Sammamish and 8-1/2 months. $29 million.

Introduction to CollinsWoerman I I Introduction to CollinsWoerman

page 30 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE NOVEMBER 21, 2011 EMP|SFM Administrative Office Building APPLICATION FOR EARLY DESIGN GUIDANCE page 31