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5Th and Lenora 5TH AND LENORA EARLY DESIGN GUIDANCE DOWNTOWN DESIGN REVIEW BOARD 21 FEBRUARY 2017 DPD #3026266 Table of contents 3.0 PROPOSAL 7.0 ZONING DATA Project Information . .3 Zoning Code Summary . .30 4.0 CONTEXT ANALYSIS 8.0 DESIGN GUIDELINES Zoning & Overlay Designations . 4 Design Guidelines . .32 Urban Design Analysis . .6 9.0 ARCHITECTURAL CONCEPTS Site Views & Sun Paths . .8 Tower Location Analysis. 36 Adjacent Building Heights . .12 Design Concept 01. 42 Community Nodes & Landmarks . .14 Design Concept 02 . .50 Notable Architecture & Siting Patterns. 16 Design Concept 03 . .58 Surrounding Uses & Structures . 18 Sun/Shadow Analysis . .78 Streetscapes . .22 10.0 DEPARTURES Departures . 82 5.0 EXISTING SITE CONDITIONS Site Photographs . .26 6.0 SITE PLAN Existing Site Conditions . 28 Preliminary Site Plan . .29 3.0 PROPOSAL PROJECT INFORMATION ADDRESS: 5TH AND LENORA DPD PROJECT #: 3026266 ARCHITECT: LANDSCAPE ARCHITECT: DEVELOPER: ANKROM MOISAN ARCHITECTS SITE WORKSHOP VULCAN, INC. 5th ave lenora STREET 1505 5TH AVE #300 222 ETRURIA STREET, #200 505 5TH AVE S, #900 SEATTLE, WA 98101 SEATTLE, WA 98109 SEATTLE, WA 98104 206.576.1600 206.285.3026 206.342.2000 CONTACT: WENDY LAMB CONTACT: BRIAN BISHOP CONTACT: ALICIA STEDMAN SITE DEVELOPMENT OBJECTIVES The proposed project isa 44-story tower with 6 levels of underground parking. The basic program includes: n 450-500 residential units n 340-380,000 SF of net rentable area n 2,000 - 5,000 SF of street-level commercial area n 225 -345 parking stalls project goals n Create a street presence n Respect the neighborhood n Design open space in a thoughtful manner n Create complimentary retail, unit and rooftop amenity experiences n Secure LEED for Homes Gold minimum & SALMON-SAFE certification (targeting LEED Platinum level certification) n Meet Seattle 2030 District challenge and goals: targeting 70% reduction in energy use vs. national median baseline and 50% less water consumption vs. local average. 5th & lenora | PROJECT #3026266 3 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS ZONING & OVERLAY DESIGNATIONS upper queen anne ECODISTRICT BOUNDARY south lake union uptown captiol hill madison-miller VICINITY denny triangle belltown pike/pine SITE commercial core first hill 12th avenue 23rd & union-jackson pioneer square chinatown-international district greater duwamish north rainier 4 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS zoning & overlay designations 340/290-400dmc 240/290-400dmc dmr/c 240/125 500/300-500doc 2 belltown urban denny triangle urban center village center village 240/290-400dmc dmr/r site 125/65 zoning designation boundaries dmr/r 85/65 urban village boundaries SITe dmc 240/290-400 doc 500/300-500 drc 85-150 dmr/r 85/65 dmc 340/290-400 drc 85-150 dmr/c 240/125 dmr/r 125/65 5th & lenora | PROJECT #3026266 5 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS 5 MINUTE W URBAN DESIGN ANALYSIS ALK FR O WESTLAKE AVE TRANSPORTATION: 5TH AVENUE 7THM AVENUE 6TH AVENUE • Street car: Westlake Avenue S Bell ST IT • Monorail: 5TH Avenue E • Bus numbers: 40, 62, 27, 33, 37, 143, 157, 158, 159, 214, 550, 554, 601 STREET CHARACTERISTICS: 5TH AVENUE: 4TH AVENUE • Minor Arterial Street - provides project access from the arterial network. (Seattle Transit Classifications Map, Seattle Arterial Classifications Map) • Minor Transit Street (Transit Classification Map) • 5TH Avenue is a thriving retail street in downtown Seattle. 5TH Avenue has a strong, traditional urban character with a vibrant mix of retail and entertainment activities, including access to large shopping centers such as Westlake Center directly south of the site . This street is very pedestrian friendly, with a large amount of street-level site transparency & overhead weather protection via BLANCHARD ST canopies and awnings. 3RD AVENUE LENORA STREET: • Minor Arterial Street - provides project access from the arterial network. (Seattle Transit Classifications Map, Seattle Arterial Classifications Map) • Principal Transit Street (Transit Classification Map) interstate Principal Arterials* Site 2nd AVENUE major bus stops Minor Arterials* light rail station MONORAIL streetcar station Bike Lane - sharrow LENORA ST streetcar line olive way rapid ride (D liine)** VIRGINIA ST *Per Seattle Arterial Classifications Planning Map **Per SDOT Seattle Transit Master Plan stewart ST 6 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS URBAN DESIGN ANALYSIS STREET LEVEL USES REQUIRED STREET CLASSIFICATION sidewalk widths 6th Ave 6th Ave 6th Ave 5th Ave 5th Ave 5th Ave 4th Ave 4th Ave 4th Ave BlanchardSt site BlanchardSt site BlanchardSt site 3rd Ave 3rd Ave 3rd Ave 2nd Ave Lenora St 2nd Ave 2nd Ave Lenora St Lenora St Virginia St Stewart St Stewart St Virginia St Virginia St Stewart St STREET LEVEL CLASS I 18’ USES REQUIRED CLASS II 15’ GREEN STREET SIDEWALKS WIDTHS 12’ UNLESS NOTED OTHERWISE 5th & lenora | PROJECT #3026266 7 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS 7TH AVENUE WESTLAKE AVE SITE VIEWS / SUN PATH 5TH AVENUE 6TH AVENUE LAKE SEA-TAC SPACE 30 MIN. RIDE Bell ST UNION NEEDLE VIEWS SPACE 15 MI 0.7 MI NEEDLE VIEWS july-sept 4TH AVENUE site BLANCHARD ST 3RD AVENUE DOWNTOWN VIEWS oct-dec 2nd AVENUE ELLIOTT BAY VIEWS jan-june LENORA ST 20 JUNE 2017: SUNRISE 5:11 AM SUNSET 9:11 PM WATERFRONT WESTLAKE olive way CENTER 21 DECEMBER 2017: SUNRISE 7:55 AM SUNSET 4:21 PM 0.5 MI sun capture 0.3 MI VIRGINIA ST stewart ST 8 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS WESTLAKE AVE 5TH AVENUE VIEW DIAGRAM Bell ST u 4TH AVENUE p p m e id r ake union l -t t o o w w e e e r ac le r p d N e ~ ~ s e n 1 3 6 0 5 0 7TH AVENUE ’ ’ + + E L L s I c O i W E p site T S m T y E l o D B A A C Y S A C S 6TH AVENUE D OWNTOWN 2nd AVENUE LENORA ST olive way 3RD AVENUE VIRGINIA ST stewart ST 5th & lenora | PROJECT #3026266 9 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS CASCADE MOUNTAINS DOWNTOWN ELLIOTT BAY 1903 5TH AVE 2116 4TH AVE 5TH & VIRGINIA VIEWS & ORIENTATION 3RD & LENORA 400’ EAST SOUTHEAST SOUTH SOUTHWEST 300’ 165’ (Warwick roof) EAST SOUTH SOUTHWEST 50’ (podium roof) WEST EAST ALLEY PARKINGSOUTHEAST LOT EAST SOUTHEAST SOUTH SOUTHWEST SOUTHWEST SOUTH 10 5th & lenora | PROJECT #3026266 EAST SOUTHEAST SOUTH SOUTHWEST EARLY DESIGN GUIDANCE 02.21.2017 ELLIOTT BAY OLYMPIC SPACE NEEDLE LAKE UNION 4.0 CONTEXT ANALYSIS MOUNTAINS 2116 4th 700 Lenora Ave 400’ St 500’ 400’ WEST NORTHWEST NORTH NORTHEAST 300’ 165’ (Warwick roof) WEST NORTHWEST NORTH NORTHEAST 50’ (podium roof) EAST 5TH LENORA WEST NORTHWEST NORTHEAST WEST NORTHWEST NORTH NORTHEAST NORTH WEST NORTHWEST NORTH NORTHEAST 5th & lenora | PROJECT #3026266 11 EARLY DESIGN GUIDANCE 02.21.2017 WESTLAKE AVE higrise office +500’ 7TH AVENUE high rise high rise high rise office +60’ office +500’ office +500’ 6TH AVENUE higrise residential higrise higrise office+150’ higrise office+400’ HOTEL+100’ office+220’ +240’ hotel hotel +450’ +400’ 5TH AVENUE hotel higrise higriseresidential higriseresidential residential residential +500’ +500’ +240’ site residential +70’ commercial +160’ +60’ higrise higrise hospitality hospitality residential 4.0 CONTEXT ANALYSIS residential +180’ +100’ +330’ +400’ 4TH AVENUE ST STEWART higrise office +340’ 3RD AVENUE VIRGINIA ST VIRGINIA higrise residential +380’ ADJACENT BUILDING HEIGHTS BLANCHARD ST BLANCHARD LENORA ST LENORA FUTURE DEVELOPMENT UNDER CONSTRUCTION 12 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 HIGHRISE RESIDENTIAL +500’ ACTIVE MUP #3018037 4.0 CONTEXT ANALYSIS HIGHRISE HIGHRISE RESIDENTIAL +500’ RESIDENTIAL +380’ ADJACENT BUILDING HEIGHTS ACTIVE MUP #3019699 ACTIVE MUP #3018686 virginia st site lenora st 4th Ave blanchard st westlake ave 5th Ave HIGHRISE HIGHRISE HOTEL +160’ HIGHRISE OFFICE +500’ OFFICE +500’ ACTIVE RESIDENTIAL +400’ ACTIVE MUP #3013153 UNDER CONSTRUCTION MUP #3022614 UNDER CONSTRUCTION 5th & lenora | PROJECT #3026266 13 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS COMMUNITY NODES &LANDMARKS 12 7 1 - BON MARCHE (MACY’S BUILDING) 2 - MONORAIL SITE 5 10 9 4 3 6 11 2 13 8 14 1 15 3 - TIMES SQUARE BUILDING 4 - MCGRAW SQUARE landmarks 5 - LLOYD BUILDING 6 - SECURITIES BUILDING 14 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS 7 - WINDHAM APARTMENTS 8 - MOORE HOTEL 9 - 2109 3RD AVE 10 - CASTLE APARTMENTS 11- PALLADIAN HOTEL 12 - FIRE STATION #2 13 - GULRY HOTEL 2104 1ST AVE 14- TERMINAL SALES ANNEX 15- TERMINAL SALES BUILDING 5th & lenora | PROJECT #3026266 15 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS ARCHITECTURAL & SITING PATTERNS A H J K SITE I F L E G A - THE MARTIN (240 FT) B - SECOND AND PINE (440 FT) ACTIVE MUP #3014773 D B C towers C - FIFTEEN TWENTY-ONE D - SECOND AND STEWART (400 FT) SECOND AVE (440 FT) ACTIVE MUP #3016702 16 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS E - 1903 5TH AVE (500 FT) F - 5TH AND VIRGINIA (450 FT) G - 3RD AND LENORA (360 FT) H - 2116 4TH AVE ( 400 FT) ACTIVE MUP #3018037 ACTIVE MUP #3019699 ACTIVE MUP #3018686 ACTIVE MUP #3009145 I - THE WESTIN SEATTLE (400-450 FT) J - WESTIN BUILDING EXCHANGE (409 FT) K - 4TH AND BLANCHARD (344 FT) L - ESCALA (330 FT) 5th & lenora | PROJECT #3026266 17 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS SURROUNDING USES & STRUCTURES Surrounding uses and structures include an eclectic mix of old and new residential and commercial developments. The surrounding context continues to evolve, with 6TH AVENUE 28 several new developments under construction, most 17 notably the three tower Amazon Campus and the 5th and Virginia tower, both a block away.
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