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: nn 450-500 residential units nn 340-380,000 SF of net rentable area nn 2,000 - 5,000 SF of street-level commercial area nn 225 -345 parking stalls project goals nn Create a street presence nn Respect the neighborhood nn Design open space in a thoughtful manner nn Create complimentary retail, unit and rooftop amenity experiences nn Secure LEED for Homes Gold minimum & SALMON-SAFE certification (targeting LEED Platinum level certification) nn 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 240/125 500/300-500doc2

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 ’ ’

L L

I c

O i W E

p site

T S

T y E l o D B A A C Y S A C

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 4.0 CONTEXT ANALYSIS

WESTLAKE AVE higrise office +500’ ADJACENT BUILDING HEIGHTS HOTEL+100’

high rise office +500’

higrise office+220’ 7TH AVENUE

higrise residential high rise +240’ office +60’

6TH AVENUE high rise office +500’

hotel higrise office+150’ residential +160’ higrise higrise residential 5TH AVENUE residential +240’ higrise office+400’ +400’

higrise office +340’

hospitality site hotel 4TH AVENUE+180’ +450’

residential +70’ higriseresidential hospitality commercial hotel +100’ +60’ +500’ +400’

BLANCHARD ST higrise 3RD AVENUE residential higriseresidential +330’ +500’

higrise residential +380’

FUTURE DEVELOPMENT UNDER CONSTRUCTION

LENORA ST VIRGINIA ST STEWART ST 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

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

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. While there are a stock of classically detailed brick buildings, most new 18 buildings tend to use modern materials and massing to 05 add a new character to the neighborhood. 5TH AVENUE 16 27 1. WARWICK HOTEL 20 2. CINERAMA THEATER 26 06 3. FOURTH & BLANCHARD BUILDING 08 07 4. MARTIN APARTMENTS 03 19 5. VIA 6 APARTMENTS 4TH AVENUE 04 09 6. PALACE BALLROOM BUILDING 7. PALACE KITCHEN BUILDING 8. 2020 FIFTH AVENUE GARAGE 02 10 01 site 11 9. WESTIN GARAGE 25 10. SHERIDAN APARTMENTS 15 14 WESTLAKE AVE 12 11. GRIFFIN BUILDING 3RD AVENUE 13 12. HOTEL ANDRA 23 13. ESCALA CONDOS 22 14. VIRGINIAN APARTMENTS 15. WARWICK HOTEL GARAGE 21 16. SIXTH & LENORA BUILDING 24 17. WESTIN BUILDING EXCHANGE 18. WESTIN HOTEL 19. 5TH & VIRGINIA (PROPOSED #3019699) 20. 1903 5TH AVENUE (PROPOSED#3013910) BLANCHARD ST 21. MARSHALL BUILDING 22. STRATFORD APARTMENTS 23. RALPH’S GROCERY BUILDING (CVS) LENORA ST 24. 3RD & LENORA (PROPOSED#3018686) 25. ROYAL CREST CONDOS 26. TOP POT DOUGHNUTS 27. 2116 4TH AVE (PROPOSED#3009145) VIRGINIA ST 28. AMAZON RUFUS 2.0 STEWART ST 18 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

FOURTH & BLANCHARD MARTIN VIA 6 PALACE BALLROOM 01 WARWICK HOTEL 02 CINERAMA THEATER 03 BUILDING 04 APARTMENTS 05 APARTMENTS 06 BUILDING

PALACE KITCHEN 2020 FIFTH AVENUE SHERIDAN VIRGINIAN 07 BUILDING 08 GARAGE 09 WESTIN GARAGE 10 APARTMENTS 11 GRIFFIN BUILDING 12 HOTEL ANDRA 13 ESCALA CONDOS 14 APARTMENTS

WARWICK HOTEL SIXTH & LENORA WESTIN BUILDING 5TH & VIRGINIA 1903 5th ave 15 GARAGE 16 BUILDING 17 EXCHANGE 18 WESTIN HOTEL 19 (PROPOSED) 20 (proposed) 21 MARSHALL BUILDING

STRATFORD RALPH’S GROCERY 3rd & lenora TOP POT 2116 4th ave 22 APARTMENTS 23 BUILDING 24 (proposed) 25 royal crest condos 26 DOUGHNUTS 27 (PROPOSED) 28 AMAZON RUFUS 2.0 5th & lenora | PROJECT #3026266 19 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

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20 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

7th ave westlkae ave 5th ave 6th ave SURROUNDING USES & STRUCTURES

4th ave

site

blanchard3rd ave STREET

ENTERTAINMENT 2nd ave BAR/ RESTAURANT CAFE HOTEL olive way OFFICE

lenora STREET RESIDENTIAL RETAIL PARKING virginia STREET stewart STREET 5th & lenora | PROJECT #3026266 21 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

STREETSCAPES 1 5TH AVE FACING SOUTHWEST 500’ 6th ave 5th ave 03 500’ FUTURE shading depicts approximate 02 04 TOWER building envelope #3019699 400’ 01

site 4th ave 03

04 02 lenora st 200’ VIRGINIA STREET VIRGINIA LENORA STREET N 01 virginia st

100’

3 STORY 4 STORY 6 STORY PROJECT SITE 24 STORY 2 STORY OFFICE OFFICE RESIDENTIAL RESIDENTIAL OFFICE

PROJECT SITE VIRGINIA STREET LENORA STREET

22 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

2 5TH AVE FACING NORTHEAST 500’ 6th ave 5th ave 03 02 04

400’ 01

site 4th ave 03

04 02 lenora st 200’ N 01 virginia st

OPPOSITE PROJECT SITE 100’ VIRGINIA STREET VIRGINIA LENORA STREET

3 STORY 2 STORY 2 STORY 7 STORY 7 STORY 47 STORY HOTEL MOTEL RETAIL RETAIL PARKING PARKING GARAGE/ DATA GARAGE CENTER

OPPOSITE PROJECT SITE LENORA LENORA STREET VIRGINIA STREET

5th & lenora | PROJECT #3026266 23 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

3 LENORA STREET FACING NORTHWEST 500’ 6th ave 5th ave 03 02 04

400’ 01

site 4th ave 6TH AVE 03

04 02 lenora st 200’ N 01 virginia st OPPOSITE PROJECT SITE 100’ 5TH AVE 4TH AVE 3RD AVE

24 STORY PARKING CINERAMA 24 STORY 2 STORY 24 STORY RESIDENTIAL 3 STORY RESIDENTIAL RETAIL RESIDENTIAL

OPPOSITE PROJECT SITE ALLEY 4TH AVE 5TH AVE

24 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 4.0 CONTEXT ANALYSIS

4 LENORA STREET FACING SOUTHEAST 500’ 6th ave 5th ave 03 shading depicts approximate 02 04 building envelope 400’ 01

site 4th ave 3RD AVE 03

04 02 lenora st 200’ N 01 virginia st

100’ 6TH AVE 5TH AVE ALLEY 4TH AVE

11 STORY 2 STORY PROJECT 18 STORY 2 STORY 6 STORY OFFICE OFFICE SITE HOTEL RETAIL OFFICE

PROJECT SITE 5TH AVE 4TH AVE

5th & lenora | PROJECT #3026266 25 EARLY DESIGN GUIDANCE 02.21.2017 5.0 EXISTING SITE CONDITIONS

SITE PHOTOS

413 Lenora St

site site

lenora st 5th ave lenora st 01 view towards southeast 02 view towards northeast

Street View - May 2014

5th ave

01 04 site

site 4th ave 02 03 site

lenora st

N 03 view towards northwest 04 view towards southwest

virginia st lenora st

Seattle, Washington

Street View - May 2014

26 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 5.0 EXISTING SITE CONDITIONS

site site

01 view towards south 02 view towards northwest

5th ave

01 04 02

site site 4th ave site

lenora st

03 N

03 view towards north 04 view towards southeast virginia st

5th & lenora | PROJECT #3026266 27 EARLY DESIGN GUIDANCE 02.21.2017 6.0 SITE PLAN

EXISTING SITE CONDITIONS

There are no trees on the site.

The site is currently divided into three sections: an existing gravel lot, one story brick building and a surface parking lot.

Access to the site currently occurs in two places: along 5th Avenue and the alley.

existing surface project site parking lot; not part of subject project

Existing Vehicular Entry

28 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 6.0 SITE PLAN

PRELIMINARY SITE PLAN

5th ave

monorail track

proposed proposed retail entry residential frontage entrance 12’ EXISTING EASEMENT 12’ 18’ 123’ 122’ 12’

sheridan apartments martin apartments 24-story 7- story reinforced proposed 43-story reinforced concrete tower concrete bldg 2105 5th ave. Area: 19,434 s.f. 2011 5th ave. footprint area: 12,720 s.f. mixed-use building 108’ zoning DMC 240/290-400

128’ 130’ 2’ REQUIRED ALLEY DEDICATION garage entry from 16’ ALLEY the alley 180’

cinerama theater 2-story Residential Entry lenora STREET reinforced concrete theater warwick hotel 18-story virginian apartments hotel andra 9-story 2100 4th ave. reinforced concrete bldg 4-story brick bldg steel building footprint area: 19,800 s.f. 401 lenora st. 2014 4th ave. 2000 4th ave. footprint area:19,440 s.f. footprint area: 6,480 s.f. footprint area: 12,957 s.f. Vehicular Entry 0 25 50 100

Retail Entry

5th & lenora | PROJECT #3026266 29 EARLY DESIGN GUIDANCE 02.21.2017 7.0 ZONING DATA

LAND USE CODE SECTION AND DESCRIPTION COMMENT

SMC 23.49.008.A.3 A. Height for commercial uses is 240’ ZONING CODE SUMMARY Structure Height: The base height limit for residential use is 290’ The maximum residential height is 400’ (New up-zone residential height is 440’) see zoning envelope diagram on page 35 King county parcel numbers: SMC 23.49.008.B B. Rooftop features 065900-0985, 065900-0990, Height Increase: 10% Height increase (40’) 065900-0995, 065900-1000 (New up-zone 10% height increase (44’))

Rooftop features shall be screened. Site Area: 19,434 SF SMC 23.49.009 (MAP 1G) Street level uses not required Base zone: DMC 240-290/400 Street-Level Use Requirements: Note: Upzone to DMC 240-290/440 currently under council review SMC 23.49.010 Common recreation area required. Required common recreation area shall meet General Requirements For Residential Uses: 5% of total gross area in residential use. 50% May be enclosed Overlays: None SMC 23.49.011 Base F.A.R. = 5 Street classifications: Floor Area Ratio: Max F.A.R. = 7 w/ bonuses • Lenora street:class II pedestrian street, principal transit street, 12’ sidewalk applies Residential exempt • 5Th avenue: class I pedestrian street, Parking only exempt for retail and short-term use minor arterial, 15’ sidewalk applies Street level exemptions min. floor to floor height of 13’ no property line facades required 3.5% per floor allowable deduction for mechanical equipment. Interior double volume allowable deduction. Rooftop equipment not included whether enclosed or not

SMC 23.49.015 Provide low/moderate income housing within or adjacent to project (performance option), or by paying the Bonus F.A.R. For Low/Moderate Income Housing: city to build or provide the housing (payment option)

SMC 23.49.018 8’ wide continuous overhead protection between 10’ and 15’ above the sidewalk Overhead Weather Protection And Lighting: Adequate pedestrian lighting: mounted on building or overhead protection

SMC 23.49.019 A. No parking required Parking Quantity, Location And Access Requirements: B. Parking allowed on street level if screened on class I. 30% Screened on class II streets. Above grade parking allowed (as many above grade levels as below grade required up to a maximum of 4 stories). C. No minimums. Maximum: 1/1000 SF non-residential E. Bike stalls: 1 space for every 2 units G. Off-street loading H. Parking access: required to be from alley SMC 23.49.022 12’ sidewalk required at Lenora Minimum Sidewalk Widths: 15’ sidewalk requiredat 5TH Alley dedication required. See 23.53.030. SMC 23.49.024 Does not apply View Corridor Requirements:

30 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 7.0 ZONING DATA ZONING ENVELOPE DIAGRAMS LAND USE CODE SECTION DESCRIPTION DMC 240-290/400

SMC 23.49.025 1. Venting of odors 10’ above sidewalks & directed away from residential uses Odor, Noise, Light/Glare, And Noise abatement measures required 9000 SF MAX Solid Waste Recyclable Materials Exterior & interior lighting exposed to exterior require shielding from adjacent uses Storage Space Standards: Solid waste recyclable materials storage space standards: 275 sf required SMC 23.49.008.B Additional height for rooftop features SMC 23.49.056 A. Minimum façade height (table a 23.49.056): Street Façade, Landscaping And Class I (5th) pedestrian streets - 25 feet Maximum height Street Setback Requirements: Class II (Lenora) pedestrian streets - 15 Max tower plate: B. Façade setback limits: between 15 and 35’ above sidewalk shall within 2’ of property line. 11,500 Setbacks permitted if total facade area setback more than 2’ does not exceed 40% of facade. Average: Base height residential C. Façade transparency requirements: 10,700 Between 2 and 8 feet above sidewalk) Class I (5th) pedestrian street - 60% min; 440 ’ SMC 23.58.058.F Class II (Lenora) pedestrian street - 30% min. 400 ’ Over 160’: 80’ Tower D. Blank facade limits: Facade segments not to exceed 30’. spacing above 125’

E. Street trees: required on all streets with pedestrian classification. 290 ’ 290 ’ SMC 23.49.058.A SMC 23.49.058.A Podium height between 65-85’ Tower definition 160 ’ Podium Determined By Adjacent (podium height) 65’85’ Existing Buildings On Block Face. Ground SMC 23.49.058 TABLE B Residential towers can exceed base height limit if floor plates above 85’: do not exceed 11,000 SF DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW) (Average plate size max for all floors = 10,700 SF ) SMC 23.49.058 C. No limits to unmodulated building façade widths below 85’. From 85-160’, max unmodulated 9000 SF Upper level development standards façade width = 155’; from 161-240’, max unmodulated façade width = 240’; from 241-500’, max MAX SMC 23.49.058.C unmodulated façade width = 100’ Facade modulation E. Average plates limited for towers to 10,000 SF up to 240’ and 10,700 SF to 400’. SMC 23.49.008.B Additional height for SMC 23.49.058.E Plate max = 11,500 SF for any tower height rooftop features Tower Area Limits F. If tower exceeds 160’, then all portions above 125’ are required to be separated from existing Maximum height SMC 23.49.058.F towers by a min of 80’. There is no tower spacing or internal setback requirement for buildings on SMC 23.49.058.F.1.d the same block below 160’. Tower Spacing Max tower plate: 11,500 D. Minimum alley (R.O.W.) Width for existing alleys: 20’ SMC 23.53.030 Average: Base height residential Alley improvements in all zones F.1. For access to parking, existing alleys that do not meet minimum width: dedication required. 10,700 1/2 (20’ required - 16’ existing) = 2’ alley dedication required 480 ’ SMC 23.58.058.F 440 ’ Over 160’: 80’ Tower spacing above 125’

290 ’ SMC 23.49.058.A Tower definition 160 ’ (podium height) 85’

Ground

5th & lenora | PROJECT #3026266 31 EARLY DESIGN GUIDANCE 02.21.2017 8.0 DESIGN GUIDELINES

SEATTLE DESIGN GUIDELINES 2013 BELLTOWN-SPECIFIC GUIDANCE RESPONSE

CS1: Natural Systems and Site Features The project aims to incorporate a water feaure along Lenora, near the Use natural systems and features of the site and its alley. This stepping form creates a transition zone between the retail surroundings as a starting point for project design. frontage and alley while also adding visual interest to the streetscape. E. Water 1. Natural Water Features 2. Adding Interest with Project Drainage

CS2: Urban Pattern and Form B2. Create a transition in bulk and scale The massing of the preferred scheme follows the pattern of neighborhood Strengthen the most desirable forms, characteristics, Compose the massing of the building to create and streetscape development, especially along Lenora. There is a pattern and patterns of the streets, block faces, and a transition to the height, bulk, and scale of of a tall (highrise or sim.) building alternating with smaller scale, low- open spaces in the surrounding area. development in nearby less-intensive zones. rise buildings or open space so that the street never seems as if you are passing through an urban canyon. The stepping form of the podium A. Location in the city and neighborhood B3. Reinforce the positive urban form & reinforces this siting pattern. Furthermore, with its corner location and 2. Architectural Presence architectural attributes of the immediate area. adjacency to the Monorail, the podium design activates the corner of B. Adjacent sites, streets and open spaces Consider the predominant attributes of the 5th and Lenora with its stepping, cascading form as well as by locating 2. Connection to the Street immediate neighborhood and reinforce desirable retail at the corner. C. Relationship to the block siting patterns, massing arrangements, and 1. Corner Sites streetscape characteristics of nearby development. Back of house uses are concentrated near the alley.

CS3: Architectural Context and Character B1. Respond to Neighborhood Context The Lenora Street corridor is beginning to develop a distinctive Contribute to the architectural character of the Develop an architectural concept and compose neighborhood character, with a variety of tower forms in an informal neighborhood. the major building elements to reinforce plan configuration as well as a pattern of lower-scale development A. Emphasizing positive neighborhood attributes desirable urban features existing the surrounding and open space with large towers set back. A recent example is the 1. Contemporary Design: Explore how neighborhood. Amazon Rufus 2.0 project, with its plaza and biospheres located along contemporary designs can contribute to Lenora. Older examples include 2101 Fourth Avenue, which has a the development of attractive new forms and a. Compatible design should respect the scale, substantial plaza space at the corner of Lenora and Fourth Avenue. It architectural styles; as expressed through use massing and materials of adjacent buildings and is also common in the Lenora Street corridor and along Fifth Avenue, of new materials or other means landscape. for towers to incorporate dynamic architectural massing and elements. 4. Evolving Neighborhoods: In Neighborhoods c. Design visually attractive buildings that add where architectural character is evolving or richness and variety to Belltown, including creative Following this pattern, our proposed design steps back significantly otherwise in transition, explore ways for new contemporary architectural solutions. from Lenora , beginning at the corner with Fifth Avenue to create an development to establish a positive and d. Employ design strategies and incorporate at-grade open space amenity which is accessible by the public and desirable context for others to build upon in architectural elements that reinforce Belltown’s will promote an active streetscape environment. At the third story, the future. unique qualities. In particular, the neighborhood’s roughly equivalent to the height of the nearby Cinerama Theater best buildings tend to support and active street life. across Lenora, the building mass begins stepping back in increments, rising in a gradual transition to the tower mass, which is located 50’ back from the Lenora sidewalk. This stepping allows substantially more natural light to reach the street environment at the corner of Fifth and Lenora, as well as providing a signature presence in the neighborhood and being a sensitive neighbor to existing towers nearby.

The stepping of the podium levels transitions to the tower mass above along an informal implied curve, tying into the overall design concept 5th & lenora | PROJECT #3026266 of “Cascade” in a contemporary abstraction and expression to create 32 a distinctive, unified, and attractive building design from base to top. EARLY DESIGN GUIDANCE 02.21.2017 8.0 DESIGN GUIDELINES

SEATTLE DESIGN GUIDELINES 2013 BELLTOWN-SPECIFIC GUIDANCE RESPONSE

PL1: Connectivity B3. Reinforce the positive urban form & The landscape and open space design of the project aims to create a sense of place through Complement and contribute to the network of architectural attributes of the immediate area expressive ground plane elements, experience at the street level and in the Monorail above. open spaces around the site and the connections Consider the predominant attributes of the There is a strong paving corner exrpession at the 5th & Lenora. This special paving reinforces the among them. immediate neighborhood and reinforce corner and transitions to the residential entry along 5th and a visible stormwater, stepped planter A. Network of open spaces desirable siting patterns, massing arrangements, expression along Lenora. 1. Enhancing Open Space and streetscape characteristics of nearby B. Walkways and connections development. The double height ground floor is highly porous, providing a strong visual connection to the interior 1. Pedestrian Infrastructure as pedestrians walk along both Fifth and Lenora. 3. Pedestrian Amenities

PL2: Walkability C5. Encourage overhead weather protection The proposed design sets back significantly from the property line along both Lenora Street and Create a safe & comfortable walking environment Overhead weather protection should be designed a substantial portion of the frontage along Fifth Avenue. This allows for the creation of publicly- that is easy to navigate and wall-connected to with consideration given to: accessible open spaces at both sidewalks, improving walkability at the corner in particular. The existing pedestrian walkways and features. a. the overall architectural concept retail and lobby frontage along both streets is mostly transparent, allowing a strong indoor-outdoor A. Accessibility b. uses occuring within the building (such as visual connection to the street. B. Safety and security entries and retail spaces). 1. Eyes on the Street g. the scale of the space defined by the height Continuous weather protection is provided along the sidewalk at the transition block located along 2. Lighting for Safety and depth of the weather protection the south frontage of Fifth Avenue, extending over the front door for the building lobby. Although 3. Street-level Transparency overhead weather protection is not required by code at building frontage set back more than five C. Weather protection feet from the sidewalk, the building above overhangs significantly, providing protection from the 1. Locations and Coverage elements. 2. Design Integration Weather protection elements are integrated into the design in two ways: using the mass of the building itself for overhangs, and by attached canopies as the “transition block,” which is intended to provide a scale transition to the smaller buildings along the Fifth Avenue streetfront.

PL3: Street-Level Interaction C1. Promote Pedestrian Interaction Numerous design features have been included to enhance the streetscape environment and create Encourage human interaction and activity Spaces for street level uses should be designed to street-level interaction along both Lenora Street and Fifth Avenue. at the street-level with clear connections engage pedestrians with the activities occuring to building entries and edges. within them. Sidewalk-related spaces should Both major street entrances, to the residential lobby and to the retail space, are located directly A. Entries appear safe, welcoming and open to the general facing Fifth Avenue. The residential entrance is located at a multi-story lobby volume with maximum B. Retail edges public. transparency for emphasis. The retail frontage is continuous from the residential entrance lobby along Fifth Avenue and around the corner along Lenora Street. The lobby and retail spaces are both a. reinforce existing retail concentrations. double-height with expansive glass to provide maximum transparency to the street. This allows a c. incorporate the following elements in the strong visual interaction from interior to exterior spaces along most of the building street frontage. adjacent public realm and in open spaces around the building: Both the residential entrance and retail frontage are set back significantly from the property line -unique hardscape treatments in order to provide a more expansive sidewalk environment and publicly accessible open space -pedestrian-scale sidewalk lighting at the street. As shown in the landscape concept sketches, an integral design approach including -accent paving planters, paving, and other appurtenances will create a dynamic space with strong indoor-outdoor connections.

The Primary retail space is located toward the corner of Fifth Avenue and Lenora Street for maximum visibility and to reinforce the prevailing pattern of corner retail in the surrounding neighborhood. 5th & lenora | PROJECT #3026266 33 EARLY DESIGN GUIDANCE 02.21.2017 8.0 DESIGN GUIDELINES

SEATTLE DESIGN GUIDELINES 2013 BELLTOWN-SPECIFIC GUIDANCE RESPONSE

DC1: Project Uses/Activities Retail frontage is located at the corner of Fifth and Lenora, providing a Optimize the arrangement of uses/activities on site. highly active street presence at the corner. Mid-block along Fifth is our A. Arrangement of interior uses residential entrance. This is a multi-story lobby volume with maximum B. Vehicular access and circulation transparency. Adjacent to the entry is a multifunction work/lounge space C. Parking and service uses for residents, further activating the streetscape along Fifth Avenue.

Vehicular access and circulation, as well as parking and service uses, are located off the alley, along Lenora.

DC2: Architectural Concept B2. Create a transition in bulk and scale The primary design concept as proposed is “Cascade”: drawing on the Develop an architectural concept that will Compose the massing of the building to create unique landscape of the Pacific Northwest as well as the experience of result in a unified/functional design that fits a transition to the height, bulk, and scale of falling water. In abstract, the Cascade concept encompasses a variety well on the site and within its surroundings. development in nearby less-intensive zones. of elements and experiences in relation and sequence as shown in the A. Massing concept diagram: from the High Meander in the Forest at the top, to B. Architectural and facade composition B3. Reinforce the positive urban form & the Long Fall along the Cliff, to a Big Splash which transfers into Lower C. Secondary Architectural features architectural attributes of the immediate area. Cascades along and over Ledges and Rocks, culminating in the Deep D. Scale and Texture Consider the predominant attributes of the Pool at the base. immediate neighborhood and reinforce desirable Within this conceptual framework are many other related experiences, siting patterns, massing arrangements, and including Chasmophyte elements (plants growing from rock cracks), streetscape characteristics of nearby development. translucency effects, and points of activity and repose. Our goal is to create a building design and spatial environment which is energizing yet calming, has moments of high drama and serenity, is layered and mysterious while exciting, and contains a wide variety of experiential scales from the smallest details to the whole composition. The stepped mass of the tower as proposed creates a distinctive, unified architectural expression from the street to the top. The stepped and rotated masses follow a geometric ordering and proportioning logic of five-degree rotational increments and specific dimensional ratios to achieve a harmonious but dynamic composition both vertically and horizontally. The tower mass is separated vertically into two primary, intersecting elements. The northeastern portion contains the stepped “Cascade” massing, while the southwestern facades incorporate an abstraction of cliff face and forest from which the Cascade emerges. The southwestern tower expression continues all the way to the ground at the alley elevation. The overall scale of the building and its elements varies from the streetscape environment, where human scale spaces and elements predominate, to the tower mass which is larger-scale for skyline presence and visual foreshortening from the ground view. Building materials will be integrated with the Cascade concept as the 5th & lenora | PROJECT #3026266 design progresses, expressing the abstract qualities of the interplay of 34 light, water, forest, and rocks without being literal in application. EARLY DESIGN GUIDANCE 02.21.2017 8.0 DESIGN GUIDELINES

SEATTLE DESIGN GUIDELINES 2013 BELLTOWN-SPECIFIC GUIDANCE RESPONSE

DC3: Open space concept D1. Provide inviting & usable open space The cascading tower design provides multiple opportunities for open Design public opens spaces to promote a visually space from the streetscape and through the many stepped roof levels A. Building-open space relationship pleasing, safe, and active environment for workers, at the podium and lower tower levels. At both Fifth and Lenora, the C. Design residents, and visitors. building is generously setback from the property line to allow for -Mixed-use developments are encouraged to gracious open space for pedestrians, residents and visitors. Additionally, provide usable open space adjacent to retail space, a designated seating area along Lenora is provided for the commercial such as outdoor cafe or restaurant seating. tenant, allowing for activity to spill out onto the street.

The stepping and shifting that occurs between floorplates in the podium and the tower allow for a series of outdoor terraces for the residential units on those levels. L6 provides indoor and outdoor amenity.

DC4: Exterior Elements and Finishes B1. Respond to Neighborhood Context Building materials will be selected for quality and expression of the Use appropriate and high quality elements/ Develop an architectural concept and compose abstract interplay of light, water, forest, and rocks following from the finishes for the building open spaces. the major building elements to reinforce Cascade design concept. A. Building materials desirable urban features existing the surrounding B. Signage neighborhood. At the street level, integrated landscaping and public open spaces will C. Lighting create a dynamic public environment at the front door and sidewalk D. Trees, landscape and hardscape materials a. Compatible design should respect the scale, frontage of the building, with integrated signage and lighting for effect. massing and materials of adjacent buildings and Landscape paving and other appurtenances will evoke a modernist landscape. Googie effect, especially as viewed from the Monorail above. c. Design visually attractive buildings that add richness and variety to Belltown, including creative Existing street trees will be preserved as possible, with new street trees contemporary architectural solutions. added along Lenora. d. Employ design strategies and incorporate architectural elements that reinforce Belltown’s In addition, bioretention and filtration elements will be integrated into unique qualities. In particular, the neighborhood’s both the overall building (in keeping with the Cascade concept), but best buildings tend to support and active street life. also in a series of stepped containers at the sidewalk along Lenora.

D3. Provide elements that define the place Maximum façade transparency is proposed for the retail and lobby Provide special elements on the facades, within frontages on both Lenora Street and Fifth Avenue, with floor-to-ceiling public open spaces, or on the sidewalk to create a glass in this areas. distinct, attractive, and memorable “sense of place” associated with the building. Street Hierarchy: Promenade Streets: Googie streetscape.

5th & lenora | PROJECT #3026266 35 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS TOWER LOCATION ANALYSIS

TOWER LOCATED NORTH 5th ave ADVANTAGES • Strong corner presence

DISADVANTAGES tower • Blocks natural light at street level environment • Congested and cavernous building frontage at Lenora Street • Blocked views at levels below 170 feet • Tower directly adjacent to existing mature street trees 4th ave lenora VIRGINIA NORTH TOWER LOCATION TOWER LOCATED SOUTH ADVANTAGES • More natural light at street level environment 5th ave • Less impact on existing mature street trees (podium can more easily set back at street) • Less congested building frontage at Lenora Street • Fewer view conflicts below 170 feet tower • Follows neighborhood precedent of staggering tower volumes

DISADVANTAGES • Weaker corner presence • Shade reaches podium roof deck 4th ave lenora VIRGINIA SOUTH TOWER LOCATION 36 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS TOWER LOCATION ANALYSIS STREET SHADING ANALYSIS Oppressive street wall is created NOTE: SUN STUDY ANALYSIS SHOWN AT AUGUST 28TH AT 1 PM PDT

5th ave lenora Less light reaches intersection

NORTH TOWER LOCATION

South tower placement follows the pattern of neighborhood development

5th ave lenora More light reaches intersection

SOUTH TOWER LOCATION 5th & lenora | PROJECT #3026266 37 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

ANNUAL INSOLATION & DAYLIGHT ANALYSIS LIGHT SHADE

More congested Less congested building building site adjacencies site adjacencies

Less light at More light at street level street level

NORTH TOWER LOCATION SOUTH TOWER LOCATION 38 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

WESTLAKE AVE TOWER LOCATION ANALYSIS

7TH AVENUE

6TH AVENUE

5TH AVENUE

Preferred tower location follows pattern of neighborhood and streetscape site development along Lenora. 4TH AVENUE

BLANCHARD ST 3RD AVENUE

HIGH RISE / TALL DEVELOPMENT LOW RISE / SURFACE DEVELOPMENT

POTENTIAL DEVELOPMENT LENORA ST VIRGINIA ST STEWART ST 5th & lenora | PROJECT #3026266 39 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

MASSING OPTIONS

40 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS OPTIONS COMPARISON DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

CONCEPT 1: COMPOSITE PODIUM CONCEPT 2: SLAB PODIUM CONCEPT 3: STEPPED PODIUM (PREFERRED) 373,000 net rentable square feet 378,000 net rentable square feet 378,000 net rentable square feet OPPORTUNITIES OPPORTUNITIES OPPORTUNITIES nn Tower massing has more staggered massing nn Maximum natural light at street level nn Conventional approach with efficient layout and structure profile and strong modulation at corner nn Tower connects to street level nn Tower connects to street level nn Multiple outdoor terrace opportunities for light and views CONSTRAINTS CONSTRAINTS nn Strong aesthetic presence at corner and from multiple view angles nn Imposing podium mass requires careful aesthetic treatment nn Large podium mass at street environment nn Tower does not connect to street level CONSTRAINTS DEPARTURES nn Large podium mass at street environment nn More complex building form nn None DEPARTURES DEPARTURES nn None nn Waive the requirement for continuous overhead weather protection for a specified portion of the building within 5 feet of a property line along the streetfront nn Allow an unmodulated width of 108.5 feet in the portion of the tower mass within 15 feet of 5TH AVE above a height of 85 feet 5th & lenora | PROJECT #3026266 41 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1 DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

Current code max height of 400 ft

CONCEPT PODIUM

OPPORTUNITIES nn Conventional approach with efficient layout and structure nn Tower connects to street level

CONSTRAINTS nn Large podium mass at street environment

DEPARTURES nn None 5TH AVE

LENORA ST 42 5th & lenora | PROJECT #3026266 VIEW FROM NORTH (AMAZON RUFUS) EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

LENORA ST 4th ave

VIEW FROM WEST

4TH AVE VIEW FROM SOUTH (MOORE THEATER) 5th & lenora | PROJECT #3026266 43 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

5TH AVE LENORA ST 5TH AVE 01 02

VIEW FROM 5TH LOOKING SOUTH VIEW FROM 5TH LOOKING NORTH

44 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

5th ave

site 02 4th ave

lenora st 03 LENORA ST N virginia st

VIEW FROM LENORA LOOKING EAST

5th & lenora | PROJECT #3026266 45 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1 5th ave

existing surface parking lot; not part of subject project lenora STREET

Leasing/Lobby/Amenity

Retail/Commercial

Residential

Outdoor Amenity

Parking/Back of House

Pedestrian Entry

Vehicular Entry PROJECT NORTH TRUE NORTH LEVEL 1 PLAN SCALE : 1:30

46 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

5th ave lenora STREET

TYP. PODIUM LEVEL PLAN LEVEL 6 PLAN -AMENITY

PROJECT NORTH TRUE NORTH SCALE : 1:40

5th & lenora | PROJECT #3026266 47 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

5th ave lenora STREET

TYP. TOWER LEVEL PLAN ROOF AMENITY PLAN

48 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 1

5th ave 6th ave

5TH AVE site 4th ave

lenora st

virginia st

5th & lenora | PROJECT #3026266 49 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2 DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

Current code max height of 400 ft

CONCEPT PODIUM

OPPORTUNITIES nn Conventional approach with efficient layout and structure nn Tower connects to street level

CONSTRAINTS nn Large podium mass at street environment

DEPARTURES nn None 5TH AVE

LENORA ST 50 5th & lenora | PROJECT #3026266 VIEW FROM NORTH (AMAZON RUFUS) EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

LENORA ST 4th ave

VIEW FROM WEST

4TH AVE VIEW FROM SOUTH (MOORE THEATER) 5th & lenora | PROJECT #3026266 51 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

5TH AVE LENORA ST 5TH AVE 01 02

VIEW FROM 5TH LOOKING SOUTH VIEW FROM 5TH LOOKING NORTH

52 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

5th ave

site 02 4th ave

lenora st 03 LENORA ST N virginia st

VIEW FROM LENORA LOOKING EAST

5th & lenora | PROJECT #3026266 53 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2 5th ave

existing surface parking lot; not part of subject project lenora STREET

Leasing/Lobby/Amenity

Retail/Commercial

Residential

Outdoor Amenity

Parking/Back of House

Pedestrian Entry

Vehicular Entry PROJECT NORTH TRUE NORTH LEVEL 1 PLAN SCALE : 1:30

54 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

5th ave lenora STREET

TYP. PODIUM LEVEL PLAN LEVEL 6 PLAN -AMENITY

PROJECT NORTH TRUE NORTH SCALE : 1:40

5th & lenora | PROJECT #3026266 55 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

5th ave lenora STREET

TYP. TOWER LEVEL PLAN ROOF AMENITY PLAN

PROJECT NORTH TRUE NORTH SCALE : 1:40

56 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 2

5th ave 6th ave

5TH AVE

site 4th ave

lenora st

virginia st

5th & lenora | PROJECT #3026266 57 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

concept 3 preferred cascade

ENERGIZING YET CALMING | INHERENT MOVEMENT | MOMENTS OF HIGH DRAMA | CONTRAST OF INTIMATE SCALE AND WIDE EXPANSE 58 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

ADAPTIVE | PURPOSEFUL TEXTURE | RESPITE 5th & lenora | PROJECT #3026266 59 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

Current code max height of 400 ft

STEPPED SLAB

OPPORTUNITIES nn Maximum natural light at street level nn Tower connects to street level nn Multiple outdoor terrace opportunities for light and views nn Strong aesthetic presence at corner and from multiple view angles

CONSTRAINTS nn More complex building form

DEPARTURES nn Waive the requirement for continuous overhead weather protection for a specified portion of the building within 5 feet of a property line along the streetfront nn Allow an unmodulated width of 108.5 feet in the portion of the tower mass within 15 feet of 5TH AVE 5TH AVE above a height of 85 feet LENORA ST 60 5th & lenora | PROJECT #3026266 VIEW FROM NORTH (AMAZON RUFUS) EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

LENORA ST 4th ave

VIEW FROM WEST

4TH AVE VIEW FROM SOUTH (MOORE THEATER) 5th & lenora | PROJECT #3026266 61 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED

5TH AVE LENORA ST 5TH AVE 01 02

VIEW FROM 5TH LOOKING SOUTH VIEW FROM 5TH LOOKING NORTH

62 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED

5th ave

site 02 4th ave

lenora st 03 LENORA ST N virginia st

VIEW FROM LENORA LOOKING EAST

5th & lenora | PROJECT #3026266 63 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED 5th ave

existing surface parking lot; not part of subject project lenora STREET

Leasing/Lobby/Amenity

Retail/Commercial

Residential

Outdoor Amenity

Parking/Back of House

Pedestrian Entry

Vehicular Entry PROJECT NORTH TRUE NORTH LEVEL 1 PLAN SCALE : 1:30

64 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED

5th ave lenora STREET

LEVELS 2-3 PLAN LEVELS 4-5 PLAN

PROJECT NORTH TRUE NORTH SCALE : 1:40

5th & lenora | PROJECT #3026266 65 EARLY DESIGN GUIDANCE 02.21.2017 66 CONCEPTS9.0 ARCHITECTURAL CONCEPT 3-PREFERRED Vehicular Entry Pedestrian Entry Parking/Back ofHouse Outdoor Amenity Residential Retail/Commercial Leasing/Lobby/Amenity EARLY DESIGN GUIDANCE 02.21.2017 5th &lenora |PROJECT#3026266

lenora STREET EES - PA -AMENITY PLAN 6-7 LEVELS 5th ave EES - PA -AMENITY PLAN 8-9 LEVELS SCALE : 1:40 PROJECT NORTH TRUE NORTH 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED

5th ave lenora STREET

LEVEL 10,11,14,15 PLAN TYP. TOWER LEVEL PLAN ROOF AMENTIY PLAN

PROJECT NORTH TRUE NORTH SCALE : 1:40

5th & lenora | PROJECT #3026266 67 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CHARACTER DEVELOPEMENT CONCEPT 3 - PREFERRED

68 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CHARACTER DEVELOPMENT CONCEPT 3 - PREFERRED

5th ave

site 02 4th ave

lenora st 02 N virginia st

5th & lenora | PROJECT #3026266 69 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CHARACTER DEVELOPEMENT CONCEPT 3 - PREFERRED

70 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CHARACTER DEVELOPMENT CONCEPT 3 - PREFERRED

5th ave

site 4th ave 03

lenora st

04 N virginia st

5th & lenora | PROJECT #3026266 71 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED 9’ - 10” 9’ - 10” 10’ - 8” 9’ - 10” 10’ - 8” 9’ - 10” 10’ - 8” 9’ - 10” 9’ - 10” 9’ - 10”

LENORA 21’ - 7”

NORTH - SOUTH SECTION THROUGH LENORA

72 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 - PREFERRED

5th ave 6th ave

5TH AVE site 4th ave

lenora st

virginia st

EAST - WEST PARTIAL SECTION THROUGH 5TH AVE

5th & lenora | PROJECT #3026266 73 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS CONCEPT 3 PREFERRED: 400’ VS 440’ COMPARISON

DMC 240-290/400 (CURRENT ZONING) ZONING ENVELOPE DIAGRAMS DMC 240-290/400

9000 SF MAX

SMC 23.49.008.B Additional height for rooftop features

Maximum height

Max tower plate: 11,500 Average: Base height residential 10,700

440 ’ SMC 23.58.058.F

400 ’ Over 160’: 80’ Tower spacing above 125’

290 ’ SMC 23.49.058.A Tower definition 160 ’ (podium height) 65’85’

Ground DMC 240-290/440 (PROPOSED ZONING) DMC 240-290/440 (PROPOSED UPZONE UNDER CITY COUNCIL REVIEW)

9000 SF MAX SMC 23.49.008.B Additional height for rooftop features Maximum height

Max tower plate: 11,500 Average: Base height residential 10,700

480 ’ SMC 23.58.058.F 440 ’ Over 160’: 80’ Tower spacing above 125’

290 ’ SMC 23.49.058.A Tower definition 160 ’ (podium height) 85’

Ground VIEW FROM NORTH (AMAZON RUFUS) - 440’ VIEW FROM NORTH (AMAZON RUFUS) - 400’ 74 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

VIEW FROM WEST 440’ VIEW FROM WEST 400’

VIEW FROM SOUTH (MOORE THEATER) 440’ VIEW FROM SOUTH (MOORE THEATER) 400’ 5th & lenora | PROJECT #3026266 75 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

5th ave PRELIMINIARY LANDSCAPE PLAN

SPECIAL PAVING

ART OPPORTUNITY

MAIN ROW PLANTER ENTRY RETAIL

RETAIL SEATING lenora STREET

STREET TREE

STANDARD COS PAVING

STORMWATER PLANTER

76 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

LANDSCAPE CONCEPTS

nnNod to Monorail / Googie Style nnExpressive Groundplane/ View from Above nnPorous Retail / lobby nnVisible Stormwater Expression nnNeighborhood Transitions

5th ave

lenora STREET

5th & lenora | PROJECT #3026266 77 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

sun/shadow analysis

78 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

EQUINOX existing conditions concept 1 concept 2 concept 3 - preferred 10 AM 12 PM 2 PM

5th & lenora | PROJECT #3026266 79 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

SUMMER SOLSTICE existing conditions concept 1 concept 2 concept 3 - preferred 10 AM 12 PM 2 PM

80 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 9.0 ARCHITECTURAL CONCEPTS

WINTER SOLSTICE existing conditions concept 1 concept 2 concept 3 - preferred 10 AM 12 PM 2 PM

5th & lenora | PROJECT #3026266 81 EARLY DESIGN GUIDANCE 02.21.2017 10.0 DEPARTURES

Development Standard/Departure Request Rationale for Departure Request Rationale for Departure Request

SMC 23.49.018.A1 The proposed departure allows for interesting and CS1. NATURAL SYSTEMS AND SITE FEATURES Waive the requirement for continuous overhead usable publicly accessible open space at street level. E3 – Landscape Design to Address Special Site Conditions weather protection for a specified portion of the The departure allows the project to better meet the The existence of significant street trees along Fifth Avenue and a code-minimum sidewalk width with sloping building within 5 feet of a property line along the intent of the design guidelines described below, and topography at Lenora Street prompt us to orient street-level open spaces toward these specific areas. At the same streetfront. does not result in a negative impact to the streetscape time, the need to hold the corner and provide retail visibility and connection suggests the building mass come environment. closer to the sidewalk in that area.

One 8-foot segment of the undulating retail façade CS2. URBAN PATTERN AND FORM near the corner of Fifth Avenue and Lenora Street is within the five-foot zone where overhead weather A1 – Responding to Site Characteristics protection would be required by approximately eight The site location at the corner of Fifth and Lenora, combined with close adjacency of mature street trees and inches. This area also has an overhanging mass above the Seattle Monorail track, have prompted us to set back portions of the entrance and retail frontage along both for partial weather protection, though it does not sidewalks in order to provide a more open, comfortable space for pedestrians, residents, and customers. However, meet the code-stipulated requirements. Rather than it is also important that the retail area at the corner maintain a strong corner presence and visibility, pulling it providing one small isolated canopy at this location, closer to the property line and sidewalk. we request that the requirement be waived for that area in order to maintain visual continuity in the C3 – Human Scale design and streetscape environment. All other areas The proposed open spaces at the streetscape environment are intended to create a softer, more energized, human- of the building where overhead weather protection is scale streetscape environment at both street frontages and the corner of Fifth and Lenora. required will comply with the provisions of the code. D1 – Pedestrian Open Spaces and Entrances The proposed design creates two significant publicly-accessible open spaces directly adjacent to the sidewalk at both Fifth Avenue and Lenora Street. It also orients both the main residential entrance and retail entrance to these open spaces with clear visibility.

CS3. ARCHITECTURAL CONTEXT & CHARACTER A4 – Human Activity By providing both pockets of open space adjacent to the sidewalk as well as a strong retail corner presence, human activity at the street is encouraged.

A10 – Corner Lots The undulating building façade along the street edge comes out to the hold the corner more boldly for a retail presence, as well as allowing adjacent public open spaces and an enhanced view angle toward the residential entrance mid-block along Fifth Avenue.

PL2. WALKABILITY D11 – Commercial Transparency The proposed streetfront design provides maximum façade transparency at both retail and residential lobby areas.

82 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 10.0 DEPARTURES

DEPARTURE 5th ave REQUEST

COMPLIANT < 8’-0” COMPLIANT

< 5’-0” 5’-0” COMPLIANT

PROJECT NORTH TRUE NORTH SCALE : 1:10

lenora STREET LEVEL 1 PLAN 5th & lenora | PROJECT #3026266 83 EARLY DESIGN GUIDANCE 02.21.2017 10.0 DEPARTURES

Development Standard/Departure Request Rationale for Departure Request Rationale for Departure Request

SMC 23.49.058.C The code approach to modulating building mass The proposed departure allows the project to better meet the intent of the design guidelines Facade Modulation: Allow an unmodulated width of 108.5 feet presumes a modulation approach to reducing building described below, and does not result in additional development area for the project or create a in the portion of the tower mass within 15 feet of Fifth Avenue mass impacts that is primarily vertical, not horizontal. negative visual impact to the neighbors or to the urban environment. above a height of 85 feet. Due to the aggressive horizontal stepping and terracing proposed as part of the Cascade concept CS3. ARCHITECTURAL CONTEXT & CHARACTER for the portion of the building below the 16th floor, a simplification and regularization of the upper stories A10 – Corner Lots is desired to maintain an aesthetic proportional The increase in width is not oriented to the corner, which is being opened up via stepping toward relationship. Allowing an increase in allowed building the street in order to enhance solar access. width of 8.5% beyond the code-required maximum of 100 feet. CS2. URBAN PATTERN AND FORM 100’ max CS3. ARCHITECTURAL CONTEXT & CHARACTER Because the podium has been stepped back so much B1 – Height, Bulk, and Scale Compatibility from Lenora Street, a significant amount of allowable The proposed design has a much greater than required amount of building modulation as part of development area has been sacrificed in this area. A the proposed stepped design. This is intended to shape the bulk and scale of the building mass to wider unmodulated width at the upper portion of the be more compatible with the nearby urban context as well as create a visually interesting experience tower allows a more efficient floor plate layout and a while allowing more natural light to reach the street level environment. This modulation is primarily simple design aesthetic that highlights the cascade 400’-0” (440’-0”) horizontal in nature, but also includes substantial width reductions and mass insets at multiple levels concept at the base of the building. up to the 16th story. Above the 16th story, the mass becomes more regular, in keeping with the “long fall” aspect of the “Cascade” design concept, and also utilizing the aesthetic principle of perspective foreshortening. This larger mass reads as a more integrated part of the overall composition from the street environment. 125’ max C1 – Architectural Context The surrounding neighborhood is occupied by many tall buildings which have larger, simplified masses, including the Warwick Hotel, the Martin, and Rufus 2.0.

155’ max C2 – Architectural Concept and Consistency

240’-0” As noted in the response to Guideline B1 above, the larger tower mass is an important component of the “Cascade” design concept, comprised of High Meander, Long Fall, Big Splash, Lower Cascades, Ledge, and Deep Pool.

no limit 160’-0” C3 – Human Scale The concentration of stepped modulation at the lower 16 stories of the building provides a softer,

85’-0” more visually complex building mass when perceived from the urban street environment. This

lenora STREET provides a stronger response to human scale interaction with the project in its context. 5th ave SECTION ALONG 5TH AVENUE LOOKING EAST

84 5th & lenora | PROJECT #3026266 EARLY DESIGN GUIDANCE 02.21.2017 8’-6” 10.0 DEPARTURES 15’-0” DIAGRAMS

200’-4” (20 floors) x 8’-6” (length in non compliance) x 15’-0” =25,543 cubic feet of departure requested

88’-6” (9 floors) x 16’-6” (potential additional length not in use) x 15’-0” =21,904 cubic feet of potential development volume not in use

70’-6” (7 floors) x 46’-6” (potential additional length not in use) x 15’-0” =49,174 cubic feet of potential development volume not in use

80’-6” (7 floors) x 30’-0” (avg. potential additional length not in use) x 65’-0” 400’-0” (440’-0”) =156,975 cubic feet of potential development volume not in use 228,053 cubic feet total of potential development volume not in use 240’-0” DEPARTURE REQUEST: 108’-6”

8’-6” CODE COMPLIANT: 100’-0” 160’-0” 5th ave 85’-0” 15’-0” 5th ave PROJECT NORTH TRUE NORTH TYP. TOWER LEVEL PLAN lenora ST 5th & lenora | PROJECT #3026266 85 EARLY DESIGN GUIDANCE 02.21.2017 lenora ST PORTLAND SEATTLE SAN FRANCISCO 38 NW Davis Street 1505 5th Avenue 1014 Howard Street Suite 300 Suite 300 San Francisco, CA 94103 © 2017 Portland, OR 97209 Seattle, WA 98101 Nothing shown here may be reproduced in any way T 503.245.7100 T 206.576.1600 T 415.252.7063 without the consent of Ankrom Moisan Architects. www.ankrommoisan.com